WEBVTT

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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.

00:16:36.320 --> 00:16:38.400
 Mr. Beck.

00:16:38.400 --> 00:16:39.400
 Thank you, chair.

00:16:39.400 --> 00:16:42.720
 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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 no return where they can't change their mind?

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 Did we, Richard brought that up.

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 I think that there was going to be a point where they're locked in and.

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 I think once we, once we start reviewing it, uh, it's, that's where we're going

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 forward in any, like any application.

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 Once the review starts, that's, that's, we're moving forward.

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 If they choose to go back, they would have to withdraw the application process.

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 That's what I would, any permanence issue to, right.

00:17:23.720 --> 00:17:24.120
 Correct.

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 If they've gone through, if they're already at building permit, um, they're,

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 they're under that under the guise of whatever zoning that they're under.

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 If the project is that far along, that makes sense.

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 Okay.

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 Thank you.

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 And then what, what we've done in staff can chime in, but we've been encouraging

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 the 2019 development code, just because obviously it's to us, it's a better code

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 and it should be something that we should start using.

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 And so we've been encouraging applicants to, to use that.

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 Okay.

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 So city initiated rezonings, and this is why we're here, um, this afternoon

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 or to hear about what's, what's going to happen.

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 I've got a chart here that identifies the dates of when we are scheduled to have

00:18:06.600 --> 00:18:12.200
 the city's city initiated zoning changes, public hearings, as you can see, the

00:18:12.200 --> 00:18:17.800
 first column, first row, that is May 29th with planning zoning commission, then

00:18:17.800 --> 00:18:23.600
 June 11th to city council, we have identified 25 areas that we have

00:18:23.600 --> 00:18:28.120
 areas and I'll show you an exhibit later, what those areas look like.

00:18:28.120 --> 00:18:31.560
 What we wanted to make sure is we identified areas that shared the

00:18:31.560 --> 00:18:36.480
 same zoning districts that we're proposing to go into so that it's

00:18:36.480 --> 00:18:38.720
 simple in ways of reviewing them.

00:18:38.720 --> 00:18:46.160
 Um, there was a total of 155 parcels as part of those 25, um, areas.

00:18:46.160 --> 00:18:50.080
 And again, there's an exhibit that I'll be showing the commission to show where

00:18:50.080 --> 00:18:55.280
 those are and how those, uh, correlate to this, uh, uh, spreadsheet or this table.

00:18:55.280 --> 00:19:00.640
 Those are primarily along I 35 E between the city limits by current all

00:19:00.640 --> 00:19:02.280
 the way up to Fort Worth drive.

00:19:02.280 --> 00:19:06.280
 So those are the errors that we will be taking, bringing forward to the

00:19:06.280 --> 00:19:07.840
 planning zoning commission on May 29th.

00:19:07.840 --> 00:19:14.400
 Um, and then on June 26th, there'll be another batch or groupings of areas.

00:19:14.400 --> 00:19:19.960
 And you see, we've already potentially identified 23 areas in approximately

00:19:19.960 --> 00:19:22.680
 529 parcels that's going to fluctuate.

00:19:22.680 --> 00:19:26.200
 Uh, we're still looking into some of those parcels, but that's generally

00:19:26.200 --> 00:19:29.080
 what the next batch or groupings will look like.

00:19:29.080 --> 00:19:34.720
 And then following that July 10th, um, we will be bringing another batch and

00:19:34.720 --> 00:19:40.080
 those will be primarily in the, um, us three cents seven, which is Fort Worth

00:19:40.080 --> 00:19:45.480
 drive, Teasley and areas within the neighborhood, uh, university compatibility

00:19:45.480 --> 00:19:48.200
 areas, the areas around the university, around downtown.

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

00:19:52.880 --> 00:19:59.440
 10th public hearing with PNC, but any questions regarding this table, how

00:19:59.440 --> 00:20:02.120
 we're moving forward with it and okay.

00:20:02.120 --> 00:20:07.760
 Um, so what's the process?

00:20:07.760 --> 00:20:13.760
 Um, the process is that we have identified those public hearing dates.

00:20:14.480 --> 00:20:18.040
 We have started to notify property owners.

00:20:18.040 --> 00:20:22.560
 We have sent letters out to the property owners, letting them know that their

00:20:22.560 --> 00:20:28.040
 properties, um, identified in the letter are being proposed to be zoned to X.

00:20:28.040 --> 00:20:31.040
 Uh, we've also contacted them through phone.

00:20:31.040 --> 00:20:34.480
 Uh, those that we have phone numbers with, we've contacted them and let them,

00:20:34.480 --> 00:20:38.320
 let them know that there is a city initiated rezoning, rezoning change on

00:20:38.320 --> 00:20:40.480
 their property so that they're aware of that.

00:20:40.480 --> 00:20:44.200
 Uh, we also have started sending out notifications and you heard a little bit

00:20:44.200 --> 00:20:51.200
 about that earlier, we mailed, I'm sorry, we published newspaper notices this Sunday.

00:20:51.200 --> 00:20:57.560
 And if you saw the newspaper, it was like three or four pages of, um, newspaper,

00:20:57.560 --> 00:21:02.920
 you know, columns for these, uh, city initiated rezoning, these 25 areas.

00:21:02.920 --> 00:21:05.280
 So we, that was published on Sunday.

00:21:05.280 --> 00:21:10.440
 Mailers within the turn of foot buffer area were sent out to property

00:21:10.440 --> 00:21:11.520
 owners within turn of feet.

00:21:11.960 --> 00:21:17.160
 We also sent out those 500 foot, um, notices, postcards, uh, those were

00:21:17.160 --> 00:21:18.520
 sent out today, I believe.

00:21:18.520 --> 00:21:24.160
 Uh, so they'll be received hopefully earlier or this week and through the

00:21:24.160 --> 00:21:27.440
 weekend, uh, and I'm sure there'll be some questions, but just to let you

00:21:27.440 --> 00:21:29.280
 know that those were sent out this week.

00:21:29.280 --> 00:21:33.840
 Uh, we also posted those, uh, information, those notices online.

00:21:33.840 --> 00:21:35.600
 So that's available online as well.

00:21:35.600 --> 00:21:37.840
 So the notification has been done.

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,

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

00:21:47.920 --> 00:21:53.280
 met the requirements for notifying, uh, the public hearing staff analysis.

00:21:53.280 --> 00:21:55.000
 Um, we've started that as well.

00:21:55.000 --> 00:21:56.920
 And that is just to give you an idea.

00:21:56.920 --> 00:22:02.800
 Um, it's a, it's a very, um, systematic way of identifying existing conditions as

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

00:22:06.840 --> 00:22:10.440
 being considered as part of the city initiated rezoning or zoning changes.

00:22:10.440 --> 00:22:19.280
 So to talk about a little bit about what the, um, um, uh, conflict of interest.

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

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

00:22:30.080 --> 00:22:33.560
 plan for the planning zoning commission to make a recommendation to city council.

00:22:34.000 --> 00:22:38.920
 So we are planning on sending the commission, our staff analysis in

00:22:38.920 --> 00:22:46.000
 events, well in advance of our typical, uh, submittal or, um, backups so that if

00:22:46.000 --> 00:22:49.880
 you identify a parcel that you have a conflict of interest, we want to make

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

00:22:55.120 --> 00:22:59.040
 quorum for that, uh, particular, uh, planning zoning commission.

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

00:23:03.880 --> 00:23:09.160
 sure that we pull, um, those, um, or you, you excuse yourself regarding those

00:23:09.160 --> 00:23:12.720
 specific areas and then we'll make accommodations.

00:23:12.720 --> 00:23:16.640
 But again, the idea is that if you have a conflict of interest of a particular

00:23:16.640 --> 00:23:20.840
 area, please let us know in advance so that we can make accommodations.

00:23:20.840 --> 00:23:24.480
 Staff presentation.

00:23:24.480 --> 00:23:27.480
 So now we're, we're, um, we're at the planning zoning commission, public

00:23:27.480 --> 00:23:33.160
 hearing staff will make a presentation of all 25 areas all at one time.

00:23:33.200 --> 00:23:38.600
 We'll cover from again, the city limits current all the way up to three, seven,

00:23:38.600 --> 00:23:39.600
 Sanford with drive.

00:23:39.600 --> 00:23:43.320
 We'll make sure that we identify each area, explain why we're doing it.

00:23:43.320 --> 00:23:47.600
 The, um, the existing conditions and we'll just do it all one presentation.

00:23:47.600 --> 00:23:51.880
 Um, then the chair will open it up for a public hearing.

00:23:51.880 --> 00:23:57.160
 And those that are in attendance will speak in favor or in opposition.

00:23:57.160 --> 00:24:02.040
 Uh, we'll go through, um, their, their comments and on the card, they'll

00:24:02.040 --> 00:24:05.960
 identify which area they are in opposition or in favor of.

00:24:05.960 --> 00:24:07.840
 And so that we can organize it that way.

00:24:07.840 --> 00:24:13.560
 Um, following all comments received, the chair will then close a public

00:24:13.560 --> 00:24:17.040
 hearing, uh, and then opening up for discussion for the planning zoning

00:24:17.040 --> 00:24:22.600
 commission and after, of course, the commission has discussed it, um, there

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

00:24:28.560 --> 00:24:32.560
 can be one recommendation of all 25 areas is my understanding.

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

00:24:39.800 --> 00:24:43.600
 item that needs to be pulled because of a public, uh, of a public comment that

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

00:24:50.320 --> 00:24:54.360
 areas can be recommended for whatever recommendation the commission chooses.

00:24:55.000 --> 00:24:58.720
 I think that's potentially true, whether that's likely or not is another issue.

00:24:58.720 --> 00:24:59.160
 Sure.

00:24:59.160 --> 00:25:04.880
 So the option is there, um, um, as opposed to say city council where they

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

00:25:11.280 --> 00:25:14.200
 planning zoning commission, our understanding is that it can be

00:25:14.200 --> 00:25:16.240
 done all at one time, potentially.

00:25:16.240 --> 00:25:22.880
 So how do we choose, how are we, how are we choosing these areas?

00:25:22.880 --> 00:25:28.440
 And so we've put together a list of selection of area and, uh,

00:25:28.440 --> 00:25:29.920
 proposed zoning criteria.

00:25:29.920 --> 00:25:33.160
 So we are starting with the transition chart.

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.

00:25:37.600 --> 00:25:42.200
 And if it's compatible with the area, we're not changing it.

00:25:42.200 --> 00:25:42.520
 Right.

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

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,

00:25:51.240 --> 00:25:55.080
 we're looking at existing uses, uh, we're looking at ways of addressing

00:25:55.080 --> 00:25:58.440
 nonconformity of those nonconforming uses.

00:25:58.440 --> 00:26:00.480
 We're looking at protecting neighborhoods.

00:26:00.480 --> 00:26:04.720
 How can we protect them either by introducing some zoning districts that

00:26:04.720 --> 00:26:07.600
 are less impactful in those particular areas?

00:26:07.600 --> 00:26:10.800
 We're looking at areas in certain locations.

00:26:10.800 --> 00:26:15.640
 Our first attempt are been I 35 working a way up the corridor.

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

00:26:21.800 --> 00:26:26.640
 will be, uh, upcoming, uh, and then specific areas within the city that we

00:26:26.640 --> 00:26:32.760
 have identified as well as what, um, uh, what we've heard from the community as,

00:26:32.760 --> 00:26:34.800
 um, potential city initial results.

00:26:34.800 --> 00:26:37.600
 We're looking at those as well as part of this effort.

00:26:37.600 --> 00:26:42.740
 So those comments that we received through response forms, through emails,

00:26:42.740 --> 00:26:45.940
 through phone calls, through the public hearing process, we've

00:26:45.940 --> 00:26:49.560
 collected those and we're making sure that we look into those and, and not

00:26:49.560 --> 00:26:55.000
 just, um, you know, discard them, but rather making sure that we, uh, find if

00:26:55.000 --> 00:26:58.480
 it's, it's something that's worth a city initiated rezoning again, using the

00:26:58.480 --> 00:27:01.520
 criteria that we have here, uh, we'll bring that forward.

00:27:01.520 --> 00:27:04.760
 If not, those items or those, those requests will be brought

00:27:04.760 --> 00:27:06.800
 forward, uh, by applications.

00:27:06.800 --> 00:27:11.120
 Of course, we're looking at the, uh, the land use element and the future land

00:27:11.120 --> 00:27:15.080
 use map as, uh, another criteria for our city initiated rezoning.

00:27:16.000 --> 00:27:19.480
 Um, and last, um, is it a neighborhood commercial, I'm sorry, a

00:27:19.480 --> 00:27:20.960
 community or a regional draw?

00:27:20.960 --> 00:27:26.840
 Those obviously would then, um, reference or reflect what zoning district, for

00:27:26.840 --> 00:27:31.600
 example, MN is, you know, mixed use neighborhood, neighborhood, right?

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

00:27:37.000 --> 00:27:41.720
 quarter, anything of a regional draw would be an MR, a mixed use regional

00:27:41.960 --> 00:27:46.280
 zoning district, so just stuff that we are looking at and will be reflected

00:27:46.280 --> 00:27:47.560
 in our staff analysis.

00:27:47.560 --> 00:27:51.400
 I think you all have seen this chart already.

00:27:51.400 --> 00:27:55.960
 This is the, uh, transition chart that shows what the zonings were and what

00:27:55.960 --> 00:27:59.560
 they are, um, currently in as far as the transition zoning.

00:27:59.560 --> 00:28:02.160
 I won't spend time, uh, a lot.

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

00:28:04.840 --> 00:28:09.880
 this so that y'all are again, um, familiar with, uh, this chart.

00:28:10.720 --> 00:28:15.680
 Okay. So these are the 25 areas.

00:28:15.680 --> 00:28:20.320
 And again, you can see that they're grouped by zoning districts as

00:28:20.320 --> 00:28:23.280
 well as, um, in geographic area.

00:28:23.280 --> 00:28:30.480
 We, um, made a decision or is our, it was our methodology that, uh, here's

00:28:30.480 --> 00:28:31.760
 one in case you're looking for it.

00:28:31.760 --> 00:28:36.320
 It's a small parcel, um, office, uh, shady shores or Lakeview Boulevard.

00:28:36.320 --> 00:28:44.560
 Sorry, um, that, um, if I 35 divided it, it would be separated.

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

00:28:48.960 --> 00:28:50.720
 up in this general area here.

00:28:50.720 --> 00:28:54.480
 Three, four is a small one that's over here.

00:28:54.480 --> 00:28:58.040
 Uh, five, six, uh, and so on and so forth.

00:28:58.040 --> 00:29:02.280
 Again, we made sure that we identified those areas by zoning districts.

00:29:02.680 --> 00:29:08.760
 And also if they were separated by I-35, um, or a major roadway.

00:29:08.760 --> 00:29:16.800
 So again, to give some, um, similarities in our review and in your consideration.

00:29:16.800 --> 00:29:21.080
 Again, the first batch will be along I-35 as you see here.

00:29:21.080 --> 00:29:23.480
 Uh, they also include other arterials.

00:29:23.480 --> 00:29:28.240
 Again, I said 25, but there are other 24 areas that we're looking at.

00:29:28.240 --> 00:29:32.080
 And again, 155 parcels that are involved.

00:29:32.680 --> 00:29:39.320
 With this first grouping, um, I won't spend a lot of time on this slide

00:29:39.320 --> 00:29:42.640
 either, just to give you an idea of what that staff analysis will include.

00:29:42.640 --> 00:29:47.960
 It'll include, of course, the location, the size, uh, what their zoning was in

00:29:47.960 --> 00:29:53.560
 2002 and then what it is in the transition or the 2019 zoning, uh, if

00:29:53.560 --> 00:29:57.560
 it was requested by a citizen or not, uh, what are the existing uses?

00:29:57.560 --> 00:30:02.360
 Did we address not conforming, um, statuses, um, who the property

00:30:02.360 --> 00:30:06.160
 owners, a little background of the property, any site data that is available

00:30:06.160 --> 00:30:12.480
 and then, um, any findings of facts that we've developed or, um, put together.

00:30:12.480 --> 00:30:15.960
 And then the end will be a staff recommendation and then we'll open

00:30:15.960 --> 00:30:20.440
 it up, obviously, or present that to you on and open up for, uh, your consideration.

00:30:20.440 --> 00:30:23.760
 That concludes my presentation.

00:30:23.760 --> 00:30:26.240
 I just, again, thank you for the opportunity.

00:30:26.240 --> 00:30:29.120
 Um, it's obviously something that's going to be upcoming.

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

00:30:31.800 --> 00:30:32.560
 next couple of weeks.

00:30:32.560 --> 00:30:36.760
 So, um, a week from, uh, I guess it's coming Tuesday to 29th.

00:30:36.760 --> 00:30:41.800
 So do you all have any questions, any recommendations, any input?

00:30:41.800 --> 00:30:45.800
 Obviously we're here to see what we can do to improve the process.

00:30:45.800 --> 00:30:50.240
 And this is what we've come up and certainly happy to hear from the commission.

00:30:50.240 --> 00:30:54.080
 I have a couple of questions.

00:30:54.080 --> 00:30:57.200
 Uh, first, thanks in advance for all the staff's work.

00:30:57.200 --> 00:31:01.160
 That sounds, uh, like a ton, ton of work.

00:31:01.160 --> 00:31:04.840
 So, uh, thank you, uh, sincerely for that work.

00:31:04.840 --> 00:31:06.720
 Uh, two questions.

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

00:31:12.480 --> 00:31:16.680
 heard my voice before here knows that it seems as though the future land use map

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

00:31:23.840 --> 00:31:27.760
 specifically on, on our map right now that say rural, which we know are not

00:31:27.760 --> 00:31:30.160
 remaining rural and we're not prioritizing as being rural.

00:31:30.200 --> 00:31:35.520
 So can you walk me through the, the amount of weight that's being placed

00:31:35.520 --> 00:31:36.680
 on the future land use map?

00:31:36.680 --> 00:31:41.960
 It, it does, um, have some weight, but I would say it depends on the area.

00:31:41.960 --> 00:31:46.160
 And again, like you said, if certain areas we're seeing some changes of,

00:31:46.160 --> 00:31:49.840
 um, activity, it's, it's, it's going to be adjusted.

00:31:49.840 --> 00:31:53.160
 So I can't say it's 1% of one area.

00:31:53.160 --> 00:31:55.880
 It's going to be the same as it will be for another area.

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

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

00:32:06.480 --> 00:32:12.680
 helps make sense, but it's, it doesn't serve, um, one percentage throughout.

00:32:12.680 --> 00:32:14.480
 It's, it's going to depend on the area.

00:32:14.480 --> 00:32:14.960
 Okay.

00:32:14.960 --> 00:32:15.680
 That is helpful.

00:32:15.680 --> 00:32:20.440
 And then, uh, second, this process will.

00:32:20.440 --> 00:32:25.760
 Ideally clear up all split zoning or is, is this included and of split zoning?

00:32:25.760 --> 00:32:27.960
 Can you walk me through the split zoning?

00:32:27.960 --> 00:32:31.480
 Split zoning is, is, is included in these, this analysis as well.

00:32:31.480 --> 00:32:31.720
 Yeah.

00:32:31.720 --> 00:32:36.720
 So our attempt is to address as many of the split zoning as possible.

00:32:36.720 --> 00:32:40.960
 We continue to reach out to property owners, uh, to get their input.

00:32:40.960 --> 00:32:45.400
 And of course, any other factors that we use in regards to split zoning, we

00:32:45.400 --> 00:32:50.240
 will include in our analysis, but yes, the answer is, uh, this does include

00:32:50.240 --> 00:32:53.360
 split zoning, um, addressing those, those in the city.

00:32:53.360 --> 00:32:53.960
 Great.

00:32:55.760 --> 00:32:56.900
 Any other questions?

00:32:56.900 --> 00:33:00.280
 All right.

00:33:00.280 --> 00:33:00.760
 Perfect.

00:33:00.760 --> 00:33:01.080
 Great.

00:33:01.080 --> 00:33:02.760
 Thank you very much.

00:33:02.760 --> 00:33:09.080
 Next item for business is the clarification of agenda.

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

00:33:14.880 --> 00:33:17.800
 public hearings are being postponed.

00:33:17.800 --> 00:33:22.520
 So we will not look at those three items tonight from the public hearing.

00:33:22.520 --> 00:33:24.240
 So I just want to make note of that.

00:33:24.240 --> 00:33:25.160
 Commissioner Beck.

00:33:25.480 --> 00:33:26.040
 Thank you, chair.

00:33:26.040 --> 00:33:30.160
 I just wanted to throw something out there regarding one of the consent

00:33:30.160 --> 00:33:37.040
 agenda items, um, the, um, FP 19, 005 Cooper Creek states edition.

00:33:37.040 --> 00:33:42.800
 Uh, I looking at that where it was located, I automatically went to the, uh,

00:33:42.800 --> 00:33:47.720
 mobility plan and notice that that's that road is designed to run right

00:33:47.720 --> 00:33:53.520
 in front of their property was that brought up during the, uh, uh, discussion

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

00:33:58.680 --> 00:34:06.640
 were doing wanted it because those look like those were going to be, uh,

00:34:06.640 --> 00:34:08.200
 residential lots.

00:34:08.200 --> 00:34:10.080
 If I, that's correct.

00:34:10.080 --> 00:34:10.520
 Okay.

00:34:10.520 --> 00:34:12.640
 So now they're going to have a six lane.

00:34:12.640 --> 00:34:14.600
 Is it six line three lines each way?

00:34:14.600 --> 00:34:16.960
 I believe it's, uh, okay.

00:34:16.960 --> 00:34:19.760
 So was there any reaction to that?

00:34:19.760 --> 00:34:20.200
 Any comment?

00:34:20.200 --> 00:34:21.400
 No, nothing at all.

00:34:21.400 --> 00:34:21.760
 Okay.

00:34:21.760 --> 00:34:24.880
 I've dealt with the property, yeah, they're aware of it.

00:34:24.880 --> 00:34:25.360
 Okay.

00:34:25.360 --> 00:34:26.480
 And it's in the ETJ.

00:34:26.480 --> 00:34:26.840
 Okay.

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.

00:34:31.320 --> 00:34:34.040
 He's like, they dedicated the right away for the plot.

00:34:34.040 --> 00:34:34.600
 Okay.

00:34:34.600 --> 00:34:38.320
 So they don't have a problem with that when it happens, when it happens.

00:34:38.320 --> 00:34:38.880
 Right.

00:34:38.880 --> 00:34:39.200
 Yeah.

00:34:39.200 --> 00:34:40.800
 It's, it's necessary.

00:34:40.800 --> 00:34:42.080
 So, okay, great.

00:34:42.080 --> 00:34:42.840
 Thank you.

00:34:42.840 --> 00:34:46.880
 Is there any other questions for the consent agenda?

00:34:46.880 --> 00:34:50.080
 We have two preliminary plots in the final plot.

00:34:50.080 --> 00:34:50.960
 Just look at that.

00:34:51.840 --> 00:34:52.160
 All right.

00:34:52.160 --> 00:34:57.360
 Seeing none, we will move into our public hearings again, three AB and C are being

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

00:35:03.400 --> 00:35:04.200
 zoning case.

00:35:04.200 --> 00:35:12.280
 So I will preface that my allergies are kicking in.

00:35:12.280 --> 00:35:14.400
 So my throat is very raspy.

00:35:14.400 --> 00:35:15.240
 So I apologize.

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.

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

00:35:32.320 --> 00:35:37.760
 neighborhood residential two to neighborhood residential four and our four, um, on

00:35:37.760 --> 00:35:40.800
 approximately 0.1 Oh one acres of land.

00:35:40.800 --> 00:35:45.040
 Um, that translates to approximately 4,500 square feet.

00:35:45.920 --> 00:35:50.520
 Um, the subject property is located, uh, north of Prairie street.

00:35:50.520 --> 00:35:56.480
 So Oakwood cemetery is just to the east of it, um, north of Fred Moore park.

00:35:56.480 --> 00:36:03.560
 Um, and it is approximately 610 feet west of South brought Brad Bradshaw street.

00:36:03.560 --> 00:36:09.480
 Um, and again, they're looking to construct a single family dwelling and

00:36:09.480 --> 00:36:11.680
 accessory structure on this property.

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

00:36:18.760 --> 00:36:25.640
 mostly surrounded by an R four to the east and south, um, Oakwood cemetery and

00:36:25.640 --> 00:36:31.200
 Fred Moore park are zoned and are two and, um, just to the Northwest of the

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

00:36:40.080 --> 00:36:46.880
 just happens to be, um, one hair salon and a duplex and a residential, uh, lot.

00:36:46.880 --> 00:36:56.280
 So the criteria for approval for this rezoning, um, there are two, one is the

00:36:56.280 --> 00:37:00.600
 proposed rezoning conforms to the future land use element of the dent plan 2030.

00:37:00.600 --> 00:37:05.240
 And second, the proposed rezoning facilitates the adequate provision of

00:37:05.240 --> 00:37:10.560
 transportation, water, sewers, school parks, and other public requirements.

00:37:10.560 --> 00:37:18.120
 So first looking at the future land use map, um, there are about four, um, future

00:37:18.120 --> 00:37:20.800
 land use designations on this single parcel.

00:37:20.800 --> 00:37:24.240
 Um, it's not really depicted well here.

00:37:24.240 --> 00:37:29.360
 Uh, mostly the red shows, but that is downtown Denton, downtown

00:37:29.360 --> 00:37:35.040
 compel compatibility, um, parks and open space and then low density residential.

00:37:35.480 --> 00:37:40.960
 So in our evaluation, uh, the proposed rezoning does conform to the future

00:37:40.960 --> 00:37:44.280
 land use for the low density residential.

00:37:44.280 --> 00:37:50.080
 Um, it is a transition area between the other, um, designations.

00:37:50.080 --> 00:37:54.920
 Um, however, the, the existing site and the surrounding, um, property

00:37:54.920 --> 00:37:58.520
 uses are mostly consistent with low density residential.

00:38:02.280 --> 00:38:06.040
 Um, this property is located in an existing subdivision.

00:38:06.040 --> 00:38:09.640
 So there is existing water sewer transportation.

00:38:09.640 --> 00:38:11.960
 It is located right next to front more park.

00:38:11.960 --> 00:38:17.240
 Um, and there are no anticipated, uh, negative impacts to this rezoning.

00:38:17.240 --> 00:38:23.520
 So the property was, um, the property owners surrounding the

00:38:23.520 --> 00:38:25.320
 200 foot area were notified.

00:38:25.320 --> 00:38:30.600
 Um, six notices were sent out, um, within the 500 foot area, courtesy

00:38:30.600 --> 00:38:35.040
 of notices were sent out to approximately 29 or 229 property owners.

00:38:35.040 --> 00:38:41.960
 Um, to date, we have not received any, um, responses in favor or

00:38:41.960 --> 00:38:47.480
 opposed to the rezoning, um, one sign was posted on the property, uh, and

00:38:47.480 --> 00:38:49.320
 no neighborhood meetings were held.

00:38:49.320 --> 00:38:53.560
 And so with that, um, staff is recommending approval of the rezoning.

00:38:53.560 --> 00:38:55.720
 Any questions?

00:38:55.720 --> 00:38:56.320
 Chris, you're back.

00:38:56.320 --> 00:38:57.160
 Thank you, chair.

00:38:57.400 --> 00:39:03.560
 The property to the east of that, that is a cemetery, is that correct?

00:39:03.560 --> 00:39:05.120
 Uh, right here.

00:39:05.120 --> 00:39:06.040
 Yes.

00:39:06.040 --> 00:39:06.360
 Yes.

00:39:06.360 --> 00:39:07.440
 That is Oakwood cemetery.

00:39:07.440 --> 00:39:11.160
 That's curious why that was even zoned in our two with sad.

00:39:11.160 --> 00:39:15.200
 Yeah, we did just wasn't in cemeteries are allowed in NR two, I guess.

00:39:15.200 --> 00:39:17.000
 Yeah, we did look at the property.

00:39:17.000 --> 00:39:21.120
 Um, and so it was zoned in 2002 with that, that designation.

00:39:21.120 --> 00:39:25.480
 Um, it appeared to be a map error, but it does look like, in fact, maybe

00:39:25.480 --> 00:39:29.120
 it was an oversight on that single parcel, uh, just a little bit

00:39:29.120 --> 00:39:31.400
 of background on that, that lot.

00:39:31.400 --> 00:39:36.040
 It was subdivided, um, as part of the Jasper edition in 1920.

00:39:36.040 --> 00:39:41.320
 So it mostly carried the same zoning designation through our various rezonings.

00:39:41.320 --> 00:39:44.560
 It just so happened that in 2002, there might've been an error.

00:39:44.560 --> 00:39:45.040
 Okay.

00:39:45.040 --> 00:39:45.680
 Thanks.

00:39:45.680 --> 00:39:47.800
 Jerry, do you have something to add?

00:39:47.800 --> 00:39:52.400
 Yeah, I'm just going to say that, uh, back in 2002, NR two was

00:39:52.400 --> 00:39:54.320
 largely a default zoning.

00:39:55.600 --> 00:40:00.880
 I have a couple of questions.

00:40:00.880 --> 00:40:05.080
 Can they, can anyone build right now with NR two, the plot, the property

00:40:05.080 --> 00:40:06.320
 seems too small to do that.

00:40:06.320 --> 00:40:11.480
 So the, the current zoning allows for 30% lot coverage, which is very

00:40:11.480 --> 00:40:13.840
 tight in this specific lot area.

00:40:13.840 --> 00:40:18.480
 The neighborhood surrounding it all have that NR four zoning.

00:40:18.480 --> 00:40:20.640
 So they have 60% lot coverage.

00:40:21.000 --> 00:40:25.920
 Um, so it, it's doable, but it's very tight in that small space.

00:40:25.920 --> 00:40:30.400
 And do we know what the accessory structure is?

00:40:30.400 --> 00:40:34.520
 Um, from the, um, narrative that was provided, it just said it

00:40:34.520 --> 00:40:36.080
 could be a carport or garage.

00:40:36.080 --> 00:40:37.520
 It won't be a dwelling unit.

00:40:37.520 --> 00:40:40.200
 Um, but it's most likely going to be for storage.

00:40:40.200 --> 00:40:43.520
 Uh, the property owner or the applicant is here today.

00:40:43.520 --> 00:40:47.000
 Um, so they will be speaking at the public hearing at six 30.

00:40:47.000 --> 00:40:48.600
 Um, they are here in the room.

00:40:48.600 --> 00:40:53.760
 If, if, uh, and, and with that, if they were to build a garage or

00:40:53.760 --> 00:40:57.000
 storage, non-dwelling unit, is there an SUP required for that?

00:40:57.000 --> 00:41:02.560
 Or any other questions?

00:41:02.560 --> 00:41:05.600
 Thank you very much.

00:41:09.000 --> 00:41:19.960
 Next item is item three E Z 18 dash 0011C I'll invite Julie for presentation.

00:41:19.960 --> 00:41:23.440
 Good evening.

00:41:23.440 --> 00:41:24.920
 Evening.

00:41:24.920 --> 00:41:30.680
 I'm Julie Wyatt, senior planner with the city and I am presenting

00:41:30.680 --> 00:41:34.320
 Z 18 11 agave ranch to you this evening.

00:41:35.280 --> 00:41:40.160
 So the request before you is, um, to zone the property with a mix of

00:41:40.160 --> 00:41:45.840
 zoning districts, um, in our four on 36 acres in our three neighborhood

00:41:45.840 --> 00:41:50.800
 residential three on 41 acres and neighborhood residential two on 15

00:41:50.800 --> 00:41:57.480
 acres on a subject property, uh, totaling 92 total acres off of FM four

00:41:57.480 --> 00:41:59.960
 28 situated in the Northeast side of town.

00:41:59.960 --> 00:42:01.680
 Um, this may look familiar to you.

00:42:01.680 --> 00:42:06.240
 You, you saw something similar, um, in January of this year, uh, they, they

00:42:06.240 --> 00:42:09.600
 came in at that time with a different request, they've since amended the

00:42:09.600 --> 00:42:11.960
 request and so that's why it's coming back to you this evening.

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

00:42:17.840 --> 00:42:19.120
 then what the proposed map would be.

00:42:19.120 --> 00:42:20.720
 So this is the current map right here.

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

00:42:26.960 --> 00:42:31.360
 is a zoning designation of RD five and that zoning designation was put on the

00:42:31.360 --> 00:42:36.440
 property with the city wide zone rezoning in 2002, uh, the, uh, the

00:42:36.440 --> 00:42:41.200
 balance of the, of the property, um, to the east of that has the, the strike

00:42:41.200 --> 00:42:46.000
 marks that is RD five X, which is actually not really even a zoning.

00:42:46.000 --> 00:42:47.640
 It's kind of unzoned property.

00:42:47.640 --> 00:42:50.160
 Um, it was annexed in 2005.

00:42:50.160 --> 00:42:54.520
 And as you're aware, when property is annexed into the city of Denton, um, it,

00:42:54.520 --> 00:42:59.080
 it kind of follows that RD five X, but stays unzoned until the property owner

00:42:59.080 --> 00:43:01.200
 comes forward with the zoning, um, proposal.

00:43:01.760 --> 00:43:03.440
 So this is the proposed map here.

00:43:03.440 --> 00:43:08.200
 Uh, the, the, as I said, the south portion is the NR four, uh, that middle

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.

00:43:12.200 --> 00:43:17.480
 So that that zoning, um, would sort of flow, um, going less dense to, or more

00:43:17.480 --> 00:43:25.120
 dense to less dense as you move forward to move toward the north, um, to look,

00:43:25.120 --> 00:43:29.040
 we're going to take a look at the comparison of the densities and the, the,

00:43:29.080 --> 00:43:32.000
 um, the zoning districts that we're talking about tonight.

00:43:32.000 --> 00:43:36.280
 So, um, this column here is the current regulations and that's that RD five.

00:43:36.280 --> 00:43:41.840
 And then the RD five X, um, residential and rural uses are permitted in our D

00:43:41.840 --> 00:43:48.280
 five, a minimum lot size of five acres, maximum lot coverage of 15% for any

00:43:48.280 --> 00:43:51.400
 buildings that aren't agricultural buildings, and then the maximum building

00:43:51.400 --> 00:43:53.000
 height of 65 feet.

00:43:53.000 --> 00:43:56.400
 So essentially on the 92 acres, they could under current zoning

00:43:56.400 --> 00:43:58.400
 build five dwelling units.

00:43:58.920 --> 00:44:03.600
 Um, they're proposing that, uh, mix of zoning districts and our four in our

00:44:03.600 --> 00:44:08.280
 three and NR two and our four permit single family duplex with limitations

00:44:08.280 --> 00:44:12.560
 and townhomes with an SUP minimum lot size of 7,000 square feet.

00:44:12.560 --> 00:44:16.960
 Um, for, for, um, uh, subdivisions that are over two acres, they could go to

00:44:16.960 --> 00:44:21.120
 that maximum density of four dwelling units per acre, maximum lot coverage of

00:44:21.120 --> 00:44:24.040
 60% and our three is a little less dense.

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

00:44:28.200 --> 00:44:32.640
 acre takes out that duplex use, but still keeps the townhomes with an SUP and then

00:44:32.640 --> 00:44:37.720
 NR two is less dense with the 16,000 square foot lots, uh, two dwelling units

00:44:37.720 --> 00:44:42.520
 per acre and then, um, adds in the manufactured housing use with an SUP,

00:44:42.520 --> 00:44:44.640
 but no townhome or duplex uses.

00:44:44.640 --> 00:44:50.360
 So if approved in accordance with their plan, they could develop a maximum of

00:44:50.360 --> 00:44:55.240
 317 single family dwellings over those three zoning districts.

00:44:56.560 --> 00:44:59.440
 So the criteria for approval in sub chapter three, uh, the first thing we

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

00:45:03.400 --> 00:45:04.600
 the dent plan 2030.

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.

00:45:10.520 --> 00:45:14.920
 The intent is to maintain that rural character along the city's edge, um, with

00:45:14.920 --> 00:45:19.280
 development of farms and ranches or low density of rural type housing or

00:45:19.280 --> 00:45:20.640
 conservation type development.

00:45:20.640 --> 00:45:24.280
 Uh, the proposed zoning does not meet this future land use designation.

00:45:24.600 --> 00:45:27.920
 And because of that, we actually have a separate set of criteria for approval

00:45:27.920 --> 00:45:30.160
 that we look at, and that's in sub chapter three.

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

00:45:33.880 --> 00:45:35.160
 in the dent development code.

00:45:35.160 --> 00:45:38.720
 And we'll just kind of talk through this as we talk about their project.

00:45:38.720 --> 00:45:44.520
 So criteria one and two, um, deals with the existing land uses in zoning

00:45:44.520 --> 00:45:46.400
 and impact to future development.

00:45:46.400 --> 00:45:51.400
 Um, this is something we looked at in, in January, but, um, so the subject

00:45:51.400 --> 00:45:55.440
 property is, is, is near rural, but urbanizing areas.

00:45:55.440 --> 00:45:58.760
 And this map really kind of shows what kind of development we're seeing

00:45:58.760 --> 00:46:01.880
 along our Northern edge and that urban fringe.

00:46:01.880 --> 00:46:06.320
 So all of the dots represent either something that has, um, either in

00:46:06.320 --> 00:46:09.920
 development now, so something maybe is going in on the ground or maybe they have

00:46:09.920 --> 00:46:13.520
 a plat or, or they've approached the city and are moving forward with some

00:46:13.520 --> 00:46:13.960
 development.

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

00:46:17.840 --> 00:46:18.880
 the Northeast side of town.

00:46:18.880 --> 00:46:23.720
 So we're seeing that development push North, um, outside the loop, uh, up our

00:46:23.720 --> 00:46:26.960
 arterials, um, where it has that, that access.

00:46:26.960 --> 00:46:31.800
 Um, and so these recent rezoning, these development is really showing that

00:46:31.800 --> 00:46:35.240
 continuous development pattern that the, the dent plan calls for.

00:46:35.240 --> 00:46:39.000
 They want to make sure there's continuous development and that's emerging,

00:46:39.000 --> 00:46:41.040
 emerging along these arterials.

00:46:41.040 --> 00:46:44.080
 Um, and we're also planning for this potential growth.

00:46:44.080 --> 00:46:46.400
 We, like I said, we're, we're hearing a lot.

00:46:46.640 --> 00:46:50.240
 And so, um, the city undertook a traffic study and I believe that was in your

00:46:50.240 --> 00:46:50.720
 backup.

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

00:46:54.280 --> 00:46:57.800
 the Northeast side of town and how we're going to manage that in the future.

00:46:57.800 --> 00:47:04.640
 Um, to continue on with that, um, the, the criteria one and two, uh, the

00:47:04.640 --> 00:47:08.680
 existing, it's adjacent to the existing in our four and in our two districts.

00:47:08.680 --> 00:47:12.560
 So really when you look at that proposed map, you can see those adjacencies and

00:47:12.560 --> 00:47:16.560
 what we want to see with any zoning case is that logical continuation of

00:47:16.560 --> 00:47:17.600
 that zoning pattern.

00:47:17.600 --> 00:47:20.960
 And what they're proposing really does continue that zoning pattern.

00:47:20.960 --> 00:47:26.760
 Um, the proposal could also create a transition, um, uh, transition area and

00:47:26.760 --> 00:47:29.040
 buffer to the high traffic areas.

00:47:29.040 --> 00:47:32.320
 Um, FM four 28, isn't going to stay the way it is now.

00:47:32.320 --> 00:47:37.320
 Text dot has plans to expand it as well as some other, um, transportation

00:47:37.320 --> 00:47:40.600
 interventions that are more regional in nature that are going on north of the

00:47:40.600 --> 00:47:41.080
 property.

00:47:41.080 --> 00:47:45.800
 So, um, by providing this, um, residential area, it could provide that,

00:47:45.800 --> 00:47:46.880
 that transition.

00:47:46.880 --> 00:47:53.040
 Um, the applicant as part of their submittal did provide some trip generation,

00:47:53.040 --> 00:47:58.240
 um, for, uh, they assumed 310 single family homes and that, and, and their

00:47:58.240 --> 00:48:03.960
 assumption was that that would, um, create 29, about 2,900 trips within a 24

00:48:03.960 --> 00:48:04.640
 hour period.

00:48:04.640 --> 00:48:09.600
 Um, AM peak when people were going to work, that would be about 236 trips.

00:48:09.600 --> 00:48:14.000
 And then when people were coming home in the evening, about 310 trips and that's

00:48:14.000 --> 00:48:15.880
 based upon the ITE manual.

00:48:15.880 --> 00:48:21.560
 Um, and as I said, the, the city also commissioned a transportation study, uh,

00:48:21.560 --> 00:48:27.520
 and, and, and the results of that, um, called for more, um, more connections

00:48:27.520 --> 00:48:30.760
 within this area and particularly going east and west.

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

00:48:35.800 --> 00:48:36.880
 that you have to use.

00:48:36.880 --> 00:48:39.440
 There's no real, no other many options.

00:48:39.760 --> 00:48:44.520
 And so, um, so more east west connections would allow more, um, disbursement of

00:48:44.520 --> 00:48:48.240
 that traffic in the area, also calling for more additional travel lanes, which

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

00:48:52.640 --> 00:48:56.040
 three lane divided arterial also to improve the intersections.

00:48:56.040 --> 00:49:01.360
 Um, also as part of it would be a realignment of, of Hartley field road.

00:49:01.360 --> 00:49:03.760
 It would bisect the site extending to the west.

00:49:03.760 --> 00:49:08.040
 So if this project were approved, they would have to build their, their part of

00:49:08.040 --> 00:49:11.320
 that Hartley field and, and start that, that connection.

00:49:11.320 --> 00:49:15.880
 Um, and then with the development impact fees would be required to be paid.

00:49:15.880 --> 00:49:20.320
 And then, um, also we have previously identified improvements, a dedicated

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.

00:49:25.080 --> 00:49:28.120
 And that, that is, um, that is coming soon.

00:49:28.120 --> 00:49:33.400
 Um, so just, here's a map showing that transportation study.

00:49:33.400 --> 00:49:39.240
 So, um, the study boundary is this sort of, um, fuzzy line here and, and, um,

00:49:39.240 --> 00:49:43.680
 planning work with engineering on that to kind of, um, talk about the

00:49:43.680 --> 00:49:47.040
 methodology and, and how they, how they were going to approach the study.

00:49:47.040 --> 00:49:52.360
 So the study really kind of assumed that, um, the build out of this area

00:49:52.360 --> 00:49:54.800
 would be four dwelling units per acre.

00:49:54.800 --> 00:49:57.880
 And then those nodes of commercial activity, we don't know if that's the

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.

00:50:00.400 --> 00:50:02.040
 What would that scenario look like?

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

00:50:07.920 --> 00:50:13.080
 proposed connections that they, that the, um, that the study, uh, determined this

00:50:13.080 --> 00:50:15.120
 F road that's Hartley field.

00:50:15.120 --> 00:50:18.480
 So that would straighten out and go through the property, um, connecting,

00:50:18.480 --> 00:50:23.760
 um, onto the West to provide an additional way for, for, um, residents

00:50:23.760 --> 00:50:26.560
 and, and people who are moving through the area to get around.

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,

00:50:31.280 --> 00:50:34.920
 um, we just, you know, development in this area is, is coming along.

00:50:34.920 --> 00:50:41.240
 But this, this, um, this line right here is actually, um, a regional loop that

00:50:41.240 --> 00:50:43.680
 will go around the entire Metro area.

00:50:43.680 --> 00:50:48.000
 So I believe it's actually under construction in Mansfield and it's going

00:50:48.000 --> 00:50:50.440
 to loop the entire DFW area.

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,

00:50:55.840 --> 00:50:59.360
 and, um, text dot is, is, is, is planning for the future.

00:51:02.000 --> 00:51:03.040
 I know he believed that.

00:51:03.040 --> 00:51:08.600
 So, um, we also looked at water and sewer in the area.

00:51:08.600 --> 00:51:12.640
 Um, they would have to extend water either from the 12 inch to the

00:51:12.640 --> 00:51:14.160
 North or 12 inch to the South.

00:51:14.160 --> 00:51:17.760
 They'd also have to do sewer extensions across the frontage and a lift station

00:51:17.760 --> 00:51:20.080
 to ensure that that sewer works properly.

00:51:20.080 --> 00:51:24.000
 Um, we, we did the calculation on the schools.

00:51:24.000 --> 00:51:28.800
 This is based upon Denton ISD formula, uh, based upon what that maximum, the

00:51:28.800 --> 00:51:36.840
 370, 317 homes, it would generate, uh, approximately 72 elementary students,

00:51:36.840 --> 00:51:40.040
 38 middle school students, and then 47 high school students.

00:51:40.040 --> 00:51:42.640
 And the schools within that attendance boundary currently do

00:51:42.640 --> 00:51:43.800
 have the capacity for that.

00:51:43.800 --> 00:51:47.840
 Uh, Parkland dedication would be provided, um, with, uh, the

00:51:47.840 --> 00:51:50.840
 platting and also the development of the site.

00:51:50.840 --> 00:51:54.920
 And then, you know, just from a broader standpoint, new development and, and

00:51:54.920 --> 00:51:59.000
 particularly in this area should integrate the park's goals with, um, and

00:51:59.000 --> 00:52:02.800
 cooperate, you know, provide cooperation between the developers and our parks

00:52:02.800 --> 00:52:06.160
 department, um, to ensure that we have adequate parkland.

00:52:06.160 --> 00:52:11.840
 So, um, the next criterion we're looking at is seven, the consideration

00:52:11.840 --> 00:52:13.240
 of character and land use.

00:52:13.240 --> 00:52:16.160
 Um, so this is still a rural area.

00:52:16.160 --> 00:52:21.040
 Um, but the existing growth does suggest that there is stage development

00:52:21.040 --> 00:52:22.800
 coming along these arterials.

00:52:23.320 --> 00:52:27.520
 Um, and that, um, and that, you know, residential development and this

00:52:27.520 --> 00:52:31.000
 periphery, particularly this sort of low density residential development,

00:52:31.000 --> 00:52:32.760
 it may be appropriate in this area.

00:52:32.760 --> 00:52:36.840
 Um, however, there may be some uses, particularly in the zoning

00:52:36.840 --> 00:52:40.280
 districts that they're proposing that would be incompatible because this

00:52:40.280 --> 00:52:42.400
 is kind of that farm and ranch area.

00:52:42.400 --> 00:52:44.480
 But there's also some residential neighborhoods.

00:52:44.480 --> 00:52:48.400
 We feel like if it was approved, um, all of the permitted uses

00:52:48.400 --> 00:52:51.840
 should be netted out to just those single family to be consistent

00:52:51.840 --> 00:52:53.760
 with that, um, existing development pattern.

00:52:53.760 --> 00:53:00.000
 Um, we also looked at mobility and, and open space.

00:53:00.000 --> 00:53:03.880
 As I said, the surrounding area is known for the farming and the ranching.

00:53:03.880 --> 00:53:07.000
 Um, it's got a lot of natural open spaces and recreation.

00:53:07.000 --> 00:53:11.360
 And in fact, um, I've got a map here of the parkland shown in green.

00:53:11.360 --> 00:53:14.360
 And if you've been out there, you've got the clear Creek natural

00:53:14.360 --> 00:53:16.200
 heritage center, um, in this location.

00:53:16.200 --> 00:53:18.000
 Plus you've got a state park to the north.

00:53:18.600 --> 00:53:22.200
 Um, so design standards should compliment that existing character

00:53:22.200 --> 00:53:25.160
 in meaningful open space should be provided with, with any

00:53:25.160 --> 00:53:26.520
 development on this site.

00:53:26.520 --> 00:53:31.200
 Um, therefore staff staff recommends a condition to require an off street

00:53:31.200 --> 00:53:35.920
 multi-use path that would provide internal and external connectivity

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

00:53:41.800 --> 00:53:47.440
 proposed it with it, all lots, uh, within the proposed development would have

00:53:47.440 --> 00:53:52.160
 to be within 1300 feet of an access point to that trail system.

00:53:52.160 --> 00:53:56.240
 And that actually serves one of parks goals and that every citizen within

00:53:56.240 --> 00:53:58.880
 the city of Denton should be within a 10 minute walk to a park.

00:53:58.880 --> 00:54:01.160
 So that's about a quarter mile walk.

00:54:01.160 --> 00:54:03.080
 So it actually exceeds that requirement.

00:54:03.080 --> 00:54:06.400
 We want to make sure that any houses would, would have access to that park.

