Good evening and welcome to the work session for the Planning and Zoning Commission for
September 27th.
My name is Tim Smith, I'm the Vice Chair and I'll be calling meeting to order at 502.
Let the record stand that Commissioner or Chair Ellis will be absent tonight.
So with that said, we'll move forward to our work session item.
I don't think we have any citizens here to comment on consent agenda items.
So we will move forward.
It's a clarification of agenda items listed on the agenda for this meeting.
Starting with the consent agenda, do any commissioners have any questions for consent agenda items?
Okay, seeing none, we'll move forward to items for individual consideration starting with
FP23-0022B.
There was a late email that was sent in, this is presented by Julie, changing this to approval
without conditions.
Does Julie have a presentation, anything you want to talk about there?
I do, let me pull this up.
Good evening, Julie Wyatt.
This is FP23-0022B, this is phase two of Townsend Green, I know you all have seen this a couple
of times before.
Single family residential development on the south side of McKinney.
Phase one is currently under construction and they are proposing phase two.
If you recall your last meeting, you approved this with a condition regarding a development
agreement associated with the park property that's going to be dedicated on the south
side of the tract.
That was approved by council last night, so that removes the condition, satisfies it,
and staff has changed the recommendation to approval without any conditions.
I'll be happy to answer any questions.
Any questions for Julie?
I'm just curious, I know McKinney Street, I'm not familiar with the other, Peterson
Creekway, where exactly is this located?
It is actually, it's east of Ryan High School, it's as you're going toward the lake.
All righty, thank you very much.
Any other questions for Julie?
All righty, Julie, the next one is yours, FP23-0016B, Riney Elementary.
All right, so this is a final plat for Riney Elementary.
It is located on the north side of town, kind of northwest off of Bonnie Bray and south of
Riney Road.
They have satisfied all of the requirements for the final plat, but they still have a
couple of items related to their civil engineering plans.
That's not gonna change the easements on the property or the boundaries of the property,
it's just working through a little outfall structure, a couple of things.
So staff is recommending approval of this plat with a condition that the civil engineering
plans need to be approved before final, final approval.
Okay, any questions for Julie on this one?
Commissioner Pruitt? Just to be a little bit new vocabulary, could you define outfall structure?
That's just one I haven't heard before.
It is the structure, and I'm gonna use layman's terms here, but it's the structure that kind
of bridges that detention pond to our sewer system and kind of slows that water.
Got it.
Thank you.
My understanding.
It's an improvement associated with drainage, so storm sewer, not sanitary.
Oh, did I say sanitary?
I'm sorry.
You just said sewer in general, so I wanted to make sure we were talking about that.
Gross.
Sounds good.
I was kind of scratching my head, too.
I was like, "Oh, didn't know."
I know, right?
I wanted to make sure I said that was...
Sorry.
Was it 1604?
Got it.
Okay, any other questions for Julie?
Okay, seeing none, we'll keep on moving along with the Julie Train FP23-0024 Oak Vista.
All right.
So, this is another single family residence, or I'm sorry, it is a duplex development that
you have seen a couple of times.
It is located south of McKinney, west of Loop 288, kind of between the future Dutchess Extension
and McKinney.
They have a preliminary plat approved.
They are now moving forward to the final plat stage.
They do have some things that they need to correct in order to meet all of our requirements
so staff is recommending denial.
However, we have no objection to their requested extension to October 25th, and I'll be happy
to answer any questions.
Any questions for Julie?
Okay.
All right.
Three for three, Julie.
Thank you.
Batten Cleanup is Mia Hines with FP23-0025.
It's not the first time that was said, Batten Cleanup.
No, Mia Hines, Associate Planner.
This is a final plat for Golden Point Industrial.
One of the things that they need to fix on themselves is their name.
Among other things, that this is not ready for staff's recommendation of approval.
It doesn't meet our criteria for approval, but we have no objection to the requested
extension which could be granted to October 25th, 2023.
With that, I'll take any questions.
They put the wrong name on there?
They did.
Yeah.
They've used a preliminary plat, and then they're civil, so they changed the project
name and they didn't go back to it.
Understood.
Any questions for Mia?
Okay.
Seeing none.
Thanks, Mia.
I appreciate it.
Okay.
With that, we'll conclude our items for individual consideration.
Moving forward to our public hearing starting with 5A DCA 23-0008, as presented by Aaron.
There he is.
Binion?
Binion.
All right.
Binion.
Got it.
Thank you.
All right.
Thank you.
Let me get this pulled up for you.
Again, thank you.
I'm Aaron Binion with DME Engineering, and here to talk a little bit about street light
requirements in the Denton Development Code.
A little bit of background, so street lighting requirements used to be covered by the City
Code of Ordinances.
When the Development Code was created, some of those requirements were transferred over.
DME was tasked with reviewing that recently to see, basically to check on some compliance
issues, we were notified by citizens that had caught that some of our lights were in
compliant with the new Development Code requirements.
We have Cobra Head lights throughout the city, and those meet our current requirements, but
our Acorn post-top style lights do not meet requirement C, as shown here.
In paragraph 7.11.6C, it talks about a light that does not emit any uplight.
It's a full cutoff light, is how they describe it.
Our current Acorns don't meet that, and so as part of our attempts to become compliant
with this, we would like to be able to move forward, and at present, we are working with
the City Council to select a light that does meet that requirement for residential developments,
but rather than make that requirement retroactive to all existing lights, our recommendation
is to slightly modify the wording and request that all new developments install this light,
and moving forward, we can be compliant.
And then also in the Denton Development Code, the last requirement, 7.11.6D, talks about
a light that does not emit any light onto neighboring properties.
Unfortunately, the physics of that, neighboring properties could be a foot away, depending
on where the pole is placed, and so it's just not feasible to enforce that requirement.
That said, DME has been tasked with creating a street lighting criteria manual, and this
manual covers installation requirements, it covers the developer responsibilities and
the city responsibilities, and it follows national standards for lighting, and so our
recommendation is actually that we implement this street lighting criteria manual, and
that that last requirement simply refer to the new street light criteria manual instead.
So here's the recommended wording for each of those sections.
Before I move on, any questions on that?
We will be having a work session report on the street light criteria manual, so if you
have any questions about that, not to say hold your questions for that at that time,
but anything on 7.11.6C or D. Okay, seeing none.
So our recommendation is simply that those changes be approved, and that's it for us.
All right, any questions for Aaron?
All good?
Thank you, Aaron.
Appreciate it.
Thank you.
Okay, it takes us to 5B, S23-0002, we'll be holding a public hearing, consider recommendations
to the Council on Steward Apartment Properties, LLC, presented by Mia Hines.
Good evening again, Mia Hines, Associate Planner, just a quick summary, I have a full presentation
that I'm prepared to present in the regular session, but a quick summary.
This is a request for an SUP for a multifamily building located on an MN property or proposed
on an MN property, exceeding the height, exceeding 41 feet in height, essentially.
The maximum building height within the MN district is actually 65 feet, but when it's
adjacent to residential properties, anything proposed between 41 feet and 65 feet does
require a specific use permit.
One of their buildings has a 53-foot building height, and so they are requesting that that
height be approved as a part of the specific use permit.
The request is consistent with our criteria for approval, as well as our future land use
map, so staff is recommending approval, and I did get a clarified version of their site
plan, which shows direct connections directly to Stewart Road from the building, and we'll
flesh out whether the ADA compliance and all that stuff with building permits and civil
engineering plans as well.
So with that, were there any questions?
Yeah, I received an email from a citizen with concerns regarding potentially posing a hazard
to drivers northbound on Stewart Road who were turning right on Loop 288, as well as
drivers on Loop 288 turning left.
Have you heard about these concerns at all by chance?
So drivers on Loop 288 turning left?
And drivers northbound on Stewart Road was the main concern, who were turning right onto
Loop 288.
Okay, so yeah, of course, we have those site visibility clearance requirements that will
be or were checked with this site plan, as well as will be checked with our civil engineering
plans to make sure that where that stopping point is for that intersection, that those
buildings are set back enough and any landscaping is cut back enough to meet those requirements.
And then you said left, left onto two, I'm sorry, I didn't.
I think I was reading that wrong.
Okay.
Just that.
Okay, yeah.
Okay.
And for clarification for this one, this is a sort of T intersections to a road doesn't
continue through Loop 288.
So it would just be that that right turn movement onto Loop 288 or right turn movement off of
Loop 288 onto Stewart Road.
Thank you.
And just one additional question, did the applicant perhaps give a reason why they didn't
host a public meeting considering this is in a well lived in single family neighborhood?
They did not, but they are here if you want to pose that question either to now or they'll
be prepared to speak during the regular session as well.
I can ask them during the session.
Okay.
Thank you.
We'll ask them during the session.
Commissioner Colman.
Thank you, Vice Chair.
Mia is, would this property be included into the Northeast Denton Area Plan?
