1
00:00:00,000 --> 00:00:07,740
 >> Good afternoon and welcome to the city of Denton's planning and zoning commission

2
00:00:07,740 --> 00:00:12,160
 meeting for Wednesday, December 11th, 2024.

3
00:00:12,160 --> 00:00:16,860
 This is our work session and with the quorum present, I'll call us to order at 5 p.m.

4
00:00:16,860 --> 00:00:22,100
 I'll let the record show that Commissioner Villarreal is absent at this time.

5
00:00:22,100 --> 00:00:25,680
 Before we get into things, I would like to welcome our new commissioner, Commissioner

6
00:00:25,680 --> 00:00:28,240
 Prado-Cadillo is here.

7
00:00:28,240 --> 00:00:32,280
 Thank you for serving your time, it's nice to have you here.

8
00:00:32,280 --> 00:00:37,540
 Work session, citizen comment on consent agenda is our first item.

9
00:00:37,540 --> 00:00:42,240
 Anyone here on consent agenda who wanted to speak?

10
00:00:42,240 --> 00:00:43,240
 Okay.

11
00:00:43,240 --> 00:00:47,560
 We will move on to clarification for our agenda this evening.

12
00:00:47,560 --> 00:00:51,440
 The first being the minutes from November 13th.

13
00:00:51,440 --> 00:00:53,960
 Any questions, comments there?

14
00:00:53,960 --> 00:00:54,960
 Okay.

15
00:00:54,960 --> 00:00:59,120
 How about on consent agenda from the commission?

16
00:00:59,120 --> 00:01:01,320
 Anything there?

17
00:01:01,320 --> 00:01:02,320
 Okay.

18
00:01:02,320 --> 00:01:11,840
 We've got several public hearings this evening, the first being 4A, AESA, 240004.

19
00:01:11,840 --> 00:01:16,320
 I will invite Christy up for a summary hearing work session and she can get to any questions

20
00:01:16,320 --> 00:01:19,320
 anyone might have.

21
00:01:19,320 --> 00:01:40,960
 Okay, 4A, 4A is AESA, 24 for Harris Ranch ESA mitigation plan.

22
00:01:40,960 --> 00:01:45,760
 I am Christy Upton, environmental compliance coordinator and tonight I'll be presenting

23
00:01:45,760 --> 00:01:47,320
 this plan.

24
00:01:47,320 --> 00:01:52,120
 The request is the approval of this alternative ESA plan.

25
00:01:52,120 --> 00:02:01,440
 The plan is to remove 1.92 acres of water-related habitat and restore and expand the functions

26
00:02:01,440 --> 00:02:07,800
 of this ESA in a planned detention basin.

27
00:02:07,800 --> 00:02:17,100
 Harris Ranch is an 84-acre site, it's located on I-35 North, close to loop 288.

28
00:02:17,100 --> 00:02:24,720
 This was a property that was annexed in 2001, I'm sorry, '21 and zoned at that time.

29
00:02:24,720 --> 00:02:30,840
 The planned development is an industrial warehouse and the supporting infrastructure for that

30
00:02:30,840 --> 00:02:32,480
 industrial warehouse.

31
00:02:32,480 --> 00:02:40,360
 And earlier this year, the applicant sought a ESA field assessment.

32
00:02:40,360 --> 00:02:47,240
 This is a process by which we establish the location, or the presence, the location and

33
00:02:47,240 --> 00:02:51,200
 the extent of these environmentally sensitive areas.

34
00:02:51,200 --> 00:02:57,320
 In this case, the applicant identified and staff concurred with the applicant that there's

35
00:02:57,320 --> 00:03:06,640
 1.92 acres of water-related habitat or emergent wetlands that were caused by the construction

36
00:03:06,640 --> 00:03:16,580
 of the detention basins as the water backed up, these emergent wetlands appeared.

37
00:03:16,580 --> 00:03:23,480
 And in order to construct the property and to design the detention basin appropriately

38
00:03:23,480 --> 00:03:33,280
 to serve the development for the future, they will need to remove that 1.92 acres of emergent

39
00:03:33,280 --> 00:03:34,640
 wetlands.

40
00:03:34,640 --> 00:03:41,020
 In exchange for that, the applicant is proposing a 5-acre detention basin of which all of that

41
00:03:41,020 --> 00:03:47,960
 detention basin will be designed in a manner to promote a restoration of what was removed

42
00:03:47,960 --> 00:03:52,560
 and create habitat within the detention basins.

43
00:03:52,560 --> 00:04:01,280
 What's unique in this design is that the applicant is proposing a variety of different habitat

44
00:04:01,280 --> 00:04:10,360
 types, which increases the overall diversity, and will be creating other structures to improve

45
00:04:10,360 --> 00:04:16,120
 pollution prevention, capturing that pollution or those pollutants before they enter the

46
00:04:16,120 --> 00:04:24,360
 drainage detention area, and then also creating a perpetual maintenance plan that will help

47
00:04:24,360 --> 00:04:34,640
 to maintain and continue on the ecological functions once they are established.

48
00:04:34,640 --> 00:04:40,640
 The applicant, our staff made notifications in accordance with the alternative ESA plan

49
00:04:40,640 --> 00:04:48,880
 procedure and we've received three responses in favor at 41%.

50
00:04:48,880 --> 00:04:58,560
 The applicant did send out notifications to the neighbors requesting a neighborhood meeting.

51
00:04:58,560 --> 00:05:08,360
 They did request that the neighbors respond with a RSVP and receiving no responses, the

52
00:05:08,360 --> 00:05:12,200
 applicant canceled the meeting.

53
00:05:12,200 --> 00:05:24,840
 Staff is recommending this project to be an approval as it meets all the conditions for

54
00:05:24,840 --> 00:05:28,400
 approval and is a complete application.

55
00:05:28,400 --> 00:05:35,200
 Some of the highlights are too, that our staff is recommending in the ordinance for you to

56
00:05:35,200 --> 00:05:47,480
 adopt is improvements that are to commence prior to the issuance of the first building

57
00:05:47,480 --> 00:05:55,560
 permit, vegetation to be established and accepted by environmental services, and then the perpetual

58
00:05:55,560 --> 00:06:01,440
 maintenance plan that's listed in the plan, the alternative ESA plan be transferred over

59
00:06:01,440 --> 00:06:09,200
 to a maintenance plan that will be adopted or filed with the city regarding the detention

60
00:06:09,200 --> 00:06:14,880
 basin so that it's all tied together in one place and that the property owner maintains

61
00:06:14,880 --> 00:06:23,880
 responsibility of the feature and for the future.

62
00:06:23,880 --> 00:06:25,400
 Any questions on this one?

63
00:06:25,400 --> 00:06:26,400
 >> Thank you.

64
00:06:26,400 --> 00:06:27,400
 Thanks, Christy.

65
00:06:27,400 --> 00:06:28,400
 Questions on this?

66
00:06:28,400 --> 00:06:32,840
 >> Commissioner Perdomo.

67
00:06:32,840 --> 00:06:35,640
 >> Can you describe a little bit more in detail what the perpetual maintenance plan would

68
00:06:35,640 --> 00:06:38,720
 include?

69
00:06:38,720 --> 00:06:48,320
 >> So some of the design elements will be to establish a native vegetation, the establishment

70
00:06:48,320 --> 00:06:54,360
 of the native vegetation, you plant it, you can't just walk away in an urbanized environment.

71
00:06:54,360 --> 00:07:01,200
 You do need some type of perpetual maintenance in order to continue to get the right kind

72
00:07:01,200 --> 00:07:02,920
 of grasses to grow.

73
00:07:02,920 --> 00:07:11,640
 So the applicant has proposed mowing, which helps to keep it from one particular grass,

74
00:07:11,640 --> 00:07:19,720
 from dominating the space to also occasionally they will need to dredge the detention basin.

75
00:07:19,720 --> 00:07:25,440
 That's just a nature of urbanized waterways.

76
00:07:25,440 --> 00:07:31,880
 And I think those were the two main points that they had listed.

77
00:07:31,880 --> 00:07:36,400
 >> Any other questions for Christy?

78
00:07:36,400 --> 00:07:37,400
 Commissioner Pruitt.

79
00:07:37,400 --> 00:07:40,000
 >> Thank you, Chair.

80
00:07:40,000 --> 00:07:43,280
 If this is better held for the applicant later, that's fine.

81
00:07:43,280 --> 00:07:45,160
 If they'll be here later tonight.

82
00:07:45,160 --> 00:07:51,360
 But this seems a little bit atypical from many of the altissas that we see, which are

83
00:07:51,360 --> 00:07:58,940
 usually sort of a funnel structure or something, and in this case it's kind of structures around

84
00:07:58,940 --> 00:08:04,000
 and within a non-natural structure.

85
00:08:04,000 --> 00:08:11,880
 Is there sort of examples or best practices or just here's how you do this that we've

86
00:08:11,880 --> 00:08:12,880
 seen?

87
00:08:12,880 --> 00:08:18,720
 This is new to me and I think it's new to Denton, does that make sense?

88
00:08:18,720 --> 00:08:30,080
 >> It's kind of a newer concept for this body, however, a very similar structure was installed

89
00:08:30,080 --> 00:08:37,640
 in the past, it's been several years now, behind the academy on Razor Ranch.

90
00:08:37,640 --> 00:08:44,320
 If you've ever been down Bonnie Bray and you've seen that big detention basin behind

91
00:08:44,320 --> 00:08:48,520
 academy, that was actually designed in a very similar manner.

92
00:08:48,520 --> 00:08:53,960
 And that design, they got from the integrated storm water management program.

93
00:08:53,960 --> 00:08:54,960
 >> Okay.

94
00:08:54,960 --> 00:08:55,960
 Thank you.

95
00:08:55,960 --> 00:08:56,960
 >> Thanks, Christy.

96
00:08:56,960 --> 00:08:57,960
 Anything else?

97
00:08:57,960 --> 00:08:58,960
 Commissioner Thacker.

98
00:08:58,960 --> 00:08:59,960
 >> Thank you, Chair.

99
00:08:59,960 --> 00:09:09,860
 I was reading over the approvals that were given or the votes in favor.

100
00:09:09,860 --> 00:09:16,400
 Is it typical for the votes in favor to come from landowners exclusively that don't actually

101
00:09:16,400 --> 00:09:21,480
 habitat or live on the land that they are making these decisions about?

102
00:09:21,480 --> 00:09:25,960
 Because I'm looking at them and it looks like they live in Gainesville and Frisco, so the

103
00:09:25,960 --> 00:09:34,420
 immediate, you know, I guess consequence of this, they really wouldn't have anything to

104
00:09:34,420 --> 00:09:38,140
 do with it because they're probably living in a cozy little house in Frisco that doesn't

105
00:09:38,140 --> 00:09:42,040
 have a bunch of wildlife that's going to get displaced by this happening, so I'm just -- I'm

106
00:09:42,040 --> 00:09:43,040
 wondering if that's typical.

107
00:09:43,040 --> 00:09:44,040
 Thank you, Chair.

108
00:09:44,040 --> 00:09:45,040
 >> Mm-hmm.

109
00:09:45,040 --> 00:09:46,040
 Of course.

110
00:09:46,040 --> 00:09:52,200
 >> Do you want to try to handle some of that?

111
00:09:52,200 --> 00:09:57,320
 >> So that's a great question, because whether it's an ALT ESA plan or a zoning change, when

112
00:09:57,320 --> 00:10:01,680
 you have property owners who own property within the notification area, they do have

113
00:10:01,680 --> 00:10:06,360
 the ability to be able to submit their response letters regardless of where they live, because

114
00:10:06,360 --> 00:10:08,680
 they do have a private property ownership responsibility.

115
00:10:08,680 --> 00:10:09,680
 >> Okay.

116
00:10:09,680 --> 00:10:10,680
 Thanks.

117
00:10:10,680 --> 00:10:11,680
 >> Yeah.

118
00:10:11,680 --> 00:10:18,480
 And I guess just to add to that, if they're not within that boundary, they just couldn't

119
00:10:18,480 --> 00:10:24,280
 be counted as a percentage as far as, you know, requiring a super majority if there

120
00:10:24,280 --> 00:10:26,760
 was opposition or that kind of thing.

121
00:10:26,760 --> 00:10:30,520
 That does have to, you know, that would count for only those who would live in that 200-foot

122
00:10:30,520 --> 00:10:31,520
 buffer area.

123
00:10:31,520 --> 00:10:32,520
 >> Okay.

124
00:10:32,520 --> 00:10:33,520
 >> Mm-hmm.

125
00:10:33,520 --> 00:10:37,560
 But, yeah, pretty much anyone can respond, yeah.

126
00:10:37,560 --> 00:10:39,600
 Anything else right now, Christy?

127
00:10:39,600 --> 00:10:40,600
 Okay.

128
00:10:40,600 --> 00:10:42,520
 Well, you're up here for the next one.

129
00:10:42,520 --> 00:10:49,720
 So that is 4B, AESA 240003.

130
00:10:49,720 --> 00:10:54,960
 >> Okay.

131
00:10:54,960 --> 00:11:11,120
 Tonight I'll be presenting AESA 243, it's an ecological mitigation plan at Landmark,

132
00:11:11,120 --> 00:11:22,300
 and this property was formerly known as Hunter Ranch.

133
00:11:22,300 --> 00:11:27,520
 This alternative plan is intended to address the future environmentally-sensitive area

134
00:11:27,520 --> 00:11:35,200
 impacts for the remainder of the 3,000-plus acres of the Landmark development, again formerly

135
00:11:35,200 --> 00:11:36,960
 known as Hunter Ranch.

136
00:11:36,960 --> 00:11:45,240
 This plan is unique to Denton and the ESA program, because as this plan progresses,

137
00:11:45,240 --> 00:11:53,720
 it will address all 78 impacts that the applicant is proposing instead of trying to address

138
00:11:53,720 --> 00:11:58,200
 each one of those impacts at each phase of development.

139
00:11:58,200 --> 00:12:05,240
 The purpose of this plan is to create a standard first for restoring the temporary disturbances

140
00:12:05,240 --> 00:12:11,440
 of the environmentally-sensitive areas, and then to define how to address the permanent

141
00:12:11,440 --> 00:12:18,620
 removals by creating a mitigation area, and then work within that area at a rate of one

142
00:12:18,620 --> 00:12:21,480
 to one by ESA type.

143
00:12:21,480 --> 00:12:29,080
 And we'll get into more details about that during this presentation.

144
00:12:29,080 --> 00:12:32,140
 This is a master plan community.

145
00:12:32,140 --> 00:12:36,740
 There was an ordinance that was passed in 2020 that created the standards for this master

146
00:12:36,740 --> 00:12:39,160
 plan community.

147
00:12:39,160 --> 00:12:47,320
 This plan that we are discussing tonight does not propose any changes to that MPC, including

148
00:12:47,320 --> 00:12:53,440
 it is not a discussion of any changes to zoning or other land development standards.

149
00:12:53,440 --> 00:13:02,960
 This is simply a process by which the applicant is seeking for approval to create a standard

150
00:13:02,960 --> 00:13:07,600
 impacting those environmentally-sensitive areas in order to develop the property.

151
00:13:07,600 --> 00:13:13,680
 The MPC is similar to the Denton Development Code, with standards to protect and preserve

152
00:13:13,680 --> 00:13:14,680
 the ESAs.

153
00:13:14,680 --> 00:13:20,840
 There are some minor differences, which those nuances I'm not going to get into in this

154
00:13:20,840 --> 00:13:24,200
 presentation, but would be ready to answer your questions.

155
00:13:24,200 --> 00:13:29,880
 The plan is to address the environmentally-sensitive areas where the deviations from the MPC are

156
00:13:29,880 --> 00:13:30,880
 sought.

157
00:13:30,880 --> 00:13:36,480
 And then I do want to mention that there is a fourth type of ESA with protection requirements

158
00:13:36,480 --> 00:13:40,960
 as described in the MPC, the upland habitat.

159
00:13:40,960 --> 00:13:48,560
 This habitat will be preserved at the rate that was negotiated and provided in the MPC,

160
00:13:48,560 --> 00:13:59,680
 and is not part of the request and the discussion tonight.

161
00:13:59,680 --> 00:14:04,620
 To set the stage for this project, the applicant went through a series of environmentally-sensitive

162
00:14:04,620 --> 00:14:13,240
 area field assessments to establish the president's location and extent of these ESAs.

163
00:14:13,240 --> 00:14:18,440
 During the work session here, I want to describe a little bit more detail what these environmentally-sensitive

164
00:14:18,440 --> 00:14:21,520
 areas are that are here on this slide.

165
00:14:21,520 --> 00:14:31,360
 There's undeveloped floodplain, which is defined by the Federal Emergency Management 1% floodplain.

166
00:14:31,360 --> 00:14:40,480
 The riparian buffer is a different type of ESA, is defined in the MPC as a distance from

167
00:14:40,480 --> 00:14:43,920
 the centerline of the channel outwards.

168
00:14:43,920 --> 00:14:49,640
 That distance is set by the drainage area.

169
00:14:49,640 --> 00:14:55,520
 In other words, the smaller streams, the streams that are receiving the less water, there's

170
00:14:55,520 --> 00:14:59,400
 going to be a smaller buffer that's going to be protecting them.

171
00:14:59,400 --> 00:15:04,440
 And those streams that are receiving a lot more water because there's a lot more watershed

172
00:15:04,440 --> 00:15:12,600
 coming to that point is going to have a larger buffer of 100 feet instead of 50 feet.

173
00:15:12,600 --> 00:15:19,160
 The water-related habitats are emergent wetlands, deep water habitats, and other types or similar

174
00:15:19,160 --> 00:15:27,360
 type of habitats that are really more defined regarding the topography and the land which

175
00:15:27,360 --> 00:15:29,240
 it lies within.

176
00:15:29,240 --> 00:15:36,480
 Think of areas where it holds water temporarily after rain events that are -- they're allowing

177
00:15:36,480 --> 00:15:41,840
 vegetation of certain types to grow within those habitat areas.

178
00:15:41,840 --> 00:15:51,040
 You can see from the summary of the type of ESAs here that we identified how much ESA

179
00:15:51,040 --> 00:15:53,440
 was identified on the property.

180
00:15:53,440 --> 00:15:56,080
 Looking at the map, I wanted to point this out.

181
00:15:56,080 --> 00:15:58,560
 The ESAs overlap.

182
00:15:58,560 --> 00:16:04,460
 So as we were talking about these floodplain areas, then you have the riparian buffers are

183
00:16:04,460 --> 00:16:10,640
 often nested within that by the definition of the ESA type.

184
00:16:10,640 --> 00:16:15,120
 Those riparian buffers are just going to be a distance from the center line in the stream.

185
00:16:15,120 --> 00:16:20,740
 So the floodplain is often wider, but not always.

186
00:16:20,740 --> 00:16:27,080
 And then there's going to be water-related habitats nested within that floodplain area

187
00:16:27,080 --> 00:16:34,800
 and within the riparian zones.

188
00:16:34,800 --> 00:16:43,040
 And broken down by the ESA type, where there are 580 acres of ESAs.

189
00:16:43,040 --> 00:16:49,800
 But when we consider it by the land that's occupied by the ESA, there's 399 acres of

190
00:16:49,800 --> 00:16:56,880
 ESA occupied, or 399 acres of land that is occupied by the ESA.

191
00:16:56,880 --> 00:17:02,320
 And we're going to come back to that concept later, so that's why I wanted to stress it

192
00:17:02,320 --> 00:17:05,320
 here.

193
00:17:05,320 --> 00:17:11,840
 The applicant then considered the existing ESAs in that land development.

194
00:17:11,840 --> 00:17:19,360
 And per the applicant, most of the ESAs were avoided by designing the site around those

195
00:17:19,360 --> 00:17:21,320
 ESAs.

196
00:17:21,320 --> 00:17:26,620
 Most of them will remain in their current state, but up to 9% of each one of the ESAs

197
00:17:26,620 --> 00:17:33,200
 will have to be permanently removed in order for there to be construction of those of different

198
00:17:33,200 --> 00:17:37,800
 structures in order to support the development.

199
00:17:37,800 --> 00:17:44,560
 For example, to create connections on the property highlighted in this, the zone zoomed

200
00:17:44,560 --> 00:17:50,520
 in area, necessitates constructing roadway crossings and installing all the supporting

201
00:17:50,520 --> 00:18:02,840
 structures around the bridge with grading and the necessary construction traffic.

202
00:18:02,840 --> 00:18:13,320
 Some of that construction traffic is permitted in the MPC, and these would be temporary disturbances.

203
00:18:13,320 --> 00:18:20,480
 Staff asked that the applicant include a description of how those temporary disturbances would be

204
00:18:20,480 --> 00:18:29,320
 restored in the future, or post construction, just so that we could have this all in one

205
00:18:29,320 --> 00:18:30,860
 place.

206
00:18:30,860 --> 00:18:38,480
 The applicant then accounted for all the rest of the permanent disturbances that are not

207
00:18:38,480 --> 00:18:44,920
 allowed by this MPC, and estimates there would be 40 acres of permanently removed ESAs by

208
00:18:44,920 --> 00:18:45,920
 type.

209
00:18:45,920 --> 00:18:56,240
 There's 3,000 acres of this property, and it is not possible to estimate all of the

210
00:18:56,240 --> 00:19:04,360
 impacts, and so the applicant has done a good job of coming up with a number, but the actual

211
00:19:04,360 --> 00:19:11,160
 impact will be measured at the civil plans or other land disturbance applications.

212
00:19:11,160 --> 00:19:17,560
 I'm going to describe the temporary impacts.

213
00:19:17,560 --> 00:19:23,400
 These are areas where the applicant is proposing temporary disturbances.

214
00:19:23,400 --> 00:19:33,840
 This would be things like grading, construction traffic, things like maybe to install the

215
00:19:33,840 --> 00:19:39,640
 bridge, you're going to have to take the construction traffic outside that bridge in order to build

216
00:19:39,640 --> 00:19:49,240
 all the infrastructure for it, and the goal is to put back or improve the current conditions

217
00:19:49,240 --> 00:19:54,600
 within that location at a one-to-one mitigation.

218
00:19:54,600 --> 00:20:10,680
 The limits of the construction activity will be the limits of the restoration activity.

219
00:20:10,680 --> 00:20:16,080
 Before I get into describing this, I want to point out the map.

220
00:20:16,080 --> 00:20:28,200
 If you will look here, following my pointer here, this location is at the northwest corner

221
00:20:28,200 --> 00:20:39,020
 of about 1.6 miles north of Robson Ranch Road, and is just east of Robson Ranch development.

222
00:20:39,020 --> 00:20:46,040
 This location was selected by the applicant as a mitigation area.

223
00:20:46,040 --> 00:20:57,440
 The plan is to -- the 40 acres of ESAs that were impacted, they will, by ESA type, will

224
00:20:57,440 --> 00:21:04,480
 be then transferred to this mitigation area, and an improvement to the ESAs that currently

225
00:21:04,480 --> 00:21:08,320
 exist will be performed.

226
00:21:08,320 --> 00:21:27,600
 That improvement will include -- the improvements will include grading to improve the banks

227
00:21:27,600 --> 00:21:34,200
 and other areas within those locations, and then installation of shrubs, grasses, flowering

228
00:21:34,200 --> 00:21:50,680
 plants, and will result in an uplifted, environmentally sensitive area within that mitigation area.

229
00:21:50,680 --> 00:21:59,960
 In order to create a standard by which to track all of this, staff is requesting to

230
00:21:59,960 --> 00:22:04,520
 establish a identification and tracking system.

231
00:22:04,520 --> 00:22:11,080
 The first step will be to delineate the development impact area, then identify those permanent

232
00:22:11,080 --> 00:22:18,640
 and nonpermanent environmentally sensitive area impacts, and propose the institute restoration

233
00:22:18,640 --> 00:22:23,200
 for each one of these projects.

234
00:22:23,200 --> 00:22:29,680
 Then the applicant will record the location of the mitigation area that was identified

235
00:22:29,680 --> 00:22:39,880
 to -- for the offset, that one-to-one mitigation, and create a reference between a plat that

236
00:22:39,880 --> 00:22:50,380
 locates that -- the mitigation area that was set aside, and then create a record that ties

237
00:22:50,380 --> 00:22:56,520
 both the mitigation area and the impact together.

238
00:22:56,520 --> 00:23:06,280
 We feel like this would create the best procedure in order for us to have a record of the activities

239
00:23:06,280 --> 00:23:10,920
 and to create enforceability in the future.

240
00:23:10,920 --> 00:23:16,260
 And then environmental services will perform a final inspection and approve of those mitigation

241
00:23:16,260 --> 00:23:19,040
 projects.

242
00:23:19,040 --> 00:23:26,560
 As a result, it goes along with the mitigation tracking system, the applicant has proposed

243
00:23:26,560 --> 00:23:33,680
 to keep a spreadsheet, and staff is requesting that this spreadsheet be -- this spreadsheet

244
00:23:33,680 --> 00:23:40,160
 that you're looking at be the standard by which that is tracked.

245
00:23:40,160 --> 00:23:41,160
 Notifications were made.

246
00:23:41,160 --> 00:23:43,960
 I'm sorry about the highlight.

247
00:23:43,960 --> 00:23:55,200
 The -- again, staff follow the procedure for the notifications, and there were 15 responses

248
00:23:55,200 --> 00:24:00,640
 in favor -- I mean, in opposition, and one response in favor.

249
00:24:00,640 --> 00:24:07,920
 And the applicant did not hold any neighborhood meetings, nor did the applicant report of

250
00:24:07,920 --> 00:24:12,720
 any discussions with any neighboring properties.

251
00:24:12,720 --> 00:24:20,120
 Staff is recommending approval of this plan because it is a complete application, and

252
00:24:20,120 --> 00:24:23,560
 we have confirmed the information is accurate.

253
00:24:23,560 --> 00:24:31,800
 The highlights of the conditions that staff is proposing is to identify those temporary

254
00:24:31,800 --> 00:24:37,400
 land disturbances and the permanent removals, and to address those in accordance with the

255
00:24:37,400 --> 00:24:45,400
 plan, that the plantings in accordance with this plan will be commenced while constructing

256
00:24:45,400 --> 00:24:49,160
 the corresponding phase of that development.

257
00:24:49,160 --> 00:24:56,120
 The final ratio of mitigation will be one to one by ESA type, and the mitigation area

258
00:24:56,120 --> 00:25:02,680
 and ESAs will be noted on the related plats so that they're tied together, and the property

259
00:25:02,680 --> 00:25:09,600
 owner will retain responsibility of that mitigation area, and then a couple of other components

260
00:25:09,600 --> 00:25:11,600
 that we feel would bolster the plan.

261
00:25:11,600 --> 00:25:15,320
 And with that, I will stand with for any questions.

262
00:25:15,320 --> 00:25:16,320
 >> Thanks, Kristy.

263
00:25:16,320 --> 00:25:22,280
 What a unique way to handle a complicated issue.

264
00:25:22,280 --> 00:25:26,360
 I think my first question to you is, do we have enough staff to keep up with us?

265
00:25:26,360 --> 00:25:36,040
 I mean, it's a lot, so how is that going to be done?

266
00:25:36,040 --> 00:25:40,320
 >> I think we will have to play it by ear.

267
00:25:40,320 --> 00:25:47,120
 We do anticipate that the tracking system will help with keeping track of, you know,

268
00:25:47,120 --> 00:25:51,260
 the progression of things, and we can evaluate as we move forward.

269
00:25:51,260 --> 00:25:56,600
 >> So will there be one person on this, or are you all sharing -- I don't even know how

270
00:25:56,600 --> 00:26:00,480
 many actually over there are you in environmental services?

271
00:26:00,480 --> 00:26:01,480
 Probably not that many.

272
00:26:01,480 --> 00:26:02,920
 >> I do have backup.

273
00:26:02,920 --> 00:26:03,920
 I do have backup.

274
00:26:03,920 --> 00:26:04,920
 >> Okay.

275
00:26:04,920 --> 00:26:05,920
 >> Yes, yes.

276
00:26:05,920 --> 00:26:08,280
 >> That will help in maintaining the spreadsheet and --

277
00:26:08,280 --> 00:26:09,280
 >> Correct.

278
00:26:09,280 --> 00:26:14,560
 >> Because, yeah, that -- I think it's a great way, again, to handle, you know, all that's

279
00:26:14,560 --> 00:26:21,020
 going on in this massive development, but that was certainly a concern that I have.

280
00:26:21,020 --> 00:26:24,920
 What else from anybody for Christie right now?

281
00:26:24,920 --> 00:26:25,920
 Commissioner Perot.

282
00:26:25,920 --> 00:26:26,920
 >> Thank you, Chair.

283
00:26:26,920 --> 00:26:34,320
 Just a couple things kind of related to that, but not in magnitude of work, more in procedure.

284
00:26:34,320 --> 00:26:38,800
 So thank you for going through that procedure of how we want to track those things.

285
00:26:38,800 --> 00:26:43,360
 The language that I see in the proposal is sort of our standard three-year maintenance

286
00:26:43,360 --> 00:26:46,800
 period and then an inspection.

287
00:26:46,800 --> 00:26:54,840
 And I'm wondering how that works with a MPC sort of thing that will be built out over

288
00:26:54,840 --> 00:26:58,260
 20 years plus.

289
00:26:58,260 --> 00:27:05,240
 Help me understand, do we have the hooks we need, and if so, where are they, to make sure

290
00:27:05,240 --> 00:27:16,820
 that when, for instance, phase 3 happens and the mitigation for that is included in an

291
00:27:16,820 --> 00:27:26,000
 already partially constructed mitigating feature, can we then go back and re-inspect that, even

292
00:27:26,000 --> 00:27:30,060
 though we already inspected it for phase 1, if it was partially built then, does that

293
00:27:30,060 --> 00:27:31,060
 make sense?

294
00:27:31,060 --> 00:27:32,060
 >> Mm-hmm.

295
00:27:32,060 --> 00:27:34,360
 Yes, that makes sense.

296
00:27:34,360 --> 00:27:43,640
 So we're avoiding the word banking because that is a term from the U.S. Corps of Engineers

297
00:27:43,640 --> 00:27:49,240
 and staff is not comfortable with that because this is not the same thing, right?

298
00:27:49,240 --> 00:27:52,580
 But essentially we're banking here.

299
00:27:52,580 --> 00:28:03,200
 So the mitigation part of the project, the applicant is proposing to create credit when

300
00:28:03,200 --> 00:28:11,700
 they can and then they will take from that credit later for the debit of ESA types as

301
00:28:11,700 --> 00:28:13,260
 they work through it.

302
00:28:13,260 --> 00:28:22,380
 So for example, in this part of the property, the applicant has told me that they anticipate

303
00:28:22,380 --> 00:28:31,060
 maybe we start here at this location and they do 12 acres of ESA improvements in this area

304
00:28:31,060 --> 00:28:32,560
 right here.

305
00:28:32,560 --> 00:28:36,600
 So that would be 12 acres by ESA type, right?

306
00:28:36,600 --> 00:28:46,560
 And then let's say on phase 1, there was only 5 acres of impact and you've already performed

307
00:28:46,560 --> 00:28:48,760
 12 acres of improvement.

308
00:28:48,760 --> 00:28:55,640
 So that 3-year period passes, we say yes, we agree that this is established per the

309
00:28:55,640 --> 00:28:57,700
 plan that you have outlined.

310
00:28:57,700 --> 00:29:00,760
 So those 12 acres would be accepted.

311
00:29:00,760 --> 00:29:09,300
 That's why I created this complicated tracking spreadsheet so that when those 12 acres have

312
00:29:09,300 --> 00:29:17,600
 been improved, we would have a record of those 12 acres within this system so that they could

313
00:29:17,600 --> 00:29:21,560
 take credit for that at a later date.

314
00:29:21,560 --> 00:29:33,560
 So my understanding correctly if I say that the accounting for have you done the mitigation

315
00:29:33,560 --> 00:29:39,880
 necessary for this phase of development is triggered by the civil engineering plans and

316
00:29:39,880 --> 00:29:49,120
 that process, but the inspection for mitigation efforts is triggered and tracked by when that

317
00:29:49,120 --> 00:29:53,800
 mitigation was put in the ground, is that accurate?

318
00:29:53,800 --> 00:29:54,800
 Thank you.

319
00:29:54,800 --> 00:29:57,360
 Just trying to get my head around this.

320
00:29:57,360 --> 00:30:05,080
 And lastly, I get nervous, but I'm not that nervous.

321
00:30:05,080 --> 00:30:12,680
 When I see such a large land area and I understand efficiencies of location and that sort of thing

322
00:30:12,680 --> 00:30:22,920
 to be able to kind of group the mitigation efforts within a certain contiguous area,

323
00:30:22,920 --> 00:30:33,040
 do we feel confident that putting the mitigations in the proposed area puts the benefits from

324
00:30:33,040 --> 00:30:39,680
 those mitigations in the places where we will most need them as far as water quality, et

325
00:30:39,680 --> 00:30:40,680
 cetera?

326
00:30:40,680 --> 00:30:41,680
 Does that make sense?

327
00:30:41,680 --> 00:30:42,680
 Yes.

