WEBVTT

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 >> Good afternoon and welcome to the city of Denton's planning and zoning commission

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 meeting for Wednesday, December 11th, 2024.

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 This is our work session and with the quorum present, I'll call us to order at 5 p.m.

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 I'll let the record show that Commissioner Villarreal is absent at this time.

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 Before we get into things, I would like to welcome our new commissioner, Commissioner

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 Prado-Cadillo is here.

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 Thank you for serving your time, it's nice to have you here.

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 Work session, citizen comment on consent agenda is our first item.

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 Anyone here on consent agenda who wanted to speak?

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 Okay.

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 We will move on to clarification for our agenda this evening.

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 The first being the minutes from November 13th.

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 Any questions, comments there?

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 Okay.

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 How about on consent agenda from the commission?

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 Anything there?

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 Okay.

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 We've got several public hearings this evening, the first being 4A, AESA, 240004.

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 I will invite Christy up for a summary hearing work session and she can get to any questions

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 anyone might have.

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 Okay, 4A, 4A is AESA, 24 for Harris Ranch ESA mitigation plan.

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 I am Christy Upton, environmental compliance coordinator and tonight I'll be presenting

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 this plan.

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 The request is the approval of this alternative ESA plan.

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 The plan is to remove 1.92 acres of water-related habitat and restore and expand the functions

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 of this ESA in a planned detention basin.

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 Harris Ranch is an 84-acre site, it's located on I-35 North, close to loop 288.

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 This was a property that was annexed in 2001, I'm sorry, '21 and zoned at that time.

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 The planned development is an industrial warehouse and the supporting infrastructure for that

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 industrial warehouse.

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 And earlier this year, the applicant sought a ESA field assessment.

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 This is a process by which we establish the location, or the presence, the location and

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 the extent of these environmentally sensitive areas.

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 In this case, the applicant identified and staff concurred with the applicant that there's

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 1.92 acres of water-related habitat or emergent wetlands that were caused by the construction

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 of the detention basins as the water backed up, these emergent wetlands appeared.

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 And in order to construct the property and to design the detention basin appropriately

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 to serve the development for the future, they will need to remove that 1.92 acres of emergent

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 wetlands.

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 In exchange for that, the applicant is proposing a 5-acre detention basin of which all of that

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 detention basin will be designed in a manner to promote a restoration of what was removed

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 and create habitat within the detention basins.

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 What's unique in this design is that the applicant is proposing a variety of different habitat

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 types, which increases the overall diversity, and will be creating other structures to improve

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 pollution prevention, capturing that pollution or those pollutants before they enter the

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 drainage detention area, and then also creating a perpetual maintenance plan that will help

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 to maintain and continue on the ecological functions once they are established.

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 The applicant, our staff made notifications in accordance with the alternative ESA plan

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 procedure and we've received three responses in favor at 41%.

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 The applicant did send out notifications to the neighbors requesting a neighborhood meeting.

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 They did request that the neighbors respond with a RSVP and receiving no responses, the

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 applicant canceled the meeting.

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 Staff is recommending this project to be an approval as it meets all the conditions for

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 approval and is a complete application.

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 Some of the highlights are too, that our staff is recommending in the ordinance for you to

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 adopt is improvements that are to commence prior to the issuance of the first building

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 permit, vegetation to be established and accepted by environmental services, and then the perpetual

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 maintenance plan that's listed in the plan, the alternative ESA plan be transferred over

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 to a maintenance plan that will be adopted or filed with the city regarding the detention

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 basin so that it's all tied together in one place and that the property owner maintains

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 responsibility of the feature and for the future.

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 Any questions on this one?

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 >> Thank you.

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 Thanks, Christy.

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 Questions on this?

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 >> Commissioner Perdomo.

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 >> Can you describe a little bit more in detail what the perpetual maintenance plan would

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 include?

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 >> So some of the design elements will be to establish a native vegetation, the establishment

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 of the native vegetation, you plant it, you can't just walk away in an urbanized environment.

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 You do need some type of perpetual maintenance in order to continue to get the right kind

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 of grasses to grow.

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 So the applicant has proposed mowing, which helps to keep it from one particular grass,

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 from dominating the space to also occasionally they will need to dredge the detention basin.

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 That's just a nature of urbanized waterways.

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 And I think those were the two main points that they had listed.

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 >> Any other questions for Christy?

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 Commissioner Pruitt.

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 >> Thank you, Chair.

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 If this is better held for the applicant later, that's fine.

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 If they'll be here later tonight.

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 But this seems a little bit atypical from many of the altissas that we see, which are

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 usually sort of a funnel structure or something, and in this case it's kind of structures around

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 and within a non-natural structure.

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 Is there sort of examples or best practices or just here's how you do this that we've

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 seen?

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 This is new to me and I think it's new to Denton, does that make sense?

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 >> It's kind of a newer concept for this body, however, a very similar structure was installed

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 in the past, it's been several years now, behind the academy on Razor Ranch.

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 If you've ever been down Bonnie Bray and you've seen that big detention basin behind

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 academy, that was actually designed in a very similar manner.

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 And that design, they got from the integrated storm water management program.

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 >> Okay.

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 Thank you.

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 >> Thanks, Christy.

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 Anything else?

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 Commissioner Thacker.

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 >> Thank you, Chair.

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 I was reading over the approvals that were given or the votes in favor.

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 Is it typical for the votes in favor to come from landowners exclusively that don't actually

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 habitat or live on the land that they are making these decisions about?

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 Because I'm looking at them and it looks like they live in Gainesville and Frisco, so the

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 immediate, you know, I guess consequence of this, they really wouldn't have anything to

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 do with it because they're probably living in a cozy little house in Frisco that doesn't

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 have a bunch of wildlife that's going to get displaced by this happening, so I'm just -- I'm

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 wondering if that's typical.

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 Thank you, Chair.

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 >> Mm-hmm.

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 Of course.

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 >> Do you want to try to handle some of that?

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 >> So that's a great question, because whether it's an ALT ESA plan or a zoning change, when

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 you have property owners who own property within the notification area, they do have

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 the ability to be able to submit their response letters regardless of where they live, because

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 they do have a private property ownership responsibility.

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 >> Okay.

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 Thanks.

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 >> Yeah.

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 And I guess just to add to that, if they're not within that boundary, they just couldn't

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 be counted as a percentage as far as, you know, requiring a super majority if there

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 was opposition or that kind of thing.

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 That does have to, you know, that would count for only those who would live in that 200-foot

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 buffer area.

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 >> Okay.

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 >> Mm-hmm.

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 But, yeah, pretty much anyone can respond, yeah.

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 Anything else right now, Christy?

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 Okay.

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 Well, you're up here for the next one.

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 So that is 4B, AESA 240003.

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 >> Okay.

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 Tonight I'll be presenting AESA 243, it's an ecological mitigation plan at Landmark,

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 and this property was formerly known as Hunter Ranch.

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 This alternative plan is intended to address the future environmentally-sensitive area

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 impacts for the remainder of the 3,000-plus acres of the Landmark development, again formerly

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 known as Hunter Ranch.

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 This plan is unique to Denton and the ESA program, because as this plan progresses,

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 it will address all 78 impacts that the applicant is proposing instead of trying to address

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 each one of those impacts at each phase of development.

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 The purpose of this plan is to create a standard first for restoring the temporary disturbances

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 of the environmentally-sensitive areas, and then to define how to address the permanent

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 removals by creating a mitigation area, and then work within that area at a rate of one

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 to one by ESA type.

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 And we'll get into more details about that during this presentation.

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 This is a master plan community.

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 There was an ordinance that was passed in 2020 that created the standards for this master

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 plan community.

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 This plan that we are discussing tonight does not propose any changes to that MPC, including

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 it is not a discussion of any changes to zoning or other land development standards.

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 This is simply a process by which the applicant is seeking for approval to create a standard

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 impacting those environmentally-sensitive areas in order to develop the property.

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 The MPC is similar to the Denton Development Code, with standards to protect and preserve

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 the ESAs.

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 There are some minor differences, which those nuances I'm not going to get into in this

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 presentation, but would be ready to answer your questions.

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 The plan is to address the environmentally-sensitive areas where the deviations from the MPC are

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 sought.

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 And then I do want to mention that there is a fourth type of ESA with protection requirements

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 as described in the MPC, the upland habitat.

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 This habitat will be preserved at the rate that was negotiated and provided in the MPC,

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 and is not part of the request and the discussion tonight.

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 To set the stage for this project, the applicant went through a series of environmentally-sensitive

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 area field assessments to establish the president's location and extent of these ESAs.

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 During the work session here, I want to describe a little bit more detail what these environmentally-sensitive

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 areas are that are here on this slide.

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 There's undeveloped floodplain, which is defined by the Federal Emergency Management 1% floodplain.

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 The riparian buffer is a different type of ESA, is defined in the MPC as a distance from

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 the centerline of the channel outwards.

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 That distance is set by the drainage area.

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 In other words, the smaller streams, the streams that are receiving the less water, there's

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 going to be a smaller buffer that's going to be protecting them.

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 And those streams that are receiving a lot more water because there's a lot more watershed

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 coming to that point is going to have a larger buffer of 100 feet instead of 50 feet.

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 The water-related habitats are emergent wetlands, deep water habitats, and other types or similar

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 type of habitats that are really more defined regarding the topography and the land which

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 it lies within.

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 Think of areas where it holds water temporarily after rain events that are -- they're allowing

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 vegetation of certain types to grow within those habitat areas.

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 You can see from the summary of the type of ESAs here that we identified how much ESA

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 was identified on the property.

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 Looking at the map, I wanted to point this out.

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 The ESAs overlap.

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 So as we were talking about these floodplain areas, then you have the riparian buffers are

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 often nested within that by the definition of the ESA type.

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 Those riparian buffers are just going to be a distance from the center line in the stream.

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 So the floodplain is often wider, but not always.

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 And then there's going to be water-related habitats nested within that floodplain area

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 and within the riparian zones.

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 And broken down by the ESA type, where there are 580 acres of ESAs.

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 But when we consider it by the land that's occupied by the ESA, there's 399 acres of

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 ESA occupied, or 399 acres of land that is occupied by the ESA.

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 And we're going to come back to that concept later, so that's why I wanted to stress it

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 here.

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 The applicant then considered the existing ESAs in that land development.

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 And per the applicant, most of the ESAs were avoided by designing the site around those

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 ESAs.

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 Most of them will remain in their current state, but up to 9% of each one of the ESAs

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 will have to be permanently removed in order for there to be construction of those of different

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 structures in order to support the development.

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 For example, to create connections on the property highlighted in this, the zone zoomed

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 in area, necessitates constructing roadway crossings and installing all the supporting

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 structures around the bridge with grading and the necessary construction traffic.

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 Some of that construction traffic is permitted in the MPC, and these would be temporary disturbances.

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 Staff asked that the applicant include a description of how those temporary disturbances would be

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 restored in the future, or post construction, just so that we could have this all in one

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 place.