It is just outside the bounds sort of to the southwest of that Northeast Denton Area Plan.
Thank you.
Any other questions for Mia?
Mia, can you show me, I was looking at the site plan and it's hard to see on there.
That left or that diagonal from left to right of the triangle, those are all parking lots.
Those are all parking spaces, correct?
And then the buildings are going to be pretty much along 288 and Stewart.
So do we have measurements of essentially, obviously the site itself will not be set
back from the neighbors, but do you have numbers of what the set the setback is from the building?
Yeah.
Thank you.
There are dimensions on here specifically related to the buildings.
This is an exhibit that I had to sort of show the building heights and transition zone requirements
that we have, which requires that properties within, I'm sorry, buildings located within
50 feet of that residential property, maintain a maximum building height of 40 feet, buildings
between 50 feet and 100 feet, cannot go over 55 feet and then beyond that is 65 feet.
So what you see in that green area is beyond 100 feet.
The site plan for building B, it looks like that one might be at like 61 feet and then
that building A is of course further back from that, but I can get exact dimensions
for you if you want to know that.
And the screening and buffering within there, it is just along the residential section,
correct?
Correct.
Okay, understood.
And then on ingress and egress from 288 onto Stewart, will this property require a change,
substantial change to Stewart for any type of traffic mitigation because of the property,
I'm doubting that's going to require any type of traffic mitigation to a tech stock road
of Luke 288.
Correct.
Yeah, so they did submit a TIA and that TIA came with recommendations of a center left
turn lane within Stewart Road.
So they are proposing that as part of this development, those offsite improvements, as
well as of course those pedestrian assets, that 10 foot wide side path within Stewart
Road as well.
Okay.
But there would be no slower speed up lanes on 288.
No, the TIA didn't warrant that.
Gotcha.
Understood.
Okay, understood.
Okay.
Any other questions for Mia?
Okay.
Cool.
Thank you, Mia.
Appreciate it.
All right.
With that, that concludes all of our agenda review items we have for tonight.
Moving us to work session reports.
We do, we are making a change to the work session reports in order.
We will be addressing 3B first and then 3A second, so starting with 3B, PZ23-191, report
and whole discussion regarding the design downtown Denton plan.
Good evening, everyone.
Cameron Robertson, Historic Preservation Officer.
And with me, I have Sean Jacobson, Associate Planner.
And we are really excited to be here with y'all tonight.
We are going to just start to give you all kind of that insight into the design downtown
Denton plan.
So it was our, it's our downtown master plan update, which was done in 2002.
So we're going to just kind of be walking you all through what we've done so far, the
project team and all that.
So let's get started.
So the first kind of topics that we're going to be running through, as I say, is that project
team, our consultant staff who are on this, as well as that project background as to why
we're doing this right now, then we're going to be going into a project overview, which
will be going over our scheduling and the current phases that we're in right now.
Then we're going to be covering public engagement, what we're doing as you guys have the coasters
and stickers thus far on in front of you.
So that's a little bit of that public engagement.
We're going to go into a little bit further and then our upcoming events that are part
of our phase one.
So starting off with our city of Denton team, we have Tina Fergens, our planning director,
Gary Packin, who is our parks director, myself as the project manager, Sean Jacobson as the
deputy project manager, and then Wayne Emerson, unfortunately, has left for the town of Addison
as of two weeks ago.
So we have Erica Sullivan, who's kind of stepping in for the economic development director role
and will be helping us in the meantime.
So our consultant, absolutely wonderful consultant that we have here is Men Collaborative.
They are based both in Minneapolis and Austin, Texas.
So the project manager for Men Collaborative is Zach Lockram.
Todd Austin is one of the associate planners.
He's been helping a lot with data and kind of that note taking and assistance on that
public engagement that we've been having here as of late.
Michelle Bright, she's the principal in charge.
She is really focused in landscape architecture design, environmental design, natural resources
and all that.
We also have Sandy Molnars-Kolmstok.
She is the lead landscape architect, so she's going to be really helping with the Quaker
Town Park new plan.
But in addition to the Men Collaborative team, we do have additional members.
As Sean and I are going to kind of discuss through this presentation, we have a lot of
key areas that we're focusing on here in downtown.
But we did want to highlight those additional team members.
We have Post Oak Preservation, who's specifically focused on historic preservation and that
creating new policies perhaps.
William Fulton Group, which is focused on economic development.
Nelson Nygaard, which is looking more at that parking, mobility, that multimodal transportation
that we need downtown.
Then we have the Catalyst Group, which is looking at market research and that transit-oriented
development strategies.
So diving into the project background, so as I stated, the reason that we are starting
on this design downtown Denton plan is we really need to update our master plan that
was done in 2002.
It's been over 20 years.
We've seen a lot of growth in Denton, but also in the downtown area.
And we need to kind of figure out what our different priorities are for the downtown
neighborhood.
So it's going to be looking at open space.
It's going to be looking at mobility, new housing, affordable housing, preservation,
as I stated, and connectivity to the surrounding areas and within downtown itself.
So as the purpose is stated, we have that existing downtown plan.
We have to respond to those development interests, especially to the south, where we're coming
out of the floodplain along Elm and Locust.
We really want to position downtown for long-term success.
This is going to really guide how downtown develops over the next 20 years.
So we want to do it right.
And we want the community to be fully backing this plan and be really excited about what
comes in the future.
We're also addressing how downtown influences those nearby neighborhoods, as I stated.
And then really develop a new plan for Quaker Town Park.
How is it going to be utilized?
We have so many festivals here held all year round.
Is it being used to the best of its capability, but also incorporating that history of Quaker
Town Park, the O'Neill structures, and seeing where we find that balance.
So project overview.
Does anyone have questions thus far?
Just wanted to-- OK.
And we're good.
Awesome.
So this is our study area.
As you can see, we don't have a boundary right now.
As I talked about, we have that connectivity.
We're really trying to figure out where downtown connects to those neighboring communities,
both to the west-- those are historic districts, UNT campus, TWU to the north, northeast, and
then southeastern to the southeast.
So really trying to figure that out.
So there's no set boundaries for this as of right now.
And there potentially might not be any boundaries moving forward.
But right now, we do have it highlighted by that darker brown of what we think it might
be in terms of downtown.
But I wanted to state that compared to the other area plans that you've seen, you've
seen that really thick boundary of what is included.
Right now, we don't know, because downtown connects to so many different areas.
And it does have that impact on other areas.
The project brand, as you guys got the stickers, we're really excited.
We designed Downtown Denton.
We talked with the consultant.
And we really felt that downtown is great.
When you talk to citizens of Denton, people love downtown.
They want to see it thrive.
So we have a good foundation.
But how do we design it in such a way that it becomes better?
Or even where we're able to feed economic development, historic preservation, all the
different things.
So in this design itself, this highlights our five key areas, which I'm going to touch
on.
But we did have a local artist who did this and was commissioned, Jude Landry.
I'm excited about this.
The consultant's proud of it.
We're proud of it.
And hopefully, you guys put that on a water bottle.
I put it on my car already.
So hopefully, you're excited.
So the project branding, as I stated, these are split into five key categories.
We have historic preservation, arts and culture, development and small businesses, mobility
and parks.
So those are really the main focus areas that we want to focus on in our design downtown
Denton plan.
So this gives a little bit more detail that development and small businesses really preserving
what we have now and growing on those small businesses and giving other people opportunities
to start new enterprises if they want.
In terms of mobility, looking at walkability, but also multimodal, whether that includes
bikes, transit, trains, buses, cars, as you can see.
As we know, arts and culture is huge here.
We have the Arts and Jazz Fest.
We have the Blues Festival that was here this past weekend.
We are known for our music here in Denton, but also in downtown.
We have Dan Silverleaf, we have Rubber Gloves, we have a bunch of different businesses that
cater to that.
So, how does downtown help contribute and shape to arts and culture that currently exists?
But how do we make that grow?
And then historic preservation, obviously dear to my heart.
How do we preserve those historical assets, but also build on that?
How do we do infill properly?
How do we look at the urban design aspects?
How do we start to tell the story of Denton and where it started and where it all began?
And then lastly, our parks and public spaces.
Finding a fresh new look for Quaker Town Park, whether that is just adding new trails, adding
new bridges, more connectivity, but also looking at adding additional parks in downtown, along
Elm and Locust to the south or maybe it's to the north, finding pocket park areas options.
So really starting to think of what does downtown need and what does it need in the future?
And with that, I'm going to hand it over to Sean.
He's going to be covering our schedule and going a little bit more in depth into our different
phases.
Any questions?
Oh, yeah.
Yeah.
Just first off, I love a lot of what you're saying and it's great to see that historic
preservation is such a key part of y'all's platform.
Just a quick question on the philosophy of the map being kind of nebulous.
I do have just slight concerns when it comes to Southeast Denton.
And I know there have been concerns regarding gentrification in the area.