328
00:30:42,680 --> 00:30:46,960
 Because I don't know how to evaluate where ideally these things should go from an ecological

329
00:30:46,960 --> 00:30:47,960
 perspective.

330
00:30:47,960 --> 00:30:54,640
 The applicant is here tonight and can explain the choice in the location of the mitigation

331
00:30:54,640 --> 00:30:55,640
 area.

332
00:30:55,640 --> 00:30:56,640
 Okay.

333
00:30:56,640 --> 00:30:57,640
 Thank you.

334
00:30:57,640 --> 00:30:58,640
 Great.

335
00:30:58,640 --> 00:31:02,000
 Any other questions right now for Kristi?

336
00:31:02,000 --> 00:31:03,000
 Okay.

337
00:31:03,000 --> 00:31:07,520
 I'm sure we'll come up with them and we'll talk to you at the regular meeting.

338
00:31:07,520 --> 00:31:08,880
 Thank you.

339
00:31:08,880 --> 00:31:09,880
 Okay.

340
00:31:09,880 --> 00:31:21,520
 Our next public hearing summary will be for C, Z240010, and that is Bryce's project.

341
00:31:21,520 --> 00:31:22,520
 Hello.

342
00:31:22,520 --> 00:31:29,160
 Good evening, Chair, Commissioner.

343
00:31:29,160 --> 00:31:31,420
 This is Z2410.

344
00:31:31,420 --> 00:31:38,920
 It is a request to rezone approximately 16 acres from rural residential to a light industrial

345
00:31:38,920 --> 00:31:40,600
 zoning district.

346
00:31:40,600 --> 00:31:45,280
 This property was annexed in 2010 and given the placeholder zoning of rural residential,

347
00:31:45,280 --> 00:31:50,160
 and they are now requesting to be rezoned to a light industrial zoning district in order

348
00:31:50,160 --> 00:31:56,680
 to develop both a commercial and an industrial use on the property.

349
00:31:56,680 --> 00:32:02,480
 This property is currently undeveloped pasture land, which is just to the east of Mosh Branch

350
00:32:02,480 --> 00:32:07,600
 Road, and the future land use map is light industrial all throughout the area, which

351
00:32:07,600 --> 00:32:10,880
 meets the designation that they are requesting.

352
00:32:10,880 --> 00:32:16,000
 I do have a full presentation that I will give in the meeting, but I will stand for

353
00:32:16,000 --> 00:32:17,000
 any questions.

354
00:32:17,000 --> 00:32:18,440
 Questions for Bryce?

355
00:32:18,440 --> 00:32:25,920
 I just got one quick one, and if the applicant's here and you don't have this response, they

356
00:32:25,920 --> 00:32:31,160
 might, but in the backup, you said they didn't have a neighborhood meeting, but they talked

357
00:32:31,160 --> 00:32:32,160
 to surrounding neighbors.

358
00:32:32,160 --> 00:32:35,540
 Do you know what the response was from those neighbors?

359
00:32:35,540 --> 00:32:39,100
 They reported only positive things from the neighbors.

360
00:32:39,100 --> 00:32:42,520
 With the notification as well, I'm sure you saw we had four people that we mailed out

361
00:32:42,520 --> 00:32:46,880
 to, and I believe two of those property owners were city of Denton or city of Denton adjacent,

362
00:32:46,880 --> 00:32:49,480
 so there was two private property owners.

363
00:32:49,480 --> 00:32:50,480
 Great.

364
00:32:50,480 --> 00:32:51,480
 Thanks for your time.

365
00:32:51,480 --> 00:32:52,480
 Thank you.

366
00:32:52,480 --> 00:32:53,480
 Okay.

367
00:32:53,480 --> 00:33:02,400
 Okay, that takes us to 4DZ240012, and we will summarize that project for us.

368
00:33:02,400 --> 00:33:06,960
 Are there any questions?

369
00:33:06,960 --> 00:33:16,400
 Good evening, Chair, members of the commission, Mia Hines, senior planner.

370
00:33:16,400 --> 00:33:23,840
 This item is Z24-0012, and it's a request to rezone a property from rural residential

371
00:33:23,840 --> 00:33:27,680
 and residential two to the suburban corridor district.

372
00:33:27,680 --> 00:33:34,400
 The property is approximately .684 acres, located just west of Teasley Lane, 170 feet

373
00:33:34,400 --> 00:33:36,920
 north of Leatherwood Lane.

374
00:33:36,920 --> 00:33:40,280
 The property is currently developed with a house and some accessory structures for that

375
00:33:40,280 --> 00:33:44,360
 house, and staff is recommending approval on this one.

376
00:33:44,360 --> 00:33:48,000
 I did want to provide you, usually we don't bore you a little bit too much with the details

377
00:33:48,000 --> 00:33:56,220
 of the background of the application, but this recommendation of approval is not inconsistent

378
00:33:56,220 --> 00:33:59,600
 with the moderate residential future lane use designation.

379
00:33:59,600 --> 00:34:05,400
 So I did want to explain the background of this application and explain how we got here.

380
00:34:05,400 --> 00:34:08,280
 So we initially started talking with this applicant.

381
00:34:08,280 --> 00:34:14,200
 They approached us with a preapplication conference in 2022 to do some indoor/outdoor recreation

382
00:34:14,200 --> 00:34:16,840
 type of use on this lot.

383
00:34:16,840 --> 00:34:20,440
 I believe one of the property owners was a coach, and they wanted to be able to do some

384
00:34:20,440 --> 00:34:26,520
 practice facility or facilitate some practices on their lot.

385
00:34:26,520 --> 00:34:31,880
 But at that time, they wanted to rezone it to commercial also, and we let them know that

386
00:34:31,880 --> 00:34:35,840
 that was not supported by the comp plan, as it was a moderate residential future lane

387
00:34:35,840 --> 00:34:37,640
 use designation.

388
00:34:37,640 --> 00:34:42,520
 But they didn't apply for anything more further at that time, and we did have some sort of

389
00:34:42,520 --> 00:34:43,520
 ongoing discussions.

390
00:34:43,520 --> 00:34:47,960
 They'd check in every once in a while to see the appropriateness of commercial uses on

391
00:34:47,960 --> 00:34:49,200
 that site.

392
00:34:49,200 --> 00:34:51,560
 In the meantime, Teasley Lane was being widened.

393
00:34:51,560 --> 00:34:56,880
 At that time, it was a two-lane arterial just with a center divided turn lane.

394
00:34:56,880 --> 00:35:03,880
 At this time, it is a six-lane arterial with a median and a designated left turn lanes at

395
00:35:03,880 --> 00:35:06,120
 certain areas.

396
00:35:06,120 --> 00:35:12,640
 They did come forward with an annexation application in May of this year, and that was completed

397
00:35:12,640 --> 00:35:14,800
 in November of this year.

398
00:35:14,800 --> 00:35:19,920
 And during that time, again, still having the conversations about the commercial appropriateness

399
00:35:19,920 --> 00:35:25,640
 or if commercial was appropriate for this site, and with the increase or with the expansion

400
00:35:25,640 --> 00:35:32,880
 of Teasley Lane, that became more ideal or more appropriate with that expansion.

401
00:35:32,880 --> 00:35:38,320
 But we still recognized that a commercial zoning was not in accordance with the moderate

402
00:35:38,320 --> 00:35:41,880
 residential future lane use, which was still in place at that time.

403
00:35:41,880 --> 00:35:47,320
 And so when they talked about potentially pursuing a commercial rezoning, again, we

404
00:35:47,320 --> 00:35:53,520
 did lay out the whole process of how that would usually go, a comprehensive plan amendment,

405
00:35:53,520 --> 00:35:57,400
 and then you submit your rezoning -- could submit your rezoning request to be in line

406
00:35:57,400 --> 00:36:02,440
 or with the zoning district in line with that future lane use map designation if your comprehensive

407
00:36:02,440 --> 00:36:05,240
 plan amendment was approved.

408
00:36:05,240 --> 00:36:10,440
 But this property is only .684 acres, and so we did request that they try to potentially

409
00:36:10,440 --> 00:36:13,960
 work with their neighbors, try to bring them in on this request so that we have a broader

410
00:36:13,960 --> 00:36:17,520
 look or that we're looking at a broader area when we're looking at a comprehensive plan

411
00:36:17,520 --> 00:36:18,720
 amendment.

412
00:36:18,720 --> 00:36:23,400
 At that time, they did reach out to their neighbors and they weren't interested in joining

413
00:36:23,400 --> 00:36:24,400
 an application.

414
00:36:24,400 --> 00:36:26,440
 They weren't necessarily opposed to a commercial lane use.

415
00:36:26,440 --> 00:36:29,600
 They just weren't interested in joining this process.

416
00:36:29,600 --> 00:36:34,160
 And so with that, the applicant decided to just move forward with their zoning change

417
00:36:34,160 --> 00:36:36,880
 application.

418
00:36:36,880 --> 00:36:42,960
 And once we started reviewing their zoning request to SC, staff again looked at the future

419
00:36:42,960 --> 00:36:49,360
 lane use map and realized how odd it would be if an SC zoning were in between two -- are

420
00:36:49,360 --> 00:36:50,360
 two zonings.

421
00:36:50,360 --> 00:36:54,920
 And again, SC is not in line with the moderate residential future lane use designation.

422
00:36:54,920 --> 00:36:58,840
 And so we asked that the applicant consider R7, as that might be in line with some of

423
00:36:58,840 --> 00:37:04,400
 the indoor/outdoor recreation facilities that they were initially trying to do.

424
00:37:04,400 --> 00:37:09,040
 At that point, the applicant said that that would not be feasible for them, that the SC

425
00:37:09,040 --> 00:37:10,040
 district would be preferred.

426
00:37:10,040 --> 00:37:15,880
 And so they pushed forward or requested that we move forward with that request for SC.

427
00:37:15,880 --> 00:37:20,960
 And ultimately, staff is supporting the SC designation as we do feel that commercial

428
00:37:20,960 --> 00:37:22,640
 is appropriate for this corridor.

429
00:37:22,640 --> 00:37:27,040
 And ultimately, we kind of questioned whether or not with the expansion of TZ lane and some

430
00:37:27,040 --> 00:37:32,200
 of the existing uses that are within this moderate residential future lane use designation,

431
00:37:32,200 --> 00:37:37,880
 whether or not a moderate residential is an appropriate future lane use designation for

432
00:37:37,880 --> 00:37:39,280
 this site.

433
00:37:39,280 --> 00:37:40,680
 So long walk.

434
00:37:40,680 --> 00:37:42,440
 We are recommending approval to the SC.

435
00:37:42,440 --> 00:37:48,280
 I do have a bit of a more detailed presentation to go over in the regular session, but I'd

436
00:37:48,280 --> 00:37:56,840
 be happy to answer any questions about this case if you have them at this time.

437
00:37:56,840 --> 00:37:57,840
 >> I do.

438
00:37:57,840 --> 00:38:07,800
 How did you get from June of 2024 to December of '24 and your yes to SC when you recommended

439
00:38:07,800 --> 00:38:08,800
 R7?

440
00:38:08,800 --> 00:38:12,480
 >> So, yes, so -- >> Nothing changed unceasingly between June

441
00:38:12,480 --> 00:38:13,480
 and December.

442
00:38:13,480 --> 00:38:14,480
 >> I understand.

443
00:38:14,480 --> 00:38:15,480
 Yes.

444
00:38:15,480 --> 00:38:24,120
 And it's still -- so it's still -- R7 was -- because the rest of the neighboring property

445
00:38:24,120 --> 00:38:29,800
 owners weren't interested in coming on board and making this a more comprehensive request

446
00:38:29,800 --> 00:38:31,720
 for this approach.

447
00:38:31,720 --> 00:38:39,400
 The look of R2 or SC between two R2 properties is what we call -- or appears -- looks like

448
00:38:39,400 --> 00:38:43,000
 what we call spot zoning, which is where -- >> Exactly what it is.

449
00:38:43,000 --> 00:38:44,000
 100%.

450
00:38:44,000 --> 00:38:45,000
 Define definition.

451
00:38:45,000 --> 00:38:46,000
 Perfect.

452
00:38:46,000 --> 00:38:51,600
 >> A commercial zoning, yes, in between -- or around -- surrounded by some residential zonings

453
00:38:51,600 --> 00:38:55,400
 or different zoning districts surrounded by a different -- a different zoning district

454
00:38:55,400 --> 00:38:58,200
 that's not necessarily complementary.

455
00:38:58,200 --> 00:39:02,480
 And so the R7 district is a bit -- while it's a bit more intense of a residential district,

456
00:39:02,480 --> 00:39:07,040
 it is still a residential district, and that could potentially get them what they wanted.

457
00:39:07,040 --> 00:39:13,640
 Ultimately, although SC is not in line with the future land use map designation, it steers

458
00:39:13,640 --> 00:39:16,760
 a little bit away from spot zoning because it still does achieve some of the goals of

459
00:39:16,760 --> 00:39:18,120
 our comprehensive plan.

460
00:39:18,120 --> 00:39:21,880
 And one of the required -- or one of the -- one of the definition criteria for spot zoning

461
00:39:21,880 --> 00:39:28,580
 is that if it's -- if these zoning change does not meet your future land use designation

462
00:39:28,580 --> 00:39:34,760
 and it does not further any other goals of your comprehensive plan, then it's considered

463
00:39:34,760 --> 00:39:35,760
 spot zoning.

464
00:39:35,760 --> 00:39:39,560
 In this case, we don't find that to be it as it does further some of those other goals.

465
00:39:39,560 --> 00:39:43,400
 >> I think for me, it's just -- it's also not a corridor.

466
00:39:43,400 --> 00:39:49,400
 You know, it's a small dead end street going into county property.

467
00:39:49,400 --> 00:39:53,360
 It's got a lot of residential, you know, next to it, basically.

468
00:39:53,360 --> 00:39:57,520
 I mean, while you've got the multifamily, you've got a church, you've got, you know,

469
00:39:57,520 --> 00:40:01,600
 some acreage properties, you've got some county properties, and then you've got Old Alton

470
00:40:01,600 --> 00:40:06,840
 right there, which is a neighborhood.

471
00:40:06,840 --> 00:40:11,180
 You know, it just doesn't seem very corridor, which seems like it should be on, you know,

472
00:40:11,180 --> 00:40:15,800
 two main roads, not just one, you know, like suburban corridors up at Hickory Creek and

473
00:40:15,800 --> 00:40:16,960
 Teasley.

474
00:40:16,960 --> 00:40:21,800
 That's suburban corridor, I believe, right, where we've got Sprouts and Kroger and all

475
00:40:21,800 --> 00:40:22,800
 that.

476
00:40:22,800 --> 00:40:27,440
 You know, two major roads that go somewhere, you know, this is the curve of a major road.

477
00:40:27,440 --> 00:40:33,640
 So I'm just -- I'm struggling because it's -- it very much feels like spot zoning.

478
00:40:33,640 --> 00:40:41,600
 It also -- SC feels inappropriate to me for what is around it, and that doesn't seem to

479
00:40:41,600 --> 00:40:47,000
 define, you know, when you look up our definition of suburban corridor, which I did look up

480
00:40:47,000 --> 00:40:48,000
 so I could have it.

481
00:40:48,000 --> 00:40:49,000
 Right here for you.

482
00:40:49,000 --> 00:40:50,000
 Oh, good.

483
00:40:50,000 --> 00:40:51,000
 Yeah, okay.

484
00:40:51,000 --> 00:40:56,960
 You've got it right there.

485
00:40:56,960 --> 00:41:01,760
 This -- the second bullet point, SC is intended to provide moderate to high-intensity commercial

486
00:41:01,760 --> 00:41:05,160
 office and retail uses along high-traffic corridors.

487
00:41:05,160 --> 00:41:07,520
 So, yeah.

488
00:41:07,520 --> 00:41:08,520
 Permit?

489
00:41:08,520 --> 00:41:09,520
 Yeah, sure.

490
00:41:09,520 --> 00:41:15,560
 Tina would like to add something.

491
00:41:15,560 --> 00:41:21,600
 So Mia didn't come out and say this, but -- directly, but this one actually was a challenging one

492
00:41:21,600 --> 00:41:28,280
 for us to work through because what we have is -- and I know she has a slide on this later

493
00:41:28,280 --> 00:41:30,920
 in her presentation, so I'm not trying to steal her thunder on this.

494
00:41:30,920 --> 00:41:35,400
 But we struggled with this because also in looking at the area, the land uses that are

495
00:41:35,400 --> 00:41:42,080
 within this area, looking at the changes to Teasley, also the fact that we have a very

496
00:41:42,080 --> 00:41:46,760
 large public high school on the other side of the street, we really question whether

497
00:41:46,760 --> 00:41:52,560
 or not that moderate residential land use designation is most appropriate.

498
00:41:52,560 --> 00:41:56,240
 When we also look at the size of this parcel as well as the ones immediately to the north

499
00:41:56,240 --> 00:42:00,560
 and south of it, we really question whether or not those properties would even develop

500
00:42:00,560 --> 00:42:03,320
 with -- as residential uses.

501
00:42:03,320 --> 00:42:09,840
 When we read this moderate residential description, it's very heavily focused on residential uses.

502
00:42:09,840 --> 00:42:16,000
 I feel like it does open the door slightly when it recognizes that the category can accommodate

503
00:42:16,000 --> 00:42:20,960
 some neighborhood scale commercial uses along certain key corridors.

504
00:42:20,960 --> 00:42:24,800
 Teasley is -- we look at it as it's a major regional corridor now because it's providing

505
00:42:24,800 --> 00:42:29,100
 connectivity not only for persons who reside within Denton but also Corinth in getting them

506
00:42:29,100 --> 00:42:30,720
 access to 35.

507
00:42:30,720 --> 00:42:34,280
 But, you know, we feel like this description slightly opens the door in those commercial

508
00:42:34,280 --> 00:42:38,560
 uses, but we also feel like it kind of swings back and hits on the other side where -- because

509
00:42:38,560 --> 00:42:43,800
 it's very specific in terms of that neighborhood commercial being at arterials and collector

510
00:42:43,800 --> 00:42:47,480
 street corners, and we don't necessarily have that here.

511
00:42:47,480 --> 00:42:52,480
 If the shadings were reversed on this -- on the future land use map where on the east side

512
00:42:52,480 --> 00:42:59,040
 of Teasley right now, it's all community mixed use designation, whereas on the west side,

513
00:42:59,040 --> 00:43:00,120
 it's the moderate residential.

514
00:43:00,120 --> 00:43:03,220
 If those were flipped, this would be a much different conversation, right?

515
00:43:03,220 --> 00:43:07,360
 Because we would be saying, well, the SC zoning is consistent with the community mixed use.

516
00:43:07,360 --> 00:43:11,660
 We have community mixed use designation on the east side of Teasley, and we have a large

517
00:43:11,660 --> 00:43:14,260
 public high school that's there now.

518
00:43:14,260 --> 00:43:17,280
 And so we feel like even with the expansions that have occurred with the high school over

519
00:43:17,280 --> 00:43:23,880
 time coupled with the changes in Teasley, the other commercial uses that are in this

520
00:43:23,880 --> 00:43:30,280
 area, particularly to the south, not to mention we do have land in the ETJ that we have no

521
00:43:30,280 --> 00:43:33,160
 land use authority over.

522
00:43:33,160 --> 00:43:36,920
 This was one that we really struggled through and really questioned whether or not our future

523
00:43:36,920 --> 00:43:41,300
 land use map is correct in this area.

524
00:43:41,300 --> 00:43:46,760
 To put the burden on the applicant, and again, of a six-tenths of an acre site to do also

525
00:43:46,760 --> 00:43:53,240
 a quarter study, we felt like that wasn't as appropriate and proportional to the request.

526
00:43:53,240 --> 00:43:59,000
 And so in this case, we really looked hard as is it appropriate to deviate from the future

527
00:43:59,000 --> 00:44:04,720
 land use map recommendation, and in the end, that's how we landed on yes.

528
00:44:04,720 --> 00:44:06,560
 And we even looked at our criteria.

529
00:44:06,560 --> 00:44:10,080
 This request meets majority of the criteria in the DDC.

530
00:44:10,080 --> 00:44:14,960
 One of our criteria does acknowledge that if a request is zoning is not consistent with

531
00:44:14,960 --> 00:44:19,320
 the future land use map designation, does it further other goals?

532
00:44:19,320 --> 00:44:20,560
 And we felt that this did.

533
00:44:20,560 --> 00:44:27,720
 So hence, we spent a lot of brain hours on this one, trying to understand and trying

534
00:44:27,720 --> 00:44:32,680
 to find a path forward for this applicant in terms of what is the most appropriate zoning.

535
00:44:32,680 --> 00:44:36,980
 Again, the likelihood of residential uses occurring on this property as well as the

536
00:44:36,980 --> 00:44:41,800
 ones to the north and immediately to the south we think are very small because typically

537
00:44:41,800 --> 00:44:46,740
 you don't have a townhome development trying to go in and on a site less than an acre or

538
00:44:46,740 --> 00:44:52,520
 a multifamily development is in all likelihood not feasible on an acre site.

539
00:44:52,520 --> 00:44:56,220
 Those types of developments, especially now given the configuration of Teasley being six

540
00:44:56,220 --> 00:44:59,260
 lane divided, are just not going to happen.

541
00:44:59,260 --> 00:45:05,400
 So I could be wrong, but based on my experience and just seeing what's there, it is hence

542
00:45:05,400 --> 00:45:12,120
 why we really question even if the future land use map is correct in this area.

543
00:45:12,120 --> 00:45:19,680
 Thank you for that and I look forward to more discussion when we get more detail into it

544
00:45:19,680 --> 00:45:20,680
 in the regular meeting.

545
00:45:20,680 --> 00:45:23,120
 Does anyone have any specific questions right now for Mia?

546
00:45:23,120 --> 00:45:25,400
 Commissioner Prout?

547
00:45:25,400 --> 00:45:33,400
 I guess just briefly for the history so that we better understand, are there other commercial

548
00:45:33,400 --> 00:45:39,280
 zoning districts that staff considered other than R7 that would be better than SC and is

549
00:45:39,280 --> 00:45:45,120
 there a reason why that didn't move forward or was that just not a discussion that really

550
00:45:45,120 --> 00:45:46,120
 took place?

551
00:45:46,120 --> 00:45:47,120
 We did.

552
00:45:47,120 --> 00:45:54,600
 So in thinking of what might be able to fit, get them their use and then fit into the moderate

553
00:45:54,600 --> 00:46:05,100
 residential land use, MN we thought about, ultimately the location here on Teasley doesn't

554
00:46:05,100 --> 00:46:09,320
 it being six lane is more auto oriented, you don't really want those buildings pushed up

555
00:46:09,320 --> 00:46:16,160
 to Teasley Lane, so some of the design standards there kick in and if this site were to redevelop

556
00:46:16,160 --> 00:46:19,360
 it wouldn't be ideal to have that there.

557
00:46:19,360 --> 00:46:27,300
 So we did consider Teasley as a corridor like Tina said and having that suburban corridor

558
00:46:27,300 --> 00:46:31,480
 and those design standards that come with that, those land uses that are permitted,

559
00:46:31,480 --> 00:46:40,900
 we figured that would be the route to go.

560
00:46:40,900 --> 00:46:41,900
 Thank you Chair.

561
00:46:41,900 --> 00:46:49,200
 I mean I'm just spit balling here, I'm looking at the property right now on my computer screen.

562
00:46:49,200 --> 00:46:54,280
 In the new zoning, I mean what do you even see going there?

563
00:46:54,280 --> 00:47:03,560
 So a small drive through potentially, or a small restaurant, it would be a small, a small

564
00:47:03,560 --> 00:47:08,600
 establishment and not because, most likely a neighborhood serving retail or commercial

565
00:47:08,600 --> 00:47:15,800
 restaurant type of use and because the property is .684 acres and I think you can do a lot,

566
00:47:15,800 --> 00:47:20,040
 they still have to meet parking requirements, there's some tree canopy on this area that

567
00:47:20,040 --> 00:47:24,080
 they probably have to account for, so there are other requirements that kick in further

568
00:47:24,080 --> 00:47:30,020
 than just the property being small that it would most likely be a neighborhood serving

569
00:47:30,020 --> 00:47:31,020
 commercial type.

570
00:47:31,020 --> 00:47:35,480
 I don't think we would see a big box store or anything like that here.

571
00:47:35,480 --> 00:47:37,680
 Okay, thanks.

572
00:47:37,680 --> 00:47:40,440
 Anything else?

573
00:47:40,440 --> 00:47:43,720
 Okay, thanks Mio.

574
00:47:43,720 --> 00:47:50,160
 Okay, that takes us, well I don't think we have to go through items for individuals consideration

575
00:47:50,160 --> 00:47:51,160
 right here.

576
00:47:51,160 --> 00:47:55,640
 That is my last meeting.

577
00:47:55,640 --> 00:48:02,560
 Okay, that will take us then to our work session reports.

578
00:48:02,560 --> 00:48:04,880
 Do we want to break and get food before we get into this?

579
00:48:04,880 --> 00:48:09,200
 My thinking is we might want to do that so we can then just dedicate the rest of the

580
00:48:09,200 --> 00:48:11,420
 meeting to our work session reports.

581
00:48:11,420 --> 00:48:15,560
 So let's go ahead and recess at 548, grab your food and we'll meet right back here just

582
00:48:15,560 --> 00:48:22,560
 as soon as we can.

583
00:48:22,560 --> 00:48:24,280
 Thank you for allowing us that short break.

584
00:48:24,280 --> 00:48:28,720
 I will call us back to order at 558 p.m. and we'll get into our work session reports,

585
00:48:28,720 --> 00:48:35,560
 the first being 3A, PZ24234, receive a report, hold a discussion regarding residential development

586
00:48:35,560 --> 00:48:37,440
 and rental housing in the city of Denton.

587
00:48:37,440 --> 00:48:40,440
 We'll turn it over to Haley.

588
00:48:40,440 --> 00:48:45,880
 I'm Haley Zagorski, assistant planning director here to discuss some multifamily and single-family

589
00:48:45,880 --> 00:48:48,760
 housing data with you all.

590
00:48:48,760 --> 00:48:52,540
 So this request stemmed from two different components.

591
00:48:52,540 --> 00:48:56,840
 First if you recall back in August we had a couple of multifamily cases and following

592
00:48:56,840 --> 00:49:00,240
 the discussion of those there was a regarding just the number and volume of multifamily

593
00:49:00,240 --> 00:49:03,140
 projects that are currently in development.

594
00:49:03,140 --> 00:49:07,240
 And then when those cases proceeded to council in September similarly we had some questions

595
00:49:07,240 --> 00:49:12,120
 arise about just multifamily data in general, how close we are to hitting the numbers in

596
00:49:12,120 --> 00:49:19,200
 the comprehensive plan that were at our targets for 2040 and how our current rental housing

597
00:49:19,200 --> 00:49:21,400
 rate could be expected to change in the future.

598
00:49:21,400 --> 00:49:25,960
 So and to make the most efficient use of everyone's time we decided to bundle all of this together

599
00:49:25,960 --> 00:49:30,200
 give as much of a comprehensive overview as we could to you all and then be able to forward

600
00:49:30,200 --> 00:49:34,240
 that on to city council to help address their questions.

601
00:49:34,240 --> 00:49:37,840
 So tonight we'll start by looking at just some overall population growth data, the city's

602
00:49:37,840 --> 00:49:42,580
 housing composition and then dive into multifamily and single-family projects that are currently

603
00:49:42,580 --> 00:49:47,080
 in the queue and then try to tie all of that together and compare our current growth to

604
00:49:47,080 --> 00:49:50,300
 those demands that we see in the comprehensive plan and see what conclusions we can draw

605
00:49:50,300 --> 00:49:53,020
 from that.

606
00:49:53,020 --> 00:49:56,400
 Before we jump in I do want to make a couple of notes about the data.

607
00:49:56,400 --> 00:49:59,000
 All the permit and project numbers that you'll see are very fluid.

608
00:49:59,000 --> 00:50:03,820
 Those change permits sometimes on a daily basis, the project certainly on a weekly or

609
00:50:03,820 --> 00:50:05,080
 monthly basis.

610
00:50:05,080 --> 00:50:10,160
 As new things are submitted things get finalized, things are withdrawn.

611
00:50:10,160 --> 00:50:14,360
 Also I wanted to point out that the population and housing estimates that you'll see if you

612
00:50:14,360 --> 00:50:17,100
 were to look at other sources may be drastically different.

613
00:50:17,100 --> 00:50:20,400
 Those tend to vary depending on what source you go to.

614
00:50:20,400 --> 00:50:24,140
 So I did want to note that we normally rely upon the certified housing totals that come

615
00:50:24,140 --> 00:50:28,240
 out from Denton County Appraisal District on an annual basis as well as the American

616
00:50:28,240 --> 00:50:32,460
 Community Survey which is done by the US Census Bureau.

617
00:50:32,460 --> 00:50:36,460
 With the American Community Survey I do want to note if you like to dive into data they

618
00:50:36,460 --> 00:50:38,580
 have a great resource online for that.

619
00:50:38,580 --> 00:50:42,560
 But note that as you get annually further out from a census year they do note that their

620
00:50:42,560 --> 00:50:46,620
 data becomes less precise because it is just annual estimates.

621
00:50:46,620 --> 00:50:52,140
 And then I also wanted to note that not all sources track different housing types the

622
00:50:52,140 --> 00:50:53,200
 same way.

623
00:50:53,200 --> 00:50:57,580
 For example the DDC would define multifamilies anything five units or more on a single parcel

624
00:50:57,580 --> 00:51:01,100
 so that's how our project data is typically presented.

625
00:51:01,100 --> 00:51:04,820
 But if you look at the city's permit data you'll see that everything three units or

626
00:51:04,820 --> 00:51:08,640
 more on a single lot is multifamilies so triplex and fourplex get bundled into that within

627
00:51:08,640 --> 00:51:13,100
 our permitting software because of how the International Building Code defines that use.

628
00:51:13,100 --> 00:51:17,700
 And so you'll see a similar kind of variance in how that's presented across data sources

629
00:51:17,700 --> 00:51:21,920
 so I just wanted to note that for everyone's benefit before we start.

630
00:51:21,920 --> 00:51:26,540
 So starting with population if you were to look in the Denton 2040 plan you would find

631
00:51:26,540 --> 00:51:29,820
 this table in subchapter one.

632
00:51:29,820 --> 00:51:33,740
 So this 2020 population was from the census that year.

633
00:51:33,740 --> 00:51:36,500
 We were just under one hundred and forty thousand people.

634
00:51:36,500 --> 00:51:38,900
 They projected a three percent annual growth rate.

635
00:51:38,900 --> 00:51:41,660
 That growth rate is the same growth rate that was in our 2030 plan.

636
00:51:41,660 --> 00:51:46,460
 They just carried that forward and based on that estimated a total of about two hundred

637
00:51:46,460 --> 00:51:51,340
 and twenty nine thousand people in Denton by 2040.

638
00:51:51,340 --> 00:51:55,060
 So I wanted to start this assessment by looking at where we are today.

639
00:51:55,060 --> 00:52:00,100
 So the American Community Survey estimates that our 2023 population was one hundred and

640
00:52:00,100 --> 00:52:02,460
 fifty eight thousand or just over that.

641
00:52:02,460 --> 00:52:06,620
 That's actually a 13 percent increase since 2020 at that number at one hundred and thirty

642
00:52:06,620 --> 00:52:07,980
 nine thousand.

643
00:52:07,980 --> 00:52:11,620
 So given that I'm looking at an annual basis that would be a four point four percent annual

644
00:52:11,620 --> 00:52:16,620
 growth rate so quite a bit higher than what we accounted for in the comprehensive plan.

645
00:52:16,620 --> 00:52:20,380
 So if you apply that four point four percent growth rate that would put our 2040 population

646
00:52:20,380 --> 00:52:25,100
 at three hundred and thirty one thousand people roughly so a seventy seventy three percent

647
00:52:25,100 --> 00:52:28,660
 change from what we anticipated in the comp plan.

648
00:52:28,660 --> 00:52:32,160
 That is a pretty significant change and like I said the data varies so widely by source

649
00:52:32,160 --> 00:52:33,660
 and projections vary by source.

650
00:52:33,660 --> 00:52:37,100
 So reality is likely somewhere in between those numbers.

651
00:52:37,100 --> 00:52:44,100
 But just know those are the two data points that will be going by for a lot of this analysis.

652
00:52:44,100 --> 00:52:48,540
 So then looking at those housing demands in the comp plan again we have this table that

653
00:52:48,540 --> 00:52:53,940
 breaks it down into single family detached units and other category that lumps everything

654
00:52:53,940 --> 00:52:57,380
 from town homes through fourplexes as well as other things like manufactured housing

655
00:52:57,380 --> 00:53:02,160
 together and then we have the multifamily category of five or more units on a lot.

656
00:53:02,160 --> 00:53:07,340
 So based on that three percent growth and the amount of our housing units in 2019 that

657
00:53:07,340 --> 00:53:13,220
 fell into each category we have an estimate that we would need 19,000 or just under 20,000

658
00:53:13,220 --> 00:53:20,220
 single family detached units by 2040 and just over 11,000 multifamily units by that time.