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 The applicant then accounted for all the rest of the permanent disturbances that are not

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 allowed by this MPC, and estimates there would be 40 acres of permanently removed ESAs by

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 type.

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 There's 3,000 acres of this property, and it is not possible to estimate all of the

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 impacts, and so the applicant has done a good job of coming up with a number, but the actual

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 impact will be measured at the civil plans or other land disturbance applications.

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 I'm going to describe the temporary impacts.

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 These are areas where the applicant is proposing temporary disturbances.

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 This would be things like grading, construction traffic, things like maybe to install the

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 bridge, you're going to have to take the construction traffic outside that bridge in order to build

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 all the infrastructure for it, and the goal is to put back or improve the current conditions

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 within that location at a one-to-one mitigation.

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 The limits of the construction activity will be the limits of the restoration activity.

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 Before I get into describing this, I want to point out the map.

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 If you will look here, following my pointer here, this location is at the northwest corner

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 of about 1.6 miles north of Robson Ranch Road, and is just east of Robson Ranch development.

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 This location was selected by the applicant as a mitigation area.

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 The plan is to -- the 40 acres of ESAs that were impacted, they will, by ESA type, will

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 be then transferred to this mitigation area, and an improvement to the ESAs that currently

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 exist will be performed.

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 That improvement will include -- the improvements will include grading to improve the banks

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 and other areas within those locations, and then installation of shrubs, grasses, flowering

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 plants, and will result in an uplifted, environmentally sensitive area within that mitigation area.

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 In order to create a standard by which to track all of this, staff is requesting to

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 establish a identification and tracking system.

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 The first step will be to delineate the development impact area, then identify those permanent

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 and nonpermanent environmentally sensitive area impacts, and propose the institute restoration

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 for each one of these projects.

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 Then the applicant will record the location of the mitigation area that was identified

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 to -- for the offset, that one-to-one mitigation, and create a reference between a plat that

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 locates that -- the mitigation area that was set aside, and then create a record that ties

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 both the mitigation area and the impact together.

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 We feel like this would create the best procedure in order for us to have a record of the activities

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 and to create enforceability in the future.

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 And then environmental services will perform a final inspection and approve of those mitigation

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 projects.

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 As a result, it goes along with the mitigation tracking system, the applicant has proposed

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 to keep a spreadsheet, and staff is requesting that this spreadsheet be -- this spreadsheet

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 that you're looking at be the standard by which that is tracked.

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 Notifications were made.

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 I'm sorry about the highlight.

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 The -- again, staff follow the procedure for the notifications, and there were 15 responses

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 in favor -- I mean, in opposition, and one response in favor.

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 And the applicant did not hold any neighborhood meetings, nor did the applicant report of

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 any discussions with any neighboring properties.

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 Staff is recommending approval of this plan because it is a complete application, and

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 we have confirmed the information is accurate.

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 The highlights of the conditions that staff is proposing is to identify those temporary

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 land disturbances and the permanent removals, and to address those in accordance with the

00:24:37.400 --> 00:24:45.400
 plan, that the plantings in accordance with this plan will be commenced while constructing

00:24:45.400 --> 00:24:49.160
 the corresponding phase of that development.

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

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

00:25:02.680 --> 00:25:09.600
 owner will retain responsibility of that mitigation area, and then a couple of other components

00:25:09.600 --> 00:25:11.600
 that we feel would bolster the plan.

00:25:11.600 --> 00:25:15.320
 And with that, I will stand with for any questions.

00:25:15.320 --> 00:25:16.320
 >> Thanks, Kristy.

00:25:16.320 --> 00:25:22.280
 What a unique way to handle a complicated issue.

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?

00:25:26.360 --> 00:25:36.040
 I mean, it's a lot, so how is that going to be done?

00:25:36.040 --> 00:25:40.320
 >> I think we will have to play it by ear.

00:25:40.320 --> 00:25:47.120
 We do anticipate that the tracking system will help with keeping track of, you know,

00:25:47.120 --> 00:25:51.260
 the progression of things, and we can evaluate as we move forward.

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

00:25:56.600 --> 00:26:00.480
 many actually over there are you in environmental services?

00:26:00.480 --> 00:26:01.480
 Probably not that many.

00:26:01.480 --> 00:26:02.920
 >> I do have backup.

00:26:02.920 --> 00:26:03.920
 I do have backup.

00:26:03.920 --> 00:26:04.920
 >> Okay.

00:26:04.920 --> 00:26:05.920
 >> Yes, yes.

00:26:05.920 --> 00:26:08.280
 >> That will help in maintaining the spreadsheet and --

00:26:08.280 --> 00:26:09.280
 >> Correct.

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

00:26:14.560 --> 00:26:21.020
 going on in this massive development, but that was certainly a concern that I have.

00:26:21.020 --> 00:26:24.920
 What else from anybody for Christie right now?

00:26:24.920 --> 00:26:25.920
 Commissioner Perot.

00:26:25.920 --> 00:26:26.920
 >> Thank you, Chair.

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.

00:26:34.320 --> 00:26:38.800
 So thank you for going through that procedure of how we want to track those things.

00:26:38.800 --> 00:26:43.360
 The language that I see in the proposal is sort of our standard three-year maintenance

00:26:43.360 --> 00:26:46.800
 period and then an inspection.

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

00:26:54.840 --> 00:26:58.260
 20 years plus.

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

00:27:05.240 --> 00:27:16.820
 that when, for instance, phase 3 happens and the mitigation for that is included in an

00:27:16.820 --> 00:27:26.000
 already partially constructed mitigating feature, can we then go back and re-inspect that, even

00:27:26.000 --> 00:27:30.060
 though we already inspected it for phase 1, if it was partially built then, does that

00:27:30.060 --> 00:27:31.060
 make sense?

00:27:31.060 --> 00:27:32.060
 >> Mm-hmm.

00:27:32.060 --> 00:27:34.360
 Yes, that makes sense.

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

00:27:43.640 --> 00:27:49.240
 and staff is not comfortable with that because this is not the same thing, right?

00:27:49.240 --> 00:27:52.580
 But essentially we're banking here.

00:27:52.580 --> 00:28:03.200
 So the mitigation part of the project, the applicant is proposing to create credit when

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

00:28:11.700 --> 00:28:13.260
 they work through it.

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

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

00:28:31.060 --> 00:28:32.560
 right here.

00:28:32.560 --> 00:28:36.600
 So that would be 12 acres by ESA type, right?

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

00:28:46.560 --> 00:28:48.760
 12 acres of improvement.

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

00:28:55.640 --> 00:28:57.700
 plan that you have outlined.

00:28:57.700 --> 00:29:00.760
 So those 12 acres would be accepted.

00:29:00.760 --> 00:29:09.300
 That's why I created this complicated tracking spreadsheet so that when those 12 acres have

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

00:29:17.600 --> 00:29:21.560
 take credit for that at a later date.

00:29:21.560 --> 00:29:33.560
 So my understanding correctly if I say that the accounting for have you done the mitigation

00:29:33.560 --> 00:29:39.880
 necessary for this phase of development is triggered by the civil engineering plans and

00:29:39.880 --> 00:29:49.120
 that process, but the inspection for mitigation efforts is triggered and tracked by when that

00:29:49.120 --> 00:29:53.800
 mitigation was put in the ground, is that accurate?

00:29:53.800 --> 00:29:54.800
 Thank you.

00:29:54.800 --> 00:29:57.360
 Just trying to get my head around this.

00:29:57.360 --> 00:30:05.080
 And lastly, I get nervous, but I'm not that nervous.

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

00:30:12.680 --> 00:30:22.920
 to be able to kind of group the mitigation efforts within a certain contiguous area,

00:30:22.920 --> 00:30:33.040
 do we feel confident that putting the mitigations in the proposed area puts the benefits from

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

00:30:39.680 --> 00:30:40.680
 cetera?

00:30:40.680 --> 00:30:41.680
 Does that make sense?

00:30:41.680 --> 00:30:42.680
 Yes.

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

00:30:46.960 --> 00:30:47.960
 perspective.

00:30:47.960 --> 00:30:54.640
 The applicant is here tonight and can explain the choice in the location of the mitigation

00:30:54.640 --> 00:30:55.640
 area.

00:30:55.640 --> 00:30:56.640
 Okay.

00:30:56.640 --> 00:30:57.640
 Thank you.

00:30:57.640 --> 00:30:58.640
 Great.

00:30:58.640 --> 00:31:02.000
 Any other questions right now for Kristi?

00:31:02.000 --> 00:31:03.000
 Okay.

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.

00:31:07.520 --> 00:31:08.880
 Thank you.

00:31:08.880 --> 00:31:09.880
 Okay.

00:31:09.880 --> 00:31:21.520
 Our next public hearing summary will be for C, Z240010, and that is Bryce's project.

00:31:21.520 --> 00:31:22.520
 Hello.

00:31:22.520 --> 00:31:29.160
 Good evening, Chair, Commissioner.

00:31:29.160 --> 00:31:31.420
 This is Z2410.

00:31:31.420 --> 00:31:38.920
 It is a request to rezone approximately 16 acres from rural residential to a light industrial

00:31:38.920 --> 00:31:40.600
 zoning district.

00:31:40.600 --> 00:31:45.280
 This property was annexed in 2010 and given the placeholder zoning of rural residential,

00:31:45.280 --> 00:31:50.160
 and they are now requesting to be rezoned to a light industrial zoning district in order

00:31:50.160 --> 00:31:56.680
 to develop both a commercial and an industrial use on the property.

00:31:56.680 --> 00:32:02.480
 This property is currently undeveloped pasture land, which is just to the east of Mosh Branch

00:32:02.480 --> 00:32:07.600
 Road, and the future land use map is light industrial all throughout the area, which

00:32:07.600 --> 00:32:10.880
 meets the designation that they are requesting.

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

00:32:16.000 --> 00:32:17.000
 any questions.

00:32:17.000 --> 00:32:18.440
 Questions for Bryce?

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

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

00:32:31.160 --> 00:32:32.160
 to surrounding neighbors.

00:32:32.160 --> 00:32:35.540
 Do you know what the response was from those neighbors?

00:32:35.540 --> 00:32:39.100
 They reported only positive things from the neighbors.

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

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,

00:32:46.880 --> 00:32:49.480
 so there was two private property owners.

00:32:49.480 --> 00:32:50.480
 Great.

00:32:50.480 --> 00:32:51.480
 Thanks for your time.

00:32:51.480 --> 00:32:52.480
 Thank you.

00:32:52.480 --> 00:32:53.480
 Okay.

00:32:53.480 --> 00:33:02.400
 Okay, that takes us to 4DZ240012, and we will summarize that project for us.

00:33:02.400 --> 00:33:06.960
 Are there any questions?

00:33:06.960 --> 00:33:16.400
 Good evening, Chair, members of the commission, Mia Hines, senior planner.

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

00:33:23.840 --> 00:33:27.680
 and residential two to the suburban corridor district.

