WEBVTT 00:00:00.000 --> 00:00:04.060 >> Good afternoon, ladies and gentlemen. 00:00:04.060 --> 00:00:07.760 This is the Planning and Zoning Work Commission session. 00:00:07.760 --> 00:00:11.600 It's a special called session for February 13th, 2019. 00:00:11.600 --> 00:00:15.120 I'll call it to order having a quorum at 406. 00:00:15.120 --> 00:00:17.760 The first item is to receive a report and hold a discussion 00:00:17.760 --> 00:00:21.680 on the DIT and Development Code update and draft zoning map. 00:00:21.680 --> 00:00:24.840 It says Ron will start the presentation. 00:00:24.840 --> 00:00:27.920 Is that accurate? 00:00:27.920 --> 00:00:29.640 >> Hi, my name is Scott McDonald. 00:00:29.640 --> 00:00:32.200 I'm the Director of Development Services. 00:00:32.200 --> 00:00:36.840 I'm absolutely pleased to be here to present 00:00:36.840 --> 00:00:37.920 to you this evening. 00:00:37.920 --> 00:00:41.720 You can call me Ron. 00:00:41.720 --> 00:00:44.520 This is the last in a series of updates 00:00:44.520 --> 00:00:49.240 to the DIT and Development Code. 00:00:49.240 --> 00:00:54.960 So, we originally started this process in September of 2017. 00:00:54.960 --> 00:00:58.000 It came to you in a series of modules. 00:00:58.000 --> 00:01:03.560 What we have now is we've been working on a consolidated draft. 00:01:03.560 --> 00:01:08.480 That consolidated draft has been a process through staff 00:01:08.480 --> 00:01:12.360 and ultimately meeting with the Development Review Committee, 00:01:12.360 --> 00:01:15.240 which is a collective group of three council members, 00:01:15.240 --> 00:01:17.840 three Planning and Zoning Commission members. 00:01:17.840 --> 00:01:21.080 And we've met over 25 times. 00:01:21.080 --> 00:01:24.840 We've gone through this at a very granular level. 00:01:24.840 --> 00:01:29.240 We've done a page turn and I think we've probably went 00:01:29.240 --> 00:01:32.360 through every sub-chapter, chapter two 00:01:32.360 --> 00:01:37.080 to three times going through all of this. 00:01:37.080 --> 00:01:44.440 I think that as we go through this, we've had legal council. 00:01:44.440 --> 00:01:49.440 Our fortunate for us, our legal department has contracted 00:01:49.440 --> 00:01:51.680 with outside legal council. 00:01:51.680 --> 00:01:58.280 We had a land use expert, Ms. Brenda McDonald has been present 00:01:58.280 --> 00:02:01.920 along with Jerry Drake I think at most all of the sessions. 00:02:01.920 --> 00:02:05.720 They've provided legal review as we've gone through it as well 00:02:05.720 --> 00:02:07.760 as Brenda is doing a comprehensive legal review 00:02:07.760 --> 00:02:10.440 and providing those comments to our legal team. 00:02:10.440 --> 00:02:13.040 The draft version that will come 00:02:13.040 --> 00:02:16.480 out on Friday will not include all of legal's comments, 00:02:16.480 --> 00:02:20.120 but as we go through the public vetting process, 00:02:20.120 --> 00:02:23.680 legal will complete their review and make certain 00:02:23.680 --> 00:02:26.240 that we're compliant with all of the statutes 00:02:26.240 --> 00:02:28.160 that we're looking to go to. 00:02:28.160 --> 00:02:30.560 >> Commissioner Beck. 00:02:30.560 --> 00:02:31.160 >> Thank you. 00:02:31.160 --> 00:02:32.600 The draft is going to be available 00:02:32.600 --> 00:02:34.120 to the public online, correct? 00:02:34.120 --> 00:02:35.200 >> Online Friday. 00:02:35.200 --> 00:02:35.640 >> Correct. 00:02:35.640 --> 00:02:40.920 >> Additionally, we've had stakeholder meetings. 00:02:40.920 --> 00:02:45.080 We've conducted over 50 meetings going through this process 00:02:45.080 --> 00:02:49.120 of looking at each of the modules, the code overall 00:02:49.120 --> 00:02:55.160 and discussing any certain specific areas people had 00:02:55.160 --> 00:02:58.200 interest in and/or just giving the concepts 00:02:58.200 --> 00:03:02.320 that Clarion's going to expose to you a little later today. 00:03:02.320 --> 00:03:07.040 Additionally, we will be having two work sessions, 00:03:07.040 --> 00:03:11.000 both two work sessions at council, two work sessions 00:03:11.000 --> 00:03:15.400 at P and Z and walk through in greater detail. 00:03:15.400 --> 00:03:18.680 We'll start with chapters one through five 00:03:18.680 --> 00:03:22.800 and then we'll work through chapters three through six. 00:03:22.800 --> 00:03:27.440 Just as a part of that, I think it's important 00:03:27.440 --> 00:03:30.240 to note what we're not going to talk about tonight 00:03:30.240 --> 00:03:35.640 and that's going to be a series of specific sections 00:03:35.640 --> 00:03:37.800 that will be incorporated into the code, 00:03:37.800 --> 00:03:40.040 so it'll be an integral part of the code. 00:03:40.040 --> 00:03:42.600 It just isn't going to be necessarily part of what 00:03:42.600 --> 00:03:44.960 that draft that you will see on Friday. 00:03:44.960 --> 00:03:47.000 There may be some elements in there, 00:03:47.000 --> 00:03:50.480 but what we'll be bringing under separate ordinance will be 00:03:50.480 --> 00:03:53.320 that of a tree and landscape code, which we're going 00:03:53.320 --> 00:03:56.520 to dub the landscape and conservation code. 00:03:56.520 --> 00:04:01.200 That comes before P and Z on March the 5th. 00:04:01.200 --> 00:04:04.320 As well, we'll have the downtown design standards. 00:04:04.320 --> 00:04:07.880 Most of these topics you've already had a work session on 00:04:07.880 --> 00:04:11.720 and so it's not entirely new material to you, but we're hopeful 00:04:11.720 --> 00:04:15.440 to have it in ordinance form and to be able to pass 00:04:15.440 --> 00:04:18.120 in advance of the development code and then we'll be able 00:04:18.120 --> 00:04:21.280 to incorporate those elements into the development code 00:04:21.280 --> 00:04:23.600 when we get to the adoption draft. 00:04:23.600 --> 00:04:26.200 With that being said, we're also going to talk 00:04:26.200 --> 00:04:30.320 about community homes, residential treatment facilities, 00:04:30.320 --> 00:04:32.480 looking at that a little bit more granular. 00:04:32.480 --> 00:04:36.720 We do have elements of that in the draft code, but as a result 00:04:36.720 --> 00:04:42.440 of some of the council input and some current developments 00:04:42.440 --> 00:04:44.320 that we have underway, we're just going to make sure 00:04:44.320 --> 00:04:46.560 that we're exploring that. 00:04:46.560 --> 00:04:49.640 Last week, we did talk some about collegiate housing, 00:04:49.640 --> 00:04:52.320 dormitories, student-built purpose, 00:04:52.320 --> 00:04:57.000 student-purpose-built housing and so we're going to come back 00:04:57.000 --> 00:05:00.080 with that and make sure that we're vetting that fully. 00:05:00.080 --> 00:05:02.880 Our citizen participation procedures 00:05:02.880 --> 00:05:06.280 and ultimately voted in parking regulations. 00:05:06.280 --> 00:05:11.160 So, I just want to make sure just to be clear 00:05:11.160 --> 00:05:13.920 that we're not really going to get into those details, 00:05:13.920 --> 00:05:15.480 Clarion is not going to get into those details. 00:05:15.480 --> 00:05:19.520 They might broach the topics some as we go through this 00:05:19.520 --> 00:05:25.040 and their guidance is really to talk about the adoption schedule, 00:05:25.040 --> 00:05:27.040 the project goals and kind of an overview 00:05:27.040 --> 00:05:28.120 of what the code looks like. 00:05:28.120 --> 00:05:29.800 Some of that you've already heard. 00:05:29.800 --> 00:05:31.920 This is a vigorous schedule. 00:05:31.920 --> 00:05:34.200 It's deliberate and intentional. 00:05:34.200 --> 00:05:36.280 We have done a lot of work. 00:05:36.280 --> 00:05:39.200 The council committee has done an awful lot of work 00:05:39.200 --> 00:05:41.600 and ultimately the team that's done that work, 00:05:41.600 --> 00:05:44.360 we'd really like to see them carried over the finish line. 00:05:44.360 --> 00:05:47.800 So, it's been pretty painstaking for them to sit inside 00:05:47.800 --> 00:05:51.520 of meetings and talk about fences for five hours 00:05:51.520 --> 00:05:55.280 and so if we can keep the momentum that we have today, 00:05:55.280 --> 00:05:59.160 I'm confident that we have a code that's much better 00:05:59.160 --> 00:06:01.720 than what we have currently on the books today even 00:06:01.720 --> 00:06:05.360 in its draft form but we know with the upcoming meetings 00:06:05.360 --> 00:06:07.120 that we have scheduled and the input 00:06:07.120 --> 00:06:09.800 that we've received already that when we get 00:06:09.800 --> 00:06:14.360 to the adoption stage that we should have a very good code 00:06:14.360 --> 00:06:15.960 for us to work with. 00:06:15.960 --> 00:06:19.720 So, with that being said, I'd certainly welcome any questions 00:06:19.720 --> 00:06:25.440 that you may have of me before I introduce our guests. 00:06:25.440 --> 00:06:26.600 >> Commissioner Ellis. 00:06:26.600 --> 00:06:27.480 >> Thank you, Chair. 00:06:27.480 --> 00:06:31.000 Scott, on Friday I know the draft will be available. 00:06:31.000 --> 00:06:33.280 Is the draft zoning map as well? 00:06:33.280 --> 00:06:33.920 >> Correct. 00:06:33.920 --> 00:06:38.240 Yes. And the tree 00:06:38.240 --> 00:06:42.320 and landscape code is out and available as well. 00:06:42.320 --> 00:06:48.200 So, you can get to that under cityofdenton.com/treecode 00:06:48.200 --> 00:06:56.680 or /cls, conservation landscape standards. 00:06:56.680 --> 00:06:59.200 >> And they'll be getting it Friday. 00:06:59.200 --> 00:07:00.720 >> Yes, in your packet. 00:07:00.720 --> 00:07:04.640 So, okay, so with that being said, 00:07:04.640 --> 00:07:07.880 if there's no other questions, I'd love to introduce our guest 00:07:07.880 --> 00:07:10.280 which is Clarion. 00:07:10.280 --> 00:07:12.320 Matt will begin. 00:07:12.320 --> 00:07:13.960 Matt Goble, which I think you all know, 00:07:13.960 --> 00:07:18.920 as well as we have Jim Sprung and Tarik Wafai. 00:07:18.920 --> 00:07:23.800 >> All right. 00:07:23.800 --> 00:07:32.120 >> Commission members, good to see you all again. 00:07:32.120 --> 00:07:35.040 Is this our new version? 00:07:35.040 --> 00:07:38.400 >> Oh, I'm sorry. 00:07:38.400 --> 00:07:39.080 >> Good to see you all again. 00:07:39.080 --> 00:07:41.520 Thank you for the time, the opportunity to present. 00:07:41.520 --> 00:07:43.280 Again, Matt Goble with Clarion Associates. 00:07:43.280 --> 00:07:45.680 The goal of this presentation is to bring you up to speed 00:07:45.680 --> 00:07:48.200 on everything that we've been doing with the development code. 00:07:48.200 --> 00:07:49.560 So, this is an exciting milestone. 00:07:49.560 --> 00:07:52.440 We are getting close to delivering an important revised 00:07:52.440 --> 00:07:53.360 draft to you all. 00:07:53.360 --> 00:07:56.120 So, the presentation is going to cover several things. 00:07:56.120 --> 00:07:57.000 First of all, I'm going to walk you 00:07:57.000 --> 00:07:59.760 through the project schedule, focusing a little bit 00:07:59.760 --> 00:08:01.680 on where we've been, but primarily focusing 00:08:01.680 --> 00:08:03.960 on where we're going over the next couple of months 00:08:03.960 --> 00:08:05.360 because there's, as Scott said, 00:08:05.360 --> 00:08:07.360 a pretty vigorous schedule moving forward. 00:08:07.360 --> 00:08:09.120 Then my colleagues and I are going to walk you 00:08:09.120 --> 00:08:10.600 through the key changes in the document 00:08:10.600 --> 00:08:12.000 that you'll be seeing on Friday, 00:08:12.000 --> 00:08:13.960 just to give you an overall sense of the structure 00:08:13.960 --> 00:08:15.200 and the key changes. 00:08:15.200 --> 00:08:17.760 And then we'll conclude by talking about next steps 00:08:17.760 --> 00:08:19.800 and have plenty of time for discussion. 00:08:19.800 --> 00:08:23.480 As I said, I'll start with the process and just a little bit 00:08:23.480 --> 00:08:25.600 about kind of where we've been. 00:08:25.600 --> 00:08:28.200 As you recall, we have been working methodically 00:08:28.200 --> 00:08:30.320 through the drafting process and we did it through kind 00:08:30.320 --> 00:08:32.720 of thematic modules where there are three modules. 00:08:32.720 --> 00:08:34.960 One focused on zoning districts and uses, 00:08:34.960 --> 00:08:37.200 one focused on administration and procedures, 00:08:37.200 --> 00:08:39.160 and one focused on development standards. 00:08:39.160 --> 00:08:42.000 For each of those, we have been working first of all 00:08:42.000 --> 00:08:44.840 with the staff to develop a good solid draft of a new code 00:08:44.840 --> 00:08:46.400 and then refining that draft 00:08:46.400 --> 00:08:48.520 and carrying it forward for public review. 00:08:48.520 --> 00:08:51.160 The public draft has been the subject of open houses. 00:08:51.160 --> 00:08:52.240 It's also been the subject 00:08:52.240 --> 00:08:54.440 of the DCRC meetings that Scott mentioned. 00:08:54.440 --> 00:08:57.640 So, appreciate the contributions of Commissioners Ellis 00:08:57.640 --> 00:09:00.800 and Roselle and back to that DCRC committee. 00:09:00.800 --> 00:09:03.880 As Scott said, over 25 plus meetings by that committee 00:09:03.880 --> 00:09:07.080 so far just on reviewing the draft of the code. 00:09:07.080 --> 00:09:10.280 Throughout the entire process, there's been an ongoing effort 00:09:10.280 --> 00:09:11.840 at public outreach as well to make sure 00:09:11.840 --> 00:09:14.440 that folks understand what's in the new code. 00:09:14.440 --> 00:09:17.400 We've actually now gotten to the far right side of this slide, 00:09:17.400 --> 00:09:19.000 the consolidated draft. 00:09:19.000 --> 00:09:22.080 And so the next slide here just breaks that down 00:09:22.080 --> 00:09:25.720 in a little bit more detail about where we're going from here. 00:09:25.720 --> 00:09:29.400 You're going to see the revised code, the full code posted online 00:09:29.400 --> 00:09:32.760 and delivered to you on Friday of this week, the 15th. 00:09:32.760 --> 00:09:36.280 The consolidated draft will be accompanied by a refined version 00:09:36.280 --> 00:09:38.640 of the zoning map and then we're going to go 00:09:38.640 --> 00:09:40.680 into an intensive period of work sessions 00:09:40.680 --> 00:09:42.720 that will be moderated by the staff. 00:09:42.720 --> 00:09:46.280 And you all have two meetings scheduled on the 20th and the 27th. 00:09:46.280 --> 00:09:48.640 Council has separate work sessions scheduled 00:09:48.640 --> 00:09:50.200 on the dates that you see there. 00:09:50.200 --> 00:09:52.000 The intent for these meetings is really 00:09:52.000 --> 00:09:55.720 to give you all an opportunity to follow up, if you would like, 00:09:55.720 --> 00:09:58.480 in more detail on any of the topics that we raised today. 00:09:58.480 --> 00:10:00.280 So we're happy to answer questions today 00:10:00.280 --> 00:10:02.920 but once you get the draft on Friday, you might want 00:10:02.920 --> 00:10:04.600 to dig further into some things that you see. 00:10:04.600 --> 00:10:06.960 And so that's the intent really of those meetings 00:10:06.960 --> 00:10:08.720 on the 20th and the 27th. 00:10:08.720 --> 00:10:10.640 I'll mention this again at the end of the meeting. 00:10:10.640 --> 00:10:13.880 But in advance of those work sessions, if you could try 00:10:13.880 --> 00:10:16.280 to give staff a heads up on the things that you might like 00:10:16.280 --> 00:10:18.920 to focus on, that would just be helpful to them in terms 00:10:18.920 --> 00:10:21.400 of preparing their time. 00:10:21.400 --> 00:10:24.800 There is a-- we're setting a deadline of the end 00:10:24.800 --> 00:10:25.960 of the month, end of February. 00:10:25.960 --> 00:10:29.400 So 1st of March for comments to be due to staff 00:10:29.400 --> 00:10:32.200 on this February 15th consolidated draft. 00:10:32.200 --> 00:10:35.080 That's going to be comments from the public, comments from you all, 00:10:35.080 --> 00:10:37.320 comments from the council and other staff. 