Maybe if we do want to set some delineated lines between downtown Denton and Southeast
Denton, just to make sure everyone feels as if their opinions are being included and we're
not trying to step over the Southeast Denton toes and all that good stuff.
No, of course.
And as you can see, it's kind of delineated right now along South Bell Avenue.
And that was actually due to feedback that we received during that Southeast Denton visioning
workshop that was held a couple of weeks ago by Julie and Mia.
So that's kind of where we're starting because that's what the community considered to be
the boundary of Southeast Denton.
Great.
Thank you.
Of course.
One just, you know, I think we've been hearing this for a while of we're doing a downtown
area plan.
And I know it's designed, designed downtown, right?
Designed downtown Denton.
Sorry, I didn't want to script your grade branding that you got going on.
When are we drawing borders?
Because we've been talking about it as kind of like, we don't have borders for this yet.
We don't have borders for this yet.
At some point in time, we have to, we have to draw a line in the sand with a terrible
pun.
So yeah.
I don't want to take that.
Sure.
So great question.
You know, part of, part of how we determine project area is through our public engagement
efforts.
And so I think Sean's going to talk about all of our public engagement associated with
this project.
But to Cameron's point earlier, you know, with this project happening simultaneously
with the Southeast Denton project, you know, one of the things that we're trying to hear
from the Southeast Denton community is really what do they consider Southeast Denton?
And so taking that feedback and then partnering that with the other project that we're working
on with downtown.
Over time, it's possible we may draw more defined boundaries associated with downtown,
but also, you know, downtown's the core of the city in many respects and serves many
of the surrounding neighborhoods.
And one of the things we actually talked about with the Southeast Denton Steering Committee
is can downtown provide opportunities for residents within Southeast Denton?
And I would say can downtown provide opportunities for residents within all of the other surrounding
neighborhoods?
You know, one of the key things is we want to make sure that all areas of our community
are successful, right?
And especially when you have two areas that are near each other or next to each other,
then we want both areas to be successful and how can they support?
So you know, we'll, as we go through the public engagement and continue that effort on Southeast,
but also as this project, then that may help crystallize that area for both even more.
We also might find that through the public engagement efforts that there are some areas
that might be viewed as being shared between the two, but we don't know that yet.
So we'll keep you updated as we continue to work on both projects.
Great.
Thank you, Tina.
All right, Sean.
All right.
Fantastic.
And just to that point, yeah, we are, as much as we are really moving along, we're actually
still in phase one, we are very focused on gathering that data and feedback that will
help to inform what's coming later, which at the end of that phase one will be what
we call a case for action, which will be basically laying out what is the current state of downtown
that necessitates some new ideas and what are the great things that we want to keep.
But we have to really do a good job of gathering our information, our data first.
But actually, prior to even phase one, we had a phase zero where we brought our consultants
in, they got to meet with city staff to talk about concerns and priorities.
We also were able to give them a tour of downtown, both driving and walking so they could really
get a feel for what things are wonderful and what things could need some work.
You know, if you've heard people talk about sidewalks that are difficult, we made them
walk over some tough areas to make the point like, hey, this can be better, this can be
great.
And their response was, wow, Denton really loves Denton.
You guys are at a point where a lot of places, we have to still get cities to there where
they actually care about their downtown.
Your downtown cares about it already.
So they were very, they gave us kudos in terms of where we are already, gives us great foundation
work from.
We are now in the midst of phase one and you'll see those are not stock photos.
Those are real photos of engagement we've been doing over the last few weeks here.
We're out at arts and autos, we were out at Blues Fest, we were at parking day, really
asking people, Denton, what do you love about downtown?
What does downtown need?
And even giving people a chance to put pins on a board to say, hey, I love this thing
here.
Don't mess with that.
Or, hey, I have a great idea for this area or I have a concern about this area.
Really getting some fantastic feedback.
And again, that goes to understanding the needs in the area and helping to build that
case for action for the future so that we can lay out a vision that we know actually
reflects what the people of Denton consider important and what they need and not, you
know, what we think or what the consultants think.
Part of that, as you'll see there, what we call pop-up events, so that's being at arts
and jazz, that's being at arts and autos, other events, we'll talk about coming up soon,
but also, crucially, we have an online survey that is online now and that QR code on the
coaster in front of you will get you there.
That is really important.
We want to hear from as many folks in Denton as possible.
They can go on there and, again, talk about what they love about downtown, what it needs,
give their ideas.
There's even a photo contest as part of that.
You can take a picture of downtown, people can vote on that, but we really, really want
to get good engagement on that so that our case for action truly reflects the breadth
of the ideas and thoughts of our Denton residents.
So just note here, we had our first advisory group meeting.
We have a fantastic team of 20 folks representing stakeholder groups across downtown.
They were able to kind of get the full presentation and begin to give their feedback to the consultants
and they'll be involved throughout this process, helping to connect with the community, make
sure that what we're thinking is going out to the community and that the thoughts of
the community are coming back to us through them.
And then, as we noted, Parking Day, Blues Fest, got a ton of great engagement on us.
It was really cool to hear from families, residents across the board.
So with that, I'm going to hand things back to Cameron to talk about some of the public
engagement we have coming up.
So as Sean stated, we're doing a lot of public engagement, including our artwork that was
done by Jude Landry.
We also have the funds and the means to connect with other local artists as we move along
through these phases to really engage that local economy and get people.
Downtown as Sean was saying, downtown is so vibrant.
We have a lot of artisans amongst us and it's something that we really want to highlight
with this downtown plan.
Also, as a QR code, we have that online social platform.
So as Sean said, definitely use it, share it with family, share it with friends, share
it with colleagues.
The more feedback we get, the better, not only for the consultant to produce great policies
and goals, but it will be what the community wants.
We have been doing door-to-door business surveys.
We've been going to business owners thus far and surveying why they want to be in downtown,
what they like about it, if they're willing to assist with future marketing.
And those have been really good feedback thus far.
Sean's been great.
He's been coordinating a lot of that.
As we stated, our community workshops.
We have community workshops coming up, which we'll talk about a little bit later.
But those are really going to be engaging the community in person so they can talk with
the staff, talk with the consultant, and really voice their opinions and what they really
want to see in the future in downtown.
Those pop-ups and speak-outs that Sean was talking about.
Also, stakeholder interviews and focus groups.
We did have some initial stakeholder interviews when they officially kicked off in July.
But also, we have focus groups coming up here in the future, one of which is going to be
the descendants of our-- the descendants of Quaker Town residents.
So that's going to be one of the focus groups that we really want to have that community
engaged so that we can get feedback on what Quaker Town parks should be in the future.
And then that advisory group team that Sean was talking about.
So online survey and advertising materials.
I know we are drilling this in so much, and you probably don't want to hear it.
But it is such a great resource.
We really just, like we said, really just share it.
It's really fun.
It's super interactive.
There is a photo competition.
You can get a $25 gift card to a local retail store if you win that photo competition.
But if you're in and around downtown, you'll see coasters out at different restaurants
and bars and even some shops.
You'll start to see posters out and about.
We have the stickers that are out.
Sean and I just spent about two hours today putting up one sign.
So you'll see those around downtown now as well when you're walking down the sidewalk.
But we really, really, really want y'all's feedback.
It's very important and it's vital to the success of this plan.
Some of the upcoming phase one steps that we're doing.
We have our Quaker Town Park Visioning Workshop.
So that is going to be held during Arts and Jazz Fest on Saturday, October 7th.
So next weekend, there's going to be three different booths.
It's going to be set up on the -- what side of the park?
It'll be the Tim Powers UNT stage adjacent to the Senior Center.
There we go.
So staff will be -- and the consultant will be out there from 9 a.m. till 9 p.m.
So definitely stop by.
Give us your feedback.
Give us your thoughts.
And there's going to be a lot of great kids activities.
So if you have little kids with you, they will be very focused on that while you can
give us your feedback.
We're also going to be doing additional community surveys.
So currently the website does have those surveys of what you want in downtown, what you love
about downtown.
But there are going to be additional surveys being added to that over time.
As Sean said, we are going to have continuous public engagement.
You'll see us out at Twilight Tunes.
You're going to see us at Wausle Weekend.
We're starting to look at certain speak out events that we want to be a part of so we
can really have those more formal conversations with members of the public.
Our second advisory group meeting, that's going to be held in late November.
And then our downtown visioning workshop, which will include a bit about Quaker Town
as well, will be in early December, Monday, December 4th is when it's planned for.
So we're really looking forward to that as well.
But that is all we have to share.
If you guys have any questions.
Commissioner Cole.
Thank you, Vice Chair.
Four years ago, we created what was called the downtown development district, right?
Is this new thing?
Yeah.
It was just downtown centric though, just the square.
Is this going to take place of that or is that still going to be in place?
So there is the downtown PID, the Public Improvement District, so that's still in place.
And it's a TIF district, if you will, tax increment financing zone.
So that's still in place.
