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 >> Good afternoon, ladies and gentlemen.

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 This is the Planning and Zoning Work Commission session.

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 It's a special called session for February 13th, 2019.

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 I'll call it to order having a quorum at 406.

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 The first item is to receive a report and hold a discussion

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 on the DIT and Development Code update and draft zoning map.

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 It says Ron will start the presentation.

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 Is that accurate?

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 >> Hi, my name is Scott McDonald.

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 I'm the Director of Development Services.

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 I'm absolutely pleased to be here to present

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 to you this evening.

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 You can call me Ron.

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 This is the last in a series of updates

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 to the DIT and Development Code.

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 So, we originally started this process in September of 2017.

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 It came to you in a series of modules.

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 What we have now is we've been working on a consolidated draft.

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 That consolidated draft has been a process through staff

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 and ultimately meeting with the Development Review Committee,

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 which is a collective group of three council members,

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 three Planning and Zoning Commission members.

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 And we've met over 25 times.

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 We've gone through this at a very granular level.

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 We've done a page turn and I think we've probably went

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 through every sub-chapter, chapter two

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 to three times going through all of this.

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 I think that as we go through this, we've had legal council.

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 Our fortunate for us, our legal department has contracted

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 with outside legal council.

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 We had a land use expert, Ms. Brenda McDonald has been present

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 along with Jerry Drake I think at most all of the sessions.

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 They've provided legal review as we've gone through it as well

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 as Brenda is doing a comprehensive legal review

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 and providing those comments to our legal team.

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 The draft version that will come

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 out on Friday will not include all of legal's comments,

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 but as we go through the public vetting process,

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 legal will complete their review and make certain

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 that we're compliant with all of the statutes

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 that we're looking to go to.

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 >> Commissioner Beck.

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 >> Thank you.

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 The draft is going to be available

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 to the public online, correct?

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 >> Online Friday.

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 >> Correct.

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 >> Additionally, we've had stakeholder meetings.

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 We've conducted over 50 meetings going through this process

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 of looking at each of the modules, the code overall

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 and discussing any certain specific areas people had

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 interest in and/or just giving the concepts

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 that Clarion's going to expose to you a little later today.

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 Additionally, we will be having two work sessions,

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 both two work sessions at council, two work sessions

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 at P and Z and walk through in greater detail.

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 We'll start with chapters one through five

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 and then we'll work through chapters three through six.

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 Just as a part of that, I think it's important

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 to note what we're not going to talk about tonight

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 and that's going to be a series of specific sections

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 that will be incorporated into the code,

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 so it'll be an integral part of the code.

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 It just isn't going to be necessarily part of what

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 that draft that you will see on Friday.

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 There may be some elements in there,

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 but what we'll be bringing under separate ordinance will be

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 that of a tree and landscape code, which we're going

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 to dub the landscape and conservation code.

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 That comes before P and Z on March the 5th.

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 As well, we'll have the downtown design standards.

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 Most of these topics you've already had a work session on

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 and so it's not entirely new material to you, but we're hopeful

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 to have it in ordinance form and to be able to pass

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 in advance of the development code and then we'll be able

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 to incorporate those elements into the development code

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 when we get to the adoption draft.

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 With that being said, we're also going to talk

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 about community homes, residential treatment facilities,

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 looking at that a little bit more granular.

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 We do have elements of that in the draft code, but as a result

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 of some of the council input and some current developments

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 that we have underway, we're just going to make sure

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 that we're exploring that.

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 Last week, we did talk some about collegiate housing,

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 dormitories, student-built purpose,

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 student-purpose-built housing and so we're going to come back

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 with that and make sure that we're vetting that fully.

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 Our citizen participation procedures

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 and ultimately voted in parking regulations.

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 So, I just want to make sure just to be clear

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 that we're not really going to get into those details,

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 Clarion is not going to get into those details.

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 They might broach the topics some as we go through this

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 and their guidance is really to talk about the adoption schedule,

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 the project goals and kind of an overview

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 of what the code looks like.

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 Some of that you've already heard.

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 This is a vigorous schedule.

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 It's deliberate and intentional.

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 We have done a lot of work.

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 The council committee has done an awful lot of work

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 and ultimately the team that's done that work,

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 we'd really like to see them carried over the finish line.

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 So, it's been pretty painstaking for them to sit inside

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 of meetings and talk about fences for five hours

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 and so if we can keep the momentum that we have today,

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 I'm confident that we have a code that's much better

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 than what we have currently on the books today even

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 in its draft form but we know with the upcoming meetings

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 that we have scheduled and the input

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 that we've received already that when we get

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 to the adoption stage that we should have a very good code

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 for us to work with.

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 So, with that being said, I'd certainly welcome any questions

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 that you may have of me before I introduce our guests.

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 >> Commissioner Ellis.

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 >> Thank you, Chair.

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 Scott, on Friday I know the draft will be available.

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 Is the draft zoning map as well?

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 >> Correct.

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 Yes. And the tree

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 and landscape code is out and available as well.

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 So, you can get to that under cityofdenton.com/treecode

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 or /cls, conservation landscape standards.

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 >> And they'll be getting it Friday.

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 >> Yes, in your packet.

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 So, okay, so with that being said,

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 if there's no other questions, I'd love to introduce our guest

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 which is Clarion.

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 Matt will begin.

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 Matt Goble, which I think you all know,

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 as well as we have Jim Sprung and Tarik Wafai.

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 >> All right.

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 >> Commission members, good to see you all again.

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 Is this our new version?

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 >> Oh, I'm sorry.

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 >> Good to see you all again.

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 Thank you for the time, the opportunity to present.

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 Again, Matt Goble with Clarion Associates.

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 The goal of this presentation is to bring you up to speed

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 on everything that we've been doing with the development code.

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 So, this is an exciting milestone.

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 We are getting close to delivering an important revised

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 draft to you all.

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 So, the presentation is going to cover several things.

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 First of all, I'm going to walk you

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 through the project schedule, focusing a little bit

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 on where we've been, but primarily focusing

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 on where we're going over the next couple of months

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 because there's, as Scott said,

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 a pretty vigorous schedule moving forward.

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 Then my colleagues and I are going to walk you

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 through the key changes in the document

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 that you'll be seeing on Friday,

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 just to give you an overall sense of the structure

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 and the key changes.

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 And then we'll conclude by talking about next steps

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 and have plenty of time for discussion.

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 As I said, I'll start with the process and just a little bit

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 about kind of where we've been.

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 As you recall, we have been working methodically

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 through the drafting process and we did it through kind

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 of thematic modules where there are three modules.

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 One focused on zoning districts and uses,

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 one focused on administration and procedures,

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 and one focused on development standards.

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 For each of those, we have been working first of all

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 with the staff to develop a good solid draft of a new code

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 and then refining that draft

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 and carrying it forward for public review.

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 The public draft has been the subject of open houses.

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 It's also been the subject

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 of the DCRC meetings that Scott mentioned.

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 So, appreciate the contributions of Commissioners Ellis

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 and Roselle and back to that DCRC committee.

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 As Scott said, over 25 plus meetings by that committee

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 so far just on reviewing the draft of the code.

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 Throughout the entire process, there's been an ongoing effort

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 at public outreach as well to make sure

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 that folks understand what's in the new code.

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 We've actually now gotten to the far right side of this slide,

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 the consolidated draft.

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 And so the next slide here just breaks that down

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 in a little bit more detail about where we're going from here.

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 You're going to see the revised code, the full code posted online

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 and delivered to you on Friday of this week, the 15th.

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 The consolidated draft will be accompanied by a refined version

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 of the zoning map and then we're going to go

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 into an intensive period of work sessions

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 that will be moderated by the staff.

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 And you all have two meetings scheduled on the 20th and the 27th.

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 Council has separate work sessions scheduled

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 on the dates that you see there.

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 The intent for these meetings is really

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 to give you all an opportunity to follow up, if you would like,

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 in more detail on any of the topics that we raised today.

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 So we're happy to answer questions today

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 but once you get the draft on Friday, you might want

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 to dig further into some things that you see.

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 And so that's the intent really of those meetings

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 on the 20th and the 27th.

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 I'll mention this again at the end of the meeting.

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 But in advance of those work sessions, if you could try

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 to give staff a heads up on the things that you might like

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 to focus on, that would just be helpful to them in terms

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 of preparing their time.

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 There is a-- we're setting a deadline of the end

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 of the month, end of February.

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 So 1st of March for comments to be due to staff

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 on this February 15th consolidated draft.

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 That's going to be comments from the public, comments from you all,

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 comments from the council and other staff.

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 That's going to give an opportunity then for us

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 to turn around a revised document on March 15th.

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 And that should be pretty close to final at that point.

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 That should hopefully be a very solid document.

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 There's going to be ongoing outreach throughout this entire

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 effort but there's really going to be a targeted set

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 of public outreach meetings after that March 15th date

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 where the staff will hold some office hours and some open houses,

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 meet with neighborhoods, things like that.

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 They'll have more details for you on that later on.

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 But then the deadline for comments

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 on that draft will be March 22nd.

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 We will then turn around the adoption draft

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 on March 29th with a zoning map.

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 The adoption draft is going to look different.

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 It's going to actually be the time when we strip

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 out the footnotes, we strip out the commentary,

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 I have final illustrations.

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 That's the document that's really going to look

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 like the final version will look like.

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 The intent right now is to move forward with adoption hearings

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 that you all have tentatively put on your calendar.

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 You can see there April 10th for P&Z review and recommendation

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 and then April 23rd for city council.

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 It is a vigorous schedule but as Scott mentioned,

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 this just reflects a lot of effort

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 that the current team has already put in place

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 and they're hoping to carry it across the finish line.

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 While they're still in office.

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 There is a project website listed here.

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 We have been encouraging the public to check

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 out all the project documents

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 on the website throughout the course of the project.

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 I guess let me pause right there.

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 Any questions or comments just on the schedule moving forward?

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 >> Commissioner Beck.

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 >> Thank you, Chair.

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 That March 29th, that's just posting the draft online.

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 There's not meetings.

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 >> Yes, sir.

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 That's just posting the document.

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 >> Right. Thanks.

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 >> Okay. All right.

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 With that, let's start moving into the substance.

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 Later in the presentation, we're actually going to walk you

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 through sub-chapter by sub-chapter.

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 But before we get there, just a little bit more background

261
00:12:30,280 --> 00:12:33,280
 on the overall goals of the project and why the city wanted

262
00:12:33,280 --> 00:12:35,560
 to update the Denton Development Code.

263
00:12:35,560 --> 00:12:37,000
 This is just my intro slide.

264
00:12:37,000 --> 00:12:38,520
 I'm going to walk through each of these in more detail.

265
00:12:38,520 --> 00:12:41,680
 But at a high level, when the city conceived of this project,

266
00:12:41,680 --> 00:12:43,920
 these are the things that the city identified

267
00:12:43,920 --> 00:12:45,520
 as wanting to accomplish.

268
00:12:45,520 --> 00:12:48,280
 So let me walk through each of these goals in some more detail.

269
00:12:48,280 --> 00:12:50,480
 First of all, implement the plan.

270
00:12:50,480 --> 00:12:52,640
 This is why a lot of communities around the country want

271
00:12:52,640 --> 00:12:54,160
 to update their zoning codes.

272
00:12:54,160 --> 00:12:56,960
 They've put a lot of time and resources and energy

273
00:12:56,960 --> 00:12:59,080
 into preparing a new comprehensive plan

274
00:12:59,080 --> 00:13:00,760
 like the Denton Plan 2030.

275
00:13:00,760 --> 00:13:04,000
 But you don't necessarily have the toolbox, the zoning toolbox

276
00:13:04,000 --> 00:13:06,040
 to address all the ideas in that plan.

277
00:13:06,040 --> 00:13:08,240
 And so that's the purpose of this project.

278
00:13:08,240 --> 00:13:11,160
 A key one was to give you that better toolbox.

279
00:13:11,160 --> 00:13:14,360
 That's the central diagram on this slide, the new kind

280
00:13:14,360 --> 00:13:18,360
 of city-wide set of tools to implement the policies identified

281
00:13:18,360 --> 00:13:19,080
 in the plan.

282
00:13:19,080 --> 00:13:20,840
 And then on the far right, you've got a zoning map

283
00:13:20,840 --> 00:13:23,600
 which actually carries forward the city-wide policies

284
00:13:23,600 --> 00:13:26,200
 and applies them on a property-specific basis.

285
00:13:26,200 --> 00:13:28,240
 So this is at a fundamental level one

286
00:13:28,240 --> 00:13:30,400
 of the key reasons why the city is doing this.

287
00:13:30,400 --> 00:13:32,640
 Now we've talked to a lot of folks and they're saying, wow,

288
00:13:32,640 --> 00:13:34,960
 it's been a long time since we looked at the comprehensive plan.

289
00:13:34,960 --> 00:13:36,960
 And so we just added a couple of slides just

290
00:13:36,960 --> 00:13:40,840
 to remind the public especially what the scope is

291
00:13:40,840 --> 00:13:41,920
 of a comprehensive plan.

292
00:13:41,920 --> 00:13:43,400
 And it really is comprehensive.

293
00:13:43,400 --> 00:13:45,200
 It covers a lot of different things.

294
00:13:45,200 --> 00:13:47,480
 It's not just the typical land use topics

295
00:13:47,480 --> 00:13:50,200
 that we'll focus on today but everything from mobility

296
00:13:50,200 --> 00:13:52,640
 to the health and strength of neighborhoods

297
00:13:52,640 --> 00:13:54,480
 to community health and issues like this.

298
00:13:54,480 --> 00:13:58,000
 There's a broad array of topics that you all have addressed

299
00:13:58,000 --> 00:13:59,720
 as part of the comprehensive plan.

300
00:13:59,720 --> 00:14:03,040
 We really throughout this project, the Denton Code,

301
00:14:03,040 --> 00:14:05,040
 are focusing on the land use element.

302
00:14:05,040 --> 00:14:06,800
 And I know you all are familiar with these but just

303
00:14:06,800 --> 00:14:10,560
 as a reminder, the goals at a high level in the Denton Plan

304
00:14:10,560 --> 00:14:13,920
 for land use are organized around this kind of grow idea,

305
00:14:13,920 --> 00:14:16,840
 grow compactly, grow with purpose, grow our assets.

306
00:14:16,840 --> 00:14:19,920
 Each of these is fleshed out with specific objective statements.

307
00:14:19,920 --> 00:14:22,760
 These all provide the policy foundation

308
00:14:22,760 --> 00:14:23,960
 for what we've done here.

309
00:14:23,960 --> 00:14:27,080
 So grow resourcefully talks in the plan about the need

310
00:14:27,080 --> 00:14:30,080
 to protect Denton's sensitive natural assets.

311
00:14:30,080 --> 00:14:32,920
 That provides the foundation for the ESA standards

312
00:14:32,920 --> 00:14:35,480
 and the other types of environmental protection standards

313
00:14:35,480 --> 00:14:36,480
 that we'll talk about.

314
00:14:36,480 --> 00:14:39,480
 Grow with character and grow with balance talk about the need

315
00:14:39,480 --> 00:14:42,280
 to update all the zoning district classifications.

316
00:14:42,280 --> 00:14:44,200
 And so that's actually what we've done as part of this project.

317
00:14:44,200 --> 00:14:46,360
 So we didn't just start from scratch.

318
00:14:46,360 --> 00:14:50,760
 We actually built this document off the policy direction already

319
00:14:50,760 --> 00:14:52,560
 agreed to by the community.

320
00:14:52,560 --> 00:14:54,720
 So that's an important foundation.

321
00:14:54,720 --> 00:14:57,880
 Another project goal is just user friendliness.

322
00:14:57,880 --> 00:15:01,960
 Now, if you've spent time with the code recently as an applicant

323
00:15:01,960 --> 00:15:04,720
 or as a reviewer, I know you've all spent time as a reviewer,

324
00:15:04,720 --> 00:15:07,120
 you know it is a really challenging set

325
00:15:07,120 --> 00:15:08,160
 of documents to use.

326
00:15:08,160 --> 00:15:09,640
 It's not just one document.

327
00:15:09,640 --> 00:15:11,160
 The rules for development in Denton

328
00:15:11,160 --> 00:15:14,440
 are scattered across multiple ordinances in different places.

329
00:15:14,440 --> 00:15:17,400
 There are redundant provisions, some of which are obsolete.

330
00:15:17,400 --> 00:15:19,320
 And it should have been repealed a while back,

331
00:15:19,320 --> 00:15:20,560
 but they weren't.

332
00:15:20,560 --> 00:15:22,840
 On the left-hand side, these are all screenshots

333
00:15:22,840 --> 00:15:25,440
 of some of the new code, a prior version.

334
00:15:25,440 --> 00:15:27,360
 And this just gives you a sense of the tools

335
00:15:27,360 --> 00:15:31,160
 that we've introduced to make it an easier document to use.

336
00:15:31,160 --> 00:15:33,720
 First of all, table of contents, it's all in one spot.

337
00:15:33,720 --> 00:15:35,760
 You're not going to have those multiple ordinances.

338
00:15:35,760 --> 00:15:38,840
 It's a cleaner, one-stop shop, all the definitions

339
00:15:38,840 --> 00:15:40,120
 are in one place, for example.

340
00:15:40,120 --> 00:15:42,840
 You don't have multiple definitions of the same term.

341
00:15:42,840 --> 00:15:45,520
 That's not rocket science, but that kind of organization

342
00:15:45,520 --> 00:15:49,720
 is a key improvement to just the overall rules of the road,

343
00:15:49,720 --> 00:15:52,320
 rules of government in Denton.

344
00:15:52,320 --> 00:15:53,880
 As a separate project, and we're not

345
00:15:53,880 --> 00:15:55,440
 going to cover it too much here today,

346
00:15:55,440 --> 00:15:57,840
 but there is a separate repeal effort going on.