659
00:53:20,220 --> 00:53:22,900
 Again if you apply that four percent growth rate I wanted to see where those numbers would

660
00:53:22,900 --> 00:53:28,180
 fall to see how those demands might increase if our population keeps going as it is currently.

661
00:53:28,180 --> 00:53:33,580
 So that would put us at a need of 34,000 single family detached units by 2040 and an additional

662
00:53:33,580 --> 00:53:38,280
 19,449 multifamily units by that time.

663
00:53:38,280 --> 00:53:42,640
 I do want to note here that that other category just for the sake of analysis and trying to

664
00:53:42,640 --> 00:53:47,180
 compare equitably across data sources I did take the liberty of breaking those numbers

665
00:53:47,180 --> 00:53:51,640
 down into equal parts of town home duplex, triplex and fourplex so that I could account

666
00:53:51,640 --> 00:53:55,060
 for each of our various project types and lump those accordingly with either single

667
00:53:55,060 --> 00:53:57,940
 family or multifamily.

668
00:53:57,940 --> 00:54:01,740
 And within that category you'll see the COMP plan called for roughly 6,000 additional units

669
00:54:01,740 --> 00:54:08,540
 by 2040 with the higher growth rate that number would increase to just over 10,000.

670
00:54:08,540 --> 00:54:12,060
 So another important component if you're looking at anything in Denton is our student population

671
00:54:12,060 --> 00:54:16,360
 because we all know that has a significant impact on our housing across the city as it

672
00:54:16,360 --> 00:54:17,980
 would in any college town.

673
00:54:17,980 --> 00:54:24,740
 So looking at our three universities here in town you can see 13 percent is the overall

674
00:54:24,740 --> 00:54:27,900
 growth rate for those from 2019 to 2023.

675
00:54:27,900 --> 00:54:32,900
 TWU did have a slight decrease but you can see there was still a pretty significant increase

676
00:54:32,900 --> 00:54:37,340
 between 2022 and 2023 in the number of students that were enrolled.

677
00:54:37,340 --> 00:54:41,740
 I'll note that we don't know from this data how many of those students are commuters,

678
00:54:41,740 --> 00:54:46,140
 how many may attend classes online versus those that live here in Denton.

679
00:54:46,140 --> 00:54:51,460
 But another data source we have housing related is our 2021 needs assessment and as part of

680
00:54:51,460 --> 00:54:57,860
 that assessment they found that we had approximately 9,000 on campus beds at UNT and TWU.

681
00:54:57,860 --> 00:55:02,020
 So if you look at those numbers that leaves anywhere from 45 to 50,000 students roughly

682
00:55:02,020 --> 00:55:05,660
 who would either need to commute or would be looking for off campus housing.

683
00:55:05,660 --> 00:55:12,500
 So our private market is significantly supplementing the student population in terms of housing.

684
00:55:12,500 --> 00:55:17,960
 So moving on to look at how our current housing situation breaks down based on Denton County

685
00:55:17,960 --> 00:55:20,460
 Appraisal District certified totals.

686
00:55:20,460 --> 00:55:25,380
 You can see at our starting year in 2020 for the comp plan we had 85 percent of our housing

687
00:55:25,380 --> 00:55:30,180
 Denton County counted as single family, 2 percent roughly was duplexes and 12 and a

688
00:55:30,180 --> 00:55:32,080
 half percent multifamily.

689
00:55:32,080 --> 00:55:34,420
 Those numbers have stayed relatively steady.

690
00:55:34,420 --> 00:55:40,380
 You can see the slight decrease in the single family composition down to 80 percent in 2023.

691
00:55:40,380 --> 00:55:47,220
 Multifamily increasing to 14 percent and duplexes with a similar roughly 2 percent increase.

692
00:55:47,220 --> 00:55:50,740
 So for those who are visual I just wanted to chart that out so you can see it has been

693
00:55:50,740 --> 00:55:53,100
 a relatively steady increase across all categories.

694
00:55:53,100 --> 00:55:58,380
 No major jumps in any of those throughout that four year period.

695
00:55:58,380 --> 00:56:04,560
 If you look at the total of those in each category breaking it down single family we

696
00:56:04,560 --> 00:56:08,860
 had a 10 percent increase or a 3,000 unit increase over that period.

697
00:56:08,860 --> 00:56:13,140
 Multifamily did increase 37 percent with an additional 1,700 units added.

698
00:56:13,140 --> 00:56:17,460
 And duplexes is the anomaly, the number is so low that the even slight increase in doubling

699
00:56:17,460 --> 00:56:24,540
 of those makes it look like we had 125 percent increase but really it was 1,000 units.

700
00:56:24,540 --> 00:56:28,340
 So looking at the rental composition which was one of those council inquiries that we

701
00:56:28,340 --> 00:56:33,140
 were trying to address with this, you can see our renter occupied units has stayed relatively

702
00:56:33,140 --> 00:56:34,140
 steady.

703
00:56:34,140 --> 00:56:37,900
 Again from the American Community Survey we're able to go back to 2010 as their earliest

704
00:56:37,900 --> 00:56:39,820
 set that's available online.

705
00:56:39,820 --> 00:56:43,420
 We were at 54 percent renter occupied units and that's any type of housing unit.

706
00:56:43,420 --> 00:56:47,860
 They don't break that down by multifamily, single family.

707
00:56:47,860 --> 00:56:52,100
 And we've decreased slightly to 52 percent in 2023.

708
00:56:52,100 --> 00:56:54,700
 So again staying relatively constant.

709
00:56:54,700 --> 00:56:59,420
 I did want to compare how Denton compares to other college towns across Texas.

710
00:56:59,420 --> 00:57:04,500
 So you'll see we're on par with many of them actually towards the lower end of the spectrum.

711
00:57:04,500 --> 00:57:10,340
 So the ranges from 71 percent rental housing in San Marcos down to 49 percent in Waco.

712
00:57:10,340 --> 00:57:14,980
 So we're on the lower end of that spectrum when you look across all of those college

713
00:57:14,980 --> 00:57:18,140
 towns of course taking out the big players like Austin and Houston that just wouldn't

714
00:57:18,140 --> 00:57:21,140
 be comparable.

715
00:57:21,140 --> 00:57:25,380
 Okay so now to address more directly the question that you all presented which was how many

716
00:57:25,380 --> 00:57:30,660
 multifamily projects and what unit count do we have in the queue.

717
00:57:30,660 --> 00:57:36,900
 So again starting back at 2020 we know we were at 4500 units today or in 2023 DCAD tells

718
00:57:36,900 --> 00:57:41,280
 us we had 6200 units on the ground.

719
00:57:41,280 --> 00:57:45,660
 So this map shows you what is currently somewhere in the queue that could come online in the

720
00:57:45,660 --> 00:57:47,100
 next couple of years.

721
00:57:47,100 --> 00:57:52,500
 So if you look at it the teal dots on the map represent those projects that are in review

722
00:57:52,500 --> 00:57:54,060
 that have some level of approval.

723
00:57:54,060 --> 00:57:58,580
 So they may have an SUP or a PD approved that might actually be further in the process and

724
00:57:58,580 --> 00:58:02,740
 have civil engineering plans or zoning compliance plan approval.

725
00:58:02,740 --> 00:58:08,640
 But there are 40 projects that fall into that category.

726
00:58:08,640 --> 00:58:12,740
 And then the purple dots are again under review but those are ones that don't yet have an

727
00:58:12,740 --> 00:58:17,100
 approval so they might be coming up in the pipeline for P&Z and council consideration

728
00:58:17,100 --> 00:58:22,420
 or just if they are by right they could be with staff for review right now.

729
00:58:22,420 --> 00:58:26,620
 And then the kind of peach color dots are those that are actually under construction.

730
00:58:26,620 --> 00:58:32,140
 So we have 19 multifamily projects in the city that have been released to go to construction.

731
00:58:32,140 --> 00:58:36,580
 So combining those that are in review that's an additional 8000 units that could come online

732
00:58:36,580 --> 00:58:38,180
 if those come to fruition.

733
00:58:38,180 --> 00:58:43,000
 In construction we have a total of 4062 units at this time.

734
00:58:43,000 --> 00:58:48,700
 So when you look at what's on the ground that increased between 2020 and 2023 and then add

735
00:58:48,700 --> 00:58:54,460
 to it those new units that's a total of 13800 units that could be added to the city's housing

736
00:58:54,460 --> 00:59:02,280
 stock which would be a 300% increase from that 2020 starting point.

737
00:59:02,280 --> 00:59:09,300
 So looking at going back to the comprehensive plan to those needs I want to set the stage

738
00:59:09,300 --> 00:59:14,340
 for the various data points we have that tell us how many multifamily units we might need

739
00:59:14,340 --> 00:59:16,660
 by 2040.

740
00:59:16,660 --> 00:59:21,700
 Again the comprehensive plan at that 3% growth put us at just over 11,000 multifamily.

741
00:59:21,700 --> 00:59:26,400
 If you add the triplex and fourplex to that, that gets us up to 14,000.

742
00:59:26,400 --> 00:59:32,520
 If you apply the higher growth rate that we're currently at we could potentially need 24,680

743
00:59:32,520 --> 00:59:37,100
 multifamily units added to our housing stock by 2040.

744
00:59:37,100 --> 00:59:41,700
 Again that other data source that we have that's very valuable for this is that 2021

745
00:59:41,700 --> 00:59:46,460
 needs assessment that looked at the city's housing stock and it broke it down into rental

746
00:59:46,460 --> 00:59:49,460
 units and ownership units for their analysis.

747
00:59:49,460 --> 00:59:54,700
 So they estimated that we would need roughly 25,000 rental units added to our housing supply

748
00:59:54,700 --> 00:59:58,020
 by 2040 to meet the needs of our residents.

749
00:59:58,020 --> 01:00:04,040
 And again that doesn't look at what portion of those may be single family or accessory

750
01:00:04,040 --> 01:00:08,220
 dwelling units or other things but it thought it was interesting to note that our higher

751
01:00:08,220 --> 01:00:11,780
 growth rate does put us on par with what the housing needs assessment called for as well

752
01:00:11,780 --> 01:00:16,460
 with that being about 25,000 units total.

753
01:00:16,460 --> 01:00:19,620
 So switching gears slightly, single family.

754
01:00:19,620 --> 01:00:23,280
 We prepared our GIS team prepared a similar map for you all.

755
01:00:23,280 --> 01:00:27,980
 On this one the yellow dots represent single family projects that are under construction.

756
01:00:27,980 --> 01:00:32,860
 There's a total of 7,041 lots that have been released to go to construction.

757
01:00:32,860 --> 01:00:36,940
 Those could take several years of course to actually have houses built on them but those

758
01:00:36,940 --> 01:00:40,100
 are lots that we know are in the supply chain.

759
01:00:40,100 --> 01:00:44,780
 And then in the development review process somewhere we have an additional 19 projects

760
01:00:44,780 --> 01:00:50,340
 that accounts for 2,600 units and those are the blue dots on this map.

761
01:00:50,340 --> 01:00:56,140
 So again looking at that total increase from the 2020 base that DCAD showed us we had 31,800

762
01:00:56,140 --> 01:00:58,060
 single family units.

763
01:00:58,060 --> 01:01:03,660
 We know as of 2023 we were at 36,000 and then you add to it those that are in queue today

764
01:01:03,660 --> 01:01:09,060
 and that would be just under 14,000 units that we could be adding above and beyond that

765
01:01:09,060 --> 01:01:12,780
 2020 baseline.

766
01:01:12,780 --> 01:01:16,540
 And just to set the stage again for what those needs were before we try to compare all of

767
01:01:16,540 --> 01:01:21,500
 this the comprehensive plan called for if you add in the town home and duplex to the

768
01:01:21,500 --> 01:01:27,560
 single family detached a total of 22,800 units needed to be added by 2040 at the higher growth

769
01:01:27,560 --> 01:01:31,940
 rate that would go up to just under 40,000 units that could be needed.

770
01:01:31,940 --> 01:01:36,900
 And again to see how that compares to our needs assessment we are maybe on the low end

771
01:01:36,900 --> 01:01:41,060
 of the spectrum on our estimates with this because our needs assessment actually called

772
01:01:41,060 --> 01:01:48,900
 for us to need 50,000 additional units available for ownership by 2040.

773
01:01:48,900 --> 01:01:54,920
 So trying to tie all of that together and see how our current development workload is

774
01:01:54,920 --> 01:01:57,620
 meeting those demands.

775
01:01:57,620 --> 01:02:03,060
 For multifamily the new units we've added since 2020 as we just saw was just under 14,000.

776
01:02:03,060 --> 01:02:07,140
 If you look back to those total projections of what we would need that would meet 90%

777
01:02:07,140 --> 01:02:09,820
 of the need identified in the comprehensive plan.

778
01:02:09,820 --> 01:02:15,540
 52% of the need if we were to keep going at the current 4% growth rate that we're seeing

779
01:02:15,540 --> 01:02:20,940
 and 55% of what was called for in the housing needs assessment for rental stock.

780
01:02:20,940 --> 01:02:25,900
 Single family similarly were just under 14,000 units that we've projected to have added since

781
01:02:25,900 --> 01:02:26,900
 2020.

782
01:02:26,900 --> 01:02:32,020
 That would meet 61% of the comp plan's goal for 2040, 41% if you apply the higher growth

783
01:02:32,020 --> 01:02:37,740
 rate but only 28% if you're looking at the housing needs assessment call for additional

784
01:02:37,740 --> 01:02:39,300
 ownership units.

785
01:02:39,300 --> 01:02:45,800
 So keeping in mind we're only four years into that 20 year horizon.

786
01:02:45,800 --> 01:02:53,380
 We certainly seem on track to meet or exceed the needs identified by these various plans.

787
01:02:53,380 --> 01:02:57,100
 So we wanted to end with what conclusions can we draw from this?

788
01:02:57,100 --> 01:03:02,140
 What does all of this mean especially for you all as you consider development applications?

789
01:03:02,140 --> 01:03:05,900
 Obviously we're growing and our student populations are continuing to grow at both of our major

790
01:03:05,900 --> 01:03:10,700
 -- at all of our universities actually now that we have NCTC in our downtown.

791
01:03:10,700 --> 01:03:14,540
 And we know that student population growth continues to have a huge effect on our housing

792
01:03:14,540 --> 01:03:15,540
 stock.

793
01:03:15,540 --> 01:03:20,300
 So as I mentioned the housing needs assessment indicated that our -- we had 9,000 on campus

794
01:03:20,300 --> 01:03:24,980
 beds so the rest of those students would be presumably looking for housing in Denton unless

795
01:03:24,980 --> 01:03:26,180
 they're commuters.

796
01:03:26,180 --> 01:03:31,100
 They additionally estimated that 75% of our rental housing supply at that time was taken

797
01:03:31,100 --> 01:03:33,760
 up by students.

798
01:03:33,760 --> 01:03:38,420
 So just keeping that in mind what we do know is our rental housing rate is comparable to

799
01:03:38,420 --> 01:03:41,300
 other cities that have major universities.

800
01:03:41,300 --> 01:03:47,860
 But we may be needing additional units available for students near those universities as we

801
01:03:47,860 --> 01:03:52,660
 continue to grow to ensure that they're not maybe taking up other housing elsewhere that

802
01:03:52,660 --> 01:03:56,740
 could be available for ownership or other opportunities.

803
01:03:56,740 --> 01:04:00,040
 Keep in mind the growth rate projections do vary widely by source.

804
01:04:00,040 --> 01:04:02,060
 So all of this is just projections.

805
01:04:02,060 --> 01:04:05,060
 Who knows where we'll end up it's likely to be different from everything that we've looked

806
01:04:05,060 --> 01:04:06,060
 at here.

807
01:04:06,060 --> 01:04:10,900
 But just trying to give you all an idea of where we stand.

808
01:04:10,900 --> 01:04:16,300
 We know that based on our comprehensive plan, the housing needs assessment and our current

809
01:04:16,300 --> 01:04:21,580
 development trends we should be on track to generally meet the housing needs that we anticipate.

810
01:04:21,580 --> 01:04:26,380
 But like I mentioned the critical part may be the location of those -- the housing supply

811
01:04:26,380 --> 01:04:30,320
 that infill and student housing availability near the universities again might be critical

812
01:04:30,320 --> 01:04:35,500
 to ensuring that the rest of our neighborhoods and locations on the periphery of the city

813
01:04:35,500 --> 01:04:41,380
 are available for other residents who are not students of the universities.

814
01:04:41,380 --> 01:04:45,360
 So what can we do as we move forward with additional projects?

815
01:04:45,360 --> 01:04:49,100
 Obviously continuing to be thoughtful in our consideration of these, keeping in mind those

816
01:04:49,100 --> 01:04:53,320
 housing needs and also ensuring that we have a diverse housing stock.

817
01:04:53,320 --> 01:04:56,600
 So we obviously don't want everything to fall strictly in the single family or multi-family

818
01:04:56,600 --> 01:05:01,300
 category, we want to make sure we provide for those middle housing types as well that

819
01:05:01,300 --> 01:05:04,860
 meet different needs for different individuals.

820
01:05:04,860 --> 01:05:08,600
 When we are looking at additional multi-family cases, since we seem to be further ahead on

821
01:05:08,600 --> 01:05:12,940
 that goal than the single family goal, it will be important to ensure consistency with

822
01:05:12,940 --> 01:05:17,920
 our comprehensive plan, but also ensure that the location it's going is conducive to actual

823
01:05:17,920 --> 01:05:18,920
 neighborhood development.

824
01:05:18,920 --> 01:05:23,460
 That it's not out of place for the character of the area and that could support additional

825
01:05:23,460 --> 01:05:27,580
 neighborhoods being developed around it in the future perhaps.

826
01:05:27,580 --> 01:05:31,580
 Obviously it will be important to continue to monitor our growth and our housing availability,

827
01:05:31,580 --> 01:05:33,420
 especially with that needs assessment in mind.

828
01:05:33,420 --> 01:05:37,860
 We may want to look at updating both the housing needs assessment and the comp plan again within

829
01:05:37,860 --> 01:05:41,340
 the next five years if our growth continues to outpace what we were projecting in both

830
01:05:41,340 --> 01:05:43,620
 of those plans.

831
01:05:43,620 --> 01:05:47,580
 And then for development purposes, it will be important for us to look at ways to incentivize

832
01:05:47,580 --> 01:05:52,540
 and remove barriers to infill and encourage increased housing near our universities.

833
01:05:52,540 --> 01:05:56,240
 These two points obviously may require policy and code changes.

834
01:05:56,240 --> 01:06:00,860
 So we will likely be bringing forward to you all discussions to think about potential updates

835
01:06:00,860 --> 01:06:05,780
 to the development code, perhaps the comprehensive plan, as well as working internally and with

836
01:06:05,780 --> 01:06:10,180
 city council to see if there are incentives we can offer through perhaps our impact fees

837
01:06:10,180 --> 01:06:13,140
 or other economic development tools to help incentivize that.

838
01:06:13,140 --> 01:06:17,300
 To ensure that we're not having too much sprawl on the periphery where we do have those environmental

839
01:06:17,300 --> 01:06:22,960
 assets that we want to ensure we protect as well to make sure we're balancing all those

840
01:06:22,960 --> 01:06:23,960
 goals.

841
01:06:23,960 --> 01:06:28,580
 So with that, I will stand for any questions and hope I can answer them.

842
01:06:28,580 --> 01:06:31,580
 >> It's a great presentation, thank you.

843
01:06:31,580 --> 01:06:34,260
 Are you sharing that with council?

844
01:06:34,260 --> 01:06:36,140
 >> Our plan is to forward this to them.

845
01:06:36,140 --> 01:06:38,860
 Obviously the video link will be available, but share this with them as a Friday report

846
01:06:38,860 --> 01:06:40,220
 probably in the coming week.

847
01:06:40,220 --> 01:06:42,140
 >> It's good and they should have that, yeah.

848
01:06:42,140 --> 01:06:48,540
 I think one thing that you could probably add to that, keep an eye on, is just to make

849
01:06:48,540 --> 01:06:54,620
 the delineation of really what are the university housing needs versus everything else because

850
01:06:54,620 --> 01:06:56,660
 that is very different.

851
01:06:56,660 --> 01:07:01,380
 And yes, clearly with the universities growing and their lack of housing on campus, it's

852
01:07:01,380 --> 01:07:06,660
 either commuters or they're renters and are we serving those needs, which are again completely

853
01:07:06,660 --> 01:07:11,420
 separate than a family who needs to be in a rental property and of course location is

854
01:07:11,420 --> 01:07:12,420
 everything there.

855
01:07:12,420 --> 01:07:14,700
 Thank you for putting this together.

856
01:07:14,700 --> 01:07:19,860
 What questions does anyone have for Haley?

857
01:07:19,860 --> 01:07:21,340
 Commissioner Pruitt?

858
01:07:21,340 --> 01:07:28,580
 >> Thank you, Chair, and thank you again for putting this together.

859
01:07:28,580 --> 01:07:37,260
 Brief question, the map that you had of single-family locations, did that and the numbers, did that

860
01:07:37,260 --> 01:07:42,220
 include nearby muds or is it only City of Denton properties?

861
01:07:42,220 --> 01:07:46,220
 >> I believe this, yes, it does, based on the large yellow dot out to the west.

862
01:07:46,220 --> 01:07:49,860
 It includes those municipal utility districts that we have permitting authority over.

863
01:07:49,860 --> 01:07:50,860
 >> Okay, very good.

864
01:07:50,860 --> 01:07:51,860
 Thank you.

865
01:07:51,860 --> 01:07:52,860
 >> Yes.

866
01:07:52,860 --> 01:07:54,720
 >> It's very helpful.

867
01:07:54,720 --> 01:07:55,720
 Thank you.

868
01:07:55,720 --> 01:08:02,220
 I'll just point out that I wasn't able to pull City of Denton data, so this is Denton County,

869
01:08:02,220 --> 01:08:04,920
 so take it with many grains of salt.

870
01:08:04,920 --> 01:08:12,580
 But in the last four years, the median home price has gone up about 35% and the median

871
01:08:12,580 --> 01:08:20,100
 income has gone up about 12%, so I look forward to some of the variety of housing types that

872
01:08:20,100 --> 01:08:26,980
 will allow us to have that flexible housing that could move between ownership or rental

873
01:08:26,980 --> 01:08:33,940
 as the market needs in the future, as opposed to being stuck as much, if that makes sense.

874
01:08:33,940 --> 01:08:35,140
 >> Thank you.

875
01:08:35,140 --> 01:08:36,140
 >> Thank you.

876
01:08:36,140 --> 01:08:37,140
 Anything else?

877
01:08:37,140 --> 01:08:38,140
 Thank you so much.

878
01:08:38,140 --> 01:08:39,140
 >> You're welcome.

879
01:08:39,140 --> 01:08:40,140
 >> That was great.

880
01:08:40,140 --> 01:08:41,140
 Are you staying up here for 3B?

881
01:08:41,140 --> 01:08:42,140
 >> I am not.

882
01:08:42,140 --> 01:08:43,140
 I'll hand that one over to Tina.

883
01:08:43,140 --> 01:08:48,140
 >> Okay, so we'll hand that to Tina.

884
01:08:48,140 --> 01:08:55,700
 It's 3B-PZ24240, Receiver Report, Hold Discussion Regarding Notice of Possible Quorum Eligibility

885
01:08:55,700 --> 01:08:56,700
 Events.

886
01:08:56,700 --> 01:08:57,700
 >> Thank you.

887
01:08:57,700 --> 01:09:04,740
 We just wanted to put this on your agenda because we realized there might be some questions

888
01:09:04,740 --> 01:09:06,580
 associated with this.

889
01:09:06,580 --> 01:09:09,980
 We could have just sent the information out in an email, but we wanted to give you the

890
01:09:09,980 --> 01:09:12,300
 benefit, like I said, if you had any questions.

891
01:09:12,300 --> 01:09:17,620
 So basically what we included in your AIS is the various events that are available for

892
01:09:17,620 --> 01:09:19,740
 Notice of Possible Quorum.

893
01:09:19,740 --> 01:09:22,700
 You'll see in that list, neighborhood meetings are not one of them.

894
01:09:22,700 --> 01:09:27,520
 So we know that you all get invited to neighborhood meetings from time to time, so if you choose

895
01:09:27,520 --> 01:09:33,060
 to attend, and there are multiple commissioners that are there, we need for you to pay attention

896
01:09:33,060 --> 01:09:36,820
 to the number of commissioners that might be in attendance at that meeting, because

897
01:09:36,820 --> 01:09:41,380
 if we achieve four commissioners, then we have a quorum and we're in violation of the

898
01:09:41,380 --> 01:09:43,060
 Texas Open Meetings Act.

899
01:09:43,060 --> 01:09:48,820
 So we would ask for you to talk amongst yourselves as to who's going to leave.

900
01:09:48,820 --> 01:09:51,900
 If staff happens to be there and we happen to catch somebody coming in the door, we'll

901
01:09:51,900 --> 01:09:57,020
 try and do our best from that standpoint, but just wanted you to be cognizant of that.

902
01:09:57,020 --> 01:10:01,900
 We've gone, our team went back and reviewed the statute from time to time just to make

903
01:10:01,900 --> 01:10:05,940
 sure we're operating in compliance, but that is one of the things that we did notice is

904
01:10:05,940 --> 01:10:10,280
 neighborhood meetings does not fall into one of those four categories under that Notice

905
01:10:10,280 --> 01:10:11,280
 of Possible Quorum.

906
01:10:11,280 --> 01:10:14,700
 So just ask that you keep that in mind, please.

907
01:10:14,700 --> 01:10:15,700
 Awesome.

908
01:10:15,700 --> 01:10:16,700
 Okay.

909
01:10:16,700 --> 01:10:17,700
 Thank you.

910
01:10:17,700 --> 01:10:18,700
 Great.

911
01:10:18,700 --> 01:10:23,700
 I'll go ahead and adjourn our work session at 620, and we will reconvene at 630 in council

912
01:10:23,700 --> 01:10:24,700
 chambers.

913
01:10:24,700 --> 01:10:24,820
 Thank you.

914
01:10:27,020 --> 01:10:34,980
 Good evening and welcome to the City of Denton's Planning and Zoning Commission meeting for

915
01:10:34,980 --> 01:10:38,580
 Wednesday, December 11th, 2024.

916
01:10:38,580 --> 01:10:44,860
 With the quorum present, I'll call us to order at 637 p.m., and please let the record show

917
01:10:44,860 --> 01:10:47,740
 that Commissioner Villarreal is absent.

918
01:10:47,740 --> 01:10:51,420
 First item on our agenda is the Pledge of Allegiance to the U.S. and Texas Flags.

919
01:10:51,420 --> 01:11:01,140
 I pledge allegiance to the flag of the United States of America, and to the republic for

920
01:11:01,140 --> 01:11:10,620
 which it stands, one nation, under God, indivisible, with liberty and justice for all.

921
01:11:10,620 --> 01:11:23,260
 Under the Texas flag, I pledge allegiance to the Texas, one state, under God, one, indivisible.

922
01:11:23,260 --> 01:11:24,260
 Thank you.

923
01:11:24,260 --> 01:11:33,340
 Our first item of business is consider approval of our meeting minutes from November 13th.

924
01:11:33,340 --> 01:11:34,340
 Commissioner Perderon?

925
01:11:34,340 --> 01:11:35,340
 Move to approve.

926
01:11:35,340 --> 01:11:36,340
 Commissioner Thacker?

927
01:11:36,340 --> 01:11:37,340
 Second.

928
01:11:37,340 --> 01:11:38,340
 Okay.

929
01:11:38,340 --> 01:11:40,300
 We've got a first and a second for approval.

930
01:11:40,300 --> 01:11:41,860
 Any discussion?

931
01:11:41,860 --> 01:11:43,140
 Okay.

932
01:11:43,140 --> 01:11:51,100
 Let's vote on the board, please.

933
01:11:51,100 --> 01:11:52,940
 That motion carries 5-0.

934
01:11:52,940 --> 01:12:03,380
 That will take us to our consent agenda this evening.

935
01:12:03,380 --> 01:12:04,380
 Commissioner Perderon?

936
01:12:04,380 --> 01:12:05,380
 Move to approve.

937
01:12:05,380 --> 01:12:06,380
 Commissioner Perot?

938
01:12:06,380 --> 01:12:07,380
 Second.

939
01:12:07,380 --> 01:12:11,300
 We've got a first and a second for approval of the consent agenda.

940
01:12:11,300 --> 01:12:12,300
 Any discussion?

941
01:12:12,300 --> 01:12:13,300
 Okay.

942
01:12:13,300 --> 01:12:21,140
 Let's vote, please.

943
01:12:21,140 --> 01:12:22,980
 That motion carries 5-0.

944
01:12:22,980 --> 01:12:25,420
 That will take us to our public hearings this evening.

945
01:12:25,420 --> 01:12:31,580
 Our first is 4A, AESA 240004.

946
01:12:31,580 --> 01:12:35,380
 Christy is here for presentation, and I will open the public hearing.

947
01:12:35,380 --> 01:12:37,220
 Hi, Christy.

948
01:12:37,220 --> 01:12:53,260
 Christy Upton, environmental compliance coordinator.

949
01:12:53,260 --> 01:12:57,260
 And tonight I will be presenting AESA 240004.

950
01:12:57,260 --> 01:13:02,740
 This is an alternative ESA plan for Harris Ranch, and it is in the...

951
01:13:02,740 --> 01:13:05,740
 Christy, can you bring your mic closer, just so you're a little bit louder?

952
01:13:05,740 --> 01:13:06,740
 Is that better?

953
01:13:06,740 --> 01:13:07,740
 Yeah.

954
01:13:07,740 --> 01:13:08,740
 Okay.

955
01:13:08,740 --> 01:13:09,740
 It is better.

956
01:13:09,740 --> 01:13:10,740
 Thank you.

957
01:13:10,740 --> 01:13:11,740
 Do you want me to start over?

958
01:13:11,740 --> 01:13:12,740
 No, that's okay.

959
01:13:12,740 --> 01:13:13,740
 Okay.

960
01:13:13,740 --> 01:13:14,740
 Thank you.

961
01:13:14,740 --> 01:13:17,340
 The request is to approve this alternative ESA plan.

962
01:13:17,340 --> 01:13:25,380
 The proposed plan is to remove 1.92 acres of water-related habitat and restore and expand

963
01:13:25,380 --> 01:13:31,860
 the functions of that ESA in a planned detention basis.

964
01:13:31,860 --> 01:13:34,660
 Harris Ranch is an 84-acre site.

965
01:13:34,660 --> 01:13:41,020
 It's located on I-35 North and South of Loop 288.

966
01:13:41,020 --> 01:13:48,380
 In 2021, there was an annexation and a zoning action taken on this property.

967
01:13:48,380 --> 01:13:57,220
 The planned development is industrial warehousing and it's supporting infrastructure.

968
01:13:57,220 --> 01:14:03,780
 In order to establish the president's location and extent of these environmentally sensitive

969
01:14:03,780 --> 01:14:11,860
 areas, ESA field assessment was performed by the applicant and identified 1.92 acres

970
01:14:11,860 --> 01:14:18,620
 of water-related habitat, specifically emergent wetlands.

971
01:14:18,620 --> 01:14:25,460
 The applicant is proposing to remove all of those emergent wetlands in order to construct

972
01:14:25,460 --> 01:14:28,100
 a detention basin.

973
01:14:28,100 --> 01:14:34,940
 This mitigation project to offset for the removal of those emergent wetlands is a five-acre

974
01:14:34,940 --> 01:14:39,700
 site of constructing a detention basin.

975
01:14:39,700 --> 01:14:46,180
 The detention basin is uniquely designed in order to add a variety of habitat depths and

976
01:14:46,180 --> 01:14:57,900
 add a wide variety of plants that can inhabit the variety of habitat depths.

977
01:14:57,900 --> 01:15:04,420
 With that, there will be pollution capturing structures and a perpetual maintenance plan

978
01:15:04,420 --> 01:15:11,100
 specifically to uplift and to maintain the ecological functionality of that detention

979
01:15:11,100 --> 01:15:15,540
 basin design.

980
01:15:15,540 --> 01:15:22,220
 Notifications were made by staff in accordance with the AESA procedure and we received three

981
01:15:22,220 --> 01:15:25,560
 responses in favor of the project.

982
01:15:25,560 --> 01:15:33,180
 The applicant did advertise a neighborhood meeting, however there were no RSVPs and so

983
01:15:33,180 --> 01:15:37,260
 the applicant canceled the meeting.

984
01:15:37,260 --> 01:15:46,340
 Staff is recommending approval of this project as it is a complete application.

985
01:15:46,340 --> 01:15:54,060
 We have added some conditions to the proposed ordinance for the adoption of this plan.

986
01:15:54,060 --> 01:16:01,020
 The highlights of being that the improvements be commenced prior to the issuance of the

987
01:16:01,020 --> 01:16:08,620
 first building permit, the vegetation be established and monitored until acceptance by environmental

988
01:16:08,620 --> 01:16:14,380
 services and that the perpetual maintenance plan be filed with the City of Ditton and

989
01:16:14,380 --> 01:16:18,700
 that the property owner retains all responsibilities.