And I know, I think council had conversations with our economic development team earlier
this summer about whether or not the boundaries of that should be expanded.
Keep in mind, that is a financial mechanism tool to be able to help with doing some of
the improvements within downtown.
There's some flexibility can be used also, I think, for some economic development opportunities.
But it is one of the tools that we, the city, have in order to be able to implement items
that could come out of our updated downtown plan.
We're talking about two different things.
I'm talking about where we restricted the heights to two stories.
The square district.
Oh, the square district.
Yeah.
So is this going to replace that?
No, this isn't going to replace that.
This is just going to be in addition.
Okay.
In addition to.
Okay.
Thank you.
So once we finish this master planning effort, right, to update the downtown plan, it could
have recommendations or recommended action items included as part of it, right?
So like all three of these plans we're working on, we talk about the implementation action
items.
So this project will have that as well.
But one of the action items coming out of this particular project could be to modify
some of the zoning in downtown.
And so, or make certain refinements to existing zoning district.
And remember, because zoning is one of the tools that cities have in order to be able
to implement some of the action items that come about as a result of master plan efforts.
And I will say actually our folks with post stroke are specifically reviewing the Denton
square district and with the desire to look at, Hey, are there additional helpful standards
we can add to that ways we could refine that.
So they're specifically reviewing that to give those recommendations.
Thank you.
If I could add one thing, I believe it was Cameron's portion of the presentation.
She talked about Quaker Town Park.
So one of the unique components associated with this master plan that we're working on
is truly a master plan for Quaker Town Park and coming up with a concept for the Quaker
Town Park.
It'll take into consideration the existing historic assets that are there, but also the
needs of the park and how the park is used.
So one of the things that will come about associated with this is a fairly well refined
concept plan for the park to be able to help support our parks department in especially
some of the events that they have in addition to how do we address the events of Quaker
Town from 100 plus years ago, right?
So that is one unique aspect that is associated with this project.
And then as part of our downtown master plan update efforts, then that concept plan for
Quaker Town Park will then provide the foundation for the parks department to be able to move
forward within doing additional improvements within the park itself.
It'll have coordination with the Historic Landmark Commission because given that the
park is designated, there's some work that we'll have to do there.
But just know that that's, like I said, that's one of the kind of a unique aspect associated
with this particular project that you're not seeing in some of the other area plan work
that we're doing.
Thank you, Tina.
Commissioner Pruitt.
Thank you, Chair.
Or Vice Chair.
You can just call me Tim, guys, it's all good.
So I'm really excited about this.
Thank you for all the work, it looks amazing.
I guess I would just like to offer my encouragement that the rest of this body be patient with
the whole question of boundaries.
The way I see it, the downtown is unique in that it's not a neighborhood that is not a
destination for people from around the city.
It's a place that is an obvious destination as well.
And by nature of that, several of the aspects that you talked about, housing, mobility,
that some of -- I would envision some of the recommendations and thoughts would have implications
outside of whatever boundaries we drew, just by nature of the type of updates and regulations
that would be required to actualize the plans and the visions that the community reaches
out with.
And I'm also really excited that we get this in there because recent plans that we've done
have been very good with identifying those action items and following through with that.
And every time I come down here, I'm sad that we never codified the original DTIP cross
street section requirements for Elm and Locust, and then tech stock came through and put in
five foot sidewalks.
So I'm looking forward to that, thank you.
Only thing I'd add in there, can we get more of either of these?
Yes.
We have a lot.
We don't have them with us, but we can get them for you.
Okay.
Great.
Awesome.
Love to take them.
Take a whole stack of them.
Okay.
Perfect.
Love to have them.
So, okay.
All right.
Before we move on to work session item 3A, going through the street light criteria mantle,
I want to take a recess here at 543 to allow us to go get dinner in the back.
And then we will reconvene shortly.
So I'll say about 10 minutes.
It's 544 now.
So try to be back by 555.
We'll start eating dinner and go through the next item.
And for the Planning and Zoning Commission, thank you for giving us a chance to do the
recess.
We will continue on our meeting, reconvening at 553 p.m. with Work Session Report 3A, PZ23-186.
Give a report and discussion providing the City of Denton Street Light Criteria Manual
as presented by Aaron Binion.
Okay.
So, this will be quite similar to what you just heard before, but again, as mentioned
before, DME's been tasked with creating a street light criteria manual in an attempt
to help unify and standardize the requirements for street lighting in the city.
Originally in the Denton Development Code, there was basically one line that covered
all street light requirements, and that's shown here.
They should be installed at cul-de-sacs intersections and at 300-foot intervals in between.
The Denton Development Code took that a little bit farther and provided the additional requirements
that we've shown before.
Now, as mentioned, requirements C and D of Section 7.11.6 do cause some problems for
us the way lights are currently installed right now.
So our acorn lights don't meet the requirement of C, and pretty much all of the lights in
the city do cast some light on adjacent properties.
It's just part of the physics of light, and so in order to both correct that, as well
as to provide additional direction to developers and city staff as well, we have proposed these
changes to the Development Code, first in Section C, that all new street lighting fixtures
shall be cut off, full cut off, and as mentioned before, we're working with the City Council
to select an appropriate light that will meet that requirement, and then in Paragraph D,
that all other lighting requirements would be governed by a Street Light Criteria Manual.
In developing that manual, we have chosen to follow a national standard, the ANSI Institute
RP8, which governs street lights for roadways, as well as parking structures.
It's a nationally recognized manual, and it is very well researched and put together,
and so the City of Denton proposes that we apply that manual to all streets in the city
and how we light them.
Now that said, the manual provides guidance for how to light those streets with various
lighting levels.
Most of that has to be accomplished with computer software, but it does provide caveats that
allow us to direct the placement in some situations where the speed limits are lower, and so taking
that into account, we've provided guidance to developers on how to implement that, how
to present their recommendations to the city, and also in residential developments, how
they can actually place the lights and be compliant with this national standard.
It provides guidance on the accepted materials and lighting standards that we have.
There are a myriad of light fixtures out there.
One of the challenges that we face is that we have to be able to supply and stock and
maintain all of these lights, and so we've really tried to focus in on a standard that
meets the city aesthetic, something that's pleasing, but also that we can feasibly manage
and take care of, and so this manual addresses that and provides guidance to developers on
how the interaction takes place for installations, maintenance, and so forth.
And then, of course, the manual will also incorporate this new light fixture that will
be selected with council's guidance.
And so, again, our recommendations are simply that the changes to the development code,
paragraph C and D, be accepted, and then also that the street light criteria manual itself
be approved.
That manual was provided as an -- what's the word -- attachment, thank you -- as an attachment
to the AIS, and so should be available to all of you if you have any questions about
that.
And with that, I open it up for questions.
>> Any questions for Aaron?
Commissioner Pruitt?
>> Thank you, Vice Chair.
Acting.
Great work.
Looks great.
I did have one question just on the applicability of this, or if it's a different tool that
we need to look toward.
I noticed that in the placement section, there's recommendations of placing, you know, on one
side or the other side of the sidewalk and that sort of thing.
We've had several developments in the last five-plus years where the placement of poles
has either been inside the sidewalk or guy wires into the sidewalk chipped out or something
like that.
I'm thinking about that Fire Star or something west of Hinkle, south of North Lakes Park
area.
>> Park area.
>> Fireside, thank you.
Does this help us clean that up because the street lighting plan is kind of the first
plan of where are we going to put the poles, or are those situations handled by some other
process?
>> So ideally, the street lighting plan is addressed during the development review process.
DME has representatives in that group, and so as they're laying out their electrical,
one of the things that comes up is, well, how do we serve the street lights?
And so in theory, everything's in theory, right, until we -- but in theory, those discussions
will have taken place during the development review process, and the developer will understand
their responsibilities to provide the civil work, to lay out where the conduit will go,
where the street lights will need to be.
This guide helps them understand that beforehand, and we can point them to that in terms of
placement requirements and where street lights are expected.
And then working with DME's representative on the development review committee, they'll
be able to point out, you know, DME can serve this this way, here's where our wires are
at, and so it makes sense to put the lights on this side of the street.
You're going to want them behind the sidewalks over here.
So again, in theory, it should alleviate that moving forward.
>> Okay.
Thank you.
>> Any other questions for Erin?
>> If I could just add one thing, so to Erin's point, I mean, the team works really hard.
The development assistant team as a whole works really hard to try to prevent those
kind of scenarios from happening, and I think Erin can probably attest to this, but one
of the challenges is sometimes things happen out in the field.
You know, we try to get it all right on the plans and have the plans perfect to address
all requirements, right, but sometimes there are things that happen out in the field, and
so they're having to adjust accordingly.
I think our team works really hard to try to minimize any conflicts between, in this
case, DME's utility poles and then also any sidewalk improvements that we do, but we do
our best to try to mitigate that.
>> Any other questions?