00:33:27.680 --> 00:33:34.400
 The property is approximately .684 acres, located just west of Teasley Lane, 170 feet

00:33:34.400 --> 00:33:36.920
 north of Leatherwood Lane.

00:33:36.920 --> 00:33:40.280
 The property is currently developed with a house and some accessory structures for that

00:33:40.280 --> 00:33:44.360
 house, and staff is recommending approval on this one.

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

00:33:48.000 --> 00:33:56.220
 of the background of the application, but this recommendation of approval is not inconsistent

00:33:56.220 --> 00:33:59.600
 with the moderate residential future lane use designation.

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.

00:34:05.400 --> 00:34:08.280
 So we initially started talking with this applicant.

00:34:08.280 --> 00:34:14.200
 They approached us with a preapplication conference in 2022 to do some indoor/outdoor recreation

00:34:14.200 --> 00:34:16.840
 type of use on this lot.

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

00:34:20.440 --> 00:34:26.520
 practice facility or facilitate some practices on their lot.

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

00:34:31.880 --> 00:34:35.840
 that was not supported by the comp plan, as it was a moderate residential future lane

00:34:35.840 --> 00:34:37.640
 use designation.

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

00:34:42.520 --> 00:34:43.520
 ongoing discussions.

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

00:34:47.960 --> 00:34:49.200
 that site.

00:34:49.200 --> 00:34:51.560
 In the meantime, Teasley Lane was being widened.

00:34:51.560 --> 00:34:56.880
 At that time, it was a two-lane arterial just with a center divided turn lane.

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

00:35:03.880 --> 00:35:06.120
 certain areas.

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

00:35:12.640 --> 00:35:14.800
 in November of this year.

00:35:14.800 --> 00:35:19.920
 And during that time, again, still having the conversations about the commercial appropriateness

00:35:19.920 --> 00:35:25.640
 or if commercial was appropriate for this site, and with the increase or with the expansion

00:35:25.640 --> 00:35:32.880
 of Teasley Lane, that became more ideal or more appropriate with that expansion.

00:35:32.880 --> 00:35:38.320
 But we still recognized that a commercial zoning was not in accordance with the moderate

00:35:38.320 --> 00:35:41.880
 residential future lane use, which was still in place at that time.

00:35:41.880 --> 00:35:47.320
 And so when they talked about potentially pursuing a commercial rezoning, again, we

00:35:47.320 --> 00:35:53.520
 did lay out the whole process of how that would usually go, a comprehensive plan amendment,

00:35:53.520 --> 00:35:57.400
 and then you submit your rezoning -- could submit your rezoning request to be in line

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

00:36:02.440 --> 00:36:05.240
 plan amendment was approved.

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

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

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

00:36:17.520 --> 00:36:18.720
 amendment.

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

00:36:23.400 --> 00:36:24.400
 an application.

00:36:24.400 --> 00:36:26.440
 They weren't necessarily opposed to a commercial lane use.

00:36:26.440 --> 00:36:29.600
 They just weren't interested in joining this process.

00:36:29.600 --> 00:36:34.160
 And so with that, the applicant decided to just move forward with their zoning change

00:36:34.160 --> 00:36:36.880
 application.

00:36:36.880 --> 00:36:42.960
 And once we started reviewing their zoning request to SC, staff again looked at the future

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

00:36:49.360 --> 00:36:50.360
 two zonings.

00:36:50.360 --> 00:36:54.920
 And again, SC is not in line with the moderate residential future lane use designation.

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

00:36:58.840 --> 00:37:04.400
 the indoor/outdoor recreation facilities that they were initially trying to do.

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

00:37:09.040 --> 00:37:10.040
 district would be preferred.

00:37:10.040 --> 00:37:15.880
 And so they pushed forward or requested that we move forward with that request for SC.

00:37:15.880 --> 00:37:20.960
 And ultimately, staff is supporting the SC designation as we do feel that commercial

00:37:20.960 --> 00:37:22.640
 is appropriate for this corridor.

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

00:37:27.040 --> 00:37:32.200
 of the existing uses that are within this moderate residential future lane use designation,

00:37:32.200 --> 00:37:37.880
 whether or not a moderate residential is an appropriate future lane use designation for

00:37:37.880 --> 00:37:39.280
 this site.

00:37:39.280 --> 00:37:40.680
 So long walk.

00:37:40.680 --> 00:37:42.440
 We are recommending approval to the SC.

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

00:37:48.280 --> 00:37:56.840
 be happy to answer any questions about this case if you have them at this time.

00:37:56.840 --> 00:37:57.840
 >> I do.

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

00:38:07.800 --> 00:38:08.800
 R7?

00:38:08.800 --> 00:38:12.480
 >> So, yes, so -- >> Nothing changed unceasingly between June

00:38:12.480 --> 00:38:13.480
 and December.

00:38:13.480 --> 00:38:14.480
 >> I understand.

00:38:14.480 --> 00:38:15.480
 Yes.

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

00:38:24.120 --> 00:38:29.800
 owners weren't interested in coming on board and making this a more comprehensive request

00:38:29.800 --> 00:38:31.720
 for this approach.

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

00:38:39.400 --> 00:38:43.000
 what we call spot zoning, which is where -- >> Exactly what it is.

00:38:43.000 --> 00:38:44.000
 100%.

00:38:44.000 --> 00:38:45.000
 Define definition.

00:38:45.000 --> 00:38:46.000
 Perfect.

00:38:46.000 --> 00:38:51.600
 >> A commercial zoning, yes, in between -- or around -- surrounded by some residential zonings

00:38:51.600 --> 00:38:55.400
 or different zoning districts surrounded by a different -- a different zoning district

00:38:55.400 --> 00:38:58.200
 that's not necessarily complementary.

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,

00:39:02.480 --> 00:39:07.040
 it is still a residential district, and that could potentially get them what they wanted.

00:39:07.040 --> 00:39:13.640
 Ultimately, although SC is not in line with the future land use map designation, it steers

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

00:39:16.760 --> 00:39:18.120
 our comprehensive plan.

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

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

00:39:28.580 --> 00:39:34.760
 and it does not further any other goals of your comprehensive plan, then it's considered

00:39:34.760 --> 00:39:35.760
 spot zoning.

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.

00:39:39.560 --> 00:39:43.400
 >> I think for me, it's just -- it's also not a corridor.

00:39:43.400 --> 00:39:49.400
 You know, it's a small dead end street going into county property.

00:39:49.400 --> 00:39:53.360
 It's got a lot of residential, you know, next to it, basically.

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,

00:39:57.520 --> 00:40:01.600
 some acreage properties, you've got some county properties, and then you've got Old Alton

00:40:01.600 --> 00:40:06.840
 right there, which is a neighborhood.

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,

00:40:11.180 --> 00:40:15.800
 two main roads, not just one, you know, like suburban corridors up at Hickory Creek and

00:40:15.800 --> 00:40:16.960
 Teasley.

00:40:16.960 --> 00:40:21.800
 That's suburban corridor, I believe, right, where we've got Sprouts and Kroger and all

00:40:21.800 --> 00:40:22.800
 that.

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.

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.

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

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

00:40:47.000 --> 00:40:48.000
 so I could have it.

00:40:48.000 --> 00:40:49.000
 Right here for you.

00:40:49.000 --> 00:40:50.000
 Oh, good.

00:40:50.000 --> 00:40:51.000
 Yeah, okay.

00:40:51.000 --> 00:40:56.960
 You've got it right there.

00:40:56.960 --> 00:41:01.760
 This -- the second bullet point, SC is intended to provide moderate to high-intensity commercial

00:41:01.760 --> 00:41:05.160
 office and retail uses along high-traffic corridors.

00:41:05.160 --> 00:41:07.520
 So, yeah.

00:41:07.520 --> 00:41:08.520
 Permit?

00:41:08.520 --> 00:41:09.520
 Yeah, sure.

00:41:09.520 --> 00:41:15.560
 Tina would like to add something.

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

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

00:41:28.280 --> 00:41:30.920
 in her presentation, so I'm not trying to steal her thunder on this.

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

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

00:41:42.080 --> 00:41:46.760
 large public high school on the other side of the street, we really question whether

00:41:46.760 --> 00:41:52.560
 or not that moderate residential land use designation is most appropriate.

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

00:41:56.240 --> 00:42:00.560
 and south of it, we really question whether or not those properties would even develop

00:42:00.560 --> 00:42:03.320
 with -- as residential uses.

00:42:03.320 --> 00:42:09.840
 When we read this moderate residential description, it's very heavily focused on residential uses.

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

00:42:16.000 --> 00:42:20.960
 some neighborhood scale commercial uses along certain key corridors.

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

00:42:24.800 --> 00:42:29.100
 connectivity not only for persons who reside within Denton but also Corinth in getting them

00:42:29.100 --> 00:42:30.720
 access to 35.

00:42:30.720 --> 00:42:34.280
 But, you know, we feel like this description slightly opens the door in those commercial

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

00:42:38.560 --> 00:42:43.800
 it's very specific in terms of that neighborhood commercial being at arterials and collector

00:42:43.800 --> 00:42:47.480
 street corners, and we don't necessarily have that here.

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

00:42:52.480 --> 00:42:59.040
 of Teasley right now, it's all community mixed use designation, whereas on the west side,

00:42:59.040 --> 00:43:00.120
 it's the moderate residential.

00:43:00.120 --> 00:43:03.220
 If those were flipped, this would be a much different conversation, right?

00:43:03.220 --> 00:43:07.360
 Because we would be saying, well, the SC zoning is consistent with the community mixed use.

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

00:43:11.660 --> 00:43:14.260
 public high school that's there now.

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

00:43:17.280 --> 00:43:23.880
 time coupled with the changes in Teasley, the other commercial uses that are in this

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

00:43:30.280 --> 00:43:33.160
 land use authority over.

00:43:33.160 --> 00:43:36.920
 This was one that we really struggled through and really questioned whether or not our future

00:43:36.920 --> 00:43:41.300
 land use map is correct in this area.

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

00:43:46.760 --> 00:43:53.240
 a quarter study, we felt like that wasn't as appropriate and proportional to the request.

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

00:43:59.000 --> 00:44:04.720
 land use map recommendation, and in the end, that's how we landed on yes.

00:44:04.720 --> 00:44:06.560
 And we even looked at our criteria.

00:44:06.560 --> 00:44:10.080
 This request meets majority of the criteria in the DDC.

00:44:10.080 --> 00:44:14.960
 One of our criteria does acknowledge that if a request is zoning is not consistent with

00:44:14.960 --> 00:44:19.320
 the future land use map designation, does it further other goals?

00:44:19.320 --> 00:44:20.560
 And we felt that this did.

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

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.

00:44:32.680 --> 00:44:36.980
 Again, the likelihood of residential uses occurring on this property as well as the

00:44:36.980 --> 00:44:41.800
 ones to the north and immediately to the south we think are very small because typically

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

00:44:46.740 --> 00:44:52.520
 a multifamily development is in all likelihood not feasible on an acre site.