347
00:15:57,840 --> 00:15:59,400
 So all those other things that are

348
00:15:59,400 --> 00:16:02,560
 inconsistent with the new DDC that I mentioned,

349
00:16:02,560 --> 00:16:05,960
 those are going to be repealed as part of a parallel effort.

350
00:16:05,960 --> 00:16:07,920
 Now, also as part of the user friendliness,

351
00:16:07,920 --> 00:16:10,600
 you can see we've added a lot of graphics and summary tables,

352
00:16:10,600 --> 00:16:14,000
 things like that, to make it just an easier document to use.

353
00:16:14,000 --> 00:16:16,360
 You'll hear, for example, about the new zoning districts,

354
00:16:16,360 --> 00:16:18,840
 where we've introduced them with clear purpose statements,

355
00:16:18,840 --> 00:16:21,720
 clear diagrams of typical development patterns,

356
00:16:21,720 --> 00:16:24,680
 summary tables of standards like building size, lot size,

357
00:16:24,680 --> 00:16:25,520
 things like that.

358
00:16:25,520 --> 00:16:27,680
 So it's an easier document to look at.

359
00:16:27,680 --> 00:16:29,920
 You're going to have more illustrations in the document

360
00:16:29,920 --> 00:16:31,080
 that comes out on Friday.

361
00:16:31,080 --> 00:16:33,360
 You're going to have even more illustrations in the versions

362
00:16:33,360 --> 00:16:34,360
 that come out after that.

363
00:16:34,360 --> 00:16:37,000
 So once we get the text in place,

364
00:16:37,000 --> 00:16:39,720
 that's when we really get into the illustration development

365
00:16:39,720 --> 00:16:41,680
 strongly.

366
00:16:41,680 --> 00:16:45,440
 Another goal of the code is to move from a one-size-fits-all

367
00:16:45,440 --> 00:16:47,640
 approach in terms of development quality

368
00:16:47,640 --> 00:16:50,240
 to a more tailored approach that recognizes

369
00:16:50,240 --> 00:16:52,480
 that Denton is a big place.

370
00:16:52,480 --> 00:16:54,480
 It's a big city with different complex areas.

371
00:16:54,480 --> 00:16:56,240
 And you need different development standards

372
00:16:56,240 --> 00:16:59,560
 for the downtown, say, versus Hickory and Welch.

373
00:16:59,560 --> 00:17:02,440
 You need to think about different character types,

374
00:17:02,440 --> 00:17:05,400
 place types, in the community and create

375
00:17:05,400 --> 00:17:08,720
 a code that is tailored to protect and perpetuate

376
00:17:08,720 --> 00:17:10,840
 those different character areas.

377
00:17:10,840 --> 00:17:13,160
 So you're going to hear more about this from my colleagues.

378
00:17:13,160 --> 00:17:15,120
 But a big goal here was to move away

379
00:17:15,120 --> 00:17:17,720
 from a one-size-fits-all approach, which you have now,

380
00:17:17,720 --> 00:17:20,280
 and give you more options for addressing different areas

381
00:17:20,280 --> 00:17:22,600
 in the community.

382
00:17:22,600 --> 00:17:26,720
 Another big project goal was to modernize the review procedures.

383
00:17:26,720 --> 00:17:29,880
 If you recall, way back when we started this project,

384
00:17:29,880 --> 00:17:32,560
 we did an intensive series of interviews.

385
00:17:32,560 --> 00:17:35,360
 Many of them were with folks that have developed in Denton.

386
00:17:35,360 --> 00:17:37,160
 And one of the biggest concerns we had

387
00:17:37,160 --> 00:17:39,800
 was the process is not transparent.

388
00:17:39,800 --> 00:17:42,400
 They don't feel like it's consistent all the time.

389
00:17:42,400 --> 00:17:44,520
 They would like more standardization

390
00:17:44,520 --> 00:17:47,000
 of the rules for how applications are processed.

391
00:17:47,000 --> 00:17:50,480
 And so we have introduced a lot of tools through this project.

392
00:17:50,480 --> 00:17:52,880
 For example, like this table on the left-hand side--

393
00:17:52,880 --> 00:17:55,880
 I know that's fuzzy, but this is a screenshot

394
00:17:55,880 --> 00:17:58,760
 of a procedures table that lists all the different procedures.

395
00:17:58,760 --> 00:18:01,160
 And what's the role of the P&Z, and what's

396
00:18:01,160 --> 00:18:02,320
 the role of the city council?

397
00:18:02,320 --> 00:18:04,480
 And just trying to provide some overall clarity

398
00:18:04,480 --> 00:18:06,280
 as to who does what, because you really

399
00:18:06,280 --> 00:18:08,840
 don't have that in your current set of ordinances.

400
00:18:08,840 --> 00:18:11,320
 And then on the right-hand side, a screenshot

401
00:18:11,320 --> 00:18:13,520
 of some common review procedures that we've introduced

402
00:18:13,520 --> 00:18:15,360
 with those flow charts that give you

403
00:18:15,360 --> 00:18:19,040
 a very clear sense of the typical process

404
00:18:19,040 --> 00:18:20,640
 that an application goes through--

405
00:18:20,640 --> 00:18:24,920
 application submittal to staff review to P&Z action, et cetera.

406
00:18:24,920 --> 00:18:26,920
 There is a tailored version of that chart

407
00:18:26,920 --> 00:18:29,520
 for all the different types of procedures in the code.

408
00:18:29,520 --> 00:18:31,520
 Again, just trying to provide a little bit more

409
00:18:31,520 --> 00:18:34,320
 standardization and clarity and predictability.

410
00:18:34,320 --> 00:18:36,480
 Because we heard from folks that say,

411
00:18:36,480 --> 00:18:38,840
 we'd rather go to competitors than develop in Denton,

412
00:18:38,840 --> 00:18:40,520
 because the process is hard to get through.

413
00:18:40,520 --> 00:18:42,800
 And so we're trying to address some of those concerns

414
00:18:42,800 --> 00:18:45,240
 by modernizing the procedures.

415
00:18:45,240 --> 00:18:48,160
 So that's a lengthy introduction,

416
00:18:48,160 --> 00:18:50,480
 but it's important to kind of lay the foundation of some

417
00:18:50,480 --> 00:18:51,960
 of the key things that we're trying

418
00:18:51,960 --> 00:18:53,720
 to accomplish in the project.

419
00:18:53,720 --> 00:18:55,240
 So with that, my colleagues and I

420
00:18:55,240 --> 00:18:57,440
 are going to start just walking you through methodically

421
00:18:57,440 --> 00:18:59,440
 at a high level the different subchapters.

422
00:18:59,440 --> 00:19:01,520
 And I'm not going to read all these bullets to you.

423
00:19:01,520 --> 00:19:03,120
 We're going to post this presentation online.

424
00:19:03,120 --> 00:19:04,960
 But just wanted to hit some of the high points

425
00:19:04,960 --> 00:19:07,120
 that you're going to be seeing in the document that

426
00:19:07,120 --> 00:19:10,760
 comes out on Friday.

427
00:19:10,760 --> 00:19:12,880
 Subchapter 1, general standards.

428
00:19:12,880 --> 00:19:13,800
 This is dry stuff.

429
00:19:13,800 --> 00:19:15,000
 This is for the lawyers.

430
00:19:15,000 --> 00:19:16,120
 But it's really important.

431
00:19:16,120 --> 00:19:18,040
 It lays the foundation for the code.

432
00:19:18,040 --> 00:19:20,080
 It's the overall statement of applicability,

433
00:19:20,080 --> 00:19:21,880
 the overall statement of purpose.

434
00:19:21,880 --> 00:19:23,920
 What are some of the things that we've done here?

435
00:19:23,920 --> 00:19:26,800
 For example, bullet 3, more specific enforcement

436
00:19:26,800 --> 00:19:28,160
 provisions.

437
00:19:28,160 --> 00:19:30,800
 We have clarified in the code what constitutes

438
00:19:30,800 --> 00:19:32,360
 a violation of the DDC.

439
00:19:32,360 --> 00:19:35,160
 We've clarified what the process is when someone alleges

440
00:19:35,160 --> 00:19:36,360
 that there's a violation.

441
00:19:36,360 --> 00:19:40,280
 We've added to the list of remedies and penalties

442
00:19:40,280 --> 00:19:42,160
 that are available if there's a violation.

443
00:19:42,160 --> 00:19:44,480
 All that's been fleshed out.

444
00:19:44,480 --> 00:19:46,760
 This bullet down here, new DDC won't

445
00:19:46,760 --> 00:19:49,280
 make legally established single family, townhome,

446
00:19:49,280 --> 00:19:50,920
 or duplexes nonconforming.

447
00:19:50,920 --> 00:19:53,560
 This is the subchapter that deals with nonconformities.

448
00:19:53,560 --> 00:19:55,640
 The things that were legal when they were first established,

449
00:19:55,640 --> 00:19:57,640
 but are no longer legal under the new code.

450
00:19:57,640 --> 00:20:01,160
 This is the result of a policy discussion that the DCRC had.

451
00:20:01,160 --> 00:20:03,240
 And they wanted to make sure that as the new code goes

452
00:20:03,240 --> 00:20:07,640
 into a place, they focused on those existing properties.

453
00:20:07,640 --> 00:20:10,260
 And they're going to be deemed conforming moving forward,

454
00:20:10,260 --> 00:20:11,760
 which is an important distinction.

455
00:20:11,760 --> 00:20:13,000
 And they're not nonconforming.

456
00:20:13,000 --> 00:20:15,680
 This is the section of the code that has transition standards

457
00:20:15,680 --> 00:20:18,440
 as well, from the old DDC to the new DDC,

458
00:20:18,440 --> 00:20:21,640
 just clarifying how you're making that leap from one

459
00:20:21,640 --> 00:20:23,560
 set of regulations to another.

460
00:20:23,560 --> 00:20:25,240
 So a lot of things here, we're going

461
00:20:25,240 --> 00:20:27,360
 to come back and talk about these nonconforming site

462
00:20:27,360 --> 00:20:30,800
 feature thresholds later in the presentation.

463
00:20:30,800 --> 00:20:33,240
 So it's dry stuff, but it's really important.

464
00:20:33,240 --> 00:20:36,480
 Lays the foundation.

465
00:20:36,480 --> 00:20:38,520
 Moving into subchapter two, we get

466
00:20:38,520 --> 00:20:41,400
 into the administrative procedures in the code.

467
00:20:41,400 --> 00:20:42,480
 Who does what?

468
00:20:42,480 --> 00:20:43,600
 What's the role of staff?

469
00:20:43,600 --> 00:20:45,560
 What's the role of the P&Z?

470
00:20:45,560 --> 00:20:47,600
 You've seen the summary chart.

471
00:20:47,600 --> 00:20:49,840
 As I've said, we've provided a lot more predictability

472
00:20:49,840 --> 00:20:51,400
 and transparency here.

473
00:20:51,400 --> 00:20:54,040
 A few things that I'll highlight.

474
00:20:54,040 --> 00:20:57,560
 I talked about the common review procedures on a prior slide.

475
00:20:57,560 --> 00:21:00,320
 I showed you that chart that has just kind of the green arrows.

476
00:21:00,320 --> 00:21:02,600
 And there's a consistent flow chart

477
00:21:02,600 --> 00:21:04,560
 for all the different procedures.

478
00:21:04,560 --> 00:21:06,240
 One of the things that you'll see in there

479
00:21:06,240 --> 00:21:10,200
 is a new citizen participation provision.

480
00:21:10,200 --> 00:21:11,680
 And what that's going to basically say

481
00:21:11,680 --> 00:21:13,360
 is that for bigger projects, there

482
00:21:13,360 --> 00:21:15,840
 is a strong encouragement that an applicant goes out

483
00:21:15,840 --> 00:21:17,680
 and talks to the neighborhood before they

484
00:21:17,680 --> 00:21:20,480
 file an application to get feedback

485
00:21:20,480 --> 00:21:23,760
 on the general concepts before they finalize something

486
00:21:23,760 --> 00:21:25,880
 and put it into the pipeline.

487
00:21:25,880 --> 00:21:30,240
 That's going to be new for you all to look at.

488
00:21:30,240 --> 00:21:32,520
 We've got the site plan review procedure.

489
00:21:32,520 --> 00:21:33,840
 We've talked about that before.

490
00:21:33,840 --> 00:21:36,880
 We distinguish major site plans versus minor site plans.

491
00:21:36,880 --> 00:21:40,640
 And there's updated thresholds for what's major versus minor.

492
00:21:40,640 --> 00:21:44,920
 Updated approval criteria for all the application types.

493
00:21:44,920 --> 00:21:48,120
 Cleaned up plotting procedures to align with state code.

494
00:21:48,120 --> 00:21:50,520
 So a lot of important stuff here.

495
00:21:50,520 --> 00:21:54,720
 We just had a meeting with the DCDA, the Denton County

496
00:21:54,720 --> 00:21:55,840
 Developers Alliance.

497
00:21:55,840 --> 00:21:57,800
 And this is really important stuff to them

498
00:21:57,800 --> 00:22:00,960
 because the predictability of the process and the transparency

499
00:22:00,960 --> 00:22:05,920
 is a key source of their frustrations

500
00:22:05,920 --> 00:22:08,400
 with your current ordinances.

501
00:22:08,400 --> 00:22:10,440
 Some of the other things to highlight here,

502
00:22:10,440 --> 00:22:12,040
 plan developments.

503
00:22:12,040 --> 00:22:15,320
 So right now, you're doing MPCs, Master Plan Communities,

504
00:22:15,320 --> 00:22:15,920
 in Denton.

505
00:22:15,920 --> 00:22:18,440
 That's the tool to step outside the code

506
00:22:18,440 --> 00:22:20,520
 and do a big negotiated development.

507
00:22:20,520 --> 00:22:21,880
 Those are going to stay in place.

508
00:22:21,880 --> 00:22:23,720
 None of those MPCs will change.

509
00:22:23,720 --> 00:22:26,640
 But moving forward, we've got a revised tool.

510
00:22:26,640 --> 00:22:28,720
 And we're calling it planned development.

511
00:22:28,720 --> 00:22:30,960
 And there's a simplified review procedure

512
00:22:30,960 --> 00:22:33,720
 for how someone can propose to rezone to a planned

513
00:22:33,720 --> 00:22:35,360
 development.

514
00:22:35,360 --> 00:22:37,760
 Go through you all, first of all, for a recommendation

515
00:22:37,760 --> 00:22:39,880
 and then to counsel for a final decision.

516
00:22:39,880 --> 00:22:43,760
 The new code is not going to have a minimum size on PDs.

517
00:22:43,760 --> 00:22:47,400
 And so you could, in theory, do a smaller planned development

518
00:22:47,400 --> 00:22:49,120
 versus a larger planned development.

519
00:22:49,120 --> 00:22:51,360
 Other communities have found that important for smaller

520
00:22:51,360 --> 00:22:54,800
 infill sites, for example.

521
00:22:54,800 --> 00:22:58,000
 Flexibility and relief is an important part of the code.

522
00:22:58,000 --> 00:23:00,600
 We want to make sure that it's not just a flat set of rules,

523
00:23:00,600 --> 00:23:02,800
 but there are opportunities to consider

524
00:23:02,800 --> 00:23:04,680
 individual circumstances.

525
00:23:04,680 --> 00:23:07,560
 Minor modification is a tool that's been introduced.

526
00:23:07,560 --> 00:23:10,040
 And I'm just going to jump ahead to this slide.

527
00:23:10,040 --> 00:23:12,480
 This is intended to replace the ADPs.

528
00:23:12,480 --> 00:23:14,080
 The ADPs that you have now, we've

529
00:23:14,080 --> 00:23:19,540
 heard, are so open-ended that they're not transparent.

530
00:23:19,540 --> 00:23:21,720
 They're not predictable as to what might be allowed.

531
00:23:21,720 --> 00:23:23,960
 And they're open to abuse.

532
00:23:23,960 --> 00:23:27,960
 And so this is intended to provide a more predictable box

533
00:23:27,960 --> 00:23:30,640
 within which minor deviations can be allowed.

534
00:23:30,640 --> 00:23:32,920
 So it allows the final decision-making body

535
00:23:32,920 --> 00:23:35,720
 to approve minor modifications from dimensional or numeric

536
00:23:35,720 --> 00:23:36,720
 standards.

537
00:23:36,720 --> 00:23:40,040
 I'll come back to this slide, but just jumping ahead,

538
00:23:40,040 --> 00:23:42,080
 this is the table, the current table,

539
00:23:42,080 --> 00:23:47,040
 that shows the standards from which a minor modification

540
00:23:47,040 --> 00:23:48,360
 could be considered.

541
00:23:48,360 --> 00:23:50,360
 For example, you come in at the plotting stage,

542
00:23:50,360 --> 00:23:53,640
 and you consider a modification to minimum lot area of up

543
00:23:53,640 --> 00:23:55,040
 to 10%.

544
00:23:55,040 --> 00:23:57,960
 At the site plan stage, you consider a modification

545
00:23:57,960 --> 00:24:01,640
 to a setback standard of up to 10%.

546
00:24:01,640 --> 00:24:04,840
 We see these in communities all across the country.

547
00:24:04,840 --> 00:24:08,840
 These are a good tool to provide a little bit of flexibility

548
00:24:08,840 --> 00:24:11,640
 to keep someone from having to go all the way to a variance

549
00:24:11,640 --> 00:24:13,680
 or maybe even to a plan development.

550
00:24:13,680 --> 00:24:16,640
 This is a site-specific way of kind of greasing

551
00:24:16,640 --> 00:24:18,200
 the wheels for small projects.

552
00:24:18,200 --> 00:24:19,200
 Commissioner Beck.

