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 >> Good evening or afternoon, ladies and gentlemen, it is 4.05.

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 Seeing that we have a quorum, I will call this work session meeting to order

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 for the PNZ work session meeting for May 15th, again, it's 4.05.

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 The first item for business is item 1A, which is a presentation

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 on board and commission attendance policy.

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 >> Good afternoon, commission, Charlie Rosendahl, business services manager

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 at the development services department.

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 I wanted to bring the attendance policy before you today, so this is the council boards

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 and commissions attendance policy that we have here.

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 I wanted to speak with you guys on it as we're creating a policy manual for the planning

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 and zoning commission, we wanted to bring this forward

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 as it will be included in the future and see if there's any additional items

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 that you guys would like as excuse absences.

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 So just some background here, it's the section 283 of the code ordinances.

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 Members should attend every scheduled meeting and if you're unable to attend,

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 you should notify staff.

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 Unexcuse absences of 50% in a single year shall be caused for removal.

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 Below is a list of those excused absences highlighted in bold

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 and the bottom right is any matter that the commission deems as excused.

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 >> Commissioner Beck.

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 >> Good question.

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 >> Thank you, Chair.

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 >> The 50% level now, would that just be an automatic thing or is that something

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 that the commission would be brought for the commission to take a vote on

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 or is that just going to automatically happen?

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 >> Yeah, so no, it doesn't automatically happen.

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 So that the reports go out quarterly of attendance for boards and commissions.

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 So that's included in that policy there and the city council would have

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 to bring forward an item to remove somebody from a board.

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 >> Okay, so it goes to the city council, not necessarily to the commission or board.

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 Okay, got you, thanks.

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 >> And is that, meetings itself, is that the approved calendar meetings?

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 Does that include special called?

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 What all does that 50% or attendance refer to?

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 What is the requirement of board and commissions?

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 >> So let me double check here.

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 I believe it's any scheduled meeting.

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 It doesn't specify only regular meetings.

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 Regularly called and scheduled meetings.

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 >> Gotcha.

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 >> And to clarify, it's just unexcused.

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 >> Perfect.

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 >> So just the procedure, if you're going to miss a meeting, if you notify Richard

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 or Kathy that you're unable to attend, they'll ask you for a reason for the absence

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 to try to determine if it's excused or unexcused.

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 If it's excused, we'll note that and that'll go out in that quarterly report to city council

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 for boards and commissions attendance.

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 And if it's unexcused, the commissioner can choose to leave it unexcused

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 or you can request that that come before the board and then have an individual vote whether

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 to see if that's going to be excused or stay as unexcused.

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 So if you requested that, that would come forward as an item for individual consideration

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 and then the board would determine whether to excuse that absence or not.

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 >> You might, this might be later, isn't there also a provision of consecutive absences

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 or is that no, I thought maybe not, I was under the impression there was like consecutive policy.

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 >> So the, there is a three, but that's three meetings or 50%.

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 >> Is it the lesser of?

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 >> No, it's the 50%, that's why I've only included the 50% here.

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 So if you had less than three meetings, then it would be the three meetings.

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 But if it's greater than, of course, PNZ has more than, it would be the 50%.

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 >> Okay. For some reason, my mind was recalling like if a commissioner missed three meetings

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 in a row consecutively, it could be cause for removal.

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 >> There is, the only consecutive term from this section refers to no more

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 than three consecutive terms for serving on the board.

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 >> Okay.

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 >> So here, I just want to see if there's any additional excused absences

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 that the commission feels should be included, if those were to be included in a future policy,

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 then we wouldn't need to bring those before the commission to determine if they're excused

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 or unexcused, we would just excuse those absences.

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 Since it's at the board's discretion to determine what's deemed excused.

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 >> Can you tell me the history behind 50%?

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 It's just off the top of my head, seems real, like a really low requirement.

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 Because I mean, our PNZ, I mean, I don't count, but we have well above 50% by all of our members.

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 I'm just wondering, is that a state thing, is that a council, city, where did 50% come from, why not 70%?

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 >> I'm not aware of the history on it, I could definitely research it and get back to you guys.

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 >> Okay. Out of curiosity, it just seems like a pretty low expectation.

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 >> And most of the boards and commissions in the city don't meet as regularly

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 as the planning and zoning commission, so if you think about a board

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 that meets a dozen times a year, then that would be more applicable probably

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 than the planning and zoning commission that meets twice a month or more.

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 >> Yeah, it just seems, if I understand this correctly, apart from any scheduled meetings

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 that aren't regular meetings, a PNZ commissioner can miss every other meeting and be fined.

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 They can miss every other meeting unexcused.

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 >> Right.

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 >> And they're fine.

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 Did I understand that correctly?

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 >> Yeah.

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 >> Okay.

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 Awesome. Is there any questions for Charlie regarding excused evidences or this policy?

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 Great. Thanks for the presentation.

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 Next item for business is 1B, a notification update.

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 >> You get me again?

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 So I wanted to make the commission aware that last week we took a work session item

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 to city council to discuss using utility service addresses

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 and our 500 foot courtesy notices rather than Denton County appraisal district data.

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 Just some background on it, they requested this information back in November

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 and we provided a staff report in December and they asked that come back before them

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 as a work session and then last week we had that work session with them.

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 So the notification procedures that we have were legally required to send 200 foot mailed notices

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 to property owners based on the certified tax rule and publish

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 that notice in the local newspaper.

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 Per city of Denton policy, we do additional items for disclosures.

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 We send the 200 foot mailings by certified mail.

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 We also send a postcard to residents within 500 feet and post signs on the property

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 and then information is included on the city's website.

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 So the charges, the fees that we charge applicants are based on their actual cost for mailings.

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 So any change that we made here was going to affect the applicants

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 and it wouldn't be any additional cost to the city.

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 And then to note, only the owners of that property within 200 feet have any legal standing

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 for the 20% to force a supermajority by 20% protest.

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 So we went back and reviewed 27 cases from 2018 to determine what the effect

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 of using the service address versus the county appraisal district data.

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 Fifty-six percent had an increase in mailings, on average 169 additional mailings

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 and that would be a cost of $108.

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 The maximum that we found in one case was $1,100.

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 So those occur when we have a single parcel but multiple service addresses on those parcels.

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 So if you think about an apartment, each unit would have its own utility service address

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 but that apartment complex would only have a single parcel.

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 So whereas now we send one notice to that entire parcel,

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 this change would send an individual postcard to each of those service addresses.

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 And so some considerations on that was of course it increases transparency

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 but with an additional cost, again, that cost would just be to the applicant

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 and then still only the 200 foot property owners would have that legal standing for protest.

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 And any change that we made to this was also going to affect the way we noticed the neighborhood

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 meetings because we use that same data that we collect for sending out the notices to give

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 to applicants for their neighborhood meeting notifications.

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 So City Council directed staff to make that change and so we'll begin using utility service

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 addresses for that 500 foot postcard notification.

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 Additionally, during that work session, they requested that we bring back an item for discussion

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 of the certified mailings.

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 It's quite a substantial difference in cost for certified mailings over just the legally

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 required first class mail.

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 So we're collecting data on that.

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 We're going to take that as a work session in July for City Council and we'll bring that

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 back to you beforehand.

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 To clarify that second point, the discussion on July 16th will determine if the certified

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 mailings will also be sent to service addresses or not to send them certified at all.

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 Not to send them certified at all.

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 Gotcha, just right.

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 So I just wanted to verify so by going to service addresses, are we doing that in addition

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 to the county addresses for owners?

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 I just want to verify, you know, say, say a property owner rents to several different

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 people, but they don't have a service there.

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 How are we ensuring that we're still getting the property owners notified?

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 So the property owners are so we're legally required to send the 200 foot letters of

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 property owners. So property owners will receive that notification within 200 foot.

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 And that's using the county tax.

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 Okay. So we're doing both now.

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 Using the certified tax rule.

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 So we send that to the property owners within 200 foot and then we send a courtesy notice

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 to residents.

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 So we just send it to that address as current resident address, you know, blank and

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 that's within 500 foot.

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 So that change would be in that 500 foot instead of using Denton County data, we would

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 use our utility service addresses, more accurate data source.

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 So within 500 feet, property owners would not get it unless they had a service attached

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 to them as well.

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 If they were, if they were the resident, they would receive it.

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 Right. But if, if the owner had a duplex within 500 feet, but didn't live there, the

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 two individuals or tenants of the duplex would get the notification.

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 The property owner would not.

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 Between 200 and 500 feet, they wouldn't receive it, but they were, yeah, that's correct.

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 Any other questions for this change?

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 Commissioner Beck.

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 This is outside of what we discussed at the last Friday's DCRC meeting about 500 foot

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 for that. This is just the routine procedure.

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 Now we're talking about, right.

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 Yeah. Okay. Okay.

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 Thanks.

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 All right. I don't see any questions.

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 Thanks, Charlie.

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 Next item for business is item one C looks like Ron will be presenting.

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 This is a development code and city initiating rezoning presentation.

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 Yes. Thank you chairs, chair, members of the commission.

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 We want to put this on the agenda for today, just a way of giving the commission some

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 information prior to the public hearings that are scheduled for the planning zoning

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 commission and then ultimately the city council regarding city initiated

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 rezonings.

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 My first slide is really to cover where we are in the development code and I'll

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 get into the city initiated rezoning as part of this presentation.

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 But again, just continue to have that conversation, that discussion with planning

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 zoning commission.

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 So as y'all know, April 23rd planning zoning, I'm sorry, the city council adopted

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 the DDC, the 2019 DDC with an effective date of October 1st.

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 So what does that mean?

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 That applies in that the, an applicant can choose between the 2002, which is the

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 previous code and the 2019 development code.

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 So when they're submitting for an application, they are letting us know in

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 advance of which code they're reviewing or which code they would like to be

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 reviewed under.

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 So we are following that and they can't pick and choose, they just got picked.

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 If they choose the 2019, that's what they're going forward with as part of that

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 implementation.

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 If we're reviewing it, we're also looking at ways of 2019 development code or

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 monitoring any, you know, you know, issues or, you know, typos, whatever.

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 We're making sure we're, we're cleaning it up.

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 We're testing it as well.

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 So if there's something that needs to be adjusted, we will make sure we address

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 that moving forward with any future code amendments.

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 It's also an opportunity to train staff, the public and developers, as we go

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 through this cycle or this time period between again, now and October 1st.

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 So it gives us an opportunity for training in that regards, as again, I

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 talked about earlier, we are going to bring forward some ordinances that will

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 address maybe some issues that we found during a review that we didn't intend.

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 So we'll bring that forward.

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 In addition, there'll be some repeal ordinances, meaning that there are

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 certain sections of the code of ordinances that we did not bring as part

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 of the DDC update in April, that we will be bringing forward as part of that

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 cleanup effort to make it more user friendly, delete any repetitions, any

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 conflicting sections that conflict with the 2019 code.

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 So that will be part of the repeal ordinances.

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 Criteria manual updates.

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 That's again, part of ways of making the development review

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 process more user friendly.

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 We took a lot of information from the previous 2002 code and we're moving

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 it into criteria manuals.

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 So those will be brought forward as part of our efforts again,

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 between now and October 1st.

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 And again, one of the other things that we're going to be looking at, it's

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 obviously city initiated rezonings.

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 As you know, the history here is that we transitioned from the current or the

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 previous zoning to the 2019, I'm going to call them transition zoning districts.

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 And of course, not everything was simple.

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 So what we're doing is going through the city map and trying to update those

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 specific areas that are in either non-conforming or in conflict of the

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 future land use map or land use element.

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 And we're making those changes as part of the city initiated rezoning.

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 So that's kind of a quick history of where we have been, where we're going.

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 And of course, the city initiated rezoning is one that's

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 being brought forward soon.

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 Mr. Beck.

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 Thank you, chair.

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 Let me, Ron, let me ask you a question I asked in our last meeting for the

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 benefit of the commissioners that weren't there and for our video audience.

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 Now, when the applicant picks the 2002 code or the new one, what's the point of

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00:16:54,120 --> 00:16:56,400
 no return where they can't change their mind?

236
00:16:56,400 --> 00:16:58,440
 Did we, Richard brought that up.

237
00:16:58,440 --> 00:17:03,960
 I think that there was going to be a point where they're locked in and.

238
00:17:03,960 --> 00:17:09,800
 I think once we, once we start reviewing it, uh, it's, that's where we're going

239
00:17:09,800 --> 00:17:11,880
 forward in any, like any application.

240
00:17:11,880 --> 00:17:14,680
 Once the review starts, that's, that's, we're moving forward.

241
00:17:14,680 --> 00:17:18,840
 If they choose to go back, they would have to withdraw the application process.

242
00:17:18,840 --> 00:17:21,880
 That's what I would, any permanence issue to, right.

243
00:17:23,720 --> 00:17:24,120
 Correct.

244
00:17:24,120 --> 00:17:28,560
 If they've gone through, if they're already at building permit, um, they're,

245
00:17:28,560 --> 00:17:32,840
 they're under that under the guise of whatever zoning that they're under.

246
00:17:32,840 --> 00:17:36,080
 If the project is that far along, that makes sense.

247
00:17:36,080 --> 00:17:36,560
 Okay.

248
00:17:36,560 --> 00:17:37,000
 Thank you.

249
00:17:37,000 --> 00:17:43,520
 And then what, what we've done in staff can chime in, but we've been encouraging

250
00:17:43,520 --> 00:17:48,440
 the 2019 development code, just because obviously it's to us, it's a better code

251
00:17:48,440 --> 00:17:50,520
 and it should be something that we should start using.

252
00:17:50,520 --> 00:17:53,200
 And so we've been encouraging applicants to, to use that.

253
00:17:53,880 --> 00:17:54,200
 Okay.

254
00:17:54,200 --> 00:17:58,480
 So city initiated rezonings, and this is why we're here, um, this afternoon

255
00:17:58,480 --> 00:18:00,440
 or to hear about what's, what's going to happen.

256
00:18:00,440 --> 00:18:06,600
 I've got a chart here that identifies the dates of when we are scheduled to have

257
00:18:06,600 --> 00:18:12,200
 the city's city initiated zoning changes, public hearings, as you can see, the

258
00:18:12,200 --> 00:18:17,800
 first column, first row, that is May 29th with planning zoning commission, then

259
00:18:17,800 --> 00:18:23,600
 June 11th to city council, we have identified 25 areas that we have

260
00:18:23,600 --> 00:18:28,120
 areas and I'll show you an exhibit later, what those areas look like.

261
00:18:28,120 --> 00:18:31,560
 What we wanted to make sure is we identified areas that shared the

262
00:18:31,560 --> 00:18:36,480
 same zoning districts that we're proposing to go into so that it's

263
00:18:36,480 --> 00:18:38,720
 simple in ways of reviewing them.

264
00:18:38,720 --> 00:18:46,160
 Um, there was a total of 155 parcels as part of those 25, um, areas.

265
00:18:46,160 --> 00:18:50,080
 And again, there's an exhibit that I'll be showing the commission to show where

266
00:18:50,080 --> 00:18:55,280
 those are and how those, uh, correlate to this, uh, uh, spreadsheet or this table.

267
00:18:55,280 --> 00:19:00,640
 Those are primarily along I 35 E between the city limits by current all

268
00:19:00,640 --> 00:19:02,280
 the way up to Fort Worth drive.

269
00:19:02,280 --> 00:19:06,280
 So those are the errors that we will be taking, bringing forward to the

270
00:19:06,280 --> 00:19:07,840
 planning zoning commission on May 29th.

271
00:19:07,840 --> 00:19:14,400
 Um, and then on June 26th, there'll be another batch or groupings of areas.

272
00:19:14,400 --> 00:19:19,960
 And you see, we've already potentially identified 23 areas in approximately

273
00:19:19,960 --> 00:19:22,680
 529 parcels that's going to fluctuate.

274
00:19:22,680 --> 00:19:26,200
 Uh, we're still looking into some of those parcels, but that's generally

275
00:19:26,200 --> 00:19:29,080
 what the next batch or groupings will look like.

276
00:19:29,080 --> 00:19:34,720
 And then following that July 10th, um, we will be bringing another batch and

277
00:19:34,720 --> 00:19:40,080
 those will be primarily in the, um, us three cents seven, which is Fort Worth

278
00:19:40,080 --> 00:19:45,480
 drive, Teasley and areas within the neighborhood, uh, university compatibility

279
00:19:45,480 --> 00:19:48,200
 areas, the areas around the university, around downtown.

280
00:19:48,200 --> 00:19:52,880
 So those are the areas that you'll see as part of the June, I'm sorry, July

281
00:19:52,880 --> 00:19:59,440
 10th public hearing with PNC, but any questions regarding this table, how

282
00:19:59,440 --> 00:20:02,120
 we're moving forward with it and okay.

283
00:20:02,120 --> 00:20:07,760
 Um, so what's the process?

284
00:20:07,760 --> 00:20:13,760
 Um, the process is that we have identified those public hearing dates.

285
00:20:14,480 --> 00:20:18,040
 We have started to notify property owners.

286
00:20:18,040 --> 00:20:22,560
 We have sent letters out to the property owners, letting them know that their

287
00:20:22,560 --> 00:20:28,040
 properties, um, identified in the letter are being proposed to be zoned to X.

288
00:20:28,040 --> 00:20:31,040
 Uh, we've also contacted them through phone.

289
00:20:31,040 --> 00:20:34,480
 Uh, those that we have phone numbers with, we've contacted them and let them,

290
00:20:34,480 --> 00:20:38,320
 let them know that there is a city initiated rezoning, rezoning change on

291
00:20:38,320 --> 00:20:40,480
 their property so that they're aware of that.

292
00:20:40,480 --> 00:20:44,200
 Uh, we also have started sending out notifications and you heard a little bit

293
00:20:44,200 --> 00:20:51,200
 about that earlier, we mailed, I'm sorry, we published newspaper notices this Sunday.

294
00:20:51,200 --> 00:20:57,560
 And if you saw the newspaper, it was like three or four pages of, um, newspaper,

295
00:20:57,560 --> 00:21:02,920
 you know, columns for these, uh, city initiated rezoning, these 25 areas.

296
00:21:02,920 --> 00:21:05,280
 So we, that was published on Sunday.

297
00:21:05,280 --> 00:21:10,440
 Mailers within the turn of foot buffer area were sent out to property

298
00:21:10,440 --> 00:21:11,520
 owners within turn of feet.

299
00:21:11,960 --> 00:21:17,160
 We also sent out those 500 foot, um, notices, postcards, uh, those were

300
00:21:17,160 --> 00:21:18,520
 sent out today, I believe.

301
00:21:18,520 --> 00:21:24,160
 Uh, so they'll be received hopefully earlier or this week and through the

302
00:21:24,160 --> 00:21:27,440
 weekend, uh, and I'm sure there'll be some questions, but just to let you

303
00:21:27,440 --> 00:21:29,280
 know that those were sent out this week.

304
00:21:29,280 --> 00:21:33,840
 Uh, we also posted those, uh, information, those notices online.

305
00:21:33,840 --> 00:21:35,600
 So that's available online as well.

306
00:21:35,600 --> 00:21:37,840
 So the notification has been done.

307
00:21:37,880 --> 00:21:42,920
 Uh, we're, we're, um, going forward with the may 29th and, um, like I said,

308
00:21:42,920 --> 00:21:47,920
 um, we'll probably hear from folks in the next couple of days, but we've, we've

309
00:21:47,920 --> 00:21:53,280
 met the requirements for notifying, uh, the public hearing staff analysis.

310
00:21:53,280 --> 00:21:55,000
 Um, we've started that as well.

311
00:21:55,000 --> 00:21:56,920
 And that is just to give you an idea.

312
00:21:56,920 --> 00:22:02,800
 Um, it's a, it's a very, um, systematic way of identifying existing conditions as

313
00:22:02,800 --> 00:22:06,840
 well as what that means as relate as it relates to the proposed and why it's

314
00:22:06,840 --> 00:22:10,440
 being considered as part of the city initiated rezoning or zoning changes.

315
00:22:10,440 --> 00:22:19,280
 So to talk about a little bit about what the, um, um, uh, conflict of interest.

316
00:22:19,280 --> 00:22:24,480
 I know that we, we talked about this, um, maybe a little bit earlier, but we want to

317
00:22:24,480 --> 00:22:30,080
 make sure that we have enough folks here for the staff, um, to present and to the

318
00:22:30,080 --> 00:22:33,560
 plan for the planning zoning commission to make a recommendation to city council.

319
00:22:34,000 --> 00:22:38,920
 So we are planning on sending the commission, our staff analysis in

320
00:22:38,920 --> 00:22:46,000
 events, well in advance of our typical, uh, submittal or, um, backups so that if

321
00:22:46,000 --> 00:22:49,880
 you identify a parcel that you have a conflict of interest, we want to make

322
00:22:49,880 --> 00:22:55,120
 sure that you identify that, let us know so that we can make sure that we have

323
00:22:55,120 --> 00:22:59,040
 quorum for that, uh, particular, uh, planning zoning commission.

324
00:22:59,040 --> 00:23:03,880
 I don't anticipate that, uh, but if there is one or two, we want to make

325
00:23:03,880 --> 00:23:09,160
 sure that we pull, um, those, um, or you, you excuse yourself regarding those

326
00:23:09,160 --> 00:23:12,720
 specific areas and then we'll make accommodations.

327
00:23:12,720 --> 00:23:16,640
 But again, the idea is that if you have a conflict of interest of a particular

328
00:23:16,640 --> 00:23:20,840
 area, please let us know in advance so that we can make accommodations.

329
00:23:20,840 --> 00:23:24,480
 Staff presentation.

330
00:23:24,480 --> 00:23:27,480
 So now we're, we're, um, we're at the planning zoning commission, public

331
00:23:27,480 --> 00:23:33,160
 hearing staff will make a presentation of all 25 areas all at one time.

332
00:23:33,200 --> 00:23:38,600
 We'll cover from again, the city limits current all the way up to three, seven,

333
00:23:38,600 --> 00:23:39,600
 Sanford with drive.

334
00:23:39,600 --> 00:23:43,320
 We'll make sure that we identify each area, explain why we're doing it.

335
00:23:43,320 --> 00:23:47,600
 The, um, the existing conditions and we'll just do it all one presentation.

336
00:23:47,600 --> 00:23:51,880
 Um, then the chair will open it up for a public hearing.

337
00:23:51,880 --> 00:23:57,160
 And those that are in attendance will speak in favor or in opposition.

338
00:23:57,160 --> 00:24:02,040
 Uh, we'll go through, um, their, their comments and on the card, they'll

339
00:24:02,040 --> 00:24:05,960
 identify which area they are in opposition or in favor of.

340
00:24:05,960 --> 00:24:07,840
 And so that we can organize it that way.

341
00:24:07,840 --> 00:24:13,560
 Um, following all comments received, the chair will then close a public

342
00:24:13,560 --> 00:24:17,040
 hearing, uh, and then opening up for discussion for the planning zoning

343
00:24:17,040 --> 00:24:22,600
 commission and after, of course, the commission has discussed it, um, there

344
00:24:22,600 --> 00:24:28,560
 will be a motion and the way the motion can be in Jerry can correct me, but it

345
00:24:28,560 --> 00:24:32,560
 can be one recommendation of all 25 areas is my understanding.

346
00:24:32,560 --> 00:24:39,800
 So that, um, if, if there's obviously a, there's a recusal or there's a, uh, an

347
00:24:39,800 --> 00:24:43,600
 item that needs to be pulled because of a public, uh, of a public comment that

348
00:24:43,600 --> 00:24:50,320
 certainly can be done, but if there's none, the motion can be, um, that all 25

349
00:24:50,320 --> 00:24:54,360
 areas can be recommended for whatever recommendation the commission chooses.

350
00:24:55,000 --> 00:24:58,720
 I think that's potentially true, whether that's likely or not is another issue.

351
00:24:58,720 --> 00:24:59,160
 Sure.

352
00:24:59,160 --> 00:25:04,880
 So the option is there, um, um, as opposed to say city council where they

353
00:25:04,880 --> 00:25:11,280
 have to read each item and, uh, motion and vote on each item, um, but for the

354
00:25:11,280 --> 00:25:14,200
 planning zoning commission, our understanding is that it can be

355
00:25:14,200 --> 00:25:16,240
 done all at one time, potentially.

356
00:25:16,240 --> 00:25:22,880
 So how do we choose, how are we, how are we choosing these areas?

357
00:25:22,880 --> 00:25:28,440
 And so we've put together a list of selection of area and, uh,

358
00:25:28,440 --> 00:25:29,920
 proposed zoning criteria.

359
00:25:29,920 --> 00:25:33,160
 So we are starting with the transition chart.

360
00:25:33,160 --> 00:25:37,600
 Of course, that's going to be the zoning that we're going to be looking at.

361
00:25:37,600 --> 00:25:42,200
 And if it's compatible with the area, we're not changing it.

362
00:25:42,200 --> 00:25:42,520
 Right.

363
00:25:42,520 --> 00:25:46,240
 But if it's not, that's why we're doing the city initially rezoning because as of

364
00:25:46,240 --> 00:25:51,200
 October 1st, that is the zoning that's going to be in place, uh, we'll looking,

365
00:25:51,240 --> 00:25:55,080
 we're looking at existing uses, uh, we're looking at ways of addressing

366
00:25:55,080 --> 00:25:58,440
 nonconformity of those nonconforming uses.

367
00:25:58,440 --> 00:26:00,480
 We're looking at protecting neighborhoods.

368
00:26:00,480 --> 00:26:04,720
 How can we protect them either by introducing some zoning districts that

369
00:26:04,720 --> 00:26:07,600
 are less impactful in those particular areas?

370
00:26:07,600 --> 00:26:10,800
 We're looking at areas in certain locations.

371
00:26:10,800 --> 00:26:15,640
 Our first attempt are been I 35 working a way up the corridor.

372
00:26:16,120 --> 00:26:21,800
 We are, we're also looking at us three 80, the loop, um, Teasley and Fort Worth

373
00:26:21,800 --> 00:26:26,640
 will be, uh, upcoming, uh, and then specific areas within the city that we

374
00:26:26,640 --> 00:26:32,760
 have identified as well as what, um, uh, what we've heard from the community as,

375
00:26:32,760 --> 00:26:34,800
 um, potential city initial results.

376
00:26:34,800 --> 00:26:37,600
 We're looking at those as well as part of this effort.

377
00:26:37,600 --> 00:26:42,740
 So those comments that we received through response forms, through emails,

378
00:26:42,740 --> 00:26:45,940
 through phone calls, through the public hearing process, we've

379
00:26:45,940 --> 00:26:49,560
 collected those and we're making sure that we look into those and, and not

380
00:26:49,560 --> 00:26:55,000
 just, um, you know, discard them, but rather making sure that we, uh, find if

381
00:26:55,000 --> 00:26:58,480
 it's, it's something that's worth a city initiated rezoning again, using the

382
00:26:58,480 --> 00:27:01,520
 criteria that we have here, uh, we'll bring that forward.

383
00:27:01,520 --> 00:27:04,760
 If not, those items or those, those requests will be brought

384
00:27:04,760 --> 00:27:06,800
 forward, uh, by applications.

385
00:27:06,800 --> 00:27:11,120
 Of course, we're looking at the, uh, the land use element and the future land

386
00:27:11,120 --> 00:27:15,080
 use map as, uh, another criteria for our city initiated rezoning.

387
00:27:16,000 --> 00:27:19,480
 Um, and last, um, is it a neighborhood commercial, I'm sorry, a

388
00:27:19,480 --> 00:27:20,960
 community or a regional draw?

389
00:27:20,960 --> 00:27:26,840
 Those obviously would then, um, reference or reflect what zoning district, for

390
00:27:26,840 --> 00:27:31,600
 example, MN is, you know, mixed use neighborhood, neighborhood, right?

391
00:27:31,600 --> 00:27:37,000
 Uh, SC, if it's a community, you know, draw, then it'd be an SC, a suburban

392
00:27:37,000 --> 00:27:41,720
 quarter, anything of a regional draw would be an MR, a mixed use regional

393
00:27:41,960 --> 00:27:46,280
 zoning district, so just stuff that we are looking at and will be reflected

394
00:27:46,280 --> 00:27:47,560
 in our staff analysis.

395
00:27:47,560 --> 00:27:51,400
 I think you all have seen this chart already.

396
00:27:51,400 --> 00:27:55,960
 This is the, uh, transition chart that shows what the zonings were and what

397
00:27:55,960 --> 00:27:59,560
 they are, um, currently in as far as the transition zoning.

398
00:27:59,560 --> 00:28:02,160
 I won't spend time, uh, a lot.

399
00:28:02,160 --> 00:28:04,840
 I won't spend a lot of time on this one, but I just wanted to show

400
00:28:04,840 --> 00:28:09,880
 this so that y'all are again, um, familiar with, uh, this chart.

401
00:28:10,720 --> 00:28:15,680
 Okay. So these are the 25 areas.

402
00:28:15,680 --> 00:28:20,320
 And again, you can see that they're grouped by zoning districts as

403
00:28:20,320 --> 00:28:23,280
 well as, um, in geographic area.

404
00:28:23,280 --> 00:28:30,480
 We, um, made a decision or is our, it was our methodology that, uh, here's

405
00:28:30,480 --> 00:28:31,760
 one in case you're looking for it.

406
00:28:31,760 --> 00:28:36,320
 It's a small parcel, um, office, uh, shady shores or Lakeview Boulevard.

407
00:28:36,320 --> 00:28:44,560
 Sorry, um, that, um, if I 35 divided it, it would be separated.

408
00:28:44,560 --> 00:28:48,960
 And so therefore two, you can see it's just north of I-35 and it's

409
00:28:48,960 --> 00:28:50,720
 up in this general area here.

410
00:28:50,720 --> 00:28:54,480
 Three, four is a small one that's over here.

411
00:28:54,480 --> 00:28:58,040
 Uh, five, six, uh, and so on and so forth.

412
00:28:58,040 --> 00:29:02,280
 Again, we made sure that we identified those areas by zoning districts.

413
00:29:02,680 --> 00:29:08,760
 And also if they were separated by I-35, um, or a major roadway.

414
00:29:08,760 --> 00:29:16,800
 So again, to give some, um, similarities in our review and in your consideration.

415
00:29:16,800 --> 00:29:21,080
 Again, the first batch will be along I-35 as you see here.

416
00:29:21,080 --> 00:29:23,480
 Uh, they also include other arterials.

417
00:29:23,480 --> 00:29:28,240
 Again, I said 25, but there are other 24 areas that we're looking at.

418
00:29:28,240 --> 00:29:32,080
 And again, 155 parcels that are involved.

419
00:29:32,680 --> 00:29:39,320
 With this first grouping, um, I won't spend a lot of time on this slide

420
00:29:39,320 --> 00:29:42,640
 either, just to give you an idea of what that staff analysis will include.

421
00:29:42,640 --> 00:29:47,960
 It'll include, of course, the location, the size, uh, what their zoning was in

422
00:29:47,960 --> 00:29:53,560
 2002 and then what it is in the transition or the 2019 zoning, uh, if

423
00:29:53,560 --> 00:29:57,560
 it was requested by a citizen or not, uh, what are the existing uses?

424
00:29:57,560 --> 00:30:02,360
 Did we address not conforming, um, statuses, um, who the property

425
00:30:02,360 --> 00:30:06,160
 owners, a little background of the property, any site data that is available

426
00:30:06,160 --> 00:30:12,480
 and then, um, any findings of facts that we've developed or, um, put together.

427
00:30:12,480 --> 00:30:15,960
 And then the end will be a staff recommendation and then we'll open

428
00:30:15,960 --> 00:30:20,440
 it up, obviously, or present that to you on and open up for, uh, your consideration.

429
00:30:20,440 --> 00:30:23,760
 That concludes my presentation.

430
00:30:23,760 --> 00:30:26,240
 I just, again, thank you for the opportunity.

431
00:30:26,240 --> 00:30:29,120
 Um, it's obviously something that's going to be upcoming.

432
00:30:29,120 --> 00:30:31,800
 Um, it seems like it's a long ways away, but it's going to come in the

433
00:30:31,800 --> 00:30:32,560
 next couple of weeks.

434
00:30:32,560 --> 00:30:36,760
 So, um, a week from, uh, I guess it's coming Tuesday to 29th.

435
00:30:36,760 --> 00:30:41,800
 So do you all have any questions, any recommendations, any input?

436
00:30:41,800 --> 00:30:45,800
 Obviously we're here to see what we can do to improve the process.

437
00:30:45,800 --> 00:30:50,240
 And this is what we've come up and certainly happy to hear from the commission.

438
00:30:50,240 --> 00:30:54,080
 I have a couple of questions.

439
00:30:54,080 --> 00:30:57,200
 Uh, first, thanks in advance for all the staff's work.

440
00:30:57,200 --> 00:31:01,160
 That sounds, uh, like a ton, ton of work.

441
00:31:01,160 --> 00:31:04,840
 So, uh, thank you, uh, sincerely for that work.

442
00:31:04,840 --> 00:31:06,720
 Uh, two questions.

443
00:31:06,720 --> 00:31:12,480
 I'm curious on how heavily the flume will be looked at because as anyone who's

444
00:31:12,480 --> 00:31:16,680
 heard my voice before here knows that it seems as though the future land use map

445
00:31:16,680 --> 00:31:23,840
 is outdated, uh, and so, uh, how heavily is going to be used when there's areas

446
00:31:23,840 --> 00:31:27,760
 specifically on, on our map right now that say rural, which we know are not

447
00:31:27,760 --> 00:31:30,160
 remaining rural and we're not prioritizing as being rural.

448
00:31:30,200 --> 00:31:35,520
 So can you walk me through the, the amount of weight that's being placed

449
00:31:35,520 --> 00:31:36,680
 on the future land use map?

450
00:31:36,680 --> 00:31:41,960
 It, it does, um, have some weight, but I would say it depends on the area.

451
00:31:41,960 --> 00:31:46,160
 And again, like you said, if certain areas we're seeing some changes of,

452
00:31:46,160 --> 00:31:49,840
 um, activity, it's, it's, it's going to be adjusted.

453
00:31:49,840 --> 00:31:53,160
 So I can't say it's 1% of one area.

454
00:31:53,160 --> 00:31:55,880
 It's going to be the same as it will be for another area.

455
00:31:56,280 --> 00:32:01,760
 Uh, it is on our list of items of, of, um, factors to, to look at as far as

456
00:32:01,760 --> 00:32:06,480
 consideration, um, but, um, it's something we look at and I don't know if that

457
00:32:06,480 --> 00:32:12,680
 helps make sense, but it's, it doesn't serve, um, one percentage throughout.

458
00:32:12,680 --> 00:32:14,480
 It's, it's going to depend on the area.

459
00:32:14,480 --> 00:32:14,960
 Okay.

460
00:32:14,960 --> 00:32:15,680
 That is helpful.

461
00:32:15,680 --> 00:32:20,440
 And then, uh, second, this process will.

462
00:32:20,440 --> 00:32:25,760
 Ideally clear up all split zoning or is, is this included and of split zoning?

463
00:32:25,760 --> 00:32:27,960
 Can you walk me through the split zoning?

464
00:32:27,960 --> 00:32:31,480
 Split zoning is, is, is included in these, this analysis as well.

465
00:32:31,480 --> 00:32:31,720
 Yeah.

466
00:32:31,720 --> 00:32:36,720
 So our attempt is to address as many of the split zoning as possible.

467
00:32:36,720 --> 00:32:40,960
 We continue to reach out to property owners, uh, to get their input.

468
00:32:40,960 --> 00:32:45,400
 And of course, any other factors that we use in regards to split zoning, we

469
00:32:45,400 --> 00:32:50,240
 will include in our analysis, but yes, the answer is, uh, this does include

470
00:32:50,240 --> 00:32:53,360
 split zoning, um, addressing those, those in the city.

471
00:32:53,360 --> 00:32:53,960
 Great.

472
00:32:55,760 --> 00:32:56,900
 Any other questions?

473
00:32:56,900 --> 00:33:00,280
 All right.

474
00:33:00,280 --> 00:33:00,760
 Perfect.

475
00:33:00,760 --> 00:33:01,080
 Great.

476
00:33:01,080 --> 00:33:02,760
 Thank you very much.

477
00:33:02,760 --> 00:33:09,080
 Next item for business is the clarification of agenda.

478
00:33:09,080 --> 00:33:14,880
 So we have the consent, but, uh, also three a three B and three C on the

479
00:33:14,880 --> 00:33:17,800
 public hearings are being postponed.

480
00:33:17,800 --> 00:33:22,520
 So we will not look at those three items tonight from the public hearing.

481
00:33:22,520 --> 00:33:24,240
 So I just want to make note of that.

482
00:33:24,240 --> 00:33:25,160
 Commissioner Beck.

483
00:33:25,480 --> 00:33:26,040
 Thank you, chair.

484
00:33:26,040 --> 00:33:30,160
 I just wanted to throw something out there regarding one of the consent

485
00:33:30,160 --> 00:33:37,040
 agenda items, um, the, um, FP 19, 005 Cooper Creek states edition.

486
00:33:37,040 --> 00:33:42,800
 Uh, I looking at that where it was located, I automatically went to the, uh,

487
00:33:42,800 --> 00:33:47,720
 mobility plan and notice that that's that road is designed to run right

488
00:33:47,720 --> 00:33:53,520
 in front of their property was that brought up during the, uh, uh, discussion

489
00:33:53,520 --> 00:33:58,680
 of this, just curious if it was and how they reacted to that and if in fact they

490
00:33:58,680 --> 00:34:06,640
 were doing wanted it because those look like those were going to be, uh,

491
00:34:06,640 --> 00:34:08,200
 residential lots.

492
00:34:08,200 --> 00:34:10,080
 If I, that's correct.

493
00:34:10,080 --> 00:34:10,520
 Okay.

494
00:34:10,520 --> 00:34:12,640
 So now they're going to have a six lane.

495
00:34:12,640 --> 00:34:14,600
 Is it six line three lines each way?

496
00:34:14,600 --> 00:34:16,960
 I believe it's, uh, okay.

497
00:34:16,960 --> 00:34:19,760
 So was there any reaction to that?

498
00:34:19,760 --> 00:34:20,200
 Any comment?

499
00:34:20,200 --> 00:34:21,400
 No, nothing at all.

500
00:34:21,400 --> 00:34:21,760
 Okay.

501
00:34:21,760 --> 00:34:24,880
 I've dealt with the property, yeah, they're aware of it.

502
00:34:24,880 --> 00:34:25,360
 Okay.

503
00:34:25,360 --> 00:34:26,480
 And it's in the ETJ.

504
00:34:26,480 --> 00:34:26,840
 Okay.

505
00:34:26,840 --> 00:34:31,320
 Um, the property owner is aware of it and, and, uh, there's one thing he noted.

506
00:34:31,320 --> 00:34:34,040
 He's like, they dedicated the right away for the plot.

507
00:34:34,040 --> 00:34:34,600
 Okay.

508
00:34:34,600 --> 00:34:38,320
 So they don't have a problem with that when it happens, when it happens.

509
00:34:38,320 --> 00:34:38,880
 Right.

510
00:34:38,880 --> 00:34:39,200
 Yeah.

511
00:34:39,200 --> 00:34:40,800
 It's, it's necessary.

512
00:34:40,800 --> 00:34:42,080
 So, okay, great.

513
00:34:42,080 --> 00:34:42,840
 Thank you.

514
00:34:42,840 --> 00:34:46,880
 Is there any other questions for the consent agenda?

515
00:34:46,880 --> 00:34:50,080
 We have two preliminary plots in the final plot.

516
00:34:50,080 --> 00:34:50,960
 Just look at that.

517
00:34:51,840 --> 00:34:52,160
 All right.

518
00:34:52,160 --> 00:34:57,360
 Seeing none, we will move into our public hearings again, three AB and C are being

519
00:34:57,360 --> 00:35:03,400
 postponed, so that starts us out with item three D and Karina is here to present the

520
00:35:03,400 --> 00:35:04,200
 zoning case.

521
00:35:04,200 --> 00:35:12,280
 So I will preface that my allergies are kicking in.

522
00:35:12,280 --> 00:35:14,400
 So my throat is very raspy.

523
00:35:14,400 --> 00:35:15,240
 So I apologize.

524
00:35:16,840 --> 00:35:23,640
 Um, so later tonight I'll be presenting, uh, Z 19 four, which is the Prairie parcel.

525
00:35:23,640 --> 00:35:32,320
 So the request is to rezone the property, which is a residential lot from NR two or

526
00:35:32,320 --> 00:35:37,760
 neighborhood residential two to neighborhood residential four and our four, um, on

527
00:35:37,760 --> 00:35:40,800
 approximately 0.1 Oh one acres of land.

528
00:35:40,800 --> 00:35:45,040
 Um, that translates to approximately 4,500 square feet.

529
00:35:45,920 --> 00:35:50,520
 Um, the subject property is located, uh, north of Prairie street.

530
00:35:50,520 --> 00:35:56,480
 So Oakwood cemetery is just to the east of it, um, north of Fred Moore park.

531
00:35:56,480 --> 00:36:03,560
 Um, and it is approximately 610 feet west of South brought Brad Bradshaw street.

532
00:36:03,560 --> 00:36:09,480
 Um, and again, they're looking to construct a single family dwelling and

533
00:36:09,480 --> 00:36:11,680
 accessory structure on this property.

534
00:36:14,240 --> 00:36:18,760
 So as a map of the current zoning and the proposed, um, as you can see, it's

535
00:36:18,760 --> 00:36:25,640
 mostly surrounded by an R four to the east and south, um, Oakwood cemetery and

536
00:36:25,640 --> 00:36:31,200
 Fred Moore park are zoned and are two and, um, just to the Northwest of the

537
00:36:31,200 --> 00:36:40,080
 property is a DCG, um, and then there is one, um, chunk of NRMU 12, um, which

538
00:36:40,080 --> 00:36:46,880
 just happens to be, um, one hair salon and a duplex and a residential, uh, lot.

539
00:36:46,880 --> 00:36:56,280
 So the criteria for approval for this rezoning, um, there are two, one is the

540
00:36:56,280 --> 00:37:00,600
 proposed rezoning conforms to the future land use element of the dent plan 2030.

541
00:37:00,600 --> 00:37:05,240
 And second, the proposed rezoning facilitates the adequate provision of

542
00:37:05,240 --> 00:37:10,560
 transportation, water, sewers, school parks, and other public requirements.

543
00:37:10,560 --> 00:37:18,120
 So first looking at the future land use map, um, there are about four, um, future

544
00:37:18,120 --> 00:37:20,800
 land use designations on this single parcel.

545
00:37:20,800 --> 00:37:24,240
 Um, it's not really depicted well here.

546
00:37:24,240 --> 00:37:29,360
 Uh, mostly the red shows, but that is downtown Denton, downtown

547
00:37:29,360 --> 00:37:35,040
 compel compatibility, um, parks and open space and then low density residential.

548
00:37:35,480 --> 00:37:40,960
 So in our evaluation, uh, the proposed rezoning does conform to the future

549
00:37:40,960 --> 00:37:44,280
 land use for the low density residential.

550
00:37:44,280 --> 00:37:50,080
 Um, it is a transition area between the other, um, designations.

551
00:37:50,080 --> 00:37:54,920
 Um, however, the, the existing site and the surrounding, um, property

552
00:37:54,920 --> 00:37:58,520
 uses are mostly consistent with low density residential.

553
00:38:02,280 --> 00:38:06,040
 Um, this property is located in an existing subdivision.

554
00:38:06,040 --> 00:38:09,640
 So there is existing water sewer transportation.

555
00:38:09,640 --> 00:38:11,960
 It is located right next to front more park.

556
00:38:11,960 --> 00:38:17,240
 Um, and there are no anticipated, uh, negative impacts to this rezoning.

557
00:38:17,240 --> 00:38:23,520
 So the property was, um, the property owners surrounding the

558
00:38:23,520 --> 00:38:25,320
 200 foot area were notified.

559
00:38:25,320 --> 00:38:30,600
 Um, six notices were sent out, um, within the 500 foot area, courtesy

560
00:38:30,600 --> 00:38:35,040
 of notices were sent out to approximately 29 or 229 property owners.

561
00:38:35,040 --> 00:38:41,960
 Um, to date, we have not received any, um, responses in favor or

562
00:38:41,960 --> 00:38:47,480
 opposed to the rezoning, um, one sign was posted on the property, uh, and

563
00:38:47,480 --> 00:38:49,320
 no neighborhood meetings were held.

564
00:38:49,320 --> 00:38:53,560
 And so with that, um, staff is recommending approval of the rezoning.

565
00:38:53,560 --> 00:38:55,720
 Any questions?

566
00:38:55,720 --> 00:38:56,320
 Chris, you're back.

567
00:38:56,320 --> 00:38:57,160
 Thank you, chair.

568
00:38:57,400 --> 00:39:03,560
 The property to the east of that, that is a cemetery, is that correct?

569
00:39:03,560 --> 00:39:05,120
 Uh, right here.

570
00:39:05,120 --> 00:39:06,040
 Yes.

571
00:39:06,040 --> 00:39:06,360
 Yes.

572
00:39:06,360 --> 00:39:07,440
 That is Oakwood cemetery.

573
00:39:07,440 --> 00:39:11,160
 That's curious why that was even zoned in our two with sad.

574
00:39:11,160 --> 00:39:15,200
 Yeah, we did just wasn't in cemeteries are allowed in NR two, I guess.

575
00:39:15,200 --> 00:39:17,000
 Yeah, we did look at the property.

576
00:39:17,000 --> 00:39:21,120
 Um, and so it was zoned in 2002 with that, that designation.

577
00:39:21,120 --> 00:39:25,480
 Um, it appeared to be a map error, but it does look like, in fact, maybe

578
00:39:25,480 --> 00:39:29,120
 it was an oversight on that single parcel, uh, just a little bit

579
00:39:29,120 --> 00:39:31,400
 of background on that, that lot.

580
00:39:31,400 --> 00:39:36,040
 It was subdivided, um, as part of the Jasper edition in 1920.

581
00:39:36,040 --> 00:39:41,320
 So it mostly carried the same zoning designation through our various rezonings.

582
00:39:41,320 --> 00:39:44,560
 It just so happened that in 2002, there might've been an error.

583
00:39:44,560 --> 00:39:45,040
 Okay.

584
00:39:45,040 --> 00:39:45,680
 Thanks.

585
00:39:45,680 --> 00:39:47,800
 Jerry, do you have something to add?

586
00:39:47,800 --> 00:39:52,400
 Yeah, I'm just going to say that, uh, back in 2002, NR two was

587
00:39:52,400 --> 00:39:54,320
 largely a default zoning.

588
00:39:55,600 --> 00:40:00,880
 I have a couple of questions.

589
00:40:00,880 --> 00:40:05,080
 Can they, can anyone build right now with NR two, the plot, the property

590
00:40:05,080 --> 00:40:06,320
 seems too small to do that.

591
00:40:06,320 --> 00:40:11,480
 So the, the current zoning allows for 30% lot coverage, which is very

592
00:40:11,480 --> 00:40:13,840
 tight in this specific lot area.

593
00:40:13,840 --> 00:40:18,480
 The neighborhood surrounding it all have that NR four zoning.

594
00:40:18,480 --> 00:40:20,640
 So they have 60% lot coverage.

595
00:40:21,000 --> 00:40:25,920
 Um, so it, it's doable, but it's very tight in that small space.

596
00:40:25,920 --> 00:40:30,400
 And do we know what the accessory structure is?

597
00:40:30,400 --> 00:40:34,520
 Um, from the, um, narrative that was provided, it just said it

598
00:40:34,520 --> 00:40:36,080
 could be a carport or garage.

599
00:40:36,080 --> 00:40:37,520
 It won't be a dwelling unit.

600
00:40:37,520 --> 00:40:40,200
 Um, but it's most likely going to be for storage.

601
00:40:40,200 --> 00:40:43,520
 Uh, the property owner or the applicant is here today.

602
00:40:43,520 --> 00:40:47,000
 Um, so they will be speaking at the public hearing at six 30.

603
00:40:47,000 --> 00:40:48,600
 Um, they are here in the room.

604
00:40:48,600 --> 00:40:53,760
 If, if, uh, and, and with that, if they were to build a garage or

605
00:40:53,760 --> 00:40:57,000
 storage, non-dwelling unit, is there an SUP required for that?

606
00:40:57,000 --> 00:41:02,560
 Or any other questions?

607
00:41:02,560 --> 00:41:05,600
 Thank you very much.

608
00:41:09,000 --> 00:41:19,960
 Next item is item three E Z 18 dash 0011C I'll invite Julie for presentation.

609
00:41:19,960 --> 00:41:23,440
 Good evening.

610
00:41:23,440 --> 00:41:24,920
 Evening.

611
00:41:24,920 --> 00:41:30,680
 I'm Julie Wyatt, senior planner with the city and I am presenting

612
00:41:30,680 --> 00:41:34,320
 Z 18 11 agave ranch to you this evening.

613
00:41:35,280 --> 00:41:40,160
 So the request before you is, um, to zone the property with a mix of

614
00:41:40,160 --> 00:41:45,840
 zoning districts, um, in our four on 36 acres in our three neighborhood

615
00:41:45,840 --> 00:41:50,800
 residential three on 41 acres and neighborhood residential two on 15

616
00:41:50,800 --> 00:41:57,480
 acres on a subject property, uh, totaling 92 total acres off of FM four

617
00:41:57,480 --> 00:41:59,960
 28 situated in the Northeast side of town.

618
00:41:59,960 --> 00:42:01,680
 Um, this may look familiar to you.

619
00:42:01,680 --> 00:42:06,240
 You, you saw something similar, um, in January of this year, uh, they, they

620
00:42:06,240 --> 00:42:09,600
 came in at that time with a different request, they've since amended the

621
00:42:09,600 --> 00:42:11,960
 request and so that's why it's coming back to you this evening.

622
00:42:11,960 --> 00:42:17,840
 So just to take a look at, at what the current, um, uh, map looks like, and

623
00:42:17,840 --> 00:42:19,120
 then what the proposed map would be.

624
00:42:19,120 --> 00:42:20,720
 So this is the current map right here.

625
00:42:20,720 --> 00:42:26,960
 Um, as I said, it's this 92 acres along FM four 28 adjacent to FM four 28, there

626
00:42:26,960 --> 00:42:31,360
 is a zoning designation of RD five and that zoning designation was put on the

627
00:42:31,360 --> 00:42:36,440
 property with the city wide zone rezoning in 2002, uh, the, uh, the

628
00:42:36,440 --> 00:42:41,200
 balance of the, of the property, um, to the east of that has the, the strike

629
00:42:41,200 --> 00:42:46,000
 marks that is RD five X, which is actually not really even a zoning.

630
00:42:46,000 --> 00:42:47,640
 It's kind of unzoned property.

631
00:42:47,640 --> 00:42:50,160
 Um, it was annexed in 2005.

632
00:42:50,160 --> 00:42:54,520
 And as you're aware, when property is annexed into the city of Denton, um, it,

633
00:42:54,520 --> 00:42:59,080
 it kind of follows that RD five X, but stays unzoned until the property owner

634
00:42:59,080 --> 00:43:01,200
 comes forward with the zoning, um, proposal.

635
00:43:01,760 --> 00:43:03,440
 So this is the proposed map here.

636
00:43:03,440 --> 00:43:08,200
 Uh, the, the, as I said, the south portion is the NR four, uh, that middle

637
00:43:08,200 --> 00:43:12,200
 portion they're proposing to be in our three and then the NR two to the north.

638
00:43:12,200 --> 00:43:17,480
 So that that zoning, um, would sort of flow, um, going less dense to, or more

639
00:43:17,480 --> 00:43:25,120
 dense to less dense as you move forward to move toward the north, um, to look,

640
00:43:25,120 --> 00:43:29,040
 we're going to take a look at the comparison of the densities and the, the,

641
00:43:29,080 --> 00:43:32,000
 um, the zoning districts that we're talking about tonight.

642
00:43:32,000 --> 00:43:36,280
 So, um, this column here is the current regulations and that's that RD five.

643
00:43:36,280 --> 00:43:41,840
 And then the RD five X, um, residential and rural uses are permitted in our D

644
00:43:41,840 --> 00:43:48,280
 five, a minimum lot size of five acres, maximum lot coverage of 15% for any

645
00:43:48,280 --> 00:43:51,400
 buildings that aren't agricultural buildings, and then the maximum building

646
00:43:51,400 --> 00:43:53,000
 height of 65 feet.

647
00:43:53,000 --> 00:43:56,400
 So essentially on the 92 acres, they could under current zoning

648
00:43:56,400 --> 00:43:58,400
 build five dwelling units.

649
00:43:58,920 --> 00:44:03,600
 Um, they're proposing that, uh, mix of zoning districts and our four in our

650
00:44:03,600 --> 00:44:08,280
 three and NR two and our four permit single family duplex with limitations

651
00:44:08,280 --> 00:44:12,560
 and townhomes with an SUP minimum lot size of 7,000 square feet.

652
00:44:12,560 --> 00:44:16,960
 Um, for, for, um, uh, subdivisions that are over two acres, they could go to

653
00:44:16,960 --> 00:44:21,120
 that maximum density of four dwelling units per acre, maximum lot coverage of

654
00:44:21,120 --> 00:44:24,040
 60% and our three is a little less dense.

655
00:44:24,040 --> 00:44:28,200
 It goes to that 10,000 square foot lot or the three and a half dwelling units per

656
00:44:28,200 --> 00:44:32,640
 acre takes out that duplex use, but still keeps the townhomes with an SUP and then

657
00:44:32,640 --> 00:44:37,720
 NR two is less dense with the 16,000 square foot lots, uh, two dwelling units

658
00:44:37,720 --> 00:44:42,520
 per acre and then, um, adds in the manufactured housing use with an SUP,

659
00:44:42,520 --> 00:44:44,640
 but no townhome or duplex uses.

660
00:44:44,640 --> 00:44:50,360
 So if approved in accordance with their plan, they could develop a maximum of

661
00:44:50,360 --> 00:44:55,240
 317 single family dwellings over those three zoning districts.

662
00:44:56,560 --> 00:44:59,440
 So the criteria for approval in sub chapter three, uh, the first thing we

663
00:44:59,440 --> 00:45:03,400
 always look at, does it conform to the future land use, um, at map of the, of

664
00:45:03,400 --> 00:45:04,600
 the dent plan 2030.

665
00:45:04,600 --> 00:45:10,520
 So didn't plan it, didn't plan 2030 calls for this area to be rural areas.

666
00:45:10,520 --> 00:45:14,920
 The intent is to maintain that rural character along the city's edge, um, with

667
00:45:14,920 --> 00:45:19,280
 development of farms and ranches or low density of rural type housing or

668
00:45:19,280 --> 00:45:20,640
 conservation type development.

669
00:45:20,640 --> 00:45:24,280
 Uh, the proposed zoning does not meet this future land use designation.

670
00:45:24,600 --> 00:45:27,920
 And because of that, we actually have a separate set of criteria for approval

671
00:45:27,920 --> 00:45:30,160
 that we look at, and that's in sub chapter three.

672
00:45:30,160 --> 00:45:33,880
 I won't read all of these, uh, to you, but it is in your backup and also

673
00:45:33,880 --> 00:45:35,160
 in the dent development code.

674
00:45:35,160 --> 00:45:38,720
 And we'll just kind of talk through this as we talk about their project.

675
00:45:38,720 --> 00:45:44,520
 So criteria one and two, um, deals with the existing land uses in zoning

676
00:45:44,520 --> 00:45:46,400
 and impact to future development.

677
00:45:46,400 --> 00:45:51,400
 Um, this is something we looked at in, in January, but, um, so the subject

678
00:45:51,400 --> 00:45:55,440
 property is, is, is near rural, but urbanizing areas.

679
00:45:55,440 --> 00:45:58,760
 And this map really kind of shows what kind of development we're seeing

680
00:45:58,760 --> 00:46:01,880
 along our Northern edge and that urban fringe.

681
00:46:01,880 --> 00:46:06,320
 So all of the dots represent either something that has, um, either in

682
00:46:06,320 --> 00:46:09,920
 development now, so something maybe is going in on the ground or maybe they have

683
00:46:09,920 --> 00:46:13,520
 a plat or, or they've approached the city and are moving forward with some

684
00:46:13,520 --> 00:46:13,960
 development.

685
00:46:13,960 --> 00:46:17,840
 So you see a lot of yellow dots on that North side of town and, and in

686
00:46:17,840 --> 00:46:18,880
 the Northeast side of town.

687
00:46:18,880 --> 00:46:23,720
 So we're seeing that development push North, um, outside the loop, uh, up our

688
00:46:23,720 --> 00:46:26,960
 arterials, um, where it has that, that access.

689
00:46:26,960 --> 00:46:31,800
 Um, and so these recent rezoning, these development is really showing that

690
00:46:31,800 --> 00:46:35,240
 continuous development pattern that the, the dent plan calls for.

691
00:46:35,240 --> 00:46:39,000
 They want to make sure there's continuous development and that's emerging,

692
00:46:39,000 --> 00:46:41,040
 emerging along these arterials.

693
00:46:41,040 --> 00:46:44,080
 Um, and we're also planning for this potential growth.

694
00:46:44,080 --> 00:46:46,400
 We, like I said, we're, we're hearing a lot.

695
00:46:46,640 --> 00:46:50,240
 And so, um, the city undertook a traffic study and I believe that was in your

696
00:46:50,240 --> 00:46:50,720
 backup.

697
00:46:50,720 --> 00:46:54,280
 So, um, we're looking to see what kind of traffic patterns we're going to have on

698
00:46:54,280 --> 00:46:57,800
 the Northeast side of town and how we're going to manage that in the future.

699
00:46:57,800 --> 00:47:04,640
 Um, to continue on with that, um, the, the criteria one and two, uh, the

700
00:47:04,640 --> 00:47:08,680
 existing, it's adjacent to the existing in our four and in our two districts.

