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 >> Good afternoon and welcome to the City of Denton's Planning and Zoning Commission

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 meeting for Wednesday, January 11th, 2023.

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 This is our work session and with the quorum present I will call us to order at 5 o'clock

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 p.m.

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 First item on our work session is citizen comment on consent agenda.

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 I don't have anyone here wishing to speak there, so I will move on to clarification

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 of agenda items on tonight's agenda for our regular meeting.

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 First is the minutes.

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 There was a slight correction emailed to everyone.

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 It just had to do with location of where we held that meeting.

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 Any questions on either of the minutes for CIAC or PNZ?

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 Okay.

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 How about on consent agenda?

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 We have two items there for tonight.

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 With individual consideration items, we are going to elect a chair and vice chair because

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 it's January, so I guess -- what do we want to do, Hillary?

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 Well, that's on our -- we do need to do it at our regular meeting because it is on a

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 regular agenda, so okay, keep that in mind.

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 All right.

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 Okay.

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 4B, we just got an email on that.

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 It has been withdrawn, so we will not take action on 4B today.

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 Public hearings for tonight, 5A.

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 Let's see.

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 Ashley, do you want to just give us a quick rundown of what that is and then we can see

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 if anybody has got any questions.

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 Ashley Hickok, assistant planner.

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 This is Z220015, and this is a request to rezone approximately 4.18 acres from rural

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 residential to residential one.

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 The reason for this request is that the property is nonconforming with our zoning, which requires

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 a minimum lot size of five acres.

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 This subject site is generally located on the west side of Swisher Road, approximately

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 2800 feet north of Edwards Road, and we are recommending approval.

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 It is consistent with the future land use map and meets the criteria for approval.

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 Thank you.

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 Any questions on that?

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 Commissioner Pruitt.

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 Thank you, Chair.

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 Just a quick one, because I'm curious.

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 Out in this area, it's pretty country-like, and I think the roads are existing, two-lane

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 bar-ditch kind of road.

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 Do we have provisions where somebody who's building a home on a site like this doesn't

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 necessarily have to put in sidewalks that are not going anywhere?

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 Because normally in R1, like in a subdivision, that would be required, is my understanding,

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 right?

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 Yeah.

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 So in our development code, a Corina Maldonado Transportation Planner, in our development

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 code, there are exemptions for perimeter street improvements for single-family homes when it's

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 just a single home versus a subdivision, and so sidewalks would be included in that exemption.

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 Okay.

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 Thank you.

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 You're welcome.

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 Anybody else?

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 Ashley, as far as access on that, I know there's an easement.

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 Is that in place already?

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 Yes, it is.

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 Okay.

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 Very good.

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 Okay.

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 Thank you very much.

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 Thank you.

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 Okay.

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 That'll move us to 5B.

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 Ron is here.

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 Hi, Ron.

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 Good afternoon.

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 Madam Chair, members of the commission.

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 This is a request for an initial zoning to LI, the reason why it's an initial zoning.

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 It was recently annexed into the city, December 6th to be specific.

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 It's approximately 82.96 acres, again, annexed recently.

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 The property or the roadway to the south is Barthold Road.

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 It's a primary arterial, and obviously you can see from the site map or the aerial, I-35

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 is to the east.

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 The proposed use, according to the applicant, is an industrial use, so they will be constructing

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 an industrial building or a building to house that industrial use.

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 Staff is recommending approval as it is consistent with the criteria for approval, specifically

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 the comprehensive plan actions, sorry, the goals and policies, building the land use

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 designation of light industrial, the light industrial district purpose.

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 As far as adverse impact, there are non-anticipated, and utilities and infrastructure would be

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 brought in to the site.

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 As you can see, that development has already occurred to some degree to the east, and that

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 is where those utilities would be extended from.

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 With that, I'll stay here for any questions.

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 Thank you, Ron.

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 Any questions on this item for Ron?

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 Thank you so much.

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 Okay, that'll move us to 5C, and I believe that is Julie's item.

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 And welcome, Commissioner Villareal.

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 Hi, Julie.

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 Good evening, Julie Wyatt, senior planner.

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 Let me pull up the presentation.

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 All right, just a summary.

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 This is S22-0009.

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 It is a request for a multifamily use on about 16 acres in the suburban corridor district.

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 The property is located adjacent to Mayhill, just west of Mayhill.

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 It's where Mills dead ends right now, but eventually Mills is actually going to connect

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 to Loop 288 via Hummingbird.

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 That Hummingbird will be punched through between Loop 288 and Mayhill.

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 The property is in a community mixed use, future land use designation, and we've analyzed

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 the request and determined it's consistent with the future land use map and with the

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 criteria for approval, so we'll be recommending approval of the request.

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 I'll be happy to answer any questions.

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 Thanks, Julie.

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 Did I say that there was a preliminary plan for this site that was approved, right?

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 It was actually not approved.

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 It was denied.

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 Correct.

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 Correct.

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 It was delayed and then denied, yeah.

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 Yes.

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 And then they just pulled it all together?

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 Well, and that was denied.

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 They submitted that and then, you know, we told them we can't approve that preliminary

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 plan until your SUP is approved.

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 And so now they've come back with the SUP and that...

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 So this is the same group and the same thing?

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 Okay.

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 Correct, yes.

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 That is what I wanted to make sure.

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 And it looks like it's just phase two of what's already happening?

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 It is kind of an extension of that.

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 Related or not?

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 Well, the same development group is actually developing it.

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 And there is some connectivity with this and the adjacent forest crossing.

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 They're going to be sharing that access point to Mayhill.

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 But they will be separate, so they'll be kind of separate entities, but they are adjacent

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 to each other.

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 Okay.

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 Okay.

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 Thank you.

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 Any questions for Julie?

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 Okay.

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 Thanks, Julie.

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 But I think you're up for the next one, too.

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 All right.

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 Okay.

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 So this is PDA 22-0004, the Preserve at Pecan Creek.

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 This one may look familiar to some of you because we did have an amendment for this

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 property for the PD in 2019.

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 They've come back and requested an amendment to that amendment to increase the building

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 coverage.

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 With that PD amendment, they had the 33% building coverage.

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 They'd like to up that to 55%.

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 We talked with them about that and said, "Well, we think you need to increase the rear yard

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 setback to accommodate any visual impacts associated with that increased building coverage."

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 So this amendment is for that increased building coverage and the increased rear setback.

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 The subject property is located along Lakeview and Edwards, outlined in yellow here.

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 It is actually also platted as well, and actually the streets are in now.

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 So this is really that last part of the development.

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 The future land use map is low-density residential, and it is consistent with the future land use

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 map and the criteria for approval.

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 There's one thing I wanted to mention that we've heard from the surrounding property

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 owners.

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 There is a masonry requirement that the applicant originally proposed and that they say they

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 are tending to comply with.

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 It is not something that the City of Denton, as you are aware, can enforce due to House

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 Bill 2439 that was enacted in 2014.

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 So we've tried to let the neighbors know that, that we just can't enforce that masonry requirement.

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 But I did want to make you aware of that, and I'll be happy to answer any questions.

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 - Thank you, Julie.

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 Questions?

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 Commissioner Perot?

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 - Thank you, Chair.

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 As I was looking at this, it looked like their proposed plans would be buildable by right

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 in like an R6 district, right?

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 - Yes.

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 - Can you explain to me what staff's thinking was to prefer the proposed option as opposed

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 to a rezoning to one of our standard zoning districts?

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 - Just because it's within the preserve, and to be honest with you, it really wasn't even

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 something that we entertained in that this is the very last section of the preserve.

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 They had that detailed plan that the PLAT had already established.

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 So we really felt like this was the most targeted and conservative approach for this project.

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 - Okay, thank you.

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 - Any other questions?

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 Okay.

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 - Thank you.

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 - Thank you, Julie.

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 And then with regard to, let's see, 5E, we're gonna open the public hearing, but we're gonna

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 ask for a post-moment to a date certain of January 25th for us to take action on that

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 item.

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 Okay, questions on that?

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 Okay.

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 Then that concludes us going through our agenda.

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 So our next item in work session is a work session report, receive report, hold a discussion

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 regarding transportation topics.

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 Turn it over to Karina.

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 Hi.

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 I'm Karina Maldonado, transportation planner.

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 Let me go ahead and pull up the presentation.

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 So today's presentation is just a continuation of our very fun and very informative boot

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 camp series, which has now come its way into 2023.

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 So this is a second part of the transportation portion.

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 So this is what we've got up till now.

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 I'll kind of lay this out there for you if you're interested in exploring more transportation

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 topics.

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 Happy to bring those forward 'cause this is very exciting.

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 Transportation planning is my background, so I'm very excited to bring this forward

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 for y'all today.

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 So today's topic is per request mobility and connectivity.

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 So a couple things we'll go over is mobility versus transportation.

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 This is really talking about some terms and how they're often used interchangeably.

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 We'll talk about functional classification, level of service, access management and connectivity,

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 and then how all of that plays into development review.

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 So just starting off, I thought this would be a good topic to start off on.

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 Oftentimes in our mobility plan or in reports, you often hear the term mobility, and sometimes

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 it's used synonymously with transportation.

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 And they don't always mean the same thing, and the difference is very slight.

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 So just giving you the term mobility is the term used to describe, and I underscored this,

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 the ability or capability of goods, services or people to move.

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 So how well they're able to move around.

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 And transportation is the term used to describe the act or movement or like the process of

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 goods, services and people to and from those destinations.

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 So just some examples for y'all.

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 I did provide a screenshot of a link that is linked at the back of the presentation.

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 If you ever want to read this article, it's probably like a two-minute read.

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 So example of mobility.

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 If you think of a roadway that's full of potholes or degrading pavement, that is actually reducing

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 your vehicular mobility.

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 So if that was a brand new roadway, fresh and clean, you would have increased mobility

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 because there's no obstacles in getting you from point A to point B.

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 As an example of pedestrian mobility, having a sidewalk that's wide enough and free of

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 obstacles, so not having light poles that interrupt your path or cracked pavement or

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 furniture in your way, that is an example of increasing pedestrian mobility.

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 And third, and something that you might not think about, is having increased signage and

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 wayfinding, that is a way to increase all roadway users' ability to navigate through

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 our transportation system as a whole.

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 So increased wayfinding is a way for all of our road users to increase their mobility

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 throughout our overall transportation system.

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 So in a nutshell, that is what mobility means.

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 On the transportation side, you can think of that term as an umbrella term to talk about

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 all things related to transportation that encompasses several modes.

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 So we talk about modes of transportation that would include roadway users, walking, biking,

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 taking public transit.

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 So when we talk about that, that is a form of transportation and we would use transportation

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 to describe that.

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 Transportation when it's described can also come forth as a modal or multimodal choice.

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 So when we talk about modal, we're talking about one form of transportation.

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 Modal is when we talk about multimodal approaches, that's that whole bikeped connectivity, bikeped

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 users and how we plan for them.

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 So in general, mobility, access management, connectivity, those are all things used to

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 describe the quality of our transportation system.

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 So next I'll jump into functional classifications.

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 And this is something that you've maybe heard as projects come forward.

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 That's something that you hear when we talk about TIAs or even when we talk about our

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 mobility plan.

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 So functional classification, it refers to roadways and how they're intended to operate

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 within the transportation system based on our desired mobility and access.

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 And those are inversely related.

249
00:15:12,200 --> 00:15:18,440
 So I've provided this chart, which is actually pulled directly from our mobility plan, actually

250
00:15:18,440 --> 00:15:23,520
 this is from our comprehensive plan, which talks about that relationship.

251
00:15:23,520 --> 00:15:26,680
 So functional classifications, those are hierarchical in nature.

252
00:15:26,680 --> 00:15:33,020
 If we think about the highest classification of a roadway, that would be our freeways.

253
00:15:33,020 --> 00:15:37,840
 So Loop 288 at the north side or I-35.

254
00:15:37,840 --> 00:15:40,240
 Those facilities provide the highest mobility.

255
00:15:40,240 --> 00:15:45,760
 So the most ease of access going from point A to point B without interruption within our

256
00:15:45,760 --> 00:15:49,720
 transportation system, but they do come with limited access.

257
00:15:49,720 --> 00:15:53,900
 So really your access to a freeway is only with on and off ramps and they're strategically

258
00:15:53,900 --> 00:15:57,880
 placed to ensure that there's free flow throughout the system.

259
00:15:57,880 --> 00:16:00,860
 On the opposite end is our local streets.

260
00:16:00,860 --> 00:16:06,520
 So those provide the greatest access to our transportation system, but the lowest mobility.

261
00:16:06,520 --> 00:16:12,060
 So just what that means is if you think about a residential street, there's driveway access

262
00:16:12,060 --> 00:16:20,640
 for every home, so a subdivision will have 30 lots and they all have access to our transportation

263
00:16:20,640 --> 00:16:21,640
 system.

264
00:16:21,640 --> 00:16:27,920
 But in terms of mobility, every driveway interaction is another way to stop you from moving forward

265
00:16:27,920 --> 00:16:30,800
 and getting from point A to B, or at least slowing you down.

266
00:16:30,800 --> 00:16:33,160
 So that's reduced mobility.

267
00:16:33,160 --> 00:16:36,720
 So when we talk about functional classifications, how do those come to be?

268
00:16:36,720 --> 00:16:42,840
 How do we determine what we want on our mobility plan, what our future needs are for our transportation

269
00:16:42,840 --> 00:16:43,840
 system?

270
00:16:43,840 --> 00:16:49,080
 So just briefly, this table is pulled directly from our mobility plan, which talks about

271
00:16:49,080 --> 00:16:56,000
 all of our roadway classifications and what the right of way looks like, volumes, target

272
00:16:56,000 --> 00:16:57,120
 speeds.

273
00:16:57,120 --> 00:17:02,100
 So what goes into it first, target speed, and I have a little asterisk by there because

274
00:17:02,100 --> 00:17:08,400
 this term is actually intended to refer to our intended design speed, not the posted

275
00:17:08,400 --> 00:17:11,280
 speed that you see on the actual roadway.

276
00:17:11,280 --> 00:17:18,620
 So roads can be designed to give us the speed that we want, but oftentimes, you know, as

277
00:17:18,620 --> 00:17:22,320
 you drive through the network, you'll notice that maybe the speed limit is 30, but someone's

278
00:17:22,320 --> 00:17:24,360
 going a little bit faster than that.

279
00:17:24,360 --> 00:17:28,320
 That's related to the design speed of a roadway.

280
00:17:28,320 --> 00:17:33,080
 So other things are, you know, you hear a lot about context-sensitive solutions for

281
00:17:33,080 --> 00:17:34,080
 roadways.

282
00:17:34,080 --> 00:17:37,840
 So when we think about our classifications, things that go into mind are what is the urban

283
00:17:37,840 --> 00:17:39,400
 context of this roadway?

284
00:17:39,400 --> 00:17:41,440
 What is the suburban context?

285
00:17:41,440 --> 00:17:43,040
 And what is the rural context?

286
00:17:43,040 --> 00:17:47,400
 And Denton has really all of those that we need to consider when we think about our functional

287
00:17:47,400 --> 00:17:49,220
 classifications.

288
00:17:49,220 --> 00:17:54,120
 And the last traffic volume, what is the traffic volume that we expect on these facilities?

289
00:17:54,120 --> 00:17:56,880
 What is the capacity that we need them to hold?

290
00:17:56,880 --> 00:18:02,220
 So all of those things are what we look at when we think about functional classification.

291
00:18:02,220 --> 00:18:06,320
 So an added level of service, I don't want to spend too much time on it, but I did provide

292
00:18:06,320 --> 00:18:12,480
 you with a graphic that kind of depicts what you all kind of -- you hear when we talk about

293
00:18:12,480 --> 00:18:17,680
 TIAs the most is, hey, this roadway is at a level of service F, you know, or it's a

294
00:18:17,680 --> 00:18:20,200
 level of service C. What does that mean?

295
00:18:20,200 --> 00:18:24,020
 This is a great graphic for you all to go back to, but because it gives you that visual

296
00:18:24,020 --> 00:18:26,560
 of what we mean.

297
00:18:26,560 --> 00:18:32,360
 So high level, level of service just refers to the objective quality of a roadway.

298
00:18:32,360 --> 00:18:36,680
 That includes intersections, which I won't touch on too much, but it is included in that

299
00:18:36,680 --> 00:18:37,680
 definition.

300
00:18:37,680 --> 00:18:40,400
 And it's based on the operational conditions.

301
00:18:40,400 --> 00:18:45,220
 So something I do want to point out is that level of service is used -- and it focuses

302
00:18:45,220 --> 00:18:50,080
 on vehicular movement over all other modes of transportation.

303
00:18:50,080 --> 00:18:56,960
 Now there are ways to capture what bicycle facilities and pedestrian facilities operate

304
00:18:56,960 --> 00:19:00,360
 at, but it's not synonymous with level of service.

305
00:19:00,360 --> 00:19:05,040
 It might be a different version of level of service, so this focuses on roadway level

306
00:19:05,040 --> 00:19:07,000
 of service.

307
00:19:07,000 --> 00:19:13,960
 And again, factors evaluated -- to evaluate its operational conditions are design speed,

308
00:19:13,960 --> 00:19:16,860
 the traffic volume, and then the capacity.

309
00:19:16,860 --> 00:19:21,640
 So basically evaluating the existing conditions compared to our functional classification,

310
00:19:21,640 --> 00:19:23,680
 if you want to think about it that way.

311
00:19:23,680 --> 00:19:28,880
 And so again, the main objective of a level of service description is to assess the flow

312
00:19:28,880 --> 00:19:29,880
 of traffic.

313
00:19:29,880 --> 00:19:32,840
 So assessing our mobility on a roadway.

314
00:19:32,840 --> 00:19:38,600
 And of course, the mobility of cars or trucks or motorized vehicles.

315
00:19:38,600 --> 00:19:43,320
 What it does not assess is the safety of all road users.

316
00:19:43,320 --> 00:19:48,160
 So I want to keep that in mind because it's a great tool to have in our toolbox of assessing

317
00:19:48,160 --> 00:19:53,760
 our facilities, but it's not the only mechanism to identify what our roadways should look

318
00:19:53,760 --> 00:19:54,760
 like.

319
00:19:54,760 --> 00:19:55,760
 There's a question.

320
00:19:55,760 --> 00:19:56,760
 Commissioner Smith.

321
00:19:56,760 --> 00:19:57,760
 Thank you, Chair.

322
00:19:57,760 --> 00:20:01,880
 Karina, whenever level of service is calculated, is it done at -- is it done calculated over,

323
00:20:01,880 --> 00:20:04,600
 you know, a specific period of time?

324
00:20:04,600 --> 00:20:07,320
 Is it looked at at peak -- at peak traffic hours?

325
00:20:07,320 --> 00:20:10,120
 Is it -- what's the methodology that goes into that?

326
00:20:10,120 --> 00:20:15,960
 So I will have to preface this, that I am not a traffic engineer, and this is a function

327
00:20:15,960 --> 00:20:16,960
 of engineering.

328
00:20:16,960 --> 00:20:17,960
 Why are you here?

329
00:20:17,960 --> 00:20:21,440
 I am a transportation planner, and we are the best, so I will say that.

330
00:20:21,440 --> 00:20:26,760
 But what I can say is that when they do their analysis of a roadway, they do incorporate

331
00:20:26,760 --> 00:20:28,400
 AM and PM peak hours.

332
00:20:28,400 --> 00:20:30,840
 They look at delay at an intersection.

333
00:20:30,840 --> 00:20:33,820
 They do trip counters, so that helps them make the assessment.

334
00:20:33,820 --> 00:20:38,000
 So it's not -- it's not a study or report that's done in a vacuum.

335
00:20:38,000 --> 00:20:44,880
 They do go out there and gather data for each facility so that they can make that determination.

336
00:20:44,880 --> 00:20:50,040
 They have several factors that go into it, but we can have engineering do a very specific

337
00:20:50,040 --> 00:20:51,040
 --

338
00:20:51,040 --> 00:20:52,040
 No, we're okay.

339
00:20:52,040 --> 00:20:53,040
 Thank you.

340
00:20:53,040 --> 00:20:54,760
 Great question.

341
00:20:54,760 --> 00:20:57,480
 So the last thing I'll say about level of service, and you're familiar with, is that

342
00:20:57,480 --> 00:21:03,620
 it ranges from a level of service A to a level of service F, A being that it indicates higher

343
00:21:03,620 --> 00:21:08,280
 vehicular mobility, and F being a breakdown in our mobility.

344
00:21:08,280 --> 00:21:11,120
 A and C are generally acceptable in the study of Denton.

345
00:21:11,120 --> 00:21:18,740
 D is the status quo, so that is the level that we maintain, and E and F are simply unacceptable.

346
00:21:18,740 --> 00:21:22,720
 I will say, as a last point on this slide, is that level of service A -- and you'll hear

347
00:21:22,720 --> 00:21:28,080
 this a lot from a fellow co-worker that I love very dearly -- level of service A isn't

348
00:21:28,080 --> 00:21:32,600
 always the best when you factor in bike-ped facilities as a priority, so just keep that

349
00:21:32,600 --> 00:21:36,840
 in mind when we look at projects that come in.

350
00:21:36,840 --> 00:21:40,940
 While we would strive for a higher level of service, that also means that we're having

351
00:21:40,940 --> 00:21:45,040
 to give on our safety for bike-ped users.

352
00:21:45,040 --> 00:21:46,040
 Commissioner Smith.

353
00:21:46,040 --> 00:21:48,120
 I'll follow up to that question again.

354
00:21:48,120 --> 00:21:51,920
 So from a planner's perspective, I want to ask you engineering questions.

355
00:21:51,920 --> 00:21:53,640
 I'll take it.

356
00:21:53,640 --> 00:21:57,320
 What do you -- whenever we're going through or doing a planning for a development, do

357
00:21:57,320 --> 00:22:00,280
 you vary based off what you're targeting, because you say basically A through C are

358
00:22:00,280 --> 00:22:01,280
 generally acceptable?

359
00:22:01,280 --> 00:22:06,200
 Do you go into certain facility or certain projects and say, hey, this is a residential

360
00:22:06,200 --> 00:22:13,400
 development that's near a school, so therefore, you know, pedestrian mobility and bike mobility

361
00:22:13,400 --> 00:22:18,480
 needs to be higher, so therefore, we're going to target this to be more of a B or a C?

362
00:22:18,480 --> 00:22:22,720
 Like, will this -- will the impact, the traffic impact that he does, puts out there -- will

363
00:22:22,720 --> 00:22:24,160
 it keep us in a B or C range?

364
00:22:24,160 --> 00:22:27,120
 Obviously, we're not trying to go down to D. How does the planning process go into like

365
00:22:27,120 --> 00:22:32,200
 targeting what is the best, or I'm guessing at C, you're basically saying this is a problem

366
00:22:32,200 --> 00:22:33,480
 at that point in time, so.

367
00:22:33,480 --> 00:22:34,480
 Yeah.

368
00:22:34,480 --> 00:22:38,520
 That is a very great question, and I won't go into too much detail, but what I will tell

369
00:22:38,520 --> 00:22:44,200
 you is that as you're aware, seeing my face come up in a different light, transportation

370
00:22:44,200 --> 00:22:46,680
 planning is new to the city of Denton.

371
00:22:46,680 --> 00:22:47,680
 It's a baby.

372
00:22:47,680 --> 00:22:48,800
 It's in its infancy.

373
00:22:48,800 --> 00:22:51,880
 It's maybe a year old.

374
00:22:51,880 --> 00:22:58,040
 So planning hasn't had the chance to make that much of an impact with transportation

375
00:22:58,040 --> 00:22:59,040
 planning reviews.

376
00:22:59,040 --> 00:23:02,000
 We are trying to do exactly what you're asking is.