553
00:24:19,200 --> 00:24:20,040
 Thank you, Chair.

554
00:24:20,040 --> 00:24:23,920
 Matt, are you saying then the ADP will go away completely,

555
00:24:23,920 --> 00:24:28,560
 or it's not going to be around for things bigger

556
00:24:28,560 --> 00:24:30,200
 than this minimum stuff here?

557
00:24:30,200 --> 00:24:31,320
 That's correct, Commissioner.

558
00:24:31,320 --> 00:24:33,920
 The ADP is not carried forward in the current draft.

559
00:24:33,920 --> 00:24:36,520
 There's a variety of tools that provide flexibility.

560
00:24:36,520 --> 00:24:38,360
 So you've got the minor modifications.

561
00:24:38,360 --> 00:24:40,840
 But also, you're going to hear later in the presentation,

562
00:24:40,840 --> 00:24:43,120
 we've introduced a lot more menu-based standards

563
00:24:43,120 --> 00:24:45,480
 and optional approaches in the development standards

564
00:24:45,480 --> 00:24:47,080
 to provide more--

565
00:24:47,080 --> 00:24:48,680
 there's just different ways of getting

566
00:24:48,680 --> 00:24:49,840
 to the goal of the code.

567
00:24:49,840 --> 00:24:53,760
 But ADP, as it currently exists, is not being carried forward.

568
00:24:53,760 --> 00:24:55,920
 OK, but it will be handled-- changes

569
00:24:55,920 --> 00:24:58,600
 that need to be done beyond these limits here.

570
00:24:58,600 --> 00:25:00,400
 You will have mechanisms to handle those.

571
00:25:00,400 --> 00:25:01,880
 Great, thanks.

572
00:25:01,880 --> 00:25:05,000
 Just a final point on this-- you can't do anything

573
00:25:05,000 --> 00:25:06,200
 with the minor modification.

574
00:25:06,200 --> 00:25:09,200
 Here at the bottom, you can't change your use, for example.

575
00:25:09,200 --> 00:25:10,600
 That's too big.

576
00:25:10,600 --> 00:25:12,400
 Minor modification is for small stuff.

577
00:25:12,400 --> 00:25:15,640
 And so you can't deviate from the ESA standards.

578
00:25:15,640 --> 00:25:17,520
 You can't deviate from floodplain regulations.

579
00:25:17,520 --> 00:25:20,240
 So there's public improvement standards.

580
00:25:20,240 --> 00:25:22,320
 There's some big stuff that you can't change.

581
00:25:22,320 --> 00:25:24,440
 Minor modification is intended to grease the wheels

582
00:25:24,440 --> 00:25:27,280
 for those smaller deviations.

583
00:25:27,280 --> 00:25:29,320
 So with that, let's keep moving.

584
00:25:29,320 --> 00:25:31,960
 And we're going to move from the procedures

585
00:25:31,960 --> 00:25:34,000
 into the zoned districts and the uses

586
00:25:34,000 --> 00:25:35,600
 allowed within the districts.

587
00:25:35,600 --> 00:25:36,960
 With that, I'll give it to Tarek.

588
00:25:36,960 --> 00:25:43,480
 Chairman, members of the commission,

589
00:25:43,480 --> 00:25:44,480
 nice to see you all again.

590
00:25:44,480 --> 00:25:46,640
 Tarek Wafai with Clarion Associates.

591
00:25:46,640 --> 00:25:50,360
 I'm going to talk about the middle piece of this, which

592
00:25:50,360 --> 00:25:54,240
 is really a fundamental part of how the DDC works.

593
00:25:54,240 --> 00:25:57,320
 What can you do on your property, and where can you do it?

594
00:25:57,320 --> 00:26:01,480
 How big can the buildings be?

595
00:26:01,480 --> 00:26:02,520
 How far from the street?

596
00:26:02,520 --> 00:26:05,760
 All of those things are in these two subchapters

597
00:26:05,760 --> 00:26:08,320
 on zoning districts and use regulations.

598
00:26:08,320 --> 00:26:10,320
 So we're going to walk through at a fairly high level

599
00:26:10,320 --> 00:26:12,160
 and just explain some of the key changes,

600
00:26:12,160 --> 00:26:13,840
 just like Matt did with the procedures,

601
00:26:13,840 --> 00:26:16,360
 and Jim will do with the quality standards.

602
00:26:16,360 --> 00:26:19,960
 First and foremost, people like graphics in a code.

603
00:26:19,960 --> 00:26:21,920
 Increasingly, communities are doing this.

604
00:26:21,920 --> 00:26:22,640
 It's helpful.

605
00:26:22,640 --> 00:26:27,440
 Not everybody likes to review pages of text like we do,

606
00:26:27,440 --> 00:26:30,560
 but they need the graphic to get them there.

607
00:26:30,560 --> 00:26:31,640
 We create nice graphics.

608
00:26:31,640 --> 00:26:32,400
 We will do that.

609
00:26:32,400 --> 00:26:34,840
 Again, that March 15th draft is going

610
00:26:34,840 --> 00:26:38,720
 to have a much more comprehensive list of graphics

611
00:26:38,720 --> 00:26:39,680
 in there.

612
00:26:39,680 --> 00:26:42,200
 And another key change in the district's piece

613
00:26:42,200 --> 00:26:45,880
 is just implementing those future land use designations

614
00:26:45,880 --> 00:26:49,000
 from Denton Plan 2030.

615
00:26:49,000 --> 00:26:52,960
 That plan, at a very broad brush level,

616
00:26:52,960 --> 00:26:55,120
 designated certain geographic areas

617
00:26:55,120 --> 00:26:57,680
 for the types of activities you might see there.

618
00:26:57,680 --> 00:27:00,920
 The problem is that your current lineup of zoning districts

619
00:27:00,920 --> 00:27:03,400
 does not allow you to get there, does not

620
00:27:03,400 --> 00:27:07,280
 give you the path forward to implement those desires.

621
00:27:07,280 --> 00:27:10,920
 So we made a lot of changes to the districts

622
00:27:10,920 --> 00:27:12,920
 to help implement that plan.

623
00:27:12,920 --> 00:27:14,080
 Here's a quick snapshot.

624
00:27:14,080 --> 00:27:17,080
 This is a conversion table, we call it.

625
00:27:17,080 --> 00:27:20,360
 Basically, it takes your future land use plan,

626
00:27:20,360 --> 00:27:23,400
 the designations in this first column on the left,

627
00:27:23,400 --> 00:27:26,240
 shows you your current zoning districts.

628
00:27:26,240 --> 00:27:28,400
 And then finally, that final right hand column

629
00:27:28,400 --> 00:27:31,200
 is how we made some consolidations

630
00:27:31,200 --> 00:27:33,000
 in the new lineup of districts.

631
00:27:33,000 --> 00:27:36,480
 So you'll see, for downtown compatibility area,

632
00:27:36,480 --> 00:27:39,400
 as designated in your plan, right now there

633
00:27:39,400 --> 00:27:41,800
 are five different districts all trying

634
00:27:41,800 --> 00:27:44,360
 to achieve a very similar purpose.

635
00:27:44,360 --> 00:27:48,880
 Allow people to live on smaller lots in a compact way.

636
00:27:48,880 --> 00:27:52,680
 We've consolidated those very common standards,

637
00:27:52,680 --> 00:27:55,240
 purpose statements, and dimensional requirements

638
00:27:55,240 --> 00:27:57,320
 into one district that allows you

639
00:27:57,320 --> 00:27:59,800
 to do that type of activity.

640
00:27:59,800 --> 00:28:02,080
 Same thing for mixed use.

641
00:28:02,080 --> 00:28:05,480
 You're calling out in your policy document

642
00:28:05,480 --> 00:28:07,280
 that mixed use is a good thing.

643
00:28:07,280 --> 00:28:09,760
 And you see a lot of mixed use in Denton.

644
00:28:09,760 --> 00:28:12,640
 But it has to be negotiated today.

645
00:28:12,640 --> 00:28:16,120
 There's no clear path forward to get mixed use

646
00:28:16,120 --> 00:28:19,080
 because of the lack of those types of districts.

647
00:28:19,080 --> 00:28:22,600
 So we have presented three different context areas

648
00:28:22,600 --> 00:28:25,000
 for mixed use, at the neighborhood scale,

649
00:28:25,000 --> 00:28:27,240
 at the corridor scale, and at the--

650
00:28:27,240 --> 00:28:31,440
 or rather, the downtown scale, and then a regional context.

651
00:28:31,440 --> 00:28:32,880
 Understanding that not everything

652
00:28:32,880 --> 00:28:35,960
 is walkable and pedestrian friendly mixed use,

653
00:28:35,960 --> 00:28:37,720
 there's also really big stuff, too,

654
00:28:37,720 --> 00:28:40,960
 that you need to drive to that has a mixture of office

655
00:28:40,960 --> 00:28:43,000
 and residential and retail.

656
00:28:43,000 --> 00:28:47,000
 So we've tried to cover using the plan

657
00:28:47,000 --> 00:28:49,320
 as the underlying framework, but then also

658
00:28:49,320 --> 00:28:52,680
 looking at various things and inconsistencies

659
00:28:52,680 --> 00:28:56,720
 to try to give you a better toolbox to rezone property

660
00:28:56,720 --> 00:28:57,600
 in the future.

661
00:28:57,600 --> 00:29:01,600
 This project does not rezone Denton.

662
00:29:01,600 --> 00:29:03,880
 But it does convert some districts.

663
00:29:03,880 --> 00:29:06,800
 It renames certain zoning districts

664
00:29:06,800 --> 00:29:12,320
 and makes some changes to existing properties.

665
00:29:12,320 --> 00:29:15,800
 When we take that and start to look at just the new district,

666
00:29:15,800 --> 00:29:18,280
 so starting to simplify that table for you,

667
00:29:18,280 --> 00:29:20,680
 divide it into residential, where people are just

668
00:29:20,680 --> 00:29:24,280
 living on a lot or living in a multifamily building,

669
00:29:24,280 --> 00:29:27,080
 versus mixed use, where people are-- that doesn't mean

670
00:29:27,080 --> 00:29:28,960
 retail and office.

671
00:29:28,960 --> 00:29:32,600
 Mixed use, we mean residential and non-residential happening

672
00:29:32,600 --> 00:29:34,120
 in those districts.

673
00:29:34,120 --> 00:29:37,920
 Corridor districts that are specific to your bigger

674
00:29:37,920 --> 00:29:41,200
 suburban corridors, where it's got a different character,

675
00:29:41,200 --> 00:29:43,040
 versus a highway corridor, which need

676
00:29:43,040 --> 00:29:44,080
 to be treated differently.

677
00:29:44,080 --> 00:29:47,560
 We can't have the same types of standards on the highway

678
00:29:47,560 --> 00:29:51,120
 that you do for a suburban corridor.

679
00:29:51,120 --> 00:29:54,120
 Some other districts, things like public facilities,

680
00:29:54,120 --> 00:29:57,360
 that is a new zoning district that you don't have today.

681
00:29:57,360 --> 00:30:00,480
 Where do we put the wastewater treatment facility?

682
00:30:00,480 --> 00:30:05,480
 Where do we put the fleet storage for our gravel trucks?

683
00:30:05,480 --> 00:30:07,320
 All of those things need a home.

684
00:30:07,320 --> 00:30:09,880
 They don't really fit into another type of context,

685
00:30:09,880 --> 00:30:12,400
 but they are essential to running a city.

686
00:30:12,400 --> 00:30:15,800
 So there's a district for those types of activities.

687
00:30:15,800 --> 00:30:20,240
 The overlays I'll talk about in a moment.

688
00:30:20,240 --> 00:30:23,280
 So some other key changes, density.

689
00:30:23,280 --> 00:30:25,520
 Right now, you have maximum densities

690
00:30:25,520 --> 00:30:28,120
 called out for your residential zoning districts.

691
00:30:28,120 --> 00:30:30,680
 That's great, except for a couple of things.

692
00:30:30,680 --> 00:30:33,840
 It's very hard for the public to visualize

693
00:30:33,840 --> 00:30:37,880
 how much density is dense versus not dense.

694
00:30:37,880 --> 00:30:40,520
 What is the actual intensity of that zoning district?

695
00:30:40,520 --> 00:30:43,000
 The other main reason we're not carrying that forward

696
00:30:43,000 --> 00:30:47,000
 in that form is that your current dimensional standards,

697
00:30:47,000 --> 00:30:51,880
 setbacks, height, lot coverage, lot area, all of those things

698
00:30:51,880 --> 00:30:54,080
 are also regulating density.

699
00:30:54,080 --> 00:30:55,480
 And they're not always aligned.

700
00:30:55,480 --> 00:30:58,880
 Where you might give a maximum density of six units

701
00:30:58,880 --> 00:31:02,280
 to the acre, well, your setbacks and your lot dimensions

702
00:31:02,280 --> 00:31:04,000
 are actually result-- they would result

703
00:31:04,000 --> 00:31:08,520
 in a greater density than that or a lesser density than that.

704
00:31:08,520 --> 00:31:11,680
 So it's important to talk about why does density matter.

705
00:31:11,680 --> 00:31:15,920
 It's because we don't want too much of one thing on a lot.

706
00:31:15,920 --> 00:31:20,040
 Well, we have broken that down into the components of density,

707
00:31:20,040 --> 00:31:21,760
 and we're carrying forward those types

708
00:31:21,760 --> 00:31:23,920
 of dimensional standards instead so

709
00:31:23,920 --> 00:31:25,840
 that it will be consistent and it will

710
00:31:25,840 --> 00:31:29,200
 help you implement your plan.

711
00:31:29,200 --> 00:31:31,360
 This last bullet here on measurement standards

712
00:31:31,360 --> 00:31:32,320
 and exceptions.

713
00:31:32,320 --> 00:31:35,280
 At the end of the zoning district's chapter, sub-chapter,

714
00:31:35,280 --> 00:31:38,040
 you will see a section on measurements and exceptions.

715
00:31:38,040 --> 00:31:39,920
 We realize that not everything is

716
00:31:39,920 --> 00:31:43,640
 going to fit the mold of a particular zoning district.

717
00:31:43,640 --> 00:31:45,320
 What if I have parapets?

718
00:31:45,320 --> 00:31:47,960
 Well, those can extend into the maximum building height.

719
00:31:47,960 --> 00:31:50,080
 If I have a chimney, that can extend.

720
00:31:50,080 --> 00:31:53,200
 A front porch can go into the front setback

721
00:31:53,200 --> 00:31:55,560
 because that's a character defining feature that most

722
00:31:55,560 --> 00:31:56,800
 people want to see.

723
00:31:56,800 --> 00:31:58,880
 So we're not prohibiting those types of activities.

724
00:31:58,880 --> 00:32:01,520
 We have called them out as exceptions.

725
00:32:01,520 --> 00:32:03,880
 Also in that subsection, we explain

726
00:32:03,880 --> 00:32:07,280
 how Denton measures height, how we measure lot coverage,

727
00:32:07,280 --> 00:32:08,900
 how we measure setbacks.

728
00:32:08,900 --> 00:32:11,000
 All of those important measurement tools

729
00:32:11,000 --> 00:32:14,000
 are clearly defined in one place within the document.

730
00:32:14,000 --> 00:32:15,720
 Tara, can I ask you a question real fast?

731
00:32:15,720 --> 00:32:16,840
 Yes.

732
00:32:16,840 --> 00:32:20,680
 The alignment table had the neighborhood residentials

733
00:32:20,680 --> 00:32:23,240
 to the new RR nomenclature.

734
00:32:23,240 --> 00:32:26,040
 I know, as you've stated, you've talked

735
00:32:26,040 --> 00:32:28,280
 about redefining density.

736
00:32:28,280 --> 00:32:31,160
 To the public, and as I have conversations,

737
00:32:31,160 --> 00:32:33,680
 generally speaking, is an NR2, which

738
00:32:33,680 --> 00:32:37,180
 was defined as two units per acre,

739
00:32:37,180 --> 00:32:39,800
 is that generally the same density as an R2

740
00:32:39,800 --> 00:32:42,360
 that it will generally provide two units to an acre

741
00:32:42,360 --> 00:32:44,000
 in the new R2?

742
00:32:44,000 --> 00:32:45,280
 That's exactly right.

743
00:32:45,280 --> 00:32:47,280
 But instead of using those terms,

744
00:32:47,280 --> 00:32:50,560
 because very few people, even us planners,

745
00:32:50,560 --> 00:32:53,760
 can visualize what that means on the ground.

746
00:32:53,760 --> 00:32:58,320
 And so rather, we're focusing on those minimum lot sizes,

747
00:32:58,320 --> 00:33:00,280
 which drive density.

748
00:33:00,280 --> 00:33:03,400
 You have to build roads to get to these lots.

749
00:33:03,400 --> 00:33:05,040
 You have to put in utilities.

750
00:33:05,040 --> 00:33:07,280
 All of those things eat up at the land.

751
00:33:07,280 --> 00:33:10,240
 When it's all said and done, those public infrastructure

752
00:33:10,240 --> 00:33:15,120
 items, coupled with the size of the lots and the uses allowed,

753
00:33:15,120 --> 00:33:17,400
 get to those density questions.

754
00:33:17,400 --> 00:33:19,000
 Gotcha.

755
00:33:19,000 --> 00:33:20,120
 Thank you.

756
00:33:20,120 --> 00:33:22,000
 You bet.

757
00:33:22,000 --> 00:33:24,000
 So we've talked about those.

758
00:33:24,000 --> 00:33:26,020
 I said I would come back to overlay districts.

759
00:33:26,020 --> 00:33:28,640
 Right now, you have several overlay districts.

760
00:33:28,640 --> 00:33:30,720
 Not all of them will be carried forward.