00:10:37.320 --> 00:10:39.280 That's going to give an opportunity then for us 00:10:39.280 --> 00:10:43.120 to turn around a revised document on March 15th. 00:10:43.120 --> 00:10:45.280 And that should be pretty close to final at that point. 00:10:45.280 --> 00:10:47.480 That should hopefully be a very solid document. 00:10:47.480 --> 00:10:50.680 There's going to be ongoing outreach throughout this entire 00:10:50.680 --> 00:10:53.080 effort but there's really going to be a targeted set 00:10:53.080 --> 00:10:56.520 of public outreach meetings after that March 15th date 00:10:56.520 --> 00:10:59.520 where the staff will hold some office hours and some open houses, 00:10:59.520 --> 00:11:01.200 meet with neighborhoods, things like that. 00:11:01.200 --> 00:11:04.160 They'll have more details for you on that later on. 00:11:04.160 --> 00:11:06.360 But then the deadline for comments 00:11:06.360 --> 00:11:09.160 on that draft will be March 22nd. 00:11:09.160 --> 00:11:11.520 We will then turn around the adoption draft 00:11:11.520 --> 00:11:14.160 on March 29th with a zoning map. 00:11:14.160 --> 00:11:15.800 The adoption draft is going to look different. 00:11:15.800 --> 00:11:17.680 It's going to actually be the time when we strip 00:11:17.680 --> 00:11:20.160 out the footnotes, we strip out the commentary, 00:11:20.160 --> 00:11:21.760 I have final illustrations. 00:11:21.760 --> 00:11:23.280 That's the document that's really going to look 00:11:23.280 --> 00:11:26.080 like the final version will look like. 00:11:26.080 --> 00:11:31.040 The intent right now is to move forward with adoption hearings 00:11:31.040 --> 00:11:34.200 that you all have tentatively put on your calendar. 00:11:34.200 --> 00:11:38.800 You can see there April 10th for P&Z review and recommendation 00:11:38.800 --> 00:11:41.040 and then April 23rd for city council. 00:11:41.040 --> 00:11:43.320 It is a vigorous schedule but as Scott mentioned, 00:11:43.320 --> 00:11:46.760 this just reflects a lot of effort 00:11:46.760 --> 00:11:49.120 that the current team has already put in place 00:11:49.120 --> 00:11:51.200 and they're hoping to carry it across the finish line. 00:11:51.200 --> 00:11:53.360 While they're still in office. 00:11:53.360 --> 00:11:55.920 There is a project website listed here. 00:11:55.920 --> 00:11:58.080 We have been encouraging the public to check 00:11:58.080 --> 00:11:59.440 out all the project documents 00:11:59.440 --> 00:12:01.600 on the website throughout the course of the project. 00:12:01.600 --> 00:12:03.880 I guess let me pause right there. 00:12:03.880 --> 00:12:06.960 Any questions or comments just on the schedule moving forward? 00:12:06.960 --> 00:12:08.480 >> Commissioner Beck. 00:12:08.480 --> 00:12:09.240 >> Thank you, Chair. 00:12:09.240 --> 00:12:12.760 That March 29th, that's just posting the draft online. 00:12:12.760 --> 00:12:14.120 There's not meetings. 00:12:14.120 --> 00:12:14.520 >> Yes, sir. 00:12:14.520 --> 00:12:15.800 That's just posting the document. 00:12:15.800 --> 00:12:17.360 >> Right. Thanks. 00:12:17.360 --> 00:12:21.760 >> Okay. All right. 00:12:21.760 --> 00:12:24.040 With that, let's start moving into the substance. 00:12:24.040 --> 00:12:26.040 Later in the presentation, we're actually going to walk you 00:12:26.040 --> 00:12:27.640 through sub-chapter by sub-chapter. 00:12:27.640 --> 00:12:30.280 But before we get there, just a little bit more background 00:12:30.280 --> 00:12:33.280 on the overall goals of the project and why the city wanted 00:12:33.280 --> 00:12:35.560 to update the Denton Development Code. 00:12:35.560 --> 00:12:37.000 This is just my intro slide. 00:12:37.000 --> 00:12:38.520 I'm going to walk through each of these in more detail. 00:12:38.520 --> 00:12:41.680 But at a high level, when the city conceived of this project, 00:12:41.680 --> 00:12:43.920 these are the things that the city identified 00:12:43.920 --> 00:12:45.520 as wanting to accomplish. 00:12:45.520 --> 00:12:48.280 So let me walk through each of these goals in some more detail. 00:12:48.280 --> 00:12:50.480 First of all, implement the plan. 00:12:50.480 --> 00:12:52.640 This is why a lot of communities around the country want 00:12:52.640 --> 00:12:54.160 to update their zoning codes. 00:12:54.160 --> 00:12:56.960 They've put a lot of time and resources and energy 00:12:56.960 --> 00:12:59.080 into preparing a new comprehensive plan 00:12:59.080 --> 00:13:00.760 like the Denton Plan 2030. 00:13:00.760 --> 00:13:04.000 But you don't necessarily have the toolbox, the zoning toolbox 00:13:04.000 --> 00:13:06.040 to address all the ideas in that plan. 00:13:06.040 --> 00:13:08.240 And so that's the purpose of this project. 00:13:08.240 --> 00:13:11.160 A key one was to give you that better toolbox. 00:13:11.160 --> 00:13:14.360 That's the central diagram on this slide, the new kind 00:13:14.360 --> 00:13:18.360 of city-wide set of tools to implement the policies identified 00:13:18.360 --> 00:13:19.080 in the plan. 00:13:19.080 --> 00:13:20.840 And then on the far right, you've got a zoning map 00:13:20.840 --> 00:13:23.600 which actually carries forward the city-wide policies 00:13:23.600 --> 00:13:26.200 and applies them on a property-specific basis. 00:13:26.200 --> 00:13:28.240 So this is at a fundamental level one 00:13:28.240 --> 00:13:30.400 of the key reasons why the city is doing this. 00:13:30.400 --> 00:13:32.640 Now we've talked to a lot of folks and they're saying, wow, 00:13:32.640 --> 00:13:34.960 it's been a long time since we looked at the comprehensive plan. 00:13:34.960 --> 00:13:36.960 And so we just added a couple of slides just 00:13:36.960 --> 00:13:40.840 to remind the public especially what the scope is 00:13:40.840 --> 00:13:41.920 of a comprehensive plan. 00:13:41.920 --> 00:13:43.400 And it really is comprehensive. 00:13:43.400 --> 00:13:45.200 It covers a lot of different things. 00:13:45.200 --> 00:13:47.480 It's not just the typical land use topics 00:13:47.480 --> 00:13:50.200 that we'll focus on today but everything from mobility 00:13:50.200 --> 00:13:52.640 to the health and strength of neighborhoods 00:13:52.640 --> 00:13:54.480 to community health and issues like this. 00:13:54.480 --> 00:13:58.000 There's a broad array of topics that you all have addressed 00:13:58.000 --> 00:13:59.720 as part of the comprehensive plan. 00:13:59.720 --> 00:14:03.040 We really throughout this project, the Denton Code, 00:14:03.040 --> 00:14:05.040 are focusing on the land use element. 00:14:05.040 --> 00:14:06.800 And I know you all are familiar with these but just 00:14:06.800 --> 00:14:10.560 as a reminder, the goals at a high level in the Denton Plan 00:14:10.560 --> 00:14:13.920 for land use are organized around this kind of grow idea, 00:14:13.920 --> 00:14:16.840 grow compactly, grow with purpose, grow our assets. 00:14:16.840 --> 00:14:19.920 Each of these is fleshed out with specific objective statements. 00:14:19.920 --> 00:14:22.760 These all provide the policy foundation 00:14:22.760 --> 00:14:23.960 for what we've done here. 00:14:23.960 --> 00:14:27.080 So grow resourcefully talks in the plan about the need 00:14:27.080 --> 00:14:30.080 to protect Denton's sensitive natural assets. 00:14:30.080 --> 00:14:32.920 That provides the foundation for the ESA standards 00:14:32.920 --> 00:14:35.480 and the other types of environmental protection standards 00:14:35.480 --> 00:14:36.480 that we'll talk about. 00:14:36.480 --> 00:14:39.480 Grow with character and grow with balance talk about the need 00:14:39.480 --> 00:14:42.280 to update all the zoning district classifications. 00:14:42.280 --> 00:14:44.200 And so that's actually what we've done as part of this project. 00:14:44.200 --> 00:14:46.360 So we didn't just start from scratch. 00:14:46.360 --> 00:14:50.760 We actually built this document off the policy direction already 00:14:50.760 --> 00:14:52.560 agreed to by the community. 00:14:52.560 --> 00:14:54.720 So that's an important foundation. 00:14:54.720 --> 00:14:57.880 Another project goal is just user friendliness. 00:14:57.880 --> 00:15:01.960 Now, if you've spent time with the code recently as an applicant 00:15:01.960 --> 00:15:04.720 or as a reviewer, I know you've all spent time as a reviewer, 00:15:04.720 --> 00:15:07.120 you know it is a really challenging set 00:15:07.120 --> 00:15:08.160 of documents to use. 00:15:08.160 --> 00:15:09.640 It's not just one document. 00:15:09.640 --> 00:15:11.160 The rules for development in Denton 00:15:11.160 --> 00:15:14.440 are scattered across multiple ordinances in different places. 00:15:14.440 --> 00:15:17.400 There are redundant provisions, some of which are obsolete. 00:15:17.400 --> 00:15:19.320 And it should have been repealed a while back, 00:15:19.320 --> 00:15:20.560 but they weren't. 00:15:20.560 --> 00:15:22.840 On the left-hand side, these are all screenshots 00:15:22.840 --> 00:15:25.440 of some of the new code, a prior version. 00:15:25.440 --> 00:15:27.360 And this just gives you a sense of the tools 00:15:27.360 --> 00:15:31.160 that we've introduced to make it an easier document to use. 00:15:31.160 --> 00:15:33.720 First of all, table of contents, it's all in one spot. 00:15:33.720 --> 00:15:35.760 You're not going to have those multiple ordinances. 00:15:35.760 --> 00:15:38.840 It's a cleaner, one-stop shop, all the definitions 00:15:38.840 --> 00:15:40.120 are in one place, for example. 00:15:40.120 --> 00:15:42.840 You don't have multiple definitions of the same term. 00:15:42.840 --> 00:15:45.520 That's not rocket science, but that kind of organization 00:15:45.520 --> 00:15:49.720 is a key improvement to just the overall rules of the road, 00:15:49.720 --> 00:15:52.320 rules of government in Denton. 00:15:52.320 --> 00:15:53.880 As a separate project, and we're not 00:15:53.880 --> 00:15:55.440 going to cover it too much here today, 00:15:55.440 --> 00:15:57.840 but there is a separate repeal effort going on. 00:15:57.840 --> 00:15:59.400 So all those other things that are 00:15:59.400 --> 00:16:02.560 inconsistent with the new DDC that I mentioned, 00:16:02.560 --> 00:16:05.960 those are going to be repealed as part of a parallel effort. 00:16:05.960 --> 00:16:07.920 Now, also as part of the user friendliness, 00:16:07.920 --> 00:16:10.600 you can see we've added a lot of graphics and summary tables, 00:16:10.600 --> 00:16:14.000 things like that, to make it just an easier document to use. 00:16:14.000 --> 00:16:16.360 You'll hear, for example, about the new zoning districts, 00:16:16.360 --> 00:16:18.840 where we've introduced them with clear purpose statements, 00:16:18.840 --> 00:16:21.720 clear diagrams of typical development patterns, 00:16:21.720 --> 00:16:24.680 summary tables of standards like building size, lot size, 00:16:24.680 --> 00:16:25.520 things like that. 00:16:25.520 --> 00:16:27.680 So it's an easier document to look at. 00:16:27.680 --> 00:16:29.920 You're going to have more illustrations in the document 00:16:29.920 --> 00:16:31.080 that comes out on Friday. 00:16:31.080 --> 00:16:33.360 You're going to have even more illustrations in the versions 00:16:33.360 --> 00:16:34.360 that come out after that. 00:16:34.360 --> 00:16:37.000 So once we get the text in place, 00:16:37.000 --> 00:16:39.720 that's when we really get into the illustration development 00:16:39.720 --> 00:16:41.680 strongly. 00:16:41.680 --> 00:16:45.440 Another goal of the code is to move from a one-size-fits-all 00:16:45.440 --> 00:16:47.640 approach in terms of development quality 00:16:47.640 --> 00:16:50.240 to a more tailored approach that recognizes 00:16:50.240 --> 00:16:52.480 that Denton is a big place. 00:16:52.480 --> 00:16:54.480 It's a big city with different complex areas. 00:16:54.480 --> 00:16:56.240 And you need different development standards 00:16:56.240 --> 00:16:59.560 for the downtown, say, versus Hickory and Welch. 00:16:59.560 --> 00:17:02.440 You need to think about different character types, 00:17:02.440 --> 00:17:05.400 place types, in the community and create 00:17:05.400 --> 00:17:08.720 a code that is tailored to protect and perpetuate 00:17:08.720 --> 00:17:10.840 those different character areas. 00:17:10.840 --> 00:17:13.160 So you're going to hear more about this from my colleagues. 00:17:13.160 --> 00:17:15.120 But a big goal here was to move away 00:17:15.120 --> 00:17:17.720 from a one-size-fits-all approach, which you have now, 00:17:17.720 --> 00:17:20.280 and give you more options for addressing different areas 00:17:20.280 --> 00:17:22.600 in the community. 00:17:22.600 --> 00:17:26.720 Another big project goal was to modernize the review procedures. 00:17:26.720 --> 00:17:29.880 If you recall, way back when we started this project, 00:17:29.880 --> 00:17:32.560 we did an intensive series of interviews. 00:17:32.560 --> 00:17:35.360 Many of them were with folks that have developed in Denton. 00:17:35.360 --> 00:17:37.160 And one of the biggest concerns we had 00:17:37.160 --> 00:17:39.800 was the process is not transparent. 00:17:39.800 --> 00:17:42.400 They don't feel like it's consistent all the time. 00:17:42.400 --> 00:17:44.520 They would like more standardization 00:17:44.520 --> 00:17:47.000 of the rules for how applications are processed. 00:17:47.000 --> 00:17:50.480 And so we have introduced a lot of tools through this project. 00:17:50.480 --> 00:17:52.880 For example, like this table on the left-hand side-- 00:17:52.880 --> 00:17:55.880 I know that's fuzzy, but this is a screenshot 00:17:55.880 --> 00:17:58.760 of a procedures table that lists all the different procedures. 00:17:58.760 --> 00:18:01.160 And what's the role of the P&Z, and what's 00:18:01.160 --> 00:18:02.320 the role of the city council? 00:18:02.320 --> 00:18:04.480 And just trying to provide some overall clarity 00:18:04.480 --> 00:18:06.280 as to who does what, because you really 00:18:06.280 --> 00:18:08.840 don't have that in your current set of ordinances. 00:18:08.840 --> 00:18:11.320 And then on the right-hand side, a screenshot 00:18:11.320 --> 00:18:13.520 of some common review procedures that we've introduced 00:18:13.520 --> 00:18:15.360 with those flow charts that give you 00:18:15.360 --> 00:18:19.040 a very clear sense of the typical process 00:18:19.040 --> 00:18:20.640 that an application goes through-- 00:18:20.640 --> 00:18:24.920 application submittal to staff review to P&Z action, et cetera. 00:18:24.920 --> 00:18:26.920 There is a tailored version of that chart 00:18:26.920 --> 00:18:29.520 for all the different types of procedures in the code. 00:18:29.520 --> 00:18:31.520 Again, just trying to provide a little bit more 00:18:31.520 --> 00:18:34.320 standardization and clarity and predictability. 00:18:34.320 --> 00:18:36.480 Because we heard from folks that say, 00:18:36.480 --> 00:18:38.840 we'd rather go to competitors than develop in Denton, 00:18:38.840 --> 00:18:40.520 because the process is hard to get through. 00:18:40.520 --> 00:18:42.800 And so we're trying to address some of those concerns 00:18:42.800 --> 00:18:45.240 by modernizing the procedures. 00:18:45.240 --> 00:18:48.160 So that's a lengthy introduction, 00:18:48.160 --> 00:18:50.480 but it's important to kind of lay the foundation of some 00:18:50.480 --> 00:18:51.960 of the key things that we're trying 00:18:51.960 --> 00:18:53.720 to accomplish in the project. 00:18:53.720 --> 00:18:55.240 So with that, my colleagues and I 00:18:55.240 --> 00:18:57.440 are going to start just walking you through methodically 00:18:57.440 --> 00:18:59.440 at a high level the different subchapters. 00:18:59.440 --> 00:19:01.520 And I'm not going to read all these bullets to you. 00:19:01.520 --> 00:19:03.120 We're going to post this presentation online. 