701
00:47:08,680 --> 00:47:12,560
 So really when you look at that proposed map, you can see those adjacencies and

702
00:47:12,560 --> 00:47:16,560
 what we want to see with any zoning case is that logical continuation of

703
00:47:16,560 --> 00:47:17,600
 that zoning pattern.

704
00:47:17,600 --> 00:47:20,960
 And what they're proposing really does continue that zoning pattern.

705
00:47:20,960 --> 00:47:26,760
 Um, the proposal could also create a transition, um, uh, transition area and

706
00:47:26,760 --> 00:47:29,040
 buffer to the high traffic areas.

707
00:47:29,040 --> 00:47:32,320
 Um, FM four 28, isn't going to stay the way it is now.

708
00:47:32,320 --> 00:47:37,320
 Text dot has plans to expand it as well as some other, um, transportation

709
00:47:37,320 --> 00:47:40,600
 interventions that are more regional in nature that are going on north of the

710
00:47:40,600 --> 00:47:41,080
 property.

711
00:47:41,080 --> 00:47:45,800
 So, um, by providing this, um, residential area, it could provide that,

712
00:47:45,800 --> 00:47:46,880
 that transition.

713
00:47:46,880 --> 00:47:53,040
 Um, the applicant as part of their submittal did provide some trip generation,

714
00:47:53,040 --> 00:47:58,240
 um, for, uh, they assumed 310 single family homes and that, and, and their

715
00:47:58,240 --> 00:48:03,960
 assumption was that that would, um, create 29, about 2,900 trips within a 24

716
00:48:03,960 --> 00:48:04,640
 hour period.

717
00:48:04,640 --> 00:48:09,600
 Um, AM peak when people were going to work, that would be about 236 trips.

718
00:48:09,600 --> 00:48:14,000
 And then when people were coming home in the evening, about 310 trips and that's

719
00:48:14,000 --> 00:48:15,880
 based upon the ITE manual.

720
00:48:15,880 --> 00:48:21,560
 Um, and as I said, the, the city also commissioned a transportation study, uh,

721
00:48:21,560 --> 00:48:27,520
 and, and, and the results of that, um, called for more, um, more connections

722
00:48:27,520 --> 00:48:30,760
 within this area and particularly going east and west.

723
00:48:30,760 --> 00:48:35,800
 Um, if you, if you're familiar with it, you know that FM four 28 is that spine

724
00:48:35,800 --> 00:48:36,880
 that you have to use.

725
00:48:36,880 --> 00:48:39,440
 There's no real, no other many options.

726
00:48:39,760 --> 00:48:44,520
 And so, um, so more east west connections would allow more, um, disbursement of

727
00:48:44,520 --> 00:48:48,240
 that traffic in the area, also calling for more additional travel lanes, which

728
00:48:48,240 --> 00:48:52,640
 are proposed, uh, for text audit at some point in the future, um, it would be a

729
00:48:52,640 --> 00:48:56,040
 three lane divided arterial also to improve the intersections.

730
00:48:56,040 --> 00:49:01,360
 Um, also as part of it would be a realignment of, of Hartley field road.

731
00:49:01,360 --> 00:49:03,760
 It would bisect the site extending to the west.

732
00:49:03,760 --> 00:49:08,040
 So if this project were approved, they would have to build their, their part of

733
00:49:08,040 --> 00:49:11,320
 that Hartley field and, and start that, that connection.

734
00:49:11,320 --> 00:49:15,880
 Um, and then with the development impact fees would be required to be paid.

735
00:49:15,880 --> 00:49:20,320
 And then, um, also we have previously identified improvements, a dedicated

736
00:49:20,320 --> 00:49:25,080
 right turn, um, from FM four 28 to Luke two 88, as well as a signal there.

737
00:49:25,080 --> 00:49:28,120
 And that, that is, um, that is coming soon.

738
00:49:28,120 --> 00:49:33,400
 Um, so just, here's a map showing that transportation study.

739
00:49:33,400 --> 00:49:39,240
 So, um, the study boundary is this sort of, um, fuzzy line here and, and, um,

740
00:49:39,240 --> 00:49:43,680
 planning work with engineering on that to kind of, um, talk about the

741
00:49:43,680 --> 00:49:47,040
 methodology and, and how they, how they were going to approach the study.

742
00:49:47,040 --> 00:49:52,360
 So the study really kind of assumed that, um, the build out of this area

743
00:49:52,360 --> 00:49:54,800
 would be four dwelling units per acre.

744
00:49:54,800 --> 00:49:57,880
 And then those nodes of commercial activity, we don't know if that's the

745
00:49:57,880 --> 00:50:00,400
 way it's going to develop, but that was kind of the methodology we used to see.

746
00:50:00,400 --> 00:50:02,040
 What would that scenario look like?

747
00:50:02,680 --> 00:50:07,920
 Um, the subject side is there shown in red and then the yellow is the, is the

748
00:50:07,920 --> 00:50:13,080
 proposed connections that they, that the, um, that the study, uh, determined this

749
00:50:13,080 --> 00:50:15,120
 F road that's Hartley field.

750
00:50:15,120 --> 00:50:18,480
 So that would straighten out and go through the property, um, connecting,

751
00:50:18,480 --> 00:50:23,760
 um, onto the West to provide an additional way for, for, um, residents

752
00:50:23,760 --> 00:50:26,560
 and, and people who are moving through the area to get around.

753
00:50:26,560 --> 00:50:31,000
 Um, also just one other thing to look at that we don't see very often because,

754
00:50:31,280 --> 00:50:34,920
 um, we just, you know, development in this area is, is coming along.

755
00:50:34,920 --> 00:50:41,240
 But this, this, um, this line right here is actually, um, a regional loop that

756
00:50:41,240 --> 00:50:43,680
 will go around the entire Metro area.

757
00:50:43,680 --> 00:50:48,000
 So I believe it's actually under construction in Mansfield and it's going

758
00:50:48,000 --> 00:50:50,440
 to loop the entire DFW area.

759
00:50:50,440 --> 00:50:55,840
 So, um, I don't know when it's going to be completed, but, uh, the cog and,

760
00:50:55,840 --> 00:50:59,360
 and, um, text dot is, is, is, is planning for the future.

761
00:51:02,000 --> 00:51:03,040
 I know he believed that.

762
00:51:03,040 --> 00:51:08,600
 So, um, we also looked at water and sewer in the area.

763
00:51:08,600 --> 00:51:12,640
 Um, they would have to extend water either from the 12 inch to the

764
00:51:12,640 --> 00:51:14,160
 North or 12 inch to the South.

765
00:51:14,160 --> 00:51:17,760
 They'd also have to do sewer extensions across the frontage and a lift station

766
00:51:17,760 --> 00:51:20,080
 to ensure that that sewer works properly.

767
00:51:20,080 --> 00:51:24,000
 Um, we, we did the calculation on the schools.

768
00:51:24,000 --> 00:51:28,800
 This is based upon Denton ISD formula, uh, based upon what that maximum, the

769
00:51:28,800 --> 00:51:36,840
 370, 317 homes, it would generate, uh, approximately 72 elementary students,

770
00:51:36,840 --> 00:51:40,040
 38 middle school students, and then 47 high school students.

771
00:51:40,040 --> 00:51:42,640
 And the schools within that attendance boundary currently do

772
00:51:42,640 --> 00:51:43,800
 have the capacity for that.

773
00:51:43,800 --> 00:51:47,840
 Uh, Parkland dedication would be provided, um, with, uh, the

774
00:51:47,840 --> 00:51:50,840
 platting and also the development of the site.

775
00:51:50,840 --> 00:51:54,920
 And then, you know, just from a broader standpoint, new development and, and

776
00:51:54,920 --> 00:51:59,000
 particularly in this area should integrate the park's goals with, um, and

777
00:51:59,000 --> 00:52:02,800
 cooperate, you know, provide cooperation between the developers and our parks

778
00:52:02,800 --> 00:52:06,160
 department, um, to ensure that we have adequate parkland.

779
00:52:06,160 --> 00:52:11,840
 So, um, the next criterion we're looking at is seven, the consideration

780
00:52:11,840 --> 00:52:13,240
 of character and land use.

781
00:52:13,240 --> 00:52:16,160
 Um, so this is still a rural area.

782
00:52:16,160 --> 00:52:21,040
 Um, but the existing growth does suggest that there is stage development

783
00:52:21,040 --> 00:52:22,800
 coming along these arterials.

784
00:52:23,320 --> 00:52:27,520
 Um, and that, um, and that, you know, residential development and this

785
00:52:27,520 --> 00:52:31,000
 periphery, particularly this sort of low density residential development,

786
00:52:31,000 --> 00:52:32,760
 it may be appropriate in this area.

787
00:52:32,760 --> 00:52:36,840
 Um, however, there may be some uses, particularly in the zoning

788
00:52:36,840 --> 00:52:40,280
 districts that they're proposing that would be incompatible because this

789
00:52:40,280 --> 00:52:42,400
 is kind of that farm and ranch area.

790
00:52:42,400 --> 00:52:44,480
 But there's also some residential neighborhoods.

791
00:52:44,480 --> 00:52:48,400
 We feel like if it was approved, um, all of the permitted uses

792
00:52:48,400 --> 00:52:51,840
 should be netted out to just those single family to be consistent

793
00:52:51,840 --> 00:52:53,760
 with that, um, existing development pattern.

794
00:52:53,760 --> 00:53:00,000
 Um, we also looked at mobility and, and open space.

795
00:53:00,000 --> 00:53:03,880
 As I said, the surrounding area is known for the farming and the ranching.

796
00:53:03,880 --> 00:53:07,000
 Um, it's got a lot of natural open spaces and recreation.

797
00:53:07,000 --> 00:53:11,360
 And in fact, um, I've got a map here of the parkland shown in green.

798
00:53:11,360 --> 00:53:14,360
 And if you've been out there, you've got the clear Creek natural

799
00:53:14,360 --> 00:53:16,200
 heritage center, um, in this location.

800
00:53:16,200 --> 00:53:18,000
 Plus you've got a state park to the north.

801
00:53:18,600 --> 00:53:22,200
 Um, so design standards should compliment that existing character

802
00:53:22,200 --> 00:53:25,160
 in meaningful open space should be provided with, with any

803
00:53:25,160 --> 00:53:26,520
 development on this site.

804
00:53:26,520 --> 00:53:31,200
 Um, therefore staff staff recommends a condition to require an off street

805
00:53:31,200 --> 00:53:35,920
 multi-use path that would provide internal and external connectivity

806
00:53:35,920 --> 00:53:41,800
 and recreation and how we've kind of framed this as, um, um, or as we've

807
00:53:41,800 --> 00:53:47,440
 proposed it with it, all lots, uh, within the proposed development would have

808
00:53:47,440 --> 00:53:52,160
 to be within 1300 feet of an access point to that trail system.

809
00:53:52,160 --> 00:53:56,240
 And that actually serves one of parks goals and that every citizen within

810
00:53:56,240 --> 00:53:58,880
 the city of Denton should be within a 10 minute walk to a park.

811
00:53:58,880 --> 00:54:01,160
 So that's about a quarter mile walk.

812
00:54:01,160 --> 00:54:03,080
 So it actually exceeds that requirement.

813
00:54:03,080 --> 00:54:06,400
 We want to make sure that any houses would, would have access to that park.

814
00:54:06,400 --> 00:54:11,120
 And then also two remote connections to adjacent properties should be

815
00:54:11,120 --> 00:54:13,520
 provided if this was, um, approved.

816
00:54:13,520 --> 00:54:17,280
 And the intent of that is once that, that trail system gets started,

817
00:54:17,280 --> 00:54:22,080
 that this would be the catalyst that trail system would continue, um, continue

818
00:54:22,080 --> 00:54:26,520
 on as, as this area develops to get to that clear Creek natural heritage center,

819
00:54:26,520 --> 00:54:29,640
 or there's, there's a lot of floodplain in this area.

820
00:54:29,640 --> 00:54:34,360
 So these are great natural assets that the city has and that we should make

821
00:54:34,360 --> 00:54:38,760
 sure that our trail system, um, takes advantage of that and gets, um, gets,

822
00:54:38,760 --> 00:54:42,120
 gets our residents there off, you know, so they don't have to drive to those places.

823
00:54:42,120 --> 00:54:43,280
 They could walk or ride their bikes.

824
00:54:45,000 --> 00:54:49,840
 Um, we also feel like a buffer should be, um, should be, um, placed or

825
00:54:49,840 --> 00:54:53,160
 put in place, uh, along FM four 28.

826
00:54:53,160 --> 00:54:59,120
 Um, it is slated to be, um, at least six travel lanes, possibly even larger,

827
00:54:59,120 --> 00:55:03,880
 especially once you've got that, that, um, regional loop, uh, to the

828
00:55:03,880 --> 00:55:07,920
 north of the subject property and, um, this type of higher speed road can

829
00:55:07,920 --> 00:55:09,800
 create nuisances for residents.

830
00:55:10,200 --> 00:55:15,880
 And so, um, as part of our review and as, as part of the request, uh, we

831
00:55:15,880 --> 00:55:20,560
 think a buffer is appropriate in this location, not only to screen those, those

832
00:55:20,560 --> 00:55:24,760
 new rooftops from this sort of rural area and to kind of, kind of provide that

833
00:55:24,760 --> 00:55:28,720
 separation from the rural area, but also to increase the livability of those

834
00:55:28,720 --> 00:55:30,600
 residents once they are there.

835
00:55:30,600 --> 00:55:36,080
 Um, and so we're, we're recommending, um, a, a 20 foot landscape buffer

836
00:55:36,080 --> 00:55:41,420
 outside of any PUE, uh, public utility easement on FM four 28 for the entire

837
00:55:41,420 --> 00:55:46,320
 frontage of the property and that would include a berm, um, a large tree planted

838
00:55:46,320 --> 00:55:51,880
 every 30 linear feet shrubs and, and also, um, a wall and that's just to

839
00:55:51,880 --> 00:55:56,720
 provide that distance separation as well as that, um, that, that buffer,

840
00:55:56,720 --> 00:56:00,940
 that, that green wall, if you will, to, to separate the uses to Mr.

841
00:56:00,940 --> 00:56:02,400
 Smith, thank you, chair Julie.

842
00:56:02,400 --> 00:56:07,080
 What is one, you said 20, is it 20 or 30? You said 20, I'm sorry.

843
00:56:07,080 --> 00:56:08,360
 Um, it's a 30 foot.

844
00:56:08,360 --> 00:56:08,680
 Okay.

845
00:56:08,680 --> 00:56:11,500
 Um, but it's a 30 foot landscape.

846
00:56:11,500 --> 00:56:15,200
 It's just meaning that trees that are 30 feet have the capacity to grow 30 feet.

847
00:56:15,200 --> 00:56:19,800
 Is it the berm plus, I know this is a maximum six foot tall masonry also.

848
00:56:19,800 --> 00:56:21,400
 It's not a 30 foot wall.

849
00:56:21,400 --> 00:56:24,280
 What makes up that 30 foot landscape buffer?

850
00:56:24,280 --> 00:56:26,280
 I said, is it, is it 30 feet high?

851
00:56:26,280 --> 00:56:27,520
 Is it, is it 30 feet wide?

852
00:56:27,520 --> 00:56:28,440
 30 feet wide.

853
00:56:28,440 --> 00:56:28,800
 Yes, sir.

854
00:56:28,800 --> 00:56:29,200
 Yes, sir.

855
00:56:29,200 --> 00:56:29,680
 Appreciate it.

856
00:56:31,600 --> 00:56:33,200
 Um, notification was sent out.

857
00:56:33,200 --> 00:56:40,240
 Um, so, uh, notification boundary really only applies to that portion of the

858
00:56:40,240 --> 00:56:42,280
 property that is currently zoned.

859
00:56:42,280 --> 00:56:47,080
 So that portion of the property that is unzoned isn't factored into that

860
00:56:47,080 --> 00:56:50,120
 notification, so that's why you see this map in this way.

861
00:56:50,120 --> 00:56:57,120
 Um, and so within that 200 feet of the property that's within that zoned

862
00:56:57,200 --> 00:57:03,360
 RD five zoning district adjacent to FM four 28, we've received, um, one

863
00:57:03,360 --> 00:57:10,360
 letter in opposition and then, um, two in favor, and I believe the, um, the

864
00:57:10,360 --> 00:57:12,960
 applicant is also in favor of the request as well.

865
00:57:12,960 --> 00:57:16,080
 There are also eight signs posted on the site and there have

866
00:57:16,080 --> 00:57:17,720
 been four neighborhood meetings.

867
00:57:17,720 --> 00:57:26,160
 Julie, can, um, is that just one sliver of a property between the green and red?

868
00:57:26,240 --> 00:57:28,080
 There's a very small sliver here.

869
00:57:28,080 --> 00:57:29,600
 The property owner there.

870
00:57:29,600 --> 00:57:29,840
 Yep.

871
00:57:29,840 --> 00:57:33,720
 There's a property owner that owns this little sliver, and then they, they own

872
00:57:33,720 --> 00:57:36,560
 quite a bit of property, um, to the east.

873
00:57:36,560 --> 00:57:36,800
 Okay.

874
00:57:36,800 --> 00:57:42,040
 Um, but we, we heard, you probably noticed in your backup, there

875
00:57:42,040 --> 00:57:43,320
 were quite a few letters.

876
00:57:43,320 --> 00:57:46,080
 Um, and so we have, we've received a lot.

877
00:57:46,080 --> 00:57:47,800
 There's been a lot of interest in this project.

878
00:57:47,800 --> 00:57:50,880
 So we wanted to make sure that we kind of just showed you where we've

879
00:57:50,880 --> 00:57:53,240
 been receiving a lot of the concern.

880
00:57:53,560 --> 00:57:57,800
 Um, I've got, I put more letters on your table.

881
00:57:57,800 --> 00:57:59,840
 This may not reflect that.

882
00:57:59,840 --> 00:58:03,160
 And then I have some more that I tried to collate over there and I got confused.

883
00:58:03,160 --> 00:58:08,280
 So I'll get those to you, but, um, but just, just the dots kind of represent

884
00:58:08,280 --> 00:58:10,240
 where we're seeing some of that concern.

885
00:58:10,240 --> 00:58:15,160
 Um, these dots that are red or larger because I received quite a few letters

886
00:58:15,160 --> 00:58:19,840
 from the, the Hartley field road area, as well as this, this neighborhood right here.

887
00:58:19,840 --> 00:58:23,760
 So kind of want to make those larger so you'd visually, um, it would make sense.

888
00:58:23,760 --> 00:58:28,160
 And then we have received, um, some, some responses from the south part of town.

889
00:58:28,160 --> 00:58:35,440
 So, um, as development moves toward that urban fridge and pushes to the north,

890
00:58:35,440 --> 00:58:40,120
 um, analysis of the proposal must con, must consider the future land use

891
00:58:40,120 --> 00:58:45,640
 designation as well as that overall vision, um, and goals in the Denton plan 2030.

892
00:58:45,640 --> 00:58:47,920
 So we have to kind of have to look at it in a more holistic way.

893
00:58:48,160 --> 00:58:52,080
 And this includes not only landscape or land use, but also urban design,

894
00:58:52,080 --> 00:58:54,920
 the multimodal connectivity, parks, and the environment.

895
00:58:54,920 --> 00:58:59,600
 And while this request is not consistent with the future land use designation,

896
00:58:59,600 --> 00:59:04,080
 um, the proposal would combine with the conditions staff feels like, um,

897
00:59:04,080 --> 00:59:08,760
 is consistent with the overall goals of the Denton plan 2030 and therefore

898
00:59:08,760 --> 00:59:11,160
 recommends approval of it with the following conditions.

899
00:59:11,160 --> 00:59:16,080
 Um, only single family detached dwellings would be permitted, um,

900
00:59:16,120 --> 00:59:20,640
 that they would have to install an off street multi-use path, um,

901
00:59:20,640 --> 00:59:25,200
 to include the following conditions that each residential lot would be located

902
00:59:25,200 --> 00:59:27,080
 within 1300 feet of an access point.

903
00:59:27,080 --> 00:59:33,040
 And then to provide those two remote connections and then,

904
00:59:33,040 --> 00:59:37,360
 and then that 30 foot landscape buffer we just talked about along FM four 28,

905
00:59:37,360 --> 00:59:42,040
 it should be located outside of any public utility easement on, um,

906
00:59:42,280 --> 00:59:47,120
 on the road, just under current regulations, any text dot road within the city of

907
00:59:47,120 --> 00:59:47,760
 Denton,

908
00:59:47,760 --> 00:59:52,120
 the city requires a 20 foot public utility easement outside of that right of

909
00:59:52,120 --> 00:59:52,520
 way.

910
00:59:52,520 --> 00:59:55,800
 So it would essentially set back the development 50 feet from that,

911
00:59:55,800 --> 00:59:59,880
 that right of way. Um, and then with those, with those elements within it,

912
00:59:59,880 --> 01:00:03,520
 they, they would have to provide a berm, um, one large canopy tree,

913
01:00:03,520 --> 01:00:07,440
 every 30 linear feet, um, 30 shrubs per 100 linear feet.

914
01:00:07,440 --> 01:00:10,080
 Those could be clustered to create a more lateral effect.

915
01:00:10,080 --> 01:00:14,480
 You may not want just a whole line of shrubs and then that masonry wall,

916
01:00:14,480 --> 01:00:19,200
 um, with also the condition that the wall could meander within that landscape

917
01:00:19,200 --> 01:00:20,400
 buffer. Um,

918
01:00:20,400 --> 01:00:25,400
 but that 75% of that required landscaping should be between that fencing or wall

919
01:00:25,400 --> 01:00:29,840
 and FM four 28. So that it would be along the right of way.

920
01:00:29,840 --> 01:00:31,960
 And I'll stand for any questions.

921
01:00:31,960 --> 01:00:36,280
 Thank you. Um, the, uh, the new zoning,

922
01:00:36,280 --> 01:00:38,920
 whenever the new zoning comes into effect in October and there's a rezone,

923
01:00:38,920 --> 01:00:43,920
 would it change this because it's split? Uh, would it just change to, you know,

924
01:00:43,920 --> 01:00:47,360
 from in our two to our two or three or four, would it be a PD?

925
01:00:47,360 --> 01:00:48,920
 What would be the new zoning on that?

926
01:00:48,920 --> 01:00:53,120
 Um, it is my understanding that it's going to go in, it would be a PD. If,

927
01:00:53,120 --> 01:00:57,560
 if the conditions were approved, that it would, uh, go forward as a PD,

928
01:00:57,560 --> 01:01:01,080
 but that the underlying zoning would, would transfer.

929
01:01:01,080 --> 01:01:05,880
 So that in our two would transfer to our two with that overlay conditions that

930
01:01:05,880 --> 01:01:07,000
 would essentially create that.

931
01:01:07,560 --> 01:01:09,920
 And that's, that's what I was wondering on the PD with it being that way.

932
01:01:09,920 --> 01:01:12,160
 How is that? I guess it's just written,

933
01:01:12,160 --> 01:01:16,560
 it's just written in as conditions that it's going to be, you know, two, you know,

934
01:01:16,560 --> 01:01:20,920
 two welling units per acre on this section. Is there, is it split? Is that,

935
01:01:20,920 --> 01:01:25,720
 is that zoning split by, by a certain plan site? I guess we have plats that are

936
01:01:25,720 --> 01:01:28,000
 on there already or what's, how is that split?

937
01:01:28,000 --> 01:01:32,040
 How is that defined on a, from the map for us to be able to see that?

938
01:01:32,040 --> 01:01:36,720
 We actually, they have provided legal descriptions for that.

939
01:01:36,720 --> 01:01:41,360
 So it's a great survey. They gave me a true survey and pins and correct,

940
01:01:41,360 --> 01:01:44,920
 correct. Yes. They, there isn't a plat that reflects that. It's a great question.

941
01:01:44,920 --> 01:01:47,280
 It would be based upon those legal legal.

942
01:01:47,280 --> 01:01:52,440
 We hope it stays there for the chalk line. Okay. Um, on, uh,

943
01:01:52,440 --> 01:01:56,560
 the, on the new improvements for the roadways, um,

944
01:01:56,560 --> 01:02:00,560
 but the dedicated right turn lane and the impact, what,

945
01:02:00,560 --> 01:02:03,200
 what mechanisms do we have as, as, you know,

946
01:02:03,200 --> 01:02:07,400
 as a city to be able to make sure that the timeline for the development doesn't

947
01:02:07,400 --> 01:02:12,400
 outpace the city's timeline for using that impact fee to actually building that,

948
01:02:12,400 --> 01:02:15,600
 that dedicated right turn lane and the signal at two 88.

949
01:02:15,600 --> 01:02:18,240
 Those are actually already planned.

950
01:02:18,240 --> 01:02:21,800
 So those are in the works and those were actually as part of that stark farm

951
01:02:21,800 --> 01:02:22,640
 development.

952
01:02:22,640 --> 01:02:26,800
 So those according to engineering are supposed to be in by the end of the year.

953
01:02:26,800 --> 01:02:30,720
 I don't, I don't quite know what their exact timelines are now in terms of

954
01:02:32,640 --> 01:02:35,360
 these additional connections. Sure. They're there.

955
01:02:35,360 --> 01:02:38,080
 I don't have a timeline on those. I think, I think,

956
01:02:38,080 --> 01:02:42,360
 I think signal lighting along four 28 is yeah, is will help.

957
01:02:42,360 --> 01:02:46,160
 And it's probably vitally I mean vitally important to even make this happen.

958
01:02:46,160 --> 01:02:49,680
 So I just wanted to make sure that it wasn't because pretty much the developer,

959
01:02:49,680 --> 01:02:51,960
 they pay the impact fee and then they're out of it after that.

960
01:02:51,960 --> 01:02:54,200
 And so I wanted to make sure I just didn't know where it was with traffic.

961
01:02:54,200 --> 01:02:58,760
 So thank you. Um, on the water and sewer connection, would they connect, uh,

962
01:02:58,760 --> 01:03:02,560
 I guess that looks like that line is on the other side of four 28 so that I have

963
01:03:02,560 --> 01:03:05,160
 to connect under four 28 to get, to get access to that.

964
01:03:05,160 --> 01:03:08,600
 They would have to bore under. Yes sir. Okay. How big of an issue is,

965
01:03:08,600 --> 01:03:10,080
 is that for, I mean,

966
01:03:10,080 --> 01:03:13,840
 it would just be a cost of their development that they would have to get a

967
01:03:13,840 --> 01:03:17,320
 text up permit because they, to do anything in the text out right away, they'll,

968
01:03:17,320 --> 01:03:19,880
 they'll, they're going to require a permit and a review of that.

969
01:03:19,880 --> 01:03:22,040
 That's what I was wondering. So is that pretty common?

970
01:03:22,040 --> 01:03:25,920
 How often do we see that happen where we see people go under to get,

971
01:03:25,920 --> 01:03:27,240
 get access to utilities?

972
01:03:27,240 --> 01:03:31,680
 I would say probably on text that they normally bore under because they don't

973
01:03:31,680 --> 01:03:33,240
 want to shut down the road. Okay.

974
01:03:33,240 --> 01:03:36,080
 I just want to make sure, um,

975
01:03:36,080 --> 01:03:40,960
 on the restriction to single family, uh, detached, um,

976
01:03:40,960 --> 01:03:43,760
 does that mean we could even remove? Cause you know,

977
01:03:43,760 --> 01:03:47,400
 as you went through NR two and our three and our four and our three allows for

978
01:03:47,400 --> 01:03:51,600
 town homes and our two allows for manufactured homes. Uh,

979
01:03:51,600 --> 01:03:55,320
 are we allowed to remove and even on NR four, a lot of times,

980
01:03:55,320 --> 01:03:57,840
 are we allowed to remove those as well? You think,

981
01:03:57,840 --> 01:04:00,840
 or is that something that the way we really structured it was try to be as

982
01:04:00,840 --> 01:04:04,200
 simple as possible. But the only thing you could build is single family homes.

983
01:04:04,200 --> 01:04:08,360
 So they couldn't build a manufactured home or a home.

984
01:04:08,360 --> 01:04:10,280
 Cause that doesn't classify as a single family.

985
01:04:10,280 --> 01:04:15,280
 That doesn't, that is a separate use of a modular home. I think we've,

986
01:04:15,280 --> 01:04:18,840
 we've seen those, those, those are considered single family homes.

987
01:04:18,840 --> 01:04:23,360
 Even though it's a single family because of the style and the structure of it,

988
01:04:23,360 --> 01:04:26,760
 it's not a single family. It is a single family,

989
01:04:26,760 --> 01:04:30,160
 but we consider it to be single family attached. Got it.

990
01:04:30,160 --> 01:04:33,480
 So that's why we wanted to make sure that detached word was in there cause

991
01:04:33,480 --> 01:04:36,440
 you're right. I just wanted to make sure. Thank you. You bet.

992
01:04:36,440 --> 01:04:38,840
 Mr. Beck.

993
01:04:38,840 --> 01:04:43,640
 Thank you chair. Thanks Julie. Good job on this. Uh,

994
01:04:43,640 --> 01:04:48,720
 you pointed out that the total development was 92 acres.

995
01:04:48,720 --> 01:04:54,720
 Is that without the apparently is going to be a 50 foot wide strip.

996
01:04:55,760 --> 01:05:00,760
 Is that 92 acres of viable land that house is going to be built on?

997
01:05:00,760 --> 01:05:04,080
 Or is that a 50 foot stretch,

998
01:05:04,080 --> 01:05:08,280
 including the buffer and the right away, the utility right away.

999
01:05:08,280 --> 01:05:11,400
 Is that part of the 92 acres? That would be part of the 92 acres.

1000
01:05:11,400 --> 01:05:15,480
 That's the total before the right of way dedication right now, since it's unplatted,

1001
01:05:15,480 --> 01:05:16,320
 that is the gross.

1002
01:05:16,320 --> 01:05:21,040
 Okay. So 92 acres and not all that 92 acres is land that the houses can be

1003
01:05:21,040 --> 01:05:22,960
 built. Correct. Okay. Great. Thank you.

1004
01:05:25,080 --> 01:05:27,440
 Julie, when were they notified of these conditions?

1005
01:05:27,440 --> 01:05:32,680
 We talked about it before cause this was postponed for the, the,

1006
01:05:32,680 --> 01:05:33,600
 the weather.

1007
01:05:33,600 --> 01:05:38,600
 So we talked about it before then and we talked through it and I believe they

1008
01:05:38,600 --> 01:05:42,800
 are in agreement with them. I think, um,

1009
01:05:42,800 --> 01:05:46,680
 I think they understand we want to make sure that we get that, that, um,

1010
01:05:46,680 --> 01:05:51,320
 the meaningful open space in these types of areas.

1011
01:05:53,920 --> 01:05:58,920
 Mr. Cole. Yeah, this thing, uh, the vote last time was at five to against this

1012
01:05:58,920 --> 01:06:02,360
 development. Correct. Yes sir.

1013
01:06:02,360 --> 01:06:08,200
 Off. They sprinkled an awful lot of sugar on that, didn't they? I mean,

1014
01:06:08,200 --> 01:06:13,920
 but it's still a turd, you know, in my opinion,

1015
01:06:21,360 --> 01:06:24,680
 don't say much, but I'm direct. Okay.

1016
01:06:24,680 --> 01:06:32,320
 Uh, I don't see any other questions. Thank you, Julie.

1017
01:06:32,320 --> 01:06:39,200
 The next item for business is item three F Z 18 dash zero zero two six B.

1018
01:06:39,200 --> 01:06:43,520
 This is Haley's presentation for a rezone,

1019
01:06:43,520 --> 01:06:49,640
 actually not a rezone per se.

1020
01:06:51,360 --> 01:06:52,200
 Yeah.

1021
01:06:52,200 --> 01:07:01,720
 All right. Good evening. This is Casey 1826, um,

1022
01:07:01,720 --> 01:07:05,000
 proposed changes to the razor ranch overlay district.

1023
01:07:05,000 --> 01:07:08,760
 So the razor ranch overlay district, um,

1024
01:07:08,760 --> 01:07:12,200
 as some of you may be familiar with is a total of 410 acres, uh,

1025
01:07:12,200 --> 01:07:15,760
 located generally along us three 80 between Bonnie Bray and I 35.

1026
01:07:15,760 --> 01:07:19,840
 What's outlined in yellow is the South campus of the overlay. It also, uh,

1027
01:07:19,860 --> 01:07:21,080
 does extend on the North side,

1028
01:07:21,080 --> 01:07:24,160
 but we will not be considering any changes to the North side of the overlay

1029
01:07:24,160 --> 01:07:25,760
 district tonight. Um,

1030
01:07:25,760 --> 01:07:29,320
 this overlay district was first approved of in 2007 and since then,

1031
01:07:29,320 --> 01:07:32,440
 as you're probably aware, there've been updates, uh, periodically, um,

1032
01:07:32,440 --> 01:07:33,320
 as it progresses.

1033
01:07:33,320 --> 01:07:38,000
 So this particular request is to amend the overlay district to provide standards

1034
01:07:38,000 --> 01:07:38,880
 and, um,

1035
01:07:38,880 --> 01:07:43,120
 development criteria for residential developments within the razor ranch South

1036
01:07:43,120 --> 01:07:46,720
 campus, specifically within what's known as the South mixed use district.

1037
01:07:48,400 --> 01:07:51,060
 So looking at razor in a little more detail, as I mentioned,

1038
01:07:51,060 --> 01:07:54,960
 it's got two primary areas. The North side is known as the marketplace. Um,

1039
01:07:54,960 --> 01:07:59,800
 that's about 153 acres. The South campus is everything South of three 80. Um,

1040
01:07:59,800 --> 01:08:04,520
 that's 257 acres roughly within the South campus.

1041
01:08:04,520 --> 01:08:06,840
 It's then further subdivided into districts. Um,

1042
01:08:06,840 --> 01:08:10,480
 so there are three districts within the South area, the RR one area,

1043
01:08:10,480 --> 01:08:13,960
 which is shown in red on the map, um, the South RR two district,

1044
01:08:13,960 --> 01:08:15,920
 which is kind of the perimeter, um,

1045
01:08:15,920 --> 01:08:18,400
 higher intensity commercial uses that's shown in yellow.

1046
01:08:18,400 --> 01:08:21,680
 And then all of the other colors you see on this map are what's known as the

1047
01:08:21,680 --> 01:08:26,240
 South mixed use district. Um, so it's a mixture of offices, um,

1048
01:08:26,240 --> 01:08:27,880
 some like commercial uses, um,

1049
01:08:27,880 --> 01:08:32,640
 and a lot of residential uses as well as some park space. Um, over,

1050
01:08:32,640 --> 01:08:36,280
 uh, the, the years, as I said, we've updated the district, um,

1051
01:08:36,280 --> 01:08:38,080
 with standards for all of these areas.

1052
01:08:38,080 --> 01:08:41,080
 The South mixed use district doesn't have a lot of those standards developed yet

1053
01:08:41,080 --> 01:08:45,280
 because it, nothing is out there to date. So in 2016,

1054
01:08:45,680 --> 01:08:50,240
 we did have standards come forward for multifamily specifically for, uh,

1055
01:08:50,240 --> 01:08:53,320
 this one parcel along heritage trail that's under construction today.

1056
01:08:53,320 --> 01:08:57,240
 That's remaining as exhibit C three to the razor range overlay district.

1057
01:08:57,240 --> 01:09:01,600
 What we have before you tonight is a two additional exhibits that would be for

1058
01:09:01,600 --> 01:09:05,440
 the multifamily and single family located on the East side of heritage trail.

1059
01:09:05,440 --> 01:09:07,760
 So this blue outline are, um,

1060
01:09:07,760 --> 01:09:11,040
 the general location of the parcels that could have multifamily or single family

1061
01:09:11,040 --> 01:09:14,120
 development, uh, within the South mixed use district.

1062
01:09:14,920 --> 01:09:17,120
 And then there are placeholders left in the overlay, uh,

1063
01:09:17,120 --> 01:09:20,800
 for standards that you'll see before you in the future for the non-residential

1064
01:09:20,800 --> 01:09:23,280
 uses within the mix, uh, South mixed use district.

1065
01:09:23,280 --> 01:09:28,520
 The base zoning for razor, um, is primarily RCCD.

1066
01:09:28,520 --> 01:09:31,040
 So that's the purple you see here on the map. That's, um,

1067
01:09:31,040 --> 01:09:34,640
 the town center portion and then within the mixed use district, uh,

1068
01:09:34,640 --> 01:09:37,160
 that's everything kind of here along heritage trail and scripture.

1069
01:09:37,160 --> 01:09:41,200
 The remainder of this area that we're looking at tonight is a base zoning of NRM

1070
01:09:41,200 --> 01:09:42,040
 U district.

1071
01:09:44,160 --> 01:09:45,720
 So this may be familiar to you all.

1072
01:09:45,720 --> 01:09:49,200
 This was the general development plan that was approved last spring.

1073
01:09:49,200 --> 01:09:51,360
 And what this shows here, uh,

1074
01:09:51,360 --> 01:09:54,920
 the blue areas are the areas that were allocated for single family development.

1075
01:09:54,920 --> 01:09:58,760
 And then the red are the poor parcels that could be a multifamily or age

1076
01:09:58,760 --> 01:09:59,960
 restricted multifamily.

1077
01:09:59,960 --> 01:10:06,040
 So what you have in your backup are the proposed exhibits that would be attached

1078
01:10:06,040 --> 01:10:08,800
 to the overlay district. So I'll just briefly go through those.

1079
01:10:08,800 --> 01:10:12,200
 There's more detail, of course, in the staff analysis that was provided to you.

1080
01:10:13,000 --> 01:10:17,500
 So exhibit C2A, uh, would be the site design, architecture, landscaping,

1081
01:10:17,500 --> 01:10:21,200
 parking and signage standards for the multifamily parcels that we just saw.

1082
01:10:21,200 --> 01:10:24,760
 Those were the red ones on the map. Um, overall,

1083
01:10:24,760 --> 01:10:27,960
 it is consistent with both the razor ranch, um,

1084
01:10:27,960 --> 01:10:30,040
 overlay district standards for other areas,

1085
01:10:30,040 --> 01:10:34,200
 as well as consistent with our current DDC standards for multifamily in terms of

1086
01:10:34,200 --> 01:10:37,880
 open space, uh, landscaping, minimum unit size and things like that.

1087
01:10:37,880 --> 01:10:41,980
 The two primary differences I wanted to point out for a multifamily would be

1088
01:10:41,980 --> 01:10:46,760
 parking and the minimum masonry standard. So for parking, um,

1089
01:10:46,760 --> 01:10:50,920
 what they've proposed to do is follow the old DDC parking standards.

1090
01:10:50,920 --> 01:10:52,760
 You may remember, um, in 2018,

1091
01:10:52,760 --> 01:10:56,840
 we updated our parking for multi and single family to provide more parking on

1092
01:10:56,840 --> 01:10:57,960
 site. Um,

1093
01:10:57,960 --> 01:11:02,620
 what they're electing to do is follow the old DDC standards that are applied

1094
01:11:02,620 --> 01:11:06,080
 across the rest of razor ranch. Um, so you see that comparison here,

1095
01:11:06,080 --> 01:11:11,440
 our updated standards as of 2018, um, 1.25 spaces for one bedroom,

1096
01:11:11,840 --> 01:11:16,040
 one bedroom units, everything else is one space per bedroom plus 10% guest

1097
01:11:16,040 --> 01:11:17,840
 parking on top of that. Um,

1098
01:11:17,840 --> 01:11:21,000
 what they're looking to do is go with the old standards. So, um,

1099
01:11:21,000 --> 01:11:23,640
 efficiency, one bedrooms would have one space,

1100
01:11:23,640 --> 01:11:27,560
 any one bedroom over 600 square feet would be one and a half spaces.

1101
01:11:27,560 --> 01:11:30,960
 1.75 for two bedrooms, two spaces for three bedroom,

1102
01:11:30,960 --> 01:11:34,360
 and then one space per bedroom if the apartment is larger than that with no

1103
01:11:34,360 --> 01:11:36,880
 guest parking. Um, as I mentioned,

1104
01:11:36,880 --> 01:11:40,680
 this would be consistent with the other, uh, multifamily within razor ranch.

1105
01:11:40,680 --> 01:11:45,080
 It's consistent with the rest of the district following our 2002 parking

1106
01:11:45,080 --> 01:11:47,760
 standards. Um, and then for the age restricted units,

1107
01:11:47,760 --> 01:11:50,720
 that parking ratio didn't change and they're sticking with the one space for

1108
01:11:50,720 --> 01:11:52,560
 dwelling. Um,

1109
01:11:52,560 --> 01:11:57,360
 the masonry standards they've proposed are much higher than what we have in the

1110
01:11:57,360 --> 01:11:57,840
 DDC.

1111
01:11:57,840 --> 01:12:01,080
 We have a 40% overall minimum masonry for multifamily.

1112
01:12:01,080 --> 01:12:03,160
 That would be on all sides of the building. Uh,

1113
01:12:03,160 --> 01:12:06,000
 they've proposed 60% minimum brick or stone, uh,

1114
01:12:06,000 --> 01:12:09,000
 for sides facing a street and then 40% on all other sides.

1115
01:12:09,000 --> 01:12:11,240
 So overall it would be a much higher percentage of masonry.

1116
01:12:11,240 --> 01:12:15,600
 And then for single family, again, um,

1117
01:12:15,600 --> 01:12:20,080
 following the DDC and the razor ranch overlay for most aspects of it,

1118
01:12:20,080 --> 01:12:22,080
 but there are a few key differences. Um,

1119
01:12:22,080 --> 01:12:25,680
 they are proposing to lower the minimum unit size to allow 800 square foot

1120
01:12:25,680 --> 01:12:29,960
 minimum instead of 900 for parking. Again, they're, um,

1121
01:12:29,960 --> 01:12:32,280
 proposing to follow the old DDC standards.

1122
01:12:32,280 --> 01:12:34,480
 So we used to just have two spaces per dwelling.

1123
01:12:34,480 --> 01:12:37,560
 That's what they're proposing to follow rather than the new four spaces per

1124
01:12:37,560 --> 01:12:41,320
 dwelling unit. Um, and then for attached single family,

1125
01:12:41,320 --> 01:12:42,760
 which would be townhome, um,

1126
01:12:42,760 --> 01:12:45,840
 they're proposing kind of a hybrid with our old multifamily standard applying

1127
01:12:45,840 --> 01:12:50,440
 instead of the single family. Um, again, minimum masonry,

1128
01:12:50,440 --> 01:12:52,760
 DDC currently doesn't have that for single family.

1129
01:12:52,760 --> 01:12:56,520
 So what they're proposing is a substantial improvement with 40% minimum brick or

1130
01:12:56,520 --> 01:12:58,320
 stone on street sides of the buildings.

1131
01:12:58,320 --> 01:13:02,640
 80% overall would have to be brick stone stucco or cementitious siding.

1132
01:13:02,640 --> 01:13:05,680
 And then the other key change is, um,

1133
01:13:05,720 --> 01:13:07,880
 they do want to allow for zero lot line houses.

1134
01:13:07,880 --> 01:13:12,520
 So they're proposing instead of a six foot side yard within NRMU to have a zero

1135
01:13:12,520 --> 01:13:16,080
 side yard setback on at least one side for these to allow for that zero lot line

1136
01:13:16,080 --> 01:13:21,240
 style development. Uh, just some summary findings. Um, again,

1137
01:13:21,240 --> 01:13:23,440
 all outlined in more detail in your backup. Um,

1138
01:13:23,440 --> 01:13:26,600
 we did find these to be generally consistent with the commercial standards for

1139
01:13:26,600 --> 01:13:29,680
 the rest of the South districts in terms of landscaping building materials.

1140
01:13:29,680 --> 01:13:31,520
 So you'll see that continued, um,

1141
01:13:31,640 --> 01:13:35,800
 theme that you have in razor with the native stone and the neutral color palette.

1142
01:13:35,800 --> 01:13:40,040
 What they've proposed is stricter than the DDC in terms of architectural detail

1143
01:13:40,040 --> 01:13:42,160
 and building materials. Um,

1144
01:13:42,160 --> 01:13:44,720
 I did want to point out because of a question that was raised, uh,

1145
01:13:44,720 --> 01:13:48,400
 single family isn't typically permitted in NRMU or in our regional mixed use

1146
01:13:48,400 --> 01:13:49,480
 areas. Uh,

1147
01:13:49,480 --> 01:13:53,800
 the razor overlay was updated in 2008 to specifically allow a single family

1148
01:13:53,800 --> 01:13:55,000
 development in that area.

1149
01:13:55,000 --> 01:13:58,400
 And it does provide that transition between the high density and the intense

1150
01:13:58,400 --> 01:14:01,600
 commercial uses that we'll someday see at the town center and the adjoining

1151
01:14:01,620 --> 01:14:06,520
 single family neighborhoods along Bonnie brain. Um, and then, um, as I mentioned,

1152
01:14:06,520 --> 01:14:08,160
 the other key thing that,

1153
01:14:08,160 --> 01:14:10,660
 that staff kind of struggled with on this one a little bit was the parking

1154
01:14:10,660 --> 01:14:13,840
 standards. Um, however, after analyzing it,

1155
01:14:13,840 --> 01:14:17,600
 what we found is they are choosing to be consistent with the overall standards

1156
01:14:17,600 --> 01:14:19,120
 that have applied across razor ranch,

1157
01:14:19,120 --> 01:14:22,520
 including the residential developments on the north side. Um, they are,

1158
01:14:22,520 --> 01:14:24,280
 we are looking at a, um,

1159
01:14:24,280 --> 01:14:27,760
 kind of a master plan mixed use development that does have an excess of parking.

1160
01:14:27,760 --> 01:14:31,240
 Um, you may be familiar each time you see a site planet razor, they've,

1161
01:14:31,320 --> 01:14:35,120
 they've exempted themselves from the maximum parking that we have in the DDC.

1162
01:14:35,120 --> 01:14:38,800
 So they can go above and beyond without being penalized with pervious paving or

1163
01:14:38,800 --> 01:14:40,280
 having to go through the ADP process.

1164
01:14:40,280 --> 01:14:43,920
 So there is an excess of parking existing at razor that could be available for

1165
01:14:43,920 --> 01:14:46,100
 overflow. However,

1166
01:14:46,100 --> 01:14:49,600
 staff is recommending that the mixed use parking reduction allowed for in the

1167
01:14:49,600 --> 01:14:51,880
 DDC that is referenced in the overlay,

1168
01:14:51,880 --> 01:14:55,560
 not be able to apply within the NRMU portion here. Um,

1169
01:14:55,560 --> 01:14:59,240
 so I've actually updated the recommendation from what was in your backup.

1170
01:14:59,240 --> 01:15:02,940
 So we'll look at that in just a second to see the new language. Um,

1171
01:15:02,940 --> 01:15:06,920
 notification was sent regarding this case. We did receive one response. Um,

1172
01:15:06,920 --> 01:15:10,020
 that's from the current owner of the razor marketplace and the razor ranch town

1173
01:15:10,020 --> 01:15:13,480
 center. He's in support of the request. Um, due to the nature of this area,

1174
01:15:13,480 --> 01:15:15,360
 there wasn't a neighborhood meeting held cause it's,

1175
01:15:15,360 --> 01:15:16,560
 it's not a substantial change.

1176
01:15:16,560 --> 01:15:20,160
 It's just adopting these standards to allow for the consistent development here.

1177
01:15:20,160 --> 01:15:23,960
 So I mentioned this recommendation is updated.

1178
01:15:23,960 --> 01:15:27,120
 The language in red is what's new since what you saw in your backup.

1179
01:15:27,120 --> 01:15:31,200
 So we're proposing in addition to the parking standards within the overlay,

1180
01:15:31,200 --> 01:15:34,480
 so that's 35 seven 15 10 a, um,

1181
01:15:34,480 --> 01:15:38,560
 to include a statement that would say that subsection 35 14 seven C,

1182
01:15:38,560 --> 01:15:42,600
 which is the mixed use parking reduction within the DDC shall not apply to

1183
01:15:42,600 --> 01:15:47,600
 residential uses in areas with a base zoning of NRMU district and located in the

1184
01:15:47,600 --> 01:15:50,080
 south mixed use district east of heritage trail.

1185
01:15:50,080 --> 01:15:53,600
 And so far as a parking reduction beyond the minimum required amount shall not

1186
01:15:53,600 --> 01:15:57,680
 be granted for any residential use. So since they are proposing to go below the

1187
01:15:57,680 --> 01:15:58,740
 current DDC standard,

1188
01:15:58,740 --> 01:16:03,040
 we want to ensure that that can't be further reduced by up to 25% that is

1189
01:16:03,040 --> 01:16:06,520
 allowed with this mixed use parking reduction across the city. Um,

1190
01:16:06,520 --> 01:16:09,840
 and with that, I'm happy to stand for any questions. Mr. Beck.

1191
01:16:09,840 --> 01:16:14,520
 Thank you chair. Thanks Haley. You mentioned real briefly there.

1192
01:16:14,520 --> 01:16:19,520
 So it raised my, uh, got my attention about pervious parking.

1193
01:16:19,520 --> 01:16:23,040
 What were you talking about there? Um, in throughout the city,

1194
01:16:23,040 --> 01:16:26,240
 if you have more than the maximum amount of required parking,

1195
01:16:26,240 --> 01:16:29,400
 it has to be either be pervious paving or you have to get an ADP.

1196
01:16:29,400 --> 01:16:33,000
 So that's the reason you see many ADPs come through here for parking above the

1197
01:16:33,000 --> 01:16:37,640
 maximum. Okay. So it's possible. Some pervious parking. Um, it not within razor.

1198
01:16:37,640 --> 01:16:42,200
 They specifically since as far as I can tell for at least a decade now have

1199
01:16:42,200 --> 01:16:43,880
 exempted themselves from that requirement.

1200
01:16:43,880 --> 01:16:46,880
 So development within razor can go above and beyond that,

1201
01:16:46,880 --> 01:16:50,160
 but they do have higher landscaping standards in their parking lot than we

1202
01:16:50,160 --> 01:16:54,320
 have citywide and just a little sidebar. I thought I noticed in a future

1203
01:16:54,320 --> 01:16:58,520
 improvements and I think it was, you're the project manager. Is there some,

1204
01:16:58,520 --> 01:17:02,760
 is there a project already being put forward for the senior housing in that

1205
01:17:02,760 --> 01:17:07,720
 area? Correct. That would be back to the map here. Um, that is this,

1206
01:17:07,720 --> 01:17:12,320
 um, L shaped parcel is the age restricted multi-family up there on the

1207
01:17:12,320 --> 01:17:15,600
 top. Correct. North is to the left side of the screeners. This is Bonnie Bray.

1208
01:17:15,600 --> 01:17:17,560
 This is university. Okay.

1209
01:17:17,600 --> 01:17:21,800
 So it's that one little L shaped area that the project, correct. Okay. Thanks.

1210
01:17:21,800 --> 01:17:30,080
 Just wanted to see this. Sorry. The, uh, the single family at the very,

1211
01:17:30,080 --> 01:17:33,200
 very top there. Correct. Correct. That's what's in blue.

1212
01:17:33,200 --> 01:17:36,600
 And just to remind y'all this,

1213
01:17:36,600 --> 01:17:39,920
 every development within razor does come back to you all for a site plan.

1214
01:17:39,920 --> 01:17:42,480
 So you'll see each of these in more detail as they come forward.

1215
01:17:42,480 --> 01:17:46,520
 Just wanted to make sure there was single family close to Bonnie Bray and then

1216
01:17:46,880 --> 01:17:51,040
 correct. Yeah. I think it was designed kind of as that transitional between the

1217
01:17:51,040 --> 01:17:52,600
 high density and, and they're doing,

1218
01:17:52,600 --> 01:17:57,040
 and they're doing staggered staggered elevations right on their multi-family as

1219
01:17:57,040 --> 01:18:00,280
 well to where, you know, two stories in is, you know, full build out on the,

1220
01:18:00,280 --> 01:18:04,040
 on that footprint. And then third story set back a little bit for source of back.

1221
01:18:04,040 --> 01:18:09,160
 Not a, I saw that in the, in the standards. Okay. It's possible. Um,

1222
01:18:09,160 --> 01:18:11,240
 I said, I have to look back through it, but, um,

1223
01:18:11,240 --> 01:18:15,880
 yeah, this is exhibit C2A and it has the like that for multi-family.

1224
01:18:15,880 --> 01:18:17,040
 I just want to make sure. Correct.

1225
01:18:17,040 --> 01:18:20,080
 That would be if it's adjoining single family outside of the razor overlay

1226
01:18:20,080 --> 01:18:23,600
 district, that's the, um, the kind of stair step that we have in the,

1227
01:18:23,600 --> 01:18:28,040
 so it won't be that way because the single family is still within the,

1228
01:18:28,040 --> 01:18:31,280
 the razor. Okay. Yeah.

1229
01:18:31,280 --> 01:18:35,000
 That would be if some of the parcels here along Bonnie Bray do allow in the

1230
01:18:35,000 --> 01:18:36,960
 original zoning overlay for multi-family.

1231
01:18:36,960 --> 01:18:39,920
 So if they had chosen to do multi-family and those parcels that could have

1232
01:18:39,920 --> 01:18:43,280
 applied. I know, I know this, we're just looking for guidelines here, but you know,

1233
01:18:43,320 --> 01:18:47,240
 and in your estimation, Haley, do you see the single family being built before

1234
01:18:47,240 --> 01:18:48,280
 the multi-family, which,

1235
01:18:48,280 --> 01:18:51,440
 which would you see being developed for some multifamily is already being built

1236
01:18:51,440 --> 01:18:55,280
 within razor ranch? Correct. And that that's this parcel here across from the

1237
01:18:55,280 --> 01:18:58,240
 park. Um, like commissioner Beck alluded to,

1238
01:18:58,240 --> 01:19:01,400
 there is a site plan that's been submitted for this parcel that would be age

1239
01:19:01,400 --> 01:19:04,600
 restricted multi-family and we've had pre-development meetings on this

1240
01:19:04,600 --> 01:19:06,200
 particular parcel for single family.

1241
01:19:06,200 --> 01:19:09,000
 So I think those will both be in fairly quickly for site plans.

1242
01:19:09,000 --> 01:19:12,720
 She's still just a little scared that if we build single family and put a bunch of,

1243
01:19:12,720 --> 01:19:14,760
 you know, put some folks in there and even though they know they're buying

1244
01:19:14,760 --> 01:19:18,240
 single family in razor ranch, they may not know that, you know,

1245
01:19:18,240 --> 01:19:21,160
 they have the right across the street from the right next to them for

1246
01:19:21,160 --> 01:19:22,720
 multifamily. They may not know that.

1247
01:19:22,720 --> 01:19:25,320
 And then as soon as we start building it or seeing site plans,

1248
01:19:25,320 --> 01:19:28,440
 people get mad because they were never notified or something like that.

1249
01:19:28,440 --> 01:19:31,520
 So I just, I'm just looking at this, the,

1250
01:19:31,520 --> 01:19:36,360
 the regulations here thinking that looks pretty good for across the board.

1251
01:19:36,360 --> 01:19:40,760
 If it's a budding single family, whether it's in razor ranch overlay or not,

1252
01:19:41,440 --> 01:19:44,080
 it doesn't matter to me that it's near single family,

1253
01:19:44,080 --> 01:19:45,320
 whether it's in razor ranch or not.

1254
01:19:45,320 --> 01:19:48,640
 Yeah. As it's proposed is, um,

1255
01:19:48,640 --> 01:19:52,640
 if it abuts existing single family outside of the overlay district.

1256
01:19:52,640 --> 01:19:57,520
 So I would just be, I would be a little hesitant for the down the road.

1257
01:19:57,520 --> 01:19:59,680
 We have some complaints from single family owners over there.

1258
01:19:59,680 --> 01:20:02,240
 There's still an overlay that say, well, they're building multifamily.

1259
01:20:02,240 --> 01:20:06,400
 Well, you should have known, but the same time we also didn't make any amends to

1260
01:20:06,400 --> 01:20:09,920
 know that it's kind of coming and we could possibly, you know,

1261
01:20:09,920 --> 01:20:13,640
 stem that by having this extend from outside single family.

1262
01:20:13,640 --> 01:20:15,640
 It's also interior single family as well.

1263
01:20:15,640 --> 01:20:19,680
 That's certainly something you all could propose. Um, if it's any, um,

1264
01:20:19,680 --> 01:20:23,040
 comfort here, at least these three parcels of multifamily or all have a base

1265
01:20:23,040 --> 01:20:26,480
 zoning of NRMU. So that's the 30 dwelling unit per acre maximum.

1266
01:20:26,480 --> 01:20:29,720
 So it is less intense than the development that's going in along here in a

1267
01:20:29,720 --> 01:20:34,040
 trail today. And this particular parcel that would be RCC, NRMU,

1268
01:20:34,040 --> 01:20:37,320
 even when it goes over to the new zoning, well, I guess, yeah,

1269
01:20:37,320 --> 01:20:40,400
 when it goes to the new zoning, what's, what's the max height on those 60?

1270
01:20:40,400 --> 01:20:46,120
 Um, I believe it's 65. I believe that's correct. I can verify the site.

1271
01:20:46,120 --> 01:20:49,720
 That's further down. That's being built right next to, um, Alamo. Um,

1272
01:20:49,720 --> 01:20:53,320
 that parcel is based on the RCCD that goes up to a hundred feet. Okay. Good.

1273
01:20:53,320 --> 01:20:56,280
 All right. Thank you, Jerry. Yes.

1274
01:20:56,280 --> 01:20:59,320
 I just wanted to explain that, uh, uh,

1275
01:20:59,320 --> 01:21:03,320
 I'm familiar with some of the history of razor ranch and how it has evolved over

1276
01:21:03,320 --> 01:21:08,080
 the years. And, uh, this was originally proposed at a time.

1277
01:21:08,080 --> 01:21:12,640
 We didn't have a PD ordinance and we didn't have a master plan community

1278
01:21:12,640 --> 01:21:13,480
 ordinance.