00:44:52.520 --> 00:44:56.220
 Those types of developments, especially now given the configuration of Teasley being six

00:44:56.220 --> 00:44:59.260
 lane divided, are just not going to happen.

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

00:45:05.400 --> 00:45:12.120
 why we really question even if the future land use map is correct in this area.

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

00:45:19.680 --> 00:45:20.680
 in the regular meeting.

00:45:20.680 --> 00:45:23.120
 Does anyone have any specific questions right now for Mia?

00:45:23.120 --> 00:45:25.400
 Commissioner Prout?

00:45:25.400 --> 00:45:33.400
 I guess just briefly for the history so that we better understand, are there other commercial

00:45:33.400 --> 00:45:39.280
 zoning districts that staff considered other than R7 that would be better than SC and is

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

00:45:45.120 --> 00:45:46.120
 took place?

00:45:46.120 --> 00:45:47.120
 We did.

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

00:45:54.600 --> 00:46:05.100
 residential land use, MN we thought about, ultimately the location here on Teasley doesn't

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

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

00:46:16.160 --> 00:46:19.360
 it wouldn't be ideal to have that there.

00:46:19.360 --> 00:46:27.300
 So we did consider Teasley as a corridor like Tina said and having that suburban corridor

00:46:27.300 --> 00:46:31.480
 and those design standards that come with that, those land uses that are permitted,

00:46:31.480 --> 00:46:40.900
 we figured that would be the route to go.

00:46:40.900 --> 00:46:41.900
 Thank you Chair.

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.

00:46:49.200 --> 00:46:54.280
 In the new zoning, I mean what do you even see going there?

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

00:47:03.560 --> 00:47:08.600
 establishment and not because, most likely a neighborhood serving retail or commercial

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,

00:47:15.800 --> 00:47:20.040
 they still have to meet parking requirements, there's some tree canopy on this area that

00:47:20.040 --> 00:47:24.080
 they probably have to account for, so there are other requirements that kick in further

00:47:24.080 --> 00:47:30.020
 than just the property being small that it would most likely be a neighborhood serving

00:47:30.020 --> 00:47:31.020
 commercial type.

00:47:31.020 --> 00:47:35.480
 I don't think we would see a big box store or anything like that here.

00:47:35.480 --> 00:47:37.680
 Okay, thanks.

00:47:37.680 --> 00:47:40.440
 Anything else?

00:47:40.440 --> 00:47:43.720
 Okay, thanks Mio.

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

00:47:50.160 --> 00:47:51.160
 right here.

00:47:51.160 --> 00:47:55.640
 That is my last meeting.

00:47:55.640 --> 00:48:02.560
 Okay, that will take us then to our work session reports.

00:48:02.560 --> 00:48:04.880
 Do we want to break and get food before we get into this?

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

00:48:09.200 --> 00:48:11.420
 meeting to our work session reports.

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

00:48:15.560 --> 00:48:22.560
 as soon as we can.

00:48:22.560 --> 00:48:24.280
 Thank you for allowing us that short break.

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,

00:48:28.720 --> 00:48:35.560
 the first being 3A, PZ24234, receive a report, hold a discussion regarding residential development

00:48:35.560 --> 00:48:37.440
 and rental housing in the city of Denton.

00:48:37.440 --> 00:48:40.440
 We'll turn it over to Haley.

00:48:40.440 --> 00:48:45.880
 I'm Haley Zagorski, assistant planning director here to discuss some multifamily and single-family

00:48:45.880 --> 00:48:48.760
 housing data with you all.

00:48:48.760 --> 00:48:52.540
 So this request stemmed from two different components.

00:48:52.540 --> 00:48:56.840
 First if you recall back in August we had a couple of multifamily cases and following

00:48:56.840 --> 00:49:00.240
 the discussion of those there was a regarding just the number and volume of multifamily

00:49:00.240 --> 00:49:03.140
 projects that are currently in development.

00:49:03.140 --> 00:49:07.240
 And then when those cases proceeded to council in September similarly we had some questions

00:49:07.240 --> 00:49:12.120
 arise about just multifamily data in general, how close we are to hitting the numbers in

00:49:12.120 --> 00:49:19.200
 the comprehensive plan that were at our targets for 2040 and how our current rental housing

00:49:19.200 --> 00:49:21.400
 rate could be expected to change in the future.

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

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

00:49:30.200 --> 00:49:34.240
 that on to city council to help address their questions.

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

00:49:37.840 --> 00:49:42.580
 housing composition and then dive into multifamily and single-family projects that are currently

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

00:49:47.080 --> 00:49:50.300
 those demands that we see in the comprehensive plan and see what conclusions we can draw

00:49:50.300 --> 00:49:53.020
 from that.

00:49:53.020 --> 00:49:56.400
 Before we jump in I do want to make a couple of notes about the data.

00:49:56.400 --> 00:49:59.000
 All the permit and project numbers that you'll see are very fluid.

00:49:59.000 --> 00:50:03.820
 Those change permits sometimes on a daily basis, the project certainly on a weekly or

00:50:03.820 --> 00:50:05.080
 monthly basis.

00:50:05.080 --> 00:50:10.160
 As new things are submitted things get finalized, things are withdrawn.

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

00:50:14.360 --> 00:50:17.100
 were to look at other sources may be drastically different.

00:50:17.100 --> 00:50:20.400
 Those tend to vary depending on what source you go to.

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

00:50:24.140 --> 00:50:28.240
 out from Denton County Appraisal District on an annual basis as well as the American

00:50:28.240 --> 00:50:32.460
 Community Survey which is done by the US Census Bureau.

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

00:50:36.460 --> 00:50:38.580
 have a great resource online for that.

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

00:50:42.560 --> 00:50:46.620
 data becomes less precise because it is just annual estimates.

00:50:46.620 --> 00:50:52.140
 And then I also wanted to note that not all sources track different housing types the

00:50:52.140 --> 00:50:53.200
 same way.

00:50:53.200 --> 00:50:57.580
 For example the DDC would define multifamilies anything five units or more on a single parcel

00:50:57.580 --> 00:51:01.100
 so that's how our project data is typically presented.

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

00:51:04.820 --> 00:51:08.640
 more on a single lot is multifamilies so triplex and fourplex get bundled into that within

00:51:08.640 --> 00:51:13.100
 our permitting software because of how the International Building Code defines that use.

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

00:51:17.700 --> 00:51:21.920
 so I just wanted to note that for everyone's benefit before we start.

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

00:51:26.540 --> 00:51:29.820
 this table in subchapter one.

00:51:29.820 --> 00:51:33.740
 So this 2020 population was from the census that year.

00:51:33.740 --> 00:51:36.500
 We were just under one hundred and forty thousand people.

00:51:36.500 --> 00:51:38.900
 They projected a three percent annual growth rate.

00:51:38.900 --> 00:51:41.660
 That growth rate is the same growth rate that was in our 2030 plan.

00:51:41.660 --> 00:51:46.460
 They just carried that forward and based on that estimated a total of about two hundred

00:51:46.460 --> 00:51:51.340
 and twenty nine thousand people in Denton by 2040.

00:51:51.340 --> 00:51:55.060
 So I wanted to start this assessment by looking at where we are today.

00:51:55.060 --> 00:52:00.100
 So the American Community Survey estimates that our 2023 population was one hundred and

00:52:00.100 --> 00:52:02.460
 fifty eight thousand or just over that.

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

00:52:06.620 --> 00:52:07.980
 nine thousand.

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

00:52:11.620 --> 00:52:16.620
 growth rate so quite a bit higher than what we accounted for in the comprehensive plan.

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

00:52:20.380 --> 00:52:25.100
 at three hundred and thirty one thousand people roughly so a seventy seventy three percent

00:52:25.100 --> 00:52:28.660
 change from what we anticipated in the comp plan.

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

00:52:32.160 --> 00:52:33.660
 and projections vary by source.

00:52:33.660 --> 00:52:37.100
 So reality is likely somewhere in between those numbers.

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.

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

00:52:48.540 --> 00:52:53.940
 breaks it down into single family detached units and other category that lumps everything

00:52:53.940 --> 00:52:57.380
 from town homes through fourplexes as well as other things like manufactured housing

00:52:57.380 --> 00:53:02.160
 together and then we have the multifamily category of five or more units on a lot.

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

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

00:53:13.220 --> 00:53:20.220
 single family detached units by 2040 and just over 11,000 multifamily units by that time.

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

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.

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

00:53:33.580 --> 00:53:38.280
 19,449 multifamily units by that time.

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

00:53:42.640 --> 00:53:47.180
 compare equitably across data sources I did take the liberty of breaking those numbers

00:53:47.180 --> 00:53:51.640
 down into equal parts of town home duplex, triplex and fourplex so that I could account

00:53:51.640 --> 00:53:55.060
 for each of our various project types and lump those accordingly with either single

00:53:55.060 --> 00:53:57.940
 family or multifamily.

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

00:54:01.740 --> 00:54:08.540
 by 2040 with the higher growth rate that number would increase to just over 10,000.

00:54:08.540 --> 00:54:12.060
 So another important component if you're looking at anything in Denton is our student population

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

00:54:16.360 --> 00:54:17.980
 would in any college town.

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

00:54:24.740 --> 00:54:27.900
 growth rate for those from 2019 to 2023.

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

00:54:32.900 --> 00:54:37.340
 between 2022 and 2023 in the number of students that were enrolled.

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,

00:54:41.740 --> 00:54:46.140
 how many may attend classes online versus those that live here in Denton.

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

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.

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

00:55:02.020 --> 00:55:05.660
 who would either need to commute or would be looking for off campus housing.

00:55:05.660 --> 00:55:12.500
 So our private market is significantly supplementing the student population in terms of housing.

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

00:55:17.960 --> 00:55:20.460
 Appraisal District certified totals.

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

00:55:25.380 --> 00:55:30.180
 Denton County counted as single family, 2 percent roughly was duplexes and 12 and a

00:55:30.180 --> 00:55:32.080
 half percent multifamily.

00:55:32.080 --> 00:55:34.420
 Those numbers have stayed relatively steady.

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.

00:55:40.380 --> 00:55:47.220
 Multifamily increasing to 14 percent and duplexes with a similar roughly 2 percent increase.

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

00:55:50.740 --> 00:55:53.100
 a relatively steady increase across all categories.

00:55:53.100 --> 00:55:58.380
 No major jumps in any of those throughout that four year period.

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

00:56:04.560 --> 00:56:08.860
 had a 10 percent increase or a 3,000 unit increase over that period.

00:56:08.860 --> 00:56:13.140
 Multifamily did increase 37 percent with an additional 1,700 units added.

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

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.

00:56:24.540 --> 00:56:28.340
 So looking at the rental composition which was one of those council inquiries that we

00:56:28.340 --> 00:56:33.140
 were trying to address with this, you can see our renter occupied units has stayed relatively

00:56:33.140 --> 00:56:34.140
 steady.