So essentially, materially, the criteria manual, the street lighting criteria manual is just
going to assist with cleaning up and codifying a little bit more of the development and planning
process for street lighting, whereas before it's been a little bit, not going to say it's
been loosey goosey, but it's been a little bit case by case, and we will build the street
lighting plans as we go rather than being able to give criteria for what should be in
your plan, develop it around your specific property, come with it at the development
meeting process, and then it won't even be an issue, we just got to tell DME where we
got to connect.
>> Exactly.
>> Okay.
Understood.
All right.
Seeing nothing else.
Thank you, Aaron.
>> Okay.
>> Appreciate it.
>> Thank you.
>> With that, that's the conclusion of our agenda for the work session items.
I will end our meeting at 6.02, and we will reconvene in council chambers at 6.30.
>> Good evening, and welcome to the Planning and Zoning Commission for the City of Denton,
September 27th, and my name is Tim Smith, and I will go ahead and start our meeting
tonight at 6.30.
With the core in present, we will begin our agenda.
First item, agenda item number one, the Pledge of Allegiance, the U.S. and Texas flag.
If you're able, please stand and present with me.
>> I pledge allegiance to the flag of the United States of America, and to the republic
for which it stands, one nation under God, indivisible, with liberty and justice for
all.
>> Honor the Texas flag.
I pledge allegiance to thee, Texas, one state under God, one and indivisible.
>> Thank you.
Our second item on the agenda is PZ 23-177, the approval of the September 13th, 2023 Planning
and Zoning minutes.
I have a motion from Commissioner Villarreal.
>> Move approval.
>> Commissioner Colle?
>> Second.
>> With a first and a second, let's go ahead and take a vote on the board.
That motion passes 5-0.
Before I continue, let me go ahead and first say, let the record show that Commissioner
Ellis is absent.
Moving on to our next agenda item, agenda item number 3A, just number 3, the consent
agenda.
Do I hear a motion and a second?
>> So moved.
>> Commissioner Villarreal?
Commissioner Colle?
Or Commissioner McDade?
I'm sorry.
>> Second.
>> With a first and a second, I hear any discussion?
Okay, seeing none, we'll take a vote on the board.
That motion passes 5-0.
Continuing on to agenda item number 4, beginning with item 4A, FP 23-0022B is presented, Townsend
Green Phase 2, Julie Wyatt.
>> Good evening, Julie Wyatt, principal planner.
This is FP 23-0022B, the Townsend Green Phase 2 final plat.
This is a single family subdivision, it's the second phase of a project that is already
under development, the first phase.
It's located south of McKinney on the east side of town.
Your last planning and zoning commission meeting, it was approved with a condition that a development
agreement associated with a park dedication would be approved by city council.
It was approved last night at their meeting and so all conditions have been cleared and
staff recommends approval of this plat.
I'll be happy to answer any questions.
>> Thank you, Julie, I don't see any questions from -- okay.
I will take a motion and/or a second.
Commissioner Cole?
>> Make a motion to approve.
>> Commissioner Pruitt?
>> Second.
>> Any discussion?
Seeing none, I call for a vote on the board.
Motion carries 5-0.
Moving on to FP 23-0016B, Riney Elementary presented by Julie Wyatt again.
>> Hi.
So this is a final plat for an elementary school located on the south side of Riney
Road just east of Bonnie Bray.
Staff recommends approval of this final plat because the plat document does meet all criteria
for approval except for one condition that we are proposing that the civil plans be unconditionally
approved and I will be happy to answer any questions.
>> I don't see any questions, Julie.
Thank you.
>> Commissioner Villarreal?
>> Move approval of conditions.
>> Commissioner Cole?
>> Second.
>> With a first and a second, no discussion?
Okay, let's call for a vote on the board.
My motion passes 5-0.
Moving on to FP 23-0024, a new visitor to our dais, Oak Vista, Julie Wyatt.
Last one.
This is Oak Vista.
It is a final plat for this project.
It's a duplex project located on the south side of McKinney west of Loop 288 between
the future duchess and McKinney.
They do have some things that they need to correct on the final plat in order for it
to meet all those technical requirements, so staff is recommending denial.
However, we have no objection to the requested extension to October 25th and I will be happy
to answer any questions.
>> I don't see any, Julie.
Thank you.
>> Thank you.
>> Commissioner Villarreal.
>> Move approval of the extension request to a date certain of October 25th, 2023.
>> Commissioner Pruitt?
>> Second.
>> With a first and a second, to postpone to date certain of October 25th, 2023.
Any discussion?
Okay, let's call for a vote on the board.
Okay, that motion passes 5-0.
We want to our last item of individual consideration, FP23-0025, as presented by Mia Hines.
>> Good evening, Chair, members of the commission, Mia Hines, Associate Planner.
This item is a final plat for Golden Point Industrial located just west of I-35, approximately
2100 feet south of University, so just on the opposite side of Razor Ranch to orient
you.
At this time, the plat does not meet all of our criteria for approval, so we are recommending
denial.
However, we have no objection to the requested extension, which could be granted to October
25th, 2023.
And with that, I'll take any questions or comments.
>> I don't see any questions, Mia.
Thank you.
Commissioner Cole?
>> I make a motion to approve the extension to October 25th, 2023.
>> Commissioner Villarreal?
>> Second.
>> With a first and a second, a motion to continue until October 25th, 2023.
Any discussion?
Okay, take a vote on the board.
That motion passes 5-0.
Take us on to our public hearing items of the night, start with 5A DCA 23-0008.
Hear a discussion and make a recommendation regarding the development code amendments
regarding street lighting standards code amendment, presented by Aaron Binion.
And with that, I'll open up the public hearing.
>> Thank you.
I'm Aaron Binion with Dent Municipal Electric Engineering Department.
This evening, just wanted to provide some information regarding our recommendations
for changes to the Denton Development Code.
As of 2020, street lights were governed by the city code of ordinances.
That was moved to the Denton Development Code.
However, it was brought to our attention that some of our existing street lights do not
meet the Denton Development Code as it currently stands and so DME has been tasked with remedying
that situation.
In particular, section 7.11.6, item C requires street light fixtures that are full cutoff
and designed to direct light below a 90-degree horizontal plane extending from the lowest
point of the light source.
In other words, there can be no up light.
Our current Cobra Head light fixtures throughout the city meet this requirement, but the Acorn
style do not.
DME is working with the City Council right now to select an appropriate fixture that
meets the city aesthetic and also meets this requirement.
But to enable us to move forward, we request that a change be made to this, which we'll
address here shortly.
And also, item D requires that the lights be constructed to minimize or eliminate the
direct visibility of the light source so they do not cast or reflect light on adjacent property
areas.
Given that the lights are placed in the right of way just a few feet from adjacent properties,
that's as written physically infeasible, we'll say.
And so DME actually has been tasked with creating a criteria manual to direct placement and
installation of the lights.
And so our recommendations to these code changes are that 7.11.6C, say all new street lighting
fixtures, this will allow us to move forward with the appropriate street light that's been
selected with the direction of City Council, allow us to become compliant with this code.
And then for section D, we would like to amend the code so that it points to this new criteria
manual.
This criteria manual will give direction to developers, allow them to better understand
the requirements and the placements of street lights, hopefully again creating uniformity
for the city and streamlining that process so that developers and the citizens better
know what to expect in terms of street lights and also allowing us to meet national standards
in terms of how our streets should be lit.
And this slide just talks a little bit about what's contained therein.
Again, mostly dividing up responsibilities and helping to guide developers on how street
lights should be designed in the City of Denton.
And so with that, staff recommends that the amendments be accepted and approved.
Any questions?
I don't see any questions there.
Thank you.
I don't have any cards wishing to speak on this item, but as a public hearing, so anybody
who is wishing to do so may come forward now and then you can fill out a card afterwards.
Okay.
Seeing none, I'll close the public hearing and move discussion or a motion to the dais.
Commissioner Villarreal.
I move approval of the recommendation for the following development codes.
Okay.
Commissioner McDade?
Second.
With a first and a second, do we have any discussion?
Okay.
Seeing none on the board, I will move us to the board for a vote.
The motion carries five zero.
Moving forward, I'll go on to 5B, S23-0002, Steward Apartments presented by Mia Hine,
and I will open up the public hearing.
Mia Hines, by the way, not Mia Hines.
There's multiple Hines in this.
It's a good one, huh?
That was better.
Than the clean up?
Than that one, yeah.
I gotcha.
Okay.
Quiet of the dais, please, thank you.
All right.
Mia Hines, Associate Planner.
This item is a specific use permit for Steward Apartments.
The site is 2.695 acres located at the southwest corner of Loop 288 and Steward Road.
The current zoning is a mixed use neighborhood, which requires a maximum building height of
65 feet, but when the mixed use neighborhood district is adjacent to a single family residential
zone, or land use, anything above or between 41 feet and 65 feet requires a specific use
permit, and so that is why this request is before you this evening.