377
00:23:02,000 --> 00:23:05,060
 Take a greater look at the TIAs when they come in.

378
00:23:05,060 --> 00:23:08,760
 Make sure that they're operating at a level of service that's appropriate for bike ped

379
00:23:08,760 --> 00:23:14,080
 users, and then ensure that that is incorporated into their site plans.

380
00:23:14,080 --> 00:23:20,120
 So if we want to have a roadway facility that's required by the development to serve bike

381
00:23:20,120 --> 00:23:25,640
 ped users, we're going to ask for wider side paths or a bike lane, depending on the context

382
00:23:25,640 --> 00:23:28,440
 of the area in general.

383
00:23:28,440 --> 00:23:33,400
 So you may not see that today or even in the next couple of months, but it is the goal

384
00:23:33,400 --> 00:23:39,040
 that we're going, we're striving towards, if that helps.

385
00:23:39,040 --> 00:23:43,440
 All right.

386
00:23:43,440 --> 00:23:47,440
 So I will move on to the next slide, which talks about access management.

387
00:23:47,440 --> 00:23:50,420
 So I'm going to give you the definition that Federal Highways uses, and then I'll kind

388
00:23:50,420 --> 00:23:51,420
 of break that down.

389
00:23:51,420 --> 00:23:56,800
 So access management, when we talk about this, is the proactive management of vehicular access

390
00:23:56,800 --> 00:24:00,360
 points to land parcels adjacent to all manner of roadways.

391
00:24:00,360 --> 00:24:01,720
 So what does that mean?

392
00:24:01,720 --> 00:24:07,440
 So well, access points, those include your driveways, your driveway approaches, any cross

393
00:24:07,440 --> 00:24:08,440
 streets.

394
00:24:08,440 --> 00:24:12,680
 So if you think of an arterial crossing with a residential street or another collector.

395
00:24:12,680 --> 00:24:17,320
 And then median openings is another way of managing your access.

396
00:24:17,320 --> 00:24:22,520
 So if you look at arterials and how they're divided by a median, we can dictate where

397
00:24:22,520 --> 00:24:24,680
 turning movements go.

398
00:24:24,680 --> 00:24:28,640
 So vehicular access is determined by the roadway classification.

399
00:24:28,640 --> 00:24:34,400
 So if we think back to the slides that I presented on mobility and functional classification,

400
00:24:34,400 --> 00:24:38,960
 for a higher classified roadway, the whole goal of that roadway is to get people from

401
00:24:38,960 --> 00:24:41,980
 point A to point B with less interruptions.

402
00:24:41,980 --> 00:24:45,920
 So those roadways would have less access to that facility.

403
00:24:45,920 --> 00:24:49,540
 And then the lower you go, the more access they would have.

404
00:24:49,540 --> 00:24:53,440
 So that's something that we think about in development review, and I'll get to that later

405
00:24:53,440 --> 00:24:55,920
 in my slides.

406
00:24:55,920 --> 00:25:01,480
 Access management does also include consolidation of access points or consolidation of driveways

407
00:25:01,480 --> 00:25:03,680
 to reduce bike/ped conflicts.

408
00:25:03,680 --> 00:25:08,760
 Going back to safety, you know, we want to consider the context of the area in which

409
00:25:08,760 --> 00:25:14,740
 developments absolutely need a driveway approach spacing or if they meet the spacing requirements

410
00:25:14,740 --> 00:25:16,500
 in our code.

411
00:25:16,500 --> 00:25:22,040
 And going into the next point, cross-access is one of those mechanisms that assist us

412
00:25:22,040 --> 00:25:24,000
 in access management.

413
00:25:24,000 --> 00:25:29,440
 So if one area doesn't necessarily meet this driveway spacing to get their own access point

414
00:25:29,440 --> 00:25:35,480
 or the facility doesn't call for it, we would ask for cross-access to the adjacent property

415
00:25:35,480 --> 00:25:39,240
 so that, you know, someone going through -- and this is something that you see in commercial

416
00:25:39,240 --> 00:25:43,300
 development if you think about the downtown crossing area.

417
00:25:43,300 --> 00:25:48,140
 If you go in through Target's main entrance, you can still get to Home Depot, you can still

418
00:25:48,140 --> 00:25:52,440
 get to Chick-fil-A, you can still get to the other developments within the area, even though

419
00:25:52,440 --> 00:25:56,600
 those developments don't have their own access point to Loop 288.

420
00:25:56,600 --> 00:26:00,320
 So that's one way you can think about cross-access.

421
00:26:00,320 --> 00:26:04,840
 And then to the point, the greater number of access points that you have on a facility

422
00:26:04,840 --> 00:26:07,000
 means the greater level of friction.

423
00:26:07,000 --> 00:26:12,320
 And that can be good or bad just, again, depending on the context of the facility, of the area,

424
00:26:12,320 --> 00:26:17,060
 and what we're really striving for.

425
00:26:17,060 --> 00:26:19,400
 That really plays into connectivity.

426
00:26:19,400 --> 00:26:23,800
 This is a topic that PNZ and Council have really focused on, especially with the recent

427
00:26:23,800 --> 00:26:28,000
 amendments to our code regarding access.

428
00:26:28,000 --> 00:26:31,600
 So connectivity is what underlies and plays towards that.

429
00:26:31,600 --> 00:26:36,040
 So connectivity refers to the quality of the transportation network in providing multiple

430
00:26:36,040 --> 00:26:40,800
 routes and connections between the same origins and destinations.

431
00:26:40,800 --> 00:26:45,520
 So this graphic, you may have seen it before, I'm not quite sure, but it is one of the best

432
00:26:45,520 --> 00:26:49,680
 depictions of what we mean when we ask for connectivity.

433
00:26:49,680 --> 00:26:55,080
 On the left, you have sort of a classic grid residential network, and you can see there's

434
00:26:55,080 --> 00:26:57,880
 a school that we're trying to get to.

435
00:26:57,880 --> 00:27:02,800
 With the number of routes that are available within a decent walking distance, you can

436
00:27:02,800 --> 00:27:08,800
 get to point A to B using this blue line, or you can take a different path if you wanted

437
00:27:08,800 --> 00:27:15,420
 to stroll around the neighborhood, but getting to point A and B, you have several options.

438
00:27:15,420 --> 00:27:19,260
 You have several options to get to the market or to any cross streets.

439
00:27:19,260 --> 00:27:25,320
 On the opposite end, we see something that has less connectivity, and that is the classic

440
00:27:25,320 --> 00:27:30,520
 subdivision in the rural area part of town or the suburban area of town where we have

441
00:27:30,520 --> 00:27:36,080
 more cul-de-sacs, kind of private development that you want your seclusion.

442
00:27:36,080 --> 00:27:42,680
 If you see same distance between the school and the home, there's not much connectivity.

443
00:27:42,680 --> 00:27:46,760
 You could not walk across in a direct path to get to the school.

444
00:27:46,760 --> 00:27:52,040
 You would have to kind of take a circuitous route to get there, and so that creates less

445
00:27:52,040 --> 00:27:53,040
 mobility.

446
00:27:53,040 --> 00:27:57,500
 The ease of access from point A to B is reduced, so that's something we don't want to see.

447
00:27:57,500 --> 00:27:59,700
 We want to see greater connectivity.

448
00:27:59,700 --> 00:28:04,360
 I'll actually skip over the points on my slide because I generally talked about them right

449
00:28:04,360 --> 00:28:09,160
 now, but this is one of the biggest things that transportation planning is trying to

450
00:28:09,160 --> 00:28:12,280
 improve in our process.

451
00:28:12,280 --> 00:28:14,880
 And that brings me to development review.

452
00:28:14,880 --> 00:28:18,440
 So we talked about your question earlier, Commissioner.

453
00:28:18,440 --> 00:28:23,700
 This is something that's still fairly new, but it is going to be kind of the heavy hitter

454
00:28:23,700 --> 00:28:28,160
 on development review right now is making sure that developments are providing access

455
00:28:28,160 --> 00:28:32,600
 and connectivity when they submit a development for review.

456
00:28:32,600 --> 00:28:37,760
 And so there's a few sections in our development code that we refer to when we review our developments.

457
00:28:37,760 --> 00:28:42,780
 So subchapter 7.8, that talks about access and circulation, how you can connect to an

458
00:28:42,780 --> 00:28:49,440
 arterial when it's appropriate, and then bike ped facilities and when they're required.

459
00:28:49,440 --> 00:28:56,540
 7.9 relates to parking and loading, and this is where we refer to drive-throughs.

460
00:28:56,540 --> 00:29:01,640
 This is a section that helps us kind of regulate those as well as parking and circulation,

461
00:29:01,640 --> 00:29:07,620
 making sure that internally that they're providing, you know, major drive aisles, minor drive

462
00:29:07,620 --> 00:29:12,760
 aisles, and that there's appropriate circulation between parking and building.

463
00:29:12,760 --> 00:29:15,600
 And then the last section is our subdivision requirements.

464
00:29:15,600 --> 00:29:22,320
 This is where we require two points of access or, you know, dictate how someone can deviate

465
00:29:22,320 --> 00:29:26,920
 from that requirement if they can or not.

466
00:29:26,920 --> 00:29:31,920
 The transportation criteria manual is another way or another document that we look at during

467
00:29:31,920 --> 00:29:35,320
 the development review process, and that's really the technical requirements.

468
00:29:35,320 --> 00:29:42,160
 So how wide or how long a drive width or drive approach should be, the actual spacing from

469
00:29:42,160 --> 00:29:45,160
 an intersection, things like that.

470
00:29:45,160 --> 00:29:48,880
 And then, you know, going back to functional classification and roadways, that's our mobility

471
00:29:48,880 --> 00:29:49,880
 plan.

472
00:29:49,880 --> 00:29:54,420
 We do refer back to what our mobility plan calls out, and so that dictates how much right-of-way

473
00:29:54,420 --> 00:30:00,220
 we request for a development and whether we need public access easements for sidewalks

474
00:30:00,220 --> 00:30:02,240
 or trails.

475
00:30:02,240 --> 00:30:06,920
 And then a lot of this is applied at the zoning compliance and preliminary plan stage.

476
00:30:06,920 --> 00:30:11,760
 So if you think of initial developments coming in, this is really where we tried to capture

477
00:30:11,760 --> 00:30:16,920
 all that the DDC and criteria manuals require so that when they go further down the process,

478
00:30:16,920 --> 00:30:20,560
 we don't have, you know, any transportation-related issues.

479
00:30:20,560 --> 00:30:26,000
 And then last, TIAs and what you're most familiar with, that's where we identify any mitigation

480
00:30:26,000 --> 00:30:31,720
 measures that we need to apply to a development to, you know, just facilitate greater mobility

481
00:30:31,720 --> 00:30:33,920
 and connectivity.

482
00:30:33,920 --> 00:30:38,480
 With that, I did provide some helpful links that you can take a look at when you have

483
00:30:38,480 --> 00:30:41,640
 a chance, and I can answer any additional questions that you have.

484
00:30:41,640 --> 00:30:42,640
 Thanks, Karina.

485
00:30:42,640 --> 00:30:43,640
 Commissioner Smith?

486
00:30:43,640 --> 00:30:44,640
 Thank you, Chair.

487
00:30:44,640 --> 00:30:45,640
 Of course.

488
00:30:45,640 --> 00:30:46,640
 Just Karina and I having a conversation.

489
00:30:46,640 --> 00:30:50,160
 I'm happy to have this conversation.

490
00:30:50,160 --> 00:30:53,400
 On the connectivity, can you go to the connectivity slides just to make sure I can remember my

491
00:30:53,400 --> 00:30:58,760
 question as I start doing something else.

492
00:30:58,760 --> 00:31:07,960
 How does transportation planning try to accurately give equal weighting of mobility to vehicular,

493
00:31:07,960 --> 00:31:10,360
 ped, and bicycle?

494
00:31:10,360 --> 00:31:16,840
 And that question comes from, I know these are diagrams to make a point, but in a scenario

495
00:31:16,840 --> 00:31:22,720
 like the development on the right, how can transportation planning as a department come

496
00:31:22,720 --> 00:31:28,020
 in and say, hey, instead of just building more surface streets that ultimately creates

497
00:31:28,020 --> 00:31:33,040
 more cost for the city from a maintenance level, how can transportation planning go

498
00:31:33,040 --> 00:31:38,360
 and say, hey, a recommendation maybe would be for this certain area pay encouraging sidewalk

499
00:31:38,360 --> 00:31:44,560
 connectivity or bike path connectivity to these facilities that are near school, market,

500
00:31:44,560 --> 00:31:45,560
 that kind of stuff?

501
00:31:45,560 --> 00:31:48,880
 And from a transportation planner standpoint, how you can give equal weighting to that and

502
00:31:48,880 --> 00:31:54,200
 be able to give direction to development when it comes to the criteria manual review?

503
00:31:54,200 --> 00:31:58,640
 So that's a really good question because a transportation planner brain is very different

504
00:31:58,640 --> 00:32:02,240
 from an engineering brain even with a focus on transportation.

505
00:32:02,240 --> 00:32:08,800
 And I like to make that known in the office when I start pestering people.

506
00:32:08,800 --> 00:32:13,720
 So to answer your question, we don't necessarily have to capture everything at the development

507
00:32:13,720 --> 00:32:14,720
 review.

508
00:32:14,720 --> 00:32:17,920
 It's basically short-term implementation of what we want.

509
00:32:17,920 --> 00:32:24,280
 Where planning has a greater role is when the mobility plan comes forth, identify which

510
00:32:24,280 --> 00:32:33,400
 roadways we feel have the ability or it's what we desire for that facility to be bike

511
00:32:33,400 --> 00:32:36,280
 or ped oriented.

512
00:32:36,280 --> 00:32:41,200
 When we do our small area plans like the Northeast plan that's coming forward or even the downtown

513
00:32:41,200 --> 00:32:46,240
 master plan, those are opportunities for us to say, hey, this is the context in the land

514
00:32:46,240 --> 00:32:48,120
 use of the area.

515
00:32:48,120 --> 00:32:55,080
 We know that in downtown there's a higher need for pedestrian and bicycle safety.

516
00:32:55,080 --> 00:33:00,360
 So we want to design or indicate that our desire is for the design of these roadways

517
00:33:00,360 --> 00:33:03,640
 or facilities to meet X, Y, and Z.

518
00:33:03,640 --> 00:33:08,000
 And then the last point I'll make on it is vision zero is another way that we're trying

519
00:33:08,000 --> 00:33:13,360
 to emphasize the safety of all road users.

520
00:33:13,360 --> 00:33:21,040
 I'll say that the safety of vehicular safety has maybe always been there in the city of

521
00:33:21,040 --> 00:33:25,000
 Denton, but bike ped safety is where we need to do a better job.

522
00:33:25,000 --> 00:33:32,960
 And so the vision zero efforts might have a greater lean on it while still focusing

523
00:33:32,960 --> 00:33:35,040
 on all road users.

524
00:33:35,040 --> 00:33:40,160
 So transportation planning is really at the beginning stage.

525
00:33:40,160 --> 00:33:42,600
 Planning in general is at the higher level.

526
00:33:42,600 --> 00:33:50,520
 If you think of it as a kind of zoom out on a map, we are at the higher planning and thinking

527
00:33:50,520 --> 00:33:51,960
 stage.

528
00:33:51,960 --> 00:33:56,480
 And then development review and going into these projects is really us implementing what

529
00:33:56,480 --> 00:33:57,480
 we've envisioned.

530
00:33:57,480 --> 00:34:03,920
 So what it sounds like you're saying is that really you allow the flume to kind of drive

531
00:34:03,920 --> 00:34:08,680
 what weighting you give to those three different types of mobility essentially that if you

532
00:34:08,680 --> 00:34:15,780
 can, I'm not saying specifically that, I know I see your face, but I'm saying that having

533
00:34:15,780 --> 00:34:20,120
 a future land use map whenever you're looking at say, okay, we going in from transportation

534
00:34:20,120 --> 00:34:23,360
 planning standpoint, you mentioned the downtown area, right?

535
00:34:23,360 --> 00:34:27,120
 It's like, hey, this is an area that based off of what we know this use is going to be,

536
00:34:27,120 --> 00:34:33,240
 which where do we have our use codified most in the future land use map, right?

537
00:34:33,240 --> 00:34:36,680
 Having that to kind of be able to speak to you as a transportation planner and the transportation

538
00:34:36,680 --> 00:34:43,120
 planning department to say this area being a budding or next to a use that would probably

539
00:34:43,120 --> 00:34:51,600
 more susceptible to bike and ped mobility versus if it's a parcel in the middle of the future

540
00:34:51,600 --> 00:34:57,880
 land use map that is deeply into just low residential, then bike and ped mobility may

541
00:34:57,880 --> 00:35:00,680
 not be as high as a factor, vehicle mobility is going to be more important.

542
00:35:00,680 --> 00:35:07,120
 Yes, and that's where the term context sensitive comes into play is we do look at the characteristic

543
00:35:07,120 --> 00:35:13,560
 of an area, whether that's their land use, the heavy bike ped traffic that might be there,

544
00:35:13,560 --> 00:35:18,400
 so sometimes in the planning world, especially with sidewalk connectivity, what you'll see

545
00:35:18,400 --> 00:35:24,440
 is we like to reference goat paths or there's different animal terms that people can apply

546
00:35:24,440 --> 00:35:31,400
 to it, I've heard very different ones, but I've always used the goat path, but that tells

547
00:35:31,400 --> 00:35:35,280
 you where people are trying to walk, it tells you the most direct path that they're trying

548
00:35:35,280 --> 00:35:40,960
 to get to and I was going somewhere with this and my mind kind of rambled on.

549
00:35:40,960 --> 00:35:42,640
 We can talk over a sandwich later.

550
00:35:42,640 --> 00:35:47,200
 But context sensitive solution is kind of I think what you're actually alluding to is

551
00:35:47,200 --> 00:35:52,520
 transportation planning does, we do identify that and then something to think about is

552
00:35:52,520 --> 00:35:58,400
 even when the city's CIP projects come through, that's an opportunity to think about the context

553
00:35:58,400 --> 00:36:03,640
 sensitive nature of a roadway and how we can better emphasize bike ped connectivity.

554
00:36:03,640 --> 00:36:04,640
 Gotcha.

555
00:36:04,640 --> 00:36:08,320
 I was going to say if I could add to that, really it comes down to very simplistically

556
00:36:08,320 --> 00:36:13,280
 is what are our goals for the area and it's not just land use space, but it's also taken

557
00:36:13,280 --> 00:36:16,400
 into consideration what are all of our other policies and goals and objectives that we're

558
00:36:16,400 --> 00:36:19,640
 trying to achieve for an area.

559
00:36:19,640 --> 00:36:23,600
 So when we're thinking about planning, I mean Karina's right, we look to our long-range

560
00:36:23,600 --> 00:36:24,600
 planning goals.

561
00:36:24,600 --> 00:36:27,960
 We're going to look at when we do the area plans, looking more, doing a deeper dive as

562
00:36:27,960 --> 00:36:32,360
 to what are we trying to achieve for an area and then looking at what are our mobility

563
00:36:32,360 --> 00:36:33,520
 goals for the area.

564
00:36:33,520 --> 00:36:41,800
 So if an area is truly more focused on implementing and having stronger goals associated with

565
00:36:41,800 --> 00:36:46,160
 bicycle and pedestrian connectivity, then that's going to be more of a primary focus

566
00:36:46,160 --> 00:36:48,040
 compared to automobile traffic.

567
00:36:48,040 --> 00:36:53,600
 If an area is going to be more heavily served from an automobile standpoint, and pedestrian

568
00:36:53,600 --> 00:36:57,400
 and bicycle connectivity is less of a concern within a given area, then obviously our goals

569
00:36:57,400 --> 00:37:02,240
 and our recommendations and our focus is going to be then on facilitating the automotive.

570
00:37:02,240 --> 00:37:07,400
 So as she alluded to, it's that bigger picture, but simply it comes down to what are our goals

571
00:37:07,400 --> 00:37:08,400
 for the area.

572
00:37:08,400 --> 00:37:11,480
 This is the same bigger picture.

573
00:37:11,480 --> 00:37:16,760
 And it sounds like the transportation planner role, which I think is a great addition by

574
00:37:16,760 --> 00:37:23,920
 the way, is yeah, it's going to be more planning and more proactive so that we can be less

575
00:37:23,920 --> 00:37:28,080
 reactive when we see something like, ah, it's not going to work, but having something in

576
00:37:28,080 --> 00:37:33,360
 place already so then these developments come forward, we've already got a plan in place

577
00:37:33,360 --> 00:37:39,600
 that we've thought through, yeah, so we can be better connected.

578
00:37:39,600 --> 00:37:40,600
 Commissioner Pruitt.

579
00:37:40,600 --> 00:37:41,600
 Thank you, Chair.

580
00:37:41,600 --> 00:37:45,580
 Just a couple, hopefully simple ones.

581
00:37:45,580 --> 00:37:53,100
 You touched on sort of the TIA and that sort of thing.

582
00:37:53,100 --> 00:37:58,160
 Not sure how much detail or how much to gloss over it, but some of the terms we've heard

583
00:37:58,160 --> 00:38:02,040
 in the past are trip generation and this kind of thing.

584
00:38:02,040 --> 00:38:09,080
 My understanding is that essentially there's an average table from some book that somebody

585
00:38:09,080 --> 00:38:16,760
 published that says that this type of land use for a house or a gym or a school will

586
00:38:16,760 --> 00:38:22,520
 attract X number of cars during the peak hour of the day and that's sort of what drives

587
00:38:22,520 --> 00:38:26,760
 the assumed number of car trips on the surrounding roadways.

588
00:38:26,760 --> 00:38:31,680
 Is that a fair kind of summary?

589
00:38:31,680 --> 00:38:33,720
 I will say it's an engineering document.

590
00:38:33,720 --> 00:38:34,720
 Sure.

591
00:38:34,720 --> 00:38:39,920
 It's something that our traffic engineers would look at during their analysis.

592
00:38:39,920 --> 00:38:47,040
 They have a different way of looking at land use and it is based on average studies, but

593
00:38:47,040 --> 00:38:51,600
 it's based on data that's been gathered in several areas and several sites, so it's almost

594
00:38:51,600 --> 00:39:02,440
 like an average of how that specific use, as they classify it, how many trips are generated

595
00:39:02,440 --> 00:39:09,360
 based on there's an actual formula and things like that, but when there are uses that are

596
00:39:09,360 --> 00:39:16,840
 not aligned, that's where you'll see in the TIA or in the review, we will kind of ask

597
00:39:16,840 --> 00:39:22,760
 a little bit more questions or ask for more data to support why we feel that this development

598
00:39:22,760 --> 00:39:27,620
 is actually generating more trips than what is shown or less trips.

599
00:39:27,620 --> 00:39:33,440
 So at least from my understanding, because I'm not a transportation engineer, so I don't

600
00:39:33,440 --> 00:39:38,040
 want to give a definition of something that I'm not 100 percent clear on, but it is something

601
00:39:38,040 --> 00:39:45,320
 that we do ask for every development is we use the ITE manual of the latest edition,

602
00:39:45,320 --> 00:39:51,240
 Institute of Transportation Engineers, their document to submit their trip generation tables.

603
00:39:51,240 --> 00:39:52,240
 Okay.

604
00:39:52,240 --> 00:39:57,080
 And then from a planning perspective, I didn't get a chance to read all the links, I'll be

605
00:39:57,080 --> 00:40:05,080
 anxious to go look at those that you provided, but not to confuse the terminology ladder

606
00:40:05,080 --> 00:40:06,080
 even further.

607
00:40:06,080 --> 00:40:12,760
 I promise I didn't come up with this term, so it's not my fault, but I've heard in some

608
00:40:12,760 --> 00:40:25,120
 circles mobility used to describe sort of the ease of movement or how far you can move

609
00:40:25,120 --> 00:40:29,480
 within a certain time period, right?