00:54:06.400 --> 00:54:11.120
 And then also two remote connections to adjacent properties should be

00:54:11.120 --> 00:54:13.520
 provided if this was, um, approved.

00:54:13.520 --> 00:54:17.280
 And the intent of that is once that, that trail system gets started,

00:54:17.280 --> 00:54:22.080
 that this would be the catalyst that trail system would continue, um, continue

00:54:22.080 --> 00:54:26.520
 on as, as this area develops to get to that clear Creek natural heritage center,

00:54:26.520 --> 00:54:29.640
 or there's, there's a lot of floodplain in this area.

00:54:29.640 --> 00:54:34.360
 So these are great natural assets that the city has and that we should make

00:54:34.360 --> 00:54:38.760
 sure that our trail system, um, takes advantage of that and gets, um, gets,

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.

00:54:42.120 --> 00:54:43.280
 They could walk or ride their bikes.

00:54:45.000 --> 00:54:49.840
 Um, we also feel like a buffer should be, um, should be, um, placed or

00:54:49.840 --> 00:54:53.160
 put in place, uh, along FM four 28.

00:54:53.160 --> 00:54:59.120
 Um, it is slated to be, um, at least six travel lanes, possibly even larger,

00:54:59.120 --> 00:55:03.880
 especially once you've got that, that, um, regional loop, uh, to the

00:55:03.880 --> 00:55:07.920
 north of the subject property and, um, this type of higher speed road can

00:55:07.920 --> 00:55:09.800
 create nuisances for residents.

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

00:55:15.880 --> 00:55:20.560
 think a buffer is appropriate in this location, not only to screen those, those

00:55:20.560 --> 00:55:24.760
 new rooftops from this sort of rural area and to kind of, kind of provide that

00:55:24.760 --> 00:55:28.720
 separation from the rural area, but also to increase the livability of those

00:55:28.720 --> 00:55:30.600
 residents once they are there.

00:55:30.600 --> 00:55:36.080
 Um, and so we're, we're recommending, um, a, a 20 foot landscape buffer

00:55:36.080 --> 00:55:41.420
 outside of any PUE, uh, public utility easement on FM four 28 for the entire

00:55:41.420 --> 00:55:46.320
 frontage of the property and that would include a berm, um, a large tree planted

00:55:46.320 --> 00:55:51.880
 every 30 linear feet shrubs and, and also, um, a wall and that's just to

00:55:51.880 --> 00:55:56.720
 provide that distance separation as well as that, um, that, that buffer,

00:55:56.720 --> 00:56:00.940
 that, that green wall, if you will, to, to separate the uses to Mr.

00:56:00.940 --> 00:56:02.400
 Smith, thank you, chair Julie.

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.

00:56:07.080 --> 00:56:08.360
 Um, it's a 30 foot.

00:56:08.360 --> 00:56:08.680
 Okay.

00:56:08.680 --> 00:56:11.500
 Um, but it's a 30 foot landscape.

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.

00:56:15.200 --> 00:56:19.800
 Is it the berm plus, I know this is a maximum six foot tall masonry also.

00:56:19.800 --> 00:56:21.400
 It's not a 30 foot wall.

00:56:21.400 --> 00:56:24.280
 What makes up that 30 foot landscape buffer?

00:56:24.280 --> 00:56:26.280
 I said, is it, is it 30 feet high?

00:56:26.280 --> 00:56:27.520
 Is it, is it 30 feet wide?

00:56:27.520 --> 00:56:28.440
 30 feet wide.

00:56:28.440 --> 00:56:28.800
 Yes, sir.

00:56:28.800 --> 00:56:29.200
 Yes, sir.

00:56:29.200 --> 00:56:29.680
 Appreciate it.

00:56:31.600 --> 00:56:33.200
 Um, notification was sent out.

00:56:33.200 --> 00:56:40.240
 Um, so, uh, notification boundary really only applies to that portion of the

00:56:40.240 --> 00:56:42.280
 property that is currently zoned.

00:56:42.280 --> 00:56:47.080
 So that portion of the property that is unzoned isn't factored into that

00:56:47.080 --> 00:56:50.120
 notification, so that's why you see this map in this way.

00:56:50.120 --> 00:56:57.120
 Um, and so within that 200 feet of the property that's within that zoned

00:56:57.200 --> 00:57:03.360
 RD five zoning district adjacent to FM four 28, we've received, um, one

00:57:03.360 --> 00:57:10.360
 letter in opposition and then, um, two in favor, and I believe the, um, the

00:57:10.360 --> 00:57:12.960
 applicant is also in favor of the request as well.

00:57:12.960 --> 00:57:16.080
 There are also eight signs posted on the site and there have

00:57:16.080 --> 00:57:17.720
 been four neighborhood meetings.

00:57:17.720 --> 00:57:26.160
 Julie, can, um, is that just one sliver of a property between the green and red?

00:57:26.240 --> 00:57:28.080
 There's a very small sliver here.

00:57:28.080 --> 00:57:29.600
 The property owner there.

00:57:29.600 --> 00:57:29.840
 Yep.

00:57:29.840 --> 00:57:33.720
 There's a property owner that owns this little sliver, and then they, they own

00:57:33.720 --> 00:57:36.560
 quite a bit of property, um, to the east.

00:57:36.560 --> 00:57:36.800
 Okay.

00:57:36.800 --> 00:57:42.040
 Um, but we, we heard, you probably noticed in your backup, there

00:57:42.040 --> 00:57:43.320
 were quite a few letters.

00:57:43.320 --> 00:57:46.080
 Um, and so we have, we've received a lot.

00:57:46.080 --> 00:57:47.800
 There's been a lot of interest in this project.

00:57:47.800 --> 00:57:50.880
 So we wanted to make sure that we kind of just showed you where we've

00:57:50.880 --> 00:57:53.240
 been receiving a lot of the concern.

00:57:53.560 --> 00:57:57.800
 Um, I've got, I put more letters on your table.

00:57:57.800 --> 00:57:59.840
 This may not reflect that.

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.

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

00:58:08.280 --> 00:58:10.240
 where we're seeing some of that concern.

00:58:10.240 --> 00:58:15.160
 Um, these dots that are red or larger because I received quite a few letters

00:58:15.160 --> 00:58:19.840
 from the, the Hartley field road area, as well as this, this neighborhood right here.

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.

00:58:23.760 --> 00:58:28.160
 And then we have received, um, some, some responses from the south part of town.

00:58:28.160 --> 00:58:35.440
 So, um, as development moves toward that urban fridge and pushes to the north,

00:58:35.440 --> 00:58:40.120
 um, analysis of the proposal must con, must consider the future land use

00:58:40.120 --> 00:58:45.640
 designation as well as that overall vision, um, and goals in the Denton plan 2030.

00:58:45.640 --> 00:58:47.920
 So we have to kind of have to look at it in a more holistic way.

00:58:48.160 --> 00:58:52.080
 And this includes not only landscape or land use, but also urban design,

00:58:52.080 --> 00:58:54.920
 the multimodal connectivity, parks, and the environment.

00:58:54.920 --> 00:58:59.600
 And while this request is not consistent with the future land use designation,

00:58:59.600 --> 00:59:04.080
 um, the proposal would combine with the conditions staff feels like, um,

00:59:04.080 --> 00:59:08.760
 is consistent with the overall goals of the Denton plan 2030 and therefore

00:59:08.760 --> 00:59:11.160
 recommends approval of it with the following conditions.

00:59:11.160 --> 00:59:16.080
 Um, only single family detached dwellings would be permitted, um,

00:59:16.120 --> 00:59:20.640
 that they would have to install an off street multi-use path, um,

00:59:20.640 --> 00:59:25.200
 to include the following conditions that each residential lot would be located

00:59:25.200 --> 00:59:27.080
 within 1300 feet of an access point.

00:59:27.080 --> 00:59:33.040
 And then to provide those two remote connections and then,

00:59:33.040 --> 00:59:37.360
 and then that 30 foot landscape buffer we just talked about along FM four 28,

00:59:37.360 --> 00:59:42.040
 it should be located outside of any public utility easement on, um,

00:59:42.280 --> 00:59:47.120
 on the road, just under current regulations, any text dot road within the city of

00:59:47.120 --> 00:59:47.760
 Denton,

00:59:47.760 --> 00:59:52.120
 the city requires a 20 foot public utility easement outside of that right of

00:59:52.120 --> 00:59:52.520
 way.

00:59:52.520 --> 00:59:55.800
 So it would essentially set back the development 50 feet from that,

00:59:55.800 --> 00:59:59.880
 that right of way. Um, and then with those, with those elements within it,

00:59:59.880 --> 01:00:03.520
 they, they would have to provide a berm, um, one large canopy tree,

01:00:03.520 --> 01:00:07.440
 every 30 linear feet, um, 30 shrubs per 100 linear feet.

01:00:07.440 --> 01:00:10.080
 Those could be clustered to create a more lateral effect.

01:00:10.080 --> 01:00:14.480
 You may not want just a whole line of shrubs and then that masonry wall,

01:00:14.480 --> 01:00:19.200
 um, with also the condition that the wall could meander within that landscape

01:00:19.200 --> 01:00:20.400
 buffer. Um,

01:00:20.400 --> 01:00:25.400
 but that 75% of that required landscaping should be between that fencing or wall

01:00:25.400 --> 01:00:29.840
 and FM four 28. So that it would be along the right of way.

01:00:29.840 --> 01:00:31.960
 And I'll stand for any questions.

01:00:31.960 --> 01:00:36.280
 Thank you. Um, the, uh, the new zoning,

01:00:36.280 --> 01:00:38.920
 whenever the new zoning comes into effect in October and there's a rezone,

01:00:38.920 --> 01:00:43.920
 would it change this because it's split? Uh, would it just change to, you know,

01:00:43.920 --> 01:00:47.360
 from in our two to our two or three or four, would it be a PD?

01:00:47.360 --> 01:00:48.920
 What would be the new zoning on that?

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,

01:00:53.120 --> 01:00:57.560
 if the conditions were approved, that it would, uh, go forward as a PD,

01:00:57.560 --> 01:01:01.080
 but that the underlying zoning would, would transfer.

01:01:01.080 --> 01:01:05.880
 So that in our two would transfer to our two with that overlay conditions that

01:01:05.880 --> 01:01:07.000
 would essentially create that.

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.

01:01:09.920 --> 01:01:12.160
 How is that? I guess it's just written,

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,

01:01:16.560 --> 01:01:20.920
 two welling units per acre on this section. Is there, is it split? Is that,

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

01:01:25.720 --> 01:01:28.000
 on there already or what's, how is that split?

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?

01:01:32.040 --> 01:01:36.720
 We actually, they have provided legal descriptions for that.

01:01:36.720 --> 01:01:41.360
 So it's a great survey. They gave me a true survey and pins and correct,

01:01:41.360 --> 01:01:44.920
 correct. Yes. They, there isn't a plat that reflects that. It's a great question.

01:01:44.920 --> 01:01:47.280
 It would be based upon those legal legal.

01:01:47.280 --> 01:01:52.440
 We hope it stays there for the chalk line. Okay. Um, on, uh,

01:01:52.440 --> 01:01:56.560
 the, on the new improvements for the roadways, um,

01:01:56.560 --> 01:02:00.560
 but the dedicated right turn lane and the impact, what,

01:02:00.560 --> 01:02:03.200
 what mechanisms do we have as, as, you know,

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

01:02:07.400 --> 01:02:12.400
 outpace the city's timeline for using that impact fee to actually building that,

01:02:12.400 --> 01:02:15.600
 that dedicated right turn lane and the signal at two 88.

01:02:15.600 --> 01:02:18.240
 Those are actually already planned.

01:02:18.240 --> 01:02:21.800
 So those are in the works and those were actually as part of that stark farm

01:02:21.800 --> 01:02:22.640
 development.

01:02:22.640 --> 01:02:26.800
 So those according to engineering are supposed to be in by the end of the year.

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

01:02:32.640 --> 01:02:35.360
 these additional connections. Sure. They're there.

01:02:35.360 --> 01:02:38.080
 I don't have a timeline on those. I think, I think,

01:02:38.080 --> 01:02:42.360
 I think signal lighting along four 28 is yeah, is will help.

01:02:42.360 --> 01:02:46.160
 And it's probably vitally I mean vitally important to even make this happen.

01:02:46.160 --> 01:02:49.680
 So I just wanted to make sure that it wasn't because pretty much the developer,

01:02:49.680 --> 01:02:51.960
 they pay the impact fee and then they're out of it after that.

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.

01:02:54.200 --> 01:02:58.760
 So thank you. Um, on the water and sewer connection, would they connect, uh,

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

01:03:02.560 --> 01:03:05.160
 to connect under four 28 to get, to get access to that.

01:03:05.160 --> 01:03:08.600
 They would have to bore under. Yes sir. Okay. How big of an issue is,

01:03:08.600 --> 01:03:10.080
 is that for, I mean,

01:03:10.080 --> 01:03:13.840
 it would just be a cost of their development that they would have to get a

01:03:13.840 --> 01:03:17.320
 text up permit because they, to do anything in the text out right away, they'll,

01:03:17.320 --> 01:03:19.880
 they'll, they're going to require a permit and a review of that.

01:03:19.880 --> 01:03:22.040
 That's what I was wondering. So is that pretty common?

01:03:22.040 --> 01:03:25.920
 How often do we see that happen where we see people go under to get,

01:03:25.920 --> 01:03:27.240
 get access to utilities?

01:03:27.240 --> 01:03:31.680
 I would say probably on text that they normally bore under because they don't

01:03:31.680 --> 01:03:33.240
 want to shut down the road. Okay.

01:03:33.240 --> 01:03:36.080
 I just want to make sure, um,

01:03:36.080 --> 01:03:40.960
 on the restriction to single family, uh, detached, um,

01:03:40.960 --> 01:03:43.760
 does that mean we could even remove? Cause you know,

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

01:03:47.400 --> 01:03:51.600
 town homes and our two allows for manufactured homes. Uh,

01:03:51.600 --> 01:03:55.320
 are we allowed to remove and even on NR four, a lot of times,

01:03:55.320 --> 01:03:57.840
 are we allowed to remove those as well? You think,

01:03:57.840 --> 01:04:00.840
 or is that something that the way we really structured it was try to be as

01:04:00.840 --> 01:04:04.200
 simple as possible. But the only thing you could build is single family homes.

01:04:04.200 --> 01:04:08.360
 So they couldn't build a manufactured home or a home.

01:04:08.360 --> 01:04:10.280
 Cause that doesn't classify as a single family.

01:04:10.280 --> 01:04:15.280
 That doesn't, that is a separate use of a modular home. I think we've,

01:04:15.280 --> 01:04:18.840
 we've seen those, those, those are considered single family homes.

01:04:18.840 --> 01:04:23.360
 Even though it's a single family because of the style and the structure of it,

01:04:23.360 --> 01:04:26.760
 it's not a single family. It is a single family,

01:04:26.760 --> 01:04:30.160
 but we consider it to be single family attached. Got it.

01:04:30.160 --> 01:04:33.480
 So that's why we wanted to make sure that detached word was in there cause

01:04:33.480 --> 01:04:36.440
 you're right. I just wanted to make sure. Thank you. You bet.

01:04:36.440 --> 01:04:38.840
 Mr. Beck.

01:04:38.840 --> 01:04:43.640
 Thank you chair. Thanks Julie. Good job on this. Uh,

01:04:43.640 --> 01:04:48.720
 you pointed out that the total development was 92 acres.

01:04:48.720 --> 01:04:54.720
 Is that without the apparently is going to be a 50 foot wide strip.

01:04:55.760 --> 01:05:00.760
 Is that 92 acres of viable land that house is going to be built on?

01:05:00.760 --> 01:05:04.080
 Or is that a 50 foot stretch,

01:05:04.080 --> 01:05:08.280
 including the buffer and the right away, the utility right away.

01:05:08.280 --> 01:05:11.400
 Is that part of the 92 acres? That would be part of the 92 acres.

01:05:11.400 --> 01:05:15.480
 That's the total before the right of way dedication right now, since it's unplatted,

01:05:15.480 --> 01:05:16.320
 that is the gross.

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

01:05:21.040 --> 01:05:22.960
 built. Correct. Okay. Great. Thank you.

01:05:25.080 --> 01:05:27.440
 Julie, when were they notified of these conditions?

01:05:27.440 --> 01:05:32.680
 We talked about it before cause this was postponed for the, the,

01:05:32.680 --> 01:05:33.600
 the weather.

01:05:33.600 --> 01:05:38.600
 So we talked about it before then and we talked through it and I believe they

01:05:38.600 --> 01:05:42.800
 are in agreement with them. I think, um,

01:05:42.800 --> 01:05:46.680
 I think they understand we want to make sure that we get that, that, um,

01:05:46.680 --> 01:05:51.320
 the meaningful open space in these types of areas.

01:05:53.920 --> 01:05:58.920
 Mr. Cole. Yeah, this thing, uh, the vote last time was at five to against this

01:05:58.920 --> 01:06:02.360
 development. Correct. Yes sir.

01:06:02.360 --> 01:06:08.200
 Off. They sprinkled an awful lot of sugar on that, didn't they? I mean,

01:06:08.200 --> 01:06:13.920
 but it's still a turd, you know, in my opinion,

01:06:21.360 --> 01:06:24.680
 don't say much, but I'm direct. Okay.

01:06:24.680 --> 01:06:32.320
 Uh, I don't see any other questions. Thank you, Julie.

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.

01:06:39.200 --> 01:06:43.520
 This is Haley's presentation for a rezone,

01:06:43.520 --> 01:06:49.640
 actually not a rezone per se.

01:06:51.360 --> 01:06:52.200
 Yeah.

01:06:52.200 --> 01:07:01.720
 All right. Good evening. This is Casey 1826, um,

01:07:01.720 --> 01:07:05.000
 proposed changes to the razor ranch overlay district.

01:07:05.000 --> 01:07:08.760
 So the razor ranch overlay district, um,

01:07:08.760 --> 01:07:12.200
 as some of you may be familiar with is a total of 410 acres, uh,

01:07:12.200 --> 01:07:15.760
 located generally along us three 80 between Bonnie Bray and I 35.

01:07:15.760 --> 01:07:19.840
 What's outlined in yellow is the South campus of the overlay. It also, uh,

01:07:19.860 --> 01:07:21.080
 does extend on the North side,

01:07:21.080 --> 01:07:24.160
 but we will not be considering any changes to the North side of the overlay

01:07:24.160 --> 01:07:25.760
 district tonight. Um,

01:07:25.760 --> 01:07:29.320
 this overlay district was first approved of in 2007 and since then,

01:07:29.320 --> 01:07:32.440
 as you're probably aware, there've been updates, uh, periodically, um,

01:07:32.440 --> 01:07:33.320
 as it progresses.

01:07:33.320 --> 01:07:38.000
 So this particular request is to amend the overlay district to provide standards

01:07:38.000 --> 01:07:38.880
 and, um,

01:07:38.880 --> 01:07:43.120
 development criteria for residential developments within the razor ranch South

01:07:43.120 --> 01:07:46.720
 campus, specifically within what's known as the South mixed use district.

01:07:48.400 --> 01:07:51.060
 So looking at razor in a little more detail, as I mentioned,

01:07:51.060 --> 01:07:54.960
 it's got two primary areas. The North side is known as the marketplace. Um,

01:07:54.960 --> 01:07:59.800
 that's about 153 acres. The South campus is everything South of three 80. Um,

01:07:59.800 --> 01:08:04.520
 that's 257 acres roughly within the South campus.

01:08:04.520 --> 01:08:06.840
 It's then further subdivided into districts. Um,

01:08:06.840 --> 01:08:10.480
 so there are three districts within the South area, the RR one area,

01:08:10.480 --> 01:08:13.960
 which is shown in red on the map, um, the South RR two district,

01:08:13.960 --> 01:08:15.920
 which is kind of the perimeter, um,

01:08:15.920 --> 01:08:18.400
 higher intensity commercial uses that's shown in yellow.

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

01:08:21.680 --> 01:08:26.240
 South mixed use district. Um, so it's a mixture of offices, um,

01:08:26.240 --> 01:08:27.880
 some like commercial uses, um,

01:08:27.880 --> 01:08:32.640
 and a lot of residential uses as well as some park space. Um, over,

01:08:32.640 --> 01:08:36.280
 uh, the, the years, as I said, we've updated the district, um,

01:08:36.280 --> 01:08:38.080
 with standards for all of these areas.

01:08:38.080 --> 01:08:41.080
 The South mixed use district doesn't have a lot of those standards developed yet

01:08:41.080 --> 01:08:45.280
 because it, nothing is out there to date. So in 2016,

01:08:45.680 --> 01:08:50.240
 we did have standards come forward for multifamily specifically for, uh,

01:08:50.240 --> 01:08:53.320
 this one parcel along heritage trail that's under construction today.

01:08:53.320 --> 01:08:57.240
 That's remaining as exhibit C three to the razor range overlay district.

01:08:57.240 --> 01:09:01.600
 What we have before you tonight is a two additional exhibits that would be for

01:09:01.600 --> 01:09:05.440
 the multifamily and single family located on the East side of heritage trail.

01:09:05.440 --> 01:09:07.760
 So this blue outline are, um,

01:09:07.760 --> 01:09:11.040
 the general location of the parcels that could have multifamily or single family

01:09:11.040 --> 01:09:14.120
 development, uh, within the South mixed use district.

01:09:14.920 --> 01:09:17.120
 And then there are placeholders left in the overlay, uh,

01:09:17.120 --> 01:09:20.800
 for standards that you'll see before you in the future for the non-residential

01:09:20.800 --> 01:09:23.280
 uses within the mix, uh, South mixed use district.

01:09:23.280 --> 01:09:28.520
 The base zoning for razor, um, is primarily RCCD.

01:09:28.520 --> 01:09:31.040
 So that's the purple you see here on the map. That's, um,

01:09:31.040 --> 01:09:34.640
 the town center portion and then within the mixed use district, uh,

01:09:34.640 --> 01:09:37.160
 that's everything kind of here along heritage trail and scripture.

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

01:09:41.200 --> 01:09:42.040
 U district.

01:09:44.160 --> 01:09:45.720
 So this may be familiar to you all.

01:09:45.720 --> 01:09:49.200
 This was the general development plan that was approved last spring.

01:09:49.200 --> 01:09:51.360
 And what this shows here, uh,

01:09:51.360 --> 01:09:54.920
 the blue areas are the areas that were allocated for single family development.

01:09:54.920 --> 01:09:58.760
 And then the red are the poor parcels that could be a multifamily or age

01:09:58.760 --> 01:09:59.960
 restricted multifamily.

01:09:59.960 --> 01:10:06.040
 So what you have in your backup are the proposed exhibits that would be attached

01:10:06.040 --> 01:10:08.800
 to the overlay district. So I'll just briefly go through those.

01:10:08.800 --> 01:10:12.200
 There's more detail, of course, in the staff analysis that was provided to you.

01:10:13.000 --> 01:10:17.500
 So exhibit C2A, uh, would be the site design, architecture, landscaping,

01:10:17.500 --> 01:10:21.200
 parking and signage standards for the multifamily parcels that we just saw.

01:10:21.200 --> 01:10:24.760
 Those were the red ones on the map. Um, overall,

01:10:24.760 --> 01:10:27.960
 it is consistent with both the razor ranch, um,

01:10:27.960 --> 01:10:30.040
 overlay district standards for other areas,

01:10:30.040 --> 01:10:34.200
 as well as consistent with our current DDC standards for multifamily in terms of

01:10:34.200 --> 01:10:37.880
 open space, uh, landscaping, minimum unit size and things like that.

01:10:37.880 --> 01:10:41.980
 The two primary differences I wanted to point out for a multifamily would be

01:10:41.980 --> 01:10:46.760
 parking and the minimum masonry standard. So for parking, um,

01:10:46.760 --> 01:10:50.920
 what they've proposed to do is follow the old DDC parking standards.

01:10:50.920 --> 01:10:52.760
 You may remember, um, in 2018,

01:10:52.760 --> 01:10:56.840
 we updated our parking for multi and single family to provide more parking on

01:10:56.840 --> 01:10:57.960
 site. Um,

01:10:57.960 --> 01:11:02.620
 what they're electing to do is follow the old DDC standards that are applied

01:11:02.620 --> 01:11:06.080
 across the rest of razor ranch. Um, so you see that comparison here,

01:11:06.080 --> 01:11:11.440
 our updated standards as of 2018, um, 1.25 spaces for one bedroom,

01:11:11.840 --> 01:11:16.040
 one bedroom units, everything else is one space per bedroom plus 10% guest

01:11:16.040 --> 01:11:17.840
 parking on top of that. Um,

01:11:17.840 --> 01:11:21.000
 what they're looking to do is go with the old standards. So, um,

01:11:21.000 --> 01:11:23.640
 efficiency, one bedrooms would have one space,

01:11:23.640 --> 01:11:27.560
 any one bedroom over 600 square feet would be one and a half spaces.

01:11:27.560 --> 01:11:30.960
 1.75 for two bedrooms, two spaces for three bedroom,

01:11:30.960 --> 01:11:34.360
 and then one space per bedroom if the apartment is larger than that with no

01:11:34.360 --> 01:11:36.880
 guest parking. Um, as I mentioned,

01:11:36.880 --> 01:11:40.680
 this would be consistent with the other, uh, multifamily within razor ranch.

01:11:40.680 --> 01:11:45.080
 It's consistent with the rest of the district following our 2002 parking

01:11:45.080 --> 01:11:47.760
 standards. Um, and then for the age restricted units,

01:11:47.760 --> 01:11:50.720
 that parking ratio didn't change and they're sticking with the one space for

01:11:50.720 --> 01:11:52.560
 dwelling. Um,

01:11:52.560 --> 01:11:57.360
 the masonry standards they've proposed are much higher than what we have in the

01:11:57.360 --> 01:11:57.840
 DDC.

01:11:57.840 --> 01:12:01.080
 We have a 40% overall minimum masonry for multifamily.

01:12:01.080 --> 01:12:03.160
 That would be on all sides of the building. Uh,

01:12:03.160 --> 01:12:06.000
 they've proposed 60% minimum brick or stone, uh,

01:12:06.000 --> 01:12:09.000
 for sides facing a street and then 40% on all other sides.

01:12:09.000 --> 01:12:11.240
 So overall it would be a much higher percentage of masonry.

01:12:11.240 --> 01:12:15.600
 And then for single family, again, um,

01:12:15.600 --> 01:12:20.080
 following the DDC and the razor ranch overlay for most aspects of it,

01:12:20.080 --> 01:12:22.080
 but there are a few key differences. Um,

01:12:22.080 --> 01:12:25.680
 they are proposing to lower the minimum unit size to allow 800 square foot

01:12:25.680 --> 01:12:29.960
 minimum instead of 900 for parking. Again, they're, um,

01:12:29.960 --> 01:12:32.280
 proposing to follow the old DDC standards.

01:12:32.280 --> 01:12:34.480
 So we used to just have two spaces per dwelling.

01:12:34.480 --> 01:12:37.560
 That's what they're proposing to follow rather than the new four spaces per

01:12:37.560 --> 01:12:41.320
 dwelling unit. Um, and then for attached single family,

01:12:41.320 --> 01:12:42.760
 which would be townhome, um,

01:12:42.760 --> 01:12:45.840
 they're proposing kind of a hybrid with our old multifamily standard applying

01:12:45.840 --> 01:12:50.440
 instead of the single family. Um, again, minimum masonry,

01:12:50.440 --> 01:12:52.760
 DDC currently doesn't have that for single family.

01:12:52.760 --> 01:12:56.520
 So what they're proposing is a substantial improvement with 40% minimum brick or

01:12:56.520 --> 01:12:58.320
 stone on street sides of the buildings.

01:12:58.320 --> 01:13:02.640
 80% overall would have to be brick stone stucco or cementitious siding.

01:13:02.640 --> 01:13:05.680
 And then the other key change is, um,

01:13:05.720 --> 01:13:07.880
 they do want to allow for zero lot line houses.

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

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

01:13:16.080 --> 01:13:21.240
 style development. Uh, just some summary findings. Um, again,

01:13:21.240 --> 01:13:23.440
 all outlined in more detail in your backup. Um,

01:13:23.440 --> 01:13:26.600
 we did find these to be generally consistent with the commercial standards for

01:13:26.600 --> 01:13:29.680
 the rest of the South districts in terms of landscaping building materials.

01:13:29.680 --> 01:13:31.520
 So you'll see that continued, um,

01:13:31.640 --> 01:13:35.800
 theme that you have in razor with the native stone and the neutral color palette.

01:13:35.800 --> 01:13:40.040
 What they've proposed is stricter than the DDC in terms of architectural detail

01:13:40.040 --> 01:13:42.160
 and building materials. Um,

01:13:42.160 --> 01:13:44.720
 I did want to point out because of a question that was raised, uh,

01:13:44.720 --> 01:13:48.400
 single family isn't typically permitted in NRMU or in our regional mixed use

01:13:48.400 --> 01:13:49.480
 areas. Uh,

01:13:49.480 --> 01:13:53.800
 the razor overlay was updated in 2008 to specifically allow a single family

01:13:53.800 --> 01:13:55.000
 development in that area.

01:13:55.000 --> 01:13:58.400
 And it does provide that transition between the high density and the intense

01:13:58.400 --> 01:14:01.600
 commercial uses that we'll someday see at the town center and the adjoining

01:14:01.620 --> 01:14:06.520
 single family neighborhoods along Bonnie brain. Um, and then, um, as I mentioned,

01:14:06.520 --> 01:14:08.160
 the other key thing that,

01:14:08.160 --> 01:14:10.660
 that staff kind of struggled with on this one a little bit was the parking

01:14:10.660 --> 01:14:13.840
 standards. Um, however, after analyzing it,

01:14:13.840 --> 01:14:17.600
 what we found is they are choosing to be consistent with the overall standards

01:14:17.600 --> 01:14:19.120
 that have applied across razor ranch,

01:14:19.120 --> 01:14:22.520
 including the residential developments on the north side. Um, they are,

01:14:22.520 --> 01:14:24.280
 we are looking at a, um,

01:14:24.280 --> 01:14:27.760
 kind of a master plan mixed use development that does have an excess of parking.

01:14:27.760 --> 01:14:31.240
 Um, you may be familiar each time you see a site planet razor, they've,

01:14:31.320 --> 01:14:35.120
 they've exempted themselves from the maximum parking that we have in the DDC.

01:14:35.120 --> 01:14:38.800
 So they can go above and beyond without being penalized with pervious paving or

01:14:38.800 --> 01:14:40.280
 having to go through the ADP process.

01:14:40.280 --> 01:14:43.920
 So there is an excess of parking existing at razor that could be available for

01:14:43.920 --> 01:14:46.100
 overflow. However,

01:14:46.100 --> 01:14:49.600
 staff is recommending that the mixed use parking reduction allowed for in the

01:14:49.600 --> 01:14:51.880
 DDC that is referenced in the overlay,

01:14:51.880 --> 01:14:55.560
 not be able to apply within the NRMU portion here. Um,

01:14:55.560 --> 01:14:59.240
 so I've actually updated the recommendation from what was in your backup.

01:14:59.240 --> 01:15:02.940
 So we'll look at that in just a second to see the new language. Um,

01:15:02.940 --> 01:15:06.920
 notification was sent regarding this case. We did receive one response. Um,

01:15:06.920 --> 01:15:10.020
 that's from the current owner of the razor marketplace and the razor ranch town

01:15:10.020 --> 01:15:13.480
 center. He's in support of the request. Um, due to the nature of this area,

01:15:13.480 --> 01:15:15.360
 there wasn't a neighborhood meeting held cause it's,

01:15:15.360 --> 01:15:16.560
 it's not a substantial change.

01:15:16.560 --> 01:15:20.160
 It's just adopting these standards to allow for the consistent development here.

01:15:20.160 --> 01:15:23.960
 So I mentioned this recommendation is updated.

01:15:23.960 --> 01:15:27.120
 The language in red is what's new since what you saw in your backup.

01:15:27.120 --> 01:15:31.200
 So we're proposing in addition to the parking standards within the overlay,

01:15:31.200 --> 01:15:34.480
 so that's 35 seven 15 10 a, um,

01:15:34.480 --> 01:15:38.560
 to include a statement that would say that subsection 35 14 seven C,

01:15:38.560 --> 01:15:42.600
 which is the mixed use parking reduction within the DDC shall not apply to

01:15:42.600 --> 01:15:47.600
 residential uses in areas with a base zoning of NRMU district and located in the

01:15:47.600 --> 01:15:50.080
 south mixed use district east of heritage trail.

01:15:50.080 --> 01:15:53.600
 And so far as a parking reduction beyond the minimum required amount shall not

01:15:53.600 --> 01:15:57.680
 be granted for any residential use. So since they are proposing to go below the

01:15:57.680 --> 01:15:58.740
 current DDC standard,

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

01:16:03.040 --> 01:16:06.520
 allowed with this mixed use parking reduction across the city. Um,

01:16:06.520 --> 01:16:09.840
 and with that, I'm happy to stand for any questions. Mr. Beck.

01:16:09.840 --> 01:16:14.520
 Thank you chair. Thanks Haley. You mentioned real briefly there.

01:16:14.520 --> 01:16:19.520
 So it raised my, uh, got my attention about pervious parking.

01:16:19.520 --> 01:16:23.040
 What were you talking about there? Um, in throughout the city,

01:16:23.040 --> 01:16:26.240
 if you have more than the maximum amount of required parking,

01:16:26.240 --> 01:16:29.400
 it has to be either be pervious paving or you have to get an ADP.

01:16:29.400 --> 01:16:33.000
 So that's the reason you see many ADPs come through here for parking above the

01:16:33.000 --> 01:16:37.640
 maximum. Okay. So it's possible. Some pervious parking. Um, it not within razor.

01:16:37.640 --> 01:16:42.200
 They specifically since as far as I can tell for at least a decade now have

01:16:42.200 --> 01:16:43.880
 exempted themselves from that requirement.

01:16:43.880 --> 01:16:46.880
 So development within razor can go above and beyond that,

01:16:46.880 --> 01:16:50.160
 but they do have higher landscaping standards in their parking lot than we

01:16:50.160 --> 01:16:54.320
 have citywide and just a little sidebar. I thought I noticed in a future

01:16:54.320 --> 01:16:58.520
 improvements and I think it was, you're the project manager. Is there some,

01:16:58.520 --> 01:17:02.760
 is there a project already being put forward for the senior housing in that

01:17:02.760 --> 01:17:07.720
 area? Correct. That would be back to the map here. Um, that is this,

01:17:07.720 --> 01:17:12.320
 um, L shaped parcel is the age restricted multi-family up there on the

01:17:12.320 --> 01:17:15.600
 top. Correct. North is to the left side of the screeners. This is Bonnie Bray.

01:17:15.600 --> 01:17:17.560
 This is university. Okay.

01:17:17.600 --> 01:17:21.800
 So it's that one little L shaped area that the project, correct. Okay. Thanks.

01:17:21.800 --> 01:17:30.080
 Just wanted to see this. Sorry. The, uh, the single family at the very,

01:17:30.080 --> 01:17:33.200
 very top there. Correct. Correct. That's what's in blue.

01:17:33.200 --> 01:17:36.600
 And just to remind y'all this,

01:17:36.600 --> 01:17:39.920
 every development within razor does come back to you all for a site plan.

01:17:39.920 --> 01:17:42.480
 So you'll see each of these in more detail as they come forward.

01:17:42.480 --> 01:17:46.520
 Just wanted to make sure there was single family close to Bonnie Bray and then

01:17:46.880 --> 01:17:51.040
 correct. Yeah. I think it was designed kind of as that transitional between the

01:17:51.040 --> 01:17:52.600
 high density and, and they're doing,

01:17:52.600 --> 01:17:57.040
 and they're doing staggered staggered elevations right on their multi-family as

01:17:57.040 --> 01:18:00.280
 well to where, you know, two stories in is, you know, full build out on the,

01:18:00.280 --> 01:18:04.040
 on that footprint. And then third story set back a little bit for source of back.

01:18:04.040 --> 01:18:09.160
 Not a, I saw that in the, in the standards. Okay. It's possible. Um,

01:18:09.160 --> 01:18:11.240
 I said, I have to look back through it, but, um,

01:18:11.240 --> 01:18:15.880
 yeah, this is exhibit C2A and it has the like that for multi-family.

01:18:15.880 --> 01:18:17.040
 I just want to make sure. Correct.

01:18:17.040 --> 01:18:20.080
 That would be if it's adjoining single family outside of the razor overlay

01:18:20.080 --> 01:18:23.600
 district, that's the, um, the kind of stair step that we have in the,

01:18:23.600 --> 01:18:28.040
 so it won't be that way because the single family is still within the,

01:18:28.040 --> 01:18:31.280
 the razor. Okay. Yeah.

01:18:31.280 --> 01:18:35.000
 That would be if some of the parcels here along Bonnie Bray do allow in the

01:18:35.000 --> 01:18:36.960
 original zoning overlay for multi-family.

01:18:36.960 --> 01:18:39.920
 So if they had chosen to do multi-family and those parcels that could have

01:18:39.920 --> 01:18:43.280
 applied. I know, I know this, we're just looking for guidelines here, but you know,

01:18:43.320 --> 01:18:47.240
 and in your estimation, Haley, do you see the single family being built before

01:18:47.240 --> 01:18:48.280
 the multi-family, which,

01:18:48.280 --> 01:18:51.440
 which would you see being developed for some multifamily is already being built

01:18:51.440 --> 01:18:55.280
 within razor ranch? Correct. And that that's this parcel here across from the

01:18:55.280 --> 01:18:58.240
 park. Um, like commissioner Beck alluded to,

01:18:58.240 --> 01:19:01.400
 there is a site plan that's been submitted for this parcel that would be age

01:19:01.400 --> 01:19:04.600
 restricted multi-family and we've had pre-development meetings on this

01:19:04.600 --> 01:19:06.200
 particular parcel for single family.

01:19:06.200 --> 01:19:09.000
 So I think those will both be in fairly quickly for site plans.

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,

01:19:12.720 --> 01:19:14.760
 you know, put some folks in there and even though they know they're buying

01:19:14.760 --> 01:19:18.240
 single family in razor ranch, they may not know that, you know,

01:19:18.240 --> 01:19:21.160
 they have the right across the street from the right next to them for

01:19:21.160 --> 01:19:22.720
 multifamily. They may not know that.

01:19:22.720 --> 01:19:25.320
 And then as soon as we start building it or seeing site plans,

01:19:25.320 --> 01:19:28.440
 people get mad because they were never notified or something like that.

01:19:28.440 --> 01:19:31.520
 So I just, I'm just looking at this, the,

01:19:31.520 --> 01:19:36.360
 the regulations here thinking that looks pretty good for across the board.

01:19:36.360 --> 01:19:40.760
 If it's a budding single family, whether it's in razor ranch overlay or not,

01:19:41.440 --> 01:19:44.080
 it doesn't matter to me that it's near single family,

01:19:44.080 --> 01:19:45.320
 whether it's in razor ranch or not.

01:19:45.320 --> 01:19:48.640
 Yeah. As it's proposed is, um,

01:19:48.640 --> 01:19:52.640
 if it abuts existing single family outside of the overlay district.

01:19:52.640 --> 01:19:57.520
 So I would just be, I would be a little hesitant for the down the road.

01:19:57.520 --> 01:19:59.680
 We have some complaints from single family owners over there.

01:19:59.680 --> 01:20:02.240
 There's still an overlay that say, well, they're building multifamily.

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

01:20:06.400 --> 01:20:09.920
 know that it's kind of coming and we could possibly, you know,

01:20:09.920 --> 01:20:13.640
 stem that by having this extend from outside single family.

01:20:13.640 --> 01:20:15.640
 It's also interior single family as well.

01:20:15.640 --> 01:20:19.680
 That's certainly something you all could propose. Um, if it's any, um,

01:20:19.680 --> 01:20:23.040
 comfort here, at least these three parcels of multifamily or all have a base

01:20:23.040 --> 01:20:26.480
 zoning of NRMU. So that's the 30 dwelling unit per acre maximum.

01:20:26.480 --> 01:20:29.720
 So it is less intense than the development that's going in along here in a

01:20:29.720 --> 01:20:34.040
 trail today. And this particular parcel that would be RCC, NRMU,

01:20:34.040 --> 01:20:37.320
 even when it goes over to the new zoning, well, I guess, yeah,

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?

01:20:40.400 --> 01:20:46.120
 Um, I believe it's 65. I believe that's correct. I can verify the site.

01:20:46.120 --> 01:20:49.720
 That's further down. That's being built right next to, um, Alamo. Um,

01:20:49.720 --> 01:20:53.320
 that parcel is based on the RCCD that goes up to a hundred feet. Okay. Good.

01:20:53.320 --> 01:20:56.280
 All right. Thank you, Jerry. Yes.

01:20:56.280 --> 01:20:59.320
 I just wanted to explain that, uh, uh,

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

01:21:03.320 --> 01:21:08.080
 the years. And, uh, this was originally proposed at a time.

01:21:08.080 --> 01:21:12.640
 We didn't have a PD ordinance and we didn't have a master plan community

01:21:12.640 --> 01:21:13.480
 ordinance.

01:21:13.480 --> 01:21:18.280
 And so the only way to provide the kind of customized,

01:21:18.280 --> 01:21:22.640
 uh, zoning that the applicant wanted was to do an overlay.

01:21:22.640 --> 01:21:24.360
 And so, uh,

01:21:24.360 --> 01:21:29.120
 what was set up was to start with a very permissive

01:21:29.120 --> 01:21:32.600
 zoning and then restrict it back with overlay conditions.

01:21:32.880 --> 01:21:37.480
 And so the NRMU has been in place for a very long

01:21:37.480 --> 01:21:41.080
 time. And, uh, it's, it's the, the,

01:21:41.080 --> 01:21:45.800
 the overlay conditions have always provided for this to be some form of

01:21:45.800 --> 01:21:49.800
 residential at, at, at, at, at a given point in time.

01:21:49.800 --> 01:21:53.280
 And, uh, it's, it's just the details that are being worked out right now.

01:21:53.280 --> 01:21:56.720
 Sure. I totally understand. I just,

01:21:56.720 --> 01:22:00.360
 I get it from a realtor standpoint that if a realtor goes in there,

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.

01:22:04.160 --> 01:22:07.000
 And then two years go by and a multifamily unit comes in.

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,

01:22:10.840 --> 01:22:14.760
 we could put some design standards in now that could maybe mitigate from some,

01:22:14.760 --> 01:22:16.160
 Hey, look, yes, you're right next to you,

01:22:16.160 --> 01:22:20.240
 but it's staggered this way to where a sight line is right into your backyard.

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.

01:22:24.440 --> 01:22:28.560
 Yeah. Like I said, you all do have that oversight at the site plan level.

01:22:28.560 --> 01:22:31.840
 So if it, you find it more palatable for a buffer or parking on that side,

01:22:31.840 --> 01:22:35.000
 you would also have that detailed opportunity to look at the plans.

01:22:35.000 --> 01:22:40.600
 Hey, they're wanting to reduce the minimum square foot for a single family and

01:22:40.600 --> 01:22:43.800
 reduce setbacks. Are they making like zero lot line tiny homes?

01:22:43.800 --> 01:22:45.200
 Is that what they're intending?

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

01:22:48.920 --> 01:22:52.000
 square foot. It is still that 800 square foot minimum. Um,

01:22:52.000 --> 01:22:54.680
 what I've heard is kind of a cottage style, zero lot line development.

01:22:54.680 --> 01:22:59.400
 So they would be, um, you know, just smaller homes intended for maybe retired or

01:22:59.400 --> 01:23:01.960
 single, you know, single individuals, um,

01:23:01.960 --> 01:23:06.360
 not necessarily typical single family homes where you're expecting a couple and a

01:23:06.360 --> 01:23:08.000
 few kids to live there. Um,

01:23:08.000 --> 01:23:12.880
 and what's the density allowance for the blue shaded area? Um,

01:23:12.880 --> 01:23:15.800
 it's it's zone NRMU so it can go up to 30 units per acre,

01:23:15.800 --> 01:23:18.600
 even on single family homes. Correct.

01:23:18.600 --> 01:23:23.560
 So I don't know that it could ever reach that density when you consider the

01:23:23.560 --> 01:23:25.560
 infrastructure that would have to go in. Um,

01:23:25.560 --> 01:23:27.800
 cause they would have to each be an individually platted lot.

01:23:27.800 --> 01:23:30.320
 I believe they're proposing alley access on some of them.

01:23:30.320 --> 01:23:33.040
 So you'd have a street to the front and alley in the rear. Um,

01:23:33.040 --> 01:23:35.160
 I don't know that it could ever reach that density,

01:23:35.160 --> 01:23:36.720
 but that would be the maximum allowable.

01:23:36.720 --> 01:23:39.800
 Okay.

01:23:39.800 --> 01:23:43.400
 Here's your Smith. Thank you chair.

01:23:43.400 --> 01:23:47.040
 Is there going to be a representative here tonight at all? Correct. Yeah.

01:23:47.040 --> 01:23:48.520
 They've listened to this conversation,

01:23:48.520 --> 01:23:51.600
 so I think they'll be able to address any questions. Mr. Beck.

01:23:52.680 --> 01:23:57.680
 Thanks chair. Zero lot line. Is this a living unit?

01:23:57.680 --> 01:24:02.600
 Touching the living unit? Uh, is there any, there's no gap at all. Um, no,

01:24:02.600 --> 01:24:05.960
 it's so when they're attached, that would be a townhomes development,

01:24:05.960 --> 01:24:09.440
 which is permitted there. Um, zero lot lines typically just,

01:24:09.440 --> 01:24:12.040
 there would be a much narrower setback between the buildings.

01:24:12.040 --> 01:24:15.320
 So like the eve of the building could almost approach the property line and just

01:24:15.320 --> 01:24:19.120
 allow kind of a very narrow four to six foot space in between the buildings.

01:24:19.120 --> 01:24:23.200
 But what three, four or five feet still between potentially. Yeah.

01:24:23.200 --> 01:24:26.360
 Several feet I suspect still between the buildings,

01:24:26.360 --> 01:24:29.960
 but not the 12 feet that you would get with that six foot minimum side yard.

01:24:29.960 --> 01:24:33.840
 So the 12 feet would be reduced to possibly six feet or lower.

01:24:33.840 --> 01:24:35.200
 Okay. Thanks.

01:24:35.200 --> 01:24:40.200
 I don't see any questions. Thank you very much.

01:24:40.200 --> 01:24:46.680
 The next item is item three G DCA 19 dash zero zero four.

01:24:46.680 --> 01:24:51.680
 And this is Julie. My understanding is a three G and three H are very tied

01:24:51.680 --> 01:24:54.240
 together, but there will be two presentations, correct?

01:24:54.240 --> 01:25:02.640
 So yes, the first item is going to be actually a DTC text amendment.

01:25:02.640 --> 01:25:04.960
 The second item is, is, is a,

01:25:04.960 --> 01:25:09.980
 an applicant coming forward to to ask for an SUP for within that text amendment.

01:25:09.980 --> 01:25:11.960
 So hopefully it'll make sense.

01:25:17.360 --> 01:25:21.600
 All right. So I'm presenting DCA 19 four to you this evening, treatment centers.

01:25:21.600 --> 01:25:25.920
 So the request before you is a city initiated revision to the Denton

01:25:25.920 --> 01:25:30.920
 development code specifically to amend sub chapters five eight 14 and 23 as they

01:25:30.920 --> 01:25:36.760
 relate to supportive residential uses and treatment facilities. Um,

01:25:36.760 --> 01:25:40.200
 just some background on, on the use. Uh,

01:25:40.200 --> 01:25:44.520
 so we did a little research the substance abuse and mental health services

01:25:44.520 --> 01:25:48.360
 administration, their 2013 survey of, uh,

01:25:48.360 --> 01:25:53.560
 drug use and health determined that 22.7 million Americans needed treatment for

01:25:53.560 --> 01:25:57.240
 drugs and alcohol, a drug or alcohol problem.

01:25:57.240 --> 01:26:00.260
 But only 2.5 million receive that treatment.

01:26:00.260 --> 01:26:04.760
 So it creates what they call a treatment gap of 20.2 million people.

01:26:04.760 --> 01:26:06.040
 Um, additionally,

01:26:06.040 --> 01:26:10.320
 the white house has also declared the opioid abuse as a public health crisis.

01:26:10.320 --> 01:26:14.000
 Um, the state of Texas, the opioid abuse in this chart,

01:26:14.400 --> 01:26:19.080
 shows it's not quite the state of Texas is the red line and then, um,

01:26:19.080 --> 01:26:20.520
 the United States is the gray line.