The multifamily use is permitted by right.
Again, this request is specific to the additional height within this, specific to this area.
Again, Loop 288 is the roadway that borders this property to the north.
It is a four lane or freeway with four travel lanes currently divided, and then Steward
Road is to the east, which is a collector with two vehicular travel lanes and an eight
foot wide side path on the east side adjacent to this property.
Beyond this property, you have adjacent single family residential uses, and then on the opposite
side of Steward Road is an existing multifamily development, which also came before this body
to request a specific use permit for additional height.
With this site plan, what we have are two buildings and a total of 78 multifamily dwelling
units.
One of the buildings is a three story building with a maximum building height of 40 feet.
The building that we are mostly focused on this evening with this request at hand is
a four story building with a maximum building height of 53 feet.
As far as total parking for this site, the applicant is proposing 146 in compliance with
our code, 12 bicycle spaces, which is, I think, I believe four more than what they would need
in our code.
On-site amenities include a dog park and an outdoor pool, and then off-site improvements
associated with this development would be a 10 foot wide side path within Steward Road,
a two way left turn lane as decided, recommended by the traffic impact analysis that was done
for this site, again, within Steward Road, and then a sidewalk along loop 288 per text
dots review and their standards.
There was a question about the access directly onto Steward Road.
I did confirm with the applicant that there is going to be a direct access from an entrance
along Steward Road for both building A and B, and I wanted to point that out.
It's not shown clearly.
It didn't really translate between the elevations and the site plan with what was presented,
but those entrances and those connections will be made.
I did get an updated site plan, so that will be clearly shown with the ordinance.
Gable elevation, so again, this is the building A that we are mostly focused on this evening.
The code for a building of this type really refers to the building height, or measures
the building height at the midpoint of the highest gable of the pitched roof, so if you
look at the elevations, you'll see that the overall building height is just under 59 feet.
The way we usually understand building height is just under 59 feet, but because of that
gable roof, the maximum building height that they're requesting is actually 53 feet, and
they can't go above that maximum building height.
That just shows what I was pointing out.
The applicant also did include some architectural renderings just to show basically from the
adjacent neighborhood what the view of that building would look like.
You can't really actually see it from the streets, the internal streets of that neighborhood
due to the sort of existing tree canopy coverage, and the building is set back significantly
from those existing single-family residential units as well.
As far as landscaping, they are meeting all of our criteria, providing a minimum landscape
coverage of 31% and a minimum tree canopy coverage of 42%.
They are providing street trees along Stewart Road and Loop 288, and they are providing
open space at 9%.
Standing along the right-of-way, they have a continuous row of shrubs as well as a masonry
and wrought iron gate in some areas that masonry is going to be used for a sort of retaining
wall, and the wrought iron would be on top of that.
And then as far as the compatibility buffer for the adjacent single-family residential
use to the south and southwest, they are proposing a six-foot tall masonry screening wall, so
a solid wall, as well as a 10-foot wide landscape buffer on the interior of the site.
This is in keeping with the Denton 2040 comprehensive plan that has this as a future land use designation
of neighborhood mixed use.
It also helps us achieve one of our housing goals, which is meeting the needs of our residents
with a diverse array of housing choice type and cost by allowing that additional height.
What we are getting with this development is that density and those additional units,
of course, with that level, at that level.
Mitigating adverse impacts, so DDC 7.10.6 has a requirement that building heights transition,
so that we aren't really looking at a residential zoning district with a maximum building height
of 40 feet, and then a multi-family building, of course, setting it right back up to that,
is much higher than what would be permitted within that residential district.
That's pretty much described here.
What you see in the red area is the 50-foot buffer, or 50-foot setback, where a building
could not exceed 40 feet.
Between that and the little orange area is 50 feet to 100 feet, where a building cannot
exceed 55 feet, and then beyond that in the green is the maximum building height must
meet what is required within the inmate district, which is 65 feet.
Again, what I said earlier, between 41 feet and 65 feet, an SUP is required, and that's
why this request is here before you today.
We did send out the proper notices for this.
We did receive one in opposition of that notice, in opposition of this request.
The applicants did not hold a neighborhood meeting, and I think that question was posed.
The applicant is here to speak to that, if that is still the question of the commissioner,
and no responses in favor or neutral to this request.
With that, staff is recommending approval.
Of course, the full justification for that recommendation is provided within your backup,
but again, this does meet all of our criteria for approval, and so that is our recommendation.
With that, I'll take any questions or comments that you have at this time, and again, the
applicant is here prepared to answer any of your questions as well.
Okay.
Thank you, Bian.
I don't see anybody with a question to speak.
I don't have a card for the applicant, but if the applicant is willing, is wanting to
speak at all ... We'll get to you in a second.
We'll get to public comment in a second, so no presentation from the applicant.
No presentation, just to hear the answer to questions, if you have them.
Okay.
Commissioner Villarreal.
Yes.
I do have a question for the applicant.
What was the reasoning to not hold that public meeting?
We did have some questions come in regards to this project.
You are coming into a single-family established neighborhood.
I'm just curious as to why that public meeting was decided as not being necessary.
If you can just state your name and address, and then you can answer the question.
Work address?
Yeah.
Work address is fine.
Nicholas Erringer, 1720 West Virginia Street in McKinney, I think.
Street or Parkway, one of the two.
Okay.
We sent out the notices.
We posted the signs.
With us only getting the one in opposition, we figured we weren't going to get a whole
lot of additional pushback beyond that, so we thought we kind of did adequate reach out.
Do you usually host public meetings when you're proposing projects of this nature in single-family
neighborhoods by chance?
Not usually, unless there's a request.
Gotcha.
Thank you.
Okay.
Is there any other questions?
Any other questions for Matkin?
Mia, I have two questions for you myself.
Thank you.
Yeah.
Matthew, correct?
Ned.
All right.
Gotcha.
The current zoning right now, they can currently develop multi-family in that with the height
standards that currently stand.
That's why it's going for an SUP.
They're just trying to raise the height.
Correct.
Current setback for multi-family in that zoning right now is I'm assuming 10 feet, or is it
50?
From the ...
From the adjacent single-family residential zoning, is it 50 feet or is it 10 feet?
So just structures, I'm not sure what that south or southwest setback is immediately.
The building height in transition is more related to the height than the proximity.
Sure.
We've seen a project in the past that's similar to this, a multi-family, a budding right up
next to a single-family residential.
By right, they could've ... I mean, this is almost an exact carbon copy of what we had
over off 35 between Buckees and the old Goodwill, requesting an SUP for a change of height.
They could, by right, develop multi-family up to 10 feet setback from the neighborhood
property line, but they're asking for the SUP to increase the height, to make up for
topography on the land, and by doing so, they're enforcing on themselves a 100-foot buffer.
What I'm wanting to know is that if this SUP was not approved tonight, could the applicant
still move forward and develop a multi-family within a 10-foot setback, and then abiding
by the height transitioning, which as you put it, within that 50-foot zone of the single-family
residential, could be a maximum height of 40 feet.
And 40 feet, if I believe correctly, equates to, I think, essentially about a two-story
building, correct, usually?
You can't really get three stories in 40 feet, correct?
So a two-story building could be 10 feet from the backyard.
So, yeah, so the MN district does have no actual minimum side yard or rear yard setback.
Because of the use, there is still that landscape buffer, so you're correct.
It would be 10 feet.
10 feet.
Yes.
OK.
All right.
Thank you, Mia.
OK.
All right.
I do not have any cards.
I know we have one citizen from the public who does want to speak, so if you'd like to
come on up, you could fill out a card afterwards.
But if you can just state your name and your address, and then you'll have four minutes
to speak.
Mia, you mind?
You're good.
I'd come down there and help you myself if I could.
I'm the only protest.
And I only did it because--
If you could state your name and address real quick.
I'm so sorry.
You're OK, Janice.
Go ahead.
You're OK, Janice.
My name's Janice Rogers.
I live at 4204 Saline Drive.
On that map, I am the last house that shows.
I came because I didn't know where the building was going to sit, because that's 2.6 acres.
And you're showing it's going to be in the far corner where we have to turn and come
down the street.
There is no turn lane off of Loop 288.
We're at our-- to get in and out of that area, you take your life in your hands, because
even though it's got a sign posted, nobody slows down past 60, 65.
My main problem was when they put in the three-story at the end of our street on Stewart, in the
loop, it blocked an hour's worth of sunshine every morning.
And I just like-- I can live with losing more sunshine, but I want to know if it's going
to be up close to my house, but it's going to be on the far edge of it.
So I have no problems if it's not up against the-- my backyard is it.
And they showed me that the parking was probably going to be in front of my backyard, which
is-- that's really what I was here for, because you couldn't tell by this.
And I filled out the card, but I appreciate y'all, because I just didn't know where it's
going to be built.
And my only problem is I want to know when it comes time to build, I work from home.
So if they start messing with power lines and cable lines, I'm going to lose my-- I
can't work.