1279
01:21:13,480 --> 01:21:18,280
 And so the only way to provide the kind of customized,

1280
01:21:18,280 --> 01:21:22,640
 uh, zoning that the applicant wanted was to do an overlay.

1281
01:21:22,640 --> 01:21:24,360
 And so, uh,

1282
01:21:24,360 --> 01:21:29,120
 what was set up was to start with a very permissive

1283
01:21:29,120 --> 01:21:32,600
 zoning and then restrict it back with overlay conditions.

1284
01:21:32,880 --> 01:21:37,480
 And so the NRMU has been in place for a very long

1285
01:21:37,480 --> 01:21:41,080
 time. And, uh, it's, it's the, the,

1286
01:21:41,080 --> 01:21:45,800
 the overlay conditions have always provided for this to be some form of

1287
01:21:45,800 --> 01:21:49,800
 residential at, at, at, at, at a given point in time.

1288
01:21:49,800 --> 01:21:53,280
 And, uh, it's, it's just the details that are being worked out right now.

1289
01:21:53,280 --> 01:21:56,720
 Sure. I totally understand. I just,

1290
01:21:56,720 --> 01:22:00,360
 I get it from a realtor standpoint that if a realtor goes in there,

1291
01:22:00,360 --> 01:22:04,160
 sells a single family home to a new home buyer and they go in there and buy it.

1292
01:22:04,160 --> 01:22:07,000
 And then two years go by and a multifamily unit comes in.

1293
01:22:07,000 --> 01:22:10,840
 It's just a big old monolith right next to them and they never knew. And we could,

1294
01:22:10,840 --> 01:22:14,760
 we could put some design standards in now that could maybe mitigate from some,

1295
01:22:14,760 --> 01:22:16,160
 Hey, look, yes, you're right next to you,

1296
01:22:16,160 --> 01:22:20,240
 but it's staggered this way to where a sight line is right into your backyard.

1297
01:22:20,240 --> 01:22:24,440
 I'd be preferable to me, but I'm just trying to think a little bit of a head here.

1298
01:22:24,440 --> 01:22:28,560
 Yeah. Like I said, you all do have that oversight at the site plan level.

1299
01:22:28,560 --> 01:22:31,840
 So if it, you find it more palatable for a buffer or parking on that side,

1300
01:22:31,840 --> 01:22:35,000
 you would also have that detailed opportunity to look at the plans.

1301
01:22:35,000 --> 01:22:40,600
 Hey, they're wanting to reduce the minimum square foot for a single family and

1302
01:22:40,600 --> 01:22:43,800
 reduce setbacks. Are they making like zero lot line tiny homes?

1303
01:22:43,800 --> 01:22:45,200
 Is that what they're intending?

1304
01:22:45,200 --> 01:22:48,920
 I don't think it's tiny homes as far as what you see with the three and 400

1305
01:22:48,920 --> 01:22:52,000
 square foot. It is still that 800 square foot minimum. Um,

1306
01:22:52,000 --> 01:22:54,680
 what I've heard is kind of a cottage style, zero lot line development.

1307
01:22:54,680 --> 01:22:59,400
 So they would be, um, you know, just smaller homes intended for maybe retired or

1308
01:22:59,400 --> 01:23:01,960
 single, you know, single individuals, um,

1309
01:23:01,960 --> 01:23:06,360
 not necessarily typical single family homes where you're expecting a couple and a

1310
01:23:06,360 --> 01:23:08,000
 few kids to live there. Um,

1311
01:23:08,000 --> 01:23:12,880
 and what's the density allowance for the blue shaded area? Um,

1312
01:23:12,880 --> 01:23:15,800
 it's it's zone NRMU so it can go up to 30 units per acre,

1313
01:23:15,800 --> 01:23:18,600
 even on single family homes. Correct.

1314
01:23:18,600 --> 01:23:23,560
 So I don't know that it could ever reach that density when you consider the

1315
01:23:23,560 --> 01:23:25,560
 infrastructure that would have to go in. Um,

1316
01:23:25,560 --> 01:23:27,800
 cause they would have to each be an individually platted lot.

1317
01:23:27,800 --> 01:23:30,320
 I believe they're proposing alley access on some of them.

1318
01:23:30,320 --> 01:23:33,040
 So you'd have a street to the front and alley in the rear. Um,

1319
01:23:33,040 --> 01:23:35,160
 I don't know that it could ever reach that density,

1320
01:23:35,160 --> 01:23:36,720
 but that would be the maximum allowable.

1321
01:23:36,720 --> 01:23:39,800
 Okay.

1322
01:23:39,800 --> 01:23:43,400
 Here's your Smith. Thank you chair.

1323
01:23:43,400 --> 01:23:47,040
 Is there going to be a representative here tonight at all? Correct. Yeah.

1324
01:23:47,040 --> 01:23:48,520
 They've listened to this conversation,

1325
01:23:48,520 --> 01:23:51,600
 so I think they'll be able to address any questions. Mr. Beck.

1326
01:23:52,680 --> 01:23:57,680
 Thanks chair. Zero lot line. Is this a living unit?

1327
01:23:57,680 --> 01:24:02,600
 Touching the living unit? Uh, is there any, there's no gap at all. Um, no,

1328
01:24:02,600 --> 01:24:05,960
 it's so when they're attached, that would be a townhomes development,

1329
01:24:05,960 --> 01:24:09,440
 which is permitted there. Um, zero lot lines typically just,

1330
01:24:09,440 --> 01:24:12,040
 there would be a much narrower setback between the buildings.

1331
01:24:12,040 --> 01:24:15,320
 So like the eve of the building could almost approach the property line and just

1332
01:24:15,320 --> 01:24:19,120
 allow kind of a very narrow four to six foot space in between the buildings.

1333
01:24:19,120 --> 01:24:23,200
 But what three, four or five feet still between potentially. Yeah.

1334
01:24:23,200 --> 01:24:26,360
 Several feet I suspect still between the buildings,

1335
01:24:26,360 --> 01:24:29,960
 but not the 12 feet that you would get with that six foot minimum side yard.

1336
01:24:29,960 --> 01:24:33,840
 So the 12 feet would be reduced to possibly six feet or lower.

1337
01:24:33,840 --> 01:24:35,200
 Okay. Thanks.

1338
01:24:35,200 --> 01:24:40,200
 I don't see any questions. Thank you very much.

1339
01:24:40,200 --> 01:24:46,680
 The next item is item three G DCA 19 dash zero zero four.

1340
01:24:46,680 --> 01:24:51,680
 And this is Julie. My understanding is a three G and three H are very tied

1341
01:24:51,680 --> 01:24:54,240
 together, but there will be two presentations, correct?

1342
01:24:54,240 --> 01:25:02,640
 So yes, the first item is going to be actually a DTC text amendment.

1343
01:25:02,640 --> 01:25:04,960
 The second item is, is, is a,

1344
01:25:04,960 --> 01:25:09,980
 an applicant coming forward to to ask for an SUP for within that text amendment.

1345
01:25:09,980 --> 01:25:11,960
 So hopefully it'll make sense.

1346
01:25:17,360 --> 01:25:21,600
 All right. So I'm presenting DCA 19 four to you this evening, treatment centers.

1347
01:25:21,600 --> 01:25:25,920
 So the request before you is a city initiated revision to the Denton

1348
01:25:25,920 --> 01:25:30,920
 development code specifically to amend sub chapters five eight 14 and 23 as they

1349
01:25:30,920 --> 01:25:36,760
 relate to supportive residential uses and treatment facilities. Um,

1350
01:25:36,760 --> 01:25:40,200
 just some background on, on the use. Uh,

1351
01:25:40,200 --> 01:25:44,520
 so we did a little research the substance abuse and mental health services

1352
01:25:44,520 --> 01:25:48,360
 administration, their 2013 survey of, uh,

1353
01:25:48,360 --> 01:25:53,560
 drug use and health determined that 22.7 million Americans needed treatment for

1354
01:25:53,560 --> 01:25:57,240
 drugs and alcohol, a drug or alcohol problem.

1355
01:25:57,240 --> 01:26:00,260
 But only 2.5 million receive that treatment.

1356
01:26:00,260 --> 01:26:04,760
 So it creates what they call a treatment gap of 20.2 million people.

1357
01:26:04,760 --> 01:26:06,040
 Um, additionally,

1358
01:26:06,040 --> 01:26:10,320
 the white house has also declared the opioid abuse as a public health crisis.

1359
01:26:10,320 --> 01:26:14,000
 Um, the state of Texas, the opioid abuse in this chart,

1360
01:26:14,400 --> 01:26:19,080
 shows it's not quite the state of Texas is the red line and then, um,

1361
01:26:19,080 --> 01:26:20,520
 the United States is the gray line.

1362
01:26:20,520 --> 01:26:24,040
 It's not quite as pronounced in Texas as it is other parts of the nation,

1363
01:26:24,040 --> 01:26:25,800
 but it is something that is trending upward.

1364
01:26:25,800 --> 01:26:28,800
 And so it's something that, um, we need to think about.

1365
01:26:28,800 --> 01:26:32,600
 Additionally, when you look more locally, um,

1366
01:26:32,600 --> 01:26:36,360
 you can open up the Denton record Chronicle and from time to time see articles

1367
01:26:36,360 --> 01:26:40,240
 about how drugs and alcohol abuse have affected our citizens.

1368
01:26:42,640 --> 01:26:46,600
 So we do have a, an organization within the community that actually addresses

1369
01:26:46,600 --> 01:26:50,320
 this problem, this treatment gap that the United States and the city of Denton

1370
01:26:50,320 --> 01:26:51,440
 sees. Um,

1371
01:26:51,440 --> 01:26:56,080
 and it provides treatment for adults and families impacted by a drug and alcohol

1372
01:26:56,080 --> 01:26:59,920
 dependency. They have some current facilities on North Riddell,

1373
01:26:59,920 --> 01:27:03,400
 but they would like to expand that. Um, and,

1374
01:27:03,400 --> 01:27:05,480
 and so they approached the city and, and we, we,

1375
01:27:05,480 --> 01:27:09,200
 we looked at the code and we looked at our requirements and determined that our

1376
01:27:09,200 --> 01:27:14,120
 current zoning regulations and our use tables don't adequately adequately address

1377
01:27:14,120 --> 01:27:18,720
 these types of uses so that they could, um, responsibly, um,

1378
01:27:18,720 --> 01:27:20,200
 be developed within the city.

1379
01:27:20,200 --> 01:27:26,040
 And so, and so here's, here's really our menu of, of, um,

1380
01:27:26,040 --> 01:27:29,680
 of uses. Uh, we have community home for disabled persons,

1381
01:27:29,680 --> 01:27:31,760
 a group home or hospital services.

1382
01:27:31,760 --> 01:27:34,640
 Those are really the only uses that could potentially, um,

1383
01:27:34,680 --> 01:27:39,440
 fit within this, this type of activity and facility community homes for the

1384
01:27:39,440 --> 01:27:39,960
 disabled.

1385
01:27:39,960 --> 01:27:42,880
 Those are something that are regulated by the state of Texas, uh,

1386
01:27:42,880 --> 01:27:47,040
 through chapter one 23 of the Texas Texas human resources code that didn't

1387
01:27:47,040 --> 01:27:51,560
 really fit, um, with it, with, with what their type of uses, um,

1388
01:27:51,560 --> 01:27:56,360
 group homes that is, um, permitted with an SUP in, um, in our,

1389
01:27:56,360 --> 01:27:58,600
 in our multifamily districts in the city of Denton,

1390
01:27:58,600 --> 01:28:01,120
 but that's really broader than what we're talking about.

1391
01:28:01,120 --> 01:28:05,240
 It could capture a lot of different types of residents that maybe we're not

1392
01:28:05,240 --> 01:28:09,000
 talking about with these treatment facilities and supportive residential uses.

1393
01:28:09,000 --> 01:28:10,720
 And then we have hospitals and,

1394
01:28:10,720 --> 01:28:14,960
 and our hospitals provide our primary healthcare services, but it also,

1395
01:28:14,960 --> 01:28:19,040
 they also can provide psychiatric services or maybe detox services,

1396
01:28:19,040 --> 01:28:22,400
 but they provide a wide range of activities and they're not really,

1397
01:28:22,400 --> 01:28:25,960
 they're more general in nature. They're not really specifically, um, um,

1398
01:28:25,960 --> 01:28:28,680
 tailored to this type of, of a facility.

1399
01:28:31,040 --> 01:28:35,440
 Uh, in 2016, the, the, um, um,

1400
01:28:35,440 --> 01:28:38,000
 HUD and the department of justice, uh,

1401
01:28:38,000 --> 01:28:42,320
 released a joint statement regarding these types of facilities and the,

1402
01:28:42,320 --> 01:28:45,760
 and the treatment facilities. And, and within that statement,

1403
01:28:45,760 --> 01:28:49,600
 they identified that treatment for substance abuse is an important societal need,

1404
01:28:49,600 --> 01:28:54,560
 but it's also a complex land use issue and it could affect a community. Um,

1405
01:28:54,560 --> 01:28:59,440
 they wanted to provide cities with legal clarity to maintain, um,

1406
01:28:59,520 --> 01:29:03,320
 uh, the community, but also protecting the rights and needs of,

1407
01:29:03,320 --> 01:29:08,640
 of those with drug and alcohol addiction problems. And, um,

1408
01:29:08,640 --> 01:29:12,240
 and, and this statement was resulting resulted from a,

1409
01:29:12,240 --> 01:29:15,480
 from a community where they actually had a high concentration of these types of

1410
01:29:15,480 --> 01:29:19,160
 uses or sober homes actually. And it was, it was a smaller community,

1411
01:29:19,160 --> 01:29:20,640
 but they had a really high concentration.

1412
01:29:20,640 --> 01:29:24,360
 So this was the result of that, uh, of the issues that came out of that.

1413
01:29:24,360 --> 01:29:28,240
 So there were really three points within that. First,

1414
01:29:28,280 --> 01:29:32,680
 a city can deny an accommodation request if it would impose, um,

1415
01:29:32,680 --> 01:29:37,440
 an undue financial or administrative burden on the city, um,

1416
01:29:37,440 --> 01:29:42,240
 that licensing or other requirements for health and safety may be permitted.

1417
01:29:42,240 --> 01:29:45,200
 So, so regulations may be permitted, um,

1418
01:29:45,200 --> 01:29:49,720
 but this can't be based on stereotypes and it must apply equally to all homes

1419
01:29:49,720 --> 01:29:52,080
 and with, and, um, within a minimum,

1420
01:29:52,080 --> 01:29:57,000
 with a minimum number of unrelated persons and it can't target homes based on

1421
01:29:57,000 --> 01:30:01,680
 disability. And then the fair housing act does not prevent action in response to

1422
01:30:01,680 --> 01:30:05,520
 criminal activity, insurance fraud, Medicaid fraud, abuse or neglect,

1423
01:30:05,520 --> 01:30:08,040
 or other illegal conduct. So, so they couldn't,

1424
01:30:08,040 --> 01:30:12,480
 they couldn't do something illegal. So based upon, um,

1425
01:30:12,480 --> 01:30:15,840
 the kind of background information we talked about, um, the,

1426
01:30:15,840 --> 01:30:19,440
 the solutions of North Texas, what, what their program is,

1427
01:30:19,440 --> 01:30:23,920
 the joint statement guidelines and the current regulations staff has, has, um,

1428
01:30:23,960 --> 01:30:28,560
 has some, um, um, code amendments that we'd like to talk about today.

1429
01:30:28,560 --> 01:30:30,200
 Um, and,

1430
01:30:30,200 --> 01:30:35,200
 and first we're going to talk about sub chapters five and 23 and talk about two

1431
01:30:35,200 --> 01:30:37,280
 new uses that we're proposing.

1432
01:30:37,280 --> 01:30:41,560
 So the first new use that we're proposing is called supportive residential.

1433
01:30:41,560 --> 01:30:43,000
 And, um,

1434
01:30:43,000 --> 01:30:47,160
 the intent of this is to provide for a residential living for unrelated

1435
01:30:47,160 --> 01:30:51,800
 individuals with disabilities in a single dwelling unit. So it'd be home. Um,

1436
01:30:51,840 --> 01:30:54,640
 it should be a supportive family like environment.

1437
01:30:54,640 --> 01:30:59,120
 They could be self governing or they could be supervised by an entity.

1438
01:30:59,120 --> 01:31:00,200
 Um,

1439
01:31:00,200 --> 01:31:04,240
 it seeks to emulate the biological family to normalize residents and make sure

1440
01:31:04,240 --> 01:31:06,840
 that they're integrated within our community. Um,

1441
01:31:06,840 --> 01:31:10,720
 treatment would be incidental as to any home, um, like a therapist,

1442
01:31:10,720 --> 01:31:15,440
 and it does not include individuals who are not disabled,

1443
01:31:15,440 --> 01:31:19,000
 who are pre prison, pre parolees, who are sex offenders.

1444
01:31:20,760 --> 01:31:25,440
 So as we, as we are looking at integrating this in the use tables,

1445
01:31:25,440 --> 01:31:28,480
 we're proposing that this supportive residential use,

1446
01:31:28,480 --> 01:31:33,400
 as I just talked about the definition would be provided in the residential land

1447
01:31:33,400 --> 01:31:35,080
 use category, um,

1448
01:31:35,080 --> 01:31:39,640
 and that it would be permitted in our residential districts with limitation six

1449
01:31:39,640 --> 01:31:45,160
 and that limitation six would limit it to fewer than six unrelated individuals

1450
01:31:45,160 --> 01:31:46,240
 per dwelling unit.

1451
01:31:46,640 --> 01:31:51,440
 And it could not be located within a 600 foot radius or on the same block as

1452
01:31:51,440 --> 01:31:55,080
 another supportive residential treatment facility or group home.

1453
01:31:55,080 --> 01:31:57,320
 So we want to make sure that those don't cluster together.

1454
01:31:57,320 --> 01:31:58,880
 So we would have that separation.

1455
01:31:58,880 --> 01:32:04,560
 Thank you chair. Julie, as we're moving through this,

1456
01:32:04,560 --> 01:32:07,800
 we're looking to amend our old code. Yes.

1457
01:32:07,800 --> 01:32:12,920
 I assume so they can start before adoption of our new code in October.

1458
01:32:14,360 --> 01:32:19,280
 Yes. Correct. So we are amending the old code,

1459
01:32:19,280 --> 01:32:21,920
 but how is that going to look with the new code?

1460
01:32:21,920 --> 01:32:25,680
 And are we going to then have to amend the new code? I assume you are correct.

1461
01:32:25,680 --> 01:32:30,480
 So the way we crafted it is we try to craft the language in a way that could be

1462
01:32:30,480 --> 01:32:34,680
 transferred easily. So if, if you recall in the new DDC,

1463
01:32:34,680 --> 01:32:38,520
 we have the use specific standards, though these limitations would just flow to

1464
01:32:38,520 --> 01:32:40,640
 that. So it should be fairly seamless.

1465
01:32:40,680 --> 01:32:44,960
 It will come back to you probably in about a month to get that cleaned up and

1466
01:32:44,960 --> 01:32:48,440
 get it in the new code as well, if it's approved. Thanks.

1467
01:32:48,440 --> 01:32:54,280
 So we also are proposing that supportive residential as a,

1468
01:32:54,280 --> 01:32:58,720
 as a use would be permitted in districts where multifamily is permitted or

1469
01:32:58,720 --> 01:33:03,480
 permitted with an SUP with limitation 34 and

1470
01:33:03,480 --> 01:33:08,520
 34 would allow uses that accommodate

1471
01:33:08,520 --> 01:33:12,920
 fewer than six unrelated, unrelated individuals to be permitted by right.

1472
01:33:12,920 --> 01:33:18,000
 So as, as in limitation six, if it's fewer than six, you could,

1473
01:33:18,000 --> 01:33:19,480
 it would be permitted. However,

1474
01:33:19,480 --> 01:33:24,240
 if they wanted to have more than six, then an SUP would be required.

1475
01:33:24,240 --> 01:33:29,160
 Once again, we have that same 600 foot radius separation. So is that,

1476
01:33:29,160 --> 01:33:30,280
 does that make sense? Is that.

1477
01:33:30,280 --> 01:33:34,560
 Mr. Beck. Thank you chair.

1478
01:33:34,560 --> 01:33:39,560
 So that explains where we're getting the 16 eight on each side, right?

1479
01:33:39,560 --> 01:33:43,640
 Well, that is actually, that's actually going to be as part of a treatment

1480
01:33:43,640 --> 01:33:47,120
 facility. So, so the, the SUP you're going to be seeing tonight,

1481
01:33:47,120 --> 01:33:49,040
 we're going to talk about, they're not,

1482
01:33:49,040 --> 01:33:54,960
 they're not proposing to develop a standalone supportive residential use.

1483
01:33:54,960 --> 01:34:00,520
 They're proposing to develop a treatment facility within that broad umbrella of

1484
01:34:01,080 --> 01:34:04,440
 treatment facility will be the supportive residential uses.

1485
01:34:04,440 --> 01:34:07,480
 So it's actually going to be one campus as,

1486
01:34:07,480 --> 01:34:12,480
 as that a broad umbrella of the residential use of the supportive residential

1487
01:34:12,480 --> 01:34:17,520
 within the treatment facility, no, if, if it was approved,

1488
01:34:17,520 --> 01:34:22,640
 no other supportive residential or treatment facility or group home could be

1489
01:34:22,640 --> 01:34:25,400
 located within the boundaries of that property.

1490
01:34:25,400 --> 01:34:29,560
 And I have a map in the next presentation and hopefully it'll make it clear.

1491
01:34:30,120 --> 01:34:35,120
 I hope. So this limitation of six or less won't apply to the treatment center.

1492
01:34:35,120 --> 01:34:38,400
 Correct. Correct. That's its own separate, own separate thing.

1493
01:34:38,400 --> 01:34:42,040
 It's a great question. How, well, how many, okay,

1494
01:34:42,040 --> 01:34:46,360
 we're looking at eight right now, but would it allow more than that? Is there a,

1495
01:34:46,360 --> 01:34:48,920
 is there a maximum could allow?

1496
01:34:48,920 --> 01:34:53,040
 Well, it would have to all be within the confines of the SUP.

1497
01:34:53,040 --> 01:34:56,160
 So they're proposing a certain number of uses tonight.

1498
01:34:56,160 --> 01:35:00,080
 We've crafted our language that that would be capped at that.

1499
01:35:00,080 --> 01:35:04,080
 If they wanted to add more, it would be a revision to the S okay. Okay. Thanks.

1500
01:35:04,080 --> 01:35:10,960
 All right. So, um, next, next we're going to the second, um,

1501
01:35:10,960 --> 01:35:14,000
 new use and that would be treatment facility.

1502
01:35:14,000 --> 01:35:17,400
 And that's a little more intense than the supportive residential. Um,

1503
01:35:17,400 --> 01:35:22,080
 so this is intended to be a facility with plan structured and organized programs

1504
01:35:22,080 --> 01:35:27,120
 solely designed to initiate and promote a person's chemical free status or to

1505
01:35:27,120 --> 01:35:29,880
 maintain the person free of illegal drugs.

1506
01:35:30,240 --> 01:35:34,040
 It would be licensed in accordance with the state of Texas safety code chapter

1507
01:35:34,040 --> 01:35:36,560
 four 64. Um, and,

1508
01:35:36,560 --> 01:35:40,360
 and supportive residential could be a component of that. It's a pretty broad,

1509
01:35:40,360 --> 01:35:41,920
 a broad term.

1510
01:35:41,920 --> 01:35:47,320
 We're proposing this use be located in the institutional land use category

1511
01:35:47,320 --> 01:35:49,000
 because it is a more institutional use.

1512
01:35:49,000 --> 01:35:53,080
 You can almost look at it that it could be all the way up to the intensity of a

1513
01:35:53,080 --> 01:35:58,080
 hospital. So that's, that's why it's proposed to go in that area. Um,

1514
01:35:58,400 --> 01:36:01,880
 and it would be permitted in some of the downtown university core districts,

1515
01:36:01,880 --> 01:36:05,560
 community mixed use centers and regional mixed use centers and employment

1516
01:36:05,560 --> 01:36:10,560
 centers with an S U P always an S U P and limitation 39 and that limitation 39

1517
01:36:10,560 --> 01:36:15,640
 has that separation distance of 1200 feet.

1518
01:36:15,640 --> 01:36:16,760
 So it actually increases it.

1519
01:36:16,760 --> 01:36:20,840
 Thank you chair. Julie, with regard to the new code,

1520
01:36:20,840 --> 01:36:25,360
 what are the districts that it would be a lot of, we're going to continue,

1521
01:36:25,360 --> 01:36:26,480
 we're going to look at that.

1522
01:36:26,480 --> 01:36:31,280
 It will follow that transition table, but it would be in the M N district,

1523
01:36:31,280 --> 01:36:34,360
 the M M D and the M R district.

1524
01:36:34,360 --> 01:36:37,200
 And there may be some more employment districts that we would,

1525
01:36:37,200 --> 01:36:38,240
 we would look at.

1526
01:36:38,240 --> 01:36:42,200
 So we'll take a harder look at that and make sure we get that lined up correctly

1527
01:36:42,200 --> 01:36:45,240
 in the new code. Um, you know, it's not a,

1528
01:36:45,240 --> 01:36:48,280
 it's not a perfect apples to apples transition.

1529
01:36:48,280 --> 01:36:51,360
 So we want to make sure we're thoughtful about that as it comes back to you.

1530
01:36:51,360 --> 01:36:54,840
 I know with the, with the new code looming,

1531
01:36:54,960 --> 01:36:58,840
 it's a little bit weird to be looking at it like this because in a,

1532
01:36:58,840 --> 01:37:02,040
 in a few short months we're really dealing with a different code.

1533
01:37:02,040 --> 01:37:07,040
 So it would have been great to, to see the new code

1534
01:37:07,040 --> 01:37:11,160
 alongside of this. Um, it is,

1535
01:37:11,160 --> 01:37:12,440
 it is a little strange

1536
01:37:12,440 --> 01:37:17,920
 and what we can do maybe in the intervening is kind of look at some of those

1537
01:37:17,920 --> 01:37:20,560
 districts and maybe have some sort of transition there.

1538
01:37:22,880 --> 01:37:27,880
 We're also looking at, so we've talked about sub chapter five in the 2002 code,

1539
01:37:27,880 --> 01:37:31,640
 which was the use tables and sub chapter 23, which is the definitions.

1540
01:37:31,640 --> 01:37:32,840
 And now in sub chapter eight,

1541
01:37:32,840 --> 01:37:36,600
 that sub chapter eight and the 2002 code actually, um,

1542
01:37:36,600 --> 01:37:41,600
 refer to, um, our group homes within the city of Denton. And there were, um,

1543
01:37:41,600 --> 01:37:44,880
 within that section of the Denton development code,

1544
01:37:44,880 --> 01:37:49,160
 there were a lot of unnecessary references to assisted living facility and group

1545
01:37:49,160 --> 01:37:53,120
 homes for handicapped persons or institutions. And we don't have that use.

1546
01:37:53,120 --> 01:37:55,080
 So it created a lot of confusion.

1547
01:37:55,080 --> 01:37:58,000
 So we've actually just struck the, those,

1548
01:37:58,000 --> 01:38:02,920
 that language to make it just less confusing and more consistent with what our

1549
01:38:02,920 --> 01:38:05,160
 use tables. Um, however, this,

1550
01:38:05,160 --> 01:38:07,680
 this chapter is actually being eliminated in the new code.

1551
01:38:07,680 --> 01:38:09,520
 And so all of it is, has,

1552
01:38:09,520 --> 01:38:14,840
 has been incorporated into those use specific standards in sub chapter five of

1553
01:38:14,840 --> 01:38:16,680
 the new code.

1554
01:38:18,920 --> 01:38:22,360
 Sub chapter 14 is our parking standards in 2002.

1555
01:38:22,360 --> 01:38:23,880
 We wanted to make sure there was an adequate,

1556
01:38:23,880 --> 01:38:25,600
 that there was adequate parking.

1557
01:38:25,600 --> 01:38:30,280
 So we're proposing supportive residential provide one space per each bedroom with

1558
01:38:30,280 --> 01:38:34,720
 a minimum of four. Um, since they could have up to six residents,

1559
01:38:34,720 --> 01:38:38,560
 we wanted to make sure that they would may all have cars.

1560
01:38:38,560 --> 01:38:41,320
 And so we make sure there's adequate parking and that there wasn't, um,

1561
01:38:41,320 --> 01:38:45,040
 an unnecessary burden on the, on the on street parking and then treatment

1562
01:38:45,040 --> 01:38:49,120
 facilities. We looked at as, as, um, we sort of compared it to our medical,

1563
01:38:49,120 --> 01:38:52,840
 um, our medical center standards, medical office standards,

1564
01:38:52,840 --> 01:38:56,320
 and that would be one space per 200 square feet of growth floor area.

1565
01:38:56,320 --> 01:39:01,560
 Um, sub chapter 23, a little, a little more cleanup on sub chapter 23,

1566
01:39:01,560 --> 01:39:04,480
 we're proposing a new definition for disability.

1567
01:39:04,480 --> 01:39:09,480
 And that just refers to the Americans with disabilities act of 1990 as amended

1568
01:39:09,480 --> 01:39:12,080
 sort of keeps it really clean. Um,

1569
01:39:12,080 --> 01:39:14,520
 I believe that act was included in your backup,

1570
01:39:14,720 --> 01:39:17,320
 but just as a quick hit, they, um,

1571
01:39:17,320 --> 01:39:21,560
 their definition of disability is here is you've got to have a mental or physical

1572
01:39:21,560 --> 01:39:24,840
 impairment that substantially limits one or more major life activities.

1573
01:39:24,840 --> 01:39:27,400
 There has to be a record of such impairment or,

1574
01:39:27,400 --> 01:39:31,040
 or being regarded as as having such an impairment.

1575
01:39:31,040 --> 01:39:33,960
 So that's really the federal definition of that disability.

1576
01:39:33,960 --> 01:39:38,960
 We're also proposing to revise the definition for disabled persons as it's,

1577
01:39:38,960 --> 01:39:39,840
 um,

1578
01:39:39,840 --> 01:39:43,360
 this really relates to just one use within the debt and development code and

1579
01:39:43,360 --> 01:39:45,480
 that is community homes for the disabled.

1580
01:39:45,480 --> 01:39:50,520
 That is regulated by chapter one 23 of the Texas human resources code.

1581
01:39:50,520 --> 01:39:52,800
 It's kind of a separate and apart use.

1582
01:39:52,800 --> 01:39:55,600
 And so because this was differentiated from that,

1583
01:39:55,600 --> 01:39:57,320
 we really wanted to add that language,

1584
01:39:57,320 --> 01:40:01,800
 make it very clear as the code is applied in the future and that, um,

1585
01:40:01,800 --> 01:40:03,680
 disabled persons, um, is,

1586
01:40:03,680 --> 01:40:08,520
 is just references that one section of the Texas human resources code.

1587
01:40:08,520 --> 01:40:12,840
 And we're also proposing to remove the definition of handicap. Um,

1588
01:40:12,920 --> 01:40:14,560
 it's, it's redundant.

1589
01:40:14,560 --> 01:40:17,960
 It creates more confusion and what we're trying to do is make sure that these

1590
01:40:17,960 --> 01:40:22,680
 regulations are, are applied, um, in the clearest way possible.

1591
01:40:22,680 --> 01:40:26,960
 So we looked at a, at a, um,

1592
01:40:26,960 --> 01:40:30,960
 slide earlier in the presentation about what we have as current regulations

1593
01:40:30,960 --> 01:40:35,480
 within the debt and development code. And those are, um, those,

1594
01:40:35,480 --> 01:40:40,120
 those columns in blue. And as we're proposing, um, this,

1595
01:40:40,120 --> 01:40:42,480
 uh, this, um,

1596
01:40:43,000 --> 01:40:47,640
 text amendment, we then slide in the green into that menu. Um,

1597
01:40:47,640 --> 01:40:52,040
 and there's the supportive residential, fewer than six residents, um,

1598
01:40:52,040 --> 01:40:54,960
 in residential districts, um, few,

1599
01:40:54,960 --> 01:40:58,520
 fewer than six residents permitted by right and multifamily districts,

1600
01:40:58,520 --> 01:41:02,840
 anything equal to or greater than six residents would require an SUP. Um,

1601
01:41:02,840 --> 01:41:04,920
 we've got to have parking for each bedroom, uh,

1602
01:41:04,920 --> 01:41:08,480
 disability is required and you've got that 600 foot separation. Um,

1603
01:41:08,480 --> 01:41:12,640
 treatment facilities would be solely designed to initiate and promote that

1604
01:41:12,640 --> 01:41:16,360
 chemical free status. SUP would always be required. Um,

1605
01:41:16,360 --> 01:41:18,240
 it would be in more of our, um,

1606
01:41:18,240 --> 01:41:22,680
 in of our more intense zoning districts and we were requiring that 1200 foot

1607
01:41:22,680 --> 01:41:27,560
 separation. Um, so the considerations we looked at, um, it,

1608
01:41:27,560 --> 01:41:32,000
 we, the proposal balances the need for those community services with issues of

1609
01:41:32,000 --> 01:41:36,280
 compatibility. Um, the supportive residential just, um, um, it,

1610
01:41:36,280 --> 01:41:40,400
 it is generally appropriate for neighborhood settings with that limitation six and

1611
01:41:40,400 --> 01:41:44,080
 34. We want to make sure we keep that intensity reduced, um,

1612
01:41:44,080 --> 01:41:48,440
 and that we ensure adequate spacing to, to prevent that grouping from happening.

1613
01:41:48,440 --> 01:41:54,320
 Um, that SUP for over six individual individuals provides for additional

1614
01:41:54,320 --> 01:41:56,960
 screw scrutiny and make sure that there's adequate buffers and that it,

1615
01:41:56,960 --> 01:41:59,160
 it's handled correctly. Uh,

1616
01:41:59,160 --> 01:42:01,840
 we want to make sure that the parking is adequate for the use.

1617
01:42:01,840 --> 01:42:05,520
 And so we reduce those parking impacts for the surrounding area. Um,

1618
01:42:05,520 --> 01:42:09,720
 it does require a disability in the definition and that, um,

1619
01:42:09,760 --> 01:42:14,200
 we wanted to put it in that residential, um, land use category so that it's

1620
01:42:14,200 --> 01:42:18,280
 developed with those residential design standards so that it's integrated in a

1621
01:42:18,280 --> 01:42:19,920
 neighborhoods and that it is, it is,

1622
01:42:19,920 --> 01:42:24,040
 it works in scale as well as building materials and architectural design.

1623
01:42:24,040 --> 01:42:30,000
 Um, treatment facilities due to the potential impacts associated with the

1624
01:42:30,000 --> 01:42:35,000
 proposed use, we added in that an SUP is always required and add that limitation

1625
01:42:35,000 --> 01:42:38,920
 39 to make sure that there's adequate spacing. Um,

1626
01:42:39,200 --> 01:42:42,680
 in order to reduce confusion with other medical uses,

1627
01:42:42,680 --> 01:42:47,680
 we added that word solely to the definition because some hospitals do have these

1628
01:42:47,680 --> 01:42:51,000
 types of, um, of, of, um,

1629
01:42:51,000 --> 01:42:55,680
 detox facilities or other types of counseling facilities as a part of their

1630
01:42:55,680 --> 01:42:58,840
 mission. And so we wanted to, to, to separate those two.

1631
01:42:58,840 --> 01:43:03,340
 These are separate uses. Um, but it is a, it is a large umbrella term.

1632
01:43:03,340 --> 01:43:06,360
 And so we could go all the way from intensity of a, of a,

1633
01:43:06,500 --> 01:43:11,200
 of a hospital detox facility all the way down to just, uh,

1634
01:43:11,200 --> 01:43:15,320
 to a community mental health, uh, mental health center or a recovery center.

1635
01:43:15,320 --> 01:43:17,600
 So it, or, or, or supportive residential.

1636
01:43:17,600 --> 01:43:22,000
 So it's got a wide range of intensity and that's why the SUP component is so

1637
01:43:22,000 --> 01:43:26,880
 important. So we can look at it, um, with, with each case, um,

1638
01:43:26,880 --> 01:43:31,900
 staff did sound or did publish notification and we recommend approval of,

1639
01:43:31,900 --> 01:43:36,400
 of the, um, of the text amendments, um, as proposed.

1640
01:43:36,520 --> 01:43:37,920
 And I'll stand for any questions.

1641
01:43:37,920 --> 01:43:45,160
 I do not see any great presentation, Julie. At this time. Oh,

1642
01:43:45,160 --> 01:43:48,280
 commissioner Smith. Um, are you going to do the SCP as well? Or no, just,

1643
01:43:48,280 --> 01:43:52,320
 just this, we weren't into the SP about this thing about breaking for dinner

1644
01:43:52,320 --> 01:43:55,040
 and then coming back for the SP. I got, I'll just bring it up now.

1645
01:43:55,040 --> 01:43:57,600
 So we did it just in case we're rushed for it. Um, seeing that,

1646
01:43:57,600 --> 01:44:01,520
 I don't think we're going to have a lot of, we could have public input on this.

1647
01:44:01,520 --> 01:44:02,360
 And I think that'd be great.

1648
01:44:02,360 --> 01:44:06,320
 Is there any way for us to amend the agenda to move this item before the agave

1649
01:44:06,320 --> 01:44:09,720
 ranch item at eight for the applicant who's here to see this,

1650
01:44:09,720 --> 01:44:11,880
 to have to sit through what it seems like we're going to have a lot of public

1651
01:44:11,880 --> 01:44:15,120
 input on that. I don't know if we have the ability to move that agenda item up.

1652
01:44:15,120 --> 01:44:18,080
 I know, I know we've had it before when we had the Lakeview ranch.

1653
01:44:18,080 --> 01:44:21,640
 I mean that one gentleman who had the bell, the right there off university,

1654
01:44:21,640 --> 01:44:23,200
 sit there for a storage unit. He was,

1655
01:44:23,200 --> 01:44:25,720
 we're talking about one 30 a night about a storage unit. It's like,

1656
01:44:25,720 --> 01:44:27,560
 thanks for sitting here and I was like,

1657
01:44:27,560 --> 01:44:31,160
 why couldn't we just had him first get him out of here and then let the real

1658
01:44:31,160 --> 01:44:34,240
 time, the real timely one or the one for time, uh,

1659
01:44:34,640 --> 01:44:37,520
 time sucking be done towards the end.

1660
01:44:37,520 --> 01:44:41,640
 Yeah, we can consider that. Thanks for the consideration chair.

1661
01:44:41,640 --> 01:44:47,400
 So this time at five 49 we'll break for 15 minutes and then reconvene for the

1662
01:44:47,400 --> 01:44:48,240
 last item.

1663
01:44:48,240 --> 01:44:54,400
 Thank you for that short break. We'll call the meeting back to order at six Oh

1664
01:44:54,400 --> 01:44:59,400
 six and the next item for consideration is item three H it's an SUP presented by

1665
01:44:59,400 --> 01:45:02,920
 Julie Wyatt.

1666
01:45:04,920 --> 01:45:08,240
 All right. This is S 19 nine Riddell campus.

1667
01:45:08,240 --> 01:45:13,280
 So the request before you is to hold a public hearing and consider a request by

1668
01:45:13,280 --> 01:45:17,920
 solutions of North Texas for a specific use permit for a treatment facility.

1669
01:45:17,920 --> 01:45:23,200
 The subject property is about 4.4 acres located on the east side of North Riddell

1670
01:45:23,200 --> 01:45:27,400
 street, about 495 feet north of mingo road. It's right there in yellow.

1671
01:45:30,560 --> 01:45:34,720
 The current zoning is DR two district. And, um, as, as you're aware,

1672
01:45:34,720 --> 01:45:39,960
 this SUP is actually running concurrently with a DDC text amendment DCA 19 four.

1673
01:45:39,960 --> 01:45:45,440
 So if that text amendment is approved as proposed treatment facilities would be

1674
01:45:45,440 --> 01:45:50,440
 permitted in DR two with approval of an SUP and a distance separation of 1200

1675
01:45:50,440 --> 01:45:54,800
 feet from any other supportive residential, um, treatment facility or group home.

1676
01:45:56,760 --> 01:46:01,000
 So let we'll just talk about their, their site for a few minutes. So they've got

1677
01:46:01,000 --> 01:46:04,640
 some existing development on the side. We want to go over that first. Um,

1678
01:46:04,640 --> 01:46:07,080
 so this is kind of their conceptual site plan.

1679
01:46:07,080 --> 01:46:10,040
 They haven't fully flushed out their site plan and what we're really looking at

1680
01:46:10,040 --> 01:46:13,440
 today is the activities on the site. So right now, um,

1681
01:46:13,440 --> 01:46:17,880
 they have an administrative building located here in this orange,

1682
01:46:17,880 --> 01:46:22,000
 um, and that's for case management, for treatment counseling services.

1683
01:46:22,000 --> 01:46:26,440
 They maintain regular office hours and they also have evening sessions,

1684
01:46:26,440 --> 01:46:28,560
 five nights a week for counseling services.

1685
01:46:28,560 --> 01:46:33,000
 They also have some program residential housing. It's there in purple.

1686
01:46:33,000 --> 01:46:38,880
 These are two duplexes that can accommodate 32 male residents. Um,

1687
01:46:38,880 --> 01:46:42,640
 these residents have been cleared from detox and remain drug and alcohol free.

1688
01:46:42,640 --> 01:46:43,160
 Uh,

1689
01:46:43,160 --> 01:46:47,080
 they must obtain full time employment or be enrolled in school for at least 30

1690
01:46:47,080 --> 01:46:48,880
 hours, 35 hours a week.

1691
01:46:48,880 --> 01:46:53,560
 And solutions North of North Texas staff is onsite during night and weekend hours

1692
01:46:53,600 --> 01:46:57,840
 for resident support to ensure safety, to ensure good decision making,

1693
01:46:57,840 --> 01:47:01,200
 and drug and alcohol testing. Um,

1694
01:47:01,200 --> 01:47:05,400
 and then they have the return to monitor house and that's this, um, this right here,

1695
01:47:05,400 --> 01:47:06,800
 it's an existing duplex.

1696
01:47:06,800 --> 01:47:10,400
 It actually can accommodate two single mothers, um,

1697
01:47:10,400 --> 01:47:14,280
 that have completed drug and alcohol programs. Um,

1698
01:47:14,280 --> 01:47:18,320
 but it provides a stable residence while they're working to be reunified with

1699
01:47:18,320 --> 01:47:22,520
 their children. So they're working through that case. Um, and, and, um,

1700
01:47:22,840 --> 01:47:26,200
 and it just provides a safe and stable place for them to live.

1701
01:47:26,200 --> 01:47:29,080
 So that's what's on the ground now. Um,

1702
01:47:29,080 --> 01:47:32,760
 what they're proposing to do is to expand this use to, um,

1703
01:47:32,760 --> 01:47:36,000
 include an ambulatory detox housing program.

1704
01:47:36,000 --> 01:47:40,400
 And that's here in that sort of weird green color. Um, and that, uh,

1705
01:47:40,400 --> 01:47:45,400
 as proposed would accommodate, um, six adults for housing and medical care.

1706
01:47:45,400 --> 01:47:49,720
 It would, um, uh, provide for full time monitoring,

1707
01:47:49,720 --> 01:47:54,080
 both for counseling and that medical, um, that medical monitoring.

1708
01:47:54,080 --> 01:47:59,160
 And, um, and then, you know, once a person would complete that program,

1709
01:47:59,160 --> 01:48:02,520
 the intent would be to transition to that supportive residential once they're,

1710
01:48:02,520 --> 01:48:05,760
 um, drop drug and alcohol free. Um,

1711
01:48:05,760 --> 01:48:07,640
 and then they're also proposing, um,

1712
01:48:07,640 --> 01:48:11,240
 to expand that program residential housing, um,

1713
01:48:11,240 --> 01:48:16,400
 to include another, uh, male, um, residents here, a duplex,

1714
01:48:16,440 --> 01:48:21,000
 that would, um, accommodate additional residents as well as three duplexes for

1715
01:48:21,000 --> 01:48:25,080
 women on the South side. So, um, with the, with the additional housing,

1716
01:48:25,080 --> 01:48:28,920
 they could accommodate another 64 residents. Um,

1717
01:48:28,920 --> 01:48:33,240
 and then they are proposing, uh, uh, additional administrative functions.

1718
01:48:33,240 --> 01:48:35,080
 And, you know, as the organization grows,

1719
01:48:35,080 --> 01:48:38,480
 they're going to need additional room for administration offices and counseling

1720
01:48:38,480 --> 01:48:42,400
 services. Um, other development on the, on the site could include, um,

1721
01:48:42,400 --> 01:48:46,200
 some outdoor pavilions, um, some, some storage sheds, uh,

1722
01:48:46,240 --> 01:48:50,680
 and then two access points to redel with an internal access loop, um,

1723
01:48:50,680 --> 01:48:52,760
 and then buffers to the adjacent properties.

1724
01:48:52,760 --> 01:48:57,240
 So the criteria for approval are in sub chapter six of the didn't development

1725
01:48:57,240 --> 01:48:59,680
 code. I won't read all of this. It is in your backup material,

1726
01:48:59,680 --> 01:49:03,680
 but we'll kind of go through the criteria as we talk about their site and their

1727
01:49:03,680 --> 01:49:08,000
 proposal. Um, so first of all,

1728
01:49:08,000 --> 01:49:11,160
 the first thing we look at is the future land use and it is in a neighborhood

1729
01:49:11,160 --> 01:49:15,320
 university compatibility. It's, it's near TWU. Um,

1730
01:49:15,340 --> 01:49:18,320
 and the proposed use is fitting for these kinds of mixed use districts.

1731
01:49:18,320 --> 01:49:21,440
 That's kind of what we're looking at in terms of where to locate these types of

1732
01:49:21,440 --> 01:49:22,920
 uses. Um,

1733
01:49:22,920 --> 01:49:26,800
 but the future land use doesn't really talk about these types of social

1734
01:49:26,800 --> 01:49:27,360
 services.

1735
01:49:27,360 --> 01:49:30,560
 So we kind of had to look at other parts of the, of the dent plan 2030 and,

1736
01:49:30,560 --> 01:49:34,120
 and, um, uh, element eight, um, it is,

1737
01:49:34,120 --> 01:49:37,040
 it addresses community health safety and services.

1738
01:49:37,040 --> 01:49:40,280
 And it really talks to this and identifies the need for substance abuse

1739
01:49:40,280 --> 01:49:42,080
 treatment. And as part of that,

1740
01:49:42,080 --> 01:49:45,640
 it establishes an action to identify key partners, um,

1741
01:49:45,640 --> 01:49:48,240
 to aid in the implementation of these types of programs and,

1742
01:49:48,240 --> 01:49:52,520
 and solutions of North Texas and those programs that they administer is

1743
01:49:52,520 --> 01:49:57,200
 consistent with that, um, that goal. Um, it does,

1744
01:49:57,200 --> 01:49:58,920
 if, um, as proposed,

1745
01:49:58,920 --> 01:50:02,560
 it conforms to the definition and limitations for the proposed treatment

1746
01:50:02,560 --> 01:50:06,720
 facility use. Um, and here's where that 1200 foot buffer comes in.

1747
01:50:06,720 --> 01:50:10,240
 So here's the subject property in yellow. Um, and it is the subject site.

1748
01:50:10,560 --> 01:50:13,760
 Surrounding it, there is a community home for the disabled.

1749
01:50:13,760 --> 01:50:18,200
 That's just south of it. It kind of looks similar to it. Um, and, and, um,

1750
01:50:18,200 --> 01:50:21,640
 but that, that there's not a distance separation from that. That's a,

1751
01:50:21,640 --> 01:50:22,960
 that's a different type of use.

1752
01:50:22,960 --> 01:50:26,720
 There's also some elderly housing near them as well as some, um,

1753
01:50:26,720 --> 01:50:30,960
 some multifamily to the North. Um,

1754
01:50:30,960 --> 01:50:35,600
 so as part of the SUP staff recommends that, um,

1755
01:50:35,600 --> 01:50:40,240
 a recommendation that the facility administrator provide evidence,

1756
01:50:40,280 --> 01:50:44,440
 evidence of that licensing to make sure their license is current with the Texas

1757
01:50:44,440 --> 01:50:49,200
 health and safety code chapter four 64 as part of their yearly fire inspection.

1758
01:50:49,200 --> 01:50:53,740
 Um, and then if approved, a full site plan would be required right now.

1759
01:50:53,740 --> 01:50:55,440
 They're kind of in this conceptual stage.

1760
01:50:55,440 --> 01:50:58,600
 We're really just talking about what activities are on the site and that we

1761
01:50:58,600 --> 01:51:02,120
 would make sure that they comply with all setback, lot coverage, site design,

1762
01:51:02,120 --> 01:51:04,680
 landscaping, parking, and access requirements.

1763
01:51:07,520 --> 01:51:11,440
 Thank you, chair. Julie, with, um, the licensing factor,

1764
01:51:11,440 --> 01:51:13,680
 do they have the current license now?

1765
01:51:13,680 --> 01:51:17,960
 The applicant is here and he'll be able to answer all of,

1766
01:51:17,960 --> 01:51:21,080
 all of your questions as far as how that, how,

1767
01:51:21,080 --> 01:51:25,960
 how their licensing is, is maintained and, and, um, and what activities are,

1768
01:51:25,960 --> 01:51:29,280
 you know, how their business is run. So he should be able to answer those.

1769
01:51:33,320 --> 01:51:37,800
 So, um, we looked at each kind of activity that, that they're proposing as,

1770
01:51:37,800 --> 01:51:40,720
 as we analyze this project. Um, so first of all,

1771
01:51:40,720 --> 01:51:43,080
 we looked at the ambulatory detox housing program.

1772
01:51:43,080 --> 01:51:47,360
 It is limited to six residents. It's pretty, it's pretty limited, um,

1773
01:51:47,360 --> 01:51:50,280
 and that they would be housed in a watchful environment.

1774
01:51:50,280 --> 01:51:54,680
 So staff doesn't anticipate that the use would create negative impacts for the

1775
01:51:54,680 --> 01:51:58,800
 surrounding, um, current and future development because of it's, if, of it's,

1776
01:51:58,800 --> 01:52:02,600
 uh, of the low scale of it. Um,

1777
01:52:02,640 --> 01:52:05,520
 as far as the program residential housing, that's those do,

1778
01:52:05,520 --> 01:52:06,840
 those are those duplexes.

1779
01:52:06,840 --> 01:52:10,920
 It really is intended to function in a way that's similar to any other residential

1780
01:52:10,920 --> 01:52:15,360
 use. The occupants must attend work or school. They have to pay rent, um,

1781
01:52:15,360 --> 01:52:18,600
 and they have to maintain the property. They, they've got to, you know, cook,

1782
01:52:18,600 --> 01:52:21,360
 do the dishes, um, take care of the exterior.

1783
01:52:21,360 --> 01:52:25,240
 So it really would function like a residential, um, property. Um,

1784
01:52:25,240 --> 01:52:29,480
 it also, um, would not result in incompatible densities.

1785
01:52:29,520 --> 01:52:33,080
 So the potential number of residents with the current residents and the proposed

1786
01:52:33,080 --> 01:52:36,080
 would equal 96, um, and, um,

1787
01:52:36,080 --> 01:52:40,840
 which is a maximum of 22 persons per acre. Uh,

1788
01:52:40,840 --> 01:52:45,960
 the maximum density in DR2 district is, um, 30 dwelling units per acre.

1789
01:52:45,960 --> 01:52:48,680
 So you really could have a lot of, for instance,

1790
01:52:48,680 --> 01:52:50,560
 multifamily units on this property.

1791
01:52:50,560 --> 01:52:54,200
 And so the density would actually be a lot less than what could be, um,

1792
01:52:54,200 --> 01:52:56,360
 provided on the property. And,

1793
01:52:56,360 --> 01:53:00,280
 and we don't anticipate any adverse impacts for on street parking, um,

1794
01:53:00,280 --> 01:53:02,000
 because the residential housing facilities,

1795
01:53:02,000 --> 01:53:06,200
 we believe that our code amendment would provide adequate parking, um,

1796
01:53:06,200 --> 01:53:10,480
 for the housing as well as the offices that one space per 200 square feet. Um,

1797
01:53:10,480 --> 01:53:12,000
 and then there are administrative buildings.

1798
01:53:12,000 --> 01:53:15,160
 Offices are generally compatible with these mixed use areas. So,

1799
01:53:15,160 --> 01:53:17,360
 so we don't feel like there's going to be adverse impacts.

1800
01:53:17,360 --> 01:53:22,680
 We also looked at the infrastructure associated with the development. Um,

1801
01:53:22,680 --> 01:53:26,280
 it is an infill site and so there's water and sewer available along North

1802
01:53:26,280 --> 01:53:27,560
 Riddell that they could tie into.

1803
01:53:27,560 --> 01:53:33,040
 It's also within 200 feet of a DCTA bus shelter outlined there in a red circle,

1804
01:53:33,040 --> 01:53:38,560
 um, that would, um, provide for multimodal transportation for their residents.

1805
01:53:38,560 --> 01:53:44,240
 Um, however, the sidewalk network on North Riddell is not quite complete yet. Um,

1806
01:53:44,240 --> 01:53:46,800
 as, as development happens, um,

1807
01:53:46,800 --> 01:53:50,240
 additional sidewalks be will be required and we're hoping at some point in the

1808
01:53:50,240 --> 01:53:53,040
 future, there will be a full sidewalk facility.

1809
01:53:54,360 --> 01:53:57,760
 Thank you, chair. Yes. I'm reading that. I did have a concern about that.

1810
01:53:57,760 --> 01:54:02,680
 I assume that many of these residents possibly will not have a vehicle and they

1811
01:54:02,680 --> 01:54:05,280
 will use the bus to get to their jobs or school.

1812
01:54:05,280 --> 01:54:10,520
 So with the street or sidewalk incomplete, how do they get to the bus stop?

1813
01:54:10,520 --> 01:54:13,560
 They would have to kind of veer onto the street.

1814
01:54:13,560 --> 01:54:18,480
 I drove it over the weekend and it's not a, it's not a, it's a collector.

1815
01:54:18,480 --> 01:54:20,400
 So it's not one of our arterial rows.

1816
01:54:20,400 --> 01:54:24,000
 So it does kind of function more of a, of a lower key collector.

1817
01:54:24,880 --> 01:54:29,360
 Um, yeah, I, I, I hope we can get that sidewalk, um, um, connected.

1818
01:54:29,360 --> 01:54:32,720
 And it's certainly something we'll be talking with engineering about in,

1819
01:54:32,720 --> 01:54:36,600
 in all of these sort of pedestrian oriented areas, getting our sidewalks in place.

1820
01:54:36,600 --> 01:54:38,520
 Um, but we also,

1821
01:54:38,520 --> 01:54:42,480
 I too had concerns about their residents and how they would move about the city

1822
01:54:42,480 --> 01:54:46,680
 because school and work is something that they have to, that they have to, um,

1823
01:54:46,680 --> 01:54:50,480
 do on a daily basis. And so, um, the, the,

1824
01:54:50,640 --> 01:54:54,760
 the bus shelter was important as well as, um, we also felt like we should add a

1825
01:54:54,760 --> 01:54:58,800
 requirement that bike racks would be required at least one space,

1826
01:54:58,800 --> 01:55:03,440
 one bike space per 10 required parking spaces to just provide

1827
01:55:03,440 --> 01:55:06,360
 additional options for their residents.

1828
01:55:06,360 --> 01:55:10,400
 Public notification was sent out. Um,

1829
01:55:10,400 --> 01:55:14,920
 we haven't received any responses as of today. Um,

1830
01:55:14,920 --> 01:55:19,160
 so with that, we'll, we'll talk about our recommendation. Um, with,

1831
01:55:19,320 --> 01:55:22,240
 our recommendation is structured as we're going to talk about the permitted

1832
01:55:22,240 --> 01:55:26,840
 activities and then, um, as, as proposed and then, um,

1833
01:55:26,840 --> 01:55:29,720
 and then the, the, um, conditions. So if,

1834
01:55:29,720 --> 01:55:34,800
 if PNC recommends approval and city council then votes to approve it with the

1835
01:55:34,800 --> 01:55:38,400
 conditions, these would all be a part of the ordinance. So, um,

1836
01:55:38,400 --> 01:55:41,360
 the activities that are, that we've talked about today,

1837
01:55:41,360 --> 01:55:45,880
 the administrative building with the training education, the, the, um,

1838
01:55:45,920 --> 01:55:49,640
 the counseling, the treatment that would be permitted as well as the program,

1839
01:55:49,640 --> 01:55:53,360
 residential housing with that, um, um, the,

1840
01:55:53,360 --> 01:55:58,440
 the current 32 residents as well as the proposed 64 or 64 additional residents

1841
01:55:58,440 --> 01:56:03,040
 that would be permitted if, if approved, um, it would still have,

1842
01:56:03,040 --> 01:56:05,240
 they would still have to follow all of those, um,

1843
01:56:05,240 --> 01:56:08,760
 all those parameters that they set forth in their narrative about the school and

1844
01:56:08,760 --> 01:56:13,400
 the work and the maintaining the property. Um, we're also,

1845
01:56:14,520 --> 01:56:18,960
 um, also that returned to monitor house that duplex for the two, um,

1846
01:56:18,960 --> 01:56:22,280
 single moms, um, the ambulatory detox program,

1847
01:56:22,280 --> 01:56:24,120
 that would be permitted if it was approved,

1848
01:56:24,120 --> 01:56:27,400
 it would be limited to six adults and they would have to maintain that

1849
01:56:27,400 --> 01:56:32,360
 monitoring of, of those residents. And then, and then, as I said before,

1850
01:56:32,360 --> 01:56:36,960
 the additional program housing for the six 64 residents. Um, so staff,

1851
01:56:36,960 --> 01:56:39,280
 so those would be the permitted activities.