01:26:20.520 --> 01:26:24.040
 It's not quite as pronounced in Texas as it is other parts of the nation,

01:26:24.040 --> 01:26:25.800
 but it is something that is trending upward.

01:26:25.800 --> 01:26:28.800
 And so it's something that, um, we need to think about.

01:26:28.800 --> 01:26:32.600
 Additionally, when you look more locally, um,

01:26:32.600 --> 01:26:36.360
 you can open up the Denton record Chronicle and from time to time see articles

01:26:36.360 --> 01:26:40.240
 about how drugs and alcohol abuse have affected our citizens.

01:26:42.640 --> 01:26:46.600
 So we do have a, an organization within the community that actually addresses

01:26:46.600 --> 01:26:50.320
 this problem, this treatment gap that the United States and the city of Denton

01:26:50.320 --> 01:26:51.440
 sees. Um,

01:26:51.440 --> 01:26:56.080
 and it provides treatment for adults and families impacted by a drug and alcohol

01:26:56.080 --> 01:26:59.920
 dependency. They have some current facilities on North Riddell,

01:26:59.920 --> 01:27:03.400
 but they would like to expand that. Um, and,

01:27:03.400 --> 01:27:05.480
 and so they approached the city and, and we, we,

01:27:05.480 --> 01:27:09.200
 we looked at the code and we looked at our requirements and determined that our

01:27:09.200 --> 01:27:14.120
 current zoning regulations and our use tables don't adequately adequately address

01:27:14.120 --> 01:27:18.720
 these types of uses so that they could, um, responsibly, um,

01:27:18.720 --> 01:27:20.200
 be developed within the city.

01:27:20.200 --> 01:27:26.040
 And so, and so here's, here's really our menu of, of, um,

01:27:26.040 --> 01:27:29.680
 of uses. Uh, we have community home for disabled persons,

01:27:29.680 --> 01:27:31.760
 a group home or hospital services.

01:27:31.760 --> 01:27:34.640
 Those are really the only uses that could potentially, um,

01:27:34.680 --> 01:27:39.440
 fit within this, this type of activity and facility community homes for the

01:27:39.440 --> 01:27:39.960
 disabled.

01:27:39.960 --> 01:27:42.880
 Those are something that are regulated by the state of Texas, uh,

01:27:42.880 --> 01:27:47.040
 through chapter one 23 of the Texas Texas human resources code that didn't

01:27:47.040 --> 01:27:51.560
 really fit, um, with it, with, with what their type of uses, um,

01:27:51.560 --> 01:27:56.360
 group homes that is, um, permitted with an SUP in, um, in our,

01:27:56.360 --> 01:27:58.600
 in our multifamily districts in the city of Denton,

01:27:58.600 --> 01:28:01.120
 but that's really broader than what we're talking about.

01:28:01.120 --> 01:28:05.240
 It could capture a lot of different types of residents that maybe we're not

01:28:05.240 --> 01:28:09.000
 talking about with these treatment facilities and supportive residential uses.

01:28:09.000 --> 01:28:10.720
 And then we have hospitals and,

01:28:10.720 --> 01:28:14.960
 and our hospitals provide our primary healthcare services, but it also,

01:28:14.960 --> 01:28:19.040
 they also can provide psychiatric services or maybe detox services,

01:28:19.040 --> 01:28:22.400
 but they provide a wide range of activities and they're not really,

01:28:22.400 --> 01:28:25.960
 they're more general in nature. They're not really specifically, um, um,

01:28:25.960 --> 01:28:28.680
 tailored to this type of, of a facility.

01:28:31.040 --> 01:28:35.440
 Uh, in 2016, the, the, um, um,

01:28:35.440 --> 01:28:38.000
 HUD and the department of justice, uh,

01:28:38.000 --> 01:28:42.320
 released a joint statement regarding these types of facilities and the,

01:28:42.320 --> 01:28:45.760
 and the treatment facilities. And, and within that statement,

01:28:45.760 --> 01:28:49.600
 they identified that treatment for substance abuse is an important societal need,

01:28:49.600 --> 01:28:54.560
 but it's also a complex land use issue and it could affect a community. Um,

01:28:54.560 --> 01:28:59.440
 they wanted to provide cities with legal clarity to maintain, um,

01:28:59.520 --> 01:29:03.320
 uh, the community, but also protecting the rights and needs of,

01:29:03.320 --> 01:29:08.640
 of those with drug and alcohol addiction problems. And, um,

01:29:08.640 --> 01:29:12.240
 and, and this statement was resulting resulted from a,

01:29:12.240 --> 01:29:15.480
 from a community where they actually had a high concentration of these types of

01:29:15.480 --> 01:29:19.160
 uses or sober homes actually. And it was, it was a smaller community,

01:29:19.160 --> 01:29:20.640
 but they had a really high concentration.

01:29:20.640 --> 01:29:24.360
 So this was the result of that, uh, of the issues that came out of that.

01:29:24.360 --> 01:29:28.240
 So there were really three points within that. First,

01:29:28.280 --> 01:29:32.680
 a city can deny an accommodation request if it would impose, um,

01:29:32.680 --> 01:29:37.440
 an undue financial or administrative burden on the city, um,

01:29:37.440 --> 01:29:42.240
 that licensing or other requirements for health and safety may be permitted.

01:29:42.240 --> 01:29:45.200
 So, so regulations may be permitted, um,

01:29:45.200 --> 01:29:49.720
 but this can't be based on stereotypes and it must apply equally to all homes

01:29:49.720 --> 01:29:52.080
 and with, and, um, within a minimum,

01:29:52.080 --> 01:29:57.000
 with a minimum number of unrelated persons and it can't target homes based on

01:29:57.000 --> 01:30:01.680
 disability. And then the fair housing act does not prevent action in response to

01:30:01.680 --> 01:30:05.520
 criminal activity, insurance fraud, Medicaid fraud, abuse or neglect,

01:30:05.520 --> 01:30:08.040
 or other illegal conduct. So, so they couldn't,

01:30:08.040 --> 01:30:12.480
 they couldn't do something illegal. So based upon, um,

01:30:12.480 --> 01:30:15.840
 the kind of background information we talked about, um, the,

01:30:15.840 --> 01:30:19.440
 the solutions of North Texas, what, what their program is,

01:30:19.440 --> 01:30:23.920
 the joint statement guidelines and the current regulations staff has, has, um,

01:30:23.960 --> 01:30:28.560
 has some, um, um, code amendments that we'd like to talk about today.

01:30:28.560 --> 01:30:30.200
 Um, and,

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

01:30:35.200 --> 01:30:37.280
 new uses that we're proposing.

01:30:37.280 --> 01:30:41.560
 So the first new use that we're proposing is called supportive residential.

01:30:41.560 --> 01:30:43.000
 And, um,

01:30:43.000 --> 01:30:47.160
 the intent of this is to provide for a residential living for unrelated

01:30:47.160 --> 01:30:51.800
 individuals with disabilities in a single dwelling unit. So it'd be home. Um,

01:30:51.840 --> 01:30:54.640
 it should be a supportive family like environment.

01:30:54.640 --> 01:30:59.120
 They could be self governing or they could be supervised by an entity.

01:30:59.120 --> 01:31:00.200
 Um,

01:31:00.200 --> 01:31:04.240
 it seeks to emulate the biological family to normalize residents and make sure

01:31:04.240 --> 01:31:06.840
 that they're integrated within our community. Um,

01:31:06.840 --> 01:31:10.720
 treatment would be incidental as to any home, um, like a therapist,

01:31:10.720 --> 01:31:15.440
 and it does not include individuals who are not disabled,

01:31:15.440 --> 01:31:19.000
 who are pre prison, pre parolees, who are sex offenders.

01:31:20.760 --> 01:31:25.440
 So as we, as we are looking at integrating this in the use tables,

01:31:25.440 --> 01:31:28.480
 we're proposing that this supportive residential use,

01:31:28.480 --> 01:31:33.400
 as I just talked about the definition would be provided in the residential land

01:31:33.400 --> 01:31:35.080
 use category, um,

01:31:35.080 --> 01:31:39.640
 and that it would be permitted in our residential districts with limitation six

01:31:39.640 --> 01:31:45.160
 and that limitation six would limit it to fewer than six unrelated individuals

01:31:45.160 --> 01:31:46.240
 per dwelling unit.

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

01:31:51.440 --> 01:31:55.080
 another supportive residential treatment facility or group home.

01:31:55.080 --> 01:31:57.320
 So we want to make sure that those don't cluster together.

01:31:57.320 --> 01:31:58.880
 So we would have that separation.

01:31:58.880 --> 01:32:04.560
 Thank you chair. Julie, as we're moving through this,

01:32:04.560 --> 01:32:07.800
 we're looking to amend our old code. Yes.

01:32:07.800 --> 01:32:12.920
 I assume so they can start before adoption of our new code in October.

01:32:14.360 --> 01:32:19.280
 Yes. Correct. So we are amending the old code,

01:32:19.280 --> 01:32:21.920
 but how is that going to look with the new code?

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.

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

01:32:30.480 --> 01:32:34.680
 transferred easily. So if, if you recall in the new DDC,

01:32:34.680 --> 01:32:38.520
 we have the use specific standards, though these limitations would just flow to

01:32:38.520 --> 01:32:40.640
 that. So it should be fairly seamless.

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

01:32:44.960 --> 01:32:48.440
 get it in the new code as well, if it's approved. Thanks.

01:32:48.440 --> 01:32:54.280
 So we also are proposing that supportive residential as a,

01:32:54.280 --> 01:32:58.720
 as a use would be permitted in districts where multifamily is permitted or

01:32:58.720 --> 01:33:03.480
 permitted with an SUP with limitation 34 and

01:33:03.480 --> 01:33:08.520
 34 would allow uses that accommodate

01:33:08.520 --> 01:33:12.920
 fewer than six unrelated, unrelated individuals to be permitted by right.

01:33:12.920 --> 01:33:18.000
 So as, as in limitation six, if it's fewer than six, you could,

01:33:18.000 --> 01:33:19.480
 it would be permitted. However,

01:33:19.480 --> 01:33:24.240
 if they wanted to have more than six, then an SUP would be required.

01:33:24.240 --> 01:33:29.160
 Once again, we have that same 600 foot radius separation. So is that,

01:33:29.160 --> 01:33:30.280
 does that make sense? Is that.

01:33:30.280 --> 01:33:34.560
 Mr. Beck. Thank you chair.

01:33:34.560 --> 01:33:39.560
 So that explains where we're getting the 16 eight on each side, right?

01:33:39.560 --> 01:33:43.640
 Well, that is actually, that's actually going to be as part of a treatment

01:33:43.640 --> 01:33:47.120
 facility. So, so the, the SUP you're going to be seeing tonight,

01:33:47.120 --> 01:33:49.040
 we're going to talk about, they're not,

01:33:49.040 --> 01:33:54.960
 they're not proposing to develop a standalone supportive residential use.

01:33:54.960 --> 01:34:00.520
 They're proposing to develop a treatment facility within that broad umbrella of

01:34:01.080 --> 01:34:04.440
 treatment facility will be the supportive residential uses.

01:34:04.440 --> 01:34:07.480
 So it's actually going to be one campus as,

01:34:07.480 --> 01:34:12.480
 as that a broad umbrella of the residential use of the supportive residential

01:34:12.480 --> 01:34:17.520
 within the treatment facility, no, if, if it was approved,

01:34:17.520 --> 01:34:22.640
 no other supportive residential or treatment facility or group home could be

01:34:22.640 --> 01:34:25.400
 located within the boundaries of that property.

01:34:25.400 --> 01:34:29.560
 And I have a map in the next presentation and hopefully it'll make it clear.

01:34:30.120 --> 01:34:35.120
 I hope. So this limitation of six or less won't apply to the treatment center.

01:34:35.120 --> 01:34:38.400
 Correct. Correct. That's its own separate, own separate thing.

01:34:38.400 --> 01:34:42.040
 It's a great question. How, well, how many, okay,

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,

01:34:46.360 --> 01:34:48.920
 is there a maximum could allow?

01:34:48.920 --> 01:34:53.040
 Well, it would have to all be within the confines of the SUP.

01:34:53.040 --> 01:34:56.160
 So they're proposing a certain number of uses tonight.

01:34:56.160 --> 01:35:00.080
 We've crafted our language that that would be capped at that.

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.

01:35:04.080 --> 01:35:10.960
 All right. So, um, next, next we're going to the second, um,

01:35:10.960 --> 01:35:14.000
 new use and that would be treatment facility.

01:35:14.000 --> 01:35:17.400
 And that's a little more intense than the supportive residential. Um,

01:35:17.400 --> 01:35:22.080
 so this is intended to be a facility with plan structured and organized programs

01:35:22.080 --> 01:35:27.120
 solely designed to initiate and promote a person's chemical free status or to

01:35:27.120 --> 01:35:29.880
 maintain the person free of illegal drugs.

01:35:30.240 --> 01:35:34.040
 It would be licensed in accordance with the state of Texas safety code chapter

01:35:34.040 --> 01:35:36.560
 four 64. Um, and,

01:35:36.560 --> 01:35:40.360
 and supportive residential could be a component of that. It's a pretty broad,

01:35:40.360 --> 01:35:41.920
 a broad term.

01:35:41.920 --> 01:35:47.320
 We're proposing this use be located in the institutional land use category

01:35:47.320 --> 01:35:49.000
 because it is a more institutional use.

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

01:35:53.080 --> 01:35:58.080
 hospital. So that's, that's why it's proposed to go in that area. Um,

01:35:58.400 --> 01:36:01.880
 and it would be permitted in some of the downtown university core districts,

01:36:01.880 --> 01:36:05.560
 community mixed use centers and regional mixed use centers and employment

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

01:36:10.560 --> 01:36:15.640
 has that separation distance of 1200 feet.

01:36:15.640 --> 01:36:16.760
 So it actually increases it.

01:36:16.760 --> 01:36:20.840
 Thank you chair. Julie, with regard to the new code,

01:36:20.840 --> 01:36:25.360
 what are the districts that it would be a lot of, we're going to continue,

01:36:25.360 --> 01:36:26.480
 we're going to look at that.

01:36:26.480 --> 01:36:31.280
 It will follow that transition table, but it would be in the M N district,

01:36:31.280 --> 01:36:34.360
 the M M D and the M R district.

01:36:34.360 --> 01:36:37.200
 And there may be some more employment districts that we would,

01:36:37.200 --> 01:36:38.240
 we would look at.

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

01:36:42.200 --> 01:36:45.240
 in the new code. Um, you know, it's not a,

01:36:45.240 --> 01:36:48.280
 it's not a perfect apples to apples transition.

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.

01:36:51.360 --> 01:36:54.840
 I know with the, with the new code looming,

01:36:54.960 --> 01:36:58.840
 it's a little bit weird to be looking at it like this because in a,

01:36:58.840 --> 01:37:02.040
 in a few short months we're really dealing with a different code.

01:37:02.040 --> 01:37:07.040
 So it would have been great to, to see the new code

01:37:07.040 --> 01:37:11.160
 alongside of this. Um, it is,

01:37:11.160 --> 01:37:12.440
 it is a little strange

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

01:37:17.920 --> 01:37:20.560
 districts and maybe have some sort of transition there.

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,

01:37:27.880 --> 01:37:31.640
 which was the use tables and sub chapter 23, which is the definitions.

01:37:31.640 --> 01:37:32.840
 And now in sub chapter eight,

01:37:32.840 --> 01:37:36.600
 that sub chapter eight and the 2002 code actually, um,

01:37:36.600 --> 01:37:41.600
 refer to, um, our group homes within the city of Denton. And there were, um,

01:37:41.600 --> 01:37:44.880
 within that section of the Denton development code,

01:37:44.880 --> 01:37:49.160
 there were a lot of unnecessary references to assisted living facility and group

01:37:49.160 --> 01:37:53.120
 homes for handicapped persons or institutions. And we don't have that use.

01:37:53.120 --> 01:37:55.080
 So it created a lot of confusion.

01:37:55.080 --> 01:37:58.000
 So we've actually just struck the, those,

01:37:58.000 --> 01:38:02.920
 that language to make it just less confusing and more consistent with what our

01:38:02.920 --> 01:38:05.160
 use tables. Um, however, this,

01:38:05.160 --> 01:38:07.680
 this chapter is actually being eliminated in the new code.

01:38:07.680 --> 01:38:09.520
 And so all of it is, has,

01:38:09.520 --> 01:38:14.840
 has been incorporated into those use specific standards in sub chapter five of

01:38:14.840 --> 01:38:16.680
 the new code.

01:38:18.920 --> 01:38:22.360
 Sub chapter 14 is our parking standards in 2002.

01:38:22.360 --> 01:38:23.880
 We wanted to make sure there was an adequate,

01:38:23.880 --> 01:38:25.600
 that there was adequate parking.

01:38:25.600 --> 01:38:30.280
 So we're proposing supportive residential provide one space per each bedroom with

01:38:30.280 --> 01:38:34.720
 a minimum of four. Um, since they could have up to six residents,

01:38:34.720 --> 01:38:38.560
 we wanted to make sure that they would may all have cars.

01:38:38.560 --> 01:38:41.320
 And so we make sure there's adequate parking and that there wasn't, um,

01:38:41.320 --> 01:38:45.040
 an unnecessary burden on the, on the on street parking and then treatment

01:38:45.040 --> 01:38:49.120
 facilities. We looked at as, as, um, we sort of compared it to our medical,

01:38:49.120 --> 01:38:52.840
 um, our medical center standards, medical office standards,

01:38:52.840 --> 01:38:56.320
 and that would be one space per 200 square feet of growth floor area.

01:38:56.320 --> 01:39:01.560
 Um, sub chapter 23, a little, a little more cleanup on sub chapter 23,

01:39:01.560 --> 01:39:04.480
 we're proposing a new definition for disability.

01:39:04.480 --> 01:39:09.480
 And that just refers to the Americans with disabilities act of 1990 as amended

01:39:09.480 --> 01:39:12.080
 sort of keeps it really clean. Um,

01:39:12.080 --> 01:39:14.520
 I believe that act was included in your backup,

01:39:14.720 --> 01:39:17.320
 but just as a quick hit, they, um,

01:39:17.320 --> 01:39:21.560
 their definition of disability is here is you've got to have a mental or physical

01:39:21.560 --> 01:39:24.840
 impairment that substantially limits one or more major life activities.

01:39:24.840 --> 01:39:27.400
 There has to be a record of such impairment or,

01:39:27.400 --> 01:39:31.040
 or being regarded as as having such an impairment.

01:39:31.040 --> 01:39:33.960
 So that's really the federal definition of that disability.

01:39:33.960 --> 01:39:38.960
 We're also proposing to revise the definition for disabled persons as it's,

01:39:38.960 --> 01:39:39.840
 um,

01:39:39.840 --> 01:39:43.360
 this really relates to just one use within the debt and development code and

01:39:43.360 --> 01:39:45.480
 that is community homes for the disabled.

01:39:45.480 --> 01:39:50.520
 That is regulated by chapter one 23 of the Texas human resources code.

01:39:50.520 --> 01:39:52.800
 It's kind of a separate and apart use.

01:39:52.800 --> 01:39:55.600
 And so because this was differentiated from that,

01:39:55.600 --> 01:39:57.320
 we really wanted to add that language,

01:39:57.320 --> 01:40:01.800
 make it very clear as the code is applied in the future and that, um,

01:40:01.800 --> 01:40:03.680
 disabled persons, um, is,

01:40:03.680 --> 01:40:08.520
 is just references that one section of the Texas human resources code.

01:40:08.520 --> 01:40:12.840
 And we're also proposing to remove the definition of handicap. Um,

01:40:12.920 --> 01:40:14.560
 it's, it's redundant.

01:40:14.560 --> 01:40:17.960
 It creates more confusion and what we're trying to do is make sure that these

01:40:17.960 --> 01:40:22.680
 regulations are, are applied, um, in the clearest way possible.

01:40:22.680 --> 01:40:26.960
 So we looked at a, at a, um,

01:40:26.960 --> 01:40:30.960
 slide earlier in the presentation about what we have as current regulations

01:40:30.960 --> 01:40:35.480
 within the debt and development code. And those are, um, those,

01:40:35.480 --> 01:40:40.120
 those columns in blue. And as we're proposing, um, this,

01:40:40.120 --> 01:40:42.480
 uh, this, um,

01:40:43.000 --> 01:40:47.640
 text amendment, we then slide in the green into that menu. Um,

01:40:47.640 --> 01:40:52.040
 and there's the supportive residential, fewer than six residents, um,

01:40:52.040 --> 01:40:54.960
 in residential districts, um, few,

01:40:54.960 --> 01:40:58.520
 fewer than six residents permitted by right and multifamily districts,

01:40:58.520 --> 01:41:02.840
 anything equal to or greater than six residents would require an SUP. Um,

01:41:02.840 --> 01:41:04.920
 we've got to have parking for each bedroom, uh,

01:41:04.920 --> 01:41:08.480
 disability is required and you've got that 600 foot separation. Um,

01:41:08.480 --> 01:41:12.640
 treatment facilities would be solely designed to initiate and promote that

01:41:12.640 --> 01:41:16.360
 chemical free status. SUP would always be required. Um,

01:41:16.360 --> 01:41:18.240
 it would be in more of our, um,

01:41:18.240 --> 01:41:22.680
 in of our more intense zoning districts and we were requiring that 1200 foot

01:41:22.680 --> 01:41:27.560
 separation. Um, so the considerations we looked at, um, it,

01:41:27.560 --> 01:41:32.000
 we, the proposal balances the need for those community services with issues of

01:41:32.000 --> 01:41:36.280
 compatibility. Um, the supportive residential just, um, um, it,

01:41:36.280 --> 01:41:40.400
 it is generally appropriate for neighborhood settings with that limitation six and

01:41:40.400 --> 01:41:44.080
 34. We want to make sure we keep that intensity reduced, um,

01:41:44.080 --> 01:41:48.440
 and that we ensure adequate spacing to, to prevent that grouping from happening.

01:41:48.440 --> 01:41:54.320
 Um, that SUP for over six individual individuals provides for additional

01:41:54.320 --> 01:41:56.960
 screw scrutiny and make sure that there's adequate buffers and that it,

01:41:56.960 --> 01:41:59.160
 it's handled correctly. Uh,

01:41:59.160 --> 01:42:01.840
 we want to make sure that the parking is adequate for the use.

01:42:01.840 --> 01:42:05.520
 And so we reduce those parking impacts for the surrounding area. Um,

01:42:05.520 --> 01:42:09.720
 it does require a disability in the definition and that, um,

01:42:09.760 --> 01:42:14.200
 we wanted to put it in that residential, um, land use category so that it's

01:42:14.200 --> 01:42:18.280
 developed with those residential design standards so that it's integrated in a

01:42:18.280 --> 01:42:19.920
 neighborhoods and that it is, it is,

01:42:19.920 --> 01:42:24.040
 it works in scale as well as building materials and architectural design.

01:42:24.040 --> 01:42:30.000
 Um, treatment facilities due to the potential impacts associated with the

01:42:30.000 --> 01:42:35.000
 proposed use, we added in that an SUP is always required and add that limitation

01:42:35.000 --> 01:42:38.920
 39 to make sure that there's adequate spacing. Um,

01:42:39.200 --> 01:42:42.680
 in order to reduce confusion with other medical uses,

01:42:42.680 --> 01:42:47.680
 we added that word solely to the definition because some hospitals do have these

01:42:47.680 --> 01:42:51.000
 types of, um, of, of, um,

01:42:51.000 --> 01:42:55.680
 detox facilities or other types of counseling facilities as a part of their

01:42:55.680 --> 01:42:58.840
 mission. And so we wanted to, to, to separate those two.

01:42:58.840 --> 01:43:03.340
 These are separate uses. Um, but it is a, it is a large umbrella term.

01:43:03.340 --> 01:43:06.360
 And so we could go all the way from intensity of a, of a,

01:43:06.500 --> 01:43:11.200
 of a hospital detox facility all the way down to just, uh,

01:43:11.200 --> 01:43:15.320
 to a community mental health, uh, mental health center or a recovery center.

01:43:15.320 --> 01:43:17.600
 So it, or, or, or supportive residential.

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

01:43:22.000 --> 01:43:26.880
 important. So we can look at it, um, with, with each case, um,

01:43:26.880 --> 01:43:31.900
 staff did sound or did publish notification and we recommend approval of,

01:43:31.900 --> 01:43:36.400
 of the, um, of the text amendments, um, as proposed.

01:43:36.520 --> 01:43:37.920
 And I'll stand for any questions.

01:43:37.920 --> 01:43:45.160
 I do not see any great presentation, Julie. At this time. Oh,

01:43:45.160 --> 01:43:48.280
 commissioner Smith. Um, are you going to do the SCP as well? Or no, just,

01:43:48.280 --> 01:43:52.320
 just this, we weren't into the SP about this thing about breaking for dinner

01:43:52.320 --> 01:43:55.040
 and then coming back for the SP. I got, I'll just bring it up now.

01:43:55.040 --> 01:43:57.600
 So we did it just in case we're rushed for it. Um, seeing that,

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.

01:44:01.520 --> 01:44:02.360
 And I think that'd be great.

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

01:44:06.320 --> 01:44:09.720
 ranch item at eight for the applicant who's here to see this,

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

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.

01:44:15.120 --> 01:44:18.080
 I know, I know we've had it before when we had the Lakeview ranch.

01:44:18.080 --> 01:44:21.640
 I mean that one gentleman who had the bell, the right there off university,

01:44:21.640 --> 01:44:23.200
 sit there for a storage unit. He was,

01:44:23.200 --> 01:44:25.720
 we're talking about one 30 a night about a storage unit. It's like,

01:44:25.720 --> 01:44:27.560
 thanks for sitting here and I was like,

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

01:44:31.160 --> 01:44:34.240
 time, the real timely one or the one for time, uh,

01:44:34.640 --> 01:44:37.520
 time sucking be done towards the end.

01:44:37.520 --> 01:44:41.640
 Yeah, we can consider that. Thanks for the consideration chair.

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

01:44:47.400 --> 01:44:48.240
 last item.

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

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

01:44:59.400 --> 01:45:02.920
 Julie Wyatt.

01:45:04.920 --> 01:45:08.240
 All right. This is S 19 nine Riddell campus.

01:45:08.240 --> 01:45:13.280
 So the request before you is to hold a public hearing and consider a request by

01:45:13.280 --> 01:45:17.920
 solutions of North Texas for a specific use permit for a treatment facility.

01:45:17.920 --> 01:45:23.200
 The subject property is about 4.4 acres located on the east side of North Riddell

01:45:23.200 --> 01:45:27.400
 street, about 495 feet north of mingo road. It's right there in yellow.

01:45:30.560 --> 01:45:34.720
 The current zoning is DR two district. And, um, as, as you're aware,

01:45:34.720 --> 01:45:39.960
 this SUP is actually running concurrently with a DDC text amendment DCA 19 four.

01:45:39.960 --> 01:45:45.440
 So if that text amendment is approved as proposed treatment facilities would be

01:45:45.440 --> 01:45:50.440
 permitted in DR two with approval of an SUP and a distance separation of 1200

01:45:50.440 --> 01:45:54.800
 feet from any other supportive residential, um, treatment facility or group home.

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

01:46:01.000 --> 01:46:04.640
 some existing development on the side. We want to go over that first. Um,

01:46:04.640 --> 01:46:07.080
 so this is kind of their conceptual site plan.

01:46:07.080 --> 01:46:10.040
 They haven't fully flushed out their site plan and what we're really looking at

01:46:10.040 --> 01:46:13.440
 today is the activities on the site. So right now, um,

01:46:13.440 --> 01:46:17.880
 they have an administrative building located here in this orange,

01:46:17.880 --> 01:46:22.000
 um, and that's for case management, for treatment counseling services.

01:46:22.000 --> 01:46:26.440
 They maintain regular office hours and they also have evening sessions,

01:46:26.440 --> 01:46:28.560
 five nights a week for counseling services.

01:46:28.560 --> 01:46:33.000
 They also have some program residential housing. It's there in purple.

01:46:33.000 --> 01:46:38.880
 These are two duplexes that can accommodate 32 male residents. Um,

01:46:38.880 --> 01:46:42.640
 these residents have been cleared from detox and remain drug and alcohol free.

01:46:42.640 --> 01:46:43.160
 Uh,

01:46:43.160 --> 01:46:47.080
 they must obtain full time employment or be enrolled in school for at least 30

01:46:47.080 --> 01:46:48.880
 hours, 35 hours a week.

01:46:48.880 --> 01:46:53.560
 And solutions North of North Texas staff is onsite during night and weekend hours

01:46:53.600 --> 01:46:57.840
 for resident support to ensure safety, to ensure good decision making,

01:46:57.840 --> 01:47:01.200
 and drug and alcohol testing. Um,

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,

01:47:05.400 --> 01:47:06.800
 it's an existing duplex.

01:47:06.800 --> 01:47:10.400
 It actually can accommodate two single mothers, um,

01:47:10.400 --> 01:47:14.280
 that have completed drug and alcohol programs. Um,

01:47:14.280 --> 01:47:18.320
 but it provides a stable residence while they're working to be reunified with

01:47:18.320 --> 01:47:22.520
 their children. So they're working through that case. Um, and, and, um,

01:47:22.840 --> 01:47:26.200
 and it just provides a safe and stable place for them to live.

01:47:26.200 --> 01:47:29.080
 So that's what's on the ground now. Um,

01:47:29.080 --> 01:47:32.760
 what they're proposing to do is to expand this use to, um,

01:47:32.760 --> 01:47:36.000
 include an ambulatory detox housing program.

01:47:36.000 --> 01:47:40.400
 And that's here in that sort of weird green color. Um, and that, uh,

01:47:40.400 --> 01:47:45.400
 as proposed would accommodate, um, six adults for housing and medical care.

01:47:45.400 --> 01:47:49.720
 It would, um, uh, provide for full time monitoring,

01:47:49.720 --> 01:47:54.080
 both for counseling and that medical, um, that medical monitoring.

01:47:54.080 --> 01:47:59.160
 And, um, and then, you know, once a person would complete that program,

01:47:59.160 --> 01:48:02.520
 the intent would be to transition to that supportive residential once they're,

01:48:02.520 --> 01:48:05.760
 um, drop drug and alcohol free. Um,

01:48:05.760 --> 01:48:07.640
 and then they're also proposing, um,

01:48:07.640 --> 01:48:11.240
 to expand that program residential housing, um,

01:48:11.240 --> 01:48:16.400
 to include another, uh, male, um, residents here, a duplex,

01:48:16.440 --> 01:48:21.000
 that would, um, accommodate additional residents as well as three duplexes for

01:48:21.000 --> 01:48:25.080
 women on the South side. So, um, with the, with the additional housing,

01:48:25.080 --> 01:48:28.920
 they could accommodate another 64 residents. Um,

01:48:28.920 --> 01:48:33.240
 and then they are proposing, uh, uh, additional administrative functions.

01:48:33.240 --> 01:48:35.080
 And, you know, as the organization grows,

01:48:35.080 --> 01:48:38.480
 they're going to need additional room for administration offices and counseling

01:48:38.480 --> 01:48:42.400
 services. Um, other development on the, on the site could include, um,

01:48:42.400 --> 01:48:46.200
 some outdoor pavilions, um, some, some storage sheds, uh,

01:48:46.240 --> 01:48:50.680
 and then two access points to redel with an internal access loop, um,

01:48:50.680 --> 01:48:52.760
 and then buffers to the adjacent properties.

01:48:52.760 --> 01:48:57.240
 So the criteria for approval are in sub chapter six of the didn't development

01:48:57.240 --> 01:48:59.680
 code. I won't read all of this. It is in your backup material,

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

01:49:03.680 --> 01:49:08.000
 proposal. Um, so first of all,

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

01:49:11.160 --> 01:49:15.320
 university compatibility. It's, it's near TWU. Um,

01:49:15.340 --> 01:49:18.320
 and the proposed use is fitting for these kinds of mixed use districts.

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

01:49:21.440 --> 01:49:22.920
 uses. Um,

01:49:22.920 --> 01:49:26.800
 but the future land use doesn't really talk about these types of social

01:49:26.800 --> 01:49:27.360
 services.

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,

01:49:30.560 --> 01:49:34.120
 and, um, uh, element eight, um, it is,

01:49:34.120 --> 01:49:37.040
 it addresses community health safety and services.

01:49:37.040 --> 01:49:40.280
 And it really talks to this and identifies the need for substance abuse

01:49:40.280 --> 01:49:42.080
 treatment. And as part of that,

01:49:42.080 --> 01:49:45.640
 it establishes an action to identify key partners, um,

01:49:45.640 --> 01:49:48.240
 to aid in the implementation of these types of programs and,

01:49:48.240 --> 01:49:52.520
 and solutions of North Texas and those programs that they administer is

01:49:52.520 --> 01:49:57.200
 consistent with that, um, that goal. Um, it does,

01:49:57.200 --> 01:49:58.920
 if, um, as proposed,

01:49:58.920 --> 01:50:02.560
 it conforms to the definition and limitations for the proposed treatment

01:50:02.560 --> 01:50:06.720
 facility use. Um, and here's where that 1200 foot buffer comes in.

01:50:06.720 --> 01:50:10.240
 So here's the subject property in yellow. Um, and it is the subject site.

01:50:10.560 --> 01:50:13.760
 Surrounding it, there is a community home for the disabled.

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,

01:50:18.200 --> 01:50:21.640
 but that, that there's not a distance separation from that. That's a,

01:50:21.640 --> 01:50:22.960
 that's a different type of use.

01:50:22.960 --> 01:50:26.720
 There's also some elderly housing near them as well as some, um,

01:50:26.720 --> 01:50:30.960
 some multifamily to the North. Um,

01:50:30.960 --> 01:50:35.600
 so as part of the SUP staff recommends that, um,

01:50:35.600 --> 01:50:40.240
 a recommendation that the facility administrator provide evidence,

01:50:40.280 --> 01:50:44.440
 evidence of that licensing to make sure their license is current with the Texas

01:50:44.440 --> 01:50:49.200
 health and safety code chapter four 64 as part of their yearly fire inspection.

01:50:49.200 --> 01:50:53.740
 Um, and then if approved, a full site plan would be required right now.

01:50:53.740 --> 01:50:55.440
 They're kind of in this conceptual stage.

01:50:55.440 --> 01:50:58.600
 We're really just talking about what activities are on the site and that we

01:50:58.600 --> 01:51:02.120
 would make sure that they comply with all setback, lot coverage, site design,

01:51:02.120 --> 01:51:04.680
 landscaping, parking, and access requirements.

01:51:07.520 --> 01:51:11.440
 Thank you, chair. Julie, with, um, the licensing factor,

01:51:11.440 --> 01:51:13.680
 do they have the current license now?

01:51:13.680 --> 01:51:17.960
 The applicant is here and he'll be able to answer all of,

01:51:17.960 --> 01:51:21.080
 all of your questions as far as how that, how,

01:51:21.080 --> 01:51:25.960
 how their licensing is, is maintained and, and, um, and what activities are,

01:51:25.960 --> 01:51:29.280
 you know, how their business is run. So he should be able to answer those.

01:51:33.320 --> 01:51:37.800
 So, um, we looked at each kind of activity that, that they're proposing as,

01:51:37.800 --> 01:51:40.720
 as we analyze this project. Um, so first of all,

01:51:40.720 --> 01:51:43.080
 we looked at the ambulatory detox housing program.

01:51:43.080 --> 01:51:47.360
 It is limited to six residents. It's pretty, it's pretty limited, um,

01:51:47.360 --> 01:51:50.280
 and that they would be housed in a watchful environment.

01:51:50.280 --> 01:51:54.680
 So staff doesn't anticipate that the use would create negative impacts for the

01:51:54.680 --> 01:51:58.800
 surrounding, um, current and future development because of it's, if, of it's,

01:51:58.800 --> 01:52:02.600
 uh, of the low scale of it. Um,

01:52:02.640 --> 01:52:05.520
 as far as the program residential housing, that's those do,

01:52:05.520 --> 01:52:06.840
 those are those duplexes.

01:52:06.840 --> 01:52:10.920
 It really is intended to function in a way that's similar to any other residential

01:52:10.920 --> 01:52:15.360
 use. The occupants must attend work or school. They have to pay rent, um,

01:52:15.360 --> 01:52:18.600
 and they have to maintain the property. They, they've got to, you know, cook,

01:52:18.600 --> 01:52:21.360
 do the dishes, um, take care of the exterior.

01:52:21.360 --> 01:52:25.240
 So it really would function like a residential, um, property. Um,

01:52:25.240 --> 01:52:29.480
 it also, um, would not result in incompatible densities.

01:52:29.520 --> 01:52:33.080
 So the potential number of residents with the current residents and the proposed

01:52:33.080 --> 01:52:36.080
 would equal 96, um, and, um,

01:52:36.080 --> 01:52:40.840
 which is a maximum of 22 persons per acre. Uh,

01:52:40.840 --> 01:52:45.960
 the maximum density in DR2 district is, um, 30 dwelling units per acre.

01:52:45.960 --> 01:52:48.680
 So you really could have a lot of, for instance,

01:52:48.680 --> 01:52:50.560
 multifamily units on this property.

01:52:50.560 --> 01:52:54.200
 And so the density would actually be a lot less than what could be, um,

01:52:54.200 --> 01:52:56.360
 provided on the property. And,

01:52:56.360 --> 01:53:00.280
 and we don't anticipate any adverse impacts for on street parking, um,

01:53:00.280 --> 01:53:02.000
 because the residential housing facilities,

01:53:02.000 --> 01:53:06.200
 we believe that our code amendment would provide adequate parking, um,

01:53:06.200 --> 01:53:10.480
 for the housing as well as the offices that one space per 200 square feet. Um,

01:53:10.480 --> 01:53:12.000
 and then there are administrative buildings.

01:53:12.000 --> 01:53:15.160
 Offices are generally compatible with these mixed use areas. So,

01:53:15.160 --> 01:53:17.360
 so we don't feel like there's going to be adverse impacts.

01:53:17.360 --> 01:53:22.680
 We also looked at the infrastructure associated with the development. Um,

01:53:22.680 --> 01:53:26.280
 it is an infill site and so there's water and sewer available along North

01:53:26.280 --> 01:53:27.560
 Riddell that they could tie into.

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,

01:53:33.040 --> 01:53:38.560
 um, that would, um, provide for multimodal transportation for their residents.

01:53:38.560 --> 01:53:44.240
 Um, however, the sidewalk network on North Riddell is not quite complete yet. Um,

01:53:44.240 --> 01:53:46.800
 as, as development happens, um,

01:53:46.800 --> 01:53:50.240
 additional sidewalks be will be required and we're hoping at some point in the

01:53:50.240 --> 01:53:53.040
 future, there will be a full sidewalk facility.

01:53:54.360 --> 01:53:57.760
 Thank you, chair. Yes. I'm reading that. I did have a concern about that.

01:53:57.760 --> 01:54:02.680
 I assume that many of these residents possibly will not have a vehicle and they

01:54:02.680 --> 01:54:05.280
 will use the bus to get to their jobs or school.

01:54:05.280 --> 01:54:10.520
 So with the street or sidewalk incomplete, how do they get to the bus stop?

01:54:10.520 --> 01:54:13.560
 They would have to kind of veer onto the street.

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.

01:54:18.480 --> 01:54:20.400
 So it's not one of our arterial rows.

01:54:20.400 --> 01:54:24.000
 So it does kind of function more of a, of a lower key collector.

01:54:24.880 --> 01:54:29.360
 Um, yeah, I, I, I hope we can get that sidewalk, um, um, connected.

01:54:29.360 --> 01:54:32.720
 And it's certainly something we'll be talking with engineering about in,

01:54:32.720 --> 01:54:36.600
 in all of these sort of pedestrian oriented areas, getting our sidewalks in place.

01:54:36.600 --> 01:54:38.520
 Um, but we also,

01:54:38.520 --> 01:54:42.480
 I too had concerns about their residents and how they would move about the city

01:54:42.480 --> 01:54:46.680
 because school and work is something that they have to, that they have to, um,

01:54:46.680 --> 01:54:50.480
 do on a daily basis. And so, um, the, the,

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

01:54:54.760 --> 01:54:58.800
 requirement that bike racks would be required at least one space,

01:54:58.800 --> 01:55:03.440
 one bike space per 10 required parking spaces to just provide

01:55:03.440 --> 01:55:06.360
 additional options for their residents.

01:55:06.360 --> 01:55:10.400
 Public notification was sent out. Um,

01:55:10.400 --> 01:55:14.920
 we haven't received any responses as of today. Um,

01:55:14.920 --> 01:55:19.160
 so with that, we'll, we'll talk about our recommendation. Um, with,

01:55:19.320 --> 01:55:22.240
 our recommendation is structured as we're going to talk about the permitted

01:55:22.240 --> 01:55:26.840
 activities and then, um, as, as proposed and then, um,

01:55:26.840 --> 01:55:29.720
 and then the, the, um, conditions. So if,

01:55:29.720 --> 01:55:34.800
 if PNC recommends approval and city council then votes to approve it with the

01:55:34.800 --> 01:55:38.400
 conditions, these would all be a part of the ordinance. So, um,

01:55:38.400 --> 01:55:41.360
 the activities that are, that we've talked about today,

01:55:41.360 --> 01:55:45.880
 the administrative building with the training education, the, the, um,

01:55:45.920 --> 01:55:49.640
 the counseling, the treatment that would be permitted as well as the program,

01:55:49.640 --> 01:55:53.360
 residential housing with that, um, um, the,

01:55:53.360 --> 01:55:58.440
 the current 32 residents as well as the proposed 64 or 64 additional residents

01:55:58.440 --> 01:56:03.040
 that would be permitted if, if approved, um, it would still have,

01:56:03.040 --> 01:56:05.240
 they would still have to follow all of those, um,

01:56:05.240 --> 01:56:08.760
 all those parameters that they set forth in their narrative about the school and

01:56:08.760 --> 01:56:13.400
 the work and the maintaining the property. Um, we're also,

01:56:14.520 --> 01:56:18.960
 um, also that returned to monitor house that duplex for the two, um,

01:56:18.960 --> 01:56:22.280
 single moms, um, the ambulatory detox program,

01:56:22.280 --> 01:56:24.120
 that would be permitted if it was approved,

01:56:24.120 --> 01:56:27.400
 it would be limited to six adults and they would have to maintain that

01:56:27.400 --> 01:56:32.360
 monitoring of, of those residents. And then, and then, as I said before,

01:56:32.360 --> 01:56:36.960
 the additional program housing for the six 64 residents. Um, so staff,

01:56:36.960 --> 01:56:39.280
 so those would be the permitted activities.

01:56:39.280 --> 01:56:43.360
 Staff also recommends, um, some additional conditions. First of all,

01:56:43.360 --> 01:56:47.720
 sobering centers defined as play a place to stay for individuals in lieu of

01:56:47.720 --> 01:56:53.120
 arrest until sober enough to safely leave would not be permitted on site. Um,

01:56:53.120 --> 01:56:57.680
 there would need to be evidence of licensing provided on a yearly basis with

01:56:57.680 --> 01:57:00.200
 that, with that fire inspection. Um,

01:57:00.200 --> 01:57:03.880
 because this is kind of a redeveloping site, there's some existing driveways.

01:57:03.880 --> 01:57:08.360
 We would want those to be closed off and the, um, curb and gutter, um,

01:57:08.360 --> 01:57:12.120
 replaced, uh, as the property develops and as they put their,

01:57:12.120 --> 01:57:14.640
 their two driveways with their internal loop in, we'd want,

01:57:14.640 --> 01:57:18.240
 we'd want that street to be complete in that location. Um,

01:57:18.240 --> 01:57:21.680
 bicycle racks to be installed at one per 10 parking spaces.

01:57:21.680 --> 01:57:24.760
 And then we're also proposing, um, and I, and, and,

01:57:24.760 --> 01:57:29.680
 and this is actually their proposal that require buffers of a fence

01:57:29.680 --> 01:57:33.120
 along the north, uh, east and south property lines,

01:57:33.120 --> 01:57:38.000
 as well as, um, medium or small canopy trees planted every, uh,

01:57:38.000 --> 01:57:41.000
 every 30 linear feet along the north and south property lines.

01:57:41.400 --> 01:57:43.760
 They had talked about some Nellie Stevens Hollies.

01:57:43.760 --> 01:57:48.840
 I didn't want to tie them so much into a specific landscaping type

01:57:48.840 --> 01:57:52.440
 because, um, because what if it wasn't available in the nursery?

01:57:52.440 --> 01:57:54.200
 I didn't want them to be tied down.

01:57:54.200 --> 01:57:55.800
 We just want to make sure we've got that,

01:57:55.800 --> 01:57:58.200
 that landscaping there to provide that buffer.

01:57:58.200 --> 01:58:02.200
 Julie, when did they see, when did these recommendations,

01:58:02.200 --> 01:58:03.360
 when were they reviewed with the client?

01:58:03.360 --> 01:58:07.840
 We sent them to the applicant last week and they sent an email that they were

01:58:07.840 --> 01:58:10.480
 good with them. So, and, and he is here. So,

01:58:12.360 --> 01:58:12.680
 um,

01:58:12.680 --> 01:58:17.240
 we also propose that all future buildings be designed with the residential

01:58:17.240 --> 01:58:20.160
 character. This is a mixed use area, but there's a lot of residential.

01:58:20.160 --> 01:58:22.200
 It's there's some multifamily and elderly housing.

01:58:22.200 --> 01:58:25.040
 We want to make sure it maintains the character of the surrounding property.

01:58:25.040 --> 01:58:30.000
 And that includes primary entrances toward the right of way. Um, we want those,

01:58:30.000 --> 01:58:33.760
 those architectural elements to be residential, like dormers, gables,

01:58:33.760 --> 01:58:38.040
 porches, um, windows and doors that are facing the,

01:58:38.080 --> 01:58:42.080
 or, um, at least 15% of the wall area facing the street to be fit, um,

01:58:42.080 --> 01:58:45.520
 to be windows and doors, exterior finishes of wood, masonry,

01:58:45.520 --> 01:58:46.440
 or cementitious siding.

01:58:46.440 --> 01:58:48.960
 And this really does follow the new debt and development code regs.

01:58:48.960 --> 01:58:54.040
 And then on that minimum masonry around the 25%, uh,

01:58:54.040 --> 01:58:58.160
 all existing and proposed solid wall waste rest receptacles should be located

01:58:58.160 --> 01:58:59.400
 toward the rear of the property line.

01:58:59.400 --> 01:59:03.120
 I don't believe they have any dumpsters in front of the buildings. So, but just,

01:59:03.120 --> 01:59:07.720
 just to maintain that, um, the, the solid waste to the rear. And then,

01:59:07.720 --> 01:59:12.720
 and then to follow that new code as it relates to those design standards, um,

01:59:12.720 --> 01:59:18.160
 in, in terms of tree preservation, landscaping, fencing and screening. So, um,

01:59:18.160 --> 01:59:22.040
 that is it. I'll stand for any questions.

01:59:22.040 --> 01:59:24.040
 Thank you, chair Julie.

01:59:24.040 --> 01:59:28.080
 One of my concerns with expanding this is the fact that it's across the street

01:59:28.080 --> 01:59:32.440
 from TWU campus, which is a future student housing area.

01:59:32.440 --> 01:59:34.400
 Did you get TWU input?

01:59:35.600 --> 01:59:39.560
 They were sent notification as part of the notification process.

01:59:39.560 --> 01:59:43.040
 We haven't heard from them and we, I didn't talk to them.

01:59:43.040 --> 01:59:47.640
 Any other question? Yep.

01:59:47.640 --> 01:59:50.520
 I do have another question. You may not know the answer to this.

01:59:50.520 --> 01:59:55.240
 If a resident does not maintain work or school,

01:59:55.240 --> 01:59:58.320
 what happens to them? I don't know the answer to that.

01:59:58.320 --> 02:00:00.080
 Thank you.

02:00:00.080 --> 02:00:04.960
 Any other questions for Julie? Great.

02:00:05.600 --> 02:00:08.400
 Recommendation. So just as a, um,

02:00:08.400 --> 02:00:12.840
 a recommendation from Richard and myself in regards to the agenda before we

02:00:12.840 --> 02:00:18.160
 close, I think we're going to reorder it. Uh, if there's not any, um,

02:00:18.160 --> 02:00:23.360
 opposition to we're skipping three a three B and three C because of the

02:00:23.360 --> 02:00:27.360
 postponements, then we'll do three D as planned from there.

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,

02:00:32.760 --> 02:00:36.520
 with ropes and ramps. So we'll go razor ranch. Yeah, sorry.