610
00:40:29,480 --> 00:40:36,600
 And then contrasting that, the accessibility not in an ADA or in an access mode, where

611
00:40:36,600 --> 00:40:44,780
 you talked about accessing through drive access, would describe how many, what the variety

612
00:40:44,780 --> 00:40:51,080
 of things that you could get to within that time period, regardless of the mode of travel.

613
00:40:51,080 --> 00:40:57,680
 So I guess my question is, when we do our planning and we do the TIAs and that sort

614
00:40:57,680 --> 00:41:08,160
 of thing, there are times when putting another large commercial store in a commercial center

615
00:41:08,160 --> 00:41:15,440
 are going to increase trips because more people are going to that store now, whereas certain

616
00:41:15,440 --> 00:41:24,200
 land use decisions where you might put a store in a different position might be in between

617
00:41:24,200 --> 00:41:30,200
 a longer trip that somebody was taking before, and even though the TIA says it will generate

618
00:41:30,200 --> 00:41:37,280
 this number of trips, it could actually provide a shorter total trip for somebody to get to

619
00:41:37,280 --> 00:41:39,600
 like a grocery store, for instance, right?

620
00:41:39,600 --> 00:41:45,520
 So I guess my question is, at what point are those types of thought processes pulled into

621
00:41:45,520 --> 00:41:49,040
 the planning process and evaluation of things?

622
00:41:49,040 --> 00:41:50,400
 Does that make sense?

623
00:41:50,400 --> 00:41:51,400
 You'll have to forgive me.

624
00:41:51,400 --> 00:41:52,400
 That was a lot.

625
00:41:52,400 --> 00:41:53,400
 I'm sorry.

626
00:41:53,400 --> 00:41:54,400
 Break it down.

627
00:41:54,400 --> 00:41:55,400
 Yeah.

628
00:41:55,400 --> 00:42:00,080
 So I heard some stuff about terms.

629
00:42:00,080 --> 00:42:06,720
 Transportation planning, I'll give you, there's a lot of terms that we use that don't necessarily

630
00:42:06,720 --> 00:42:11,160
 mean the same thing to someone who doesn't do transportation planning, but that doesn't

631
00:42:11,160 --> 00:42:12,920
 mean they're invalid.

632
00:42:12,920 --> 00:42:18,920
 So I think what I'm actually hearing is like, I would compare it to food deserts in the

633
00:42:18,920 --> 00:42:21,360
 sense that it's like access to a grocery store.

634
00:42:21,360 --> 00:42:24,040
 Or it could be anything, right?

635
00:42:24,040 --> 00:42:28,360
 And so what I'm actually hearing is more of a land use issue, I would say.

636
00:42:28,360 --> 00:42:31,240
 I don't know if Tina wants to jump in on this one.

637
00:42:31,240 --> 00:42:35,560
 I was going to say, so if I could summarize what you were asking and telling me if I got

638
00:42:35,560 --> 00:42:44,200
 this right or not, is what I heard from you is at what point in time, say in the site

639
00:42:44,200 --> 00:42:53,840
 planning process of a commercial site, do we factor in how someone gets to that site

640
00:42:53,840 --> 00:42:58,360
 and their ease of ability to get to that site?

641
00:42:58,360 --> 00:43:03,160
 And I would say, and if I got that correct, that's kind of what I took away from the end

642
00:43:03,160 --> 00:43:05,680
 given the examples that you were given.

643
00:43:05,680 --> 00:43:10,800
 I've challenged my team to be more thoughtful when we're evaluating site plans.

644
00:43:10,800 --> 00:43:14,960
 I tell them, set aside the code book for just a moment, right?

645
00:43:14,960 --> 00:43:19,700
 Look at the site plan and imagine you're driving through the development.

646
00:43:19,700 --> 00:43:20,880
 Does it make sense?

647
00:43:20,880 --> 00:43:22,640
 Where are the conflict points?

648
00:43:22,640 --> 00:43:27,400
 If our goals are to try and focus more on pedestrian and bicycle connectivity, then where

649
00:43:27,400 --> 00:43:28,480
 is that occurring?

650
00:43:28,480 --> 00:43:33,280
 We're going to have rules, we'll apply the code book and look at the rules and make sure

651
00:43:33,280 --> 00:43:35,200
 that those are all addressed.

652
00:43:35,200 --> 00:43:37,600
 But we also try to apply the common sense aspect.

653
00:43:37,600 --> 00:43:43,680
 And I think sometimes that gets lost when doing review of projects.

654
00:43:43,680 --> 00:43:49,200
 And so that's something I've challenged my team to really look at when these developments

655
00:43:49,200 --> 00:43:52,240
 come in is just, how is this site laid out?

656
00:43:52,240 --> 00:43:55,640
 I mean, we've got a code requirement that says the front of the buildings have to be

657
00:43:55,640 --> 00:43:57,300
 oriented towards the street.

658
00:43:57,300 --> 00:44:00,200
 You would think that's kind of a common sense if you want people to identify where your

659
00:44:00,200 --> 00:44:05,280
 main entrance is, but also what are we trying to achieve for the area?

660
00:44:05,280 --> 00:44:12,160
 So I would say we apply that earlier on and we're doing a better job of that now, especially

661
00:44:12,160 --> 00:44:15,440
 on commercial developments and when we're doing the site planning aspect.

662
00:44:15,440 --> 00:44:19,080
 So hopefully that helps address your question, if I got it right.

663
00:44:19,080 --> 00:44:22,640
 You completely understood me, I don't know how you pulled that off, but thank you very

664
00:44:22,640 --> 00:44:23,640
 much.

665
00:44:23,640 --> 00:44:31,000
 And it's mostly, you know, it's that plus making sure that we understand that even though

666
00:44:31,000 --> 00:44:36,800
 a commercial development might normally generate trips, if it's put in a location in the town

667
00:44:36,800 --> 00:44:43,240
 where it shortens the average trip length, maybe the impact to the overall transportation

668
00:44:43,240 --> 00:44:46,600
 system is not as much as if it were somewhere else, right?

669
00:44:46,600 --> 00:44:47,600
 Right.

670
00:44:47,600 --> 00:44:51,360
 I mean, and that's why, you know, for us, cross access, especially on commercial developments,

671
00:44:51,360 --> 00:44:58,240
 is really important because in my opinion, and I can get on my soapbox, but it's, especially

672
00:44:58,240 --> 00:45:02,680
 when you're looking at larger retail developments, there's no reason why someone should have

673
00:45:02,680 --> 00:45:08,400
 to get out onto the adjacent street to get to the, you know, if I'm at McAlister's and

674
00:45:08,400 --> 00:45:13,880
 I want to get to what's ever on the next side over, I was drawing a blank on what was over

675
00:45:13,880 --> 00:45:14,880
 there.

676
00:45:14,880 --> 00:45:15,880
 Target.

677
00:45:15,880 --> 00:45:16,880
 Target, thank you.

678
00:45:16,880 --> 00:45:19,900
 So, but if I'm wanting to get over there, I should be able to circulate internally within

679
00:45:19,900 --> 00:45:25,780
 the development as a whole and not have to drive out onto university to drive down university

680
00:45:25,780 --> 00:45:27,040
 to then turn in.

681
00:45:27,040 --> 00:45:31,800
 I've worked in communities like that where we gave drive approaches out like Halloween

682
00:45:31,800 --> 00:45:37,000
 candy and everybody got a median opening also, and it made it really challenging for the

683
00:45:37,000 --> 00:45:38,000
 roadway networks.

684
00:45:38,000 --> 00:45:42,000
 And so then that's where your level of service then really goes down, right?

685
00:45:42,000 --> 00:45:48,880
 So it's, you know, we really tried to focus on the site plan aspect or the site planning,

686
00:45:48,880 --> 00:45:52,920
 not site plan, but the site planning aspect when we're looking at the overall site and

687
00:45:52,920 --> 00:45:57,280
 circulation because we realized you can get from point A to point B, not necessarily with

688
00:45:57,280 --> 00:45:59,760
 having to travel on the adjacent roadway.

689
00:45:59,760 --> 00:46:03,920
 And so that helps then some of our other goals for that area.

690
00:46:03,920 --> 00:46:07,840
 So, but I would like to say we're doing a better job of that.

691
00:46:07,840 --> 00:46:14,840
 I had to give a presentation here a few months back, Cameron's not here, Cameron and Scott,

692
00:46:14,840 --> 00:46:17,760
 and we were talking about the challenges with our transportation planning efforts within

693
00:46:17,760 --> 00:46:22,840
 the community and I had the negative Nellie portion of the presentation, but part of it

694
00:46:22,840 --> 00:46:26,480
 is, you know, we could have done a better job with our transportation planning within

695
00:46:26,480 --> 00:46:27,480
 our community.

696
00:46:27,480 --> 00:46:30,040
 We're trying to do a much better job looking forward.

697
00:46:30,040 --> 00:46:35,320
 When we worked on the mobility plan update, we were trying to be very forward thinking.

698
00:46:35,320 --> 00:46:38,360
 The area plans will also be able to help us in that regard.

699
00:46:38,360 --> 00:46:42,320
 I think some of our challenges from a transportation aspect, especially from connectivity standpoint

700
00:46:42,320 --> 00:46:46,760
 also stem from, let's face it, in my opinion, we have our disproportionate share of text

701
00:46:46,760 --> 00:46:50,120
 dot roadways within our community, nothing against text dot appreciate being a partner

702
00:46:50,120 --> 00:46:51,120
 with them.

703
00:46:51,120 --> 00:46:56,320
 But that also creates some challenges also in trying to, you know, they're trying to

704
00:46:56,320 --> 00:46:59,920
 achieve their goals and sometimes their goals don't necessarily fully align with ours.

705
00:46:59,920 --> 00:47:05,480
 So we've done a much better job of coordinating with text on and trying to make sure that

706
00:47:05,480 --> 00:47:08,280
 we're understanding where both parties are coming from and what our goals are for the

707
00:47:08,280 --> 00:47:09,280
 area.

708
00:47:09,280 --> 00:47:15,720
 So it's an exciting time for us to be able to really be able to improve how we look at

709
00:47:15,720 --> 00:47:18,000
 mobility for the future in our community.

710
00:47:18,000 --> 00:47:22,080
 Commissioner Impro, did you have anything else?

711
00:47:22,080 --> 00:47:23,080
 No?

712
00:47:23,080 --> 00:47:24,080
 Okay.

713
00:47:24,080 --> 00:47:25,080
 Yeah.

714
00:47:25,080 --> 00:47:26,080
 And I think it's great.

715
00:47:26,080 --> 00:47:30,120
 I think it just adds to what we're trying to do is plan a little bit of catch up on

716
00:47:30,120 --> 00:47:34,120
 some things we can't fix because we just didn't have, you know, the right tools in place.

717
00:47:34,120 --> 00:47:39,600
 But now, you know, with this role, I think it's great to be able to think a little bit

718
00:47:39,600 --> 00:47:43,600
 further ahead and do more planning than we do not.

719
00:47:43,600 --> 00:47:46,000
 So that's great.

720
00:47:46,000 --> 00:47:51,600
 Any other questions, discussion while we have Carina here?

721
00:47:51,600 --> 00:47:52,600
 No?

722
00:47:52,600 --> 00:47:53,600
 All right.

723
00:47:53,600 --> 00:47:54,600
 Thank you for this presentation.

724
00:47:54,600 --> 00:47:55,600
 You're welcome.

725
00:47:55,600 --> 00:47:56,600
 It's always great to talk about transportation.

726
00:47:56,600 --> 00:47:57,600
 I love it.

727
00:47:57,600 --> 00:48:01,700
 So, again, if you have any other topics that you think of at a later time, happy to bring

728
00:48:01,700 --> 00:48:05,440
 another boot camp on another specific topic that you have.

729
00:48:05,440 --> 00:48:06,680
 That's great.

730
00:48:06,680 --> 00:48:07,680
 Thank you.

731
00:48:07,680 --> 00:48:14,800
 Okay, with that, I'm going to adjourn our work session at 548 p.m. and we will reconvene

732
00:48:14,800 --> 00:48:24,720
 in council chambers at 630.

733
00:48:24,720 --> 00:48:27,940
 Good evening and welcome to the City of Denton's Planning and Zoning Commission meeting for

734
00:48:27,940 --> 00:48:31,640
 Wednesday, January 11th, 2023.

735
00:48:31,640 --> 00:48:36,120
 With a quorum present, I will call us to order at 631 p.m.

736
00:48:36,120 --> 00:48:40,080
 First item on our agenda is the Pledge of Allegiance to the U.S. and Texas Flags.

737
00:48:40,080 --> 00:48:48,560
 I pledge allegiance to the flag of the United States of America and to the republic for

738
00:48:48,560 --> 00:48:56,440
 which it stands, one nation, under God, indivisible, with liberty and justice for all.

739
00:48:56,440 --> 00:49:04,280
 On the Texas flag, I pledge allegiance to thee, Texas, one state, under God, one and

740
00:49:04,280 --> 00:49:05,280
 indivisible.

741
00:49:05,280 --> 00:49:10,440
 Thank you.

742
00:49:10,440 --> 00:49:11,640
 Thank you.

743
00:49:11,640 --> 00:49:16,480
 Next item on our agenda is the approval of the Planning and Zoning Commission minutes.

744
00:49:16,480 --> 00:49:24,000
 They are from December 14th, one as this group stands as the CIAC committee and one for our

745
00:49:24,000 --> 00:49:26,240
 regular meeting minutes.

746
00:49:26,240 --> 00:49:27,240
 Commissioner Villarreal.

747
00:49:27,240 --> 00:49:33,840
 I move approval of the PNZ and CIAC meeting minutes from December 14th.

748
00:49:33,840 --> 00:49:34,840
 Thank you.

749
00:49:34,840 --> 00:49:35,840
 Commissioner Anderson.

750
00:49:35,840 --> 00:49:36,840
 A second.

751
00:49:36,840 --> 00:49:37,840
 Okay.

752
00:49:37,840 --> 00:49:38,840
 We've got a first and a second for approval.

753
00:49:38,840 --> 00:49:39,840
 Any discussion?

754
00:49:39,840 --> 00:49:40,840
 Okay.

755
00:49:40,840 --> 00:49:47,840
 Let's vote, please.

756
00:49:47,840 --> 00:49:50,340
 Okay.

757
00:49:50,340 --> 00:49:52,620
 That motion carries 7-0.

758
00:49:52,620 --> 00:49:56,320
 That will take us to our consent agenda for the evening.

759
00:49:56,320 --> 00:50:00,840
 Chair can entertain a motion or discussion on this.

760
00:50:00,840 --> 00:50:01,840
 Commissioner Anderson.

761
00:50:01,840 --> 00:50:05,080
 Make a motion to approve the consent agenda.

762
00:50:05,080 --> 00:50:06,080
 Commissioner Cole.

763
00:50:06,080 --> 00:50:07,080
 Second.

764
00:50:07,080 --> 00:50:08,080
 Okay.

765
00:50:08,080 --> 00:50:09,980
 We've got a first and a second for approval of the consent agenda.

766
00:50:09,980 --> 00:50:10,980
 Any discussion?

767
00:50:10,980 --> 00:50:11,980
 Okay.

768
00:50:11,980 --> 00:50:21,680
 Let's vote on the board, please.

769
00:50:21,680 --> 00:50:25,000
 That motion carries 7-0.

770
00:50:25,000 --> 00:50:29,080
 Next that moves us to our items for individual consideration.

771
00:50:29,080 --> 00:50:32,920
 Item A is the election of chair and vice chair.

772
00:50:32,920 --> 00:50:33,920
 Commissioner Villarreal.

773
00:50:33,920 --> 00:50:39,040
 I'd like to nominate our current chair, Margie Ellis, for another term.

774
00:50:39,040 --> 00:50:40,040
 Commissioner Perot.

775
00:50:40,040 --> 00:50:42,040
 I will second.

776
00:50:42,040 --> 00:50:43,040
 Okay.

777
00:50:43,040 --> 00:50:46,920
 We've got a first and a second to leave me right where I am in this seat.

778
00:50:46,920 --> 00:50:49,520
 Any discussion or other nominations?

779
00:50:49,520 --> 00:50:50,520
 Okay.

780
00:50:50,520 --> 00:50:58,200
 Seeing none, let's go ahead and vote on the board, please.

781
00:50:58,200 --> 00:51:02,160
 Okay.

782
00:51:02,160 --> 00:51:04,480
 That motion carries 7-0.

783
00:51:04,480 --> 00:51:05,960
 Thank you.

784
00:51:05,960 --> 00:51:06,960
 Commissioner Pruitt.

785
00:51:06,960 --> 00:51:11,200
 I'll move to nominate Tim Smith for vice chair.

786
00:51:11,200 --> 00:51:12,200
 Commissioner Villarreal.

787
00:51:12,200 --> 00:51:13,200
 I second.

788
00:51:13,200 --> 00:51:18,400
 We've got a first and a second to vote vice chair, Tim Smith, to vice chair.

789
00:51:18,400 --> 00:51:20,360
 I accept the nomination.

790
00:51:20,360 --> 00:51:21,360
 Okay.

791
00:51:21,360 --> 00:51:22,360
 Okay.

792
00:51:22,360 --> 00:51:23,360
 Any other discussion?

793
00:51:23,360 --> 00:51:24,360
 Other nominations?

794
00:51:24,360 --> 00:51:25,360
 Okay.

795
00:51:25,360 --> 00:51:32,400
 Let's vote on the board, please.

796
00:51:32,400 --> 00:51:35,040
 That motion carries 7-0.

797
00:51:35,040 --> 00:51:40,880
 That will move us to 4B, which has been withdrawn by the applicant, so we will not be taking

798
00:51:40,880 --> 00:51:45,100
 any action on that item for this evening.

799
00:51:45,100 --> 00:51:48,600
 That will move us to our public hearing items for this evening.

800
00:51:48,600 --> 00:51:55,640
 And before we get started, let me make note that item 5E, that will be postponed tonight,

801
00:51:55,640 --> 00:51:57,280
 so we will not be taking action on that.

802
00:51:57,280 --> 00:52:00,520
 We will be looking to postpone that item to January 25th.

803
00:52:00,520 --> 00:52:02,800
 That's item 5E.

804
00:52:02,800 --> 00:52:07,720
 So with that, 5A is Z220015.

805
00:52:07,720 --> 00:52:09,000
 Ashley's on her way up for presentation.

806
00:52:09,000 --> 00:52:10,840
 I will open the public hearing.

807
00:52:10,840 --> 00:52:12,800
 Good evening.

808
00:52:12,800 --> 00:52:13,800
 Hi.

809
00:52:13,800 --> 00:52:18,200
 Ashley Eckstad, Assistant Planner, City of Denton.

810
00:52:18,200 --> 00:52:22,480
 This item is Z220015.

811
00:52:22,480 --> 00:52:26,880
 This is AFCM Swisher Rezoning.

812
00:52:26,880 --> 00:52:32,360
 This is a request to rezone approximately 4.18 acres from residential/rural to residential

813
00:52:32,360 --> 00:52:33,360
 1.

814
00:52:33,360 --> 00:52:37,520
 The reason for this request is that the site is currently nonconforming with the RR zonings

815
00:52:37,520 --> 00:52:42,600
 as it does not meet the minimum 5-acre lot size in RR zoning.

816
00:52:42,600 --> 00:52:47,320
 It is generally located on the west side of Swisher Road, approximately 2,800 feet north

817
00:52:47,320 --> 00:52:51,800
 of Edwards Road, and staff does recommend approval as it is consistent with the future

818
00:52:51,800 --> 00:52:55,720
 land use map and meets the criteria for approval.

819
00:52:55,720 --> 00:52:59,880
 The criteria for approval is outlined in DDC Subchapter 2.

820
00:52:59,880 --> 00:53:04,320
 The R1 zoning on this site is consistent with the Denton 2040 Comprehensive Plan.

821
00:53:04,320 --> 00:53:08,200
 The subject property's future land use is low residential.

822
00:53:08,200 --> 00:53:12,920
 This site will be served by well water and septic system, and the minimum lot size is

823
00:53:12,920 --> 00:53:16,040
 2 acres, according to the DDC.

824
00:53:16,040 --> 00:53:21,920
 Therefore this 4.1 acre site would not be able to be subdivided into more than 2 lots.

825
00:53:21,920 --> 00:53:26,500
 R1 zoning is more restrictive than RR zoning, so the subject property is not expected to

826
00:53:26,500 --> 00:53:30,680
 have any adverse impacts on surrounding properties.

827
00:53:30,680 --> 00:53:36,920
 This property was annexed in 2013 and given placeholder zoning of RD5X, which was transitioned

828
00:53:36,920 --> 00:53:41,120
 to RR zoning with the adoption of the 2019 DDC.

829
00:53:41,120 --> 00:53:44,680
 Since it does not meet the minimum lot size requirement, it cannot currently be platted

830
00:53:44,680 --> 00:53:48,440
 and it is currently unusable.

831
00:53:48,440 --> 00:53:53,080
 We posted notices in newspapers on the website and a sign was posted on the property.

832
00:53:53,080 --> 00:53:56,760
 We mailed out notices within 200 feet and 500 feet.

833
00:53:56,760 --> 00:54:01,360
 We did not receive any responses in opposition or in favor.

834
00:54:01,360 --> 00:54:07,740
 They did not hold a neighborhood meeting, but they did speak to several neighbors directly.

835
00:54:07,740 --> 00:54:11,920
 Staff does recommend approval of this request as it complies with the criteria, and the

836
00:54:11,920 --> 00:54:16,960
 next step would be a public hearing at City Council on February 7, and I'm happy to answer

837
00:54:16,960 --> 00:54:17,960
 any questions.

838
00:54:17,960 --> 00:54:19,440
 Thank you, Ashley.

839
00:54:19,440 --> 00:54:21,840
 Any questions for Ashley?

840
00:54:21,840 --> 00:54:22,960
 I will just ask one.

841
00:54:22,960 --> 00:54:26,160
 Did they let you know if the neighbors gave any opinion?

842
00:54:26,160 --> 00:54:30,160
 They said that the neighbors that they talked to were in favor of it.

843
00:54:30,160 --> 00:54:35,720
 They said that right now that there is homeless people and other people going up and down

844
00:54:35,720 --> 00:54:40,480
 that access that they have there, so they said the neighbors were interested in someone

845
00:54:40,480 --> 00:54:43,040
 actually developing that site back there.

846
00:54:43,040 --> 00:54:46,840
 Thank you for sharing that and I was curious.

847
00:54:46,840 --> 00:54:49,000
 I don't see any other questions, Ashley.

848
00:54:49,000 --> 00:54:50,000
 This is a public hearing.

849
00:54:50,000 --> 00:54:55,720
 I don't have any cards right now to speak on this item, but anyone here who wishes to

850
00:54:55,720 --> 00:55:00,760
 speak on this item may do so.

851
00:55:00,760 --> 00:55:05,640
 Seeing none, I will close the public hearing and open the floor to discussion or motion.

852
00:55:05,640 --> 00:55:06,640
 Commissioner Smith?

853
00:55:06,640 --> 00:55:08,360
 Make a motion to approve.

854
00:55:08,360 --> 00:55:09,360
 Commissioner Anderson?

855
00:55:09,360 --> 00:55:10,360
 Second.

856
00:55:10,360 --> 00:55:13,520
 And a second for approval.

857
00:55:13,520 --> 00:55:14,520
 Any discussion?

858
00:55:14,520 --> 00:55:15,520
 Okay.

859
00:55:15,520 --> 00:55:24,760
 Let's go ahead and vote, please.

860
00:55:24,760 --> 00:55:26,680
 That motion carries 7-0.