00:19:03.120 --> 00:19:04.960 But just wanted to hit some of the high points 00:19:04.960 --> 00:19:07.120 that you're going to be seeing in the document that 00:19:07.120 --> 00:19:10.760 comes out on Friday. 00:19:10.760 --> 00:19:12.880 Subchapter 1, general standards. 00:19:12.880 --> 00:19:13.800 This is dry stuff. 00:19:13.800 --> 00:19:15.000 This is for the lawyers. 00:19:15.000 --> 00:19:16.120 But it's really important. 00:19:16.120 --> 00:19:18.040 It lays the foundation for the code. 00:19:18.040 --> 00:19:20.080 It's the overall statement of applicability, 00:19:20.080 --> 00:19:21.880 the overall statement of purpose. 00:19:21.880 --> 00:19:23.920 What are some of the things that we've done here? 00:19:23.920 --> 00:19:26.800 For example, bullet 3, more specific enforcement 00:19:26.800 --> 00:19:28.160 provisions. 00:19:28.160 --> 00:19:30.800 We have clarified in the code what constitutes 00:19:30.800 --> 00:19:32.360 a violation of the DDC. 00:19:32.360 --> 00:19:35.160 We've clarified what the process is when someone alleges 00:19:35.160 --> 00:19:36.360 that there's a violation. 00:19:36.360 --> 00:19:40.280 We've added to the list of remedies and penalties 00:19:40.280 --> 00:19:42.160 that are available if there's a violation. 00:19:42.160 --> 00:19:44.480 All that's been fleshed out. 00:19:44.480 --> 00:19:46.760 This bullet down here, new DDC won't 00:19:46.760 --> 00:19:49.280 make legally established single family, townhome, 00:19:49.280 --> 00:19:50.920 or duplexes nonconforming. 00:19:50.920 --> 00:19:53.560 This is the subchapter that deals with nonconformities. 00:19:53.560 --> 00:19:55.640 The things that were legal when they were first established, 00:19:55.640 --> 00:19:57.640 but are no longer legal under the new code. 00:19:57.640 --> 00:20:01.160 This is the result of a policy discussion that the DCRC had. 00:20:01.160 --> 00:20:03.240 And they wanted to make sure that as the new code goes 00:20:03.240 --> 00:20:07.640 into a place, they focused on those existing properties. 00:20:07.640 --> 00:20:10.260 And they're going to be deemed conforming moving forward, 00:20:10.260 --> 00:20:11.760 which is an important distinction. 00:20:11.760 --> 00:20:13.000 And they're not nonconforming. 00:20:13.000 --> 00:20:15.680 This is the section of the code that has transition standards 00:20:15.680 --> 00:20:18.440 as well, from the old DDC to the new DDC, 00:20:18.440 --> 00:20:21.640 just clarifying how you're making that leap from one 00:20:21.640 --> 00:20:23.560 set of regulations to another. 00:20:23.560 --> 00:20:25.240 So a lot of things here, we're going 00:20:25.240 --> 00:20:27.360 to come back and talk about these nonconforming site 00:20:27.360 --> 00:20:30.800 feature thresholds later in the presentation. 00:20:30.800 --> 00:20:33.240 So it's dry stuff, but it's really important. 00:20:33.240 --> 00:20:36.480 Lays the foundation. 00:20:36.480 --> 00:20:38.520 Moving into subchapter two, we get 00:20:38.520 --> 00:20:41.400 into the administrative procedures in the code. 00:20:41.400 --> 00:20:42.480 Who does what? 00:20:42.480 --> 00:20:43.600 What's the role of staff? 00:20:43.600 --> 00:20:45.560 What's the role of the P&Z? 00:20:45.560 --> 00:20:47.600 You've seen the summary chart. 00:20:47.600 --> 00:20:49.840 As I've said, we've provided a lot more predictability 00:20:49.840 --> 00:20:51.400 and transparency here. 00:20:51.400 --> 00:20:54.040 A few things that I'll highlight. 00:20:54.040 --> 00:20:57.560 I talked about the common review procedures on a prior slide. 00:20:57.560 --> 00:21:00.320 I showed you that chart that has just kind of the green arrows. 00:21:00.320 --> 00:21:02.600 And there's a consistent flow chart 00:21:02.600 --> 00:21:04.560 for all the different procedures. 00:21:04.560 --> 00:21:06.240 One of the things that you'll see in there 00:21:06.240 --> 00:21:10.200 is a new citizen participation provision. 00:21:10.200 --> 00:21:11.680 And what that's going to basically say 00:21:11.680 --> 00:21:13.360 is that for bigger projects, there 00:21:13.360 --> 00:21:15.840 is a strong encouragement that an applicant goes out 00:21:15.840 --> 00:21:17.680 and talks to the neighborhood before they 00:21:17.680 --> 00:21:20.480 file an application to get feedback 00:21:20.480 --> 00:21:23.760 on the general concepts before they finalize something 00:21:23.760 --> 00:21:25.880 and put it into the pipeline. 00:21:25.880 --> 00:21:30.240 That's going to be new for you all to look at. 00:21:30.240 --> 00:21:32.520 We've got the site plan review procedure. 00:21:32.520 --> 00:21:33.840 We've talked about that before. 00:21:33.840 --> 00:21:36.880 We distinguish major site plans versus minor site plans. 00:21:36.880 --> 00:21:40.640 And there's updated thresholds for what's major versus minor. 00:21:40.640 --> 00:21:44.920 Updated approval criteria for all the application types. 00:21:44.920 --> 00:21:48.120 Cleaned up plotting procedures to align with state code. 00:21:48.120 --> 00:21:50.520 So a lot of important stuff here. 00:21:50.520 --> 00:21:54.720 We just had a meeting with the DCDA, the Denton County 00:21:54.720 --> 00:21:55.840 Developers Alliance. 00:21:55.840 --> 00:21:57.800 And this is really important stuff to them 00:21:57.800 --> 00:22:00.960 because the predictability of the process and the transparency 00:22:00.960 --> 00:22:05.920 is a key source of their frustrations 00:22:05.920 --> 00:22:08.400 with your current ordinances. 00:22:08.400 --> 00:22:10.440 Some of the other things to highlight here, 00:22:10.440 --> 00:22:12.040 plan developments. 00:22:12.040 --> 00:22:15.320 So right now, you're doing MPCs, Master Plan Communities, 00:22:15.320 --> 00:22:15.920 in Denton. 00:22:15.920 --> 00:22:18.440 That's the tool to step outside the code 00:22:18.440 --> 00:22:20.520 and do a big negotiated development. 00:22:20.520 --> 00:22:21.880 Those are going to stay in place. 00:22:21.880 --> 00:22:23.720 None of those MPCs will change. 00:22:23.720 --> 00:22:26.640 But moving forward, we've got a revised tool. 00:22:26.640 --> 00:22:28.720 And we're calling it planned development. 00:22:28.720 --> 00:22:30.960 And there's a simplified review procedure 00:22:30.960 --> 00:22:33.720 for how someone can propose to rezone to a planned 00:22:33.720 --> 00:22:35.360 development. 00:22:35.360 --> 00:22:37.760 Go through you all, first of all, for a recommendation 00:22:37.760 --> 00:22:39.880 and then to counsel for a final decision. 00:22:39.880 --> 00:22:43.760 The new code is not going to have a minimum size on PDs. 00:22:43.760 --> 00:22:47.400 And so you could, in theory, do a smaller planned development 00:22:47.400 --> 00:22:49.120 versus a larger planned development. 00:22:49.120 --> 00:22:51.360 Other communities have found that important for smaller 00:22:51.360 --> 00:22:54.800 infill sites, for example. 00:22:54.800 --> 00:22:58.000 Flexibility and relief is an important part of the code. 00:22:58.000 --> 00:23:00.600 We want to make sure that it's not just a flat set of rules, 00:23:00.600 --> 00:23:02.800 but there are opportunities to consider 00:23:02.800 --> 00:23:04.680 individual circumstances. 00:23:04.680 --> 00:23:07.560 Minor modification is a tool that's been introduced. 00:23:07.560 --> 00:23:10.040 And I'm just going to jump ahead to this slide. 00:23:10.040 --> 00:23:12.480 This is intended to replace the ADPs. 00:23:12.480 --> 00:23:14.080 The ADPs that you have now, we've 00:23:14.080 --> 00:23:19.540 heard, are so open-ended that they're not transparent. 00:23:19.540 --> 00:23:21.720 They're not predictable as to what might be allowed. 00:23:21.720 --> 00:23:23.960 And they're open to abuse. 00:23:23.960 --> 00:23:27.960 And so this is intended to provide a more predictable box 00:23:27.960 --> 00:23:30.640 within which minor deviations can be allowed. 00:23:30.640 --> 00:23:32.920 So it allows the final decision-making body 00:23:32.920 --> 00:23:35.720 to approve minor modifications from dimensional or numeric 00:23:35.720 --> 00:23:36.720 standards. 00:23:36.720 --> 00:23:40.040 I'll come back to this slide, but just jumping ahead, 00:23:40.040 --> 00:23:42.080 this is the table, the current table, 00:23:42.080 --> 00:23:47.040 that shows the standards from which a minor modification 00:23:47.040 --> 00:23:48.360 could be considered. 00:23:48.360 --> 00:23:50.360 For example, you come in at the plotting stage, 00:23:50.360 --> 00:23:53.640 and you consider a modification to minimum lot area of up 00:23:53.640 --> 00:23:55.040 to 10%. 00:23:55.040 --> 00:23:57.960 At the site plan stage, you consider a modification 00:23:57.960 --> 00:24:01.640 to a setback standard of up to 10%. 00:24:01.640 --> 00:24:04.840 We see these in communities all across the country. 00:24:04.840 --> 00:24:08.840 These are a good tool to provide a little bit of flexibility 00:24:08.840 --> 00:24:11.640 to keep someone from having to go all the way to a variance 00:24:11.640 --> 00:24:13.680 or maybe even to a plan development. 00:24:13.680 --> 00:24:16.640 This is a site-specific way of kind of greasing 00:24:16.640 --> 00:24:18.200 the wheels for small projects. 00:24:18.200 --> 00:24:19.200 Commissioner Beck. 00:24:19.200 --> 00:24:20.040 Thank you, Chair. 00:24:20.040 --> 00:24:23.920 Matt, are you saying then the ADP will go away completely, 00:24:23.920 --> 00:24:28.560 or it's not going to be around for things bigger 00:24:28.560 --> 00:24:30.200 than this minimum stuff here? 00:24:30.200 --> 00:24:31.320 That's correct, Commissioner. 00:24:31.320 --> 00:24:33.920 The ADP is not carried forward in the current draft. 00:24:33.920 --> 00:24:36.520 There's a variety of tools that provide flexibility. 00:24:36.520 --> 00:24:38.360 So you've got the minor modifications. 00:24:38.360 --> 00:24:40.840 But also, you're going to hear later in the presentation, 00:24:40.840 --> 00:24:43.120 we've introduced a lot more menu-based standards 00:24:43.120 --> 00:24:45.480 and optional approaches in the development standards 00:24:45.480 --> 00:24:47.080 to provide more-- 00:24:47.080 --> 00:24:48.680 there's just different ways of getting 00:24:48.680 --> 00:24:49.840 to the goal of the code. 00:24:49.840 --> 00:24:53.760 But ADP, as it currently exists, is not being carried forward. 00:24:53.760 --> 00:24:55.920 OK, but it will be handled-- changes 00:24:55.920 --> 00:24:58.600 that need to be done beyond these limits here. 00:24:58.600 --> 00:25:00.400 You will have mechanisms to handle those. 00:25:00.400 --> 00:25:01.880 Great, thanks. 00:25:01.880 --> 00:25:05.000 Just a final point on this-- you can't do anything 00:25:05.000 --> 00:25:06.200 with the minor modification. 00:25:06.200 --> 00:25:09.200 Here at the bottom, you can't change your use, for example. 00:25:09.200 --> 00:25:10.600 That's too big. 00:25:10.600 --> 00:25:12.400 Minor modification is for small stuff. 00:25:12.400 --> 00:25:15.640 And so you can't deviate from the ESA standards. 00:25:15.640 --> 00:25:17.520 You can't deviate from floodplain regulations. 00:25:17.520 --> 00:25:20.240 So there's public improvement standards. 00:25:20.240 --> 00:25:22.320 There's some big stuff that you can't change. 00:25:22.320 --> 00:25:24.440 Minor modification is intended to grease the wheels 00:25:24.440 --> 00:25:27.280 for those smaller deviations. 00:25:27.280 --> 00:25:29.320 So with that, let's keep moving. 00:25:29.320 --> 00:25:31.960 And we're going to move from the procedures 00:25:31.960 --> 00:25:34.000 into the zoned districts and the uses 00:25:34.000 --> 00:25:35.600 allowed within the districts. 00:25:35.600 --> 00:25:36.960 With that, I'll give it to Tarek. 00:25:36.960 --> 00:25:43.480 Chairman, members of the commission, 00:25:43.480 --> 00:25:44.480 nice to see you all again. 00:25:44.480 --> 00:25:46.640 Tarek Wafai with Clarion Associates. 00:25:46.640 --> 00:25:50.360 I'm going to talk about the middle piece of this, which 00:25:50.360 --> 00:25:54.240 is really a fundamental part of how the DDC works. 00:25:54.240 --> 00:25:57.320 What can you do on your property, and where can you do it? 00:25:57.320 --> 00:26:01.480 How big can the buildings be? 00:26:01.480 --> 00:26:02.520 How far from the street? 00:26:02.520 --> 00:26:05.760 All of those things are in these two subchapters 00:26:05.760 --> 00:26:08.320 on zoning districts and use regulations. 00:26:08.320 --> 00:26:10.320 So we're going to walk through at a fairly high level 00:26:10.320 --> 00:26:12.160 and just explain some of the key changes, 00:26:12.160 --> 00:26:13.840 just like Matt did with the procedures, 00:26:13.840 --> 00:26:16.360 and Jim will do with the quality standards. 00:26:16.360 --> 00:26:19.960 First and foremost, people like graphics in a code. 00:26:19.960 --> 00:26:21.920 Increasingly, communities are doing this. 00:26:21.920 --> 00:26:22.640 It's helpful. 00:26:22.640 --> 00:26:27.440 Not everybody likes to review pages of text like we do, 00:26:27.440 --> 00:26:30.560 but they need the graphic to get them there. 00:26:30.560 --> 00:26:31.640 We create nice graphics. 00:26:31.640 --> 00:26:32.400 We will do that. 00:26:32.400 --> 00:26:34.840 Again, that March 15th draft is going 00:26:34.840 --> 00:26:38.720 to have a much more comprehensive list of graphics 00:26:38.720 --> 00:26:39.680 in there. 00:26:39.680 --> 00:26:42.200 And another key change in the district's piece 00:26:42.200 --> 00:26:45.880 is just implementing those future land use designations 00:26:45.880 --> 00:26:49.000 from Denton Plan 2030. 00:26:49.000 --> 00:26:52.960 That plan, at a very broad brush level, 00:26:52.960 --> 00:26:55.120 designated certain geographic areas 00:26:55.120 --> 00:26:57.680 for the types of activities you might see there. 00:26:57.680 --> 00:27:00.920 The problem is that your current lineup of zoning districts 00:27:00.920 --> 00:27:03.400 does not allow you to get there, does not 00:27:03.400 --> 00:27:07.280 give you the path forward to implement those desires. 00:27:07.280 --> 00:27:10.920 So we made a lot of changes to the districts 00:27:10.920 --> 00:27:12.920 to help implement that plan. 00:27:12.920 --> 00:27:14.080 Here's a quick snapshot. 00:27:14.080 --> 00:27:17.080 This is a conversion table, we call it. 00:27:17.080 --> 00:27:20.360 Basically, it takes your future land use plan, 00:27:20.360 --> 00:27:23.400 the designations in this first column on the left, 00:27:23.400 --> 00:27:26.240 shows you your current zoning districts. 00:27:26.240 --> 00:27:28.400 And then finally, that final right hand column 00:27:28.400 --> 00:27:31.200 is how we made some consolidations 00:27:31.200 --> 00:27:33.000 in the new lineup of districts. 00:27:33.000 --> 00:27:36.480 So you'll see, for downtown compatibility area, 00:27:36.480 --> 00:27:39.400 as designated in your plan, right now there 00:27:39.400 --> 00:27:41.800 are five different districts all trying 00:27:41.800 --> 00:27:44.360 to achieve a very similar purpose. 00:27:44.360 --> 00:27:48.880 Allow people to live on smaller lots in a compact way. 00:27:48.880 --> 00:27:52.680 We've consolidated those very common standards, 00:27:52.680 --> 00:27:55.240 purpose statements, and dimensional requirements 00:27:55.240 --> 00:27:57.320 into one district that allows you 00:27:57.320 --> 00:27:59.800 to do that type of activity. 00:27:59.800 --> 00:28:02.080 Same thing for mixed use. 00:28:02.080 --> 00:28:05.480 You're calling out in your policy document 00:28:05.480 --> 00:28:07.280 that mixed use is a good thing. 00:28:07.280 --> 00:28:09.760 And you see a lot of mixed use in Denton. 00:28:09.760 --> 00:28:12.640 But it has to be negotiated today. 00:28:12.640 --> 00:28:16.120 There's no clear path forward to get mixed use 00:28:16.120 --> 00:28:19.080 because of the lack of those types of districts. 