I just need to know who to call when things get shut off or broken or, you know, cut.
And we had that when they were building those apartments, and then they're usually pretty,
pretty good.
We only lost internet one time.
I appreciate y'all.
Thank you.
I appreciate it.
Mia, if you can get with Janice afterwards and talk to her about getting in contact for
power and that kind of stuff.
So great.
Awesome.
All right.
Have any other-- anybody else wishing to speak?
If so, come on down.
Yep.
You can fill out a card afterwards.
You can grab one of the blue cards out there in the hallway and speak afterwards, but come
on down to the mic and state your name and address, and then you'll have four minutes
to speak.
Oh, yes.
My name is Alan Moreno.
Wait until you get down to the mic.
We broadcast this.
They're at DTV, and they can't hear you.
Sorry about that.
You're OK.
My name is Alan Moreno.
I live at 705 Jupiter Drive.
I am the far left house on that picture, like right there on that corner.
My issue is all the same as the last person against us, as when they were doing construction
and that turn going in on Stewart and connecting to Celine, there is a high traffic whenever
you come in and cut across.
They have been-- the other apartments that are put there, they have side parking now.
And when you come in, my issue is how are they going to accommodate their side street
parking, because even when you come in, it narrows that road.
And my understanding from what they explained is they were going to try to expand it in
some way.
My question is where, because in the other side of the apartments, they haven't expanded
it at all, it's still up against the street.
So are they going to do something similar?
Is it going to be like a copy paste over, or how is it going to affect us just in traffic
and-- I work 5 o'clock in the morning, so when I leave, people are parked here.
You take that corner, it's a blind corner, basically, along with, of course, the whole
height issue and losing sunlight, I feel like it's going to be kind of more of an eyesore,
because on that side, there's not as high of a tree line as the other developed development
across the street.
So I guess what I'm saying is I'm here to be another opposition.
Yes.
All right.
Thank you very much.
We'll address the question that you have about side street parking in a second, if there's
no other public speakers who have any other questions for the applicant.
We'll ask them all at the same time.
So thank you for coming out and speaking.
Thank you.
If you can, just remember to fill out a card and get it over to us.
So I appreciate it.
OK.
This is a public hearing.
If there's any other way for us to speak, please come on down.
Just state your name and your address, and you'll have four minutes to speak.
My name is Brittany Boss.
You can address it if you'd like to.
Yeah, go ahead.
Oh, cool.
Short people problems.
I'm Brittany Boss, and I live on 704 Jupiter Drive right across the street from him, and
I'm in opposition of this, mostly for the traffic.
It's already-- I leave at 4, compared to him moving at 5.
We usually see each other sometimes.
Whenever we're trying to leave-- at least, I know for me, I get caught in the traffic
in the morning, because there are other early risers, we get caught in the traffic.
And whenever we see cars coming in to get onto Stewart from Loop 288, they're not the
best of drivers, especially not that early in the morning.
And sometimes they veer into the already opposing lane.
So there are times when the parked vehicles are there, and they're oncoming.
We do have to slow down a little bit more, because they go at such high speeds, already
curving.
And I saw on the map the entrance was going to be on Stewart for the two-way left lane.
And I was wondering, kind of like, why they would do that?
Because already-- and just today, when I was coming home, I take Loop 288 and get onto
Stewart to get onto Selene and get onto Jupiter.
The people already going into the Xer stop to get into the left, but everyone else on
the Loop going off that is still going at high speeds, because there's no way to really
safely slow down and turn.
Nobody wants to slow down.
And then seeing someone already there, we can't slow down, because they're not slowing
down.
And we try to be as safe as possible.
We're already-- I saw someone almost get hit today on my way home, because they were trying
to get into the apartments, and no one was slowing down.
My question is, why would the entrance be on Stewart, adding to more of the traffic
stops, people getting stuck in the endless, the high traffic hours of trying to turn left
or right, or to get to where they need to go?
Instead of, I guess, creating a bit more of another lane entering into the apartments
off Loop 288, where it's dedicated, where they can safely enter and not contribute to
possible traffic jams during the high hours of traffic, like 5 o'clock, 7 in the morning.
So I'm in opposition of this, solely because of the existing traffic issues I've been experiencing
since the current apartments have come into play.
And then seeing the addition of another possible traffic problem.
OK.
If I can ask you a quick question, would you reference parking along the street of Stewart?
You mean along the east side, which is the side of the already existing apartment complex?
Yes.
They park along that street there?
Are they parked along the shoulder?
My understanding, I was looking at the map on Stewart, doesn't look like there's much
of a shoulder there.
So they just park?
It's barely.
It's like a hint of a shoulder.
You could park there, and your rear view mirrors are right there above the line.
Or if you're able to get a little closer to the curb, it's just a smidge more.
I know when the construction was happening during that time, and it was raining, I did
almost hit one of the vehicles there, because there was a little bit of a bump there.
So that is an existing issue.
Thank you.
Appreciate it.
This is a public hearing.
Anybody who is wishing to speak may do so.
OK.
Seeing none, I will close the public hearing.
Mia, I do have a couple of questions I'd like to address, and then if the applicant wants
to address anything on public comment.
Two things.
Is Stewart Road wide enough, and does our parking allow for us to allow for on-street
parking on Stewart Road?
It doesn't look like when I look at the map that on-street parking would be allowed there.
Yeah, with the construction of Quincy Road, they did stripe that shoulder or that side
of the street for allow for on-street parking.
It is kind of-- it's kind of reflect-- it's kind of cut off here.
It's kind of reflected in the site plan that we're considering this evening that shows
some of those spaces and that dedication.
I will say that this-- as a part of this development, there is some additional dedication for that
area of Stewart Road as well.
OK.
Gotcha.
We can address the applicant about that in a second.
Can you help us visualize on the site plan the left-- the two-way middle turn lane that
you're talking about that'll be required due to the TIA?
Is there a best way to visualize that?
This is-- this is the best exhibit that I have for it, unfortunately, and it's-- it's--
it would be here-- I'm sorry, here in the center.
You can see where my mouse is.
Again, with the-- with the dedication that is being proposed as a part of this, it would
be wide enough to add a-- so there-- there would be that-- that-- that area of parking
that's over there to the east, then that the lane-- that one lane that would be going north
on Stewart, and then there would be a center turn lane there within this area here, and
then there would be the southbound lane on Stewart.
So essentially, it will be re-striped to create-- well, yes, it's a middle turn lane, but it
will be a buffering-- a striped buffering within there, at least for the north and southbound
traffic, because that's how that's-- and that's going to go all the way to the intersection
at 288.
No, just-- just to the entrance to the north entrance.
So that-- that will narrow back out as it gets closer to 288.
So, okay.
Understood.
Okay.
Thank you.
If the applicant wants to come on down and address any-- anything about the on-street
parking that was brought up during public comment.
Hi, Alden.
Yeah, so just to clarify a couple of things, it-- the road never narrows back down.
As it gets close to loop 288, we're-- we're building the full half section.
I think the entire width of our property, it does taper down towards the south side.
But for the-- kind of the-- the length of our property, we're building the full section.
Okay.
The existing parking for the adjacent development, we are maintaining that and we'll be re-striping
it.
We've got the full northbound lane.
We've got the center lane, which varies, and if-- if this would be helpful, I can pass
out the actual-- I've only got one copy, but I can pass out the printed copy of the site
plan if you want a more detailed look at it.
And that center lane is, again, it varies from strike buffer to two-way left turn lanes,
and then we've got the full southbound lane as well.
I'm here to answer any other questions.
I don't know if the eye in the-- oh, I'm looking up at God for this, but I don't know if the
eye in the sky can see that, what he has laid out on the sheet, but if we could put that
up on the screen, that'd be great.
Lord Jesus, do you hear me?
Okay.
Can you-- would you mind-- I don't know if we could see-- if you want to shift it to
get into view, over the felt square there.
Okay.
So I guess that-- well, you want me to talk and come back?
Yeah.
You could just point-- you could point the mic back over to yourself, and you'd be able
to speak.
Perfect.
This better?
Yep.
Okay.
And there, if we could get around so we could see it on there.
So I guess-- oh, perfect.
Never mind.
I'll move over here then.
But I-- hopefully that's helpful, and we can zoom in and talk about--
Can you zoom-- can we zoom in a little bit onto the road, Stuart Road, on-- on the--
on the site plan there?
I wish I had my little joystick.
That'd be great.
There we go.
Perfect.
Okay.
Go ahead.
Well, I-- I don't have any more to add unless I'm answering any other specific questions,
or if you want to talk about any areas in-- in-- specifically.
So specifically where you're seeing that striped section on top of the-- the word Stuart Road,
that-- that's gonna be-- that's not gonna be the turn lane, obviously, but you can see
to where that-- the hatch marking over on the west side of the road there, right?