02:00:36.520 --> 02:00:41.440
 So we'll go D G H E F as the order for the agenda.

02:00:41.440 --> 02:00:46.800
 With that, we will close the work session at six 22.

02:00:46.800 --> 02:00:48.920
 We'll reconvene at six 30 in council chambers.

02:00:48.920 --> 02:00:52.160
 Good evening, ladies and gentlemen,

02:00:52.160 --> 02:00:55.560
 and welcome to the planning and zoning commission meeting for Wednesday,

02:00:55.560 --> 02:01:00.440
 May 15th, 2019. I'll call the meeting to order at six 36.

02:01:00.800 --> 02:01:03.320
 The first item of business is to stand and give a pledge of allegiance to the

02:01:03.320 --> 02:01:04.520
 U S and Texas flag.

02:01:04.520 --> 02:01:22.920
 I'm Texas.

02:01:30.800 --> 02:01:31.640
 [inaudible]

02:01:31.640 --> 02:01:39.840
 the next item of business is the consent agenda.

02:01:39.840 --> 02:01:45.640
 Chair will entertain a discussion or motion. Commissioner Smith motion to approve.

02:01:45.640 --> 02:01:49.480
 We have a first for approval. Commissioner Pernetta second.

02:01:49.480 --> 02:01:52.840
 We have a first and a second for approval of the consent agenda.

02:01:52.840 --> 02:01:56.600
 Any discussion? Seeing none. I'll call for a vote on the board.

02:02:01.720 --> 02:02:02.560
 [inaudible]

02:02:02.560 --> 02:02:07.800
 motion carries six zero next items for business will be our public hearing.

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

02:02:11.640 --> 02:02:16.720
 those watching at home. Items three a B and C have been

02:02:16.720 --> 02:02:18.280
 postponed. They will not be heard tonight.

02:02:18.280 --> 02:02:21.800
 So if you hear for three a three B or three C,

02:02:21.800 --> 02:02:24.000
 we will not be hearing those this evening.

02:02:24.000 --> 02:02:26.760
 And then there's going to be a reordering of the remaining.

02:02:26.760 --> 02:02:29.200
 So if you pay attention to these changes,

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.

02:02:34.520 --> 02:02:45.560
 So the items we heard D G H E F and this is hopefully just a,

02:02:45.560 --> 02:02:47.960
 to manage the expectations of time.

02:02:47.960 --> 02:02:51.920
 So we can be a little bit more efficient in the process this evening.

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

02:02:59.120 --> 02:03:02.240
 zero zero four invite Karina for presentation

02:03:02.240 --> 02:03:05.280
 and I'll open the public hearing.

02:03:05.280 --> 02:03:19.080
 All right. Good evening everyone. Um,

02:03:19.080 --> 02:03:22.080
 my name is Karina Maldonado assistant planner. Um,

02:03:22.080 --> 02:03:25.880
 today I'll be presenting Z 19 for Prairie parcel.

02:03:27.800 --> 02:03:31.520
 The request today is to rezone a residential lot, um,

02:03:31.520 --> 02:03:34.360
 outlined here in yellow, um,

02:03:34.360 --> 02:03:37.240
 from a neighborhood residential to zoning district,

02:03:37.240 --> 02:03:42.240
 to a neighborhood residential for zoning district on approximately 0.101 acres

02:03:42.240 --> 02:03:46.200
 of land. Um, that is approximately 4,500 square feet.

02:03:46.200 --> 02:03:51.160
 The subject property is located North on Prairie street,

02:03:51.160 --> 02:03:55.040
 uh, adjacent to Oakwood cemetery, Fred Moore park,

02:03:55.360 --> 02:04:00.360
 and it is approximately 610 feet West of South breads Bradshaw street.

02:04:00.360 --> 02:04:01.360
 Um,

02:04:01.360 --> 02:04:06.360
 the proposed use for this parcel is a single family dwelling with one accessory

02:04:06.360 --> 02:04:07.920
 structure.

02:04:07.920 --> 02:04:15.120
 So on the screen you'll see the current zoning NR two against the proposed zoning

02:04:15.120 --> 02:04:16.760
 of NR four, um,

02:04:16.760 --> 02:04:19.320
 adjacent to this parcel is um,

02:04:19.320 --> 02:04:22.840
 NR four to the West and South, um,

02:04:22.880 --> 02:04:26.840
 Oakwood cemetery and Fred Moore park are zoned and are two, um,

02:04:26.840 --> 02:04:28.040
 and then, uh,

02:04:28.040 --> 02:04:31.960
 North West of the property is zoned DCG.

02:04:31.960 --> 02:04:33.440
 Um,

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.

02:04:37.960 --> 02:04:38.760
 Um,

02:04:38.760 --> 02:04:42.720
 those existing uses are currently a hair salon,

02:04:42.720 --> 02:04:44.760
 a duplex and a single family home.

02:04:44.760 --> 02:04:51.560
 So the criteria for approval for this parcel is, um,

02:04:51.600 --> 02:04:55.780
 that one, the proposed rezoning conforms to the future land use element of

02:04:55.780 --> 02:04:57.160
 Denton plan 2030.

02:04:57.160 --> 02:05:01.720
 And second that the proposed rezoning facilitates the adequate adequate

02:05:01.720 --> 02:05:05.400
 provision of transportation, water, sewer, school parks,

02:05:05.400 --> 02:05:06.840
 and other public requirements.

02:05:06.840 --> 02:05:12.080
 So when we look at the future land use designation for this area,

02:05:12.080 --> 02:05:14.000
 there are four, um, land,

02:05:14.000 --> 02:05:18.240
 future land use designations that overlap of the parcel. Um,

02:05:18.260 --> 02:05:22.880
 one being downtown Denton, uh, downtown compatibility area,

02:05:22.880 --> 02:05:27.840
 parks and open space, and then, uh, low density residential. Um,

02:05:27.840 --> 02:05:31.360
 this is a transition, uh, parcel. Um, and with that,

02:05:31.360 --> 02:05:34.820
 the most appropriate use in the surrounding area is the, uh,

02:05:34.820 --> 02:05:37.280
 low density residential, um,

02:05:37.280 --> 02:05:39.880
 as it does meet the future land use requirements.

02:05:39.880 --> 02:05:44.360
 Um, second there are, um,

02:05:44.380 --> 02:05:49.380
 this is a residential lot, uh, within an existing established subdivision.

02:05:49.380 --> 02:05:54.520
 Um, so there are existing water sewer, um, facilities and, uh,

02:05:54.520 --> 02:05:56.680
 transportation. There is no, uh,

02:05:56.680 --> 02:05:59.080
 major increase in the trip generation for this parcel.

02:05:59.080 --> 02:06:06.440
 Notifications were sent out, um, within the required 200 foot, uh,

02:06:06.440 --> 02:06:11.200
 area, six notices were sent, uh, within the 500 courtesy area,

02:06:11.440 --> 02:06:15.040
 29 notices were sent out, um, to the,

02:06:15.040 --> 02:06:17.600
 to date at the time of this presentation,

02:06:17.600 --> 02:06:22.600
 we have not received any opposition or notices in favor of the rezoning.

02:06:22.600 --> 02:06:29.360
 One notification or one post did sign was placed on the parcel,

02:06:29.360 --> 02:06:34.640
 uh, and no neighborhood meetings were held. And with this, I'll conclude,

02:06:34.640 --> 02:06:38.560
 um, staff does recommend approval of the rezoning request.

02:06:39.120 --> 02:06:42.200
 Thank you very much for presentation. Is there any questions?

02:06:42.200 --> 02:06:46.520
 I do not see any. This is a public hearing.

02:06:46.520 --> 02:06:49.240
 Anyone wishing to speak on this item? I certainly do so.

02:06:49.240 --> 02:06:56.200
 Scene nine. I'll close the public hearing. Oh,

02:06:56.200 --> 02:06:59.560
 the applicant is here and wishes to speak. Oh, fantastic. Thank you.

02:06:59.560 --> 02:07:04.640
 If you could just state your name and address for the record.

02:07:04.640 --> 02:07:08.600
 Good evening. My name is belt. Sorry. I'm with Epic Hill homes.

02:07:09.120 --> 02:07:12.320
 And my address is a five zero three chamber street in the neighborhood.

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

02:07:18.520 --> 02:07:23.520
 four and the biggest impact effect on it is we want to create a building lot

02:07:23.520 --> 02:07:31.920
 that will resemble the rest of the building structures in the neighborhood,

02:07:31.920 --> 02:07:34.680
 which are all single family in our four.

02:07:35.280 --> 02:07:40.280
 And it gives us 30% more land coverage available for either an accessory

02:07:40.280 --> 02:07:45.480
 structure, a cardboard garage storage,

02:07:45.480 --> 02:07:47.760
 which currently we don't have within the inner two.

02:07:47.760 --> 02:07:53.480
 And it separates us from the designation of the cemetery zoning,

02:07:53.480 --> 02:07:56.840
 which is also in our, in our two. So at this point,

02:07:56.840 --> 02:08:02.520
 I propose that, uh, we, um,

02:08:02.800 --> 02:08:06.200
 go forward with a change in the zoning. Thank you.

02:08:06.200 --> 02:08:09.800
 Thank you for being here. I don't see any questions for you at this time.

02:08:09.800 --> 02:08:14.600
 Is anyone else wishing to speak?

02:08:14.600 --> 02:08:19.080
 Seeing none. I'll close the public hearing.

02:08:19.080 --> 02:08:22.560
 The commission can discuss or make a motion. Commissioner pernetta.

02:08:22.560 --> 02:08:24.520
 Motion to approve.

02:08:24.520 --> 02:08:28.720
 We have a first for approval. Commissioner Cole. Second.

02:08:28.720 --> 02:08:31.920
 We have a first and a second for approval. Any discussion?

02:08:33.480 --> 02:08:35.040
 Seeing none. I'll call for a vote on the board.

02:08:35.040 --> 02:08:44.240
 Motion carries six zero. Congratulations.

02:08:44.240 --> 02:08:50.720
 Next item for business will be item three G DCA 19 dash four D.

02:08:50.720 --> 02:08:57.960
 I will invite Julie wife presentation and open the public hearing.

02:09:03.320 --> 02:09:06.120
 Okay. Good evening.

02:09:06.120 --> 02:09:17.120
 I'm Julie Wyatt, senior planner with the city of Denton and I am presenting to

02:09:17.120 --> 02:09:19.880
 you tonight. DCA 19 for treatment centers.

02:09:19.880 --> 02:09:24.720
 The request before you as a city initiated rezoning or revision to the, uh,

02:09:24.720 --> 02:09:29.360
 didn't development code text specifically to amend sub chapters five, eight,

02:09:29.400 --> 02:09:33.720
 14 and 23 as they relate to supportive residential uses and treatment

02:09:33.720 --> 02:09:36.920
 facilities. So just a little bit of background.

02:09:36.920 --> 02:09:41.440
 The substance abuse and mental health services administrations, uh,

02:09:41.440 --> 02:09:46.800
 2013 national survey of drug use and health determined that 22.7 million

02:09:46.800 --> 02:09:51.040
 Americans needed treatment for drug or alcohol problems.

02:09:51.040 --> 02:09:53.680
 Yet only 2.5 million received treatment,

02:09:53.680 --> 02:09:57.560
 which resulted in a treatment gap of 20.2 million. Um,

02:09:57.560 --> 02:10:00.880
 additionally the white house has declared an opioid abuse as a public health

02:10:00.880 --> 02:10:05.200
 crisis closer to home. Um, in the dead record Chronicle, you,

02:10:05.200 --> 02:10:09.520
 you from time to time see articles that show how drugs and alcohol, um,

02:10:09.520 --> 02:10:14.400
 can affect our citizens and our community. Um, and then we,

02:10:14.400 --> 02:10:17.960
 we do have an organization within the community solutions of North Texas that

02:10:17.960 --> 02:10:20.040
 does provide treatment, um,

02:10:20.040 --> 02:10:23.760
 for adults and families impacted by drug and alcohol dependency.

02:10:23.760 --> 02:10:27.520
 They currently have a facility on North Riddell and they're actually, um,

02:10:27.560 --> 02:10:29.360
 seeking to expand that facility.

02:10:29.360 --> 02:10:33.240
 But when they approached the city to expand it, we,

02:10:33.240 --> 02:10:36.200
 we dug through the Denton development code and realized it really wasn't a use

02:10:36.200 --> 02:10:40.880
 that, um, that adequately captured their, their activities on site. Um,

02:10:40.880 --> 02:10:42.520
 and we want to make sure that these, that we,

02:10:42.520 --> 02:10:46.120
 that we have these types of facilities. We have these community members who need

02:10:46.120 --> 02:10:50.560
 them, but that they're developed in a responsible way. Um, and so here are,

02:10:50.560 --> 02:10:52.720
 here's the menu of items that we have to,

02:10:52.720 --> 02:10:56.280
 or uses that we have to choose from in the Denton development code as it relates

02:10:56.280 --> 02:10:59.480
 to these types of, um, activities and facilities, uh,

02:10:59.480 --> 02:11:01.680
 community homes for the disabled. Um,

02:11:01.680 --> 02:11:05.720
 that's regulated by chapter 123 of the Texas human resources code that really

02:11:05.720 --> 02:11:09.800
 doesn't fit within, um, the parameters of what this use is. Um,

02:11:09.800 --> 02:11:11.400
 we have group homes, um,

02:11:11.400 --> 02:11:15.960
 and SUP is required in zoning districts which permit multifamily dwellings. Um,

02:11:15.960 --> 02:11:16.480
 but,

02:11:16.480 --> 02:11:19.240
 but group homes can include a lot of different types of uses.

02:11:19.240 --> 02:11:22.720
 And we really wanted to be a little more limited and targeted, um, in this use.

02:11:23.040 --> 02:11:26.120
 And then we have hospital services. Um, hospitals, uh,

02:11:26.120 --> 02:11:28.600
 provide that general medical care, like, um,

02:11:28.600 --> 02:11:32.480
 you could have primary health services, emergency rooms, um, surgery.

02:11:32.480 --> 02:11:34.480
 So I really didn't fit within it either.

02:11:34.480 --> 02:11:41.400
 Um, in 2016 HUD and the department of justice issued a joint statement and it,

02:11:41.400 --> 02:11:44.880
 they determined that treatment for substance abuse is an important societal

02:11:44.880 --> 02:11:45.520
 need,

02:11:45.520 --> 02:11:49.600
 but it's also a complex land use issue and it can affect a community. Um,

02:11:49.600 --> 02:11:53.440
 they wanted to provide cities with legal clarity on, on how to maintain

02:11:53.440 --> 02:11:57.840
 community safety and character while also protecting the rights of those, um,

02:11:57.840 --> 02:12:01.960
 of those people with disabilities or the, um, including those, uh,

02:12:01.960 --> 02:12:04.600
 recovering from a drug addiction. Um,

02:12:04.600 --> 02:12:08.680
 and this statement resulted from issues associated with a high concentration of

02:12:08.680 --> 02:12:12.560
 sober homes in a community of 60,000 residents. Um,

02:12:12.560 --> 02:12:15.520
 so there are three key takeaways in that joint statement.

02:12:15.520 --> 02:12:19.960
 First that a city can deny an accommodation request of granting would impose an

02:12:19.960 --> 02:12:24.520
 undue financial and administrative burden or would fundamentally alter the city

02:12:24.520 --> 02:12:28.720
 zoning scheme, um, that licensing and other requirements are permitted,

02:12:28.720 --> 02:12:33.480
 but it can't be based on stereotypes and must equally apply to all homes within,

02:12:33.480 --> 02:12:38.480
 uh, with a minimum number of unrelated residents and that the fair housing act

02:12:38.480 --> 02:12:43.400
 does not prevent action in response to criminal or illegal activity or fraud.

02:12:44.720 --> 02:12:48.960
 So based upon, um, the solutions of North Texas, their, their, um,

02:12:48.960 --> 02:12:53.240
 their organization and their project, uh, the community needs,

02:12:53.240 --> 02:12:57.120
 the joint statement guidelines and the current regulations staff recommends the

02:12:57.120 --> 02:13:02.040
 following DDC text amendments. Um, and, and we'll go over those sub chapters.

02:13:02.040 --> 02:13:05.160
 So first we're going to talk about sub chapters five and 23,

02:13:05.160 --> 02:13:10.160
 five has the land use tables and 23 is the definitions and we're proposing two

02:13:10.160 --> 02:13:14.080
 new uses, um, in association with this, um, request.

02:13:14.360 --> 02:13:18.760
 First would be the supportive residential and the intent is to provide sort of a

02:13:18.760 --> 02:13:23.200
 home, a residential living for unrelated individuals with disabilities and a

02:13:23.200 --> 02:13:24.240
 single dwelling unit.

02:13:24.240 --> 02:13:27.560
 It should be a supportive family like environment and they can be self

02:13:27.560 --> 02:13:32.440
 governing or supervised. Um, it seeks to emulate the biological family.

02:13:32.440 --> 02:13:36.800
 Um, and we want to make sure that the, that these, um, that these, uh,

02:13:36.800 --> 02:13:41.160
 supportive residential uses are integrated into our surrounding community.

02:13:41.560 --> 02:13:46.240
 A treatment would be incidental as to any home and it would not include individual

02:13:46.240 --> 02:13:50.920
 individuals who are not disabled or prison pre parolees or her sex offenders.

02:13:50.920 --> 02:13:54.240
 And that all is embedded in the definition and sub chapter 23.

02:13:54.240 --> 02:13:58.200
 And then as it relates to the, um, to the use tables,

02:13:58.200 --> 02:14:02.120
 we're proposing that this used to go under the residential land use category.

02:14:02.120 --> 02:14:05.680
 Um, and then it would be permitted in our residential districts with the

02:14:05.680 --> 02:14:10.680
 limitation, um, on that use that uses are limited to fewer than six unrelated

02:14:11.400 --> 02:14:16.400
 individuals and there has to be a separation between any one individual

02:14:16.400 --> 02:14:21.880
 supportive residential and, um, a nearby one, uh, residential,

02:14:21.880 --> 02:14:24.360
 supportive residential treatment facility or group home.

02:14:24.360 --> 02:14:28.160
 There has to be a 600 foot buffer between those uses. Um,

02:14:28.160 --> 02:14:30.000
 we're also promoting, uh, uh,

02:14:30.000 --> 02:14:33.360
 proposing that they'd be permitted in districts where multifamily is permitted

02:14:33.360 --> 02:14:36.560
 or permitted with an SUP, um, with limitation 34.

02:14:36.560 --> 02:14:40.160
 That would allow fewer than six residents by right.

02:14:40.880 --> 02:14:43.200
 But if they wanted to do more than six residents,

02:14:43.200 --> 02:14:47.000
 they would have to obtain approval of an SUP. Um, once again,

02:14:47.000 --> 02:14:50.200
 there's that 600 foot buffer. Um,

02:14:50.200 --> 02:14:52.880
 we're also proposing to add treatment facility. Um,

02:14:52.880 --> 02:14:57.840
 this is a facility with a plan structured in or in organized programs solely

02:14:57.840 --> 02:15:02.320
 designed to initiate and pro and promote a person's chemical free status. Um,

02:15:02.320 --> 02:15:06.480
 it should be licensed with the Texas health and safety code chapter or under the

02:15:06.480 --> 02:15:11.480
 Texas health and safety code chapter four 64 and supportive residential uses

02:15:11.480 --> 02:15:12.400
 could be a component.

02:15:12.400 --> 02:15:16.520
 It's kind of an umbrella, um, um, term that would, would, um,

02:15:16.520 --> 02:15:20.720
 capture a lot of different types of uses. Um, as,

02:15:20.720 --> 02:15:22.800
 as it would be put in the use tables,

02:15:22.800 --> 02:15:26.320
 we're proposing that that would be permitted under the residential land use

02:15:26.320 --> 02:15:30.920
 category and under the 2002 zoning would be permitted in some

02:15:30.920 --> 02:15:33.360
 downtown university core community mixed use,

02:15:33.520 --> 02:15:38.400
 regional mixed use and employment centers always with an SUP and a limitation

02:15:38.400 --> 02:15:42.560
 that there has to be a 1200 foot buffer between any one use and another

02:15:42.560 --> 02:15:47.160
 supportive residential group home or treatment facility. Um,

02:15:47.160 --> 02:15:50.560
 so we also are proposing some changes to sub chapter eight.

02:15:50.560 --> 02:15:54.680
 That's our group home sub chapter in the 2002 code. Um, this code is accurate.

02:15:54.680 --> 02:15:59.240
 This, this chapter is actually being, um, um, removed as of the 2019 code,

02:15:59.240 --> 02:16:02.400
 but we did as a part of this, just want to clean it up. Um,

02:16:03.280 --> 02:16:04.360
 they're in that there's,

02:16:04.360 --> 02:16:08.040
 there are references to assisted living facilities in group homes for handicap

02:16:08.040 --> 02:16:10.760
 persons or institutions. We don't really have that use.

02:16:10.760 --> 02:16:12.400
 And so it really creates confusion.

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

02:16:16.560 --> 02:16:19.520
 consistent way. So we want to take away, um, um,

02:16:19.520 --> 02:16:25.080
 words that don't really mean anything in our code. Um, and then, um, uh,

02:16:25.080 --> 02:16:28.320
 and as I said, this sub chapter will be eliminated. It's, it's,

02:16:28.320 --> 02:16:29.320
 it's being eliminated,

02:16:29.320 --> 02:16:32.400
 but really all those regulations are being folded into other parts of the code.

02:16:33.560 --> 02:16:37.560
 So chapter 14, uh, we want to ensure adequate parking for these uses.

02:16:37.560 --> 02:16:39.040
 That's why we're proposing, um,

02:16:39.040 --> 02:16:43.200
 with the supportive residential that one space be provided for each bedroom and

02:16:43.200 --> 02:16:47.680
 with a minimum of four spaces, we want to make sure, um, the residents are,

02:16:47.680 --> 02:16:49.360
 um, you know,

02:16:49.360 --> 02:16:54.640
 have adequate parking on the site and not rely on, on just on street parking.

02:16:54.640 --> 02:16:56.920
 And then, um,

02:16:56.920 --> 02:17:01.040
 the treatment facility that really falls or follows our medical uses parking

02:17:01.040 --> 02:17:03.760
 standard of one space per 200 square feet of gross floor area.

02:17:03.760 --> 02:17:08.360
 We're also, um, additional changes to sub chapter 23.

02:17:08.360 --> 02:17:12.120
 We're proposing a new definition for disability really just to be consistent

02:17:12.120 --> 02:17:16.840
 with the federal law, the 1990, uh, Americans with the disabilities act,

02:17:16.840 --> 02:17:21.960
 where we're proposing to revise the definition for disabled persons. This,

02:17:21.960 --> 02:17:25.800
 this definition really only applies to one use in our code and that is community

02:17:25.800 --> 02:17:26.960
 homes for the disabled.

02:17:27.320 --> 02:17:30.920
 And so we wanted to make that crystal clear as we apply the,

02:17:30.920 --> 02:17:32.440
 these regulations in the future.

02:17:32.440 --> 02:17:35.280
 And that's why we added that additional language about that.

02:17:35.280 --> 02:17:39.840
 It was as defined by chapter one 23 of the Texas human resources code. Um,

02:17:39.840 --> 02:17:43.000
 we're also proposing to remove the definition for handicap. It's redundant.

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,

02:17:47.000 --> 02:17:48.120
 so, um,

02:17:48.120 --> 02:17:52.240
 we've gone back to our original slide of what the menu of, of those, um,

02:17:52.240 --> 02:17:55.160
 potential uses are in the debt and development code. And,

02:17:55.160 --> 02:17:59.600
 and I've slid in those, um, those proposed new uses of supportive,

02:17:59.600 --> 02:18:04.400
 residential and treatment facility to show how all those institutional uses and

02:18:04.400 --> 02:18:07.920
 where they would fall within, um, within our, um,

02:18:07.920 --> 02:18:10.520
 our development standards and how they would be applied.

02:18:10.520 --> 02:18:13.520
 Our considerations, um,

02:18:13.520 --> 02:18:17.600
 we wanted to propose that where we wanted to balance the need for community

02:18:17.600 --> 02:18:19.560
 services, but with issues,

02:18:19.560 --> 02:18:23.240
 but we wanted to make sure that we addressed issues of compatibility.

02:18:23.240 --> 02:18:27.440
 So for supportive residential, we felt it was generally appropriate for a,

02:18:27.440 --> 02:18:30.480
 in neighborhood settings, provided that it was limited in scale.

02:18:30.480 --> 02:18:32.840
 And that's why we had that fewer than six residents.

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,

02:18:36.600 --> 02:18:42.160
 a neighborhood would typically see. Um, anything over, uh, over, um,

02:18:42.160 --> 02:18:45.760
 six individuals would require that SUP, that additional scrutiny.

02:18:45.760 --> 02:18:49.680
 And we also make sure we wanted to put that, um, distance requirement,

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,

02:18:52.840 --> 02:18:57.320
 that they, that they were spread out. Um, it does require that disability.

02:18:57.320 --> 02:18:59.640
 Um, and, uh, we, we,

02:18:59.640 --> 02:19:03.680
 we placed them in the residential development regulations to ensure that they

02:19:03.680 --> 02:19:05.720
 would be designed with that residential character,

02:19:05.720 --> 02:19:09.640
 that they would fit in with the scale and design of any neighborhood, um,

02:19:09.640 --> 02:19:12.720
 treatment facilities. And this is the more intense of the uses.

02:19:12.720 --> 02:19:15.280
 And so we wanted to make sure potential impacts were addressed.

02:19:15.280 --> 02:19:17.040
 And that's why we, we, um,

02:19:17.040 --> 02:19:21.840
 are proposing to have an SUP, uh, regardless, wherever it goes.

02:19:22.120 --> 02:19:25.200
 And then also add that limitation 39, once again,

02:19:25.200 --> 02:19:28.440
 that separation buffer just to make sure we don't have the clustering of this

02:19:28.440 --> 02:19:32.800
 type of use, um, to reduce the confusion with the other medical uses.

02:19:32.800 --> 02:19:35.560
 That's why we added that, that word solely in there,

02:19:35.560 --> 02:19:39.160
 because a lot of our hospitals probably do have, um, um,

02:19:39.160 --> 02:19:41.400
 some of the detox facilities or counseling,

02:19:41.400 --> 02:19:45.360
 some things that a treatment facility may, um, contain,

02:19:45.360 --> 02:19:48.360
 or that would provide that treatment for our, for our community.

02:19:48.520 --> 02:19:53.320
 But this is solely for that use. Um, and it, as I said,

02:19:53.320 --> 02:19:56.200
 it's an umbrella, so it could go all the way from,

02:19:56.200 --> 02:20:00.760
 from the intensity of a hospital, um, down to just, to a recovery center.

02:20:00.760 --> 02:20:03.400
 So there's a broad range and that's another reason for the SUP.

02:20:03.400 --> 02:20:06.000
 It really should be site specific and we should look at each of them

02:20:06.000 --> 02:20:10.600
 individually. Um, staff did, um,

02:20:10.600 --> 02:20:15.720
 did place a notice in the paper in accordance with the regulations and we do

02:20:15.720 --> 02:20:19.040
 recommend approval of the request and I'll stand for any questions.

02:20:19.040 --> 02:20:21.480
 Thank you, Julie. I could turn back.

02:20:21.480 --> 02:20:25.520
 Thank you, chair. Thanks Julie. Uh, just for clarification purposes,

02:20:25.520 --> 02:20:28.960
 you mentioned at 1200 foot buffer, uh, does exist,

02:20:28.960 --> 02:20:33.920
 but you also noted that unless the owner or operator has sought and obtained

02:20:33.920 --> 02:20:38.560
 approval of a reasonable accommodation that they can get closer, um,

02:20:38.560 --> 02:20:43.800
 with the standards and procedures established in the code of ordinances. Now,

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

02:20:47.040 --> 02:20:50.200
 city council, the city council. Okay. Very good. Thanks.

02:20:50.200 --> 02:20:54.440
 I don't see any other questions. Thank you. This is a public hearing.

02:20:54.440 --> 02:20:56.480
 Anyone wishing to speak on the side of it? We certainly do. So

02:20:56.480 --> 02:21:00.240
 seeing none,

02:21:00.240 --> 02:21:03.200
 I'll close the public hearing and turn to the commission for discussion or motion.

02:21:03.200 --> 02:21:07.840
 Commissioner Smith moved to approve. We have a first for approval.

02:21:07.840 --> 02:21:11.760
 Commissioner Pernitta second. We have a first and a second for approval.

02:21:11.840 --> 02:21:15.560
 Any discussion? Seeing none, I'll call for a vote on the board.

02:21:15.560 --> 02:21:25.080
 Motion carries six zero.

02:21:25.080 --> 02:21:30.560
 The next item of business is item three H S 19 dash zero zero nine.

02:21:30.560 --> 02:21:34.280
 Julie white will be presenting again and I will open the public hearing.

02:21:40.760 --> 02:21:45.760
 All right. So this item is S 99 Redel campus.

02:21:45.760 --> 02:21:51.320
 The request before you is to hold a public hearing and consider requests by

02:21:51.320 --> 02:21:55.120
 solutions of North Texas for a specific use permit for a treatment facility.

02:21:55.120 --> 02:21:58.600
 So we just talked about those treatment facilities and the definitions and now,

02:21:58.600 --> 02:22:02.120
 um, this will give you an opportunity to look, to look at one. Um,

02:22:02.120 --> 02:22:05.680
 so the subject property is approximately 4.4 acres.

02:22:05.680 --> 02:22:10.040
 It's located on North Redel, uh, about 500 feet north of mingo road.

02:22:11.760 --> 02:22:14.600
 It's in a DR two district. And as I said,

02:22:14.600 --> 02:22:18.040
 this is running concurrently with that text amendment. Um,

02:22:18.040 --> 02:22:20.920
 so if that text amendment is approved as proposed,

02:22:20.920 --> 02:22:25.120
 a treatment facilities would be permitted in DR two with approval of an S U P

02:22:25.120 --> 02:22:29.120
 and a distance separation of 1200 feet from any other supportive residential

02:22:29.120 --> 02:22:30.840
 treatment facility or group home.

02:22:30.840 --> 02:22:36.000
 So first we'll take a look at their existing development on the side and then

02:22:36.000 --> 02:22:39.800
 we'll take a look at their proposal. Um, right now they're, they have, uh,

02:22:39.840 --> 02:22:43.400
 just a few buildings on the site. Um, this outlined in orange,

02:22:43.400 --> 02:22:46.560
 that is their, um, administration building. It's got their offices,

02:22:46.560 --> 02:22:50.720
 their counseling services. Um, they do some education in there, um,

02:22:50.720 --> 02:22:54.600
 and case management. So, uh, that, that office has regular hours.

02:22:54.600 --> 02:22:58.160
 It does have evening sessions, five nights a week. Uh,

02:22:58.160 --> 02:23:01.360
 they also have program residential housing north of that.

02:23:01.360 --> 02:23:06.000
 It's two duplexes and it has room for 32 male residents. Um,

02:23:06.040 --> 02:23:09.920
 they must be, uh, cleared from detox and remain drug and alcohol free for their

02:23:09.920 --> 02:23:11.080
 stay. Uh,

02:23:11.080 --> 02:23:15.680
 they must also keep full time employment or go to school for at least 35 hours

02:23:15.680 --> 02:23:17.800
 a week. Um, and,

02:23:17.800 --> 02:23:21.960
 and the staff is on site during night and weekend hours for resident support,

02:23:21.960 --> 02:23:25.600
 um, drug and alcohol testing and for safety. Uh,

02:23:25.600 --> 02:23:30.120
 the return to monitor house is located in this, in this location.

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,

02:23:35.000 --> 02:23:36.440
 the residents of, of this,

02:23:36.440 --> 02:23:40.360
 of this property would have completed drug and drug and alcohol treatment.

02:23:40.360 --> 02:23:41.440
 And now they are,

02:23:41.440 --> 02:23:43.960
 they need a safe and stable environment, um,

02:23:43.960 --> 02:23:48.240
 as they work toward reunification with their children. So, um,

02:23:48.240 --> 02:23:52.200
 so that, so that is what's on site today.

02:23:52.200 --> 02:23:58.040
 They are proposing to expand the development to include an ambulatory detox

02:23:58.040 --> 02:23:59.560
 housing program in this location.

02:23:59.560 --> 02:24:03.380
 This is actually an existing building and they would add that detox housing to

02:24:03.380 --> 02:24:05.880
 this, to this property. Um,

02:24:05.880 --> 02:24:10.760
 it would provide housing and medical care for six adults and it would require

02:24:10.760 --> 02:24:13.440
 full time monitoring. So that would be, um, um,

02:24:13.440 --> 02:24:16.600
 not only counseling, but medical, um,

02:24:16.600 --> 02:24:19.920
 they would like to expand that residential, uh,

02:24:19.920 --> 02:24:24.960
 housing for another male duplex here and then three female duplexes to the south

02:24:24.960 --> 02:24:29.640
 as well as an additional, um, administrative building. Um,

02:24:29.640 --> 02:24:31.440
 that's just to accommodate future growth.

02:24:32.400 --> 02:24:36.040
 Uh, the other development could include outdoor pavilions, um,

02:24:36.040 --> 02:24:39.000
 maybe storage, storage sheds, um,

02:24:39.000 --> 02:24:41.960
 two access points on Riddell with an internal loop to,

02:24:41.960 --> 02:24:45.480
 to connect all of these, um, buildings and, um, buffers.

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

02:24:50.040 --> 02:24:54.840
 development code. And we'll just go over, excuse me, um, that, uh,

02:24:54.840 --> 02:24:58.000
 that criteria as we talk through the project. So first of all,

02:24:58.000 --> 02:25:00.840
 we look at the future land use with any project. Um,

02:25:00.840 --> 02:25:04.680
 and this is in a neighborhood university compatibility area. Um,

02:25:04.680 --> 02:25:08.280
 we feel like the proposed use is fitting within this mixed use context.

02:25:08.280 --> 02:25:11.400
 There's multifamily, there's elderly housing, there's, there's,

02:25:11.400 --> 02:25:16.000
 there's a mixture of uses and we felt like this was, was compatible with,

02:25:16.000 --> 02:25:18.480
 with that, um, with the area. Um,

02:25:18.480 --> 02:25:22.120
 but the future land use really doesn't speak to those social services.

02:25:22.120 --> 02:25:26.440
 And so we looked at other parts of the dent and plan to find guidance.

02:25:27.120 --> 02:25:31.760
 And so, um, element eight is, um, the community health, safety,

02:25:31.760 --> 02:25:34.200
 and services, uh, chapter.

02:25:34.200 --> 02:25:39.000
 And it identifies a need for substance abuse treatment within our city. Um,

02:25:39.000 --> 02:25:42.720
 and it also establishes an action to identify key partners to aid in the

02:25:42.720 --> 02:25:46.760
 implementation of programs for, of substance abuse treatment.

02:25:46.760 --> 02:25:47.920
 And in this respect,

02:25:47.920 --> 02:25:51.600
 the programs administered by the solutions of North Texas would meet that intent

02:25:51.600 --> 02:25:52.440
 of that goal.

02:25:55.080 --> 02:25:58.600
 The proposed use does conform to the definition and limitations of the

02:25:58.600 --> 02:26:02.880
 treatment facility use. You'll see the subject site in yellow here. Um,

02:26:02.880 --> 02:26:05.720
 and then here is a 1200 foot buffer from that subject site.

02:26:05.720 --> 02:26:10.200
 There is one community home for the disabled and, um, just adjacent. That isn't,

02:26:10.200 --> 02:26:13.640
 the, the buffer doesn't apply to that, that use. As I said,

02:26:13.640 --> 02:26:16.600
 there's some elderly housing, there's some neighborhoods, um,

02:26:16.600 --> 02:26:21.040
 to the East and there's a multifamily to the North. Um,

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.

02:26:25.640 --> 02:26:29.440
 And so staff recommends the facility administrator provide evidence of licensing

02:26:29.440 --> 02:26:33.520
 in accordance with the Texas health and safety code chapter four 64 as part of

02:26:33.520 --> 02:26:34.640
 their yearly inspection.

02:26:34.640 --> 02:26:38.480
 And then if approved a full site plan would be required to make sure that it

02:26:38.480 --> 02:26:42.680
 meets all site plan buffers, screening access requirements.

02:26:42.680 --> 02:26:48.120
 We also looked at the specific activities on the side as we analyzed it. And so,

02:26:48.120 --> 02:26:52.160
 first of all, the ambulatory detox housing program due to the limited number of

02:26:52.160 --> 02:26:55.920
 residents and that watchful environment staff does not anticipate negative

02:26:55.920 --> 02:27:00.000
 impacts to the surrounding current or future development. Um,

02:27:00.000 --> 02:27:03.440
 it is pretty limited in scope. Um, excuse me, the,

02:27:03.440 --> 02:27:04.840
 the program residential housing,

02:27:04.840 --> 02:27:08.800
 it's really intended to function in similar to any other residential use.

02:27:08.800 --> 02:27:13.640
 The occupants must, must go to work and school, maintain the property, pay rent.

02:27:13.960 --> 02:27:18.640
 So, um, so we, we feel like it's probably, it is compatible with,

02:27:18.640 --> 02:27:22.480
 with a residential area. Um, it wouldn't, uh,

02:27:22.480 --> 02:27:24.400
 result in incompatible densities.

02:27:24.400 --> 02:27:28.840
 The number of potential residents is 96 and that would result in a maximum of

02:27:28.840 --> 02:27:30.560
 22 persons per acre.

02:27:30.560 --> 02:27:34.080
 The maximum density in DR two district is 30 dwelling units per acre.

02:27:34.080 --> 02:27:36.600
 So this is actually less than that. Um,

02:27:36.600 --> 02:27:40.040
 and it's not anticipated to create adverse impacts for, um,

02:27:40.080 --> 02:27:44.800
 parking due to the parking requirements that, um, that are embedded within that

02:27:44.800 --> 02:27:48.760
 code amendment. Administrative buildings are generally compatible, you know,

02:27:48.760 --> 02:27:53.360
 just office buildings are compatible with, um, mixed use areas. Um,

02:27:53.360 --> 02:27:55.400
 we did look at that infrastructure.

02:27:55.400 --> 02:28:00.880
 This is an infill site with water and sewer available along North Riddell. Um,

02:28:00.880 --> 02:28:04.480
 there's a DCTA bus shelter in this location right here. It's,

02:28:04.480 --> 02:28:09.000
 it's outlined in red and it's within 200 feet of the proposed facility. So,

02:28:09.020 --> 02:28:12.440
 so that would, um, um, ensure that the residents would,

02:28:12.440 --> 02:28:14.600
 if they didn't have a car, they could, they could get around the city.

02:28:14.600 --> 02:28:17.360
 They could get to work in school. Um, however,

02:28:17.360 --> 02:28:22.360
 the side work network on Riddell is, is, is incomplete. And so, um, as this,

02:28:22.360 --> 02:28:25.880
 a sidewalk would be required for this development and as additional

02:28:25.880 --> 02:28:27.240
 development occurs, um,

02:28:27.240 --> 02:28:31.400
 that sidewalk facility and that network will be completed. Um,

02:28:31.400 --> 02:28:35.400
 so we can make sure that our, our, um, our pedestrians stay safe.

02:28:36.480 --> 02:28:39.320
 We also want to provide for additional modes of transit. Um,

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

02:28:43.760 --> 02:28:47.140
 spaces. Public notification was sent out.

02:28:47.140 --> 02:28:51.520
 We haven't received any responses, um, either in opposition or in favor.

02:28:51.520 --> 02:28:55.680
 So, um, uh, we're going to get to our,

02:28:55.680 --> 02:29:00.120
 we're at our recommendation and, um, what we wanted to do as, as,

02:29:00.120 --> 02:29:05.480
 as part of our recommendation and if this is approved as part of the ordinance,

02:29:05.680 --> 02:29:09.760
 really limit those activities on site and make sure that that's a very clearly

02:29:09.760 --> 02:29:11.760
 spelled out. And so, um,

02:29:11.760 --> 02:29:15.480
 so the activities that would be expressly permitted would be the office,

02:29:15.480 --> 02:29:18.320
 the administrative buildings, those administrative function,

02:29:18.320 --> 02:29:20.720
 the program, residential housing,

02:29:20.720 --> 02:29:24.760
 both the existing and the proposed along with the parameters that they have,

02:29:24.760 --> 02:29:28.320
 that they have outlined that the work requirements, um,

02:29:28.320 --> 02:29:31.920
 and the watchful environment and the maintenance of the property, um,

02:29:31.920 --> 02:29:35.600
 that return to monitor house, that house for the single moms, the,

02:29:35.620 --> 02:29:39.480
 the duplex, um, the ambulatory detox program. We've,

02:29:39.480 --> 02:29:44.560
 we've added that that it would be limited to that six adults. Um, and then,

02:29:44.560 --> 02:29:47.840
 and then as I said, the, the additional, um, program, residential housing.

02:29:47.840 --> 02:29:51.680
 So we've limited to what's existing, that 32 plus the 64.

02:29:51.680 --> 02:29:55.720
 I want to make sure that that was very clear. Um, and as,

02:29:55.720 --> 02:29:59.380
 in addition to what those parameters are of the activities on site,

02:29:59.380 --> 02:30:02.400
 we also have some, um, recommendations. Um,

02:30:02.400 --> 02:30:05.120
 first that sobering centers would not be permitted.

02:30:06.240 --> 02:30:11.040
 Um, that they would provide that evidence of licensing on a yearly basis, um,

02:30:11.040 --> 02:30:14.520
 that this is a redevelopment side. And so there's some existing driveways.

02:30:14.520 --> 02:30:15.960
 And so as they develop,

02:30:15.960 --> 02:30:19.200
 we'd like to make sure that that those driveways are closed and that curb and

02:30:19.200 --> 02:30:23.880
 gutter is repaired. Um, and so, uh, and so we've,

02:30:23.880 --> 02:30:27.520
 we've requested that as a condition, um, that the bike racks, uh,

02:30:27.520 --> 02:30:30.360
 the required buffers, a six foot tall, what, uh,

02:30:30.360 --> 02:30:33.120
 wood fence along the Northeast and South property lines,

02:30:33.120 --> 02:30:37.320
 as well as smaller medium canopy trees planted every 30 linear,

02:30:37.320 --> 02:30:42.120
 every 30 linear feet along the North or South property lines. And then, um,

02:30:42.120 --> 02:30:45.120
 all future buildings must be designed with a residential character.

02:30:45.120 --> 02:30:49.320
 That's including building orientation, building materials, um, um,

02:30:49.320 --> 02:30:50.320
 architectural elements.

02:30:50.320 --> 02:30:53.200
 We want to make sure it's compatible with the surrounding property and also a

02:30:53.200 --> 02:30:56.720
 nice place for their residents to live. Um, and then all,

02:30:56.720 --> 02:30:58.680
 all solid waste receptacles would be,

02:30:58.680 --> 02:31:02.280
 would be have to be located toward the rear and screen from public view.

02:31:03.200 --> 02:31:06.960
 And then all other requirements outlined in the DDC in terms of that site

02:31:06.960 --> 02:31:10.880
 design, like, uh, tree preservation, landscaping, fencing, and screening.

02:31:10.880 --> 02:31:14.560
 And so with that, the applicant is here. I'll stand for any questions.

02:31:14.560 --> 02:31:19.200
 And I believe he's here and has a small presentation or some information for

02:31:19.200 --> 02:31:20.840
 Great. We have one question for you, Mr. Beck.

02:31:20.840 --> 02:31:25.600
 Thank you, chair. Thank you, chair. Thanks, Julie. Um, the sidewall,

02:31:25.600 --> 02:31:30.200
 would that part of the sidewall that expense, uh,

02:31:30.600 --> 02:31:35.600
 that spans their property is that, or will they be required to install that?

02:31:35.600 --> 02:31:37.240
 Yes, sir. As part of their development,

02:31:37.240 --> 02:31:41.520
 they will have to install the sidewalk along their frontage where they there's,

02:31:41.520 --> 02:31:45.080
 there's some existing development here that right now doesn't have a sidewalk

02:31:45.080 --> 02:31:46.920
 along the frontage. Okay. Thank you.

02:31:46.920 --> 02:31:50.520
 That's all the questions have. Thank you.

02:31:50.520 --> 02:31:56.880
 And if you could just say your full name and address for the record,

02:31:58.880 --> 02:32:03.880
 my name is Scott Weisenbaker. My home address is 4700 Gunnison Drive,

02:32:03.880 --> 02:32:05.240
 Denton, Texas.

02:32:05.240 --> 02:32:15.360
 I have a handout for you.

02:32:15.360 --> 02:32:24.600
 This is a stack of support letters.

02:32:28.960 --> 02:32:32.760
 [inaudible]

02:32:32.760 --> 02:32:43.320
 I also have a crime map,

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

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.

02:32:51.880 --> 02:32:56.960
 We've worked with over 3000 families.

02:32:56.960 --> 02:33:01.960
 So I just wanted to kind of show you what that looked like.

02:33:01.960 --> 02:33:08.800
 There is what she was talking about. This is the satellite image.

02:33:08.800 --> 02:33:13.000
 When we look at the crime map, there's the city of Denton.

02:33:13.000 --> 02:33:15.320
 There's our crime for an entire year.

02:33:15.320 --> 02:33:19.440
 This is my facility right here where there's a total void.

02:33:19.440 --> 02:33:21.120
 If we come in a little closer,

02:33:21.120 --> 02:33:26.400
 there again is every crime that has happened for a year in the city of Denton.

02:33:26.760 --> 02:33:28.080
 I would go back further,

02:33:28.080 --> 02:33:31.160
 but that's as far back as Alexis nexus would let me take it.

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

02:33:36.960 --> 02:33:38.560
 the crime was happening.

02:33:38.560 --> 02:33:42.200
 It is happening at the apartments up the street and some of the businesses right

02:33:42.200 --> 02:33:45.200
 around us, but it has never happened on our facility.

02:33:45.200 --> 02:33:50.680
 We've been a good community partner since day one and we,

02:33:50.680 --> 02:33:54.120
 we work on many different levels with our county and our city.

02:33:54.120 --> 02:33:58.080
 So if, if, if anybody has any questions, I'd be glad to answer them.

02:33:58.080 --> 02:34:03.000
 I appreciate you being here tonight, but, uh, we do have one question for Netta.

02:34:03.000 --> 02:34:09.400
 Did you have a question? Yeah, I just, uh, you know what?

02:34:09.400 --> 02:34:11.080
 Thank you for bringing the crime map because, uh,

02:34:11.080 --> 02:34:13.160
 that was one of the questions I was going to ask, uh,

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,

02:34:16.760 --> 02:34:21.080
 so in essence, what we're providing the SCP for is pretty much everything that

02:34:21.080 --> 02:34:24.400
 you're already doing. We're just giving you the capacity to, to expand that to,

02:34:24.400 --> 02:34:27.200
 like, uh, you know, like three times what you're doing right now. Right. Correct.

02:34:27.200 --> 02:34:29.720
 For, for instance, right now, um,

02:34:29.720 --> 02:34:33.840
 I serve on three of our drug courts and help develop them in our family drug

02:34:33.840 --> 02:34:34.680
 court.

02:34:34.680 --> 02:34:38.840
 The women who are participating in that mostly are turned away from Denton

02:34:38.840 --> 02:34:41.520
 because we do not have the capacity to help them.

02:34:41.520 --> 02:34:46.600
 So this is answering that call for our residents and is desperately

02:34:46.600 --> 02:34:47.440
 needed.

02:34:47.440 --> 02:34:50.080
 And how long have you been in service right now where you're at?

02:34:50.440 --> 02:34:54.520
 Years in this location. I personally have been claimed for 24 years.

02:34:54.520 --> 02:34:56.320
 I've been doing this for a long time and,

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

02:35:00.840 --> 02:35:05.840
 community and lack of any police activity I think demonstrates that.

02:35:05.840 --> 02:35:08.960
 No, I believe that. And thank you. Uh, I'm,

02:35:08.960 --> 02:35:11.120
 I just wanted to check and see how long you guys had been there.

02:35:11.120 --> 02:35:14.640
 I'm familiar with the area. I think, uh, several years ago,

02:35:14.640 --> 02:35:18.840
 I tossed a few golf balls over there. Um, it's very quiet and, uh,

02:35:19.280 --> 02:35:22.040
 I'm supportive of recovery services. Uh, thank you.

02:35:22.040 --> 02:35:24.200
 Thanks sir. Mr. Beck.