00:28:19.080 --> 00:28:22.600 So we have presented three different context areas 00:28:22.600 --> 00:28:25.000 for mixed use, at the neighborhood scale, 00:28:25.000 --> 00:28:27.240 at the corridor scale, and at the-- 00:28:27.240 --> 00:28:31.440 or rather, the downtown scale, and then a regional context. 00:28:31.440 --> 00:28:32.880 Understanding that not everything 00:28:32.880 --> 00:28:35.960 is walkable and pedestrian friendly mixed use, 00:28:35.960 --> 00:28:37.720 there's also really big stuff, too, 00:28:37.720 --> 00:28:40.960 that you need to drive to that has a mixture of office 00:28:40.960 --> 00:28:43.000 and residential and retail. 00:28:43.000 --> 00:28:47.000 So we've tried to cover using the plan 00:28:47.000 --> 00:28:49.320 as the underlying framework, but then also 00:28:49.320 --> 00:28:52.680 looking at various things and inconsistencies 00:28:52.680 --> 00:28:56.720 to try to give you a better toolbox to rezone property 00:28:56.720 --> 00:28:57.600 in the future. 00:28:57.600 --> 00:29:01.600 This project does not rezone Denton. 00:29:01.600 --> 00:29:03.880 But it does convert some districts. 00:29:03.880 --> 00:29:06.800 It renames certain zoning districts 00:29:06.800 --> 00:29:12.320 and makes some changes to existing properties. 00:29:12.320 --> 00:29:15.800 When we take that and start to look at just the new district, 00:29:15.800 --> 00:29:18.280 so starting to simplify that table for you, 00:29:18.280 --> 00:29:20.680 divide it into residential, where people are just 00:29:20.680 --> 00:29:24.280 living on a lot or living in a multifamily building, 00:29:24.280 --> 00:29:27.080 versus mixed use, where people are-- that doesn't mean 00:29:27.080 --> 00:29:28.960 retail and office. 00:29:28.960 --> 00:29:32.600 Mixed use, we mean residential and non-residential happening 00:29:32.600 --> 00:29:34.120 in those districts. 00:29:34.120 --> 00:29:37.920 Corridor districts that are specific to your bigger 00:29:37.920 --> 00:29:41.200 suburban corridors, where it's got a different character, 00:29:41.200 --> 00:29:43.040 versus a highway corridor, which need 00:29:43.040 --> 00:29:44.080 to be treated differently. 00:29:44.080 --> 00:29:47.560 We can't have the same types of standards on the highway 00:29:47.560 --> 00:29:51.120 that you do for a suburban corridor. 00:29:51.120 --> 00:29:54.120 Some other districts, things like public facilities, 00:29:54.120 --> 00:29:57.360 that is a new zoning district that you don't have today. 00:29:57.360 --> 00:30:00.480 Where do we put the wastewater treatment facility? 00:30:00.480 --> 00:30:05.480 Where do we put the fleet storage for our gravel trucks? 00:30:05.480 --> 00:30:07.320 All of those things need a home. 00:30:07.320 --> 00:30:09.880 They don't really fit into another type of context, 00:30:09.880 --> 00:30:12.400 but they are essential to running a city. 00:30:12.400 --> 00:30:15.800 So there's a district for those types of activities. 00:30:15.800 --> 00:30:20.240 The overlays I'll talk about in a moment. 00:30:20.240 --> 00:30:23.280 So some other key changes, density. 00:30:23.280 --> 00:30:25.520 Right now, you have maximum densities 00:30:25.520 --> 00:30:28.120 called out for your residential zoning districts. 00:30:28.120 --> 00:30:30.680 That's great, except for a couple of things. 00:30:30.680 --> 00:30:33.840 It's very hard for the public to visualize 00:30:33.840 --> 00:30:37.880 how much density is dense versus not dense. 00:30:37.880 --> 00:30:40.520 What is the actual intensity of that zoning district? 00:30:40.520 --> 00:30:43.000 The other main reason we're not carrying that forward 00:30:43.000 --> 00:30:47.000 in that form is that your current dimensional standards, 00:30:47.000 --> 00:30:51.880 setbacks, height, lot coverage, lot area, all of those things 00:30:51.880 --> 00:30:54.080 are also regulating density. 00:30:54.080 --> 00:30:55.480 And they're not always aligned. 00:30:55.480 --> 00:30:58.880 Where you might give a maximum density of six units 00:30:58.880 --> 00:31:02.280 to the acre, well, your setbacks and your lot dimensions 00:31:02.280 --> 00:31:04.000 are actually result-- they would result 00:31:04.000 --> 00:31:08.520 in a greater density than that or a lesser density than that. 00:31:08.520 --> 00:31:11.680 So it's important to talk about why does density matter. 00:31:11.680 --> 00:31:15.920 It's because we don't want too much of one thing on a lot. 00:31:15.920 --> 00:31:20.040 Well, we have broken that down into the components of density, 00:31:20.040 --> 00:31:21.760 and we're carrying forward those types 00:31:21.760 --> 00:31:23.920 of dimensional standards instead so 00:31:23.920 --> 00:31:25.840 that it will be consistent and it will 00:31:25.840 --> 00:31:29.200 help you implement your plan. 00:31:29.200 --> 00:31:31.360 This last bullet here on measurement standards 00:31:31.360 --> 00:31:32.320 and exceptions. 00:31:32.320 --> 00:31:35.280 At the end of the zoning district's chapter, sub-chapter, 00:31:35.280 --> 00:31:38.040 you will see a section on measurements and exceptions. 00:31:38.040 --> 00:31:39.920 We realize that not everything is 00:31:39.920 --> 00:31:43.640 going to fit the mold of a particular zoning district. 00:31:43.640 --> 00:31:45.320 What if I have parapets? 00:31:45.320 --> 00:31:47.960 Well, those can extend into the maximum building height. 00:31:47.960 --> 00:31:50.080 If I have a chimney, that can extend. 00:31:50.080 --> 00:31:53.200 A front porch can go into the front setback 00:31:53.200 --> 00:31:55.560 because that's a character defining feature that most 00:31:55.560 --> 00:31:56.800 people want to see. 00:31:56.800 --> 00:31:58.880 So we're not prohibiting those types of activities. 00:31:58.880 --> 00:32:01.520 We have called them out as exceptions. 00:32:01.520 --> 00:32:03.880 Also in that subsection, we explain 00:32:03.880 --> 00:32:07.280 how Denton measures height, how we measure lot coverage, 00:32:07.280 --> 00:32:08.900 how we measure setbacks. 00:32:08.900 --> 00:32:11.000 All of those important measurement tools 00:32:11.000 --> 00:32:14.000 are clearly defined in one place within the document. 00:32:14.000 --> 00:32:15.720 Tara, can I ask you a question real fast? 00:32:15.720 --> 00:32:16.840 Yes. 00:32:16.840 --> 00:32:20.680 The alignment table had the neighborhood residentials 00:32:20.680 --> 00:32:23.240 to the new RR nomenclature. 00:32:23.240 --> 00:32:26.040 I know, as you've stated, you've talked 00:32:26.040 --> 00:32:28.280 about redefining density. 00:32:28.280 --> 00:32:31.160 To the public, and as I have conversations, 00:32:31.160 --> 00:32:33.680 generally speaking, is an NR2, which 00:32:33.680 --> 00:32:37.180 was defined as two units per acre, 00:32:37.180 --> 00:32:39.800 is that generally the same density as an R2 00:32:39.800 --> 00:32:42.360 that it will generally provide two units to an acre 00:32:42.360 --> 00:32:44.000 in the new R2? 00:32:44.000 --> 00:32:45.280 That's exactly right. 00:32:45.280 --> 00:32:47.280 But instead of using those terms, 00:32:47.280 --> 00:32:50.560 because very few people, even us planners, 00:32:50.560 --> 00:32:53.760 can visualize what that means on the ground. 00:32:53.760 --> 00:32:58.320 And so rather, we're focusing on those minimum lot sizes, 00:32:58.320 --> 00:33:00.280 which drive density. 00:33:00.280 --> 00:33:03.400 You have to build roads to get to these lots. 00:33:03.400 --> 00:33:05.040 You have to put in utilities. 00:33:05.040 --> 00:33:07.280 All of those things eat up at the land. 00:33:07.280 --> 00:33:10.240 When it's all said and done, those public infrastructure 00:33:10.240 --> 00:33:15.120 items, coupled with the size of the lots and the uses allowed, 00:33:15.120 --> 00:33:17.400 get to those density questions. 00:33:17.400 --> 00:33:19.000 Gotcha. 00:33:19.000 --> 00:33:20.120 Thank you. 00:33:20.120 --> 00:33:22.000 You bet. 00:33:22.000 --> 00:33:24.000 So we've talked about those. 00:33:24.000 --> 00:33:26.020 I said I would come back to overlay districts. 00:33:26.020 --> 00:33:28.640 Right now, you have several overlay districts. 00:33:28.640 --> 00:33:30.720 Not all of them will be carried forward. 00:33:30.720 --> 00:33:33.280 If you remember, your current infill and special purpose 00:33:33.280 --> 00:33:36.000 district is not really an overlay. 00:33:36.000 --> 00:33:39.000 Rather, it's everything inside the loop. 00:33:39.000 --> 00:33:41.400 And so that's not really an overlay district. 00:33:41.400 --> 00:33:44.400 That's just another complicating factor 00:33:44.400 --> 00:33:46.400 to try to develop in Denton. 00:33:46.400 --> 00:33:48.120 So that will not be carried forward. 00:33:48.120 --> 00:33:49.360 Many of them will, though. 00:33:49.360 --> 00:33:52.920 I'm going to use Unicorn Lake and Fry Street as an example. 00:33:52.920 --> 00:33:56.200 Right now, they're referencing the current lineup 00:33:56.200 --> 00:33:57.380 of zoning districts. 00:33:57.380 --> 00:34:01.720 Unicorn Lake says the standards of the NRMU 12 district 00:34:01.720 --> 00:34:03.680 shall apply to Unicorn Lake. 00:34:03.680 --> 00:34:06.160 Well, we're not carrying forward that district. 00:34:06.160 --> 00:34:08.440 So there was a bit of an unpacking job for us 00:34:08.440 --> 00:34:12.600 to do to take those standards from the current NRMU 12 00:34:12.600 --> 00:34:15.960 and just bring them directly into the overlay district. 00:34:15.960 --> 00:34:18.440 You hadn't seen that in the earlier drafts. 00:34:18.440 --> 00:34:20.840 You will see that in Friday's draft, 00:34:20.840 --> 00:34:22.760 how we have translated that information 00:34:22.760 --> 00:34:24.840 into the overlay districts. 00:34:24.840 --> 00:34:27.660 Razor Ranch, I have a separate slide on that next. 00:34:27.660 --> 00:34:29.420 So I'll talk about why that was treated 00:34:29.420 --> 00:34:30.760 a little bit differently. 00:34:30.760 --> 00:34:35.000 Historic districts, you spent a lot of time last year 00:34:35.000 --> 00:34:38.440 and even earlier than that talking about procedures 00:34:38.440 --> 00:34:40.040 for historic properties. 00:34:40.040 --> 00:34:41.040 How do we review them? 00:34:41.040 --> 00:34:43.800 How do we look at demolitions? 00:34:43.800 --> 00:34:45.200 What are some of the standards that apply 00:34:45.200 --> 00:34:46.680 to historic districts? 00:34:46.680 --> 00:34:49.040 Those were carried forward intact. 00:34:49.040 --> 00:34:51.140 We've reorganized them just to be consistent 00:34:51.140 --> 00:34:52.640 with the structure of the code. 00:34:52.640 --> 00:34:56.320 Razor Ranch, why is it different? 00:34:56.320 --> 00:34:58.800 It is really its own animal. 00:34:58.800 --> 00:35:02.720 It's large, it has unique procedures, 00:35:02.720 --> 00:35:04.520 unique development standards. 00:35:04.520 --> 00:35:07.920 It is basically a mini version of a DVC, 00:35:07.920 --> 00:35:09.880 just for that property. 00:35:09.880 --> 00:35:11.800 We had a lot of options to pursue. 00:35:11.800 --> 00:35:14.200 We met with the landowner. 00:35:14.200 --> 00:35:15.140 We met with staff. 00:35:15.140 --> 00:35:16.840 We talked to them, what is the best approach 00:35:16.840 --> 00:35:18.320 to move that forward? 00:35:18.320 --> 00:35:21.240 What you will see in the next draft 00:35:21.240 --> 00:35:24.140 is that we have pulled it out of the DVC. 00:35:24.140 --> 00:35:27.320 It will be carried forward as a standalone appendix 00:35:27.320 --> 00:35:30.840 to the DVC and relatively unchanged 00:35:30.840 --> 00:35:33.760 other than maybe some renumbering where necessary. 00:35:33.760 --> 00:35:38.080 It was determined there are a lot of entitlement issues 00:35:38.080 --> 00:35:40.960 right now underway being discussed for Razor Ranch. 00:35:40.960 --> 00:35:43.960 It is rapidly developing as we speak. 00:35:43.960 --> 00:35:47.220 And so getting into the middle of those issues 00:35:47.220 --> 00:35:50.000 during the DVC adoption was not ideal. 00:35:50.000 --> 00:35:52.600 So we're gonna leave that intact for now. 00:35:52.600 --> 00:35:54.400 There's gonna be a bit of work that needs to happen 00:35:54.400 --> 00:35:56.520 after the adoption of the DVC 00:35:56.520 --> 00:35:59.940 to get that ready for appendix form. 00:35:59.940 --> 00:36:01.960 Just like with Unicorn Lake, 00:36:01.960 --> 00:36:05.640 where we are referencing now antiquated districts 00:36:05.640 --> 00:36:08.120 moving forward, those standards will need 00:36:08.120 --> 00:36:09.900 to be brought in somehow. 00:36:09.900 --> 00:36:12.320 What will likely end up is that you will still 00:36:12.320 --> 00:36:15.240 have to retain a copy of the current DVC 00:36:15.240 --> 00:36:18.040 until those standards are fully brought 00:36:18.040 --> 00:36:19.420 into appendix form. 00:36:19.420 --> 00:36:25.660 So I failed to mention, right now you have MPCs 00:36:25.660 --> 00:36:28.800 and we're bringing those forward as PDs, 00:36:28.800 --> 00:36:31.920 planned developments instead of calling it the MPC. 00:36:31.920 --> 00:36:34.800 Existing MPCs will remain MPCs. 00:36:34.800 --> 00:36:37.640 Moving forward for negotiated development 00:36:37.640 --> 00:36:39.880 that just doesn't fit the letter of the law, 00:36:39.880 --> 00:36:41.580 those will be PDs. 00:36:41.580 --> 00:36:45.880 Razor Ranch is ultimately functioning today as a PD, 00:36:45.880 --> 00:36:48.320 which is why we did not wanna just carry it forward 00:36:48.320 --> 00:36:49.160 as an overlay. 00:36:49.160 --> 00:36:55.600 So alongside the districts, 00:36:55.600 --> 00:36:57.080 what can you do with your property? 00:36:57.080 --> 00:36:59.120 So a lot of changes here as well. 00:36:59.120 --> 00:37:01.400 Reorganized, of course, more user-friendly, 00:37:01.400 --> 00:37:05.280 more tables, more graphics, a lot of consolidation. 00:37:05.280 --> 00:37:07.760 The example I keep using is you don't need 00:37:07.760 --> 00:37:09.760 to call out a bookstore and a flower shop 00:37:09.760 --> 00:37:13.840 and a toy shop, retail is retail, so let's just say it. 00:37:13.840 --> 00:37:17.640 Every use is defined, every use category is defined, 00:37:17.640 --> 00:37:20.760 so it's very clear to understand what we're talking about 00:37:20.760 --> 00:37:23.160 when we say retail, what we're talking about 00:37:23.160 --> 00:37:26.200 when we say self-storage, what we're not talking about 00:37:26.200 --> 00:37:28.160 when we say collegiate housing, 00:37:28.160 --> 00:37:30.200 'cause we're not talking about that today. 00:37:30.200 --> 00:37:34.760 New consolidated standards for accessory 00:37:34.760 --> 00:37:36.620 and temporary structures. 00:37:36.620 --> 00:37:37.880 What do we do with ADUs? 00:37:37.880 --> 00:37:39.480 Well, they're in there. 00:37:39.480 --> 00:37:41.200 We have addressed that in the new DDC. 00:37:41.200 --> 00:37:44.000 I think we presented that information to you all. 00:37:44.000 --> 00:37:48.080 The DCRC has spent a lot of time talking about ADUs as well, 00:37:48.080 --> 00:37:50.080 so make sure to pay attention 00:37:50.080 --> 00:37:53.040 to those use-specific standards, and to do that, 00:37:53.040 --> 00:37:56.240 I wanna just walk through a couple of examples here. 00:37:56.240 --> 00:38:00.520 This is a snapshot of the draft, as you will see it, 00:38:00.520 --> 00:38:03.200 and along the top, the columns are the zoning districts, 00:38:03.200 --> 00:38:04.920 the new zoning districts. 00:38:04.920 --> 00:38:07.280 Each row is a specific use type. 00:38:08.320 --> 00:38:10.960 If it has a P in there, that's permitted by right. 00:38:10.960 --> 00:38:13.240 There's nothing to talk about. 00:38:13.240 --> 00:38:14.460 It's a permitted use. 00:38:14.460 --> 00:38:16.920 It has been stated that that is appropriate 00:38:16.920 --> 00:38:18.320 for that zoning district. 00:38:18.320 --> 00:38:20.960 If it has an S, it might be appropriate 00:38:20.960 --> 00:38:21.980 for that zoning district, 00:38:21.980 --> 00:38:23.760 but that's gonna require a public hearing. 