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

00:56:37.900 --> 00:56:39.820
 set that's available online.

00:56:39.820 --> 00:56:43.420
 We were at 54 percent renter occupied units and that's any type of housing unit.

00:56:43.420 --> 00:56:47.860
 They don't break that down by multifamily, single family.

00:56:47.860 --> 00:56:52.100
 And we've decreased slightly to 52 percent in 2023.

00:56:52.100 --> 00:56:54.700
 So again staying relatively constant.

00:56:54.700 --> 00:56:59.420
 I did want to compare how Denton compares to other college towns across Texas.

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.

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.

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

00:57:14.980 --> 00:57:18.140
 towns of course taking out the big players like Austin and Houston that just wouldn't

00:57:18.140 --> 00:57:21.140
 be comparable.

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

00:57:25.380 --> 00:57:30.660
 multifamily projects and what unit count do we have in the queue.

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

00:57:36.900 --> 00:57:41.280
 us we had 6200 units on the ground.

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

00:57:45.660 --> 00:57:47.100
 next couple of years.

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

00:57:52.500 --> 00:57:54.060
 that have some level of approval.

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

00:57:58.580 --> 00:58:02.740
 have civil engineering plans or zoning compliance plan approval.

00:58:02.740 --> 00:58:08.640
 But there are 40 projects that fall into that category.

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

00:58:12.740 --> 00:58:17.100
 approval so they might be coming up in the pipeline for P&Z and council consideration

00:58:17.100 --> 00:58:22.420
 or just if they are by right they could be with staff for review right now.

00:58:22.420 --> 00:58:26.620
 And then the kind of peach color dots are those that are actually under construction.

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.

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

00:58:36.580 --> 00:58:38.180
 if those come to fruition.

00:58:38.180 --> 00:58:43.000
 In construction we have a total of 4062 units at this time.

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

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

00:58:54.460 --> 00:59:02.280
 stock which would be a 300% increase from that 2020 starting point.

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

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

00:59:14.340 --> 00:59:16.660
 by 2040.

00:59:16.660 --> 00:59:21.700
 Again the comprehensive plan at that 3% growth put us at just over 11,000 multifamily.

00:59:21.700 --> 00:59:26.400
 If you add the triplex and fourplex to that, that gets us up to 14,000.

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

00:59:32.520 --> 00:59:37.100
 multifamily units added to our housing stock by 2040.

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

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

00:59:46.460 --> 00:59:49.460
 units and ownership units for their analysis.

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

00:59:54.700 --> 00:59:58.020
 by 2040 to meet the needs of our residents.

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

01:00:04.040 --> 01:00:08.220
 dwelling units or other things but it thought it was interesting to note that our higher

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

01:00:11.780 --> 01:00:16.460
 with that being about 25,000 units total.

01:00:16.460 --> 01:00:19.620
 So switching gears slightly, single family.

01:00:19.620 --> 01:00:23.280
 We prepared our GIS team prepared a similar map for you all.

01:00:23.280 --> 01:00:27.980
 On this one the yellow dots represent single family projects that are under construction.

01:00:27.980 --> 01:00:32.860
 There's a total of 7,041 lots that have been released to go to construction.

01:00:32.860 --> 01:00:36.940
 Those could take several years of course to actually have houses built on them but those

01:00:36.940 --> 01:00:40.100
 are lots that we know are in the supply chain.

01:00:40.100 --> 01:00:44.780
 And then in the development review process somewhere we have an additional 19 projects

01:00:44.780 --> 01:00:50.340
 that accounts for 2,600 units and those are the blue dots on this map.

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

01:00:56.140 --> 01:00:58.060
 single family units.

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

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

01:01:09.060 --> 01:01:12.780
 2020 baseline.

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

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

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

01:01:27.560 --> 01:01:31.940
 rate that would go up to just under 40,000 units that could be needed.

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

01:01:36.900 --> 01:01:41.060
 of the spectrum on our estimates with this because our needs assessment actually called

01:01:41.060 --> 01:01:48.900
 for us to need 50,000 additional units available for ownership by 2040.

01:01:48.900 --> 01:01:54.920
 So trying to tie all of that together and see how our current development workload is

01:01:54.920 --> 01:01:57.620
 meeting those demands.

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.

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%

01:02:07.140 --> 01:02:09.820
 of the need identified in the comprehensive plan.

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

01:02:15.540 --> 01:02:20.940
 and 55% of what was called for in the housing needs assessment for rental stock.

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

01:02:25.900 --> 01:02:26.900
 2020.

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

01:02:32.020 --> 01:02:37.740
 rate but only 28% if you're looking at the housing needs assessment call for additional

01:02:37.740 --> 01:02:39.300
 ownership units.

01:02:39.300 --> 01:02:45.800
 So keeping in mind we're only four years into that 20 year horizon.

01:02:45.800 --> 01:02:53.380
 We certainly seem on track to meet or exceed the needs identified by these various plans.

01:02:53.380 --> 01:02:57.100
 So we wanted to end with what conclusions can we draw from this?

01:02:57.100 --> 01:03:02.140
 What does all of this mean especially for you all as you consider development applications?

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

01:03:05.900 --> 01:03:10.700
 -- at all of our universities actually now that we have NCTC in our downtown.

01:03:10.700 --> 01:03:14.540
 And we know that student population growth continues to have a huge effect on our housing

01:03:14.540 --> 01:03:15.540
 stock.

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

01:03:20.300 --> 01:03:24.980
 beds so the rest of those students would be presumably looking for housing in Denton unless

01:03:24.980 --> 01:03:26.180
 they're commuters.

01:03:26.180 --> 01:03:31.100
 They additionally estimated that 75% of our rental housing supply at that time was taken

01:03:31.100 --> 01:03:33.760
 up by students.

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

01:03:38.420 --> 01:03:41.300
 other cities that have major universities.

01:03:41.300 --> 01:03:47.860
 But we may be needing additional units available for students near those universities as we

01:03:47.860 --> 01:03:52.660
 continue to grow to ensure that they're not maybe taking up other housing elsewhere that

01:03:52.660 --> 01:03:56.740
 could be available for ownership or other opportunities.

01:03:56.740 --> 01:04:00.040
 Keep in mind the growth rate projections do vary widely by source.

01:04:00.040 --> 01:04:02.060
 So all of this is just projections.

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

01:04:05.060 --> 01:04:06.060
 at here.

01:04:06.060 --> 01:04:10.900
 But just trying to give you all an idea of where we stand.

01:04:10.900 --> 01:04:16.300
 We know that based on our comprehensive plan, the housing needs assessment and our current

01:04:16.300 --> 01:04:21.580
 development trends we should be on track to generally meet the housing needs that we anticipate.

01:04:21.580 --> 01:04:26.380
 But like I mentioned the critical part may be the location of those -- the housing supply

01:04:26.380 --> 01:04:30.320
 that infill and student housing availability near the universities again might be critical

01:04:30.320 --> 01:04:35.500
 to ensuring that the rest of our neighborhoods and locations on the periphery of the city

01:04:35.500 --> 01:04:41.380
 are available for other residents who are not students of the universities.

01:04:41.380 --> 01:04:45.360
 So what can we do as we move forward with additional projects?

01:04:45.360 --> 01:04:49.100
 Obviously continuing to be thoughtful in our consideration of these, keeping in mind those

01:04:49.100 --> 01:04:53.320
 housing needs and also ensuring that we have a diverse housing stock.

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

01:04:56.600 --> 01:05:01.300
 category, we want to make sure we provide for those middle housing types as well that

01:05:01.300 --> 01:05:04.860
 meet different needs for different individuals.

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

01:05:08.600 --> 01:05:12.940
 that goal than the single family goal, it will be important to ensure consistency with

01:05:12.940 --> 01:05:17.920
 our comprehensive plan, but also ensure that the location it's going is conducive to actual

01:05:17.920 --> 01:05:18.920
 neighborhood development.

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

01:05:23.460 --> 01:05:27.580
 neighborhoods being developed around it in the future perhaps.

01:05:27.580 --> 01:05:31.580
 Obviously it will be important to continue to monitor our growth and our housing availability,

01:05:31.580 --> 01:05:33.420
 especially with that needs assessment in mind.

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

01:05:37.860 --> 01:05:41.340
 the next five years if our growth continues to outpace what we were projecting in both

01:05:41.340 --> 01:05:43.620
 of those plans.

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

01:05:47.580 --> 01:05:52.540
 and remove barriers to infill and encourage increased housing near our universities.

01:05:52.540 --> 01:05:56.240
 These two points obviously may require policy and code changes.

01:05:56.240 --> 01:06:00.860
 So we will likely be bringing forward to you all discussions to think about potential updates

01:06:00.860 --> 01:06:05.780
 to the development code, perhaps the comprehensive plan, as well as working internally and with

01:06:05.780 --> 01:06:10.180
 city council to see if there are incentives we can offer through perhaps our impact fees

01:06:10.180 --> 01:06:13.140
 or other economic development tools to help incentivize that.

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

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

01:06:22.960 --> 01:06:23.960
 goals.

01:06:23.960 --> 01:06:28.580
 So with that, I will stand for any questions and hope I can answer them.

01:06:28.580 --> 01:06:31.580
 >> It's a great presentation, thank you.

01:06:31.580 --> 01:06:34.260
 Are you sharing that with council?

01:06:34.260 --> 01:06:36.140
 >> Our plan is to forward this to them.

01:06:36.140 --> 01:06:38.860
 Obviously the video link will be available, but share this with them as a Friday report

01:06:38.860 --> 01:06:40.220
 probably in the coming week.

01:06:40.220 --> 01:06:42.140
 >> It's good and they should have that, yeah.

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

01:06:48.540 --> 01:06:54.620
 the delineation of really what are the university housing needs versus everything else because

01:06:54.620 --> 01:06:56.660
 that is very different.

01:06:56.660 --> 01:07:01.380
 And yes, clearly with the universities growing and their lack of housing on campus, it's

01:07:01.380 --> 01:07:06.660
 either commuters or they're renters and are we serving those needs, which are again completely

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

01:07:11.420 --> 01:07:12.420
 everything there.

01:07:12.420 --> 01:07:14.700
 Thank you for putting this together.

01:07:14.700 --> 01:07:19.860
 What questions does anyone have for Haley?

01:07:19.860 --> 01:07:21.340
 Commissioner Pruitt?

01:07:21.340 --> 01:07:28.580
 >> Thank you, Chair, and thank you again for putting this together.

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

01:07:37.260 --> 01:07:42.220
 include nearby muds or is it only City of Denton properties?

01:07:42.220 --> 01:07:46.220
 >> I believe this, yes, it does, based on the large yellow dot out to the west.

01:07:46.220 --> 01:07:49.860
 It includes those municipal utility districts that we have permitting authority over.

01:07:49.860 --> 01:07:50.860
 >> Okay, very good.

01:07:50.860 --> 01:07:51.860
 Thank you.

01:07:51.860 --> 01:07:52.860
 >> Yes.