861
00:55:26,680 --> 00:55:30,680
 That will take us to 5BZ220005.

862
00:55:30,680 --> 00:55:32,040
 Ron's on his way up for presentation.

863
00:55:32,040 --> 00:55:33,680
 I will go ahead and open the public hearing.

864
00:55:33,680 --> 00:55:34,680
 Hi, Ron.

865
00:55:34,680 --> 00:55:39,680
 Good evening, Chair, members of the commission.

866
00:55:39,680 --> 00:55:47,680
 As introduced, this is a zoning request to zone a subject property, as shown here, to

867
00:55:47,680 --> 00:55:50,520
 Light Industrial, LI Ditch Zoning District.

868
00:55:50,520 --> 00:55:54,120
 The property is approximately 82.96 acres.

869
00:55:54,120 --> 00:55:58,680
 As mentioned in the work session, this was recently annexed into the city, therefore

870
00:55:58,680 --> 00:56:03,240
 the next step in developing the property would be to zone the property and again the applicant

871
00:56:03,240 --> 00:56:05,800
 is looking to zone the property to LI.

872
00:56:05,800 --> 00:56:09,620
 Currently, as you can see, it's currently undeveloped.

873
00:56:09,620 --> 00:56:16,840
 The applicant has informed the staff that it would be developed as an industrial use.

874
00:56:16,840 --> 00:56:21,680
 Per the future land use map, as you can see, the area that is outlined in red is where

875
00:56:21,680 --> 00:56:27,600
 the subject site is located and is designated as Light Industrial.

876
00:56:27,600 --> 00:56:33,320
 Staff did look at the subject property and analyzed it against the criteria for approval

877
00:56:33,320 --> 00:56:40,520
 in the development code and have determined that the subject zoning request is consistent

878
00:56:40,520 --> 00:56:42,920
 with the comprehensive plan.

879
00:56:42,920 --> 00:56:46,120
 It is consistent with the purpose statement of LI.

880
00:56:46,120 --> 00:56:50,920
 Also, there is no adverse impact anticipated.

881
00:56:50,920 --> 00:56:55,560
 As far as utility and infrastructure, those will be constructed and extended as part of

882
00:56:55,560 --> 00:56:59,240
 the development.

883
00:56:59,240 --> 00:57:00,240
 Notifications were sent out.

884
00:57:00,240 --> 00:57:05,040
 Notifications were posted, specifically for the public hearing.

885
00:57:05,040 --> 00:57:09,640
 There were two responses to the notice that were sent out.

886
00:57:09,640 --> 00:57:13,840
 One was from the property owner and one was from the property owner that's located in

887
00:57:13,840 --> 00:57:17,000
 this area here that's shown in green.

888
00:57:17,000 --> 00:57:22,480
 There was no neighbourhood meeting, but it is my understanding that the applicant did

889
00:57:22,480 --> 00:57:28,860
 speak to the adjacent residents and the applicant is here and present and will have the presentation

890
00:57:28,860 --> 00:57:36,200
 as well and will go further on what was discussed with those neighbours that they met with.

891
00:57:36,200 --> 00:57:42,400
 With that, staff recommends approval for the initial zoning of the property as it complies

892
00:57:42,400 --> 00:57:49,280
 with the sections that are outlined here, 245E as well as 272D of the Denton Development

893
00:57:49,280 --> 00:57:50,280
 Code.

894
00:57:50,280 --> 00:57:52,160
 With that, I'll stand for any questions.

895
00:57:52,160 --> 00:57:53,640
 Thank you, Ron.

896
00:57:53,640 --> 00:57:56,040
 Any questions for Ron at this time?

897
00:57:56,040 --> 00:57:57,040
 Okay.

898
00:57:57,040 --> 00:57:59,240
 I do not see any at this time.

899
00:57:59,240 --> 00:58:00,240
 Thanks, Ron.

900
00:58:00,240 --> 00:58:01,240
 Okay.

901
00:58:01,240 --> 00:58:02,240
 I do have a card to speak.

902
00:58:02,240 --> 00:58:09,160
 I will go ahead and invite Amy with 97 Land Company up to the podium to begin presentation.

903
00:58:09,160 --> 00:58:10,640
 I think you're speaking as a group.

904
00:58:10,640 --> 00:58:11,640
 Thank you.

905
00:58:11,640 --> 00:58:14,460
 We are speaking as a group and actually Charles Knowlton with Skinnell Properties is going

906
00:58:14,460 --> 00:58:15,460
 to start.

907
00:58:15,460 --> 00:58:16,460
 Great.

908
00:58:16,460 --> 00:58:17,460
 I will go ahead and load the presentation.

909
00:58:17,460 --> 00:58:18,460
 Thank you.

910
00:58:18,460 --> 00:58:19,460
 Get us going.

911
00:58:19,460 --> 00:58:23,600
 I'll introduce Charles and let him take over first.

912
00:58:23,600 --> 00:58:24,600
 Thank you.

913
00:58:24,600 --> 00:58:25,600
 Good evening.

914
00:58:25,600 --> 00:58:26,600
 Hello.

915
00:58:26,600 --> 00:58:27,600
 This is Charles Knowlton, Skinnell Properties.

916
00:58:27,600 --> 00:58:28,600
 I appreciate the opportunity to be here tonight.

917
00:58:28,600 --> 00:58:36,800
 I want to give a quick overview of the company before Amy dives in.

918
00:58:36,800 --> 00:58:37,800
 Sorry.

919
00:58:37,800 --> 00:58:42,120
 Skinnell Properties is a privately-held real estate development company based in Indianapolis.

920
00:58:42,120 --> 00:58:46,160
 We've got eight satellite offices throughout the U.S.

921
00:58:46,160 --> 00:58:49,000
 Our bread and butter is class A industrial development.

922
00:58:49,000 --> 00:58:52,480
 We've developed in 44 of the 50 states.

923
00:58:52,480 --> 00:58:57,080
 We've got two projects currently in Denton right now on Western Boulevard just west of

924
00:58:57,080 --> 00:59:03,120
 I-35 and looking forward to trying to get a third one going.

925
00:59:03,120 --> 00:59:09,360
 So that's it from the Skinnell standpoint and I'll let Amy come up here and finish the

926
00:59:09,360 --> 00:59:10,360
 presentation.

927
00:59:10,360 --> 00:59:11,560
 I'm here for any questions.

928
00:59:11,560 --> 00:59:12,560
 Thank you.

929
00:59:12,560 --> 00:59:15,320
 Do we need to name an address from Charles or from me?

930
00:59:15,320 --> 00:59:16,320
 I'll just do it.

931
00:59:16,320 --> 00:59:17,320
 How about that?

932
00:59:17,320 --> 00:59:21,120
 Amy, visit 109 North Elm, Denton, Texas 76201.

933
00:59:21,120 --> 00:59:22,760
 Thank you.

934
00:59:22,760 --> 00:59:29,200
 I'm not going to rehash what Ron has summarized for you.

935
00:59:29,200 --> 00:59:32,800
 I do want to let you know that we started with annexation and this property is subject

936
00:59:32,800 --> 00:59:37,160
 to a non-annexation agreement that's roughly 376 acres.

937
00:59:37,160 --> 00:59:45,120
 We amended that non-annexation agreement to exclude this 83 acres roughly from that and

938
00:59:45,120 --> 00:59:49,240
 that petition was initiated in April of last year.

939
00:59:49,240 --> 00:59:57,160
 We went to two public hearings with City Council and the annexation was completed in December

940
00:59:57,160 --> 01:00:01,120
 on December 6th as well as the amended non-annexation agreement.

941
01:00:01,120 --> 01:00:07,120
 So this property was brought into the city at the end of last year in order for us to

942
01:00:07,120 --> 01:00:10,360
 be able to proceed to zoning tonight.

943
01:00:10,360 --> 01:00:15,200
 So the zoning map here does show that an initial zoning designation or a placeholder zoning

944
01:00:15,200 --> 01:00:21,080
 designation was provided at that point in time and that we are proposing to rezone to light

945
01:00:21,080 --> 01:00:24,000
 industrial.

946
01:00:24,000 --> 01:00:25,320
 Ron already covered this slide.

947
01:00:25,320 --> 01:00:28,880
 It is light industrial designation in the future land use plan.

948
01:00:28,880 --> 01:00:35,200
 I want to show you a couple of slides of concept plan and rendering even though we recognize

949
01:00:35,200 --> 01:00:37,920
 that these are non-binding as a part of zoning.

950
01:00:37,920 --> 01:00:42,560
 We are looking at roughly a million square feet of industrial space, two buildings that

951
01:00:42,560 --> 01:00:50,000
 are bisected by an existing Atmos gas transmission line that you see here.

952
01:00:50,000 --> 01:00:58,360
 This is Barthold, actually north is to the right hand side of your screen and here is

953
01:00:58,360 --> 01:01:02,980
 a rendering of one of those buildings.

954
01:01:02,980 --> 01:01:07,880
 We do have an approved traffic study that accompanied this zoning request.

955
01:01:07,880 --> 01:01:12,280
 It has shown that a westbound right hand turn lane is warranted.

956
01:01:12,280 --> 01:01:17,720
 Barthold Road was considered in both its current condition and its ultimate build out condition

957
01:01:17,720 --> 01:01:27,080
 and it was considered that I-35 and Barthold Road exchange has impending improvements that

958
01:01:27,080 --> 01:01:35,240
 will improve the conditions in terms of the level of service at that intersection prior

959
01:01:35,240 --> 01:01:41,400
 to this coming online and the determination was made that all intersections will operate

960
01:01:41,400 --> 01:01:48,240
 at an acceptable LLC through the horizon scenario of 2029.

961
01:01:48,240 --> 01:01:51,440
 What I really want to get up here and talk to you about tonight is our neighborhood engagement

962
01:01:51,440 --> 01:01:58,640
 because we do have one immediately adjacent residential land owner who owns their home

963
01:01:58,640 --> 01:02:01,080
 in this location.

964
01:02:01,080 --> 01:02:04,520
 Outside of that, we are surrounded by either the seller's property that is undeveloped

965
01:02:04,520 --> 01:02:11,160
 or current and proposed light industrial uses that are underway today, but we do have a

966
01:02:11,160 --> 01:02:19,720
 single family owner that we, rather than doing a neighborhood meeting as a whole, we mailed

967
01:02:19,720 --> 01:02:24,980
 a letter directly to that owner who is with us tonight actually and you can ask them questions

968
01:02:24,980 --> 01:02:30,280
 if you would like, and went to their home and met with them a couple of times to talk

969
01:02:30,280 --> 01:02:40,160
 about the impact to their quality of life and their property values and their home and

970
01:02:40,160 --> 01:02:45,000
 so I want to just talk to you a little bit about where we are in terms of conversation

971
01:02:45,000 --> 01:02:46,400
 with them.

972
01:02:46,400 --> 01:02:53,600
 So I want you to see here this is their single family home and here is building one of our

973
01:02:53,600 --> 01:02:56,600
 development just looking at the scale of things.

974
01:02:56,600 --> 01:03:04,760
 This is a significant impact to them and they invited us into their home and have been very

975
01:03:04,760 --> 01:03:11,200
 willing to work with us and talk through how we can make this mitigate the impacts to them

976
01:03:11,200 --> 01:03:15,400
 and so we are working on a memorandum of understanding.

977
01:03:15,400 --> 01:03:21,920
 In fact, they actually brought it back signed tonight and handed us an original where two

978
01:03:21,920 --> 01:03:23,280
 things are being contemplated.

979
01:03:23,280 --> 01:03:28,840
 The first will be a screening wall that will be somewhere in the neighborhood of 70 feet

980
01:03:28,840 --> 01:03:35,360
 long and eight feet tall that's clad with masonry that matches their home that is structurally

981
01:03:35,360 --> 01:03:40,560
 engineered that will essentially block the view not only of this development but also

982
01:03:40,560 --> 01:03:46,360
 of the other industrial developments that are occurring to the east of here.

983
01:03:46,360 --> 01:03:53,480
 They fortunately recognize the future land use designation here and have been great to

984
01:03:53,480 --> 01:03:59,640
 work with frankly under the circumstances so that would be that wall would be constructed

985
01:03:59,640 --> 01:04:07,080
 at Skinnell's cost and to a mutually agreed upon design and then secondly we have been

986
01:04:07,080 --> 01:04:14,120
 discussing the alignment of their existing driveway that is curved here with our first

987
01:04:14,120 --> 01:04:21,960
 entry way off of the western most entry into the development, how to align that in such

988
01:04:21,960 --> 01:04:26,920
 a way that is has the least negative impact on them.

989
01:04:26,920 --> 01:04:32,000
 Today they have an access that is further west but that is going away because of the

990
01:04:32,000 --> 01:04:38,880
 text dot right away taking associated with the widening of Barthold Road so we have within

991
01:04:38,880 --> 01:04:46,420
 that MOU agreed to mutually seek the best solution as it relates to how those drives

992
01:04:46,420 --> 01:04:52,300
 intersect with each other so that we can minimize the impact to them and how to pay for any

993
01:04:52,300 --> 01:04:59,300
 cost associated with the realignment between that access point and their home to make the

994
01:04:59,300 --> 01:05:02,600
 topography and the fencing and everything else work.

995
01:05:02,600 --> 01:05:08,240
 They sit up on a hill and have a perfect view of I-35 and everything in between from their

996
01:05:08,240 --> 01:05:15,240
 home and so we have made an effort to really minimize or where we can negate the impact

997
01:05:15,240 --> 01:05:18,840
 to their property specifically.

998
01:05:18,840 --> 01:05:23,000
 We have also committed to doing a mailing, I will be honest it hasn't gone out yet but

999
01:05:23,000 --> 01:05:28,560
 we are going to do a mailing that just notifies the other property owners within 500 feet

1000
01:05:28,560 --> 01:05:35,640
 to call us if they have any questions or concerns but most of those on the east side are current

1001
01:05:35,640 --> 01:05:40,200
 or former clients of mine and I have already worked with them and then the west side is

1002
01:05:40,200 --> 01:05:47,280
 primarily is completely the seller of the property so that is all I have to present

1003
01:05:47,280 --> 01:05:53,040
 and we are both Charles and I are available to answer any questions that you may have.

1004
01:05:53,040 --> 01:05:54,040
 Thank you.

1005
01:05:54,040 --> 01:05:55,040
 Thank you.

1006
01:05:55,040 --> 01:05:58,360
 Any questions right now for the applicant developer?

1007
01:05:58,360 --> 01:05:59,360
 Okay.

1008
01:05:59,360 --> 01:06:00,360
 Thank you.

1009
01:06:00,360 --> 01:06:02,800
 Now at this time thank you so much.

1010
01:06:02,800 --> 01:06:07,400
 I don't have any other cards, people wishing to speak on this item but it is a public hearing

1011
01:06:07,400 --> 01:06:13,360
 so if you would like to come say anything about this project you are welcome to do so.

1012
01:06:13,360 --> 01:06:16,040
 Just give your name and address and your time will begin.

1013
01:06:16,040 --> 01:06:17,040
 Good evening.

1014
01:06:17,040 --> 01:06:18,040
 I am Art Smuck, SMUCK.

1015
01:06:18,040 --> 01:06:20,000
 I live at 5100 Barthold Road, 76207.

1016
01:06:20,000 --> 01:06:26,080
 I have been at more zoning meetings in the three years I have lived in Denton than my

1017
01:06:26,080 --> 01:06:27,880
 entire life in combination.

1018
01:06:27,880 --> 01:06:34,240
 I will say this, you know, 97 Land and Schenell have been proactive.

1019
01:06:34,240 --> 01:06:37,840
 You know, they reached out for us before we had a whiff of the project and we have been

1020
01:06:37,840 --> 01:06:42,040
 pretty sensitized by TextDOT and some of the other stuff that goes on in our area.

1021
01:06:42,040 --> 01:06:46,840
 And so they have been very proactive, very considerate of what the impact to us is going

1022
01:06:46,840 --> 01:06:52,160
 to be, very collaborative, very open to our input and ideas and I would tell you it is

1023
01:06:52,160 --> 01:06:57,080
 the first time in the three, four years we have been there, can I say rat's ass?

1024
01:06:57,080 --> 01:07:01,720
 That somebody has given a rat's ass about the impact to us and I said it.

1025
01:07:01,720 --> 01:07:05,120
 So we are very appreciative of it, we are very supportive of where we are at with them.

1026
01:07:05,120 --> 01:07:10,060
 We have an executed MOU at this point of kind of the things we see that we will need to

1027
01:07:10,060 --> 01:07:14,600
 kind of keep our tenure there going in a condition that is acceptable for us.

1028
01:07:14,600 --> 01:07:17,080
 So everybody should approach it the way they are.

1029
01:07:17,080 --> 01:07:18,080
 So thank you.

1030
01:07:18,080 --> 01:07:19,080
 Agreed.

1031
01:07:19,080 --> 01:07:20,080
 Thank you, Mr. Smuck.

1032
01:07:20,080 --> 01:07:24,680
 Anybody with questions?

1033
01:07:24,680 --> 01:07:30,040
 I guess the only thing I would want to say is, yeah, love the engagement and that is

1034
01:07:30,040 --> 01:07:31,200
 all great.

1035
01:07:31,200 --> 01:07:34,620
 What we are considering tonight is just a straight zoning case.

1036
01:07:34,620 --> 01:07:42,640
 So if for whatever reason the project with Skinnell does not happen, there is no guarantee

1037
01:07:42,640 --> 01:07:48,720
 here or City Council in the end will have the final say on this, that anything with

1038
01:07:48,720 --> 01:07:52,880
 your MOU or anything, you know, that is nothing that is protected with regard to, you know,

1039
01:07:52,880 --> 01:07:53,880
 our purview.

1040
01:07:53,880 --> 01:07:54,880
 Very well.

1041
01:07:54,880 --> 01:07:55,880
 Very good.

1042
01:07:55,880 --> 01:07:59,380
 This is a public hearing.

1043
01:07:59,380 --> 01:08:03,000
 Is there anyone else wishing to speak on this item?

1044
01:08:03,000 --> 01:08:04,840
 Okay.

1045
01:08:04,840 --> 01:08:10,040
 Seeing none, I will close the public hearing and open the floor for discussion or a motion.

1046
01:08:10,040 --> 01:08:11,040
 Commissioner Smith.

1047
01:08:11,040 --> 01:08:13,400
 Make a motion to approve.

1048
01:08:13,400 --> 01:08:14,400
 Commissioner Villarreal.

1049
01:08:14,400 --> 01:08:15,400
 Second.

1050
01:08:15,400 --> 01:08:17,680
 We have a first and a second for approval.

1051
01:08:17,680 --> 01:08:19,680
 Any discussion?

1052
01:08:19,680 --> 01:08:21,160
 Okay.

1053
01:08:21,160 --> 01:08:27,000
 I will just say once again, I think the collaborative nature of how this has gone about is really

1054
01:08:27,000 --> 01:08:28,000
 superb.

1055
01:08:28,000 --> 01:08:35,040
 It is a -- yeah, it is a gold star of how things should be done when developing land.

1056
01:08:35,040 --> 01:08:37,360
 Okay.

1057
01:08:37,360 --> 01:08:40,460
 So we are having technical difficulties here.

1058
01:08:40,460 --> 01:08:42,000
 So we have to hand vote.

1059
01:08:42,000 --> 01:08:46,640
 So I will go ahead and take a roll call unless there is any other comments or discussion

1060
01:08:46,640 --> 01:08:48,640
 by the Commission.

1061
01:08:48,640 --> 01:08:50,120
 Okay.

1062
01:08:50,120 --> 01:08:51,120
 Commissioner Smith.

1063
01:08:51,120 --> 01:08:52,120
 Aye.

1064
01:08:52,120 --> 01:08:53,120
 Commissioner Villarreal.

1065
01:08:53,120 --> 01:08:54,120
 Aye.

1066
01:08:54,120 --> 01:08:55,120
 Commissioner Pruitt.

1067
01:08:55,120 --> 01:08:56,120
 Aye.

1068
01:08:56,120 --> 01:08:57,120
 Commissioner McDade.

1069
01:08:57,120 --> 01:08:58,120
 Aye.

1070
01:08:58,120 --> 01:08:59,120
 Commissioner Anderson.

1071
01:08:59,120 --> 01:09:00,120
 Aye.

1072
01:09:00,120 --> 01:09:01,120
 Commissioner Cole.

1073
01:09:01,120 --> 01:09:02,120
 Aye.

1074
01:09:02,120 --> 01:09:03,640
 Chair is also an aye.

1075
01:09:03,640 --> 01:09:05,640
 That motion carries 7-0.

1076
01:09:05,640 --> 01:09:06,640
 Congratulations.

1077
01:09:06,640 --> 01:09:07,640
 Okay.

1078
01:09:07,640 --> 01:09:12,000
 We will move on now to 5C, that's S220009.

1079
01:09:12,000 --> 01:09:17,000
 We will invite Julie Wyatt up for presentation and open the public hearing.

1080
01:09:17,000 --> 01:09:18,000
 Good evening.

1081
01:09:18,000 --> 01:09:21,000
 Can I pull up my presentation?

1082
01:09:21,000 --> 01:09:29,000
 All right, good evening, I'm Julie Wyatt, Senior Planner with the City of Denton.

1083
01:09:29,000 --> 01:09:35,520
 I'm presenting S220009, Forest Crossing, Phase 2.

1084
01:09:35,520 --> 01:09:41,420
 So the request before you is for a specific use permit to permit 360 multifamily dwellings

1085
01:09:41,420 --> 01:09:47,400
 on approximately 16 acres in a suburban corridor district, that's an SC district.

1086
01:09:47,400 --> 01:09:54,120
 Just to place the site and the mobility and all of the parameters and the context around

1087
01:09:54,120 --> 01:09:59,680
 it, it's located west of Mayhill, north of McKinney.

1088
01:09:59,680 --> 01:10:05,280
 It's an area that has primarily undeveloped right now, but a lot's been happening.

1089
01:10:05,280 --> 01:10:06,720
 And so I want to talk through that.

1090
01:10:06,720 --> 01:10:10,240
 So first, Loop 288 is to the west of the site.

1091
01:10:10,240 --> 01:10:13,360
 It's an arterial with six lanes divided road.

1092
01:10:13,360 --> 01:10:19,360
 There are future plans for a side path along Loop 288.

1093
01:10:19,360 --> 01:10:23,160
 We're not sure what side of the road or if both sides of the road will accommodate that

1094
01:10:23,160 --> 01:10:26,520
 side path, but there are plans for that.

1095
01:10:26,520 --> 01:10:28,640
 Mayhill Road was recently completed.

1096
01:10:28,640 --> 01:10:34,360
 It's an arterial with six vehicular lanes, a center median, a 10-foot side path on the

1097
01:10:34,360 --> 01:10:38,360
 east side, and then a five-foot sidewalk on the west side.

1098
01:10:38,360 --> 01:10:46,360
 Hummingbird is currently a street that is located just west of Loop 288, but it will

1099
01:10:46,360 --> 01:10:53,000
 be extended and it will punch across Loop 288 and eventually connect to Mills at Mayhill.

1100
01:10:53,000 --> 01:11:00,000
 So if this is approved and with the development of the site, Hummingbird adjacent to this

1101
01:11:00,000 --> 01:11:05,240
 subject property would be constructed, and then it would continue on to the west as other

1102
01:11:05,240 --> 01:11:07,340
 properties develop.

1103
01:11:07,340 --> 01:11:11,200
 And then there's also future multifamily to the south of the subject property.

1104
01:11:11,200 --> 01:11:12,840
 Some of you are probably aware of that.

1105
01:11:12,840 --> 01:11:16,340
 You were probably on planning and zoning when that was approved.

1106
01:11:16,340 --> 01:11:23,320
 There's also future commercial pad sites along Loop 288 that are under development now.