990
01:16:18,700 --> 01:16:22,380
 And with that I will stand for questions.

991
01:16:22,380 --> 01:16:24,260
 Thank you Christy.

992
01:16:24,260 --> 01:16:27,100
 Any questions at this time for Christy?

993
01:16:27,100 --> 01:16:31,820
 Okay, just stand by because they may come up.

994
01:16:31,820 --> 01:16:34,620
 I do have one card in front of me to speak.

995
01:16:34,620 --> 01:16:35,620
 It is the applicant.

996
01:16:35,620 --> 01:16:36,620
 I'll call Amy Bissett.

997
01:16:36,620 --> 01:16:37,620
 Hi Amy.

998
01:16:37,620 --> 01:16:38,620
 Good evening Chair Ellis and Commissioners.

999
01:16:38,620 --> 01:16:41,620
 I'm going to take one second here to pull up my presentation.

1000
01:16:41,620 --> 01:16:52,440
 Amy Bissett, 109 North Elm, Denton 76201 just for the record.

1001
01:16:52,440 --> 01:16:55,340
 Thank you.

1002
01:16:55,340 --> 01:17:00,380
 There we go.

1003
01:17:00,380 --> 01:17:05,660
 Alright so before we get started I do want to, I watched the work session and I want

1004
01:17:05,660 --> 01:17:10,300
 to open by addressing some of the questions that came up in work session specifically

1005
01:17:10,300 --> 01:17:15,100
 and then I'll go through the handful of slides that I have.

1006
01:17:15,100 --> 01:17:19,900
 Commissioner Thagard, I would like to start with your question related to the surrounding

1007
01:17:19,900 --> 01:17:25,940
 property owners who've registered in support of the project and how they don't live onsite.

1008
01:17:25,940 --> 01:17:30,340
 When public notifications go out they are mailed both to the property owner as well

1009
01:17:30,340 --> 01:17:35,780
 as any utility addresses, so any tenants that may be on the sites as well.

1010
01:17:35,780 --> 01:17:43,300
 If there are residences there then everybody's notified equally and has an opportunity to

1011
01:17:43,300 --> 01:17:47,140
 register their opposition or support.

1012
01:17:47,140 --> 01:17:52,460
 In this particular case the surrounding properties are largely undeveloped and unoccupied at

1013
01:17:52,460 --> 01:17:57,500
 this point in time which is why you heard primarily from property owners that aren't

1014
01:17:57,500 --> 01:18:00,500
 living onsite today.

1015
01:18:00,500 --> 01:18:03,580
 I'll go into a little more detail on that a little bit when I talk about neighborhood

1016
01:18:03,580 --> 01:18:06,100
 engagement.

1017
01:18:06,100 --> 01:18:09,700
 Commissioner Pruitt you made a comment that this is kind of an atypical approach to an

1018
01:18:09,700 --> 01:18:17,700
 alternative ESA plan and we approached the city from the very beginning and worked hand

1019
01:18:17,700 --> 01:18:22,500
 in hand with Christy, we brought her out onsite and we really looked for an innovative solution

1020
01:18:22,500 --> 01:18:28,140
 and she pointed us to the razor ranch detention pond that was designed in a similar fashion

1021
01:18:28,140 --> 01:18:35,500
 and so we looked to that as a good example in order to try to put together a solid plan

1022
01:18:35,500 --> 01:18:38,380
 for this particular mitigation.

1023
01:18:38,380 --> 01:18:41,900
 Commissioner Padrone I'm going to walk you through the maintenance plan with a couple

1024
01:18:41,900 --> 01:18:44,740
 of slides here in just a moment.

1025
01:18:44,740 --> 01:18:50,260
 Just to start with these are the mapped environmentally sensitive areas that are on the site today.

1026
01:18:50,260 --> 01:18:52,980
 This was done through a field assessment.

1027
01:18:52,980 --> 01:18:56,580
 As Christy mentioned they're identified as emergent wetlands.

1028
01:18:56,580 --> 01:18:59,500
 What you see here these two existing ponds were manmade.

1029
01:18:59,500 --> 01:19:05,000
 They were actually fracking ponds when these gas wells went in and there was really no

1030
01:19:05,000 --> 01:19:07,140
 intentionality behind that design.

1031
01:19:07,140 --> 01:19:12,420
 What we're really proposing to do here is to remove the fracking ponds and put in a

1032
01:19:12,420 --> 01:19:17,700
 well designed detention pond that has features that wouldn't otherwise be a component of

1033
01:19:17,700 --> 01:19:23,580
 detention so it functions as a detention pond but around the edges has a variety of depths

1034
01:19:23,580 --> 01:19:29,980
 and opportunities for more habitat than exists out there today.

1035
01:19:29,980 --> 01:19:35,900
 Our proposed ESA plan does increase water related habitat from 1.92 acres to 5 acres

1036
01:19:35,900 --> 01:19:41,700
 on the site so we're more than doubling the area.

1037
01:19:41,700 --> 01:19:46,000
 We're also proposing a varied water depth which creates an environment to support and

1038
01:19:46,000 --> 01:19:50,020
 attract more diverse habitat than is there today.

1039
01:19:50,020 --> 01:19:54,300
 We're proposing some infrastructure that, as Christy mentioned, captures pollutants

1040
01:19:54,300 --> 01:20:02,020
 and therefore increases the water quality as the water leaves the site.

1041
01:20:02,020 --> 01:20:07,780
 It respects the existing topography and surrounding ESAs so that it provides continued connectivity

1042
01:20:07,780 --> 01:20:13,020
 of the stream system that's there today and protects the overall waterway.

1043
01:20:13,020 --> 01:20:16,780
 Christy did catch me right before this meeting and mentioned that there was some conversation

1044
01:20:16,780 --> 01:20:20,120
 that took place about the wildlife corridor designation.

1045
01:20:20,120 --> 01:20:25,340
 I looked that up briefly before coming up here and it's actually mapped under wildlife

1046
01:20:25,340 --> 01:20:27,820
 corridors but it's mapped as a green space.

1047
01:20:27,820 --> 01:20:31,720
 It's not designated as a wildlife corridor and when you look at the map for the green

1048
01:20:31,720 --> 01:20:37,980
 space it's identical to the map of the environmentally sensitive areas so it's basically just another

1049
01:20:37,980 --> 01:20:44,940
 map layer saying this is green space because it's an ESA so in effect we would be widening

1050
01:20:44,940 --> 01:20:51,140
 that green space from 1.92 acres to five acres.

1051
01:20:51,140 --> 01:20:55,340
 Commissioner Pedrone this is the table that's in the AESA plan regarding perpetual maintenance

1052
01:20:55,340 --> 01:20:56,340
 activity.

1053
01:20:56,340 --> 01:20:58,900
 I've got two slides here that outlines them.

1054
01:20:58,900 --> 01:21:03,300
 I'm not going to read this in detail but I did want to show you the level of detail

1055
01:21:03,300 --> 01:21:07,300
 that has gone into the perpetual maintenance plan.

1056
01:21:07,300 --> 01:21:11,740
 What's unique about this particular alternative ESA plan is because it also functioned as

1057
01:21:11,740 --> 01:21:18,340
 a detention pond the city requires operations and maintenance manuals be reviewed and approved

1058
01:21:18,340 --> 01:21:23,240
 by the city for detention and drainage facilities and so this will be memorialized within that

1059
01:21:23,240 --> 01:21:29,100
 maintenance agreement in addition to the normal reporting requirements for an alternative

1060
01:21:29,100 --> 01:21:37,060
 ESA plan which requires annual reporting of the progress and whether or not the actual

1061
01:21:37,060 --> 01:21:44,140
 plantings are thriving or taking establishment and at the end of that three-year term there

1062
01:21:44,140 --> 01:21:50,180
 is a city inspection that is determined whether or not there's been an 85 percent success

1063
01:21:50,180 --> 01:21:55,540
 rate of a minimum of establishing the plants at that point in time and if it has not been

1064
01:21:55,540 --> 01:22:01,100
 reached then a mitigation plan has to be created in collaboration with the city to remedy that

1065
01:22:01,100 --> 01:22:07,580
 problem and as Christy mentioned we did try to have a neighborhood meeting but received

1066
01:22:07,580 --> 01:22:12,220
 no RSVPs however I do want to point out that we've had meetings with the Harris family

1067
01:22:12,220 --> 01:22:16,380
 to the north of us we've had meetings with Billingsley who owns the property to the south

1068
01:22:16,380 --> 01:22:20,900
 of us we've had meetings with Orson Holdings who owns the Baker track to the west of us

1069
01:22:20,900 --> 01:22:26,180
 and we've had meetings with Williams communication who has a small lease on the south side of

1070
01:22:26,180 --> 01:22:30,620
 our site as well so we have had engagement with our neighbors it just wasn't in a in

1071
01:22:30,620 --> 01:22:34,360
 a neighborhood typical neighborhood meeting we just went face to face and sat down with

1072
01:22:34,360 --> 01:22:40,220
 each of them and that is all I have but I do want to introduce Drew Fagan with Urban

1073
01:22:40,220 --> 01:22:53,180
 Logistics Realty he is the developer on the site and let him say a few words thank you.

1074
01:22:53,180 --> 01:23:00,380
 Good evening Drew Fagan to Harpers Ferry Richardson Texas seven five zero eight zero as Amy said

1075
01:23:00,380 --> 01:23:06,620
 I'm the developer for Urban Logistics Realty we are a small six person local DFW development

1076
01:23:06,620 --> 01:23:12,640
 shop we are hopeful to call Harris Ranch our second project in Denton our first project

1077
01:23:12,640 --> 01:23:18,300
 was the four building project on the south side of town on the old Acme brick plant it

1078
01:23:18,300 --> 01:23:24,180
 sits on thirty five yeah and so one just wanted to say thank you all tonight for your consideration

1079
01:23:24,180 --> 01:23:27,700
 it's been a pleasure working with Christy hand-in-hand to figure out a plan that would

1080
01:23:27,700 --> 01:23:31,780
 work for this property I'm here tonight for any questions you may have as well as Kimley

1081
01:23:31,780 --> 01:23:37,460
 horn the engineer of record if there's anything you need answered we are happy to help thank

1082
01:23:37,460 --> 01:23:44,820
 you thank you Mr. Fagan any questions Commissioner Perot thank you chair yeah I'm not sure who

1083
01:23:44,820 --> 01:23:50,080
 can best speak to it but there was talk I think in the work session about some sort

1084
01:23:50,080 --> 01:23:57,860
 of dredging plan for continual maintenance or am I correct or am I misremembering which

1085
01:23:57,860 --> 01:24:04,700
 item that was on we have a couple of years tonight sorry it was brought up a dredging

1086
01:24:04,700 --> 01:24:09,820
 plan was brought up and Drew and I went through the maintenance plan and didn't identify dredging

1087
01:24:09,820 --> 01:24:14,540
 as one of the solutions however if it's something that is required of us we would certainly

1088
01:24:14,540 --> 01:24:20,580
 do that so and what was established as a part of maintenance was mowing edging leaf removal

1089
01:24:20,580 --> 01:24:27,420
 fertilizer tree removal trash removal invasive species management and ground disturbing activity

1090
01:24:27,420 --> 01:24:32,320
 where the maintenance activities know that that sounds great I think the lighter touch

1091
01:24:32,320 --> 01:24:38,900
 we can take here while still meeting flood mitigation and and the ESA restoration the

1092
01:24:38,900 --> 01:24:43,300
 better just because there may be environments there that you don't want to disturb so much

1093
01:24:43,300 --> 01:24:48,860
 right because there are various levels of depth in their dredging it would could potentially

1094
01:24:48,860 --> 01:24:53,140
 disturb some of that you're correct thank you thank you thank you Amy while you're up

1095
01:24:53,140 --> 01:24:59,180
 there you said you had an engagement with your neighbors what was the what was the exchange

1096
01:24:59,180 --> 01:25:06,020
 do they understand what's happening they do understand what's happening there they we

1097
01:25:06,020 --> 01:25:09,620
 talked about the alternative ESA plan but we also talked about the development as a

1098
01:25:09,620 --> 01:25:15,780
 whole and coordinating infrastructure between the various owners because on all sides of

1099
01:25:15,780 --> 01:25:20,980
 us it's developers who are in the process of working through approval processes like

1100
01:25:20,980 --> 01:25:26,180
 we are and we're remaining in contact with all of them and continue to coordinate such

1101
01:25:26,180 --> 01:25:33,620
 items as alignment of collector roads off-site sewer infrastructure trading easements that

1102
01:25:33,620 --> 01:25:39,540
 sort of thing but they didn't have any issues with it thank you thank you anything else

1103
01:25:39,540 --> 01:25:46,660
 pressure Thacker I mean just as a matter of discussion I'm going to bring back up what

1104
01:25:46,660 --> 01:25:52,540
 we discussed in workshop which is the again I think you've said it was a very creative

1105
01:25:52,540 --> 01:25:59,900
 way of looking at how we can mitigate anything in this particular project and it looks like

1106
01:25:59,900 --> 01:26:03,940
 a lot of what could I guess be considered really complicated math and one of the things

1107
01:26:03,940 --> 01:26:07,900
 that we brought up was the fact that do we as a city have enough staff to be able to

1108
01:26:07,900 --> 01:26:14,740
 maintain you know these sums of columns acreage you know making sure that the Commissioner

1109
01:26:14,740 --> 01:26:21,580
 Thacker and I think you're talking about the other AESA this one figure seven we're doing

1110
01:26:21,580 --> 01:26:30,300
 I pulled it I pulled it from Harris ranch oh are you on the are you on 4b I think so

1111
01:26:30,300 --> 01:26:42,220
 okay 0003b exhibit to stuff analysis no we're on four oh my bad save that for later when

1112
01:26:42,220 --> 01:26:49,420
 you mentioned numbers it's like I think you're looking at a different one okay anything else

1113
01:26:49,420 --> 01:26:56,500
 for Amy at this time commissioner for John Amy I just want to thank you for your presentation

1114
01:26:56,500 --> 01:27:00,900
 I think specifically addressing our questions and I do feel like there's intentionality

1115
01:27:00,900 --> 01:27:06,020
 with this plan as well with being cognizant of the area and respectful of what exists

1116
01:27:06,020 --> 01:27:13,980
 in ways that we can make it even better moving forward so I just want to thank you for that

1117
01:27:13,980 --> 01:27:22,220
 thank you I don't have any other cards in front of me on this item but this is a public

1118
01:27:22,220 --> 01:27:29,180
 hearing is there anyone wishing to speak on this item okay seeing none I'll go ahead and

1119
01:27:29,180 --> 01:27:38,180
 close the public hearing and I will open the floor for discussion or motion Commissioner

1120
01:27:38,180 --> 01:27:44,020
 Pruitt I'll move approval Commissioner Perdomo I'll second okay we've got a first and a second

1121
01:27:44,020 --> 01:27:56,540
 for approval any discussion okay let's vote on the board please that motion carries five

1122
01:27:56,540 --> 01:28:07,380
 is zero that will move us to 4b a ESA 240003 that public hearing was open at our November

1123
01:28:07,380 --> 01:28:15,620
 13th meeting and has been left open and Christy is here for presentation of this item thank

1124
01:28:15,620 --> 01:28:25,020
 you Christy Upton and tonight I'll be presenting a ESA 24 3b an ecological mitigation plan

1125
01:28:25,020 --> 01:28:39,660
 at Landmark which was formerly known as Hunter Ranch this alternative ESA plan is intended

1126
01:28:39,660 --> 01:28:46,300
 to address all future environmentally sensitive area impacts across the remainder of the over

1127
01:28:46,300 --> 01:28:54,620
 3,000 acres of Landmark development this plan is unique to Denton and the ESA protection

1128
01:28:54,620 --> 01:29:01,380
 program as the plan is to address all 78 impacts across the property instead of addressing

1129
01:29:01,380 --> 01:29:07,660
 each impact individually at each phase of development the purpose of this plan is to

1130
01:29:07,660 --> 01:29:17,100
 create a standard first for the rest for restoring sorry the temporary disturbed ESAs then to

1131
01:29:17,100 --> 01:29:24,260
 define how to address permanent removals by creating a dedicated mitigation area and the

1132
01:29:24,260 --> 01:29:32,220
 work within that area at a rate of one to one by ESA type we'll get into more details

1133
01:29:32,220 --> 01:29:39,740
 on that in the presentation first a little bit more about Landmark development it is

1134
01:29:39,740 --> 01:29:46,420
 a master plan development the ordinance created the ordinance creating this development standards

1135
01:29:46,420 --> 01:29:54,580
 for this property were adopted in 2020 this plan does not propose any changes to the MPC

1136
01:29:54,580 --> 01:30:00,340
 including no changes to zoning or other land development design standards this is strictly

1137
01:30:00,340 --> 01:30:08,060
 to address the environmentally sensitive areas which was a project type listed in the MPC

1138
01:30:08,060 --> 01:30:13,780
 the MPC is similar to the Denton development code with some with standards to protect and

1139
01:30:13,780 --> 01:30:18,940
 preserve environmentally sensitive areas with some minor modifications that were made in

1140
01:30:18,940 --> 01:30:29,500
 the MPC this plan is also going to address the this plan is to just address the environmentally

1141
01:30:29,500 --> 01:30:34,740
 sensitive areas where there is deviations in those requirements to protect and preserve

1142
01:30:34,740 --> 01:30:39,680
 the environmentally sensitive areas I do want to mention before I go on that there is a

1143
01:30:39,680 --> 01:30:44,140
 fourth type of environmentally sensitive area with protection requirements as described

1144
01:30:44,140 --> 01:30:52,340
 in the MPC and this is the cross timbers upland habitat this habitat type will preserve will

1145
01:30:52,340 --> 01:30:58,740
 be preserved at the rate negotiated and provided in the MPC and is not part of the presentation

1146
01:30:58,740 --> 01:31:07,580
 tonight to set the stage for this project the applicant

1147
01:31:07,580 --> 01:31:12,860
 went through a series of environmentally sensitive area field assessments to establish the presence

1148
01:31:12,860 --> 01:31:21,820
 location and extent of each type of ESA this type of project is where the applicant collects

1149
01:31:21,820 --> 01:31:27,540
 field information then provides that information to staff and staff reviews the information

1150
01:31:27,540 --> 01:31:34,660
 and upon concurrent updates the environmentally sensitive areas map to demonstrate where those

1151
01:31:34,660 --> 01:31:40,460
 environmentally sensitive areas actually are on the property you can see a summary of the

1152
01:31:40,460 --> 01:31:46,580
 ESA types that were found on the property in the table listed here and then I want to

1153
01:31:46,580 --> 01:31:52,700
 point your attention to the map and I want to point out how the environmentally sensitive

1154
01:31:52,700 --> 01:31:59,820
 areas overlap these are environmentally sensitive areas that are part of this presentation are

1155
01:31:59,820 --> 01:32:08,460
 the type of areas that protect and preserve the waterway itself that is the focus of and

1156
01:32:08,460 --> 01:32:12,620
 their the reason for these environmentally sensitive areas and the reason why the city

1157
01:32:12,620 --> 01:32:19,140
 of Denton protects them for example by nature of the and I want to point out the way that

1158
01:32:19,140 --> 01:32:25,420
 these overlap by the nature of the definition of the environmentally sensitive areas a waterway

1159
01:32:25,420 --> 01:32:31,140
 can be protected both by the wider floodplain and the riparian buffers that are immediate

1160
01:32:31,140 --> 01:32:37,060
 to the waterway and then within those floodplains there are water related habitats nested within

1161
01:32:37,060 --> 01:32:44,260
 it similarly to Harris Ranch many of these water related habitats are emergent wetlands

1162
01:32:44,260 --> 01:32:51,300
 they're also the applicant found some deep water habitats within on the property I also

1163
01:32:51,300 --> 01:32:57,220
 want to point something else out to you when we look at these environmentally sensitive

1164
01:32:57,220 --> 01:33:05,860
 areas by ESA type there's a and you add up the acres here on this table we come up to

1165
01:33:05,860 --> 01:33:15,660
 580 ESA's are acres of ESA but when you over look at the overlay of those ESA's there's

1166
01:33:15,660 --> 01:33:25,540
 399 acres of land that's overlaid with ESA's this is going to come up again in the presentation

1167
01:33:25,540 --> 01:33:33,580
 further into the presentation the applicant consider the ESA types in developing a land

1168
01:33:33,580 --> 01:33:41,300
 plan so the applicant took what was confirmed as environmental sensitive areas and overlaid

1169
01:33:41,300 --> 01:33:47,540
 their land plan on that and then per the applicant most of the environmentally sensitive areas

1170
01:33:47,540 --> 01:33:55,380
 were identified to remain in its current state in other words up to nine percent of each

1171
01:33:55,380 --> 01:34:04,060
 ESA type will be removed for construction activities the other remaining environmentally

1172
01:34:04,060 --> 01:34:09,260
 sensitive areas will remain in their current state for example to create connections on

1173
01:34:09,260 --> 01:34:19,740
 the property as highlighted here let's see I'll try to pull the laser pointer out highlighted

1174
01:34:19,740 --> 01:34:29,580
 here and this blow up of the map or highlight of the map there's a necessity to construct

1175
01:34:29,580 --> 01:34:38,460
 roadway crossings and install all the supporting structures around bridges and roadways with

1176
01:34:38,460 --> 01:34:45,120
 grading and necessary construction traffic so some of these areas will have to be impacted

1177
01:34:45,120 --> 01:34:58,860
 in order to make those connections from one side of the stream to the other the applicant

1178
01:34:58,860 --> 01:35:07,700
 then accounted for those impacts to the ESA's that are not permitted by the MPC the applicant

1179
01:35:07,700 --> 01:35:16,500
 estimates that there will be 40 acres of permanently removed ESA by type the other impacts are

1180
01:35:16,500 --> 01:35:23,620
 temporary impacts as in grading and other activities that will go on around the bridge

1181
01:35:23,620 --> 01:35:29,100
 in order to construct a bridge so that's a temporary impact and then there are 40 acres

1182
01:35:29,100 --> 01:35:36,940
 of permanently removed ESA's the bridge itself culverts and other structures in order to

1183
01:35:36,940 --> 01:35:43,460
 support those roadways and other infrastructure to support the development.

1184
01:35:43,460 --> 01:35:50,060
 This is a 3000 acre development and what is proposed tonight is only an estimate all the

1185
01:35:50,060 --> 01:35:58,460
 actual impacts the final number of permanent impacts will be measured at the civil plans

1186
01:35:58,460 --> 01:36:07,140
 or other permissions for land development.

1187
01:36:07,140 --> 01:36:12,980
 Those temporary construction activities are those areas where the again where those ESA's

1188
01:36:12,980 --> 01:36:15,380
 will be temporarily disturbed.

1189
01:36:15,380 --> 01:36:24,800
 The intent is to restore those temporary impacts with a list the list of grasses and flowering

1190
01:36:24,800 --> 01:36:32,200
 plants that are this is an example of some of those and other plant material is in your

1191
01:36:32,200 --> 01:36:35,300
 backup material.

1192
01:36:35,300 --> 01:36:51,140
 Now the permanent removals those roads and bridges and culverts riprap other other structures

1193
01:36:51,140 --> 01:36:59,880
 that the applicant is proposing to build will be mitigated for through a mitigation area

1194
01:36:59,880 --> 01:37:02,180
 and plan.

1195
01:37:02,180 --> 01:37:08,620
 Before I go any further I want to point out this I wanted to intentionally point out this

1196
01:37:08,620 --> 01:37:17,780
 map so this right here this small inset map is showing you the outline of the landmark

1197
01:37:17,780 --> 01:37:25,780
 development as a whole the 3000 acres within that 3000 acre area there is this corner of

1198
01:37:25,780 --> 01:37:32,220
 the property it is about 1.6 miles north of Robson Ranch Road and just east of Robson

1199
01:37:32,220 --> 01:37:35,140
 Ranch development.

1200
01:37:35,140 --> 01:37:42,820
 This right here is a blow up or expansion of that mitigation area to help visualize

1201
01:37:42,820 --> 01:37:44,180
 it.

1202
01:37:44,180 --> 01:37:51,300
 Now within that existing each one of these colors here is an existing ESA so in green

1203
01:37:51,300 --> 01:37:56,860
 we have the existing undeveloped foot plane and blue we have existing riparian buffers

1204
01:37:56,860 --> 01:38:02,540
 and here we have existing water related habitats in this teal color.

1205
01:38:02,540 --> 01:38:12,660
 The applicant's intent is to restore or not to restore to mitigate for the areas that

1206
01:38:12,660 --> 01:38:22,500
 are permanently impacted by making improvements to these existing ESA's at a mitigation rate

1207
01:38:22,500 --> 01:38:32,260
 of one ESA removed one acre of ESA removed to one acre of ESA mitigated.

1208
01:38:32,260 --> 01:38:39,860
 Notice that these ESA's again can overlap so that if you broke it out there is going

1209
01:38:39,860 --> 01:38:46,660
 to be one acre of ESA type that will then be mitigated at one ESA type overlaid on top

1210
01:38:46,660 --> 01:38:48,700
 of each other.

1211
01:38:48,700 --> 01:38:56,340
 This will be done in tiered development phases so there will be sections of mitigation that

1212
01:38:56,340 --> 01:39:04,740
 will be performed at a time.

1213
01:39:04,740 --> 01:39:11,740
 The in kind mitigation projects will include grading to improve stream banks, create pocket

1214
01:39:11,740 --> 01:39:20,420
 wetlands and then to plant shrubs, grasses, flowering plants and create other opportunities

1215
01:39:20,420 --> 01:39:29,620
 for habitat within the area.

1216
01:39:29,620 --> 01:39:36,260
 Due to the complexity, scope and flexibility of this plan each one of these approvals for

1217
01:39:36,260 --> 01:39:43,660
 each phase of the project that is built into this plan staff is proposing a procedure to

1218
01:39:43,660 --> 01:39:52,540
 identify the ESA impacts to the approval of the mitigation.

1219
01:39:52,540 --> 01:40:00,140
 This procedure will help us create from the approval staff's approval of the mitigation

1220
01:40:00,140 --> 01:40:08,060
 of the impacts to staff's approval of the mitigation that was offset the impact.

1221
01:40:08,060 --> 01:40:13,220
 To quickly summarize the first step is to delineate the development impact area or the

1222
01:40:13,220 --> 01:40:18,820
 limits of all the land disturbances necessary to construct the development phase and that

1223
01:40:18,820 --> 01:40:24,500
 will define the permitted and non-permitted ESA impacts then in turn that will inform

1224
01:40:24,500 --> 01:40:31,300
 the necessary restoration and mitigation activities.

1225
01:40:31,300 --> 01:40:36,660
 Once all of this has been identified the new in kind mitigation area will be recorded on

1226
01:40:36,660 --> 01:40:42,140
 a plat that's corresponding to the plat for the phase of the development where the ESA

1227
01:40:42,140 --> 01:40:43,140
 encroachment occurs.

1228
01:40:43,140 --> 01:40:48,540
 It's a lot to unpack there but what we're trying to say is that there will be a plat

1229
01:40:48,540 --> 01:40:53,700
 for the phase of that development and there will be a corresponding plat for the mitigation

1230
01:40:53,700 --> 01:40:58,980
 area and there will be notes on each one of those plat to tie the two together permanently

1231
01:40:58,980 --> 01:41:07,340
 so that in the future that land that was offered up as mitigation will permanently be recorded

1232
01:41:07,340 --> 01:41:15,460
 and ensures future enforceability of that mitigation land.

1233
01:41:15,460 --> 01:41:22,800
 The applicant is also proposing to track all of this work through a spreadsheet.

1234
01:41:22,800 --> 01:41:27,860
 Staff is proposing to adopt the spreadsheet seen here in order to keep track of all the

1235
01:41:27,860 --> 01:41:32,580
 information.

1236
01:41:32,580 --> 01:41:39,860
 Notifications were made in accordance with the alternative ESA plan procedure and we

1237
01:41:39,860 --> 01:41:48,700
 have as of this evening received 15 responses in opposition and one in favor of the project.

1238
01:41:48,700 --> 01:41:53,660
 The applicant did not hold any neighborhood meetings however then the applicant did catch

1239
01:41:53,660 --> 01:42:02,100
 me in the hallway prior to this public hearing and informed me that there was a meeting that

1240
01:42:02,100 --> 01:42:03,100
 was held.

1241
01:42:03,100 --> 01:42:10,820
 It was at the request of Robeson Ranch and the applicant did present information about

1242
01:42:10,820 --> 01:42:12,900
 the Hunter Ranch development.

1243
01:42:12,900 --> 01:42:17,820
 I did watch that presentation and I did not see any information about environmentally

1244
01:42:17,820 --> 01:42:26,780
 sensitive areas specifically speaking to this plan and thus it was not included in the backup

1245
01:42:26,780 --> 01:42:33,540
 materials.

1246
01:42:33,540 --> 01:42:40,580
 Staff is recommending approval of the proposed plan as it is a complete application and staff

1247
01:42:40,580 --> 01:42:45,500
 has confirmed that the information is accurate.

1248
01:42:45,500 --> 01:42:52,660
 Staff is proposing a number of conditions to be included in that ordinance and I'm going

1249
01:42:52,660 --> 01:42:57,500
 to hit some of the highlights in those conditions.

1250
01:42:57,500 --> 01:43:02,820
 The first is that these temporary land disturbances and permanent removals are to be identified

1251
01:43:02,820 --> 01:43:06,500
 and addressed according to this plan.

1252
01:43:06,500 --> 01:43:11,180
 The plantings for this plan will commence while construction of the corresponding phase

1253
01:43:11,180 --> 01:43:13,380
 of the development.

1254
01:43:13,380 --> 01:43:20,020
 That the final ratio of the mitigation will be a one to one by ESA type of what was removed.

1255
01:43:20,020 --> 01:43:26,900
 The mitigation area and ESA impacts be noted on all the related plots and that the property

1256
01:43:26,900 --> 01:43:32,300
 owner retain responsibility of the mitigation area.

1257
01:43:32,300 --> 01:43:38,500
 There's a number of other smaller details that staff has requested to be included in

1258
01:43:38,500 --> 01:43:40,260
 the ordinance.

1259
01:43:40,260 --> 01:43:45,300
 With that I will stand for any questions.

1260
01:43:45,300 --> 01:43:48,140
 Questions for Commissioner Pruitt.

1261
01:43:48,140 --> 01:43:57,980
 Just one thing if you could explain to us, frequently we have mitigation areas and we

1262
01:43:57,980 --> 01:44:00,740
 compare land areas.

1263
01:44:00,740 --> 01:44:09,500
 Is there also some intrinsic value to riparian and water-based habitat ESAs based on the

1264
01:44:09,500 --> 01:44:17,420
 amount of water flow that's expected through that region?

1265
01:44:17,420 --> 01:44:22,500
 Staff environmental services staff does not address water quantity.

1266
01:44:22,500 --> 01:44:28,500
 The value of the environmentally sensitive areas is and the value is placed upon the

1267
01:44:28,500 --> 01:44:37,940
 functionality of those environmentally sensitive areas mainly to address water quality and

1268
01:44:37,940 --> 01:44:47,540
 to provide habitat and to uplift generally the waterway itself as it flows downstream

1269
01:44:47,540 --> 01:44:52,500
 towards Lake Louisville, which is our drinking water supply.

1270
01:44:52,500 --> 01:44:57,380
 Yeah, so I understand that, I understand how that's evaluated.

1271
01:44:57,380 --> 01:45:05,580
 I'm not a hydrology water quality expert, so I'm just looking to understand if I have

1272
01:45:05,580 --> 01:45:13,080
 two identical ESAs on two tributaries and one carries a volume of 1x of water and one

1273
01:45:13,080 --> 01:45:19,500
 carries a volume of 3x of water, would we expect the one in the 3x area to have more

1274
01:45:19,500 --> 01:45:23,740
 of an impact on water quality?

1275
01:45:23,740 --> 01:45:34,660
 Yes, because the higher volume of water typically, I would say yes and no.

1276
01:45:34,660 --> 01:45:40,900
 It really kind of depends on the velocity of the water, and with a higher volume you're

1277
01:45:40,900 --> 01:45:50,780
 going to also have a higher velocity, which can impact the stream banks, cause it to carry

1278
01:45:50,780 --> 01:45:58,120
 more sediment downstream, which again it leads to impacts to the lake.

1279
01:45:58,120 --> 01:46:06,740
 So more opportunity for improving water, but also more careful design needed to make sure

1280
01:46:06,740 --> 01:46:12,080
 that it provides those benefits.

1281
01:46:12,080 --> 01:46:13,080
 Can you rephrase that?

1282
01:46:13,080 --> 01:46:21,540
 Sorry, it sounds like we're saying that an ESA in an area of larger water flow, if it's

1283
01:46:21,540 --> 01:46:30,380
 properly designed so that it manages water speed, etc., has the possibility of providing

1284
01:46:30,380 --> 01:46:37,180
 a greater benefit toward water quality than one in a low flow area, just because more

1285
01:46:37,180 --> 01:46:43,140
 water is flowing through it, however, there's some caveats in saying that while that's possible,

1286
01:46:43,140 --> 01:46:46,620
 you have to make sure you're designing it and maintaining it such that it actually provides

1287
01:46:46,620 --> 01:46:47,620
 those benefits.