01:07:52.860 --> 01:07:54.720
 >> It's very helpful.

01:07:54.720 --> 01:07:55.720
 Thank you.

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,

01:08:02.220 --> 01:08:04.920
 so take it with many grains of salt.

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

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

01:08:20.100 --> 01:08:26.980
 will allow us to have that flexible housing that could move between ownership or rental

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.

01:08:33.940 --> 01:08:35.140
 >> Thank you.

01:08:35.140 --> 01:08:36.140
 >> Thank you.

01:08:36.140 --> 01:08:37.140
 Anything else?

01:08:37.140 --> 01:08:38.140
 Thank you so much.

01:08:38.140 --> 01:08:39.140
 >> You're welcome.

01:08:39.140 --> 01:08:40.140
 >> That was great.

01:08:40.140 --> 01:08:41.140
 Are you staying up here for 3B?

01:08:41.140 --> 01:08:42.140
 >> I am not.

01:08:42.140 --> 01:08:43.140
 I'll hand that one over to Tina.

01:08:43.140 --> 01:08:48.140
 >> Okay, so we'll hand that to Tina.

01:08:48.140 --> 01:08:55.700
 It's 3B-PZ24240, Receiver Report, Hold Discussion Regarding Notice of Possible Quorum Eligibility

01:08:55.700 --> 01:08:56.700
 Events.

01:08:56.700 --> 01:08:57.700
 >> Thank you.

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

01:09:04.740 --> 01:09:06.580
 associated with this.

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

01:09:09.980 --> 01:09:12.300
 benefit, like I said, if you had any questions.

01:09:12.300 --> 01:09:17.620
 So basically what we included in your AIS is the various events that are available for

01:09:17.620 --> 01:09:19.740
 Notice of Possible Quorum.

01:09:19.740 --> 01:09:22.700
 You'll see in that list, neighborhood meetings are not one of them.

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

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

01:09:33.060 --> 01:09:36.820
 to the number of commissioners that might be in attendance at that meeting, because

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

01:09:41.380 --> 01:09:43.060
 Texas Open Meetings Act.

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.

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

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.

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

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

01:10:05.940 --> 01:10:10.280
 neighborhood meetings does not fall into one of those four categories under that Notice

01:10:10.280 --> 01:10:11.280
 of Possible Quorum.

01:10:11.280 --> 01:10:14.700
 So just ask that you keep that in mind, please.

01:10:14.700 --> 01:10:15.700
 Awesome.

01:10:15.700 --> 01:10:16.700
 Okay.

01:10:16.700 --> 01:10:17.700
 Thank you.

01:10:17.700 --> 01:10:18.700
 Great.

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

01:10:23.700 --> 01:10:24.700
 chambers.

01:10:24.700 --> 01:10:24.820
 Thank you.

01:10:27.020 --> 01:10:34.980
 Good evening and welcome to the City of Denton's Planning and Zoning Commission meeting for

01:10:34.980 --> 01:10:38.580
 Wednesday, December 11th, 2024.

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

01:10:44.860 --> 01:10:47.740
 that Commissioner Villarreal is absent.

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.

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

01:11:01.140 --> 01:11:10.620
 which it stands, one nation, under God, indivisible, with liberty and justice for all.

01:11:10.620 --> 01:11:23.260
 Under the Texas flag, I pledge allegiance to the Texas, one state, under God, one, indivisible.

01:11:23.260 --> 01:11:24.260
 Thank you.

01:11:24.260 --> 01:11:33.340
 Our first item of business is consider approval of our meeting minutes from November 13th.

01:11:33.340 --> 01:11:34.340
 Commissioner Perderon?

01:11:34.340 --> 01:11:35.340
 Move to approve.

01:11:35.340 --> 01:11:36.340
 Commissioner Thacker?

01:11:36.340 --> 01:11:37.340
 Second.

01:11:37.340 --> 01:11:38.340
 Okay.

01:11:38.340 --> 01:11:40.300
 We've got a first and a second for approval.

01:11:40.300 --> 01:11:41.860
 Any discussion?

01:11:41.860 --> 01:11:43.140
 Okay.

01:11:43.140 --> 01:11:51.100
 Let's vote on the board, please.

01:11:51.100 --> 01:11:52.940
 That motion carries 5-0.

01:11:52.940 --> 01:12:03.380
 That will take us to our consent agenda this evening.

01:12:03.380 --> 01:12:04.380
 Commissioner Perderon?

01:12:04.380 --> 01:12:05.380
 Move to approve.

01:12:05.380 --> 01:12:06.380
 Commissioner Perot?

01:12:06.380 --> 01:12:07.380
 Second.

01:12:07.380 --> 01:12:11.300
 We've got a first and a second for approval of the consent agenda.

01:12:11.300 --> 01:12:12.300
 Any discussion?

01:12:12.300 --> 01:12:13.300
 Okay.

01:12:13.300 --> 01:12:21.140
 Let's vote, please.

01:12:21.140 --> 01:12:22.980
 That motion carries 5-0.

01:12:22.980 --> 01:12:25.420
 That will take us to our public hearings this evening.

01:12:25.420 --> 01:12:31.580
 Our first is 4A, AESA 240004.

01:12:31.580 --> 01:12:35.380
 Christy is here for presentation, and I will open the public hearing.

01:12:35.380 --> 01:12:37.220
 Hi, Christy.

01:12:37.220 --> 01:12:53.260
 Christy Upton, environmental compliance coordinator.

01:12:53.260 --> 01:12:57.260
 And tonight I will be presenting AESA 240004.

01:12:57.260 --> 01:13:02.740
 This is an alternative ESA plan for Harris Ranch, and it is in the...

01:13:02.740 --> 01:13:05.740
 Christy, can you bring your mic closer, just so you're a little bit louder?

01:13:05.740 --> 01:13:06.740
 Is that better?

01:13:06.740 --> 01:13:07.740
 Yeah.

01:13:07.740 --> 01:13:08.740
 Okay.

01:13:08.740 --> 01:13:09.740
 It is better.

01:13:09.740 --> 01:13:10.740
 Thank you.

01:13:10.740 --> 01:13:11.740
 Do you want me to start over?

01:13:11.740 --> 01:13:12.740
 No, that's okay.

01:13:12.740 --> 01:13:13.740
 Okay.

01:13:13.740 --> 01:13:14.740
 Thank you.

01:13:14.740 --> 01:13:17.340
 The request is to approve this alternative ESA plan.

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

01:13:25.380 --> 01:13:31.860
 the functions of that ESA in a planned detention basis.

01:13:31.860 --> 01:13:34.660
 Harris Ranch is an 84-acre site.

01:13:34.660 --> 01:13:41.020
 It's located on I-35 North and South of Loop 288.

01:13:41.020 --> 01:13:48.380
 In 2021, there was an annexation and a zoning action taken on this property.

01:13:48.380 --> 01:13:57.220
 The planned development is industrial warehousing and it's supporting infrastructure.

01:13:57.220 --> 01:14:03.780
 In order to establish the president's location and extent of these environmentally sensitive

01:14:03.780 --> 01:14:11.860
 areas, ESA field assessment was performed by the applicant and identified 1.92 acres

01:14:11.860 --> 01:14:18.620
 of water-related habitat, specifically emergent wetlands.

01:14:18.620 --> 01:14:25.460
 The applicant is proposing to remove all of those emergent wetlands in order to construct

01:14:25.460 --> 01:14:28.100
 a detention basin.

01:14:28.100 --> 01:14:34.940
 This mitigation project to offset for the removal of those emergent wetlands is a five-acre

01:14:34.940 --> 01:14:39.700
 site of constructing a detention basin.

01:14:39.700 --> 01:14:46.180
 The detention basin is uniquely designed in order to add a variety of habitat depths and

01:14:46.180 --> 01:14:57.900
 add a wide variety of plants that can inhabit the variety of habitat depths.

01:14:57.900 --> 01:15:04.420
 With that, there will be pollution capturing structures and a perpetual maintenance plan

01:15:04.420 --> 01:15:11.100
 specifically to uplift and to maintain the ecological functionality of that detention

01:15:11.100 --> 01:15:15.540
 basin design.

01:15:15.540 --> 01:15:22.220
 Notifications were made by staff in accordance with the AESA procedure and we received three

01:15:22.220 --> 01:15:25.560
 responses in favor of the project.

01:15:25.560 --> 01:15:33.180
 The applicant did advertise a neighborhood meeting, however there were no RSVPs and so

01:15:33.180 --> 01:15:37.260
 the applicant canceled the meeting.

01:15:37.260 --> 01:15:46.340
 Staff is recommending approval of this project as it is a complete application.

01:15:46.340 --> 01:15:54.060
 We have added some conditions to the proposed ordinance for the adoption of this plan.

01:15:54.060 --> 01:16:01.020
 The highlights of being that the improvements be commenced prior to the issuance of the

01:16:01.020 --> 01:16:08.620
 first building permit, the vegetation be established and monitored until acceptance by environmental

01:16:08.620 --> 01:16:14.380
 services and that the perpetual maintenance plan be filed with the City of Ditton and

01:16:14.380 --> 01:16:18.700
 that the property owner retains all responsibilities.

01:16:18.700 --> 01:16:22.380
 And with that I will stand for questions.

01:16:22.380 --> 01:16:24.260
 Thank you Christy.

01:16:24.260 --> 01:16:27.100
 Any questions at this time for Christy?

01:16:27.100 --> 01:16:31.820
 Okay, just stand by because they may come up.

01:16:31.820 --> 01:16:34.620
 I do have one card in front of me to speak.

01:16:34.620 --> 01:16:35.620
 It is the applicant.

01:16:35.620 --> 01:16:36.620
 I'll call Amy Bissett.

01:16:36.620 --> 01:16:37.620
 Hi Amy.

01:16:37.620 --> 01:16:38.620
 Good evening Chair Ellis and Commissioners.

01:16:38.620 --> 01:16:41.620
 I'm going to take one second here to pull up my presentation.

01:16:41.620 --> 01:16:52.440
 Amy Bissett, 109 North Elm, Denton 76201 just for the record.

01:16:52.440 --> 01:16:55.340
 Thank you.

01:16:55.340 --> 01:17:00.380
 There we go.

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

01:17:05.660 --> 01:17:10.300
 to open by addressing some of the questions that came up in work session specifically

01:17:10.300 --> 01:17:15.100
 and then I'll go through the handful of slides that I have.

01:17:15.100 --> 01:17:19.900
 Commissioner Thagard, I would like to start with your question related to the surrounding

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.

01:17:25.940 --> 01:17:30.340
 When public notifications go out they are mailed both to the property owner as well

01:17:30.340 --> 01:17:35.780
 as any utility addresses, so any tenants that may be on the sites as well.

01:17:35.780 --> 01:17:43.300
 If there are residences there then everybody's notified equally and has an opportunity to

01:17:43.300 --> 01:17:47.140
 register their opposition or support.