02:35:24.200 --> 02:35:28.640
 Thank you chair. Thanks Scott for your presentation. And, um,

02:35:28.640 --> 02:35:30.960
 if you would, uh,

02:35:30.960 --> 02:35:35.680
 I visited Scott in his facility yesterday and I was really impressed.

02:35:35.680 --> 02:35:37.560
 And one of the things he made a point to me was,

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

02:35:42.680 --> 02:35:47.480
 the needs of this clientele probably for years down the road.

02:35:47.480 --> 02:35:49.320
 So, um, you know,

02:35:49.320 --> 02:35:52.320
 if people were concerned that these things were going to start popping up around

02:35:52.320 --> 02:35:55.760
 the city, uh, that's probably not the case. Is that correct?

02:35:55.760 --> 02:36:00.400
 That is correct. And we've had, um, we're very well known in,

02:36:00.400 --> 02:36:03.560
 in our industry. I attend a lot of conferences, again,

02:36:03.560 --> 02:36:05.720
 serve on our different drug courts,

02:36:05.720 --> 02:36:10.520
 also serve on some task force objectives throughout the state.

02:36:10.520 --> 02:36:11.480
 Um,

02:36:11.480 --> 02:36:15.880
 there has been a number of people that have looked at them over the last decade

02:36:15.920 --> 02:36:19.440
 as opening operations here. But as a nonprofit,

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

02:36:24.040 --> 02:36:27.520
 everybody's kind of moved on to somewhere else and kind of thought that,

02:36:27.520 --> 02:36:32.040
 that we kind of had it going on here. But, um, okay.

02:36:32.040 --> 02:36:35.160
 So if we did need one of these facilities,

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.

02:36:40.200 --> 02:36:43.960
 And, and you know, if the need really was there,

02:36:43.960 --> 02:36:48.480
 then we'd like to look at possibly doing a separate location then is our home.

02:36:48.480 --> 02:36:49.880
 And this is where we want to be.

02:36:49.880 --> 02:36:55.120
 I also wanted to point out that we just received our accreditation from the

02:36:55.120 --> 02:36:59.440
 joint commission, also known as JCO, which is the gold standard for hospitals.

02:36:59.440 --> 02:37:00.280
 So the,

02:37:00.280 --> 02:37:05.280
 the fact that we're being held to the standard for our accreditation is far

02:37:05.280 --> 02:37:09.840
 beyond anything that our state licensure and our state inspectors,

02:37:10.080 --> 02:37:14.640
 it supersedes all that tremendously. Uh, as far as,

02:37:14.640 --> 02:37:20.680
 uh, a organization like mine, it does the housing and the treatment.

02:37:20.680 --> 02:37:24.520
 There is only one other facility in the state of Texas that has been able to

02:37:24.520 --> 02:37:26.840
 achieve the JCO accreditation.

02:37:26.840 --> 02:37:30.720
 And there's very few in the country that have the combination of the housing

02:37:30.720 --> 02:37:34.880
 with treatment as we're doing, um, that have done that. So that,

02:37:34.880 --> 02:37:38.880
 that's something we're, we're excited about. And, and again, you know,

02:37:38.880 --> 02:37:42.360
 keeping our price to where it's affordable for everybody.

02:37:42.360 --> 02:37:47.680
 Just one specific on the site plan you provided that was provided.

02:37:47.680 --> 02:37:51.360
 Um, you showed a future office. Uh,

02:37:51.360 --> 02:37:54.280
 is that going to take the place at the current office? And if so,

02:37:54.280 --> 02:37:57.480
 what's going to be housed in my current, uh,

02:37:57.480 --> 02:38:02.120
 office building is my administrative, uh, folks. I also have, you know, as we,

02:38:02.120 --> 02:38:04.600
 I showed you kind of two different hallways. Um,

02:38:04.640 --> 02:38:09.640
 and I have all my counselors in there. My treatment license is specific to that

02:38:09.640 --> 02:38:15.520
 building at 1516. And eventually we are going,

02:38:15.520 --> 02:38:20.120
 we're already at capacity in that building as far as staff, uh,

02:38:20.120 --> 02:38:24.400
 with support staff. So we will need additional space for support staff.

02:38:24.400 --> 02:38:28.440
 All treatment processes will always happen in 1516,

02:38:28.440 --> 02:38:32.760
 but the additional administrative building that we'll build next door to it,

02:38:32.780 --> 02:38:37.780
 which would be 1510, that will strictly be a support services,

02:38:37.780 --> 02:38:40.760
 non-licensed, uh, professionals.

02:38:40.760 --> 02:38:44.760
 Okay. So the current office building won't transition into residential.

02:38:44.760 --> 02:38:49.680
 Okay. Our treatment building. Great. Thank you, Scott. Mr. Ellis.

02:38:49.680 --> 02:38:53.000
 Thank you, Jim. Hi, Scott. Thank you. Thank you for what you do.

02:38:53.000 --> 02:38:57.480
 A couple of questions I had at work session, um, that Julie couldn't answer.

02:38:57.480 --> 02:39:02.160
 Do you have the license that they are speaking of that they would want?

02:39:02.360 --> 02:39:06.600
 I do to be seen every year. Um, secondly,

02:39:06.600 --> 02:39:12.040
 if a resident does not maintain that full time work or school,

02:39:12.040 --> 02:39:13.840
 what, what happens to them?

02:39:13.840 --> 02:39:17.040
 Well, we're going to work with them and find out, first of all,

02:39:17.040 --> 02:39:20.280
 why did they not hold that employment? But we're going to work with them.

02:39:20.280 --> 02:39:23.880
 We'll give them a grace period of time to find another job. Um,

02:39:23.880 --> 02:39:27.680
 we have put over 3000 people to work, so we're very good at that part.

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

02:39:31.640 --> 02:39:35.200
 into the community and become self-sufficient and a job of course is,

02:39:35.200 --> 02:39:36.040
 is part of that.

02:39:36.040 --> 02:39:40.040
 But if somebody flat out refused to go to work and flat out refused to

02:39:40.040 --> 02:39:43.280
 participate in what we were doing, then we would exit them from our program.

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

02:39:48.200 --> 02:39:52.080
 rules, you know, stay clean. Um, then,

02:39:52.080 --> 02:39:54.360
 then that's not somebody that we can help at that moment.

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.

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

02:40:01.800 --> 02:40:06.000
 with regard to that, the bus stop and the sidewalk not being there. Um,

02:40:06.000 --> 02:40:10.440
 I assume a lot of your residents do not have vehicles and use that bus stop.

02:40:10.440 --> 02:40:13.480
 Correct. How, how are they managing to get?

02:40:13.480 --> 02:40:14.520
 Well,

02:40:14.520 --> 02:40:18.640
 it was always in our front yard until they built those new apartment complexes

02:40:18.640 --> 02:40:22.280
 and then they moved it down the street from us. Um, but we,

02:40:22.280 --> 02:40:23.360
 when we first opened up,

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

02:40:27.680 --> 02:40:31.440
 bus stop in front of our place when they found we were there. Uh, it,

02:40:31.440 --> 02:40:35.200
 right now it is two doors down. So they just walk. Um,

02:40:35.200 --> 02:40:38.560
 I know there's not a sidewalk on most of Ruedell. Um,

02:40:38.560 --> 02:40:43.080
 but everybody walks up and down as if there wasn't a sidewalk.

02:40:43.080 --> 02:40:44.760
 It's kind of a dirt path.

02:40:44.760 --> 02:40:47.680
 Yeah. I mean, with this, if you were tripling effectively,

02:40:47.680 --> 02:40:51.440
 the, the number of residents in that area. So, um,

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

02:40:55.560 --> 02:40:58.280
 fully sidewalked. Well, and, and you know, the,

02:40:58.280 --> 02:41:01.480
 the portion between us and the bus stop,

02:41:01.480 --> 02:41:06.080
 that's not going to be sidewalk cause there's still two homes right there. Um,

02:41:06.080 --> 02:41:11.240
 unless they put in a sidewalk. But again, we've, people have been walking our,

02:41:11.240 --> 02:41:15.280
 even though we're, we're going to triple in our size,

02:41:15.280 --> 02:41:19.520
 it's a fraction of the,

02:41:19.520 --> 02:41:22.680
 the use put on everything from the apartments up to street,

02:41:22.680 --> 02:41:26.840
 the new ones and any existing ones who have been there for long before we were

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.

02:41:31.720 --> 02:41:35.080
 And then one last question. Um,

02:41:35.080 --> 02:41:38.160
 did you reach out to TWU at all to discuss it?

02:41:38.160 --> 02:41:41.840
 Cause I do know that they have future student housing planned for that golf

02:41:41.840 --> 02:41:42.680
 course area.

02:41:42.680 --> 02:41:45.920
 I have reached out to them. Um, I, you know, with,

02:41:45.920 --> 02:41:49.560
 as with any of the schools is very departmentalized.

02:41:49.760 --> 02:41:52.880
 We have a great relationship with TWU. We always have.

02:41:52.880 --> 02:41:57.880
 We have an intern program that we use. I have one of their interns right now.

02:41:57.880 --> 02:42:03.400
 There is so many social services that people are achieving their degrees at

02:42:03.400 --> 02:42:05.360
 TWU that they look at us like, well,

02:42:05.360 --> 02:42:08.480
 this is a live operating lab and they, they love us.

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,

02:42:13.480 --> 02:42:18.760
 or I'm sorry to the, uh, I want to call the president, the chancellor.

02:42:19.040 --> 02:42:20.920
 I did not hear back. Um,

02:42:20.920 --> 02:42:26.320
 and specifically to discuss this and talk about this. Um, and you know,

02:42:26.320 --> 02:42:27.920
 we always want to be on,

02:42:27.920 --> 02:42:31.320
 on their forefront for when they have students that are suffering,

02:42:31.320 --> 02:42:35.840
 which I've worked with students from both universities on many occasions.

02:42:35.840 --> 02:42:42.400
 I did not see any other questions. I appreciate you being here though.

02:42:42.400 --> 02:42:46.640
 This is a public hearing. Anyone wishing to speak may certainly do so.

02:42:50.040 --> 02:42:51.040
 Seeing none.

02:42:51.040 --> 02:42:54.160
 I will close the public hearing and turn to the commission for a motion or

02:42:54.160 --> 02:42:57.240
 discussion. Commissioner Prunetta. Um,

02:42:57.240 --> 02:42:59.560
 motion to approve with stacker staff recommendations.

02:42:59.560 --> 02:43:02.920
 We have a first for approval. Commissioner Cole. Second.

02:43:02.920 --> 02:43:06.280
 We have a first and a second for approval. Any discussion?

02:43:06.280 --> 02:43:09.360
 Seeing none. I'll call for a vote on the board.

02:43:09.360 --> 02:43:18.960
 Motion carries six zero. Congratulations.

02:43:19.560 --> 02:43:23.080
 Next item of business is item three.

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

02:43:29.760 --> 02:43:33.320
 the public hearing.

02:43:33.320 --> 02:43:44.600
 All right. This is, um, Z 18 11 Agave ranch.

02:43:46.320 --> 02:43:50.160
 So the request before you is an initial zoning district and a change in the

02:43:50.160 --> 02:43:52.800
 zoning district from rural residential.

02:43:52.800 --> 02:43:57.240
 That's already five to neighborhood residential four district on 36 acres,

02:43:57.240 --> 02:44:02.440
 neighborhood residential three on 41 acres and neighborhood residential two on

02:44:02.440 --> 02:44:06.040
 15 acres for a total of 92 acres of land. Um,

02:44:06.040 --> 02:44:09.960
 this is a change to a project that you saw in January.

02:44:09.960 --> 02:44:14.640
 They were asking for, um, um, just one zoning district at that time.

02:44:14.640 --> 02:44:18.000
 So they've actually, um, changed their projects. So it's coming back to you.

02:44:18.000 --> 02:44:23.160
 So just to take a look at the existing zoning map and then the proposed.

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,

02:44:28.160 --> 02:44:33.560
 which, which is really kind of unzoned property within the city of Denton.

02:44:33.560 --> 02:44:35.360
 It follows that RD five X rules,

02:44:35.360 --> 02:44:39.760
 but it really doesn't have a zoning designation and that's east of the,

02:44:39.760 --> 02:44:43.080
 of that RD five that's adjacent to FM four 28. Um,

02:44:43.100 --> 02:44:48.120
 their proposed zoning map is shown here with that, um, darker, darker, brown,

02:44:48.120 --> 02:44:53.400
 brownish yellow. Um, that's that in our four proposed in our four. Um,

02:44:53.400 --> 02:44:56.960
 and then transitioning to the NR three and then the proposed in our two on the

02:44:56.960 --> 02:44:59.800
 north side. Um,

02:44:59.800 --> 02:45:02.760
 so we'll take a look at the comparison of the zoning districts. Um,

02:45:02.760 --> 02:45:07.860
 the current regulations are here in this column, um, the RD five and RD five X.

02:45:07.860 --> 02:45:12.360
 So the prevented uses are generally residential and rural type uses minimum lot

02:45:12.360 --> 02:45:16.160
 size of five acres. Um, maximum lot coverage of 15%.

02:45:16.160 --> 02:45:19.640
 So if it developed under the current regulations, uh,

02:45:19.640 --> 02:45:22.120
 a maximum of 18 dwelling units would be permitted.

02:45:22.120 --> 02:45:27.080
 The proposed regulations, uh, here is a listing of the NR four, NR three,

02:45:27.080 --> 02:45:31.440
 and NR two. Um, it's a, it's a combination of single family,

02:45:31.440 --> 02:45:35.440
 duplex with limitations and, and the NR four, um,

02:45:35.440 --> 02:45:39.560
 and then town homes with an SUP and NR four, I'm sorry,

02:45:39.680 --> 02:45:42.240
 with an SUP and NR four and NR three. Um,

02:45:42.240 --> 02:45:46.240
 and then manufactured housing is permitted with an SUP and NR two, um,

02:45:46.240 --> 02:45:51.040
 minimum lot size transitions larger as you move from NR four to NR two,

02:45:51.040 --> 02:45:55.840
 7,000 square feet for NR four up to 16,000 for NR two. Um,

02:45:55.840 --> 02:45:59.600
 and that density follows as well. Four dwelling units an acre to three and a half

02:45:59.600 --> 02:46:04.480
 to two, a maximum lot coverage of 60% all, um, to 30%.

02:46:04.480 --> 02:46:07.920
 So essentially if, if the, if the request was approved,

02:46:08.120 --> 02:46:11.360
 a maximum of 317 single family dwellings could be permitted.

02:46:11.360 --> 02:46:15.280
 So the criteria for approvals in SUP chapter three of the debt and development

02:46:15.280 --> 02:46:19.400
 code, does it conform to the future land use plan? Um, or the,

02:46:19.400 --> 02:46:23.200
 the future land use element of debt and plan 2030. Um, uh,

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

02:46:28.240 --> 02:46:31.560
 to maintain the rural character along the city's edge with the development of

02:46:31.560 --> 02:46:35.440
 farms and ranches or very low density or conservation type development.

02:46:35.760 --> 02:46:39.120
 The proposed zoning does not meet this future land use designation.

02:46:39.120 --> 02:46:41.280
 So because of that,

02:46:41.280 --> 02:46:45.120
 we then go to a different criteria for approval and SUP chapter three of the

02:46:45.120 --> 02:46:47.960
 debt and development code. It's outlined in your backup,

02:46:47.960 --> 02:46:51.800
 but we'll just go over those, um, kind of, um, individually.

02:46:51.800 --> 02:46:53.520
 So in criteria one and two,

02:46:53.520 --> 02:46:58.000
 it references the existing land uses in zoning and impact to future development.

02:46:58.000 --> 02:47:02.720
 So the subject property is located right here and this is in a,

02:47:02.720 --> 02:47:07.440
 is in a rural area, but it is, it is urbanizing at, um, uh,

02:47:07.440 --> 02:47:10.960
 with recent projects. Um, they're shown in the yellow dots.

02:47:10.960 --> 02:47:15.240
 Those are, um, projects that are either under development or that have approached

02:47:15.240 --> 02:47:19.600
 the city, um, or that are in some sort of platting stage, um, that we,

02:47:19.600 --> 02:47:22.520
 we see a lot of them moving toward the north side of town.

02:47:22.520 --> 02:47:28.280
 We see that development pressure going particularly along of our arterials and

02:47:28.280 --> 02:47:32.960
 really these cases are starting to show a, um, a continuous growth pattern,

02:47:32.960 --> 02:47:37.680
 emerging along those, the FM four 28 and the locust going toward north on

02:47:37.680 --> 02:47:42.680
 Bonnie bray. Um, and, uh, but we didn't want to plan for this potential growth.

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

02:47:45.840 --> 02:47:48.800
 we'll go over some of the elements of that. Um,

02:47:48.800 --> 02:47:53.160
 it is adjacent to existing in our four and in our two districts.

02:47:53.160 --> 02:47:56.160
 So you can see by this map, you have adjacency,

02:47:56.160 --> 02:48:00.120
 you've got that logical continuation of that zoning pattern as you move north

02:48:00.120 --> 02:48:02.200
 from, uh, along FM four 28.

02:48:02.200 --> 02:48:05.400
 And this proposal could create some buffering, um,

02:48:05.400 --> 02:48:07.760
 between this area and the,

02:48:07.760 --> 02:48:10.880
 the higher density and commercial uses, um,

02:48:10.880 --> 02:48:15.680
 located here at the corner of FM four 28 and loop two 88, um,

02:48:15.680 --> 02:48:20.040
 and as well as maybe buffer from that, that high, high traffic or the, um,

02:48:20.040 --> 02:48:24.640
 the high speed, um, future development of FM four 28.

02:48:25.920 --> 02:48:30.600
 We also looked at the public improvements. First of all, transportation, um, in,

02:48:30.600 --> 02:48:36.160
 um, the applicant did provide a trip generation analysis based upon the ITE

02:48:36.160 --> 02:48:38.120
 manual for the project.

02:48:38.120 --> 02:48:43.440
 And it is anticipating about 2,900 trips for 310 homes

02:48:43.440 --> 02:48:47.120
 during a 24 hour workday. Um, AM peak, when everyone's going to work,

02:48:47.120 --> 02:48:51.400
 it would be 236 and in the evening it would be three 10, uh,

02:48:51.400 --> 02:48:53.040
 peak anticipated. Uh,

02:48:53.040 --> 02:48:56.840
 there was also a transportation study commissioned by the city as a result of

02:48:56.840 --> 02:49:00.440
 this project and others we've had, we've had several, um, to,

02:49:00.440 --> 02:49:04.440
 to figure out what's going up on on the Northeast side of town,

02:49:04.440 --> 02:49:08.400
 as far as transportation and then what, what are the future needs? Um,

02:49:08.400 --> 02:49:12.480
 and just top line takeaways from that are that more East West connections are

02:49:12.480 --> 02:49:15.680
 needed right now. FM four 28 really is a central spine.

02:49:15.680 --> 02:49:19.440
 It's kind of where everything flows to and some more East West connections with,

02:49:20.000 --> 02:49:23.240
 disperse that traffic and provide some more outlets. Um,

02:49:23.240 --> 02:49:26.840
 and also additional travel lanes are going to be needed on existing roads as

02:49:26.840 --> 02:49:31.080
 well as an improvement of the intersections. Um, additionally, the, uh, the,

02:49:31.080 --> 02:49:34.840
 the study proposed a realignment of Hartley field road, um,

02:49:34.840 --> 02:49:38.480
 to cut through that site and extending toward the West toward Locus.

02:49:38.480 --> 02:49:43.120
 Additionally, with the development roadway impact fees would be paid. Um,

02:49:43.120 --> 02:49:45.440
 they would contribute to, um, some,

02:49:45.560 --> 02:49:50.240
 to any previously identified, uh, roadway improvements as well as just system wide

02:49:50.240 --> 02:49:55.240
 improvements. Also, um, there is proposed a dedicated or there is forthcoming,

02:49:55.240 --> 02:49:59.480
 a dedicated right turn and signal at loop two 88 and FM four 28.

02:49:59.480 --> 02:50:05.280
 So here is, here's the map provided with that transportation study. This, um,

02:50:05.280 --> 02:50:09.440
 this shadow line here that was that, that included the limits of the study.

02:50:09.440 --> 02:50:13.360
 And just in order to provide a methodology for that analysis,

02:50:13.680 --> 02:50:15.760
 there was just an assumption of four dwelling,

02:50:15.760 --> 02:50:20.400
 a four dwelling units per acre across that entire region with some nodes of

02:50:20.400 --> 02:50:23.880
 commercial activity. And, um, and these are the, the,

02:50:23.880 --> 02:50:28.480
 the yellow lines or the roads and those East West connections that, that, um,

02:50:28.480 --> 02:50:33.280
 are, are, would be needed, um, to accommodate the, that, um,

02:50:33.280 --> 02:50:36.160
 that growth. And then here that, that line F,

02:50:36.160 --> 02:50:39.840
 that is the proposed future Hartley field alignment. As you see,

02:50:39.840 --> 02:50:42.800
 it would go through the site and then continue onto the West. Um,

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,

02:50:47.080 --> 02:50:51.480
 it will, um, it's some day I'd be a part of our transportation network.

02:50:51.480 --> 02:50:54.840
 And that is, um, this outer loop, uh,

02:50:54.840 --> 02:50:56.360
 proposed for the North side of town.

02:50:56.360 --> 02:50:58.680
 And that is going to be a regional, uh,

02:50:58.680 --> 02:51:03.040
 loop that goes all the way from South of Arlington and, and,

02:51:03.040 --> 02:51:07.040
 and kind of rings around the entire Metro area. Um,

02:51:07.040 --> 02:51:10.200
 water and sewer are available, available to the site.

02:51:10.200 --> 02:51:11.440
 They will have to be extended.

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

02:51:14.840 --> 02:51:17.240
 sewer extended extensions and a lift station.

02:51:17.240 --> 02:51:22.080
 Expected student generation includes 72 elementary students,

02:51:22.080 --> 02:51:25.520
 38 middle school students and 47 high school students. At this time,

02:51:25.520 --> 02:51:29.160
 the school has capacity, um, for, for those students.

02:51:29.160 --> 02:51:33.200
 And then a parkland dedication would be required at platting as well as a park

02:51:33.200 --> 02:51:35.080
 development fee with each building permit.

02:51:35.080 --> 02:51:39.240
 And then just as a part of this development, as well as all developments, um,

02:51:39.240 --> 02:51:43.000
 parks, um, there should be a collaboration between all development and parks to

02:51:43.000 --> 02:51:46.040
 ensure that, that we have adequate park space and, um,

02:51:46.040 --> 02:51:49.520
 and open space for our residents. Um,

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

02:51:54.280 --> 02:51:55.360
 area, um,

02:51:55.360 --> 02:51:58.440
 existing growth does suggest that that stage development is,

02:51:58.440 --> 02:52:02.920
 is moving along the arterials at that urban periphery and that, um,

02:52:02.920 --> 02:52:06.960
 low density residential, um, could be appropriate in this area, uh,

02:52:07.000 --> 02:52:10.920
 provided that some conditions would be put in place. Um, so, uh,

02:52:10.920 --> 02:52:15.800
 we do recommend that because, uh, in our four and our three and in our two,

02:52:15.800 --> 02:52:19.960
 do you have some additional uses other than just that single family detached

02:52:19.960 --> 02:52:21.600
 that if, if approved,

02:52:21.600 --> 02:52:25.440
 all uses would just be limited to that single family detached.

02:52:25.440 --> 02:52:32.800
 Additionally, we looked at mobility and open space, um, with,

02:52:32.820 --> 02:52:37.680
 with the character of this area, this, this ranching and, and, uh, the open spaces

02:52:37.680 --> 02:52:40.880
 and that recreation for, for the, the, the,

02:52:40.880 --> 02:52:43.960
 the large park land we have in this area. Um,

02:52:43.960 --> 02:52:47.800
 those design standards and development this area should compliment that existing

02:52:47.800 --> 02:52:52.160
 character. And therefore, um, as a part of the development, if approved,

02:52:52.160 --> 02:52:56.880
 staff recommends a condition to require an off street trail,

02:52:56.880 --> 02:53:00.640
 um, that would provide internal connectivity for any future residents,

02:53:00.640 --> 02:53:05.440
 as well as the external connectivity. The intent is as this area develops,

02:53:05.440 --> 02:53:08.760
 that that trail would be continued. So that, um,

02:53:08.760 --> 02:53:13.320
 so that there could be a meaningful way to get to that Clear Creek Natural

02:53:13.320 --> 02:53:14.680
 Heritage Center, um,

02:53:14.680 --> 02:53:18.680
 and maybe even up to the state park to the north to ensure that, that, um,

02:53:18.680 --> 02:53:23.320
 that we, we've got the, that, that connected trail system. Um,

02:53:23.320 --> 02:53:25.040
 as part of that, we are proposed,

02:53:25.040 --> 02:53:30.040
 we are recommending that all lots be within 1300 feet of an access

02:53:30.040 --> 02:53:34.200
 point. This would serve to, um, to help parks, um,

02:53:34.200 --> 02:53:38.800
 goal of having a park within a 10 minute of walk of all of our residents.

02:53:38.800 --> 02:53:43.240
 And then also we would want those two remote connections, um, once again,

02:53:43.240 --> 02:53:47.720
 to link, to, to provide those linkages, to create a catalytic project, to move,

02:53:47.720 --> 02:53:51.320
 to move those trail systems forward. Um,

02:53:51.320 --> 02:53:56.520
 we are also recommending that if approved a buffer be required along FM 428,

02:53:56.720 --> 02:54:00.440
 it serves a couple of purposes. Uh, FM 428 is, is,

02:54:00.440 --> 02:54:04.560
 is currently a high speed road that has a lot of traffic on it.

02:54:04.560 --> 02:54:08.320
 And it will only, um, get larger with TxDOT's plans.

02:54:08.320 --> 02:54:13.120
 They are proposing, um, at least six travel lanes. And so, um,

02:54:13.120 --> 02:54:16.440
 this type of higher speed, high capacity road, um,

02:54:16.440 --> 02:54:21.480
 can create nuisances for the, any future residents, if this was approved.

02:54:21.480 --> 02:54:25.800
 Um, also we would want to make sure that, that, um,

02:54:25.880 --> 02:54:29.200
 that the development if approved would be screened from,

02:54:29.200 --> 02:54:30.560
 from the surrounding area,

02:54:30.560 --> 02:54:34.920
 make sure we reduce those visual impacts of those additional, um, rooftops.

02:54:34.920 --> 02:54:39.920
 And so therefore we recommend a condition to require a 30 foot

02:54:39.920 --> 02:54:44.680
 landscape buffer outside of any required public utility easement along FM

02:54:44.680 --> 02:54:47.320
 428 for that entire frontage. Um,

02:54:47.320 --> 02:54:50.800
 and within that would be required a landscape berm, uh,

02:54:50.800 --> 02:54:55.640
 one large canopy tree, 30 shrubs per 100 linear feet. Um, I'm sorry,

02:54:55.640 --> 02:55:00.640
 one large canopy tree per 30 linear feet, 30 shrubs per 100. And then, uh,

02:55:00.640 --> 02:55:04.720
 a maximum six foot tall masonry, wrought iron split rail fence.

02:55:04.720 --> 02:55:10.120
 Notification was sent out, um, due to the, due to the, um,

02:55:10.120 --> 02:55:14.280
 the way that the notification is calculated, um,

02:55:14.280 --> 02:55:19.360
 only that area that is adjacent to FM 428 is actually counted toward any,

02:55:19.360 --> 02:55:24.720
 um, any opposition calculations. Um,

02:55:24.840 --> 02:55:28.040
 because that is the part of the property that is being rezoned.

02:55:28.040 --> 02:55:31.960
 The property to the East that's in that already, that unzoned property,

02:55:31.960 --> 02:55:33.640
 that isn't a rezoning.

02:55:33.640 --> 02:55:36.480
 So it actually doesn't get counted toward that opposition.

02:55:36.480 --> 02:55:39.080
 So you can see this map here, um,

02:55:39.080 --> 02:55:43.440
 showing one in opposition and two in favor. Um,

02:55:43.440 --> 02:55:46.200
 eight signs were posted on the side and they had neighborhood meetings,

02:55:46.200 --> 02:55:51.240
 but there we have seen a lot of, um, a lot of interest in this project.

02:55:51.240 --> 02:55:53.200
 And so we didn't want to leave that unaddressed.

02:55:53.200 --> 02:55:56.280
 We wanted to talk about all of the letters we received. Um, I,

02:55:56.280 --> 02:55:58.200
 you, you got some more tonight.

02:55:58.200 --> 02:56:02.720
 This may not be a comprehensive list just because we got some more. Um, but,

02:56:02.720 --> 02:56:05.360
 but this, this is an outline of,

02:56:05.360 --> 02:56:08.920
 of those addresses we've received that were opposed. And then those in favor,

02:56:08.920 --> 02:56:13.440
 um, I've put dots on this larger map just to kind of, um, um,

02:56:13.440 --> 02:56:16.840
 depict where we've seen that opposition. Um, the,

02:56:16.840 --> 02:56:21.720
 the red dots being those areas that clustering of those letters, um,

02:56:21.720 --> 02:56:25.800
 in the Hartley field area, we've seen a lot of, um, of, of letters,

02:56:25.800 --> 02:56:28.000
 or responses in opposition. And then in the,

02:56:28.000 --> 02:56:31.640
 in the neighborhood here to the north, we've received quite a few letters.

02:56:31.640 --> 02:56:37.960
 So staff does recommend approval of the request with conditions. Um,

02:56:37.960 --> 02:56:42.600
 and, and really because although this is the urban fringe and, um,

02:56:42.600 --> 02:56:44.200
 the future land use doesn't support it.

02:56:44.200 --> 02:56:46.440
 When you look at all the criteria for approval,

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,

02:56:51.240 --> 02:56:53.280
 um, staff feels that the proposal when,

02:56:53.280 --> 02:56:58.600
 when combined with those conditions does meet those overall goals. Um,

02:56:58.600 --> 02:57:01.760
 and then I'll just go over the conditions one more time. Only, uh,

02:57:01.760 --> 02:57:05.360
 single family detached dwellings would be permitted, um, that a,

02:57:05.360 --> 02:57:07.320
 a trail system would be required.

02:57:07.320 --> 02:57:11.320
 An off street trail system would be required to be installed and it would have

02:57:11.320 --> 02:57:12.080
 to be, um,

02:57:12.080 --> 02:57:17.080
 accessed within 1300 feet of each residential lot plus those two remote

02:57:17.080 --> 02:57:20.960
 connections to ensure that there would be a continuation of that trail.

02:57:22.200 --> 02:57:26.760
 We're also proposing a 30 foot landscape buffer or a recommendation for a 30

02:57:26.760 --> 02:57:30.440
 foot landscape buffer along FM four 28. Um,

02:57:30.440 --> 02:57:35.120
 um, that would be outside of any public utility easement within that.

02:57:35.120 --> 02:57:40.280
 If approved would be a landscape berm, um, a one large canopy tree,

02:57:40.280 --> 02:57:43.960
 every 30 linear feet, uh, 30 shrubs per 100 linear feet.

02:57:43.960 --> 02:57:46.440
 Those could be clustered to create a more natural effect.

02:57:46.440 --> 02:57:50.600
 So you just wouldn't have a line of shrubs. Um, and then a, uh, I,

02:57:50.600 --> 02:57:54.680
 a masonry wrought iron or split fake rail fence, uh,

02:57:54.680 --> 02:58:00.120
 or masonry wall wrought iron split rail fence. Um, that fence could be, um,

02:58:00.120 --> 02:58:04.200
 could meander through that 30 feet if approved. Um, but that,

02:58:04.200 --> 02:58:09.160
 that landscaping 75% of it would need to be between FM four 28 and that fence

02:58:09.160 --> 02:58:12.760
 to ensure that there is adequate, um, screening and,

02:58:12.760 --> 02:58:15.520
 and that green wall along FM four 28.

02:58:15.520 --> 02:58:19.600
 So, um, the applicant is here and I will stand for any questions.

02:58:19.760 --> 02:58:23.200
 We have a couple for you. Commissioner Smith. Uh, Julie,

02:58:23.200 --> 02:58:26.120
 the Hartley field realignment, uh, is that going to be,

02:58:26.120 --> 02:58:28.480
 is that impact fee going to be charged to the developer?

02:58:28.480 --> 02:58:34.040
 They would, um, as part of any development or platting, um,

02:58:34.040 --> 02:58:38.000
 right away, dedication would have to be, um, um,

02:58:38.000 --> 02:58:41.240
 right away would have to be dedicated with platting and, um,

02:58:41.240 --> 02:58:43.400
 any perimeter street improvements,

02:58:43.400 --> 02:58:47.520
 any of those roadway improvements on their site would have to be, um,

02:58:47.520 --> 02:58:48.680
 done by the developer.

02:58:50.400 --> 02:58:54.360
 Platting, but there's not an actual building of a street. Does the city,

02:58:54.360 --> 02:58:56.600
 would the city do that concurrently with the development of the project?

02:58:56.600 --> 02:58:59.160
 They would probably, they would have to build their portion of it.

02:58:59.160 --> 02:59:03.480
 Now offsite improvements would have to be done either by, um,

02:59:03.480 --> 02:59:07.920
 other developments or as part of a, uh, a larger city project.

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

02:59:12.200 --> 02:59:15.320
 the conversation or is that not even part of the party?

02:59:15.920 --> 02:59:20.520
 I believe there are some, um, talks about interventions at that either, um,

02:59:20.520 --> 02:59:25.680
 either around about that got bandied about or, um, or a light something to,

02:59:25.680 --> 02:59:29.360
 we want to make sure that people move, are able to move through there.

02:59:29.360 --> 02:59:31.280
 So that will all be a part of the conversation.

02:59:31.280 --> 02:59:33.520
 Okay. And that's it. And that's that site planning anyways. Right.

02:59:33.520 --> 02:59:37.720
 Yes sir. Gotcha. Uh, second question. The outer loop, uh, I know this is,

02:59:37.720 --> 02:59:40.880
 this is, this is something new from the first time we've seen this project to

02:59:40.880 --> 02:59:43.360
 the second time. How much do you know about that outer loop?

02:59:43.360 --> 02:59:46.400
 What details do you have so far? Um, it is, it's,

02:59:46.400 --> 02:59:50.720
 it's begun construction South. I don't know what they're talking to.

02:59:50.720 --> 02:59:54.640
 They started doing the expansion between 35, 75 and one 21 as well.

02:59:54.640 --> 02:59:56.880
 So I don't know all of its comp,

02:59:56.880 --> 03:00:01.680
 all of its timelines or completion dates, but it's far north of the proposed

03:00:01.680 --> 03:00:05.800
 project site is that loop intersecting the four 28 you think,

03:00:05.800 --> 03:00:10.560
 um, it's pretty far. I don't, I don't,

03:00:11.120 --> 03:00:13.320
 maybe, maybe two miles, two and a half miles, huh?

03:00:13.320 --> 03:00:18.160
 Longer than that. I'm just looking roughly from,

03:00:18.160 --> 03:00:22.400
 I'm looking roughly at the map for where that is. Okay. Three,

03:00:22.400 --> 03:00:24.560
 give me, give it five miles, maybe at most. So

03:00:24.560 --> 03:00:30.600
 this looks to be really close to the dam road right there. So probably just South.

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,

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?

03:00:42.880 --> 03:00:44.360
 I don't, I don't.

03:00:44.360 --> 03:00:48.960
 My lifetime. Thanks. Appreciate it.

03:00:48.960 --> 03:00:50.680
 Commissioner Ellis.

03:00:50.680 --> 03:00:52.760
 Thank you chair. Julie,

03:00:52.760 --> 03:00:56.920
 do you remember how many homes were proposed the first time we saw this?

03:00:56.920 --> 03:00:58.760
 368. Thanks.

03:00:58.760 --> 03:01:06.520
 I don't see any other questions for you. This is a public hearing.

03:01:06.520 --> 03:01:08.240
 Anyone wishing to speak may certainly do so.

03:01:08.240 --> 03:01:12.480
 We ask just for management to fill out a management of time,

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.

03:01:16.120 --> 03:01:18.440
 Uh, we do have the applicant here.

03:01:18.440 --> 03:01:21.000
 So if the applicant would like to come and provide their presentation

03:01:21.000 --> 03:01:30.800
 and if you could just state your name and address for the record.

03:01:38.520 --> 03:01:39.520
 [inaudible]

03:01:39.520 --> 03:01:42.160
 Julie, can you help? Thank you.

03:02:08.240 --> 03:02:34.200
, that's not it.

03:02:38.240 --> 03:02:39.080
 Okay.

03:02:39.080 --> 03:03:03.560
 There it goes. There we go.

03:03:08.240 --> 03:03:09.080
 [inaudible]

03:03:09.080 --> 03:03:17.600
 Thank you. Uh, Jason five Lee with Allison engineering group, uh, 24,

03:03:17.600 --> 03:03:19.520
 15 North Elm here in Denton.

03:03:19.520 --> 03:03:24.320
 And thank you Julie for your presentation and opening this for us.

03:03:24.320 --> 03:03:29.800
 Originally this public hearing were before you back in January and we did show a

03:03:29.800 --> 03:03:34.120
 concept for the 92 acres. That was 368 lots or up to 368 lots.

03:03:34.120 --> 03:03:36.760
 It was a pure in our four zoning plan.

03:03:37.320 --> 03:03:40.640
 Since then we've had a couple of additional neighborhood meetings from the

03:03:40.640 --> 03:03:44.440
 original two that we had prior to the original public hearing back in July and

03:03:44.440 --> 03:03:49.720
 August of last year to a new ones, uh, excuse me, February 2nd of this year.

03:03:49.720 --> 03:03:53.680
 Then we also had another one before the last scheduled PNZ meeting, uh,

03:03:53.680 --> 03:03:58.080
 that did get canceled, which was, uh, I think the first time that ever happened.

03:03:58.080 --> 03:03:59.200
 But April 16th,

03:03:59.200 --> 03:04:02.720
 we held another neighborhood meeting to show neighbors and interested

03:04:02.720 --> 03:04:07.400
 individuals what we were planning on presenting to you on the next day,

03:04:07.400 --> 03:04:10.800
 April 17th, we have modified our zoning request, um,

03:04:10.800 --> 03:04:16.000
 mainly to emphasize how this development will align with the Denton plan 2030

03:04:16.000 --> 03:04:18.720
 vision. And Julie touched on several, uh,

03:04:18.720 --> 03:04:21.800
 good points that we'll be focusing on and how we,

03:04:21.800 --> 03:04:25.840
 while we aren't aligned with the land use plan,

03:04:25.840 --> 03:04:30.860
 we are aligned with the objectives and the intent for what we believe is to be

03:04:31.200 --> 03:04:34.160
 the objectives and the intent of the 2030 plan. And of course,

03:04:34.160 --> 03:04:37.600
 we have been responsive to a lot of the neighborhood interests and we've made

03:04:37.600 --> 03:04:42.600
 adjustments and refinements to reflect that the new zoning request,

03:04:42.600 --> 03:04:43.760
 our current zoning request,

03:04:43.760 --> 03:04:48.880
 the amendment is a transition clustered request to,

03:04:48.880 --> 03:04:50.500
 to, uh,

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

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

03:04:58.000 --> 03:05:02.100
 property. We feel that this density transition from loop two 88 to the northern

03:05:02.100 --> 03:05:06.360
 edge of the property does align with what is currently out there.

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

03:05:11.600 --> 03:05:14.680
 have NR two on the northwest of this property.

03:05:14.680 --> 03:05:20.480
 We have added landscape buffers along four 28 in alignment with what staff has

03:05:20.480 --> 03:05:25.960
 recommended and we have quite a bit of open space preservation,

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

03:05:30.400 --> 03:05:31.640
 clustering concepts,

03:05:31.640 --> 03:05:36.920
 which is considered in the 2030 plan as a best practice in the rural areas.

03:05:36.920 --> 03:05:41.240
 And that's specifically mentioned as a dent and plan 2030 land use goal.

03:05:41.240 --> 03:05:47.960
 And this development is it's less than a mile from the center of this development

03:05:47.960 --> 03:05:52.980
 to the two 88 intersection and we're about 2.3 miles up to Washington road,

03:05:54.920 --> 03:05:59.760
 which is considered the Northern gateway along four 28, the Northern gateway to

03:05:59.760 --> 03:06:03.800
 Denton. Our zoning requests, like I mentioned a few minutes ago,

03:06:03.800 --> 03:06:05.600
 is consistent with the adjacent zoning.

03:06:05.600 --> 03:06:09.360
 We have the NR two along the west and the NR four along the southwest.

03:06:09.360 --> 03:06:14.800
 This graduated zoning protects friend the fringe areas from increasing density by

03:06:14.800 --> 03:06:18.040
 establishing this NR two along the north edge of this property.

03:06:18.040 --> 03:06:23.280
 We have established precedence to prevent any denser zoning requests from creeping

03:06:25.280 --> 03:06:26.880
 north of this 92 acres.

03:06:26.880 --> 03:06:30.080
 And it is consistent with the growth pattern across the outer loop of Denton.

03:06:30.080 --> 03:06:32.440
 The,

03:06:32.440 --> 03:06:37.480
 the NR four portion of this of this project is less than 1500 feet from the

03:06:37.480 --> 03:06:39.520
 commercial zoning down at Hartley field road.

03:06:39.520 --> 03:06:42.800
 It is walkable to that the commercial CMC zoning,

03:06:42.800 --> 03:06:47.800
 which is another goal of the 2030 plan to have neighborhoods within walking

03:06:47.800 --> 03:06:50.320
 distance of retail centers.

03:06:50.320 --> 03:06:53.720
 We have almost 4,000 feet of frontage along four 28.

03:06:53.880 --> 03:06:58.880
 So it like that 1500 feet is from our southern edge.

03:06:58.880 --> 03:07:07.040
 I'll talk a little bit about the major gateways that are identified within the

03:07:07.040 --> 03:07:12.080
 2030 plan along the perimeter of this exhibit here are the seven major gateways.

03:07:12.080 --> 03:07:15.400
 We have them along east and west side of, of three 80.

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.

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,

03:07:25.000 --> 03:07:27.000
 up by that 6.7 mile mark.

03:07:27.000 --> 03:07:32.360
 Those distances are measured from the courthouse and what this really shows is,

03:07:32.360 --> 03:07:39.440
 is kind of the pattern of, of the residential development surrounding Denton,

03:07:39.440 --> 03:07:44.520
 specifically radially measured from, from the courthouse. The, the outer,

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

03:07:49.900 --> 03:07:51.280
 the south edge of town. You, you're,

03:07:51.280 --> 03:07:54.200
 you have a couple that are a little bit closer within that four to five mile

03:07:54.200 --> 03:07:54.940
 range.

03:07:54.940 --> 03:07:59.760
 This development sits in that 3.8 to 4.5 mile range from the courthouse.

03:07:59.760 --> 03:08:03.520
 And if you follow that around the perimeter of the city,

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

03:08:08.040 --> 03:08:10.160
 on all sides of the city. Uh, this,

03:08:10.160 --> 03:08:14.260
 this really is in line with, with what, with how the rest of the,

03:08:14.260 --> 03:08:16.560
 the city has grown in all directions. Uh,

03:08:16.580 --> 03:08:20.280
 this obviously is kind of the last quadrant of, of Denton as,

03:08:20.280 --> 03:08:24.320
 as growth pushes to the north and to the east. But we,

03:08:24.320 --> 03:08:26.040
 we did want to show this that,

03:08:26.040 --> 03:08:30.160
 that we are in alignment with, with, with the,

03:08:30.160 --> 03:08:34.800
 with the previous growth patterns of the city. Uh,

03:08:34.800 --> 03:08:37.040
 and also in the 2030 Denton plan,

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,

03:08:41.840 --> 03:08:42.520
 the areas of,

03:08:42.520 --> 03:08:45.840
 of where growth was happening back when this plan was adopted in 2015.

03:08:46.520 --> 03:08:50.420
 You'll see that again, it, it, it correlates with those, with those gateways.

03:08:50.420 --> 03:08:55.420
 And specifically they tend to be concentrated about a mile and a half inside

03:08:55.420 --> 03:08:56.640
 of each of these,

03:08:56.640 --> 03:09:00.920
 of each of those gateways that were identified in that 2030 plan. And again,

03:09:00.920 --> 03:09:04.240
 the blue star represents our development, which is right outside,

03:09:04.240 --> 03:09:09.040
 kind of a future place making an urban vitality center surrounding an auditorium

03:09:09.040 --> 03:09:11.320
 right there at two 88 and four 28.

03:09:15.120 --> 03:09:19.840
 A couple of the vision statements or clips from the vision statement in the 20

03:09:19.840 --> 03:09:24.120
 plan 2030 anticipate future housing needs as the city's population grows and

03:09:24.120 --> 03:09:26.840
 align development approvals to reflect the changing housing market through a

03:09:26.840 --> 03:09:29.920
 mix of housing, embracing walkability, sustainability and conservation.

03:09:29.920 --> 03:09:31.760
 We really believe that this new layout,

03:09:31.760 --> 03:09:35.360
 this concept plan that we'll show you here in a second embodies all of those

03:09:35.360 --> 03:09:39.600
 ideals and really is in alignment with this vision statement.

03:09:39.600 --> 03:09:42.000
 Uh, they do, they,

03:09:42.000 --> 03:09:44.360
 they want you to encourage innovative housing development through residential

03:09:44.360 --> 03:09:47.880
 development in rural areas that protects the rural character, compact,

03:09:47.880 --> 03:09:51.120
 mixed use and walkable development patterns. Again, that clustering concepts,

03:09:51.120 --> 03:09:53.160
 pulling, pulling ideas of, of,

03:09:53.160 --> 03:09:58.480
 of having lot sizes that accommodate a variety of housing styles,

03:09:58.480 --> 03:10:03.460
 price points, and then also shared amenities, area wide trails,

03:10:03.460 --> 03:10:04.640
 greenways and green infrastructure.

03:10:04.640 --> 03:10:08.540
 Julie mentioned that about about having these all within 1300 feet of access

03:10:08.540 --> 03:10:12.740
 points of, of community trails. That is exactly what we want to do.

03:10:12.740 --> 03:10:15.960
 That is what we are trying to provide with our new concept and mix of housing

03:10:15.960 --> 03:10:18.480
 types to reflect changing demographics and housing preferences.

03:10:18.480 --> 03:10:23.480
 We all know that the trend has been towards good size houses on smaller size

03:10:23.480 --> 03:10:25.240
 lots.

03:10:25.240 --> 03:10:29.400
 That is what home builders are wanting to buy or wanting to develop,

03:10:29.400 --> 03:10:32.360
 wanting to build. That is what home buyers are looking to buy.

03:10:32.360 --> 03:10:36.000
 What our goal here with this development is,

03:10:36.000 --> 03:10:41.040
 is to provide that mix of product for the builders for residents.

03:10:43.520 --> 03:10:46.720
 We have a couple of sections here that that shows some of our community

03:10:46.720 --> 03:10:48.960
 amenities. Again, it reflects some of the,

03:10:48.960 --> 03:10:53.720
 the requests that staff has made that we incorporate the buffers along for 28,

03:10:53.720 --> 03:10:58.760
 the, uh, the, the walkability, the trails, the many centers,

03:10:58.760 --> 03:11:02.240
 the green spaces we, we are, we do intend to,

03:11:02.240 --> 03:11:05.760
 to showcase all of that in this development. Here's our concept plan.

03:11:05.760 --> 03:11:10.440
 92 acres, 306 lots, which is what we'd be proposing under the current,

03:11:10.840 --> 03:11:13.240
 under the, if, if, if these,

03:11:13.240 --> 03:11:18.280
 if this clustered zoning strategy can, can move forward.

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

03:11:23.520 --> 03:11:28.520
 development, 30 homes on the north side, uh, with three distinct neighborhoods,

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

03:11:33.920 --> 03:11:35.440
 on the south.

03:11:35.440 --> 03:11:40.360
 We are incorporating one existing and two proposed ponds at least nine pocket

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

03:11:45.360 --> 03:11:49.880
 into the quarter acre. There's a couple of quarter acre,

03:11:49.880 --> 03:11:51.960
 couple of half acre parks. And again,

03:11:51.960 --> 03:11:54.960
 they're they're spread throughout the development where all the lots are,

03:11:54.960 --> 03:11:58.800
 are accessible to these and then it's all interconnected as well.

03:11:58.800 --> 03:12:03.360
 So you do have continuous trails from the west to the east,

03:12:03.360 --> 03:12:07.680
 north to the south to, to tie into the city's greenbelt system.

03:12:09.240 --> 03:12:11.240
 At least 14 acres of preserved green space.