761
00:33:30,720 --> 00:33:33,280
 If you remember, your current infill and special purpose

762
00:33:33,280 --> 00:33:36,000
 district is not really an overlay.

763
00:33:36,000 --> 00:33:39,000
 Rather, it's everything inside the loop.

764
00:33:39,000 --> 00:33:41,400
 And so that's not really an overlay district.

765
00:33:41,400 --> 00:33:44,400
 That's just another complicating factor

766
00:33:44,400 --> 00:33:46,400
 to try to develop in Denton.

767
00:33:46,400 --> 00:33:48,120
 So that will not be carried forward.

768
00:33:48,120 --> 00:33:49,360
 Many of them will, though.

769
00:33:49,360 --> 00:33:52,920
 I'm going to use Unicorn Lake and Fry Street as an example.

770
00:33:52,920 --> 00:33:56,200
 Right now, they're referencing the current lineup

771
00:33:56,200 --> 00:33:57,380
 of zoning districts.

772
00:33:57,380 --> 00:34:01,720
 Unicorn Lake says the standards of the NRMU 12 district

773
00:34:01,720 --> 00:34:03,680
 shall apply to Unicorn Lake.

774
00:34:03,680 --> 00:34:06,160
 Well, we're not carrying forward that district.

775
00:34:06,160 --> 00:34:08,440
 So there was a bit of an unpacking job for us

776
00:34:08,440 --> 00:34:12,600
 to do to take those standards from the current NRMU 12

777
00:34:12,600 --> 00:34:15,960
 and just bring them directly into the overlay district.

778
00:34:15,960 --> 00:34:18,440
 You hadn't seen that in the earlier drafts.

779
00:34:18,440 --> 00:34:20,840
 You will see that in Friday's draft,

780
00:34:20,840 --> 00:34:22,760
 how we have translated that information

781
00:34:22,760 --> 00:34:24,840
 into the overlay districts.

782
00:34:24,840 --> 00:34:27,660
 Razor Ranch, I have a separate slide on that next.

783
00:34:27,660 --> 00:34:29,420
 So I'll talk about why that was treated

784
00:34:29,420 --> 00:34:30,760
 a little bit differently.

785
00:34:30,760 --> 00:34:35,000
 Historic districts, you spent a lot of time last year

786
00:34:35,000 --> 00:34:38,440
 and even earlier than that talking about procedures

787
00:34:38,440 --> 00:34:40,040
 for historic properties.

788
00:34:40,040 --> 00:34:41,040
 How do we review them?

789
00:34:41,040 --> 00:34:43,800
 How do we look at demolitions?

790
00:34:43,800 --> 00:34:45,200
 What are some of the standards that apply

791
00:34:45,200 --> 00:34:46,680
 to historic districts?

792
00:34:46,680 --> 00:34:49,040
 Those were carried forward intact.

793
00:34:49,040 --> 00:34:51,140
 We've reorganized them just to be consistent

794
00:34:51,140 --> 00:34:52,640
 with the structure of the code.

795
00:34:52,640 --> 00:34:56,320
 Razor Ranch, why is it different?

796
00:34:56,320 --> 00:34:58,800
 It is really its own animal.

797
00:34:58,800 --> 00:35:02,720
 It's large, it has unique procedures,

798
00:35:02,720 --> 00:35:04,520
 unique development standards.

799
00:35:04,520 --> 00:35:07,920
 It is basically a mini version of a DVC,

800
00:35:07,920 --> 00:35:09,880
 just for that property.

801
00:35:09,880 --> 00:35:11,800
 We had a lot of options to pursue.

802
00:35:11,800 --> 00:35:14,200
 We met with the landowner.

803
00:35:14,200 --> 00:35:15,140
 We met with staff.

804
00:35:15,140 --> 00:35:16,840
 We talked to them, what is the best approach

805
00:35:16,840 --> 00:35:18,320
 to move that forward?

806
00:35:18,320 --> 00:35:21,240
 What you will see in the next draft

807
00:35:21,240 --> 00:35:24,140
 is that we have pulled it out of the DVC.

808
00:35:24,140 --> 00:35:27,320
 It will be carried forward as a standalone appendix

809
00:35:27,320 --> 00:35:30,840
 to the DVC and relatively unchanged

810
00:35:30,840 --> 00:35:33,760
 other than maybe some renumbering where necessary.

811
00:35:33,760 --> 00:35:38,080
 It was determined there are a lot of entitlement issues

812
00:35:38,080 --> 00:35:40,960
 right now underway being discussed for Razor Ranch.

813
00:35:40,960 --> 00:35:43,960
 It is rapidly developing as we speak.

814
00:35:43,960 --> 00:35:47,220
 And so getting into the middle of those issues

815
00:35:47,220 --> 00:35:50,000
 during the DVC adoption was not ideal.

816
00:35:50,000 --> 00:35:52,600
 So we're gonna leave that intact for now.

817
00:35:52,600 --> 00:35:54,400
 There's gonna be a bit of work that needs to happen

818
00:35:54,400 --> 00:35:56,520
 after the adoption of the DVC

819
00:35:56,520 --> 00:35:59,940
 to get that ready for appendix form.

820
00:35:59,940 --> 00:36:01,960
 Just like with Unicorn Lake,

821
00:36:01,960 --> 00:36:05,640
 where we are referencing now antiquated districts

822
00:36:05,640 --> 00:36:08,120
 moving forward, those standards will need

823
00:36:08,120 --> 00:36:09,900
 to be brought in somehow.

824
00:36:09,900 --> 00:36:12,320
 What will likely end up is that you will still

825
00:36:12,320 --> 00:36:15,240
 have to retain a copy of the current DVC

826
00:36:15,240 --> 00:36:18,040
 until those standards are fully brought

827
00:36:18,040 --> 00:36:19,420
 into appendix form.

828
00:36:19,420 --> 00:36:25,660
 So I failed to mention, right now you have MPCs

829
00:36:25,660 --> 00:36:28,800
 and we're bringing those forward as PDs,

830
00:36:28,800 --> 00:36:31,920
 planned developments instead of calling it the MPC.

831
00:36:31,920 --> 00:36:34,800
 Existing MPCs will remain MPCs.

832
00:36:34,800 --> 00:36:37,640
 Moving forward for negotiated development

833
00:36:37,640 --> 00:36:39,880
 that just doesn't fit the letter of the law,

834
00:36:39,880 --> 00:36:41,580
 those will be PDs.

835
00:36:41,580 --> 00:36:45,880
 Razor Ranch is ultimately functioning today as a PD,

836
00:36:45,880 --> 00:36:48,320
 which is why we did not wanna just carry it forward

837
00:36:48,320 --> 00:36:49,160
 as an overlay.

838
00:36:49,160 --> 00:36:55,600
 So alongside the districts,

839
00:36:55,600 --> 00:36:57,080
 what can you do with your property?

840
00:36:57,080 --> 00:36:59,120
 So a lot of changes here as well.

841
00:36:59,120 --> 00:37:01,400
 Reorganized, of course, more user-friendly,

842
00:37:01,400 --> 00:37:05,280
 more tables, more graphics, a lot of consolidation.

843
00:37:05,280 --> 00:37:07,760
 The example I keep using is you don't need

844
00:37:07,760 --> 00:37:09,760
 to call out a bookstore and a flower shop

845
00:37:09,760 --> 00:37:13,840
 and a toy shop, retail is retail, so let's just say it.

846
00:37:13,840 --> 00:37:17,640
 Every use is defined, every use category is defined,

847
00:37:17,640 --> 00:37:20,760
 so it's very clear to understand what we're talking about

848
00:37:20,760 --> 00:37:23,160
 when we say retail, what we're talking about

849
00:37:23,160 --> 00:37:26,200
 when we say self-storage, what we're not talking about

850
00:37:26,200 --> 00:37:28,160
 when we say collegiate housing,

851
00:37:28,160 --> 00:37:30,200
 'cause we're not talking about that today.

852
00:37:30,200 --> 00:37:34,760
 New consolidated standards for accessory

853
00:37:34,760 --> 00:37:36,620
 and temporary structures.

854
00:37:36,620 --> 00:37:37,880
 What do we do with ADUs?

855
00:37:37,880 --> 00:37:39,480
 Well, they're in there.

856
00:37:39,480 --> 00:37:41,200
 We have addressed that in the new DDC.

857
00:37:41,200 --> 00:37:44,000
 I think we presented that information to you all.

858
00:37:44,000 --> 00:37:48,080
 The DCRC has spent a lot of time talking about ADUs as well,

859
00:37:48,080 --> 00:37:50,080
 so make sure to pay attention

860
00:37:50,080 --> 00:37:53,040
 to those use-specific standards, and to do that,

861
00:37:53,040 --> 00:37:56,240
 I wanna just walk through a couple of examples here.

862
00:37:56,240 --> 00:38:00,520
 This is a snapshot of the draft, as you will see it,

863
00:38:00,520 --> 00:38:03,200
 and along the top, the columns are the zoning districts,

864
00:38:03,200 --> 00:38:04,920
 the new zoning districts.

865
00:38:04,920 --> 00:38:07,280
 Each row is a specific use type.

866
00:38:08,320 --> 00:38:10,960
 If it has a P in there, that's permitted by right.

867
00:38:10,960 --> 00:38:13,240
 There's nothing to talk about.

868
00:38:13,240 --> 00:38:14,460
 It's a permitted use.

869
00:38:14,460 --> 00:38:16,920
 It has been stated that that is appropriate

870
00:38:16,920 --> 00:38:18,320
 for that zoning district.

871
00:38:18,320 --> 00:38:20,960
 If it has an S, it might be appropriate

872
00:38:20,960 --> 00:38:21,980
 for that zoning district,

873
00:38:21,980 --> 00:38:23,760
 but that's gonna require a public hearing.

874
00:38:23,760 --> 00:38:25,980
 We need to talk about the parameters

875
00:38:25,980 --> 00:38:27,160
 of that proposed development,

876
00:38:27,160 --> 00:38:29,000
 and make sure that that's appropriate

877
00:38:29,000 --> 00:38:30,700
 on that particular site.

878
00:38:30,700 --> 00:38:33,880
 So, special use, specific use permit required

879
00:38:33,880 --> 00:38:35,160
 if there's an S.

880
00:38:35,160 --> 00:38:38,540
 If it's blank, that is a prohibited use in that zoning

881
00:38:38,540 --> 00:38:39,720
 district.

882
00:38:39,720 --> 00:38:43,760
 Now, if it has a plus next to it, either P or S,

883
00:38:43,760 --> 00:38:46,960
 that means you need to read this final column,

884
00:38:46,960 --> 00:38:48,880
 and those will be hyperlinked for you,

885
00:38:48,880 --> 00:38:52,560
 so when you view the PDF on Friday's draft,

886
00:38:52,560 --> 00:38:54,000
 you can click on those standards.

887
00:38:54,000 --> 00:38:58,160
 That means, yes, it's permitted, a townhome, for example,

888
00:38:58,160 --> 00:39:02,000
 in the R7, but you have to read those standards

889
00:39:02,000 --> 00:39:04,520
 that if you clicked on those, they would tell you

890
00:39:04,520 --> 00:39:07,160
 that each entrance on a townhome needs to face

891
00:39:07,160 --> 00:39:10,160
 the public right of way, or have direct access to it,

892
00:39:10,160 --> 00:39:13,080
 to prevent, you know, side-facing townhomes

893
00:39:13,080 --> 00:39:15,600
 from being what you see from the street.

894
00:39:15,600 --> 00:39:18,360
 Kennels, when you click on the link

895
00:39:18,360 --> 00:39:21,280
 to kennel requirements, sure, it's allowed,

896
00:39:21,280 --> 00:39:24,120
 but if you're within 150 feet of residential,

897
00:39:24,120 --> 00:39:27,920
 you can't have an outdoor run for the kennel.

898
00:39:27,920 --> 00:39:30,860
 Has to be farther than 150 feet away.

899
00:39:30,860 --> 00:39:33,320
 All of these standards meant to protect

900
00:39:33,320 --> 00:39:36,800
 private property rights on both sides of the coin.

901
00:39:36,800 --> 00:39:38,400
 Some of them are operational-based,

902
00:39:38,400 --> 00:39:40,760
 some of them are location-based,

903
00:39:40,760 --> 00:39:43,000
 but a lot of new standards and carried forward

904
00:39:43,000 --> 00:39:47,320
 a lot of existing standards, you call them Ls today

905
00:39:47,320 --> 00:39:50,280
 in your use table, a lot of limitations.

906
00:39:50,280 --> 00:39:52,320
 We have just spelled it out more clearly.

907
00:39:52,320 --> 00:39:56,640
 Some new uses that you'll notice, a lot of them.

908
00:39:56,640 --> 00:40:00,140
 You'll see them up here, some of them specific to Denton,

909
00:40:00,140 --> 00:40:02,920
 you know, things like the travel plazas,

910
00:40:02,920 --> 00:40:05,560
 things like musician's studio.

911
00:40:05,560 --> 00:40:08,720
 These are issues that you have to deal with here in Denton.

912
00:40:08,720 --> 00:40:12,480
 Other things are just national trends

913
00:40:12,480 --> 00:40:14,400
 that a lot of communities are dealing with,

914
00:40:14,400 --> 00:40:17,200
 so it was important to make sure

915
00:40:17,200 --> 00:40:19,720
 that you're thinking proactively about those things

916
00:40:19,720 --> 00:40:22,940
 as you continue to see new growth and development.

917
00:40:22,940 --> 00:40:25,640
 So, you know, I mentioned ADUs as one of those,

918
00:40:25,640 --> 00:40:28,120
 home occupations, another one of those.

919
00:40:28,120 --> 00:40:30,920
 A lot of standards for those uses that are important,

920
00:40:30,920 --> 00:40:34,040
 and I urge you to read through those.

921
00:40:34,040 --> 00:40:38,960
 So that's really it, that was a lot to cover

922
00:40:38,960 --> 00:40:41,200
 on just those two important sub-chapters,

923
00:40:41,200 --> 00:40:42,840
 but do you have any questions

924
00:40:42,840 --> 00:40:45,600
 before we move into the quality standards?

925
00:40:45,600 --> 00:40:49,480
 - Commissioner Ellis.

926
00:40:49,480 --> 00:40:50,300
 - Thank you, Chair.

927
00:40:50,300 --> 00:40:52,720
 Tarik, real quick, when talking about PDs,

928
00:40:52,720 --> 00:40:55,040
 we're also calling any developments

929
00:40:55,040 --> 00:40:59,280
 that have zoning restrictions on them PDs, is that correct?

930
00:41:00,720 --> 00:41:01,920
 - No.

931
00:41:01,920 --> 00:41:02,840
 - What are we calling those?

932
00:41:02,840 --> 00:41:06,120
 - Well, today you're calling those PDs.

933
00:41:06,120 --> 00:41:09,360
 So, Ron, I don't know if--

934
00:41:09,360 --> 00:41:10,180
 - Did we change that?

935
00:41:10,180 --> 00:41:11,020
 Okay.

936
00:41:11,020 --> 00:41:13,200
 - Yeah, we're creating a new district

937
00:41:13,200 --> 00:41:15,320
 called planned developments.

938
00:41:15,320 --> 00:41:18,800
 So when you are negotiating developments for those,

939
00:41:18,800 --> 00:41:22,400
 that will be a planned development district

940
00:41:22,400 --> 00:41:25,640
 with its own set of standards in addition to,

941
00:41:25,640 --> 00:41:27,880
 and things that are left out of that district

942
00:41:27,880 --> 00:41:30,840
 will be covered by the remaining standards in the DDC.

943
00:41:30,840 --> 00:41:36,240
 I think you're referring to some of these conditional

944
00:41:36,240 --> 00:41:38,520
 re-zonings that have been adopted,

945
00:41:38,520 --> 00:41:39,920
 and when you look at your zoning map,

946
00:41:39,920 --> 00:41:44,080
 there are 79 or 80 of those bubbles on there,

947
00:41:44,080 --> 00:41:45,480
 things that were agreed to.

948
00:41:45,480 --> 00:41:48,760
 And you actually call those overlays, I believe, today.

949
00:41:48,760 --> 00:41:49,600
 - Correct.

950
00:41:49,600 --> 00:41:51,040
 - And so they won't be carried forward on the map

951
00:41:51,040 --> 00:41:55,480
 as an overlay, but I'm not sure what you're calling them

952
00:41:55,480 --> 00:41:56,680
 on the new zoning map.

953
00:41:58,720 --> 00:42:03,600
 - We're actually looking at each one individually.

954
00:42:03,600 --> 00:42:05,160
 As some of the standards change,

955
00:42:05,160 --> 00:42:07,960
 they actually may just be in compliance.

956
00:42:07,960 --> 00:42:11,760
 Some may ultimately get assigned a PD

957
00:42:11,760 --> 00:42:14,440
 as a result of the variety of conditions.

958
00:42:14,440 --> 00:42:16,600
 - I thought that was our discussion,

959
00:42:16,600 --> 00:42:20,400
 which it is confusing, 'cause they don't sound like PDs,

960
00:42:20,400 --> 00:42:23,360
 but I know we've kind of been around the board on those.

961
00:42:23,360 --> 00:42:25,920
 - Commissioner Beck.

962
00:42:25,920 --> 00:42:26,740
 - Thank you, Chair.

963
00:42:26,740 --> 00:42:30,280
 I remember right, the overlays were essentially going away,

964
00:42:30,280 --> 00:42:34,960
 so we, I guess, except for the ones that are already there.

965
00:42:34,960 --> 00:42:39,720
 Right, Fry Street, and one or two others.