1852
01:56:39,280 --> 01:56:43,360
 Staff also recommends, um, some additional conditions. First of all,

1853
01:56:43,360 --> 01:56:47,720
 sobering centers defined as play a place to stay for individuals in lieu of

1854
01:56:47,720 --> 01:56:53,120
 arrest until sober enough to safely leave would not be permitted on site. Um,

1855
01:56:53,120 --> 01:56:57,680
 there would need to be evidence of licensing provided on a yearly basis with

1856
01:56:57,680 --> 01:57:00,200
 that, with that fire inspection. Um,

1857
01:57:00,200 --> 01:57:03,880
 because this is kind of a redeveloping site, there's some existing driveways.

1858
01:57:03,880 --> 01:57:08,360
 We would want those to be closed off and the, um, curb and gutter, um,

1859
01:57:08,360 --> 01:57:12,120
 replaced, uh, as the property develops and as they put their,

1860
01:57:12,120 --> 01:57:14,640
 their two driveways with their internal loop in, we'd want,

1861
01:57:14,640 --> 01:57:18,240
 we'd want that street to be complete in that location. Um,

1862
01:57:18,240 --> 01:57:21,680
 bicycle racks to be installed at one per 10 parking spaces.

1863
01:57:21,680 --> 01:57:24,760
 And then we're also proposing, um, and I, and, and,

1864
01:57:24,760 --> 01:57:29,680
 and this is actually their proposal that require buffers of a fence

1865
01:57:29,680 --> 01:57:33,120
 along the north, uh, east and south property lines,

1866
01:57:33,120 --> 01:57:38,000
 as well as, um, medium or small canopy trees planted every, uh,

1867
01:57:38,000 --> 01:57:41,000
 every 30 linear feet along the north and south property lines.

1868
01:57:41,400 --> 01:57:43,760
 They had talked about some Nellie Stevens Hollies.

1869
01:57:43,760 --> 01:57:48,840
 I didn't want to tie them so much into a specific landscaping type

1870
01:57:48,840 --> 01:57:52,440
 because, um, because what if it wasn't available in the nursery?

1871
01:57:52,440 --> 01:57:54,200
 I didn't want them to be tied down.

1872
01:57:54,200 --> 01:57:55,800
 We just want to make sure we've got that,

1873
01:57:55,800 --> 01:57:58,200
 that landscaping there to provide that buffer.

1874
01:57:58,200 --> 01:58:02,200
 Julie, when did they see, when did these recommendations,

1875
01:58:02,200 --> 01:58:03,360
 when were they reviewed with the client?

1876
01:58:03,360 --> 01:58:07,840
 We sent them to the applicant last week and they sent an email that they were

1877
01:58:07,840 --> 01:58:10,480
 good with them. So, and, and he is here. So,

1878
01:58:12,360 --> 01:58:12,680
 um,

1879
01:58:12,680 --> 01:58:17,240
 we also propose that all future buildings be designed with the residential

1880
01:58:17,240 --> 01:58:20,160
 character. This is a mixed use area, but there's a lot of residential.

1881
01:58:20,160 --> 01:58:22,200
 It's there's some multifamily and elderly housing.

1882
01:58:22,200 --> 01:58:25,040
 We want to make sure it maintains the character of the surrounding property.

1883
01:58:25,040 --> 01:58:30,000
 And that includes primary entrances toward the right of way. Um, we want those,

1884
01:58:30,000 --> 01:58:33,760
 those architectural elements to be residential, like dormers, gables,

1885
01:58:33,760 --> 01:58:38,040
 porches, um, windows and doors that are facing the,

1886
01:58:38,080 --> 01:58:42,080
 or, um, at least 15% of the wall area facing the street to be fit, um,

1887
01:58:42,080 --> 01:58:45,520
 to be windows and doors, exterior finishes of wood, masonry,

1888
01:58:45,520 --> 01:58:46,440
 or cementitious siding.

1889
01:58:46,440 --> 01:58:48,960
 And this really does follow the new debt and development code regs.

1890
01:58:48,960 --> 01:58:54,040
 And then on that minimum masonry around the 25%, uh,

1891
01:58:54,040 --> 01:58:58,160
 all existing and proposed solid wall waste rest receptacles should be located

1892
01:58:58,160 --> 01:58:59,400
 toward the rear of the property line.

1893
01:58:59,400 --> 01:59:03,120
 I don't believe they have any dumpsters in front of the buildings. So, but just,

1894
01:59:03,120 --> 01:59:07,720
 just to maintain that, um, the, the solid waste to the rear. And then,

1895
01:59:07,720 --> 01:59:12,720
 and then to follow that new code as it relates to those design standards, um,

1896
01:59:12,720 --> 01:59:18,160
 in, in terms of tree preservation, landscaping, fencing and screening. So, um,

1897
01:59:18,160 --> 01:59:22,040
 that is it. I'll stand for any questions.

1898
01:59:22,040 --> 01:59:24,040
 Thank you, chair Julie.

1899
01:59:24,040 --> 01:59:28,080
 One of my concerns with expanding this is the fact that it's across the street

1900
01:59:28,080 --> 01:59:32,440
 from TWU campus, which is a future student housing area.

1901
01:59:32,440 --> 01:59:34,400
 Did you get TWU input?

1902
01:59:35,600 --> 01:59:39,560
 They were sent notification as part of the notification process.

1903
01:59:39,560 --> 01:59:43,040
 We haven't heard from them and we, I didn't talk to them.

1904
01:59:43,040 --> 01:59:47,640
 Any other question? Yep.

1905
01:59:47,640 --> 01:59:50,520
 I do have another question. You may not know the answer to this.

1906
01:59:50,520 --> 01:59:55,240
 If a resident does not maintain work or school,

1907
01:59:55,240 --> 01:59:58,320
 what happens to them? I don't know the answer to that.

1908
01:59:58,320 --> 02:00:00,080
 Thank you.

1909
02:00:00,080 --> 02:00:04,960
 Any other questions for Julie? Great.

1910
02:00:05,600 --> 02:00:08,400
 Recommendation. So just as a, um,

1911
02:00:08,400 --> 02:00:12,840
 a recommendation from Richard and myself in regards to the agenda before we

1912
02:00:12,840 --> 02:00:18,160
 close, I think we're going to reorder it. Uh, if there's not any, um,

1913
02:00:18,160 --> 02:00:23,360
 opposition to we're skipping three a three B and three C because of the

1914
02:00:23,360 --> 02:00:27,360
 postponements, then we'll do three D as planned from there.

1915
02:00:27,360 --> 02:00:32,360
 We'll allow a G and H to go before agave and then we'll wrap up with,

1916
02:00:32,760 --> 02:00:36,520
 with ropes and ramps. So we'll go razor ranch. Yeah, sorry.

1917
02:00:36,520 --> 02:00:41,440
 So we'll go D G H E F as the order for the agenda.

1918
02:00:41,440 --> 02:00:46,800
 With that, we will close the work session at six 22.

1919
02:00:46,800 --> 02:00:48,920
 We'll reconvene at six 30 in council chambers.

1920
02:00:48,920 --> 02:00:52,160
 Good evening, ladies and gentlemen,

1921
02:00:52,160 --> 02:00:55,560
 and welcome to the planning and zoning commission meeting for Wednesday,

1922
02:00:55,560 --> 02:01:00,440
 May 15th, 2019. I'll call the meeting to order at six 36.

1923
02:01:00,800 --> 02:01:03,320
 The first item of business is to stand and give a pledge of allegiance to the

1924
02:01:03,320 --> 02:01:04,520
 U S and Texas flag.

1925
02:01:04,520 --> 02:01:22,920
 I'm Texas.

1926
02:01:30,800 --> 02:01:31,640
 [inaudible]

1927
02:01:31,640 --> 02:01:39,840
 the next item of business is the consent agenda.

1928
02:01:39,840 --> 02:01:45,640
 Chair will entertain a discussion or motion. Commissioner Smith motion to approve.

1929
02:01:45,640 --> 02:01:49,480
 We have a first for approval. Commissioner Pernetta second.

1930
02:01:49,480 --> 02:01:52,840
 We have a first and a second for approval of the consent agenda.

1931
02:01:52,840 --> 02:01:56,600
 Any discussion? Seeing none. I'll call for a vote on the board.

1932
02:02:01,720 --> 02:02:02,560
 [inaudible]

1933
02:02:02,560 --> 02:02:07,800
 motion carries six zero next items for business will be our public hearing.

1934
02:02:07,800 --> 02:02:11,640
 I want to make notes of some changes to the agenda for those in the audience and

1935
02:02:11,640 --> 02:02:16,720
 those watching at home. Items three a B and C have been

1936
02:02:16,720 --> 02:02:18,280
 postponed. They will not be heard tonight.

1937
02:02:18,280 --> 02:02:21,800
 So if you hear for three a three B or three C,

1938
02:02:21,800 --> 02:02:24,000
 we will not be hearing those this evening.

1939
02:02:24,000 --> 02:02:26,760
 And then there's going to be a reordering of the remaining.

1940
02:02:26,760 --> 02:02:29,200
 So if you pay attention to these changes,

1941
02:02:29,520 --> 02:02:34,520
 the order for tonight will be item D then item G H E and we'll conclude with F.

1942
02:02:34,520 --> 02:02:45,560
 So the items we heard D G H E F and this is hopefully just a,

1943
02:02:45,560 --> 02:02:47,960
 to manage the expectations of time.

1944
02:02:47,960 --> 02:02:51,920
 So we can be a little bit more efficient in the process this evening.

1945
02:02:51,920 --> 02:02:57,840
 So with that, the first item for public hearing is item three D Z 19 dash zero

1946
02:02:59,120 --> 02:03:02,240
 zero zero four invite Karina for presentation

1947
02:03:02,240 --> 02:03:05,280
 and I'll open the public hearing.

1948
02:03:05,280 --> 02:03:19,080
 All right. Good evening everyone. Um,

1949
02:03:19,080 --> 02:03:22,080
 my name is Karina Maldonado assistant planner. Um,

1950
02:03:22,080 --> 02:03:25,880
 today I'll be presenting Z 19 for Prairie parcel.

1951
02:03:27,800 --> 02:03:31,520
 The request today is to rezone a residential lot, um,

1952
02:03:31,520 --> 02:03:34,360
 outlined here in yellow, um,

1953
02:03:34,360 --> 02:03:37,240
 from a neighborhood residential to zoning district,

1954
02:03:37,240 --> 02:03:42,240
 to a neighborhood residential for zoning district on approximately 0.101 acres

1955
02:03:42,240 --> 02:03:46,200
 of land. Um, that is approximately 4,500 square feet.

1956
02:03:46,200 --> 02:03:51,160
 The subject property is located North on Prairie street,

1957
02:03:51,160 --> 02:03:55,040
 uh, adjacent to Oakwood cemetery, Fred Moore park,

1958
02:03:55,360 --> 02:04:00,360
 and it is approximately 610 feet West of South breads Bradshaw street.

1959
02:04:00,360 --> 02:04:01,360
 Um,

1960
02:04:01,360 --> 02:04:06,360
 the proposed use for this parcel is a single family dwelling with one accessory

1961
02:04:06,360 --> 02:04:07,920
 structure.

1962
02:04:07,920 --> 02:04:15,120
 So on the screen you'll see the current zoning NR two against the proposed zoning

1963
02:04:15,120 --> 02:04:16,760
 of NR four, um,

1964
02:04:16,760 --> 02:04:19,320
 adjacent to this parcel is um,

1965
02:04:19,320 --> 02:04:22,840
 NR four to the West and South, um,

1966
02:04:22,880 --> 02:04:26,840
 Oakwood cemetery and Fred Moore park are zoned and are two, um,

1967
02:04:26,840 --> 02:04:28,040
 and then, uh,

1968
02:04:28,040 --> 02:04:31,960
 North West of the property is zoned DCG.

1969
02:04:31,960 --> 02:04:33,440
 Um,

1970
02:04:33,440 --> 02:04:37,960
 and I do want to point out that there is a small parcel of NR MU 12.

1971
02:04:37,960 --> 02:04:38,760
 Um,

1972
02:04:38,760 --> 02:04:42,720
 those existing uses are currently a hair salon,

1973
02:04:42,720 --> 02:04:44,760
 a duplex and a single family home.

1974
02:04:44,760 --> 02:04:51,560
 So the criteria for approval for this parcel is, um,

1975
02:04:51,600 --> 02:04:55,780
 that one, the proposed rezoning conforms to the future land use element of

1976
02:04:55,780 --> 02:04:57,160
 Denton plan 2030.

1977
02:04:57,160 --> 02:05:01,720
 And second that the proposed rezoning facilitates the adequate adequate

1978
02:05:01,720 --> 02:05:05,400
 provision of transportation, water, sewer, school parks,

1979
02:05:05,400 --> 02:05:06,840
 and other public requirements.

1980
02:05:06,840 --> 02:05:12,080
 So when we look at the future land use designation for this area,

1981
02:05:12,080 --> 02:05:14,000
 there are four, um, land,

1982
02:05:14,000 --> 02:05:18,240
 future land use designations that overlap of the parcel. Um,

1983
02:05:18,260 --> 02:05:22,880
 one being downtown Denton, uh, downtown compatibility area,

1984
02:05:22,880 --> 02:05:27,840
 parks and open space, and then, uh, low density residential. Um,

1985
02:05:27,840 --> 02:05:31,360
 this is a transition, uh, parcel. Um, and with that,

1986
02:05:31,360 --> 02:05:34,820
 the most appropriate use in the surrounding area is the, uh,

1987
02:05:34,820 --> 02:05:37,280
 low density residential, um,

1988
02:05:37,280 --> 02:05:39,880
 as it does meet the future land use requirements.

1989
02:05:39,880 --> 02:05:44,360
 Um, second there are, um,

1990
02:05:44,380 --> 02:05:49,380
 this is a residential lot, uh, within an existing established subdivision.

1991
02:05:49,380 --> 02:05:54,520
 Um, so there are existing water sewer, um, facilities and, uh,

1992
02:05:54,520 --> 02:05:56,680
 transportation. There is no, uh,

1993
02:05:56,680 --> 02:05:59,080
 major increase in the trip generation for this parcel.

1994
02:05:59,080 --> 02:06:06,440
 Notifications were sent out, um, within the required 200 foot, uh,

1995
02:06:06,440 --> 02:06:11,200
 area, six notices were sent, uh, within the 500 courtesy area,

1996
02:06:11,440 --> 02:06:15,040
 29 notices were sent out, um, to the,

1997
02:06:15,040 --> 02:06:17,600
 to date at the time of this presentation,

1998
02:06:17,600 --> 02:06:22,600
 we have not received any opposition or notices in favor of the rezoning.

1999
02:06:22,600 --> 02:06:29,360
 One notification or one post did sign was placed on the parcel,

2000
02:06:29,360 --> 02:06:34,640
 uh, and no neighborhood meetings were held. And with this, I'll conclude,

2001
02:06:34,640 --> 02:06:38,560
 um, staff does recommend approval of the rezoning request.

2002
02:06:39,120 --> 02:06:42,200
 Thank you very much for presentation. Is there any questions?

2003
02:06:42,200 --> 02:06:46,520
 I do not see any. This is a public hearing.

2004
02:06:46,520 --> 02:06:49,240
 Anyone wishing to speak on this item? I certainly do so.

2005
02:06:49,240 --> 02:06:56,200
 Scene nine. I'll close the public hearing. Oh,

2006
02:06:56,200 --> 02:06:59,560
 the applicant is here and wishes to speak. Oh, fantastic. Thank you.

2007
02:06:59,560 --> 02:07:04,640
 If you could just state your name and address for the record.

2008
02:07:04,640 --> 02:07:08,600
 Good evening. My name is belt. Sorry. I'm with Epic Hill homes.

2009
02:07:09,120 --> 02:07:12,320
 And my address is a five zero three chamber street in the neighborhood.

2010
02:07:12,320 --> 02:07:18,520
 I am the agent for the owner of the property that wants it rezoned to an hour

2011
02:07:18,520 --> 02:07:23,520
 four and the biggest impact effect on it is we want to create a building lot

2012
02:07:23,520 --> 02:07:31,920
 that will resemble the rest of the building structures in the neighborhood,

2013
02:07:31,920 --> 02:07:34,680
 which are all single family in our four.

2014
02:07:35,280 --> 02:07:40,280
 And it gives us 30% more land coverage available for either an accessory

2015
02:07:40,280 --> 02:07:45,480
 structure, a cardboard garage storage,

2016
02:07:45,480 --> 02:07:47,760
 which currently we don't have within the inner two.

2017
02:07:47,760 --> 02:07:53,480
 And it separates us from the designation of the cemetery zoning,

2018
02:07:53,480 --> 02:07:56,840
 which is also in our, in our two. So at this point,

2019
02:07:56,840 --> 02:08:02,520
 I propose that, uh, we, um,

2020
02:08:02,800 --> 02:08:06,200
 go forward with a change in the zoning. Thank you.

2021
02:08:06,200 --> 02:08:09,800
 Thank you for being here. I don't see any questions for you at this time.

2022
02:08:09,800 --> 02:08:14,600
 Is anyone else wishing to speak?

2023
02:08:14,600 --> 02:08:19,080
 Seeing none. I'll close the public hearing.

2024
02:08:19,080 --> 02:08:22,560
 The commission can discuss or make a motion. Commissioner pernetta.

2025
02:08:22,560 --> 02:08:24,520
 Motion to approve.

2026
02:08:24,520 --> 02:08:28,720
 We have a first for approval. Commissioner Cole. Second.

2027
02:08:28,720 --> 02:08:31,920
 We have a first and a second for approval. Any discussion?

2028
02:08:33,480 --> 02:08:35,040
 Seeing none. I'll call for a vote on the board.

2029
02:08:35,040 --> 02:08:44,240
 Motion carries six zero. Congratulations.

2030
02:08:44,240 --> 02:08:50,720
 Next item for business will be item three G DCA 19 dash four D.

2031
02:08:50,720 --> 02:08:57,960
 I will invite Julie wife presentation and open the public hearing.

2032
02:09:03,320 --> 02:09:06,120
 Okay. Good evening.

2033
02:09:06,120 --> 02:09:17,120
 I'm Julie Wyatt, senior planner with the city of Denton and I am presenting to

2034
02:09:17,120 --> 02:09:19,880
 you tonight. DCA 19 for treatment centers.

2035
02:09:19,880 --> 02:09:24,720
 The request before you as a city initiated rezoning or revision to the, uh,

2036
02:09:24,720 --> 02:09:29,360
 didn't development code text specifically to amend sub chapters five, eight,

2037
02:09:29,400 --> 02:09:33,720
 14 and 23 as they relate to supportive residential uses and treatment

2038
02:09:33,720 --> 02:09:36,920
 facilities. So just a little bit of background.

2039
02:09:36,920 --> 02:09:41,440
 The substance abuse and mental health services administrations, uh,

2040
02:09:41,440 --> 02:09:46,800
 2013 national survey of drug use and health determined that 22.7 million

2041
02:09:46,800 --> 02:09:51,040
 Americans needed treatment for drug or alcohol problems.

2042
02:09:51,040 --> 02:09:53,680
 Yet only 2.5 million received treatment,

2043
02:09:53,680 --> 02:09:57,560
 which resulted in a treatment gap of 20.2 million. Um,

2044
02:09:57,560 --> 02:10:00,880
 additionally the white house has declared an opioid abuse as a public health

2045
02:10:00,880 --> 02:10:05,200
 crisis closer to home. Um, in the dead record Chronicle, you,

2046
02:10:05,200 --> 02:10:09,520
 you from time to time see articles that show how drugs and alcohol, um,

2047
02:10:09,520 --> 02:10:14,400
 can affect our citizens and our community. Um, and then we,

2048
02:10:14,400 --> 02:10:17,960
 we do have an organization within the community solutions of North Texas that

2049
02:10:17,960 --> 02:10:20,040
 does provide treatment, um,

2050
02:10:20,040 --> 02:10:23,760
 for adults and families impacted by drug and alcohol dependency.

2051
02:10:23,760 --> 02:10:27,520
 They currently have a facility on North Riddell and they're actually, um,

2052
02:10:27,560 --> 02:10:29,360
 seeking to expand that facility.

2053
02:10:29,360 --> 02:10:33,240
 But when they approached the city to expand it, we,

2054
02:10:33,240 --> 02:10:36,200
 we dug through the Denton development code and realized it really wasn't a use

2055
02:10:36,200 --> 02:10:40,880
 that, um, that adequately captured their, their activities on site. Um,

2056
02:10:40,880 --> 02:10:42,520
 and we want to make sure that these, that we,

2057
02:10:42,520 --> 02:10:46,120
 that we have these types of facilities. We have these community members who need

2058
02:10:46,120 --> 02:10:50,560
 them, but that they're developed in a responsible way. Um, and so here are,

2059
02:10:50,560 --> 02:10:52,720
 here's the menu of items that we have to,

2060
02:10:52,720 --> 02:10:56,280
 or uses that we have to choose from in the Denton development code as it relates

2061
02:10:56,280 --> 02:10:59,480
 to these types of, um, activities and facilities, uh,

2062
02:10:59,480 --> 02:11:01,680
 community homes for the disabled. Um,

2063
02:11:01,680 --> 02:11:05,720
 that's regulated by chapter 123 of the Texas human resources code that really

2064
02:11:05,720 --> 02:11:09,800
 doesn't fit within, um, the parameters of what this use is. Um,

2065
02:11:09,800 --> 02:11:11,400
 we have group homes, um,

2066
02:11:11,400 --> 02:11:15,960
 and SUP is required in zoning districts which permit multifamily dwellings. Um,

2067
02:11:15,960 --> 02:11:16,480
 but,

2068
02:11:16,480 --> 02:11:19,240
 but group homes can include a lot of different types of uses.

2069
02:11:19,240 --> 02:11:22,720
 And we really wanted to be a little more limited and targeted, um, in this use.

2070
02:11:23,040 --> 02:11:26,120
 And then we have hospital services. Um, hospitals, uh,

2071
02:11:26,120 --> 02:11:28,600
 provide that general medical care, like, um,

2072
02:11:28,600 --> 02:11:32,480
 you could have primary health services, emergency rooms, um, surgery.

2073
02:11:32,480 --> 02:11:34,480
 So I really didn't fit within it either.

2074
02:11:34,480 --> 02:11:41,400
 Um, in 2016 HUD and the department of justice issued a joint statement and it,

2075
02:11:41,400 --> 02:11:44,880
 they determined that treatment for substance abuse is an important societal

2076
02:11:44,880 --> 02:11:45,520
 need,

2077
02:11:45,520 --> 02:11:49,600
 but it's also a complex land use issue and it can affect a community. Um,

2078
02:11:49,600 --> 02:11:53,440
 they wanted to provide cities with legal clarity on, on how to maintain

2079
02:11:53,440 --> 02:11:57,840
 community safety and character while also protecting the rights of those, um,

2080
02:11:57,840 --> 02:12:01,960
 of those people with disabilities or the, um, including those, uh,

2081
02:12:01,960 --> 02:12:04,600
 recovering from a drug addiction. Um,

2082
02:12:04,600 --> 02:12:08,680
 and this statement resulted from issues associated with a high concentration of

2083
02:12:08,680 --> 02:12:12,560
 sober homes in a community of 60,000 residents. Um,

2084
02:12:12,560 --> 02:12:15,520
 so there are three key takeaways in that joint statement.

2085
02:12:15,520 --> 02:12:19,960
 First that a city can deny an accommodation request of granting would impose an

2086
02:12:19,960 --> 02:12:24,520
 undue financial and administrative burden or would fundamentally alter the city

2087
02:12:24,520 --> 02:12:28,720
 zoning scheme, um, that licensing and other requirements are permitted,

2088
02:12:28,720 --> 02:12:33,480
 but it can't be based on stereotypes and must equally apply to all homes within,

2089
02:12:33,480 --> 02:12:38,480
 uh, with a minimum number of unrelated residents and that the fair housing act

2090
02:12:38,480 --> 02:12:43,400
 does not prevent action in response to criminal or illegal activity or fraud.

2091
02:12:44,720 --> 02:12:48,960
 So based upon, um, the solutions of North Texas, their, their, um,

2092
02:12:48,960 --> 02:12:53,240
 their organization and their project, uh, the community needs,

2093
02:12:53,240 --> 02:12:57,120
 the joint statement guidelines and the current regulations staff recommends the

2094
02:12:57,120 --> 02:13:02,040
 following DDC text amendments. Um, and, and we'll go over those sub chapters.

2095
02:13:02,040 --> 02:13:05,160
 So first we're going to talk about sub chapters five and 23,

2096
02:13:05,160 --> 02:13:10,160
 five has the land use tables and 23 is the definitions and we're proposing two

2097
02:13:10,160 --> 02:13:14,080
 new uses, um, in association with this, um, request.

2098
02:13:14,360 --> 02:13:18,760
 First would be the supportive residential and the intent is to provide sort of a

2099
02:13:18,760 --> 02:13:23,200
 home, a residential living for unrelated individuals with disabilities and a

2100
02:13:23,200 --> 02:13:24,240
 single dwelling unit.

2101
02:13:24,240 --> 02:13:27,560
 It should be a supportive family like environment and they can be self

2102
02:13:27,560 --> 02:13:32,440
 governing or supervised. Um, it seeks to emulate the biological family.

2103
02:13:32,440 --> 02:13:36,800
 Um, and we want to make sure that the, that these, um, that these, uh,

2104
02:13:36,800 --> 02:13:41,160
 supportive residential uses are integrated into our surrounding community.

2105
02:13:41,560 --> 02:13:46,240
 A treatment would be incidental as to any home and it would not include individual

2106
02:13:46,240 --> 02:13:50,920
 individuals who are not disabled or prison pre parolees or her sex offenders.

2107
02:13:50,920 --> 02:13:54,240
 And that all is embedded in the definition and sub chapter 23.

2108
02:13:54,240 --> 02:13:58,200
 And then as it relates to the, um, to the use tables,

2109
02:13:58,200 --> 02:14:02,120
 we're proposing that this used to go under the residential land use category.

2110
02:14:02,120 --> 02:14:05,680
 Um, and then it would be permitted in our residential districts with the

2111
02:14:05,680 --> 02:14:10,680
 limitation, um, on that use that uses are limited to fewer than six unrelated

2112
02:14:11,400 --> 02:14:16,400
 individuals and there has to be a separation between any one individual

2113
02:14:16,400 --> 02:14:21,880
 supportive residential and, um, a nearby one, uh, residential,

2114
02:14:21,880 --> 02:14:24,360
 supportive residential treatment facility or group home.

2115
02:14:24,360 --> 02:14:28,160
 There has to be a 600 foot buffer between those uses. Um,

2116
02:14:28,160 --> 02:14:30,000
 we're also promoting, uh, uh,

2117
02:14:30,000 --> 02:14:33,360
 proposing that they'd be permitted in districts where multifamily is permitted

2118
02:14:33,360 --> 02:14:36,560
 or permitted with an SUP, um, with limitation 34.

2119
02:14:36,560 --> 02:14:40,160
 That would allow fewer than six residents by right.

2120
02:14:40,880 --> 02:14:43,200
 But if they wanted to do more than six residents,

2121
02:14:43,200 --> 02:14:47,000
 they would have to obtain approval of an SUP. Um, once again,

2122
02:14:47,000 --> 02:14:50,200
 there's that 600 foot buffer. Um,

2123
02:14:50,200 --> 02:14:52,880
 we're also proposing to add treatment facility. Um,

2124
02:14:52,880 --> 02:14:57,840
 this is a facility with a plan structured in or in organized programs solely

2125
02:14:57,840 --> 02:15:02,320
 designed to initiate and pro and promote a person's chemical free status. Um,

2126
02:15:02,320 --> 02:15:06,480
 it should be licensed with the Texas health and safety code chapter or under the

2127
02:15:06,480 --> 02:15:11,480
 Texas health and safety code chapter four 64 and supportive residential uses

2128
02:15:11,480 --> 02:15:12,400
 could be a component.

2129
02:15:12,400 --> 02:15:16,520
 It's kind of an umbrella, um, um, term that would, would, um,

2130
02:15:16,520 --> 02:15:20,720
 capture a lot of different types of uses. Um, as,

2131
02:15:20,720 --> 02:15:22,800
 as it would be put in the use tables,

2132
02:15:22,800 --> 02:15:26,320
 we're proposing that that would be permitted under the residential land use

2133
02:15:26,320 --> 02:15:30,920
 category and under the 2002 zoning would be permitted in some

2134
02:15:30,920 --> 02:15:33,360
 downtown university core community mixed use,

2135
02:15:33,520 --> 02:15:38,400
 regional mixed use and employment centers always with an SUP and a limitation

2136
02:15:38,400 --> 02:15:42,560
 that there has to be a 1200 foot buffer between any one use and another

2137
02:15:42,560 --> 02:15:47,160
 supportive residential group home or treatment facility. Um,

2138
02:15:47,160 --> 02:15:50,560
 so we also are proposing some changes to sub chapter eight.

2139
02:15:50,560 --> 02:15:54,680
 That's our group home sub chapter in the 2002 code. Um, this code is accurate.

2140
02:15:54,680 --> 02:15:59,240
 This, this chapter is actually being, um, um, removed as of the 2019 code,

2141
02:15:59,240 --> 02:16:02,400
 but we did as a part of this, just want to clean it up. Um,

2142
02:16:03,280 --> 02:16:04,360
 they're in that there's,

2143
02:16:04,360 --> 02:16:08,040
 there are references to assisted living facilities in group homes for handicap

2144
02:16:08,040 --> 02:16:10,760
 persons or institutions. We don't really have that use.

2145
02:16:10,760 --> 02:16:12,400
 And so it really creates confusion.

2146
02:16:12,400 --> 02:16:16,560
 We want to make sure that all of these types of uses are applied in a clear and

2147
02:16:16,560 --> 02:16:19,520
 consistent way. So we want to take away, um, um,

2148
02:16:19,520 --> 02:16:25,080
 words that don't really mean anything in our code. Um, and then, um, uh,

2149
02:16:25,080 --> 02:16:28,320
 and as I said, this sub chapter will be eliminated. It's, it's,

2150
02:16:28,320 --> 02:16:29,320
 it's being eliminated,

2151
02:16:29,320 --> 02:16:32,400
 but really all those regulations are being folded into other parts of the code.

2152
02:16:33,560 --> 02:16:37,560
 So chapter 14, uh, we want to ensure adequate parking for these uses.

2153
02:16:37,560 --> 02:16:39,040
 That's why we're proposing, um,

2154
02:16:39,040 --> 02:16:43,200
 with the supportive residential that one space be provided for each bedroom and

2155
02:16:43,200 --> 02:16:47,680
 with a minimum of four spaces, we want to make sure, um, the residents are,

2156
02:16:47,680 --> 02:16:49,360
 um, you know,

2157
02:16:49,360 --> 02:16:54,640
 have adequate parking on the site and not rely on, on just on street parking.

2158
02:16:54,640 --> 02:16:56,920
 And then, um,

2159
02:16:56,920 --> 02:17:01,040
 the treatment facility that really falls or follows our medical uses parking

2160
02:17:01,040 --> 02:17:03,760
 standard of one space per 200 square feet of gross floor area.

2161
02:17:03,760 --> 02:17:08,360
 We're also, um, additional changes to sub chapter 23.

2162
02:17:08,360 --> 02:17:12,120
 We're proposing a new definition for disability really just to be consistent

2163
02:17:12,120 --> 02:17:16,840
 with the federal law, the 1990, uh, Americans with the disabilities act,

2164
02:17:16,840 --> 02:17:21,960
 where we're proposing to revise the definition for disabled persons. This,

2165
02:17:21,960 --> 02:17:25,800
 this definition really only applies to one use in our code and that is community

2166
02:17:25,800 --> 02:17:26,960
 homes for the disabled.

2167
02:17:27,320 --> 02:17:30,920
 And so we wanted to make that crystal clear as we apply the,

2168
02:17:30,920 --> 02:17:32,440
 these regulations in the future.

2169
02:17:32,440 --> 02:17:35,280
 And that's why we added that additional language about that.

2170
02:17:35,280 --> 02:17:39,840
 It was as defined by chapter one 23 of the Texas human resources code. Um,

2171
02:17:39,840 --> 02:17:43,000
 we're also proposing to remove the definition for handicap. It's redundant.

2172
02:17:43,000 --> 02:17:47,000
 And we want to make sure we don't, we don't cause confusion there. Um, so,

2173
02:17:47,000 --> 02:17:48,120
 so, um,

2174
02:17:48,120 --> 02:17:52,240
 we've gone back to our original slide of what the menu of, of those, um,

2175
02:17:52,240 --> 02:17:55,160
 potential uses are in the debt and development code. And,

2176
02:17:55,160 --> 02:17:59,600
 and I've slid in those, um, those proposed new uses of supportive,

2177
02:17:59,600 --> 02:18:04,400
 residential and treatment facility to show how all those institutional uses and

2178
02:18:04,400 --> 02:18:07,920
 where they would fall within, um, within our, um,

2179
02:18:07,920 --> 02:18:10,520
 our development standards and how they would be applied.

2180
02:18:10,520 --> 02:18:13,520
 Our considerations, um,

2181
02:18:13,520 --> 02:18:17,600
 we wanted to propose that where we wanted to balance the need for community

2182
02:18:17,600 --> 02:18:19,560
 services, but with issues,

2183
02:18:19,560 --> 02:18:23,240
 but we wanted to make sure that we addressed issues of compatibility.

2184
02:18:23,240 --> 02:18:27,440
 So for supportive residential, we felt it was generally appropriate for a,

2185
02:18:27,440 --> 02:18:30,480
 in neighborhood settings, provided that it was limited in scale.

2186
02:18:30,480 --> 02:18:32,840
 And that's why we had that fewer than six residents.

2187
02:18:32,840 --> 02:18:36,600
 We want to make sure that it really did resemble in scale and intensity of what a,

2188
02:18:36,600 --> 02:18:42,160
 a neighborhood would typically see. Um, anything over, uh, over, um,

2189
02:18:42,160 --> 02:18:45,760
 six individuals would require that SUP, that additional scrutiny.

2190
02:18:45,760 --> 02:18:49,680
 And we also make sure we wanted to put that, um, distance requirement,

2191
02:18:49,680 --> 02:18:52,840
 that buffer to make sure that they weren't, um, that they didn't group and that,

2192
02:18:52,840 --> 02:18:57,320
 that they, that they were spread out. Um, it does require that disability.

2193
02:18:57,320 --> 02:18:59,640
 Um, and, uh, we, we,

2194
02:18:59,640 --> 02:19:03,680
 we placed them in the residential development regulations to ensure that they

2195
02:19:03,680 --> 02:19:05,720
 would be designed with that residential character,

2196
02:19:05,720 --> 02:19:09,640
 that they would fit in with the scale and design of any neighborhood, um,

2197
02:19:09,640 --> 02:19:12,720
 treatment facilities. And this is the more intense of the uses.

2198
02:19:12,720 --> 02:19:15,280
 And so we wanted to make sure potential impacts were addressed.

2199
02:19:15,280 --> 02:19:17,040
 And that's why we, we, um,

2200
02:19:17,040 --> 02:19:21,840
 are proposing to have an SUP, uh, regardless, wherever it goes.

2201
02:19:22,120 --> 02:19:25,200
 And then also add that limitation 39, once again,

2202
02:19:25,200 --> 02:19:28,440
 that separation buffer just to make sure we don't have the clustering of this

2203
02:19:28,440 --> 02:19:32,800
 type of use, um, to reduce the confusion with the other medical uses.

2204
02:19:32,800 --> 02:19:35,560
 That's why we added that, that word solely in there,

2205
02:19:35,560 --> 02:19:39,160
 because a lot of our hospitals probably do have, um, um,

2206
02:19:39,160 --> 02:19:41,400
 some of the detox facilities or counseling,

2207
02:19:41,400 --> 02:19:45,360
 some things that a treatment facility may, um, contain,

2208
02:19:45,360 --> 02:19:48,360
 or that would provide that treatment for our, for our community.

2209
02:19:48,520 --> 02:19:53,320
 But this is solely for that use. Um, and it, as I said,

2210
02:19:53,320 --> 02:19:56,200
 it's an umbrella, so it could go all the way from,

2211
02:19:56,200 --> 02:20:00,760
 from the intensity of a hospital, um, down to just, to a recovery center.

2212
02:20:00,760 --> 02:20:03,400
 So there's a broad range and that's another reason for the SUP.

2213
02:20:03,400 --> 02:20:06,000
 It really should be site specific and we should look at each of them

2214
02:20:06,000 --> 02:20:10,600
 individually. Um, staff did, um,

2215
02:20:10,600 --> 02:20:15,720
 did place a notice in the paper in accordance with the regulations and we do

2216
02:20:15,720 --> 02:20:19,040
 recommend approval of the request and I'll stand for any questions.

2217
02:20:19,040 --> 02:20:21,480
 Thank you, Julie. I could turn back.

2218
02:20:21,480 --> 02:20:25,520
 Thank you, chair. Thanks Julie. Uh, just for clarification purposes,

2219
02:20:25,520 --> 02:20:28,960
 you mentioned at 1200 foot buffer, uh, does exist,

2220
02:20:28,960 --> 02:20:33,920
 but you also noted that unless the owner or operator has sought and obtained

2221
02:20:33,920 --> 02:20:38,560
 approval of a reasonable accommodation that they can get closer, um,

2222
02:20:38,560 --> 02:20:43,800
 with the standards and procedures established in the code of ordinances. Now,

2223
02:20:43,800 --> 02:20:47,040
 is that something that had come back before us as a body and we'll just go to

2224
02:20:47,040 --> 02:20:50,200
 city council, the city council. Okay. Very good. Thanks.

2225
02:20:50,200 --> 02:20:54,440
 I don't see any other questions. Thank you. This is a public hearing.

2226
02:20:54,440 --> 02:20:56,480
 Anyone wishing to speak on the side of it? We certainly do. So

2227
02:20:56,480 --> 02:21:00,240
 seeing none,

2228
02:21:00,240 --> 02:21:03,200
 I'll close the public hearing and turn to the commission for discussion or motion.

2229
02:21:03,200 --> 02:21:07,840
 Commissioner Smith moved to approve. We have a first for approval.

2230
02:21:07,840 --> 02:21:11,760
 Commissioner Pernitta second. We have a first and a second for approval.

2231
02:21:11,840 --> 02:21:15,560
 Any discussion? Seeing none, I'll call for a vote on the board.

2232
02:21:15,560 --> 02:21:25,080
 Motion carries six zero.

2233
02:21:25,080 --> 02:21:30,560
 The next item of business is item three H S 19 dash zero zero nine.

2234
02:21:30,560 --> 02:21:34,280
 Julie white will be presenting again and I will open the public hearing.

2235
02:21:40,760 --> 02:21:45,760
 All right. So this item is S 99 Redel campus.

2236
02:21:45,760 --> 02:21:51,320
 The request before you is to hold a public hearing and consider requests by

2237
02:21:51,320 --> 02:21:55,120
 solutions of North Texas for a specific use permit for a treatment facility.

2238
02:21:55,120 --> 02:21:58,600
 So we just talked about those treatment facilities and the definitions and now,

2239
02:21:58,600 --> 02:22:02,120
 um, this will give you an opportunity to look, to look at one. Um,

2240
02:22:02,120 --> 02:22:05,680
 so the subject property is approximately 4.4 acres.

2241
02:22:05,680 --> 02:22:10,040
 It's located on North Redel, uh, about 500 feet north of mingo road.

2242
02:22:11,760 --> 02:22:14,600
 It's in a DR two district. And as I said,

2243
02:22:14,600 --> 02:22:18,040
 this is running concurrently with that text amendment. Um,

2244
02:22:18,040 --> 02:22:20,920
 so if that text amendment is approved as proposed,

2245
02:22:20,920 --> 02:22:25,120
 a treatment facilities would be permitted in DR two with approval of an S U P

2246
02:22:25,120 --> 02:22:29,120
 and a distance separation of 1200 feet from any other supportive residential

2247
02:22:29,120 --> 02:22:30,840
 treatment facility or group home.

2248
02:22:30,840 --> 02:22:36,000
 So first we'll take a look at their existing development on the side and then

2249
02:22:36,000 --> 02:22:39,800
 we'll take a look at their proposal. Um, right now they're, they have, uh,

2250
02:22:39,840 --> 02:22:43,400
 just a few buildings on the site. Um, this outlined in orange,

2251
02:22:43,400 --> 02:22:46,560
 that is their, um, administration building. It's got their offices,

2252
02:22:46,560 --> 02:22:50,720
 their counseling services. Um, they do some education in there, um,

2253
02:22:50,720 --> 02:22:54,600
 and case management. So, uh, that, that office has regular hours.

2254
02:22:54,600 --> 02:22:58,160
 It does have evening sessions, five nights a week. Uh,

2255
02:22:58,160 --> 02:23:01,360
 they also have program residential housing north of that.

2256
02:23:01,360 --> 02:23:06,000
 It's two duplexes and it has room for 32 male residents. Um,

2257
02:23:06,040 --> 02:23:09,920
 they must be, uh, cleared from detox and remain drug and alcohol free for their

2258
02:23:09,920 --> 02:23:11,080
 stay. Uh,

2259
02:23:11,080 --> 02:23:15,680
 they must also keep full time employment or go to school for at least 35 hours

2260
02:23:15,680 --> 02:23:17,800
 a week. Um, and,

2261
02:23:17,800 --> 02:23:21,960
 and the staff is on site during night and weekend hours for resident support,

2262
02:23:21,960 --> 02:23:25,600
 um, drug and alcohol testing and for safety. Uh,

2263
02:23:25,600 --> 02:23:30,120
 the return to monitor house is located in this, in this location.

2264
02:23:30,120 --> 02:23:35,000
 Um, it is a duplex for two single mothers and the intent of this is, um, the,

2265
02:23:35,000 --> 02:23:36,440
 the residents of, of this,

2266
02:23:36,440 --> 02:23:40,360
 of this property would have completed drug and drug and alcohol treatment.

2267
02:23:40,360 --> 02:23:41,440
 And now they are,

2268
02:23:41,440 --> 02:23:43,960
 they need a safe and stable environment, um,

2269
02:23:43,960 --> 02:23:48,240
 as they work toward reunification with their children. So, um,

2270
02:23:48,240 --> 02:23:52,200
 so that, so that is what's on site today.

2271
02:23:52,200 --> 02:23:58,040
 They are proposing to expand the development to include an ambulatory detox

2272
02:23:58,040 --> 02:23:59,560
 housing program in this location.

2273
02:23:59,560 --> 02:24:03,380
 This is actually an existing building and they would add that detox housing to

2274
02:24:03,380 --> 02:24:05,880
 this, to this property. Um,

2275
02:24:05,880 --> 02:24:10,760
 it would provide housing and medical care for six adults and it would require

2276
02:24:10,760 --> 02:24:13,440
 full time monitoring. So that would be, um, um,

2277
02:24:13,440 --> 02:24:16,600
 not only counseling, but medical, um,

2278
02:24:16,600 --> 02:24:19,920
 they would like to expand that residential, uh,

2279
02:24:19,920 --> 02:24:24,960
 housing for another male duplex here and then three female duplexes to the south

2280
02:24:24,960 --> 02:24:29,640
 as well as an additional, um, administrative building. Um,

2281
02:24:29,640 --> 02:24:31,440
 that's just to accommodate future growth.

2282
02:24:32,400 --> 02:24:36,040
 Uh, the other development could include outdoor pavilions, um,

2283
02:24:36,040 --> 02:24:39,000
 maybe storage, storage sheds, um,

2284
02:24:39,000 --> 02:24:41,960
 two access points on Riddell with an internal loop to,

2285
02:24:41,960 --> 02:24:45,480
 to connect all of these, um, buildings and, um, buffers.

2286
02:24:45,480 --> 02:24:50,040
 So the act criteria for approval for an SUPs and sub chapter six of the didn't

2287
02:24:50,040 --> 02:24:54,840
 development code. And we'll just go over, excuse me, um, that, uh,

2288
02:24:54,840 --> 02:24:58,000
 that criteria as we talk through the project. So first of all,

2289
02:24:58,000 --> 02:25:00,840
 we look at the future land use with any project. Um,

2290
02:25:00,840 --> 02:25:04,680
 and this is in a neighborhood university compatibility area. Um,

2291
02:25:04,680 --> 02:25:08,280
 we feel like the proposed use is fitting within this mixed use context.

2292
02:25:08,280 --> 02:25:11,400
 There's multifamily, there's elderly housing, there's, there's,

2293
02:25:11,400 --> 02:25:16,000
 there's a mixture of uses and we felt like this was, was compatible with,

2294
02:25:16,000 --> 02:25:18,480
 with that, um, with the area. Um,

2295
02:25:18,480 --> 02:25:22,120
 but the future land use really doesn't speak to those social services.

2296
02:25:22,120 --> 02:25:26,440
 And so we looked at other parts of the dent and plan to find guidance.

2297
02:25:27,120 --> 02:25:31,760
 And so, um, element eight is, um, the community health, safety,

2298
02:25:31,760 --> 02:25:34,200
 and services, uh, chapter.

2299
02:25:34,200 --> 02:25:39,000
 And it identifies a need for substance abuse treatment within our city. Um,

2300
02:25:39,000 --> 02:25:42,720
 and it also establishes an action to identify key partners to aid in the

2301
02:25:42,720 --> 02:25:46,760
 implementation of programs for, of substance abuse treatment.

2302
02:25:46,760 --> 02:25:47,920
 And in this respect,

2303
02:25:47,920 --> 02:25:51,600
 the programs administered by the solutions of North Texas would meet that intent

2304
02:25:51,600 --> 02:25:52,440
 of that goal.

2305
02:25:55,080 --> 02:25:58,600
 The proposed use does conform to the definition and limitations of the

2306
02:25:58,600 --> 02:26:02,880
 treatment facility use. You'll see the subject site in yellow here. Um,

2307
02:26:02,880 --> 02:26:05,720
 and then here is a 1200 foot buffer from that subject site.

2308
02:26:05,720 --> 02:26:10,200
 There is one community home for the disabled and, um, just adjacent. That isn't,

2309
02:26:10,200 --> 02:26:13,640
 the, the buffer doesn't apply to that, that use. As I said,

2310
02:26:13,640 --> 02:26:16,600
 there's some elderly housing, there's some neighborhoods, um,

2311
02:26:16,600 --> 02:26:21,040
 to the East and there's a multifamily to the North. Um,

2312
02:26:21,560 --> 02:26:25,640
 but, uh, but we want to make sure that there's adequate monitoring of, of the SUP.

2313
02:26:25,640 --> 02:26:29,440
 And so staff recommends the facility administrator provide evidence of licensing

2314
02:26:29,440 --> 02:26:33,520
 in accordance with the Texas health and safety code chapter four 64 as part of

2315
02:26:33,520 --> 02:26:34,640
 their yearly inspection.

2316
02:26:34,640 --> 02:26:38,480
 And then if approved a full site plan would be required to make sure that it

2317
02:26:38,480 --> 02:26:42,680
 meets all site plan buffers, screening access requirements.

2318
02:26:42,680 --> 02:26:48,120
 We also looked at the specific activities on the side as we analyzed it. And so,

2319
02:26:48,120 --> 02:26:52,160
 first of all, the ambulatory detox housing program due to the limited number of

2320
02:26:52,160 --> 02:26:55,920
 residents and that watchful environment staff does not anticipate negative

2321
02:26:55,920 --> 02:27:00,000
 impacts to the surrounding current or future development. Um,

2322
02:27:00,000 --> 02:27:03,440
 it is pretty limited in scope. Um, excuse me, the,

2323
02:27:03,440 --> 02:27:04,840
 the program residential housing,

2324
02:27:04,840 --> 02:27:08,800
 it's really intended to function in similar to any other residential use.

2325
02:27:08,800 --> 02:27:13,640
 The occupants must, must go to work and school, maintain the property, pay rent.

2326
02:27:13,960 --> 02:27:18,640
 So, um, so we, we feel like it's probably, it is compatible with,

2327
02:27:18,640 --> 02:27:22,480
 with a residential area. Um, it wouldn't, uh,

2328
02:27:22,480 --> 02:27:24,400
 result in incompatible densities.

2329
02:27:24,400 --> 02:27:28,840
 The number of potential residents is 96 and that would result in a maximum of

2330
02:27:28,840 --> 02:27:30,560
 22 persons per acre.

2331
02:27:30,560 --> 02:27:34,080
 The maximum density in DR two district is 30 dwelling units per acre.

2332
02:27:34,080 --> 02:27:36,600
 So this is actually less than that. Um,

2333
02:27:36,600 --> 02:27:40,040
 and it's not anticipated to create adverse impacts for, um,

2334
02:27:40,080 --> 02:27:44,800
 parking due to the parking requirements that, um, that are embedded within that

2335
02:27:44,800 --> 02:27:48,760
 code amendment. Administrative buildings are generally compatible, you know,

2336
02:27:48,760 --> 02:27:53,360
 just office buildings are compatible with, um, mixed use areas. Um,

2337
02:27:53,360 --> 02:27:55,400
 we did look at that infrastructure.

2338
02:27:55,400 --> 02:28:00,880
 This is an infill site with water and sewer available along North Riddell. Um,

2339
02:28:00,880 --> 02:28:04,480
 there's a DCTA bus shelter in this location right here. It's,

2340
02:28:04,480 --> 02:28:09,000
 it's outlined in red and it's within 200 feet of the proposed facility. So,

2341
02:28:09,020 --> 02:28:12,440
 so that would, um, um, ensure that the residents would,

2342
02:28:12,440 --> 02:28:14,600
 if they didn't have a car, they could, they could get around the city.

2343
02:28:14,600 --> 02:28:17,360
 They could get to work in school. Um, however,

2344
02:28:17,360 --> 02:28:22,360
 the side work network on Riddell is, is, is incomplete. And so, um, as this,

2345
02:28:22,360 --> 02:28:25,880
 a sidewalk would be required for this development and as additional

2346
02:28:25,880 --> 02:28:27,240
 development occurs, um,

2347
02:28:27,240 --> 02:28:31,400
 that sidewalk facility and that network will be completed. Um,

2348
02:28:31,400 --> 02:28:35,400
 so we can make sure that our, our, um, our pedestrians stay safe.

2349
02:28:36,480 --> 02:28:39,320
 We also want to provide for additional modes of transit. Um,

2350
02:28:39,320 --> 02:28:43,760
 and so we are proposing to add bike racks at a rate of one per 10 parking

2351
02:28:43,760 --> 02:28:47,140
 spaces. Public notification was sent out.

2352
02:28:47,140 --> 02:28:51,520
 We haven't received any responses, um, either in opposition or in favor.

2353
02:28:51,520 --> 02:28:55,680
 So, um, uh, we're going to get to our,

2354
02:28:55,680 --> 02:29:00,120
 we're at our recommendation and, um, what we wanted to do as, as,

2355
02:29:00,120 --> 02:29:05,480
 as part of our recommendation and if this is approved as part of the ordinance,

2356
02:29:05,680 --> 02:29:09,760
 really limit those activities on site and make sure that that's a very clearly

2357
02:29:09,760 --> 02:29:11,760
 spelled out. And so, um,

2358
02:29:11,760 --> 02:29:15,480
 so the activities that would be expressly permitted would be the office,

2359
02:29:15,480 --> 02:29:18,320
 the administrative buildings, those administrative function,

2360
02:29:18,320 --> 02:29:20,720
 the program, residential housing,

2361
02:29:20,720 --> 02:29:24,760
 both the existing and the proposed along with the parameters that they have,

2362
02:29:24,760 --> 02:29:28,320
 that they have outlined that the work requirements, um,

2363
02:29:28,320 --> 02:29:31,920
 and the watchful environment and the maintenance of the property, um,

2364
02:29:31,920 --> 02:29:35,600
 that return to monitor house, that house for the single moms, the,

2365
02:29:35,620 --> 02:29:39,480
 the duplex, um, the ambulatory detox program. We've,

2366
02:29:39,480 --> 02:29:44,560
 we've added that that it would be limited to that six adults. Um, and then,

2367
02:29:44,560 --> 02:29:47,840
 and then as I said, the, the additional, um, program, residential housing.

2368
02:29:47,840 --> 02:29:51,680
 So we've limited to what's existing, that 32 plus the 64.

2369
02:29:51,680 --> 02:29:55,720
 I want to make sure that that was very clear. Um, and as,

2370
02:29:55,720 --> 02:29:59,380
 in addition to what those parameters are of the activities on site,

2371
02:29:59,380 --> 02:30:02,400
 we also have some, um, recommendations. Um,

2372
02:30:02,400 --> 02:30:05,120
 first that sobering centers would not be permitted.

2373
02:30:06,240 --> 02:30:11,040
 Um, that they would provide that evidence of licensing on a yearly basis, um,

2374
02:30:11,040 --> 02:30:14,520
 that this is a redevelopment side. And so there's some existing driveways.

2375
02:30:14,520 --> 02:30:15,960
 And so as they develop,

2376
02:30:15,960 --> 02:30:19,200
 we'd like to make sure that that those driveways are closed and that curb and

2377
02:30:19,200 --> 02:30:23,880
 gutter is repaired. Um, and so, uh, and so we've,

2378
02:30:23,880 --> 02:30:27,520
 we've requested that as a condition, um, that the bike racks, uh,

2379
02:30:27,520 --> 02:30:30,360
 the required buffers, a six foot tall, what, uh,

2380
02:30:30,360 --> 02:30:33,120
 wood fence along the Northeast and South property lines,

2381
02:30:33,120 --> 02:30:37,320
 as well as smaller medium canopy trees planted every 30 linear,

2382
02:30:37,320 --> 02:30:42,120
 every 30 linear feet along the North or South property lines. And then, um,

2383
02:30:42,120 --> 02:30:45,120
 all future buildings must be designed with a residential character.

2384
02:30:45,120 --> 02:30:49,320
 That's including building orientation, building materials, um, um,

2385
02:30:49,320 --> 02:30:50,320
 architectural elements.

2386
02:30:50,320 --> 02:30:53,200
 We want to make sure it's compatible with the surrounding property and also a

2387
02:30:53,200 --> 02:30:56,720
 nice place for their residents to live. Um, and then all,

2388
02:30:56,720 --> 02:30:58,680
 all solid waste receptacles would be,

2389
02:30:58,680 --> 02:31:02,280
 would be have to be located toward the rear and screen from public view.

2390
02:31:03,200 --> 02:31:06,960
 And then all other requirements outlined in the DDC in terms of that site

2391
02:31:06,960 --> 02:31:10,880
 design, like, uh, tree preservation, landscaping, fencing, and screening.

2392
02:31:10,880 --> 02:31:14,560
 And so with that, the applicant is here. I'll stand for any questions.

2393
02:31:14,560 --> 02:31:19,200
 And I believe he's here and has a small presentation or some information for

2394
02:31:19,200 --> 02:31:20,840
 Great. We have one question for you, Mr. Beck.

2395
02:31:20,840 --> 02:31:25,600
 Thank you, chair. Thank you, chair. Thanks, Julie. Um, the sidewall,

2396
02:31:25,600 --> 02:31:30,200
 would that part of the sidewall that expense, uh,

2397
02:31:30,600 --> 02:31:35,600
 that spans their property is that, or will they be required to install that?

2398
02:31:35,600 --> 02:31:37,240
 Yes, sir. As part of their development,

2399
02:31:37,240 --> 02:31:41,520
 they will have to install the sidewalk along their frontage where they there's,

2400
02:31:41,520 --> 02:31:45,080
 there's some existing development here that right now doesn't have a sidewalk

2401
02:31:45,080 --> 02:31:46,920
 along the frontage. Okay. Thank you.

2402
02:31:46,920 --> 02:31:50,520
 That's all the questions have. Thank you.

2403
02:31:50,520 --> 02:31:56,880
 And if you could just say your full name and address for the record,

2404
02:31:58,880 --> 02:32:03,880
 my name is Scott Weisenbaker. My home address is 4700 Gunnison Drive,

2405
02:32:03,880 --> 02:32:05,240
 Denton, Texas.

2406
02:32:05,240 --> 02:32:15,360
 I have a handout for you.

2407
02:32:15,360 --> 02:32:24,600
 This is a stack of support letters.

2408
02:32:28,960 --> 02:32:32,760
 [inaudible]

2409
02:32:32,760 --> 02:32:43,320
 I also have a crime map,

2410
02:32:43,320 --> 02:32:46,880
 but she's going to bring this up so I can show you the crime map just to show

2411
02:32:46,880 --> 02:32:51,880
 you we have been here for 13 years and we have never had a police called on us.

2412
02:32:51,880 --> 02:32:56,960
 We've worked with over 3000 families.

2413
02:32:56,960 --> 02:33:01,960
 So I just wanted to kind of show you what that looked like.

2414
02:33:01,960 --> 02:33:08,800
 There is what she was talking about. This is the satellite image.

2415
02:33:08,800 --> 02:33:13,000
 When we look at the crime map, there's the city of Denton.

2416
02:33:13,000 --> 02:33:15,320
 There's our crime for an entire year.

2417
02:33:15,320 --> 02:33:19,440
 This is my facility right here where there's a total void.

2418
02:33:19,440 --> 02:33:21,120
 If we come in a little closer,

2419
02:33:21,120 --> 02:33:26,400
 there again is every crime that has happened for a year in the city of Denton.

2420
02:33:26,760 --> 02:33:28,080
 I would go back further,

2421
02:33:28,080 --> 02:33:31,160
 but that's as far back as Alexis nexus would let me take it.

2422
02:33:31,160 --> 02:33:36,960
 And so then I even went a little further just to kind of show you exactly where

2423
02:33:36,960 --> 02:33:38,560
 the crime was happening.

2424
02:33:38,560 --> 02:33:42,200
 It is happening at the apartments up the street and some of the businesses right

2425
02:33:42,200 --> 02:33:45,200
 around us, but it has never happened on our facility.

2426
02:33:45,200 --> 02:33:50,680
 We've been a good community partner since day one and we,

2427
02:33:50,680 --> 02:33:54,120
 we work on many different levels with our county and our city.