00:38:23.760 --> 00:38:25.980 We need to talk about the parameters 00:38:25.980 --> 00:38:27.160 of that proposed development, 00:38:27.160 --> 00:38:29.000 and make sure that that's appropriate 00:38:29.000 --> 00:38:30.700 on that particular site. 00:38:30.700 --> 00:38:33.880 So, special use, specific use permit required 00:38:33.880 --> 00:38:35.160 if there's an S. 00:38:35.160 --> 00:38:38.540 If it's blank, that is a prohibited use in that zoning 00:38:38.540 --> 00:38:39.720 district. 00:38:39.720 --> 00:38:43.760 Now, if it has a plus next to it, either P or S, 00:38:43.760 --> 00:38:46.960 that means you need to read this final column, 00:38:46.960 --> 00:38:48.880 and those will be hyperlinked for you, 00:38:48.880 --> 00:38:52.560 so when you view the PDF on Friday's draft, 00:38:52.560 --> 00:38:54.000 you can click on those standards. 00:38:54.000 --> 00:38:58.160 That means, yes, it's permitted, a townhome, for example, 00:38:58.160 --> 00:39:02.000 in the R7, but you have to read those standards 00:39:02.000 --> 00:39:04.520 that if you clicked on those, they would tell you 00:39:04.520 --> 00:39:07.160 that each entrance on a townhome needs to face 00:39:07.160 --> 00:39:10.160 the public right of way, or have direct access to it, 00:39:10.160 --> 00:39:13.080 to prevent, you know, side-facing townhomes 00:39:13.080 --> 00:39:15.600 from being what you see from the street. 00:39:15.600 --> 00:39:18.360 Kennels, when you click on the link 00:39:18.360 --> 00:39:21.280 to kennel requirements, sure, it's allowed, 00:39:21.280 --> 00:39:24.120 but if you're within 150 feet of residential, 00:39:24.120 --> 00:39:27.920 you can't have an outdoor run for the kennel. 00:39:27.920 --> 00:39:30.860 Has to be farther than 150 feet away. 00:39:30.860 --> 00:39:33.320 All of these standards meant to protect 00:39:33.320 --> 00:39:36.800 private property rights on both sides of the coin. 00:39:36.800 --> 00:39:38.400 Some of them are operational-based, 00:39:38.400 --> 00:39:40.760 some of them are location-based, 00:39:40.760 --> 00:39:43.000 but a lot of new standards and carried forward 00:39:43.000 --> 00:39:47.320 a lot of existing standards, you call them Ls today 00:39:47.320 --> 00:39:50.280 in your use table, a lot of limitations. 00:39:50.280 --> 00:39:52.320 We have just spelled it out more clearly. 00:39:52.320 --> 00:39:56.640 Some new uses that you'll notice, a lot of them. 00:39:56.640 --> 00:40:00.140 You'll see them up here, some of them specific to Denton, 00:40:00.140 --> 00:40:02.920 you know, things like the travel plazas, 00:40:02.920 --> 00:40:05.560 things like musician's studio. 00:40:05.560 --> 00:40:08.720 These are issues that you have to deal with here in Denton. 00:40:08.720 --> 00:40:12.480 Other things are just national trends 00:40:12.480 --> 00:40:14.400 that a lot of communities are dealing with, 00:40:14.400 --> 00:40:17.200 so it was important to make sure 00:40:17.200 --> 00:40:19.720 that you're thinking proactively about those things 00:40:19.720 --> 00:40:22.940 as you continue to see new growth and development. 00:40:22.940 --> 00:40:25.640 So, you know, I mentioned ADUs as one of those, 00:40:25.640 --> 00:40:28.120 home occupations, another one of those. 00:40:28.120 --> 00:40:30.920 A lot of standards for those uses that are important, 00:40:30.920 --> 00:40:34.040 and I urge you to read through those. 00:40:34.040 --> 00:40:38.960 So that's really it, that was a lot to cover 00:40:38.960 --> 00:40:41.200 on just those two important sub-chapters, 00:40:41.200 --> 00:40:42.840 but do you have any questions 00:40:42.840 --> 00:40:45.600 before we move into the quality standards? 00:40:45.600 --> 00:40:49.480 - Commissioner Ellis. 00:40:49.480 --> 00:40:50.300 - Thank you, Chair. 00:40:50.300 --> 00:40:52.720 Tarik, real quick, when talking about PDs, 00:40:52.720 --> 00:40:55.040 we're also calling any developments 00:40:55.040 --> 00:40:59.280 that have zoning restrictions on them PDs, is that correct? 00:41:00.720 --> 00:41:01.920 - No. 00:41:01.920 --> 00:41:02.840 - What are we calling those? 00:41:02.840 --> 00:41:06.120 - Well, today you're calling those PDs. 00:41:06.120 --> 00:41:09.360 So, Ron, I don't know if-- 00:41:09.360 --> 00:41:10.180 - Did we change that? 00:41:10.180 --> 00:41:11.020 Okay. 00:41:11.020 --> 00:41:13.200 - Yeah, we're creating a new district 00:41:13.200 --> 00:41:15.320 called planned developments. 00:41:15.320 --> 00:41:18.800 So when you are negotiating developments for those, 00:41:18.800 --> 00:41:22.400 that will be a planned development district 00:41:22.400 --> 00:41:25.640 with its own set of standards in addition to, 00:41:25.640 --> 00:41:27.880 and things that are left out of that district 00:41:27.880 --> 00:41:30.840 will be covered by the remaining standards in the DDC. 00:41:30.840 --> 00:41:36.240 I think you're referring to some of these conditional 00:41:36.240 --> 00:41:38.520 re-zonings that have been adopted, 00:41:38.520 --> 00:41:39.920 and when you look at your zoning map, 00:41:39.920 --> 00:41:44.080 there are 79 or 80 of those bubbles on there, 00:41:44.080 --> 00:41:45.480 things that were agreed to. 00:41:45.480 --> 00:41:48.760 And you actually call those overlays, I believe, today. 00:41:48.760 --> 00:41:49.600 - Correct. 00:41:49.600 --> 00:41:51.040 - And so they won't be carried forward on the map 00:41:51.040 --> 00:41:55.480 as an overlay, but I'm not sure what you're calling them 00:41:55.480 --> 00:41:56.680 on the new zoning map. 00:41:58.720 --> 00:42:03.600 - We're actually looking at each one individually. 00:42:03.600 --> 00:42:05.160 As some of the standards change, 00:42:05.160 --> 00:42:07.960 they actually may just be in compliance. 00:42:07.960 --> 00:42:11.760 Some may ultimately get assigned a PD 00:42:11.760 --> 00:42:14.440 as a result of the variety of conditions. 00:42:14.440 --> 00:42:16.600 - I thought that was our discussion, 00:42:16.600 --> 00:42:20.400 which it is confusing, 'cause they don't sound like PDs, 00:42:20.400 --> 00:42:23.360 but I know we've kind of been around the board on those. 00:42:23.360 --> 00:42:25.920 - Commissioner Beck. 00:42:25.920 --> 00:42:26.740 - Thank you, Chair. 00:42:26.740 --> 00:42:30.280 I remember right, the overlays were essentially going away, 00:42:30.280 --> 00:42:34.960 so we, I guess, except for the ones that are already there. 00:42:34.960 --> 00:42:39.720 Right, Fry Street, and one or two others. 00:42:39.720 --> 00:42:43.280 But in the past, we've had these communities 00:42:43.280 --> 00:42:46.600 where people complained, like an NR6 was too dense, 00:42:46.600 --> 00:42:49.000 so we had an overlay where it essentially 00:42:49.000 --> 00:42:51.400 amounted to an NR4, so if we do that now, 00:42:51.400 --> 00:42:53.480 then you're saying it's gonna be a PD, 00:42:53.480 --> 00:42:56.160 we won't call them an overlay condition. 00:42:56.740 --> 00:42:58.980 (laughing) 00:42:58.980 --> 00:43:04.040 - They could very well come in as a PD. 00:43:04.040 --> 00:43:07.640 But part of the issue has been having 80 00:43:07.640 --> 00:43:10.880 different overlay districts and just managing them 00:43:10.880 --> 00:43:14.960 and making sure that they're properly accounted for 00:43:14.960 --> 00:43:19.960 within just our, the system for reviewing permits, 00:43:19.960 --> 00:43:22.080 making sure we capture all of that. 00:43:22.080 --> 00:43:24.480 And so if there's another way to do that, 00:43:24.480 --> 00:43:27.360 whether it be through a PD or some other mechanism, 00:43:27.360 --> 00:43:30.480 but really trying to get away from these mixed use, 00:43:30.480 --> 00:43:31.760 neighborhood mixed use overlays 00:43:31.760 --> 00:43:33.800 that the current code has in place. 00:43:33.800 --> 00:43:37.580 - Well, and we have conflated the terms. 00:43:37.580 --> 00:43:39.400 We haven't, but over the years, 00:43:39.400 --> 00:43:41.240 the terms have been conflated. 00:43:41.240 --> 00:43:45.500 An overlay district, things like the West Oak 00:43:45.500 --> 00:43:47.840 and Fry Street and Unicorn Lake, 00:43:47.840 --> 00:43:50.680 those are true geographic areas 00:43:50.680 --> 00:43:52.960 beyond just one particular property. 00:43:52.960 --> 00:43:55.360 Let's say the character here is different. 00:43:55.360 --> 00:43:59.000 Therefore, regardless of the underlying zoning district, 00:43:59.000 --> 00:44:00.120 there's additional standards 00:44:00.120 --> 00:44:02.280 that are important to this area. 00:44:02.280 --> 00:44:04.600 What you have also labeled as overlays, 00:44:04.600 --> 00:44:07.060 those 80 or so overlays, 00:44:07.060 --> 00:44:09.980 I think are more conditional rezonings, 00:44:09.980 --> 00:44:13.980 where you have said the underlying zoning works almost, 00:44:13.980 --> 00:44:16.920 but let's give it a slightly different standard. 00:44:16.920 --> 00:44:20.680 But they have been done on a very spot basis. 00:44:20.680 --> 00:44:23.760 And so we would urge you in the future 00:44:23.760 --> 00:44:28.440 to not use that tool as often as has been used in the past, 00:44:28.440 --> 00:44:32.480 and that with the new standards in the DDC, 00:44:32.480 --> 00:44:35.200 and with the new lineup of zoning districts, 00:44:35.200 --> 00:44:37.220 that shouldn't really be an issue, 00:44:37.220 --> 00:44:38.680 because you have more options 00:44:38.680 --> 00:44:42.120 to choose for appropriate rezonings of properties. 00:44:42.120 --> 00:44:44.680 - Hopefully. 00:44:44.680 --> 00:44:47.200 - Okay, thank you. 00:44:47.200 --> 00:44:48.200 Any other questions? 00:44:50.600 --> 00:44:51.440 Okay. 00:44:51.440 --> 00:44:58.440 - Just real quick. 00:44:58.440 --> 00:45:00.700 Just wanted to add to that last conversation. 00:45:00.700 --> 00:45:07.480 We've got about 35, 30, or 40 of these conditioned zonings. 00:45:07.480 --> 00:45:09.520 And as Tarek mentioned, 00:45:09.520 --> 00:45:11.120 we don't wanna see that moving forward, 00:45:11.120 --> 00:45:12.440 but we do have existing ones. 00:45:12.440 --> 00:45:14.680 So we're gonna keep those. 00:45:14.680 --> 00:45:17.280 Initially, we thought about making them PDs. 00:45:17.280 --> 00:45:18.920 Now with the discussion. 00:45:18.920 --> 00:45:20.680 But that's still yet to be determined, 00:45:20.680 --> 00:45:23.540 because they're really not PDs, you know. 00:45:23.540 --> 00:45:26.040 They're just one-off zoning districts. 00:45:26.040 --> 00:45:31.040 So Tarek has asked that we look at those conditioned zonings 00:45:31.040 --> 00:45:35.320 and see where we can make them true straight zoning. 00:45:35.320 --> 00:45:38.080 Or if we can't, then we're gonna have to identify them 00:45:38.080 --> 00:45:41.560 as such, as a conditioned zoning, and move that forward. 00:45:41.560 --> 00:45:42.840 But truly, it's not a PD. 00:45:42.840 --> 00:45:47.040 And we don't wanna see those types move forward 00:45:47.040 --> 00:45:48.000 as PDs in the future, 00:45:48.000 --> 00:45:52.240 because PDs are a little bit more larger in scope, 00:45:52.240 --> 00:45:53.840 not necessarily size, but more scope. 00:45:53.840 --> 00:45:58.240 And what we're talking about is just identifying 00:45:58.240 --> 00:46:00.200 just one use for that one property. 00:46:00.200 --> 00:46:03.080 And that's more of a conditioned zoning, 00:46:03.080 --> 00:46:04.480 or a zoning condition, so. 00:46:04.480 --> 00:46:08.680 - Commissioner Beck. 00:46:08.680 --> 00:46:09.500 - Thank you, Chair. 00:46:09.500 --> 00:46:12.500 So we're gonna get away from that small little tweak. 00:46:12.500 --> 00:46:17.400 - We're gonna, as Tarek mentioned-- 00:46:17.400 --> 00:46:18.400 - The developer can't come in 00:46:18.400 --> 00:46:21.660 and meet the new zoning requirements. 00:46:21.660 --> 00:46:22.500 - Right. 00:46:22.500 --> 00:46:24.720 And then we're gonna, we've got those provisions, 00:46:24.720 --> 00:46:26.880 the new zone, the lineup of zoning districts. 00:46:26.880 --> 00:46:28.920 Hopefully we'll address some of those ones 00:46:28.920 --> 00:46:32.440 that we've seen recently, or some flexible, 00:46:32.440 --> 00:46:36.800 as far as design standards, where we can maybe use those. 00:46:36.800 --> 00:46:40.400 There's a whole different set of design standards 00:46:40.400 --> 00:46:41.880 that hopefully we wouldn't need 00:46:41.880 --> 00:46:43.800 to go through that exercise. 00:46:43.800 --> 00:46:46.600 - Okay, you're saying we shouldn't need it, or? 00:46:46.600 --> 00:46:48.560 - We shouldn't need it with the-- 00:46:48.560 --> 00:46:51.680 - But it's not like it's not gonna be out there 00:46:51.680 --> 00:46:53.160 that we're gonna have to deal with. 00:46:53.160 --> 00:46:55.320 - We still have to deal with it, yeah, one way or the other, 00:46:55.320 --> 00:46:59.320 and we'd rather not move forward with it as PDs. 00:46:59.320 --> 00:47:01.400 - I'm okay with, yeah, getting rid of it, too. 00:47:01.400 --> 00:47:05.360 I'm just saying, you know, if it's still wiggle room for it, 00:47:05.360 --> 00:47:06.440 we're gonna have to deal with it. 00:47:06.440 --> 00:47:07.280 - Right. 00:47:07.280 --> 00:47:08.100 - Okay, thanks. 00:47:08.100 --> 00:47:09.320 - I think Richard would like to add something. 00:47:09.320 --> 00:47:10.600 - Yeah, one thing to note, too, 00:47:10.600 --> 00:47:12.400 a lot of these conditions that were placed 00:47:12.400 --> 00:47:15.840 as part of these overlays had to do with density, 00:47:15.840 --> 00:47:20.520 which is now no longer a factor, if you will, 00:47:20.520 --> 00:47:23.680 or requiring a minimum lot size to be a certain, 00:47:23.680 --> 00:47:27.280 you know, above 5,000 or whatever it is, and a lot width. 00:47:27.280 --> 00:47:31.280 And so right now, we don't have that exemption 00:47:31.280 --> 00:47:34.360 if you're two acres or greater, so I think a lot of this, 00:47:34.360 --> 00:47:37.360 I don't think it will be required, I mean, never say never, 00:47:37.360 --> 00:47:41.200 but I think as we've changed the code, this new code, 00:47:41.200 --> 00:47:43.040 I don't think it will really lend itself 00:47:43.040 --> 00:47:46.280 to having to have to do that in those circumstances. 00:47:46.280 --> 00:47:53.900 - All right, Jim Spong with Clearing Associates. 00:47:53.900 --> 00:47:57.560 Good afternoon, Planning Commission. 00:47:57.560 --> 00:47:59.640 Now we get to talk about development standards. 00:47:59.640 --> 00:48:01.800 So Tariq and Matt have talked about the procedures, 00:48:01.800 --> 00:48:04.960 the administration, the districts, and the uses. 00:48:04.960 --> 00:48:08.460 This piece of the DDC really gets into the details 00:48:08.460 --> 00:48:10.160 of quality of development. 00:48:10.160 --> 00:48:12.220 What do I actually have to do on the site? 00:48:13.160 --> 00:48:16.200 Landscaping, parking, ESAs, all that kind of stuff. 00:48:16.200 --> 00:48:18.240 So we're gonna walk through some key changes. 00:48:18.240 --> 00:48:20.040 I have a few examples that we're gonna, 00:48:20.040 --> 00:48:22.360 that I'm gonna share as well. 00:48:22.360 --> 00:48:24.520 Just to reiterate, we've reorganized the content, 00:48:24.520 --> 00:48:26.760 so we've consolidated all the development standards 00:48:26.760 --> 00:48:29.360 into one place, as Matt mentioned earlier. 00:48:29.360 --> 00:48:31.200 Right now, these standards are scattered 00:48:31.200 --> 00:48:33.760 throughout the code, and they're difficult to identify 00:48:33.760 --> 00:48:35.080 if you're trying to search for something, 00:48:35.080 --> 00:48:37.000 so we put them all into one place 00:48:37.000 --> 00:48:41.000 to help it to be more user-friendly. 00:48:41.000 --> 00:48:43.360 We've relocated technical and design criteria 00:48:43.360 --> 00:48:46.220 to criteria manuals outside the DDC, 00:48:46.220 --> 00:48:48.240 and I know that the council and the staff 00:48:48.240 --> 00:48:50.760 have been working on updating those manuals 00:48:50.760 --> 00:48:52.680 over the past few years, and those will continue 00:48:52.680 --> 00:48:54.080 to be updated in the future. 