966
00:42:39,720 --> 00:42:43,280
 But in the past, we've had these communities

967
00:42:43,280 --> 00:42:46,600
 where people complained, like an NR6 was too dense,

968
00:42:46,600 --> 00:42:49,000
 so we had an overlay where it essentially

969
00:42:49,000 --> 00:42:51,400
 amounted to an NR4, so if we do that now,

970
00:42:51,400 --> 00:42:53,480
 then you're saying it's gonna be a PD,

971
00:42:53,480 --> 00:42:56,160
 we won't call them an overlay condition.

972
00:42:56,740 --> 00:42:58,980
 (laughing)

973
00:42:58,980 --> 00:43:04,040
 - They could very well come in as a PD.

974
00:43:04,040 --> 00:43:07,640
 But part of the issue has been having 80

975
00:43:07,640 --> 00:43:10,880
 different overlay districts and just managing them

976
00:43:10,880 --> 00:43:14,960
 and making sure that they're properly accounted for

977
00:43:14,960 --> 00:43:19,960
 within just our, the system for reviewing permits,

978
00:43:19,960 --> 00:43:22,080
 making sure we capture all of that.

979
00:43:22,080 --> 00:43:24,480
 And so if there's another way to do that,

980
00:43:24,480 --> 00:43:27,360
 whether it be through a PD or some other mechanism,

981
00:43:27,360 --> 00:43:30,480
 but really trying to get away from these mixed use,

982
00:43:30,480 --> 00:43:31,760
 neighborhood mixed use overlays

983
00:43:31,760 --> 00:43:33,800
 that the current code has in place.

984
00:43:33,800 --> 00:43:37,580
 - Well, and we have conflated the terms.

985
00:43:37,580 --> 00:43:39,400
 We haven't, but over the years,

986
00:43:39,400 --> 00:43:41,240
 the terms have been conflated.

987
00:43:41,240 --> 00:43:45,500
 An overlay district, things like the West Oak

988
00:43:45,500 --> 00:43:47,840
 and Fry Street and Unicorn Lake,

989
00:43:47,840 --> 00:43:50,680
 those are true geographic areas

990
00:43:50,680 --> 00:43:52,960
 beyond just one particular property.

991
00:43:52,960 --> 00:43:55,360
 Let's say the character here is different.

992
00:43:55,360 --> 00:43:59,000
 Therefore, regardless of the underlying zoning district,

993
00:43:59,000 --> 00:44:00,120
 there's additional standards

994
00:44:00,120 --> 00:44:02,280
 that are important to this area.

995
00:44:02,280 --> 00:44:04,600
 What you have also labeled as overlays,

996
00:44:04,600 --> 00:44:07,060
 those 80 or so overlays,

997
00:44:07,060 --> 00:44:09,980
 I think are more conditional rezonings,

998
00:44:09,980 --> 00:44:13,980
 where you have said the underlying zoning works almost,

999
00:44:13,980 --> 00:44:16,920
 but let's give it a slightly different standard.

1000
00:44:16,920 --> 00:44:20,680
 But they have been done on a very spot basis.

1001
00:44:20,680 --> 00:44:23,760
 And so we would urge you in the future

1002
00:44:23,760 --> 00:44:28,440
 to not use that tool as often as has been used in the past,

1003
00:44:28,440 --> 00:44:32,480
 and that with the new standards in the DDC,

1004
00:44:32,480 --> 00:44:35,200
 and with the new lineup of zoning districts,

1005
00:44:35,200 --> 00:44:37,220
 that shouldn't really be an issue,

1006
00:44:37,220 --> 00:44:38,680
 because you have more options

1007
00:44:38,680 --> 00:44:42,120
 to choose for appropriate rezonings of properties.

1008
00:44:42,120 --> 00:44:44,680
 - Hopefully.

1009
00:44:44,680 --> 00:44:47,200
 - Okay, thank you.

1010
00:44:47,200 --> 00:44:48,200
 Any other questions?

1011
00:44:50,600 --> 00:44:51,440
 Okay.

1012
00:44:51,440 --> 00:44:58,440
 - Just real quick.

1013
00:44:58,440 --> 00:45:00,700
 Just wanted to add to that last conversation.

1014
00:45:00,700 --> 00:45:07,480
 We've got about 35, 30, or 40 of these conditioned zonings.

1015
00:45:07,480 --> 00:45:09,520
 And as Tarek mentioned,

1016
00:45:09,520 --> 00:45:11,120
 we don't wanna see that moving forward,

1017
00:45:11,120 --> 00:45:12,440
 but we do have existing ones.

1018
00:45:12,440 --> 00:45:14,680
 So we're gonna keep those.

1019
00:45:14,680 --> 00:45:17,280
 Initially, we thought about making them PDs.

1020
00:45:17,280 --> 00:45:18,920
 Now with the discussion.

1021
00:45:18,920 --> 00:45:20,680
 But that's still yet to be determined,

1022
00:45:20,680 --> 00:45:23,540
 because they're really not PDs, you know.

1023
00:45:23,540 --> 00:45:26,040
 They're just one-off zoning districts.

1024
00:45:26,040 --> 00:45:31,040
 So Tarek has asked that we look at those conditioned zonings

1025
00:45:31,040 --> 00:45:35,320
 and see where we can make them true straight zoning.

1026
00:45:35,320 --> 00:45:38,080
 Or if we can't, then we're gonna have to identify them

1027
00:45:38,080 --> 00:45:41,560
 as such, as a conditioned zoning, and move that forward.

1028
00:45:41,560 --> 00:45:42,840
 But truly, it's not a PD.

1029
00:45:42,840 --> 00:45:47,040
 And we don't wanna see those types move forward

1030
00:45:47,040 --> 00:45:48,000
 as PDs in the future,

1031
00:45:48,000 --> 00:45:52,240
 because PDs are a little bit more larger in scope,

1032
00:45:52,240 --> 00:45:53,840
 not necessarily size, but more scope.

1033
00:45:53,840 --> 00:45:58,240
 And what we're talking about is just identifying

1034
00:45:58,240 --> 00:46:00,200
 just one use for that one property.

1035
00:46:00,200 --> 00:46:03,080
 And that's more of a conditioned zoning,

1036
00:46:03,080 --> 00:46:04,480
 or a zoning condition, so.

1037
00:46:04,480 --> 00:46:08,680
 - Commissioner Beck.

1038
00:46:08,680 --> 00:46:09,500
 - Thank you, Chair.

1039
00:46:09,500 --> 00:46:12,500
 So we're gonna get away from that small little tweak.

1040
00:46:12,500 --> 00:46:17,400
 - We're gonna, as Tarek mentioned--

1041
00:46:17,400 --> 00:46:18,400
 - The developer can't come in

1042
00:46:18,400 --> 00:46:21,660
 and meet the new zoning requirements.

1043
00:46:21,660 --> 00:46:22,500
 - Right.

1044
00:46:22,500 --> 00:46:24,720
 And then we're gonna, we've got those provisions,

1045
00:46:24,720 --> 00:46:26,880
 the new zone, the lineup of zoning districts.

1046
00:46:26,880 --> 00:46:28,920
 Hopefully we'll address some of those ones

1047
00:46:28,920 --> 00:46:32,440
 that we've seen recently, or some flexible,

1048
00:46:32,440 --> 00:46:36,800
 as far as design standards, where we can maybe use those.

1049
00:46:36,800 --> 00:46:40,400
 There's a whole different set of design standards

1050
00:46:40,400 --> 00:46:41,880
 that hopefully we wouldn't need

1051
00:46:41,880 --> 00:46:43,800
 to go through that exercise.

1052
00:46:43,800 --> 00:46:46,600
 - Okay, you're saying we shouldn't need it, or?

1053
00:46:46,600 --> 00:46:48,560
 - We shouldn't need it with the--

1054
00:46:48,560 --> 00:46:51,680
 - But it's not like it's not gonna be out there

1055
00:46:51,680 --> 00:46:53,160
 that we're gonna have to deal with.

1056
00:46:53,160 --> 00:46:55,320
 - We still have to deal with it, yeah, one way or the other,

1057
00:46:55,320 --> 00:46:59,320
 and we'd rather not move forward with it as PDs.

1058
00:46:59,320 --> 00:47:01,400
 - I'm okay with, yeah, getting rid of it, too.

1059
00:47:01,400 --> 00:47:05,360
 I'm just saying, you know, if it's still wiggle room for it,

1060
00:47:05,360 --> 00:47:06,440
 we're gonna have to deal with it.

1061
00:47:06,440 --> 00:47:07,280
 - Right.

1062
00:47:07,280 --> 00:47:08,100
 - Okay, thanks.

1063
00:47:08,100 --> 00:47:09,320
 - I think Richard would like to add something.

1064
00:47:09,320 --> 00:47:10,600
 - Yeah, one thing to note, too,

1065
00:47:10,600 --> 00:47:12,400
 a lot of these conditions that were placed

1066
00:47:12,400 --> 00:47:15,840
 as part of these overlays had to do with density,

1067
00:47:15,840 --> 00:47:20,520
 which is now no longer a factor, if you will,

1068
00:47:20,520 --> 00:47:23,680
 or requiring a minimum lot size to be a certain,

1069
00:47:23,680 --> 00:47:27,280
 you know, above 5,000 or whatever it is, and a lot width.

1070
00:47:27,280 --> 00:47:31,280
 And so right now, we don't have that exemption

1071
00:47:31,280 --> 00:47:34,360
 if you're two acres or greater, so I think a lot of this,

1072
00:47:34,360 --> 00:47:37,360
 I don't think it will be required, I mean, never say never,

1073
00:47:37,360 --> 00:47:41,200
 but I think as we've changed the code, this new code,

1074
00:47:41,200 --> 00:47:43,040
 I don't think it will really lend itself

1075
00:47:43,040 --> 00:47:46,280
 to having to have to do that in those circumstances.

1076
00:47:46,280 --> 00:47:53,900
 - All right, Jim Spong with Clearing Associates.

1077
00:47:53,900 --> 00:47:57,560
 Good afternoon, Planning Commission.

1078
00:47:57,560 --> 00:47:59,640
 Now we get to talk about development standards.

1079
00:47:59,640 --> 00:48:01,800
 So Tariq and Matt have talked about the procedures,

1080
00:48:01,800 --> 00:48:04,960
 the administration, the districts, and the uses.

1081
00:48:04,960 --> 00:48:08,460
 This piece of the DDC really gets into the details

1082
00:48:08,460 --> 00:48:10,160
 of quality of development.

1083
00:48:10,160 --> 00:48:12,220
 What do I actually have to do on the site?

1084
00:48:13,160 --> 00:48:16,200
 Landscaping, parking, ESAs, all that kind of stuff.

1085
00:48:16,200 --> 00:48:18,240
 So we're gonna walk through some key changes.

1086
00:48:18,240 --> 00:48:20,040
 I have a few examples that we're gonna,

1087
00:48:20,040 --> 00:48:22,360
 that I'm gonna share as well.

1088
00:48:22,360 --> 00:48:24,520
 Just to reiterate, we've reorganized the content,

1089
00:48:24,520 --> 00:48:26,760
 so we've consolidated all the development standards

1090
00:48:26,760 --> 00:48:29,360
 into one place, as Matt mentioned earlier.

1091
00:48:29,360 --> 00:48:31,200
 Right now, these standards are scattered

1092
00:48:31,200 --> 00:48:33,760
 throughout the code, and they're difficult to identify

1093
00:48:33,760 --> 00:48:35,080
 if you're trying to search for something,

1094
00:48:35,080 --> 00:48:37,000
 so we put them all into one place

1095
00:48:37,000 --> 00:48:41,000
 to help it to be more user-friendly.

1096
00:48:41,000 --> 00:48:43,360
 We've relocated technical and design criteria

1097
00:48:43,360 --> 00:48:46,220
 to criteria manuals outside the DDC,

1098
00:48:46,220 --> 00:48:48,240
 and I know that the council and the staff

1099
00:48:48,240 --> 00:48:50,760
 have been working on updating those manuals

1100
00:48:50,760 --> 00:48:52,680
 over the past few years, and those will continue

1101
00:48:52,680 --> 00:48:54,080
 to be updated in the future.

1102
00:48:54,080 --> 00:48:57,240
 So a lot of the technical information

1103
00:48:57,240 --> 00:49:01,360
 that's not really necessary in the DDC has been moved out.

1104
00:49:01,360 --> 00:49:03,840
 Examples of that is pipe sizing,

1105
00:49:03,840 --> 00:49:05,800
 or how thick does the asphalt have to be.

1106
00:49:05,800 --> 00:49:10,320
 Zoning doesn't care, they just wanna have a paved area.

1107
00:49:10,320 --> 00:49:12,160
 The engineering can review those standards

1108
00:49:12,160 --> 00:49:14,760
 based on the criteria manuals at the site plan phase.

1109
00:49:14,760 --> 00:49:19,680
 The next bullet touches on one of the primary goals

1110
00:49:19,680 --> 00:49:21,720
 that Matt mentioned at the beginning.

1111
00:49:21,720 --> 00:49:22,560
 - Chris or Beck?

1112
00:49:22,560 --> 00:49:23,880
 - Yes. - Sure, I'm sorry.

1113
00:49:23,880 --> 00:49:28,320
 Will the new DDC just mention that then?

1114
00:49:28,320 --> 00:49:31,440
 I mean, this technical criteria won't be there,

1115
00:49:31,440 --> 00:49:33,960
 but will it be in the new DDC?

1116
00:49:33,960 --> 00:49:36,080
 Dealing with pipes, refer to?

1117
00:49:36,080 --> 00:49:36,920
 - Yes.

1118
00:49:36,920 --> 00:49:38,480
 - Or will it just not say anything at all?

1119
00:49:38,480 --> 00:49:40,600
 - Yes, it will refer to those criteria manuals

1120
00:49:40,600 --> 00:49:42,800
 where the references are necessary.

1121
00:49:42,800 --> 00:49:46,000
 So it will say all drainage facilities have to comply

1122
00:49:46,000 --> 00:49:48,600
 with the criteria manuals and the following,

1123
00:49:48,600 --> 00:49:50,720
 and it will list specific things in there.

1124
00:49:50,720 --> 00:49:52,600
 So references will be provided.

1125
00:49:52,600 --> 00:49:53,420
 - Okay.

1126
00:49:53,420 --> 00:49:57,120
 - Again, one of the primary goals of this update

1127
00:49:57,120 --> 00:49:58,920
 was to tailor the development standards

1128
00:49:58,920 --> 00:50:00,720
 to the different contexts in Denton,

1129
00:50:00,720 --> 00:50:02,480
 and that's something that we've done,

1130
00:50:02,480 --> 00:50:04,400
 is we moved away from the one size fits all,

1131
00:50:04,400 --> 00:50:07,800
 and I'll share a few examples of that in a couple of slides.

1132
00:50:07,800 --> 00:50:09,640
 Next, we've increased flexibility

1133
00:50:09,640 --> 00:50:12,960
 by providing options and menu-based standards,

1134
00:50:12,960 --> 00:50:15,320
 and we'll show a few examples of that.

1135
00:50:15,320 --> 00:50:19,360
 Again, we understand that no one site is the same,

1136
00:50:19,360 --> 00:50:21,520
 and it's important to have flexibility

1137
00:50:21,520 --> 00:50:24,040
 and really common sense and reasoning to say,

1138
00:50:24,040 --> 00:50:26,200
 this site is different than the next one.

1139
00:50:26,200 --> 00:50:28,720
 How can I still comply with the standards,

1140
00:50:28,720 --> 00:50:32,640
 but achieve the desired result that the city wants?

1141
00:50:32,640 --> 00:50:33,480
 And then lastly,

1142
00:50:33,480 --> 00:50:35,720
 improved neighborhood compatibility standards.

1143
00:50:35,720 --> 00:50:40,040
 Again, we'll talk about this in a couple of slides.

1144
00:50:40,040 --> 00:50:42,480
 So one really important element of the code

1145
00:50:42,480 --> 00:50:45,600
 is the applicability standards for development,

1146
00:50:45,600 --> 00:50:48,440
 and right now you can see this is a screenshot

1147
00:50:48,440 --> 00:50:49,600
 of the current code.

1148
00:50:49,600 --> 00:50:53,200
 It's called the expansion applicability table.

1149
00:50:53,200 --> 00:50:56,280
 It essentially summarizes based on the activity

1150
00:50:56,280 --> 00:50:58,920
 that you're doing on the left-hand side here,

1151
00:50:58,920 --> 00:51:01,160
 that will trigger you to make improvements

1152
00:51:01,160 --> 00:51:03,760
 to specific elements of the site.

1153
00:51:03,760 --> 00:51:05,880
 So here you can see if you're expanding

1154
00:51:05,880 --> 00:51:08,240
 a multi-family project by 10%

1155
00:51:08,240 --> 00:51:11,000
 or the number of units goes up by 10,

1156
00:51:11,000 --> 00:51:12,600
 that requires a site plan,

1157
00:51:12,600 --> 00:51:14,600
 that requires a traffic impact analysis

1158
00:51:14,600 --> 00:51:16,060
 based on the total trips.

1159
00:51:16,060 --> 00:51:20,080
 Landscaping, yes, you're required to do landscaping

1160
00:51:20,080 --> 00:51:24,360
 for the disturbed areas, et cetera.

1161
00:51:24,360 --> 00:51:28,040
 And we've taken this table and taken it

1162
00:51:28,040 --> 00:51:30,260
 about 10 steps further, saying,

1163
00:51:31,360 --> 00:51:33,800
 this is an important element of the code,

1164
00:51:33,800 --> 00:51:36,120
 but right now it's not very comprehensive

1165
00:51:36,120 --> 00:51:38,880
 in that it just addresses traffic impact analysis.

1166
00:51:38,880 --> 00:51:41,680
 It doesn't address access and circulation.

1167
00:51:41,680 --> 00:51:44,480
 Does this mean I have to do pedestrian pathways?