01:17:47.140 --> 01:17:52.460
 In this particular case the surrounding properties are largely undeveloped and unoccupied at

01:17:52.460 --> 01:17:57.500
 this point in time which is why you heard primarily from property owners that aren't

01:17:57.500 --> 01:18:00.500
 living onsite today.

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

01:18:03.580 --> 01:18:06.100
 engagement.

01:18:06.100 --> 01:18:09.700
 Commissioner Pruitt you made a comment that this is kind of an atypical approach to an

01:18:09.700 --> 01:18:17.700
 alternative ESA plan and we approached the city from the very beginning and worked hand

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

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

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

01:18:35.500 --> 01:18:38.380
 for this particular mitigation.

01:18:38.380 --> 01:18:41.900
 Commissioner Padrone I'm going to walk you through the maintenance plan with a couple

01:18:41.900 --> 01:18:44.740
 of slides here in just a moment.

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.

01:18:50.260 --> 01:18:52.980
 This was done through a field assessment.

01:18:52.980 --> 01:18:56.580
 As Christy mentioned they're identified as emergent wetlands.

01:18:56.580 --> 01:18:59.500
 What you see here these two existing ponds were manmade.

01:18:59.500 --> 01:19:05.000
 They were actually fracking ponds when these gas wells went in and there was really no

01:19:05.000 --> 01:19:07.140
 intentionality behind that design.

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

01:19:12.420 --> 01:19:17.700
 well designed detention pond that has features that wouldn't otherwise be a component of

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

01:19:23.580 --> 01:19:29.980
 and opportunities for more habitat than exists out there today.

01:19:29.980 --> 01:19:35.900
 Our proposed ESA plan does increase water related habitat from 1.92 acres to 5 acres

01:19:35.900 --> 01:19:41.700
 on the site so we're more than doubling the area.

01:19:41.700 --> 01:19:46.000
 We're also proposing a varied water depth which creates an environment to support and

01:19:46.000 --> 01:19:50.020
 attract more diverse habitat than is there today.

01:19:50.020 --> 01:19:54.300
 We're proposing some infrastructure that, as Christy mentioned, captures pollutants

01:19:54.300 --> 01:20:02.020
 and therefore increases the water quality as the water leaves the site.

01:20:02.020 --> 01:20:07.780
 It respects the existing topography and surrounding ESAs so that it provides continued connectivity

01:20:07.780 --> 01:20:13.020
 of the stream system that's there today and protects the overall waterway.

01:20:13.020 --> 01:20:16.780
 Christy did catch me right before this meeting and mentioned that there was some conversation

01:20:16.780 --> 01:20:20.120
 that took place about the wildlife corridor designation.

01:20:20.120 --> 01:20:25.340
 I looked that up briefly before coming up here and it's actually mapped under wildlife

01:20:25.340 --> 01:20:27.820
 corridors but it's mapped as a green space.

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

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

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

01:20:44.940 --> 01:20:51.140
 that green space from 1.92 acres to five acres.

01:20:51.140 --> 01:20:55.340
 Commissioner Pedrone this is the table that's in the AESA plan regarding perpetual maintenance

01:20:55.340 --> 01:20:56.340
 activity.

01:20:56.340 --> 01:20:58.900
 I've got two slides here that outlines them.

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

01:21:03.300 --> 01:21:07.300
 that has gone into the perpetual maintenance plan.

01:21:07.300 --> 01:21:11.740
 What's unique about this particular alternative ESA plan is because it also functioned as

01:21:11.740 --> 01:21:18.340
 a detention pond the city requires operations and maintenance manuals be reviewed and approved

01:21:18.340 --> 01:21:23.240
 by the city for detention and drainage facilities and so this will be memorialized within that

01:21:23.240 --> 01:21:29.100
 maintenance agreement in addition to the normal reporting requirements for an alternative

01:21:29.100 --> 01:21:37.060
 ESA plan which requires annual reporting of the progress and whether or not the actual

01:21:37.060 --> 01:21:44.140
 plantings are thriving or taking establishment and at the end of that three-year term there

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

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

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

01:22:01.100 --> 01:22:07.580
 problem and as Christy mentioned we did try to have a neighborhood meeting but received

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

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

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

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

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

01:22:30.620 --> 01:22:34.360
 a neighborhood typical neighborhood meeting we just went face to face and sat down with

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

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.

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

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

01:23:06.620 --> 01:23:12.640
 shop we are hopeful to call Harris Ranch our second project in Denton our first project

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

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

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

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

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

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

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

01:23:50.080 --> 01:23:57.860
 of dredging plan for continual maintenance or am I correct or am I misremembering which

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

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

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

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

01:24:20.580 --> 01:24:27.420
 fertilizer tree removal trash removal invasive species management and ground disturbing activity

01:24:27.420 --> 01:24:32.320
 where the maintenance activities know that that sounds great I think the lighter touch

01:24:32.320 --> 01:24:38.900
 we can take here while still meeting flood mitigation and and the ESA restoration the

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

01:24:43.300 --> 01:24:48.860
 right because there are various levels of depth in their dredging it would could potentially

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

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

01:24:59.180 --> 01:25:06.020
 do they understand what's happening they do understand what's happening there they we

01:25:06.020 --> 01:25:09.620
 talked about the alternative ESA plan but we also talked about the development as a

01:25:09.620 --> 01:25:15.780
 whole and coordinating infrastructure between the various owners because on all sides of

01:25:15.780 --> 01:25:20.980
 us it's developers who are in the process of working through approval processes like

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

01:25:26.180 --> 01:25:33.620
 items as alignment of collector roads off-site sewer infrastructure trading easements that

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

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

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

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

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

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

01:26:07.900 --> 01:26:14.740
 maintain you know these sums of columns acreage you know making sure that the Commissioner

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

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

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

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

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

01:26:56.500 --> 01:27:00.900
 I think specifically addressing our questions and I do feel like there's intentionality

01:27:00.900 --> 01:27:06.020
 with this plan as well with being cognizant of the area and respectful of what exists

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

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

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

01:27:29.180 --> 01:27:38.180
 close the public hearing and I will open the floor for discussion or motion Commissioner

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

01:27:44.020 --> 01:27:56.540
 for approval any discussion okay let's vote on the board please that motion carries five

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

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

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

01:28:25.020 --> 01:28:39.660
 at Landmark which was formerly known as Hunter Ranch this alternative ESA plan is intended

01:28:39.660 --> 01:28:46.300
 to address all future environmentally sensitive area impacts across the remainder of the over

01:28:46.300 --> 01:28:54.620
 3,000 acres of Landmark development this plan is unique to Denton and the ESA protection

01:28:54.620 --> 01:29:01.380
 program as the plan is to address all 78 impacts across the property instead of addressing

01:29:01.380 --> 01:29:07.660
 each impact individually at each phase of development the purpose of this plan is to

01:29:07.660 --> 01:29:17.100
 create a standard first for the rest for restoring sorry the temporary disturbed ESAs then to

01:29:17.100 --> 01:29:24.260
 define how to address permanent removals by creating a dedicated mitigation area and the

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

01:29:32.220 --> 01:29:39.740
 on that in the presentation first a little bit more about Landmark development it is

01:29:39.740 --> 01:29:46.420
 a master plan development the ordinance created the ordinance creating this development standards

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

01:29:54.580 --> 01:30:00.340
 including no changes to zoning or other land development design standards this is strictly

01:30:00.340 --> 01:30:08.060
 to address the environmentally sensitive areas which was a project type listed in the MPC

01:30:08.060 --> 01:30:13.780
 the MPC is similar to the Denton development code with some with standards to protect and

01:30:13.780 --> 01:30:18.940
 preserve environmentally sensitive areas with some minor modifications that were made in

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

01:30:29.500 --> 01:30:34.740
 sensitive areas where there is deviations in those requirements to protect and preserve

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

01:30:39.680 --> 01:30:44.140
 fourth type of environmentally sensitive area with protection requirements as described

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

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

01:30:58.740 --> 01:31:07.580
 tonight to set the stage for this project the applicant

01:31:07.580 --> 01:31:12.860
 went through a series of environmentally sensitive area field assessments to establish the presence

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

01:31:21.820 --> 01:31:27.540
 field information then provides that information to staff and staff reviews the information

01:31:27.540 --> 01:31:34.660
 and upon concurrent updates the environmentally sensitive areas map to demonstrate where those

01:31:34.660 --> 01:31:40.460
 environmentally sensitive areas actually are on the property you can see a summary of the

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

01:31:46.580 --> 01:31:52.700
 point your attention to the map and I want to point out how the environmentally sensitive

01:31:52.700 --> 01:31:59.820
 areas overlap these are environmentally sensitive areas that are part of this presentation are

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

01:32:08.460 --> 01:32:12.620
 their the reason for these environmentally sensitive areas and the reason why the city

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

01:32:19.140 --> 01:32:25.420
 these overlap by the nature of the definition of the environmentally sensitive areas a waterway

01:32:25.420 --> 01:32:31.140
 can be protected both by the wider floodplain and the riparian buffers that are immediate

01:32:31.140 --> 01:32:37.060
 to the waterway and then within those floodplains there are water related habitats nested within

01:32:37.060 --> 01:32:44.260
 it similarly to Harris Ranch many of these water related habitats are emergent wetlands

01:32:44.260 --> 01:32:51.300
 they're also the applicant found some deep water habitats within on the property I also

01:32:51.300 --> 01:32:57.220
 want to point something else out to you when we look at these environmentally sensitive

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

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

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

01:33:25.540 --> 01:33:33.580
 further into the presentation the applicant consider the ESA types in developing a land

01:33:33.580 --> 01:33:41.300
 plan so the applicant took what was confirmed as environmental sensitive areas and overlaid

01:33:41.300 --> 01:33:47.540
 their land plan on that and then per the applicant most of the environmentally sensitive areas

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

01:33:55.380 --> 01:34:04.060
 ESA type will be removed for construction activities the other remaining environmentally

01:34:04.060 --> 01:34:09.260
 sensitive areas will remain in their current state for example to create connections on

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

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

01:34:29.580 --> 01:34:38.460
 roadway crossings and install all the supporting structures around bridges and roadways with

01:34:38.460 --> 01:34:45.120
 grading and necessary construction traffic so some of these areas will have to be impacted

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

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

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

01:35:16.500 --> 01:35:23.620
 temporary impacts as in grading and other activities that will go on around the bridge

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

01:35:29.100 --> 01:35:36.940
 of permanently removed ESA's the bridge itself culverts and other structures in order to

01:35:36.940 --> 01:35:43.460
 support those roadways and other infrastructure to support the development.

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

01:35:50.060 --> 01:35:58.460
 actual impacts the final number of permanent impacts will be measured at the civil plans

01:35:58.460 --> 01:36:07.140
 or other permissions for land development.

01:36:07.140 --> 01:36:12.980
 Those temporary construction activities are those areas where the again where those ESA's

01:36:12.980 --> 01:36:15.380
 will be temporarily disturbed.