1107
01:11:23,320 --> 01:11:28,640
 And so that's kind of what's going on with the general area.

1108
01:11:28,640 --> 01:11:33,360
 As part of an SUP, we always see a site plan, a landscape plan, and elevations.

1109
01:11:33,360 --> 01:11:36,840
 I won't go through everything, but I do want to point out some highlights.

1110
01:11:36,840 --> 01:11:41,240
 First of all, as I mentioned, they're proposing 360 units, that's one, two, and three bedroom

1111
01:11:41,240 --> 01:11:43,880
 units.

1112
01:11:43,880 --> 01:11:48,560
 Amenities on site include a clubhouse, community pool, pedestrian pathways.

1113
01:11:48,560 --> 01:11:54,060
 They have a large tree preservation area outlined here in blue, which is something that we worked

1114
01:11:54,060 --> 01:11:59,480
 with them to maintain those trees in that larger tree stand.

1115
01:11:59,480 --> 01:12:04,780
 They've got parking, 597 vehicular parking spaces.

1116
01:12:04,780 --> 01:12:07,040
 They have access to that future Hummingbird.

1117
01:12:07,040 --> 01:12:11,080
 As I mentioned, they will be building the entire section of Hummingbird adjacent to

1118
01:12:11,080 --> 01:12:12,340
 their property.

1119
01:12:12,340 --> 01:12:16,680
 So from May Hill all the way to their west property line, they would be constructing

1120
01:12:16,680 --> 01:12:19,820
 both those east and westbound lanes.

1121
01:12:19,820 --> 01:12:24,880
 Also an eight foot side path along that south end of Hummingbird.

1122
01:12:24,880 --> 01:12:28,800
 Their buildings are sited so that they define the street along Hummingbird.

1123
01:12:28,800 --> 01:12:33,800
 And with each of those buildings are two pedestrian connections to that future side path on Hummingbird.

1124
01:12:33,800 --> 01:12:37,800
 That was something that we wanted to see those pedestrian connections, particularly given

1125
01:12:37,800 --> 01:12:44,560
 those mobility improvements that the city is doing in the area.

1126
01:12:44,560 --> 01:12:50,100
 Also one other mobility improvement is they have submitted a TIA and that's under review.

1127
01:12:50,100 --> 01:12:57,880
 As part of that, they will be constructing a left-hand turn lane on May Hill connecting

1128
01:12:57,880 --> 01:12:59,880
 to that future Hummingbird.

1129
01:12:59,880 --> 01:13:03,080
 There's a signal there now, they will have to make some improvements to that signal to

1130
01:13:03,080 --> 01:13:07,600
 make sure it aligns correctly, but there is that left turn lane to provide refuge for

1131
01:13:07,600 --> 01:13:09,960
 people who are going to be turning left.

1132
01:13:09,960 --> 01:13:14,100
 One other connection there, connecting to this proposed driveway for the multifamily

1133
01:13:14,100 --> 01:13:17,880
 to the south, they're going to share that driveway access.

1134
01:13:17,880 --> 01:13:23,000
 Make sure that we limit those access points on May Hill since it is an arterial and also

1135
01:13:23,000 --> 01:13:27,200
 that is a median opening.

1136
01:13:27,200 --> 01:13:29,320
 As I mentioned, they provided a landscape plan.

1137
01:13:29,320 --> 01:13:32,520
 Couple of things I want to highlight, they are providing those foundation plantings to

1138
01:13:32,520 --> 01:13:35,560
 define the front door to those buildings.

1139
01:13:35,560 --> 01:13:41,040
 New tree plantings in those common areas and those shared spaces, particularly in the proposed

1140
01:13:41,040 --> 01:13:47,480
 dog park area and around those detention areas to naturalize those detention areas, particularly

1141
01:13:47,480 --> 01:13:48,960
 because they're adjacent to those roadways.

1142
01:13:48,960 --> 01:13:52,880
 We want to make sure they look like good natural areas.

1143
01:13:52,880 --> 01:13:57,080
 One thing that we talked about with the applicant and talked about internally was tree preservation.

1144
01:13:57,080 --> 01:14:01,160
 This site has quite a few trees and that is an asset to the site.

1145
01:14:01,160 --> 01:14:04,140
 We wanted to make sure we preserved as many as possible.

1146
01:14:04,140 --> 01:14:15,700
 The Denton Development Code requires 30% preservation of heritage and quality inches on site.

1147
01:14:15,700 --> 01:14:19,840
 You can drop down to 20% if you do additional mitigation.

1148
01:14:19,840 --> 01:14:23,880
 We felt like we wanted some thresholds on that, so we are proposing a condition that

1149
01:14:23,880 --> 01:14:27,140
 they can't drop below 27%.

1150
01:14:27,140 --> 01:14:30,480
 They've submitted a tree preservation plan and our landscape planner has been reviewing

1151
01:14:30,480 --> 01:14:34,920
 it and they feel comfortable with that number.

1152
01:14:34,920 --> 01:14:37,840
 As with any project, we look at the comprehensive plan.

1153
01:14:37,840 --> 01:14:40,880
 This property is within a community mixed use area.

1154
01:14:40,880 --> 01:14:46,360
 You can see on the map that it's that large pink area that really hugs that intersection

1155
01:14:46,360 --> 01:14:49,640
 of Loop 288 and McKinney.

1156
01:14:49,640 --> 01:14:53,460
 Commercial uses are typically primary within community mixed use, but we want to see that

1157
01:14:53,460 --> 01:15:01,520
 residential to support those businesses, those services, and any employment uses.

1158
01:15:01,520 --> 01:15:05,220
 The use is appropriate within the community mixed use.

1159
01:15:05,220 --> 01:15:08,880
 Provides that customer base and also that employment base, so it's consistent with that

1160
01:15:08,880 --> 01:15:10,720
 future land use map.

1161
01:15:10,720 --> 01:15:14,920
 There are no confirmed eases on the property, so there would not be any impact to that.

1162
01:15:14,920 --> 01:15:18,880
 It's also consistent with our housing goals and providing those housing options.

1163
01:15:18,880 --> 01:15:24,040
 One thing we looked at when we were analyzing this project is we're seeing a lot of densities

1164
01:15:24,040 --> 01:15:27,280
 and residential units coming online in this area.

1165
01:15:27,280 --> 01:15:32,840
 That makes a lot of sense when you really look at Loop 288, what amenities and what

1166
01:15:32,840 --> 01:15:35,520
 things are on Loop 288.

1167
01:15:35,520 --> 01:15:39,840
 There's a concentration of a lot of stores and restaurants and businesses, and so it

1168
01:15:39,840 --> 01:15:44,980
 makes sense to have some residential in that area.

1169
01:15:44,980 --> 01:15:48,080
 We also looked at public facilities and compatibility.

1170
01:15:48,080 --> 01:15:55,040
 They did, as I mentioned, they submitted that TIA and that demonstrated that they would

1171
01:15:55,040 --> 01:15:58,640
 generate about 2,400 trips during a 24-hour day.

1172
01:15:58,640 --> 01:15:59,640
 There is adequate capacity.

1173
01:15:59,640 --> 01:16:04,800
 It is adjacent to some arterials, but once again, we wanted to see that left-hand turn

1174
01:16:04,800 --> 01:16:10,160
 to make sure that turning movements could be done safely, and that is something that

1175
01:16:10,160 --> 01:16:14,840
 they will have to construct for that turn lane on May Hill onto Hummingbird.

1176
01:16:14,840 --> 01:16:19,440
 They'll also have to construct Hummingbird at least to their west property line that's

1177
01:16:19,440 --> 01:16:22,560
 a mobility plan road, and we're going to want to see that.

1178
01:16:22,560 --> 01:16:26,800
 As I mentioned, that eight-foot shared path on Hummingbird is something that they will

1179
01:16:26,800 --> 01:16:28,840
 construct as well.

1180
01:16:28,840 --> 01:16:34,720
 Compatibility, as I mentioned, it is at supporting residential use at a scale we typically see

1181
01:16:34,720 --> 01:16:40,600
 in commercial areas, so it's an appropriate scale, but it is designed in a way.

1182
01:16:40,600 --> 01:16:45,960
 I think we talked about this with phase one, and the way this property is sited is it's

1183
01:16:45,960 --> 01:16:53,400
 still leaving those exterior areas adjacent to those arterials for commercial development,

1184
01:16:53,400 --> 01:16:58,760
 so those high visibility pad sites would still be available for commercial development.

1185
01:16:58,760 --> 01:17:03,120
 That is along loop 288, and also on their site plan, I failed to mention there's that

1186
01:17:03,120 --> 01:17:08,240
 reserved commercial pad site there at the intersection of the future Hummingbird and

1187
01:17:08,240 --> 01:17:09,240
 May Hill.

1188
01:17:09,240 --> 01:17:15,600
 That would provide additional commercial capacity in the area.

1189
01:17:15,600 --> 01:17:18,080
 We sent out notices.

1190
01:17:18,080 --> 01:17:23,880
 We received one in favor today that I believe was emailed to you.

1191
01:17:23,880 --> 01:17:24,880
 Staff recommends approval.

1192
01:17:24,880 --> 01:17:28,440
 It is consistent with the criteria for approval in the comprehensive plan.

1193
01:17:28,440 --> 01:17:29,440
 I won't read all of these.

1194
01:17:29,440 --> 01:17:30,440
 They're in your backup.

1195
01:17:30,440 --> 01:17:34,600
 There are two that I wanted to just point out because these are fairly standard boiler

1196
01:17:34,600 --> 01:17:39,640
 plate that we have for SUPs, but number four and number seven are a little different.

1197
01:17:39,640 --> 01:17:44,040
 One is they did provide those elevations that we wanted to make sure that while there may

1198
01:17:44,040 --> 01:17:49,400
 need to be some flexibility as those buildings are fully designed, those are conceptual elevations,

1199
01:17:49,400 --> 01:17:52,040
 that we did get some of those architectural elements that they showed.

1200
01:17:52,040 --> 01:17:57,520
 We have a condition that nails down some of those architectural elements with that flexibility.

1201
01:17:57,520 --> 01:18:01,560
 Then number seven has to do with that tree preservation, providing that threshold to

1202
01:18:01,560 --> 01:18:09,300
 make sure that they meet those tree preservation requirements at least at 27% inches on site.

1203
01:18:09,300 --> 01:18:10,880
 That concludes my presentation.

1204
01:18:10,880 --> 01:18:13,040
 I'll be happy to answer any questions.

1205
01:18:13,040 --> 01:18:18,040
 The applicant has a presentation as well, and is also here to answer questions.

1206
01:18:18,040 --> 01:18:19,080
 Thank you, Julie.

1207
01:18:19,080 --> 01:18:23,360
 Any questions at this time for Julie?

1208
01:18:23,360 --> 01:18:26,260
 I do not see any at this time.

1209
01:18:26,260 --> 01:18:27,840
 I will invite the applicant up.

1210
01:18:27,840 --> 01:18:38,360
 That's the first card that I have.

1211
01:18:38,360 --> 01:18:39,360
 Good evening.

1212
01:18:39,360 --> 01:18:40,360
 If you'll state your name and address.

1213
01:18:40,360 --> 01:18:41,360
 Your time will begin.

1214
01:18:41,360 --> 01:18:42,360
 Good evening, commissioners.

1215
01:18:42,360 --> 01:18:43,360
 My name is Drew Geo.

1216
01:18:43,360 --> 01:18:44,360
 I'm with Bridgeview Real Estate.

1217
01:18:44,360 --> 01:18:49,280
 We're a multifaceted real estate company out of Dallas.

1218
01:18:49,280 --> 01:18:54,800
 As Julie noted, we are the owners of phase one down below.

1219
01:18:54,800 --> 01:19:01,000
 This is our second phase, which it's still its own property.

1220
01:19:01,000 --> 01:19:04,880
 Just to talk a little bit about who we are, as I said, we're multifaceted.

1221
01:19:04,880 --> 01:19:05,880
 We do commercial.

1222
01:19:05,880 --> 01:19:07,680
 We do residential.

1223
01:19:07,680 --> 01:19:15,040
 We do multifamily, hospitality, all sorts of different forms of development.

1224
01:19:15,040 --> 01:19:17,320
 We're also very vertically integrated.

1225
01:19:17,320 --> 01:19:21,960
 We have our own real estate arm that does the industrial, multifamily, whatever, and

1226
01:19:21,960 --> 01:19:24,040
 then we also have our own construction company.

1227
01:19:24,040 --> 01:19:26,560
 We also have our own capital company.

1228
01:19:26,560 --> 01:19:31,720
 We raise our own money, and we're also a broker dealer that is regulated by FINRA.

1229
01:19:31,720 --> 01:19:34,760
 We also have our own asset management company.

1230
01:19:34,760 --> 01:19:40,280
 We do this because we want to ensure that all of our developments, our goal is to provide

1231
01:19:40,280 --> 01:19:42,720
 the highest quality developments that we can.

1232
01:19:42,720 --> 01:19:46,440
 When we're doing multifamily, we don't necessarily just see it as a product.

1233
01:19:46,440 --> 01:19:50,840
 We see this as somebody's home, and it doesn't matter whether that person's in the home for

1234
01:19:50,840 --> 01:19:55,580
 a year or they're there for ten years, this is their home, and so when we get to control

1235
01:19:55,580 --> 01:20:00,600
 all those facets, we can ensure that the quality of developments that we're doing are up to

1236
01:20:00,600 --> 01:20:01,600
 our standards.

1237
01:20:01,600 --> 01:20:06,760
 There's not a whole lot that I can add that Julie hasn't already said.

1238
01:20:06,760 --> 01:20:09,800
 I got to say that working with her is amazing.

1239
01:20:09,800 --> 01:20:16,160
 I was told how great that she is in working with her, and I got to tell you, it's an understatement.

1240
01:20:16,160 --> 01:20:20,160
 She has been fantastic, and if you guys ever get rid of her, I want to know where she goes

1241
01:20:20,160 --> 01:20:24,840
 because I want to develop in those areas where she is.

1242
01:20:24,840 --> 01:20:29,440
 Working with staff, we got a lot of great ideas that really, really helped this project

1243
01:20:29,440 --> 01:20:30,440
 a lot.

1244
01:20:30,440 --> 01:20:34,720
 The things that I really want to highlight is just Denton as a city.

1245
01:20:34,720 --> 01:20:39,680
 The growing population that is happening here, it's exploding.

1246
01:20:39,680 --> 01:20:43,400
 There is a lot of multifamily in the area, and it's kind of a mix of product.

1247
01:20:43,400 --> 01:20:47,300
 You've got some HUD deals, you've got some low-income housing deals, some older market

1248
01:20:47,300 --> 01:20:51,400
 rate deals, but their occupancies are greater than 95%.

1249
01:20:51,400 --> 01:20:55,640
 There is demand in this area for apartments.

1250
01:20:55,640 --> 01:21:01,560
 This is a diverse and dynamic area, which ... I cut my teeth in affordable housing a

1251
01:21:01,560 --> 01:21:03,760
 long, long time ago, and so I love it.

1252
01:21:03,760 --> 01:21:05,760
 It's something that I love to do.

1253
01:21:05,760 --> 01:21:10,960
 One of the things that makes affordable housing great is being in those diverse, dynamic areas,

1254
01:21:10,960 --> 01:21:15,480
 not just putting affordable housing in one particular area, but when you create this

1255
01:21:15,480 --> 01:21:21,920
 community, you want all sorts of people there.

1256
01:21:21,920 --> 01:21:29,100
 That's why we really see this site is great for a higher-end market rate apartment.

1257
01:21:29,100 --> 01:21:31,760
 It's not on loop 288.

1258
01:21:31,760 --> 01:21:36,640
 We've got a building that kind of edges on May Hill, but really, when we make Hummingbird,

1259
01:21:36,640 --> 01:21:38,800
 we're creating a neighborhood back there.

1260
01:21:38,800 --> 01:21:45,580
 It's going to be a little bit quieter, but it's also going to have the ability for people

1261
01:21:45,580 --> 01:21:50,040
 to walk or ride their bikes to the commercial areas, and I'll get into that in a little

1262
01:21:50,040 --> 01:21:51,040
 bit.

1263
01:21:51,040 --> 01:21:55,600
 This is also in an opportunity zone, and so opportunity zones are very popular in the

1264
01:21:55,600 --> 01:22:03,800
 tax credit world, but they're set up for reinvestment in an area to make it diverse, to make it

1265
01:22:03,800 --> 01:22:05,240
 dynamic.

1266
01:22:05,240 --> 01:22:09,540
 Because we have our own capital arm, we're able to use those opportunity zone funds to

1267
01:22:09,540 --> 01:22:15,360
 invest in this project, which means that we're going to be holding it for a long time.

1268
01:22:15,360 --> 01:22:21,040
 That's a 10-year hold, and so if that makes you feel any better that we're going to be

1269
01:22:21,040 --> 01:22:24,880
 creating a really high-quality development, it's something that we're going to be there

1270
01:22:24,880 --> 01:22:26,600
 for a long time.

1271
01:22:26,600 --> 01:22:32,880
 Again, she already showed you the site location, but our site plan, the couple of things that

1272
01:22:32,880 --> 01:22:37,200
 I want to highlight is just the evolution of this site plan.

1273
01:22:37,200 --> 01:22:41,280
 When we first started, I would say our site plan was pretty rudimentary.

1274
01:22:41,280 --> 01:22:46,520
 It was just something that we looked, "Okay, this works," but after working with the city

1275
01:22:46,520 --> 01:22:52,400
 and really seeing what the city needs and what the city desires to create that urban

1276
01:22:52,400 --> 01:22:59,080
 edge on May Hill, from some ideas from Julie where we reoriented some buildings, we moved

1277
01:22:59,080 --> 01:23:03,920
 the detention pond, put it off to the side, we're hoping that that can be a wet detention

1278
01:23:03,920 --> 01:23:08,400
 pond, because we think that that's going to be a great thing for the site.

1279
01:23:08,400 --> 01:23:15,200
 But also, it is the urban edge out on Hummingbird, and I've got a slide here that unfortunately

1280
01:23:15,200 --> 01:23:19,120
 there's not another screen, so I'll have to get to it here in a second, but that whole

1281
01:23:19,120 --> 01:23:25,800
 idea of not having a fence around the property makes it open, and it is inviting, and it

1282
01:23:25,800 --> 01:23:28,480
 invites walkability, it welcomes people.

1283
01:23:28,480 --> 01:23:32,840
 There's still going to be safety and security, but it's a very, very different project when

1284
01:23:32,840 --> 01:23:36,820
 you've got that urban edge and those open buildings on the street versus people walking

1285
01:23:36,820 --> 01:23:42,040
 down the street and you see a bunch of six or eight foot bars, and it becomes part of

1286
01:23:42,040 --> 01:23:44,640
 the community.

1287
01:23:44,640 --> 01:23:47,840
 We also were able to create some great open areas.

1288
01:23:47,840 --> 01:23:52,160
 We've got a dog park down here at the southwest end.

1289
01:23:52,160 --> 01:23:57,040
 Over here is just kind of ... We actually had a building in this location one time, and

1290
01:23:57,040 --> 01:24:02,680
 there is a fantastic cluster of trees that we were able to save by moving this building

1291
01:24:02,680 --> 01:24:08,840
 somewhere else, and this line that you see here is like a variable height retaining wall,

1292
01:24:08,840 --> 01:24:13,680
 that this is just another great open area that's preserving a lot of trees.

1293
01:24:13,680 --> 01:24:18,760
 We also, at one point, this commercial site came all the way down here, and it just kind

1294
01:24:18,760 --> 01:24:23,640
 of had a weird angle, but again, there's some great trees in this area that we decided to

1295
01:24:23,640 --> 01:24:29,320
 square off that commercial site, make that more open space for the project.

1296
01:24:29,320 --> 01:24:33,400
 We had, at one point in time, we had our trash dumpster down here, but as we really looked

1297
01:24:33,400 --> 01:24:38,000
 at the tree preservation, we were able to move that somewhere else, create this other

1298
01:24:38,000 --> 01:24:44,560
 open area down here, not just for the tree preservation, but as a kind of a serenity

1299
01:24:44,560 --> 01:24:49,600
 park of what we want to really, really call this.

1300
01:24:49,600 --> 01:24:57,000
 As this site plan evolved, it really became based on a few things, right?

1301
01:24:57,000 --> 01:25:02,240
 It's the walkability and the connection, and it's the tree preservation, and a lot of sites

1302
01:25:02,240 --> 01:25:07,680
 that maybe you guys see is that tree preservation ends up being in ESA areas, right?

1303
01:25:07,680 --> 01:25:09,780
 They have to be preserved because they can't go in there.

1304
01:25:09,780 --> 01:25:14,440
 We see it as an advantage to the project, and so yes, we do have clusters of trees that

1305
01:25:14,440 --> 01:25:21,400
 we're saving, but throughout this whole site, we've got great, wonderful trees that we're

1306
01:25:21,400 --> 01:25:27,040
 going to be able to save, and so what we think this does is that this creates a new, fresh,

1307
01:25:27,040 --> 01:25:30,200
 really beautiful design, but it looks old, right?

1308
01:25:30,200 --> 01:25:35,480
 It looks like it's been there for a long time because these trees are just fantastic.

1309
01:25:35,480 --> 01:25:43,960
 Really the tree preservation was a big, big determination of our site plan.

1310
01:25:43,960 --> 01:25:50,160
 We absolutely will agree with the 27% tree preservation.

1311
01:25:50,160 --> 01:25:55,080
 Our hope is that we're going to be above that, because it only makes the project better as

1312
01:25:55,080 --> 01:25:57,000
 far as we're concerned.

1313
01:25:57,000 --> 01:25:59,960
 We are only required 32 bike racks right now.

1314
01:25:59,960 --> 01:26:00,960
 We're at 80.

1315
01:26:00,960 --> 01:26:05,320
 If we can figure out how to get more, we're going to do more, because what's happening

1316
01:26:05,320 --> 01:26:09,640
 in this area with this whole 80 acres that, you know, if Greg Johnson's here, I don't

1317
01:26:09,640 --> 01:26:13,140
 know if he's going to be able to share, but there's a lot of commercial development going

1318
01:26:13,140 --> 01:26:18,600
 on around this whole 80 acres, and so the more connectivity, the more walkability, the

1319
01:26:18,600 --> 01:26:22,880
 more bike riding that we can do is just better for the project, right?

1320
01:26:22,880 --> 01:26:27,100
 And so we're going to be putting a lot of thought into what we do with our two acres

1321
01:26:27,100 --> 01:26:28,580
 of commercial.

1322
01:26:28,580 --> 01:26:32,360
 The existing landowner is going to be doing some commercial on the north side of Hummingbird

1323
01:26:32,360 --> 01:26:36,920
 once it gets created, so making sure that there's synergy with those commercial sites

1324
01:26:36,920 --> 01:26:42,220
 along Hummingbird and Mayhill.

1325
01:26:42,220 --> 01:26:44,140
 So these are just the site plan evolution.

1326
01:26:44,140 --> 01:26:46,860
 So this is kind of the blow-up of how we're doing our fence.

1327
01:26:46,860 --> 01:26:51,240
 You can see that the site fence is in between the buildings as opposed to in front of the

1328
01:26:51,240 --> 01:26:57,300
 buildings, and again, that's just something that's really going to create that inviting

1329
01:26:57,300 --> 01:26:59,080
 environment for the site.

1330
01:26:59,080 --> 01:27:03,560
 But right now, this is the tree preservation plan.

1331
01:27:03,560 --> 01:27:07,680
 You know, this is the big cluster of trees that we saved over here as well, but you can

1332
01:27:07,680 --> 01:27:14,080
 see throughout these open spaces, but also in the middle of our pool courtyard, anywhere

1333
01:27:14,080 --> 01:27:18,360
 that we can shift a building to save trees, we're doing it, right?