03:12:11.240 --> 03:12:16.120
 And that is not including the landscape buffers adjacent to 428 or any of the

03:12:16.120 --> 03:12:20.880
 streetscapes that's between the front yards and the back of curb.

03:12:20.880 --> 03:12:24.720
 It doesn't also does not include any of the individual lot landscape and

03:12:24.720 --> 03:12:25.560
 coverage.

03:12:25.560 --> 03:12:30.440
 And each of the zoning districts that we're proposing are lots within NR2,

03:12:30.440 --> 03:12:33.560
 NR3 and NR4 do meet minimum widths, depth,

03:12:33.560 --> 03:12:37.920
 and setbacks of the, we're still kind of at the draft development code in here,

03:12:37.920 --> 03:12:41.120
 but it's the, it's the recently adopted development code.

03:12:41.120 --> 03:12:48.440
 A couple of our, a couple of our

03:12:48.440 --> 03:12:54.680
 key elements obviously is the open space preservation. Again, back here, we,

03:12:54.680 --> 03:12:59.080
 you do see the pond along the south east portion of this property,

03:12:59.080 --> 03:13:01.120
 keeping that open and as natural as possible,

03:13:01.120 --> 03:13:06.360
 as well as developing a two new green space areas with surrounding

03:13:06.360 --> 03:13:10.080
 the ponds at the northwest side of the property and along the eastern edge of

03:13:10.080 --> 03:13:13.280
 the property. And again,

03:13:13.280 --> 03:13:16.320
 the previously mentioned landscape buffer along 428,

03:13:16.320 --> 03:13:19.680
 which does allow for trees to go in the streetscape.

03:13:19.680 --> 03:13:22.760
 We're actually proposing two fences.

03:13:22.760 --> 03:13:25.880
 We're proposing the masonry screen wall along the back of the lots.

03:13:25.880 --> 03:13:28.760
 And then in the landscape buffer,

03:13:28.760 --> 03:13:32.400
 we would be proposing a more open style, natural,

03:13:32.400 --> 03:13:36.920
 rural type split rail pipe rail.

03:13:36.920 --> 03:13:39.160
 Not sure exactly what, what it would be,

03:13:39.160 --> 03:13:44.400
 but more of a decorative open element to provide some separation between the main

03:13:44.400 --> 03:13:49.400
 trail, the main sidewalk out on 428 and the meandering kind of recreation

03:13:49.400 --> 03:13:54.440
 element ties trail that would be within the buffer at the backside of our

03:13:54.440 --> 03:13:55.280
 lots.

03:13:55.280 --> 03:13:59.160
 Our three distinctive neighborhoods.

03:14:00.040 --> 03:14:03.720
 We really are trying to retain the rural character and the open space that,

03:14:03.720 --> 03:14:07.560
 that is out here. That's along 428. We are, we,

03:14:07.560 --> 03:14:10.560
 we are providing clustering concepts as an alternative to the large lot

03:14:10.560 --> 03:14:13.000
 development, our new development,

03:14:13.000 --> 03:14:17.640
 and it will be organized for walkability access to parks, open space,

03:14:17.640 --> 03:14:21.720
 recreation. And going back to mentioned a few times now,

03:14:21.720 --> 03:14:24.160
 all residents should be within a five to seven minute walk from neighborhoods,

03:14:24.160 --> 03:14:27.200
 serving retail and amenities. And again,

03:14:27.200 --> 03:14:31.640
 we do have that at the south edge of our property as you cross down,

03:14:31.640 --> 03:14:33.760
 go down 428 and you hit Hartley field road,

03:14:33.760 --> 03:14:36.280
 which is that future CMG retail area.

03:14:36.280 --> 03:14:42.080
 Talk a little bit about some of the individual neighborhoods are our middle,

03:14:42.080 --> 03:14:43.120
 our largest area,

03:14:43.120 --> 03:14:48.120
 our largest neighborhood is a 41 acre tract and our three proposing 143 lots.

03:14:48.120 --> 03:14:52.080
 We have a five acre pond,

03:14:52.080 --> 03:14:55.920
 a four and a half five acre pond and three pocket parks ranging along the

03:14:55.920 --> 03:14:57.720
 Southeast corner there. That's that quarter acre,

03:14:57.720 --> 03:15:02.720
 a little guy all the way down to the Southern edge by the traffic circle,

03:15:02.720 --> 03:15:04.240
 which we're proposing.

03:15:04.240 --> 03:15:07.200
 I think that was mentioned earlier about a couple of traffic circles that may

03:15:07.200 --> 03:15:11.280
 end up out here in this area. That's about an acre down there.

03:15:11.280 --> 03:15:14.480
 We have four and a half acres of preserved green space,

03:15:14.480 --> 03:15:17.520
 excluding the landscape buffer, the streetscape and individual lot coverage.

03:15:17.520 --> 03:15:20.800
 The Southern edge is our,

03:15:20.800 --> 03:15:25.880
 is our denser neighborhood that abuts the existing and our four zoning at our

03:15:26.320 --> 03:15:30.960
 Southwest borders. It's 36 acres with 133 lots.

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.

03:15:36.680 --> 03:15:39.920
 And once again, part of that is to,

03:15:39.920 --> 03:15:42.520
 to cluster these to preserve that existing green space in the pond.

03:15:42.520 --> 03:15:47.200
 We have three additional pocket parks ranging from a half acre at that

03:15:47.200 --> 03:15:48.840
 Southwest little corner there,

03:15:48.840 --> 03:15:54.040
 basically room for a nice entryway monument from the South coming up 428 and

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

03:15:58.840 --> 03:16:03.160
 existing and existing easement that runs through the South edge of this property

03:16:03.160 --> 03:16:09.600
 total of seven acres of preserved green space and the North portion of this,

03:16:09.600 --> 03:16:13.840
 the North tract of this development is our, and our two neighborhood.

03:16:13.840 --> 03:16:16.920
 We think this is a pretty special area of, of this development.

03:16:16.920 --> 03:16:21.400
 It's 15 acres, 30 lots. These lots,

03:16:21.400 --> 03:16:23.920
 the intent is to reserve these for local home builders.

03:16:23.920 --> 03:16:28.040
 We understand that there's always a need for four lots for local home builders

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

03:16:33.040 --> 03:16:37.160
 six months. These,

03:16:37.160 --> 03:16:41.240
 we want to reserve for for those home builders that are looking to build one,

03:16:41.240 --> 03:16:45.400
 two, three houses a year, custom homes.

03:16:45.400 --> 03:16:47.160
 And this is along the North edge.

03:16:47.160 --> 03:16:52.160
 This becomes the scenic gateway into this community from the North.

03:16:54.200 --> 03:16:56.200
 Again, pond with amenities and green space,

03:16:56.200 --> 03:17:00.520
 two and a half acres of preserved green space primarily in, in that pond.

03:17:00.520 --> 03:17:04.840
 We are amenitized in the pond, probably have a little fishing pier, gazebo,

03:17:04.840 --> 03:17:06.000
 something like that.

03:17:06.000 --> 03:17:11.640
 And that is the community gateway. That is, that is what,

03:17:11.640 --> 03:17:15.480
 that is what you will see as you're coming down 428 and, and you, you,

03:17:15.480 --> 03:17:18.800
 you leave the, you leave the, the open space and you,

03:17:18.800 --> 03:17:23.120
 you get to the first development along that Northeast side of, of Denton.

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.

03:17:29.440 --> 03:17:38.880
 Good evening commissioners. I'm going to wrap our presentation tonight. I, um,

03:17:38.880 --> 03:17:40.600
 I'm going to be brief,

03:17:40.600 --> 03:17:43.480
 but I want to talk a little bit about what we've heard from the neighborhood

03:17:43.480 --> 03:17:47.080
 specifically and what we have done to address that.

03:17:47.080 --> 03:17:48.440
 But some,

03:17:48.440 --> 03:17:51.800
 some specific comments that we've heard from the neighborhood are that they were

03:17:51.800 --> 03:17:54.800
 concerned about the alignment with the Denton plan 2030.

03:17:54.800 --> 03:17:58.280
 I feel like Jason and Julie have both, um,

03:17:58.280 --> 03:18:03.360
 done a good job of demonstrating how we are aligning with the vision intent of

03:18:03.360 --> 03:18:04.680
 the plan. Um,

03:18:04.680 --> 03:18:09.360
 even if it doesn't align directly with the future land use map, um,

03:18:09.360 --> 03:18:13.840
 we've heard their interest or concern in the preservation of rural character,

03:18:13.840 --> 03:18:16.200
 the traffic on 428, um,

03:18:16.200 --> 03:18:19.640
 the density and concentration of lots in the vicinity as a whole,

03:18:19.640 --> 03:18:23.680
 not necessarily just within our development, but just seeing the growth in that area.

03:18:23.680 --> 03:18:29.200
 And some concerns or interest in the clear Creek tributary that backs up to our

03:18:29.200 --> 03:18:33.400
 property, even though it doesn't actually encroach into our property,

03:18:33.400 --> 03:18:38.960
 respecting the character of the land and the eco region and concerns about other

03:18:38.960 --> 03:18:42.880
 uses that might be allowed in the zoning districts that have,

03:18:42.880 --> 03:18:46.600
 that we're requesting and ongoing neighborhood engagement.

03:18:48.800 --> 03:18:51.800
 So, um, in terms of respecting the rural character,

03:18:51.800 --> 03:18:56.840
 I do believe that we are demonstrating that we are adding open space and amenities

03:18:56.840 --> 03:19:04.520
 to, um, to create the feeling when you drive down 428,

03:19:04.520 --> 03:19:07.320
 that, um, there is a,

03:19:07.320 --> 03:19:12.680
 it still feels rural because we're backed off of the road quite a ways.

03:19:12.680 --> 03:19:16.320
 And I'm going to demonstrate in a moment with the, with an exhibit,

03:19:16.320 --> 03:19:20.000
 a couple of exhibits, what that looks like visually. And we're,

03:19:20.000 --> 03:19:23.640
 we're talking about, um, adding a pond on the north end,

03:19:23.640 --> 03:19:28.000
 the entrance from the north that includes a gazebo and, and picnic,

03:19:28.000 --> 03:19:33.720
 uh, tables and fishing. And we are more than two miles from Washington road,

03:19:33.720 --> 03:19:39.000
 which is considered, um, by the Denton plan 2030 to be the gateway into Denton.

03:19:39.000 --> 03:19:41.320
 So this is, um,

03:19:41.600 --> 03:19:46.440
 this is much further south than then the entrance into the city of Denton and

03:19:46.440 --> 03:19:49.560
 we've preserved over 14 acres of open space.

03:19:49.560 --> 03:19:53.280
 And that does not include the landscape buffer, um,

03:19:53.280 --> 03:19:56.520
 or the individual lot coverage. Um, commissioner Beck,

03:19:56.520 --> 03:20:01.360
 I heard you say that in the work session that you asked about the 92 acres,

03:20:01.360 --> 03:20:04.000
 the 92 acres is gross.

03:20:04.000 --> 03:20:08.080
 It's what the property owner has today.

03:20:08.360 --> 03:20:12.240
 But in terms of what is actually developable, I want to say,

03:20:12.240 --> 03:20:17.080
 and we calculated that to be 52 acres. Is that correct? 52 acres.

03:20:17.080 --> 03:20:22.080
 So the rest is landscape buffers and open space preservation amenities.

03:20:22.080 --> 03:20:28.120
 So I want to show you a little bit.

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

03:20:31.000 --> 03:20:32.840
 stage of approval yet,

03:20:32.840 --> 03:20:37.040
 but I do want to show you a couple of exhibits regarding 428.

03:20:37.440 --> 03:20:41.920
 So this is an exhibit showing a cross section of 428 as it exists today.

03:20:41.920 --> 03:20:46.120
 There are two through lanes, one each direction and a shoulder on each side.

03:20:46.120 --> 03:20:51.000
 And there's 32 half 32 and a half feet of right away on the,

03:20:51.000 --> 03:20:54.640
 on each side that would be considered green space today

03:20:54.640 --> 03:21:00.840
 under the proposed conditions, which would be developer, um,

03:21:00.840 --> 03:21:03.200
 costs. They would,

03:21:03.240 --> 03:21:07.720
 they would actually build this to in order to be able to put in the

03:21:07.720 --> 03:21:11.320
 development would be 65 feet of pavement,

03:21:11.320 --> 03:21:14.240
 which is two through lanes, a turn lane in the middle,

03:21:14.240 --> 03:21:19.040
 a right hand turn lane into the development and a show and a shoulder on each

03:21:19.040 --> 03:21:22.200
 side. But perhaps more importantly,

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

03:21:27.440 --> 03:21:31.600
 space to 65 feet of green space minimum. And I,

03:21:31.680 --> 03:21:35.440
 I do want to say a caveat here.

03:21:35.440 --> 03:21:37.720
 We planned for a 20 foot landscape buffer.

03:21:37.720 --> 03:21:42.840
 So the exhibits that you're going to see are related to a 20 foot landscape

03:21:42.840 --> 03:21:43.680
 buffer.

03:21:43.680 --> 03:21:47.520
 I believe that the developer would be open to a 30 foot landscape buffer.

03:21:47.520 --> 03:21:50.480
 I would invite you to ask him that question when we're done with the

03:21:50.480 --> 03:21:51.320
 presentation.

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

03:21:58.920 --> 03:22:02.120
 you see if you look on the far left of the screen is, is the house.

03:22:02.120 --> 03:22:04.640
 And then there's the masonry screening wall.

03:22:04.640 --> 03:22:08.440
 And then you've got a landscape buffer, a winding decorative, or I'm sorry,

03:22:08.440 --> 03:22:12.160
 a winding trail that would be a pervious trail, um,

03:22:12.160 --> 03:22:15.480
 with a decorative fence on the outside of that, uh,

03:22:15.480 --> 03:22:19.320
 public utilities meant and then the right of way beyond that.

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

03:22:26.040 --> 03:22:31.040
 as planned at development to the screening wall to the first lot.

03:22:31.040 --> 03:22:35.200
 The idea here is to, when you drive down 428,

03:22:35.200 --> 03:22:38.040
 you want to feel like it's still a rural area.

03:22:38.040 --> 03:22:41.440
 So you want to be able to see lots of green space, lots of trees,

03:22:41.440 --> 03:22:44.320
 lots of landscaping and not lots of houses.

03:22:44.320 --> 03:22:49.560
 We are proposing a graduated density.

03:22:49.560 --> 03:22:54.560
 We do believe that by proposing NR two at the Northern end of the property that

03:22:54.720 --> 03:22:59.720
 we are essentially creating a buffer for the city of Denton in terms of future

03:22:59.720 --> 03:23:03.840
 growth outside of that, going North of that,

03:23:03.840 --> 03:23:08.040
 you're not going to go from NR two back into something more dense.

03:23:08.040 --> 03:23:13.040
 So the intent here is to create a buffer on both sides of 428 that actually

03:23:13.040 --> 03:23:15.240
 protects the city in the future.

03:23:15.240 --> 03:23:21.320
 We did hear from the neighbors that they had some environmental interests that

03:23:21.320 --> 03:23:24.640
 they would like us to respect and take notice of.

03:23:24.640 --> 03:23:30.240
 They asked that we preserve or transplant the existing native plants and grasses

03:23:30.240 --> 03:23:35.080
 which we've spoken with the property owners and they are more than happy to do.

03:23:35.080 --> 03:23:39.800
 And they are more than happy to utilize native and adapted plants and not bring

03:23:39.800 --> 03:23:44.800
 in native species to the area and to consult with master naturalists on the

03:23:44.800 --> 03:23:50.680
 existing land conditions and how to respect the ecosystem that's there today.

03:23:51.520 --> 03:23:56.280
 And we've heard specific concerns about protecting the Clear Creek tributary,

03:23:56.280 --> 03:24:01.280
 which the image on the screen shows that there's a very small finger of the

03:24:01.280 --> 03:24:04.680
 tributary that backs up to the property.

03:24:04.680 --> 03:24:06.480
 It doesn't encroach into the property,

03:24:06.480 --> 03:24:11.480
 but the developer and property owner are more than willing to do whatever is

03:24:11.480 --> 03:24:16.680
 necessary to protect the tributary and Clear Creek into the future.

03:24:19.160 --> 03:24:22.880
 In addition to that, they have committed to being good neighbors moving forward.

03:24:22.880 --> 03:24:28.200
 They want to hold future neighborhood meetings and to continue to collaborate

03:24:28.200 --> 03:24:30.000
 with the community and the neighborhood.

03:24:30.000 --> 03:24:35.480
 They do want to have an amicable relationship with neighbors moving forward

03:24:35.480 --> 03:24:40.680
 and are willing to commit publicly standing here now that they will and they

03:24:40.680 --> 03:24:44.840
 will hold meetings throughout the development process and they're willingly

03:24:44.840 --> 03:24:49.520
 agreeing to staff recommended conditions, single family homes, detached,

03:24:49.520 --> 03:24:53.440
 no town homes, no multifamily, no duplexes,

03:24:53.440 --> 03:24:57.440
 nothing other than your traditional single family detached homes.

03:24:57.440 --> 03:25:01.320
 They're willing to commit to the trail connections,

03:25:01.320 --> 03:25:05.400
 the masonry screening wall and the enhanced landscape recommendations.

03:25:05.400 --> 03:25:10.960
 The 30 foot landscape buffer is something that they're also willing to consider

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.

03:25:16.880 --> 03:25:20.240
 And that that's all I have with that. I'll take any questions. Thank you.

03:25:20.240 --> 03:25:25.240
 We do have one on the board, Mr. Smith. Thank you chair. Amy, the,

03:25:25.240 --> 03:25:30.480
 what is the projected, if there was an approval for zoning tonight and approval

03:25:30.480 --> 03:25:34.320
 by city council a couple of weeks from now, whatever it is from the,

03:25:34.320 --> 03:25:36.080
 from the date of approval for the zoning,

03:25:36.080 --> 03:25:40.480
 what is the timeline that the first phase of the build out of the actual

03:25:40.800 --> 03:25:44.800
 residents being in homes in this development? How long would that be?

03:25:44.800 --> 03:25:48.360
 I project about four years, but it's going to be quite some time.

03:25:48.360 --> 03:25:53.360
 I do know that the property owner who is also the developer has some home,

03:25:53.360 --> 03:25:56.520
 home builders that have expressed some interest,

03:25:56.520 --> 03:26:00.240
 but I would let them speak to that more specifically in terms of the timing of,

03:26:00.240 --> 03:26:03.280
 of the build out. Okay. I've got a couple more.

03:26:03.280 --> 03:26:09.600
 The commercial development you mentioned down there,

03:26:09.600 --> 03:26:12.840
 the CMG that's 1500 feet south on four 28.

03:26:12.840 --> 03:26:15.280
 How long in general does, if you know,

03:26:15.280 --> 03:26:19.360
 if commercial development wants to occur in an area where there is a blank spot

03:26:19.360 --> 03:26:22.520
 now that's already currently zone that way in your past experience,

03:26:22.520 --> 03:26:24.680
 but how long does that take to develop commercial?

03:26:24.680 --> 03:26:28.080
 So for commercial to come in and anywhere,

03:26:28.080 --> 03:26:31.440
 they're going to want to see rooftops and density first. So,

03:26:31.440 --> 03:26:35.360
 and they're going to look to see that there's a market for it.

03:26:35.360 --> 03:26:39.280
 But once they, once they see that there is a market for it, they'll,

03:26:39.320 --> 03:26:43.520
 they'll respond immediately. They're pretty nimble, I think, but, um, they're,

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?

03:26:47.800 --> 03:26:50.600
 I guess more or less that if it's already correctly zoned,

03:26:50.600 --> 03:26:53.160
 I just know that in past experiences,

03:26:53.160 --> 03:26:56.240
 residential develops slower than commercial does. You know,

03:26:56.240 --> 03:27:00.080
 if it's already correctly zoned that way, usually commercial takes about what,

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,

03:27:04.440 --> 03:27:06.880
 you see commercial pop up a lot quicker than a house.

03:27:07.720 --> 03:27:11.280
 So a commercial development from start to finish will, um,

03:27:11.280 --> 03:27:15.680
 go through the process much more quickly because their investment is all made at

03:27:15.680 --> 03:27:19.080
 one time and they are committed and it's open and operating.

03:27:19.080 --> 03:27:22.960
 So it's pretty safe to say that with the developments is happening south on 428

03:27:22.960 --> 03:27:27.160
 already next to the natatorium. And then, you know, other projects like this,

03:27:27.160 --> 03:27:31.840
 that that commercial corner there at 428 and 288 is probably get built out here

03:27:31.840 --> 03:27:35.520
 quickly. Cause there's, there's quite a bit of, of, um,

03:27:35.560 --> 03:27:39.960
 rooftops coming into that area that will support that. And so, yes,

03:27:39.960 --> 03:27:40.800
 I agree with that.

03:27:40.800 --> 03:27:45.880
 The other question I had was because I think the last time we had visited the

03:27:45.880 --> 03:27:50.520
 last time we looked at this project, there had been a discussion about phases in

03:27:50.520 --> 03:27:54.840
 building. And so how would this project be built in a phase model?

03:27:54.840 --> 03:27:58.400
 Would it be built a phase model would be done in one fatal swoop, um,

03:27:58.400 --> 03:28:00.720
 with the news split zoning that's kind of coming in.

03:28:00.760 --> 03:28:05.760
 I would anticipate that it would be phased based on going from south to north

03:28:05.760 --> 03:28:09.720
 to, um, respond to the market.

03:28:09.720 --> 03:28:12.480
 But also the, the, um,

03:28:12.480 --> 03:28:17.520
 home builders that are already in conversations with the property owner are

03:28:17.520 --> 03:28:21.040
 probably looking more at the Southern lots. They're closer to everything.

03:28:21.040 --> 03:28:23.760
 They're going to, uh, home builders will, will,

03:28:23.760 --> 03:28:25.720
 will take down lots and phases as well.

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

03:28:29.400 --> 03:28:33.240
 dense to less dense in a regular. Okay. Understood. Uh,

03:28:33.240 --> 03:28:38.280
 and then I had one more question on the past presentation that you given us back

03:28:38.280 --> 03:28:43.120
 in January. How many, how many units were proposed in that project?

03:28:43.120 --> 03:28:45.720
 Acreage, acreage is obviously the same.

03:28:45.720 --> 03:28:49.600
 I want to say it was three 68. Is that correct? Jason, it was,

03:28:49.600 --> 03:28:52.440
 well it was a straight in our four zoning, which allowed up to three 68.

03:28:52.440 --> 03:28:56.400
 The previous concept plan, I believe only showed about three 40 something,

03:28:56.480 --> 03:28:59.680
 but the straight zoning would allow up to three 68 back then.

03:28:59.680 --> 03:29:03.080
 So we're down to three Oh six proposed now. Gotcha. Thank you.

03:29:03.080 --> 03:29:04.760
 I have no more questions.

03:29:04.760 --> 03:29:09.440
 Commissioner back. Uh, thanks Amy. Um,

03:29:09.440 --> 03:29:12.480
 answered one of my questions on the last one,

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?

03:29:16.280 --> 03:29:19.960
 So that makes sense. Let me ask you this.

03:29:19.960 --> 03:29:25.760
 My sense of the job and housing market is, is that it's,

03:29:25.800 --> 03:29:27.280
 it's not that strong right now.

03:29:27.280 --> 03:29:31.040
 I know we've got some of the lowest unemployment rates, but job wise,

03:29:31.040 --> 03:29:33.640
 a lot of these jobs are being filled by people that are currently here.

03:29:33.640 --> 03:29:38.720
 The future, can you give me some evidence that the job and

03:29:38.720 --> 03:29:42.800
 housing market is really going to be expanding fast enough where we need to

03:29:42.800 --> 03:29:46.240
 develop this project now or as soon as possible?

03:29:46.240 --> 03:29:50.840
 Have you got something out there in the ether that, uh, uh,

03:29:50.840 --> 03:29:53.520
 really demands that.

03:29:54.040 --> 03:29:58.440
 Sure. So I would, I, I, I'm going to answer this anecdotally.

03:29:58.440 --> 03:30:02.480
 I'd be more than happy to back it up with some research later. But, um,

03:30:02.480 --> 03:30:04.080
 what I see in terms of the,

03:30:04.080 --> 03:30:08.880
 of the housing market is that it's slowing for homes that are in the

03:30:08.880 --> 03:30:13.320
 600 to $700,000 range, but it's still pretty strong for the

03:30:13.320 --> 03:30:18.320
 $300,000 range. And, and from a,

03:30:18.320 --> 03:30:20.320
 just from a market standpoint,

03:30:20.320 --> 03:30:24.920
 I would say if you want to capture the tax base now and capture the residents

03:30:24.920 --> 03:30:29.680
 now have people buy homes in Denton and pay taxes in Denton and have jobs in

03:30:29.680 --> 03:30:33.600
 Denton that you would respond sooner rather than later to that.

03:30:33.600 --> 03:30:38.480
 Um, because there, there may be a slowdown coming at some point, but, um,

03:30:38.480 --> 03:30:42.640
 right now what we see in terms of interest from home builders is,

03:30:42.640 --> 03:30:44.280
 is they're ready to move forward.

03:30:44.280 --> 03:30:49.560
 And so we would like to be able to, to respond to that need today.

03:30:50.920 --> 03:30:51.760
 Thank you.

03:30:51.760 --> 03:30:54.480
 I don't see any other questions at this time.

03:30:54.480 --> 03:30:57.160
 This is a public hearing.

03:30:57.160 --> 03:31:01.760
 So we'll go forward with the cards that individuals have have completed and,

03:31:01.760 --> 03:31:06.080
 um, listen to individuals. Um, as a,

03:31:06.080 --> 03:31:07.520
 a courtesy to this,

03:31:07.520 --> 03:31:10.800
 the number of individuals that have requested to speak last for three minute

03:31:10.800 --> 03:31:14.120
 timeframe for, uh, for points to be made.

03:31:14.120 --> 03:31:18.000
 But we'll start with Buddy Ford Dobson.

03:31:19.400 --> 03:31:22.520
 See here. We want to come back.

03:31:22.520 --> 03:31:29.640
 Just coming back. Great.

03:31:29.640 --> 03:31:36.520
 And I, Caitlin Ashley, you want to, yeah. And Brenda,

03:31:36.520 --> 03:31:38.800
 okay.

03:31:38.800 --> 03:31:45.400
 Hello members of planning and zoning commission.

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

03:31:49.640 --> 03:31:52.600
 I support the agave ranch development project.

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

03:31:57.160 --> 03:32:01.520
 this project since 1894. That's 124 years.

03:32:01.520 --> 03:32:05.800
 My immediate family has owned the property adjoining the proposed development

03:32:05.800 --> 03:32:09.840
 for 50 years and has made their home there for the last 40 years.

03:32:09.840 --> 03:32:11.800
 My parents still live there.

03:32:11.800 --> 03:32:17.880
 They also share one half ownership of a two acre pond with the proposed

03:32:17.880 --> 03:32:22.360
 development. Although many will be impacted in some way by this development,

03:32:22.360 --> 03:32:25.800
 our property is possibly one of the most impacted.

03:32:25.800 --> 03:32:30.240
 This development is literally in our backyard and will forever change one of the

03:32:30.240 --> 03:32:33.320
 most beautiful aspects of our home and property,

03:32:33.320 --> 03:32:38.000
 which is the view across our pond to the West where the sun sets.

03:32:38.000 --> 03:32:42.560
 So with all that said, why am I here in support of this project?

03:32:42.560 --> 03:32:46.760
 Over the years, many developers have proposed developing this property.

03:32:47.240 --> 03:32:51.000
 Our family has attended meetings about those proposed projects.

03:32:51.000 --> 03:32:56.200
 And this project is by far better than any of the previous options as far as

03:32:56.200 --> 03:32:58.680
 density of homes, no duplexes,

03:32:58.680 --> 03:33:01.840
 no apartments and the quality of homes being built.

03:33:01.840 --> 03:33:05.760
 Agave ranch is not a huge corporation based in another state.

03:33:05.760 --> 03:33:07.960
 They're a Texas based LLC.

03:33:07.960 --> 03:33:09.840
 The home, um,

03:33:09.840 --> 03:33:12.400
 the home builders that they're proposing for this project,

03:33:12.400 --> 03:33:15.760
 Kaye Hubnanian and Highland Homes are high end.

03:33:16.360 --> 03:33:21.360
 Well with home builders with good reputations for building nice homes.

03:33:21.360 --> 03:33:27.680
 Agave ranch has worked hard to keep the neighbors informed and has wanted public

03:33:27.680 --> 03:33:32.200
 input. They have worked with our family about our biggest concern,

03:33:32.200 --> 03:33:37.160
 maintaining the integrity of our natural shared pond.

03:33:37.160 --> 03:33:43.520
 No other developer has ever even talked with us about what,

03:33:43.800 --> 03:33:46.280
 what would we hope to happen with that pond?

03:33:46.280 --> 03:33:49.560
 Denton is one of the fastest growing counties in the country.

03:33:49.560 --> 03:33:53.600
 That growth and reality and housing development has now reached North Denton.

03:33:53.600 --> 03:33:59.080
 Look at the huge multi-story housing complex being built at 428 in Poinsettia

03:33:59.080 --> 03:34:02.560
 and the high density develop approved across 428.

03:34:02.560 --> 03:34:06.400
 That type of development I would be adamantly opposed to,

03:34:06.400 --> 03:34:11.240
 but this is not what the Agave ranch is proposing. As you've seen,

03:34:11.760 --> 03:34:16.240
 the major concern expressed over and over at numerous meetings with the Agave

03:34:16.240 --> 03:34:21.840
 ranch is the traffic impact on 428. That is a very, very real concern.

03:34:21.840 --> 03:34:25.600
 Until TextDOT by TextDOT standards, the need is there.

03:34:25.600 --> 03:34:30.320
 Nothing will be done and these developers can't change that. Sadly,

03:34:30.320 --> 03:34:34.200
 this is how TextDOT works. Agave ranch does not have any control,

03:34:34.200 --> 03:34:38.680
 but their development could possibly help speed up the project and improvements

03:34:38.680 --> 03:34:43.400
 to 428. I visited another Agave ranch development near here,

03:34:43.400 --> 03:34:44.840
 and it's a beautiful neighborhood.

03:34:44.840 --> 03:34:49.480
 What they are proposing is a lower density well-planned community with no

03:34:49.480 --> 03:34:53.720
 multi-family, multi-story housing.

03:34:53.720 --> 03:34:57.160
 They've sought input from those most closely affected.

03:34:57.160 --> 03:34:59.400
 Ideally things would never change,

03:34:59.400 --> 03:35:03.040
 but that's no longer the reality when you live on the outskirts of a very

03:35:03.040 --> 03:35:04.440
 rapidly growing city.

03:35:04.440 --> 03:35:08.400
 This was not an easy decision for anyone in our family.

03:35:08.840 --> 03:35:13.560
 After much thought discussion and taking into consideration the previous

03:35:13.560 --> 03:35:15.040
 proposed options,

03:35:15.040 --> 03:35:19.560
 I, along with my family, support this project moving forward.

03:35:19.560 --> 03:35:21.080
 Thank you.

03:35:21.080 --> 03:35:22.760
 Thank you very much.

03:35:22.760 --> 03:35:29.720
 Next card I have is for Susan Smith. After that will be Bridget Marshall.

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

03:35:42.200 --> 03:35:47.040
 proposed development. In looking at this current request for zoning,

03:35:47.040 --> 03:35:50.080
 I think it's necessary not just to look at this,

03:35:50.080 --> 03:35:54.480
 but at everything else that's going on in the immediate area that are posing

03:35:54.480 --> 03:35:57.480
 challenges to our traffic and congestion.

03:35:57.480 --> 03:36:02.520
 Things are happening so fast right now that it is hard to keep track of

03:36:02.520 --> 03:36:06.960
 everything. Number one, there's a high density apartment housing,

03:36:06.960 --> 03:36:12.400
 still to come retail center and multiple homes immediately south of the loop.

03:36:12.400 --> 03:36:16.920
 All of these will be feeding and using 428 in the loop.

03:36:16.920 --> 03:36:22.400
 Across the street from the proposed Agave Ranch project is the already approved

03:36:22.400 --> 03:36:29.160
 Stark Farms with 390 homes have been approved and the anticipation that they

03:36:29.160 --> 03:36:34.800
 will be asking to annex an additional 635 acres in the immediate vicinity.

03:36:34.800 --> 03:36:37.440
 Some more houses will be going there.

03:36:37.440 --> 03:36:39.720
 There's the number three,

03:36:39.720 --> 03:36:44.680
 there's the large recent Beaver Creek development west of 428 that uses Long

03:36:44.680 --> 03:36:48.160
 and 428 to go south. Number four,

03:36:48.160 --> 03:36:53.600
 92 acres owned by the DISD that's getting a lot of interest from developers

03:36:53.600 --> 03:36:57.680
 and will likely have houses on it at some point in the near future.

03:36:58.520 --> 03:37:01.720
 Number five, you have the Notorium Stadium and schools,

03:37:01.720 --> 03:37:05.160
 which all use 428 and Long to get in and out.

03:37:05.160 --> 03:37:08.560
 And don't forget the football games on Friday.

03:37:08.560 --> 03:37:10.680
 Number six,

03:37:10.680 --> 03:37:14.760
 you have several neighbors in the immediate area that are interested in

03:37:14.760 --> 03:37:19.200
 developing their large acreage and others that are looking at possibilities of

03:37:19.200 --> 03:37:22.480
 selling their property off for future development.

03:37:22.480 --> 03:37:26.280
 So all of this is happening right now as we speak,

03:37:26.280 --> 03:37:30.920
 and these are all in addition to the Agave proposal of NR3.

03:37:30.920 --> 03:37:34.880
 They are staggering it from NR2 to NR4,

03:37:34.880 --> 03:37:38.760
 but their plan calls for 306 houses making it NR3.

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

03:37:44.320 --> 03:37:49.920
 scenario recreated on 428. 428 is at the edge of Denton.

03:37:49.920 --> 03:37:55.320
 It's a gateway corridor into rural and outdoor recreational areas and has a

03:37:55.320 --> 03:38:00.520
 larger concentration of ESAs than anywhere else in Denton County.

03:38:00.520 --> 03:38:05.680
 We need to be very careful about the urbanization from Denton spreading into

03:38:05.680 --> 03:38:10.120
 and destroying that character that is described in our 2030 plan.

03:38:10.120 --> 03:38:12.560
 Once approved, you can never get it back.

03:38:12.560 --> 03:38:17.400
 So I hope you'll be extremely careful concerning the Agave Ranch plan.

03:38:17.400 --> 03:38:22.400
 I do like the north end of it, the NR2, the best.

03:38:22.400 --> 03:38:24.840
 And I wish all of it were like that.

03:38:25.960 --> 03:38:30.120
 Just because you approved NR4 across the street does not mean

03:38:30.120 --> 03:38:34.600
 that every other piece of vacant land should be approved to the same density.

03:38:34.600 --> 03:38:37.040
 We need to have diversity in our housing.

03:38:37.040 --> 03:38:41.440
 So in conclusion, I hope you'll consider this very carefully

03:38:41.440 --> 03:38:44.760
 and not set us up for failure from the very beginning

03:38:44.760 --> 03:38:48.040
 as you plan everything that's coming into this area.

03:38:48.040 --> 03:38:51.360
 I think you need to look very carefully at the densities and the traffic.

03:38:51.360 --> 03:38:54.840
 Thank you. Thank you.

03:38:54.840 --> 03:38:59.560
 Bridget Marshall with Sharon Kramer next.

03:38:59.560 --> 03:39:11.360
 Hi, I'm Bridget Marshall.

03:39:11.360 --> 03:39:14.760
 I live at 3539 Pine Trail, Denton, Texas.

03:39:14.760 --> 03:39:17.400
 Thank you for your time.

03:39:17.400 --> 03:39:22.440
 My family and I have enjoyed living off Hartley Field Road for 22 years.

03:39:22.920 --> 03:39:27.160
 And the reason we bought our place is because of the ruralness of this area.

03:39:27.160 --> 03:39:30.240
 I realize growth is inevitable,

03:39:30.240 --> 03:39:33.960
 but I wish to see a well thought out development plan for the rural area

03:39:33.960 --> 03:39:38.080
 of Denton north of Loop 288 that is in keeping with the character

03:39:38.080 --> 03:39:40.000
 and the beauty of the area.

03:39:40.000 --> 03:39:44.800
 I've always considered FM 428 a gateway into horse and cattle country,

03:39:44.800 --> 03:39:47.440
 into a beautiful part of Denton County.

03:39:47.440 --> 03:39:50.880
 Even the Denton Chamber of Commerce through its Denton Convention

03:39:50.880 --> 03:39:53.560
 and Visitors Bureau recognizes this asset

03:39:53.560 --> 03:39:57.040
 and has promoted its horse country tours for many years.

03:39:57.040 --> 03:40:01.280
 FM 428 is the only road linking the city of Denton

03:40:01.280 --> 03:40:04.760
 directly to horse country in Denton County and also the Greenbelt.

03:40:04.760 --> 03:40:10.040
 The proposed Agave Ranch development for the Diamond Tea Arena property

03:40:10.040 --> 03:40:14.520
 with 306 houses does not suit the character of this area

03:40:14.520 --> 03:40:18.400
 and does not meet the criteria laid out by the Denton Plan 2030

03:40:18.400 --> 03:40:22.880
 in the land use plan. It would be a huge detriment to have development

03:40:22.880 --> 03:40:27.040
 not in keeping with the character of this rural area in the Denton Plan 2030.

03:40:27.040 --> 03:40:31.520
 Houses on acreage or large estate lots would be much more suitable,

03:40:31.520 --> 03:40:35.200
 not a 306 house housing development.

03:40:35.200 --> 03:40:39.360
 The traffic from 306 houses in addition to the approximately

03:40:39.360 --> 03:40:43.440
 1200 houses in the already approved Beaver Creek development on Stewart Road

03:40:43.440 --> 03:40:48.120
 and the Stark Farm development on Long Road would exacerbate the heavy traffic

03:40:48.120 --> 03:40:53.800
 we currently experience and would create even more unsafe travel conditions.

03:40:53.800 --> 03:40:57.480
 At peak hours and during class changes at the ATC,

03:40:57.480 --> 03:41:01.280
 it is nearly impossible to safely access FM 428.

03:41:01.280 --> 03:41:04.920
 There's also the traffic from the Natatorium, Gonzales School

03:41:04.920 --> 03:41:07.840
 and at times CH Collins Stadium to contend with.

03:41:07.840 --> 03:41:12.240
 Please ensure that suitable infrastructure is in place

03:41:12.240 --> 03:41:16.680
 before allowing any further development along FM 428.

03:41:17.360 --> 03:41:21.240
 Once houses and businesses are built, there is no going back.

03:41:21.240 --> 03:41:25.840
 I respectfully ask that you do not approve the proposed Agave Ranch

03:41:25.840 --> 03:41:29.880
 development for these reasons and to adhere to the recommendations

03:41:29.880 --> 03:41:33.960
 laid out by Denton Plan 2030 in the land use plan.

03:41:33.960 --> 03:41:36.320
 Thank you very much for your time.

03:41:36.320 --> 03:41:38.200
 Thank you very much.

03:41:38.200 --> 03:41:42.520
 Sharon Kramer with Susan Fulton next.

03:41:44.520 --> 03:41:47.640
 Well, once again, I came with a prepared statement,

03:41:47.640 --> 03:41:51.800
 listen to what was happening and like 40 years of the classroom teaches you,

03:41:51.800 --> 03:41:54.400
 you adjust and address as necessary.

03:41:54.400 --> 03:41:58.320
 40 years in the classroom, but a lifelong Denton resident.

03:41:58.320 --> 03:42:02.480
 And I have lived in my home at 3574 Pine Trail.

03:42:02.480 --> 03:42:04.480
 I'm Bridget's most immediate neighbor.

03:42:04.480 --> 03:42:06.360
 I've lived there 40 years.

03:42:06.360 --> 03:42:08.360
 So I know the area well.

03:42:08.360 --> 03:42:10.960
 First, though, I want to thank all of you in the commission.

03:42:10.960 --> 03:42:13.760
 You serve and give up your time freely.

03:42:13.760 --> 03:42:14.840
 You take a lot of heat.

03:42:14.840 --> 03:42:16.880
 You take a lot of flack, I'm sure.

03:42:16.880 --> 03:42:18.920
 Sometimes you get some praise.

03:42:18.920 --> 03:42:21.920
 I appreciate what you do for my hometown.

03:42:21.920 --> 03:42:24.040
 And I appreciate the watchdogs that you are.

03:42:24.040 --> 03:42:27.560
 My points are this.

03:42:27.560 --> 03:42:30.120
 Back in January, Commissioner Beck said

03:42:30.120 --> 03:42:34.000
 we have the other side of 428 developing.

03:42:34.000 --> 03:42:36.560
 Things are already being built.

03:42:36.560 --> 03:42:38.040
 Let's build that out.

03:42:38.040 --> 03:42:40.120
 Let's see what happens with Sherman Drive.

03:42:40.760 --> 03:42:44.000
 That will give us time to see what we want for this other side.

03:42:44.000 --> 03:42:47.000
 I think those words are still true and I think they're wise.

03:42:47.000 --> 03:42:51.360
 Yes, Agave Ranch has listened

03:42:51.360 --> 03:42:56.480
 and they have learned quite wisely from us that environmental issues,

03:42:56.480 --> 03:43:01.160
 cultural issues and appropriateness to the character of the area

03:43:01.160 --> 03:43:03.680
 are of prime importance.

03:43:03.680 --> 03:43:08.200
 I would add at this point that I don't think Sherman Drive

03:43:08.200 --> 03:43:11.600
 428 makes a sufficient barrier

03:43:11.600 --> 03:43:16.880
 that I mean, it is a sufficient barrier that the Agave Ranch

03:43:16.880 --> 03:43:21.200
 development with NR3 and NR4 has any connection to.

03:43:21.200 --> 03:43:26.000
 Once Sherman Drive is six lanes, no one is going to see those two sides connected.

03:43:26.000 --> 03:43:32.880
 However, NR3s and NR4s don't connect to the surrounding area.

03:43:32.880 --> 03:43:37.840
 Everyone has yet to say that gray area is the ETJ.

03:43:38.480 --> 03:43:43.000
 The remaining 600, 800 acres are pasture and ranch land.

03:43:43.000 --> 03:43:45.400
 And my neighbor Bridget is right.

03:43:45.400 --> 03:43:48.800
 Once you build on that pasture and ranch land,

03:43:48.800 --> 03:43:51.560
 you lose knowledge of the history.

03:43:51.560 --> 03:43:54.880
 You lose connection to what it was.

03:43:54.880 --> 03:44:02.120
 In brief, good development is necessary.

03:44:02.840 --> 03:44:09.280
 Development is inevitable, but is this the best plan at the best time?

03:44:09.280 --> 03:44:12.720
 In the best place.

03:44:12.720 --> 03:44:16.880
 If it were all in our two with the parks and the ponds and the tanks,

03:44:16.880 --> 03:44:20.640
 I might be standing up here saying.

03:44:20.640 --> 03:44:22.760
 We should bite.

03:44:22.760 --> 03:44:25.920
 But it isn't and we shouldn't. Thank you.

03:44:25.920 --> 03:44:29.800
 Thank you, Susan Fulton.

03:44:33.360 --> 03:44:35.840
 OK, good evening.

03:44:35.840 --> 03:44:37.360
 I'll get straight to your name.

03:44:37.360 --> 03:44:39.840
 Oh, Suzanne, 729 Greenwood.

03:44:39.840 --> 03:44:42.440
 I'll get straight to the point.

03:44:42.440 --> 03:44:47.240
 I'm not in favor of rezoning the property located at 6900 East Sherman Drive,

03:44:47.240 --> 03:44:51.160
 more commonly known as the Diamond T Ranch or now the Guavi Ranch project.

03:44:51.160 --> 03:44:55.800
 I would like to see it remain as the current zoning of residential rule or RD5.

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.

03:45:00.800 --> 03:45:03.040
 My name, as I stated, is Suzanne Fulton.

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.

03:45:08.000 --> 03:45:10.360
 I'll answer that question.

03:45:10.360 --> 03:45:14.240
 Yes, Fulton Street is where the current denton high is located.

03:45:14.240 --> 03:45:19.720
 A school I graduated 30 years ago this May was named for my great grandfather.

03:45:19.720 --> 03:45:22.360
 He donated the land for that street and Ponder Streets.

03:45:22.360 --> 03:45:25.200
 We live in Denton and we have established businesses

03:45:25.200 --> 03:45:27.920
 that have contributed to the community of Denton for over 50 years.

03:45:28.240 --> 03:45:32.200
 My mother served on the city council and my father, much like yourselves,

03:45:32.200 --> 03:45:34.720
 donated his time by serving on committees

03:45:34.720 --> 03:45:37.840
 that contributed to the future development and infrastructure of Denton.

03:45:37.840 --> 03:45:42.280
 Now, the 2030 plan agrees and spells out the reasons

03:45:42.280 --> 03:45:44.960
 that I'm not in favor of such a dramatic change to the area.

03:45:44.960 --> 03:45:47.600
 As defined in the 2030 plan for the city,

03:45:47.600 --> 03:45:52.360
 this area needs to remain the RR zoning to ensure that farming, forest,

03:45:52.360 --> 03:45:56.640
 environmental and scenic areas are protected from incompatible development.

03:45:57.480 --> 03:46:00.760
 This area is very close to the green belt and it's an environmental

03:46:00.760 --> 03:46:03.520
 and with the developments that are approved near the natatorium

03:46:03.520 --> 03:46:07.680
 and the ones that are currently under construction on the other side of loop 288.

03:46:07.680 --> 03:46:11.680
 The impact of the environment this area will be tested if not destroyed.

03:46:11.680 --> 03:46:16.480
 Another reason I'm asking for that the zoning to remain the RR designation

03:46:16.480 --> 03:46:19.880
 is that the development that is proposed is very similar,

03:46:19.880 --> 03:46:23.360
 if not the same, to developments that are in current construction all over town

03:46:23.360 --> 03:46:25.720
 or ones waiting to break ground.

03:46:25.720 --> 03:46:27.680
 Why does didn't just want to be more of the same?

03:46:27.680 --> 03:46:31.000
 Is it just to develop for development sake?

03:46:31.000 --> 03:46:36.080
 As a lifelong resident of the community, a contributor to the city of Denton,

03:46:36.080 --> 03:46:38.880
 I want to ask that you protect the uniqueness of Denton.

03:46:38.880 --> 03:46:42.080
 Let us not look like just another city in North Texas.

03:46:42.080 --> 03:46:46.000
 The rooftops, as far as you can see, as you travel down 35 east and west,

03:46:46.000 --> 03:46:48.280
 three eighty three seventy seven and four twenty eight.

03:46:48.280 --> 03:46:52.520
 Let us look to develop and keep Denton to look like Denton.

03:46:53.320 --> 03:46:55.960
 Even when this area is developed or other areas in the city,

03:46:55.960 --> 03:46:58.280
 why can that not be held to a higher standard?

03:46:58.280 --> 03:47:02.000
 When we see more developments that are unique on the south side of Denton,

03:47:02.000 --> 03:47:04.800
 as you come into Denton on Highway three seventy seven,

03:47:04.800 --> 03:47:08.120
 there's an area called the Hills of Argyle, not a didn't development,

03:47:08.120 --> 03:47:10.840
 but unique with the same with large open spaces.

03:47:10.840 --> 03:47:14.560
 You even see similar developments like this out on three eighty called Lake View.

03:47:14.560 --> 03:47:17.880
 Even the project manager for the Aguabi Ranch development

03:47:17.880 --> 03:47:21.200
 stated that he could make more money with larger lots and homes.

03:47:21.320 --> 03:47:26.360
 But a study called for this type of housing, again, why can Denton not be unique?

03:47:26.360 --> 03:47:30.280
 I think Denton has a need for this type of development, not more of the same.

03:47:30.280 --> 03:47:34.640
 I ask, where do the higher ups of the Peterbilt Corporation live in Denton

03:47:34.640 --> 03:47:38.920
 or in the large lot neighborhoods you find nestled in Flower Mound?

03:47:38.920 --> 03:47:42.720
 Where do the administration of UNT live, even the football coach?

03:47:42.720 --> 03:47:45.160
 Where do they live, shop and dine?

03:47:45.160 --> 03:47:47.800
 I've heard how the 2030 plan is out of date due to the growth.