2428
02:33:54,120 --> 02:33:58,080
 So if, if, if anybody has any questions, I'd be glad to answer them.

2429
02:33:58,080 --> 02:34:03,000
 I appreciate you being here tonight, but, uh, we do have one question for Netta.

2430
02:34:03,000 --> 02:34:09,400
 Did you have a question? Yeah, I just, uh, you know what?

2431
02:34:09,400 --> 02:34:11,080
 Thank you for bringing the crime map because, uh,

2432
02:34:11,080 --> 02:34:13,160
 that was one of the questions I was going to ask, uh,

2433
02:34:13,160 --> 02:34:16,760
 if you'd had any incidents and everything and it looks like it's clear. Um, so,

2434
02:34:16,760 --> 02:34:21,080
 so in essence, what we're providing the SCP for is pretty much everything that

2435
02:34:21,080 --> 02:34:24,400
 you're already doing. We're just giving you the capacity to, to expand that to,

2436
02:34:24,400 --> 02:34:27,200
 like, uh, you know, like three times what you're doing right now. Right. Correct.

2437
02:34:27,200 --> 02:34:29,720
 For, for instance, right now, um,

2438
02:34:29,720 --> 02:34:33,840
 I serve on three of our drug courts and help develop them in our family drug

2439
02:34:33,840 --> 02:34:34,680
 court.

2440
02:34:34,680 --> 02:34:38,840
 The women who are participating in that mostly are turned away from Denton

2441
02:34:38,840 --> 02:34:41,520
 because we do not have the capacity to help them.

2442
02:34:41,520 --> 02:34:46,600
 So this is answering that call for our residents and is desperately

2443
02:34:46,600 --> 02:34:47,440
 needed.

2444
02:34:47,440 --> 02:34:50,080
 And how long have you been in service right now where you're at?

2445
02:34:50,440 --> 02:34:54,520
 Years in this location. I personally have been claimed for 24 years.

2446
02:34:54,520 --> 02:34:56,320
 I've been doing this for a long time and,

2447
02:34:56,320 --> 02:35:00,840
 and I believe we're very good at what we're doing in our ability to help the

2448
02:35:00,840 --> 02:35:05,840
 community and lack of any police activity I think demonstrates that.

2449
02:35:05,840 --> 02:35:08,960
 No, I believe that. And thank you. Uh, I'm,

2450
02:35:08,960 --> 02:35:11,120
 I just wanted to check and see how long you guys had been there.

2451
02:35:11,120 --> 02:35:14,640
 I'm familiar with the area. I think, uh, several years ago,

2452
02:35:14,640 --> 02:35:18,840
 I tossed a few golf balls over there. Um, it's very quiet and, uh,

2453
02:35:19,280 --> 02:35:22,040
 I'm supportive of recovery services. Uh, thank you.

2454
02:35:22,040 --> 02:35:24,200
 Thanks sir. Mr. Beck.

2455
02:35:24,200 --> 02:35:28,640
 Thank you chair. Thanks Scott for your presentation. And, um,

2456
02:35:28,640 --> 02:35:30,960
 if you would, uh,

2457
02:35:30,960 --> 02:35:35,680
 I visited Scott in his facility yesterday and I was really impressed.

2458
02:35:35,680 --> 02:35:37,560
 And one of the things he made a point to me was,

2459
02:35:37,560 --> 02:35:42,680
 and I just like to bring it out here is that this expansion should take care of

2460
02:35:42,680 --> 02:35:47,480
 the needs of this clientele probably for years down the road.

2461
02:35:47,480 --> 02:35:49,320
 So, um, you know,

2462
02:35:49,320 --> 02:35:52,320
 if people were concerned that these things were going to start popping up around

2463
02:35:52,320 --> 02:35:55,760
 the city, uh, that's probably not the case. Is that correct?

2464
02:35:55,760 --> 02:36:00,400
 That is correct. And we've had, um, we're very well known in,

2465
02:36:00,400 --> 02:36:03,560
 in our industry. I attend a lot of conferences, again,

2466
02:36:03,560 --> 02:36:05,720
 serve on our different drug courts,

2467
02:36:05,720 --> 02:36:10,520
 also serve on some task force objectives throughout the state.

2468
02:36:10,520 --> 02:36:11,480
 Um,

2469
02:36:11,480 --> 02:36:15,880
 there has been a number of people that have looked at them over the last decade

2470
02:36:15,920 --> 02:36:19,440
 as opening operations here. But as a nonprofit,

2471
02:36:19,440 --> 02:36:24,040
 what we're doing at the price level that we're doing it at is so low that

2472
02:36:24,040 --> 02:36:27,520
 everybody's kind of moved on to somewhere else and kind of thought that,

2473
02:36:27,520 --> 02:36:32,040
 that we kind of had it going on here. But, um, okay.

2474
02:36:32,040 --> 02:36:35,160
 So if we did need one of these facilities,

2475
02:36:35,160 --> 02:36:40,200
 it'd be years down the road and it'd probably be on the other side of town.

2476
02:36:40,200 --> 02:36:43,960
 And, and you know, if the need really was there,

2477
02:36:43,960 --> 02:36:48,480
 then we'd like to look at possibly doing a separate location then is our home.

2478
02:36:48,480 --> 02:36:49,880
 And this is where we want to be.

2479
02:36:49,880 --> 02:36:55,120
 I also wanted to point out that we just received our accreditation from the

2480
02:36:55,120 --> 02:36:59,440
 joint commission, also known as JCO, which is the gold standard for hospitals.

2481
02:36:59,440 --> 02:37:00,280
 So the,

2482
02:37:00,280 --> 02:37:05,280
 the fact that we're being held to the standard for our accreditation is far

2483
02:37:05,280 --> 02:37:09,840
 beyond anything that our state licensure and our state inspectors,

2484
02:37:10,080 --> 02:37:14,640
 it supersedes all that tremendously. Uh, as far as,

2485
02:37:14,640 --> 02:37:20,680
 uh, a organization like mine, it does the housing and the treatment.

2486
02:37:20,680 --> 02:37:24,520
 There is only one other facility in the state of Texas that has been able to

2487
02:37:24,520 --> 02:37:26,840
 achieve the JCO accreditation.

2488
02:37:26,840 --> 02:37:30,720
 And there's very few in the country that have the combination of the housing

2489
02:37:30,720 --> 02:37:34,880
 with treatment as we're doing, um, that have done that. So that,

2490
02:37:34,880 --> 02:37:38,880
 that's something we're, we're excited about. And, and again, you know,

2491
02:37:38,880 --> 02:37:42,360
 keeping our price to where it's affordable for everybody.

2492
02:37:42,360 --> 02:37:47,680
 Just one specific on the site plan you provided that was provided.

2493
02:37:47,680 --> 02:37:51,360
 Um, you showed a future office. Uh,

2494
02:37:51,360 --> 02:37:54,280
 is that going to take the place at the current office? And if so,

2495
02:37:54,280 --> 02:37:57,480
 what's going to be housed in my current, uh,

2496
02:37:57,480 --> 02:38:02,120
 office building is my administrative, uh, folks. I also have, you know, as we,

2497
02:38:02,120 --> 02:38:04,600
 I showed you kind of two different hallways. Um,

2498
02:38:04,640 --> 02:38:09,640
 and I have all my counselors in there. My treatment license is specific to that

2499
02:38:09,640 --> 02:38:15,520
 building at 1516. And eventually we are going,

2500
02:38:15,520 --> 02:38:20,120
 we're already at capacity in that building as far as staff, uh,

2501
02:38:20,120 --> 02:38:24,400
 with support staff. So we will need additional space for support staff.

2502
02:38:24,400 --> 02:38:28,440
 All treatment processes will always happen in 1516,

2503
02:38:28,440 --> 02:38:32,760
 but the additional administrative building that we'll build next door to it,

2504
02:38:32,780 --> 02:38:37,780
 which would be 1510, that will strictly be a support services,

2505
02:38:37,780 --> 02:38:40,760
 non-licensed, uh, professionals.

2506
02:38:40,760 --> 02:38:44,760
 Okay. So the current office building won't transition into residential.

2507
02:38:44,760 --> 02:38:49,680
 Okay. Our treatment building. Great. Thank you, Scott. Mr. Ellis.

2508
02:38:49,680 --> 02:38:53,000
 Thank you, Jim. Hi, Scott. Thank you. Thank you for what you do.

2509
02:38:53,000 --> 02:38:57,480
 A couple of questions I had at work session, um, that Julie couldn't answer.

2510
02:38:57,480 --> 02:39:02,160
 Do you have the license that they are speaking of that they would want?

2511
02:39:02,360 --> 02:39:06,600
 I do to be seen every year. Um, secondly,

2512
02:39:06,600 --> 02:39:12,040
 if a resident does not maintain that full time work or school,

2513
02:39:12,040 --> 02:39:13,840
 what, what happens to them?

2514
02:39:13,840 --> 02:39:17,040
 Well, we're going to work with them and find out, first of all,

2515
02:39:17,040 --> 02:39:20,280
 why did they not hold that employment? But we're going to work with them.

2516
02:39:20,280 --> 02:39:23,880
 We'll give them a grace period of time to find another job. Um,

2517
02:39:23,880 --> 02:39:27,680
 we have put over 3000 people to work, so we're very good at that part.

2518
02:39:27,680 --> 02:39:31,640
 And what we're trying to do is normalize their life and get them to fit back

2519
02:39:31,640 --> 02:39:35,200
 into the community and become self-sufficient and a job of course is,

2520
02:39:35,200 --> 02:39:36,040
 is part of that.

2521
02:39:36,040 --> 02:39:40,040
 But if somebody flat out refused to go to work and flat out refused to

2522
02:39:40,040 --> 02:39:43,280
 participate in what we were doing, then we would exit them from our program.

2523
02:39:43,280 --> 02:39:48,200
 I don't, if somebody doesn't want to be there nor they're willing to follow the

2524
02:39:48,200 --> 02:39:52,080
 rules, you know, stay clean. Um, then,

2525
02:39:52,080 --> 02:39:54,360
 then that's not somebody that we can help at that moment.

2526
02:39:54,360 --> 02:39:58,080
 And they need to go do a little more research out in a, out in the world.

2527
02:39:58,080 --> 02:40:01,800
 And hopefully we can help them down the road. And we did have a lot of discussion

2528
02:40:01,800 --> 02:40:06,000
 with regard to that, the bus stop and the sidewalk not being there. Um,

2529
02:40:06,000 --> 02:40:10,440
 I assume a lot of your residents do not have vehicles and use that bus stop.

2530
02:40:10,440 --> 02:40:13,480
 Correct. How, how are they managing to get?

2531
02:40:13,480 --> 02:40:14,520
 Well,

2532
02:40:14,520 --> 02:40:18,640
 it was always in our front yard until they built those new apartment complexes

2533
02:40:18,640 --> 02:40:22,280
 and then they moved it down the street from us. Um, but we,

2534
02:40:22,280 --> 02:40:23,360
 when we first opened up,

2535
02:40:23,360 --> 02:40:27,680
 they had to walk to university to catch the bus and the DCTA came and put a

2536
02:40:27,680 --> 02:40:31,440
 bus stop in front of our place when they found we were there. Uh, it,

2537
02:40:31,440 --> 02:40:35,200
 right now it is two doors down. So they just walk. Um,

2538
02:40:35,200 --> 02:40:38,560
 I know there's not a sidewalk on most of Ruedell. Um,

2539
02:40:38,560 --> 02:40:43,080
 but everybody walks up and down as if there wasn't a sidewalk.

2540
02:40:43,080 --> 02:40:44,760
 It's kind of a dirt path.

2541
02:40:44,760 --> 02:40:47,680
 Yeah. I mean, with this, if you were tripling effectively,

2542
02:40:47,680 --> 02:40:51,440
 the, the number of residents in that area. So, um,

2543
02:40:51,440 --> 02:40:55,560
 I do have a concern with how many are going to be out on that road that is not

2544
02:40:55,560 --> 02:40:58,280
 fully sidewalked. Well, and, and you know, the,

2545
02:40:58,280 --> 02:41:01,480
 the portion between us and the bus stop,

2546
02:41:01,480 --> 02:41:06,080
 that's not going to be sidewalk cause there's still two homes right there. Um,

2547
02:41:06,080 --> 02:41:11,240
 unless they put in a sidewalk. But again, we've, people have been walking our,

2548
02:41:11,240 --> 02:41:15,280
 even though we're, we're going to triple in our size,

2549
02:41:15,280 --> 02:41:19,520
 it's a fraction of the,

2550
02:41:19,520 --> 02:41:22,680
 the use put on everything from the apartments up to street,

2551
02:41:22,680 --> 02:41:26,840
 the new ones and any existing ones who have been there for long before we were

2552
02:41:26,840 --> 02:41:31,720
 here. So it's, it's, it's been, it's, it's just not been a problem.

2553
02:41:31,720 --> 02:41:35,080
 And then one last question. Um,

2554
02:41:35,080 --> 02:41:38,160
 did you reach out to TWU at all to discuss it?

2555
02:41:38,160 --> 02:41:41,840
 Cause I do know that they have future student housing planned for that golf

2556
02:41:41,840 --> 02:41:42,680
 course area.

2557
02:41:42,680 --> 02:41:45,920
 I have reached out to them. Um, I, you know, with,

2558
02:41:45,920 --> 02:41:49,560
 as with any of the schools is very departmentalized.

2559
02:41:49,760 --> 02:41:52,880
 We have a great relationship with TWU. We always have.

2560
02:41:52,880 --> 02:41:57,880
 We have an intern program that we use. I have one of their interns right now.

2561
02:41:57,880 --> 02:42:03,400
 There is so many social services that people are achieving their degrees at

2562
02:42:03,400 --> 02:42:05,360
 TWU that they look at us like, well,

2563
02:42:05,360 --> 02:42:08,480
 this is a live operating lab and they, they love us.

2564
02:42:08,480 --> 02:42:13,480
 We've never had a problem with them. As far as I did reach out to the counselor,

2565
02:42:13,480 --> 02:42:18,760
 or I'm sorry to the, uh, I want to call the president, the chancellor.

2566
02:42:19,040 --> 02:42:20,920
 I did not hear back. Um,

2567
02:42:20,920 --> 02:42:26,320
 and specifically to discuss this and talk about this. Um, and you know,

2568
02:42:26,320 --> 02:42:27,920
 we always want to be on,

2569
02:42:27,920 --> 02:42:31,320
 on their forefront for when they have students that are suffering,

2570
02:42:31,320 --> 02:42:35,840
 which I've worked with students from both universities on many occasions.

2571
02:42:35,840 --> 02:42:42,400
 I did not see any other questions. I appreciate you being here though.

2572
02:42:42,400 --> 02:42:46,640
 This is a public hearing. Anyone wishing to speak may certainly do so.

2573
02:42:50,040 --> 02:42:51,040
 Seeing none.

2574
02:42:51,040 --> 02:42:54,160
 I will close the public hearing and turn to the commission for a motion or

2575
02:42:54,160 --> 02:42:57,240
 discussion. Commissioner Prunetta. Um,

2576
02:42:57,240 --> 02:42:59,560
 motion to approve with stacker staff recommendations.

2577
02:42:59,560 --> 02:43:02,920
 We have a first for approval. Commissioner Cole. Second.

2578
02:43:02,920 --> 02:43:06,280
 We have a first and a second for approval. Any discussion?

2579
02:43:06,280 --> 02:43:09,360
 Seeing none. I'll call for a vote on the board.

2580
02:43:09,360 --> 02:43:18,960
 Motion carries six zero. Congratulations.

2581
02:43:19,560 --> 02:43:23,080
 Next item of business is item three.

2582
02:43:23,080 --> 02:43:29,760
 E Z 18 dash 11 C and I'll invite Julie back up for presentation and I'll open

2583
02:43:29,760 --> 02:43:33,320
 the public hearing.

2584
02:43:33,320 --> 02:43:44,600
 All right. This is, um, Z 18 11 Agave ranch.

2585
02:43:46,320 --> 02:43:50,160
 So the request before you is an initial zoning district and a change in the

2586
02:43:50,160 --> 02:43:52,800
 zoning district from rural residential.

2587
02:43:52,800 --> 02:43:57,240
 That's already five to neighborhood residential four district on 36 acres,

2588
02:43:57,240 --> 02:44:02,440
 neighborhood residential three on 41 acres and neighborhood residential two on

2589
02:44:02,440 --> 02:44:06,040
 15 acres for a total of 92 acres of land. Um,

2590
02:44:06,040 --> 02:44:09,960
 this is a change to a project that you saw in January.

2591
02:44:09,960 --> 02:44:14,640
 They were asking for, um, um, just one zoning district at that time.

2592
02:44:14,640 --> 02:44:18,000
 So they've actually, um, changed their projects. So it's coming back to you.

2593
02:44:18,000 --> 02:44:23,160
 So just to take a look at the existing zoning map and then the proposed.

2594
02:44:23,160 --> 02:44:28,160
 So the existing zoning map has RD five along FM four 28 and then RD five X,

2595
02:44:28,160 --> 02:44:33,560
 which, which is really kind of unzoned property within the city of Denton.

2596
02:44:33,560 --> 02:44:35,360
 It follows that RD five X rules,

2597
02:44:35,360 --> 02:44:39,760
 but it really doesn't have a zoning designation and that's east of the,

2598
02:44:39,760 --> 02:44:43,080
 of that RD five that's adjacent to FM four 28. Um,

2599
02:44:43,100 --> 02:44:48,120
 their proposed zoning map is shown here with that, um, darker, darker, brown,

2600
02:44:48,120 --> 02:44:53,400
 brownish yellow. Um, that's that in our four proposed in our four. Um,

2601
02:44:53,400 --> 02:44:56,960
 and then transitioning to the NR three and then the proposed in our two on the

2602
02:44:56,960 --> 02:44:59,800
 north side. Um,

2603
02:44:59,800 --> 02:45:02,760
 so we'll take a look at the comparison of the zoning districts. Um,

2604
02:45:02,760 --> 02:45:07,860
 the current regulations are here in this column, um, the RD five and RD five X.

2605
02:45:07,860 --> 02:45:12,360
 So the prevented uses are generally residential and rural type uses minimum lot

2606
02:45:12,360 --> 02:45:16,160
 size of five acres. Um, maximum lot coverage of 15%.

2607
02:45:16,160 --> 02:45:19,640
 So if it developed under the current regulations, uh,

2608
02:45:19,640 --> 02:45:22,120
 a maximum of 18 dwelling units would be permitted.

2609
02:45:22,120 --> 02:45:27,080
 The proposed regulations, uh, here is a listing of the NR four, NR three,

2610
02:45:27,080 --> 02:45:31,440
 and NR two. Um, it's a, it's a combination of single family,

2611
02:45:31,440 --> 02:45:35,440
 duplex with limitations and, and the NR four, um,

2612
02:45:35,440 --> 02:45:39,560
 and then town homes with an SUP and NR four, I'm sorry,

2613
02:45:39,680 --> 02:45:42,240
 with an SUP and NR four and NR three. Um,

2614
02:45:42,240 --> 02:45:46,240
 and then manufactured housing is permitted with an SUP and NR two, um,

2615
02:45:46,240 --> 02:45:51,040
 minimum lot size transitions larger as you move from NR four to NR two,

2616
02:45:51,040 --> 02:45:55,840
 7,000 square feet for NR four up to 16,000 for NR two. Um,

2617
02:45:55,840 --> 02:45:59,600
 and that density follows as well. Four dwelling units an acre to three and a half

2618
02:45:59,600 --> 02:46:04,480
 to two, a maximum lot coverage of 60% all, um, to 30%.

2619
02:46:04,480 --> 02:46:07,920
 So essentially if, if the, if the request was approved,

2620
02:46:08,120 --> 02:46:11,360
 a maximum of 317 single family dwellings could be permitted.

2621
02:46:11,360 --> 02:46:15,280
 So the criteria for approvals in SUP chapter three of the debt and development

2622
02:46:15,280 --> 02:46:19,400
 code, does it conform to the future land use plan? Um, or the,

2623
02:46:19,400 --> 02:46:23,200
 the future land use element of debt and plan 2030. Um, uh,

2624
02:46:23,200 --> 02:46:28,240
 the future land use map shows this area as rural areas and the intent of that is

2625
02:46:28,240 --> 02:46:31,560
 to maintain the rural character along the city's edge with the development of

2626
02:46:31,560 --> 02:46:35,440
 farms and ranches or very low density or conservation type development.

2627
02:46:35,760 --> 02:46:39,120
 The proposed zoning does not meet this future land use designation.

2628
02:46:39,120 --> 02:46:41,280
 So because of that,

2629
02:46:41,280 --> 02:46:45,120
 we then go to a different criteria for approval and SUP chapter three of the

2630
02:46:45,120 --> 02:46:47,960
 debt and development code. It's outlined in your backup,

2631
02:46:47,960 --> 02:46:51,800
 but we'll just go over those, um, kind of, um, individually.

2632
02:46:51,800 --> 02:46:53,520
 So in criteria one and two,

2633
02:46:53,520 --> 02:46:58,000
 it references the existing land uses in zoning and impact to future development.

2634
02:46:58,000 --> 02:47:02,720
 So the subject property is located right here and this is in a,

2635
02:47:02,720 --> 02:47:07,440
 is in a rural area, but it is, it is urbanizing at, um, uh,

2636
02:47:07,440 --> 02:47:10,960
 with recent projects. Um, they're shown in the yellow dots.

2637
02:47:10,960 --> 02:47:15,240
 Those are, um, projects that are either under development or that have approached

2638
02:47:15,240 --> 02:47:19,600
 the city, um, or that are in some sort of platting stage, um, that we,

2639
02:47:19,600 --> 02:47:22,520
 we see a lot of them moving toward the north side of town.

2640
02:47:22,520 --> 02:47:28,280
 We see that development pressure going particularly along of our arterials and

2641
02:47:28,280 --> 02:47:32,960
 really these cases are starting to show a, um, a continuous growth pattern,

2642
02:47:32,960 --> 02:47:37,680
 emerging along those, the FM four 28 and the locust going toward north on

2643
02:47:37,680 --> 02:47:42,680
 Bonnie bray. Um, and, uh, but we didn't want to plan for this potential growth.

2644
02:47:42,680 --> 02:47:45,840
 So there was actually a traffic study that was done at the end of last year and

2645
02:47:45,840 --> 02:47:48,800
 we'll go over some of the elements of that. Um,

2646
02:47:48,800 --> 02:47:53,160
 it is adjacent to existing in our four and in our two districts.

2647
02:47:53,160 --> 02:47:56,160
 So you can see by this map, you have adjacency,

2648
02:47:56,160 --> 02:48:00,120
 you've got that logical continuation of that zoning pattern as you move north

2649
02:48:00,120 --> 02:48:02,200
 from, uh, along FM four 28.

2650
02:48:02,200 --> 02:48:05,400
 And this proposal could create some buffering, um,

2651
02:48:05,400 --> 02:48:07,760
 between this area and the,

2652
02:48:07,760 --> 02:48:10,880
 the higher density and commercial uses, um,

2653
02:48:10,880 --> 02:48:15,680
 located here at the corner of FM four 28 and loop two 88, um,

2654
02:48:15,680 --> 02:48:20,040
 and as well as maybe buffer from that, that high, high traffic or the, um,

2655
02:48:20,040 --> 02:48:24,640
 the high speed, um, future development of FM four 28.

2656
02:48:25,920 --> 02:48:30,600
 We also looked at the public improvements. First of all, transportation, um, in,

2657
02:48:30,600 --> 02:48:36,160
 um, the applicant did provide a trip generation analysis based upon the ITE

2658
02:48:36,160 --> 02:48:38,120
 manual for the project.

2659
02:48:38,120 --> 02:48:43,440
 And it is anticipating about 2,900 trips for 310 homes

2660
02:48:43,440 --> 02:48:47,120
 during a 24 hour workday. Um, AM peak, when everyone's going to work,

2661
02:48:47,120 --> 02:48:51,400
 it would be 236 and in the evening it would be three 10, uh,

2662
02:48:51,400 --> 02:48:53,040
 peak anticipated. Uh,

2663
02:48:53,040 --> 02:48:56,840
 there was also a transportation study commissioned by the city as a result of

2664
02:48:56,840 --> 02:49:00,440
 this project and others we've had, we've had several, um, to,

2665
02:49:00,440 --> 02:49:04,440
 to figure out what's going up on on the Northeast side of town,

2666
02:49:04,440 --> 02:49:08,400
 as far as transportation and then what, what are the future needs? Um,

2667
02:49:08,400 --> 02:49:12,480
 and just top line takeaways from that are that more East West connections are

2668
02:49:12,480 --> 02:49:15,680
 needed right now. FM four 28 really is a central spine.

2669
02:49:15,680 --> 02:49:19,440
 It's kind of where everything flows to and some more East West connections with,

2670
02:49:20,000 --> 02:49:23,240
 disperse that traffic and provide some more outlets. Um,

2671
02:49:23,240 --> 02:49:26,840
 and also additional travel lanes are going to be needed on existing roads as

2672
02:49:26,840 --> 02:49:31,080
 well as an improvement of the intersections. Um, additionally, the, uh, the,

2673
02:49:31,080 --> 02:49:34,840
 the study proposed a realignment of Hartley field road, um,

2674
02:49:34,840 --> 02:49:38,480
 to cut through that site and extending toward the West toward Locus.

2675
02:49:38,480 --> 02:49:43,120
 Additionally, with the development roadway impact fees would be paid. Um,

2676
02:49:43,120 --> 02:49:45,440
 they would contribute to, um, some,

2677
02:49:45,560 --> 02:49:50,240
 to any previously identified, uh, roadway improvements as well as just system wide

2678
02:49:50,240 --> 02:49:55,240
 improvements. Also, um, there is proposed a dedicated or there is forthcoming,

2679
02:49:55,240 --> 02:49:59,480
 a dedicated right turn and signal at loop two 88 and FM four 28.

2680
02:49:59,480 --> 02:50:05,280
 So here is, here's the map provided with that transportation study. This, um,

2681
02:50:05,280 --> 02:50:09,440
 this shadow line here that was that, that included the limits of the study.

2682
02:50:09,440 --> 02:50:13,360
 And just in order to provide a methodology for that analysis,

2683
02:50:13,680 --> 02:50:15,760
 there was just an assumption of four dwelling,

2684
02:50:15,760 --> 02:50:20,400
 a four dwelling units per acre across that entire region with some nodes of

2685
02:50:20,400 --> 02:50:23,880
 commercial activity. And, um, and these are the, the,

2686
02:50:23,880 --> 02:50:28,480
 the yellow lines or the roads and those East West connections that, that, um,

2687
02:50:28,480 --> 02:50:33,280
 are, are, would be needed, um, to accommodate the, that, um,

2688
02:50:33,280 --> 02:50:36,160
 that growth. And then here that, that line F,

2689
02:50:36,160 --> 02:50:39,840
 that is the proposed future Hartley field alignment. As you see,

2690
02:50:39,840 --> 02:50:42,800
 it would go through the site and then continue onto the West. Um,

2691
02:50:42,840 --> 02:50:47,080
 one other road that we're, that hasn't been on our radar. Um, but it's,

2692
02:50:47,080 --> 02:50:51,480
 it will, um, it's some day I'd be a part of our transportation network.

2693
02:50:51,480 --> 02:50:54,840
 And that is, um, this outer loop, uh,

2694
02:50:54,840 --> 02:50:56,360
 proposed for the North side of town.

2695
02:50:56,360 --> 02:50:58,680
 And that is going to be a regional, uh,

2696
02:50:58,680 --> 02:51:03,040
 loop that goes all the way from South of Arlington and, and,

2697
02:51:03,040 --> 02:51:07,040
 and kind of rings around the entire Metro area. Um,

2698
02:51:07,040 --> 02:51:10,200
 water and sewer are available, available to the site.

2699
02:51:10,200 --> 02:51:11,440
 They will have to be extended.

2700
02:51:11,440 --> 02:51:14,840
 There's water to the North and South that will have to be extended as well as

2701
02:51:14,840 --> 02:51:17,240
 sewer extended extensions and a lift station.

2702
02:51:17,240 --> 02:51:22,080
 Expected student generation includes 72 elementary students,

2703
02:51:22,080 --> 02:51:25,520
 38 middle school students and 47 high school students. At this time,

2704
02:51:25,520 --> 02:51:29,160
 the school has capacity, um, for, for those students.

2705
02:51:29,160 --> 02:51:33,200
 And then a parkland dedication would be required at platting as well as a park

2706
02:51:33,200 --> 02:51:35,080
 development fee with each building permit.

2707
02:51:35,080 --> 02:51:39,240
 And then just as a part of this development, as well as all developments, um,

2708
02:51:39,240 --> 02:51:43,000
 parks, um, there should be a collaboration between all development and parks to

2709
02:51:43,000 --> 02:51:46,040
 ensure that, that we have adequate park space and, um,

2710
02:51:46,040 --> 02:51:49,520
 and open space for our residents. Um,

2711
02:51:49,520 --> 02:51:54,280
 we looked at the land use. And so, as I said, while this is a commercial or rural

2712
02:51:54,280 --> 02:51:55,360
 area, um,

2713
02:51:55,360 --> 02:51:58,440
 existing growth does suggest that that stage development is,

2714
02:51:58,440 --> 02:52:02,920
 is moving along the arterials at that urban periphery and that, um,

2715
02:52:02,920 --> 02:52:06,960
 low density residential, um, could be appropriate in this area, uh,

2716
02:52:07,000 --> 02:52:10,920
 provided that some conditions would be put in place. Um, so, uh,

2717
02:52:10,920 --> 02:52:15,800
 we do recommend that because, uh, in our four and our three and in our two,

2718
02:52:15,800 --> 02:52:19,960
 do you have some additional uses other than just that single family detached

2719
02:52:19,960 --> 02:52:21,600
 that if, if approved,

2720
02:52:21,600 --> 02:52:25,440
 all uses would just be limited to that single family detached.

2721
02:52:25,440 --> 02:52:32,800
 Additionally, we looked at mobility and open space, um, with,

2722
02:52:32,820 --> 02:52:37,680
 with the character of this area, this, this ranching and, and, uh, the open spaces

2723
02:52:37,680 --> 02:52:40,880
 and that recreation for, for the, the, the,

2724
02:52:40,880 --> 02:52:43,960
 the large park land we have in this area. Um,

2725
02:52:43,960 --> 02:52:47,800
 those design standards and development this area should compliment that existing

2726
02:52:47,800 --> 02:52:52,160
 character. And therefore, um, as a part of the development, if approved,

2727
02:52:52,160 --> 02:52:56,880
 staff recommends a condition to require an off street trail,

2728
02:52:56,880 --> 02:53:00,640
 um, that would provide internal connectivity for any future residents,

2729
02:53:00,640 --> 02:53:05,440
 as well as the external connectivity. The intent is as this area develops,

2730
02:53:05,440 --> 02:53:08,760
 that that trail would be continued. So that, um,

2731
02:53:08,760 --> 02:53:13,320
 so that there could be a meaningful way to get to that Clear Creek Natural

2732
02:53:13,320 --> 02:53:14,680
 Heritage Center, um,

2733
02:53:14,680 --> 02:53:18,680
 and maybe even up to the state park to the north to ensure that, that, um,

2734
02:53:18,680 --> 02:53:23,320
 that we, we've got the, that, that connected trail system. Um,

2735
02:53:23,320 --> 02:53:25,040
 as part of that, we are proposed,

2736
02:53:25,040 --> 02:53:30,040
 we are recommending that all lots be within 1300 feet of an access

2737
02:53:30,040 --> 02:53:34,200
 point. This would serve to, um, to help parks, um,

2738
02:53:34,200 --> 02:53:38,800
 goal of having a park within a 10 minute of walk of all of our residents.

2739
02:53:38,800 --> 02:53:43,240
 And then also we would want those two remote connections, um, once again,

2740
02:53:43,240 --> 02:53:47,720
 to link, to, to provide those linkages, to create a catalytic project, to move,

2741
02:53:47,720 --> 02:53:51,320
 to move those trail systems forward. Um,

2742
02:53:51,320 --> 02:53:56,520
 we are also recommending that if approved a buffer be required along FM 428,

2743
02:53:56,720 --> 02:54:00,440
 it serves a couple of purposes. Uh, FM 428 is, is,

2744
02:54:00,440 --> 02:54:04,560
 is currently a high speed road that has a lot of traffic on it.

2745
02:54:04,560 --> 02:54:08,320
 And it will only, um, get larger with TxDOT's plans.

2746
02:54:08,320 --> 02:54:13,120
 They are proposing, um, at least six travel lanes. And so, um,

2747
02:54:13,120 --> 02:54:16,440
 this type of higher speed, high capacity road, um,

2748
02:54:16,440 --> 02:54:21,480
 can create nuisances for the, any future residents, if this was approved.

2749
02:54:21,480 --> 02:54:25,800
 Um, also we would want to make sure that, that, um,

2750
02:54:25,880 --> 02:54:29,200
 that the development if approved would be screened from,

2751
02:54:29,200 --> 02:54:30,560
 from the surrounding area,

2752
02:54:30,560 --> 02:54:34,920
 make sure we reduce those visual impacts of those additional, um, rooftops.

2753
02:54:34,920 --> 02:54:39,920
 And so therefore we recommend a condition to require a 30 foot

2754
02:54:39,920 --> 02:54:44,680
 landscape buffer outside of any required public utility easement along FM

2755
02:54:44,680 --> 02:54:47,320
 428 for that entire frontage. Um,

2756
02:54:47,320 --> 02:54:50,800
 and within that would be required a landscape berm, uh,

2757
02:54:50,800 --> 02:54:55,640
 one large canopy tree, 30 shrubs per 100 linear feet. Um, I'm sorry,

2758
02:54:55,640 --> 02:55:00,640
 one large canopy tree per 30 linear feet, 30 shrubs per 100. And then, uh,

2759
02:55:00,640 --> 02:55:04,720
 a maximum six foot tall masonry, wrought iron split rail fence.

2760
02:55:04,720 --> 02:55:10,120
 Notification was sent out, um, due to the, due to the, um,

2761
02:55:10,120 --> 02:55:14,280
 the way that the notification is calculated, um,

2762
02:55:14,280 --> 02:55:19,360
 only that area that is adjacent to FM 428 is actually counted toward any,

2763
02:55:19,360 --> 02:55:24,720
 um, any opposition calculations. Um,

2764
02:55:24,840 --> 02:55:28,040
 because that is the part of the property that is being rezoned.

2765
02:55:28,040 --> 02:55:31,960
 The property to the East that's in that already, that unzoned property,

2766
02:55:31,960 --> 02:55:33,640
 that isn't a rezoning.

2767
02:55:33,640 --> 02:55:36,480
 So it actually doesn't get counted toward that opposition.

2768
02:55:36,480 --> 02:55:39,080
 So you can see this map here, um,

2769
02:55:39,080 --> 02:55:43,440
 showing one in opposition and two in favor. Um,

2770
02:55:43,440 --> 02:55:46,200
 eight signs were posted on the side and they had neighborhood meetings,

2771
02:55:46,200 --> 02:55:51,240
 but there we have seen a lot of, um, a lot of interest in this project.

2772
02:55:51,240 --> 02:55:53,200
 And so we didn't want to leave that unaddressed.

2773
02:55:53,200 --> 02:55:56,280
 We wanted to talk about all of the letters we received. Um, I,

2774
02:55:56,280 --> 02:55:58,200
 you, you got some more tonight.

2775
02:55:58,200 --> 02:56:02,720
 This may not be a comprehensive list just because we got some more. Um, but,

2776
02:56:02,720 --> 02:56:05,360
 but this, this is an outline of,

2777
02:56:05,360 --> 02:56:08,920
 of those addresses we've received that were opposed. And then those in favor,

2778
02:56:08,920 --> 02:56:13,440
 um, I've put dots on this larger map just to kind of, um, um,

2779
02:56:13,440 --> 02:56:16,840
 depict where we've seen that opposition. Um, the,

2780
02:56:16,840 --> 02:56:21,720
 the red dots being those areas that clustering of those letters, um,

2781
02:56:21,720 --> 02:56:25,800
 in the Hartley field area, we've seen a lot of, um, of, of letters,

2782
02:56:25,800 --> 02:56:28,000
 or responses in opposition. And then in the,

2783
02:56:28,000 --> 02:56:31,640
 in the neighborhood here to the north, we've received quite a few letters.

2784
02:56:31,640 --> 02:56:37,960
 So staff does recommend approval of the request with conditions. Um,

2785
02:56:37,960 --> 02:56:42,600
 and, and really because although this is the urban fringe and, um,

2786
02:56:42,600 --> 02:56:44,200
 the future land use doesn't support it.

2787
02:56:44,200 --> 02:56:46,440
 When you look at all the criteria for approval,

2788
02:56:46,440 --> 02:56:50,800
 both in the goals and the dent plan, as well as the other criteria we went over,

2789
02:56:51,240 --> 02:56:53,280
 um, staff feels that the proposal when,

2790
02:56:53,280 --> 02:56:58,600
 when combined with those conditions does meet those overall goals. Um,

2791
02:56:58,600 --> 02:57:01,760
 and then I'll just go over the conditions one more time. Only, uh,

2792
02:57:01,760 --> 02:57:05,360
 single family detached dwellings would be permitted, um, that a,

2793
02:57:05,360 --> 02:57:07,320
 a trail system would be required.

2794
02:57:07,320 --> 02:57:11,320
 An off street trail system would be required to be installed and it would have

2795
02:57:11,320 --> 02:57:12,080
 to be, um,

2796
02:57:12,080 --> 02:57:17,080
 accessed within 1300 feet of each residential lot plus those two remote

2797
02:57:17,080 --> 02:57:20,960
 connections to ensure that there would be a continuation of that trail.

2798
02:57:22,200 --> 02:57:26,760
 We're also proposing a 30 foot landscape buffer or a recommendation for a 30

2799
02:57:26,760 --> 02:57:30,440
 foot landscape buffer along FM four 28. Um,

2800
02:57:30,440 --> 02:57:35,120
 um, that would be outside of any public utility easement within that.

2801
02:57:35,120 --> 02:57:40,280
 If approved would be a landscape berm, um, a one large canopy tree,

2802
02:57:40,280 --> 02:57:43,960
 every 30 linear feet, uh, 30 shrubs per 100 linear feet.

2803
02:57:43,960 --> 02:57:46,440
 Those could be clustered to create a more natural effect.

2804
02:57:46,440 --> 02:57:50,600
 So you just wouldn't have a line of shrubs. Um, and then a, uh, I,

2805
02:57:50,600 --> 02:57:54,680
 a masonry wrought iron or split fake rail fence, uh,

2806
02:57:54,680 --> 02:58:00,120
 or masonry wall wrought iron split rail fence. Um, that fence could be, um,

2807
02:58:00,120 --> 02:58:04,200
 could meander through that 30 feet if approved. Um, but that,

2808
02:58:04,200 --> 02:58:09,160
 that landscaping 75% of it would need to be between FM four 28 and that fence

2809
02:58:09,160 --> 02:58:12,760
 to ensure that there is adequate, um, screening and,

2810
02:58:12,760 --> 02:58:15,520
 and that green wall along FM four 28.

2811
02:58:15,520 --> 02:58:19,600
 So, um, the applicant is here and I will stand for any questions.

2812
02:58:19,760 --> 02:58:23,200
 We have a couple for you. Commissioner Smith. Uh, Julie,

2813
02:58:23,200 --> 02:58:26,120
 the Hartley field realignment, uh, is that going to be,

2814
02:58:26,120 --> 02:58:28,480
 is that impact fee going to be charged to the developer?

2815
02:58:28,480 --> 02:58:34,040
 They would, um, as part of any development or platting, um,

2816
02:58:34,040 --> 02:58:38,000
 right away, dedication would have to be, um, um,

2817
02:58:38,000 --> 02:58:41,240
 right away would have to be dedicated with platting and, um,

2818
02:58:41,240 --> 02:58:43,400
 any perimeter street improvements,

2819
02:58:43,400 --> 02:58:47,520
 any of those roadway improvements on their site would have to be, um,

2820
02:58:47,520 --> 02:58:48,680
 done by the developer.

2821
02:58:50,400 --> 02:58:54,360
 Platting, but there's not an actual building of a street. Does the city,

2822
02:58:54,360 --> 02:58:56,600
 would the city do that concurrently with the development of the project?

2823
02:58:56,600 --> 02:58:59,160
 They would probably, they would have to build their portion of it.

2824
02:58:59,160 --> 02:59:03,480
 Now offsite improvements would have to be done either by, um,

2825
02:59:03,480 --> 02:59:07,920
 other developments or as part of a, uh, a larger city project.

2826
02:59:07,920 --> 02:59:12,200
 It's a part of that realignment is a stoplight at Hartley field and four 28 in

2827
02:59:12,200 --> 02:59:15,320
 the conversation or is that not even part of the party?

2828
02:59:15,920 --> 02:59:20,520
 I believe there are some, um, talks about interventions at that either, um,

2829
02:59:20,520 --> 02:59:25,680
 either around about that got bandied about or, um, or a light something to,

2830
02:59:25,680 --> 02:59:29,360
 we want to make sure that people move, are able to move through there.

2831
02:59:29,360 --> 02:59:31,280
 So that will all be a part of the conversation.

2832
02:59:31,280 --> 02:59:33,520
 Okay. And that's it. And that's that site planning anyways. Right.

2833
02:59:33,520 --> 02:59:37,720
 Yes sir. Gotcha. Uh, second question. The outer loop, uh, I know this is,

2834
02:59:37,720 --> 02:59:40,880
 this is, this is something new from the first time we've seen this project to

2835
02:59:40,880 --> 02:59:43,360
 the second time. How much do you know about that outer loop?

2836
02:59:43,360 --> 02:59:46,400
 What details do you have so far? Um, it is, it's,

2837
02:59:46,400 --> 02:59:50,720
 it's begun construction South. I don't know what they're talking to.

2838
02:59:50,720 --> 02:59:54,640
 They started doing the expansion between 35, 75 and one 21 as well.

2839
02:59:54,640 --> 02:59:56,880
 So I don't know all of its comp,

2840
02:59:56,880 --> 03:00:01,680
 all of its timelines or completion dates, but it's far north of the proposed

2841
03:00:01,680 --> 03:00:05,800
 project site is that loop intersecting the four 28 you think,

2842
03:00:05,800 --> 03:00:10,560
 um, it's pretty far. I don't, I don't,

2843
03:00:11,120 --> 03:00:13,320
 maybe, maybe two miles, two and a half miles, huh?

2844
03:00:13,320 --> 03:00:18,160
 Longer than that. I'm just looking roughly from,

2845
03:00:18,160 --> 03:00:22,400
 I'm looking roughly at the map for where that is. Okay. Three,

2846
03:00:22,400 --> 03:00:24,560
 give me, give it five miles, maybe at most. So

2847
03:00:24,560 --> 03:00:30,600
 this looks to be really close to the dam road right there. So probably just South.

2848
03:00:30,600 --> 03:00:38,560
 The, uh, okay. It's about about five miles at least under five miles or less. Um,

2849
03:00:38,880 --> 03:00:42,880
 did you have, do you know a date on when the tea teacog's trying to get that?

2850
03:00:42,880 --> 03:00:44,360
 I don't, I don't.

2851
03:00:44,360 --> 03:00:48,960
 My lifetime. Thanks. Appreciate it.

2852
03:00:48,960 --> 03:00:50,680
 Commissioner Ellis.

2853
03:00:50,680 --> 03:00:52,760
 Thank you chair. Julie,

2854
03:00:52,760 --> 03:00:56,920
 do you remember how many homes were proposed the first time we saw this?

2855
03:00:56,920 --> 03:00:58,760
 368. Thanks.

2856
03:00:58,760 --> 03:01:06,520
 I don't see any other questions for you. This is a public hearing.

2857
03:01:06,520 --> 03:01:08,240
 Anyone wishing to speak may certainly do so.

2858
03:01:08,240 --> 03:01:12,480
 We ask just for management to fill out a management of time,

2859
03:01:12,480 --> 03:01:16,120
 just fill out a blue card and turn it in. If not, you'll have an opportunity later.

2860
03:01:16,120 --> 03:01:18,440
 Uh, we do have the applicant here.

2861
03:01:18,440 --> 03:01:21,000
 So if the applicant would like to come and provide their presentation

2862
03:01:21,000 --> 03:01:30,800
 and if you could just state your name and address for the record.

2863
03:01:38,520 --> 03:01:39,520
 [inaudible]

2864
03:01:39,520 --> 03:01:42,160
 Julie, can you help? Thank you.

2865
03:02:08,240 --> 03:02:34,200
, that's not it.

2866
03:02:38,240 --> 03:02:39,080
 Okay.

2867
03:02:39,080 --> 03:03:03,560
 There it goes. There we go.

2868
03:03:08,240 --> 03:03:09,080
 [inaudible]

2869
03:03:09,080 --> 03:03:17,600
 Thank you. Uh, Jason five Lee with Allison engineering group, uh, 24,

2870
03:03:17,600 --> 03:03:19,520
 15 North Elm here in Denton.

2871
03:03:19,520 --> 03:03:24,320
 And thank you Julie for your presentation and opening this for us.

2872
03:03:24,320 --> 03:03:29,800
 Originally this public hearing were before you back in January and we did show a

2873
03:03:29,800 --> 03:03:34,120
 concept for the 92 acres. That was 368 lots or up to 368 lots.

2874
03:03:34,120 --> 03:03:36,760
 It was a pure in our four zoning plan.

2875
03:03:37,320 --> 03:03:40,640
 Since then we've had a couple of additional neighborhood meetings from the

2876
03:03:40,640 --> 03:03:44,440
 original two that we had prior to the original public hearing back in July and

2877
03:03:44,440 --> 03:03:49,720
 August of last year to a new ones, uh, excuse me, February 2nd of this year.

2878
03:03:49,720 --> 03:03:53,680
 Then we also had another one before the last scheduled PNZ meeting, uh,

2879
03:03:53,680 --> 03:03:58,080
 that did get canceled, which was, uh, I think the first time that ever happened.

2880
03:03:58,080 --> 03:03:59,200
 But April 16th,

2881
03:03:59,200 --> 03:04:02,720
 we held another neighborhood meeting to show neighbors and interested

2882
03:04:02,720 --> 03:04:07,400
 individuals what we were planning on presenting to you on the next day,

2883
03:04:07,400 --> 03:04:10,800
 April 17th, we have modified our zoning request, um,

2884
03:04:10,800 --> 03:04:16,000
 mainly to emphasize how this development will align with the Denton plan 2030

2885
03:04:16,000 --> 03:04:18,720
 vision. And Julie touched on several, uh,

2886
03:04:18,720 --> 03:04:21,800
 good points that we'll be focusing on and how we,

2887
03:04:21,800 --> 03:04:25,840
 while we aren't aligned with the land use plan,

2888
03:04:25,840 --> 03:04:30,860
 we are aligned with the objectives and the intent for what we believe is to be

2889
03:04:31,200 --> 03:04:34,160
 the objectives and the intent of the 2030 plan. And of course,

2890
03:04:34,160 --> 03:04:37,600
 we have been responsive to a lot of the neighborhood interests and we've made

2891
03:04:37,600 --> 03:04:42,600
 adjustments and refinements to reflect that the new zoning request,

2892
03:04:42,600 --> 03:04:43,760
 our current zoning request,

2893
03:04:43,760 --> 03:04:48,880
 the amendment is a transition clustered request to,

2894
03:04:48,880 --> 03:04:50,500
 to, uh,

2895
03:04:50,500 --> 03:04:55,180
 to transition from the south end to the north end with NR four at the north end

2896
03:04:55,180 --> 03:04:58,000
 and our three in the middle of the property and NR two at the north end of the

2897
03:04:58,000 --> 03:05:02,100
 property. We feel that this density transition from loop two 88 to the northern

2898
03:05:02,100 --> 03:05:06,360
 edge of the property does align with what is currently out there.

2899
03:05:06,360 --> 03:05:11,600
 We are bordered with NR four zoning on the south west of this property and we do

2900
03:05:11,600 --> 03:05:14,680
 have NR two on the northwest of this property.

2901
03:05:14,680 --> 03:05:20,480
 We have added landscape buffers along four 28 in alignment with what staff has

2902
03:05:20,480 --> 03:05:25,960
 recommended and we have quite a bit of open space preservation,

2903
03:05:25,960 --> 03:05:30,400
 which we'll get to here shortly. We also are taking in some of the ideas of the

2904
03:05:30,400 --> 03:05:31,640
 clustering concepts,

2905
03:05:31,640 --> 03:05:36,920
 which is considered in the 2030 plan as a best practice in the rural areas.

2906
03:05:36,920 --> 03:05:41,240
 And that's specifically mentioned as a dent and plan 2030 land use goal.

2907
03:05:41,240 --> 03:05:47,960
 And this development is it's less than a mile from the center of this development

2908
03:05:47,960 --> 03:05:52,980
 to the two 88 intersection and we're about 2.3 miles up to Washington road,

2909
03:05:54,920 --> 03:05:59,760
 which is considered the Northern gateway along four 28, the Northern gateway to

2910
03:05:59,760 --> 03:06:03,800
 Denton. Our zoning requests, like I mentioned a few minutes ago,

2911
03:06:03,800 --> 03:06:05,600
 is consistent with the adjacent zoning.

2912
03:06:05,600 --> 03:06:09,360
 We have the NR two along the west and the NR four along the southwest.

2913
03:06:09,360 --> 03:06:14,800
 This graduated zoning protects friend the fringe areas from increasing density by

2914
03:06:14,800 --> 03:06:18,040
 establishing this NR two along the north edge of this property.

2915
03:06:18,040 --> 03:06:23,280
 We have established precedence to prevent any denser zoning requests from creeping

2916
03:06:25,280 --> 03:06:26,880
 north of this 92 acres.

2917
03:06:26,880 --> 03:06:30,080
 And it is consistent with the growth pattern across the outer loop of Denton.

2918
03:06:30,080 --> 03:06:32,440
 The,

2919
03:06:32,440 --> 03:06:37,480
 the NR four portion of this of this project is less than 1500 feet from the

2920
03:06:37,480 --> 03:06:39,520
 commercial zoning down at Hartley field road.

2921
03:06:39,520 --> 03:06:42,800
 It is walkable to that the commercial CMC zoning,

2922
03:06:42,800 --> 03:06:47,800
 which is another goal of the 2030 plan to have neighborhoods within walking

2923
03:06:47,800 --> 03:06:50,320
 distance of retail centers.

2924
03:06:50,320 --> 03:06:53,720
 We have almost 4,000 feet of frontage along four 28.

2925
03:06:53,880 --> 03:06:58,880
 So it like that 1500 feet is from our southern edge.

2926
03:06:58,880 --> 03:07:07,040
 I'll talk a little bit about the major gateways that are identified within the

2927
03:07:07,040 --> 03:07:12,080
 2030 plan along the perimeter of this exhibit here are the seven major gateways.

2928
03:07:12,080 --> 03:07:15,400
 We have them along east and west side of, of three 80.

2929
03:07:15,400 --> 03:07:20,400
 We have them along three 77 35 E 35 W and then I 35 on the north.

2930
03:07:21,280 --> 03:07:25,000
 And then you have the one here in four 28, which is in the north east corner,

2931
03:07:25,000 --> 03:07:27,000
 up by that 6.7 mile mark.

2932
03:07:27,000 --> 03:07:32,360
 Those distances are measured from the courthouse and what this really shows is,

2933
03:07:32,360 --> 03:07:39,440
 is kind of the pattern of, of the residential development surrounding Denton,

2934
03:07:39,440 --> 03:07:44,520
 specifically radially measured from, from the courthouse. The, the outer,

2935
03:07:44,520 --> 03:07:49,560
 the outer gateways tend to be about that six and a half to seven mile point on

2936
03:07:49,900 --> 03:07:51,280
 the south edge of town. You, you're,

2937
03:07:51,280 --> 03:07:54,200
 you have a couple that are a little bit closer within that four to five mile

2938
03:07:54,200 --> 03:07:54,940
 range.

2939
03:07:54,940 --> 03:07:59,760
 This development sits in that 3.8 to 4.5 mile range from the courthouse.

2940
03:07:59,760 --> 03:08:03,520
 And if you follow that around the perimeter of the city,

2941
03:08:03,520 --> 03:08:08,040
 you'll see that that is exactly where the NR four to NR two zoning is clustered

2942
03:08:08,040 --> 03:08:10,160
 on all sides of the city. Uh, this,

2943
03:08:10,160 --> 03:08:14,260
 this really is in line with, with what, with how the rest of the,

2944
03:08:14,260 --> 03:08:16,560
 the city has grown in all directions. Uh,

2945
03:08:16,580 --> 03:08:20,280
 this obviously is kind of the last quadrant of, of Denton as,

2946
03:08:20,280 --> 03:08:24,320
 as growth pushes to the north and to the east. But we,

2947
03:08:24,320 --> 03:08:26,040
 we did want to show this that,

2948
03:08:26,040 --> 03:08:30,160
 that we are in alignment with, with, with the,

2949
03:08:30,160 --> 03:08:34,800
 with the previous growth patterns of the city. Uh,

2950
03:08:34,800 --> 03:08:37,040
 and also in the 2030 Denton plan,

2951
03:08:37,040 --> 03:08:41,840
 it shows the preferred growth concept in the areas of, I guess it's a heat map,

2952
03:08:41,840 --> 03:08:42,520
 the areas of,

2953
03:08:42,520 --> 03:08:45,840
 of where growth was happening back when this plan was adopted in 2015.

2954
03:08:46,520 --> 03:08:50,420
 You'll see that again, it, it, it correlates with those, with those gateways.

2955
03:08:50,420 --> 03:08:55,420
 And specifically they tend to be concentrated about a mile and a half inside

2956
03:08:55,420 --> 03:08:56,640
 of each of these,

2957
03:08:56,640 --> 03:09:00,920
 of each of those gateways that were identified in that 2030 plan. And again,

2958
03:09:00,920 --> 03:09:04,240
 the blue star represents our development, which is right outside,

2959
03:09:04,240 --> 03:09:09,040
 kind of a future place making an urban vitality center surrounding an auditorium

2960
03:09:09,040 --> 03:09:11,320
 right there at two 88 and four 28.

2961
03:09:15,120 --> 03:09:19,840
 A couple of the vision statements or clips from the vision statement in the 20

2962
03:09:19,840 --> 03:09:24,120
 plan 2030 anticipate future housing needs as the city's population grows and

2963
03:09:24,120 --> 03:09:26,840
 align development approvals to reflect the changing housing market through a

2964
03:09:26,840 --> 03:09:29,920
 mix of housing, embracing walkability, sustainability and conservation.

2965
03:09:29,920 --> 03:09:31,760
 We really believe that this new layout,

2966
03:09:31,760 --> 03:09:35,360
 this concept plan that we'll show you here in a second embodies all of those

2967
03:09:35,360 --> 03:09:39,600
 ideals and really is in alignment with this vision statement.

2968
03:09:39,600 --> 03:09:42,000
 Uh, they do, they,

2969
03:09:42,000 --> 03:09:44,360
 they want you to encourage innovative housing development through residential

2970
03:09:44,360 --> 03:09:47,880
 development in rural areas that protects the rural character, compact,

2971
03:09:47,880 --> 03:09:51,120
 mixed use and walkable development patterns. Again, that clustering concepts,

2972
03:09:51,120 --> 03:09:53,160
 pulling, pulling ideas of, of,

2973
03:09:53,160 --> 03:09:58,480
 of having lot sizes that accommodate a variety of housing styles,

2974
03:09:58,480 --> 03:10:03,460
 price points, and then also shared amenities, area wide trails,

2975
03:10:03,460 --> 03:10:04,640
 greenways and green infrastructure.

2976
03:10:04,640 --> 03:10:08,540
 Julie mentioned that about about having these all within 1300 feet of access

2977
03:10:08,540 --> 03:10:12,740
 points of, of community trails. That is exactly what we want to do.

2978
03:10:12,740 --> 03:10:15,960
 That is what we are trying to provide with our new concept and mix of housing

2979
03:10:15,960 --> 03:10:18,480
 types to reflect changing demographics and housing preferences.

2980
03:10:18,480 --> 03:10:23,480
 We all know that the trend has been towards good size houses on smaller size

2981
03:10:23,480 --> 03:10:25,240
 lots.

2982
03:10:25,240 --> 03:10:29,400
 That is what home builders are wanting to buy or wanting to develop,

2983
03:10:29,400 --> 03:10:32,360
 wanting to build. That is what home buyers are looking to buy.

2984
03:10:32,360 --> 03:10:36,000
 What our goal here with this development is,

2985
03:10:36,000 --> 03:10:41,040
 is to provide that mix of product for the builders for residents.

2986
03:10:43,520 --> 03:10:46,720
 We have a couple of sections here that that shows some of our community

2987
03:10:46,720 --> 03:10:48,960
 amenities. Again, it reflects some of the,

2988
03:10:48,960 --> 03:10:53,720
 the requests that staff has made that we incorporate the buffers along for 28,

2989
03:10:53,720 --> 03:10:58,760
 the, uh, the, the walkability, the trails, the many centers,

2990
03:10:58,760 --> 03:11:02,240
 the green spaces we, we are, we do intend to,

2991
03:11:02,240 --> 03:11:05,760
 to showcase all of that in this development. Here's our concept plan.

2992
03:11:05,760 --> 03:11:10,440
 92 acres, 306 lots, which is what we'd be proposing under the current,

2993
03:11:10,840 --> 03:11:13,240
 under the, if, if, if these,

2994
03:11:13,240 --> 03:11:18,280
 if this clustered zoning strategy can, can move forward.

2995
03:11:18,280 --> 03:11:23,520
 We have 15 acres on the north end as an NR2 that's a two unit per acre

2996
03:11:23,520 --> 03:11:28,520
 development, 30 homes on the north side, uh, with three distinct neighborhoods,

2997
03:11:28,520 --> 03:11:33,920
 the NR2 in the north and our three with 41 acres in the middle and NR4 36 acres

2998
03:11:33,920 --> 03:11:35,440
 on the south.