1334
01:27:18,360 --> 01:27:21,200
 And that's not to meet this 30%.

1335
01:27:21,200 --> 01:27:24,200
 We're doing it because it just makes the project better.

1336
01:27:24,200 --> 01:27:33,900
 And you know, if we hit the 30% or more, great, but we are absolutely committed to making

1337
01:27:33,900 --> 01:27:34,900
 that happen.

1338
01:27:34,900 --> 01:27:40,520
 As you can see, our required canopy for the site with this tree preservation is 246,000,

1339
01:27:40,520 --> 01:27:43,000
 and right now we're at 365,000.

1340
01:27:43,000 --> 01:27:49,840
 So as we are able to shift things around, that canopy hopefully will grow.

1341
01:27:49,840 --> 01:27:56,200
 So the transportation with Hummingbird, I don't know if Julie knows this, but our TIA

1342
01:27:56,200 --> 01:27:57,840
 was approved today.

1343
01:27:57,840 --> 01:28:02,480
 We did get that letter sent to us, so we are good to go there.

1344
01:28:02,480 --> 01:28:06,480
 We do have those two means of access, the one off of Mayhill.

1345
01:28:06,480 --> 01:28:10,000
 That's not going to be a primary access, that's going to be secondary access, the primary

1346
01:28:10,000 --> 01:28:14,360
 access is going to be off of Hummingbird so that we don't have a bunch of traffic, additional

1347
01:28:14,360 --> 01:28:17,720
 traffic going out to Mayhill.

1348
01:28:17,720 --> 01:28:22,720
 And you know, the surrounding area, the high school is literally almost right across the

1349
01:28:22,720 --> 01:28:27,520
 street, but there is just a variety of commercial developments within a stone's throw of where

1350
01:28:27,520 --> 01:28:28,520
 we are.

1351
01:28:28,520 --> 01:28:32,640
 So the future commercial developments in this area right now, we've got tractor supply,

1352
01:28:32,640 --> 01:28:40,400
 urban air, auto zone, there's dental, but we also see this site as something that students

1353
01:28:40,400 --> 01:28:42,520
 could potentially live here as well.

1354
01:28:42,520 --> 01:28:48,720
 Maybe they don't want to live in the hustle and bustle of a college project and they want

1355
01:28:48,720 --> 01:28:50,360
 something a little bit quieter.

1356
01:28:50,360 --> 01:28:55,920
 This is five miles away from North Texas and three miles away from TWU.

1357
01:28:55,920 --> 01:29:01,800
 So you know, I'm kind of out of time here, but I'm here to answer any questions that

1358
01:29:01,800 --> 01:29:05,560
 you guys might have, so thank you very much.

1359
01:29:05,560 --> 01:29:07,240
 And thank you very much.

1360
01:29:07,240 --> 01:29:12,400
 Any questions at this time, our applicant?

1361
01:29:12,400 --> 01:29:13,400
 Commissioner McDade.

1362
01:29:13,400 --> 01:29:16,260
 Thank you, Madam Chair.

1363
01:29:16,260 --> 01:29:21,600
 I believe I heard in your introduction you said that your company deals in affordable

1364
01:29:21,600 --> 01:29:23,480
 housing also?

1365
01:29:23,480 --> 01:29:26,420
 Our company, we do.

1366
01:29:26,420 --> 01:29:32,400
 Right now we are converting one of our market rate properties to affordable down in Houston.

1367
01:29:32,400 --> 01:29:39,080
 I personally have been doing affordable housing since 2002, different states, California,

1368
01:29:39,080 --> 01:29:40,840
 Texas, and Louisiana.

1369
01:29:40,840 --> 01:29:45,640
 That is a long-term goal for our company is to do more affordable housing, but we're doing

1370
01:29:45,640 --> 01:29:47,840
 our first deal right now.

1371
01:29:47,840 --> 01:29:50,120
 So these apartments are not affordable?

1372
01:29:50,120 --> 01:29:51,560
 No, sir, they are not.

1373
01:29:51,560 --> 01:29:52,880
 These are all market rate apartments.

1374
01:29:52,880 --> 01:29:53,880
 Okay.

1375
01:29:53,880 --> 01:30:02,240
 I was just curious because I know, in my opinion, what the city needs more, true, we need apartments,

1376
01:30:02,240 --> 01:30:07,960
 but we need more affordable housing, but it seems like no one wants to do the affordable

1377
01:30:07,960 --> 01:30:08,960
 housing.

1378
01:30:08,960 --> 01:30:12,280
 They're pretty much marketplace.

1379
01:30:12,280 --> 01:30:13,280
 That's interesting.

1380
01:30:13,280 --> 01:30:17,060
 I know that there's a tax credit deal to our south.

1381
01:30:17,060 --> 01:30:20,840
 We actually looked at a deal across Mayhill from pretty much where we are.

1382
01:30:20,840 --> 01:30:23,600
 There's a PFC being put in place over there as well.

1383
01:30:23,600 --> 01:30:28,440
 Then there are some older, I'm trying to remember the name of the project, but there are some

1384
01:30:28,440 --> 01:30:32,400
 older tax credit properties over there.

1385
01:30:32,400 --> 01:30:36,840
 The problem with doing tax credit in this location when there are other tax credits

1386
01:30:36,840 --> 01:30:42,840
 given is that you've got the one mile, three year rule, and then the three mile, or there's

1387
01:30:42,840 --> 01:30:45,200
 another, there's rules, right?

1388
01:30:45,200 --> 01:30:49,200
 We wouldn't be able to apply for tax credits on this particular job because tax credits

1389
01:30:49,200 --> 01:30:52,840
 were awarded within a small mile radius.

1390
01:30:52,840 --> 01:30:53,840
 Okay.

1391
01:30:53,840 --> 01:30:54,840
 All right.

1392
01:30:54,840 --> 01:30:55,840
 Thank you.

1393
01:30:55,840 --> 01:30:57,840
 Yes, sir.

1394
01:30:57,840 --> 01:30:58,840
 Any other questions?

1395
01:30:58,840 --> 01:31:03,640
 I've got a quick question that I don't know if I fully understand with Julie's.

1396
01:31:03,640 --> 01:31:08,860
 With the development to the south, will they connect?

1397
01:31:08,860 --> 01:31:10,120
 We're hoping so.

1398
01:31:10,120 --> 01:31:11,120
 Okay.

1399
01:31:11,120 --> 01:31:14,520
 Right now, those are two separate developments.

1400
01:31:14,520 --> 01:31:20,480
 There are some grade issues, and some of those grade issues are determined by tree preservation.

1401
01:31:20,480 --> 01:31:29,320
 I know on the southwest side of our project and the southeast side of phase one, there

1402
01:31:29,320 --> 01:31:32,560
 is a way there's supposed to be a big retaining wall there.

1403
01:31:32,560 --> 01:31:36,040
 Right now, from a civil engineering perspective, we're analyzing that, figuring out how we

1404
01:31:36,040 --> 01:31:41,280
 can change the grade and not put in a retaining wall since we're now buying that property.

1405
01:31:41,280 --> 01:31:45,380
 Before, if we weren't buying that property, we would have to do the retaining wall.

1406
01:31:45,380 --> 01:31:50,480
 As a result, there can be additional trees preserved on our site and potentially on phase

1407
01:31:50,480 --> 01:31:51,480
 one.

1408
01:31:51,480 --> 01:31:54,700
 If we can do that and have that connectivity, we'd like to.

1409
01:31:54,700 --> 01:31:58,400
 The best connectivity is on the north side of phase one and on the south side of phase

1410
01:31:58,400 --> 01:32:03,200
 two, but unfortunately, that grade is huge there.

1411
01:32:03,200 --> 01:32:06,080
 We wouldn't be able to meet any kind of ADA or anything like that.

1412
01:32:06,080 --> 01:32:07,080
 I see.

1413
01:32:07,080 --> 01:32:08,080
 Okay.

1414
01:32:08,080 --> 01:32:09,080
 Thank you for clarifying that.

1415
01:32:09,080 --> 01:32:10,080
 Appreciate it.

1416
01:32:10,080 --> 01:32:11,080
 At this time, I don't see any other questions.

1417
01:32:11,080 --> 01:32:12,080
 Thank you.

1418
01:32:12,080 --> 01:32:13,080
 Appreciate it.

1419
01:32:13,080 --> 01:32:14,080
 Thank you.

1420
01:32:14,080 --> 01:32:20,480
 Next card I have to speak on this item is Nathan Toon.

1421
01:32:20,480 --> 01:32:21,480
 Good evening, sir.

1422
01:32:21,480 --> 01:32:22,480
 Good evening.

1423
01:32:22,480 --> 01:32:28,120
 Nathan Toon, 3201 Carmel Street, Denton, Texas.

1424
01:32:28,120 --> 01:32:34,200
 I worked alongside Greg and the landowners on this property for the last four to five

1425
01:32:34,200 --> 01:32:40,720
 years, as far as marketing to users, developers, and so I mainly wanted to just speak to the

1426
01:32:40,720 --> 01:32:49,480
 appropriateness of the use and the demand for the product type in this particular area.

1427
01:32:49,480 --> 01:32:54,720
 I think, as several have mentioned, we've got a lot of commercial projects planned on

1428
01:32:54,720 --> 01:32:56,380
 this property.

1429
01:32:56,380 --> 01:32:59,000
 It's a unique property in that it's so large.

1430
01:32:59,000 --> 01:33:05,720
 These owners have acquired, at one time, it was just under 80 acres, spanning from Loop

1431
01:33:05,720 --> 01:33:08,560
 288 to McKinney to Mayhill.

1432
01:33:08,560 --> 01:33:15,040
 So you've got a big piece of land in an area that has kind of been neglected from a development

1433
01:33:15,040 --> 01:33:21,800
 standpoint for a while, but we've had multifamily groups from all over the country, all over

1434
01:33:21,800 --> 01:33:28,720
 the state, at least 100 plus, and they're still calling about this particular site just

1435
01:33:28,720 --> 01:33:33,960
 because in Denton, Texas, there's a tremendous demand for sites like this.

1436
01:33:33,960 --> 01:33:42,120
 I think the population is growing as such, that we need more product on the ground, and

1437
01:33:42,120 --> 01:33:47,560
 aside from that, as we've looked at, there is a phase one apartment project that's already

1438
01:33:47,560 --> 01:33:54,200
 been approved that's down the road, but I would just kind of ask the question, if not

1439
01:33:54,200 --> 01:34:01,600
 apartments or higher density residential, what other use would be appropriate here?

1440
01:34:01,600 --> 01:34:09,080
 I think the only other potential use is industrial, to take up as much land as we're looking at,

1441
01:34:09,080 --> 01:34:14,800
 and I don't think that that's going to be the most appropriate use with the other multifamily,

1442
01:34:14,800 --> 01:34:21,960
 with the coming retail and commercial, and so I think from that standpoint, I think it's

1443
01:34:21,960 --> 01:34:27,200
 a very appropriate use, and one where there's tremendous demand from people all over the

1444
01:34:27,200 --> 01:34:29,840
 place to get their hands on this site.

1445
01:34:29,840 --> 01:34:36,120
 So for those reasons alone, I support this project and hope that you guys will too, and

1446
01:34:36,120 --> 01:34:37,120
 appreciate your consideration.

1447
01:34:37,120 --> 01:34:38,120
 Thank you.

1448
01:34:38,120 --> 01:34:39,120
 Thank you.

1449
01:34:39,120 --> 01:34:49,800
 Next card I have is Greg Johnson.

1450
01:34:49,800 --> 01:34:50,800
 Good evening.

1451
01:34:50,800 --> 01:34:55,480
 I know some of you, and some of you are going to get a good laugh out of my voice here,

1452
01:34:55,480 --> 01:34:57,480
 so I lost it yesterday.

1453
01:34:57,480 --> 01:35:00,600
 Everybody in my house and my office is very happy about that.

1454
01:35:00,600 --> 01:35:09,080
 My name is Greg Johnson, address is 3801 Teasley Lane, Dunn, Texas, 76205, and I won't take

1455
01:35:09,080 --> 01:35:12,440
 four minutes because I'm going to run out of voice, but I did want to just share with

1456
01:35:12,440 --> 01:35:15,960
 you guys a little bit, put this here.

1457
01:35:15,960 --> 01:35:19,280
 There's a saying that at some point in your life, you want to go from successful to significant,

1458
01:35:19,280 --> 01:35:25,600
 and the gentleman who owned this property took a number of years to assemble 72 acres

1459
01:35:25,600 --> 01:35:30,280
 and a part of town that deserves mixed-use development, a part of town that's been ignored

1460
01:35:30,280 --> 01:35:32,920
 for a long time.

1461
01:35:32,920 --> 01:35:36,560
 These gentlemen have made all the money that they could ever spend, but they're all Denton

1462
01:35:36,560 --> 01:35:41,120
 folks, and they wanted to see something great happen on this side of town, so they took

1463
01:35:41,120 --> 01:35:45,200
 the risk, and it took them a long time to buy it all, and then to decide what do we

1464
01:35:45,200 --> 01:35:46,720
 do with it.

1465
01:35:46,720 --> 01:35:52,880
 So our firm has been working with them for six years on this project now, and as we walk

1466
01:35:52,880 --> 01:35:57,280
 through this, and there's a million different iterations of what we could have done with

1467
01:35:57,280 --> 01:36:02,200
 it, and what ultimately we arrived at is you've got a mixed-use development at Razor Ranch,

1468
01:36:02,200 --> 01:36:06,920
 you've got a mixed-use development at 35 and 288, but this part of town has been ignored

1469
01:36:06,920 --> 01:36:13,360
 for so long, and so if you can make a place and do something great that this side of town

1470
01:36:13,360 --> 01:36:20,320
 could have something new and shiny and vibrant and walkable and all those things, and so

1471
01:36:20,320 --> 01:36:24,240
 as we reached out, and we spent a lot of time talking to grocers and a lot of time talking

1472
01:36:24,240 --> 01:36:29,840
 to big boxes, and we heard the same thing over and over, is you really got to have the

1473
01:36:29,840 --> 01:36:34,640
 bodies to support the smaller retail, and as you guys probably know, grocery stores

1474
01:36:34,640 --> 01:36:36,040
 don't pay much.

1475
01:36:36,040 --> 01:36:38,360
 You have to make your money on all the outlying pieces.

1476
01:36:38,360 --> 01:36:43,880
 Most of the big grocery stores now want their piece for free, and so the idea here was to

1477
01:36:43,880 --> 01:36:50,680
 make a place where you've got the residential component, this site is massive, 72, more

1478
01:36:50,680 --> 01:36:57,080
 than 72 acres now, and so you've got that big hole in the donut that nobody can see,

1479
01:36:57,080 --> 01:37:02,400
 and so that's either going to be warehouse or something like that, and whenever the team

1480
01:37:02,400 --> 01:37:08,640
 decided, we really think we could make a true multifamily neighborhood with enough units

1481
01:37:08,640 --> 01:37:14,160
 to where it feels like a neighborhood, enough buildings, not your typical thing where there's

1482
01:37:14,160 --> 01:37:20,720
 five buildings and 7-11 next to it, so what's really unique here is you have the same developer

1483
01:37:20,720 --> 01:37:26,000
 developing both sites, phase one and phase two, and as you heard before, most of you

1484
01:37:26,000 --> 01:37:28,880
 are probably familiar with the Opportunity Zone.

1485
01:37:28,880 --> 01:37:35,080
 The Opportunity Zone is only advantageous if you hold the property for 10 years, and

1486
01:37:35,080 --> 01:37:40,560
 so they're married to this for 10 years, which made us very comfortable because they can't

1487
01:37:40,560 --> 01:37:46,280
 build crap, and I just want to share with you I didn't put the names on here because

1488
01:37:46,280 --> 01:37:52,600
 I'm not 100% sure that we can disclose yet, but everything you see that's in gray is in

1489
01:37:52,600 --> 01:37:57,840
 contract waiting to close, and once all of the entitlements and everything are done in

1490
01:37:57,840 --> 01:38:02,560
 terms of access and sewer and all that, the blue is future, and that's frankly just waiting

1491
01:38:02,560 --> 01:38:06,280
 for Mayhill and McKinney Street to finish and grow up.

1492
01:38:06,280 --> 01:38:13,400
 And so we have a national, what I call a junior anchor retailer on the north side there, we

1493
01:38:13,400 --> 01:38:20,480
 have a national family entertainment, what I call a medium-sized box, family entertainment

1494
01:38:20,480 --> 01:38:27,160
 facility, we've got auto retail, food, car wash, another national tenant, an existing

1495
01:38:27,160 --> 01:38:32,960
 regional dental company, their money's all non-refundable, they're ready to close, we're

1496
01:38:32,960 --> 01:38:35,880
 just waiting on street improvements to be approved and so on.

1497
01:38:35,880 --> 01:38:40,200
 So this is a real deal, this is some pie in the sky, let me show you a bunch of pretty

1498
01:38:40,200 --> 01:38:46,000
 pictures and then maybe it'll happen, everybody's already committed, and I'll just tell you

1499
01:38:46,000 --> 01:38:50,440
 I'm super proud that our firm's been able to be involved with this because we do a lot

1500
01:38:50,440 --> 01:38:55,200
 of stuff around it, but I think I'm going to drive by this thing someday and be pretty

1501
01:38:55,200 --> 01:39:00,120
 pumped that we had a role in kind of changing the landscape of that side of dentin, which

1502
01:39:00,120 --> 01:39:05,000
 has just been ignored for so long, so we appreciate your consideration and I think you should

1503
01:39:05,000 --> 01:39:06,000
 support it.

1504
01:39:06,000 --> 01:39:07,000
 Thank you.

1505
01:39:07,000 --> 01:39:08,000
 Thank you, Mr. Johnson.

1506
01:39:08,000 --> 01:39:09,000
 Any questions?

1507
01:39:09,000 --> 01:39:10,000
 Commissioner?

1508
01:39:10,000 --> 01:39:11,000
 I haven't seen you yet.

1509
01:39:11,000 --> 01:39:19,080
 Greg, just one moment, Commissioner McDade I think has a question for you.

1510
01:39:19,080 --> 01:39:20,080
 Thank you, Chair.

1511
01:39:20,080 --> 01:39:23,000
 Yeah, I just need you to refresh my memory.

1512
01:39:23,000 --> 01:39:28,680
 It says multifamily phase one under construction, what's being built, what's actually being

1513
01:39:28,680 --> 01:39:29,680
 built there?

1514
01:39:29,680 --> 01:39:30,680
 Apartments or?

1515
01:39:30,680 --> 01:39:31,680
 Yes, sir.

1516
01:39:31,680 --> 01:39:36,140
 So it's the same, it's really the very, very similar development, same company.

1517
01:39:36,140 --> 01:39:41,520
 They closed on the first phase, which was about 13 and a half acres, I believe, they

1518
01:39:41,520 --> 01:39:45,520
 closed on that over a year ago, and they've just been awaiting permits, and so I think

1519
01:39:45,520 --> 01:39:50,480
 they've just received permits, the grading has begun, I'm saying that correct, right,

1520
01:39:50,480 --> 01:39:55,480
 the grading's begun and so you'll start to see a lot of dirt flying out there.

1521
01:39:55,480 --> 01:39:57,080
 All right, thank you.

1522
01:39:57,080 --> 01:39:58,080
 Thank you.

1523
01:39:58,080 --> 01:39:59,080
 Thank you very much.

1524
01:39:59,080 --> 01:40:00,080
 Thanks.

1525
01:40:00,080 --> 01:40:03,920
 I don't have any other cards in front of me to speak on this item, but anyone else wishing

1526
01:40:03,920 --> 01:40:09,180
 to speak is certainly welcome.

1527
01:40:09,180 --> 01:40:22,080
 Good evening.

1528
01:40:22,080 --> 01:40:28,920
 My name is JB Strange, I'm one of the, I'm at 531 North Locust, Denton 76201, I'm one

1529
01:40:28,920 --> 01:40:31,800
 of the owners of this property.

1530
01:40:31,800 --> 01:40:37,480
 We started this project over 10 years ago, and through those 10 years we acquired 75

1531
01:40:37,480 --> 01:40:44,480
 acres between Luke 288, north of McKinney, and west of Mayhill Road.

1532
01:40:44,480 --> 01:40:48,760
 We sold five acres off to Sir Denton, which was, in my opinion, one of the best deals

1533
01:40:48,760 --> 01:40:52,760
 we've ever done for Denton, because that has turned out to be a wonderful organization

1534
01:40:52,760 --> 01:40:54,880
 and a wonderful resource.

1535
01:40:54,880 --> 01:41:00,680
 We sold a 15 acre tract off to the same developer, closed a little over a year ago.

1536
01:41:00,680 --> 01:41:06,840
 We own property to the north, to the west, and to the south of this proposed project,

1537
01:41:06,840 --> 01:41:08,760
 and just wanted to come to that.

1538
01:41:08,760 --> 01:41:13,040
 You've heard all of the reasons why you should approve this, but I wanted to come and let

1539
01:41:13,040 --> 01:41:18,520
 you know, as owner of Steel Approximately, including this site, 55 acres out there, we

1540
01:41:18,520 --> 01:41:23,080
 very much endorse this use, and would appreciate it if you all would approve it.

1541
01:41:23,080 --> 01:41:26,660
 And I'll be happy to answer any questions that you might have.

1542
01:41:26,660 --> 01:41:28,880
 Any questions for Mr. Strange?

1543
01:41:28,880 --> 01:41:29,880
 Okay.

1544
01:41:29,880 --> 01:41:30,880
 I do not see any.

1545
01:41:30,880 --> 01:41:32,420
 Thank you, sir.

1546
01:41:32,420 --> 01:41:37,180
 Anyone else wishing to speak?

1547
01:41:37,180 --> 01:41:41,300
 Okay.

1548
01:41:41,300 --> 01:41:42,300
 Good evening, sir.

1549
01:41:42,300 --> 01:41:43,300
 If you'll state your name and address.

1550
01:41:43,300 --> 01:41:44,300
 Good evening, commissioners.

1551
01:41:44,300 --> 01:41:45,300
 I'm Pat Smith.

1552
01:41:45,300 --> 01:41:51,200
 I'm the CEO of Sir Denton 306, Northoop 288, Denton 76209.

1553
01:41:51,200 --> 01:41:57,200
 I want to speak in support of this project and give you a little insight that you probably

1554
01:41:57,200 --> 01:42:03,800
 isn't germane to the physical characteristics of the site, but I think it's important to

1555
01:42:03,800 --> 01:42:05,920
 the commitment to the community.

1556
01:42:05,920 --> 01:42:13,000
 So early on, obviously Virgil and I are good friends and Sir Denton exists because of Virgil.

1557
01:42:13,000 --> 01:42:15,640
 He won't say that, but I will.

1558
01:42:15,640 --> 01:42:24,320
 And when the opportunity came for him to sell these other parcels to the firm that's before

1559
01:42:24,320 --> 01:42:29,960
 you tonight, they did something I've never heard of in Denton before.

1560
01:42:29,960 --> 01:42:36,360
 They made a five-figure gift to a nonprofit that supports foster children.

1561
01:42:36,360 --> 01:42:43,080
 Totally before the contract was done, they made a five-figure gift to help an agency

1562
01:42:43,080 --> 01:42:45,320
 that helps foster children.

1563
01:42:45,320 --> 01:42:52,640
 I can tell you that that gift to that agency was huge, and I've never heard of another

1564
01:42:52,640 --> 01:42:57,000
 real estate developer in the city of Denton do that.

1565
01:42:57,000 --> 01:43:04,680
 And so they're invested in Denton, and they've been excellent to work with.