1168
00:51:44,480 --> 00:51:46,400
 Does this mean I have to relocate my driveways

1169
00:51:46,400 --> 00:51:48,440
 to comply with the new standards?

1170
00:51:48,440 --> 00:51:52,800
 So this new draft will address those things,

1171
00:51:52,800 --> 00:51:56,080
 and we've divided it up into a few different tiers.

1172
00:51:56,080 --> 00:51:57,880
 So what activities will trigger compliance

1173
00:51:57,880 --> 00:52:00,160
 with this new code, especially redevelopment?

1174
00:52:00,160 --> 00:52:02,840
 Any new development has to comply with the standards.

1175
00:52:02,840 --> 00:52:04,160
 That's just the way it is.

1176
00:52:04,160 --> 00:52:06,720
 It's new, it hasn't been developed before.

1177
00:52:06,720 --> 00:52:08,320
 This is the rule book.

1178
00:52:08,320 --> 00:52:10,480
 Redevelopment is where it gets a little bit trickier.

1179
00:52:10,480 --> 00:52:13,620
 I have a site, I wanna put an addition on my building.

1180
00:52:13,620 --> 00:52:14,520
 What do I have to do?

1181
00:52:14,520 --> 00:52:16,180
 Do I have to redo my entire parking?

1182
00:52:16,180 --> 00:52:19,380
 Do I have to upgrade all the landscaping on the property?

1183
00:52:19,380 --> 00:52:22,940
 The tier one thresholds help establish

1184
00:52:22,940 --> 00:52:24,600
 what you do and don't have to do,

1185
00:52:24,600 --> 00:52:27,000
 and I'll show another table that summarizes that.

1186
00:52:27,000 --> 00:52:29,400
 The first one there is if you're increasing

1187
00:52:29,400 --> 00:52:32,280
 the gross floor area of an existing structure

1188
00:52:32,280 --> 00:52:37,280
 by the greater of 1,000 square feet or between 25 and 50%,

1189
00:52:37,280 --> 00:52:41,740
 that will trigger the tier one improvements and so on.

1190
00:52:41,740 --> 00:52:43,720
 Tier two is if you're doing more

1191
00:52:43,720 --> 00:52:45,240
 than what the tier one requires.

1192
00:52:45,240 --> 00:52:50,160
 So here, if you're between 25 and 50%, do you have tier one?

1193
00:52:50,160 --> 00:52:52,200
 If you're putting an addition on the building

1194
00:52:52,200 --> 00:52:55,800
 that's 60% larger than the existing building,

1195
00:52:55,800 --> 00:52:57,160
 that puts you into the tier two,

1196
00:52:57,160 --> 00:53:00,240
 which will trigger more improvements required on the site.

1197
00:53:00,240 --> 00:53:02,880
 And this table helps to summarize that.

1198
00:53:02,880 --> 00:53:04,000
 So here on the left-hand side

1199
00:53:04,000 --> 00:53:05,800
 are all the development standards sections

1200
00:53:05,800 --> 00:53:07,600
 in sub-chapter six.

1201
00:53:07,600 --> 00:53:10,320
 On the right, you see different columns for new development.

1202
00:53:10,320 --> 00:53:12,080
 A check mark means that the entire site

1203
00:53:12,080 --> 00:53:14,920
 has to comply with all of the standards in that section.

1204
00:53:14,920 --> 00:53:17,000
 A diamond means that the disturbed areas

1205
00:53:17,000 --> 00:53:19,500
 have to comply with the standards in that section.

1206
00:53:19,500 --> 00:53:22,560
 So here you can see,

1207
00:53:22,560 --> 00:53:25,320
 depending on how big of a project you're doing,

1208
00:53:25,320 --> 00:53:28,640
 you may only have to improve the areas that you're touching.

1209
00:53:28,640 --> 00:53:31,160
 If you're doing a big project,

1210
00:53:31,160 --> 00:53:33,520
 then you have to bring the entire site into compliance.

1211
00:53:33,520 --> 00:53:36,760
 And this is still in discussion,

1212
00:53:36,760 --> 00:53:39,840
 so this table isn't final, or the thresholds,

1213
00:53:39,840 --> 00:53:43,480
 but this new framework will help the city, the staff,

1214
00:53:43,480 --> 00:53:45,920
 the development community really understand

1215
00:53:45,920 --> 00:53:47,280
 if I'm gonna do this,

1216
00:53:47,280 --> 00:53:49,680
 I know that all these things

1217
00:53:49,680 --> 00:53:51,440
 have to be brought into compliance.

1218
00:53:51,440 --> 00:53:54,120
 It's a really simple way to help communicate that message.

1219
00:53:54,120 --> 00:53:58,480
 So you'll see this in the new draft.

1220
00:53:58,480 --> 00:54:03,320
 A few other bullets for development standards.

1221
00:54:03,320 --> 00:54:06,840
 There's a new landscaping and tree canopy standards

1222
00:54:06,840 --> 00:54:09,560
 that I'm sure you've seen and will see again.

1223
00:54:09,560 --> 00:54:11,600
 Those will be folded into this new draft.

1224
00:54:11,600 --> 00:54:13,640
 Those have largely been prepared by staff,

1225
00:54:13,640 --> 00:54:14,880
 so we'll fold those in.

1226
00:54:14,880 --> 00:54:18,040
 New requirements for walls and fencing.

1227
00:54:18,040 --> 00:54:20,800
 This was a topic that the DCRC has spent

1228
00:54:20,800 --> 00:54:22,960
 several hours discussing,

1229
00:54:22,960 --> 00:54:25,720
 related to chain link fencing and where it's appropriate,

1230
00:54:25,720 --> 00:54:27,880
 the heights of fences, things like that.

1231
00:54:27,880 --> 00:54:30,320
 We folded those updates into this draft,

1232
00:54:30,320 --> 00:54:33,960
 and then finally the revised parking minimums and maximums.

1233
00:54:33,960 --> 00:54:36,360
 This is something that we had talked about before,

1234
00:54:36,360 --> 00:54:38,520
 and this is part of the flexibility in the code.

1235
00:54:38,520 --> 00:54:41,280
 Right now the minimums and the maximums are the same.

1236
00:54:41,280 --> 00:54:44,840
 We've adjusted that to, we adjusted the minimums,

1237
00:54:44,840 --> 00:54:49,720
 and then adjusted the maximum to be 125% of the minimum.

1238
00:54:49,720 --> 00:54:51,280
 So there's a little bit more flexibility

1239
00:54:51,280 --> 00:54:54,680
 with how many parking stalls you're required to provide

1240
00:54:54,680 --> 00:54:56,480
 and that you can provide on a site.

1241
00:54:56,480 --> 00:55:01,400
 These are the new height transition standards.

1242
00:55:01,400 --> 00:55:04,080
 This is something that's new in this draft.

1243
00:55:04,080 --> 00:55:07,520
 The photo on the right is, we think is a bad example

1244
00:55:07,520 --> 00:55:10,120
 of a transition where you have a fairly large

1245
00:55:10,120 --> 00:55:14,040
 multi-family building next to a single story residence.

1246
00:55:14,040 --> 00:55:18,520
 I'm not sure if that owner was really ecstatic

1247
00:55:18,520 --> 00:55:20,040
 to have that huge building next to them,

1248
00:55:20,040 --> 00:55:22,320
 but that's something that we want to avoid.

1249
00:55:22,320 --> 00:55:24,200
 We have a lot of districts,

1250
00:55:24,200 --> 00:55:27,640
 and they all have very different dimensional standards.

1251
00:55:27,640 --> 00:55:29,920
 So we want to ensure that when development is next

1252
00:55:29,920 --> 00:55:33,200
 to a single family or a residential zone,

1253
00:55:33,200 --> 00:55:35,520
 that the development next to it is compatible.

1254
00:55:35,520 --> 00:55:38,240
 And here based on this graphic you can see,

1255
00:55:38,240 --> 00:55:41,880
 if a development is within 50 feet

1256
00:55:41,880 --> 00:55:44,880
 of a residential district, then the height

1257
00:55:44,880 --> 00:55:48,160
 in that first 50 feet cannot exceed the maximum height

1258
00:55:48,160 --> 00:55:50,680
 of the district that it's next to.

1259
00:55:50,680 --> 00:55:54,040
 If you're between 50 and 100 feet of a residential district,

1260
00:55:54,040 --> 00:55:57,920
 that height can go up another 15 feet or one story,

1261
00:55:57,920 --> 00:56:01,000
 and then beyond that it can go to the height

1262
00:56:01,000 --> 00:56:03,880
 that's allowed in the district that's developing.

1263
00:56:03,880 --> 00:56:05,200
 So this is an improvement, we think,

1264
00:56:05,200 --> 00:56:06,480
 to the current standards.

1265
00:56:06,480 --> 00:56:10,120
 Next are the buffering standards.

1266
00:56:10,120 --> 00:56:14,800
 This is also a compatibility issue.

1267
00:56:14,800 --> 00:56:15,800
 Here you see two tables.

1268
00:56:15,800 --> 00:56:19,120
 The table on the left describes if you're developing

1269
00:56:19,120 --> 00:56:21,480
 a land use next to something else,

1270
00:56:21,480 --> 00:56:23,680
 what kind of buffer am I required to have?

1271
00:56:23,680 --> 00:56:27,560
 And here you can see if you're developing a commercial use

1272
00:56:27,560 --> 00:56:31,080
 next to a single family detached or duplex,

1273
00:56:31,080 --> 00:56:34,120
 you need to achieve a minimum of 30 points,

1274
00:56:34,120 --> 00:56:36,520
 and it has to be a minimum width of 15 feet.

1275
00:56:36,520 --> 00:56:38,120
 And the table on the right explains

1276
00:56:38,120 --> 00:56:39,920
 how you can achieve those points.

1277
00:56:39,920 --> 00:56:42,840
 And this is again a menu-based option

1278
00:56:42,840 --> 00:56:44,440
 to provide flexibility and options

1279
00:56:44,440 --> 00:56:46,560
 for the development community to say,

1280
00:56:46,560 --> 00:56:49,040
 okay, I can either install an opaque wall

1281
00:56:49,040 --> 00:56:51,680
 that's six feet high, or I can do a bunch of landscaping

1282
00:56:51,680 --> 00:56:55,080
 and have a big buffer, but it's not a one-size-fits-all,

1283
00:56:55,080 --> 00:56:56,520
 and it provides some flexibility

1284
00:56:56,520 --> 00:56:59,800
 for different site conditions and infill opportunities.

1285
00:56:59,800 --> 00:57:02,760
 - Commissioner Beck.

1286
00:57:02,760 --> 00:57:03,760
 - Thank you, Chair.

1287
00:57:03,760 --> 00:57:07,080
 Jim, explain it, 'cause I think we've been over this before.

1288
00:57:07,080 --> 00:57:10,080
 I think Commissioner Rozelle even brought it up,

1289
00:57:10,080 --> 00:57:14,840
 the difference between what's required at the end

1290
00:57:14,840 --> 00:57:16,440
 of single family with industrial,

1291
00:57:16,440 --> 00:57:19,720
 then you come over here under single family and industrial,

1292
00:57:19,720 --> 00:57:22,600
 and you've gone from a minimum of 10 points to 50 points.

1293
00:57:22,600 --> 00:57:27,600
 So could you explain again why there's that difference?

1294
00:57:27,600 --> 00:57:30,440
 Obviously, if I remember right,

1295
00:57:30,440 --> 00:57:34,640
 it's because if a single family residential moves,

1296
00:57:34,640 --> 00:57:38,520
 the industrial facility is already there,

1297
00:57:38,520 --> 00:57:40,200
 and a guy decides to build to it,

1298
00:57:40,200 --> 00:57:43,400
 he could build up to, he only needs 10 points.

1299
00:57:43,400 --> 00:57:46,000
 But if the reverse happens,

1300
00:57:46,000 --> 00:57:49,840
 if an industrial area comes in close to a residential area,

1301
00:57:49,840 --> 00:57:53,360
 then that's why the enlargement.

1302
00:57:53,360 --> 00:57:56,160
 - So this approach is very much specific

1303
00:57:56,160 --> 00:57:57,480
 to the developing use.

1304
00:57:57,480 --> 00:58:00,680
 So who's coming in last, basically,

1305
00:58:00,680 --> 00:58:03,160
 and the level of buffer you need is dependent on that.

1306
00:58:03,160 --> 00:58:05,760
 So if a single family developer wants to develop

1307
00:58:05,760 --> 00:58:08,920
 next to an industrial site, they can provide

1308
00:58:08,920 --> 00:58:10,320
 as big a buffer as they want,

1309
00:58:10,320 --> 00:58:11,640
 but the city's gonna require them

1310
00:58:11,640 --> 00:58:14,360
 to provide a lesser buffer than if an industrial use

1311
00:58:14,360 --> 00:58:16,480
 came next to a residential land use,

1312
00:58:16,480 --> 00:58:19,880
 because that residential use is already established

1313
00:58:19,880 --> 00:58:24,880
 and people are there, whereas in the inverse of that,

1314
00:58:24,880 --> 00:58:26,640
 the residences are choosing to locate

1315
00:58:26,640 --> 00:58:28,560
 next to the industrial use, if that makes sense.

1316
00:58:28,560 --> 00:58:30,760
 So a lesser buffer would be required.

1317
00:58:30,760 --> 00:58:31,880
 - Thank you.

1318
00:58:31,880 --> 00:58:32,720
 - Sure.

1319
00:58:36,760 --> 00:58:39,040
 Any other questions on sub-chapter six

1320
00:58:39,040 --> 00:58:40,360
 before we move on to subdivisions?

1321
00:58:40,360 --> 00:58:41,680
 There's a lot of information in there.

1322
00:58:41,680 --> 00:58:44,480
 We just covered a few key topics,

1323
00:58:44,480 --> 00:58:46,640
 but when you get the draft,

1324
00:58:46,640 --> 00:58:48,280
 we encourage you to read the commentary,

1325
00:58:48,280 --> 00:58:49,480
 look at the footnotes.

1326
00:58:49,480 --> 00:58:52,800
 There's a lot more than what we covered

1327
00:58:52,800 --> 00:58:55,400
 in the five minutes there.

1328
00:58:55,400 --> 00:58:57,880
 So, okay.

1329
00:58:57,880 --> 00:59:01,400
 Sub-chapter seven is subdivisions,

1330
00:59:01,400 --> 00:59:02,840
 and we have a couple of slides here,

1331
00:59:02,840 --> 00:59:04,520
 and then we'll wrap it up.

1332
00:59:04,520 --> 00:59:06,880
 Matt has a couple of concluding remarks.

1333
00:59:06,880 --> 00:59:09,480
 So the big changes for subdivisions is, again,

1334
00:59:09,480 --> 00:59:11,400
 that we've relocated the procedures

1335
00:59:11,400 --> 00:59:14,680
 for subdivisions in the sub-chapter two.

1336
00:59:14,680 --> 00:59:23,360
 If, right now, the procedures for subdivisions

1337
00:59:23,360 --> 00:59:24,920
 are all in the subdivision section,

1338
00:59:24,920 --> 00:59:27,040
 and it makes it confusing to know,

1339
00:59:27,040 --> 00:59:28,400
 if I need to get a subdivision,

1340
00:59:28,400 --> 00:59:29,560
 who's the approval authority?

1341
00:59:29,560 --> 00:59:31,040
 What are they gonna be looking at?

1342
00:59:31,040 --> 00:59:33,640
 So we've relocated all of that information.

1343
00:59:33,640 --> 00:59:35,920
 Next, we've relocated the technical information

1344
00:59:35,920 --> 00:59:37,160
 to criteria manuals, again,

1345
00:59:37,160 --> 00:59:39,160
 like the development standards.

1346
00:59:39,160 --> 00:59:42,000
 This is the specific submittal requirements

1347
00:59:42,000 --> 00:59:43,840
 and things you need for plats.

1348
00:59:43,840 --> 00:59:45,960
 We've revised the flag lot standards,

1349
00:59:45,960 --> 00:59:49,320
 and specifically, we've specified

1350
00:59:49,320 --> 00:59:52,240
 how wide the flagpole portion of the lot has to be

1351
00:59:52,240 --> 00:59:54,160
 if you're providing utilities to the site.

1352
00:59:54,160 --> 00:59:56,120
 And based on how much utility

1353
00:59:56,120 --> 00:59:57,800
 is going through that flagpole portion,

1354
00:59:57,800 --> 01:00:00,000
 we'll determine how wide that area is.

1355
01:00:00,000 --> 01:00:02,640
 There's a new cluster subdivision tool,

1356
01:00:02,640 --> 01:00:04,800
 which we'll talk about on the next slide.

1357
01:00:04,800 --> 01:00:07,920
 We've revised the gated community standards in the DDC

1358
01:00:07,920 --> 01:00:10,520
 to require that it be done through a PUD

1359
01:00:10,520 --> 01:00:13,600
 and that it have an HOA and a few other standards

1360
01:00:13,600 --> 01:00:15,880
 that the staff has recommended.

1361
01:00:15,880 --> 01:00:18,840
 And then lastly, this is another important one,

1362
01:00:18,840 --> 01:00:21,440
 that civil construction plans are no longer required

1363
01:00:21,440 --> 01:00:24,440
 prior to the approval of a final plat.

1364
01:00:24,440 --> 01:00:26,080
 We thought that was very unusual,

1365
01:00:26,080 --> 01:00:29,200
 and staff had mentioned that that had been creating headaches.

1366
01:00:29,200 --> 01:00:32,120
 Essentially, right now, before a final plat can be approved,

1367
01:00:32,120 --> 01:00:33,800
 the developer has to provide

1368
01:00:33,800 --> 01:00:38,640
 specific detailed construction drawings for that site,

1369
01:00:38,640 --> 01:00:42,600
 which really slows down the process.