2999
03:11:35,440 --> 03:11:40,360
 We are incorporating one existing and two proposed ponds at least nine pocket

3000
03:11:40,360 --> 03:11:45,360
 parks varying from about a quarter acre all the way up to four and a half acres

3001
03:11:45,360 --> 03:11:49,880
 into the quarter acre. There's a couple of quarter acre,

3002
03:11:49,880 --> 03:11:51,960
 couple of half acre parks. And again,

3003
03:11:51,960 --> 03:11:54,960
 they're they're spread throughout the development where all the lots are,

3004
03:11:54,960 --> 03:11:58,800
 are accessible to these and then it's all interconnected as well.

3005
03:11:58,800 --> 03:12:03,360
 So you do have continuous trails from the west to the east,

3006
03:12:03,360 --> 03:12:07,680
 north to the south to, to tie into the city's greenbelt system.

3007
03:12:09,240 --> 03:12:11,240
 At least 14 acres of preserved green space.

3008
03:12:11,240 --> 03:12:16,120
 And that is not including the landscape buffers adjacent to 428 or any of the

3009
03:12:16,120 --> 03:12:20,880
 streetscapes that's between the front yards and the back of curb.

3010
03:12:20,880 --> 03:12:24,720
 It doesn't also does not include any of the individual lot landscape and

3011
03:12:24,720 --> 03:12:25,560
 coverage.

3012
03:12:25,560 --> 03:12:30,440
 And each of the zoning districts that we're proposing are lots within NR2,

3013
03:12:30,440 --> 03:12:33,560
 NR3 and NR4 do meet minimum widths, depth,

3014
03:12:33,560 --> 03:12:37,920
 and setbacks of the, we're still kind of at the draft development code in here,

3015
03:12:37,920 --> 03:12:41,120
 but it's the, it's the recently adopted development code.

3016
03:12:41,120 --> 03:12:48,440
 A couple of our, a couple of our

3017
03:12:48,440 --> 03:12:54,680
 key elements obviously is the open space preservation. Again, back here, we,

3018
03:12:54,680 --> 03:12:59,080
 you do see the pond along the south east portion of this property,

3019
03:12:59,080 --> 03:13:01,120
 keeping that open and as natural as possible,

3020
03:13:01,120 --> 03:13:06,360
 as well as developing a two new green space areas with surrounding

3021
03:13:06,360 --> 03:13:10,080
 the ponds at the northwest side of the property and along the eastern edge of

3022
03:13:10,080 --> 03:13:13,280
 the property. And again,

3023
03:13:13,280 --> 03:13:16,320
 the previously mentioned landscape buffer along 428,

3024
03:13:16,320 --> 03:13:19,680
 which does allow for trees to go in the streetscape.

3025
03:13:19,680 --> 03:13:22,760
 We're actually proposing two fences.

3026
03:13:22,760 --> 03:13:25,880
 We're proposing the masonry screen wall along the back of the lots.

3027
03:13:25,880 --> 03:13:28,760
 And then in the landscape buffer,

3028
03:13:28,760 --> 03:13:32,400
 we would be proposing a more open style, natural,

3029
03:13:32,400 --> 03:13:36,920
 rural type split rail pipe rail.

3030
03:13:36,920 --> 03:13:39,160
 Not sure exactly what, what it would be,

3031
03:13:39,160 --> 03:13:44,400
 but more of a decorative open element to provide some separation between the main

3032
03:13:44,400 --> 03:13:49,400
 trail, the main sidewalk out on 428 and the meandering kind of recreation

3033
03:13:49,400 --> 03:13:54,440
 element ties trail that would be within the buffer at the backside of our

3034
03:13:54,440 --> 03:13:55,280
 lots.

3035
03:13:55,280 --> 03:13:59,160
 Our three distinctive neighborhoods.

3036
03:14:00,040 --> 03:14:03,720
 We really are trying to retain the rural character and the open space that,

3037
03:14:03,720 --> 03:14:07,560
 that is out here. That's along 428. We are, we,

3038
03:14:07,560 --> 03:14:10,560
 we are providing clustering concepts as an alternative to the large lot

3039
03:14:10,560 --> 03:14:13,000
 development, our new development,

3040
03:14:13,000 --> 03:14:17,640
 and it will be organized for walkability access to parks, open space,

3041
03:14:17,640 --> 03:14:21,720
 recreation. And going back to mentioned a few times now,

3042
03:14:21,720 --> 03:14:24,160
 all residents should be within a five to seven minute walk from neighborhoods,

3043
03:14:24,160 --> 03:14:27,200
 serving retail and amenities. And again,

3044
03:14:27,200 --> 03:14:31,640
 we do have that at the south edge of our property as you cross down,

3045
03:14:31,640 --> 03:14:33,760
 go down 428 and you hit Hartley field road,

3046
03:14:33,760 --> 03:14:36,280
 which is that future CMG retail area.

3047
03:14:36,280 --> 03:14:42,080
 Talk a little bit about some of the individual neighborhoods are our middle,

3048
03:14:42,080 --> 03:14:43,120
 our largest area,

3049
03:14:43,120 --> 03:14:48,120
 our largest neighborhood is a 41 acre tract and our three proposing 143 lots.

3050
03:14:48,120 --> 03:14:52,080
 We have a five acre pond,

3051
03:14:52,080 --> 03:14:55,920
 a four and a half five acre pond and three pocket parks ranging along the

3052
03:14:55,920 --> 03:14:57,720
 Southeast corner there. That's that quarter acre,

3053
03:14:57,720 --> 03:15:02,720
 a little guy all the way down to the Southern edge by the traffic circle,

3054
03:15:02,720 --> 03:15:04,240
 which we're proposing.

3055
03:15:04,240 --> 03:15:07,200
 I think that was mentioned earlier about a couple of traffic circles that may

3056
03:15:07,200 --> 03:15:11,280
 end up out here in this area. That's about an acre down there.

3057
03:15:11,280 --> 03:15:14,480
 We have four and a half acres of preserved green space,

3058
03:15:14,480 --> 03:15:17,520
 excluding the landscape buffer, the streetscape and individual lot coverage.

3059
03:15:17,520 --> 03:15:20,800
 The Southern edge is our,

3060
03:15:20,800 --> 03:15:25,880
 is our denser neighborhood that abuts the existing and our four zoning at our

3061
03:15:26,320 --> 03:15:30,960
 Southwest borders. It's 36 acres with 133 lots.

3062
03:15:30,960 --> 03:15:36,680
 It's actually more like the density on that's about a 3.7 3.8 lots per per acre.

3063
03:15:36,680 --> 03:15:39,920
 And once again, part of that is to,

3064
03:15:39,920 --> 03:15:42,520
 to cluster these to preserve that existing green space in the pond.

3065
03:15:42,520 --> 03:15:47,200
 We have three additional pocket parks ranging from a half acre at that

3066
03:15:47,200 --> 03:15:48,840
 Southwest little corner there,

3067
03:15:48,840 --> 03:15:54,040
 basically room for a nice entryway monument from the South coming up 428 and

3068
03:15:55,840 --> 03:15:58,840
 then we've got an acre and a half there in the middle kind of overlaying the

3069
03:15:58,840 --> 03:16:03,160
 existing and existing easement that runs through the South edge of this property

3070
03:16:03,160 --> 03:16:09,600
 total of seven acres of preserved green space and the North portion of this,

3071
03:16:09,600 --> 03:16:13,840
 the North tract of this development is our, and our two neighborhood.

3072
03:16:13,840 --> 03:16:16,920
 We think this is a pretty special area of, of this development.

3073
03:16:16,920 --> 03:16:21,400
 It's 15 acres, 30 lots. These lots,

3074
03:16:21,400 --> 03:16:23,920
 the intent is to reserve these for local home builders.

3075
03:16:23,920 --> 03:16:28,040
 We understand that there's always a need for four lots for local home builders

3076
03:16:28,040 --> 03:16:33,040
 to purchase those that can't afford to take down 90 or a hundred or 180 lots in

3077
03:16:33,040 --> 03:16:37,160
 six months. These,

3078
03:16:37,160 --> 03:16:41,240
 we want to reserve for for those home builders that are looking to build one,

3079
03:16:41,240 --> 03:16:45,400
 two, three houses a year, custom homes.

3080
03:16:45,400 --> 03:16:47,160
 And this is along the North edge.

3081
03:16:47,160 --> 03:16:52,160
 This becomes the scenic gateway into this community from the North.

3082
03:16:54,200 --> 03:16:56,200
 Again, pond with amenities and green space,

3083
03:16:56,200 --> 03:17:00,520
 two and a half acres of preserved green space primarily in, in that pond.

3084
03:17:00,520 --> 03:17:04,840
 We are amenitized in the pond, probably have a little fishing pier, gazebo,

3085
03:17:04,840 --> 03:17:06,000
 something like that.

3086
03:17:06,000 --> 03:17:11,640
 And that is the community gateway. That is, that is what,

3087
03:17:11,640 --> 03:17:15,480
 that is what you will see as you're coming down 428 and, and you, you,

3088
03:17:15,480 --> 03:17:18,800
 you leave the, you leave the, the open space and you,

3089
03:17:18,800 --> 03:17:23,120
 you get to the first development along that Northeast side of, of Denton.

3090
03:17:24,920 --> 03:17:29,440
 And I'll turn it over to Amy and she'll have some more, some more comments.

3091
03:17:29,440 --> 03:17:38,880
 Good evening commissioners. I'm going to wrap our presentation tonight. I, um,

3092
03:17:38,880 --> 03:17:40,600
 I'm going to be brief,

3093
03:17:40,600 --> 03:17:43,480
 but I want to talk a little bit about what we've heard from the neighborhood

3094
03:17:43,480 --> 03:17:47,080
 specifically and what we have done to address that.

3095
03:17:47,080 --> 03:17:48,440
 But some,

3096
03:17:48,440 --> 03:17:51,800
 some specific comments that we've heard from the neighborhood are that they were

3097
03:17:51,800 --> 03:17:54,800
 concerned about the alignment with the Denton plan 2030.

3098
03:17:54,800 --> 03:17:58,280
 I feel like Jason and Julie have both, um,

3099
03:17:58,280 --> 03:18:03,360
 done a good job of demonstrating how we are aligning with the vision intent of

3100
03:18:03,360 --> 03:18:04,680
 the plan. Um,

3101
03:18:04,680 --> 03:18:09,360
 even if it doesn't align directly with the future land use map, um,

3102
03:18:09,360 --> 03:18:13,840
 we've heard their interest or concern in the preservation of rural character,

3103
03:18:13,840 --> 03:18:16,200
 the traffic on 428, um,

3104
03:18:16,200 --> 03:18:19,640
 the density and concentration of lots in the vicinity as a whole,

3105
03:18:19,640 --> 03:18:23,680
 not necessarily just within our development, but just seeing the growth in that area.

3106
03:18:23,680 --> 03:18:29,200
 And some concerns or interest in the clear Creek tributary that backs up to our

3107
03:18:29,200 --> 03:18:33,400
 property, even though it doesn't actually encroach into our property,

3108
03:18:33,400 --> 03:18:38,960
 respecting the character of the land and the eco region and concerns about other

3109
03:18:38,960 --> 03:18:42,880
 uses that might be allowed in the zoning districts that have,

3110
03:18:42,880 --> 03:18:46,600
 that we're requesting and ongoing neighborhood engagement.

3111
03:18:48,800 --> 03:18:51,800
 So, um, in terms of respecting the rural character,

3112
03:18:51,800 --> 03:18:56,840
 I do believe that we are demonstrating that we are adding open space and amenities

3113
03:18:56,840 --> 03:19:04,520
 to, um, to create the feeling when you drive down 428,

3114
03:19:04,520 --> 03:19:07,320
 that, um, there is a,

3115
03:19:07,320 --> 03:19:12,680
 it still feels rural because we're backed off of the road quite a ways.

3116
03:19:12,680 --> 03:19:16,320
 And I'm going to demonstrate in a moment with the, with an exhibit,

3117
03:19:16,320 --> 03:19:20,000
 a couple of exhibits, what that looks like visually. And we're,

3118
03:19:20,000 --> 03:19:23,640
 we're talking about, um, adding a pond on the north end,

3119
03:19:23,640 --> 03:19:28,000
 the entrance from the north that includes a gazebo and, and picnic,

3120
03:19:28,000 --> 03:19:33,720
 uh, tables and fishing. And we are more than two miles from Washington road,

3121
03:19:33,720 --> 03:19:39,000
 which is considered, um, by the Denton plan 2030 to be the gateway into Denton.

3122
03:19:39,000 --> 03:19:41,320
 So this is, um,

3123
03:19:41,600 --> 03:19:46,440
 this is much further south than then the entrance into the city of Denton and

3124
03:19:46,440 --> 03:19:49,560
 we've preserved over 14 acres of open space.

3125
03:19:49,560 --> 03:19:53,280
 And that does not include the landscape buffer, um,

3126
03:19:53,280 --> 03:19:56,520
 or the individual lot coverage. Um, commissioner Beck,

3127
03:19:56,520 --> 03:20:01,360
 I heard you say that in the work session that you asked about the 92 acres,

3128
03:20:01,360 --> 03:20:04,000
 the 92 acres is gross.

3129
03:20:04,000 --> 03:20:08,080
 It's what the property owner has today.

3130
03:20:08,360 --> 03:20:12,240
 But in terms of what is actually developable, I want to say,

3131
03:20:12,240 --> 03:20:17,080
 and we calculated that to be 52 acres. Is that correct? 52 acres.

3132
03:20:17,080 --> 03:20:22,080
 So the rest is landscape buffers and open space preservation amenities.

3133
03:20:22,080 --> 03:20:28,120
 So I want to show you a little bit.

3134
03:20:28,120 --> 03:20:31,000
 I don't want to get too much into engineering here because we're not at that

3135
03:20:31,000 --> 03:20:32,840
 stage of approval yet,

3136
03:20:32,840 --> 03:20:37,040
 but I do want to show you a couple of exhibits regarding 428.

3137
03:20:37,440 --> 03:20:41,920
 So this is an exhibit showing a cross section of 428 as it exists today.

3138
03:20:41,920 --> 03:20:46,120
 There are two through lanes, one each direction and a shoulder on each side.

3139
03:20:46,120 --> 03:20:51,000
 And there's 32 half 32 and a half feet of right away on the,

3140
03:20:51,000 --> 03:20:54,640
 on each side that would be considered green space today

3141
03:20:54,640 --> 03:21:00,840
 under the proposed conditions, which would be developer, um,

3142
03:21:00,840 --> 03:21:03,200
 costs. They would,

3143
03:21:03,240 --> 03:21:07,720
 they would actually build this to in order to be able to put in the

3144
03:21:07,720 --> 03:21:11,320
 development would be 65 feet of pavement,

3145
03:21:11,320 --> 03:21:14,240
 which is two through lanes, a turn lane in the middle,

3146
03:21:14,240 --> 03:21:19,040
 a right hand turn lane into the development and a show and a shoulder on each

3147
03:21:19,040 --> 03:21:22,200
 side. But perhaps more importantly,

3148
03:21:22,200 --> 03:21:27,440
 and if you look on the left side of the screen is we go from 32 feet of green

3149
03:21:27,440 --> 03:21:31,600
 space to 65 feet of green space minimum. And I,

3150
03:21:31,680 --> 03:21:35,440
 I do want to say a caveat here.

3151
03:21:35,440 --> 03:21:37,720
 We planned for a 20 foot landscape buffer.

3152
03:21:37,720 --> 03:21:42,840
 So the exhibits that you're going to see are related to a 20 foot landscape

3153
03:21:42,840 --> 03:21:43,680
 buffer.

3154
03:21:43,680 --> 03:21:47,520
 I believe that the developer would be open to a 30 foot landscape buffer.

3155
03:21:47,520 --> 03:21:50,480
 I would invite you to ask him that question when we're done with the

3156
03:21:50,480 --> 03:21:51,320
 presentation.

3157
03:21:51,320 --> 03:21:58,920
 So here's just sort of a visual depiction of a landscape buffer in terms of what

3158
03:21:58,920 --> 03:22:02,120
 you see if you look on the far left of the screen is, is the house.

3159
03:22:02,120 --> 03:22:04,640
 And then there's the masonry screening wall.

3160
03:22:04,640 --> 03:22:08,440
 And then you've got a landscape buffer, a winding decorative, or I'm sorry,

3161
03:22:08,440 --> 03:22:12,160
 a winding trail that would be a pervious trail, um,

3162
03:22:12,160 --> 03:22:15,480
 with a decorative fence on the outside of that, uh,

3163
03:22:15,480 --> 03:22:19,320
 public utilities meant and then the right of way beyond that.

3164
03:22:19,320 --> 03:22:24,320
 So at that point you're looking at 60 plus feet of green space between 428 and

3165
03:22:26,040 --> 03:22:31,040
 as planned at development to the screening wall to the first lot.

3166
03:22:31,040 --> 03:22:35,200
 The idea here is to, when you drive down 428,

3167
03:22:35,200 --> 03:22:38,040
 you want to feel like it's still a rural area.

3168
03:22:38,040 --> 03:22:41,440
 So you want to be able to see lots of green space, lots of trees,

3169
03:22:41,440 --> 03:22:44,320
 lots of landscaping and not lots of houses.

3170
03:22:44,320 --> 03:22:49,560
 We are proposing a graduated density.

3171
03:22:49,560 --> 03:22:54,560
 We do believe that by proposing NR two at the Northern end of the property that

3172
03:22:54,720 --> 03:22:59,720
 we are essentially creating a buffer for the city of Denton in terms of future

3173
03:22:59,720 --> 03:23:03,840
 growth outside of that, going North of that,

3174
03:23:03,840 --> 03:23:08,040
 you're not going to go from NR two back into something more dense.

3175
03:23:08,040 --> 03:23:13,040
 So the intent here is to create a buffer on both sides of 428 that actually

3176
03:23:13,040 --> 03:23:15,240
 protects the city in the future.

3177
03:23:15,240 --> 03:23:21,320
 We did hear from the neighbors that they had some environmental interests that

3178
03:23:21,320 --> 03:23:24,640
 they would like us to respect and take notice of.

3179
03:23:24,640 --> 03:23:30,240
 They asked that we preserve or transplant the existing native plants and grasses

3180
03:23:30,240 --> 03:23:35,080
 which we've spoken with the property owners and they are more than happy to do.

3181
03:23:35,080 --> 03:23:39,800
 And they are more than happy to utilize native and adapted plants and not bring

3182
03:23:39,800 --> 03:23:44,800
 in native species to the area and to consult with master naturalists on the

3183
03:23:44,800 --> 03:23:50,680
 existing land conditions and how to respect the ecosystem that's there today.

3184
03:23:51,520 --> 03:23:56,280
 And we've heard specific concerns about protecting the Clear Creek tributary,

3185
03:23:56,280 --> 03:24:01,280
 which the image on the screen shows that there's a very small finger of the

3186
03:24:01,280 --> 03:24:04,680
 tributary that backs up to the property.

3187
03:24:04,680 --> 03:24:06,480
 It doesn't encroach into the property,

3188
03:24:06,480 --> 03:24:11,480
 but the developer and property owner are more than willing to do whatever is

3189
03:24:11,480 --> 03:24:16,680
 necessary to protect the tributary and Clear Creek into the future.

3190
03:24:19,160 --> 03:24:22,880
 In addition to that, they have committed to being good neighbors moving forward.

3191
03:24:22,880 --> 03:24:28,200
 They want to hold future neighborhood meetings and to continue to collaborate

3192
03:24:28,200 --> 03:24:30,000
 with the community and the neighborhood.

3193
03:24:30,000 --> 03:24:35,480
 They do want to have an amicable relationship with neighbors moving forward

3194
03:24:35,480 --> 03:24:40,680
 and are willing to commit publicly standing here now that they will and they

3195
03:24:40,680 --> 03:24:44,840
 will hold meetings throughout the development process and they're willingly

3196
03:24:44,840 --> 03:24:49,520
 agreeing to staff recommended conditions, single family homes, detached,

3197
03:24:49,520 --> 03:24:53,440
 no town homes, no multifamily, no duplexes,

3198
03:24:53,440 --> 03:24:57,440
 nothing other than your traditional single family detached homes.

3199
03:24:57,440 --> 03:25:01,320
 They're willing to commit to the trail connections,

3200
03:25:01,320 --> 03:25:05,400
 the masonry screening wall and the enhanced landscape recommendations.

3201
03:25:05,400 --> 03:25:10,960
 The 30 foot landscape buffer is something that they're also willing to consider

3202
03:25:12,400 --> 03:25:16,880
 and commit to, but I would ask you to invite them up here to visit about that.

3203
03:25:16,880 --> 03:25:20,240
 And that that's all I have with that. I'll take any questions. Thank you.

3204
03:25:20,240 --> 03:25:25,240
 We do have one on the board, Mr. Smith. Thank you chair. Amy, the,

3205
03:25:25,240 --> 03:25:30,480
 what is the projected, if there was an approval for zoning tonight and approval

3206
03:25:30,480 --> 03:25:34,320
 by city council a couple of weeks from now, whatever it is from the,

3207
03:25:34,320 --> 03:25:36,080
 from the date of approval for the zoning,

3208
03:25:36,080 --> 03:25:40,480
 what is the timeline that the first phase of the build out of the actual

3209
03:25:40,800 --> 03:25:44,800
 residents being in homes in this development? How long would that be?

3210
03:25:44,800 --> 03:25:48,360
 I project about four years, but it's going to be quite some time.

3211
03:25:48,360 --> 03:25:53,360
 I do know that the property owner who is also the developer has some home,

3212
03:25:53,360 --> 03:25:56,520
 home builders that have expressed some interest,

3213
03:25:56,520 --> 03:26:00,240
 but I would let them speak to that more specifically in terms of the timing of,

3214
03:26:00,240 --> 03:26:03,280
 of the build out. Okay. I've got a couple more.

3215
03:26:03,280 --> 03:26:09,600
 The commercial development you mentioned down there,

3216
03:26:09,600 --> 03:26:12,840
 the CMG that's 1500 feet south on four 28.

3217
03:26:12,840 --> 03:26:15,280
 How long in general does, if you know,

3218
03:26:15,280 --> 03:26:19,360
 if commercial development wants to occur in an area where there is a blank spot

3219
03:26:19,360 --> 03:26:22,520
 now that's already currently zone that way in your past experience,

3220
03:26:22,520 --> 03:26:24,680
 but how long does that take to develop commercial?

3221
03:26:24,680 --> 03:26:28,080
 So for commercial to come in and anywhere,

3222
03:26:28,080 --> 03:26:31,440
 they're going to want to see rooftops and density first. So,

3223
03:26:31,440 --> 03:26:35,360
 and they're going to look to see that there's a market for it.

3224
03:26:35,360 --> 03:26:39,280
 But once they, once they see that there is a market for it, they'll,

3225
03:26:39,320 --> 03:26:43,520
 they'll respond immediately. They're pretty nimble, I think, but, um, they're,

3226
03:26:43,520 --> 03:26:47,800
 they're not going to do it in a vacuum of density. Does that answer your question?

3227
03:26:47,800 --> 03:26:50,600
 I guess more or less that if it's already correctly zoned,

3228
03:26:50,600 --> 03:26:53,160
 I just know that in past experiences,

3229
03:26:53,160 --> 03:26:56,240
 residential develops slower than commercial does. You know,

3230
03:26:56,240 --> 03:27:00,080
 if it's already correctly zoned that way, usually commercial takes about what,

3231
03:27:00,080 --> 03:27:04,440
 18 months or so from site plan and build and get built out and be done. I mean,

3232
03:27:04,440 --> 03:27:06,880
 you see commercial pop up a lot quicker than a house.

3233
03:27:07,720 --> 03:27:11,280
 So a commercial development from start to finish will, um,

3234
03:27:11,280 --> 03:27:15,680
 go through the process much more quickly because their investment is all made at

3235
03:27:15,680 --> 03:27:19,080
 one time and they are committed and it's open and operating.

3236
03:27:19,080 --> 03:27:22,960
 So it's pretty safe to say that with the developments is happening south on 428

3237
03:27:22,960 --> 03:27:27,160
 already next to the natatorium. And then, you know, other projects like this,

3238
03:27:27,160 --> 03:27:31,840
 that that commercial corner there at 428 and 288 is probably get built out here

3239
03:27:31,840 --> 03:27:35,520
 quickly. Cause there's, there's quite a bit of, of, um,

3240
03:27:35,560 --> 03:27:39,960
 rooftops coming into that area that will support that. And so, yes,

3241
03:27:39,960 --> 03:27:40,800
 I agree with that.

3242
03:27:40,800 --> 03:27:45,880
 The other question I had was because I think the last time we had visited the

3243
03:27:45,880 --> 03:27:50,520
 last time we looked at this project, there had been a discussion about phases in

3244
03:27:50,520 --> 03:27:54,840
 building. And so how would this project be built in a phase model?

3245
03:27:54,840 --> 03:27:58,400
 Would it be built a phase model would be done in one fatal swoop, um,

3246
03:27:58,400 --> 03:28:00,720
 with the news split zoning that's kind of coming in.

3247
03:28:00,760 --> 03:28:05,760
 I would anticipate that it would be phased based on going from south to north

3248
03:28:05,760 --> 03:28:09,720
 to, um, respond to the market.

3249
03:28:09,720 --> 03:28:12,480
 But also the, the, um,

3250
03:28:12,480 --> 03:28:17,520
 home builders that are already in conversations with the property owner are

3251
03:28:17,520 --> 03:28:21,040
 probably looking more at the Southern lots. They're closer to everything.

3252
03:28:21,040 --> 03:28:23,760
 They're going to, uh, home builders will, will,

3253
03:28:23,760 --> 03:28:25,720
 will take down lots and phases as well.

3254
03:28:25,720 --> 03:28:29,400
 So they're going to go from the South to the North more likely be built more

3255
03:28:29,400 --> 03:28:33,240
 dense to less dense in a regular. Okay. Understood. Uh,

3256
03:28:33,240 --> 03:28:38,280
 and then I had one more question on the past presentation that you given us back

3257
03:28:38,280 --> 03:28:43,120
 in January. How many, how many units were proposed in that project?

3258
03:28:43,120 --> 03:28:45,720
 Acreage, acreage is obviously the same.

3259
03:28:45,720 --> 03:28:49,600
 I want to say it was three 68. Is that correct? Jason, it was,

3260
03:28:49,600 --> 03:28:52,440
 well it was a straight in our four zoning, which allowed up to three 68.

3261
03:28:52,440 --> 03:28:56,400
 The previous concept plan, I believe only showed about three 40 something,

3262
03:28:56,480 --> 03:28:59,680
 but the straight zoning would allow up to three 68 back then.

3263
03:28:59,680 --> 03:29:03,080
 So we're down to three Oh six proposed now. Gotcha. Thank you.

3264
03:29:03,080 --> 03:29:04,760
 I have no more questions.

3265
03:29:04,760 --> 03:29:09,440
 Commissioner back. Uh, thanks Amy. Um,

3266
03:29:09,440 --> 03:29:12,480
 answered one of my questions on the last one,

3267
03:29:12,480 --> 03:29:16,280
 where were you going to start in our four and work your way up to in our two?

3268
03:29:16,280 --> 03:29:19,960
 So that makes sense. Let me ask you this.

3269
03:29:19,960 --> 03:29:25,760
 My sense of the job and housing market is, is that it's,

3270
03:29:25,800 --> 03:29:27,280
 it's not that strong right now.

3271
03:29:27,280 --> 03:29:31,040
 I know we've got some of the lowest unemployment rates, but job wise,

3272
03:29:31,040 --> 03:29:33,640
 a lot of these jobs are being filled by people that are currently here.

3273
03:29:33,640 --> 03:29:38,720
 The future, can you give me some evidence that the job and

3274
03:29:38,720 --> 03:29:42,800
 housing market is really going to be expanding fast enough where we need to

3275
03:29:42,800 --> 03:29:46,240
 develop this project now or as soon as possible?

3276
03:29:46,240 --> 03:29:50,840
 Have you got something out there in the ether that, uh, uh,

3277
03:29:50,840 --> 03:29:53,520
 really demands that.

3278
03:29:54,040 --> 03:29:58,440
 Sure. So I would, I, I, I'm going to answer this anecdotally.

3279
03:29:58,440 --> 03:30:02,480
 I'd be more than happy to back it up with some research later. But, um,

3280
03:30:02,480 --> 03:30:04,080
 what I see in terms of the,

3281
03:30:04,080 --> 03:30:08,880
 of the housing market is that it's slowing for homes that are in the

3282
03:30:08,880 --> 03:30:13,320
 600 to $700,000 range, but it's still pretty strong for the

3283
03:30:13,320 --> 03:30:18,320
 $300,000 range. And, and from a,

3284
03:30:18,320 --> 03:30:20,320
 just from a market standpoint,

3285
03:30:20,320 --> 03:30:24,920
 I would say if you want to capture the tax base now and capture the residents

3286
03:30:24,920 --> 03:30:29,680
 now have people buy homes in Denton and pay taxes in Denton and have jobs in

3287
03:30:29,680 --> 03:30:33,600
 Denton that you would respond sooner rather than later to that.

3288
03:30:33,600 --> 03:30:38,480
 Um, because there, there may be a slowdown coming at some point, but, um,

3289
03:30:38,480 --> 03:30:42,640
 right now what we see in terms of interest from home builders is,

3290
03:30:42,640 --> 03:30:44,280
 is they're ready to move forward.

3291
03:30:44,280 --> 03:30:49,560
 And so we would like to be able to, to respond to that need today.

3292
03:30:50,920 --> 03:30:51,760
 Thank you.

3293
03:30:51,760 --> 03:30:54,480
 I don't see any other questions at this time.

3294
03:30:54,480 --> 03:30:57,160
 This is a public hearing.

3295
03:30:57,160 --> 03:31:01,760
 So we'll go forward with the cards that individuals have have completed and,

3296
03:31:01,760 --> 03:31:06,080
 um, listen to individuals. Um, as a,

3297
03:31:06,080 --> 03:31:07,520
 a courtesy to this,

3298
03:31:07,520 --> 03:31:10,800
 the number of individuals that have requested to speak last for three minute

3299
03:31:10,800 --> 03:31:14,120
 timeframe for, uh, for points to be made.

3300
03:31:14,120 --> 03:31:18,000
 But we'll start with Buddy Ford Dobson.

3301
03:31:19,400 --> 03:31:22,520
 See here. We want to come back.

3302
03:31:22,520 --> 03:31:29,640
 Just coming back. Great.

3303
03:31:29,640 --> 03:31:36,520
 And I, Caitlin Ashley, you want to, yeah. And Brenda,

3304
03:31:36,520 --> 03:31:38,800
 okay.

3305
03:31:38,800 --> 03:31:45,400
 Hello members of planning and zoning commission.

3306
03:31:45,400 --> 03:31:49,360
 My name is Brenda Dobson Ashley and I want to share with you the reasons why we

3307
03:31:49,640 --> 03:31:52,600
 I support the agave ranch development project.

3308
03:31:52,600 --> 03:31:57,160
 I'm a fourth generation didn't night and my family has lived in the area near

3309
03:31:57,160 --> 03:32:01,520
 this project since 1894. That's 124 years.

3310
03:32:01,520 --> 03:32:05,800
 My immediate family has owned the property adjoining the proposed development

3311
03:32:05,800 --> 03:32:09,840
 for 50 years and has made their home there for the last 40 years.

3312
03:32:09,840 --> 03:32:11,800
 My parents still live there.

3313
03:32:11,800 --> 03:32:17,880
 They also share one half ownership of a two acre pond with the proposed

3314
03:32:17,880 --> 03:32:22,360
 development. Although many will be impacted in some way by this development,

3315
03:32:22,360 --> 03:32:25,800
 our property is possibly one of the most impacted.

3316
03:32:25,800 --> 03:32:30,240
 This development is literally in our backyard and will forever change one of the

3317
03:32:30,240 --> 03:32:33,320
 most beautiful aspects of our home and property,

3318
03:32:33,320 --> 03:32:38,000
 which is the view across our pond to the West where the sun sets.

3319
03:32:38,000 --> 03:32:42,560
 So with all that said, why am I here in support of this project?

3320
03:32:42,560 --> 03:32:46,760
 Over the years, many developers have proposed developing this property.

3321
03:32:47,240 --> 03:32:51,000
 Our family has attended meetings about those proposed projects.

3322
03:32:51,000 --> 03:32:56,200
 And this project is by far better than any of the previous options as far as

3323
03:32:56,200 --> 03:32:58,680
 density of homes, no duplexes,

3324
03:32:58,680 --> 03:33:01,840
 no apartments and the quality of homes being built.

3325
03:33:01,840 --> 03:33:05,760
 Agave ranch is not a huge corporation based in another state.

3326
03:33:05,760 --> 03:33:07,960
 They're a Texas based LLC.

3327
03:33:07,960 --> 03:33:09,840
 The home, um,

3328
03:33:09,840 --> 03:33:12,400
 the home builders that they're proposing for this project,

3329
03:33:12,400 --> 03:33:15,760
 Kaye Hubnanian and Highland Homes are high end.

3330
03:33:16,360 --> 03:33:21,360
 Well with home builders with good reputations for building nice homes.

3331
03:33:21,360 --> 03:33:27,680
 Agave ranch has worked hard to keep the neighbors informed and has wanted public

3332
03:33:27,680 --> 03:33:32,200
 input. They have worked with our family about our biggest concern,

3333
03:33:32,200 --> 03:33:37,160
 maintaining the integrity of our natural shared pond.

3334
03:33:37,160 --> 03:33:43,520
 No other developer has ever even talked with us about what,

3335
03:33:43,800 --> 03:33:46,280
 what would we hope to happen with that pond?

3336
03:33:46,280 --> 03:33:49,560
 Denton is one of the fastest growing counties in the country.

3337
03:33:49,560 --> 03:33:53,600
 That growth and reality and housing development has now reached North Denton.

3338
03:33:53,600 --> 03:33:59,080
 Look at the huge multi-story housing complex being built at 428 in Poinsettia

3339
03:33:59,080 --> 03:34:02,560
 and the high density develop approved across 428.

3340
03:34:02,560 --> 03:34:06,400
 That type of development I would be adamantly opposed to,

3341
03:34:06,400 --> 03:34:11,240
 but this is not what the Agave ranch is proposing. As you've seen,

3342
03:34:11,760 --> 03:34:16,240
 the major concern expressed over and over at numerous meetings with the Agave

3343
03:34:16,240 --> 03:34:21,840
 ranch is the traffic impact on 428. That is a very, very real concern.

3344
03:34:21,840 --> 03:34:25,600
 Until TextDOT by TextDOT standards, the need is there.

3345
03:34:25,600 --> 03:34:30,320
 Nothing will be done and these developers can't change that. Sadly,

3346
03:34:30,320 --> 03:34:34,200
 this is how TextDOT works. Agave ranch does not have any control,

3347
03:34:34,200 --> 03:34:38,680
 but their development could possibly help speed up the project and improvements

3348
03:34:38,680 --> 03:34:43,400
 to 428. I visited another Agave ranch development near here,

3349
03:34:43,400 --> 03:34:44,840
 and it's a beautiful neighborhood.

3350
03:34:44,840 --> 03:34:49,480
 What they are proposing is a lower density well-planned community with no

3351
03:34:49,480 --> 03:34:53,720
 multi-family, multi-story housing.

3352
03:34:53,720 --> 03:34:57,160
 They've sought input from those most closely affected.

3353
03:34:57,160 --> 03:34:59,400
 Ideally things would never change,

3354
03:34:59,400 --> 03:35:03,040
 but that's no longer the reality when you live on the outskirts of a very

3355
03:35:03,040 --> 03:35:04,440
 rapidly growing city.

3356
03:35:04,440 --> 03:35:08,400
 This was not an easy decision for anyone in our family.

3357
03:35:08,840 --> 03:35:13,560
 After much thought discussion and taking into consideration the previous

3358
03:35:13,560 --> 03:35:15,040
 proposed options,

3359
03:35:15,040 --> 03:35:19,560
 I, along with my family, support this project moving forward.

3360
03:35:19,560 --> 03:35:21,080
 Thank you.

3361
03:35:21,080 --> 03:35:22,760
 Thank you very much.

3362
03:35:22,760 --> 03:35:29,720
 Next card I have is for Susan Smith. After that will be Bridget Marshall.

3363
03:35:35,680 --> 03:35:42,200
 My name is Susan Smith and I live at 7736 FM 428 just directly north of the

3364
03:35:42,200 --> 03:35:47,040
 proposed development. In looking at this current request for zoning,

3365
03:35:47,040 --> 03:35:50,080
 I think it's necessary not just to look at this,

3366
03:35:50,080 --> 03:35:54,480
 but at everything else that's going on in the immediate area that are posing

3367
03:35:54,480 --> 03:35:57,480
 challenges to our traffic and congestion.

3368
03:35:57,480 --> 03:36:02,520
 Things are happening so fast right now that it is hard to keep track of

3369
03:36:02,520 --> 03:36:06,960
 everything. Number one, there's a high density apartment housing,

3370
03:36:06,960 --> 03:36:12,400
 still to come retail center and multiple homes immediately south of the loop.

3371
03:36:12,400 --> 03:36:16,920
 All of these will be feeding and using 428 in the loop.

3372
03:36:16,920 --> 03:36:22,400
 Across the street from the proposed Agave Ranch project is the already approved

3373
03:36:22,400 --> 03:36:29,160
 Stark Farms with 390 homes have been approved and the anticipation that they

3374
03:36:29,160 --> 03:36:34,800
 will be asking to annex an additional 635 acres in the immediate vicinity.

3375
03:36:34,800 --> 03:36:37,440
 Some more houses will be going there.

3376
03:36:37,440 --> 03:36:39,720
 There's the number three,

3377
03:36:39,720 --> 03:36:44,680
 there's the large recent Beaver Creek development west of 428 that uses Long

3378
03:36:44,680 --> 03:36:48,160
 and 428 to go south. Number four,

3379
03:36:48,160 --> 03:36:53,600
 92 acres owned by the DISD that's getting a lot of interest from developers

3380
03:36:53,600 --> 03:36:57,680
 and will likely have houses on it at some point in the near future.

3381
03:36:58,520 --> 03:37:01,720
 Number five, you have the Notorium Stadium and schools,

3382
03:37:01,720 --> 03:37:05,160
 which all use 428 and Long to get in and out.

3383
03:37:05,160 --> 03:37:08,560
 And don't forget the football games on Friday.

3384
03:37:08,560 --> 03:37:10,680
 Number six,

3385
03:37:10,680 --> 03:37:14,760
 you have several neighbors in the immediate area that are interested in

3386
03:37:14,760 --> 03:37:19,200
 developing their large acreage and others that are looking at possibilities of

3387
03:37:19,200 --> 03:37:22,480
 selling their property off for future development.

3388
03:37:22,480 --> 03:37:26,280
 So all of this is happening right now as we speak,

3389
03:37:26,280 --> 03:37:30,920
 and these are all in addition to the Agave proposal of NR3.

3390
03:37:30,920 --> 03:37:34,880
 They are staggering it from NR2 to NR4,

3391
03:37:34,880 --> 03:37:38,760
 but their plan calls for 306 houses making it NR3.

3392
03:37:38,760 --> 03:37:44,320
 We've all seen what's happened on 380 and we do not want to see the same

3393
03:37:44,320 --> 03:37:49,920
 scenario recreated on 428. 428 is at the edge of Denton.

3394
03:37:49,920 --> 03:37:55,320
 It's a gateway corridor into rural and outdoor recreational areas and has a

3395
03:37:55,320 --> 03:38:00,520
 larger concentration of ESAs than anywhere else in Denton County.

3396
03:38:00,520 --> 03:38:05,680
 We need to be very careful about the urbanization from Denton spreading into

3397
03:38:05,680 --> 03:38:10,120
 and destroying that character that is described in our 2030 plan.

3398
03:38:10,120 --> 03:38:12,560
 Once approved, you can never get it back.

3399
03:38:12,560 --> 03:38:17,400
 So I hope you'll be extremely careful concerning the Agave Ranch plan.

3400
03:38:17,400 --> 03:38:22,400
 I do like the north end of it, the NR2, the best.

3401
03:38:22,400 --> 03:38:24,840
 And I wish all of it were like that.

3402
03:38:25,960 --> 03:38:30,120
 Just because you approved NR4 across the street does not mean

3403
03:38:30,120 --> 03:38:34,600
 that every other piece of vacant land should be approved to the same density.

3404
03:38:34,600 --> 03:38:37,040
 We need to have diversity in our housing.

3405
03:38:37,040 --> 03:38:41,440
 So in conclusion, I hope you'll consider this very carefully

3406
03:38:41,440 --> 03:38:44,760
 and not set us up for failure from the very beginning

3407
03:38:44,760 --> 03:38:48,040
 as you plan everything that's coming into this area.

3408
03:38:48,040 --> 03:38:51,360
 I think you need to look very carefully at the densities and the traffic.

3409
03:38:51,360 --> 03:38:54,840
 Thank you. Thank you.

3410
03:38:54,840 --> 03:38:59,560
 Bridget Marshall with Sharon Kramer next.

3411
03:38:59,560 --> 03:39:11,360
 Hi, I'm Bridget Marshall.

3412
03:39:11,360 --> 03:39:14,760
 I live at 3539 Pine Trail, Denton, Texas.

3413
03:39:14,760 --> 03:39:17,400
 Thank you for your time.

3414
03:39:17,400 --> 03:39:22,440
 My family and I have enjoyed living off Hartley Field Road for 22 years.

3415
03:39:22,920 --> 03:39:27,160
 And the reason we bought our place is because of the ruralness of this area.

3416
03:39:27,160 --> 03:39:30,240
 I realize growth is inevitable,

3417
03:39:30,240 --> 03:39:33,960
 but I wish to see a well thought out development plan for the rural area

3418
03:39:33,960 --> 03:39:38,080
 of Denton north of Loop 288 that is in keeping with the character

3419
03:39:38,080 --> 03:39:40,000
 and the beauty of the area.

3420
03:39:40,000 --> 03:39:44,800
 I've always considered FM 428 a gateway into horse and cattle country,

3421
03:39:44,800 --> 03:39:47,440
 into a beautiful part of Denton County.

3422
03:39:47,440 --> 03:39:50,880
 Even the Denton Chamber of Commerce through its Denton Convention

3423
03:39:50,880 --> 03:39:53,560
 and Visitors Bureau recognizes this asset

3424
03:39:53,560 --> 03:39:57,040
 and has promoted its horse country tours for many years.

3425
03:39:57,040 --> 03:40:01,280
 FM 428 is the only road linking the city of Denton

3426
03:40:01,280 --> 03:40:04,760
 directly to horse country in Denton County and also the Greenbelt.

3427
03:40:04,760 --> 03:40:10,040
 The proposed Agave Ranch development for the Diamond Tea Arena property

3428
03:40:10,040 --> 03:40:14,520
 with 306 houses does not suit the character of this area

3429
03:40:14,520 --> 03:40:18,400
 and does not meet the criteria laid out by the Denton Plan 2030

3430
03:40:18,400 --> 03:40:22,880
 in the land use plan. It would be a huge detriment to have development

3431
03:40:22,880 --> 03:40:27,040
 not in keeping with the character of this rural area in the Denton Plan 2030.

3432
03:40:27,040 --> 03:40:31,520
 Houses on acreage or large estate lots would be much more suitable,

3433
03:40:31,520 --> 03:40:35,200
 not a 306 house housing development.

3434
03:40:35,200 --> 03:40:39,360
 The traffic from 306 houses in addition to the approximately

3435
03:40:39,360 --> 03:40:43,440
 1200 houses in the already approved Beaver Creek development on Stewart Road

3436
03:40:43,440 --> 03:40:48,120
 and the Stark Farm development on Long Road would exacerbate the heavy traffic

3437
03:40:48,120 --> 03:40:53,800
 we currently experience and would create even more unsafe travel conditions.

3438
03:40:53,800 --> 03:40:57,480
 At peak hours and during class changes at the ATC,

3439
03:40:57,480 --> 03:41:01,280
 it is nearly impossible to safely access FM 428.

3440
03:41:01,280 --> 03:41:04,920
 There's also the traffic from the Natatorium, Gonzales School

3441
03:41:04,920 --> 03:41:07,840
 and at times CH Collins Stadium to contend with.

3442
03:41:07,840 --> 03:41:12,240
 Please ensure that suitable infrastructure is in place

3443
03:41:12,240 --> 03:41:16,680
 before allowing any further development along FM 428.

3444
03:41:17,360 --> 03:41:21,240
 Once houses and businesses are built, there is no going back.

3445
03:41:21,240 --> 03:41:25,840
 I respectfully ask that you do not approve the proposed Agave Ranch

3446
03:41:25,840 --> 03:41:29,880
 development for these reasons and to adhere to the recommendations

3447
03:41:29,880 --> 03:41:33,960
 laid out by Denton Plan 2030 in the land use plan.

3448
03:41:33,960 --> 03:41:36,320
 Thank you very much for your time.

3449
03:41:36,320 --> 03:41:38,200
 Thank you very much.

3450
03:41:38,200 --> 03:41:42,520
 Sharon Kramer with Susan Fulton next.

3451
03:41:44,520 --> 03:41:47,640
 Well, once again, I came with a prepared statement,

3452
03:41:47,640 --> 03:41:51,800
 listen to what was happening and like 40 years of the classroom teaches you,

3453
03:41:51,800 --> 03:41:54,400
 you adjust and address as necessary.

3454
03:41:54,400 --> 03:41:58,320
 40 years in the classroom, but a lifelong Denton resident.

3455
03:41:58,320 --> 03:42:02,480
 And I have lived in my home at 3574 Pine Trail.

3456
03:42:02,480 --> 03:42:04,480
 I'm Bridget's most immediate neighbor.

3457
03:42:04,480 --> 03:42:06,360
 I've lived there 40 years.

3458
03:42:06,360 --> 03:42:08,360
 So I know the area well.

3459
03:42:08,360 --> 03:42:10,960
 First, though, I want to thank all of you in the commission.

3460
03:42:10,960 --> 03:42:13,760
 You serve and give up your time freely.

3461
03:42:13,760 --> 03:42:14,840
 You take a lot of heat.

3462
03:42:14,840 --> 03:42:16,880
 You take a lot of flack, I'm sure.

3463
03:42:16,880 --> 03:42:18,920
 Sometimes you get some praise.

3464
03:42:18,920 --> 03:42:21,920
 I appreciate what you do for my hometown.

3465
03:42:21,920 --> 03:42:24,040
 And I appreciate the watchdogs that you are.

3466
03:42:24,040 --> 03:42:27,560
 My points are this.

3467
03:42:27,560 --> 03:42:30,120
 Back in January, Commissioner Beck said

3468
03:42:30,120 --> 03:42:34,000
 we have the other side of 428 developing.

3469
03:42:34,000 --> 03:42:36,560
 Things are already being built.

3470
03:42:36,560 --> 03:42:38,040
 Let's build that out.

3471
03:42:38,040 --> 03:42:40,120
 Let's see what happens with Sherman Drive.

3472
03:42:40,760 --> 03:42:44,000
 That will give us time to see what we want for this other side.

3473
03:42:44,000 --> 03:42:47,000
 I think those words are still true and I think they're wise.

3474
03:42:47,000 --> 03:42:51,360
 Yes, Agave Ranch has listened

3475
03:42:51,360 --> 03:42:56,480
 and they have learned quite wisely from us that environmental issues,

3476
03:42:56,480 --> 03:43:01,160
 cultural issues and appropriateness to the character of the area

3477
03:43:01,160 --> 03:43:03,680
 are of prime importance.

3478
03:43:03,680 --> 03:43:08,200
 I would add at this point that I don't think Sherman Drive

3479
03:43:08,200 --> 03:43:11,600
 428 makes a sufficient barrier

3480
03:43:11,600 --> 03:43:16,880
 that I mean, it is a sufficient barrier that the Agave Ranch

3481
03:43:16,880 --> 03:43:21,200
 development with NR3 and NR4 has any connection to.

3482
03:43:21,200 --> 03:43:26,000
 Once Sherman Drive is six lanes, no one is going to see those two sides connected.

3483
03:43:26,000 --> 03:43:32,880
 However, NR3s and NR4s don't connect to the surrounding area.

3484
03:43:32,880 --> 03:43:37,840
 Everyone has yet to say that gray area is the ETJ.

3485
03:43:38,480 --> 03:43:43,000
 The remaining 600, 800 acres are pasture and ranch land.

3486
03:43:43,000 --> 03:43:45,400
 And my neighbor Bridget is right.

3487
03:43:45,400 --> 03:43:48,800
 Once you build on that pasture and ranch land,

3488
03:43:48,800 --> 03:43:51,560
 you lose knowledge of the history.

3489
03:43:51,560 --> 03:43:54,880
 You lose connection to what it was.

3490
03:43:54,880 --> 03:44:02,120
 In brief, good development is necessary.

3491
03:44:02,840 --> 03:44:09,280
 Development is inevitable, but is this the best plan at the best time?

3492
03:44:09,280 --> 03:44:12,720
 In the best place.

3493
03:44:12,720 --> 03:44:16,880
 If it were all in our two with the parks and the ponds and the tanks,

3494
03:44:16,880 --> 03:44:20,640
 I might be standing up here saying.

3495
03:44:20,640 --> 03:44:22,760
 We should bite.

3496
03:44:22,760 --> 03:44:25,920
 But it isn't and we shouldn't. Thank you.

3497
03:44:25,920 --> 03:44:29,800
 Thank you, Susan Fulton.

3498
03:44:33,360 --> 03:44:35,840
 OK, good evening.

3499
03:44:35,840 --> 03:44:37,360
 I'll get straight to your name.

3500
03:44:37,360 --> 03:44:39,840
 Oh, Suzanne, 729 Greenwood.

3501
03:44:39,840 --> 03:44:42,440
 I'll get straight to the point.

3502
03:44:42,440 --> 03:44:47,240
 I'm not in favor of rezoning the property located at 6900 East Sherman Drive,

3503
03:44:47,240 --> 03:44:51,160
 more commonly known as the Diamond T Ranch or now the Guavi Ranch project.

3504
03:44:51,160 --> 03:44:55,800
 I would like to see it remain as the current zoning of residential rule or RD5.

3505
03:44:55,800 --> 03:45:00,080
 Let me back up and give you a little information about myself as well as my family.

3506
03:45:00,800 --> 03:45:03,040
 My name, as I stated, is Suzanne Fulton.

3507
03:45:03,040 --> 03:45:08,000
 I'm a fourth generation dentonite born and raised here on one side and a third on the other.

3508
03:45:08,000 --> 03:45:10,360
 I'll answer that question.

3509
03:45:10,360 --> 03:45:14,240
 Yes, Fulton Street is where the current denton high is located.

3510
03:45:14,240 --> 03:45:19,720
 A school I graduated 30 years ago this May was named for my great grandfather.

3511
03:45:19,720 --> 03:45:22,360
 He donated the land for that street and Ponder Streets.

3512
03:45:22,360 --> 03:45:25,200
 We live in Denton and we have established businesses

3513
03:45:25,200 --> 03:45:27,920
 that have contributed to the community of Denton for over 50 years.

3514
03:45:28,240 --> 03:45:32,200
 My mother served on the city council and my father, much like yourselves,

3515
03:45:32,200 --> 03:45:34,720
 donated his time by serving on committees

3516
03:45:34,720 --> 03:45:37,840
 that contributed to the future development and infrastructure of Denton.

3517
03:45:37,840 --> 03:45:42,280
 Now, the 2030 plan agrees and spells out the reasons

3518
03:45:42,280 --> 03:45:44,960
 that I'm not in favor of such a dramatic change to the area.

3519
03:45:44,960 --> 03:45:47,600
 As defined in the 2030 plan for the city,

3520
03:45:47,600 --> 03:45:52,360
 this area needs to remain the RR zoning to ensure that farming, forest,

3521
03:45:52,360 --> 03:45:56,640
 environmental and scenic areas are protected from incompatible development.

3522
03:45:57,480 --> 03:46:00,760
 This area is very close to the green belt and it's an environmental

3523
03:46:00,760 --> 03:46:03,520
 and with the developments that are approved near the natatorium

3524
03:46:03,520 --> 03:46:07,680
 and the ones that are currently under construction on the other side of loop 288.

3525
03:46:07,680 --> 03:46:11,680
 The impact of the environment this area will be tested if not destroyed.

3526
03:46:11,680 --> 03:46:16,480
 Another reason I'm asking for that the zoning to remain the RR designation

3527
03:46:16,480 --> 03:46:19,880
 is that the development that is proposed is very similar,

3528
03:46:19,880 --> 03:46:23,360
 if not the same, to developments that are in current construction all over town

3529
03:46:23,360 --> 03:46:25,720
 or ones waiting to break ground.

3530
03:46:25,720 --> 03:46:27,680
 Why does didn't just want to be more of the same?

3531
03:46:27,680 --> 03:46:31,000
 Is it just to develop for development sake?

3532
03:46:31,000 --> 03:46:36,080
 As a lifelong resident of the community, a contributor to the city of Denton,

3533
03:46:36,080 --> 03:46:38,880
 I want to ask that you protect the uniqueness of Denton.

3534
03:46:38,880 --> 03:46:42,080
 Let us not look like just another city in North Texas.

3535
03:46:42,080 --> 03:46:46,000
 The rooftops, as far as you can see, as you travel down 35 east and west,

3536
03:46:46,000 --> 03:46:48,280
 three eighty three seventy seven and four twenty eight.

3537
03:46:48,280 --> 03:46:52,520
 Let us look to develop and keep Denton to look like Denton.

3538
03:46:53,320 --> 03:46:55,960
 Even when this area is developed or other areas in the city,

3539
03:46:55,960 --> 03:46:58,280
 why can that not be held to a higher standard?

3540
03:46:58,280 --> 03:47:02,000
 When we see more developments that are unique on the south side of Denton,

3541
03:47:02,000 --> 03:47:04,800
 as you come into Denton on Highway three seventy seven,

3542
03:47:04,800 --> 03:47:08,120
 there's an area called the Hills of Argyle, not a didn't development,

3543
03:47:08,120 --> 03:47:10,840
 but unique with the same with large open spaces.

3544
03:47:10,840 --> 03:47:14,560
 You even see similar developments like this out on three eighty called Lake View.

3545
03:47:14,560 --> 03:47:17,880
 Even the project manager for the Aguabi Ranch development

3546
03:47:17,880 --> 03:47:21,200
 stated that he could make more money with larger lots and homes.

3547
03:47:21,320 --> 03:47:26,360
 But a study called for this type of housing, again, why can Denton not be unique?

3548
03:47:26,360 --> 03:47:30,280
 I think Denton has a need for this type of development, not more of the same.

3549
03:47:30,280 --> 03:47:34,640
 I ask, where do the higher ups of the Peterbilt Corporation live in Denton

3550
03:47:34,640 --> 03:47:38,920
 or in the large lot neighborhoods you find nestled in Flower Mound?

3551
03:47:38,920 --> 03:47:42,720
 Where do the administration of UNT live, even the football coach?

3552
03:47:42,720 --> 03:47:45,160
 Where do they live, shop and dine?

3553
03:47:45,160 --> 03:47:47,800
 I've heard how the 2030 plan is out of date due to the growth.

3554
03:47:47,800 --> 03:47:50,560
 Is this because we have allowed growth to get out of control

3555
03:47:50,800 --> 03:47:54,000
 by building just more of the same to ensure that the next developer

3556
03:47:54,000 --> 03:47:56,840
 from out of town or out of state makes the next fortune?

3557
03:47:56,840 --> 03:48:00,960
 Please consider the future of Denton, the future of Denton's green space

3558
03:48:00,960 --> 03:48:05,080
 and its current residents and vote no to the drastic change that's being proposed.

3559
03:48:05,080 --> 03:48:08,480
 Thank you. So we have a question for you, Mr. Beck.

3560
03:48:08,480 --> 03:48:09,920
 Thank you, Chair.

3561
03:48:09,920 --> 03:48:11,880
 Thank you, Miss Holden, for your presentation.

3562
03:48:11,880 --> 03:48:14,120
 That's very informative.

3563
03:48:14,120 --> 03:48:15,240
 Let me ask you this.

3564
03:48:15,240 --> 03:48:18,920
 I I've been here since the early 70s and I'm familiar with that area.

3565
03:48:20,240 --> 03:48:23,440
 Unless you get real deep down Sherman Drive, I'm not real familiar

3566
03:48:23,440 --> 03:48:26,440
 with a lot of farming, but I know it's popular with horse ranching.

3567
03:48:26,440 --> 03:48:31,040
 To what extent is ranching and horsing,

3568
03:48:31,040 --> 03:48:36,760
 of course, training and everything still popular and thriving in that area?

3569
03:48:36,760 --> 03:48:38,000
 Can you elaborate?

3570
03:48:38,000 --> 03:48:41,360
 There are three large development, three large horse ranches

3571
03:48:41,360 --> 03:48:45,760
 just to the north of the Smith property, which is just I don't have a map,

3572
03:48:45,760 --> 03:48:47,360
 but it's just right above that.

3573
03:48:47,360 --> 03:48:50,160
 And when I was looking at the proposed pond, my question was,

3574
03:48:50,160 --> 03:48:52,320
 the proposed ponds, where were they drained?

3575
03:48:52,320 --> 03:48:54,680
 The flooding in that area is awful.

3576
03:48:54,680 --> 03:48:57,480
 Once you go down for 28 and you cross over the creek,

3577
03:48:57,480 --> 03:49:00,800
 it's you think you were at Ray Roberts.

3578
03:49:00,800 --> 03:49:04,360
 So my question is, when they put those ponds in, where's that drainage going?

3579
03:49:04,360 --> 03:49:10,360
 OK, OK, so horse horse ranching is big right there.

3580
03:49:10,360 --> 03:49:11,360
 It's just right to the north.