1566
01:43:04,680 --> 01:43:08,760
 For us at Sir Denton, it's important that Hummingbird goes through because that's going

1567
01:43:08,760 --> 01:43:12,000
 to improve access to the South for us.

1568
01:43:12,000 --> 01:43:18,120
 That's a major frustration for some of our customers is you can't really go South on

1569
01:43:18,120 --> 01:43:20,780
 Loop 288 from Market Street.

1570
01:43:20,780 --> 01:43:26,160
 And so having Hummingbird go through, we can connect through the commercial property through

1571
01:43:26,160 --> 01:43:31,880
 an easement that was already in place, and that will really help improve access for us.

1572
01:43:31,880 --> 01:43:33,840
 And we look forward to welcoming them to the neighborhood.

1573
01:43:33,840 --> 01:43:38,960
 I think we're going to get a very high-quality product in terms of the housing stock, and

1574
01:43:38,960 --> 01:43:41,520
 it's become very attractive.

1575
01:43:41,520 --> 01:43:46,200
 These national retailers want to see rooftops, and they want to see rooftops with a certain

1576
01:43:46,200 --> 01:43:50,000
 median income, and this will do that.

1577
01:43:50,000 --> 01:43:54,800
 I think this will be a great benefit to the community, and so I have speak in support.

1578
01:43:54,800 --> 01:43:55,800
 Thank you.

1579
01:43:55,800 --> 01:43:56,800
 Thank you.

1580
01:43:56,800 --> 01:43:57,800
 Any questions?

1581
01:43:57,800 --> 01:43:58,800
 Any questions?

1582
01:43:58,800 --> 01:43:59,800
 Thank you.

1583
01:43:59,800 --> 01:44:09,200
 Amy Vissett, 109 North Elm, Denton 76201.

1584
01:44:09,200 --> 01:44:11,880
 I'm also here to speak in support of this project.

1585
01:44:11,880 --> 01:44:17,800
 I've had the privilege of being a part of this development since the initial zoning

1586
01:44:17,800 --> 01:44:21,880
 change, which I believe was approved in 2017.

1587
01:44:21,880 --> 01:44:29,040
 I watched Virgil assemble, I believe it was 11 tracts of land at the time, and we brought

1588
01:44:29,040 --> 01:44:35,320
 it forward as a unified zoning change with a vision for this area that is incredibly

1589
01:44:35,320 --> 01:44:38,120
 complex and difficult to execute on.

1590
01:44:38,120 --> 01:44:43,320
 When Greg was up here a few minutes ago, I counted the number of lots in this 75 acres.

1591
01:44:43,320 --> 01:44:45,580
 There are 23 lots.

1592
01:44:45,580 --> 01:44:47,320
 It's truly a mixed-use development.

1593
01:44:47,320 --> 01:44:50,720
 It has been complicated from the beginning.

1594
01:44:50,720 --> 01:44:52,920
 We have shared detention.

1595
01:44:52,920 --> 01:44:58,720
 We have a number of end users, a number of project teams and engineers involved across

1596
01:44:58,720 --> 01:45:06,800
 this site, but Virgil and his partners in this development saw a vision for this area,

1597
01:45:06,800 --> 01:45:09,800
 and it is incredibly unique for Denton.

1598
01:45:09,800 --> 01:45:18,640
 It borders three major arterials and is in an area that is lacking in a number of neighborhood

1599
01:45:18,640 --> 01:45:24,360
 services and retail and commercial developments.

1600
01:45:24,360 --> 01:45:31,120
 I've been fortunate to be involved with Virgil throughout this entire development over the

1601
01:45:31,120 --> 01:45:37,600
 years, and we're finally starting to see the fruits of our labor and see it come to fruition.

1602
01:45:37,600 --> 01:45:43,240
 I'm here to support it, and we'll echo what everyone else has said, which is that if we

1603
01:45:43,240 --> 01:45:47,760
 want to see those commercial and retail and neighborhood service uses, the rooftops have

1604
01:45:47,760 --> 01:45:50,720
 to be there first, so thank you.

1605
01:45:50,720 --> 01:45:53,220
 Thank you.

1606
01:45:53,220 --> 01:45:54,220
 This is a public hearing.

1607
01:45:54,220 --> 01:45:57,920
 I don't have any other cards in front of me, but is there anyone else wishing to speak

1608
01:45:57,920 --> 01:45:58,920
 on this item?

1609
01:45:58,920 --> 01:45:59,920
 Okay.

1610
01:45:59,920 --> 01:46:05,840
 Seeing none, I'm going to go ahead and close the public hearing and open the floor for

1611
01:46:05,840 --> 01:46:07,720
 a motion or discussion.

1612
01:46:07,720 --> 01:46:08,720
 Commissioner Smith.

1613
01:46:08,720 --> 01:46:15,360
 I want to make a motion to approve, and I want to say thank you to Varis, to Bridgeview,

1614
01:46:15,360 --> 01:46:20,080
 to Mr. Strange, and all the work that you guys have done, and super excited to see this

1615
01:46:20,080 --> 01:46:22,760
 come into the neighborhood, come into the area.

1616
01:46:22,760 --> 01:46:26,680
 For as many affordable housing projects as we see, especially in this area, for the Opportunity

1617
01:46:26,680 --> 01:46:32,080
 Zone, you need to have a good balance of affordable housing units that can come in, as well as

1618
01:46:32,080 --> 01:46:36,040
 market rate housing units, because if you only ever accept and look at affordable housing

1619
01:46:36,040 --> 01:46:41,560
 units in one Opportunity Zone, you end up bringing down the entire neighborhood.

1620
01:46:41,560 --> 01:46:46,920
 For the development code and the mission of the planning department to try to create as

1621
01:46:46,920 --> 01:46:51,400
 much diverse housing, I'm excited to see the work and the effort you guys put in, especially

1622
01:46:51,400 --> 01:46:56,320
 with finding the retail and other big chains that will come in, especially because of that

1623
01:46:56,320 --> 01:46:58,880
 traction, as Ms. Bissett said, to the rooftops there.

1624
01:46:58,880 --> 01:47:02,560
 I just want to take a moment to say thank you, and great job.

1625
01:47:02,560 --> 01:47:03,560
 Thank you.

1626
01:47:03,560 --> 01:47:04,560
 Commissioner Anderson?

1627
01:47:04,560 --> 01:47:09,840
 I'll second the motion, but I would also like to say congratulations on this, because it's

1628
01:47:09,840 --> 01:47:14,600
 been a long time since that track sat empty, and it's going to be nice to see some, you

1629
01:47:14,600 --> 01:47:19,240
 know, something, rooftops and, you know, some commercial businesses along there.

1630
01:47:19,240 --> 01:47:25,160
 I guess it's been, what, since ASO, not ASO, Foxworth Galbraith was there, and it's been

1631
01:47:25,160 --> 01:47:28,400
 an eyesore for years, just broad land sitting out there.

1632
01:47:28,400 --> 01:47:32,360
 So anyway, congratulations, and I can't wait to see what happens.

1633
01:47:32,360 --> 01:47:36,160
 We've got a first and a second for approval discussion.

1634
01:47:36,160 --> 01:47:37,160
 Commissioner Pruitt?

1635
01:47:37,160 --> 01:47:38,160
 Thank you, Chair.

1636
01:47:38,160 --> 01:47:41,360
 Yeah, I just wanted to say thank you for all the effort.

1637
01:47:41,360 --> 01:47:48,400
 I echo comments about Julie, and wish we had about four of her, but I trust that she's

1638
01:47:48,400 --> 01:47:52,840
 working on that with all of our young planners coming up.

1639
01:47:52,840 --> 01:47:58,640
 You know, I think I very much appreciate the attention to detail here.

1640
01:47:58,640 --> 01:48:05,520
 Obviously, you know, you can't do everything you like because of grade, grade limitations

1641
01:48:05,520 --> 01:48:07,880
 and whatnot.

1642
01:48:07,880 --> 01:48:11,960
 In my opinion, you know, the whole area would be a whole lot more of a community and walkable

1643
01:48:11,960 --> 01:48:19,600
 if it was, you know, two dozen blocks in an interconnected network, but within the constraints

1644
01:48:19,600 --> 01:48:27,920
 of the mobility plan and the development code and how this area is parceled up, I think,

1645
01:48:27,920 --> 01:48:32,680
 you know, there's no worry of me of this parcel.

1646
01:48:32,680 --> 01:48:36,480
 I guess the other thing I'll say is, you know, we talked about affordable housing a little

1647
01:48:36,480 --> 01:48:46,600
 bit, and yes, I'm all for getting more of it, but we just need to remember that if we

1648
01:48:46,600 --> 01:48:50,920
 don't build enough market rate housing, what that does is it increases the market rate

1649
01:48:50,920 --> 01:48:55,780
 of housing, which means that you need more affordable housing, and so by building more

1650
01:48:55,780 --> 01:49:00,120
 market rate housing, you reduce your need for affordable housing, essentially.

1651
01:49:00,120 --> 01:49:03,000
 Thank you.

1652
01:49:03,000 --> 01:49:04,160
 Thank you.

1653
01:49:04,160 --> 01:49:08,240
 Any other discussion after our motion for approval?

1654
01:49:08,240 --> 01:49:12,240
 I'll just say I'm excited to see all of this happening.

1655
01:49:12,240 --> 01:49:15,880
 I remember when the zoning change request came in, I remember when the concept behind

1656
01:49:15,880 --> 01:49:22,840
 that came in, and to now see that concept coming to fruition is very exciting.

1657
01:49:22,840 --> 01:49:26,160
 So with that, I believe the board's working again, so we can go ahead and take a vote

1658
01:49:26,160 --> 01:49:36,240
 on the board.

1659
01:49:36,240 --> 01:49:39,280
 That motion carries 6-1.

1660
01:49:39,280 --> 01:49:41,080
 Congratulations.

1661
01:49:41,080 --> 01:49:50,000
 All right, that will move us to 5-D, PDA 22-0004.

1662
01:49:50,000 --> 01:49:51,680
 Julie Wyatt is here for presentation.

1663
01:49:51,680 --> 01:49:53,200
 I will open the public hearing.

1664
01:49:53,200 --> 01:49:56,360
 All right, good evening.

1665
01:49:56,360 --> 01:50:03,920
 All right, here we go.

1666
01:50:03,920 --> 01:50:10,240
 Julie Wyatt, Senior Planner with the City of Denton, and I am presenting PDA 22-0004,

1667
01:50:10,240 --> 01:50:13,420
 the Preserve at Pecan Creek.

1668
01:50:13,420 --> 01:50:19,060
 The request before you is an amendment to the development plan for sections J and K of

1669
01:50:19,060 --> 01:50:21,320
 PD 132.

1670
01:50:21,320 --> 01:50:25,100
 This request doesn't have anything to do with a change in the use or density.

1671
01:50:25,100 --> 01:50:31,800
 The property is platted for 21 single-family homes, as well as open spaces, and it's actually

1672
01:50:31,800 --> 01:50:37,480
 ... The neighborhood street has actually been constructed, but the request is to increase

1673
01:50:37,480 --> 01:50:44,200
 the building coverage from 33% to 55%, and also to increase the rear yard building line

1674
01:50:44,200 --> 01:50:46,600
 from 5 feet to 20 feet.

1675
01:50:46,600 --> 01:50:50,400
 Just a little bit of history on PD 132, that's the Preserve at Pecan Creek.

1676
01:50:50,400 --> 01:50:52,800
 It's actually one of our older PDs.

1677
01:50:52,800 --> 01:50:55,440
 It predates the 2002 ... Didn't develop my code.

1678
01:50:55,440 --> 01:50:57,120
 It was established in 1988.

1679
01:50:57,120 --> 01:51:00,880
 I think it was called Southview at the time.

1680
01:51:00,880 --> 01:51:04,080
 The original plan had 35% building coverage.

1681
01:51:04,080 --> 01:51:09,940
 However, a maximum building coverage was removed from the PD in 1998.

1682
01:51:09,940 --> 01:51:16,200
 The majority of the PD was constructed without that maximum building coverage.

1683
01:51:16,200 --> 01:51:26,520
 In 2019, the developer came in to amend the PD for sections J and K. Originally, those

1684
01:51:26,520 --> 01:51:30,840
 were supposed to be commercial development and institutional development.

1685
01:51:30,840 --> 01:51:35,840
 However, there were some mobility plan changes, and it really didn't work anymore, so they

1686
01:51:35,840 --> 01:51:38,640
 changed that PD to the residential uses.

1687
01:51:38,640 --> 01:51:43,640
 As part of that request, they did put that 33% lot coverage in.

1688
01:51:43,640 --> 01:51:48,320
 Some of you may remember, there were also some other conditions associated with that

1689
01:51:48,320 --> 01:51:49,320
 approval.

1690
01:51:49,320 --> 01:51:54,560
 It included things like adherence to our current tree preservation requirements, adding minimum

1691
01:51:54,560 --> 01:52:00,040
 landscaping in both the front yard and rear yard, as well as street trees along arterials,

1692
01:52:00,040 --> 01:52:01,840
 and a pedestrian crossing on Lakeview.

1693
01:52:01,840 --> 01:52:06,000
 I did want to point out, as I mentioned, it's under construction.

1694
01:52:06,000 --> 01:52:09,720
 They have got that pedestrian crossing.

1695
01:52:09,720 --> 01:52:10,720
 They've been working on it.

1696
01:52:10,720 --> 01:52:11,800
 They have the barrier free ramps.

1697
01:52:11,800 --> 01:52:14,600
 I show a picture here on your screen.

1698
01:52:14,600 --> 01:52:15,920
 They've got the street trees.

1699
01:52:15,920 --> 01:52:21,440
 I believe the stop signs, the poles are in, but they still have to put the sign on it,

1700
01:52:21,440 --> 01:52:23,000
 so at that pedestrian crossing.

1701
01:52:23,000 --> 01:52:29,600
 They are making progress toward those conditions.

1702
01:52:29,600 --> 01:52:34,920
 The development plan, as I mentioned, is really just to modify that maximum building coverage

1703
01:52:34,920 --> 01:52:39,400
 and that rear building setback.

1704
01:52:39,400 --> 01:52:44,320
 As part of this request, we did want to look at impacts and compatibility.

1705
01:52:44,320 --> 01:52:51,400
 As part of our analysis, we looked at 73 nearby residential lots to see how the preserve looked

1706
01:52:51,400 --> 01:52:55,020
 and how it had developed.

1707
01:52:55,020 --> 01:53:01,100
 We saw lot sizes between about 5,400 square feet and almost 20,000 square feet.

1708
01:53:01,100 --> 01:53:05,220
 Building footprints, and that's that first floor primary structure building footprint,

1709
01:53:05,220 --> 01:53:10,280
 so it wouldn't include any maybe outdoor kitchens or sheds or offset garages, but that ranges

1710
01:53:10,280 --> 01:53:14,540
 from about 2,000 square feet to nearly 4,000 square feet.

1711
01:53:14,540 --> 01:53:20,300
 That comes out to about 17% to 46% building coverage.

1712
01:53:20,300 --> 01:53:21,420
 That's not lot coverage.

1713
01:53:21,420 --> 01:53:23,740
 That's just the building.

1714
01:53:23,740 --> 01:53:25,880
 She broke it down into lot sizes.

1715
01:53:25,880 --> 01:53:31,100
 It seems that the smaller the lot size, the larger that building footprint, that percentage

1716
01:53:31,100 --> 01:53:38,220
 was, so lots that were less than 7,200 square feet had an average building coverage of 42%.

1717
01:53:38,220 --> 01:53:40,300
 The larger lots, it wasn't as big.

1718
01:53:40,300 --> 01:53:43,340
 It was average about 26%.

1719
01:53:43,340 --> 01:53:49,180
 The rear yard setback in the preserve ranges between 5 and 10 feet.

1720
01:53:49,180 --> 01:53:53,900
 The requested building coverage is larger than what we typically see around there.

1721
01:53:53,900 --> 01:53:59,740
 We felt like it wasn't significant to be out of character with a typical suburban development

1722
01:53:59,740 --> 01:54:00,740
 pattern.

1723
01:54:00,740 --> 01:54:05,700
 It would also allow for a variety of architectural styles, particularly one-story buildings to

1724
01:54:05,700 --> 01:54:10,700
 allow that larger footprint, so you wouldn't have to necessarily build up.

1725
01:54:10,700 --> 01:54:16,780
 What we did, we did have concerns about that increased building size, so that's where that

1726
01:54:16,780 --> 01:54:20,020
 increased rear yard setback came in.

1727
01:54:20,020 --> 01:54:26,780
 These are not, these are schematic, but on your screen you can see the blue line is about

1728
01:54:26,780 --> 01:54:29,880
 where a five-foot rear yard setback is.

1729
01:54:29,880 --> 01:54:36,420
 The yellow line is about where a 20-foot rear yard setback is, so just to kind of tell how

1730
01:54:36,420 --> 01:54:39,460
 close those would be to those adjacent properties.

1731
01:54:39,460 --> 01:54:43,300
 There's also a required minimum landscaping in the rear yards.

1732
01:54:43,300 --> 01:54:50,220
 That's that 20%, 30% in the front yard, 20% in the rear yard, and 55% building coverage

1733
01:54:50,220 --> 01:54:56,020
 is pretty comparable to what we see in our base zoning districts in Denton now, R3 and

1734
01:54:56,020 --> 01:54:59,220
 R4 being 50% and then R6 being 60%.

1735
01:54:59,220 --> 01:55:02,540
 Oops, sorry, went the wrong way.

1736
01:55:02,540 --> 01:55:05,380
 We did send out public notification.

1737
01:55:05,380 --> 01:55:11,460
 We received a couple of responses, two in favor and one in opposition.

1738
01:55:11,460 --> 01:55:17,820
 As I talked about in work session, a lot of the concerns that we heard were related to

1739
01:55:17,820 --> 01:55:21,540
 exterior building materials as we talked about in work session.

1740
01:55:21,540 --> 01:55:28,500
 Unfortunately, the city is preempted from enforcing any minimum masonry requirements,

1741
01:55:28,500 --> 01:55:33,420
 and so while of course we would love to have that part of this, it's just not something

1742
01:55:33,420 --> 01:55:36,820
 that we could enforce.

1743
01:55:36,820 --> 01:55:40,820
 So based upon the criteria for approval, staff does recommend approval of the request.

1744
01:55:40,820 --> 01:55:42,420
 I'll be happy to answer any questions.

1745
01:55:42,420 --> 01:55:45,220
 The applicant is also here to answer any questions.

1746
01:55:45,220 --> 01:55:48,500
 So that concludes my presentation.

1747
01:55:48,500 --> 01:55:50,340
 Thank you, Julie.

1748
01:55:50,340 --> 01:55:53,380
 At this time, do we have questions for Julie?

1749
01:55:53,380 --> 01:55:54,380
 Okay.

1750
01:55:54,380 --> 01:55:55,380
 Thank you.

1751
01:55:55,380 --> 01:55:56,380
 I don't have any cards.

1752
01:55:56,380 --> 01:55:59,460
 I don't know if the applicant is willing.

1753
01:55:59,460 --> 01:56:01,180
 Did you want to give a presentation or?

1754
01:56:01,180 --> 01:56:04,180
 We don't have a presentation.

1755
01:56:04,180 --> 01:56:05,180
 Okay.

1756
01:56:05,180 --> 01:56:06,180
 Come on.

1757
01:56:06,180 --> 01:56:08,660
 I've been lingering in the room with you guys since five, I think.

1758
01:56:08,660 --> 01:56:11,380
 Before you say your name and address this for a second.

1759
01:56:11,380 --> 01:56:12,380
 My name is Britton Seawright.

1760
01:56:12,380 --> 01:56:18,180
 I'm a four-star real estate group, and our address is 2221 East Lamar Boulevard, Suite

1761
01:56:18,180 --> 01:56:22,300
 790, Arlington, Texas 76006.

1762
01:56:22,300 --> 01:56:24,460
 I really can't add much to Julie's presentation.

1763
01:56:24,460 --> 01:56:29,100
 She had a pretty thorough detailed history of the project, and really the only thing

1764
01:56:29,100 --> 01:56:33,780
 I can add is that we did host two neighborhood meetings last week on January 4th.

1765
01:56:33,780 --> 01:56:38,580
 We had one at noon, and we did one at 6 p.m., and we had a good turnout.

1766
01:56:38,580 --> 01:56:44,540
 We had 36 people show up to the noon meeting, and we had 16 in the evening meeting, and

1767
01:56:44,540 --> 01:56:48,620
 really the only concerns that we did receive were about the masonry requirement that we

1768
01:56:48,620 --> 01:56:54,620
 suggested, and that requirement was that we were proposing 100% masonry material on the

1769
01:56:54,620 --> 01:56:57,500
 first floor elevation in the rear yard.

1770
01:56:57,500 --> 01:57:03,620
 I think the PD might speak to this a little bit in adjacency to thoroughfare and HOA open

1771
01:57:03,620 --> 01:57:08,460
 spaces, but we were proposing it for all lots in sections J and K, and the reasoning

1772
01:57:08,460 --> 01:57:14,900
 behind that was because you are set back 20 feet from that rear property line, you might

1773
01:57:14,900 --> 01:57:19,100
 be able to see the rear of this home, and we wanted to provide a greater level product

1774
01:57:19,100 --> 01:57:24,580
 since it may be visible from adjacent lots, but other than that, our only concern was

1775
01:57:24,580 --> 01:57:29,980
 drainage, and I think an amendment to the PD might not be the right vehicle to address

1776
01:57:29,980 --> 01:57:36,340
 those concerns, but we have been in communication with the HOA and working towards at least

1777
01:57:36,340 --> 01:57:40,420
 furthering that conversation to get that remedied.

1778
01:57:40,420 --> 01:57:43,740
 I think the architectural requirement was the biggest concern.

1779
01:57:43,740 --> 01:57:48,140
 We removed it after speaking to Julie, and at our second meeting, we had no questions,

1780
01:57:48,140 --> 01:57:51,380
 and with that, I really don't have anything else to add, so if you have any questions,

1781
01:57:51,380 --> 01:57:52,380
 let me know.

1782
01:57:52,380 --> 01:57:55,260
 A couple of questions for you.

1783
01:57:55,260 --> 01:57:59,020
 Is your main reason for this to just get a bigger product square footage-wise on the

1784
01:57:59,020 --> 01:58:00,020
 ground?

1785
01:58:00,020 --> 01:58:03,980
 Is that why this kind of came back after the original amendment?

1786
01:58:03,980 --> 01:58:04,980
 That's correct, yes.

1787
01:58:04,980 --> 01:58:07,020
 We actually are home-builder today with William Ryan Homes.

1788
01:58:07,020 --> 01:58:11,640
 We've got Scott Dettmer here, and really, what we're proposing is a lot of the house

1789
01:58:11,640 --> 01:58:17,980
 type is going to have amenities like three-car garages and large covered patios in the backyard,

1790
01:58:17,980 --> 01:58:22,500
 which are a little bit atypical, and without that 55% building coverage or something bigger

1791
01:58:22,500 --> 01:58:28,060
 than what we are at, it may be difficult to see those amenities.

1792
01:58:28,060 --> 01:58:29,060
 Okay.

1793
01:58:29,060 --> 01:58:30,060
 Very good.

1794
01:58:30,060 --> 01:58:31,060
 Commissioner Anderson.

1795
01:58:31,060 --> 01:58:32,060
 Thank you, Chair.

1796
01:58:32,060 --> 01:58:38,540
 Just a quick question, since we can't tell you what to put on the product, are you all

1797
01:58:38,540 --> 01:58:42,980
 going to keep the structural integrity of the neighborhood the way ... You know what

1798
01:58:42,980 --> 01:58:43,980
 I mean?

1799
01:58:43,980 --> 01:58:45,260
 You're nodding your head, yes.