00:48:54.080 --> 00:48:57.240 So a lot of the technical information 00:48:57.240 --> 00:49:01.360 that's not really necessary in the DDC has been moved out. 00:49:01.360 --> 00:49:03.840 Examples of that is pipe sizing, 00:49:03.840 --> 00:49:05.800 or how thick does the asphalt have to be. 00:49:05.800 --> 00:49:10.320 Zoning doesn't care, they just wanna have a paved area. 00:49:10.320 --> 00:49:12.160 The engineering can review those standards 00:49:12.160 --> 00:49:14.760 based on the criteria manuals at the site plan phase. 00:49:14.760 --> 00:49:19.680 The next bullet touches on one of the primary goals 00:49:19.680 --> 00:49:21.720 that Matt mentioned at the beginning. 00:49:21.720 --> 00:49:22.560 - Chris or Beck? 00:49:22.560 --> 00:49:23.880 - Yes. - Sure, I'm sorry. 00:49:23.880 --> 00:49:28.320 Will the new DDC just mention that then? 00:49:28.320 --> 00:49:31.440 I mean, this technical criteria won't be there, 00:49:31.440 --> 00:49:33.960 but will it be in the new DDC? 00:49:33.960 --> 00:49:36.080 Dealing with pipes, refer to? 00:49:36.080 --> 00:49:36.920 - Yes. 00:49:36.920 --> 00:49:38.480 - Or will it just not say anything at all? 00:49:38.480 --> 00:49:40.600 - Yes, it will refer to those criteria manuals 00:49:40.600 --> 00:49:42.800 where the references are necessary. 00:49:42.800 --> 00:49:46.000 So it will say all drainage facilities have to comply 00:49:46.000 --> 00:49:48.600 with the criteria manuals and the following, 00:49:48.600 --> 00:49:50.720 and it will list specific things in there. 00:49:50.720 --> 00:49:52.600 So references will be provided. 00:49:52.600 --> 00:49:53.420 - Okay. 00:49:53.420 --> 00:49:57.120 - Again, one of the primary goals of this update 00:49:57.120 --> 00:49:58.920 was to tailor the development standards 00:49:58.920 --> 00:50:00.720 to the different contexts in Denton, 00:50:00.720 --> 00:50:02.480 and that's something that we've done, 00:50:02.480 --> 00:50:04.400 is we moved away from the one size fits all, 00:50:04.400 --> 00:50:07.800 and I'll share a few examples of that in a couple of slides. 00:50:07.800 --> 00:50:09.640 Next, we've increased flexibility 00:50:09.640 --> 00:50:12.960 by providing options and menu-based standards, 00:50:12.960 --> 00:50:15.320 and we'll show a few examples of that. 00:50:15.320 --> 00:50:19.360 Again, we understand that no one site is the same, 00:50:19.360 --> 00:50:21.520 and it's important to have flexibility 00:50:21.520 --> 00:50:24.040 and really common sense and reasoning to say, 00:50:24.040 --> 00:50:26.200 this site is different than the next one. 00:50:26.200 --> 00:50:28.720 How can I still comply with the standards, 00:50:28.720 --> 00:50:32.640 but achieve the desired result that the city wants? 00:50:32.640 --> 00:50:33.480 And then lastly, 00:50:33.480 --> 00:50:35.720 improved neighborhood compatibility standards. 00:50:35.720 --> 00:50:40.040 Again, we'll talk about this in a couple of slides. 00:50:40.040 --> 00:50:42.480 So one really important element of the code 00:50:42.480 --> 00:50:45.600 is the applicability standards for development, 00:50:45.600 --> 00:50:48.440 and right now you can see this is a screenshot 00:50:48.440 --> 00:50:49.600 of the current code. 00:50:49.600 --> 00:50:53.200 It's called the expansion applicability table. 00:50:53.200 --> 00:50:56.280 It essentially summarizes based on the activity 00:50:56.280 --> 00:50:58.920 that you're doing on the left-hand side here, 00:50:58.920 --> 00:51:01.160 that will trigger you to make improvements 00:51:01.160 --> 00:51:03.760 to specific elements of the site. 00:51:03.760 --> 00:51:05.880 So here you can see if you're expanding 00:51:05.880 --> 00:51:08.240 a multi-family project by 10% 00:51:08.240 --> 00:51:11.000 or the number of units goes up by 10, 00:51:11.000 --> 00:51:12.600 that requires a site plan, 00:51:12.600 --> 00:51:14.600 that requires a traffic impact analysis 00:51:14.600 --> 00:51:16.060 based on the total trips. 00:51:16.060 --> 00:51:20.080 Landscaping, yes, you're required to do landscaping 00:51:20.080 --> 00:51:24.360 for the disturbed areas, et cetera. 00:51:24.360 --> 00:51:28.040 And we've taken this table and taken it 00:51:28.040 --> 00:51:30.260 about 10 steps further, saying, 00:51:31.360 --> 00:51:33.800 this is an important element of the code, 00:51:33.800 --> 00:51:36.120 but right now it's not very comprehensive 00:51:36.120 --> 00:51:38.880 in that it just addresses traffic impact analysis. 00:51:38.880 --> 00:51:41.680 It doesn't address access and circulation. 00:51:41.680 --> 00:51:44.480 Does this mean I have to do pedestrian pathways? 00:51:44.480 --> 00:51:46.400 Does this mean I have to relocate my driveways 00:51:46.400 --> 00:51:48.440 to comply with the new standards? 00:51:48.440 --> 00:51:52.800 So this new draft will address those things, 00:51:52.800 --> 00:51:56.080 and we've divided it up into a few different tiers. 00:51:56.080 --> 00:51:57.880 So what activities will trigger compliance 00:51:57.880 --> 00:52:00.160 with this new code, especially redevelopment? 00:52:00.160 --> 00:52:02.840 Any new development has to comply with the standards. 00:52:02.840 --> 00:52:04.160 That's just the way it is. 00:52:04.160 --> 00:52:06.720 It's new, it hasn't been developed before. 00:52:06.720 --> 00:52:08.320 This is the rule book. 00:52:08.320 --> 00:52:10.480 Redevelopment is where it gets a little bit trickier. 00:52:10.480 --> 00:52:13.620 I have a site, I wanna put an addition on my building. 00:52:13.620 --> 00:52:14.520 What do I have to do? 00:52:14.520 --> 00:52:16.180 Do I have to redo my entire parking? 00:52:16.180 --> 00:52:19.380 Do I have to upgrade all the landscaping on the property? 00:52:19.380 --> 00:52:22.940 The tier one thresholds help establish 00:52:22.940 --> 00:52:24.600 what you do and don't have to do, 00:52:24.600 --> 00:52:27.000 and I'll show another table that summarizes that. 00:52:27.000 --> 00:52:29.400 The first one there is if you're increasing 00:52:29.400 --> 00:52:32.280 the gross floor area of an existing structure 00:52:32.280 --> 00:52:37.280 by the greater of 1,000 square feet or between 25 and 50%, 00:52:37.280 --> 00:52:41.740 that will trigger the tier one improvements and so on. 00:52:41.740 --> 00:52:43.720 Tier two is if you're doing more 00:52:43.720 --> 00:52:45.240 than what the tier one requires. 00:52:45.240 --> 00:52:50.160 So here, if you're between 25 and 50%, do you have tier one? 00:52:50.160 --> 00:52:52.200 If you're putting an addition on the building 00:52:52.200 --> 00:52:55.800 that's 60% larger than the existing building, 00:52:55.800 --> 00:52:57.160 that puts you into the tier two, 00:52:57.160 --> 00:53:00.240 which will trigger more improvements required on the site. 00:53:00.240 --> 00:53:02.880 And this table helps to summarize that. 00:53:02.880 --> 00:53:04.000 So here on the left-hand side 00:53:04.000 --> 00:53:05.800 are all the development standards sections 00:53:05.800 --> 00:53:07.600 in sub-chapter six. 00:53:07.600 --> 00:53:10.320 On the right, you see different columns for new development. 00:53:10.320 --> 00:53:12.080 A check mark means that the entire site 00:53:12.080 --> 00:53:14.920 has to comply with all of the standards in that section. 00:53:14.920 --> 00:53:17.000 A diamond means that the disturbed areas 00:53:17.000 --> 00:53:19.500 have to comply with the standards in that section. 00:53:19.500 --> 00:53:22.560 So here you can see, 00:53:22.560 --> 00:53:25.320 depending on how big of a project you're doing, 00:53:25.320 --> 00:53:28.640 you may only have to improve the areas that you're touching. 00:53:28.640 --> 00:53:31.160 If you're doing a big project, 00:53:31.160 --> 00:53:33.520 then you have to bring the entire site into compliance. 00:53:33.520 --> 00:53:36.760 And this is still in discussion, 00:53:36.760 --> 00:53:39.840 so this table isn't final, or the thresholds, 00:53:39.840 --> 00:53:43.480 but this new framework will help the city, the staff, 00:53:43.480 --> 00:53:45.920 the development community really understand 00:53:45.920 --> 00:53:47.280 if I'm gonna do this, 00:53:47.280 --> 00:53:49.680 I know that all these things 00:53:49.680 --> 00:53:51.440 have to be brought into compliance. 00:53:51.440 --> 00:53:54.120 It's a really simple way to help communicate that message. 00:53:54.120 --> 00:53:58.480 So you'll see this in the new draft. 00:53:58.480 --> 00:54:03.320 A few other bullets for development standards. 00:54:03.320 --> 00:54:06.840 There's a new landscaping and tree canopy standards 00:54:06.840 --> 00:54:09.560 that I'm sure you've seen and will see again. 00:54:09.560 --> 00:54:11.600 Those will be folded into this new draft. 00:54:11.600 --> 00:54:13.640 Those have largely been prepared by staff, 00:54:13.640 --> 00:54:14.880 so we'll fold those in. 00:54:14.880 --> 00:54:18.040 New requirements for walls and fencing. 00:54:18.040 --> 00:54:20.800 This was a topic that the DCRC has spent 00:54:20.800 --> 00:54:22.960 several hours discussing, 00:54:22.960 --> 00:54:25.720 related to chain link fencing and where it's appropriate, 00:54:25.720 --> 00:54:27.880 the heights of fences, things like that. 00:54:27.880 --> 00:54:30.320 We folded those updates into this draft, 00:54:30.320 --> 00:54:33.960 and then finally the revised parking minimums and maximums. 00:54:33.960 --> 00:54:36.360 This is something that we had talked about before, 00:54:36.360 --> 00:54:38.520 and this is part of the flexibility in the code. 00:54:38.520 --> 00:54:41.280 Right now the minimums and the maximums are the same. 00:54:41.280 --> 00:54:44.840 We've adjusted that to, we adjusted the minimums, 00:54:44.840 --> 00:54:49.720 and then adjusted the maximum to be 125% of the minimum. 00:54:49.720 --> 00:54:51.280 So there's a little bit more flexibility 00:54:51.280 --> 00:54:54.680 with how many parking stalls you're required to provide 00:54:54.680 --> 00:54:56.480 and that you can provide on a site. 00:54:56.480 --> 00:55:01.400 These are the new height transition standards. 00:55:01.400 --> 00:55:04.080 This is something that's new in this draft. 00:55:04.080 --> 00:55:07.520 The photo on the right is, we think is a bad example 00:55:07.520 --> 00:55:10.120 of a transition where you have a fairly large 00:55:10.120 --> 00:55:14.040 multi-family building next to a single story residence. 00:55:14.040 --> 00:55:18.520 I'm not sure if that owner was really ecstatic 00:55:18.520 --> 00:55:20.040 to have that huge building next to them, 00:55:20.040 --> 00:55:22.320 but that's something that we want to avoid. 00:55:22.320 --> 00:55:24.200 We have a lot of districts, 00:55:24.200 --> 00:55:27.640 and they all have very different dimensional standards. 00:55:27.640 --> 00:55:29.920 So we want to ensure that when development is next 00:55:29.920 --> 00:55:33.200 to a single family or a residential zone, 00:55:33.200 --> 00:55:35.520 that the development next to it is compatible. 00:55:35.520 --> 00:55:38.240 And here based on this graphic you can see, 00:55:38.240 --> 00:55:41.880 if a development is within 50 feet 00:55:41.880 --> 00:55:44.880 of a residential district, then the height 00:55:44.880 --> 00:55:48.160 in that first 50 feet cannot exceed the maximum height 00:55:48.160 --> 00:55:50.680 of the district that it's next to. 00:55:50.680 --> 00:55:54.040 If you're between 50 and 100 feet of a residential district, 00:55:54.040 --> 00:55:57.920 that height can go up another 15 feet or one story, 00:55:57.920 --> 00:56:01.000 and then beyond that it can go to the height 00:56:01.000 --> 00:56:03.880 that's allowed in the district that's developing. 00:56:03.880 --> 00:56:05.200 So this is an improvement, we think, 00:56:05.200 --> 00:56:06.480 to the current standards. 00:56:06.480 --> 00:56:10.120 Next are the buffering standards. 00:56:10.120 --> 00:56:14.800 This is also a compatibility issue. 00:56:14.800 --> 00:56:15.800 Here you see two tables. 00:56:15.800 --> 00:56:19.120 The table on the left describes if you're developing 00:56:19.120 --> 00:56:21.480 a land use next to something else, 00:56:21.480 --> 00:56:23.680 what kind of buffer am I required to have? 00:56:23.680 --> 00:56:27.560 And here you can see if you're developing a commercial use 00:56:27.560 --> 00:56:31.080 next to a single family detached or duplex, 00:56:31.080 --> 00:56:34.120 you need to achieve a minimum of 30 points, 00:56:34.120 --> 00:56:36.520 and it has to be a minimum width of 15 feet. 00:56:36.520 --> 00:56:38.120 And the table on the right explains 00:56:38.120 --> 00:56:39.920 how you can achieve those points. 00:56:39.920 --> 00:56:42.840 And this is again a menu-based option 00:56:42.840 --> 00:56:44.440 to provide flexibility and options 00:56:44.440 --> 00:56:46.560 for the development community to say, 00:56:46.560 --> 00:56:49.040 okay, I can either install an opaque wall 00:56:49.040 --> 00:56:51.680 that's six feet high, or I can do a bunch of landscaping 00:56:51.680 --> 00:56:55.080 and have a big buffer, but it's not a one-size-fits-all, 00:56:55.080 --> 00:56:56.520 and it provides some flexibility 00:56:56.520 --> 00:56:59.800 for different site conditions and infill opportunities. 00:56:59.800 --> 00:57:02.760 - Commissioner Beck. 00:57:02.760 --> 00:57:03.760 - Thank you, Chair. 00:57:03.760 --> 00:57:07.080 Jim, explain it, 'cause I think we've been over this before. 00:57:07.080 --> 00:57:10.080 I think Commissioner Rozelle even brought it up, 00:57:10.080 --> 00:57:14.840 the difference between what's required at the end 00:57:14.840 --> 00:57:16.440 of single family with industrial, 00:57:16.440 --> 00:57:19.720 then you come over here under single family and industrial, 00:57:19.720 --> 00:57:22.600 and you've gone from a minimum of 10 points to 50 points. 00:57:22.600 --> 00:57:27.600 So could you explain again why there's that difference? 00:57:27.600 --> 00:57:30.440 Obviously, if I remember right, 00:57:30.440 --> 00:57:34.640 it's because if a single family residential moves, 00:57:34.640 --> 00:57:38.520 the industrial facility is already there, 00:57:38.520 --> 00:57:40.200 and a guy decides to build to it, 00:57:40.200 --> 00:57:43.400 he could build up to, he only needs 10 points. 00:57:43.400 --> 00:57:46.000 But if the reverse happens, 00:57:46.000 --> 00:57:49.840 if an industrial area comes in close to a residential area, 00:57:49.840 --> 00:57:53.360 then that's why the enlargement. 00:57:53.360 --> 00:57:56.160 - So this approach is very much specific 00:57:56.160 --> 00:57:57.480 to the developing use. 00:57:57.480 --> 00:58:00.680 So who's coming in last, basically, 00:58:00.680 --> 00:58:03.160 and the level of buffer you need is dependent on that. 00:58:03.160 --> 00:58:05.760 So if a single family developer wants to develop 00:58:05.760 --> 00:58:08.920 next to an industrial site, they can provide 00:58:08.920 --> 00:58:10.320 as big a buffer as they want, 00:58:10.320 --> 00:58:11.640 but the city's gonna require them 00:58:11.640 --> 00:58:14.360 to provide a lesser buffer than if an industrial use 00:58:14.360 --> 00:58:16.480 came next to a residential land use, 00:58:16.480 --> 00:58:19.880 because that residential use is already established 00:58:19.880 --> 00:58:24.880 and people are there, whereas in the inverse of that, 00:58:24.880 --> 00:58:26.640 the residences are choosing to locate 00:58:26.640 --> 00:58:28.560 next to the industrial use, if that makes sense. 00:58:28.560 --> 00:58:30.760 So a lesser buffer would be required. 00:58:30.760 --> 00:58:31.880 - Thank you. 00:58:31.880 --> 00:58:32.720 - Sure. 00:58:36.760 --> 00:58:39.040 Any other questions on sub-chapter six 00:58:39.040 --> 00:58:40.360 before we move on to subdivisions? 