That's gonna be-- that's gonna be actual landscape buffering, and then the road-- you guys will
essentially be building out a section of road there, correct, to make almost-- almost make
Stuart Road wider.
Yes, sir.
Is that my understanding?
Okay.
Yes, sir.
Gotcha.
So it'd be widening Stuart Road to a degree.
I don't want to say that when traffic engineers get-- get mad at us when I say that stuff.
So-- but that's essentially what's gonna happen.
Yes, sir.
Yeah, that's correct.
Okay.
Understood.
Okay.
Thank you.
Do we have any other questions for the applicant?
Okay.
Seeing none.
I think none.
Appreciate it.
Awesome.
Thanks, y'all.
Okay.
Public hearing has been closed, so I'll move to the dais for discussion and/or motion.
Commissioner Pruitt?
I'll move approval as presented.
Okay.
With-- with staff conditions?
Yes.
Okay.
Well, as presented to.
Commissioner Cole?
Second.
Okay.
With the first in discussion-- second, do we have any discussion?
Commissioner Villarreal.
Yeah.
First off, thank you, staff and the applicant for what you presented today.
I fully understand you can build an apartment here by right, fully respect that.
However, I don't believe a four-story complex in this neighborhood makes too much sense.
I believe that a lot of these questions could have been answered earlier if a public meeting
was had.
With that in mind, I'm going to vote no.
Okay.
Commissioner McDean?
Thank you, Chair.
I'm also in agreement with Commissioner Villarreal.
My biggest concern is the traffic.
Although I don't live in that area, I actually work in that area on Hay Street.
So the traffic that you see every morning, I see it also.
I have a big concern with the traffic, and for that reason, I'm also in opposition of
this.
Okay.
Thank you.
All right.
Any other discussion?
Commissioner Pruitt?
Thank you, Chair.
I'm sensitive to the access and traffic issues because this is another case where we're butted
up against to a tech stop road and their priorities is moving people and cars as fast as possible,
and our priority is trying to make a neighborhood that people enjoy living in, and those conflict.
At the same time, the proposed schematic here does improve the current situation.
It gives you basically 30 feet of roadway where you can miss before hitting a parked
car.
Right now, I think they have about 15 feet.
To me, it looks like this can only be an improvement from a traffic perspective.
Where does this kind of thing go, perspective?
We've been talking about being reticent about large clumps of housing outside of the loop,
outside of our core.
This one's inside.
Right?
So this gives people an opportunity to move here and be able to travel through a neighborhood
to get downtown or ride their bike somewhere or et cetera, and I think we need to recognize
when we see projects that fulfill that vision of seeing more infill, not outside the loop,
then we need to reward them with support, so thank you.
While I have Hilary looking up something real quick, I just want to say a few words myself.
I totally hear the neighborhood on this, and thank you very much for coming out and speaking
for those who've done it for the first time, did a great job.
I agree with Commissioner Pruitt that while having the multifamily there may not be what
is desired, I think it's also very hard to look at this plot of land being only 2.6 acres
and seeing it be really anything else other than a very small multifamily development.
Having a commercial development there could be very difficult.
I also don't think it'd be something that'd be necessarily useful to the neighborhood
and might end up being something like a gas station or a convenience store, which I think
would be less desirable to folks there because of the noise pollution and light pollution
that goes along there, and with it being able to be built by right and really the only change
is, yes, I agree with Commissioner Villarreal, I think the height is not the greatest, but
in my opinion, if it isn't something like this, an amenable project that creates a lot
of buffer with a street improvement added into it to hopefully alleviate some of the
traffic issues, and I say hopefully because no one can tell the future and speak to it.
I've driven down Stewart before, and that's why I was asking those questions there because
I was concerned about really how much actual street parking should be happening there,
but now I know there's street parking there already, so I am concerned by that as well,
but with it being said, I think the project is something that makes sense in this area,
so.
[inaudible]
Understood.
Okay.
Any other discussion?
Okay.
Seeing none, I call for a vote on the board.
That motion passes three, two.
Okay.
Moving on, we'll move on to item 6A, Planning and Zoning Commission Project Matrix, PZ23-170,
and I will throw this over to Tina Fergens.
Thank you.
Just close that and get that out of the way.
So just a couple quick things with respect to the matrix.
So staff is working on programming, and when I say staff, Haley really is carrying the
lion's share on this, but is working with various teams so that we can start programming
responses to the items that have been on your matrix.
As you know, we've been really busy with the area plans and all of our public engagement
efforts, but that's no good excuse, in my opinion.
We do need to bring these items back.
So you will start seeing us bringing some of these items back on your agenda, and we're
coordinating with the various supporting staff who will be providing those updates to the
commission.
So know that that's forthcoming.
You probably noticed we have vacant seat.
Just wanted to thank Commissioner Anderson for his service on the Planning and Zoning
Commission.
Also giving council's action some items that I know you all will be interested in.
We've done some amendments here to the Debt and Development Code, of which you all have
seen since they were presented as zoning cases.
Having preliminary plots optional, that was approved by city council.
Keep in mind, we will still have some projects, like projects that are within the Hunter and
Cole MPCs, because of the way their zoning ordinances are structured.
The preliminary plots are still a requirement of that, but otherwise, you'll start seeing
fewer preliminary plots on your agenda as a result of the amendment that we made at
least to the Debt and Development Code.
The agriculture and animal-related uses, I know Angie worked hard on that.
Those were also approved by council, and so if you recall, that one also has what we refer
to as 11 or 12 items of dangerous things that are provided for in the state statute.
So we'll continue to monitor uses that would need to be addressed with that, but also once
that Texas A&M AgriLife Extension Service Manual is published, then we'll make sure
that we review our regulations in accordance with that to see if there's any adjustments
we need to make.
Animal accommodations, I know Julie worked hard on this with group homes, community homes
as well.
That was approved just last night at the city council, so that is a significant improvement
to our Debt and Development Code, so was glad to see that that was also able to be approved.
Other items that were approved also were the alternative ESA plan for Cyrene at Hickory
Creek.
If you recall, they were making the adjustment in order to be able to accommodate the drainage
improvements associated with that project.
So that takes care of those items.
With respect to the area plans, great presentation by the team this evening on downtown, so I
won't address that since you got a thorough update there.
Southeast, we will be doing some visual preference intercept surveys for the community in late
October.
So we'll do a social media and flyer advertising push to let folks know of that.
Those intercept surveys will likely be happening the last two weeks in October, so stay tuned
for more information on that.
And then also with northeast end area plan, we will be, we're working on revising our
project schedule and some of the meeting dates.
I know we've had some inquiries on that, so just wanted to make sure I address that here.
But once we get that all solidified and confirm some of the dates, then we will start making
sure that we get that information published.
I know we have several residents within the community that are interested in that.
That will include dates that we've identified for Planning and Zoning Commission as well
as City Council, the online survey, the community open house/workshop, and then also there's
a third steering committee.
And then we would also have subsequent PNZ and council meetings that we can start identifying.
Know that in all likelihood because of how our commission and council schedules are presenting
themselves and then also some other work priorities and staff availability, we will likely have
a special called meeting for the Planning and Zoning Commission.
I think we're looking at possibly November 1st, but we'll definitely, once we get our
dates confirmed, we'll definitely be looking for the email from Kathy.
She'll get that sent out to you all so we can confirm that we've got quorum for that
as well.
So a few moving parts, but again, once we get some of our other dates confirmed, then
we can start making things a little bit more firm and getting that information communicated
out not only to you all as commissioners, but also we'll make that information available
and discuss it and of course we'll communicate that out to our steering committee as well.
So that's just a quick update with Northeast and otherwise, that concludes my report.
So thank you.
Anybody from the commission?
Anything you want to add to the matrix?
I want to second Tina's thoughts and say thank you to Ronnie Anderson for his service and
his time.
He's been greatly appreciated.
So okay, with that, we'll move on to concluding items.
Anything I'll add in on concluding items, myself will just be, we were asked by Ryan
Cotton to say that if anybody who's listening out there is or has any desire to be filmed
by DTV for setting up their Halloween decorations, they would like to have you featured on the
widely viewed and watched DTV.
You can contact Ryan Cotton, Ryan, ryan.cotton, c-o-t-t-e-n at cityofdenton.com to do so.
So Commissioner Pruitt.
Thank you, Chair.
Yeah, I just wanted to give a plug to the combined city block party national night out
kickoff tomorrow night, as well as they're pulling in, the city is pulling in the state
of the city event that they usually do in the late winter, I don't know what seasons
are here, but and really just wanted to thank staff.
I think that's an excellent way to combine two events in a way that gets a broader cross
section of Denton residents that love our town in proximity to some of our city departments
so they can learn more about how things run.
I don't know if planning staff had any influence on that, but I see it as a positive move forward
that that we've learned from some of our area plans in how to do that reach out.
So thank you.
Okay, see nothing else.
I'll go ahead and adjourn our meeting at 717.
Thank you all very much.