1800
01:58:45,260 --> 01:58:48,500
 That's a concern I would have, is you're not going to come in there and make craft-style

1801
01:58:48,500 --> 01:58:53,220
 houses when all the houses around there are brick and stone, masonry and stuff, so ...

1802
01:58:53,220 --> 01:58:57,940
 Yes, so the PD requirements aren't going to change in terms of architectural standards.

1803
01:58:57,940 --> 01:59:03,420
 The HOA actually already has covenants in place that govern the design guidelines, and

1804
01:59:03,420 --> 01:59:07,820
 those same design guidelines are going to be put in place for sections J and K. In fact,

1805
01:59:07,820 --> 01:59:08,820
 they are already.

1806
01:59:08,820 --> 01:59:09,820
 Okay, appreciate it.

1807
01:59:09,820 --> 01:59:10,820
 Thank you.

1808
01:59:10,820 --> 01:59:11,820
 Yes, sir.

1809
01:59:11,820 --> 01:59:12,820
 Okay.

1810
01:59:12,820 --> 01:59:13,820
 Commissioner Pruitt.

1811
01:59:13,820 --> 01:59:14,820
 Thank you, Chair.

1812
01:59:14,820 --> 01:59:22,000
 You kind of already answered half at least of it with Chair's question, but you ... So

1813
01:59:22,000 --> 01:59:26,980
 I understand what the goal is and what the need is for the footprint increase.

1814
01:59:26,980 --> 01:59:34,060
 My question is, what changed ... Was it a market change that led you to decide, "Hey,

1815
01:59:34,060 --> 01:59:38,260
 we want to build different homes here than what we planned three years ago," or how does

1816
01:59:38,260 --> 01:59:39,260
 that ...

1817
01:59:39,260 --> 01:59:40,940
 Speaking candidly, I'm not quite sure.

1818
01:59:40,940 --> 01:59:45,900
 I've been at Four Star for the last year, and I think this property was originally designated

1819
01:59:45,900 --> 01:59:50,740
 as retail use, and maybe that's where that 33% building coverage came from.

1820
01:59:50,740 --> 01:59:55,940
 I can't really tell you, but I can tell you that the standard residential zoning that

1821
01:59:55,940 --> 02:00:01,740
 Julie presented to you earlier is around 50, 60%, and we're kind of in line with that same

1822
02:00:01,740 --> 02:00:02,740
 standard.

1823
02:00:02,740 --> 02:00:06,540
 And 33% is just, for our case, insufficient.

1824
02:00:06,540 --> 02:00:11,540
 So I can't speak into more detail, unfortunately, but that's kind of the reasoning.

1825
02:00:11,540 --> 02:00:12,540
 Okay.

1826
02:00:12,540 --> 02:00:13,540
 Thank you.

1827
02:00:13,540 --> 02:00:14,540
 Yes, sir.

1828
02:00:14,540 --> 02:00:15,540
 Commissioner Villarreal.

1829
02:00:15,540 --> 02:00:23,580
 So I was reading online constituent concerns, and a lot of the concern from some folks is

1830
02:00:23,580 --> 02:00:31,540
 focused on flooding in the area, and permeability versus impermeability, and a drastic increase

1831
02:00:31,540 --> 02:00:37,920
 to the impermeable surface, i.e. 33% lot coverage to 55%.

1832
02:00:37,920 --> 02:00:42,260
 Have you spoken to constituents in the area about that concern at all, and what is the

1833
02:00:42,260 --> 02:00:43,260
 response?

1834
02:00:43,260 --> 02:00:44,260
 Yes, sir.

1835
02:00:44,260 --> 02:00:45,260
 Yeah.

1836
02:00:45,260 --> 02:00:49,300
 We've actually done a drainage study previous to speaking to constituents.

1837
02:00:49,300 --> 02:00:52,940
 We've got stormwater protection in place currently, and a lot of those inlet protections are

1838
02:00:52,940 --> 02:00:58,340
 ... they have a buffer so that the silt and soil runoff doesn't pollute waterways.

1839
02:00:58,340 --> 02:01:02,900
 So I think this issue may remedy itself in the long term, but in the short term, I know

1840
02:01:02,900 --> 02:01:07,860
 our development team is in conversation with those residents that have been impacted directly

1841
02:01:07,860 --> 02:01:10,060
 and are working towards a solution.

1842
02:01:10,060 --> 02:01:13,020
 So we've been in contact with the HOA and with the individual residents.

1843
02:01:13,020 --> 02:01:14,020
 Thank you.

1844
02:01:14,020 --> 02:01:15,020
 Yes, sir.

1845
02:01:15,020 --> 02:01:16,020
 Thank you.

1846
02:01:16,020 --> 02:01:17,020
 Any other questions?

1847
02:01:17,020 --> 02:01:18,020
 Okay.

1848
02:01:18,020 --> 02:01:19,020
 Thank you.

1849
02:01:19,020 --> 02:01:20,020
 Yeah.

1850
02:01:20,020 --> 02:01:21,020
 Thank you.

1851
02:01:21,020 --> 02:01:26,860
 Julie, can I ask you a question?

1852
02:01:26,860 --> 02:01:31,240
 Has the city done anything with ... I know we had Lakeview closed down for flooding.

1853
02:01:31,240 --> 02:01:39,540
 Has the city been involved in any kind of remediation here or requirements or anything?

1854
02:01:39,540 --> 02:01:43,660
 So the property is platted, and as part of that plating, they did have to go through

1855
02:01:43,660 --> 02:01:45,860
 the civil engineering review.

1856
02:01:45,860 --> 02:01:50,380
 I pulled those civil engineering plans just to see how that drainage is to work.

1857
02:01:50,380 --> 02:01:54,300
 This property is intended, of course, to drain toward the street, which will then connect

1858
02:01:54,300 --> 02:01:56,340
 to an inlet that's on Lakeview.

1859
02:01:56,340 --> 02:02:00,960
 So according to those civil engineering plans in the review, that there was capacity within

1860
02:02:00,960 --> 02:02:03,420
 that system to accommodate this property.

1861
02:02:03,420 --> 02:02:07,780
 Do we know what happened that forced Lakeview to have to close for period due to flooding?

1862
02:02:07,780 --> 02:02:10,840
 I don't know about that.

1863
02:02:10,840 --> 02:02:13,060
 We should probably just keep tabs on that.

1864
02:02:13,060 --> 02:02:16,620
 Maybe we're going to need some requirements as development happens here so that that does

1865
02:02:16,620 --> 02:02:18,020
 not happen again.

1866
02:02:18,020 --> 02:02:20,020
 That's a major effect for that neighborhood.

1867
02:02:20,020 --> 02:02:21,020
 Absolutely.

1868
02:02:21,020 --> 02:02:22,020
 Yeah.

1869
02:02:22,020 --> 02:02:23,020
 Okay.

1870
02:02:23,020 --> 02:02:24,020
 Thank you.

1871
02:02:24,020 --> 02:02:25,020
 You bet.

1872
02:02:25,020 --> 02:02:26,020
 This is a public hearing.

1873
02:02:26,020 --> 02:02:27,020
 I don't have any other cards in front of me.

1874
02:02:27,020 --> 02:02:29,740
 Is there anyone else wishing to speak on this item?

1875
02:02:29,740 --> 02:02:30,740
 Okay.

1876
02:02:30,740 --> 02:02:37,380
 Seeing none, I will close the public hearing and open the floor for a motion or discussion.

1877
02:02:37,380 --> 02:02:38,380
 Commissioner Anderson.

1878
02:02:38,380 --> 02:02:39,380
 I'll make a motion to approve.

1879
02:02:39,380 --> 02:02:40,380
 Okay.

1880
02:02:40,380 --> 02:02:41,380
 Commissioner Pruitt.

1881
02:02:41,380 --> 02:02:42,380
 Yeah.

1882
02:02:42,380 --> 02:02:45,140
 I'm going to go ahead and second this and support it.

1883
02:02:45,140 --> 02:02:51,820
 I will say that when the zoning came before this body and council, I don't know if it

1884
02:02:51,820 --> 02:02:54,540
 was three or three and a half years ago, whenever that was-

1885
02:02:54,540 --> 02:02:56,180
 2019, I think, yeah.

1886
02:02:56,180 --> 02:03:00,740
 I opposed to that change and I would continue to oppose that now just because I felt like

1887
02:03:00,740 --> 02:03:08,300
 having zoning in place to allow this corner to evolve long-term was superior to locking

1888
02:03:08,300 --> 02:03:13,300
 it into single-family home uses and forcing these residents to drive for three and a half

1889
02:03:13,300 --> 02:03:16,460
 or four miles to get to a store.

1890
02:03:16,460 --> 02:03:18,140
 But given that, that's not the question here.

1891
02:03:18,140 --> 02:03:26,660
 The question here is what's a reasonable expectation of how someone can develop these lots with

1892
02:03:26,660 --> 02:03:28,860
 the zoning that it has right now?

1893
02:03:28,860 --> 02:03:35,300
 With that said, increasing the lot coverage from something that's below the median to

1894
02:03:35,300 --> 02:03:41,860
 something that's reasonable for the area is perfectly acceptable to me.

1895
02:03:41,860 --> 02:03:45,540
 We've got a first and a second for approval.

1896
02:03:45,540 --> 02:03:48,620
 Is there any further discussion?

1897
02:03:48,620 --> 02:04:00,740
 Let's go ahead and vote on the board please.

1898
02:04:00,740 --> 02:04:13,620
 That motion carries 6-1, and that will move us to 5-E, PDA 220006.

1899
02:04:13,620 --> 02:04:16,340
 Well Julie, come on back up just to kind of introduce the item.

1900
02:04:16,340 --> 02:04:18,580
 If you don't mind, I'm going to go ahead and open the public hearing.

1901
02:04:18,580 --> 02:04:19,580
 Appreciate that.

1902
02:04:19,580 --> 02:04:20,580
 You bet.

1903
02:04:20,580 --> 02:04:21,580
 Thank you.

1904
02:04:21,580 --> 02:04:23,620
 Julie Wyatt, Senior Planner.

1905
02:04:23,620 --> 02:04:25,560
 This is a plan development amendment.

1906
02:04:25,560 --> 02:04:27,900
 This is also one of our legacy PDs.

1907
02:04:27,900 --> 02:04:33,620
 It is for a car dealership along I-35.

1908
02:04:33,620 --> 02:04:39,380
 They are making some, would like to make some changes to their buildings, reconstruct one

1909
02:04:39,380 --> 02:04:44,440
 of their buildings, add some additional square footage as part of our PD amendment procedures.

1910
02:04:44,440 --> 02:04:52,560
 That does require a public hearing, so that's what the request is.

1911
02:04:52,560 --> 02:04:58,020
 Staff is still completing their analysis, and so that's the reason for that request

1912
02:04:58,020 --> 02:05:00,760
 to that date certain of January 25th.

1913
02:05:00,760 --> 02:05:01,760
 Okay.

1914
02:05:01,760 --> 02:05:02,760
 Thank you very much.

1915
02:05:02,760 --> 02:05:03,760
 You bet.

1916
02:05:03,760 --> 02:05:08,740
 So we're going to go ahead and leave the public hearing open, and Commissioner Smith.

1917
02:05:08,740 --> 02:05:13,540
 Make a motion to postpone the date certain of January 25th, 2023.

1918
02:05:13,540 --> 02:05:14,540
 Commissioner Cole?

1919
02:05:14,540 --> 02:05:15,540
 Second.

1920
02:05:15,540 --> 02:05:20,620
 We've got a first and a second to postpone this item to a date certain of January 25th.

1921
02:05:20,620 --> 02:05:21,620
 Any discussion?

1922
02:05:21,620 --> 02:05:33,140
 Let's go ahead and vote on the board, please.

1923
02:05:33,140 --> 02:05:35,860
 That motion carries 7-0.

1924
02:05:35,860 --> 02:05:39,200
 That will take us to our planning and zoning commission project matrix.

1925
02:05:39,200 --> 02:05:42,280
 I will turn the floor over to Tina.

1926
02:05:42,280 --> 02:05:44,080
 Thank you, Chairman Ellis.

1927
02:05:44,080 --> 02:05:48,380
 So in reviewing the matrix, wanted to give an update on a couple of items in working

1928
02:05:48,380 --> 02:05:49,380
 with staff.

1929
02:05:49,380 --> 02:05:53,820
 So the first item is regarding the report on the notification process to properties

1930
02:05:53,820 --> 02:05:58,220
 in the ETJ, and I was looking at the date, and I guess we might be a little tardy on

1931
02:05:58,220 --> 02:06:01,660
 non-dressing this one, so my apologies, Vice Chairman Smith.

1932
02:06:01,660 --> 02:06:06,220
 But I was talking to Haley today and Julie, so we're going to target to bring a presentation

1933
02:06:06,220 --> 02:06:11,780
 back on the 15th of February to just talk about our notification processes in general,

1934
02:06:11,780 --> 02:06:17,060
 but also address the notification to property owners within the ETJ.

1935
02:06:17,060 --> 02:06:20,380
 Regarding legislative update, I know this was something that the commission was also

1936
02:06:20,380 --> 02:06:23,560
 interested in, so the legislature convened yesterday.

1937
02:06:23,560 --> 02:06:29,540
 So as updates need to be provided to the commission, we'll let you know, I think we need to get

1938
02:06:29,540 --> 02:06:33,320
 a little bit further into the legislative season just to see what is all being proposed

1939
02:06:33,320 --> 02:06:37,560
 and to get a better flavor of that.

1940
02:06:37,560 --> 02:06:42,700
 Regarding removing the minimum parking requirements from the DDC, so as we talked about when this

1941
02:06:42,700 --> 02:06:47,220
 was added to the list back in September, the prioritization, and then when we bring this

1942
02:06:47,220 --> 02:06:51,960
 back, we're going to work this through the Development Code Review Committee.

1943
02:06:51,960 --> 02:06:56,220
 So they will be meeting here in about two weeks and having a conversation regarding

1944
02:06:56,220 --> 02:06:58,340
 prioritizing the next batch of items.

1945
02:06:58,340 --> 02:07:03,660
 So depending upon where that falls, we can provide the commission with a better update

1946
02:07:03,660 --> 02:07:06,420
 as to when we think that might come back.

1947
02:07:06,420 --> 02:07:09,680
 I was looking at the request for additional detail regarding the results of the TIAs.

1948
02:07:09,680 --> 02:07:14,140
 This is really not necessarily a project item to bring back in terms of like a formal bootcamp

1949
02:07:14,140 --> 02:07:15,320
 presentation.

1950
02:07:15,320 --> 02:07:19,300
 So what I may do is move this down below annual updates or put it in other category.

1951
02:07:19,300 --> 02:07:24,620
 So we've been trying to be very conscientious on making sure that we're addressing any recommendations

1952
02:07:24,620 --> 02:07:29,140
 that are provided in the TIA when the appropriate project's coming forth.

1953
02:07:29,140 --> 02:07:33,180
 And so hence why you saw that tonight, just to make sure we're clear moving that forward.

1954
02:07:33,180 --> 02:07:36,780
 And then obviously we've got the AHD and so we'll get that calendared since that's just

1955
02:07:36,780 --> 02:07:38,060
 a recent item.

1956
02:07:38,060 --> 02:07:42,300
 A couple items that are not on here that I want to bring to your attention, because you

1957
02:07:42,300 --> 02:07:44,380
 will have a role in these projects eventually.

1958
02:07:44,380 --> 02:07:47,860
 And I know I've talked about these a little bit in the past, but the Northeast Area Plan,

1959
02:07:47,860 --> 02:07:51,940
 we're having our formal kickoff meeting with our consultant actually this Thursday and

1960
02:07:51,940 --> 02:07:52,940
 starting that work.

1961
02:07:52,940 --> 02:07:58,980
 So Ron will be coming to you from time to time with additional items for discussion.

1962
02:07:58,980 --> 02:08:02,980
 We'll be engaging the Planning and Zoning Commission at various points along the way

1963
02:08:02,980 --> 02:08:04,740
 of that particular project.

1964
02:08:04,740 --> 02:08:09,140
 That project is about a 10 to 12 month calendar associated with that.

1965
02:08:09,140 --> 02:08:13,860
 So like I said, we'll engage you at certain points along the way as we work on that.

1966
02:08:13,860 --> 02:08:19,640
 Southeast Area Plan, right now we're working on hopefully finalizing the contract with

1967
02:08:19,640 --> 02:08:22,340
 the consultant that we're proposing to partner with.

1968
02:08:22,340 --> 02:08:26,140
 And so hopefully we'll have that contract approved maybe late February, no later than

1969
02:08:26,140 --> 02:08:28,660
 the 1st of March, but we're trying to work diligently on that.

1970
02:08:28,660 --> 02:08:33,080
 But as soon as we get that contract approved, we'll be kicking off that project soon thereafter.

1971
02:08:33,080 --> 02:08:35,700
 And then of course, we also have the Downtown Area Plan.

1972
02:08:35,700 --> 02:08:39,340
 We have the RFQ still out on the street and we went ahead and extended the deadline on

1973
02:08:39,340 --> 02:08:44,660
 submission just because of how the calendar was coinciding with the various holidays that

1974
02:08:44,660 --> 02:08:45,660
 we've had here lately.

1975
02:08:45,660 --> 02:08:50,700
 So in order to ensure that we get good, strong responses, we went ahead and continued that

1976
02:08:50,700 --> 02:08:52,540
 until next week on the 18th.

1977
02:08:52,540 --> 02:08:54,780
 So we'll start reviewing those proposals as well.

1978
02:08:54,780 --> 02:08:59,100
 So it'll be a very busy year for the planning team as well as the commission because you'll

1979
02:08:59,100 --> 02:09:02,540
 be engaged on all three of those projects at some point along the way.

1980
02:09:02,540 --> 02:09:06,580
 So I just want to let you know what's happening there.

1981
02:09:06,580 --> 02:09:11,900
 As it relates to items that have been considered by council since your last meeting.

1982
02:09:11,900 --> 02:09:18,740
 So we did have city council meeting last night and we had, let's see, I know there were two

1983
02:09:18,740 --> 02:09:19,740
 items on the agenda.

1984
02:09:19,740 --> 02:09:20,740
 Let me get to them.

1985
02:09:20,740 --> 02:09:25,260
 So one of them was with respect to a second reading associated with an annexation for

1986
02:09:25,260 --> 02:09:30,520
 about 18 acres of land on the north side of university at Thomas Egan.

1987
02:09:30,520 --> 02:09:35,580
 So the hard corner was a case that you had considered for light industrial zoning and

1988
02:09:35,580 --> 02:09:38,780
 commission recommend approval and council subsequently approved it.

1989
02:09:38,780 --> 02:09:42,100
 This is the remaining balance of the land that they had immediately to the north.

1990
02:09:42,100 --> 02:09:44,860
 And so that annexation request got approved.

1991
02:09:44,860 --> 02:09:49,020
 So I would anticipate you all having a zoning case here sooner than later on that particular

1992
02:09:49,020 --> 02:09:50,020
 property.

1993
02:09:50,020 --> 02:09:53,980
 And then the other item was the rezoning associated with the school district's property that they

1994
02:09:53,980 --> 02:09:55,540
 have on Riney road.

1995
02:09:55,540 --> 02:09:59,220
 And so that was also approved last night by city council.

1996
02:09:59,220 --> 02:10:03,340
 There was a brief discussion on just the existing conditions of Riney road, again, the school

1997
02:10:03,340 --> 02:10:07,020
 district partnering with the city on doing improvements to the road.

1998
02:10:07,020 --> 02:10:12,340
 We the city are also looking into what it would take to be able to extend those improvements

1999
02:10:12,340 --> 02:10:16,560
 on Riney road further to the to the east to Elm street.

2000
02:10:16,560 --> 02:10:20,500
 So to know that we continue to work on that, I know the commission had some discussion

2001
02:10:20,500 --> 02:10:24,220
 with respect to the access and circulation and just the impacts of the traffic on Riney

2002
02:10:24,220 --> 02:10:25,340
 road.

2003
02:10:25,340 --> 02:10:29,100
 And we continue to be in a collaborative effort with the school district as it relates to

2004
02:10:29,100 --> 02:10:30,300
 that particular project.

2005
02:10:30,300 --> 02:10:33,940
 So anyway, just those were the items that we had before council.

2006
02:10:33,940 --> 02:10:36,760
 But if the commission has any questions about anything, happy to address them.

2007
02:10:36,760 --> 02:10:37,760
 So thank you.

2008
02:10:37,760 --> 02:10:39,380
 Thank you, Tina.

2009
02:10:39,380 --> 02:10:43,980
 Any questions for Tina or anything to add to the matrix?

2010
02:10:43,980 --> 02:10:44,980
 Commissioner Pruitt.

2011
02:10:44,980 --> 02:10:45,980
 Thank you, Chair.

2012
02:10:45,980 --> 02:10:50,680
 Yeah, this may be a very long term thing, given how full the schedule is from planning

2013
02:10:50,680 --> 02:10:52,140
 staff this year.

2014
02:10:52,140 --> 02:11:00,860
 But one thing I noticed council saw yesterday was the sort of report from the year's work

2015
02:11:00,860 --> 02:11:09,140
 of the sustainability framework committee and actually just happenstance, the Department

2016
02:11:09,140 --> 02:11:15,300
 of Energy came out with a big, big plan this week as well.

2017
02:11:15,300 --> 02:11:19,100
 And some of those things, you know, talked a lot about land use, specifically one of

2018
02:11:19,100 --> 02:11:24,380
 their big actions said, "Partner with local communities to develop and demonstrate effective,

2019
02:11:24,380 --> 02:11:30,060
 equitable and scalable local or regional land use and planning solutions to increase convenience

2020
02:11:30,060 --> 02:11:35,620
 and reduce emissions by making it possible for people to take fewer or shorter trips."

2021
02:11:35,620 --> 02:11:42,800
 So I guess the request would be at whatever engagement level staff feels is appropriate

2022
02:11:42,800 --> 02:11:50,340
 at the time to make sure that our commission is informed of the city's goals from a sustainability

2023
02:11:50,340 --> 02:11:57,340
 perspective and how our decisions impact that, combined with making sure that the sustainability

2024
02:11:57,340 --> 02:12:07,060
 committee is kind of given a little bit of planning staff's expertise about how those

2025
02:12:07,060 --> 02:12:08,060
 things interrelate.

2026
02:12:08,060 --> 02:12:09,620
 Does that make sense?

2027
02:12:09,620 --> 02:12:11,460
 Yes, I believe so.

2028
02:12:11,460 --> 02:12:16,580
 So to make sure that the planning and zoning commission is informed of the city's sustainability

2029
02:12:16,580 --> 02:12:21,060
 goals as they particularly affect planning and zoning commission's decision, and I'm

2030
02:12:21,060 --> 02:12:23,020
 sorry I missed the last part.

2031
02:12:23,020 --> 02:12:30,100
 And vice versa, the sustainability framework committee would have an opportunity to learn

2032
02:12:30,100 --> 02:12:34,380
 how planning decisions, land use and that sort of thing, impact the goals that they're

2033
02:12:34,380 --> 02:12:35,380
 working on.

2034
02:12:35,380 --> 02:12:36,380
 Okay.

2035
02:12:36,380 --> 02:12:37,380
 Okay.

2036
02:12:37,380 --> 02:12:38,380
 Thank you.

2037
02:12:38,380 --> 02:12:39,380
 Great.

2038
02:12:39,380 --> 02:12:44,140
 Anything else for the matrix?

2039
02:12:44,140 --> 02:12:46,060
 Any concluding items?

2040
02:12:46,060 --> 02:12:47,060
 Okay.

2041
02:12:47,060 --> 02:12:53,340
 Seeing none, I'll go ahead and close our meeting at 7.55 p.m.

2042
02:12:53,340 --> 02:12:53,820
 Thank you, everyone.