1288
01:46:47,620 --> 01:46:49,620
 Am I hearing that correctly?

1289
01:46:49,620 --> 01:46:51,900
 I would generally concur.

1290
01:46:51,900 --> 01:46:55,860
 Okay, thank you.

1291
01:46:55,860 --> 01:46:58,220
 Anything else for Christy at this time?

1292
01:46:58,220 --> 01:47:00,180
 Commissioner Thacker?

1293
01:47:00,180 --> 01:47:03,460
 Thank you, Chair.

1294
01:47:03,460 --> 01:47:06,580
 I checked my item number twice.

1295
01:47:06,580 --> 01:47:11,620
 I wanted to ask about the tracking spreadsheet that was in Figure 7.

1296
01:47:11,620 --> 01:47:15,780
 Would you say that this is unique to a project, that you normally don't come up with a formulaic

1297
01:47:15,780 --> 01:47:16,780
 system like this?

1298
01:47:16,780 --> 01:47:19,220
 Is this something you did unique to this project?

1299
01:47:19,220 --> 01:47:26,500
 This was a new concept that we created out of the need for it.

1300
01:47:26,500 --> 01:47:27,500
 Right.

1301
01:47:27,500 --> 01:47:29,860
 And this is about 3,000 acres, you said?

1302
01:47:29,860 --> 01:47:32,000
 The development is, yes.

1303
01:47:32,000 --> 01:47:37,740
 Are we setting a precedence for the type of or the amount of staff that's going to be

1304
01:47:37,740 --> 01:47:41,580
 required and the type of record keeping and documentation that's going to be required

1305
01:47:41,580 --> 01:47:43,140
 for a project like this?

1306
01:47:43,140 --> 01:47:47,140
 Right now, it seems like a singular project, but what happens if we're trying to operate

1307
01:47:47,140 --> 01:47:48,660
 three of these at a time?

1308
01:47:48,660 --> 01:47:51,780
 I was just wondering, what are your thoughts on setting a precedence like this, and do

1309
01:47:51,780 --> 01:47:54,940
 you think it's something that's sustainable?

1310
01:47:54,940 --> 01:47:57,540
 It is sustainable.

1311
01:47:57,540 --> 01:48:04,940
 Staff is prepared to evaluate our staff time as we progress through these projects.

1312
01:48:04,940 --> 01:48:14,060
 It's impossible right now to project what kind of staff time this would demand.

1313
01:48:14,060 --> 01:48:20,740
 Most of these projects are kind of a slow fire, if you will, is it slowly builds towards

1314
01:48:20,740 --> 01:48:31,540
 something, so there's really not a lot of our time after the approval until acceptance.

1315
01:48:31,540 --> 01:48:38,660
 A little bit of managing, you know, we go out there, we take a look, but it's not onerous

1316
01:48:38,660 --> 01:48:47,300
 on staff after the approval.

1317
01:48:47,300 --> 01:48:52,420
 Just for clarification, so you mentioned that they're going to be in charge of keeping up

1318
01:48:52,420 --> 01:48:55,540
 to date, keeping that spreadsheet up to date, right?

1319
01:48:55,540 --> 01:48:56,540
 Yes.

1320
01:48:56,540 --> 01:49:01,220
 So staff is just going to like spot check, audit occasionally, do lock-throughs?

1321
01:49:01,220 --> 01:49:02,220
 Exactly.

1322
01:49:02,220 --> 01:49:03,220
 Okay.

1323
01:49:03,220 --> 01:49:07,100
 And then just for clarification, because I'm trying to understand, so you mentioned the

1324
01:49:07,100 --> 01:49:13,780
 difference between like the actual land area and then the protected ESA, so 580 to 399.

1325
01:49:13,780 --> 01:49:17,700
 So when they're doing the one-to-one, are they doing it based on ESA or on the land

1326
01:49:17,700 --> 01:49:20,300
 area, on the acre?

1327
01:49:20,300 --> 01:49:21,300
 By ESA type.

1328
01:49:21,300 --> 01:49:22,300
 Okay.

1329
01:49:22,300 --> 01:49:30,020
 So it would be, so if they're doing one-to-one, so if one acre is impacted with more than

1330
01:49:30,020 --> 01:49:35,500
 one ESA, it's going to be mitigated multiple times on that same acre, is that right?

1331
01:49:35,500 --> 01:49:42,940
 And so if you kind of imagine there's different layers here, and if my hand was one acre each,

1332
01:49:42,940 --> 01:49:43,940
 right?

1333
01:49:43,940 --> 01:49:49,100
 So there would be two acres of ESA type that would be impacted.

1334
01:49:49,100 --> 01:49:55,540
 Then the applicant is committed to going over here, and these two acres in the mitigation

1335
01:49:55,540 --> 01:49:59,620
 area would be restored.

1336
01:49:59,620 --> 01:50:07,540
 There's complications with, you could be overlapped and like a staggered or converse that they

1337
01:50:07,540 --> 01:50:10,340
 could be staggered over here.

1338
01:50:10,340 --> 01:50:21,140
 And so that's why we, as staff, have strictly stuck to this is a one-to-one by ESA type.

1339
01:50:21,140 --> 01:50:22,140
 Okay.

1340
01:50:22,140 --> 01:50:27,980
 And then they will also repair everything that's disturbed, just on that last slide

1341
01:50:27,980 --> 01:50:28,980
 that you put.

1342
01:50:28,980 --> 01:50:33,600
 Anything of the, it was only, I think we only said one-to-one, but it didn't say anything

1343
01:50:33,600 --> 01:50:35,980
 about the spots that were disturbed.

1344
01:50:35,980 --> 01:50:36,980
 Those are all going to be put back.

1345
01:50:36,980 --> 01:50:37,980
 You're talking about the temporary?

1346
01:50:37,980 --> 01:50:38,980
 Uh-huh.

1347
01:50:38,980 --> 01:50:39,980
 Yes, the temporary disturbance.

1348
01:50:39,980 --> 01:50:40,980
 Yes.

1349
01:50:40,980 --> 01:50:46,180
 Temporary disturbance is the plan is to restore those areas at one-to-one.

1350
01:50:46,180 --> 01:50:47,180
 Okay.

1351
01:50:47,180 --> 01:50:48,180
 The same.

1352
01:50:48,180 --> 01:50:49,180
 Okay.

1353
01:50:49,180 --> 01:50:50,180
 Thank you.

1354
01:50:50,180 --> 01:50:53,380
 Anything else for Christy at this time?

1355
01:50:53,380 --> 01:50:54,380
 Okay.

1356
01:50:54,380 --> 01:50:55,380
 Thank you.

1357
01:50:55,380 --> 01:51:00,940
 I do have a couple of cards in front of me.

1358
01:51:00,940 --> 01:51:03,340
 The first one is Katrina Thomas.

1359
01:51:03,340 --> 01:51:08,140
 That was the last one, actually.

1360
01:51:08,140 --> 01:51:09,140
 Oh.

1361
01:51:09,140 --> 01:51:12,900
 It's on top of the thing.

1362
01:51:12,900 --> 01:51:15,580
 If you'll give us your name, your time will be in.

1363
01:51:15,580 --> 01:51:16,580
 My name's Katrina Thomas.

1364
01:51:16,580 --> 01:51:21,140
 I live at 6408 Roaring Creek in the Carnegie Ridge Subdivision.

1365
01:51:21,140 --> 01:51:30,020
 We are at the extreme south of this on the east side of I-35W.

1366
01:51:30,020 --> 01:51:31,020
 I'm mainly here.

1367
01:51:31,020 --> 01:51:34,380
 I don't know how many of my neighbors are here as well, but I'm mainly here because

1368
01:51:34,380 --> 01:51:38,740
 when we purchased the property, we knew there was going to be land development behind us

1369
01:51:38,740 --> 01:51:40,980
 to the north.

1370
01:51:40,980 --> 01:51:46,060
 We were told that the green belt would stay, so we do have a green belt.

1371
01:51:46,060 --> 01:51:50,220
 Up until last year, we had an alligator in it, but she decided she wanted to brave 35

1372
01:51:50,220 --> 01:51:55,180
 and got creamed by a semi, so we don't have our gator anymore, unfortunately.

1373
01:51:55,180 --> 01:51:57,020
 For many years, we had a gator.

1374
01:51:57,020 --> 01:52:01,260
 She actually made the news.

1375
01:52:01,260 --> 01:52:05,460
 We want to make sure that the land's not completely torn up back there.

1376
01:52:05,460 --> 01:52:10,340
 It sounds like, if I saw everything correctly on the slides, our little strip isn't going

1377
01:52:10,340 --> 01:52:11,340
 to be impacted.

1378
01:52:11,340 --> 01:52:15,740
 It looks like it's only further north or over behind ropes and ranch, which is awesome

1379
01:52:15,740 --> 01:52:18,820
 for us, but I'm still here to speak on it.

1380
01:52:18,820 --> 01:52:24,300
 I appreciate that, and I'll bring Christy back up, and she can speak a little bit to

1381
01:52:24,300 --> 01:52:25,300
 that specifically.

1382
01:52:25,300 --> 01:52:29,420
 Christy, can you go back to the maps and stuff really quick?

1383
01:52:29,420 --> 01:52:34,900
 I just want to make sure I didn't miss something.

1384
01:52:34,900 --> 01:52:36,060
 So you had that one.

1385
01:52:36,060 --> 01:52:37,060
 We live ...

1386
01:52:37,060 --> 01:52:38,540
 Is this one out?

1387
01:52:38,540 --> 01:52:39,540
 We live right here.

1388
01:52:39,540 --> 01:52:40,540
 Okay.

1389
01:52:40,540 --> 01:52:41,540
 So is it still on?

1390
01:52:41,540 --> 01:52:42,540
 It's not still on.

1391
01:52:42,540 --> 01:52:43,540
 How do you put it on a pointer?

1392
01:52:43,540 --> 01:52:44,540
 Oh, sorry.

1393
01:52:44,540 --> 01:52:58,100
 All right, so Carnegie Ridge is this subdivision right here, basically, if you guys can see

1394
01:52:58,100 --> 01:52:59,100
 that.

1395
01:52:59,100 --> 01:53:03,700
 The wet area I'm concerned with is right here, all of this and down here.

1396
01:53:03,700 --> 01:53:07,340
 Like I said, I don't know how many of our other homeowners are here, but I'm the big

1397
01:53:07,340 --> 01:53:10,340
 mouth, so I'm the one that's here.

1398
01:53:10,340 --> 01:53:16,980
 Do we know, is that section going to be immediately impacted, or do you know?

1399
01:53:16,980 --> 01:53:17,980
 Yep.

1400
01:53:17,980 --> 01:53:18,980
 Go ahead, Christy.

1401
01:53:18,980 --> 01:53:26,260
 Staff does not have any information on timing of any of these projects.

1402
01:53:26,260 --> 01:53:35,820
 I do believe that the impacts to this waterway is a construction of a berm, which will result

1403
01:53:35,820 --> 01:53:39,140
 in an on-channel detention basin.

1404
01:53:39,140 --> 01:53:45,980
 So that's the extent of what the applicant has provided to us.

1405
01:53:45,980 --> 01:53:51,100
 The applicant is here tonight if this body would like to ask more questions about that

1406
01:53:51,100 --> 01:53:52,980
 particular part of the property.

1407
01:53:52,980 --> 01:53:53,980
 Okay.

1408
01:53:53,980 --> 01:53:54,980
 Appreciate that.

1409
01:53:54,980 --> 01:53:55,980
 Thank you.

1410
01:53:55,980 --> 01:53:56,980
 Thank you.

1411
01:53:56,980 --> 01:53:57,980
 Okay.

1412
01:53:57,980 --> 01:54:00,700
 Thank you very much.

1413
01:54:00,700 --> 01:54:05,580
 I don't have a card from the applicant, but do you want to come up and address that at

1414
01:54:05,580 --> 01:54:06,580
 all?

1415
01:54:06,580 --> 01:54:10,100
 We'll come up to you.

1416
01:54:10,100 --> 01:54:11,100
 Hi.

1417
01:54:11,100 --> 01:54:12,100
 Hi.

1418
01:54:12,100 --> 01:54:13,100
 Thank you.

1419
01:54:13,100 --> 01:54:16,900
 I don't have a card.

1420
01:54:16,900 --> 01:54:19,300
 Thank you.

1421
01:54:19,300 --> 01:54:26,580
 Good evening, Kimberly Cole, Hillwood Properties, Vice President of Development.

1422
01:54:26,580 --> 01:54:31,860
 I am the commercial project manager lead for Landmark and our development.

1423
01:54:31,860 --> 01:54:38,860
 To answer the lady's question related to development and development timeline, at this time, we

1424
01:54:38,860 --> 01:54:43,660
 do not have any immediate plans to do any development on the east side today.

1425
01:54:43,660 --> 01:54:50,140
 Our first phases of construction that are being completed by our Hillwood Communities

1426
01:54:50,140 --> 01:55:00,320
 Division is, if you show me how to point, is there a way to point?

1427
01:55:00,320 --> 01:55:09,060
 Can we go back to the computer?

1428
01:55:09,060 --> 01:55:10,060
 No, that's perfect.

1429
01:55:10,060 --> 01:55:11,060
 Okay.

1430
01:55:11,060 --> 01:55:12,060
 How do we show that?

1431
01:55:12,060 --> 01:55:13,060
 Thanks.

1432
01:55:13,060 --> 01:55:14,060
 Technical genius.

1433
01:55:14,060 --> 01:55:15,060
 I love it.

1434
01:55:15,060 --> 01:55:17,700
 Our first phase of single family that's being conducted by our Hillwood Communities Team

1435
01:55:17,700 --> 01:55:23,620
 is occurring right here on the west side of 35, approximately in this location.

1436
01:55:23,620 --> 01:55:30,100
 There'll be about 700 home sites that they will develop in their first phase, give or

1437
01:55:30,100 --> 01:55:31,100
 take.

1438
01:55:31,100 --> 01:55:37,700
 And the rest of the development is still to be determined.

1439
01:55:37,700 --> 01:55:39,300
 Thank you very much for addressing that.

1440
01:55:39,300 --> 01:55:40,300
 Appreciate it.

1441
01:55:40,300 --> 01:55:44,260
 While you had your card, is there any, you don't have a presentation, correct?

1442
01:55:44,260 --> 01:55:45,900
 You're just here for questions.

1443
01:55:45,900 --> 01:55:46,900
 Excellent.

1444
01:55:46,900 --> 01:55:47,900
 Thank you very much.

1445
01:55:47,900 --> 01:55:48,900
 Appreciate it.

1446
01:55:48,900 --> 01:55:49,900
 Okay.

1447
01:55:49,900 --> 01:56:00,020
 The next card I have is Richard Emery.

1448
01:56:00,020 --> 01:56:08,460
 Richard Emery, Argyle, Texas, 76226, zip code, which is actually in Denton.

1449
01:56:08,460 --> 01:56:12,780
 But I don't know if I'm at the right place to get an answer to my question.

1450
01:56:12,780 --> 01:56:18,820
 I've been in Argyle for 41 years, basically except for Ropes and Ranch Road, which is

1451
01:56:18,820 --> 01:56:21,020
 now four lanes instead of two.

1452
01:56:21,020 --> 01:56:25,140
 All the roads in Argyle are exactly as they were 41 years ago.

1453
01:56:25,140 --> 01:56:30,140
 The difference is now we have thousands of more cars here than we used to, and many of

1454
01:56:30,140 --> 01:56:34,580
 the intersections are woefully inadequate even now in the morning and evening, with

1455
01:56:34,580 --> 01:56:41,700
 long lines trying to get through 407 and under 35 West at Ropes and Ranch Road.

1456
01:56:41,700 --> 01:56:46,380
 I'd like to know what kind of plans they have to handle the traffic, and if there's any

1457
01:56:46,380 --> 01:56:51,020
 connection between planning zoning and those that plan on the roads.

1458
01:56:51,020 --> 01:56:53,220
 That's my question.

1459
01:56:53,220 --> 01:56:56,780
 Thank you.

1460
01:56:56,780 --> 01:57:01,420
 Can you answer that question, or are you the wrong people?

1461
01:57:01,420 --> 01:57:08,500
 I'm going to let Tina take a stab at it, but probably not.

1462
01:57:08,500 --> 01:57:12,740
 So if I understood your question is, you're interested in what improvements will be made

1463
01:57:12,740 --> 01:57:16,900
 to roads just because given the existing challenges you have with your current roadway systems?

1464
01:57:16,900 --> 01:57:17,900
 That is correct.

1465
01:57:17,900 --> 01:57:18,900
 And the growth it has.

1466
01:57:18,900 --> 01:57:20,380
 And the growth in the area.

1467
01:57:20,380 --> 01:57:28,540
 So as the landmark development occurs, and as Christy pointed out, it's over 3,000 acres

1468
01:57:28,540 --> 01:57:35,180
 in area, there will be various new roadways that are constructed as well as existing roadways

1469
01:57:35,180 --> 01:57:38,940
 that will probably have improvements that are done to them.

1470
01:57:38,940 --> 01:57:43,940
 Those roadway improvements will be done over time as the various phases of development

1471
01:57:43,940 --> 01:57:44,940
 occur.

1472
01:57:44,940 --> 01:57:52,460
 So we're going to build 700 homes, but 1,400 cars on Robeson Ranch Road going under 35,

1473
01:57:52,460 --> 01:57:55,460
 all before any improvements are made.

1474
01:57:55,460 --> 01:58:00,580
 So with their various phases of development, we evaluate roadway improvements that have

1475
01:58:00,580 --> 01:58:07,460
 to be done, and also the proportionality of roadways that have to be done associated with

1476
01:58:07,460 --> 01:58:08,540
 their development.

1477
01:58:08,540 --> 01:58:14,980
 We also have a master operating agreement with Hillwood that also lays out all of their

1478
01:58:14,980 --> 01:58:21,220
 infrastructure responsibilities that they will be constructing over time with their

1479
01:58:21,220 --> 01:58:22,220
 development.

1480
01:58:22,220 --> 01:58:27,900
 So over time as phases development happening, there will be roadway improvements that will

1481
01:58:27,900 --> 01:58:31,660
 occur as to the exact timing of that.

1482
01:58:31,660 --> 01:58:35,240
 I don't have that answer because it will be as they bring in each phase of development,

1483
01:58:35,240 --> 01:58:40,100
 we evaluate it at each time and also in accordance with that operating agreement.

1484
01:58:40,100 --> 01:58:44,500
 Is there anywhere where the public can see what these roadways are going to be?

1485
01:58:44,500 --> 01:58:48,940
 We could probably get with someone in transportation, right?

1486
01:58:48,940 --> 01:58:49,940
 Right.

1487
01:58:49,940 --> 01:58:56,180
 Or if you want to get with us after the meeting, or I've got various staff here that can connect

1488
01:58:56,180 --> 01:58:59,460
 with you before you leave because I know we've got a couple other items on the agenda.

1489
01:58:59,460 --> 01:59:04,300
 If you want to give us your contact information or anybody else who might be interested, share

1490
01:59:04,300 --> 01:59:06,980
 your contact information with my team members.

1491
01:59:06,980 --> 01:59:11,860
 I've got several sprinkled in the back there, but they can connect with you and then get

1492
01:59:11,860 --> 01:59:12,860
 your contact information.

1493
01:59:12,860 --> 01:59:21,300
 We'll be happy to share with you what we have on those approved plans.

1494
01:59:21,300 --> 01:59:25,540
 I don't have any other cards in front of me on this item, but this is a public hearing.

1495
01:59:25,540 --> 01:59:27,860
 Is there anyone else wishing to speak on this item?

1496
01:59:27,860 --> 01:59:28,860
 Yeah.

1497
01:59:28,860 --> 01:59:29,860
 Come on down.

1498
01:59:29,860 --> 01:59:30,860
 Sure.

1499
01:59:30,860 --> 01:59:32,100
 You can fill out a card later.

1500
01:59:32,100 --> 01:59:33,100
 Okay.

1501
01:59:33,100 --> 01:59:36,820
 If you'll just give us your name, your time will begin.

1502
01:59:36,820 --> 01:59:37,820
 Okay.

1503
01:59:37,820 --> 01:59:44,540
 Bill Cook, 4205 Inverness Way, 76210.

1504
01:59:44,540 --> 01:59:51,300
 The mitigation plan on this is really complex, hard to understand.

1505
01:59:51,300 --> 01:59:58,660
 Reading it initially, you'd think a one-to-one improvement ratio, they're going to change

1506
01:59:58,660 --> 02:00:12,220
 40 acres of ESA land and improve 40 acres of non-ESA land, but from what it sounds like

1507
02:00:12,220 --> 02:00:20,980
 in the language, they're going to improve 40 acres of already established ESA land.

1508
02:00:20,980 --> 02:00:21,980
 Is that right?

1509
02:00:21,980 --> 02:00:22,980
 Does anyone know?

1510
02:00:22,980 --> 02:00:23,980
 Yeah.

1511
02:00:23,980 --> 02:00:24,980
 That is right, and Christine knows.

1512
02:00:24,980 --> 02:00:25,980
 That is correct.

1513
02:00:25,980 --> 02:00:38,060
 The establishment of the mitigation area, if I may pull that up again.

1514
02:00:38,060 --> 02:00:44,740
 The area that is colored, all the greens and blues here in the teal, those are existing

1515
02:00:44,740 --> 02:00:45,740
 ESAs.

1516
02:00:45,740 --> 02:00:48,300
 That is correct.

1517
02:00:48,300 --> 02:00:59,060
 They would be set aside and protected under typical conditions, and the plan is to uplift

1518
02:00:59,060 --> 02:01:11,220
 the conditions within that existing ESA area.

1519
02:01:11,220 --> 02:01:25,040
 That improving ESA land, that doesn't make any sense to me.

1520
02:01:25,040 --> 02:01:28,940
 Is there a specific question we can have Christine address?

1521
02:01:28,940 --> 02:01:37,020
 How is ESA land improved from where it currently is?

1522
02:01:37,020 --> 02:01:45,300
 Because generally, when I hear land being improved, it gets paved over.

1523
02:01:45,300 --> 02:01:50,940
 I think it's a little bit out of their expertise.

1524
02:01:50,940 --> 02:01:54,300
 That's what we're here for, so we can help educate.

1525
02:01:54,300 --> 02:01:55,300
 Tina?

1526
02:01:55,300 --> 02:01:56,300
 Yeah, go ahead.

1527
02:01:56,300 --> 02:01:57,300
 You're right.

1528
02:01:57,300 --> 02:02:01,460
 Normally, in construction and development, when we talk about improvements, it's typically

1529
02:02:01,460 --> 02:02:04,720
 probably a roadway infrastructure, utilities, land development.

1530
02:02:04,720 --> 02:02:11,220
 In this case, the term improvement is typically what you would think of if we are making something

1531
02:02:11,220 --> 02:02:12,220
 better.

1532
02:02:12,220 --> 02:02:19,100
 Christy, correct me if I'm wrong, but what their plan is doing is taking existing ESA

1533
02:02:19,100 --> 02:02:25,180
 area up in that northwest portion of their development, and they're going to make that

1534
02:02:25,180 --> 02:02:35,900
 existing ESA even better because of the various additional items that they are trying to avoid

1535
02:02:35,900 --> 02:02:40,620
 using the word improvements, but additional activities that they would be taking in terms

1536
02:02:40,620 --> 02:02:44,780
 of environmental enhancements that they're making to that area.

1537
02:02:44,780 --> 02:02:49,140
 Christy, correct me if I'm wrong.

1538
02:02:49,140 --> 02:02:55,500
 I'm going to let the applicant continue on with this conversation.

1539
02:02:55,500 --> 02:03:00,100
 The consultant put together this plan, and I think he could best speak to what his intentions

1540
02:03:00,100 --> 02:03:01,100
 are.

1541
02:03:01,100 --> 02:03:02,100
 Great.

1542
02:03:02,100 --> 02:03:03,100
 Thank you.

1543
02:03:03,100 --> 02:03:06,100
 Good evening, Chair and commissioners.

1544
02:03:06,100 --> 02:03:08,180
 My name is Chris Hamilton.

1545
02:03:08,180 --> 02:03:14,900
 I'm with Westwood Professional Services, 9800 Tillwood Parkway, Fort Worth, Texas, 76177.

1546
02:03:14,900 --> 02:03:19,780
 The term improvement on the mitigation area is part of the ESA process, is we evaluate

1547
02:03:19,780 --> 02:03:22,220
 those based on a functional assessment.

1548
02:03:22,220 --> 02:03:25,700
 As Christy noted in her report, those were low-quality ESAs.

1549
02:03:25,700 --> 02:03:30,380
 They'd been impacted by cattle grazing and past improvements from agriculture, and the

1550
02:03:30,380 --> 02:03:34,100
 intent is to come in and plant high-quality trees and native grasses.

1551
02:03:34,100 --> 02:03:39,060
 An area that's a monoculture that has invasive plants, invasive trees, we remove those and

1552
02:03:39,060 --> 02:03:42,380
 come back in with high-quality trees and shrubs and new grasses.

1553
02:03:42,380 --> 02:03:46,020
 The improvement is that on a functional level, if this thing's a 10, we're going to take

1554
02:03:46,020 --> 02:03:49,460
 it to a 20, because of the improvements on the natural level.

1555
02:03:49,460 --> 02:03:54,300
 There's no improvements from a concrete or drainage thing, but improvements from an ecological

1556
02:03:54,300 --> 02:04:00,260
 standpoint of implementing restoration mitigation activities in these areas, if that makes sense.

1557
02:04:00,260 --> 02:04:04,140
 Did that address your question?

1558
02:04:04,140 --> 02:04:06,420
 We can't have the back and forth going on.

1559
02:04:06,420 --> 02:04:10,300
 You can have a few more seconds at the microphone if you would like, and then we're going to

1560
02:04:10,300 --> 02:04:11,900
 open it up for someone else.

1561
02:04:11,900 --> 02:04:19,980
 Yeah, my thoughts are an ESA will naturally improve itself if left alone, as nature does.

1562
02:04:19,980 --> 02:04:22,900
 Trees grow naturally, grasses grow naturally.

1563
02:04:22,900 --> 02:04:30,100
 I think a true mitigation plan would be to take 40 acres of currently non-ESA land and

1564
02:04:30,100 --> 02:04:38,580
 improve those 40 acres, so it is an actual one-to-one replacement, not this other type

1565
02:04:38,580 --> 02:04:47,060
 of improvement to already nice ESA land.

1566
02:04:47,060 --> 02:04:48,060
 Yep.

1567
02:04:48,060 --> 02:04:49,060
 Thank you.

1568
02:04:49,060 --> 02:04:53,060
 Thank you for sharing your thoughts.

1569
02:04:53,060 --> 02:04:54,060
 You're Mr. Cook, right?

1570
02:04:54,060 --> 02:04:55,060
 Yeah.

1571
02:04:55,060 --> 02:04:56,060
 You know what?

1572
02:04:56,060 --> 02:04:57,060
 You did fill a card out.

1573
02:04:57,060 --> 02:05:00,700
 The secretary had it, so I do have it in front now, so you're good.

1574
02:05:00,700 --> 02:05:01,700
 Yeah.

1575
02:05:01,700 --> 02:05:04,500
 Because I don't think you filled it out for another room.

1576
02:05:04,500 --> 02:05:05,500
 Yeah.

1577
02:05:05,500 --> 02:05:06,500
 No, it was correct.

1578
02:05:06,500 --> 02:05:12,780
 I do have a card from Logan Mayfield, not wishing to speak, but is in opposition.

1579
02:05:12,780 --> 02:05:16,340
 But did Logan want to speak now?

1580
02:05:16,340 --> 02:05:18,340
 No?

1581
02:05:18,340 --> 02:05:20,340
 Okay.

1582
02:05:20,340 --> 02:05:22,340
 Hi.

1583
02:05:22,340 --> 02:05:24,340
 Hi.

1584
02:05:24,340 --> 02:05:29,520
 Logan Mayfield, 5900 Harvey Gapolin.

1585
02:05:29,520 --> 02:05:33,340
 I don't know if anybody else from my neighborhood is here.

1586
02:05:33,340 --> 02:05:39,980
 Generally, as long as the ESA development isn't gonna be impacted, I don't have a problem.

1587
02:05:39,980 --> 02:05:49,060
 I think my primary concern is the sheer degree that this plan is, and then just ensuring

1588
02:05:49,060 --> 02:05:54,740
 that we're holding the developers accountable to everything that they promised.

1589
02:05:54,740 --> 02:05:55,940
 But that's all I have.

1590
02:05:55,940 --> 02:05:56,940
 Okay.

1591
02:05:56,940 --> 02:06:00,220
 Thank you for sharing your thoughts and coming here.

1592
02:06:00,220 --> 02:06:01,380
 It is a large project.

1593
02:06:01,380 --> 02:06:10,100
 That is absolutely true, and it is detailed very explicitly what the developer is responsible

1594
02:06:10,100 --> 02:06:17,260
 for, and that's at various levels in the project and various level of departments and staff

1595
02:06:17,260 --> 02:06:24,020
 that are responsible for it, this just being a very small piece of the large project.

1596
02:06:24,020 --> 02:06:27,600
 The large project we're not discussing, that's been done.

1597
02:06:27,600 --> 02:06:32,660
 This is now a little piece of that already approved project that is being addressed here

1598
02:06:32,660 --> 02:06:33,660
 tonight.

1599
02:06:33,660 --> 02:06:40,060
 And I thought there was gonna be one more question I was gonna ask you, Christy, with

1600
02:06:40,060 --> 02:06:41,060
 what somebody said.

1601
02:06:41,060 --> 02:06:42,060
 It may come to me.

1602
02:06:42,060 --> 02:06:45,180
 I might bring you back up here.

1603
02:06:45,180 --> 02:06:47,260
 Is there anyone else wishing to speak on this?

1604
02:06:47,260 --> 02:06:50,980
 I don't have any more cards, but you're welcome to come up and speak while the public hearing

1605
02:06:50,980 --> 02:06:55,100
 is open if you would like.

1606
02:06:55,100 --> 02:06:58,660
 Sure, sure.

1607
02:06:58,660 --> 02:07:13,380
 My name is Herschel Phillips, I live at Robson Ranch, 76207.

1608
02:07:13,380 --> 02:07:16,140
 My area of concern is selfish.

1609
02:07:16,140 --> 02:07:19,540
 It's right next to my house.

1610
02:07:19,540 --> 02:07:25,500
 So Christy, thank you for sending the document to me.

1611
02:07:25,500 --> 02:07:30,460
 Up there on the left-hand side, the farthest left about midway is what I think is called

1612
02:07:30,460 --> 02:07:31,460
 Graveyard Branch.

1613
02:07:31,460 --> 02:07:32,460
 Is that correct?

1614
02:07:32,460 --> 02:07:33,460
 No?

1615
02:07:33,460 --> 02:07:34,460
 Correct.

1616
02:07:34,460 --> 02:07:35,460
 There's a...

1617
02:07:35,460 --> 02:07:36,460
 This right here?

1618
02:07:36,460 --> 02:07:47,460
 We can get you this mouse right here, and you can move the mouse to help point.

1619
02:07:47,460 --> 02:07:56,540
 It's really right there, because there is a detention pond right there on Robson Ranch,

1620
02:07:56,540 --> 02:07:59,560
 and I live right next to that.

1621
02:07:59,560 --> 02:08:11,340
 So Mr. Pruitt, your comment about how much water comes from Robson Ranch, that's probably

1622
02:08:11,340 --> 02:08:13,460
 the lowest spot at Robson Ranch.

1623
02:08:13,460 --> 02:08:18,360
 All those streets, all those concretes, all those storm sewers, all...

1624
02:08:18,360 --> 02:08:20,660
 Many of them flow right there.

1625
02:08:20,660 --> 02:08:26,420
 I have videos of water not very far from my house.

1626
02:08:26,420 --> 02:08:31,500
 I moved there on purpose because of all those woods behind it.

1627
02:08:31,500 --> 02:08:36,900
 Agreed, they're not pretty trees.

1628
02:08:36,900 --> 02:08:37,900
 They're not nice trees.

1629
02:08:37,900 --> 02:08:45,880
 They're mosquitos and boat arcs and whatever, but the deer that live back there don't care.

1630
02:08:45,880 --> 02:08:51,900
 We're not going to stop this building because I've got deer back there, but every day I

1631
02:08:51,900 --> 02:08:59,940
 get the opportunity to see all of that beauty, but I am concerned about the water and what's

1632
02:08:59,940 --> 02:09:05,580
 going to happen in this area where you're going to put a road, because that's designated

1633
02:09:05,580 --> 02:09:13,940
 as a four, I believe, and there's supposedly, I assume, residential homes going to be built

1634
02:09:13,940 --> 02:09:14,940
 there.