1370
01:00:42,600 --> 01:00:44,400
 It's a bit backwards to where you want

1371
01:00:44,400 --> 01:00:46,200
 your final plat approved, and at that point,

1372
01:00:46,200 --> 01:00:48,360
 you can invest the time, money, and resources

1373
01:00:48,360 --> 01:00:51,120
 into finalizing those plans

1374
01:00:51,120 --> 01:00:53,800
 and having engineered construction drawings.

1375
01:00:53,800 --> 01:00:57,200
 So this is just an illustration to help show

1376
01:00:57,200 --> 01:00:58,560
 what that cluster subdivision

1377
01:00:58,560 --> 01:01:02,840
 or the conservation subdivision tool is intended to do.

1378
01:01:02,840 --> 01:01:06,400
 Right now, it's drafted that the developer

1379
01:01:06,400 --> 01:01:09,960
 is able to set aside areas of the site

1380
01:01:09,960 --> 01:01:12,480
 that are either protected through environmental reasons

1381
01:01:12,480 --> 01:01:15,400
 or that can be dedicated for open space

1382
01:01:15,400 --> 01:01:19,120
 or some other benefit to the city.

1383
01:01:19,120 --> 01:01:21,680
 In exchange for that, the city will grant them

1384
01:01:21,680 --> 01:01:23,720
 the ability to create smaller lots

1385
01:01:23,720 --> 01:01:25,440
 and have smaller setbacks,

1386
01:01:25,440 --> 01:01:28,360
 regardless of the base zoning district that they're in.

1387
01:01:28,360 --> 01:01:30,880
 So this is a great tool to allow the developer

1388
01:01:30,880 --> 01:01:33,560
 to preserve, in perpetuity,

1389
01:01:33,560 --> 01:01:35,760
 a lot of the sensitive areas and lands

1390
01:01:35,760 --> 01:01:40,760
 without losing their ability to develop

1391
01:01:40,760 --> 01:01:43,080
 the same number of units that they would otherwise

1392
01:01:43,080 --> 01:01:45,240
 if those features didn't exist.

1393
01:01:45,240 --> 01:01:49,320
 So this is a new feature for Denton,

1394
01:01:49,320 --> 01:01:50,800
 and we think it's really valuable,

1395
01:01:50,800 --> 01:01:53,920
 and it's been a very emerging trend

1396
01:01:53,920 --> 01:01:55,480
 throughout the nation to do this,

1397
01:01:55,480 --> 01:01:57,440
 and this also achieves a lot of the goals

1398
01:01:57,440 --> 01:02:01,000
 in the comp plan of having more sustainable development,

1399
01:02:01,000 --> 01:02:02,720
 protecting those sensitive areas,

1400
01:02:02,720 --> 01:02:04,720
 and it's also fiscally more responsible

1401
01:02:04,720 --> 01:02:06,920
 because you can see there's much less roadway,

1402
01:02:06,920 --> 01:02:10,200
 infrastructure, utilities, things of that nature.

1403
01:02:10,200 --> 01:02:14,320
 So it's a give and a take.

1404
01:02:14,320 --> 01:02:17,640
 The developer is able to do more in exchange

1405
01:02:17,640 --> 01:02:22,360
 for preserving and/or dedicating those lands to the city.

1406
01:02:22,360 --> 01:02:24,680
 - A quick question on that.

1407
01:02:24,680 --> 01:02:26,400
 You met with the DCDA.

1408
01:02:26,400 --> 01:02:30,200
 Did they have any feedback on the economic value

1409
01:02:30,200 --> 01:02:35,200
 of the project in terms of what they could construct,

1410
01:02:35,200 --> 01:02:39,200
 or 'cause it seems like on the diagram to the right,

1411
01:02:39,200 --> 01:02:43,720
 single property would be valued more

1412
01:02:43,720 --> 01:02:45,120
 'cause the property owner would have more land

1413
01:02:45,120 --> 01:02:49,520
 and most likely build a bigger house versus the left.

1414
01:02:49,520 --> 01:02:51,920
 I understand the conservation of the

1415
01:02:51,920 --> 01:02:54,120
 environmentally sensitive areas and those things,

1416
01:02:54,120 --> 01:02:59,000
 but I don't know if the developers gave any feedback

1417
01:02:59,000 --> 01:03:02,480
 to the economics of those different types of developments.

1418
01:03:02,480 --> 01:03:04,960
 - Yeah, they didn't get into the specific economics of it,

1419
01:03:04,960 --> 01:03:07,680
 but I think that they in general liked the idea

1420
01:03:07,680 --> 01:03:10,960
 that right now, if all of those green areas were ESAs,

1421
01:03:10,960 --> 01:03:12,960
 they couldn't develop in them anyways,

1422
01:03:12,960 --> 01:03:15,800
 and if they still had to have a 20,000 square foot lot,

1423
01:03:15,800 --> 01:03:19,360
 well now they can have three lots instead of 12.

1424
01:03:19,360 --> 01:03:22,280
 So I think in that regard, the economics makes sense

1425
01:03:22,280 --> 01:03:25,640
 to say if you could only do three or 15,

1426
01:03:25,640 --> 01:03:28,880
 15 lots is obviously more valuable than three.

1427
01:03:28,880 --> 01:03:31,520
 They did raise some concerns about who would eventually

1428
01:03:31,520 --> 01:03:36,440
 manage and protect those areas and maintain those areas,

1429
01:03:36,440 --> 01:03:38,920
 whether that be through HOAs or other tools

1430
01:03:38,920 --> 01:03:41,240
 that are available in the DDC,

1431
01:03:41,240 --> 01:03:43,680
 and ultimately it would be up to the city attorney

1432
01:03:43,680 --> 01:03:44,920
 and what they felt comfortable with

1433
01:03:44,920 --> 01:03:48,200
 approving in those circumstances.

1434
01:03:48,200 --> 01:03:51,240
 So it's not a perfect solution,

1435
01:03:51,240 --> 01:03:52,880
 but I think it's more flexible and better

1436
01:03:52,880 --> 01:03:56,880
 than what's available now with them.

1437
01:03:56,880 --> 01:03:58,240
 - Thank you. - Sure.

1438
01:03:58,240 --> 01:04:02,640
 So the last slide here that I'll share

1439
01:04:02,640 --> 01:04:04,960
 is the definitions chapter, sub-chapter.

1440
01:04:04,960 --> 01:04:08,160
 We've introduced a lot of new definitions.

1441
01:04:08,160 --> 01:04:10,960
 We've revised existing definitions,

1442
01:04:10,960 --> 01:04:13,360
 and again, as Tarek mentioned,

1443
01:04:13,360 --> 01:04:16,240
 there's a lot of new use types in the DDC.

1444
01:04:16,240 --> 01:04:19,680
 All of those use types are now defined in the DDC.

1445
01:04:19,680 --> 01:04:22,760
 So take a look at the definitions as you review the draft,

1446
01:04:22,760 --> 01:04:23,920
 because they're important.

1447
01:04:23,920 --> 01:04:28,240
 It helps us to know exactly what term we're talking about.

1448
01:04:28,240 --> 01:04:29,880
 Everyone's on the same page.

1449
01:04:29,880 --> 01:04:32,120
 So take a look at that section.

1450
01:04:32,120 --> 01:04:36,440
 Next, I'll turn it back over to Matt and we'll finish up.

1451
01:04:36,440 --> 01:04:38,360
 Yeah. - Mr. Beck.

1452
01:04:38,360 --> 01:04:39,800
 - Thank you, Chair.

1453
01:04:39,800 --> 01:04:41,920
 I think you mentioned yesterday at city council

1454
01:04:41,920 --> 01:04:44,360
 that the cluster subdivision

1455
01:04:44,360 --> 01:04:47,200
 has to be at least five acres, is that right?

1456
01:04:47,200 --> 01:04:48,040
 - It does.

1457
01:04:48,040 --> 01:04:50,240
 I was drafted to say that this doesn't,

1458
01:04:50,240 --> 01:04:51,920
 it's not applicable to any land.

1459
01:04:51,920 --> 01:04:53,160
 You have to have at least five acres

1460
01:04:53,160 --> 01:04:55,800
 to qualify for that tool.

1461
01:04:55,800 --> 01:04:59,400
 And it would allow you to go down to a 2,500-square-foot lot.

1462
01:04:59,400 --> 01:05:01,680
 And all of those standards are outlined in the new draft.

1463
01:05:01,680 --> 01:05:02,520
 - Okay, thanks.

1464
01:05:02,520 --> 01:05:10,360
 - All right.

1465
01:05:10,360 --> 01:05:13,800
 That is it for the overview of the substance of the code.

1466
01:05:13,800 --> 01:05:16,200
 We just had a couple of final slides for you.

1467
01:05:17,160 --> 01:05:18,680
 First of all, this is just a reminder

1468
01:05:18,680 --> 01:05:20,040
 of the slide that you saw earlier.

1469
01:05:20,040 --> 01:05:23,600
 It is a vigorous schedule, as Scott said, to move forward,

1470
01:05:23,600 --> 01:05:25,800
 but I think it's doable because we have had

1471
01:05:25,800 --> 01:05:28,680
 a lot of good feedback throughout the last couple of years

1472
01:05:28,680 --> 01:05:32,160
 from the DCRC and from all of you and from the community.

1473
01:05:32,160 --> 01:05:36,960
 So be on the lookout for this code on the 15th on Friday.

1474
01:05:36,960 --> 01:05:40,240
 And be aware just that there is those work sessions scheduled

1475
01:05:40,240 --> 01:05:43,040
 and then the comments will be due at the end of the month.

1476
01:05:43,040 --> 01:05:45,400
 And then we'll move quickly into the adoption process.

1477
01:05:45,400 --> 01:05:49,080
 I wanted to wrap up this discussion of the calendar

1478
01:05:49,080 --> 01:05:51,840
 with a new slide and just emphasize a couple of things.

1479
01:05:51,840 --> 01:05:55,040
 First of all, the date that the code is adopted

1480
01:05:55,040 --> 01:05:58,120
 is not necessarily the date that the code is effective.

1481
01:05:58,120 --> 01:06:00,840
 And so that's a decision for the city still to make,

1482
01:06:00,840 --> 01:06:03,440
 but many communities have a lag time

1483
01:06:03,440 --> 01:06:05,400
 between the adoption and the effective date.

1484
01:06:05,400 --> 01:06:07,800
 Sometimes it's three months, sometimes it's six months.

1485
01:06:07,800 --> 01:06:09,960
 I've worked where it's been five days,

1486
01:06:09,960 --> 01:06:12,600
 and I've worked in a community where it's been over a year.

1487
01:06:12,600 --> 01:06:14,440
 So that's always different in every community.

1488
01:06:14,440 --> 01:06:16,000
 And I think three to six months

1489
01:06:16,000 --> 01:06:18,160
 is what Denton's been looking at so far.

1490
01:06:18,160 --> 01:06:20,160
 But that provides an opportunity

1491
01:06:20,160 --> 01:06:22,880
 just to help ensure effective implementation

1492
01:06:22,880 --> 01:06:23,720
 of the new code.

1493
01:06:23,720 --> 01:06:25,560
 And so I mentioned earlier

1494
01:06:25,560 --> 01:06:28,880
 that those separate repeal ordinances that are out there,

1495
01:06:28,880 --> 01:06:31,520
 that's where the staff is identifying

1496
01:06:31,520 --> 01:06:34,160
 a lot of other inconsistent provisions

1497
01:06:34,160 --> 01:06:35,480
 with the new code that have to be repealed.

1498
01:06:35,480 --> 01:06:36,720
 There's just a lot of mechanics

1499
01:06:36,720 --> 01:06:38,520
 in putting together those ordinances.

1500
01:06:38,520 --> 01:06:39,600
 That'll be done.

1501
01:06:39,600 --> 01:06:40,760
 Updates to the zoning map,

1502
01:06:40,760 --> 01:06:42,880
 finalization of the zoning map.

1503
01:06:42,880 --> 01:06:44,800
 Potentially also a testing period for the code

1504
01:06:44,800 --> 01:06:47,880
 where the staff is able to walk through some hypotheticals

1505
01:06:47,880 --> 01:06:50,120
 and just kind of understand better internally

1506
01:06:50,120 --> 01:06:52,800
 how the new code would play out to different sites.

1507
01:06:52,800 --> 01:06:53,640
 It's not on here,

1508
01:06:53,640 --> 01:06:55,840
 but also that's an educational opportunity.

1509
01:06:55,840 --> 01:06:58,040
 That's a time when you can have workshops

1510
01:06:58,040 --> 01:07:01,120
 for the development community, workshops for staff,

1511
01:07:01,120 --> 01:07:02,280
 workshops for the neighborhoods

1512
01:07:02,280 --> 01:07:03,880
 to just kind of explain the new code

1513
01:07:03,880 --> 01:07:05,160
 and kind of what's different.

1514
01:07:05,160 --> 01:07:07,280
 So that's a really important period,

1515
01:07:07,280 --> 01:07:10,920
 that immediate period after the adoption of the code.

1516
01:07:11,880 --> 01:07:13,120
 - Now the second half of this slide

1517
01:07:13,120 --> 01:07:15,600
 talks about after the effective date.

1518
01:07:15,600 --> 01:07:16,600
 - Christian Ellis.

1519
01:07:16,600 --> 01:07:17,440
 - Thank you, Chair.

1520
01:07:17,440 --> 01:07:20,760
 Matt, is there a timeframe that you have seen

1521
01:07:20,760 --> 01:07:21,920
 works better than another?

1522
01:07:21,920 --> 01:07:24,240
 - I think six months, given the volume of things

1523
01:07:24,240 --> 01:07:27,880
 that you still need to do, is reasonable for Denton.

1524
01:07:27,880 --> 01:07:30,360
 Tarek also mentioned the razor ranch overlay,

1525
01:07:30,360 --> 01:07:32,200
 finalizing that appendix.

1526
01:07:32,200 --> 01:07:34,840
 I don't think you want to rush that stuff necessarily,

1527
01:07:34,840 --> 01:07:36,880
 so I think six months makes a lot of sense.

1528
01:07:36,880 --> 01:07:39,280
 - Christian Pernetta.

1529
01:07:39,280 --> 01:07:40,480
 - So you might get to this in a second.

1530
01:07:40,480 --> 01:07:42,480
 So when we're talking about the adoption date

1531
01:07:42,480 --> 01:07:44,320
 and the effective date,

1532
01:07:44,320 --> 01:07:48,960
 for things that are in the pipeline between those dates,

1533
01:07:48,960 --> 01:07:51,440
 say we haven't gotten to final planning

1534
01:07:51,440 --> 01:07:54,960
 or we haven't gotten to basically anything to vote on yet,

1535
01:07:54,960 --> 01:08:01,080
 would they be subject to the new dates

1536
01:08:01,080 --> 01:08:04,600
 or basically would they, by virtue of the fact

1537
01:08:04,600 --> 01:08:07,920
 that they had begun the process before it went into effect,

1538
01:08:07,920 --> 01:08:09,840
 be grandfathered in by the old standards?

1539
01:08:09,840 --> 01:08:10,880
 - Great question.

1540
01:08:10,880 --> 01:08:13,640
 The general rule in almost all the codes we draft

1541
01:08:13,640 --> 01:08:16,120
 is that you are subject to the rules that are in place

1542
01:08:16,120 --> 01:08:18,040
 when you file a complete application.

1543
01:08:18,040 --> 01:08:22,000
 That's all gonna be laid out in this code in subchapter one.

1544
01:08:22,000 --> 01:08:23,440
 I talked about the transition rules

1545
01:08:23,440 --> 01:08:24,760
 from the old code to the new code.

1546
01:08:24,760 --> 01:08:26,360
 That's where that's all laid out.

1547
01:08:26,360 --> 01:08:28,040
 There can be some nuances to that,

1548
01:08:28,040 --> 01:08:29,960
 and we'll talk about that with the city attorney's office,

1549
01:08:29,960 --> 01:08:32,760
 but generally, you play by the rules that are in place

1550
01:08:32,760 --> 01:08:34,760
 when you submit a complete application.

1551
01:08:34,760 --> 01:08:38,040
 Something I was gonna add.

1552
01:08:38,040 --> 01:08:41,760
 Oh, some communities give applicants the option

1553
01:08:41,760 --> 01:08:45,880
 of complying with the new code during that interim period

1554
01:08:45,880 --> 01:08:48,040
 between the adoption date and the effective date.

1555
01:08:48,040 --> 01:08:50,360
 Sometimes that's just in an applicant's best interest.

1556
01:08:50,360 --> 01:08:52,360
 They'd rather, they get a better deal.

1557
01:08:52,360 --> 01:08:53,840
 They've got more uses available,

1558
01:08:53,840 --> 01:08:55,760
 they've got more intensity that they could potentially do,

1559
01:08:55,760 --> 01:08:58,760
 and so some communities give applicants that option,

1560
01:08:58,760 --> 01:09:00,160
 and I don't think that's a bad idea.

1561
01:09:00,160 --> 01:09:03,160
 That helps accelerate implementation of the new code.

1562
01:09:03,160 --> 01:09:06,320
 What you don't wanna do is let someone double dip

1563
01:09:06,320 --> 01:09:08,920
 and have partly the old code and partly the new code,

1564
01:09:08,920 --> 01:09:12,400
 and so we'll still need to talk with the staff

1565
01:09:12,400 --> 01:09:13,720
 and officials about that.

1566
01:09:13,720 --> 01:09:15,200
 Scott has something to say about that.

1567
01:09:15,200 --> 01:09:17,920
 - I always have something to say.

1568
01:09:17,920 --> 01:09:19,840
 The reality is that, and that, I think,

1569
01:09:19,840 --> 01:09:20,920
 is what our option is.