03:47:47.800 --> 03:47:50.560
 Is this because we have allowed growth to get out of control

03:47:50.800 --> 03:47:54.000
 by building just more of the same to ensure that the next developer

03:47:54.000 --> 03:47:56.840
 from out of town or out of state makes the next fortune?

03:47:56.840 --> 03:48:00.960
 Please consider the future of Denton, the future of Denton's green space

03:48:00.960 --> 03:48:05.080
 and its current residents and vote no to the drastic change that's being proposed.

03:48:05.080 --> 03:48:08.480
 Thank you. So we have a question for you, Mr. Beck.

03:48:08.480 --> 03:48:09.920
 Thank you, Chair.

03:48:09.920 --> 03:48:11.880
 Thank you, Miss Holden, for your presentation.

03:48:11.880 --> 03:48:14.120
 That's very informative.

03:48:14.120 --> 03:48:15.240
 Let me ask you this.

03:48:15.240 --> 03:48:18.920
 I I've been here since the early 70s and I'm familiar with that area.

03:48:20.240 --> 03:48:23.440
 Unless you get real deep down Sherman Drive, I'm not real familiar

03:48:23.440 --> 03:48:26.440
 with a lot of farming, but I know it's popular with horse ranching.

03:48:26.440 --> 03:48:31.040
 To what extent is ranching and horsing,

03:48:31.040 --> 03:48:36.760
 of course, training and everything still popular and thriving in that area?

03:48:36.760 --> 03:48:38.000
 Can you elaborate?

03:48:38.000 --> 03:48:41.360
 There are three large development, three large horse ranches

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,

03:48:45.760 --> 03:48:47.360
 but it's just right above that.

03:48:47.360 --> 03:48:50.160
 And when I was looking at the proposed pond, my question was,

03:48:50.160 --> 03:48:52.320
 the proposed ponds, where were they drained?

03:48:52.320 --> 03:48:54.680
 The flooding in that area is awful.

03:48:54.680 --> 03:48:57.480
 Once you go down for 28 and you cross over the creek,

03:48:57.480 --> 03:49:00.800
 it's you think you were at Ray Roberts.

03:49:00.800 --> 03:49:04.360
 So my question is, when they put those ponds in, where's that drainage going?

03:49:04.360 --> 03:49:10.360
 OK, OK, so horse horse ranching is big right there.

03:49:10.360 --> 03:49:11.360
 It's just right to the north.

03:49:11.360 --> 03:49:12.360
 It's on the other side.

03:49:12.360 --> 03:49:15.240
 There's a development where you see the rooster.

03:49:15.240 --> 03:49:18.240
 There's horse property right in there and boarding and you see

03:49:18.240 --> 03:49:20.360
 riding out there all the time, it hadn't died out.

03:49:20.360 --> 03:49:21.440
 No, it hadn't died down at all.

03:49:21.440 --> 03:49:23.840
 OK, great. Thank you.

03:49:23.840 --> 03:49:24.760
 Thank you.

03:49:24.760 --> 03:49:29.040
 Next, we have Susie Autry, followed by David Grant.

03:49:29.040 --> 03:49:32.800
 And if you could just state your name and address for the record.

03:49:32.800 --> 03:49:37.320
 I'm Susie Dobson Autry, part of the Dobson family

03:49:37.320 --> 03:49:41.280
 represented here by three generations, and we're all in support of this project.

03:49:41.280 --> 03:49:46.040
 As my sister mentioned earlier and painted a great picture

03:49:46.040 --> 03:49:49.920
 of where my family's property is, the south end of this project,

03:49:49.920 --> 03:49:53.840
 we feel like the location makes it one of the few properties

03:49:53.840 --> 03:49:56.160
 most directly affected by the proposed changes.

03:49:56.160 --> 03:50:00.160
 Because of this, ideally, it would be nice to have it remain rural.

03:50:00.160 --> 03:50:02.600
 However, we must look at it realistically.

03:50:02.600 --> 03:50:05.880
 Progress and growth are evident all over Denton,

03:50:05.880 --> 03:50:09.880
 with some of the more recent along Sherman Drive just south of Luke 288.

03:50:09.880 --> 03:50:13.200
 The new construction of multi and single family dwellings,

03:50:13.200 --> 03:50:18.280
 along with all four corners of that area, zoned for multi mixed use.

03:50:18.280 --> 03:50:22.400
 It's inevitable that growth will continue north along FM 428.

03:50:22.400 --> 03:50:26.040
 North of Luke 288 already includes the waterpark,

03:50:26.040 --> 03:50:30.680
 mandatory, skate park, football stadium and two DISD teaching facilities.

03:50:30.680 --> 03:50:34.080
 That alone contradicts the rural feel of the area,

03:50:34.080 --> 03:50:37.000
 which is one of the main reasons given for those in opposition.

03:50:37.000 --> 03:50:41.320
 Ten years ago, the city annexed the proposed property into the city limits

03:50:41.320 --> 03:50:45.280
 and more recently approved a rezoning request nearby to NR 6,

03:50:45.280 --> 03:50:48.400
 which shows the city believes that growth in that direction is imminent.

03:50:48.400 --> 03:50:53.040
 For that reason, it is important to support a quality development.

03:50:53.040 --> 03:50:57.680
 I believe that Gavi Ranch developers will provide that quality.

03:50:57.680 --> 03:51:01.160
 They have held numerous opportunities for neighborhood outreach and input.

03:51:01.160 --> 03:51:06.280
 With this input, they have revised their original plan and zoning request.

03:51:06.280 --> 03:51:10.880
 The new cluster plan follows the idea for staged growth

03:51:11.160 --> 03:51:14.400
 that the city recommends, which includes more density to the south

03:51:14.400 --> 03:51:18.800
 and lower density to the north, which blends into the rural properties there.

03:51:18.800 --> 03:51:24.160
 In addition, Agave offered an overlay condition of having only single family

03:51:24.160 --> 03:51:28.840
 detached dwellings in the plan, which eliminates the option for duplexes and townhomes.

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.

03:51:34.240 --> 03:51:40.840
 Rezoning the Agave property to NR 4, 3 and 2 is realistic for that area.

03:51:41.440 --> 03:51:44.600
 Agave's conceptual plan includes a large amount of green space

03:51:44.600 --> 03:51:48.640
 and neighborhood amenities, including walking paths and a nicely landscaped

03:51:48.640 --> 03:51:50.920
 and extensive buffer along 428.

03:51:50.920 --> 03:51:53.760
 The home builders secured are quality builders.

03:51:53.760 --> 03:51:57.880
 It would be an HOA community, which would help guarantee a well-maintained

03:51:57.880 --> 03:52:00.920
 neighborhood and landscaped area along 428.

03:52:00.920 --> 03:52:08.120
 Most opposition expressed for this development is due to issues associated with 428,

03:52:08.120 --> 03:52:11.800
 which is realistically only addressed by TxDOT.

03:52:11.800 --> 03:52:16.280
 It has been explained many times that roadway and infrastructure does not pave the way

03:52:16.280 --> 03:52:20.240
 for development, but with the development, those improvements will come.

03:52:20.240 --> 03:52:26.360
 It is possible that the Agave development could provide the incentive for TxDOT to take notice

03:52:26.360 --> 03:52:30.800
 of the issues with 428 and expedite its much-needed improvement.

03:52:30.800 --> 03:52:34.480
 In closing, our family supports the rezoning request by Agave,

03:52:34.480 --> 03:52:36.680
 and we hope that you'll consider that as well.

03:52:36.680 --> 03:52:37.640
 Thank you.

03:52:37.840 --> 03:52:38.640
 >> Thank you very much.

03:52:38.640 --> 03:52:44.920
 Next is David Grant, and then followed by Ann Woodbridge.

03:52:44.920 --> 03:52:48.280
 I know you just state your name and address for the record.

03:52:48.280 --> 03:52:53.200
 >> Hi. I'm David Grant, 3420 Elm Bottom Circle.

03:52:53.200 --> 03:52:59.520
 I'm also representing my company, which is Gods Land LLC,

03:52:59.520 --> 03:53:08.440
 which is approximately 22 acres directly to the south of the property there.

03:53:08.440 --> 03:53:14.120
 It actually is off of Hartley Field, actually touching the Agave Ranch properties.

03:53:14.120 --> 03:53:19.080
 I am strongly in favor of the proposal.

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.

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.

03:53:35.480 --> 03:53:41.160
 I love seeing the-- just the dynamic culture that's developed in our city.

03:53:41.160 --> 03:53:43.560
 And I don't see this as contradictory.

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.

03:53:52.080 --> 03:54:01.880
 I think that in reality, quality developments, good growth is inevitable, and change is inevitable.

03:54:01.880 --> 03:54:08.440
 And I believe that what they're doing is a high quality.

03:54:08.440 --> 03:54:15.100
 I do think that if it was an apartment complex, I wouldn't recommend it.

03:54:15.100 --> 03:54:19.480
 I think this creates an excellent buffer to the country north of that.

03:54:19.480 --> 03:54:25.520
 I drive past a-- past that property four to six times a day.

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.

03:54:37.760 --> 03:54:42.000
 The tech stock will take this as an incentive to move things forward.

03:54:42.000 --> 03:54:49.400
 So in summary, I am strongly advocating the acceptance of this proposal.

03:54:50.360 --> 03:54:51.040
 >> Thank you very much.

03:54:51.040 --> 03:54:56.300
 Ann Woodbridge, followed by Ned Woodbridge.

03:54:56.300 --> 03:54:59.200
 If you just state your name and address for the record.

03:54:59.200 --> 03:55:07.280
 >> Hello, my name is Ann Woodbridge, and I live at 3596 Hartley Field Road.

03:55:07.280 --> 03:55:14.080
 Although we're not a Butters, our house does overlook the proposed Agave Ranch development.

03:55:15.200 --> 03:55:20.720
 I want to share my significant concerns about the proposed development in regard to traffic safety,

03:55:20.720 --> 03:55:24.280
 another subject that Butters brought up tonight.

03:55:24.280 --> 03:55:31.360
 As FM 428 approaches the 288 loop from the north where the development is proposed,

03:55:31.360 --> 03:55:37.320
 this section of road is already rated level of service F by text dot,

03:55:37.320 --> 03:55:40.120
 the worst possible rating for congestion.

03:55:40.120 --> 03:55:44.560
 FM 428 may look like a two-lane country road.

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,

03:55:51.720 --> 03:55:57.640
 swim families using the water park, bands and football fans from the stadium,

03:55:57.640 --> 03:56:04.200
 trucks hauling heavy farm equipment, livestock trailers full of cattle and horses, and residents.

03:56:04.200 --> 03:56:08.200
 It's also a popular cycling route, so there are lots and lots

03:56:08.200 --> 03:56:11.800
 of bike riders using the road because there's no bike lane.

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

03:56:21.360 --> 03:56:27.480
 on the FM 428 and onto the 280-- and the Hartley Field Road.

03:56:27.480 --> 03:56:32.080
 The improvements at the 288 loop will do nothing to address this problem

03:56:32.080 --> 03:56:34.120
 because the crest of the hill is blind.

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

03:56:39.400 --> 03:56:42.000
 on the road as evidence of a recent accident.

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

03:56:53.680 --> 03:56:58.160
 to the 400 homes already approved for Stark Farms plus the potential use

03:56:58.160 --> 03:57:02.880
 by the 400 new homes along Stewart Road, this adds up to a traffic load

03:57:02.880 --> 03:57:07.520
 of an additional 9000 trips per day on an already F-rated road.

03:57:09.120 --> 03:57:15.860
 The current infrastructure is already dangerously overloaded and to add an additional 317 homes will

03:57:15.860 --> 03:57:18.660
 be a threat to the public safety of all who use this road.

03:57:18.660 --> 03:57:23.800
 Additionally, I'm really puzzled this project was recommended for approval

03:57:23.800 --> 03:57:27.040
 since it's clearly inconsistent with the 2030 plan.

03:57:27.040 --> 03:57:33.140
 I urge you not to support the zoning change that would allow the Agave Ranch proposal.

03:57:33.140 --> 03:57:33.800
 Thank you.

03:57:33.800 --> 03:57:35.420
 >> Thank you.

03:57:35.420 --> 03:57:36.760
 We actually have a question.

03:57:36.760 --> 03:57:38.160
 Commissioner Smith.

03:57:38.400 --> 03:57:39.340
 >> Thank you, Chair.

03:57:39.340 --> 03:57:40.180
 Ma'am, it's not actually for you.

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.

03:57:43.240 --> 03:57:44.920
 Julie, if I could ask you a quick question.

03:57:44.920 --> 03:57:48.160
 >> Yes, sir.

03:57:48.160 --> 03:57:52.240
 >> Ms. Woodridge has brought up the traffic and I remember asking you in work session,

03:57:52.240 --> 03:57:54.300
 if you could recap that again here.

03:57:54.300 --> 03:57:59.060
 With the realignment of Hartley Field going through the property and intersecting at 428,

03:57:59.060 --> 03:58:03.460
 there would be some sort of traffic mitigation at 428 in Hartley Field.

03:58:03.460 --> 03:58:08.460
 There would be a stoplight, some sort of roundabout, something like that,

03:58:08.460 --> 03:58:10.360
 that the neighborhood people would have access to.

03:58:10.360 --> 03:58:15.820
 So they wouldn't be having to turn across blindly off 428 or some degree, correct?

03:58:15.820 --> 03:58:21.040
 >> The discussions we've had with engineering is there would be something at that intersection

03:58:21.040 --> 03:58:27.800
 to ensure safe connection between Hartley Field and FM 428.

03:58:27.800 --> 03:58:29.200
 I don't know what that would be.

03:58:29.200 --> 03:58:32.340
 >> Yeah. And then the check and balance in that is that we would see --

03:58:32.340 --> 03:58:36.480
 we as a commission and then the city council would see that at site planning.

03:58:36.480 --> 03:58:40.580
 So this development wouldn't be built without us seeing it at site planning, correct?

03:58:40.580 --> 03:58:44.040
 >> Well, if it was approved, there would not be a site plan associated with --

03:58:44.040 --> 03:58:44.860
 there would be a plat.

03:58:44.860 --> 03:58:47.580
 So that would be reviewed potentially as part

03:58:47.580 --> 03:58:50.420
 of the civil engineering plans associated with the final plat.

03:58:50.420 --> 03:58:55.000
 So there would be potentially additional answers at that final plat stage,

03:58:55.000 --> 03:58:58.320
 but it wouldn't be shown on a site plan, per se.

03:58:58.320 --> 03:59:00.560
 >> Final plat, I should have said that correctly myself.

03:59:00.560 --> 03:59:01.620
 So, okay, thank you.

03:59:01.620 --> 03:59:01.960
 >> Sure.

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.

03:59:08.640 --> 03:59:09.940
 >> Good evening.

03:59:09.940 --> 03:59:17.440
 I'm Ned Woodbridge and I live at 3596 Hartley Field Road, Denton.

03:59:17.440 --> 03:59:24.940
 I recommend voting against the Agave Ranch project and offer the following reasons.

03:59:24.940 --> 03:59:30.220
 I first would like to point out that the proposed plans are inconsistent

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.

03:59:35.920 --> 03:59:42.500
 Simply said, the existing zoning is rural 5 and 5X.

03:59:42.500 --> 03:59:46.480
 So NR4, NR3, NR2 are not in compliance.

03:59:46.480 --> 03:59:52.520
 Nonetheless, the city staff has recommended voting for the proposal because one,

03:59:52.520 --> 03:59:56.720
 there is NR4 zone property adjacent to the south.

03:59:57.100 --> 04:00:00.880
 And secondly, the development is-- they argued development is needed here

04:00:00.880 --> 04:00:04.840
 to accommodate the growth-- may be needed to accommodate the growth of the town.

04:00:04.840 --> 04:00:08.080
 I disagree with this rationale.

04:00:08.080 --> 04:00:15.200
 The first is that the fact that the adjacency of the NR4 zoning to the south,

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

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.

04:00:27.080 --> 04:00:29.480
 I'm not sure who would be developing that land.

04:00:29.480 --> 04:00:33.820
 Secondly, development is simply not needed here

04:00:33.820 --> 04:00:37.900
 to accommodate the plan growth in the 2030 plan horizon.

04:00:37.900 --> 04:00:43.700
 There's plenty of open, undeveloped land with NR4 zoning already provided in the flum.

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,

04:00:51.340 --> 04:00:59.640
 which incorporated much thought as to where future growth should be and designated major currently

04:00:59.640 --> 04:01:03.740
 undeveloped areas for NR4 development and provided

04:01:03.740 --> 04:01:06.260
 that development should be in those identified areas.

04:01:06.260 --> 04:01:11.400
 For example, the proposed development of the Hunter and Cole Ranch properties are expected

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.

04:01:19.200 --> 04:01:23.280
 Additionally, the proposed plan, my view is inconsistent

04:01:23.280 --> 04:01:31.040
 with the preferred growth concept described in the plan, especially with respect

04:01:31.040 --> 04:01:33.800
 to the outer fringe and ETJ areas.

04:01:33.800 --> 04:01:38.600
 The plan calls for prioritizing infill in the center area of the city

04:01:38.600 --> 04:01:42.980
 which still has room for growth, just consider Bonnie Bray or drive along Shady Grove.

04:01:42.980 --> 04:01:48.740
 The page-- last thing I want to add, page 48 of the 2030 plan says

04:01:48.740 --> 04:01:56.700
 and I quote, "As much of the edge of Denton is characterized as rural land

04:01:56.700 --> 04:02:02.020
 that possesses a character of Denton's past and natural environment that is cherished.

04:02:02.020 --> 04:02:06.880
 Conservation development is recommended as the primary means

04:02:06.880 --> 04:02:10.680
 of managing the interface of the edge," close quotes.

04:02:10.680 --> 04:02:16.140
 Clearly, this proposal is not conservation development as described in the plan

04:02:16.140 --> 04:02:19.000
 and not consistent with this and other similar statements

04:02:19.000 --> 04:02:21.940
 and therefore violates the Denton 2030 plan.

04:02:21.940 --> 04:02:27.800
 Let me conclude if I may by saying that good planning is critical

04:02:27.800 --> 04:02:29.620
 for the attractiveness of the community.

04:02:29.620 --> 04:02:35.480
 We have all seen development occurring around the DFW area and see some areas

04:02:35.480 --> 04:02:39.620
 that have been developed very badly, helter skelter development and congested roads,

04:02:39.620 --> 04:02:44.020
 while others have done well and are very attractive communities.

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

04:02:50.500 --> 04:02:53.460
 and the citizenry to guide zoning and growth.

04:02:53.460 --> 04:02:58.220
 There is good reason for the mandate that in the city's review of zoning deviations,

04:02:58.220 --> 04:03:02.320
 the proposals be measured and evaluated against the 2030 plan.

04:03:02.320 --> 04:03:08.380
 And I guess lastly, I just want to add that the property owners bought the land

04:03:08.380 --> 04:03:11.780
 with the property zone NR5 and so there's no undue burden

04:03:11.780 --> 04:03:13.840
 on them to maintain the current zoning.

04:03:14.760 --> 04:03:15.100
 Thank you.

04:03:15.100 --> 04:03:16.080
 >> Thank you.

04:03:16.080 --> 04:03:20.640
 Next is Richard Wells and then we're going to come back to the Dobson family.

04:03:20.640 --> 04:03:29.580
 >> My name is Richard Wells, 3830 Warshoen Road.

04:03:29.580 --> 04:03:32.020
 Thank you, commissioners, for what you do.

04:03:32.020 --> 04:03:34.600
 I invite you to ask these questions.

04:03:34.600 --> 04:03:40.460
 It-- in your heads and in your hearts, does it fit with plan-- Denton plan 2030?

04:03:40.460 --> 04:03:44.700
 So we get interpretations from different people so you're going to have to decide that.

04:03:45.560 --> 04:03:50.460
 Also, is moving from 18 units in RD5 to 317 units too much?

04:03:50.460 --> 04:03:51.740
 You need to ask that question.

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--

04:03:57.180 --> 04:04:01.180
 I'm not sure how much of that is developed, 50 or 60 homes.

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

04:04:07.920 --> 04:04:09.340
 but I can't get any dates on that.

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

04:04:15.640 --> 04:04:18.500
 that we are seeing and all these berms and things like that?

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,

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,

04:04:32.140 --> 04:04:33.940
 how are you going to tie in all those things out there?

04:04:34.680 --> 04:04:39.600
 Ask your city staff and others for some real dates, when would this be done?

04:04:39.600 --> 04:04:45.900
 If you build homes and there are people move in to these homes in five years

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

04:04:49.220 --> 04:04:51.480
 for 15 years, that does not help the problem.

04:04:51.480 --> 04:04:57.100
 There's a horse training facility out on Washington Road.

04:04:57.100 --> 04:04:58.880
 There's a horse training out there.

04:04:58.880 --> 04:05:00.620
 There are several horse training facilities.

04:05:00.620 --> 04:05:01.480
 That question came up.

04:05:01.960 --> 04:05:05.420
 Also, the question came up and you can get more from your city staff

04:05:05.420 --> 04:05:12.400
 because they attend the NCTOG government things on the North Central Texas Council of Governments

04:05:12.400 --> 04:05:15.700
 on the proposed outer loop, proposed outer loop.

04:05:15.700 --> 04:05:18.200
 I will say the Collin County is already getting land.

04:05:18.200 --> 04:05:20.180
 They are using eminent domain.

04:05:20.180 --> 04:05:26.720
 So, this is going to happen maybe 20 years before it happens here, 15 years.

04:05:26.720 --> 04:05:28.620
 It will tie in at Shepherd Road.

04:05:28.620 --> 04:05:29.580
 That's the proposed.

04:05:30.080 --> 04:05:33.320
 That's about another two miles past Washington.

04:05:33.320 --> 04:05:35.780
 So, the traffic is going to increase greatly there.

04:05:35.780 --> 04:05:43.160
 The argument that I hear all the time, which probably is good for us and perhaps

04:05:43.160 --> 04:05:47.640
 in the United States is that you have to build houses before their infrastructure comes.

04:05:47.640 --> 04:05:50.860
 I just was visiting my family in the Netherlands and I talked

04:05:50.860 --> 04:05:54.480
 to a city safety planner in Amherst Fort.

04:05:55.080 --> 04:06:00.740
 They're building Amherst Fort, a large area out there.

04:06:00.740 --> 04:06:02.520
 And I said, how does this work here?

04:06:02.520 --> 04:06:07.260
 And he said, we build the roads, the city builds roads.

04:06:07.260 --> 04:06:13.280
 The city and the developer work together to build roads, turn lanes, stop lights,

04:06:13.280 --> 04:06:14.960
 all the access in and out.

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.

04:06:19.260 --> 04:06:21.960
 So, it's a little specious argument to say you've got

04:06:21.960 --> 04:06:23.980
 to build houses before you can build the roads.

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.

04:06:29.840 --> 04:06:30.200
 Thank you.

04:06:30.200 --> 04:06:31.460
 >> Thank you.

04:06:31.460 --> 04:06:32.460
 [ Bell Ringing ]

04:06:32.460 --> 04:06:33.820
 >> Commissioner Smith.

04:06:33.820 --> 04:06:38.600
 >> It's actually once again for Julie.

04:06:38.600 --> 04:06:39.340
 Thank you very much, sir.

04:06:39.340 --> 04:06:39.860
 I appreciate you.

04:06:39.860 --> 04:06:43.460
 I just couldn't get to my speaker.

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,

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?

04:06:57.140 --> 04:07:00.100
 Is that going-- is it going to remain the same because it kind of--

04:07:00.100 --> 04:07:04.760
 Harley Field Road kind of bends up kind of like to straight and it goes north

04:07:04.760 --> 04:07:07.360
 and it comes back east again, so it goes east, northeast.

04:07:07.360 --> 04:07:11.780
 So, what's going-- is it just going to be two parallel roads there?

04:07:11.780 --> 04:07:13.700
 What's going to happen with that?

04:07:13.700 --> 04:07:17.200
 >> The plans that I've seen, the maps that I've seen would--

04:07:17.200 --> 04:07:21.660
 Harley Field would be straightened out and then that bend would remain.

04:07:21.660 --> 04:07:23.600
 It would remain as maybe a collector.

04:07:23.600 --> 04:07:25.540
 It wouldn't be as part of that arterial.

04:07:25.540 --> 04:07:30.700
 But that arterial path would go straight, whereas Harley Field now turns to the south.

04:07:30.700 --> 04:07:33.400
 >> Yeah, and then it turns back-- then it turns west towards 420.

04:07:33.400 --> 04:07:36.100
 So there technically would be two roads then at that point.

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.

04:07:42.680 --> 04:07:43.480
 >> Understood.

04:07:43.860 --> 04:07:47.200
 Just wondering for, you know, gentleman address, just expansion.

04:07:47.200 --> 04:07:48.260
 I've driven down Harley Field Road.

04:07:48.260 --> 04:07:50.300
 It's a piece of crap to put it bluntly.

04:07:50.300 --> 04:07:55.160
 So, putting it-- putting it to where it'd be straight through, OK, got it.

04:07:55.160 --> 04:07:55.460
 Thank you.

04:07:55.460 --> 04:07:55.800
 >> Sure.

04:07:55.800 --> 04:08:01.020
 >> Next we have, you can pick if you want Caitlin or Buddy to come first.

04:08:01.020 --> 04:08:11.180
 >> Hello. My name is Caitlin Ashley.

04:08:11.300 --> 04:08:15.380
 My address is 3601 Meadow Trail Lane here on the north side of town.

04:08:15.380 --> 04:08:16.700
 I just bought a house over here.

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,

04:08:21.400 --> 04:08:23.980
 I grew up on the south side of town where all the amenities are.

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

04:08:27.320 --> 04:08:28.280
 and amenities are.

04:08:28.280 --> 04:08:31.940
 That's just kind of the way growth has gone in Denton.

04:08:31.940 --> 04:08:34.000
 So, I'm an attorney here in town.

04:08:34.000 --> 04:08:35.260
 I work on Elm Street.

04:08:35.260 --> 04:08:40.560
 I also quite frequently travel down 428 to get to our secondary office in Aubrey.

04:08:40.880 --> 04:08:44.940
 I also travel down 428 and Hartley Field Road to visit my grandparents

04:08:44.940 --> 04:08:47.560
 at their property on Woodland Hills.

04:08:47.560 --> 04:08:52.660
 Like my mom said, we enjoy many sunsets over their pond which makes

04:08:52.660 --> 04:08:55.320
 up the southeast border of the Agave Ranch development.

04:08:55.320 --> 04:08:59.240
 I will admit when my grandparents showed approval of this plan,

04:08:59.240 --> 04:09:01.600
 I was skeptical and I was confused.

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

04:09:07.980 --> 04:09:11.960
 of life experience has provided to my grandparents and they have bestowed upon us.

04:09:11.960 --> 04:09:19.320
 That wisdom is best summarized in the realistic statement that growth is inevitable.

04:09:19.320 --> 04:09:23.960
 It's going to happen and opportunity to shape and plan for the quality development

04:09:23.960 --> 04:09:28.960
 that we believe Agave is providing is why we support this development strongly

04:09:28.960 --> 04:09:31.420
 and why we have not supported other developers in the past.

04:09:31.420 --> 04:09:35.580
 My grandparents would like to see a quality development

04:09:35.580 --> 04:09:42.960
 like Agave has approved-- like Agave is proposing approved in their lifetime because they want

04:09:42.960 --> 04:09:45.020
 to protect our interest in their property and they think

04:09:45.020 --> 04:09:47.200
 that this is a great development to border their pond.

04:09:47.200 --> 04:09:48.140
 So, thank you.

04:09:48.140 --> 04:09:50.080
 >> Thank you very much.

04:09:50.080 --> 04:09:54.240
 Mr. Jobson, are you wishing to speak?

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

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.

04:10:22.240 --> 04:10:30.160
 It includes Woodland Hills addition and includes this 92 acres, includes my five

04:10:30.160 --> 04:10:34.960
 and six tenths acres and several other small properties.

04:10:35.600 --> 04:10:42.100
 It was split up into these small acreages if people weren't willing to go along

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.

04:10:52.320 --> 04:10:56.940
 I don't know how many people here traveled Highway 10

04:10:56.940 --> 04:11:02.360
 which is what Sherman Drive was when I was little.

04:11:02.360 --> 04:11:05.060
 >> Thank you.

04:11:05.440 --> 04:11:06.120
 >> Thank you for being here.

04:11:06.120 --> 04:11:08.080
 This is a public hearing.

04:11:08.080 --> 04:11:09.640
 Anyone wishing to speak may certainly do so.

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

04:11:15.020 --> 04:11:20.220
 to voice opposition but not requesting to speak and so the following cards are all

04:11:20.220 --> 04:11:28.720
 in opposition, Elizabeth Faring, Vicki McGovern, Walter McGovern,

04:11:29.820 --> 04:11:41.460
 Janet Tracesta at Deer-Ron Road and Kelly Grisafi at 2882 Trails End Road.

04:11:41.460 --> 04:11:44.760
 I apologize if I messed up some of those names.

04:11:44.760 --> 04:11:46.780
 This is again a public hearing.

04:11:46.780 --> 04:11:49.360
 Anyone wishing to speak may certainly do so.

04:11:58.920 --> 04:12:00.760
 I'll give you the state your name and address for the record.

04:12:00.760 --> 04:12:03.360
 >> My name is Ronald L. Carter.

04:12:03.360 --> 04:12:06.400
 I live on 4105 Hartleaf Field Road.

04:12:06.400 --> 04:12:13.200
 My family's had property on Hartleaf Field Road in 428 for over 40 years.

04:12:13.200 --> 04:12:16.120
 The subject property we owned for over 30 years.

04:12:16.120 --> 04:12:16.960
 We built the arena.

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.

04:12:22.180 --> 04:12:27.080
 And just for a little bit of historical, one, Commissioner Smith, did you state

04:12:27.080 --> 04:12:30.980
 that Hartleaf Field Road other than the very beginning of Hartleaf Field Road along

04:12:30.980 --> 04:12:35.400
 with the Circle T that Ms. Evans has is not the city limits of Denton.

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,

04:12:42.900 --> 04:12:49.100
 when we were all involuntarily annexed that Mr. Dobson and myself and there's only five

04:12:49.100 --> 04:12:53.040
 that live along Hartleaf Field Road that are actually residents of the city of Denton.

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.

04:12:59.840 --> 04:13:05.420
 I have been impressed with the Agave Ranch, the changes that they have made

04:13:05.420 --> 04:13:08.080
 and the change is coming, the change is inevitable.

04:13:08.080 --> 04:13:14.420
 When we first were involuntarily annexed, we had asked the city if we were going

04:13:14.420 --> 04:13:17.300
 to get any amenities, if we were going to get any services.

04:13:17.300 --> 04:13:21.140
 Well, since then, we've never received anything.

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

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.

04:13:32.280 --> 04:13:35.520
 Well, the rooftops do have to come to get a lot of infrastructure.

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

04:13:41.640 --> 04:13:45.780
 of this property, we adjoin the majority of the eastern side of this property

04:13:45.780 --> 04:13:49.440
 and we do support this and I would ask that you support this.

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

04:13:55.020 --> 04:13:57.880
 to see the multifamily of the apartments that are on the other side,

04:13:57.880 --> 04:13:59.640
 that are on the south side of 288.

04:13:59.640 --> 04:14:02.140
 So we would encourage you to support this.

04:14:02.140 --> 04:14:05.480
 Anyway, so we're very impressed with what they've done, so we thank you.

04:14:05.480 --> 04:14:07.080
 >> Thank you very much.

04:14:07.080 --> 04:14:16.540
 >> If you could just state your name and address for the record.

04:14:16.540 --> 04:14:19.340
 >> My name is Joshua Smith.

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.

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,

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

04:14:41.200 --> 04:14:47.540
 to have that many houses, it would be nice to have a break, essentially.

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

04:14:56.840 --> 04:15:02.140
 that basically two per acre would afford, I would be for that.

04:15:02.140 --> 04:15:08.300
 I oppose this because based on what's been, you know,

04:15:08.300 --> 04:15:14.720
 with the higher density coupled with all of that, I don't see it, you know,

04:15:15.080 --> 04:15:19.160
 I don't see the reasoning behind that, so thank you.

04:15:19.160 --> 04:15:20.820
 >> Thank you very much.

04:15:20.820 --> 04:15:23.880
 Anyone else want to speak?

04:15:23.880 --> 04:15:33.040
 Seeing none, I will close the public hearing and we'll turn it to the commission

04:15:33.040 --> 04:15:35.640
 for discussion, questions, and a motion.

04:15:35.640 --> 04:15:37.360
 We do have a motion on the floor, Commissioner Smith.

04:15:38.560 --> 04:15:45.220
 >> I'd like to motion to approve and adopt with staff's recommendations.

04:15:45.220 --> 04:15:48.180
 Before I do that, I'd like to say a couple of words.

04:15:48.180 --> 04:15:56.840
 One, I said this back whenever I voted for this project in January in that, sadly,

04:15:56.840 --> 04:16:02.200
 in America, yes, the cart does lead the horse when it comes to development,

04:16:02.200 --> 04:16:05.600
 whether it's commercial development, I know I had a discussion back in January

04:16:05.600 --> 04:16:08.940
 about commercial amenities available to the residents of these, you know,

04:16:08.940 --> 04:16:13.160
 residential neighborhoods we're putting in, well, it takes a lot shorter time

04:16:13.160 --> 04:16:15.300
 for commercial to develop than residential does,

04:16:15.300 --> 04:16:18.080
 therefore they know homes are coming, they'll build it.

04:16:18.080 --> 04:16:21.480
 On top of that, I think TxDOT is very reactionary.

04:16:21.480 --> 04:16:23.820
 They have been with multiple other projects that we've seen

04:16:23.820 --> 04:16:25.680
 in this commission over the years.

04:16:25.680 --> 04:16:30.660
 They won't feel it as a hard pressure until they know that homes are coming,

04:16:30.660 --> 04:16:33.240
 so the expansion of 428 needs to happen.

04:16:33.240 --> 04:16:37.160
 I grew up here, and I drove back and forth to see an old girlfriend,

04:16:37.160 --> 04:16:42.160
 an old flame of mine in high school up around Green Circle, and so the --

04:16:42.160 --> 04:16:44.740
 I know what 428 is like, I've been up there.

04:16:44.740 --> 04:16:50.700
 So now whenever a lot of folks said, you know, this is not the right time,

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

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,

04:17:01.900 --> 04:17:05.100
 a lot of the questions were is this truly the best plan for this site,

04:17:05.100 --> 04:17:08.700
 truly the best plan for the expansion and the development of this area.

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

04:17:15.640 --> 04:17:18.260
 that they're willing to work with neighborhoods.

04:17:18.260 --> 04:17:22.420
 They're willing to change the density to be more amenable

04:17:22.420 --> 04:17:25.140
 to what the surrounding existing residents want.

04:17:25.140 --> 04:17:31.420
 They're more amenable to opening it up to, you know, local developers and builders,

04:17:31.420 --> 04:17:32.700
 building the NR2 section.

04:17:32.700 --> 04:17:38.560
 I mean, heck, the LLC, the Agave Ranch LLC is a Roanoke company

04:17:38.560 --> 04:17:41.020
 if you check the state comptroller's website.

04:17:41.020 --> 04:17:46.380
 So it is something that does seem like it's good for Denton,

04:17:46.380 --> 04:17:49.580
 what it seems like it fits within our community.

04:17:49.580 --> 04:17:57.600
 And then going back to the tech stop thing for a second, 2499's expansion

04:17:57.860 --> 04:18:03.620
 in Highland Village really mirrors a lot of what's happening in the future with 428.

04:18:03.620 --> 04:18:08.580
 The 2499 expansion through Flower Mound, Highland Village, and then what just got done

04:18:08.580 --> 04:18:12.320
 up through Corinth and into Denton mirrors this.

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.

04:18:22.760 --> 04:18:28.320
 A lot of the homes that were along 2499 were built in 2004 and 2005

04:18:28.320 --> 04:18:30.100
 for what I can find on the map.

04:18:30.100 --> 04:18:36.740
 So this is another-- a good local example of, you know, four years, five years prior,

04:18:36.740 --> 04:18:42.260
 these projects along this 2499 projected area was being proposed.

04:18:42.260 --> 04:18:45.260
 They were in a zoning meeting probably in Highland Village somewhere.

04:18:45.260 --> 04:18:50.520
 Them getting passed the big move forward prompted the need for the bonds to be passed

04:18:50.520 --> 04:18:53.800
 for 2499 to be expanded, not saying this would be a bond project.

04:18:53.800 --> 04:18:59.220
 This is a tech stop project with 428, but this definitely shows an instance

04:18:59.220 --> 04:19:04.180
 where the residential coming of homes predicates the development

04:19:04.180 --> 04:19:07.820
 of highway that's going to be needed as the expansion occurs.

04:19:07.820 --> 04:19:12.400
 So after my long, long soapbox speech, I will make a motion to approve.

04:19:12.400 --> 04:19:17.040
 >> And just for clarity, Commissioner Smith, are you moving to approve

04:19:17.040 --> 04:19:18.660
 with the conditions stated by staff?

04:19:18.660 --> 04:19:20.180
 >> Yeah, so that's the very beginning, Chair.

04:19:20.180 --> 04:19:20.540
 Yes, sir.

04:19:20.540 --> 04:19:22.620
 >> Great. We have a first.

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.

04:19:26.900 --> 04:19:32.620
 Seeing no second, the motion fails.

04:19:32.620 --> 04:19:33.740
 Commissioner Cole.

04:19:33.740 --> 04:19:38.580
 >> Thank you, Chair.

04:19:38.580 --> 04:19:45.740
 You know, and Jane, I really appreciate the applicant making these changes,

04:19:46.760 --> 04:19:50.900
 but this is still the same pig you tried to sell me in January

04:19:50.900 --> 04:19:56.760
 with lipstick and a tutu, 15 acres of NR2, it's a joke.

04:19:56.760 --> 04:20:00.820
 You don't put this kind of density next to rural areas.

04:20:00.820 --> 04:20:03.320
 I've been on the losing end of that fight.

04:20:03.320 --> 04:20:10.060
 The neighborhood I live in in Ranch-E-States, we're now surrounded by warehouses.

04:20:10.060 --> 04:20:12.900
 I'll never see real darkness again.

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.

04:20:20.980 --> 04:20:23.340
 And it's density.

04:20:23.340 --> 04:20:28.020
 I mean, it was a slick presentation.

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.

04:20:33.620 --> 04:20:43.300
 And traffic issues, when staff put the map up that showed all the yellow dots

04:20:43.380 --> 04:20:48.860
 of growth points, I look at that, and I see, man,

04:20:48.860 --> 04:20:52.240
 we're on our way, well on our way, sprinting towards sprawl.

04:20:52.240 --> 04:20:54.480
 That's what we're doing.

04:20:54.480 --> 04:20:56.020
 This is happening so fast.

04:20:56.020 --> 04:20:58.300
 We're experiencing hyper growth right now.

04:20:58.300 --> 04:21:04.300
 Four or maybe five municipalities have had that experience.

04:21:04.300 --> 04:21:09.360
 And we're going to, I don't want to wake up in 12 years.

04:21:09.360 --> 04:21:11.800
 I mean, I was born here.

04:21:11.800 --> 04:21:12.760
 I've lived all my life here.

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.

04:21:19.500 --> 04:21:24.380
 We don't have to have cement asphalt on every damn square inch of ground here.

04:21:24.380 --> 04:21:25.360
 We don't.

04:21:25.360 --> 04:21:27.020
 There's no law that says we have to.

04:21:27.020 --> 04:21:32.620
 I mean, these people, they have barns.

04:21:32.620 --> 04:21:33.380
 They have horses.

04:21:33.380 --> 04:21:35.020
 They have other livestock.

04:21:35.020 --> 04:21:40.100
 You can't just go and stick a whole lot of civilization there.

04:21:40.100 --> 04:21:42.780
 Yeah, I hear words, yeah, growth is inevitable.

04:21:42.780 --> 04:21:45.460
 We're, it's going to happen anyway.

04:21:45.460 --> 04:21:50.520
 Oh, we, okay, but we just don't have to sprint recklessly towards it.

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,

04:21:59.780 --> 04:22:02.700
 I've heard tonight over and over, once it's gone, it's gone.

04:22:02.700 --> 04:22:09.140
 I can't tell you how many spring days I've spent fishing the bass

04:22:09.140 --> 04:22:10.260
 spawn in Clear Creek.

04:22:10.260 --> 04:22:24.380
 One of the prettiest drives there is in this town is from Hartlefield Road to Aubrey.

04:22:24.380 --> 04:22:36.060
 And this would be a beautiful development somewhere else at some other time.

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

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

04:22:55.900 --> 04:22:59.660
 know how it feels and I don't want to see that happen again.

04:22:59.660 --> 04:23:04.700
 You know, we don't, like I said, this will be the third time.

04:23:04.700 --> 04:23:07.020
 We don't have to sprint toward it.

04:23:09.140 --> 04:23:12.620
 Let's walk deliberately and thoughtfully towards it.

04:23:12.620 --> 04:23:15.260
 All right.

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,

04:23:21.060 --> 04:23:27.300
 but when I do, it tends to have some weight.

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

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.

04:23:44.900 --> 04:23:46.020
 Thank you.

04:23:46.020 --> 04:23:48.820
 Chris, you're back.

04:23:48.820 --> 04:23:50.500
 Thank you, Chair.

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

04:23:58.740 --> 04:24:00.460
 that just overwhelm me some of the time.

04:24:00.460 --> 04:24:07.980
 Everybody's well-informed and I agree on both sides that this is a good project.

04:24:07.980 --> 04:24:11.100
 This, this fits this area.

04:24:11.100 --> 04:24:18.660
 People are concerned and how it's going to affect their neighborhood.

04:24:18.660 --> 04:24:21.660
 And that's a legitimate concern.

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

04:24:33.940 --> 04:24:37.100
 tech study and I've been here since the early seventies, as I mentioned.

04:24:37.100 --> 04:24:41.780
 And I've seen, we waited for the loop to widen.

04:24:41.780 --> 04:24:43.340
 It took years to do that.

04:24:43.340 --> 04:24:47.940
 380, once 380 did widen, then it really did take off.

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

04:24:53.780 --> 04:24:57.540
 get something worse, that couldn't be further from the truth.

04:24:57.540 --> 04:25:02.100
 If we're making it difficult for this fine development to not go through, you know,

04:25:02.100 --> 04:25:04.380
 we're going to expect something every bit as good.

04:25:04.380 --> 04:25:07.220
 Now, yes, I love this development.

04:25:07.220 --> 04:25:11.420
 I thank the people who designed it, that put their hearts and souls into it.

04:25:11.420 --> 04:25:18.820
 And it meets a lot of my requirements for single family developments.

04:25:18.820 --> 04:25:21.740
 But there's other places that could go.

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

04:25:27.740 --> 04:25:30.780
 growing and there's areas in North Denton where it could go.

04:25:30.780 --> 04:25:36.180
 The intersections of Locust and the Loop, the intersections of Bonnebray and the Loop

04:25:36.180 --> 04:25:39.860
 are great, but there's also infill areas, too, that we haven't taken care of.

04:25:39.860 --> 04:25:46.300
 There's 80 acres over off of Mankenburg, between Mankenburg and Loop 288 and Paisley

04:25:46.300 --> 04:25:51.380
 and I think Newton Road, you know, that something like this would fit real nicely.

04:25:51.660 --> 04:25:53.580
 So there's other areas that this can go.

04:25:53.580 --> 04:26:04.780
 Now, ultimately, if I saw TxDOT getting their project off paper and into action, you

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

04:26:09.380 --> 04:26:14.340
 this, comes along, and with nearly over 300 houses across the street and the other

04:26:14.340 --> 04:26:20.940
 developments on the southwest and southeast corner of Sherman Road and Loop 288.

04:26:21.900 --> 04:26:24.180
 This road is not going to be able to handle that.

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.

04:26:30.020 --> 04:26:35.460
 We can go a little bit slower and then when the time's right, this development

04:26:35.460 --> 04:26:40.100
 will be right then, but not yet, not now, not this place.

04:26:40.100 --> 04:26:41.820
 So I'll be voting no for it.

04:26:41.820 --> 04:26:43.020
 Thank you.

04:26:43.020 --> 04:26:46.860
 Thank you, Commissioner Bracken.

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.

04:26:51.300 --> 04:26:52.740
 I just want to make, make sure.

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

04:26:55.300 --> 04:26:59.580
 motion up first, so not, but I wasn't going to make a motion.

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

04:27:03.660 --> 04:27:04.940
 certainly make a motion at any time.

04:27:04.940 --> 04:27:05.380
 Okay.

04:27:05.380 --> 04:27:12.340
 Well, I, I, I moved to deny this agenda item Z 18.

04:27:12.340 --> 04:27:14.020
 Okay.

04:27:14.020 --> 04:27:14.540
 Okay.

04:27:14.540 --> 04:27:19.820
 With, with the first for denial, we have that on the floor.

04:27:19.820 --> 04:27:21.500
 Do you want to get a second commissioner Cole?

04:27:21.500 --> 04:27:22.260
 Second.

04:27:22.260 --> 04:27:27.260
 So we have a first and a second for denying or recommended denial on this

04:27:27.260 --> 04:27:29.460
 item and continue discussion.

04:27:29.460 --> 04:27:30.660
 Commissioner Ellis.

04:27:30.660 --> 04:27:32.580
 Thank you, chair.

04:27:32.580 --> 04:27:38.100
 Yeah, I am struggling with the intensity of zoning on this side of 428.

04:27:38.100 --> 04:27:44.780
 Many people spoke and are impressed with Agave Ranch and with good reason, it

04:27:44.780 --> 04:27:48.300
 looks like a great concept, but the issue is, is it's a concept.

04:27:48.340 --> 04:27:50.300
 We're not voting on Agave Ranch here.

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

04:27:55.860 --> 04:28:01.060
 something at this time that I can support on that side of 428.

04:28:01.060 --> 04:28:04.940
 I'm just not so sure we want that kind of density there right now.

04:28:04.940 --> 04:28:08.820
 Again, your, your willingness to talk to the community, I think should be

04:28:08.820 --> 04:28:12.380
 commended and again, it does look like a great concept.

04:28:13.420 --> 04:28:18.540
 I just, I'm concerned about the feasibility of the project going forward.

04:28:18.540 --> 04:28:21.860
 It was stated that it'll take quite some time to develop.

04:28:21.860 --> 04:28:23.460
 Anything could happen.

04:28:23.460 --> 04:28:27.380
 Then the zoning changes in place and there is no Agave Ranch.

04:28:27.380 --> 04:28:29.060
 It is not tied together.

04:28:29.060 --> 04:28:31.860
 So, um, I will vote to deny.

04:28:31.860 --> 04:28:35.060
 Christopher Netta.

04:28:35.060 --> 04:28:41.220
 Um, yeah, so I guess when, when this came back, came up a while back, I

04:28:41.220 --> 04:28:45.100
 voted against it and, um, listening to the discussion and everything tonight,

04:28:45.100 --> 04:28:47.700
 that there was a lot of great movement, you know, and I want to thank the

04:28:47.700 --> 04:28:51.460
 developers, uh, for everything that they did, uh, listening to the community.

04:28:51.460 --> 04:28:55.620
 Um, you know, you, you adjusted your density.

04:28:55.620 --> 04:28:59.420
 Uh, I was kind of conferring with commissioner Smith and we were looking at,

04:28:59.420 --> 04:29:02.660
 you know, the number of units that were going in and, you know, you have a

04:29:02.660 --> 04:29:07.940
 request for an NR four, but really, you know, what was proposed on this was,

04:29:07.940 --> 04:29:09.260
 it was more like an NR three.

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,

04:29:12.780 --> 04:29:19.460
 maybe, um, you know, as far as, you know, what was presented, I think in

04:29:19.460 --> 04:29:22.660
 almost any other place I would vote for this, there's lots of places that I

04:29:22.660 --> 04:29:25.420
 would have loved to have seen, uh, this development go in.

04:29:25.420 --> 04:29:29.900
 I like the fact that, uh, you were, um, you know, respecting the land to a

04:29:29.900 --> 04:29:36.340
 certain degree and, uh, you know, kind of trying to preserve that, um, transition.

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

04:29:44.180 --> 04:29:50.340
 right for this, um, you know, commissioner Cole mentioned the idea of sprawl and it

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

04:29:55.780 --> 04:30:00.100
 town reaching that point where we already have sprawl, which is a bizarre

04:30:00.100 --> 04:30:04.900
 thing because we haven't even finished becoming what we are, um, but what we're

04:30:04.900 --> 04:30:08.740
 already becoming something that's degrading into something less than we

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,

04:30:15.540 --> 04:30:18.580
 I would hope that, you know, that, that the developer would kind of go back and,

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

04:30:23.620 --> 04:30:29.540
 larger NR two and kind of have that available because I think, I think there

04:30:29.540 --> 04:30:31.100
 is something coming.