00:58:40.360 --> 00:58:41.680 There's a lot of information in there. 00:58:41.680 --> 00:58:44.480 We just covered a few key topics, 00:58:44.480 --> 00:58:46.640 but when you get the draft, 00:58:46.640 --> 00:58:48.280 we encourage you to read the commentary, 00:58:48.280 --> 00:58:49.480 look at the footnotes. 00:58:49.480 --> 00:58:52.800 There's a lot more than what we covered 00:58:52.800 --> 00:58:55.400 in the five minutes there. 00:58:55.400 --> 00:58:57.880 So, okay. 00:58:57.880 --> 00:59:01.400 Sub-chapter seven is subdivisions, 00:59:01.400 --> 00:59:02.840 and we have a couple of slides here, 00:59:02.840 --> 00:59:04.520 and then we'll wrap it up. 00:59:04.520 --> 00:59:06.880 Matt has a couple of concluding remarks. 00:59:06.880 --> 00:59:09.480 So the big changes for subdivisions is, again, 00:59:09.480 --> 00:59:11.400 that we've relocated the procedures 00:59:11.400 --> 00:59:14.680 for subdivisions in the sub-chapter two. 00:59:14.680 --> 00:59:23.360 If, right now, the procedures for subdivisions 00:59:23.360 --> 00:59:24.920 are all in the subdivision section, 00:59:24.920 --> 00:59:27.040 and it makes it confusing to know, 00:59:27.040 --> 00:59:28.400 if I need to get a subdivision, 00:59:28.400 --> 00:59:29.560 who's the approval authority? 00:59:29.560 --> 00:59:31.040 What are they gonna be looking at? 00:59:31.040 --> 00:59:33.640 So we've relocated all of that information. 00:59:33.640 --> 00:59:35.920 Next, we've relocated the technical information 00:59:35.920 --> 00:59:37.160 to criteria manuals, again, 00:59:37.160 --> 00:59:39.160 like the development standards. 00:59:39.160 --> 00:59:42.000 This is the specific submittal requirements 00:59:42.000 --> 00:59:43.840 and things you need for plats. 00:59:43.840 --> 00:59:45.960 We've revised the flag lot standards, 00:59:45.960 --> 00:59:49.320 and specifically, we've specified 00:59:49.320 --> 00:59:52.240 how wide the flagpole portion of the lot has to be 00:59:52.240 --> 00:59:54.160 if you're providing utilities to the site. 00:59:54.160 --> 00:59:56.120 And based on how much utility 00:59:56.120 --> 00:59:57.800 is going through that flagpole portion, 00:59:57.800 --> 01:00:00.000 we'll determine how wide that area is. 01:00:00.000 --> 01:00:02.640 There's a new cluster subdivision tool, 01:00:02.640 --> 01:00:04.800 which we'll talk about on the next slide. 01:00:04.800 --> 01:00:07.920 We've revised the gated community standards in the DDC 01:00:07.920 --> 01:00:10.520 to require that it be done through a PUD 01:00:10.520 --> 01:00:13.600 and that it have an HOA and a few other standards 01:00:13.600 --> 01:00:15.880 that the staff has recommended. 01:00:15.880 --> 01:00:18.840 And then lastly, this is another important one, 01:00:18.840 --> 01:00:21.440 that civil construction plans are no longer required 01:00:21.440 --> 01:00:24.440 prior to the approval of a final plat. 01:00:24.440 --> 01:00:26.080 We thought that was very unusual, 01:00:26.080 --> 01:00:29.200 and staff had mentioned that that had been creating headaches. 01:00:29.200 --> 01:00:32.120 Essentially, right now, before a final plat can be approved, 01:00:32.120 --> 01:00:33.800 the developer has to provide 01:00:33.800 --> 01:00:38.640 specific detailed construction drawings for that site, 01:00:38.640 --> 01:00:42.600 which really slows down the process. 01:00:42.600 --> 01:00:44.400 It's a bit backwards to where you want 01:00:44.400 --> 01:00:46.200 your final plat approved, and at that point, 01:00:46.200 --> 01:00:48.360 you can invest the time, money, and resources 01:00:48.360 --> 01:00:51.120 into finalizing those plans 01:00:51.120 --> 01:00:53.800 and having engineered construction drawings. 01:00:53.800 --> 01:00:57.200 So this is just an illustration to help show 01:00:57.200 --> 01:00:58.560 what that cluster subdivision 01:00:58.560 --> 01:01:02.840 or the conservation subdivision tool is intended to do. 01:01:02.840 --> 01:01:06.400 Right now, it's drafted that the developer 01:01:06.400 --> 01:01:09.960 is able to set aside areas of the site 01:01:09.960 --> 01:01:12.480 that are either protected through environmental reasons 01:01:12.480 --> 01:01:15.400 or that can be dedicated for open space 01:01:15.400 --> 01:01:19.120 or some other benefit to the city. 01:01:19.120 --> 01:01:21.680 In exchange for that, the city will grant them 01:01:21.680 --> 01:01:23.720 the ability to create smaller lots 01:01:23.720 --> 01:01:25.440 and have smaller setbacks, 01:01:25.440 --> 01:01:28.360 regardless of the base zoning district that they're in. 01:01:28.360 --> 01:01:30.880 So this is a great tool to allow the developer 01:01:30.880 --> 01:01:33.560 to preserve, in perpetuity, 01:01:33.560 --> 01:01:35.760 a lot of the sensitive areas and lands 01:01:35.760 --> 01:01:40.760 without losing their ability to develop 01:01:40.760 --> 01:01:43.080 the same number of units that they would otherwise 01:01:43.080 --> 01:01:45.240 if those features didn't exist. 01:01:45.240 --> 01:01:49.320 So this is a new feature for Denton, 01:01:49.320 --> 01:01:50.800 and we think it's really valuable, 01:01:50.800 --> 01:01:53.920 and it's been a very emerging trend 01:01:53.920 --> 01:01:55.480 throughout the nation to do this, 01:01:55.480 --> 01:01:57.440 and this also achieves a lot of the goals 01:01:57.440 --> 01:02:01.000 in the comp plan of having more sustainable development, 01:02:01.000 --> 01:02:02.720 protecting those sensitive areas, 01:02:02.720 --> 01:02:04.720 and it's also fiscally more responsible 01:02:04.720 --> 01:02:06.920 because you can see there's much less roadway, 01:02:06.920 --> 01:02:10.200 infrastructure, utilities, things of that nature. 01:02:10.200 --> 01:02:14.320 So it's a give and a take. 01:02:14.320 --> 01:02:17.640 The developer is able to do more in exchange 01:02:17.640 --> 01:02:22.360 for preserving and/or dedicating those lands to the city. 01:02:22.360 --> 01:02:24.680 - A quick question on that. 01:02:24.680 --> 01:02:26.400 You met with the DCDA. 01:02:26.400 --> 01:02:30.200 Did they have any feedback on the economic value 01:02:30.200 --> 01:02:35.200 of the project in terms of what they could construct, 01:02:35.200 --> 01:02:39.200 or 'cause it seems like on the diagram to the right, 01:02:39.200 --> 01:02:43.720 single property would be valued more 01:02:43.720 --> 01:02:45.120 'cause the property owner would have more land 01:02:45.120 --> 01:02:49.520 and most likely build a bigger house versus the left. 01:02:49.520 --> 01:02:51.920 I understand the conservation of the 01:02:51.920 --> 01:02:54.120 environmentally sensitive areas and those things, 01:02:54.120 --> 01:02:59.000 but I don't know if the developers gave any feedback 01:02:59.000 --> 01:03:02.480 to the economics of those different types of developments. 01:03:02.480 --> 01:03:04.960 - Yeah, they didn't get into the specific economics of it, 01:03:04.960 --> 01:03:07.680 but I think that they in general liked the idea 01:03:07.680 --> 01:03:10.960 that right now, if all of those green areas were ESAs, 01:03:10.960 --> 01:03:12.960 they couldn't develop in them anyways, 01:03:12.960 --> 01:03:15.800 and if they still had to have a 20,000 square foot lot, 01:03:15.800 --> 01:03:19.360 well now they can have three lots instead of 12. 01:03:19.360 --> 01:03:22.280 So I think in that regard, the economics makes sense 01:03:22.280 --> 01:03:25.640 to say if you could only do three or 15, 01:03:25.640 --> 01:03:28.880 15 lots is obviously more valuable than three. 01:03:28.880 --> 01:03:31.520 They did raise some concerns about who would eventually 01:03:31.520 --> 01:03:36.440 manage and protect those areas and maintain those areas, 01:03:36.440 --> 01:03:38.920 whether that be through HOAs or other tools 01:03:38.920 --> 01:03:41.240 that are available in the DDC, 01:03:41.240 --> 01:03:43.680 and ultimately it would be up to the city attorney 01:03:43.680 --> 01:03:44.920 and what they felt comfortable with 01:03:44.920 --> 01:03:48.200 approving in those circumstances. 01:03:48.200 --> 01:03:51.240 So it's not a perfect solution, 01:03:51.240 --> 01:03:52.880 but I think it's more flexible and better 01:03:52.880 --> 01:03:56.880 than what's available now with them. 01:03:56.880 --> 01:03:58.240 - Thank you. - Sure. 01:03:58.240 --> 01:04:02.640 So the last slide here that I'll share 01:04:02.640 --> 01:04:04.960 is the definitions chapter, sub-chapter. 01:04:04.960 --> 01:04:08.160 We've introduced a lot of new definitions. 01:04:08.160 --> 01:04:10.960 We've revised existing definitions, 01:04:10.960 --> 01:04:13.360 and again, as Tarek mentioned, 01:04:13.360 --> 01:04:16.240 there's a lot of new use types in the DDC. 01:04:16.240 --> 01:04:19.680 All of those use types are now defined in the DDC. 01:04:19.680 --> 01:04:22.760 So take a look at the definitions as you review the draft, 01:04:22.760 --> 01:04:23.920 because they're important. 01:04:23.920 --> 01:04:28.240 It helps us to know exactly what term we're talking about. 01:04:28.240 --> 01:04:29.880 Everyone's on the same page. 01:04:29.880 --> 01:04:32.120 So take a look at that section. 01:04:32.120 --> 01:04:36.440 Next, I'll turn it back over to Matt and we'll finish up. 01:04:36.440 --> 01:04:38.360 Yeah. - Mr. Beck. 01:04:38.360 --> 01:04:39.800 - Thank you, Chair. 01:04:39.800 --> 01:04:41.920 I think you mentioned yesterday at city council 01:04:41.920 --> 01:04:44.360 that the cluster subdivision 01:04:44.360 --> 01:04:47.200 has to be at least five acres, is that right? 01:04:47.200 --> 01:04:48.040 - It does. 01:04:48.040 --> 01:04:50.240 I was drafted to say that this doesn't, 01:04:50.240 --> 01:04:51.920 it's not applicable to any land. 01:04:51.920 --> 01:04:53.160 You have to have at least five acres 01:04:53.160 --> 01:04:55.800 to qualify for that tool. 01:04:55.800 --> 01:04:59.400 And it would allow you to go down to a 2,500-square-foot lot. 01:04:59.400 --> 01:05:01.680 And all of those standards are outlined in the new draft. 01:05:01.680 --> 01:05:02.520 - Okay, thanks. 01:05:02.520 --> 01:05:10.360 - All right. 01:05:10.360 --> 01:05:13.800 That is it for the overview of the substance of the code. 01:05:13.800 --> 01:05:16.200 We just had a couple of final slides for you. 01:05:17.160 --> 01:05:18.680 First of all, this is just a reminder 01:05:18.680 --> 01:05:20.040 of the slide that you saw earlier. 01:05:20.040 --> 01:05:23.600 It is a vigorous schedule, as Scott said, to move forward, 01:05:23.600 --> 01:05:25.800 but I think it's doable because we have had 01:05:25.800 --> 01:05:28.680 a lot of good feedback throughout the last couple of years 01:05:28.680 --> 01:05:32.160 from the DCRC and from all of you and from the community. 01:05:32.160 --> 01:05:36.960 So be on the lookout for this code on the 15th on Friday. 01:05:36.960 --> 01:05:40.240 And be aware just that there is those work sessions scheduled 01:05:40.240 --> 01:05:43.040 and then the comments will be due at the end of the month. 01:05:43.040 --> 01:05:45.400 And then we'll move quickly into the adoption process. 01:05:45.400 --> 01:05:49.080 I wanted to wrap up this discussion of the calendar 01:05:49.080 --> 01:05:51.840 with a new slide and just emphasize a couple of things. 01:05:51.840 --> 01:05:55.040 First of all, the date that the code is adopted 01:05:55.040 --> 01:05:58.120 is not necessarily the date that the code is effective. 01:05:58.120 --> 01:06:00.840 And so that's a decision for the city still to make, 01:06:00.840 --> 01:06:03.440 but many communities have a lag time 01:06:03.440 --> 01:06:05.400 between the adoption and the effective date. 01:06:05.400 --> 01:06:07.800 Sometimes it's three months, sometimes it's six months. 01:06:07.800 --> 01:06:09.960 I've worked where it's been five days, 01:06:09.960 --> 01:06:12.600 and I've worked in a community where it's been over a year. 01:06:12.600 --> 01:06:14.440 So that's always different in every community. 01:06:14.440 --> 01:06:16.000 And I think three to six months 01:06:16.000 --> 01:06:18.160 is what Denton's been looking at so far. 01:06:18.160 --> 01:06:20.160 But that provides an opportunity 01:06:20.160 --> 01:06:22.880 just to help ensure effective implementation 01:06:22.880 --> 01:06:23.720 of the new code. 01:06:23.720 --> 01:06:25.560 And so I mentioned earlier 01:06:25.560 --> 01:06:28.880 that those separate repeal ordinances that are out there, 01:06:28.880 --> 01:06:31.520 that's where the staff is identifying 01:06:31.520 --> 01:06:34.160 a lot of other inconsistent provisions 01:06:34.160 --> 01:06:35.480 with the new code that have to be repealed. 01:06:35.480 --> 01:06:36.720 There's just a lot of mechanics 01:06:36.720 --> 01:06:38.520 in putting together those ordinances. 01:06:38.520 --> 01:06:39.600 That'll be done. 01:06:39.600 --> 01:06:40.760 Updates to the zoning map, 01:06:40.760 --> 01:06:42.880 finalization of the zoning map. 01:06:42.880 --> 01:06:44.800 Potentially also a testing period for the code 01:06:44.800 --> 01:06:47.880 where the staff is able to walk through some hypotheticals 01:06:47.880 --> 01:06:50.120 and just kind of understand better internally 01:06:50.120 --> 01:06:52.800 how the new code would play out to different sites. 01:06:52.800 --> 01:06:53.640 It's not on here, 01:06:53.640 --> 01:06:55.840 but also that's an educational opportunity. 01:06:55.840 --> 01:06:58.040 That's a time when you can have workshops 01:06:58.040 --> 01:07:01.120 for the development community, workshops for staff, 01:07:01.120 --> 01:07:02.280 workshops for the neighborhoods 01:07:02.280 --> 01:07:03.880 to just kind of explain the new code 01:07:03.880 --> 01:07:05.160 and kind of what's different. 01:07:05.160 --> 01:07:07.280 So that's a really important period, 01:07:07.280 --> 01:07:10.920 that immediate period after the adoption of the code. 01:07:11.880 --> 01:07:13.120 - Now the second half of this slide 01:07:13.120 --> 01:07:15.600 talks about after the effective date. 01:07:15.600 --> 01:07:16.600 - Christian Ellis. 01:07:16.600 --> 01:07:17.440 - Thank you, Chair. 01:07:17.440 --> 01:07:20.760 Matt, is there a timeframe that you have seen 01:07:20.760 --> 01:07:21.920 works better than another? 01:07:21.920 --> 01:07:24.240 - I think six months, given the volume of things 01:07:24.240 --> 01:07:27.880 that you still need to do, is reasonable for Denton. 01:07:27.880 --> 01:07:30.360 Tarek also mentioned the razor ranch overlay, 01:07:30.360 --> 01:07:32.200 finalizing that appendix. 01:07:32.200 --> 01:07:34.840 I don't think you want to rush that stuff necessarily, 01:07:34.840 --> 01:07:36.880 so I think six months makes a lot of sense. 01:07:36.880 --> 01:07:39.280 - Christian Pernetta. 01:07:39.280 --> 01:07:40.480 - So you might get to this in a second. 01:07:40.480 --> 01:07:42.480 So when we're talking about the adoption date 01:07:42.480 --> 01:07:44.320 and the effective date, 01:07:44.320 --> 01:07:48.960 for things that are in the pipeline between those dates, 01:07:48.960 --> 01:07:51.440 say we haven't gotten to final planning 01:07:51.440 --> 01:07:54.960 or we haven't gotten to basically anything to vote on yet, 01:07:54.960 --> 01:08:01.080 would they be subject to the new dates 01:08:01.080 --> 01:08:04.600 or basically would they, by virtue of the fact 01:08:04.600 --> 01:08:07.920 that they had begun the process before it went into effect, 01:08:07.920 --> 01:08:09.840 be grandfathered in by the old standards? 01:08:09.840 --> 01:08:10.880 - Great question. 01:08:10.880 --> 01:08:13.640 The general rule in almost all the codes we draft 01:08:13.640 --> 01:08:16.120 is that you are subject to the rules that are in place 01:08:16.120 --> 01:08:18.040 when you file a complete application. 