3581
03:49:11,360 --> 03:49:12,360
 It's on the other side.

3582
03:49:12,360 --> 03:49:15,240
 There's a development where you see the rooster.

3583
03:49:15,240 --> 03:49:18,240
 There's horse property right in there and boarding and you see

3584
03:49:18,240 --> 03:49:20,360
 riding out there all the time, it hadn't died out.

3585
03:49:20,360 --> 03:49:21,440
 No, it hadn't died down at all.

3586
03:49:21,440 --> 03:49:23,840
 OK, great. Thank you.

3587
03:49:23,840 --> 03:49:24,760
 Thank you.

3588
03:49:24,760 --> 03:49:29,040
 Next, we have Susie Autry, followed by David Grant.

3589
03:49:29,040 --> 03:49:32,800
 And if you could just state your name and address for the record.

3590
03:49:32,800 --> 03:49:37,320
 I'm Susie Dobson Autry, part of the Dobson family

3591
03:49:37,320 --> 03:49:41,280
 represented here by three generations, and we're all in support of this project.

3592
03:49:41,280 --> 03:49:46,040
 As my sister mentioned earlier and painted a great picture

3593
03:49:46,040 --> 03:49:49,920
 of where my family's property is, the south end of this project,

3594
03:49:49,920 --> 03:49:53,840
 we feel like the location makes it one of the few properties

3595
03:49:53,840 --> 03:49:56,160
 most directly affected by the proposed changes.

3596
03:49:56,160 --> 03:50:00,160
 Because of this, ideally, it would be nice to have it remain rural.

3597
03:50:00,160 --> 03:50:02,600
 However, we must look at it realistically.

3598
03:50:02,600 --> 03:50:05,880
 Progress and growth are evident all over Denton,

3599
03:50:05,880 --> 03:50:09,880
 with some of the more recent along Sherman Drive just south of Luke 288.

3600
03:50:09,880 --> 03:50:13,200
 The new construction of multi and single family dwellings,

3601
03:50:13,200 --> 03:50:18,280
 along with all four corners of that area, zoned for multi mixed use.

3602
03:50:18,280 --> 03:50:22,400
 It's inevitable that growth will continue north along FM 428.

3603
03:50:22,400 --> 03:50:26,040
 North of Luke 288 already includes the waterpark,

3604
03:50:26,040 --> 03:50:30,680
 mandatory, skate park, football stadium and two DISD teaching facilities.

3605
03:50:30,680 --> 03:50:34,080
 That alone contradicts the rural feel of the area,

3606
03:50:34,080 --> 03:50:37,000
 which is one of the main reasons given for those in opposition.

3607
03:50:37,000 --> 03:50:41,320
 Ten years ago, the city annexed the proposed property into the city limits

3608
03:50:41,320 --> 03:50:45,280
 and more recently approved a rezoning request nearby to NR 6,

3609
03:50:45,280 --> 03:50:48,400
 which shows the city believes that growth in that direction is imminent.

3610
03:50:48,400 --> 03:50:53,040
 For that reason, it is important to support a quality development.

3611
03:50:53,040 --> 03:50:57,680
 I believe that Gavi Ranch developers will provide that quality.

3612
03:50:57,680 --> 03:51:01,160
 They have held numerous opportunities for neighborhood outreach and input.

3613
03:51:01,160 --> 03:51:06,280
 With this input, they have revised their original plan and zoning request.

3614
03:51:06,280 --> 03:51:10,880
 The new cluster plan follows the idea for staged growth

3615
03:51:11,160 --> 03:51:14,400
 that the city recommends, which includes more density to the south

3616
03:51:14,400 --> 03:51:18,800
 and lower density to the north, which blends into the rural properties there.

3617
03:51:18,800 --> 03:51:24,160
 In addition, Agave offered an overlay condition of having only single family

3618
03:51:24,160 --> 03:51:28,840
 detached dwellings in the plan, which eliminates the option for duplexes and townhomes.

3619
03:51:28,840 --> 03:51:34,240
 Zoning in to the immediate south and west of this development is already approved for NR 4.

3620
03:51:34,240 --> 03:51:40,840
 Rezoning the Agave property to NR 4, 3 and 2 is realistic for that area.

3621
03:51:41,440 --> 03:51:44,600
 Agave's conceptual plan includes a large amount of green space

3622
03:51:44,600 --> 03:51:48,640
 and neighborhood amenities, including walking paths and a nicely landscaped

3623
03:51:48,640 --> 03:51:50,920
 and extensive buffer along 428.

3624
03:51:50,920 --> 03:51:53,760
 The home builders secured are quality builders.

3625
03:51:53,760 --> 03:51:57,880
 It would be an HOA community, which would help guarantee a well-maintained

3626
03:51:57,880 --> 03:52:00,920
 neighborhood and landscaped area along 428.

3627
03:52:00,920 --> 03:52:08,120
 Most opposition expressed for this development is due to issues associated with 428,

3628
03:52:08,120 --> 03:52:11,800
 which is realistically only addressed by TxDOT.

3629
03:52:11,800 --> 03:52:16,280
 It has been explained many times that roadway and infrastructure does not pave the way

3630
03:52:16,280 --> 03:52:20,240
 for development, but with the development, those improvements will come.

3631
03:52:20,240 --> 03:52:26,360
 It is possible that the Agave development could provide the incentive for TxDOT to take notice

3632
03:52:26,360 --> 03:52:30,800
 of the issues with 428 and expedite its much-needed improvement.

3633
03:52:30,800 --> 03:52:34,480
 In closing, our family supports the rezoning request by Agave,

3634
03:52:34,480 --> 03:52:36,680
 and we hope that you'll consider that as well.

3635
03:52:36,680 --> 03:52:37,640
 Thank you.

3636
03:52:37,840 --> 03:52:38,640
 >> Thank you very much.

3637
03:52:38,640 --> 03:52:44,920
 Next is David Grant, and then followed by Ann Woodbridge.

3638
03:52:44,920 --> 03:52:48,280
 I know you just state your name and address for the record.

3639
03:52:48,280 --> 03:52:53,200
 >> Hi. I'm David Grant, 3420 Elm Bottom Circle.

3640
03:52:53,200 --> 03:52:59,520
 I'm also representing my company, which is Gods Land LLC,

3641
03:52:59,520 --> 03:53:08,440
 which is approximately 22 acres directly to the south of the property there.

3642
03:53:08,440 --> 03:53:14,120
 It actually is off of Hartley Field, actually touching the Agave Ranch properties.

3643
03:53:14,120 --> 03:53:19,080
 I am strongly in favor of the proposal.

3644
03:53:19,080 --> 03:53:26,800
 I believe that there is-- that change is inevitable, that we-- I'm a 30-year resident of Denton.

3645
03:53:26,800 --> 03:53:35,480
 I love to see the controlled quality growth that PNZ and council have advocated over the years.

3646
03:53:35,480 --> 03:53:41,160
 I love seeing the-- just the dynamic culture that's developed in our city.

3647
03:53:41,160 --> 03:53:43,560
 And I don't see this as contradictory.

3648
03:53:43,560 --> 03:53:52,080
 I think that we're somewhat naive to think that we can always look at horses and cows across the field.

3649
03:53:52,080 --> 03:54:01,880
 I think that in reality, quality developments, good growth is inevitable, and change is inevitable.

3650
03:54:01,880 --> 03:54:08,440
 And I believe that what they're doing is a high quality.

3651
03:54:08,440 --> 03:54:15,100
 I do think that if it was an apartment complex, I wouldn't recommend it.

3652
03:54:15,100 --> 03:54:19,480
 I think this creates an excellent buffer to the country north of that.

3653
03:54:19,480 --> 03:54:25,520
 I drive past a-- past that property four to six times a day.

3654
03:54:25,520 --> 03:54:37,760
 I recognize that eventually that's going to create a change in traffic dynamics, and I'm willing to take my chances.

3655
03:54:37,760 --> 03:54:42,000
 The tech stock will take this as an incentive to move things forward.

3656
03:54:42,000 --> 03:54:49,400
 So in summary, I am strongly advocating the acceptance of this proposal.

3657
03:54:50,360 --> 03:54:51,040
 >> Thank you very much.

3658
03:54:51,040 --> 03:54:56,300
 Ann Woodbridge, followed by Ned Woodbridge.

3659
03:54:56,300 --> 03:54:59,200
 If you just state your name and address for the record.

3660
03:54:59,200 --> 03:55:07,280
 >> Hello, my name is Ann Woodbridge, and I live at 3596 Hartley Field Road.

3661
03:55:07,280 --> 03:55:14,080
 Although we're not a Butters, our house does overlook the proposed Agave Ranch development.

3662
03:55:15,200 --> 03:55:20,720
 I want to share my significant concerns about the proposed development in regard to traffic safety,

3663
03:55:20,720 --> 03:55:24,280
 another subject that Butters brought up tonight.

3664
03:55:24,280 --> 03:55:31,360
 As FM 428 approaches the 288 loop from the north where the development is proposed,

3665
03:55:31,360 --> 03:55:37,320
 this section of road is already rated level of service F by text dot,

3666
03:55:37,320 --> 03:55:40,120
 the worst possible rating for congestion.

3667
03:55:40,120 --> 03:55:44,560
 FM 428 may look like a two-lane country road.

3668
03:55:45,360 --> 03:55:51,720
 But it is heavily used by traffic coming mostly from the west, by students from the technical high school,

3669
03:55:51,720 --> 03:55:57,640
 swim families using the water park, bands and football fans from the stadium,

3670
03:55:57,640 --> 03:56:04,200
 trucks hauling heavy farm equipment, livestock trailers full of cattle and horses, and residents.

3671
03:56:04,200 --> 03:56:08,200
 It's also a popular cycling route, so there are lots and lots

3672
03:56:08,200 --> 03:56:11,800
 of bike riders using the road because there's no bike lane.

3673
03:56:13,460 --> 03:56:21,360
 At Hartley Field Road and FM 428, the road crests a hill, invisibility is blind for left-hand turns

3674
03:56:21,360 --> 03:56:27,480
 on the FM 428 and onto the 280-- and the Hartley Field Road.

3675
03:56:27,480 --> 03:56:32,080
 The improvements at the 288 loop will do nothing to address this problem

3676
03:56:32,080 --> 03:56:34,120
 because the crest of the hill is blind.

3677
03:56:34,120 --> 03:56:39,400
 Too, too often when I pull out in the morning, there's broken glass or a piece of car

3678
03:56:39,400 --> 03:56:42,000
 on the road as evidence of a recent accident.

3679
03:56:43,300 --> 03:56:53,680
 Adding to the proposed 317 houses of Agave Ranch with their almost 3000 day trips in the cars a day

3680
03:56:53,680 --> 03:56:58,160
 to the 400 homes already approved for Stark Farms plus the potential use

3681
03:56:58,160 --> 03:57:02,880
 by the 400 new homes along Stewart Road, this adds up to a traffic load

3682
03:57:02,880 --> 03:57:07,520
 of an additional 9000 trips per day on an already F-rated road.

3683
03:57:09,120 --> 03:57:15,860
 The current infrastructure is already dangerously overloaded and to add an additional 317 homes will

3684
03:57:15,860 --> 03:57:18,660
 be a threat to the public safety of all who use this road.

3685
03:57:18,660 --> 03:57:23,800
 Additionally, I'm really puzzled this project was recommended for approval

3686
03:57:23,800 --> 03:57:27,040
 since it's clearly inconsistent with the 2030 plan.

3687
03:57:27,040 --> 03:57:33,140
 I urge you not to support the zoning change that would allow the Agave Ranch proposal.

3688
03:57:33,140 --> 03:57:33,800
 Thank you.

3689
03:57:33,800 --> 03:57:35,420
 >> Thank you.

3690
03:57:35,420 --> 03:57:36,760
 We actually have a question.

3691
03:57:36,760 --> 03:57:38,160
 Commissioner Smith.

3692
03:57:38,400 --> 03:57:39,340
 >> Thank you, Chair.

3693
03:57:39,340 --> 03:57:40,180
 Ma'am, it's not actually for you.

3694
03:57:40,180 --> 03:57:43,240
 I'm actually going to address Julie about something that you brought up in your speech, though.

3695
03:57:43,240 --> 03:57:44,920
 Julie, if I could ask you a quick question.

3696
03:57:44,920 --> 03:57:48,160
 >> Yes, sir.

3697
03:57:48,160 --> 03:57:52,240
 >> Ms. Woodridge has brought up the traffic and I remember asking you in work session,

3698
03:57:52,240 --> 03:57:54,300
 if you could recap that again here.

3699
03:57:54,300 --> 03:57:59,060
 With the realignment of Hartley Field going through the property and intersecting at 428,

3700
03:57:59,060 --> 03:58:03,460
 there would be some sort of traffic mitigation at 428 in Hartley Field.

3701
03:58:03,460 --> 03:58:08,460
 There would be a stoplight, some sort of roundabout, something like that,

3702
03:58:08,460 --> 03:58:10,360
 that the neighborhood people would have access to.

3703
03:58:10,360 --> 03:58:15,820
 So they wouldn't be having to turn across blindly off 428 or some degree, correct?

3704
03:58:15,820 --> 03:58:21,040
 >> The discussions we've had with engineering is there would be something at that intersection

3705
03:58:21,040 --> 03:58:27,800
 to ensure safe connection between Hartley Field and FM 428.

3706
03:58:27,800 --> 03:58:29,200
 I don't know what that would be.

3707
03:58:29,200 --> 03:58:32,340
 >> Yeah. And then the check and balance in that is that we would see --

3708
03:58:32,340 --> 03:58:36,480
 we as a commission and then the city council would see that at site planning.

3709
03:58:36,480 --> 03:58:40,580
 So this development wouldn't be built without us seeing it at site planning, correct?

3710
03:58:40,580 --> 03:58:44,040
 >> Well, if it was approved, there would not be a site plan associated with --

3711
03:58:44,040 --> 03:58:44,860
 there would be a plat.

3712
03:58:44,860 --> 03:58:47,580
 So that would be reviewed potentially as part

3713
03:58:47,580 --> 03:58:50,420
 of the civil engineering plans associated with the final plat.

3714
03:58:50,420 --> 03:58:55,000
 So there would be potentially additional answers at that final plat stage,

3715
03:58:55,000 --> 03:58:58,320
 but it wouldn't be shown on a site plan, per se.

3716
03:58:58,320 --> 03:59:00,560
 >> Final plat, I should have said that correctly myself.

3717
03:59:00,560 --> 03:59:01,620
 So, okay, thank you.

3718
03:59:01,620 --> 03:59:01,960
 >> Sure.

3719
03:59:02,840 --> 03:59:08,640
 >> Next we have Ned Woodbridge, if you could just state your name and address for the record.

3720
03:59:08,640 --> 03:59:09,940
 >> Good evening.

3721
03:59:09,940 --> 03:59:17,440
 I'm Ned Woodbridge and I live at 3596 Hartley Field Road, Denton.

3722
03:59:17,440 --> 03:59:24,940
 I recommend voting against the Agave Ranch project and offer the following reasons.

3723
03:59:24,940 --> 03:59:30,220
 I first would like to point out that the proposed plans are inconsistent

3724
03:59:30,560 --> 03:59:35,920
 with the Denton 2030 plan and the future land use map that is part of that plan.

3725
03:59:35,920 --> 03:59:42,500
 Simply said, the existing zoning is rural 5 and 5X.

3726
03:59:42,500 --> 03:59:46,480
 So NR4, NR3, NR2 are not in compliance.

3727
03:59:46,480 --> 03:59:52,520
 Nonetheless, the city staff has recommended voting for the proposal because one,

3728
03:59:52,520 --> 03:59:56,720
 there is NR4 zone property adjacent to the south.

3729
03:59:57,100 --> 04:00:00,880
 And secondly, the development is-- they argued development is needed here

3730
04:00:00,880 --> 04:00:04,840
 to accommodate the growth-- may be needed to accommodate the growth of the town.

3731
04:00:04,840 --> 04:00:08,080
 I disagree with this rationale.

3732
04:00:08,080 --> 04:00:15,200
 The first is that the fact that the adjacency of the NR4 zoning to the south,

3733
04:00:15,200 --> 04:00:21,000
 it seems-- it strikes me as almost silly because it's a little 200 foot strip that just sort

3734
04:00:21,000 --> 04:00:26,380
 of hugs the road, 428, it doesn't seem like that is a particularly strong precedent there.

3735
04:00:27,080 --> 04:00:29,480
 I'm not sure who would be developing that land.

3736
04:00:29,480 --> 04:00:33,820
 Secondly, development is simply not needed here

3737
04:00:33,820 --> 04:00:37,900
 to accommodate the plan growth in the 2030 plan horizon.

3738
04:00:37,900 --> 04:00:43,700
 There's plenty of open, undeveloped land with NR4 zoning already provided in the flum.

3739
04:00:43,700 --> 04:00:51,340
 And I, you know, ask you to consider the yellow areas of the future land use map, you know,

3740
04:00:51,340 --> 04:00:59,640
 which incorporated much thought as to where future growth should be and designated major currently

3741
04:00:59,640 --> 04:01:03,740
 undeveloped areas for NR4 development and provided

3742
04:01:03,740 --> 04:01:06,260
 that development should be in those identified areas.

3743
04:01:06,260 --> 04:01:11,400
 For example, the proposed development of the Hunter and Cole Ranch properties are expected

3744
04:01:11,400 --> 04:01:18,860
 to add 15,000 homes plus-- I'm not sure how many, I think it was 4,000 departments, units.

3745
04:01:19,200 --> 04:01:23,280
 Additionally, the proposed plan, my view is inconsistent

3746
04:01:23,280 --> 04:01:31,040
 with the preferred growth concept described in the plan, especially with respect

3747
04:01:31,040 --> 04:01:33,800
 to the outer fringe and ETJ areas.

3748
04:01:33,800 --> 04:01:38,600
 The plan calls for prioritizing infill in the center area of the city

3749
04:01:38,600 --> 04:01:42,980
 which still has room for growth, just consider Bonnie Bray or drive along Shady Grove.

3750
04:01:42,980 --> 04:01:48,740
 The page-- last thing I want to add, page 48 of the 2030 plan says

3751
04:01:48,740 --> 04:01:56,700
 and I quote, "As much of the edge of Denton is characterized as rural land

3752
04:01:56,700 --> 04:02:02,020
 that possesses a character of Denton's past and natural environment that is cherished.

3753
04:02:02,020 --> 04:02:06,880
 Conservation development is recommended as the primary means

3754
04:02:06,880 --> 04:02:10,680
 of managing the interface of the edge," close quotes.

3755
04:02:10,680 --> 04:02:16,140
 Clearly, this proposal is not conservation development as described in the plan

3756
04:02:16,140 --> 04:02:19,000
 and not consistent with this and other similar statements

3757
04:02:19,000 --> 04:02:21,940
 and therefore violates the Denton 2030 plan.

3758
04:02:21,940 --> 04:02:27,800
 Let me conclude if I may by saying that good planning is critical

3759
04:02:27,800 --> 04:02:29,620
 for the attractiveness of the community.

3760
04:02:29,620 --> 04:02:35,480
 We have all seen development occurring around the DFW area and see some areas

3761
04:02:35,480 --> 04:02:39,620
 that have been developed very badly, helter skelter development and congested roads,

3762
04:02:39,620 --> 04:02:44,020
 while others have done well and are very attractive communities.

3763
04:02:45,120 --> 04:02:50,500
 A lot of well-- a lot of thought went into the Denton 2030 plan by the city planners

3764
04:02:50,500 --> 04:02:53,460
 and the citizenry to guide zoning and growth.

3765
04:02:53,460 --> 04:02:58,220
 There is good reason for the mandate that in the city's review of zoning deviations,

3766
04:02:58,220 --> 04:03:02,320
 the proposals be measured and evaluated against the 2030 plan.

3767
04:03:02,320 --> 04:03:08,380
 And I guess lastly, I just want to add that the property owners bought the land

3768
04:03:08,380 --> 04:03:11,780
 with the property zone NR5 and so there's no undue burden

3769
04:03:11,780 --> 04:03:13,840
 on them to maintain the current zoning.

3770
04:03:14,760 --> 04:03:15,100
 Thank you.

3771
04:03:15,100 --> 04:03:16,080
 >> Thank you.

3772
04:03:16,080 --> 04:03:20,640
 Next is Richard Wells and then we're going to come back to the Dobson family.

3773
04:03:20,640 --> 04:03:29,580
 >> My name is Richard Wells, 3830 Warshoen Road.

3774
04:03:29,580 --> 04:03:32,020
 Thank you, commissioners, for what you do.

3775
04:03:32,020 --> 04:03:34,600
 I invite you to ask these questions.

3776
04:03:34,600 --> 04:03:40,460
 It-- in your heads and in your hearts, does it fit with plan-- Denton plan 2030?

3777
04:03:40,460 --> 04:03:44,700
 So we get interpretations from different people so you're going to have to decide that.

3778
04:03:45,560 --> 04:03:50,460
 Also, is moving from 18 units in RD5 to 317 units too much?

3779
04:03:50,460 --> 04:03:51,740
 You need to ask that question.

3780
04:03:51,740 --> 04:03:57,180
 Last time we met, the option was brought up that one per acre and that would be--

3781
04:03:57,180 --> 04:04:01,180
 I'm not sure how much of that is developed, 50 or 60 homes.

3782
04:04:01,180 --> 04:04:07,920
 I hear a lot of, yes, this is going to be done and yes, that's going to be done

3783
04:04:07,920 --> 04:04:09,340
 but I can't get any dates on that.

3784
04:04:09,340 --> 04:04:15,640
 You need to ask, if TxDOT does make six lanes, how does that affect this buffer zone

3785
04:04:15,640 --> 04:04:18,500
 that we are seeing and all these berms and things like that?

3786
04:04:18,500 --> 04:04:27,980
 Also, pinning down the city staff and TxDOT on when roads might be developed and, you know,

3787
04:04:27,980 --> 04:04:32,140
 Hartley Field Road, if you've driven it, it's like 15 feet wide and it's really, you know,

3788
04:04:32,140 --> 04:04:33,940
 how are you going to tie in all those things out there?

3789
04:04:34,680 --> 04:04:39,600
 Ask your city staff and others for some real dates, when would this be done?

3790
04:04:39,600 --> 04:04:45,900
 If you build homes and there are people move in to these homes in five years

3791
04:04:45,900 --> 04:04:49,220
 and the streets aren't done and the roads aren't done and the turn lanes aren't done

3792
04:04:49,220 --> 04:04:51,480
 for 15 years, that does not help the problem.

3793
04:04:51,480 --> 04:04:57,100
 There's a horse training facility out on Washington Road.

3794
04:04:57,100 --> 04:04:58,880
 There's a horse training out there.

3795
04:04:58,880 --> 04:05:00,620
 There are several horse training facilities.

3796
04:05:00,620 --> 04:05:01,480
 That question came up.

3797
04:05:01,960 --> 04:05:05,420
 Also, the question came up and you can get more from your city staff

3798
04:05:05,420 --> 04:05:12,400
 because they attend the NCTOG government things on the North Central Texas Council of Governments

3799
04:05:12,400 --> 04:05:15,700
 on the proposed outer loop, proposed outer loop.

3800
04:05:15,700 --> 04:05:18,200
 I will say the Collin County is already getting land.

3801
04:05:18,200 --> 04:05:20,180
 They are using eminent domain.

3802
04:05:20,180 --> 04:05:26,720
 So, this is going to happen maybe 20 years before it happens here, 15 years.

3803
04:05:26,720 --> 04:05:28,620
 It will tie in at Shepherd Road.

3804
04:05:28,620 --> 04:05:29,580
 That's the proposed.

3805
04:05:30,080 --> 04:05:33,320
 That's about another two miles past Washington.

3806
04:05:33,320 --> 04:05:35,780
 So, the traffic is going to increase greatly there.

3807
04:05:35,780 --> 04:05:43,160
 The argument that I hear all the time, which probably is good for us and perhaps

3808
04:05:43,160 --> 04:05:47,640
 in the United States is that you have to build houses before their infrastructure comes.

3809
04:05:47,640 --> 04:05:50,860
 I just was visiting my family in the Netherlands and I talked

3810
04:05:50,860 --> 04:05:54,480
 to a city safety planner in Amherst Fort.

3811
04:05:55,080 --> 04:06:00,740
 They're building Amherst Fort, a large area out there.

3812
04:06:00,740 --> 04:06:02,520
 And I said, how does this work here?

3813
04:06:02,520 --> 04:06:07,260
 And he said, we build the roads, the city builds roads.

3814
04:06:07,260 --> 04:06:13,280
 The city and the developer work together to build roads, turn lanes, stop lights,

3815
04:06:13,280 --> 04:06:14,960
 all the access in and out.

3816
04:06:14,960 --> 04:06:19,260
 We study the way the traffic will be and the roads are there before anybody moves in.

3817
04:06:19,260 --> 04:06:21,960
 So, it's a little specious argument to say you've got

3818
04:06:21,960 --> 04:06:23,980
 to build houses before you can build the roads.

3819
04:06:24,700 --> 04:06:29,840
 So, I think you need to ask those hard questions and see where you go from there.

3820
04:06:29,840 --> 04:06:30,200
 Thank you.

3821
04:06:30,200 --> 04:06:31,460
 >> Thank you.

3822
04:06:31,460 --> 04:06:32,460
 [ Bell Ringing ]

3823
04:06:32,460 --> 04:06:33,820
 >> Commissioner Smith.

3824
04:06:33,820 --> 04:06:38,600
 >> It's actually once again for Julie.

3825
04:06:38,600 --> 04:06:39,340
 Thank you very much, sir.

3826
04:06:39,340 --> 04:06:39,860
 I appreciate you.

3827
04:06:39,860 --> 04:06:43,460
 I just couldn't get to my speaker.

3828
04:06:43,460 --> 04:06:51,560
 On the Harley Fold Road, just looking at it now, seeing that map of what the mobility study,

3829
04:06:51,560 --> 04:06:57,140
 I guess we call it traffic study, what would happen to the existing Harley Field Road that's there?

3830
04:06:57,140 --> 04:07:00,100
 Is that going-- is it going to remain the same because it kind of--

3831
04:07:00,100 --> 04:07:04,760
 Harley Field Road kind of bends up kind of like to straight and it goes north

3832
04:07:04,760 --> 04:07:07,360
 and it comes back east again, so it goes east, northeast.

3833
04:07:07,360 --> 04:07:11,780
 So, what's going-- is it just going to be two parallel roads there?

3834
04:07:11,780 --> 04:07:13,700
 What's going to happen with that?

3835
04:07:13,700 --> 04:07:17,200
 >> The plans that I've seen, the maps that I've seen would--

3836
04:07:17,200 --> 04:07:21,660
 Harley Field would be straightened out and then that bend would remain.

3837
04:07:21,660 --> 04:07:23,600
 It would remain as maybe a collector.

3838
04:07:23,600 --> 04:07:25,540
 It wouldn't be as part of that arterial.

3839
04:07:25,540 --> 04:07:30,700
 But that arterial path would go straight, whereas Harley Field now turns to the south.

3840
04:07:30,700 --> 04:07:33,400
 >> Yeah, and then it turns back-- then it turns west towards 420.

3841
04:07:33,400 --> 04:07:36,100
 So there technically would be two roads then at that point.

3842
04:07:36,100 --> 04:07:42,680
 >> Right. I mean, that road would stay in place but the arterial would go a straighter path.

3843
04:07:42,680 --> 04:07:43,480
 >> Understood.

3844
04:07:43,860 --> 04:07:47,200
 Just wondering for, you know, gentleman address, just expansion.

3845
04:07:47,200 --> 04:07:48,260
 I've driven down Harley Field Road.

3846
04:07:48,260 --> 04:07:50,300
 It's a piece of crap to put it bluntly.

3847
04:07:50,300 --> 04:07:55,160
 So, putting it-- putting it to where it'd be straight through, OK, got it.

3848
04:07:55,160 --> 04:07:55,460
 Thank you.

3849
04:07:55,460 --> 04:07:55,800
 >> Sure.

3850
04:07:55,800 --> 04:08:01,020
 >> Next we have, you can pick if you want Caitlin or Buddy to come first.

3851
04:08:01,020 --> 04:08:11,180
 >> Hello. My name is Caitlin Ashley.

3852
04:08:11,300 --> 04:08:15,380
 My address is 3601 Meadow Trail Lane here on the north side of town.

3853
04:08:15,380 --> 04:08:16,700
 I just bought a house over here.

3854
04:08:16,700 --> 04:08:21,400
 If you would have asked me 15 years ago if I would want to live on the north side of town,

3855
04:08:21,400 --> 04:08:23,980
 I grew up on the south side of town where all the amenities are.

3856
04:08:23,980 --> 04:08:27,320
 I never thought that I would want to live on the north side of town where now all the growth

3857
04:08:27,320 --> 04:08:28,280
 and amenities are.

3858
04:08:28,280 --> 04:08:31,940
 That's just kind of the way growth has gone in Denton.

3859
04:08:31,940 --> 04:08:34,000
 So, I'm an attorney here in town.

3860
04:08:34,000 --> 04:08:35,260
 I work on Elm Street.

3861
04:08:35,260 --> 04:08:40,560
 I also quite frequently travel down 428 to get to our secondary office in Aubrey.

3862
04:08:40,880 --> 04:08:44,940
 I also travel down 428 and Hartley Field Road to visit my grandparents

3863
04:08:44,940 --> 04:08:47,560
 at their property on Woodland Hills.

3864
04:08:47,560 --> 04:08:52,660
 Like my mom said, we enjoy many sunsets over their pond which makes

3865
04:08:52,660 --> 04:08:55,320
 up the southeast border of the Agave Ranch development.

3866
04:08:55,320 --> 04:08:59,240
 I will admit when my grandparents showed approval of this plan,

3867
04:08:59,240 --> 04:09:01,600
 I was skeptical and I was confused.

3868
04:09:01,600 --> 04:09:07,980
 But like many times in my life, I learned not to question the wisdom that 87 and 85 years

3869
04:09:07,980 --> 04:09:11,960
 of life experience has provided to my grandparents and they have bestowed upon us.

3870
04:09:11,960 --> 04:09:19,320
 That wisdom is best summarized in the realistic statement that growth is inevitable.

3871
04:09:19,320 --> 04:09:23,960
 It's going to happen and opportunity to shape and plan for the quality development

3872
04:09:23,960 --> 04:09:28,960
 that we believe Agave is providing is why we support this development strongly

3873
04:09:28,960 --> 04:09:31,420
 and why we have not supported other developers in the past.

3874
04:09:31,420 --> 04:09:35,580
 My grandparents would like to see a quality development

3875
04:09:35,580 --> 04:09:42,960
 like Agave has approved-- like Agave is proposing approved in their lifetime because they want

3876
04:09:42,960 --> 04:09:45,020
 to protect our interest in their property and they think

3877
04:09:45,020 --> 04:09:47,200
 that this is a great development to border their pond.

3878
04:09:47,200 --> 04:09:48,140
 So, thank you.

3879
04:09:48,140 --> 04:09:50,080
 >> Thank you very much.

3880
04:09:50,080 --> 04:09:54,240
 Mr. Jobson, are you wishing to speak?

3881
04:10:05,940 --> 04:10:13,660
 >> I would just like to say a few words that I just wonder where we would be

3882
04:10:13,660 --> 04:10:22,240
 if this farm in 1965 hadn't have been split up into small acreages and so forth.

3883
04:10:22,240 --> 04:10:30,160
 It includes Woodland Hills addition and includes this 92 acres, includes my five

3884
04:10:30,160 --> 04:10:34,960
 and six tenths acres and several other small properties.

3885
04:10:35,600 --> 04:10:42,100
 It was split up into these small acreages if people weren't willing to go along

3886
04:10:42,100 --> 04:10:52,320
 with change and modification and I don't know why this has gotten included with the highway.

3887
04:10:52,320 --> 04:10:56,940
 I don't know how many people here traveled Highway 10

3888
04:10:56,940 --> 04:11:02,360
 which is what Sherman Drive was when I was little.

3889
04:11:02,360 --> 04:11:05,060
 >> Thank you.

3890
04:11:05,440 --> 04:11:06,120
 >> Thank you for being here.

3891
04:11:06,120 --> 04:11:08,080
 This is a public hearing.

3892
04:11:08,080 --> 04:11:09,640
 Anyone wishing to speak may certainly do so.

3893
04:11:09,640 --> 04:11:15,020
 I have some cards that I'd like to read in to record of those individuals wanting

3894
04:11:15,020 --> 04:11:20,220
 to voice opposition but not requesting to speak and so the following cards are all

3895
04:11:20,220 --> 04:11:28,720
 in opposition, Elizabeth Faring, Vicki McGovern, Walter McGovern,

3896
04:11:29,820 --> 04:11:41,460
 Janet Tracesta at Deer-Ron Road and Kelly Grisafi at 2882 Trails End Road.

3897
04:11:41,460 --> 04:11:44,760
 I apologize if I messed up some of those names.

3898
04:11:44,760 --> 04:11:46,780
 This is again a public hearing.

3899
04:11:46,780 --> 04:11:49,360
 Anyone wishing to speak may certainly do so.

3900
04:11:58,920 --> 04:12:00,760
 I'll give you the state your name and address for the record.

3901
04:12:00,760 --> 04:12:03,360
 >> My name is Ronald L. Carter.

3902
04:12:03,360 --> 04:12:06,400
 I live on 4105 Hartleaf Field Road.

3903
04:12:06,400 --> 04:12:13,200
 My family's had property on Hartleaf Field Road in 428 for over 40 years.

3904
04:12:13,200 --> 04:12:16,120
 The subject property we owned for over 30 years.

3905
04:12:16,120 --> 04:12:16,960
 We built the arena.

3906
04:12:16,960 --> 04:12:22,180
 We have been blessed to have the Dobson's as great neighbors for a long, long, long time.

3907
04:12:22,180 --> 04:12:27,080
 And just for a little bit of historical, one, Commissioner Smith, did you state

3908
04:12:27,080 --> 04:12:30,980
 that Hartleaf Field Road other than the very beginning of Hartleaf Field Road along

3909
04:12:30,980 --> 04:12:35,400
 with the Circle T that Ms. Evans has is not the city limits of Denton.

3910
04:12:35,400 --> 04:12:42,900
 That is all county road and it wasn't until December of 2013, I mean of 2005,

3911
04:12:42,900 --> 04:12:49,100
 when we were all involuntarily annexed that Mr. Dobson and myself and there's only five

3912
04:12:49,100 --> 04:12:53,040
 that live along Hartleaf Field Road that are actually residents of the city of Denton.

3913
04:12:53,800 --> 04:12:59,840
 So when this first came up, we were not in support and nor did we disagree with this project.

3914
04:12:59,840 --> 04:13:05,420
 I have been impressed with the Agave Ranch, the changes that they have made

3915
04:13:05,420 --> 04:13:08,080
 and the change is coming, the change is inevitable.

3916
04:13:08,080 --> 04:13:14,420
 When we first were involuntarily annexed, we had asked the city if we were going

3917
04:13:14,420 --> 04:13:17,300
 to get any amenities, if we were going to get any services.

3918
04:13:17,300 --> 04:13:21,140
 Well, since then, we've never received anything.

3919
04:13:22,000 --> 04:13:27,140
 Now, I have paid property taxes to the city of Denton as Mr. Dobson has and we would

3920
04:13:27,140 --> 04:13:32,280
 like to see some infrastructure to come out here and to say, well, the rooftops have to come.

3921
04:13:32,280 --> 04:13:35,520
 Well, the rooftops do have to come to get a lot of infrastructure.

3922
04:13:35,520 --> 04:13:41,640
 So on behalf of my family and we do own the 800 acres, we do adjoin the north end

3923
04:13:41,640 --> 04:13:45,780
 of this property, we adjoin the majority of the eastern side of this property

3924
04:13:45,780 --> 04:13:49,440
 and we do support this and I would ask that you support this.

3925
04:13:50,020 --> 04:13:55,020
 We cannot hold back the tide, the change is coming and what we don't want is

3926
04:13:55,020 --> 04:13:57,880
 to see the multifamily of the apartments that are on the other side,

3927
04:13:57,880 --> 04:13:59,640
 that are on the south side of 288.

3928
04:13:59,640 --> 04:14:02,140
 So we would encourage you to support this.

3929
04:14:02,140 --> 04:14:05,480
 Anyway, so we're very impressed with what they've done, so we thank you.

3930
04:14:05,480 --> 04:14:07,080
 >> Thank you very much.

3931
04:14:07,080 --> 04:14:16,540
 >> If you could just state your name and address for the record.

3932
04:14:16,540 --> 04:14:19,340
 >> My name is Joshua Smith.

3933
04:14:19,340 --> 04:14:25,480
 I live in 5020 Golden Circle here in Denton and it's actually right off of Harley Field.

3934
04:14:25,480 --> 04:14:33,760
 To go along with Mr. Carter's, you know, comment, if it was just going to be NR2, you know,

3935
04:14:33,760 --> 04:14:41,200
 two houses per acre, I'd be on board with it, but since the other side of the 428 is going

3936
04:14:41,200 --> 04:14:47,540
 to have that many houses, it would be nice to have a break, essentially.

3937
04:14:47,660 --> 04:14:56,840
 I know it's coming, so to basically speak on basically, you know, the higher end houses

3938
04:14:56,840 --> 04:15:02,140
 that basically two per acre would afford, I would be for that.

3939
04:15:02,140 --> 04:15:08,300
 I oppose this because based on what's been, you know,

3940
04:15:08,300 --> 04:15:14,720
 with the higher density coupled with all of that, I don't see it, you know,

3941
04:15:15,080 --> 04:15:19,160
 I don't see the reasoning behind that, so thank you.

3942
04:15:19,160 --> 04:15:20,820
 >> Thank you very much.

3943
04:15:20,820 --> 04:15:23,880
 Anyone else want to speak?

3944
04:15:23,880 --> 04:15:33,040
 Seeing none, I will close the public hearing and we'll turn it to the commission

3945
04:15:33,040 --> 04:15:35,640
 for discussion, questions, and a motion.

3946
04:15:35,640 --> 04:15:37,360
 We do have a motion on the floor, Commissioner Smith.

3947
04:15:38,560 --> 04:15:45,220
 >> I'd like to motion to approve and adopt with staff's recommendations.

3948
04:15:45,220 --> 04:15:48,180
 Before I do that, I'd like to say a couple of words.

3949
04:15:48,180 --> 04:15:56,840
 One, I said this back whenever I voted for this project in January in that, sadly,

3950
04:15:56,840 --> 04:16:02,200
 in America, yes, the cart does lead the horse when it comes to development,

3951
04:16:02,200 --> 04:16:05,600
 whether it's commercial development, I know I had a discussion back in January

3952
04:16:05,600 --> 04:16:08,940
 about commercial amenities available to the residents of these, you know,

3953
04:16:08,940 --> 04:16:13,160
 residential neighborhoods we're putting in, well, it takes a lot shorter time

3954
04:16:13,160 --> 04:16:15,300
 for commercial to develop than residential does,

3955
04:16:15,300 --> 04:16:18,080
 therefore they know homes are coming, they'll build it.

3956
04:16:18,080 --> 04:16:21,480
 On top of that, I think TxDOT is very reactionary.

3957
04:16:21,480 --> 04:16:23,820
 They have been with multiple other projects that we've seen

3958
04:16:23,820 --> 04:16:25,680
 in this commission over the years.

3959
04:16:25,680 --> 04:16:30,660
 They won't feel it as a hard pressure until they know that homes are coming,

3960
04:16:30,660 --> 04:16:33,240
 so the expansion of 428 needs to happen.

3961
04:16:33,240 --> 04:16:37,160
 I grew up here, and I drove back and forth to see an old girlfriend,

3962
04:16:37,160 --> 04:16:42,160
 an old flame of mine in high school up around Green Circle, and so the --

3963
04:16:42,160 --> 04:16:44,740
 I know what 428 is like, I've been up there.

3964
04:16:44,740 --> 04:16:50,700
 So now whenever a lot of folks said, you know, this is not the right time,

3965
04:16:50,700 --> 04:16:54,600
 this is not it, this is not the development, this is not it, I think I want to echo a lot

3966
04:16:54,600 --> 04:17:01,900
 of the sentiment that it's not an if scenario, it's a when scenario, and, you know,

3967
04:17:01,900 --> 04:17:05,100
 a lot of the questions were is this truly the best plan for this site,

3968
04:17:05,100 --> 04:17:08,700
 truly the best plan for the expansion and the development of this area.

3969
04:17:08,700 --> 04:17:15,640
 I think the developers have shown through both the January attempt as well as this one now

3970
04:17:15,640 --> 04:17:18,260
 that they're willing to work with neighborhoods.

3971
04:17:18,260 --> 04:17:22,420
 They're willing to change the density to be more amenable

3972
04:17:22,420 --> 04:17:25,140
 to what the surrounding existing residents want.

3973
04:17:25,140 --> 04:17:31,420
 They're more amenable to opening it up to, you know, local developers and builders,

3974
04:17:31,420 --> 04:17:32,700
 building the NR2 section.

3975
04:17:32,700 --> 04:17:38,560
 I mean, heck, the LLC, the Agave Ranch LLC is a Roanoke company

3976
04:17:38,560 --> 04:17:41,020
 if you check the state comptroller's website.

3977
04:17:41,020 --> 04:17:46,380
 So it is something that does seem like it's good for Denton,

3978
04:17:46,380 --> 04:17:49,580
 what it seems like it fits within our community.

3979
04:17:49,580 --> 04:17:57,600
 And then going back to the tech stop thing for a second, 2499's expansion

3980
04:17:57,860 --> 04:18:03,620
 in Highland Village really mirrors a lot of what's happening in the future with 428.

3981
04:18:03,620 --> 04:18:08,580
 The 2499 expansion through Flower Mound, Highland Village, and then what just got done

3982
04:18:08,580 --> 04:18:12,320
 up through Corinth and into Denton mirrors this.

3983
04:18:12,320 --> 04:18:22,220
 And there was a bond election in '98 and 2004 to expand 2499 to be able to build that out.

3984
04:18:22,760 --> 04:18:28,320
 A lot of the homes that were along 2499 were built in 2004 and 2005

3985
04:18:28,320 --> 04:18:30,100
 for what I can find on the map.

3986
04:18:30,100 --> 04:18:36,740
 So this is another-- a good local example of, you know, four years, five years prior,

3987
04:18:36,740 --> 04:18:42,260
 these projects along this 2499 projected area was being proposed.

3988
04:18:42,260 --> 04:18:45,260
 They were in a zoning meeting probably in Highland Village somewhere.

3989
04:18:45,260 --> 04:18:50,520
 Them getting passed the big move forward prompted the need for the bonds to be passed

3990
04:18:50,520 --> 04:18:53,800
 for 2499 to be expanded, not saying this would be a bond project.

3991
04:18:53,800 --> 04:18:59,220
 This is a tech stop project with 428, but this definitely shows an instance

3992
04:18:59,220 --> 04:19:04,180
 where the residential coming of homes predicates the development

3993
04:19:04,180 --> 04:19:07,820
 of highway that's going to be needed as the expansion occurs.

3994
04:19:07,820 --> 04:19:12,400
 So after my long, long soapbox speech, I will make a motion to approve.

3995
04:19:12,400 --> 04:19:17,040
 >> And just for clarity, Commissioner Smith, are you moving to approve

3996
04:19:17,040 --> 04:19:18,660
 with the conditions stated by staff?

3997
04:19:18,660 --> 04:19:20,180
 >> Yeah, so that's the very beginning, Chair.

3998
04:19:20,180 --> 04:19:20,540
 Yes, sir.

3999
04:19:20,540 --> 04:19:22,620
 >> Great. We have a first.

4000
04:19:22,620 --> 04:19:26,900
 Before we move to discussion, I want to see if there is a second for the motion.

4001
04:19:26,900 --> 04:19:32,620
 Seeing no second, the motion fails.

4002
04:19:32,620 --> 04:19:33,740
 Commissioner Cole.

4003
04:19:33,740 --> 04:19:38,580
 >> Thank you, Chair.

4004
04:19:38,580 --> 04:19:45,740
 You know, and Jane, I really appreciate the applicant making these changes,

4005
04:19:46,760 --> 04:19:50,900
 but this is still the same pig you tried to sell me in January

4006
04:19:50,900 --> 04:19:56,760
 with lipstick and a tutu, 15 acres of NR2, it's a joke.

4007
04:19:56,760 --> 04:20:00,820
 You don't put this kind of density next to rural areas.

4008
04:20:00,820 --> 04:20:03,320
 I've been on the losing end of that fight.

4009
04:20:03,320 --> 04:20:10,060
 The neighborhood I live in in Ranch-E-States, we're now surrounded by warehouses.

4010
04:20:10,060 --> 04:20:12,900
 I'll never see real darkness again.

4011
04:20:13,460 --> 04:20:20,980
 It may not even be able to see the sunset, but there's, you know, I was a no last time.

4012
04:20:20,980 --> 04:20:23,340
 And it's density.

4013
04:20:23,340 --> 04:20:28,020
 I mean, it was a slick presentation.

4014
04:20:28,020 --> 04:20:33,620
 I can tell you all of the closers, but I've been a closer in my life, too, and I can spot it.

4015
04:20:33,620 --> 04:20:43,300
 And traffic issues, when staff put the map up that showed all the yellow dots

4016
04:20:43,380 --> 04:20:48,860
 of growth points, I look at that, and I see, man,

4017
04:20:48,860 --> 04:20:52,240
 we're on our way, well on our way, sprinting towards sprawl.

4018
04:20:52,240 --> 04:20:54,480
 That's what we're doing.

4019
04:20:54,480 --> 04:20:56,020
 This is happening so fast.

4020
04:20:56,020 --> 04:20:58,300
 We're experiencing hyper growth right now.

4021
04:20:58,300 --> 04:21:04,300
 Four or maybe five municipalities have had that experience.

4022
04:21:04,300 --> 04:21:09,360
 And we're going to, I don't want to wake up in 12 years.

4023
04:21:09,360 --> 04:21:11,800
 I mean, I was born here.

4024
04:21:11,800 --> 04:21:12,760
 I've lived all my life here.

4025
04:21:12,760 --> 04:21:19,500
 I'm going to die here, and I don't want to wake up to see Frisco.

4026
04:21:19,500 --> 04:21:24,380
 We don't have to have cement asphalt on every damn square inch of ground here.

4027
04:21:24,380 --> 04:21:25,360
 We don't.

4028
04:21:25,360 --> 04:21:27,020
 There's no law that says we have to.

4029
04:21:27,020 --> 04:21:32,620
 I mean, these people, they have barns.

4030
04:21:32,620 --> 04:21:33,380
 They have horses.

4031
04:21:33,380 --> 04:21:35,020
 They have other livestock.

4032
04:21:35,020 --> 04:21:40,100
 You can't just go and stick a whole lot of civilization there.

4033
04:21:40,100 --> 04:21:42,780
 Yeah, I hear words, yeah, growth is inevitable.

4034
04:21:42,780 --> 04:21:45,460
 We're, it's going to happen anyway.

4035
04:21:45,460 --> 04:21:50,520
 Oh, we, okay, but we just don't have to sprint recklessly towards it.

4036
04:21:50,520 --> 04:21:59,780
 We can walk and be thoughtful about it because one thing that's ringing in my head,

4037
04:21:59,780 --> 04:22:02,700
 I've heard tonight over and over, once it's gone, it's gone.

4038
04:22:02,700 --> 04:22:09,140
 I can't tell you how many spring days I've spent fishing the bass

4039
04:22:09,140 --> 04:22:10,260
 spawn in Clear Creek.

4040
04:22:10,260 --> 04:22:24,380
 One of the prettiest drives there is in this town is from Hartlefield Road to Aubrey.

4041
04:22:24,380 --> 04:22:36,060
 And this would be a beautiful development somewhere else at some other time.

4042
04:22:39,300 --> 04:22:47,060
 But we're losing control of this thing and this public opposition has got to be taken

4043
04:22:47,060 --> 04:22:55,900
 into account, you know, and I just, you know, I've been on the losing end of this and I

4044
04:22:55,900 --> 04:22:59,660
 know how it feels and I don't want to see that happen again.

4045
04:22:59,660 --> 04:23:04,700
 You know, we don't, like I said, this will be the third time.

4046
04:23:04,700 --> 04:23:07,020
 We don't have to sprint toward it.

4047
04:23:09,140 --> 04:23:12,620
 Let's walk deliberately and thoughtfully towards it.

4048
04:23:12,620 --> 04:23:15,260
 All right.

4049
04:23:15,260 --> 04:23:21,060
 And that's all I mean, all my fellow commissioners sitting when he speaks, I don't say much,

4050
04:23:21,060 --> 04:23:27,300
 but when I do, it tends to have some weight.

4051
04:23:27,300 --> 04:23:36,340
 But again, I'm sorry if I insulted you guys, I didn't mean to, but I feel a little, you

4052
04:23:36,340 --> 04:23:44,900
 know, like 15 acres are, I mean, it's just too much density for this area right now.

4053
04:23:44,900 --> 04:23:46,020
 Thank you.

4054
04:23:46,020 --> 04:23:48,820
 Chris, you're back.

4055
04:23:48,820 --> 04:23:50,500
 Thank you, Chair.

4056
04:23:50,500 --> 04:23:58,740
 And I want to thank everybody for coming down, speaking out on this and speaking in ways

4057
04:23:58,740 --> 04:24:00,460
 that just overwhelm me some of the time.

4058
04:24:00,460 --> 04:24:07,980
 Everybody's well-informed and I agree on both sides that this is a good project.

4059
04:24:07,980 --> 04:24:11,100
 This, this fits this area.

4060
04:24:11,100 --> 04:24:18,660
 People are concerned and how it's going to affect their neighborhood.

4061
04:24:18,660 --> 04:24:21,660
 And that's a legitimate concern.

4062
04:24:23,820 --> 04:24:33,940
 But I'm with Commissioner Cole and I don't agree that building houses is going to invite

4063
04:24:33,940 --> 04:24:37,100
 tech study and I've been here since the early seventies, as I mentioned.

4064
04:24:37,100 --> 04:24:41,780
 And I've seen, we waited for the loop to widen.

4065
04:24:41,780 --> 04:24:43,340
 It took years to do that.

4066
04:24:43,340 --> 04:24:47,940
 380, once 380 did widen, then it really did take off.

4067
04:24:47,940 --> 04:24:53,780
 So, and the fact that if we don't accept this development, then you're going to

4068
04:24:53,780 --> 04:24:57,540
 get something worse, that couldn't be further from the truth.

4069
04:24:57,540 --> 04:25:02,100
 If we're making it difficult for this fine development to not go through, you know,

4070
04:25:02,100 --> 04:25:04,380
 we're going to expect something every bit as good.

4071
04:25:04,380 --> 04:25:07,220
 Now, yes, I love this development.

4072
04:25:07,220 --> 04:25:11,420
 I thank the people who designed it, that put their hearts and souls into it.

4073
04:25:11,420 --> 04:25:18,820
 And it meets a lot of my requirements for single family developments.

4074
04:25:18,820 --> 04:25:21,740
 But there's other places that could go.

4075
04:25:21,740 --> 04:25:27,740
 And I know it's not the places that these property owners own, but North Denton is

4076
04:25:27,740 --> 04:25:30,780
 growing and there's areas in North Denton where it could go.

4077
04:25:30,780 --> 04:25:36,180
 The intersections of Locust and the Loop, the intersections of Bonnebray and the Loop

4078
04:25:36,180 --> 04:25:39,860
 are great, but there's also infill areas, too, that we haven't taken care of.

4079
04:25:39,860 --> 04:25:46,300
 There's 80 acres over off of Mankenburg, between Mankenburg and Loop 288 and Paisley

4080
04:25:46,300 --> 04:25:51,380
 and I think Newton Road, you know, that something like this would fit real nicely.

4081
04:25:51,660 --> 04:25:53,580
 So there's other areas that this can go.

4082
04:25:53,580 --> 04:26:04,780
 Now, ultimately, if I saw TxDOT getting their project off paper and into action, you

4083
04:26:04,780 --> 04:26:09,380
 know, I'd be a little bit more supportive of this, but it could be a good decade for

4084
04:26:09,380 --> 04:26:14,340
 this, comes along, and with nearly over 300 houses across the street and the other

4085
04:26:14,340 --> 04:26:20,940
 developments on the southwest and southeast corner of Sherman Road and Loop 288.

4086
04:26:21,900 --> 04:26:24,180
 This road is not going to be able to handle that.

4087
04:26:24,180 --> 04:26:30,020
 We are putting the horse before the cart and this is one area where we can walk.

4088
04:26:30,020 --> 04:26:35,460
 We can go a little bit slower and then when the time's right, this development

4089
04:26:35,460 --> 04:26:40,100
 will be right then, but not yet, not now, not this place.

4090
04:26:40,100 --> 04:26:41,820
 So I'll be voting no for it.

4091
04:26:41,820 --> 04:26:43,020
 Thank you.

4092
04:26:43,020 --> 04:26:46,860
 Thank you, Commissioner Bracken.

4093
04:26:46,860 --> 04:26:51,300
 And just, just so you know, there's not a motion on the floor to vote no or yes to.

4094
04:26:51,300 --> 04:26:52,740
 I just want to make, make sure.

4095
04:26:52,740 --> 04:26:55,300
 I don't know what you're saying you're voting no to, but we want to clear that

4096
04:26:55,300 --> 04:26:59,580
 motion up first, so not, but I wasn't going to make a motion.

4097
04:26:59,580 --> 04:27:03,660
 I can make a motion, but we want to wait until everybody's talked or you can

4098
04:27:03,660 --> 04:27:04,940
 certainly make a motion at any time.

4099
04:27:04,940 --> 04:27:05,380
 Okay.

4100
04:27:05,380 --> 04:27:12,340
 Well, I, I, I moved to deny this agenda item Z 18.

4101
04:27:12,340 --> 04:27:14,020
 Okay.

4102
04:27:14,020 --> 04:27:14,540
 Okay.

4103
04:27:14,540 --> 04:27:19,820
 With, with the first for denial, we have that on the floor.

4104
04:27:19,820 --> 04:27:21,500
 Do you want to get a second commissioner Cole?

4105
04:27:21,500 --> 04:27:22,260
 Second.

4106
04:27:22,260 --> 04:27:27,260
 So we have a first and a second for denying or recommended denial on this

4107
04:27:27,260 --> 04:27:29,460
 item and continue discussion.

4108
04:27:29,460 --> 04:27:30,660
 Commissioner Ellis.

4109
04:27:30,660 --> 04:27:32,580
 Thank you, chair.

4110
04:27:32,580 --> 04:27:38,100
 Yeah, I am struggling with the intensity of zoning on this side of 428.

4111
04:27:38,100 --> 04:27:44,780
 Many people spoke and are impressed with Agave Ranch and with good reason, it

4112
04:27:44,780 --> 04:27:48,300
 looks like a great concept, but the issue is, is it's a concept.

4113
04:27:48,340 --> 04:27:50,300
 We're not voting on Agave Ranch here.

4114
04:27:50,300 --> 04:27:55,860
 We're voting on a zoning change and the zoning change as it's proposed is not

4115
04:27:55,860 --> 04:28:01,060
 something at this time that I can support on that side of 428.

4116
04:28:01,060 --> 04:28:04,940
 I'm just not so sure we want that kind of density there right now.

4117
04:28:04,940 --> 04:28:08,820
 Again, your, your willingness to talk to the community, I think should be

4118
04:28:08,820 --> 04:28:12,380
 commended and again, it does look like a great concept.

4119
04:28:13,420 --> 04:28:18,540
 I just, I'm concerned about the feasibility of the project going forward.

4120
04:28:18,540 --> 04:28:21,860
 It was stated that it'll take quite some time to develop.

4121
04:28:21,860 --> 04:28:23,460
 Anything could happen.

4122
04:28:23,460 --> 04:28:27,380
 Then the zoning changes in place and there is no Agave Ranch.

4123
04:28:27,380 --> 04:28:29,060
 It is not tied together.

4124
04:28:29,060 --> 04:28:31,860
 So, um, I will vote to deny.

4125
04:28:31,860 --> 04:28:35,060
 Christopher Netta.

4126
04:28:35,060 --> 04:28:41,220
 Um, yeah, so I guess when, when this came back, came up a while back, I

4127
04:28:41,220 --> 04:28:45,100
 voted against it and, um, listening to the discussion and everything tonight,

4128
04:28:45,100 --> 04:28:47,700
 that there was a lot of great movement, you know, and I want to thank the

4129
04:28:47,700 --> 04:28:51,460
 developers, uh, for everything that they did, uh, listening to the community.

4130
04:28:51,460 --> 04:28:55,620
 Um, you know, you, you adjusted your density.

4131
04:28:55,620 --> 04:28:59,420
 Uh, I was kind of conferring with commissioner Smith and we were looking at,

4132
04:28:59,420 --> 04:29:02,660
 you know, the number of units that were going in and, you know, you have a

4133
04:29:02,660 --> 04:29:07,940
 request for an NR four, but really, you know, what was proposed on this was,

4134
04:29:07,940 --> 04:29:09,260
 it was more like an NR three.

4135
04:29:09,540 --> 04:29:12,780
 And I'd have been more comfortable if there was, you know, NR three to NR two,

4136
04:29:12,780 --> 04:29:19,460
 maybe, um, you know, as far as, you know, what was presented, I think in

4137
04:29:19,460 --> 04:29:22,660
 almost any other place I would vote for this, there's lots of places that I

4138
04:29:22,660 --> 04:29:25,420
 would have loved to have seen, uh, this development go in.

4139
04:29:25,420 --> 04:29:29,900
 I like the fact that, uh, you were, um, you know, respecting the land to a

4140
04:29:29,900 --> 04:29:36,340
 certain degree and, uh, you know, kind of trying to preserve that, um, transition.