04:30:31.100 --> 04:30:33.260
 There's an army of steam rollers coming.

04:30:33.540 --> 04:30:36.860
 Um, I like the fact that y'all, y'all made some accommodations.

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

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,

04:30:45.180 --> 04:30:46.380
 you know, what you guys have got.

04:30:46.380 --> 04:30:50.740
 Um, you know, hopefully for everyone involved, uh, we can see that come

04:30:50.740 --> 04:30:52.900
 forward, but, uh, that's all I have to say.

04:30:52.900 --> 04:30:53.220
 Thank you.

04:30:53.220 --> 04:30:54.260
 Thank you.

04:30:54.260 --> 04:30:54.980
 Commissioner Smith.

04:30:54.980 --> 04:30:56.500
 Thank you, chair.

04:30:56.500 --> 04:30:58.420
 Um, Ms.

04:30:58.420 --> 04:31:03.780
 Bissett, there was a, uh, uh, individual who remarked earlier that there is, um,

04:31:03.780 --> 04:31:08.020
 the NR two was possible in this project, but for some reason, um, that this

04:31:08.020 --> 04:31:13.460
 higher density was needed, um, can I ask you a quick question about, um, lowering

04:31:13.460 --> 04:31:19.020
 the possible density and if possibly the applicant will be willing to, um, lower

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

04:31:22.580 --> 04:31:25.380
 like an NR two or NR three or a blend of those.

04:31:25.620 --> 04:31:29.660
 I don't want to speak on behalf of the property owner and developer,

04:31:29.660 --> 04:31:30.540
 but they are here.

04:31:30.540 --> 04:31:32.740
 So I would invite one of them to come up and answer that

04:31:32.740 --> 04:31:33.820
 question directly for you.

04:31:33.820 --> 04:31:40.060
 John Heilman is one of the property owners.

04:31:40.060 --> 04:31:42.980
 I'm John Heilman.

04:31:42.980 --> 04:31:45.620
 I live at 300 Lamar street, Texas.

04:31:45.620 --> 04:31:46.140
 Okay.

04:31:46.140 --> 04:31:50.460
 Uh, same question would, you know, seems like a lot of the, a lot of the

04:31:50.460 --> 04:31:54.260
 residents around Hartley field road would want to, uh, a lower density,

04:31:54.260 --> 04:31:57.100
 something like that in our fours is too far of a stretch.

04:31:57.100 --> 04:32:00.420
 Would that be something that would be amenable that would still

04:32:00.420 --> 04:32:03.700
 let the project, uh, we've, we've talked about it.

04:32:03.700 --> 04:32:08.140
 And, uh, you know, to go from the NR four to NR three, it's something

04:32:08.140 --> 04:32:09.420
 that we would be willing to do.

04:32:09.420 --> 04:32:17.540
 Um, the, I'm, I'm pretty prudent in real estate, but these guys are

04:32:17.540 --> 04:32:18.940
 very prudent in real estate.

04:32:19.460 --> 04:32:24.540
 Um, they kind of, they have done all their research, both

04:32:24.540 --> 04:32:26.500
 highland homes and K Albanian homes.

04:32:26.500 --> 04:32:29.140
 They know what is going to sell here.

04:32:29.140 --> 04:32:31.620
 They know what, you know, it's going to go.

04:32:31.620 --> 04:32:37.900
 Um, they are not interested in the, in the inner two lots at all that they

04:32:37.900 --> 04:32:40.540
 say that, you know, it's just not, not something that's going to get.

04:32:40.540 --> 04:32:43.540
 So even an NR three might, might not even be attractive to the

04:32:43.540 --> 04:32:47.620
 and then there are three, they would be willing to do an NR three.

04:32:48.060 --> 04:32:51.980
 Um, you know, by us going to NR three, we're not, not really

04:32:51.980 --> 04:32:53.340
 going to knock it out a whole lot, a lot.

04:32:53.340 --> 04:32:55.860
 So I think, you know, we're okay doing that.

04:32:55.860 --> 04:32:57.780
 Um, yeah.

04:32:57.780 --> 04:32:58.620
 Thank you, sir.

04:32:58.620 --> 04:32:59.500
 Thank you.

04:32:59.500 --> 04:33:04.340
 You're good.

04:33:04.340 --> 04:33:04.900
 Christopher.

04:33:04.900 --> 04:33:05.900
 Okay.

04:33:05.900 --> 04:33:10.300
 Uh, I have, uh, a couple of things that I would kind of want to add.

04:33:10.300 --> 04:33:14.980
 Um, I have a lot of, uh, scratch notes.

04:33:14.980 --> 04:33:17.420
 Let's see if I can, uh, figure out where to start.

04:33:17.420 --> 04:33:20.860
 I think I'm, I'm, I align a lot with the commissioner Alice on this.

04:33:20.860 --> 04:33:25.820
 Uh, oftentimes we convolute both the concept plan site plan with a zoning

04:33:25.820 --> 04:33:30.140
 case, when in reality, as much as that project actually does look good.

04:33:30.140 --> 04:33:34.300
 And the individuals who are hired to present it always do a fantastic job.

04:33:34.300 --> 04:33:37.780
 Once we approve a rezoning, that's it.

04:33:37.780 --> 04:33:40.940
 Not, not to think ill will of the owner, anything else, but they can, they can,

04:33:40.940 --> 04:33:45.020
 uh, sell it and, and the new owner can come in and build an R four.

04:33:45.020 --> 04:33:50.180
 And that'd be a, a looming concern just to have, um, just the zoning

04:33:50.180 --> 04:33:53.260
 change so dramatically that anyone could come in and enter for, and

04:33:53.260 --> 04:33:54.820
 might not do the same project.

04:33:54.820 --> 04:33:57.780
 Um, I think the conditions we had established maybe.

04:33:57.780 --> 04:34:03.500
 Help mold the vision of that project, but it doesn't hold, uh, anyone to

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.

04:34:11.740 --> 04:34:15.940
 Um, the applicant stated that they're adding open spaces to the development.

04:34:15.940 --> 04:34:18.940
 I would, I would think the residents would, would argue that you're, you're

04:34:18.940 --> 04:34:22.300
 removing open spaces, uh, from the development at, at this density.

04:34:22.300 --> 04:34:27.860
 Um, I, I appreciate the willingness to go in our three.

04:34:27.860 --> 04:34:33.740
 Um, and I get the economic conditions that are around selling at a 200,000,

04:34:33.740 --> 04:34:40.380
 300, 300,000 price point or whatever that, that is, I personally, um, would

04:34:40.380 --> 04:34:43.940
 rather see half the houses, uh, not half.

04:34:43.940 --> 04:34:46.060
 Uh, so you're at three of six.

04:34:46.060 --> 04:34:47.940
 I would love to see at one 84.

04:34:47.940 --> 04:34:50.900
 That's a straight NR two and sell half a million dollar homes.

04:34:50.900 --> 04:34:53.380
 And we have way more discretionary income to spend in Denton.

04:34:53.380 --> 04:34:57.100
 And so I think the tax and economic conditions would better.

04:34:57.100 --> 04:35:01.980
 I get the, the fact that selling 184 homes at half a million dollars

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

04:35:07.540 --> 04:35:11.260
 wouldn't, wouldn't prefer seeing that kind of development, um, or even if

04:35:11.260 --> 04:35:12.420
 they're not half a million dollar homes.

04:35:12.420 --> 04:35:16.900
 Um, but I think that's just, it holds more true to the character of the

04:35:16.900 --> 04:35:18.340
 ranch, especially on the East side.

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

04:35:22.900 --> 04:35:26.700
 owners have justification to go in our four and, and the Hartley field area,

04:35:26.700 --> 04:35:30.100
 I think is, is, is kind of a, a prized possession of, of our town.

04:35:30.100 --> 04:35:33.900
 So, uh, with that, I didn't support the original motion and I would

04:35:33.900 --> 04:35:37.260
 support, uh, the motion by commissioner Beck, but it looks like commissioner

04:35:37.260 --> 04:35:39.020
 Smith, you had a four.

04:35:39.020 --> 04:35:43.260
 Yeah, I was just, you know, after hearing what you've said, and then, um,

04:35:43.260 --> 04:35:47.580
 what the developer said that, um, you know, if a denial goes through, then

04:35:47.580 --> 04:35:51.460
 it has to go to super majority to council, but, uh, possibility of allowing

04:35:51.460 --> 04:35:54.140
 the applicant to come back with a lower density plan, which is the thing that

04:35:54.140 --> 04:35:57.380
 everyone on council or everyone on the commission is a little more amenable

04:35:57.380 --> 04:36:00.660
 to, to see something like an NR two, NR three, uh, and if they make that

04:36:00.660 --> 04:36:04.300
 feasible, uh, I know I ever want to shoot a, shoot somebody down dead in

04:36:04.300 --> 04:36:06.980
 the water, but you know, if they want to give an option that makes it even

04:36:06.980 --> 04:36:10.620
 more amenable with the neighborhood, I'd like to see that, but the emotion

04:36:10.620 --> 04:36:11.420
 on the floor is deny.

04:36:11.420 --> 04:36:14.300
 So, uh, I just wanted to throw that out there, uh, before the vote.

04:36:14.300 --> 04:36:15.980
 Cause you're Smith.

04:36:15.980 --> 04:36:19.460
 Are you wanting to make a secondary motion for postponement?

04:36:19.460 --> 04:36:20.980
 Yes, I would be to date to a date.

04:36:20.980 --> 04:36:21.460
 Certain.

04:36:21.460 --> 04:36:31.220
 Do you have a date?

04:36:31.220 --> 04:36:31.620
 Certain.

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

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

04:36:41.580 --> 04:36:45.260
 guess before I started doing that, I mean, would kind of ask if the, if the

04:36:45.260 --> 04:36:49.260
 applicant would, would the applicant or anybody even be willing wanting to do

04:36:49.260 --> 04:36:53.900
 that, if not, I mean, we don't need to postpone anything to see it.

04:36:53.900 --> 04:36:59.020
 You want to give a recess for five minutes?

04:36:59.020 --> 04:37:00.620
 I think they even have a couple of minutes.

04:37:02.700 --> 04:37:07.780
 Just for the commissions, uh, been a benefit.

04:37:07.780 --> 04:37:11.300
 Uh, there's a motion to postpone to a date.

04:37:11.300 --> 04:37:13.060
 Certain if they're agreeable.

04:37:13.060 --> 04:37:15.420
 Um, I'll take a second on that motion.

04:37:15.420 --> 04:37:19.460
 If there is a second for the postponement, we'll have a vote for that.

04:37:19.460 --> 04:37:21.780
 If that passes, that will be the conclusion.

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.

04:37:25.580 --> 04:37:30.300
 So, uh, that would be the course of action that we'll take.

04:37:30.340 --> 04:37:37.820
 Commissioner Beck, if, um, I'm hesitant to vote on postponement, but say we do, and

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

04:37:44.620 --> 04:37:49.140
 much more difficult is it for them to come back with a project that has a

04:37:49.140 --> 04:37:54.540
 lower density, uh, yeah, there's a delay.

04:37:54.540 --> 04:37:57.220
 I don't remember exactly what the time, I believe it's a year.

04:37:57.700 --> 04:38:02.340
 If they get denied a PNZF, I believe it's a year, unless it's substantially

04:38:02.340 --> 04:38:04.740
 different, the application is substantially different.

04:38:04.740 --> 04:38:05.380
 That's what I thought.

04:38:05.380 --> 04:38:09.060
 So postponing, if we're giving them enough time, then they don't have to

04:38:09.060 --> 04:38:13.940
 wait that long time and gives them an opportunity to come back with something.

04:38:13.940 --> 04:38:15.420
 Okay.

04:38:15.420 --> 04:38:15.860
 Correct.

04:38:15.860 --> 04:38:16.380
 Okay.

04:38:16.380 --> 04:38:16.940
 Thank you.

04:38:27.700 --> 04:38:28.180
 Okay.

04:38:57.700 --> 04:38:58.180
 Okay.

04:39:28.540 --> 04:39:34.100
 I mean, if you could please, uh, commissioner, uh, Smith, I believe

04:39:34.100 --> 04:39:36.060
 you're asking if they're amenable to a postponement.

04:39:36.060 --> 04:39:38.900
 We are amenable to a postponement.

04:39:38.900 --> 04:39:44.300
 We'd prefer, um, the second PNZ meeting in June or something thereafter.

04:39:44.300 --> 04:39:44.740
 All right.

04:39:44.740 --> 04:39:45.580
 So something thereafter.

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.

04:39:50.060 --> 04:39:51.300
 Is that okay, Jerry?

04:39:51.300 --> 04:39:52.300
 Okay.

04:39:52.300 --> 04:39:55.540
 Then I make a motion to postpone this item till date on certain.

04:39:56.620 --> 04:39:58.020
 So we'll try to get you on it.

04:39:58.020 --> 04:40:00.860
 Kathy, can you clear the motion?

04:40:00.860 --> 04:40:02.540
 We have to re-notice.

04:40:02.540 --> 04:40:03.020
 I'm sorry.

04:40:03.020 --> 04:40:04.180
 That's, that's a good point.

04:40:04.180 --> 04:40:07.180
 It, it, that would require a different notice.

04:40:07.180 --> 04:40:11.860
 If you, uh, postpone it to a date, certain you could, uh, you keep the

04:40:11.860 --> 04:40:13.980
 public hearing open and not have to re-notice it.

04:40:13.980 --> 04:40:17.540
 Well, you can reopen it.

04:40:17.540 --> 04:40:18.020
 Okay.

04:40:18.020 --> 04:40:23.620
 If you reopen it then, uh, and postpone it to a date certain, then it

04:40:23.620 --> 04:40:25.820
 would not be necessary to re-notice.

04:40:26.860 --> 04:40:30.340
 I think we would prefer to re-notice regardless so that the neighbors

04:40:30.340 --> 04:40:33.020
 know the new plan for.

04:40:33.020 --> 04:40:35.780
 So June, June 19th is the date that's down.

04:40:35.780 --> 04:40:38.500
 So we're going to go uncertain.

04:40:38.500 --> 04:40:41.860
 So we don't reopen the public hearing and staff and then we can

04:40:41.860 --> 04:40:42.380
 determine a date.

04:40:42.380 --> 04:40:44.660
 Then I might, might make.

04:40:44.660 --> 04:40:45.900
 Yep.

04:40:45.900 --> 04:40:51.020
 So we have a first to postpone it to a date uncertain, uh, by

04:40:51.020 --> 04:40:53.260
 commissioner Smith, uh, commissioner Pernetta.

04:40:54.580 --> 04:40:58.340
 So we have a first and a second, uh, for postponement.

04:40:58.340 --> 04:41:02.420
 For the purposes of Robertson rules, that's, uh, a motion to postpone

04:41:02.420 --> 04:41:06.220
 indefinitely is, is consistent with the wording of Robertson rules.

04:41:06.220 --> 04:41:06.500
 Great.

04:41:06.500 --> 04:41:07.340
 Thank you for the clarification.

04:41:07.340 --> 04:41:09.380
 Commissioner Beck, did you have discussion on this?

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

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

04:41:17.580 --> 04:41:19.980
 time to really put something good together and it just doesn't seem like

04:41:19.980 --> 04:41:24.340
 enough time, so, um, you know, something a little, and I know you're anxious to

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,

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.

04:41:30.540 --> 04:41:32.860
 But then again, I'm not the expert on this.

04:41:32.860 --> 04:41:35.020
 So anyway, I'm glad we're going to date uncertain.

04:41:35.020 --> 04:41:38.260
 So we have a first and a second.

04:41:38.260 --> 04:41:39.420
 Oh, commissioner Cole.

04:41:39.420 --> 04:41:43.340
 Yeah, I just would hope the applicant would come forward with a more

04:41:43.340 --> 04:41:45.020
 serious proposal.

04:41:45.020 --> 04:41:52.740
 So we have a first and a second for postpone to, uh, postpone indefinitely.

04:41:55.340 --> 04:41:58.420
 Commissioner Cole, we can't banter before, maybe sidebar afterwards, if you

04:41:58.420 --> 04:41:59.220
 want to have that discussion.

04:41:59.220 --> 04:42:01.780
 Uh, so at this point, I see no more discussion.

04:42:01.780 --> 04:42:04.380
 Let's call for a vote on the board to postpone indefinitely.

04:42:04.380 --> 04:42:15.780
 The motion carries six zero at this time and allow a five minute

04:42:15.780 --> 04:42:17.100
 recess for the room to clear.

04:42:17.100 --> 04:42:18.740
 It is nine 18.

04:42:18.740 --> 04:42:20.420
 Thank you.

04:42:20.420 --> 04:42:22.500
 And whoa, thank you.

04:42:22.500 --> 04:42:24.300
 And welcome back to planning and zoning.

04:42:24.340 --> 04:42:27.820
 Uh, I'll call the meeting back to order at nine 29.

04:42:27.820 --> 04:42:29.540
 And we just have one more item left.

04:42:29.540 --> 04:42:36.300
 That's item three F Z 18 dash zero zero two six B and Haley has

04:42:36.300 --> 04:42:37.300
 been waiting for this one.

04:42:37.300 --> 04:42:46.140
 I'm sure it will be.

04:42:46.140 --> 04:42:50.420
 Razor wrench south.

04:42:50.420 --> 04:42:53.500
 Um, I'll go through this a little more quickly cause we kind of went

04:42:53.500 --> 04:42:55.900
 into a lot of background on razor during the work session.

04:42:55.900 --> 04:42:59.820
 Um, so just a reminder, this is a request for an amendment to the razor

04:42:59.820 --> 04:43:03.100
 wrench overlay district to provide standards and criteria for residential

04:43:03.100 --> 04:43:06.900
 developments within the south mixed use district of the south campus,

04:43:06.900 --> 04:43:08.140
 which is outlined here on the map.

04:43:08.140 --> 04:43:12.860
 Um, again, razor has two primary, um, subdivisions within it, the

04:43:12.860 --> 04:43:15.820
 marketplace north of three 80 and the south campus on the south side of the

04:43:15.820 --> 04:43:20.300
 highway within the south campus, it's further subdivided into three districts.

04:43:20.300 --> 04:43:23.860
 So the RR one and RR two districts are the ones you've seen the most

04:43:23.860 --> 04:43:25.060
 development within so far.

04:43:25.060 --> 04:43:27.460
 The standards for those were adopted several years ago.

04:43:27.460 --> 04:43:30.260
 Um, and they're just proceeding along under those standards coming to you

04:43:30.260 --> 04:43:32.180
 all for site plans as development occurs.

04:43:32.180 --> 04:43:35.860
 The south mixed use district is kind of, um, not developed as

04:43:35.860 --> 04:43:37.300
 quickly as the commercial portions.

04:43:37.300 --> 04:43:40.580
 It's a mixture of office and residential spaces primarily.

04:43:40.580 --> 04:43:44.740
 Um, and so within this district, we have placeholders left in the overlay

04:43:44.740 --> 04:43:46.260
 for the non-residential portions.

04:43:46.260 --> 04:43:49.900
 This would establish the architecture, landscaping and signage standards for

04:43:49.900 --> 04:43:52.900
 the residential portions of the development, which would occur within

04:43:52.900 --> 04:43:54.500
 the area outlined in blue on the map.

04:43:54.500 --> 04:44:00.180
 Uh, the base zoning for this area is a division of NRMU and RCCD.

04:44:00.180 --> 04:44:04.140
 RCCD along the periphery closest to the town center would allow the higher

04:44:04.140 --> 04:44:06.420
 density commercial and residential uses.

04:44:06.420 --> 04:44:10.100
 The NRMU is intended to provide that step down between, um, that high

04:44:10.100 --> 04:44:12.940
 intensity area and the adjoining single family subdivisions.

04:44:12.940 --> 04:44:16.740
 This is just a reminder of the general development plan that

04:44:16.740 --> 04:44:17.900
 was approved last spring.

04:44:17.940 --> 04:44:21.260
 The areas outlined in blue would be those lots, uh, that were

04:44:21.260 --> 04:44:23.780
 designated on the GDP for single family development.

04:44:23.780 --> 04:44:27.700
 The, um, lots outlined in red would be those were multifamily development

04:44:27.700 --> 04:44:30.820
 was designated on the GDP, uh, with the exception of this one lot here

04:44:30.820 --> 04:44:32.820
 that would actually be age restricted multifamily.

04:44:32.820 --> 04:44:33.780
 So a little bit different.

04:44:33.780 --> 04:44:39.300
 Um, so kind of going through the standards that were proposed, um, you

04:44:39.300 --> 04:44:41.020
 have them in full detail in your backup.

04:44:41.020 --> 04:44:43.780
 Um, but one of the exhibits was C2A.

04:44:43.780 --> 04:44:47.100
 So this would be the site design, architecture, landscaping and

04:44:47.100 --> 04:44:50.220
 signage standards for multifamily development on the east side of

04:44:50.220 --> 04:44:50.980
 heritage trail.

04:44:50.980 --> 04:44:54.980
 So those lots that were just outlined in red, um, for the most part,

04:44:54.980 --> 04:44:58.180
 it is consistent with, uh, the provisions in the razor ranch overlay

04:44:58.180 --> 04:44:59.860
 district for other developments.

04:44:59.860 --> 04:45:03.260
 Um, very consistent with the development that's occurring

04:45:03.260 --> 04:45:05.220
 currently along heritage trail.

04:45:05.220 --> 04:45:09.300
 There are two primary differences that I wanted to outline between what's

04:45:09.300 --> 04:45:11.980
 proposed here and what we typically see with multifamily based on

04:45:11.980 --> 04:45:13.020
 the Denton development code.

04:45:13.020 --> 04:45:15.340
 Uh, the first is the parking provision.

04:45:15.540 --> 04:45:19.300
 If you remember last year, um, city council adopted new parking standards

04:45:19.300 --> 04:45:22.140
 that increased the amount of parking required for both single family and

04:45:22.140 --> 04:45:27.380
 multifamily, um, because razor has been under development since 2007, um,

04:45:27.380 --> 04:45:30.180
 they're opting to go with those old standards that have applied elsewhere

04:45:30.180 --> 04:45:31.420
 within the overlay district.

04:45:31.420 --> 04:45:35.100
 Um, so for that consistency, they're referring back to the old parking

04:45:35.100 --> 04:45:39.660
 standards that provided a breakdown of, um, parking space requirements

04:45:39.660 --> 04:45:41.740
 dependent on the type of unit that was being developed.

04:45:41.740 --> 04:45:43.180
 So you can see that here in this table.

04:45:44.020 --> 04:45:47.020
 Um, the other primary difference is in the masonry requirements.

04:45:47.020 --> 04:45:52.540
 The DDC, um, requires 40% overall minimum masonry doesn't define masonry though.

04:45:52.540 --> 04:45:57.220
 Um, so within this, they're not only increasing that to 60% on street

04:45:57.220 --> 04:45:59.740
 facing sides and 40% on all other sides.

04:45:59.740 --> 04:46:03.300
 They're also, uh, defining that that masonry has to be brick or stone.

04:46:03.300 --> 04:46:09.540
 For single family, uh, we would look to exhibit C2B, uh, which again includes

04:46:09.540 --> 04:46:13.460
 site design, architecture, landscaping, parking, um, all the things that are in

04:46:13.460 --> 04:46:14.900
 the other exhibit for multifamily.

04:46:14.900 --> 04:46:18.900
 There are a few, um, differences here that I want to point out.

04:46:18.900 --> 04:46:22.140
 One is the minimum unit size, uh, that didn't development code city wide

04:46:22.140 --> 04:46:24.820
 requires a minimum of 900 square feet for single family.

04:46:24.820 --> 04:46:28.900
 They are proposing to lower that to 800 square feet because a number of the

04:46:28.900 --> 04:46:31.700
 homes that they intend to develop here are kind of smaller cottage style

04:46:31.700 --> 04:46:34.340
 developments, um, the parking standards.

04:46:34.340 --> 04:46:37.140
 Again, they're proposing to go with what was in place at the time that

04:46:37.140 --> 04:46:38.900
 the razor overlay was first adopted.

04:46:38.900 --> 04:46:42.740
 Um, so that is two spaces per single family dwelling as opposed to four,

04:46:42.740 --> 04:46:45.060
 which is the 2018 parking update that we had.

04:46:45.060 --> 04:46:49.060
 And then for attached single family, they're proposing to park that as kind

04:46:49.060 --> 04:46:52.980
 of a hybrid of the, um, the old multifamily standards actually.

04:46:52.980 --> 04:46:57.300
 So one space for one bedroom units, uh, 1.75 spaces for each two

04:46:57.300 --> 04:47:00.140
 bedroom unit, and then two spaces for each three bedroom.

04:47:00.140 --> 04:47:02.860
 And again, these are just the minimum parking requirements.

04:47:02.860 --> 04:47:07.740
 Um, the razor overlay exempts itself from the restriction on only having

04:47:07.740 --> 04:47:09.340
 the maximum amount of spaces.

04:47:09.340 --> 04:47:11.980
 So they could always provide more than that when it comes to site plan.

04:47:13.300 --> 04:47:15.980
 Again, they have provided for a heightened masonry standard.

04:47:15.980 --> 04:47:19.140
 The DDC actually doesn't have minimum masonry for single family.

04:47:19.140 --> 04:47:24.100
 They're proposing a 40% on street facing sides, 80% overall on the buildings.

04:47:24.100 --> 04:47:27.700
 And then they're also proposing a reduction in side yard setback from

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

04:47:32.500 --> 04:47:36.060
 zero lot line homes if, if that is what they choose to develop in the future.

04:47:36.060 --> 04:47:39.140
 So just some summary findings.

04:47:39.140 --> 04:47:42.140
 Um, we found the standards they've proposed to be consistent with the

04:47:42.140 --> 04:47:44.940
 commercial standards and the other multifamily standards within razor

04:47:44.940 --> 04:47:48.900
 ranch in terms of landscaping, building materials, um, and other provisions.

04:47:48.900 --> 04:47:52.180
 We found that their architectural standards were stricter than what

04:47:52.180 --> 04:47:55.100
 the DDC generally requires, which is again, consistent with

04:47:55.100 --> 04:47:55.980
 what we've seen at razor.

04:47:55.980 --> 04:48:00.580
 Um, I wanted to point out that the single family may have surprised

04:48:00.580 --> 04:48:03.180
 some of you because that's typically not permitted with an NRMU.

04:48:03.180 --> 04:48:07.940
 Um, that portion of the razor overlay was updated in 2008 to specifically

04:48:07.940 --> 04:48:10.180
 allow single family in the NRMU portion.

04:48:10.540 --> 04:48:13.180
 Um, so that will provide that nice transition, as I mentioned, from the

04:48:13.180 --> 04:48:17.100
 high density commercial and multifamily developments at the town center towards

04:48:17.100 --> 04:48:19.940
 the single family subdivisions that are existing along Bonnie bray.

04:48:19.940 --> 04:48:25.220
 And then again, the parking standards, um, are different than what we've

04:48:25.220 --> 04:48:27.020
 recently seen updated in the DDC.

04:48:27.020 --> 04:48:29.580
 Um, so staff did take a closer look at that.

04:48:29.580 --> 04:48:32.420
 We found it, um, you know, it is consistent with what we see elsewhere

04:48:32.420 --> 04:48:35.340
 in razor ranch, it would provide that consistency and development standards

04:48:35.340 --> 04:48:38.300
 for them from what was in place at the time of adoption of the overlay.

04:48:38.860 --> 04:48:42.740
 Um, there is a significant amount of parking and razor as it exists today.

04:48:42.740 --> 04:48:45.500
 And we would expect to see that continue as the town center further

04:48:45.500 --> 04:48:48.420
 develops, because again, they don't have to limit themselves to the

04:48:48.420 --> 04:48:51.460
 maximum parking requirement as we have in the rest of the city.

04:48:51.460 --> 04:48:55.660
 Um, but staff is recommending that the mixed use parking reduction that's

04:48:55.660 --> 04:48:59.580
 allowed for in the DDC and cross referenced in the overlay, not be

04:48:59.580 --> 04:49:02.900
 allowed to apply to these residential uses within the NRMU portion so that

04:49:02.900 --> 04:49:07.740
 we couldn't go below that minimum that they've requested notification was sent.

04:49:07.740 --> 04:49:10.500
 The one response we received was favorable from the owner of the

04:49:10.500 --> 04:49:12.620
 marketplace and the town center portions of razor.

04:49:12.620 --> 04:49:16.700
 And with that staff is recommending approval of the request with the

04:49:16.700 --> 04:49:21.660
 following condition that section 35, seven 15, 10 a be updated to include

04:49:21.660 --> 04:49:26.620
 the following language subjection 35, 14, seven C mixed uses shall not apply

04:49:26.620 --> 04:49:29.900
 to the residential uses that have a base zoning of NRMU district and are

04:49:29.900 --> 04:49:31.820
 located in the south mixed you district.

04:49:31.820 --> 04:49:35.660
 East of heritage trail in so far as a parking reduction beyond the minimum

04:49:35.660 --> 04:49:38.700
 required amount shall not be granted for any residential use.

04:49:38.700 --> 04:49:42.100
 Um, so again, just to ensure if that minimum that they've proposed, which is

04:49:42.100 --> 04:49:45.500
 lower than the DDC is approved, they couldn't go below that even further.

04:49:45.500 --> 04:49:47.900
 Um, and with that, I'm happy to stand for any questions.

04:49:47.900 --> 04:49:49.420
 Thank you, Haley.

04:49:49.420 --> 04:49:50.980
 I do not see any questions.

04:49:50.980 --> 04:49:53.540
 This is a public hearing, however.

04:49:53.540 --> 04:49:56.580
 Um, so if anyone's wishing to speak on this item, I certainly do so.

04:49:56.580 --> 04:49:58.220
 The applicant is here.

04:49:58.220 --> 04:50:02.940
 If you all have questions, Vita state your name and address for the record.

04:50:04.900 --> 04:50:08.820
 And, uh, thanks for your patience and hanging out late with us.

04:50:08.820 --> 04:50:09.620
 Absolutely.

04:50:09.620 --> 04:50:10.660
 Thank you.

04:50:10.660 --> 04:50:13.140
 I'm Gerald Lukey with Hodges architecture.

04:50:13.140 --> 04:50:18.060
 One three, six, four, two omega in Dallas and appreciate the opportunity

04:50:18.060 --> 04:50:21.780
 to come before you tonight to, uh, continue our guidelines on raise a ranch.

04:50:21.780 --> 04:50:25.660
 We've been working on a raise ranch project for well over a decade now.

04:50:25.660 --> 04:50:28.660
 So time, time flies when you're having fun, right?

04:50:28.660 --> 04:50:34.100
 Um, we, uh, we come before you with these, these guidelines and it's

04:50:34.100 --> 04:50:37.820
 a natural progression of what, uh, the development is happening out in razor

04:50:37.820 --> 04:50:41.940
 ranch, and we, we feel that the guidelines are consistent with the

04:50:41.940 --> 04:50:46.140
 development standards that have been set forth previously and continue on with that.

04:50:46.140 --> 04:50:50.060
 We appreciate the help, uh, from Richard and Haley through this process.

04:50:50.060 --> 04:50:51.500
 We're here to answer questions.

04:50:51.500 --> 04:50:53.460
 We actually have one question.

04:50:53.460 --> 04:51:00.060
 Hey chair, um, during the work session, uh, discussed about the, uh, the rules

04:51:00.060 --> 04:51:03.900
 that are on multifamily properties and the way that they're constructed when

04:51:03.900 --> 04:51:08.420
 they have, but a single family detached dwelling that is outside of the razor

04:51:08.420 --> 04:51:13.820
 ranch overlay district, um, and how it's a tiered system to where the sight lines

04:51:13.820 --> 04:51:18.140
 of the, the highest point of the multifamily can't see down the backyard

04:51:18.140 --> 04:51:21.540
 or into the property of the single family outside the razor ranch overlay district.

04:51:21.540 --> 04:51:26.260
 With it seeming like from what I could hear from staff during, um, the work

04:51:26.260 --> 04:51:31.500
 session was that the single family, uh, section that is, you know, in this

04:51:31.500 --> 04:51:34.740
 overlay, that that's as possible conversations occurring currently on the

04:51:34.740 --> 04:51:37.100
 east side of, uh, the town center.

04:51:37.100 --> 04:51:43.740
 Um, I would be afraid to see, uh, those single families, zero lot line homes be

04:51:43.740 --> 04:51:47.580
 sold to somebody who's not knowing or maybe in the know that there's multifamily

04:51:47.580 --> 04:51:51.420
 allowed next to them and then multifamily being built and then them being worried

04:51:51.420 --> 04:51:53.420
 about sight lines into their property.

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

04:51:58.820 --> 04:52:02.500
 that exact same structure you guys have for a budding multifamily to single

04:52:02.500 --> 04:52:07.140
 family for outside razor, razor ranch overlay district, single families also

04:52:07.140 --> 04:52:10.660
 be for single family, the budding multifamily inside the razor ranch overlay

04:52:10.660 --> 04:52:11.220
 district.

04:52:11.220 --> 04:52:11.780
 Okay.

04:52:11.780 --> 04:52:13.260
 I appreciate the comment.

04:52:13.260 --> 04:52:20.420
 The, um, I guess going back again to, um, to the original master plan of razor

04:52:20.420 --> 04:52:26.660
 ranch and what we've been working with throughout the years, um, this area of

04:52:26.660 --> 04:52:31.500
 razor ranch was set up based upon these densities, based upon the layouts, the

04:52:31.500 --> 04:52:36.300
 way that, that they're set today without that, that residential proximity slope.

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

04:52:41.020 --> 04:52:46.500
 setting and in this part of razor ranch and the city also, I think, requested

04:52:46.500 --> 04:52:50.420
 that we push the buildings up toward the street, toward the property lines such

04:52:50.420 --> 04:52:54.380
 that we include parking and other amenities and things inside the

04:52:54.380 --> 04:52:57.820
 development versus them being around the perimeter of the development.

04:52:57.820 --> 04:53:01.620
 So when you do that, the buildings are pushed obviously towards the property

04:53:01.620 --> 04:53:02.820
 lines in order to do that.

04:53:02.820 --> 04:53:07.300
 Um, one of your concerns, I think that may have been brought up earlier also

04:53:07.300 --> 04:53:11.860
 was whether the single family homeowners will know that that multifamily is

04:53:11.860 --> 04:53:15.860
 coming and we've been working with the single family developer throughout this

04:53:15.860 --> 04:53:16.860
 entire process.

04:53:16.860 --> 04:53:20.540
 They're well aware of, of what is happening with the multifamily here.

04:53:20.540 --> 04:53:24.740
 And again, that's been planned for years on our overall master plan and a

04:53:24.740 --> 04:53:28.540
 representative of the developers here as well, if you'd like to speak with them.

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

04:53:32.940 --> 04:53:34.180
 on with our plan throughout.

04:53:34.180 --> 04:53:37.460
 And I guess, you know, I totally understand.

04:53:37.460 --> 04:53:41.060
 I don't think we need to hear from the developer representative on it, but, uh,

04:53:41.060 --> 04:53:44.700
 we, we see in front of this commission, a lot of times when someone says, you

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

04:53:48.620 --> 04:53:49.340
 across the street.

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

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

04:53:56.700 --> 04:53:59.260
 take it at its face value, but, uh, thank you for your answer.

04:53:59.260 --> 04:53:59.740
 I appreciate it.

04:53:59.740 --> 04:54:00.540
 Absolutely.

04:54:00.540 --> 04:54:02.580
 Do you have any other questions?

04:54:02.580 --> 04:54:05.180
 I did not see any.

04:54:05.180 --> 04:54:06.140
 Thank you very much.

04:54:06.140 --> 04:54:06.540
 All right.

04:54:06.540 --> 04:54:08.260
 This is, this is a public hearing.

04:54:08.260 --> 04:54:10.100
 Anyone else wishing to speak on this item?

04:54:10.100 --> 04:54:10.780
 I certainly do so.

04:54:18.860 --> 04:54:19.780
 Welcome back.

04:54:19.780 --> 04:54:21.620
 If you could just state your name and address.

04:54:21.620 --> 04:54:22.500
 Thank you.

04:54:22.500 --> 04:54:26.140
 Amy Bissett, 212 South Elm, Denton 76201.

04:54:26.140 --> 04:54:31.220
 Um, I do actually represent the buyer of the cottage portion of the

04:54:31.220 --> 04:54:34.140
 development and I watched the work session earlier today.

04:54:34.140 --> 04:54:37.900
 So, um, just decided I'd take the opportunity to stick around and try to

04:54:37.900 --> 04:54:42.500
 answer some of those specific questions that were related to that, um, parcel.

04:54:42.500 --> 04:54:48.100
 Um, the, the buyer is looking at roughly six acres, six and a half acres to,

04:54:48.100 --> 04:54:53.700
 um, develop the garden style homes that are defined in the original

04:54:53.700 --> 04:54:57.580
 razor ranch overlay district as being zero lot line homes.

04:54:57.580 --> 04:55:01.900
 Um, what that means is that the, the building itself, the building

04:55:01.900 --> 04:55:07.700
 envelope of the home will sit on the property line on one side and there

04:55:07.700 --> 04:55:10.020
 will be a side yard on one side.

04:55:10.020 --> 04:55:15.900
 So rather than right now, I believe that the minimum side yard for, um,

04:55:15.900 --> 04:55:18.340
 single family developments in Denton is six feet.

04:55:18.340 --> 04:55:22.740
 That means the distance between two homes will be 12 feet total because

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

04:55:26.220 --> 04:55:29.460
 homes, it sits on the property line on one side, so there's only

04:55:29.460 --> 04:55:31.140
 a six foot setback total.

04:55:31.140 --> 04:55:37.740
 And this is a, um, a cottage style or garden style development.

04:55:37.740 --> 04:55:42.060
 So, um, what the, what the, what the buyer is looking at is roughly

04:55:42.060 --> 04:55:44.260
 36 homes on six and a half acres.

04:55:44.260 --> 04:55:47.700
 So we're not talking about the density that some, some of you were

04:55:47.700 --> 04:55:49.380
 concerned about in the work session.

04:55:49.380 --> 04:55:53.020
 Um, they are roughly 900 square feet each.

04:55:53.020 --> 04:55:57.420
 And that does, um, vary a little bit, but all of them are one bedroom.

04:55:57.420 --> 04:56:01.660
 The intent is that they will be for single professionals, young

04:56:01.660 --> 04:56:06.620
 couples or retired, um, folks that will not be developed for students

04:56:06.620 --> 04:56:11.020
 or for families with children, which is why we believe that two parking

04:56:11.020 --> 04:56:14.020
 spaces per home is more than sufficient.

04:56:14.420 --> 04:56:18.740
 And we expect one to two adults to live in each of these homes, essentially.

04:56:18.740 --> 04:56:21.300
 And they will be plotted as individual lots.

04:56:21.300 --> 04:56:25.140
 So, um, they will be sold as single family homes.

04:56:25.140 --> 04:56:29.820
 Um, they will have common amenities as well as guest parking,

04:56:29.820 --> 04:56:31.100
 which will be near a park.

04:56:31.100 --> 04:56:36.700
 Um, so there will be some additional parking available for, um, guests.

04:56:36.700 --> 04:56:39.300
 We want to make sure that we do actually accommodate the parking

04:56:39.300 --> 04:56:40.540
 needs of the development.

04:56:40.540 --> 04:56:42.900
 It is small, 36 homes.

04:56:43.300 --> 04:56:44.980
 Um, there's a park included.

04:56:44.980 --> 04:56:51.300
 And the, I have some, some renderings as well as a concept plan.

04:56:51.300 --> 04:56:53.700
 If, if you do want to dive into more details of that, we've already

04:56:53.700 --> 04:56:55.980
 been to the city to meet with them on the concept plan.

04:56:55.980 --> 04:57:00.180
 It does comply with these, um, these design guidelines.

04:57:00.180 --> 04:57:05.140
 In fact, I participated, um, with Hodges to help make sure that, um, we were all

04:57:05.140 --> 04:57:08.420
 consistent with each other before we came in with this zoning request.

04:57:10.780 --> 04:57:15.380
 Thank you, chair. Um, the, um, uh, any of the, is it going to be something

04:57:15.380 --> 04:57:21.020
 close to what the garden homes are off of San Jacinto and, uh, Colorado,

04:57:21.020 --> 04:57:24.260
 that area over there next to the bowling alley behind the mall?

04:57:24.260 --> 04:57:26.700
 Nothing close to, you know what I'm talking about?

04:57:26.700 --> 04:57:28.780
 I can't picture what you're talking about.

04:57:28.780 --> 04:57:29.060
 Okay.

04:57:29.060 --> 04:57:31.780
 Um, what's the price, what's the price point for these?

04:57:31.780 --> 04:57:34.340
 We're probably talking at two 50 plus.

04:57:34.340 --> 04:57:35.540
 Thank you.

04:57:35.540 --> 04:57:36.820
 They're going to be nice development.

04:57:36.820 --> 04:57:38.220
 Nice, nice homes.

04:57:39.380 --> 04:57:40.980
 Can, can I see those renderings?

04:57:40.980 --> 04:57:41.860
 Absolutely.

04:57:41.860 --> 04:57:43.180
 Do you have them?

04:57:43.180 --> 04:57:44.340
 I have a flash drive.

04:57:44.340 --> 04:57:45.660
 I can pull them up in two seconds.

04:57:45.660 --> 04:57:46.500
 I would love to see that.

04:57:46.500 --> 04:57:53.620
 Just, I just want to know what's going on in the city.

04:57:53.620 --> 04:57:56.340
 Just want to know what's going on.

04:57:56.340 --> 04:58:01.580
 You're going to be asked the question and now we're going to the answer.

04:58:09.380 --> 04:58:17.820
 I'm going to, you're going to have to give me a second.

04:58:17.820 --> 04:58:19.500
 I'm going to have to kind of orient them.

04:58:19.500 --> 04:58:27.740
 So here's, we have four different, uh, floor plans.

04:58:27.740 --> 04:58:30.740
 These are four different renderings.

04:58:30.740 --> 04:58:31.340
 Essentially.

04:58:31.340 --> 04:58:32.580
 Here's the second one.

04:58:32.580 --> 04:58:37.700
 Don't start to her.

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

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

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

04:59:00.060 --> 04:59:01.300
 all seen one bedroom.

04:59:01.300 --> 04:59:02.580
 Thanks.

04:59:02.580 --> 04:59:04.100
 Uh, Chris, you're back.

04:59:04.100 --> 04:59:05.500
 Thank you, chair.

04:59:05.500 --> 04:59:07.700
 You said they're all one bedroom.

04:59:07.700 --> 04:59:08.660
 They're all one bedroom.

04:59:08.660 --> 04:59:08.980
 Okay.

04:59:09.020 --> 04:59:09.820
 That was my question.

04:59:09.820 --> 04:59:12.460
 What was the square footage that we're looking at?

04:59:12.460 --> 04:59:17.700
 800 minimum, 800 minimum, um, excluding the garage.

04:59:17.700 --> 04:59:18.420
 That is correct.

04:59:18.420 --> 04:59:24.940
 And they range between 800 and maybe close to 1100 max.

04:59:24.940 --> 04:59:25.540
 Okay.

04:59:25.540 --> 04:59:27.020
 Definitely cottage.

04:59:27.020 --> 04:59:27.780
 Thank you.

04:59:27.780 --> 04:59:29.780
 I don't see any other questions.

04:59:29.780 --> 04:59:30.140
 Thank you.

04:59:30.140 --> 04:59:30.700
 Thank you.

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

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

04:59:42.740 --> 04:59:46.900
 hearing and, uh, ask commissioner pernetta motion to approve.

04:59:46.900 --> 04:59:48.580
 We have a first to approve.

04:59:48.580 --> 04:59:49.900
 Christopher Beck second.

04:59:49.900 --> 04:59:52.660
 We have a first and a second for approval.

04:59:52.660 --> 04:59:54.700
 Seeing no discussion.

04:59:54.700 --> 04:59:55.780
 I'll call for a vote on the board.

04:59:55.780 --> 05:00:04.460
 Motion carries six zero.

05:00:04.460 --> 05:00:05.700
 Congratulations.

05:00:06.660 --> 05:00:15.980
 That moves us to our last item, which is the project matrix.

05:00:15.980 --> 05:00:17.820
 I'll have Richard start and we'll go from there.

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.

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,

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

05:00:35.580 --> 05:00:39.100
 probably, uh, probably worthy that we, we do that sooner than later, at least

05:00:39.100 --> 05:00:40.100
 begin that discussion.

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

05:00:47.340 --> 05:00:49.980
 agenda, I don't think it's sort of the draft where we're headed.

05:00:49.980 --> 05:00:52.060
 I don't think it's going to be too heavy of an agenda.

05:00:52.060 --> 05:00:56.940
 Um, so I, uh, and given where the, uh, criteria manual is, I may flip flop

05:00:56.940 --> 05:01:01.060
 those and maybe move the criteria manual most likely go in July, I'm guessing,

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

05:01:06.780 --> 05:01:10.660
 discussion of the rural area, small area plan as part of a work session, um, at

05:01:10.660 --> 05:01:14.660
 least give us a little bit more time to prepare, um, also give us some, some

05:01:14.660 --> 05:01:19.140
 thought as we, uh, um, really dive into these city initiated rezoning, not saying

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

05:01:22.620 --> 05:01:26.340
 that, um, have that discussion and have that more with the, uh, with the

05:01:26.340 --> 05:01:31.580
 commission, um, one other thing I wanted to, um, to also mention, uh, the

05:01:31.580 --> 05:01:36.180
 draft policies and procedures that will still remain on there, um, as a, to be

05:01:36.180 --> 05:01:40.820
 determined, I think we'll have to come back and, and clarify possibly, um, there

05:01:40.820 --> 05:01:45.620
 was a question earlier about, uh, the three day sort of a three, um, three

05:01:45.620 --> 05:01:50.660
 meeting rule going back and looking at, at the, um, policy within the code of

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

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,

05:02:01.500 --> 05:02:04.180
 and, and provide that, um, provide that to everybody.

05:02:04.180 --> 05:02:09.380
 Um, the only other item I wanted to add on here, uh, again, probably for that

05:02:09.380 --> 05:02:15.900
 six 19, um, uh, agenda is I know the, the legislative session will be wrapping up

05:02:15.900 --> 05:02:17.100
 in the next week or two.

05:02:17.100 --> 05:02:21.220
 Um, I think there's one bill that, that went through both the house and senate,

05:02:21.220 --> 05:02:22.700
 uh, related to annexation.

05:02:22.700 --> 05:02:27.060
 And so once that ends, at least, um, just give a short little report on what

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

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

05:02:34.340 --> 05:02:38.260
 might affect any of our, uh, any of our codes.

05:02:38.260 --> 05:02:43.500
 Um, last item, sorry, um, the urban forest master plan tree fund.

05:02:43.500 --> 05:02:48.980
 Um, I spoke to, uh, Gary packing, um, last week, I was actually trying to

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

05:02:53.500 --> 05:02:55.500
 said, it's probably better that, that we wait.

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

05:03:01.780 --> 05:03:03.420
 at the very latest for an update on that.

05:03:03.420 --> 05:03:05.020
 And that's all I have.

05:03:05.020 --> 05:03:05.780
 Thank you.

05:03:05.780 --> 05:03:10.420
 And commissioner Smith or commissioner Ellis, sorry.

05:03:10.420 --> 05:03:13.380
 Thank you, chair Richard.

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?

05:03:17.100 --> 05:03:24.900
 Not that I could, not that I can think of off the top of my head.

05:03:26.860 --> 05:03:29.260
 Did Windsor get re voted or I'm sorry.

05:03:29.260 --> 05:03:33.700
 The Windsor, the Windsor did, um, Windsor did get approved.

05:03:33.700 --> 05:03:35.540
 It did.

05:03:35.540 --> 05:03:37.140
 It did.

05:03:37.140 --> 05:03:37.540
 Okay.

05:03:37.540 --> 05:03:38.260
 It did get approved.

05:03:38.260 --> 05:03:38.380
 Sorry.

05:03:38.380 --> 05:03:38.660
 Okay.

05:03:38.660 --> 05:03:39.060
 Thanks.

05:03:39.060 --> 05:03:41.620
 Okay.

05:03:41.620 --> 05:03:48.460
 Seeing no other discussion items, I'll go ahead and close the PNC

05:03:48.460 --> 05:03:51.020
 meeting for May 15th at nine 50.