1635
02:09:14,940 --> 02:09:21,260
 There's a Robson Ranch fence, and then there's the Hunter Ranch barbwire fence.

1636
02:09:21,260 --> 02:09:22,580
 I don't know what's going to happen there.

1637
02:09:22,580 --> 02:09:25,320
 You're going to have to build houses on fill.

1638
02:09:25,320 --> 02:09:33,800
 That's going to create another big waterway coming off of Robson and coming off of Hunter

1639
02:09:33,800 --> 02:09:38,180
 to feed into this same area that doesn't exist today.

1640
02:09:38,180 --> 02:09:42,460
 It's all natural.

1641
02:09:42,460 --> 02:09:45,680
 That's kind of my concern.

1642
02:09:45,680 --> 02:09:52,340
 I know that I'm not going to win a fight here, but I am concerned about how much water is

1643
02:09:52,340 --> 02:10:00,020
 coming out of that area, which is a natural flow for Robson, and it comes right down the

1644
02:10:00,020 --> 02:10:01,020
 street.

1645
02:10:01,020 --> 02:10:05,900
 If you like the videos, I'll be happy to give them to you and send them to you.

1646
02:10:05,900 --> 02:10:09,740
 If you give me your card, I can send them out.

1647
02:10:09,740 --> 02:10:10,740
 Thank you.

1648
02:10:10,740 --> 02:10:11,740
 Thank you, Mr. Phillips.

1649
02:10:11,740 --> 02:10:16,260
 Appreciate that.

1650
02:10:16,260 --> 02:10:20,180
 Is there anyone else wishing to speak on this item?

1651
02:10:20,180 --> 02:10:25,500
 Okay, seeing none, I will go ahead and close the public hearing.

1652
02:10:25,500 --> 02:10:31,340
 I'm going to open the floor for discussion or a motion.

1653
02:10:31,340 --> 02:10:37,340
 Commissioner Pruitt.

1654
02:10:37,340 --> 02:10:42,580
 You know, if it's ... Sorry, I collect myself.

1655
02:10:42,580 --> 02:10:43,580
 My apologies.

1656
02:10:43,580 --> 02:10:48,020
 It's okay.

1657
02:10:48,020 --> 02:10:52,540
 It's very hard to evaluate a huge area like this, because this is atypical from a typical

1658
02:10:52,540 --> 02:10:56,100
 alt ESA that we get.

1659
02:10:56,100 --> 02:11:01,200
 If there's more color that the applicant can provide, then I'm happy to listen.

1660
02:11:01,200 --> 02:11:11,300
 What it looks to me like is that 10% of the existing ESAs on this large tract of land,

1661
02:11:11,300 --> 02:11:19,900
 mostly in areas of high land value because of transportation corridors and the zoning,

1662
02:11:19,900 --> 02:11:24,980
 are being removed as ESAs so that they're buildable, and then improvements are being

1663
02:11:24,980 --> 02:11:35,540
 made on a minor tributary compared to those others that is conveying water from residential

1664
02:11:35,540 --> 02:11:37,500
 developments of streets and that sort of thing.

1665
02:11:37,500 --> 02:11:39,260
 I understand that that needs to be filtered.

1666
02:11:39,260 --> 02:11:45,780
 It's important, but it seems like it's moving filtering capacity from areas that are coming

1667
02:11:45,780 --> 02:11:53,300
 from industrial sites to areas that are intended as residential.

1668
02:11:53,300 --> 02:12:01,740
 Help me understand how putting these improvements in this area on the southern portion of the

1669
02:12:01,740 --> 02:12:07,540
 property is better than having them distributed through the major tributaries.

1670
02:12:07,540 --> 02:12:12,940
 Does that make sense?

1671
02:12:12,940 --> 02:12:18,660
 Yeah, if you can and have a response to that, that would be fantastic.

1672
02:12:18,660 --> 02:12:19,660
 Thank you.

1673
02:12:19,660 --> 02:12:24,100
 Just a couple of clarifications.

1674
02:12:24,100 --> 02:12:30,060
 The proposed mitigation is actually on the northwest corner of the property.

1675
02:12:30,060 --> 02:12:31,060
 All the drainage ...

1676
02:12:31,060 --> 02:12:32,380
 Yeah, my apologies.

1677
02:12:32,380 --> 02:12:38,660
 Just for background, we're used to thinking of hunter and coal as one large thing.

1678
02:12:38,660 --> 02:12:42,140
 I think we're on the same page of where it is, but yeah, thank you.

1679
02:12:42,140 --> 02:12:47,380
 The reason we picked this location within Hunter Ranch, excuse me, landmark, was that

1680
02:12:47,380 --> 02:12:50,140
 the majority of the property drains through this area.

1681
02:12:50,140 --> 02:12:54,700
 We could focus our mitigation efforts in the area where majority of the drainage is going

1682
02:12:54,700 --> 02:12:55,700
 to this area.

1683
02:12:55,700 --> 02:12:59,740
 We're also picking up the drainage from Robeson Ranch so we can mitigate for some of that

1684
02:12:59,740 --> 02:13:03,020
 drainage also.

1685
02:13:03,020 --> 02:13:07,340
 A lot of the other things too, like ESAs that are throughout the ranch are going to stay

1686
02:13:07,340 --> 02:13:08,700
 in place.

1687
02:13:08,700 --> 02:13:12,320
 Because ESAs, although they're not getting improved, will still provide benefits as far

1688
02:13:12,320 --> 02:13:15,700
 as water quality improvements.

1689
02:13:15,700 --> 02:13:18,500
 There's a lot of benefits to this area when you look at it holistically.

1690
02:13:18,500 --> 02:13:21,980
 Hay Creek Creeks are going to remain in place, Graveyard Branch relatively remain in place

1691
02:13:21,980 --> 02:13:22,980
 also.

1692
02:13:22,980 --> 02:13:27,180
 Work Branch, where we're focused on mitigation, the improvements will be there in an area

1693
02:13:27,180 --> 02:13:29,180
 where it prevents habitat fragmentation.

1694
02:13:29,180 --> 02:13:33,060
 I think one of your questions were, "Why don't we take these and spread them out through

1695
02:13:33,060 --> 02:13:34,820
 the Hunter Ranch development?"

1696
02:13:34,820 --> 02:13:38,180
 You have more of a synergistic effect to having this in a concentrated area.

1697
02:13:38,180 --> 02:13:42,780
 You have 50 plus acres of mitigation versus 51 acre mitigation areas where you can really

1698
02:13:42,780 --> 02:13:47,940
 concentrate that effort and try to create a real mitigation area that has a real effect

1699
02:13:47,940 --> 02:13:50,940
 on the watershed.

1700
02:13:50,940 --> 02:13:57,020
 I understand conglomeration benefits.

1701
02:13:57,020 --> 02:14:03,940
 From my understanding, hydrology, the water is moving eastward in this corridor, is that

1702
02:14:03,940 --> 02:14:04,940
 correct?

1703
02:14:04,940 --> 02:14:05,940
 Absolutely.

1704
02:14:05,940 --> 02:14:13,580
 It looks like the ESA improvements are moving up toward the headwaters that are receiving

1705
02:14:13,580 --> 02:14:21,220
 water from Robson Ranch as well as other properties to the west of here, whereas all of the improvements

1706
02:14:21,220 --> 02:14:28,500
 upon the Hunter Ranch area are not going to go through those improved areas.

1707
02:14:28,500 --> 02:14:29,500
 Correct.

1708
02:14:29,500 --> 02:14:33,140
 There's going to be some areas on the Hunter Ranch that are not going to flow through the

1709
02:14:33,140 --> 02:14:34,580
 mitigation area.

1710
02:14:34,580 --> 02:14:38,580
 We looked at areas like along Hickory Creek, I assume you can see that pointer.

1711
02:14:38,580 --> 02:14:42,540
 Those areas were really good quality ESAs, and we felt like we would almost impact them

1712
02:14:42,540 --> 02:14:45,420
 more by going there and trying to do mitigation in those areas.

1713
02:14:45,420 --> 02:14:49,300
 Well, this area in the northwest where the mitigation was selected, it's already low

1714
02:14:49,300 --> 02:14:50,300
 quality.

1715
02:14:50,300 --> 02:14:54,180
 We feel like we get the biggest improvement for restoration and mitigation in that area.

1716
02:14:54,180 --> 02:14:58,620
 It does get a lot of drainage from Robson Ranch, but it also takes a lot of development

1717
02:14:58,620 --> 02:15:02,820
 from Hunter Ranch and focuses that area that we can almost scrub that water before it leaves

1718
02:15:02,820 --> 02:15:06,540
 that property, flows through Coal, which they're going to have preservation there, and then

1719
02:15:06,540 --> 02:15:09,820
 it goes back through Hickory Creek, which is already a highly functioning mitigation

1720
02:15:09,820 --> 02:15:12,380
 area before it goes on to Lake Louisville.

1721
02:15:12,380 --> 02:15:13,380
 Okay.

1722
02:15:13,380 --> 02:15:14,380
 Thank you.

1723
02:15:14,380 --> 02:15:15,380
 Absolutely.

1724
02:15:15,380 --> 02:15:16,380
 Thank you.

1725
02:15:16,380 --> 02:15:21,380
 Appreciate that.

1726
02:15:21,380 --> 02:15:22,380
 Any other questions?

1727
02:15:22,380 --> 02:15:26,580
 We're here for discussion or motion.

1728
02:15:26,580 --> 02:15:30,140
 I know this is a complex issue.

1729
02:15:30,140 --> 02:15:40,060
 This is a major development, alternative ESAs being one of them.

1730
02:15:40,060 --> 02:15:43,140
 As I said in work session, I think it's a very creative way to handle this.

1731
02:15:43,140 --> 02:15:51,940
 I don't know that we could take it a little bit at a time as each phase of development

1732
02:15:51,940 --> 02:15:52,940
 happened.

1733
02:15:52,940 --> 02:15:55,860
 I think that would be an impossible task to do.

1734
02:15:55,860 --> 02:16:02,340
 I think having a master plan of an alt ESA in a master plan community such as this is

1735
02:16:02,340 --> 02:16:04,020
 the right way to go.

1736
02:16:04,020 --> 02:16:12,540
 Me not being an environmental expert, I certainly have to look to staff and the engineers on

1737
02:16:12,540 --> 02:16:22,580
 the project who have presented this in such a way that they see it as a good thing for

1738
02:16:22,580 --> 02:16:26,220
 the land that will be disturbed with this project.

1739
02:16:26,220 --> 02:16:31,140
 I'll go ahead and move approval as it has been presented tonight with all the conditions

1740
02:16:31,140 --> 02:16:36,060
 that certainly have been placed on this.

1741
02:16:36,060 --> 02:16:37,060
 Commissioner Thaggard.

1742
02:16:37,060 --> 02:16:38,060
 Second.

1743
02:16:38,060 --> 02:16:39,060
 Okay.

1744
02:16:39,060 --> 02:16:40,580
 We've got a first and a second for approval.

1745
02:16:40,580 --> 02:16:41,580
 Commissioner Perrett.

1746
02:16:41,580 --> 02:16:42,580
 Thank you, Chair.

1747
02:16:42,580 --> 02:16:45,260
 I really appreciate that because I agree.

1748
02:16:45,260 --> 02:16:47,020
 It's different.

1749
02:16:47,020 --> 02:16:58,020
 We don't have any other 3,300 acre parcels in the city, right?

1750
02:16:58,020 --> 02:17:05,660
 With all the other alt ESA plans, it's easy for me to see how the end result after the

1751
02:17:05,660 --> 02:17:10,280
 mitigation is better than before.

1752
02:17:10,280 --> 02:17:16,020
 With this one, I see it and it's different, but maybe I'm just a slow learner.

1753
02:17:16,020 --> 02:17:20,380
 I'm not convinced that it's better yet.

1754
02:17:20,380 --> 02:17:23,300
 I'm not going to be supporting this, but I completely understand.

1755
02:17:23,300 --> 02:17:29,920
 I think council will have some more expertise to dig into this as we go forward.

1756
02:17:29,920 --> 02:17:30,920
 Thank you.

1757
02:17:30,920 --> 02:17:31,920
 Appreciate it.

1758
02:17:31,920 --> 02:17:36,320
 There's a first and a second for approval on table.

1759
02:17:36,320 --> 02:17:39,100
 Is there any other discussion?

1760
02:17:39,100 --> 02:17:40,100
 Commissioner Perderm.

1761
02:17:40,100 --> 02:17:46,580
 I just want to thank all the comments that were made today, especially by you, Charles,

1762
02:17:46,580 --> 02:17:50,020
 and then Commissioner Perd as well.

1763
02:17:50,020 --> 02:17:53,940
 Just to give my reflections, I agree with Commissioner Perd on this one.

1764
02:17:53,940 --> 02:18:00,460
 Just because it is unknown and it is newer to propose a plan like this, I fall in the

1765
02:18:00,460 --> 02:18:08,220
 same mindset that being convinced that it's still a better plan moving forward, so that's

1766
02:18:08,220 --> 02:18:13,140
 where my thoughts are with that and not supporting moving forward.

1767
02:18:13,140 --> 02:18:17,480
 Do we have any idea of what would be better than what was presented here?

1768
02:18:17,480 --> 02:18:24,300
 This is an approved council plan, ESA disturbance being something that they knew was going to

1769
02:18:24,300 --> 02:18:26,420
 be part of it.

1770
02:18:26,420 --> 02:18:32,620
 This as an option being something that also was approved as part of the master plan.

1771
02:18:32,620 --> 02:18:39,100
 If not this, that has been reviewed by our environmental services staff, and obviously

1772
02:18:39,100 --> 02:18:49,300
 in depth by the engineers on the project with regard to environmental impact.

1773
02:18:49,300 --> 02:18:53,600
 What else can they offer?

1774
02:18:53,600 --> 02:18:57,100
 If I could ask a question, I think there's a comment made by a member of the public as

1775
02:18:57,100 --> 02:18:58,100
 far as accountability.

1776
02:18:58,100 --> 02:19:03,540
 I think Commissioner Prado-Carrillo also mentioned something about spot checking the tracking

1777
02:19:03,540 --> 02:19:05,540
 sheet.

1778
02:19:05,540 --> 02:19:12,940
 The instances that the tracking sheet is spot checked and the improvements haven't been

1779
02:19:12,940 --> 02:19:20,480
 made or there is not an alignment with the plans moving forward, what is the plan for

1780
02:19:20,480 --> 02:19:27,920
 accountability if some of these improvements aren't being made or the plan that's being

1781
02:19:27,920 --> 02:19:29,460
 proposed isn't exactly followed.

1782
02:19:29,460 --> 02:19:32,860
 For me, just a little bit more clarity with that, I think.

1783
02:19:32,860 --> 02:19:37,980
 It's possible that Christine has some clarity on that because there has to be accountability

1784
02:19:37,980 --> 02:19:39,980
 in this.

1785
02:19:39,980 --> 02:19:48,580
 In everything we do as a city, that's why we put things in ordinance.

1786
02:19:48,580 --> 02:19:57,180
 How is accountability being undertaken if they are not doing what they're supposed to

1787
02:19:57,180 --> 02:19:58,180
 be doing, what happens?

1788
02:19:58,180 --> 02:20:07,220
 I only gave the highlights of the conditions of the ordinance, but staff has thought about

1789
02:20:07,220 --> 02:20:09,620
 this.

1790
02:20:09,620 --> 02:20:24,660
 We also share in the desire to have an end result that is what was put in this plan.

1791
02:20:24,660 --> 02:20:32,820
 A couple of things that I have added to the conditions, I as in staff as a whole, apologize

1792
02:20:32,820 --> 02:20:44,940
 for that, staff is recommending that the final ratio be one-to-one by ESA type that was removed.

1793
02:20:44,940 --> 02:20:53,180
 What is the expansion of that condition in the ordinance is that staff would not approve

1794
02:20:53,180 --> 02:21:02,540
 the final civil plan or land development applications until we have insured that we are securing

1795
02:21:02,540 --> 02:21:07,980
 that one-to-one by ESA type mitigation.

1796
02:21:07,980 --> 02:21:13,820
 There would be a give and take over time, might be a little bit more in one area or

1797
02:21:13,820 --> 02:21:19,660
 one part of the project, and a little bit more in another part of the project.

1798
02:21:19,660 --> 02:21:26,820
 That final, put a bow on it, there will be a one-to-one mitigation.

1799
02:21:26,820 --> 02:21:34,660
 Otherwise staff would not approve of the plan or that the ordinance would be enforced in

1800
02:21:34,660 --> 02:21:35,780
 other manners.

1801
02:21:35,780 --> 02:21:43,300
 We would have to look to legal for some creative ways to enforce that.

1802
02:21:43,300 --> 02:21:51,980
 Other areas in which staff carefully crafted the ordinance conditions is the inclusion

1803
02:21:51,980 --> 02:21:56,380
 of this platting requirement.

1804
02:21:56,380 --> 02:22:03,020
 There will be a requirement to plat that land and file that with the county.

1805
02:22:03,020 --> 02:22:11,980
 In that platting there will be a record of the reason that that mitigation land exists.

1806
02:22:11,980 --> 02:22:22,940
 If I could just add to Christy's comments, I thought she did a nice job explaining that.

1807
02:22:22,940 --> 02:22:28,340
 This is really no different than all of the other development plans that we review for

1808
02:22:28,340 --> 02:22:31,620
 compliance with our city's ordinances and requirements.

1809
02:22:31,620 --> 02:22:35,940
 We have the responsibility of ensuring the enforcement.

1810
02:22:35,940 --> 02:22:41,300
 We have many projects that have follow-up enforcement that we are involved in.

1811
02:22:41,300 --> 02:22:43,700
 This is no different from that.

1812
02:22:43,700 --> 02:22:46,900
 I recognize this plan concept is a little different.

1813
02:22:46,900 --> 02:22:51,340
 This is the first time we've had anything proposed of this nature, but our environmental

1814
02:22:51,340 --> 02:22:57,860
 services team has worked really hard and has the education and qualifications also to be

1815
02:22:57,860 --> 02:23:02,740
 able to understand what's being put forth before us this evening.

1816
02:23:02,740 --> 02:23:08,300
 Just like we have civil engineers who review civil engineer plans to ensure compliance,

1817
02:23:08,300 --> 02:23:15,180
 here we have a team who are experts in this field and have put forth conditions and a

1818
02:23:15,180 --> 02:23:20,700
 process to ensure that that compliance is maintained over time.

1819
02:23:20,700 --> 02:23:21,700
 Thanks for adding that, Tina.

1820
02:23:21,700 --> 02:23:22,700
 Appreciate it.

1821
02:23:22,700 --> 02:23:23,700
 Commissioner Pruitt.

1822
02:23:23,700 --> 02:23:24,700
 Yeah.

1823
02:23:24,700 --> 02:23:29,940
 Just for benefit of staff, I want to clarify, I don't have any concerns with enforcement

1824
02:23:29,940 --> 02:23:32,020
 or tracking.

1825
02:23:32,020 --> 02:23:37,820
 I fully expect that depending on the speed of this development, that will be a challenge,

1826
02:23:37,820 --> 02:23:45,580
 but I also have full confidence in our city manager's organization to go resource the

1827
02:23:45,580 --> 02:23:49,180
 teams effectively if that needs to be done.

1828
02:23:49,180 --> 02:24:00,260
 My concern really is just that I'm not convinced that this is better than the existing situation,

1829
02:24:00,260 --> 02:24:01,820
 if that makes sense.

1830
02:24:01,820 --> 02:24:04,180
 I could be convinced of that, right?

1831
02:24:04,180 --> 02:24:13,540
 Perhaps the filtering on the western side of this property provides a very vital mitigation

1832
02:24:13,540 --> 02:24:20,620
 service to slow the effluent going into the southern part of Coal Ranch and with the combination

1833
02:24:20,620 --> 02:24:24,380
 of the development there, that's really the most important thing in this whole area.

1834
02:24:24,380 --> 02:24:26,580
 But that's not the message I heard.

1835
02:24:26,580 --> 02:24:33,140
 The message I heard was there's some ESAs here which happen to be in high land value

1836
02:24:33,140 --> 02:24:39,900
 areas with high value zoning, and some of those because of the development concerns

1837
02:24:39,900 --> 02:24:44,700
 are going to be removed and then we'll improve some areas over here.

1838
02:24:44,700 --> 02:24:50,100
 To me, that just doesn't convince me that it's better.

1839
02:24:50,100 --> 02:24:52,580
 Thank you.

1840
02:24:52,580 --> 02:24:56,900
 Commissioner Prado, could I go?

1841
02:24:56,900 --> 02:25:05,060
 I was the gentleman that spoke that said we're taking ESAs and then we're just going to make

1842
02:25:05,060 --> 02:25:06,060
 them better.

1843
02:25:06,060 --> 02:25:11,140
 I completely understand what you all are saying, so planting new species or protecting all

1844
02:25:11,140 --> 02:25:12,940
 of that sounds really good.

1845
02:25:12,940 --> 02:25:18,300
 Is there, would there be an opportunity, because is it 40 acres that are permanently going

1846
02:25:18,300 --> 02:25:25,620
 to be, I think it was 40 acres, right, out of 3,000 or so?

1847
02:25:25,620 --> 02:25:34,980
 Is there an opportunity to convert other acres, other land, to ESAs by planting different

1848
02:25:34,980 --> 02:25:35,980
 species?

1849
02:25:35,980 --> 02:25:47,980
 Could you offset some of that to not completely lose those 40 acres?

1850
02:25:47,980 --> 02:25:57,100
 To answer your question, I think I heard it as why not do it everywhere else, and I think

1851
02:25:57,100 --> 02:25:59,740
 that's kind of your question as well.

1852
02:25:59,740 --> 02:26:02,020
 Am I understanding your question correctly?

1853
02:26:02,020 --> 02:26:03,020
 Not everywhere.

1854
02:26:03,020 --> 02:26:08,820
 I'm thinking if we're losing 40 acres, is there a way to at least gain half of that

1855
02:26:08,820 --> 02:26:13,780
 elsewhere other than already bringing this other, the plan that you guys already have?

1856
02:26:13,780 --> 02:26:14,780
 Got you.

1857
02:26:14,780 --> 02:26:24,780
 If we have 3,000, almost 300, 200 acres of that, a third will remain an open space.

1858
02:26:24,780 --> 02:26:29,060
 This section of the ESA doesn't count the other upland ESAs that we've talked about

1859
02:26:29,060 --> 02:26:34,540
 in the MPC that's upward of, I don't have the exact stat on me, but I know pilot knob

1860
02:26:34,540 --> 02:26:38,940
 for sure is over 50 acres of preservation.

1861
02:26:38,940 --> 02:26:44,140
 I think Chris tried to handle it and explain it a little bit, but he's way smarter than

1862
02:26:44,140 --> 02:26:45,140
 Mace.

1863
02:26:45,140 --> 02:26:46,140
 I'll put simple terms.

1864
02:26:46,140 --> 02:26:49,020
 The way I interpret it is that we're getting more benefit.

1865
02:26:49,020 --> 02:26:52,420
 We're not taking away these other ESAs where we're draining into.

1866
02:26:52,420 --> 02:26:56,220
 We're not going to not put drainage and other code pieces in place.

1867
02:26:56,220 --> 02:26:59,460
 We're going to follow the code.

1868
02:26:59,460 --> 02:27:06,100
 Where the benefit comes from is when you conglomerate these things, they actually perform better.

1869
02:27:06,100 --> 02:27:11,940
 That's the bottom line, and so we would prefer that we would have a high functioning, better

1870
02:27:11,940 --> 02:27:16,780
 ESA than several different disparate ESAs.

1871
02:27:16,780 --> 02:27:18,340
 Does that make sense?

1872
02:27:18,340 --> 02:27:20,540
 Does that answer your question?

1873
02:27:20,540 --> 02:27:27,500
 Yes, I just don't understand why you couldn't designate other acres in other places and

1874
02:27:27,500 --> 02:27:36,060
 also grow those into ESAs so that you're not completely losing just 40 acres.

1875
02:27:36,060 --> 02:27:40,300
 That was my question, but I understand what you're saying.

1876
02:27:40,300 --> 02:27:42,180
 I do know that y'all are in different phases.

1877
02:27:42,180 --> 02:27:43,180
 Absolutely.

1878
02:27:43,180 --> 02:27:47,780
 It's over time, and it's going to happen over the course of 20 years and all of those things.

1879
02:27:47,780 --> 02:27:48,780
 Hopefully I answered your question.

1880
02:27:48,780 --> 02:27:49,780
 Yes.

1881
02:27:49,780 --> 02:27:50,780
 At least I tried to.

1882
02:27:50,780 --> 02:27:51,780
 Chris is way smarter than me.

1883
02:27:51,780 --> 02:27:54,780
 I already said it, so maybe you should come back up here.

1884
02:27:54,780 --> 02:27:55,780
 No, you're good.

1885
02:27:55,780 --> 02:27:56,780
 Thank you.

1886
02:27:56,780 --> 02:27:57,780
 Okay.

1887
02:27:57,780 --> 02:27:58,780
 All right.

1888
02:27:58,780 --> 02:27:59,780
 Thank you.

1889
02:27:59,780 --> 02:28:00,780
 Thank you.

1890
02:28:00,780 --> 02:28:03,780
 Any other discussion?

1891
02:28:03,780 --> 02:28:04,780
 Commissioner Pratt.

1892
02:28:04,780 --> 02:28:07,580
 Just a procedural question for legal, probably.

1893
02:28:07,580 --> 02:28:15,820
 I understand that when we have a zoning request, if this commission votes it down, or sorry,

1894
02:28:15,820 --> 02:28:22,020
 recommends denial, then council requires a super majority to approve.

1895
02:28:22,020 --> 02:28:31,020
 Is that also true for alt ESAs or is our function as a body with alt ESAs purely recommendation

1896
02:28:31,020 --> 02:28:32,020
 body?

1897
02:28:32,020 --> 02:28:35,020
 Does that make sense?

1898
02:28:35,020 --> 02:28:41,260
 I don't know.

1899
02:28:41,260 --> 02:28:43,260
 The code has an answer.

1900
02:28:43,260 --> 02:28:44,260
 I'm so excited.

1901
02:28:44,260 --> 02:28:47,260
 And therefore you're doing it.

1902
02:28:47,260 --> 02:28:48,260
 Indeed.

1903
02:28:48,260 --> 02:28:55,340
 So if this body does not recommend approval, ends up recommending denial, then our DDC

1904
02:28:55,340 --> 02:29:00,500
 establishes that the alternative plan only becomes effective by a three quarters vote

1905
02:29:00,500 --> 02:29:03,300
 of all members of council.

1906
02:29:03,300 --> 02:29:10,020
 Thank you.

1907
02:29:10,020 --> 02:29:11,020
 Any other discussion?

1908
02:29:11,020 --> 02:29:13,660
 We've got a first and a second for approval.

1909
02:29:13,660 --> 02:29:22,260
 I think what we have to understand here is again, this is a massive project.

1910
02:29:22,260 --> 02:29:26,340
 We don't have anything else like it, as Commissioner Pratt said.

1911
02:29:26,340 --> 02:29:28,500
 There is zero infrastructure here.

1912
02:29:28,500 --> 02:29:32,660
 Everything has to be done here for this to get developed.

1913
02:29:32,660 --> 02:29:38,580
 And it's also approved as an MPC by council.

1914
02:29:38,580 --> 02:29:45,180
 So this is a step in their project for putting their infrastructure in and for getting this

1915
02:29:45,180 --> 02:29:50,900
 project to completion.

1916
02:29:50,900 --> 02:29:51,900
 That's what this is.

1917
02:29:51,900 --> 02:29:54,700
 We're not here to talk about should the project be there or not.

1918
02:29:54,700 --> 02:29:57,820
 We're not here to talk about really other green space.

1919
02:29:57,820 --> 02:30:00,940
 There's plenty of green space, honestly, within the project.

1920
02:30:00,940 --> 02:30:04,980
 That's what's already done by council.

1921
02:30:04,980 --> 02:30:15,820
 So again, this is a step to them getting their project completed.

1922
02:30:15,820 --> 02:30:22,940
 And if there was a better way to do it, it would be my thinking that our environmental

1923
02:30:22,940 --> 02:30:28,660
 staff and the engineers on their staff would have put forward a better project or a better

1924
02:30:28,660 --> 02:30:32,100
 request before us.

1925
02:30:32,100 --> 02:30:36,660
 So my reason for voting approval.

1926
02:30:36,660 --> 02:30:50,720
 And with that, we can go ahead and vote on the board.

1927
02:30:50,720 --> 02:30:51,720
 Let's see.

1928
02:30:51,720 --> 02:30:57,660
 That motion will pass for one.

1929
02:30:57,660 --> 02:31:04,240
 Our next public hearing is 4CZ240010.

1930
02:31:04,240 --> 02:31:07,100
 Bryce is here for presentation and I will open the public hearing.

1931
02:31:07,100 --> 02:31:08,740
 Good evening, commission.

1932
02:31:08,740 --> 02:31:09,740
 Bryce Vanderstel.

1933
02:31:09,740 --> 02:31:14,820
 Hang on just one second, Bryce, I'm sorry.

1934
02:31:14,820 --> 02:31:17,860
 Oh, I apologize.

1935
02:31:17,860 --> 02:31:18,860
 Yes.

1936
02:31:18,860 --> 02:31:19,860
 We'll go ahead.

1937
02:31:19,860 --> 02:31:20,860
 What is it?

1938
02:31:20,860 --> 02:31:21,860
 Michael or Christy.

1939
02:31:21,860 --> 02:31:24,420
 I don't know if Christy's still here.

1940
02:31:24,420 --> 02:31:28,180
 This is scheduled for December 17th consideration by council, correct?

1941
02:31:28,180 --> 02:31:29,180
 Okay.

1942
02:31:29,180 --> 02:31:33,860
 So if there's anybody that's interested in the council discussion related to this item,

1943
02:31:33,860 --> 02:31:37,140
 that meeting is on again, December 17th.

1944
02:31:37,140 --> 02:31:40,580
 The public hearings typically start at 630.

1945
02:31:40,580 --> 02:31:41,580
 Thank you, Tina.

1946
02:31:41,580 --> 02:31:42,580
 Sorry, Bryce.

1947
02:31:42,580 --> 02:31:43,580
 No worries.

1948
02:31:43,580 --> 02:31:44,580
 The floor is yours.

1949
02:31:44,580 --> 02:31:45,580
 Thank you.

1950
02:31:45,580 --> 02:31:46,580
 Bryce Vanderstel, assistant planner.

1951
02:31:46,580 --> 02:31:47,580
 Good evening, commission.

1952
02:31:47,580 --> 02:31:48,580
 This is Z2410.

1953
02:31:48,580 --> 02:31:56,940
 Good evening, commission.

1954
02:31:56,940 --> 02:32:20,700
 This is a request to rezone approximately 16 acres from a rural residential zoning district

1955
02:32:20,700 --> 02:32:22,940
 to a light industrial zoning district.

1956
02:32:22,940 --> 02:32:27,540
 The subject property is located east of Mosh Branch Road on the south side of Farm to Market

1957
02:32:27,540 --> 02:32:28,540
 1173.

1958
02:32:28,540 --> 02:32:32,660
 Currently, the site is an undeveloped pasture land.

1959
02:32:32,660 --> 02:32:38,020
 It was assigned a rural residential zoning upon annexation in 2010, and the intent is

1960
02:32:38,020 --> 02:32:43,380
 to rezone this to a light industrial zoning district in order to develop the property

1961
02:32:43,380 --> 02:32:48,420
 with both commercial and industrial uses.

1962
02:32:48,420 --> 02:32:52,420
 Looking at the Denton 2040 comprehensive plan as well as the future land use map, the surrounding

1963
02:32:52,420 --> 02:32:58,620
 area is light industrial, and the light industrial zoning district, according to the Denton 2040

1964
02:32:58,620 --> 02:33:03,860
 comprehensive plan, seeks the primary uses such as a light manufacturing, some assembly,

1965
02:33:03,860 --> 02:33:08,740
 as well as supporting uses such as offices, retail.

1966
02:33:08,740 --> 02:33:13,220
 This proposal does meet the criteria for approval such as the goals and policies set out in

1967
02:33:13,220 --> 02:33:17,700
 the future land use map as well as the Denton 2040 comprehensive plan, and it's not expected

1968
02:33:17,700 --> 02:33:24,580
 to generate any adverse fiscal, environmental, or infrastructural impacts.

1969
02:33:24,580 --> 02:33:29,020
 We did notice this project in accordance with the state rule as our 500 foot courtesy notices

1970
02:33:29,020 --> 02:33:34,460
 that are standard with the city of Denton, and we did not receive any in favor or in

1971
02:33:34,460 --> 02:33:35,460
 opposition.

1972
02:33:35,460 --> 02:33:38,240
 The applicant did not conduct a neighborhood meeting, however, he did reach out to each

1973
02:33:38,240 --> 02:33:43,460
 individual property owner, and there was largely positive feedback.

1974
02:33:43,460 --> 02:33:46,980
 Staff does recommend approval of this request as it meets the criteria for approval set

1975
02:33:46,980 --> 02:33:50,060
 out in the Denton development code and the Denton 2040 comprehensive plan.