4141
04:29:37,380 --> 04:29:44,180
 Uh, once again, though, and our four and our three and our two just didn't feel

4142
04:29:44,180 --> 04:29:50,340
 right for this, um, you know, commissioner Cole mentioned the idea of sprawl and it

4143
04:29:50,340 --> 04:29:55,780
 was a very interesting and a good point to make, um, because we, we are as a

4144
04:29:55,780 --> 04:30:00,100
 town reaching that point where we already have sprawl, which is a bizarre

4145
04:30:00,100 --> 04:30:04,900
 thing because we haven't even finished becoming what we are, um, but what we're

4146
04:30:04,900 --> 04:30:08,740
 already becoming something that's degrading into something less than we

4147
04:30:08,740 --> 04:30:15,540
 could be, uh, so to that end, I mean, I, I, I couldn't support this, um, you know,

4148
04:30:15,540 --> 04:30:18,580
 I would hope that, you know, that, that the developer would kind of go back and,

4149
04:30:18,580 --> 04:30:23,620
 and maybe come up with a plan where, you know, we are a, a soft NR three to a

4150
04:30:23,620 --> 04:30:29,540
 larger NR two and kind of have that available because I think, I think there

4151
04:30:29,540 --> 04:30:31,100
 is something coming.

4152
04:30:31,100 --> 04:30:33,260
 There's an army of steam rollers coming.

4153
04:30:33,540 --> 04:30:36,860
 Um, I like the fact that y'all, y'all made some accommodations.

4154
04:30:36,860 --> 04:30:41,100
 I think we're, we're, we're this close, you know, to something that I think

4155
04:30:41,100 --> 04:30:45,180
 everybody could agree on and it's a, it's a small bit, I think compared to,

4156
04:30:45,180 --> 04:30:46,380
 you know, what you guys have got.

4157
04:30:46,380 --> 04:30:50,740
 Um, you know, hopefully for everyone involved, uh, we can see that come

4158
04:30:50,740 --> 04:30:52,900
 forward, but, uh, that's all I have to say.

4159
04:30:52,900 --> 04:30:53,220
 Thank you.

4160
04:30:53,220 --> 04:30:54,260
 Thank you.

4161
04:30:54,260 --> 04:30:54,980
 Commissioner Smith.

4162
04:30:54,980 --> 04:30:56,500
 Thank you, chair.

4163
04:30:56,500 --> 04:30:58,420
 Um, Ms.

4164
04:30:58,420 --> 04:31:03,780
 Bissett, there was a, uh, uh, individual who remarked earlier that there is, um,

4165
04:31:03,780 --> 04:31:08,020
 the NR two was possible in this project, but for some reason, um, that this

4166
04:31:08,020 --> 04:31:13,460
 higher density was needed, um, can I ask you a quick question about, um, lowering

4167
04:31:13,460 --> 04:31:19,020
 the possible density and if possibly the applicant will be willing to, um, lower

4168
04:31:19,020 --> 04:31:22,580
 the density if they're given a chance to make it to where it was something more

4169
04:31:22,580 --> 04:31:25,380
 like an NR two or NR three or a blend of those.

4170
04:31:25,620 --> 04:31:29,660
 I don't want to speak on behalf of the property owner and developer,

4171
04:31:29,660 --> 04:31:30,540
 but they are here.

4172
04:31:30,540 --> 04:31:32,740
 So I would invite one of them to come up and answer that

4173
04:31:32,740 --> 04:31:33,820
 question directly for you.

4174
04:31:33,820 --> 04:31:40,060
 John Heilman is one of the property owners.

4175
04:31:40,060 --> 04:31:42,980
 I'm John Heilman.

4176
04:31:42,980 --> 04:31:45,620
 I live at 300 Lamar street, Texas.

4177
04:31:45,620 --> 04:31:46,140
 Okay.

4178
04:31:46,140 --> 04:31:50,460
 Uh, same question would, you know, seems like a lot of the, a lot of the

4179
04:31:50,460 --> 04:31:54,260
 residents around Hartley field road would want to, uh, a lower density,

4180
04:31:54,260 --> 04:31:57,100
 something like that in our fours is too far of a stretch.

4181
04:31:57,100 --> 04:32:00,420
 Would that be something that would be amenable that would still

4182
04:32:00,420 --> 04:32:03,700
 let the project, uh, we've, we've talked about it.

4183
04:32:03,700 --> 04:32:08,140
 And, uh, you know, to go from the NR four to NR three, it's something

4184
04:32:08,140 --> 04:32:09,420
 that we would be willing to do.

4185
04:32:09,420 --> 04:32:17,540
 Um, the, I'm, I'm pretty prudent in real estate, but these guys are

4186
04:32:17,540 --> 04:32:18,940
 very prudent in real estate.

4187
04:32:19,460 --> 04:32:24,540
 Um, they kind of, they have done all their research, both

4188
04:32:24,540 --> 04:32:26,500
 highland homes and K Albanian homes.

4189
04:32:26,500 --> 04:32:29,140
 They know what is going to sell here.

4190
04:32:29,140 --> 04:32:31,620
 They know what, you know, it's going to go.

4191
04:32:31,620 --> 04:32:37,900
 Um, they are not interested in the, in the inner two lots at all that they

4192
04:32:37,900 --> 04:32:40,540
 say that, you know, it's just not, not something that's going to get.

4193
04:32:40,540 --> 04:32:43,540
 So even an NR three might, might not even be attractive to the

4194
04:32:43,540 --> 04:32:47,620
 and then there are three, they would be willing to do an NR three.

4195
04:32:48,060 --> 04:32:51,980
 Um, you know, by us going to NR three, we're not, not really

4196
04:32:51,980 --> 04:32:53,340
 going to knock it out a whole lot, a lot.

4197
04:32:53,340 --> 04:32:55,860
 So I think, you know, we're okay doing that.

4198
04:32:55,860 --> 04:32:57,780
 Um, yeah.

4199
04:32:57,780 --> 04:32:58,620
 Thank you, sir.

4200
04:32:58,620 --> 04:32:59,500
 Thank you.

4201
04:32:59,500 --> 04:33:04,340
 You're good.

4202
04:33:04,340 --> 04:33:04,900
 Christopher.

4203
04:33:04,900 --> 04:33:05,900
 Okay.

4204
04:33:05,900 --> 04:33:10,300
 Uh, I have, uh, a couple of things that I would kind of want to add.

4205
04:33:10,300 --> 04:33:14,980
 Um, I have a lot of, uh, scratch notes.

4206
04:33:14,980 --> 04:33:17,420
 Let's see if I can, uh, figure out where to start.

4207
04:33:17,420 --> 04:33:20,860
 I think I'm, I'm, I align a lot with the commissioner Alice on this.

4208
04:33:20,860 --> 04:33:25,820
 Uh, oftentimes we convolute both the concept plan site plan with a zoning

4209
04:33:25,820 --> 04:33:30,140
 case, when in reality, as much as that project actually does look good.

4210
04:33:30,140 --> 04:33:34,300
 And the individuals who are hired to present it always do a fantastic job.

4211
04:33:34,300 --> 04:33:37,780
 Once we approve a rezoning, that's it.

4212
04:33:37,780 --> 04:33:40,940
 Not, not to think ill will of the owner, anything else, but they can, they can,

4213
04:33:40,940 --> 04:33:45,020
 uh, sell it and, and the new owner can come in and build an R four.

4214
04:33:45,020 --> 04:33:50,180
 And that'd be a, a looming concern just to have, um, just the zoning

4215
04:33:50,180 --> 04:33:53,260
 change so dramatically that anyone could come in and enter for, and

4216
04:33:53,260 --> 04:33:54,820
 might not do the same project.

4217
04:33:54,820 --> 04:33:57,780
 Um, I think the conditions we had established maybe.

4218
04:33:57,780 --> 04:34:03,500
 Help mold the vision of that project, but it doesn't hold, uh, anyone to

4219
04:34:03,500 --> 04:34:11,660
 that, that same actual rule, uh, look, uh, I also, I found it a little bit ironic.

4220
04:34:11,740 --> 04:34:15,940
 Um, the applicant stated that they're adding open spaces to the development.

4221
04:34:15,940 --> 04:34:18,940
 I would, I would think the residents would, would argue that you're, you're

4222
04:34:18,940 --> 04:34:22,300
 removing open spaces, uh, from the development at, at this density.

4223
04:34:22,300 --> 04:34:27,860
 Um, I, I appreciate the willingness to go in our three.

4224
04:34:27,860 --> 04:34:33,740
 Um, and I get the economic conditions that are around selling at a 200,000,

4225
04:34:33,740 --> 04:34:40,380
 300, 300,000 price point or whatever that, that is, I personally, um, would

4226
04:34:40,380 --> 04:34:43,940
 rather see half the houses, uh, not half.

4227
04:34:43,940 --> 04:34:46,060
 Uh, so you're at three of six.

4228
04:34:46,060 --> 04:34:47,940
 I would love to see at one 84.

4229
04:34:47,940 --> 04:34:50,900
 That's a straight NR two and sell half a million dollar homes.

4230
04:34:50,900 --> 04:34:53,380
 And we have way more discretionary income to spend in Denton.

4231
04:34:53,380 --> 04:34:57,100
 And so I think the tax and economic conditions would better.

4232
04:34:57,100 --> 04:35:01,980
 I get the, the fact that selling 184 homes at half a million dollars

4233
04:35:01,980 --> 04:35:07,540
 and Denton doesn't sound, uh, feasible, but, um, that's, that's not to say I

4234
04:35:07,540 --> 04:35:11,260
 wouldn't, wouldn't prefer seeing that kind of development, um, or even if

4235
04:35:11,260 --> 04:35:12,420
 they're not half a million dollar homes.

4236
04:35:12,420 --> 04:35:16,900
 Um, but I think that's just, it holds more true to the character of the

4237
04:35:16,900 --> 04:35:18,340
 ranch, especially on the East side.

4238
04:35:18,340 --> 04:35:22,900
 Uh, once we put in an NR four on the East side, uh, a lot more property

4239
04:35:22,900 --> 04:35:26,700
 owners have justification to go in our four and, and the Hartley field area,

4240
04:35:26,700 --> 04:35:30,100
 I think is, is, is kind of a, a prized possession of, of our town.

4241
04:35:30,100 --> 04:35:33,900
 So, uh, with that, I didn't support the original motion and I would

4242
04:35:33,900 --> 04:35:37,260
 support, uh, the motion by commissioner Beck, but it looks like commissioner

4243
04:35:37,260 --> 04:35:39,020
 Smith, you had a four.

4244
04:35:39,020 --> 04:35:43,260
 Yeah, I was just, you know, after hearing what you've said, and then, um,

4245
04:35:43,260 --> 04:35:47,580
 what the developer said that, um, you know, if a denial goes through, then

4246
04:35:47,580 --> 04:35:51,460
 it has to go to super majority to council, but, uh, possibility of allowing

4247
04:35:51,460 --> 04:35:54,140
 the applicant to come back with a lower density plan, which is the thing that

4248
04:35:54,140 --> 04:35:57,380
 everyone on council or everyone on the commission is a little more amenable

4249
04:35:57,380 --> 04:36:00,660
 to, to see something like an NR two, NR three, uh, and if they make that

4250
04:36:00,660 --> 04:36:04,300
 feasible, uh, I know I ever want to shoot a, shoot somebody down dead in

4251
04:36:04,300 --> 04:36:06,980
 the water, but you know, if they want to give an option that makes it even

4252
04:36:06,980 --> 04:36:10,620
 more amenable with the neighborhood, I'd like to see that, but the emotion

4253
04:36:10,620 --> 04:36:11,420
 on the floor is deny.

4254
04:36:11,420 --> 04:36:14,300
 So, uh, I just wanted to throw that out there, uh, before the vote.

4255
04:36:14,300 --> 04:36:15,980
 Cause you're Smith.

4256
04:36:15,980 --> 04:36:19,460
 Are you wanting to make a secondary motion for postponement?

4257
04:36:19,460 --> 04:36:20,980
 Yes, I would be to date to a date.

4258
04:36:20,980 --> 04:36:21,460
 Certain.

4259
04:36:21,460 --> 04:36:31,220
 Do you have a date?

4260
04:36:31,220 --> 04:36:31,620
 Certain.

4261
04:36:33,980 --> 04:36:37,500
 Don't not, I don't know what the, what, I don't know what Richard and what

4262
04:36:37,500 --> 04:36:41,580
 it looks like, and, you know, I can shoot a boy off in the future, but I

4263
04:36:41,580 --> 04:36:45,260
 guess before I started doing that, I mean, would kind of ask if the, if the

4264
04:36:45,260 --> 04:36:49,260
 applicant would, would the applicant or anybody even be willing wanting to do

4265
04:36:49,260 --> 04:36:53,900
 that, if not, I mean, we don't need to postpone anything to see it.

4266
04:36:53,900 --> 04:36:59,020
 You want to give a recess for five minutes?

4267
04:36:59,020 --> 04:37:00,620
 I think they even have a couple of minutes.

4268
04:37:02,700 --> 04:37:07,780
 Just for the commissions, uh, been a benefit.

4269
04:37:07,780 --> 04:37:11,300
 Uh, there's a motion to postpone to a date.

4270
04:37:11,300 --> 04:37:13,060
 Certain if they're agreeable.

4271
04:37:13,060 --> 04:37:15,420
 Um, I'll take a second on that motion.

4272
04:37:15,420 --> 04:37:19,460
 If there is a second for the postponement, we'll have a vote for that.

4273
04:37:19,460 --> 04:37:21,780
 If that passes, that will be the conclusion.

4274
04:37:21,780 --> 04:37:25,580
 If that doesn't pass, we'll come back to commissioner Beck's original motion to deny.

4275
04:37:25,580 --> 04:37:30,300
 So, uh, that would be the course of action that we'll take.

4276
04:37:30,340 --> 04:37:37,820
 Commissioner Beck, if, um, I'm hesitant to vote on postponement, but say we do, and

4277
04:37:37,820 --> 04:37:44,620
 it goes through, or, um, let me put it this way, if my motion passes, uh, how

4278
04:37:44,620 --> 04:37:49,140
 much more difficult is it for them to come back with a project that has a

4279
04:37:49,140 --> 04:37:54,540
 lower density, uh, yeah, there's a delay.

4280
04:37:54,540 --> 04:37:57,220
 I don't remember exactly what the time, I believe it's a year.

4281
04:37:57,700 --> 04:38:02,340
 If they get denied a PNZF, I believe it's a year, unless it's substantially

4282
04:38:02,340 --> 04:38:04,740
 different, the application is substantially different.

4283
04:38:04,740 --> 04:38:05,380
 That's what I thought.

4284
04:38:05,380 --> 04:38:09,060
 So postponing, if we're giving them enough time, then they don't have to

4285
04:38:09,060 --> 04:38:13,940
 wait that long time and gives them an opportunity to come back with something.

4286
04:38:13,940 --> 04:38:15,420
 Okay.

4287
04:38:15,420 --> 04:38:15,860
 Correct.

4288
04:38:15,860 --> 04:38:16,380
 Okay.

4289
04:38:16,380 --> 04:38:16,940
 Thank you.

4290
04:38:27,700 --> 04:38:28,180
 Okay.

4291
04:38:57,700 --> 04:38:58,180
 Okay.

4292
04:39:28,540 --> 04:39:34,100
 I mean, if you could please, uh, commissioner, uh, Smith, I believe

4293
04:39:34,100 --> 04:39:36,060
 you're asking if they're amenable to a postponement.

4294
04:39:36,060 --> 04:39:38,900
 We are amenable to a postponement.

4295
04:39:38,900 --> 04:39:44,300
 We'd prefer, um, the second PNZ meeting in June or something thereafter.

4296
04:39:44,300 --> 04:39:44,740
 All right.

4297
04:39:44,740 --> 04:39:45,580
 So something thereafter.

4298
04:39:45,580 --> 04:39:50,060
 So what if I did, uh, do a date on certain postpone to a date on certain.

4299
04:39:50,060 --> 04:39:51,300
 Is that okay, Jerry?

4300
04:39:51,300 --> 04:39:52,300
 Okay.

4301
04:39:52,300 --> 04:39:55,540
 Then I make a motion to postpone this item till date on certain.

4302
04:39:56,620 --> 04:39:58,020
 So we'll try to get you on it.

4303
04:39:58,020 --> 04:40:00,860
 Kathy, can you clear the motion?

4304
04:40:00,860 --> 04:40:02,540
 We have to re-notice.

4305
04:40:02,540 --> 04:40:03,020
 I'm sorry.

4306
04:40:03,020 --> 04:40:04,180
 That's, that's a good point.

4307
04:40:04,180 --> 04:40:07,180
 It, it, that would require a different notice.

4308
04:40:07,180 --> 04:40:11,860
 If you, uh, postpone it to a date, certain you could, uh, you keep the

4309
04:40:11,860 --> 04:40:13,980
 public hearing open and not have to re-notice it.

4310
04:40:13,980 --> 04:40:17,540
 Well, you can reopen it.

4311
04:40:17,540 --> 04:40:18,020
 Okay.

4312
04:40:18,020 --> 04:40:23,620
 If you reopen it then, uh, and postpone it to a date certain, then it

4313
04:40:23,620 --> 04:40:25,820
 would not be necessary to re-notice.

4314
04:40:26,860 --> 04:40:30,340
 I think we would prefer to re-notice regardless so that the neighbors

4315
04:40:30,340 --> 04:40:33,020
 know the new plan for.

4316
04:40:33,020 --> 04:40:35,780
 So June, June 19th is the date that's down.

4317
04:40:35,780 --> 04:40:38,500
 So we're going to go uncertain.

4318
04:40:38,500 --> 04:40:41,860
 So we don't reopen the public hearing and staff and then we can

4319
04:40:41,860 --> 04:40:42,380
 determine a date.

4320
04:40:42,380 --> 04:40:44,660
 Then I might, might make.

4321
04:40:44,660 --> 04:40:45,900
 Yep.

4322
04:40:45,900 --> 04:40:51,020
 So we have a first to postpone it to a date uncertain, uh, by

4323
04:40:51,020 --> 04:40:53,260
 commissioner Smith, uh, commissioner Pernetta.

4324
04:40:54,580 --> 04:40:58,340
 So we have a first and a second, uh, for postponement.

4325
04:40:58,340 --> 04:41:02,420
 For the purposes of Robertson rules, that's, uh, a motion to postpone

4326
04:41:02,420 --> 04:41:06,220
 indefinitely is, is consistent with the wording of Robertson rules.

4327
04:41:06,220 --> 04:41:06,500
 Great.

4328
04:41:06,500 --> 04:41:07,340
 Thank you for the clarification.

4329
04:41:07,340 --> 04:41:09,380
 Commissioner Beck, did you have discussion on this?

4330
04:41:09,380 --> 04:41:14,100
 Yeah, I just, I, I'm glad we're going to a date uncertain because if we're

4331
04:41:14,100 --> 04:41:17,580
 going to something as early as June, I just, I want to give you all plenty of

4332
04:41:17,580 --> 04:41:19,980
 time to really put something good together and it just doesn't seem like

4333
04:41:19,980 --> 04:41:24,340
 enough time, so, um, you know, something a little, and I know you're anxious to

4334
04:41:24,340 --> 04:41:28,140
 get this going, I really do, but if you're coming back in less than a month,

4335
04:41:28,140 --> 04:41:30,540
 I'm, I'm not going to feel comfortable that we're going to get what we need.

4336
04:41:30,540 --> 04:41:32,860
 But then again, I'm not the expert on this.

4337
04:41:32,860 --> 04:41:35,020
 So anyway, I'm glad we're going to date uncertain.

4338
04:41:35,020 --> 04:41:38,260
 So we have a first and a second.

4339
04:41:38,260 --> 04:41:39,420
 Oh, commissioner Cole.

4340
04:41:39,420 --> 04:41:43,340
 Yeah, I just would hope the applicant would come forward with a more

4341
04:41:43,340 --> 04:41:45,020
 serious proposal.

4342
04:41:45,020 --> 04:41:52,740
 So we have a first and a second for postpone to, uh, postpone indefinitely.

4343
04:41:55,340 --> 04:41:58,420
 Commissioner Cole, we can't banter before, maybe sidebar afterwards, if you

4344
04:41:58,420 --> 04:41:59,220
 want to have that discussion.

4345
04:41:59,220 --> 04:42:01,780
 Uh, so at this point, I see no more discussion.

4346
04:42:01,780 --> 04:42:04,380
 Let's call for a vote on the board to postpone indefinitely.

4347
04:42:04,380 --> 04:42:15,780
 The motion carries six zero at this time and allow a five minute

4348
04:42:15,780 --> 04:42:17,100
 recess for the room to clear.

4349
04:42:17,100 --> 04:42:18,740
 It is nine 18.

4350
04:42:18,740 --> 04:42:20,420
 Thank you.

4351
04:42:20,420 --> 04:42:22,500
 And whoa, thank you.

4352
04:42:22,500 --> 04:42:24,300
 And welcome back to planning and zoning.

4353
04:42:24,340 --> 04:42:27,820
 Uh, I'll call the meeting back to order at nine 29.

4354
04:42:27,820 --> 04:42:29,540
 And we just have one more item left.

4355
04:42:29,540 --> 04:42:36,300
 That's item three F Z 18 dash zero zero two six B and Haley has

4356
04:42:36,300 --> 04:42:37,300
 been waiting for this one.

4357
04:42:37,300 --> 04:42:46,140
 I'm sure it will be.

4358
04:42:46,140 --> 04:42:50,420
 Razor wrench south.

4359
04:42:50,420 --> 04:42:53,500
 Um, I'll go through this a little more quickly cause we kind of went

4360
04:42:53,500 --> 04:42:55,900
 into a lot of background on razor during the work session.

4361
04:42:55,900 --> 04:42:59,820
 Um, so just a reminder, this is a request for an amendment to the razor

4362
04:42:59,820 --> 04:43:03,100
 wrench overlay district to provide standards and criteria for residential

4363
04:43:03,100 --> 04:43:06,900
 developments within the south mixed use district of the south campus,

4364
04:43:06,900 --> 04:43:08,140
 which is outlined here on the map.

4365
04:43:08,140 --> 04:43:12,860
 Um, again, razor has two primary, um, subdivisions within it, the

4366
04:43:12,860 --> 04:43:15,820
 marketplace north of three 80 and the south campus on the south side of the

4367
04:43:15,820 --> 04:43:20,300
 highway within the south campus, it's further subdivided into three districts.

4368
04:43:20,300 --> 04:43:23,860
 So the RR one and RR two districts are the ones you've seen the most

4369
04:43:23,860 --> 04:43:25,060
 development within so far.

4370
04:43:25,060 --> 04:43:27,460
 The standards for those were adopted several years ago.

4371
04:43:27,460 --> 04:43:30,260
 Um, and they're just proceeding along under those standards coming to you

4372
04:43:30,260 --> 04:43:32,180
 all for site plans as development occurs.

4373
04:43:32,180 --> 04:43:35,860
 The south mixed use district is kind of, um, not developed as

4374
04:43:35,860 --> 04:43:37,300
 quickly as the commercial portions.

4375
04:43:37,300 --> 04:43:40,580
 It's a mixture of office and residential spaces primarily.

4376
04:43:40,580 --> 04:43:44,740
 Um, and so within this district, we have placeholders left in the overlay

4377
04:43:44,740 --> 04:43:46,260
 for the non-residential portions.

4378
04:43:46,260 --> 04:43:49,900
 This would establish the architecture, landscaping and signage standards for

4379
04:43:49,900 --> 04:43:52,900
 the residential portions of the development, which would occur within

4380
04:43:52,900 --> 04:43:54,500
 the area outlined in blue on the map.

4381
04:43:54,500 --> 04:44:00,180
 Uh, the base zoning for this area is a division of NRMU and RCCD.

4382
04:44:00,180 --> 04:44:04,140
 RCCD along the periphery closest to the town center would allow the higher

4383
04:44:04,140 --> 04:44:06,420
 density commercial and residential uses.

4384
04:44:06,420 --> 04:44:10,100
 The NRMU is intended to provide that step down between, um, that high

4385
04:44:10,100 --> 04:44:12,940
 intensity area and the adjoining single family subdivisions.

4386
04:44:12,940 --> 04:44:16,740
 This is just a reminder of the general development plan that

4387
04:44:16,740 --> 04:44:17,900
 was approved last spring.

4388
04:44:17,940 --> 04:44:21,260
 The areas outlined in blue would be those lots, uh, that were

4389
04:44:21,260 --> 04:44:23,780
 designated on the GDP for single family development.

4390
04:44:23,780 --> 04:44:27,700
 The, um, lots outlined in red would be those were multifamily development

4391
04:44:27,700 --> 04:44:30,820
 was designated on the GDP, uh, with the exception of this one lot here

4392
04:44:30,820 --> 04:44:32,820
 that would actually be age restricted multifamily.

4393
04:44:32,820 --> 04:44:33,780
 So a little bit different.

4394
04:44:33,780 --> 04:44:39,300
 Um, so kind of going through the standards that were proposed, um, you

4395
04:44:39,300 --> 04:44:41,020
 have them in full detail in your backup.

4396
04:44:41,020 --> 04:44:43,780
 Um, but one of the exhibits was C2A.

4397
04:44:43,780 --> 04:44:47,100
 So this would be the site design, architecture, landscaping and

4398
04:44:47,100 --> 04:44:50,220
 signage standards for multifamily development on the east side of

4399
04:44:50,220 --> 04:44:50,980
 heritage trail.

4400
04:44:50,980 --> 04:44:54,980
 So those lots that were just outlined in red, um, for the most part,

4401
04:44:54,980 --> 04:44:58,180
 it is consistent with, uh, the provisions in the razor ranch overlay

4402
04:44:58,180 --> 04:44:59,860
 district for other developments.

4403
04:44:59,860 --> 04:45:03,260
 Um, very consistent with the development that's occurring

4404
04:45:03,260 --> 04:45:05,220
 currently along heritage trail.

4405
04:45:05,220 --> 04:45:09,300
 There are two primary differences that I wanted to outline between what's

4406
04:45:09,300 --> 04:45:11,980
 proposed here and what we typically see with multifamily based on

4407
04:45:11,980 --> 04:45:13,020
 the Denton development code.

4408
04:45:13,020 --> 04:45:15,340
 Uh, the first is the parking provision.

4409
04:45:15,540 --> 04:45:19,300
 If you remember last year, um, city council adopted new parking standards

4410
04:45:19,300 --> 04:45:22,140
 that increased the amount of parking required for both single family and

4411
04:45:22,140 --> 04:45:27,380
 multifamily, um, because razor has been under development since 2007, um,

4412
04:45:27,380 --> 04:45:30,180
 they're opting to go with those old standards that have applied elsewhere

4413
04:45:30,180 --> 04:45:31,420
 within the overlay district.

4414
04:45:31,420 --> 04:45:35,100
 Um, so for that consistency, they're referring back to the old parking

4415
04:45:35,100 --> 04:45:39,660
 standards that provided a breakdown of, um, parking space requirements

4416
04:45:39,660 --> 04:45:41,740
 dependent on the type of unit that was being developed.

4417
04:45:41,740 --> 04:45:43,180
 So you can see that here in this table.

4418
04:45:44,020 --> 04:45:47,020
 Um, the other primary difference is in the masonry requirements.

4419
04:45:47,020 --> 04:45:52,540
 The DDC, um, requires 40% overall minimum masonry doesn't define masonry though.

4420
04:45:52,540 --> 04:45:57,220
 Um, so within this, they're not only increasing that to 60% on street

4421
04:45:57,220 --> 04:45:59,740
 facing sides and 40% on all other sides.

4422
04:45:59,740 --> 04:46:03,300
 They're also, uh, defining that that masonry has to be brick or stone.

4423
04:46:03,300 --> 04:46:09,540
 For single family, uh, we would look to exhibit C2B, uh, which again includes

4424
04:46:09,540 --> 04:46:13,460
 site design, architecture, landscaping, parking, um, all the things that are in

4425
04:46:13,460 --> 04:46:14,900
 the other exhibit for multifamily.

4426
04:46:14,900 --> 04:46:18,900
 There are a few, um, differences here that I want to point out.

4427
04:46:18,900 --> 04:46:22,140
 One is the minimum unit size, uh, that didn't development code city wide

4428
04:46:22,140 --> 04:46:24,820
 requires a minimum of 900 square feet for single family.

4429
04:46:24,820 --> 04:46:28,900
 They are proposing to lower that to 800 square feet because a number of the

4430
04:46:28,900 --> 04:46:31,700
 homes that they intend to develop here are kind of smaller cottage style

4431
04:46:31,700 --> 04:46:34,340
 developments, um, the parking standards.

4432
04:46:34,340 --> 04:46:37,140
 Again, they're proposing to go with what was in place at the time that

4433
04:46:37,140 --> 04:46:38,900
 the razor overlay was first adopted.

4434
04:46:38,900 --> 04:46:42,740
 Um, so that is two spaces per single family dwelling as opposed to four,

4435
04:46:42,740 --> 04:46:45,060
 which is the 2018 parking update that we had.

4436
04:46:45,060 --> 04:46:49,060
 And then for attached single family, they're proposing to park that as kind

4437
04:46:49,060 --> 04:46:52,980
 of a hybrid of the, um, the old multifamily standards actually.

4438
04:46:52,980 --> 04:46:57,300
 So one space for one bedroom units, uh, 1.75 spaces for each two

4439
04:46:57,300 --> 04:47:00,140
 bedroom unit, and then two spaces for each three bedroom.

4440
04:47:00,140 --> 04:47:02,860
 And again, these are just the minimum parking requirements.

4441
04:47:02,860 --> 04:47:07,740
 Um, the razor overlay exempts itself from the restriction on only having

4442
04:47:07,740 --> 04:47:09,340
 the maximum amount of spaces.

4443
04:47:09,340 --> 04:47:11,980
 So they could always provide more than that when it comes to site plan.

4444
04:47:13,300 --> 04:47:15,980
 Again, they have provided for a heightened masonry standard.

4445
04:47:15,980 --> 04:47:19,140
 The DDC actually doesn't have minimum masonry for single family.

4446
04:47:19,140 --> 04:47:24,100
 They're proposing a 40% on street facing sides, 80% overall on the buildings.

4447
04:47:24,100 --> 04:47:27,700
 And then they're also proposing a reduction in side yard setback from

4448
04:47:27,700 --> 04:47:32,500
 six feet with an NRMU down to as low as, um, zero so that they could have

4449
04:47:32,500 --> 04:47:36,060
 zero lot line homes if, if that is what they choose to develop in the future.

4450
04:47:36,060 --> 04:47:39,140
 So just some summary findings.

4451
04:47:39,140 --> 04:47:42,140
 Um, we found the standards they've proposed to be consistent with the

4452
04:47:42,140 --> 04:47:44,940
 commercial standards and the other multifamily standards within razor

4453
04:47:44,940 --> 04:47:48,900
 ranch in terms of landscaping, building materials, um, and other provisions.

4454
04:47:48,900 --> 04:47:52,180
 We found that their architectural standards were stricter than what

4455
04:47:52,180 --> 04:47:55,100
 the DDC generally requires, which is again, consistent with

4456
04:47:55,100 --> 04:47:55,980
 what we've seen at razor.

4457
04:47:55,980 --> 04:48:00,580
 Um, I wanted to point out that the single family may have surprised

4458
04:48:00,580 --> 04:48:03,180
 some of you because that's typically not permitted with an NRMU.

4459
04:48:03,180 --> 04:48:07,940
 Um, that portion of the razor overlay was updated in 2008 to specifically

4460
04:48:07,940 --> 04:48:10,180
 allow single family in the NRMU portion.

4461
04:48:10,540 --> 04:48:13,180
 Um, so that will provide that nice transition, as I mentioned, from the

4462
04:48:13,180 --> 04:48:17,100
 high density commercial and multifamily developments at the town center towards

4463
04:48:17,100 --> 04:48:19,940
 the single family subdivisions that are existing along Bonnie bray.

4464
04:48:19,940 --> 04:48:25,220
 And then again, the parking standards, um, are different than what we've

4465
04:48:25,220 --> 04:48:27,020
 recently seen updated in the DDC.

4466
04:48:27,020 --> 04:48:29,580
 Um, so staff did take a closer look at that.

4467
04:48:29,580 --> 04:48:32,420
 We found it, um, you know, it is consistent with what we see elsewhere

4468
04:48:32,420 --> 04:48:35,340
 in razor ranch, it would provide that consistency and development standards

4469
04:48:35,340 --> 04:48:38,300
 for them from what was in place at the time of adoption of the overlay.

4470
04:48:38,860 --> 04:48:42,740
 Um, there is a significant amount of parking and razor as it exists today.

4471
04:48:42,740 --> 04:48:45,500
 And we would expect to see that continue as the town center further

4472
04:48:45,500 --> 04:48:48,420
 develops, because again, they don't have to limit themselves to the

4473
04:48:48,420 --> 04:48:51,460
 maximum parking requirement as we have in the rest of the city.

4474
04:48:51,460 --> 04:48:55,660
 Um, but staff is recommending that the mixed use parking reduction that's

4475
04:48:55,660 --> 04:48:59,580
 allowed for in the DDC and cross referenced in the overlay, not be

4476
04:48:59,580 --> 04:49:02,900
 allowed to apply to these residential uses within the NRMU portion so that

4477
04:49:02,900 --> 04:49:07,740
 we couldn't go below that minimum that they've requested notification was sent.

4478
04:49:07,740 --> 04:49:10,500
 The one response we received was favorable from the owner of the

4479
04:49:10,500 --> 04:49:12,620
 marketplace and the town center portions of razor.

4480
04:49:12,620 --> 04:49:16,700
 And with that staff is recommending approval of the request with the

4481
04:49:16,700 --> 04:49:21,660
 following condition that section 35, seven 15, 10 a be updated to include

4482
04:49:21,660 --> 04:49:26,620
 the following language subjection 35, 14, seven C mixed uses shall not apply

4483
04:49:26,620 --> 04:49:29,900
 to the residential uses that have a base zoning of NRMU district and are

4484
04:49:29,900 --> 04:49:31,820
 located in the south mixed you district.

4485
04:49:31,820 --> 04:49:35,660
 East of heritage trail in so far as a parking reduction beyond the minimum

4486
04:49:35,660 --> 04:49:38,700
 required amount shall not be granted for any residential use.

4487
04:49:38,700 --> 04:49:42,100
 Um, so again, just to ensure if that minimum that they've proposed, which is

4488
04:49:42,100 --> 04:49:45,500
 lower than the DDC is approved, they couldn't go below that even further.

4489
04:49:45,500 --> 04:49:47,900
 Um, and with that, I'm happy to stand for any questions.

4490
04:49:47,900 --> 04:49:49,420
 Thank you, Haley.

4491
04:49:49,420 --> 04:49:50,980
 I do not see any questions.

4492
04:49:50,980 --> 04:49:53,540
 This is a public hearing, however.

4493
04:49:53,540 --> 04:49:56,580
 Um, so if anyone's wishing to speak on this item, I certainly do so.

4494
04:49:56,580 --> 04:49:58,220
 The applicant is here.

4495
04:49:58,220 --> 04:50:02,940
 If you all have questions, Vita state your name and address for the record.

4496
04:50:04,900 --> 04:50:08,820
 And, uh, thanks for your patience and hanging out late with us.

4497
04:50:08,820 --> 04:50:09,620
 Absolutely.

4498
04:50:09,620 --> 04:50:10,660
 Thank you.

4499
04:50:10,660 --> 04:50:13,140
 I'm Gerald Lukey with Hodges architecture.

4500
04:50:13,140 --> 04:50:18,060
 One three, six, four, two omega in Dallas and appreciate the opportunity

4501
04:50:18,060 --> 04:50:21,780
 to come before you tonight to, uh, continue our guidelines on raise a ranch.

4502
04:50:21,780 --> 04:50:25,660
 We've been working on a raise ranch project for well over a decade now.

4503
04:50:25,660 --> 04:50:28,660
 So time, time flies when you're having fun, right?

4504
04:50:28,660 --> 04:50:34,100
 Um, we, uh, we come before you with these, these guidelines and it's

4505
04:50:34,100 --> 04:50:37,820
 a natural progression of what, uh, the development is happening out in razor

4506
04:50:37,820 --> 04:50:41,940
 ranch, and we, we feel that the guidelines are consistent with the

4507
04:50:41,940 --> 04:50:46,140
 development standards that have been set forth previously and continue on with that.

4508
04:50:46,140 --> 04:50:50,060
 We appreciate the help, uh, from Richard and Haley through this process.

4509
04:50:50,060 --> 04:50:51,500
 We're here to answer questions.

4510
04:50:51,500 --> 04:50:53,460
 We actually have one question.

4511
04:50:53,460 --> 04:51:00,060
 Hey chair, um, during the work session, uh, discussed about the, uh, the rules

4512
04:51:00,060 --> 04:51:03,900
 that are on multifamily properties and the way that they're constructed when

4513
04:51:03,900 --> 04:51:08,420
 they have, but a single family detached dwelling that is outside of the razor

4514
04:51:08,420 --> 04:51:13,820
 ranch overlay district, um, and how it's a tiered system to where the sight lines

4515
04:51:13,820 --> 04:51:18,140
 of the, the highest point of the multifamily can't see down the backyard

4516
04:51:18,140 --> 04:51:21,540
 or into the property of the single family outside the razor ranch overlay district.

4517
04:51:21,540 --> 04:51:26,260
 With it seeming like from what I could hear from staff during, um, the work

4518
04:51:26,260 --> 04:51:31,500
 session was that the single family, uh, section that is, you know, in this

4519
04:51:31,500 --> 04:51:34,740
 overlay, that that's as possible conversations occurring currently on the

4520
04:51:34,740 --> 04:51:37,100
 east side of, uh, the town center.

4521
04:51:37,100 --> 04:51:43,740
 Um, I would be afraid to see, uh, those single families, zero lot line homes be

4522
04:51:43,740 --> 04:51:47,580
 sold to somebody who's not knowing or maybe in the know that there's multifamily

4523
04:51:47,580 --> 04:51:51,420
 allowed next to them and then multifamily being built and then them being worried

4524
04:51:51,420 --> 04:51:53,420
 about sight lines into their property.

4525
04:51:53,420 --> 04:51:58,820
 And so I'd be, I'd wonder if, if, you know, be amenable to the warding, including

4526
04:51:58,820 --> 04:52:02,500
 that exact same structure you guys have for a budding multifamily to single

4527
04:52:02,500 --> 04:52:07,140
 family for outside razor, razor ranch overlay district, single families also

4528
04:52:07,140 --> 04:52:10,660
 be for single family, the budding multifamily inside the razor ranch overlay

4529
04:52:10,660 --> 04:52:11,220
 district.

4530
04:52:11,220 --> 04:52:11,780
 Okay.

4531
04:52:11,780 --> 04:52:13,260
 I appreciate the comment.

4532
04:52:13,260 --> 04:52:20,420
 The, um, I guess going back again to, um, to the original master plan of razor

4533
04:52:20,420 --> 04:52:26,660
 ranch and what we've been working with throughout the years, um, this area of

4534
04:52:26,660 --> 04:52:31,500
 razor ranch was set up based upon these densities, based upon the layouts, the

4535
04:52:31,500 --> 04:52:36,300
 way that, that they're set today without that, that residential proximity slope.

4536
04:52:36,300 --> 04:52:41,020
 And the reason for that is, is, uh, within razor ranch, it's more of an urban

4537
04:52:41,020 --> 04:52:46,500
 setting and in this part of razor ranch and the city also, I think, requested

4538
04:52:46,500 --> 04:52:50,420
 that we push the buildings up toward the street, toward the property lines such

4539
04:52:50,420 --> 04:52:54,380
 that we include parking and other amenities and things inside the

4540
04:52:54,380 --> 04:52:57,820
 development versus them being around the perimeter of the development.

4541
04:52:57,820 --> 04:53:01,620
 So when you do that, the buildings are pushed obviously towards the property

4542
04:53:01,620 --> 04:53:02,820
 lines in order to do that.

4543
04:53:02,820 --> 04:53:07,300
 Um, one of your concerns, I think that may have been brought up earlier also

4544
04:53:07,300 --> 04:53:11,860
 was whether the single family homeowners will know that that multifamily is

4545
04:53:11,860 --> 04:53:15,860
 coming and we've been working with the single family developer throughout this

4546
04:53:15,860 --> 04:53:16,860
 entire process.

4547
04:53:16,860 --> 04:53:20,540
 They're well aware of, of what is happening with the multifamily here.

4548
04:53:20,540 --> 04:53:24,740
 And again, that's been planned for years on our overall master plan and a

4549
04:53:24,740 --> 04:53:28,540
 representative of the developers here as well, if you'd like to speak with them.

4550
04:53:28,540 --> 04:53:32,940
 So we would much prefer to keep it the way it is today so that we can continue

4551
04:53:32,940 --> 04:53:34,180
 on with our plan throughout.

4552
04:53:34,180 --> 04:53:37,460
 And I guess, you know, I totally understand.

4553
04:53:37,460 --> 04:53:41,060
 I don't think we need to hear from the developer representative on it, but, uh,

4554
04:53:41,060 --> 04:53:44,700
 we, we see in front of this commission, a lot of times when someone says, you

4555
04:53:44,700 --> 04:53:48,620
 know, someone says I bought my house and I wasn't told XYZ was going to come

4556
04:53:48,620 --> 04:53:49,340
 across the street.

4557
04:53:49,340 --> 04:53:53,580
 So I'm sure the developer has a full intention to make it known, but, um, I

4558
04:53:53,580 --> 04:53:56,700
 think, I think I've heard the other, other side of that coin too many times to

4559
04:53:56,700 --> 04:53:59,260
 take it at its face value, but, uh, thank you for your answer.

4560
04:53:59,260 --> 04:53:59,740
 I appreciate it.

4561
04:53:59,740 --> 04:54:00,540
 Absolutely.

4562
04:54:00,540 --> 04:54:02,580
 Do you have any other questions?

4563
04:54:02,580 --> 04:54:05,180
 I did not see any.

4564
04:54:05,180 --> 04:54:06,140
 Thank you very much.

4565
04:54:06,140 --> 04:54:06,540
 All right.

4566
04:54:06,540 --> 04:54:08,260
 This is, this is a public hearing.

4567
04:54:08,260 --> 04:54:10,100
 Anyone else wishing to speak on this item?

4568
04:54:10,100 --> 04:54:10,780
 I certainly do so.

4569
04:54:18,860 --> 04:54:19,780
 Welcome back.

4570
04:54:19,780 --> 04:54:21,620
 If you could just state your name and address.

4571
04:54:21,620 --> 04:54:22,500
 Thank you.

4572
04:54:22,500 --> 04:54:26,140
 Amy Bissett, 212 South Elm, Denton 76201.

4573
04:54:26,140 --> 04:54:31,220
 Um, I do actually represent the buyer of the cottage portion of the

4574
04:54:31,220 --> 04:54:34,140
 development and I watched the work session earlier today.

4575
04:54:34,140 --> 04:54:37,900
 So, um, just decided I'd take the opportunity to stick around and try to

4576
04:54:37,900 --> 04:54:42,500
 answer some of those specific questions that were related to that, um, parcel.

4577
04:54:42,500 --> 04:54:48,100
 Um, the, the buyer is looking at roughly six acres, six and a half acres to,

4578
04:54:48,100 --> 04:54:53,700
 um, develop the garden style homes that are defined in the original

4579
04:54:53,700 --> 04:54:57,580
 razor ranch overlay district as being zero lot line homes.

4580
04:54:57,580 --> 04:55:01,900
 Um, what that means is that the, the building itself, the building

4581
04:55:01,900 --> 04:55:07,700
 envelope of the home will sit on the property line on one side and there

4582
04:55:07,700 --> 04:55:10,020
 will be a side yard on one side.

4583
04:55:10,020 --> 04:55:15,900
 So rather than right now, I believe that the minimum side yard for, um,

4584
04:55:15,900 --> 04:55:18,340
 single family developments in Denton is six feet.

4585
04:55:18,340 --> 04:55:22,740
 That means the distance between two homes will be 12 feet total because

4586
04:55:22,740 --> 04:55:26,220
 you've got to set back on both sides of the property line with zero lot line

4587
04:55:26,220 --> 04:55:29,460
 homes, it sits on the property line on one side, so there's only

4588
04:55:29,460 --> 04:55:31,140
 a six foot setback total.

4589
04:55:31,140 --> 04:55:37,740
 And this is a, um, a cottage style or garden style development.

4590
04:55:37,740 --> 04:55:42,060
 So, um, what the, what the, what the buyer is looking at is roughly

4591
04:55:42,060 --> 04:55:44,260
 36 homes on six and a half acres.

4592
04:55:44,260 --> 04:55:47,700
 So we're not talking about the density that some, some of you were

4593
04:55:47,700 --> 04:55:49,380
 concerned about in the work session.

4594
04:55:49,380 --> 04:55:53,020
 Um, they are roughly 900 square feet each.

4595
04:55:53,020 --> 04:55:57,420
 And that does, um, vary a little bit, but all of them are one bedroom.

4596
04:55:57,420 --> 04:56:01,660
 The intent is that they will be for single professionals, young

4597
04:56:01,660 --> 04:56:06,620
 couples or retired, um, folks that will not be developed for students

4598
04:56:06,620 --> 04:56:11,020
 or for families with children, which is why we believe that two parking

4599
04:56:11,020 --> 04:56:14,020
 spaces per home is more than sufficient.

4600
04:56:14,420 --> 04:56:18,740
 And we expect one to two adults to live in each of these homes, essentially.

4601
04:56:18,740 --> 04:56:21,300
 And they will be plotted as individual lots.

4602
04:56:21,300 --> 04:56:25,140
 So, um, they will be sold as single family homes.

4603
04:56:25,140 --> 04:56:29,820
 Um, they will have common amenities as well as guest parking,

4604
04:56:29,820 --> 04:56:31,100
 which will be near a park.

4605
04:56:31,100 --> 04:56:36,700
 Um, so there will be some additional parking available for, um, guests.

4606
04:56:36,700 --> 04:56:39,300
 We want to make sure that we do actually accommodate the parking

4607
04:56:39,300 --> 04:56:40,540
 needs of the development.

4608
04:56:40,540 --> 04:56:42,900
 It is small, 36 homes.

4609
04:56:43,300 --> 04:56:44,980
 Um, there's a park included.

4610
04:56:44,980 --> 04:56:51,300
 And the, I have some, some renderings as well as a concept plan.

4611
04:56:51,300 --> 04:56:53,700
 If, if you do want to dive into more details of that, we've already

4612
04:56:53,700 --> 04:56:55,980
 been to the city to meet with them on the concept plan.

4613
04:56:55,980 --> 04:57:00,180
 It does comply with these, um, these design guidelines.

4614
04:57:00,180 --> 04:57:05,140
 In fact, I participated, um, with Hodges to help make sure that, um, we were all

4615
04:57:05,140 --> 04:57:08,420
 consistent with each other before we came in with this zoning request.

4616
04:57:10,780 --> 04:57:15,380
 Thank you, chair. Um, the, um, uh, any of the, is it going to be something

4617
04:57:15,380 --> 04:57:21,020
 close to what the garden homes are off of San Jacinto and, uh, Colorado,

4618
04:57:21,020 --> 04:57:24,260
 that area over there next to the bowling alley behind the mall?

4619
04:57:24,260 --> 04:57:26,700
 Nothing close to, you know what I'm talking about?

4620
04:57:26,700 --> 04:57:28,780
 I can't picture what you're talking about.

4621
04:57:28,780 --> 04:57:29,060
 Okay.

4622
04:57:29,060 --> 04:57:31,780
 Um, what's the price, what's the price point for these?

4623
04:57:31,780 --> 04:57:34,340
 We're probably talking at two 50 plus.

4624
04:57:34,340 --> 04:57:35,540
 Thank you.

4625
04:57:35,540 --> 04:57:36,820
 They're going to be nice development.

4626
04:57:36,820 --> 04:57:38,220
 Nice, nice homes.

4627
04:57:39,380 --> 04:57:40,980
 Can, can I see those renderings?

4628
04:57:40,980 --> 04:57:41,860
 Absolutely.

4629
04:57:41,860 --> 04:57:43,180
 Do you have them?

4630
04:57:43,180 --> 04:57:44,340
 I have a flash drive.

4631
04:57:44,340 --> 04:57:45,660
 I can pull them up in two seconds.

4632
04:57:45,660 --> 04:57:46,500
 I would love to see that.

4633
04:57:46,500 --> 04:57:53,620
 Just, I just want to know what's going on in the city.

4634
04:57:53,620 --> 04:57:56,340
 Just want to know what's going on.

4635
04:57:56,340 --> 04:58:01,580
 You're going to be asked the question and now we're going to the answer.

4636
04:58:09,380 --> 04:58:17,820
 I'm going to, you're going to have to give me a second.

4637
04:58:17,820 --> 04:58:19,500
 I'm going to have to kind of orient them.

4638
04:58:19,500 --> 04:58:27,740
 So here's, we have four different, uh, floor plans.

4639
04:58:27,740 --> 04:58:30,740
 These are four different renderings.

4640
04:58:30,740 --> 04:58:31,340
 Essentially.

4641
04:58:31,340 --> 04:58:32,580
 Here's the second one.

4642
04:58:32,580 --> 04:58:37,700
 Don't start to her.

4643
04:58:39,380 --> 04:58:49,660
 They're done by a local architect here who specializes in single family and we've played

4644
04:58:49,660 --> 04:58:54,460
 with the floor plans quite a bit to make sure that they are, um, amenitized the way they

4645
04:58:54,460 --> 04:59:00,060
 need to be, but don't provide an opportunity to, to stack a bunch of people in or they're

4646
04:59:00,060 --> 04:59:01,300
 all seen one bedroom.

4647
04:59:01,300 --> 04:59:02,580
 Thanks.

4648
04:59:02,580 --> 04:59:04,100
 Uh, Chris, you're back.

4649
04:59:04,100 --> 04:59:05,500
 Thank you, chair.

4650
04:59:05,500 --> 04:59:07,700
 You said they're all one bedroom.

4651
04:59:07,700 --> 04:59:08,660
 They're all one bedroom.

4652
04:59:08,660 --> 04:59:08,980
 Okay.

4653
04:59:09,020 --> 04:59:09,820
 That was my question.

4654
04:59:09,820 --> 04:59:12,460
 What was the square footage that we're looking at?

4655
04:59:12,460 --> 04:59:17,700
 800 minimum, 800 minimum, um, excluding the garage.

4656
04:59:17,700 --> 04:59:18,420
 That is correct.

4657
04:59:18,420 --> 04:59:24,940
 And they range between 800 and maybe close to 1100 max.

4658
04:59:24,940 --> 04:59:25,540
 Okay.

4659
04:59:25,540 --> 04:59:27,020
 Definitely cottage.

4660
04:59:27,020 --> 04:59:27,780
 Thank you.

4661
04:59:27,780 --> 04:59:29,780
 I don't see any other questions.

4662
04:59:29,780 --> 04:59:30,140
 Thank you.

4663
04:59:30,140 --> 04:59:30,700
 Thank you.

4664
04:59:30,700 --> 04:59:36,660
 I think there's only one more person who could possibly speak, but it is a public

4665
04:59:36,660 --> 04:59:42,740
 hearing, if you want to see that there is none, I will go ahead and close the public

4666
04:59:42,740 --> 04:59:46,900
 hearing and, uh, ask commissioner pernetta motion to approve.

4667
04:59:46,900 --> 04:59:48,580
 We have a first to approve.

4668
04:59:48,580 --> 04:59:49,900
 Christopher Beck second.

4669
04:59:49,900 --> 04:59:52,660
 We have a first and a second for approval.

4670
04:59:52,660 --> 04:59:54,700
 Seeing no discussion.

4671
04:59:54,700 --> 04:59:55,780
 I'll call for a vote on the board.

4672
04:59:55,780 --> 05:00:04,460
 Motion carries six zero.

4673
05:00:04,460 --> 05:00:05,700
 Congratulations.

4674
05:00:06,660 --> 05:00:15,980
 That moves us to our last item, which is the project matrix.

4675
05:00:15,980 --> 05:00:17,820
 I'll have Richard start and we'll go from there.

4676
05:00:17,820 --> 05:00:23,780
 I'll be briefed through a couple of things I wanted to, um, to highlight on here.

4677
05:00:23,780 --> 05:00:29,620
 Um, the first item, um, I know we've had this on for quite a while to discuss the,

4678
05:00:29,620 --> 05:00:35,580
 the, um, sort of a rural area or sector plan, um, given tonight's discussion, it's

4679
05:00:35,580 --> 05:00:39,100
 probably, uh, probably worthy that we, we do that sooner than later, at least

4680
05:00:39,100 --> 05:00:40,100
 begin that discussion.

4681
05:00:40,100 --> 05:00:47,340
 Um, and so what I, what I'll probably end up doing is, um, looking at the six 19

4682
05:00:47,340 --> 05:00:49,980
 agenda, I don't think it's sort of the draft where we're headed.

4683
05:00:49,980 --> 05:00:52,060
 I don't think it's going to be too heavy of an agenda.

4684
05:00:52,060 --> 05:00:56,940
 Um, so I, uh, and given where the, uh, criteria manual is, I may flip flop

4685
05:00:56,940 --> 05:01:01,060
 those and maybe move the criteria manual most likely go in July, I'm guessing,

4686
05:01:01,660 --> 05:01:06,780
 um, as it relates to the upland habitat, um, but put the, uh, at least have a

4687
05:01:06,780 --> 05:01:10,660
 discussion of the rural area, small area plan as part of a work session, um, at

4688
05:01:10,660 --> 05:01:14,660
 least give us a little bit more time to prepare, um, also give us some, some

4689
05:01:14,660 --> 05:01:19,140
 thought as we, uh, um, really dive into these city initiated rezoning, not saying

4690
05:01:19,140 --> 05:01:22,620
 we're going to do city initiated rezoning in an area, but I think at least have

4691
05:01:22,620 --> 05:01:26,340
 that, um, have that discussion and have that more with the, uh, with the

4692
05:01:26,340 --> 05:01:31,580
 commission, um, one other thing I wanted to, um, to also mention, uh, the

4693
05:01:31,580 --> 05:01:36,180
 draft policies and procedures that will still remain on there, um, as a, to be

4694
05:01:36,180 --> 05:01:40,820
 determined, I think we'll have to come back and, and clarify possibly, um, there

4695
05:01:40,820 --> 05:01:45,620
 was a question earlier about, uh, the three day sort of a three, um, three

4696
05:01:45,620 --> 05:01:50,660
 meeting rule going back and looking at, at the, um, policy within the code of

4697
05:01:50,660 --> 05:01:56,580
 ordinances, I believe it states, um, it's a 50%, it's an, or, um, three, if you

4698
05:01:56,580 --> 05:02:01,460
 miss three meetings in a year or a 50%, but I want to get that clarification, uh,

4699
05:02:01,500 --> 05:02:04,180
 and, and provide that, um, provide that to everybody.

4700
05:02:04,180 --> 05:02:09,380
 Um, the only other item I wanted to add on here, uh, again, probably for that

4701
05:02:09,380 --> 05:02:15,900
 six 19, um, uh, agenda is I know the, the legislative session will be wrapping up

4702
05:02:15,900 --> 05:02:17,100
 in the next week or two.

4703
05:02:17,100 --> 05:02:21,220
 Um, I think there's one bill that, that went through both the house and senate,

4704
05:02:21,220 --> 05:02:22,700
 uh, related to annexation.

4705
05:02:22,700 --> 05:02:27,060
 And so once that ends, at least, um, just give a short little report on what

4706
05:02:27,060 --> 05:02:30,980
 some of those bills, um, who knows what's going to ultimately pass in the next two

4707
05:02:30,980 --> 05:02:34,340
 weeks, um, but at least give, just give a little update of what they are and how it

4708
05:02:34,340 --> 05:02:38,260
 might affect any of our, uh, any of our codes.

4709
05:02:38,260 --> 05:02:43,500
 Um, last item, sorry, um, the urban forest master plan tree fund.

4710
05:02:43,500 --> 05:02:48,980
 Um, I spoke to, uh, Gary packing, um, last week, I was actually trying to

4711
05:02:48,980 --> 05:02:53,500
 get him on the agenda today, but given the number of items that we had, um, I

4712
05:02:53,500 --> 05:02:55,500
 said, it's probably better that, that we wait.

4713
05:02:56,020 --> 05:03:01,780
 Um, and so that will be coming, um, at least in, within the next month or July

4714
05:03:01,780 --> 05:03:03,420
 at the very latest for an update on that.

4715
05:03:03,420 --> 05:03:05,020
 And that's all I have.

4716
05:03:05,020 --> 05:03:05,780
 Thank you.

4717
05:03:05,780 --> 05:03:10,420
 And commissioner Smith or commissioner Ellis, sorry.

4718
05:03:10,420 --> 05:03:13,380
 Thank you, chair Richard.

4719
05:03:13,380 --> 05:03:17,100
 Do you have any council votes to update us on or no, is there none of that?

4720
05:03:17,100 --> 05:03:24,900
 Not that I could, not that I can think of off the top of my head.

4721
05:03:26,860 --> 05:03:29,260
 Did Windsor get re voted or I'm sorry.

4722
05:03:29,260 --> 05:03:33,700
 The Windsor, the Windsor did, um, Windsor did get approved.

4723
05:03:33,700 --> 05:03:35,540
 It did.

4724
05:03:35,540 --> 05:03:37,140
 It did.

4725
05:03:37,140 --> 05:03:37,540
 Okay.

4726
05:03:37,540 --> 05:03:38,260
 It did get approved.

4727
05:03:38,260 --> 05:03:38,380
 Sorry.

4728
05:03:38,380 --> 05:03:38,660
 Okay.

4729
05:03:38,660 --> 05:03:39,060
 Thanks.

4730
05:03:39,060 --> 05:03:41,620
 Okay.

4731
05:03:41,620 --> 05:03:48,460
 Seeing no other discussion items, I'll go ahead and close the PNC

4732
05:03:48,460 --> 05:03:51,020
 meeting for May 15th at nine 50.