1570
01:09:20,920 --> 01:09:22,240
 I think that's what we're looking to do.

1571
01:09:22,240 --> 01:09:24,360
 We wanna provide enough grace period

1572
01:09:24,360 --> 01:09:27,160
 that we can make certain that we have repealed everything

1573
01:09:27,160 --> 01:09:30,760
 that's necessary, that we have a good functional document,

1574
01:09:30,760 --> 01:09:32,720
 gives us an opportunity if we have to make any changes

1575
01:09:32,720 --> 01:09:35,760
 we can, but however, if we have an opportunity

1576
01:09:35,760 --> 01:09:38,680
 to also test or to use the code,

1577
01:09:38,680 --> 01:09:40,680
 we certainly wanna explore that option,

1578
01:09:40,680 --> 01:09:43,600
 so we don't think we're gonna have anything less than,

1579
01:09:43,600 --> 01:09:46,240
 so why wouldn't we go ahead and go down that road, so.

1580
01:09:46,240 --> 01:09:50,200
 - Thanks, Scott. - Thank you.

1581
01:09:50,200 --> 01:09:51,240
 - Commissioner Ellis.

1582
01:09:51,240 --> 01:09:52,080
 - Thank you, Chair.

1583
01:09:52,080 --> 01:09:53,920
 On that note, he said repeal.

1584
01:09:53,920 --> 01:09:55,160
 What is the process?

1585
01:09:55,160 --> 01:09:56,920
 I assume that's probably a Jerry question,

1586
01:09:56,920 --> 01:09:59,200
 but the repealing process.

1587
01:09:59,200 --> 01:10:01,240
 - Just adding a section to an ordinance

1588
01:10:01,240 --> 01:10:05,960
 that sections one through five are hereby repealed

1589
01:10:05,960 --> 01:10:08,920
 as of the effective date of this ordinance.

1590
01:10:08,920 --> 01:10:10,640
 It's a relatively simple thing,

1591
01:10:10,640 --> 01:10:12,600
 and one of the things we actually talked about

1592
01:10:12,600 --> 01:10:16,120
 is that a lot of the stuff that should have been repealed

1593
01:10:16,120 --> 01:10:20,120
 back in 2002 with the DDC wasn't,

1594
01:10:20,120 --> 01:10:23,720
 and there's really, nobody's using it anymore,

1595
01:10:23,720 --> 01:10:28,400
 and with those provisions, they should be repealed.

1596
01:10:28,400 --> 01:10:29,240
 They're confusing.

1597
01:10:29,240 --> 01:10:32,360
 I can't tell you how many times I've dealt with cases

1598
01:10:32,360 --> 01:10:33,520
 and I've had other attorneys say,

1599
01:10:33,520 --> 01:10:36,560
 okay, I've got your standards here for road construction.

1600
01:10:36,560 --> 01:10:37,920
 Well, yeah, no, you don't.

1601
01:10:37,920 --> 01:10:41,120
 You got the old ones, but I got it off Municode.

1602
01:10:41,120 --> 01:10:42,840
 Yeah, you did, I understand that,

1603
01:10:42,840 --> 01:10:44,640
 but it wasn't repealed.

1604
01:10:44,640 --> 01:10:46,360
 We're using these others instead.

1605
01:10:46,360 --> 01:10:48,560
 That's a tough situation to be in,

1606
01:10:48,560 --> 01:10:51,920
 and we'd like to be in a situation

1607
01:10:51,920 --> 01:10:56,920
 where we could actually repeal the ones that we can early on.

1608
01:10:56,960 --> 01:10:59,480
 The ones that are currently in use

1609
01:10:59,480 --> 01:11:02,400
 may be more of a transitional standard,

1610
01:11:02,400 --> 01:11:03,640
 like what we're talking about,

1611
01:11:03,640 --> 01:11:06,080
 where you use it up to a certain point

1612
01:11:06,080 --> 01:11:08,840
 and then the new one kicks in.

1613
01:11:08,840 --> 01:11:13,200
 So it's just a matter of setting out the timing

1614
01:11:13,200 --> 01:11:14,740
 in order to be compliant.

1615
01:11:14,740 --> 01:11:18,240
 As mentioned, kind of the standard rule,

1616
01:11:18,240 --> 01:11:20,600
 that typically applies to development standards.

1617
01:11:20,600 --> 01:11:24,600
 It typically isn't, your zoning decisions

1618
01:11:24,600 --> 01:11:27,160
 are not burdened by that requirement

1619
01:11:27,160 --> 01:11:30,560
 of continuing on with what you started with,

1620
01:11:30,560 --> 01:11:35,560
 but sometimes you have some realities of,

1621
01:11:35,560 --> 01:11:38,680
 if you're entitled on development standards,

1622
01:11:38,680 --> 01:11:41,280
 that can sometimes dictate whether

1623
01:11:41,280 --> 01:11:43,720
 a new zoning is feasible or not.

1624
01:11:43,720 --> 01:11:47,000
 So there's some difficult things to deal with,

1625
01:11:47,000 --> 01:11:48,960
 but the short answer to your question is,

1626
01:11:48,960 --> 01:11:52,000
 it's just a matter of putting an ordinance out.

1627
01:11:52,000 --> 01:11:53,520
 - Now, does it have to go hand in hand

1628
01:11:53,520 --> 01:11:55,080
 with the adoption date of this?

1629
01:11:55,080 --> 01:11:56,400
 - Not necessarily.

1630
01:11:56,400 --> 01:12:00,320
 Like I said, some of these things we could repeal earlier.

1631
01:12:00,320 --> 01:12:05,720
 I'll just give you what I consider to be a humorous example.

1632
01:12:05,720 --> 01:12:08,240
 We've got provision under the old code of ordinances

1633
01:12:08,240 --> 01:12:12,400
 that says that the permit to do construction

1634
01:12:12,400 --> 01:12:14,820
 in the street is $100,

1635
01:12:14,820 --> 01:12:17,840
 because it dates back to before 1966.

1636
01:12:17,840 --> 01:12:22,840
 And it just was never amended or changed or repealed.

1637
01:12:24,320 --> 01:12:25,960
 That's not what we're currently charging

1638
01:12:25,960 --> 01:12:28,160
 for a street construction permit.

1639
01:12:28,160 --> 01:12:32,800
 But it just really needs to go away.

1640
01:12:32,800 --> 01:12:34,400
 It has for a long time.

1641
01:12:34,400 --> 01:12:38,800
 And just getting over the inertia

1642
01:12:38,800 --> 01:12:41,080
 of getting that feedback together

1643
01:12:41,080 --> 01:12:45,680
 of what we can get rid of easily has taken a long time.

1644
01:12:45,680 --> 01:12:48,440
 But some of these other provisions,

1645
01:12:48,440 --> 01:12:49,960
 it's a little bit more difficult

1646
01:12:49,960 --> 01:12:52,280
 because they're currently in use by staff,

1647
01:12:52,280 --> 01:12:54,720
 made in construction, for example,

1648
01:12:54,720 --> 01:12:59,000
 provisions that really weren't carried forward

1649
01:12:59,000 --> 01:13:01,240
 in the DDC the same way.

1650
01:13:01,240 --> 01:13:03,780
 Staff has been using the old versions.

1651
01:13:03,780 --> 01:13:08,780
 So it's, I think we can make it happen.

1652
01:13:08,780 --> 01:13:12,920
 I think we can make it happen fairly painlessly.

1653
01:13:12,920 --> 01:13:17,480
 - Yes.

1654
01:13:17,480 --> 01:13:19,160
 - Commissioner Ellis, we've been working

1655
01:13:19,160 --> 01:13:22,120
 on the repeal portion of this for months

1656
01:13:22,120 --> 01:13:25,520
 since last fall, late summer, early fall.

1657
01:13:25,520 --> 01:13:27,760
 So we have a very comprehensive list of sections

1658
01:13:27,760 --> 01:13:29,160
 that we're going to repeal.

1659
01:13:29,160 --> 01:13:30,620
 We'll be coming back before you

1660
01:13:30,620 --> 01:13:33,940
 to kind of talk about this process and how that will go.

1661
01:13:33,940 --> 01:13:38,680
 Ultimately, we're looking to have the ordinance in place.

1662
01:13:38,680 --> 01:13:40,460
 So we certainly have the ordinance.

1663
01:13:40,460 --> 01:13:41,680
 And then we can make certain

1664
01:13:41,680 --> 01:13:42,920
 that we're repealing everything

1665
01:13:42,920 --> 01:13:44,880
 prior to that effective date.

1666
01:13:50,720 --> 01:13:52,200
 - I just wanted to finish the slide

1667
01:13:52,200 --> 01:13:54,520
 just to talk about after the effective date

1668
01:13:54,520 --> 01:13:57,840
 of the new code, where the DDC is a living document.

1669
01:13:57,840 --> 01:14:00,160
 I've said this enough that it's becoming a cliche

1670
01:14:00,160 --> 01:14:01,000
 in these presentations,

1671
01:14:01,000 --> 01:14:03,220
 but it really is intended to be something

1672
01:14:03,220 --> 01:14:05,640
 that you don't wait a full generation to update,

1673
01:14:05,640 --> 01:14:08,460
 but that you update on a regular basis moving forward

1674
01:14:08,460 --> 01:14:10,080
 in a thoughtful way.

1675
01:14:10,080 --> 01:14:12,480
 We strongly encourage all the communities where we work

1676
01:14:12,480 --> 01:14:15,160
 to track the effectiveness of the new code.

1677
01:14:15,160 --> 01:14:16,560
 And we'll work with the staff

1678
01:14:16,560 --> 01:14:18,880
 to think about the most effective ways to do that.

1679
01:14:18,880 --> 01:14:21,720
 But you need to be tracking applications that come in.

1680
01:14:21,720 --> 01:14:23,980
 You've got new thresholds for site plans.

1681
01:14:23,980 --> 01:14:25,880
 Think about, look at the ones that come in

1682
01:14:25,880 --> 01:14:27,400
 as major versus minor.

1683
01:14:27,400 --> 01:14:29,920
 Step back at a retreat in a year and say,

1684
01:14:29,920 --> 01:14:32,760
 are we comfortable that we set the line correctly

1685
01:14:32,760 --> 01:14:34,560
 between major and minor?

1686
01:14:34,560 --> 01:14:36,700
 Look at the variance requests that come in.

1687
01:14:36,700 --> 01:14:38,940
 That's a good indicator of something that's broken

1688
01:14:38,940 --> 01:14:41,260
 if you're getting consistent variance requests

1689
01:14:41,260 --> 01:14:43,440
 on the same part of the code.

1690
01:14:43,440 --> 01:14:44,600
 User-friendliness.

1691
01:14:44,600 --> 01:14:47,360
 Maybe you put a survey up for the public

1692
01:14:47,360 --> 01:14:50,080
 and say, the code's been in place for a year.

1693
01:14:50,080 --> 01:14:53,920
 Y'all have anything to say about the user-friendliness of it?

1694
01:14:53,920 --> 01:14:55,800
 Was it hard to find something?

1695
01:14:55,800 --> 01:14:57,460
 Does this provision need a definition?

1696
01:14:57,460 --> 01:14:58,440
 Does it need an illustration?

1697
01:14:58,440 --> 01:15:00,000
 Things like that.

1698
01:15:00,000 --> 01:15:01,880
 Then once you've got all that information

1699
01:15:01,880 --> 01:15:04,080
 and you've tracked that on a regular basis,

1700
01:15:04,080 --> 01:15:06,080
 many communities look at batch updates.

1701
01:15:06,080 --> 01:15:09,120
 So some communities will say twice a year,

1702
01:15:09,120 --> 01:15:10,880
 we'll look at edits to the DDC.

1703
01:15:10,880 --> 01:15:12,000
 We'll put them all in a basket.

1704
01:15:12,000 --> 01:15:14,280
 We're not gonna make our planning commission

1705
01:15:14,280 --> 01:15:15,560
 look at these every meeting,

1706
01:15:15,560 --> 01:15:17,200
 but twice a year we're gonna come back and say,

1707
01:15:17,200 --> 01:15:18,840
 these are the ones that have built up.

1708
01:15:18,840 --> 01:15:21,080
 And then you can look at them comprehensively

1709
01:15:21,080 --> 01:15:22,760
 and how they kind of interact with each other.

1710
01:15:22,760 --> 01:15:24,800
 That's not to say that you can't pass an amendment

1711
01:15:24,800 --> 01:15:27,360
 if some emergency situation comes up, obviously.

1712
01:15:27,360 --> 01:15:29,040
 But the ability to step back

1713
01:15:29,040 --> 01:15:30,680
 and just kind of look on a regular basis

1714
01:15:30,680 --> 01:15:33,840
 is a really good tool to ensure that this is kind of monitored

1715
01:15:33,840 --> 01:15:36,360
 and kind of done on a thoughtful basis.

1716
01:15:36,360 --> 01:15:39,980
 So that's our last words on this.

1717
01:15:39,980 --> 01:15:43,480
 We appreciate your attention.

1718
01:15:43,480 --> 01:15:44,380
 That's a lot of information.

1719
01:15:44,380 --> 01:15:45,840
 Any additional questions

1720
01:15:45,840 --> 01:15:47,680
 on anything that we've covered today?

1721
01:15:47,680 --> 01:15:51,320
 - Mr. Ellis. - Thank you.

1722
01:15:51,320 --> 01:15:52,360
 I got a quick question.

1723
01:15:52,360 --> 01:15:55,520
 When we were talking about measurement exceptions,

1724
01:15:55,520 --> 01:15:57,560
 and I haven't studied the table that well,

1725
01:15:57,560 --> 01:16:01,520
 are alternative energy sources mentioned on there

1726
01:16:01,520 --> 01:16:04,280
 like IE solar panels, yes?

1727
01:16:04,280 --> 01:16:05,360
 - I'm pretty sure we have exceptions

1728
01:16:05,360 --> 01:16:06,920
 to the building height requirements

1729
01:16:06,920 --> 01:16:08,280
 for rooftop solar panels.

1730
01:16:08,280 --> 01:16:09,120
 - Yeah, okay.

1731
01:16:09,120 --> 01:16:11,280
 - Well, I know we have it for wind.

1732
01:16:11,280 --> 01:16:14,360
 I actually don't think we have it for solar panels.

1733
01:16:14,360 --> 01:16:16,880
 We have it for wind energy conversion systems

1734
01:16:16,880 --> 01:16:18,760
 up to 10 feet beyond the height.

1735
01:16:18,760 --> 01:16:21,800
 - We can take a look at solar panels as well.

1736
01:16:21,800 --> 01:16:22,640
 - I would have to think so.

1737
01:16:22,640 --> 01:16:25,120
 I mean, to me, it would be a growing thing

1738
01:16:25,120 --> 01:16:26,340
 that's happening, so.

1739
01:16:26,340 --> 01:16:29,500
 Okay, thanks.

1740
01:16:29,500 --> 01:16:31,600
 - You know, I know at one point

1741
01:16:31,600 --> 01:16:34,640
 we had talked about revising that definition of height

1742
01:16:34,640 --> 01:16:35,960
 and taking out,

1743
01:16:35,960 --> 01:16:39,000
 'cause we currently have two definitions of building height,

1744
01:16:39,000 --> 01:16:41,200
 but allowing sort of an exemption for equipment,

1745
01:16:41,200 --> 01:16:44,040
 whether it falls under that or we just need to call it out.

1746
01:16:44,040 --> 01:16:47,800
 We have a table of allowed features

1747
01:16:47,800 --> 01:16:50,800
 that can extend beyond the maximum building height.

1748
01:16:50,800 --> 01:16:54,280
 We just need to see what's in that table just to confirm.

1749
01:16:54,280 --> 01:16:56,160
 - It may be also that they could fit

1750
01:16:56,160 --> 01:16:58,880
 within the existing building height with some planning

1751
01:16:58,880 --> 01:17:00,480
 because I think generally speaking,

1752
01:17:00,480 --> 01:17:01,840
 if you got solar panels,

1753
01:17:01,840 --> 01:17:03,880
 you're gonna want a flatter roof anyway.

1754
01:17:03,880 --> 01:17:06,020
 So is it gonna be the roof pitch

1755
01:17:06,020 --> 01:17:09,780
 that's going to be largely a determinant of that?

1756
01:17:15,040 --> 01:17:16,800
 - Any other questions?

1757
01:17:16,800 --> 01:17:17,640
 - Thank you all.

1758
01:17:17,640 --> 01:17:18,460
 - Thank you.

1759
01:17:18,460 --> 01:17:19,300
 Appreciate it.

1760
01:17:19,300 --> 01:17:22,280
 Richard, is there anything else for this meeting?

1761
01:17:22,280 --> 01:17:24,560
 - No, just to, we are having a community meeting

1762
01:17:24,560 --> 01:17:25,660
 tonight at six.

1763
01:17:25,660 --> 01:17:28,680
 Only three of you are invited.

1764
01:17:28,680 --> 01:17:30,940
 (laughing)

1765
01:17:30,940 --> 01:17:35,660
 I say that jokingly, but seriously.

1766
01:17:35,660 --> 01:17:39,420
 So I don't, I just wanted to put that out there.

1767
01:17:39,420 --> 01:17:41,960
 I don't know how, if everyone was attending,

1768
01:17:41,960 --> 01:17:42,800
 planning on attending.

1769
01:17:42,800 --> 01:17:44,840
 If not, we may have to draw straws.

1770
01:17:44,840 --> 01:17:46,520
 That was it.

1771
01:17:46,520 --> 01:17:55,320
 - We can certainly work that out.

1772
01:17:55,320 --> 01:17:59,320
 Seeing no other items of business,

1773
01:17:59,320 --> 01:18:04,000
 we'll close this work session at 523.

1774
01:18:04,000 --> 01:18:04,840
 Thank you.