1976
02:33:50,060 --> 02:33:52,880
 I'll stand for any questions.

1977
02:33:52,880 --> 02:33:53,880
 Thank you, Bryce.

1978
02:33:53,880 --> 02:33:58,020
 Any questions at this moment for Bryce?

1979
02:33:58,020 --> 02:33:59,460
 Thank you.

1980
02:33:59,460 --> 02:34:00,460
 This is a public hearing.

1981
02:34:00,460 --> 02:34:04,160
 I don't have any cards in front of me on this item.

1982
02:34:04,160 --> 02:34:06,660
 Is there anyone wishing to speak on this item?

1983
02:34:06,660 --> 02:34:07,660
 Okay.

1984
02:34:07,660 --> 02:34:13,300
 With that, I'll go ahead and close the public hearing and open the floor for discussion

1985
02:34:13,300 --> 02:34:21,260
 or a motion.

1986
02:34:21,260 --> 02:34:22,260
 Commissioner Perdera.

1987
02:34:22,260 --> 02:34:24,500
 I move to approve.

1988
02:34:24,500 --> 02:34:25,500
 Commissioner Fager.

1989
02:34:25,500 --> 02:34:26,500
 Second.

1990
02:34:26,500 --> 02:34:27,500
 Okay.

1991
02:34:27,500 --> 02:34:29,580
 We've got a first and a second for approval discussion.

1992
02:34:29,580 --> 02:34:30,580
 Okay.

1993
02:34:30,580 --> 02:34:38,300
 Let's go ahead and vote, please.

1994
02:34:38,300 --> 02:34:39,960
 That motion carries 5-0.

1995
02:34:39,960 --> 02:34:45,540
 That will take us to 4-D, Z240012.

1996
02:34:45,540 --> 02:34:53,060
 I will open the public hearing, and Mia is here for presentation.

1997
02:34:53,060 --> 02:35:06,860
 Good evening, Chair, members of the commission, Mia Hines, Senior Planner.

1998
02:35:06,860 --> 02:35:14,260
 This item, Z240012, is a rezoning request for 5702 Teasley Lane.

1999
02:35:14,260 --> 02:35:19,820
 The request is to rezone property from Rural Residential and Residential 2 to the Suburban

2000
02:35:19,820 --> 02:35:22,860
 Corridor Zoning District.

2001
02:35:22,860 --> 02:35:31,780
 The property is approximately .684 acres located west of Teasley Lane, approximately 170 feet

2002
02:35:31,780 --> 02:35:33,420
 north of Leatherwood Lane.

2003
02:35:33,420 --> 02:35:37,500
 The property is currently developed with a house and accessory structures, and the purpose

2004
02:35:37,500 --> 02:35:41,380
 for this request stated by the applicant was to allow for more commercial uses, a bit consistent

2005
02:35:41,380 --> 02:35:44,860
 with the surrounding context.

2006
02:35:44,860 --> 02:35:48,080
 As I stated in the work session, a little bit of background on the application and how

2007
02:35:48,080 --> 02:35:51,580
 we sort of got to the recommendation that we have today.

2008
02:35:51,580 --> 02:35:56,540
 We did have a pre-application conference with this applicant in 2022, initial discussions

2009
02:35:56,540 --> 02:36:01,860
 about sort of an indoor-outdoor recreation center, and at that time, we stated that commercial

2010
02:36:01,860 --> 02:36:07,060
 zoning district would not be consistent with the moderate residential future land use map

2011
02:36:07,060 --> 02:36:11,540
 designation, and so between that time and the time that they submitted for an annexation

2012
02:36:11,540 --> 02:36:16,740
 for the back piece earlier this year, we were having sort of regular conversations about

2013
02:36:16,740 --> 02:36:20,060
 the potential for commercial uses on that subject property.

2014
02:36:20,060 --> 02:36:25,780
 Additionally, in that time, Teasley Lane, which this property fronts onto, was widened

2015
02:36:25,780 --> 02:36:34,020
 from a two-lane corridor to a two-lane thoroughfare to a six-lane divided thoroughfare with designated

2016
02:36:34,020 --> 02:36:37,100
 left-turn lanes in some areas.

2017
02:36:37,100 --> 02:36:40,340
 Once they submitted the annexation, we started talking a little bit more seriously about

2018
02:36:40,340 --> 02:36:47,060
 the zoning application and that process and what we would have to go forward for an SC

2019
02:36:47,060 --> 02:36:53,900
 zoning district to be aligned with the comprehensive land use map in this area, and ultimately,

2020
02:36:53,900 --> 02:36:58,900
 at that time, staff recommended a more comprehensive request, recommended they talk to their neighbors,

2021
02:36:58,900 --> 02:37:02,100
 the property owners talk to their neighbors, try to bring them into this request, so that

2022
02:37:02,100 --> 02:37:08,260
 we weren't asking a .684-acre property to do a whole study of the Teasley Lane corridor.

2023
02:37:08,260 --> 02:37:13,140
 At that time, the neighbors weren't interested in joining that application, and so the property

2024
02:37:13,140 --> 02:37:16,100
 owners were ready to move forward with their zoning change request, and so they submitted

2025
02:37:16,100 --> 02:37:19,040
 that in June of 2024.

2026
02:37:19,040 --> 02:37:22,380
 We talked to them a little bit more about potentially a zoning district that might seem

2027
02:37:22,380 --> 02:37:27,500
 less spot-zoning, like we said in work session, that R7 zoning district, and ultimately, that

2028
02:37:27,500 --> 02:37:31,980
 did not meet the applicant's goals and what they were trying to accomplish as a commercial

2029
02:37:31,980 --> 02:37:34,980
 district for this property.

2030
02:37:34,980 --> 02:37:37,980
 Staff is recommending ... I'll get to the recommendation here in a second, but we ultimately

2031
02:37:37,980 --> 02:37:41,420
 landed on SC, and staff is recommending approval of that.

2032
02:37:41,420 --> 02:37:45,220
 A little bit more about that comprehensive plan alignment and the moderate residential

2033
02:37:45,220 --> 02:37:47,100
 future land use designation.

2034
02:37:47,100 --> 02:37:51,860
 That designation is typically primarily focused towards allowing for a variety of residential

2035
02:37:51,860 --> 02:37:54,240
 land uses at higher densities.

2036
02:37:54,240 --> 02:38:00,580
 It does allow for ... Or it is applied at certain corridors and recognize that neighborhood

2037
02:38:00,580 --> 02:38:05,220
 scale commercial uses at arterials and collector street corners could be appropriate.

2038
02:38:05,220 --> 02:38:08,540
 Really what we have here is this property fronting on an arterial, not necessarily an

2039
02:38:08,540 --> 02:38:14,680
 arterial and collector street corner, so again, that SC district, as defined or as described

2040
02:38:14,680 --> 02:38:20,420
 as a moderate to high-intensity commercial district along high-traffic corridors, fits

2041
02:38:20,420 --> 02:38:24,780
 in sort of with Teasley Lane, but not necessarily with the moderate residential future land

2042
02:38:24,780 --> 02:38:28,380
 use designation that's here.

2043
02:38:28,380 --> 02:38:36,340
 But the DDC does provide for the approval criteria with the comprehensive plan alignment

2044
02:38:36,340 --> 02:38:41,100
 to state that basically the comprehensive plan future land use map is not the only criteria

2045
02:38:41,100 --> 02:38:42,340
 to judge it by.

2046
02:38:42,340 --> 02:38:47,580
 There are other goals in the comprehensive plan that the zoning request should be measured

2047
02:38:47,580 --> 02:38:48,580
 up against.

2048
02:38:48,580 --> 02:38:52,980
 One of the ones we wanted to mention is that grow with balance goal, the goal to establish

2049
02:38:52,980 --> 02:38:58,180
 land uses and designations that respond to the growing needs and character specifications

2050
02:38:58,180 --> 02:38:59,180
 of a community.

2051
02:38:59,180 --> 02:39:04,060
 We sort of already talked about Teasley Lane as a corridor and as a sort of main entrance

2052
02:39:04,060 --> 02:39:10,180
 points into and out of the city from 35 for the southern portion of the city.

2053
02:39:10,180 --> 02:39:15,860
 Additionally, Teasley Lane is a text-dot facility and it was widened by text-dot, although

2054
02:39:15,860 --> 02:39:19,460
 we don't like to plan retroactively necessarily and respond to text-dot.

2055
02:39:19,460 --> 02:39:20,740
 Sometimes we end up in those situations.

2056
02:39:20,740 --> 02:39:28,320
 So here we have a property that because of those changes makes sense for suburban corridor

2057
02:39:28,320 --> 02:39:33,060
 and we want to take advantage of the fact that Teasley has already been widened, that

2058
02:39:33,060 --> 02:39:35,900
 infrastructure has already been improved.

2059
02:39:35,900 --> 02:39:40,300
 One of the other things that we considered or looked at, jumping back to the reason that

2060
02:39:40,300 --> 02:39:45,940
 we were sort of recommended R7 at one point, is the spot zoning issue and having SC sort

2061
02:39:45,940 --> 02:39:51,820
 of adjacent to R2 on both the north and south side of the property.

2062
02:39:51,820 --> 02:39:54,460
 But even with spot zoning, there are other considerations.

2063
02:39:54,460 --> 02:40:00,180
 So like I said, with the SC zoning district still meeting those other goals of the comprehensive

2064
02:40:00,180 --> 02:40:04,160
 plan, that's not too much of a concern here.

2065
02:40:04,160 --> 02:40:08,940
 Again, those other considerations, the Teasley Lane expansion, the subject properties and

2066
02:40:08,940 --> 02:40:14,300
 surrounding properties are unlikely to develop or redevelop with residential uses.

2067
02:40:14,300 --> 02:40:18,660
 There's properties in the ETJ that are also under the moderate residential future land

2068
02:40:18,660 --> 02:40:22,820
 use designation that are large lot single-family homes that we don't see necessarily going

2069
02:40:22,820 --> 02:40:25,060
 anywhere between now and 2040.

2070
02:40:25,060 --> 02:40:29,140
 So again, that moderate residential land use designation is a bit questionable in this

2071
02:40:29,140 --> 02:40:30,140
 area.

2072
02:40:30,140 --> 02:40:33,980
 Is that truly how this area is going to develop or is that truly how we want this area to

2073
02:40:33,980 --> 02:40:36,020
 develop with this corridor?

2074
02:40:36,020 --> 02:40:40,900
 Additionally, we do have the community mixed use land use designation on the east side

2075
02:40:40,900 --> 02:40:42,180
 of Teasley Lane in this area.

2076
02:40:42,180 --> 02:40:46,900
 So again, some community mixed use, that commercial corridor sort of makes sense here, but that

2077
02:40:46,900 --> 02:40:49,260
 property is currently developed with Geier High School.

2078
02:40:49,260 --> 02:40:52,620
 So like Tina sort of mentioned in the work session, if these were flipped, we wouldn't

2079
02:40:52,620 --> 02:40:55,780
 even be having this sort of discussion.

2080
02:40:55,780 --> 02:41:01,460
 And then again, we are questioning whether or not the, or we are wanting to reevaluate

2081
02:41:01,460 --> 02:41:05,700
 the moderate residential future land use on the west side.

2082
02:41:05,700 --> 02:41:10,660
 Here's just some pictures to sort of explain what I discussed throughout this whole presentation.

2083
02:41:10,660 --> 02:41:16,620
 Teasley Lane as of 2022 was a two-lane with a center left lane that you could turn either

2084
02:41:16,620 --> 02:41:17,620
 way.

2085
02:41:17,620 --> 02:41:23,460
 Currently, in 2024, it's a six-lane with that median in the middle and then those designated

2086
02:41:23,460 --> 02:41:28,500
 sort of diesel left turn lanes at certain specific locations.

2087
02:41:28,500 --> 02:41:34,220
 A little bit more about the existing infrastructure or development that we see in this area.

2088
02:41:34,220 --> 02:41:39,580
 Within that corridor along Teasley, like I said, we have Geier High School on the east

2089
02:41:39,580 --> 02:41:47,860
 side of Teasley and then there are some commercial uses along the south side of Teasley.

2090
02:41:47,860 --> 02:41:51,700
 There's some industrial uses there also.

2091
02:41:51,700 --> 02:41:55,300
 There's a park or an open space lot there.

2092
02:41:55,300 --> 02:41:57,660
 There's a substation, some religious facility.

2093
02:41:57,660 --> 02:42:05,540
 So again, given those uses that exist today, is that area or is this area on the west side

2094
02:42:05,540 --> 02:42:13,220
 really a, is it going to develop according with the moderate residential future land

2095
02:42:13,220 --> 02:42:15,580
 use designation?

2096
02:42:15,580 --> 02:42:20,860
 The size of the current property, the size of those parcels that front along the ETJ

2097
02:42:20,860 --> 02:42:27,140
 corridor, the large single-family lots in the ETJ are all planning to that question.

2098
02:42:27,140 --> 02:42:32,060
 And is this moderate residential future land use designation appropriate?

2099
02:42:32,060 --> 02:42:36,100
 So we did review this request up against the criteria for approval.

2100
02:42:36,100 --> 02:42:43,220
 We do concur or find that it is consistent with other goals of the comprehensive plan.

2101
02:42:43,220 --> 02:42:47,700
 We find that the proposal is consistent with the zoning district purpose statement and

2102
02:42:47,700 --> 02:42:51,700
 response to changes in the area, specifically we mentioned Teasley and some of those existing

2103
02:42:51,700 --> 02:42:53,740
 land uses that are around there.

2104
02:42:53,740 --> 02:42:56,940
 Given the size of the subject property, the zoning and potential scale of development

2105
02:42:56,940 --> 02:43:01,540
 is not expected to generate significant adverse impacts on surrounding properties.

2106
02:43:01,540 --> 02:43:05,100
 Again, being less than an acre, I believe was a question in the work session.

2107
02:43:05,100 --> 02:43:11,740
 We don't anticipate large, intense developments on this particular lot.

2108
02:43:11,740 --> 02:43:16,340
 And so really what we would be getting with the SC district are some of those neighborhood

2109
02:43:16,340 --> 02:43:20,140
 services uses that this corridor could use.

2110
02:43:20,140 --> 02:43:23,940
 And then finally, zoning is not expected to have adverse, this zoning is not expected

2111
02:43:23,940 --> 02:43:26,620
 to have adverse impacts on surrounding properties.

2112
02:43:26,620 --> 02:43:30,500
 We still have the landscape buffers and the other things that are built into the DDC that

2113
02:43:30,500 --> 02:43:33,940
 they would have to adhere by should this property redevelop.

2114
02:43:33,940 --> 02:43:37,380
 And the existing structure being a single family residence, it's very small, you might

2115
02:43:37,380 --> 02:43:42,420
 get an office space or a small retail space or something like that in that existing structure.

2116
02:43:42,420 --> 02:43:49,020
 So we did send out notifications, public notifications per the DDC and state law.

2117
02:43:49,020 --> 02:43:54,900
 As of the, since the publication of this backup, we did receive one response in opposition

2118
02:43:54,900 --> 02:43:59,980
 and it was the property owner for this church down here to the south of Leatherwood who

2119
02:43:59,980 --> 02:44:04,140
 stated just some general concerns about the expanse of commercial uses that are allowed

2120
02:44:04,140 --> 02:44:10,820
 in SC and they're maybe not being complimentary to the student population of Geyer High School

2121
02:44:10,820 --> 02:44:12,580
 or the fact that there is a church there.

2122
02:44:12,580 --> 02:44:18,220
 I will say some of the uses that were mentioned of concern kind of take care of themselves

2123
02:44:18,220 --> 02:44:20,680
 because that school is there and because that church is there.

2124
02:44:20,680 --> 02:44:27,260
 So the state does require 300 or 500, I believe, spacing distance from some of the uses that

2125
02:44:27,260 --> 02:44:29,160
 were mentioned in that area.

2126
02:44:29,160 --> 02:44:32,860
 So by default, they're kind of already not going to be permitted even though they are

2127
02:44:32,860 --> 02:44:34,660
 allowed in SC.

2128
02:44:34,660 --> 02:44:38,860
 But that applicant or that respondent also stated that in general, they aren't opposed

2129
02:44:38,860 --> 02:44:40,140
 to commercial uses on this plot.

2130
02:44:40,140 --> 02:44:44,260
 I believe they also, they mentioned a drive-through might be nice there.

2131
02:44:44,260 --> 02:44:50,060
 So ultimately, staff does recommend approval of the zoning change request to the suburban

2132
02:44:50,060 --> 02:44:52,460
 corridor zoning district.

2133
02:44:52,460 --> 02:44:55,100
 And that concludes my presentation.

2134
02:44:55,100 --> 02:44:57,940
 I will gladly answer any questions you have this time.

2135
02:44:57,940 --> 02:44:59,740
 Thank you very much, Mia.

2136
02:44:59,740 --> 02:45:02,220
 Any questions for staff at this moment?

2137
02:45:02,220 --> 02:45:03,220
 Okay.

2138
02:45:03,220 --> 02:45:05,540
 Thank you very much.

2139
02:45:05,540 --> 02:45:06,540
 This is a public hearing.

2140
02:45:06,540 --> 02:45:08,660
 I do have a card in front of me.

2141
02:45:08,660 --> 02:45:14,300
 It is from Raymond Castro who is speaking on behalf of a group I believe.

2142
02:45:14,300 --> 02:45:15,300
 Come on down.

2143
02:45:15,300 --> 02:45:16,300
 If you'll state your name.

2144
02:45:16,300 --> 02:45:17,300
 Your time will begin.

2145
02:45:17,300 --> 02:45:18,300
 Hi.

2146
02:45:18,300 --> 02:45:19,300
 Yes.

2147
02:45:19,300 --> 02:45:20,300
 Okay.

2148
02:45:20,300 --> 02:45:21,300
 My name is Raymond Castro.

2149
02:45:21,300 --> 02:45:27,020
 I'm the pastor of the Hickory Creek Baptist Church, 5724 Teasley Lane.

2150
02:45:27,020 --> 02:45:29,360
 I have two of our members with me.

2151
02:45:29,360 --> 02:45:31,620
 We have over 500 members.

2152
02:45:31,620 --> 02:45:37,860
 What my concern is, I attended an informal hearing several months ago, and my question

2153
02:45:37,860 --> 02:45:43,660
 was to the owners of the property, what their intentions were, and they couldn't give me

2154
02:45:43,660 --> 02:45:44,760
 an answer.

2155
02:45:44,760 --> 02:45:49,660
 I don't have a problem with progress being made.

2156
02:45:49,660 --> 02:45:56,700
 We weren't in objection to apartments that were built next to our church.

2157
02:45:56,700 --> 02:46:01,820
 I just would like to know what the property is going to be used for.

2158
02:46:01,820 --> 02:46:02,940
 Maybe you could help me with that.

2159
02:46:02,940 --> 02:46:03,940
 I've asked several people.

2160
02:46:03,940 --> 02:46:07,260
 No one's given me an adequate answer.

2161
02:46:07,260 --> 02:46:13,320
 Another thing, with our church and the cemetery next to our church, we have landmark status.

2162
02:46:13,320 --> 02:46:18,220
 Our property, our church was established in 1855.

2163
02:46:18,220 --> 02:46:20,980
 We're a landmark here in the city of Denton.

2164
02:46:20,980 --> 02:46:28,460
 The Historical Society has entrusted us to preserve and to protect our rich heritage

2165
02:46:28,460 --> 02:46:30,780
 that we have.

2166
02:46:30,780 --> 02:46:37,380
 And so I'm just very concerned about anything that would come around us.

2167
02:46:37,380 --> 02:46:42,340
 Also I'm concerned about Geyer High School being directly across the property.

2168
02:46:42,340 --> 02:46:46,940
 We've had a number of incidents with the students where they've come over to our property and

2169
02:46:46,940 --> 02:46:53,340
 they've did some damage to our property and also the cemetery.

2170
02:46:53,340 --> 02:46:59,340
 And I know students are easily influenced, and that's why I'd like to know what would

2171
02:46:59,340 --> 02:47:04,660
 potentially be built on this property and if it was just zoned commercially.

2172
02:47:04,660 --> 02:47:10,780
 I think my biggest problem is I just don't give people blank checks with my signature

2173
02:47:10,780 --> 02:47:14,580
 on there without knowing what it was going to be spent for.

2174
02:47:14,580 --> 02:47:16,580
 And that's my question.

2175
02:47:16,580 --> 02:47:18,580
 Thank you.

2176
02:47:18,580 --> 02:47:21,300
 And I can answer that question.

2177
02:47:21,300 --> 02:47:24,180
 This is just a straight zoning case.

2178
02:47:24,180 --> 02:47:25,820
 That's what we term it.

2179
02:47:25,820 --> 02:47:32,140
 It's just a request to rezone the property to suburban corridor.

2180
02:47:32,140 --> 02:47:34,780
 There is no project attached to it.

2181
02:47:34,780 --> 02:47:36,180
 That is something that can be done.

2182
02:47:36,180 --> 02:47:38,180
 It's called a straight zoning request.

2183
02:47:38,180 --> 02:47:39,840
 That is what is before us.

2184
02:47:39,840 --> 02:47:46,380
 So no, unfortunately, there is no definite use proposed.

2185
02:47:46,380 --> 02:47:47,380
 Okay.

2186
02:47:47,380 --> 02:47:55,980
 And I would like to mention this is a very serious problem that I see whatever it's used

2187
02:47:55,980 --> 02:47:57,540
 for.

2188
02:47:57,540 --> 02:48:01,780
 There's hardly any parking there, whatever they open it up for.

2189
02:48:01,780 --> 02:48:03,860
 It's a very limited space.

2190
02:48:03,860 --> 02:48:07,300
 And so I don't know what they're going to use it for.

2191
02:48:07,300 --> 02:48:10,740
 So anyway, that's it.

2192
02:48:10,740 --> 02:48:13,820
 I thank you for sharing your thoughts with us.

2193
02:48:13,820 --> 02:48:23,020
 Thank you very much.

2194
02:48:23,020 --> 02:48:25,020
 Tina you can have the floor.

2195
02:48:25,020 --> 02:48:26,020
 Yes.

2196
02:48:26,020 --> 02:48:27,020
 Go ahead.

2197
02:48:27,020 --> 02:48:32,860
 So it's staff's understanding that in communications with the applicant that they were interested

2198
02:48:32,860 --> 02:48:37,900
 in possibly some sort of administrative office within that existing residential structure,

2199
02:48:37,900 --> 02:48:42,020
 but also some sort of maybe outdoor recreational use.

2200
02:48:42,020 --> 02:48:43,780
 That's what was communicated to us initially.

2201
02:48:43,780 --> 02:48:49,900
 I do believe the applicant is in the audience if the chair would like to receive any confirmation

2202
02:48:49,900 --> 02:48:51,780
 or questions of that.

2203
02:48:51,780 --> 02:48:55,260
 So with that, I mean, I just I have caution with that because with the straight zoning

2204
02:48:55,260 --> 02:48:59,140
 case, it's not like we can tie any kind of projects that we can hear about a project,

2205
02:48:59,140 --> 02:49:04,940
 but there's nothing about this that we're hearing today that is, you know, that can,

2206
02:49:04,940 --> 02:49:11,680
 you know, that can't be, you know, a definite, you know, determined thing.

2207
02:49:11,680 --> 02:49:13,860
 So I'm completely understand.

2208
02:49:13,860 --> 02:49:20,100
 We have no development plans also that have been submitted to us to indicate otherwise.

2209
02:49:20,100 --> 02:49:25,580
 So but I just I noticed the applicant was in the audience, so when to be able to recognize

2210
02:49:25,580 --> 02:49:30,180
 him, Commissioner Thacker, do you have a question for staff or no, or because it's still a

2211
02:49:30,180 --> 02:49:31,180
 public hearing.

2212
02:49:31,180 --> 02:49:34,740
 I'm going to continue to just to subside some of the fears.

2213
02:49:34,740 --> 02:49:39,260
 Can I ask what are some of the things that are non-negotiables that cannot be built there?

2214
02:49:39,260 --> 02:49:41,260
 Maybe just to subside some of his hesitation.

2215
02:49:41,260 --> 02:49:51,100
 I do have the the land use table in my back up here.

2216
02:49:51,100 --> 02:49:54,180
 So again, we can't because this is a straight zoning case, we can't tack on any conditions

2217
02:49:54,180 --> 02:49:57,420
 or any extra prohibitions or anything like that.

2218
02:49:57,420 --> 02:50:03,700
 But I don't know if it's going to show and I'm just speaking in reference to its vicinity

2219
02:50:03,700 --> 02:50:04,700
 to the school.

2220
02:50:04,700 --> 02:50:05,700
 Oh, OK.

2221
02:50:05,700 --> 02:50:10,660
 So I could speak to a little, which is one example, specifically the the T.A.B.C.

2222
02:50:10,660 --> 02:50:14,660
 I believe requirement and don't quote me on this because I did not pull it up exactly,

2223
02:50:14,660 --> 02:50:19,580
 but I believe it's 300 feet from property line to property line of a of the property

2224
02:50:19,580 --> 02:50:23,900
 trying to sell alcoholic sales in a school district.

2225
02:50:23,900 --> 02:50:28,700
 So I think with Teasley, Teasley Lane may be 150 feet wide.

2226
02:50:28,700 --> 02:50:32,860
 So that's they're pretty they're within 300 feet there.

2227
02:50:32,860 --> 02:50:38,820
 And I did want to speak to one of the other concerns that the pastor stated there about

2228
02:50:38,820 --> 02:50:39,900
 the parking.

2229
02:50:39,900 --> 02:50:45,160
 Once we if we were to get a certificate of occupancy application of some sort for a change

2230
02:50:45,160 --> 02:50:50,780
 of use that was commercial, we would ensure that they were meeting our parking or could

2231
02:50:50,780 --> 02:50:52,900
 meet our minimum parking standards also.

2232
02:50:52,900 --> 02:50:59,400
 So even though the existing structure, I believe they have some covered parking and maybe two

2233
02:50:59,400 --> 02:51:02,820
 or three spaces for it's a personal residence.

2234
02:51:02,820 --> 02:51:04,580
 So it's a driveway.

2235
02:51:04,580 --> 02:51:08,820
 If they needed to expand that or stripe that for the purposes of using this facility, this

2236
02:51:08,820 --> 02:51:12,580
 this building, that current building as a commercial property, they would have to meet

2237
02:51:12,580 --> 02:51:15,420
 those minimum parking requirements.

2238
02:51:15,420 --> 02:51:17,980
 Thank you.

2239
02:51:17,980 --> 02:51:18,980
 This is a public hearing.

2240
02:51:18,980 --> 02:51:21,020
 I don't have any other cards in front of me.

2241
02:51:21,020 --> 02:51:26,300
 But is there anyone else wishing to speak on this item?

2242
02:51:26,300 --> 02:51:38,060
 Okay, with that, I will close the public hearing and open the floor for a motion or discussion.

2243
02:51:38,060 --> 02:51:39,060
 Commissioner Perot.

2244
02:51:39,060 --> 02:51:40,060
 Thank you, Chair.

2245
02:51:40,060 --> 02:51:46,140
 I try to keep this simple because I've gone off the rails before with this.

2246
02:51:46,140 --> 02:51:55,620
 Would the GO zoning designation be considered equal or lesser intensive than the SC?

2247
02:51:55,620 --> 02:52:02,900
 And would that be supported and amicable for the applicant and staff?

2248
02:52:02,900 --> 02:52:05,700
 I'm just trying to read between the lines here.

2249
02:52:05,700 --> 02:52:08,820
 So no, GO would not be less intensive.

2250
02:52:08,820 --> 02:52:13,980
 We consider that a more intensive zoning district because of the various uses allowed in that

2251
02:52:13,980 --> 02:52:14,980
 district.

2252
02:52:14,980 --> 02:52:16,820
 And industrial uses that are allowed in GO.

2253
02:52:16,820 --> 02:52:17,820
 Okay.

2254
02:52:17,820 --> 02:52:18,820
 Thank you.

2255
02:52:18,820 --> 02:52:23,860
 The floor is open for a motion or discussion.

2256
02:52:23,860 --> 02:52:28,660
 Yeah, I'll just, oh, all kinds of things happening.

2257
02:52:28,660 --> 02:52:29,660
 Commissioner Perot.

2258
02:52:29,660 --> 02:52:30,660
 Sorry.

2259
02:52:30,660 --> 02:52:31,660
 That's okay.

2260
02:52:31,660 --> 02:52:33,780
 Happy to have as much discussion as we want.

2261
02:52:33,780 --> 02:52:36,540
 I don't want to shut anything down, but I'll go ahead and move approval.

2262
02:52:36,540 --> 02:52:44,780
 I think, you know, yeah, it's a little odd, but there are a lot of times when we let the

2263
02:52:44,780 --> 02:52:54,880
 specifics of the future land use map wag the dog a little bit and those borders are fuzzy

2264
02:52:54,880 --> 02:52:58,140
 for a reason, right?

2265
02:52:58,140 --> 02:53:00,900
 We let tech stock come in here or they came in.

2266
02:53:00,900 --> 02:53:07,460
 We didn't really have much say because we had approved a lot of suburban development

2267
02:53:07,460 --> 02:53:08,460
 in this area.

2268
02:53:08,460 --> 02:53:10,580
 They came in and built a highway, right?

2269
02:53:10,580 --> 02:53:17,820
 So automatically the types of uses that make sense along that highway are much more restricted,

2270
02:53:17,820 --> 02:53:18,820
 right?

2271
02:53:18,820 --> 02:53:26,620
 And in my view, you know, it seems like it's fine.

2272
02:53:26,620 --> 02:53:30,420
 You know, there's community mixed use across the street.

2273
02:53:30,420 --> 02:53:35,220
 There's community mixed use about 800 or 1,000 feet south of here.

2274
02:53:35,220 --> 02:53:47,620
 To me, anyway, the fact that it borders houses to the north and south that are also adjacent

2275
02:53:47,620 --> 02:53:56,340
 to the highway doesn't provide a concern wherein if it were not adjacent to a highway,

2276
02:53:56,340 --> 02:53:57,340
 that would concern me.

2277
02:53:57,340 --> 02:53:58,340
 Does that make sense?

2278
02:53:58,340 --> 02:53:59,340
 So thank you.

2279
02:53:59,340 --> 02:54:00,340
 Of course.

2280
02:54:00,340 --> 02:54:01,340
 Commissioner Fagard.

2281
02:54:01,340 --> 02:54:02,340
 I second approval.

2282
02:54:02,340 --> 02:54:07,300
 Okay, we've got a first and a second for approval.

2283
02:54:07,300 --> 02:54:11,140
 Commissioner Prado, you are up to speak next.

2284
02:54:11,140 --> 02:54:17,140
 I was just going to say it just makes me nervous because it's right in front of the high school

2285
02:54:17,140 --> 02:54:19,220
 and Teasley is really hard to cross.

2286
02:54:19,220 --> 02:54:20,220
 I know there's apartments.

2287
02:54:20,220 --> 02:54:25,880
 I drop my kid off every day in the morning and students don't know how to use the light,

2288
02:54:25,880 --> 02:54:27,700
 you know, or when to cross.

2289
02:54:27,700 --> 02:54:32,740
 And so I know that it's not it shouldn't be tied to what kind of development is going

2290
02:54:32,740 --> 02:54:33,740
 to happen there.

2291
02:54:33,740 --> 02:54:37,100
 But I would just say to the applicant, to me, it makes me nervous.

2292
02:54:37,100 --> 02:54:40,900
 If it's like an office building, that's great because you're not going to have kids going

2293
02:54:40,900 --> 02:54:41,900
 over there, right?

2294
02:54:41,900 --> 02:54:46,600
 But if it's a Starbucks and you have kids trying to skip class and go get something,

2295
02:54:46,600 --> 02:54:52,940
 that would make me nervous just because Teasley has a history of us losing kids, trying to

2296
02:54:52,940 --> 02:54:53,940
 cross that road.

2297
02:54:53,940 --> 02:54:56,740
 So I'm not in opposition to it.

2298
02:54:56,740 --> 02:55:01,200
 I just want to say that because it's a concern, right?

2299
02:55:01,200 --> 02:55:02,200
 Just to keep in mind.

2300
02:55:02,200 --> 02:55:03,200
 Yeah.

2301
02:55:03,200 --> 02:55:04,200
 Thank you.

2302
02:55:04,200 --> 02:55:05,200
 Thank you.

2303
02:55:05,200 --> 02:55:09,100
 And I'll just say my things.

2304
02:55:09,100 --> 02:55:10,800
 I mean, I've struggled this one from the beginning.

2305
02:55:10,800 --> 02:55:14,540
 I've been trying to talk with staff and here's why.

2306
02:55:14,540 --> 02:55:17,220
 Number one, absolute spot zoning, 100%.

2307
02:55:17,220 --> 02:55:20,040
 That is exactly what we're doing if we do this.

2308
02:55:20,040 --> 02:55:21,360
 That is what it like.

2309
02:55:21,360 --> 02:55:23,460
 Look at the proposed zoning map.

2310
02:55:23,460 --> 02:55:26,300
 That is like the definition of spot zoning.