01:08:18.040 --> 01:08:22.000 That's all gonna be laid out in this code in subchapter one. 01:08:22.000 --> 01:08:23.440 I talked about the transition rules 01:08:23.440 --> 01:08:24.760 from the old code to the new code. 01:08:24.760 --> 01:08:26.360 That's where that's all laid out. 01:08:26.360 --> 01:08:28.040 There can be some nuances to that, 01:08:28.040 --> 01:08:29.960 and we'll talk about that with the city attorney's office, 01:08:29.960 --> 01:08:32.760 but generally, you play by the rules that are in place 01:08:32.760 --> 01:08:34.760 when you submit a complete application. 01:08:34.760 --> 01:08:38.040 Something I was gonna add. 01:08:38.040 --> 01:08:41.760 Oh, some communities give applicants the option 01:08:41.760 --> 01:08:45.880 of complying with the new code during that interim period 01:08:45.880 --> 01:08:48.040 between the adoption date and the effective date. 01:08:48.040 --> 01:08:50.360 Sometimes that's just in an applicant's best interest. 01:08:50.360 --> 01:08:52.360 They'd rather, they get a better deal. 01:08:52.360 --> 01:08:53.840 They've got more uses available, 01:08:53.840 --> 01:08:55.760 they've got more intensity that they could potentially do, 01:08:55.760 --> 01:08:58.760 and so some communities give applicants that option, 01:08:58.760 --> 01:09:00.160 and I don't think that's a bad idea. 01:09:00.160 --> 01:09:03.160 That helps accelerate implementation of the new code. 01:09:03.160 --> 01:09:06.320 What you don't wanna do is let someone double dip 01:09:06.320 --> 01:09:08.920 and have partly the old code and partly the new code, 01:09:08.920 --> 01:09:12.400 and so we'll still need to talk with the staff 01:09:12.400 --> 01:09:13.720 and officials about that. 01:09:13.720 --> 01:09:15.200 Scott has something to say about that. 01:09:15.200 --> 01:09:17.920 - I always have something to say. 01:09:17.920 --> 01:09:19.840 The reality is that, and that, I think, 01:09:19.840 --> 01:09:20.920 is what our option is. 01:09:20.920 --> 01:09:22.240 I think that's what we're looking to do. 01:09:22.240 --> 01:09:24.360 We wanna provide enough grace period 01:09:24.360 --> 01:09:27.160 that we can make certain that we have repealed everything 01:09:27.160 --> 01:09:30.760 that's necessary, that we have a good functional document, 01:09:30.760 --> 01:09:32.720 gives us an opportunity if we have to make any changes 01:09:32.720 --> 01:09:35.760 we can, but however, if we have an opportunity 01:09:35.760 --> 01:09:38.680 to also test or to use the code, 01:09:38.680 --> 01:09:40.680 we certainly wanna explore that option, 01:09:40.680 --> 01:09:43.600 so we don't think we're gonna have anything less than, 01:09:43.600 --> 01:09:46.240 so why wouldn't we go ahead and go down that road, so. 01:09:46.240 --> 01:09:50.200 - Thanks, Scott. - Thank you. 01:09:50.200 --> 01:09:51.240 - Commissioner Ellis. 01:09:51.240 --> 01:09:52.080 - Thank you, Chair. 01:09:52.080 --> 01:09:53.920 On that note, he said repeal. 01:09:53.920 --> 01:09:55.160 What is the process? 01:09:55.160 --> 01:09:56.920 I assume that's probably a Jerry question, 01:09:56.920 --> 01:09:59.200 but the repealing process. 01:09:59.200 --> 01:10:01.240 - Just adding a section to an ordinance 01:10:01.240 --> 01:10:05.960 that sections one through five are hereby repealed 01:10:05.960 --> 01:10:08.920 as of the effective date of this ordinance. 01:10:08.920 --> 01:10:10.640 It's a relatively simple thing, 01:10:10.640 --> 01:10:12.600 and one of the things we actually talked about 01:10:12.600 --> 01:10:16.120 is that a lot of the stuff that should have been repealed 01:10:16.120 --> 01:10:20.120 back in 2002 with the DDC wasn't, 01:10:20.120 --> 01:10:23.720 and there's really, nobody's using it anymore, 01:10:23.720 --> 01:10:28.400 and with those provisions, they should be repealed. 01:10:28.400 --> 01:10:29.240 They're confusing. 01:10:29.240 --> 01:10:32.360 I can't tell you how many times I've dealt with cases 01:10:32.360 --> 01:10:33.520 and I've had other attorneys say, 01:10:33.520 --> 01:10:36.560 okay, I've got your standards here for road construction. 01:10:36.560 --> 01:10:37.920 Well, yeah, no, you don't. 01:10:37.920 --> 01:10:41.120 You got the old ones, but I got it off Municode. 01:10:41.120 --> 01:10:42.840 Yeah, you did, I understand that, 01:10:42.840 --> 01:10:44.640 but it wasn't repealed. 01:10:44.640 --> 01:10:46.360 We're using these others instead. 01:10:46.360 --> 01:10:48.560 That's a tough situation to be in, 01:10:48.560 --> 01:10:51.920 and we'd like to be in a situation 01:10:51.920 --> 01:10:56.920 where we could actually repeal the ones that we can early on. 01:10:56.960 --> 01:10:59.480 The ones that are currently in use 01:10:59.480 --> 01:11:02.400 may be more of a transitional standard, 01:11:02.400 --> 01:11:03.640 like what we're talking about, 01:11:03.640 --> 01:11:06.080 where you use it up to a certain point 01:11:06.080 --> 01:11:08.840 and then the new one kicks in. 01:11:08.840 --> 01:11:13.200 So it's just a matter of setting out the timing 01:11:13.200 --> 01:11:14.740 in order to be compliant. 01:11:14.740 --> 01:11:18.240 As mentioned, kind of the standard rule, 01:11:18.240 --> 01:11:20.600 that typically applies to development standards. 01:11:20.600 --> 01:11:24.600 It typically isn't, your zoning decisions 01:11:24.600 --> 01:11:27.160 are not burdened by that requirement 01:11:27.160 --> 01:11:30.560 of continuing on with what you started with, 01:11:30.560 --> 01:11:35.560 but sometimes you have some realities of, 01:11:35.560 --> 01:11:38.680 if you're entitled on development standards, 01:11:38.680 --> 01:11:41.280 that can sometimes dictate whether 01:11:41.280 --> 01:11:43.720 a new zoning is feasible or not. 01:11:43.720 --> 01:11:47.000 So there's some difficult things to deal with, 01:11:47.000 --> 01:11:48.960 but the short answer to your question is, 01:11:48.960 --> 01:11:52.000 it's just a matter of putting an ordinance out. 01:11:52.000 --> 01:11:53.520 - Now, does it have to go hand in hand 01:11:53.520 --> 01:11:55.080 with the adoption date of this? 01:11:55.080 --> 01:11:56.400 - Not necessarily. 01:11:56.400 --> 01:12:00.320 Like I said, some of these things we could repeal earlier. 01:12:00.320 --> 01:12:05.720 I'll just give you what I consider to be a humorous example. 01:12:05.720 --> 01:12:08.240 We've got provision under the old code of ordinances 01:12:08.240 --> 01:12:12.400 that says that the permit to do construction 01:12:12.400 --> 01:12:14.820 in the street is $100, 01:12:14.820 --> 01:12:17.840 because it dates back to before 1966. 01:12:17.840 --> 01:12:22.840 And it just was never amended or changed or repealed. 01:12:24.320 --> 01:12:25.960 That's not what we're currently charging 01:12:25.960 --> 01:12:28.160 for a street construction permit. 01:12:28.160 --> 01:12:32.800 But it just really needs to go away. 01:12:32.800 --> 01:12:34.400 It has for a long time. 01:12:34.400 --> 01:12:38.800 And just getting over the inertia 01:12:38.800 --> 01:12:41.080 of getting that feedback together 01:12:41.080 --> 01:12:45.680 of what we can get rid of easily has taken a long time. 01:12:45.680 --> 01:12:48.440 But some of these other provisions, 01:12:48.440 --> 01:12:49.960 it's a little bit more difficult 01:12:49.960 --> 01:12:52.280 because they're currently in use by staff, 01:12:52.280 --> 01:12:54.720 made in construction, for example, 01:12:54.720 --> 01:12:59.000 provisions that really weren't carried forward 01:12:59.000 --> 01:13:01.240 in the DDC the same way. 01:13:01.240 --> 01:13:03.780 Staff has been using the old versions. 01:13:03.780 --> 01:13:08.780 So it's, I think we can make it happen. 01:13:08.780 --> 01:13:12.920 I think we can make it happen fairly painlessly. 01:13:12.920 --> 01:13:17.480 - Yes. 01:13:17.480 --> 01:13:19.160 - Commissioner Ellis, we've been working 01:13:19.160 --> 01:13:22.120 on the repeal portion of this for months 01:13:22.120 --> 01:13:25.520 since last fall, late summer, early fall. 01:13:25.520 --> 01:13:27.760 So we have a very comprehensive list of sections 01:13:27.760 --> 01:13:29.160 that we're going to repeal. 01:13:29.160 --> 01:13:30.620 We'll be coming back before you 01:13:30.620 --> 01:13:33.940 to kind of talk about this process and how that will go. 01:13:33.940 --> 01:13:38.680 Ultimately, we're looking to have the ordinance in place. 01:13:38.680 --> 01:13:40.460 So we certainly have the ordinance. 01:13:40.460 --> 01:13:41.680 And then we can make certain 01:13:41.680 --> 01:13:42.920 that we're repealing everything 01:13:42.920 --> 01:13:44.880 prior to that effective date. 01:13:50.720 --> 01:13:52.200 - I just wanted to finish the slide 01:13:52.200 --> 01:13:54.520 just to talk about after the effective date 01:13:54.520 --> 01:13:57.840 of the new code, where the DDC is a living document. 01:13:57.840 --> 01:14:00.160 I've said this enough that it's becoming a cliche 01:14:00.160 --> 01:14:01.000 in these presentations, 01:14:01.000 --> 01:14:03.220 but it really is intended to be something 01:14:03.220 --> 01:14:05.640 that you don't wait a full generation to update, 01:14:05.640 --> 01:14:08.460 but that you update on a regular basis moving forward 01:14:08.460 --> 01:14:10.080 in a thoughtful way. 01:14:10.080 --> 01:14:12.480 We strongly encourage all the communities where we work 01:14:12.480 --> 01:14:15.160 to track the effectiveness of the new code. 01:14:15.160 --> 01:14:16.560 And we'll work with the staff 01:14:16.560 --> 01:14:18.880 to think about the most effective ways to do that. 01:14:18.880 --> 01:14:21.720 But you need to be tracking applications that come in. 01:14:21.720 --> 01:14:23.980 You've got new thresholds for site plans. 01:14:23.980 --> 01:14:25.880 Think about, look at the ones that come in 01:14:25.880 --> 01:14:27.400 as major versus minor. 01:14:27.400 --> 01:14:29.920 Step back at a retreat in a year and say, 01:14:29.920 --> 01:14:32.760 are we comfortable that we set the line correctly 01:14:32.760 --> 01:14:34.560 between major and minor? 01:14:34.560 --> 01:14:36.700 Look at the variance requests that come in. 01:14:36.700 --> 01:14:38.940 That's a good indicator of something that's broken 01:14:38.940 --> 01:14:41.260 if you're getting consistent variance requests 01:14:41.260 --> 01:14:43.440 on the same part of the code. 01:14:43.440 --> 01:14:44.600 User-friendliness. 01:14:44.600 --> 01:14:47.360 Maybe you put a survey up for the public 01:14:47.360 --> 01:14:50.080 and say, the code's been in place for a year. 01:14:50.080 --> 01:14:53.920 Y'all have anything to say about the user-friendliness of it? 01:14:53.920 --> 01:14:55.800 Was it hard to find something? 01:14:55.800 --> 01:14:57.460 Does this provision need a definition? 01:14:57.460 --> 01:14:58.440 Does it need an illustration? 01:14:58.440 --> 01:15:00.000 Things like that. 01:15:00.000 --> 01:15:01.880 Then once you've got all that information 01:15:01.880 --> 01:15:04.080 and you've tracked that on a regular basis, 01:15:04.080 --> 01:15:06.080 many communities look at batch updates. 01:15:06.080 --> 01:15:09.120 So some communities will say twice a year, 01:15:09.120 --> 01:15:10.880 we'll look at edits to the DDC. 01:15:10.880 --> 01:15:12.000 We'll put them all in a basket. 01:15:12.000 --> 01:15:14.280 We're not gonna make our planning commission 01:15:14.280 --> 01:15:15.560 look at these every meeting, 01:15:15.560 --> 01:15:17.200 but twice a year we're gonna come back and say, 01:15:17.200 --> 01:15:18.840 these are the ones that have built up. 01:15:18.840 --> 01:15:21.080 And then you can look at them comprehensively 01:15:21.080 --> 01:15:22.760 and how they kind of interact with each other. 01:15:22.760 --> 01:15:24.800 That's not to say that you can't pass an amendment 01:15:24.800 --> 01:15:27.360 if some emergency situation comes up, obviously. 01:15:27.360 --> 01:15:29.040 But the ability to step back 01:15:29.040 --> 01:15:30.680 and just kind of look on a regular basis 01:15:30.680 --> 01:15:33.840 is a really good tool to ensure that this is kind of monitored 01:15:33.840 --> 01:15:36.360 and kind of done on a thoughtful basis. 01:15:36.360 --> 01:15:39.980 So that's our last words on this. 01:15:39.980 --> 01:15:43.480 We appreciate your attention. 01:15:43.480 --> 01:15:44.380 That's a lot of information. 01:15:44.380 --> 01:15:45.840 Any additional questions 01:15:45.840 --> 01:15:47.680 on anything that we've covered today? 01:15:47.680 --> 01:15:51.320 - Mr. Ellis. - Thank you. 01:15:51.320 --> 01:15:52.360 I got a quick question. 01:15:52.360 --> 01:15:55.520 When we were talking about measurement exceptions, 01:15:55.520 --> 01:15:57.560 and I haven't studied the table that well, 01:15:57.560 --> 01:16:01.520 are alternative energy sources mentioned on there 01:16:01.520 --> 01:16:04.280 like IE solar panels, yes? 01:16:04.280 --> 01:16:05.360 - I'm pretty sure we have exceptions 01:16:05.360 --> 01:16:06.920 to the building height requirements 01:16:06.920 --> 01:16:08.280 for rooftop solar panels. 01:16:08.280 --> 01:16:09.120 - Yeah, okay. 01:16:09.120 --> 01:16:11.280 - Well, I know we have it for wind. 01:16:11.280 --> 01:16:14.360 I actually don't think we have it for solar panels. 01:16:14.360 --> 01:16:16.880 We have it for wind energy conversion systems 01:16:16.880 --> 01:16:18.760 up to 10 feet beyond the height. 01:16:18.760 --> 01:16:21.800 - We can take a look at solar panels as well. 01:16:21.800 --> 01:16:22.640 - I would have to think so. 01:16:22.640 --> 01:16:25.120 I mean, to me, it would be a growing thing 01:16:25.120 --> 01:16:26.340 that's happening, so. 01:16:26.340 --> 01:16:29.500 Okay, thanks. 01:16:29.500 --> 01:16:31.600 - You know, I know at one point 01:16:31.600 --> 01:16:34.640 we had talked about revising that definition of height 01:16:34.640 --> 01:16:35.960 and taking out, 01:16:35.960 --> 01:16:39.000 'cause we currently have two definitions of building height, 01:16:39.000 --> 01:16:41.200 but allowing sort of an exemption for equipment, 01:16:41.200 --> 01:16:44.040 whether it falls under that or we just need to call it out. 01:16:44.040 --> 01:16:47.800 We have a table of allowed features 01:16:47.800 --> 01:16:50.800 that can extend beyond the maximum building height. 01:16:50.800 --> 01:16:54.280 We just need to see what's in that table just to confirm. 01:16:54.280 --> 01:16:56.160 - It may be also that they could fit 01:16:56.160 --> 01:16:58.880 within the existing building height with some planning 01:16:58.880 --> 01:17:00.480 because I think generally speaking, 01:17:00.480 --> 01:17:01.840 if you got solar panels, 01:17:01.840 --> 01:17:03.880 you're gonna want a flatter roof anyway. 01:17:03.880 --> 01:17:06.020 So is it gonna be the roof pitch 01:17:06.020 --> 01:17:09.780 that's going to be largely a determinant of that? 01:17:15.040 --> 01:17:16.800 - Any other questions? 01:17:16.800 --> 01:17:17.640 - Thank you all. 01:17:17.640 --> 01:17:18.460 - Thank you. 01:17:18.460 --> 01:17:19.300 Appreciate it. 01:17:19.300 --> 01:17:22.280 Richard, is there anything else for this meeting? 01:17:22.280 --> 01:17:24.560 - No, just to, we are having a community meeting 01:17:24.560 --> 01:17:25.660 tonight at six. 01:17:25.660 --> 01:17:28.680 Only three of you are invited. 01:17:28.680 --> 01:17:30.940 (laughing) 01:17:30.940 --> 01:17:35.660 I say that jokingly, but seriously. 01:17:35.660 --> 01:17:39.420 So I don't, I just wanted to put that out there. 01:17:39.420 --> 01:17:41.960 I don't know how, if everyone was attending, 01:17:41.960 --> 01:17:42.800 planning on attending. 01:17:42.800 --> 01:17:44.840 If not, we may have to draw straws. 01:17:44.840 --> 01:17:46.520 That was it. 01:17:46.520 --> 01:17:55.320 - We can certainly work that out. 01:17:55.320 --> 01:17:59.320 Seeing no other items of business, 01:17:59.320 --> 01:18:04.000 we'll close this work session at 523. 01:18:04.000 --> 01:18:04.840 Thank you.