2311
02:55:26,300 --> 02:55:31,540
 Secondly, I just feel like we're doing this out of order.

2312
02:55:31,540 --> 02:55:38,300
 You said in your presentation that you recommended R7 because at least it kind of sort of fit

2313
02:55:38,300 --> 02:55:40,940
 with the comprehensive plan and what's already in the area.

2314
02:55:40,940 --> 02:55:43,260
 And then a few months later, you're on board with SC.

2315
02:55:43,260 --> 02:55:48,400
 To me, that feels wrong because we didn't do a deep dive study here.

2316
02:55:48,400 --> 02:55:51,660
 We talk all the time about engagement.

2317
02:55:51,660 --> 02:55:57,220
 We like preach engagement all the time up here about getting the neighborhood involved

2318
02:55:57,220 --> 02:56:00,300
 and speaking to what's happening around there.

2319
02:56:00,300 --> 02:56:07,500
 And it just feels wrong to go in and spot zone this piece of property when we haven't

2320
02:56:07,500 --> 02:56:14,700
 done true engagement with neighbors who are already there in a residential neighborhood,

2321
02:56:14,700 --> 02:56:21,700
 with a landmark established church, with even people in our ETJ, which we said is important

2322
02:56:21,700 --> 02:56:28,740
 to engage with them who are living there, even with the multi-family people behind,

2323
02:56:28,740 --> 02:56:29,980
 which is also in the county.

2324
02:56:29,980 --> 02:56:36,140
 But also, it just feels wrong to me now.

2325
02:56:36,140 --> 02:56:38,180
 Should the comprehensive plan be changed?

2326
02:56:38,180 --> 02:56:46,740
 To me, and I know this area well because I travel it often, it doesn't feel like Suburban

2327
02:56:46,740 --> 02:56:47,740
 Corridor.

2328
02:56:47,740 --> 02:56:57,540
 It's on a turn of teesley that it certainly doesn't warrant certain businesses that are

2329
02:56:57,540 --> 02:56:58,900
 allowed in SC.

2330
02:56:58,900 --> 02:57:04,860
 Number one, this particular lot wouldn't warrant that at all because it's too small, but just

2331
02:57:04,860 --> 02:57:08,500
 because of the traffic of the high school, because of the curvature of the road, it's

2332
02:57:08,500 --> 02:57:17,140
 not the same thing that is further down as you're heading out of Denton and into Corinth,

2333
02:57:17,140 --> 02:57:22,040
 where there's those other industrial things, and I think a sports court and whatnot.

2334
02:57:22,040 --> 02:57:24,460
 It doesn't have that feel at all.

2335
02:57:24,460 --> 02:57:28,500
 That little curve on Teesley absolutely feels industrial to me.

2336
02:57:28,500 --> 02:57:32,580
 This part feels absolutely residential.

2337
02:57:32,580 --> 02:57:35,300
 We've got the front part of Geyer across the street.

2338
02:57:35,300 --> 02:57:43,220
 We've got next to them on that same side is that beautiful acreage property.

2339
02:57:43,220 --> 02:57:47,480
 We talk about if this was on the other side of the road, it's not.

2340
02:57:47,480 --> 02:57:50,060
 We could say, "Oh, well, if it was, it would be this."

2341
02:57:50,060 --> 02:57:51,820
 Well, it's not.

2342
02:57:51,820 --> 02:57:57,420
 We got to deal with the reality that's in place already, and just for me, this is just

2343
02:57:57,420 --> 02:57:59,300
 feeling out of order.

2344
02:57:59,300 --> 02:58:06,580
 How I understand where staff's mind eventually got to this, and I understand you wanted to

2345
02:58:06,580 --> 02:58:07,580
 support this.

2346
02:58:07,580 --> 02:58:14,020
 For me, this is like doing all of the steps that we're not supposed to be doing.

2347
02:58:14,020 --> 02:58:20,080
 I guess for me, I can't do that, so that's my piece.

2348
02:58:20,080 --> 02:58:21,740
 Is there any other discussion?

2349
02:58:21,740 --> 02:58:37,020
 Okay, we can go ahead and vote then.

2350
02:58:37,020 --> 02:58:39,660
 That motion will carry for one.

2351
02:58:39,660 --> 02:58:47,140
 All right, that takes us to items for individual consideration, which feels a little bit weird

2352
02:58:47,140 --> 02:58:48,140
 for me.

2353
02:58:48,140 --> 02:58:52,540
 I guess I'll just turn that over to someone else.

2354
02:58:52,540 --> 02:58:53,540
 Well, thank you.

2355
02:58:53,540 --> 02:58:56,500
 I'll take lead on this for you.

2356
02:58:56,500 --> 02:59:02,460
 I'm actually going to join Haley down here in a moment, but we do have a short presentation,

2357
02:59:02,460 --> 02:59:09,940
 and we would like to recognize our chair, who has provided wonderful leadership as chair,

2358
02:59:09,940 --> 02:59:13,420
 at least during these past three years that I've been here, but actually has served on

2359
02:59:13,420 --> 02:59:16,820
 the commission for eight years.

2360
02:59:16,820 --> 02:59:18,660
 All of those years have been in holdover status.

2361
02:59:18,660 --> 02:59:22,780
 I think when I joined the city, I was told we're going to be losing our chair soon, and

2362
02:59:22,780 --> 02:59:23,780
 you didn't go anywhere.

2363
02:59:23,780 --> 02:59:29,100
 We appreciate you sticking around, but I'm going to turn it over to Haley.

2364
02:59:29,100 --> 02:59:33,820
 She's put some fun facts together, but do want to say thank you for all your years of

2365
02:59:33,820 --> 02:59:36,260
 service, your leadership to the commission.

2366
02:59:36,260 --> 02:59:39,700
 I think some of the data that Haley is going to present, you'll find very interesting,

2367
02:59:39,700 --> 02:59:41,180
 and some of it's fun.

2368
02:59:41,180 --> 02:59:42,180
 I'm scared.

2369
02:59:42,180 --> 02:59:44,060
 I know how you can pull data together, Haley.

2370
02:59:44,060 --> 02:59:45,060
 Oh, my gosh.

2371
02:59:45,060 --> 02:59:49,260
 But then, I know, given that multifamily presentation, which, by the way, that was all hers.

2372
02:59:49,260 --> 02:59:51,420
 She did a fabulous job with that this evening in work session.

2373
02:59:51,420 --> 02:59:52,420
 Yeah, I completely agree.

2374
02:59:52,420 --> 02:59:53,420
 It was fantastic.

2375
02:59:53,420 --> 02:59:58,500
 But once she finishes, I will ask that you also join me along with Haley in front of

2376
02:59:58,500 --> 03:00:02,860
 the podium this evening, and then I think also there may be some other commissioners

2377
03:00:02,860 --> 03:00:06,580
 and guests in the audience who may also want to address you as well.

2378
03:00:06,580 --> 03:00:07,580
 Thank you.

2379
03:00:07,580 --> 03:00:08,580
 Yes.

2380
03:00:08,580 --> 03:00:12,600
 In keeping with the theme of data this evening, I thought we'd take a look back through the

2381
03:00:12,600 --> 03:00:14,620
 years first.

2382
03:00:14,620 --> 03:00:20,060
 Also pulled some of our fun memories to look back on the various hairstyles and things

2383
03:00:20,060 --> 03:00:22,660
 that we have seen from you.

2384
03:00:22,660 --> 03:00:23,660
 Mercy.

2385
03:00:23,660 --> 03:00:26,740
 There's a lot of hairstyles.

2386
03:00:26,740 --> 03:00:34,100
 But no, we truly wanted to recognize your guidance on some of these really huge accomplishments

2387
03:00:34,100 --> 03:00:37,180
 that we've had in your time on the commission.

2388
03:00:37,180 --> 03:00:42,260
 Citywide rezoning and DDC update was a huge undertaking that you were invaluable to on

2389
03:00:42,260 --> 03:00:44,700
 PNZ and DCRC.

2390
03:00:44,700 --> 03:00:49,820
 We've had the square district, multiple area plans, significant updates to the comprehensive

2391
03:00:49,820 --> 03:00:52,420
 plan and the mobility plans, all of those things.

2392
03:00:52,420 --> 03:00:53,420
 You've left your mark on them.

2393
03:00:53,420 --> 03:00:54,420
 We greatly appreciate those.

2394
03:00:54,420 --> 03:00:58,620
 So we just wanted to take a moment and recognize that while we laugh at the history of eight

2395
03:00:58,620 --> 03:01:08,260
 years worth of planning in Denton.

2396
03:01:08,260 --> 03:01:11,260
 And then, as I said, couldn't get by with a little bit of data, so we went back and

2397
03:01:11,260 --> 03:01:12,640
 did some counting.

2398
03:01:12,640 --> 03:01:18,700
 So you have joined us at 183 Planning and Zoning Commission meetings in your time here,

2399
03:01:18,700 --> 03:01:22,340
 73 Development Code Review Committee meetings.

2400
03:01:22,340 --> 03:01:29,420
 We counted 996 projects prior to this evening that you had voted on, 6,904 lots that have

2401
03:01:29,420 --> 03:01:30,840
 been platted.

2402
03:01:30,840 --> 03:01:35,540
 Many of those flats signed by you and now in county records forever.

2403
03:01:35,540 --> 03:01:42,360
 And total impact on 1,400, 546 acres of land across the city, which our GIS team graciously

2404
03:01:42,360 --> 03:01:46,420
 mapped for me here.

2405
03:01:46,420 --> 03:01:51,300
 And then we had a little fun, so some of the things that you've survived.

2406
03:01:51,300 --> 03:01:54,780
 We've had some significant meetings with this commission and the longest I could find

2407
03:01:54,780 --> 03:02:00,500
 on record in your tenure was nine hours long back in 2019.

2408
03:02:00,500 --> 03:02:04,060
 And for whatever reason, we put eight zoning cases and the tree code update on the same

2409
03:02:04,060 --> 03:02:08,420
 agenda and you sat through it with us from 2 p.m. until almost midnight.

2410
03:02:08,420 --> 03:02:10,140
 I remember that.

2411
03:02:10,140 --> 03:02:15,260
 We'd be remiss not to note the year of virtual meetings that we all suffered through and

2412
03:02:15,260 --> 03:02:18,660
 eventually got to come back together in person.

2413
03:02:18,660 --> 03:02:21,620
 And then just for fun, counted the faces that have sat at the dais with you.

2414
03:02:21,620 --> 03:02:26,980
 So you've had three administrative staff representatives in your time, five people, including myself

2415
03:02:26,980 --> 03:02:32,220
 and Tina, sitting in the planning director spot, six city attorney liaisons, including

2416
03:02:32,220 --> 03:02:33,220
 Hillary.

2417
03:02:33,220 --> 03:02:40,340
 Eighteen fellow commissioners, some of whom decided to rejoin us this evening.

2418
03:02:40,340 --> 03:02:44,380
 So with that, if you'd like to come down, we do have a couple of small tokens of appreciation

2419
03:02:44,380 --> 03:02:49,980
 for you.

2420
03:02:49,980 --> 03:03:05,140
 OK, in true technical format, since we are streaming our broadcasting, I do need for

2421
03:03:05,140 --> 03:03:06,620
 us to speak into the mic.

2422
03:03:06,620 --> 03:03:11,740
 So, of course, yes, so for your your office or your home or wherever your heart desires,

2423
03:03:11,740 --> 03:03:28,700
 we have a copy of your area of influence map signed by the planning team.

2424
03:03:28,700 --> 03:03:33,340
 And then you also get your certificate of appreciation denoting your time with us.

2425
03:03:33,340 --> 03:03:42,700
 So thank you very much.

2426
03:03:42,700 --> 03:03:47,300
 I didn't know if there were any other people in the audience who were wanting to address

2427
03:03:47,300 --> 03:03:48,900
 Commissioner Ellis by any chance.

2428
03:03:48,900 --> 03:03:51,740
 Remember, you have to state your name and address for the record.

2429
03:03:51,740 --> 03:04:17,660
 We're taking a picture here, which I prefer to go back up there so I can like tower over

2430
03:04:17,660 --> 03:04:22,660
 you.

2431
03:04:22,660 --> 03:04:42,540
 So about eight and a half years ago, none of us in our household was that tuned in to

2432
03:04:42,540 --> 03:04:43,540
 city happenings.

2433
03:04:43,540 --> 03:04:51,820
 And I won't go into details, but a big one happened near our where we live and we all

2434
03:04:51,820 --> 03:04:57,300
 felt similarly about it, but we figured it's just how it goes.

2435
03:04:57,300 --> 03:05:06,780
 Margie Ellis, Margie Ellis started watching city politics, started watching P&Z, started

2436
03:05:06,780 --> 03:05:14,860
 watching city council, and next thing I know, she wasn't just going to sit around and deal

2437
03:05:14,860 --> 03:05:15,860
 with things.

2438
03:05:15,860 --> 03:05:21,100
 She was going to go and make a difference, and that is exactly what you have done.

2439
03:05:21,100 --> 03:05:22,900
 I couldn't be prouder of you.

2440
03:05:22,900 --> 03:05:25,980
 I know your daughters are that way.

2441
03:05:25,980 --> 03:05:30,980
 We've missed you a bit, but you know, if you have to sacrifice a little bit of something

2442
03:05:30,980 --> 03:05:36,700
 in your life and your love, and if it gives back to the community, which you have done,

2443
03:05:36,700 --> 03:05:43,020
 so sacrifice, we are all very proud and happy that we made for you, and we look forward

2444
03:05:43,020 --> 03:05:44,020
 to the future.

2445
03:05:44,020 --> 03:05:45,020
 But well done.

2446
03:05:45,020 --> 03:05:46,020
 Thank you.

2447
03:05:46,020 --> 03:05:47,020
 Love you.

2448
03:05:47,020 --> 03:05:48,020
 Andrew.

2449
03:05:48,020 --> 03:05:49,020
 Hi.

2450
03:05:49,020 --> 03:05:50,020
 Good evening.

2451
03:05:50,020 --> 03:05:55,300
 My name is Andrew Rozell, 3600 Falcon Court, Denton, Texas.

2452
03:05:55,300 --> 03:06:10,180
 This is my first time standing here, which feels awkward.

2453
03:06:10,180 --> 03:06:15,180
 I just want to say thank you, Margie, thank you for serving as my vice chair for the time

2454
03:06:15,180 --> 03:06:16,180
 you did.

2455
03:06:16,180 --> 03:06:19,300
 I had the privilege of that 2019 meeting with you.

2456
03:06:19,300 --> 03:06:24,140
 I was chairing that, and it was late night, but on behalf of the 18 other commissioners

2457
03:06:24,140 --> 03:06:27,060
 you served with, eight years is a long ride.

2458
03:06:27,060 --> 03:06:30,060
 So like your husband said, thank you for the sacrifice.

2459
03:06:30,060 --> 03:06:31,560
 It's meaningful to Denton.

2460
03:06:31,560 --> 03:06:33,060
 We appreciate it as citizens.

2461
03:06:33,060 --> 03:06:37,860
 It's not always the funnest job, and sometimes it might be thankless.

2462
03:06:37,860 --> 03:06:40,060
 So thank you for all your service.

2463
03:06:40,060 --> 03:06:41,060
 I really appreciate it.

2464
03:06:41,060 --> 03:06:42,060
 It's good to see you.

2465
03:06:42,060 --> 03:06:51,340
 Thank you so much.

2466
03:06:51,340 --> 03:06:58,020
 Jason Cole, 4726 West University Drive, and this is the first time I have been up here

2467
03:06:58,020 --> 03:06:59,020
 on this.

2468
03:06:59,020 --> 03:07:00,020
 Wow.

2469
03:07:00,020 --> 03:07:01,020
 This is amazing.

2470
03:07:01,020 --> 03:07:07,020
 But Margie, thank you so much for your eight years.

2471
03:07:07,020 --> 03:07:17,180
 And personally, I came here with zero knowledge, and I mean, I've done a lot of things, but

2472
03:07:17,180 --> 03:07:20,620
 I didn't know about planning and development.

2473
03:07:20,620 --> 03:07:28,100
 And I had you sitting right next to me, and you were just such an amazing resource.

2474
03:07:28,100 --> 03:07:33,620
 You took me under your wing, and I couldn't have had a better mentor.

2475
03:07:33,620 --> 03:07:39,520
 I've learned so much from you and look forward to the future.

2476
03:07:39,520 --> 03:07:44,700
 And thank you so much for just giving your all for the city of Denton, and that's the

2477
03:07:44,700 --> 03:07:45,700
 main thing.

2478
03:07:45,700 --> 03:07:50,860
 But, secondary, thank you for being such an amazing friend.

2479
03:07:50,860 --> 03:07:51,860
 I love you.

2480
03:07:51,860 --> 03:07:52,860
 Thank you for serving Denton.

2481
03:07:52,860 --> 03:07:53,860
 Thank you.

2482
03:07:53,860 --> 03:07:54,860
 Oh my God.

2483
03:07:54,860 --> 03:07:55,860
 It looks more fun down here.

2484
03:07:55,860 --> 03:07:56,860
 Eric Pruitt, 921 Oakland.

2485
03:07:56,860 --> 03:07:57,860
 Yeah, Margie.

2486
03:07:57,860 --> 03:08:19,420
 It's been a blast, so I can't thank you enough.

2487
03:08:19,420 --> 03:08:25,660
 I've learned a ton from you, sorry it has to come to an end, but we will see what happens

2488
03:08:25,660 --> 03:08:26,660
 in the future.

2489
03:08:26,660 --> 03:08:34,200
 I'll say that I take heart in the fact that even when you and I do differ in position,

2490
03:08:34,200 --> 03:08:40,820
 we both, I think, I'll look to staff here, try our best to explain why.

2491
03:08:40,820 --> 03:08:47,820
 And it's that getting those ideas out into the open that I think is an invaluable resource

2492
03:08:47,820 --> 03:08:55,320
 of this body, so that whatever council decides to do from year to year, they understand what

2493
03:08:55,320 --> 03:08:58,500
 their body that they appointed is telling them.

2494
03:08:58,500 --> 03:08:59,500
 So thank you.

2495
03:08:59,500 --> 03:09:03,780
 I do have a card and a couple of little things in here from the commission and others, so

2496
03:09:03,780 --> 03:09:04,780
 thank you.

2497
03:09:04,780 --> 03:09:05,780
 Thank you.

2498
03:09:05,780 --> 03:09:25,260
 Kimberly Thacker, 3311 Montecito.

2499
03:09:25,260 --> 03:09:29,260
 I know it's only been a year, but I just want to tell you from the bottom of my heart how

2500
03:09:29,260 --> 03:09:35,900
 much I appreciate just what an incredible mentor you have been taking every single inane text

2501
03:09:35,900 --> 03:09:39,660
 that I have at the weirdest hour, asking if we're allowed to do something or not, because

2502
03:09:39,660 --> 03:09:46,580
 I got the Catholic guilt about everything, and you telling me whether or not it's permitted.

2503
03:09:46,580 --> 03:09:54,180
 I also just want to speak to what a model you are to how city commissions can work when

2504
03:09:54,180 --> 03:10:00,740
 we listen to one another, and when we consider everyone's opinions, and when we put ego aside

2505
03:10:00,740 --> 03:10:03,020
 for what's best for this city.

2506
03:10:03,020 --> 03:10:06,940
 And I think that you could be an example, not just to the people on this panel, but

2507
03:10:06,940 --> 03:10:11,700
 to everyone that serves this city, and I'm incredibly appreciative of you.

2508
03:10:11,700 --> 03:10:12,700
 Thanks.

2509
03:10:12,700 --> 03:10:15,700
 Oh my gosh.

2510
03:10:15,700 --> 03:10:23,940
 Are you saying something?

2511
03:10:23,940 --> 03:10:27,140
 This is my first meeting, so I'm staying up here.

2512
03:10:27,140 --> 03:10:30,780
 Your time starts now.

2513
03:10:30,780 --> 03:10:31,780
 Yes.

2514
03:10:31,780 --> 03:10:32,780
 Lillian, Prado Carrillo.

2515
03:10:32,780 --> 03:10:35,180
 I just want to say thank you.

2516
03:10:35,180 --> 03:10:43,380
 I mean, I echo everything that Kim just said, just the way you carry yourself, your professionalism,

2517
03:10:43,380 --> 03:10:47,180
 and the first time that we talked on the phone, and just the few times that we've talked.

2518
03:10:47,180 --> 03:10:50,860
 I mean, I know that I'm going to keep calling you, so I hope you don't mind that.

2519
03:10:50,860 --> 03:10:51,860
 Please do.

2520
03:10:51,860 --> 03:10:52,860
 Yeah.

2521
03:10:52,860 --> 03:10:58,340
 And I'm so bummed that we only got to share one meeting, but I'm really happy that I got

2522
03:10:58,340 --> 03:11:00,100
 to sit here for your last one.

2523
03:11:00,100 --> 03:11:01,100
 So thank you.

2524
03:11:01,100 --> 03:11:02,100
 Thank you.

2525
03:11:02,100 --> 03:11:03,100
 Thank you for being here.

2526
03:11:03,100 --> 03:11:04,100
 That's awesome.

2527
03:11:04,100 --> 03:11:05,100
 There you go.

2528
03:11:05,100 --> 03:11:06,100
 Desiree Padram.

2529
03:11:06,100 --> 03:11:13,140
 I just want to say thank you as well for welcoming me to Planning and Zoning.

2530
03:11:13,140 --> 03:11:17,700
 I was really, really nervous my first day, and I wasn't really sure what I was looking

2531
03:11:17,700 --> 03:11:18,700
 into.

2532
03:11:18,700 --> 03:11:22,540
 And sometimes you enter spaces, and you're not received very well, or you're not welcomed,

2533
03:11:22,540 --> 03:11:31,020
 or you're not explained, or acclimated to the setting, especially with the roles and

2534
03:11:31,020 --> 03:11:33,500
 the responsibilities that we have with this particular commission.

2535
03:11:33,500 --> 03:11:39,420
 And you were so welcoming, and you were so guiding, and you were so understanding throughout

2536
03:11:39,420 --> 03:11:44,900
 this whole process, and it's sad to lose you in this position, and I'll echo the comments

2537
03:11:44,900 --> 03:11:46,340
 that were made about that mentorship.

2538
03:11:46,340 --> 03:11:50,260
 And for me, it was silent mentorship, just watching and listening and learning.

2539
03:11:50,260 --> 03:11:57,940
 And so for it, selfishly, I'm sad to see that go, but I want to thank you from the sincerest

2540
03:11:57,940 --> 03:12:02,060
 point of my heart for welcoming me, as you did to PNC.

2541
03:12:02,060 --> 03:12:03,060
 Thank you.

2542
03:12:03,060 --> 03:12:06,060
 Thank you for being here.

2543
03:12:06,060 --> 03:12:10,900
 Oh, my gosh, so much emotion, y'all.

2544
03:12:10,900 --> 03:12:11,900
 So I'll say a few things.

2545
03:12:11,900 --> 03:12:14,740
 I wrote some things down, because I don't want to forget to say things that I want to

2546
03:12:14,740 --> 03:12:17,740
 say.

2547
03:12:17,740 --> 03:12:21,300
 You know, when I first, when I knew this was happening, it was like, it's such a struggle

2548
03:12:21,300 --> 03:12:28,820
 to try to put into words all these years of service and what to say, but gosh, I couldn't

2549
03:12:28,820 --> 03:12:33,220
 fathom in 2016 that in 2024 I would still be sitting up here.

2550
03:12:33,220 --> 03:12:36,260
 That was not even a thing then.

2551
03:12:36,260 --> 03:12:40,100
 It's like, oh, two-year term, yeah.

2552
03:12:40,100 --> 03:12:44,300
 But I would certainly like to thank the several city councils that have entrusted me in this

2553
03:12:44,300 --> 03:12:54,500
 position for as long as I have been here, and to thank the fellow commissioners over

2554
03:12:54,500 --> 03:13:01,140
 the years who've entrusted me first as their vice chair with Chair Rozelle, and then as

2555
03:13:01,140 --> 03:13:03,740
 their chair for several years.

2556
03:13:03,740 --> 03:13:09,260
 I've had great support from friends and family.

2557
03:13:09,260 --> 03:13:12,780
 You know, my husband, my daughter who's at home, I believe watching on TV, you know,

2558
03:13:12,780 --> 03:13:17,700
 they have watched countless PNZ meetings over the years and have been just, you know, beyond

2559
03:13:17,700 --> 03:13:23,500
 loving and supportive of me giving time and being able to be here so many years.

2560
03:13:23,500 --> 03:13:33,440
 I have no idea what Wednesdays are going to be now, but you know, I've learned so much,

2561
03:13:33,440 --> 03:13:38,900
 and I've served just alongside just remarkable people over the years.

2562
03:13:38,900 --> 03:13:45,180
 City staff has been beyond amazing, you know, with knowledge and patience as we discuss,

2563
03:13:45,180 --> 03:13:50,140
 you know, the many different items that come before us.

2564
03:13:50,140 --> 03:13:57,340
 You know, I'm proud of so many of the accomplishments, Haley, you know, you put them on record there,

2565
03:13:57,340 --> 03:14:01,900
 and I had very similar things to what you did, you know, I'm super proud of the adoption

2566
03:14:01,900 --> 03:14:07,220
 of the new development code and the establishment of DCRC and the approval of several small

2567
03:14:07,220 --> 03:14:12,260
 area plans and the updates to the mobility plan and the tree code even if they kept us

2568
03:14:12,260 --> 03:14:15,260
 here until 1 o'clock in the morning.

2569
03:14:15,260 --> 03:14:21,260
 You know, we've had more efficient process flow, enhanced notification system that has

2570
03:14:21,260 --> 03:14:27,420
 just improved engagement and communication with our citizens, you know, it takes such

2571
03:14:27,420 --> 03:14:35,380
 hard work and focus and expertise and collaboration to run our city.

2572
03:14:35,380 --> 03:14:40,460
 Serving in this role is just one way that we citizens can have an impact and, you know,

2573
03:14:40,460 --> 03:14:45,820
 and improve in the city we live in and that we love.

2574
03:14:45,820 --> 03:14:51,580
 So I want to thank past commissioners, my fellow commissioners who are sitting with

2575
03:14:51,580 --> 03:14:57,300
 me on the dais right now, and the future commissioners that one day will serve their time sitting

2576
03:14:57,300 --> 03:14:58,800
 up here.

2577
03:14:58,800 --> 03:15:03,420
 It truly has been an honor to serve and lead this group for so long, it really has, so

2578
03:15:03,420 --> 03:15:06,420
 thank you very much.

2579
03:15:06,420 --> 03:15:15,980
 I think we still have more things on the agenda, so gone.

2580
03:15:15,980 --> 03:15:20,300
 It is our planning and zoning matrix, so Tina, you have the floor.

2581
03:15:20,300 --> 03:15:22,820
 Thank you.

2582
03:15:22,820 --> 03:15:31,700
 So just a couple of items, I believe we did make one change to your matrix report, I believe

2583
03:15:31,700 --> 03:15:38,220
 it's at the very end or on the back page about the request related to the smaller drainage

2584
03:15:38,220 --> 03:15:44,380
 studies being completed in relation to that stormwater master plan, so Commissioner Pruitt,

2585
03:15:44,380 --> 03:15:47,380
 we received that request from you, so if we did not summarize that correctly, please let

2586
03:15:47,380 --> 03:15:48,380
 us know.

2587
03:15:48,380 --> 03:15:50,860
 But I think we got that one correct.

2588
03:15:50,860 --> 03:15:54,380
 There's actually been a couple of council meetings since the commission last met in

2589
03:15:54,380 --> 03:15:58,260
 November, so just wanted to share with you action.

2590
03:15:58,260 --> 03:16:09,820
 Let's see, we had a handful of public hearings on November 19th agenda.

2591
03:16:09,820 --> 03:16:20,580
 So we had an amendment to the mobility plan related to, this one was Underwood Road and

2592
03:16:20,580 --> 03:16:27,180
 then also AMEX Road if you recall, so we had a reclassification of Underwood and then removal

2593
03:16:27,180 --> 03:16:29,700
 of a portion of AMEX, so that was approved.

2594
03:16:29,700 --> 03:16:34,940
 We also had a mobility plan amendment regarding the classification associated with Hummingbird

2595
03:16:34,940 --> 03:16:41,260
 Lane in a change in classification from second arterial to collector, so that was also approved.

2596
03:16:41,260 --> 03:16:44,380
 And then let's see, those were not us.

2597
03:16:44,380 --> 03:16:54,220
 Then we also had a change in zoning from a rural residential designation to public facilities.

2598
03:16:54,220 --> 03:16:59,740
 This was approximately 40 acres of land south of Jim Crystal in approximately 850 feet west

2599
03:16:59,740 --> 03:17:02,180
 of Tom Cole Road.

2600
03:17:02,180 --> 03:17:07,060
 This was at the Denton Energy Center, Matt's zoning case, so that was also approved.

2601
03:17:07,060 --> 03:17:11,580
 And then, oh, and then we had an annexation associated with the property that Mia presented

2602
03:17:11,580 --> 03:17:16,020
 this evening on the zoning case with Teasley, so that property, if you recall, Mia's presentation

2603
03:17:16,020 --> 03:17:19,900
 had a sliver on the back end that they annexed into the city.

2604
03:17:19,900 --> 03:17:24,360
 So that was council's actions that affect our planning and zoning items.

2605
03:17:24,360 --> 03:17:35,140
 And then last week on December 3rd, I think we had a handful of items as well.

2606
03:17:35,140 --> 03:17:42,420
 We had a change in zoning classification from general office to highway corridor on approximately

2607
03:17:42,420 --> 03:17:44,140
 three-tenths of an acre.

2608
03:17:44,140 --> 03:17:50,260
 If you recall, this was on the west side of 35E, about 1,500 feet north of Schuyler Road

2609
03:17:50,260 --> 03:17:55,700
 or Schuyler Street, and that was approved 6-1.

2610
03:17:55,700 --> 03:18:02,060
 We also had another zoning change for roughly 10 and a half acres of land from R6 to public

2611
03:18:02,060 --> 03:18:03,680
 facilities.

2612
03:18:03,680 --> 03:18:10,900
 This was the DISD transportation facility project on Mills Road, so that was also approved

2613
03:18:10,900 --> 03:18:14,060
 7-0.

2614
03:18:14,060 --> 03:18:21,380
 The next one we had was a change in zoning, let's see, for 3.185 acres of land zone mixed

2615
03:18:21,380 --> 03:18:23,420
 use neighborhood with the overlay conditions.

2616
03:18:23,420 --> 03:18:30,700
 This was the Pickleball project that Angie had presented, so that was approved 7-0.

2617
03:18:30,700 --> 03:18:39,240
 And then we also had a zoning change from rural residential one and rural residential

2618
03:18:39,240 --> 03:18:42,960
 to a plan development with a base zoning of R4.

2619
03:18:42,960 --> 03:18:48,300
 This was the reserves at Brush Creek project that Angie presented off of 377 north of Brush

2620
03:18:48,300 --> 03:18:51,140
 Creek Road, and that was approved 5-2.

2621
03:18:51,140 --> 03:18:57,140
 And I believe that took care of all of our zoning actions.

2622
03:18:57,140 --> 03:18:59,980
 I do have one smiley face on my agenda as well.

2623
03:18:59,980 --> 03:19:04,380
 So as you know, we worked really hard on the design downtown debt and plan, and one of

2624
03:19:04,380 --> 03:19:08,780
 the recommendations associated with that has been expansion of the TURS district.

2625
03:19:08,780 --> 03:19:13,420
 Our economic development team has been working through the various phases, and in each step

2626
03:19:13,420 --> 03:19:18,880
 along the way, that has been approved, so we're getting closer to getting that completed.

2627
03:19:18,880 --> 03:19:23,820
 I believe maybe there's one remaining step at council's meeting next week, but that was

2628
03:19:23,820 --> 03:19:27,660
 one of the first recommended action items that we had out of the design downtown debt

2629
03:19:27,660 --> 03:19:28,660
 and plan.

2630
03:19:28,660 --> 03:19:31,980
 So Commissioner Perot, I don't know if you're counting our progress on our action items,

2631
03:19:31,980 --> 03:19:35,780
 but we at least are hopefully almost accomplishing one.

2632
03:19:35,780 --> 03:19:39,860
 So, and that concludes my report, so thank you.

2633
03:19:39,860 --> 03:19:41,000
 Thank you, Tina.

2634
03:19:41,000 --> 03:19:45,220
 Is there anything to add to the matrix?

2635
03:19:45,220 --> 03:19:46,940
 Any concluding items?

2636
03:19:46,940 --> 03:19:50,040
 All right.

2637
03:19:50,040 --> 03:19:51,380
 I just want to thank you all again.

2638
03:19:51,380 --> 03:19:54,540
 It truly has been a sincere honor, a pleasure.

2639
03:19:54,540 --> 03:19:58,060
 Vice Chair, I leave it in your hands.

2640
03:19:58,060 --> 03:20:00,940
 At 846, I will adjourn our meeting.

2641
03:20:00,940 --> 03:20:07,660
 That is a wrap.