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

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

01:36:32.200 --> 01:36:35.300
 backup material.

01:36:35.300 --> 01:36:51.140
 Now the permanent removals those roads and bridges and culverts riprap other other structures

01:36:51.140 --> 01:36:59.880
 that the applicant is proposing to build will be mitigated for through a mitigation area

01:36:59.880 --> 01:37:02.180
 and plan.

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

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

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

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

01:37:32.220 --> 01:37:35.140
 Ranch development.

01:37:35.140 --> 01:37:42.820
 This right here is a blow up or expansion of that mitigation area to help visualize

01:37:42.820 --> 01:37:44.180
 it.

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

01:37:51.300 --> 01:37:56.860
 we have the existing undeveloped foot plane and blue we have existing riparian buffers

01:37:56.860 --> 01:38:02.540
 and here we have existing water related habitats in this teal color.

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

01:38:12.660 --> 01:38:22.500
 are permanently impacted by making improvements to these existing ESA's at a mitigation rate

01:38:22.500 --> 01:38:32.260
 of one ESA removed one acre of ESA removed to one acre of ESA mitigated.

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

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

01:38:46.660 --> 01:38:48.700
 of each other.

01:38:48.700 --> 01:38:56.340
 This will be done in tiered development phases so there will be sections of mitigation that

01:38:56.340 --> 01:39:04.740
 will be performed at a time.

01:39:04.740 --> 01:39:11.740
 The in kind mitigation projects will include grading to improve stream banks, create pocket

01:39:11.740 --> 01:39:20.420
 wetlands and then to plant shrubs, grasses, flowering plants and create other opportunities

01:39:20.420 --> 01:39:29.620
 for habitat within the area.

01:39:29.620 --> 01:39:36.260
 Due to the complexity, scope and flexibility of this plan each one of these approvals for

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

01:39:43.660 --> 01:39:52.540
 identify the ESA impacts to the approval of the mitigation.

01:39:52.540 --> 01:40:00.140
 This procedure will help us create from the approval staff's approval of the mitigation

01:40:00.140 --> 01:40:08.060
 of the impacts to staff's approval of the mitigation that was offset the impact.

01:40:08.060 --> 01:40:13.220
 To quickly summarize the first step is to delineate the development impact area or the

01:40:13.220 --> 01:40:18.820
 limits of all the land disturbances necessary to construct the development phase and that

01:40:18.820 --> 01:40:24.500
 will define the permitted and non-permitted ESA impacts then in turn that will inform

01:40:24.500 --> 01:40:31.300
 the necessary restoration and mitigation activities.

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

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

01:40:42.140 --> 01:40:43.140
 encroachment occurs.

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

01:40:48.540 --> 01:40:53.700
 for the phase of that development and there will be a corresponding plat for the mitigation

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

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

01:41:07.340 --> 01:41:15.460
 and ensures future enforceability of that mitigation land.

01:41:15.460 --> 01:41:22.800
 The applicant is also proposing to track all of this work through a spreadsheet.

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

01:41:27.860 --> 01:41:32.580
 information.

01:41:32.580 --> 01:41:39.860
 Notifications were made in accordance with the alternative ESA plan procedure and we

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.

01:41:48.700 --> 01:41:53.660
 The applicant did not hold any neighborhood meetings however then the applicant did catch

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

01:42:02.100 --> 01:42:03.100
 was held.

01:42:03.100 --> 01:42:10.820
 It was at the request of Robeson Ranch and the applicant did present information about

01:42:10.820 --> 01:42:12.900
 the Hunter Ranch development.

01:42:12.900 --> 01:42:17.820
 I did watch that presentation and I did not see any information about environmentally

01:42:17.820 --> 01:42:26.780
 sensitive areas specifically speaking to this plan and thus it was not included in the backup

01:42:26.780 --> 01:42:33.540
 materials.

01:42:33.540 --> 01:42:40.580
 Staff is recommending approval of the proposed plan as it is a complete application and staff

01:42:40.580 --> 01:42:45.500
 has confirmed that the information is accurate.

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

01:42:52.660 --> 01:42:57.500
 to hit some of the highlights in those conditions.

01:42:57.500 --> 01:43:02.820
 The first is that these temporary land disturbances and permanent removals are to be identified

01:43:02.820 --> 01:43:06.500
 and addressed according to this plan.

01:43:06.500 --> 01:43:11.180
 The plantings for this plan will commence while construction of the corresponding phase

01:43:11.180 --> 01:43:13.380
 of the development.

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.

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

01:43:26.900 --> 01:43:32.300
 owner retain responsibility of the mitigation area.

01:43:32.300 --> 01:43:38.500
 There's a number of other smaller details that staff has requested to be included in

01:43:38.500 --> 01:43:40.260
 the ordinance.

01:43:40.260 --> 01:43:45.300
 With that I will stand for any questions.

01:43:45.300 --> 01:43:48.140
 Questions for Commissioner Pruitt.

01:43:48.140 --> 01:43:57.980
 Just one thing if you could explain to us, frequently we have mitigation areas and we

01:43:57.980 --> 01:44:00.740
 compare land areas.

01:44:00.740 --> 01:44:09.500
 Is there also some intrinsic value to riparian and water-based habitat ESAs based on the

01:44:09.500 --> 01:44:17.420
 amount of water flow that's expected through that region?

01:44:17.420 --> 01:44:22.500
 Staff environmental services staff does not address water quantity.

01:44:22.500 --> 01:44:28.500
 The value of the environmentally sensitive areas is and the value is placed upon the

01:44:28.500 --> 01:44:37.940
 functionality of those environmentally sensitive areas mainly to address water quality and

01:44:37.940 --> 01:44:47.540
 to provide habitat and to uplift generally the waterway itself as it flows downstream

01:44:47.540 --> 01:44:52.500
 towards Lake Louisville, which is our drinking water supply.

01:44:52.500 --> 01:44:57.380
 Yeah, so I understand that, I understand how that's evaluated.

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

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

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

01:45:19.500 --> 01:45:23.740
 of an impact on water quality?

01:45:23.740 --> 01:45:34.660
 Yes, because the higher volume of water typically, I would say yes and no.

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

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

01:45:50.780 --> 01:45:58.120
 more sediment downstream, which again it leads to impacts to the lake.

01:45:58.120 --> 01:46:06.740
 So more opportunity for improving water, but also more careful design needed to make sure

01:46:06.740 --> 01:46:12.080
 that it provides those benefits.

01:46:12.080 --> 01:46:13.080
 Can you rephrase that?

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

01:46:21.540 --> 01:46:30.380
 properly designed so that it manages water speed, etc., has the possibility of providing

01:46:30.380 --> 01:46:37.180
 a greater benefit toward water quality than one in a low flow area, just because more

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,

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

01:46:46.620 --> 01:46:47.620
 those benefits.

01:46:47.620 --> 01:46:49.620
 Am I hearing that correctly?

01:46:49.620 --> 01:46:51.900
 I would generally concur.

01:46:51.900 --> 01:46:55.860
 Okay, thank you.

01:46:55.860 --> 01:46:58.220
 Anything else for Christy at this time?

01:46:58.220 --> 01:47:00.180
 Commissioner Thacker?

01:47:00.180 --> 01:47:03.460
 Thank you, Chair.

01:47:03.460 --> 01:47:06.580
 I checked my item number twice.

01:47:06.580 --> 01:47:11.620
 I wanted to ask about the tracking spreadsheet that was in Figure 7.

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

01:47:15.780 --> 01:47:16.780
 system like this?

01:47:16.780 --> 01:47:19.220
 Is this something you did unique to this project?

01:47:19.220 --> 01:47:26.500
 This was a new concept that we created out of the need for it.

01:47:26.500 --> 01:47:27.500
 Right.

01:47:27.500 --> 01:47:29.860
 And this is about 3,000 acres, you said?

01:47:29.860 --> 01:47:32.000
 The development is, yes.

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

01:47:37.740 --> 01:47:41.580
 required and the type of record keeping and documentation that's going to be required

01:47:41.580 --> 01:47:43.140
 for a project like this?

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

01:47:47.140 --> 01:47:48.660
 three of these at a time?

01:47:48.660 --> 01:47:51.780
 I was just wondering, what are your thoughts on setting a precedence like this, and do

01:47:51.780 --> 01:47:54.940
 you think it's something that's sustainable?

01:47:54.940 --> 01:47:57.540
 It is sustainable.

01:47:57.540 --> 01:48:04.940
 Staff is prepared to evaluate our staff time as we progress through these projects.

01:48:04.940 --> 01:48:14.060
 It's impossible right now to project what kind of staff time this would demand.

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

01:48:20.740 --> 01:48:31.540
 something, so there's really not a lot of our time after the approval until acceptance.

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

01:48:38.660 --> 01:48:47.300
 on staff after the approval.

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

01:48:52.420 --> 01:48:55.540
 to date, keeping that spreadsheet up to date, right?

01:48:55.540 --> 01:48:56.540
 Yes.

01:48:56.540 --> 01:49:01.220
 So staff is just going to like spot check, audit occasionally, do lock-throughs?

01:49:01.220 --> 01:49:02.220
 Exactly.

01:49:02.220 --> 01:49:03.220
 Okay.

01:49:03.220 --> 01:49:07.100
 And then just for clarification, because I'm trying to understand, so you mentioned the

01:49:07.100 --> 01:49:13.780
 difference between like the actual land area and then the protected ESA, so 580 to 399.

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

01:49:17.700 --> 01:49:20.300
 area, on the acre?

01:49:20.300 --> 01:49:21.300
 By ESA type.

01:49:21.300 --> 01:49:22.300
 Okay.

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

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?

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,

01:49:42.940 --> 01:49:43.940
 right?

01:49:43.940 --> 01:49:49.100
 So there would be two acres of ESA type that would be impacted.

01:49:49.100 --> 01:49:55.540
 Then the applicant is committed to going over here, and these two acres in the mitigation

01:49:55.540 --> 01:49:59.620
 area would be restored.

01:49:59.620 --> 01:50:07.540
 There's complications with, you could be overlapped and like a staggered or converse that they

01:50:07.540 --> 01:50:10.340
 could be staggered over here.

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.

01:50:21.140 --> 01:50:22.140
 Okay.

01:50:22.140 --> 01:50:27.980
 And then they will also repair everything that's disturbed, just on that last slide

01:50:27.980 --> 01:50:28.980
 that you put.

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

01:50:33.600 --> 01:50:35.980
 about the spots that were disturbed.

01:50:35.980 --> 01:50:36.980
 Those are all going to be put back.

01:50:36.980 --> 01:50:37.980
 You're talking about the temporary?

01:50:37.980 --> 01:50:38.980
 Uh-huh.

01:50:38.980 --> 01:50:39.980
 Yes, the temporary disturbance.

01:50:39.980 --> 01:50:40.980
 Yes.

01:50:40.980 --> 01:50:46.180
 Temporary disturbance is the plan is to restore those areas at one-to-one.

01:50:46.180 --> 01:50:47.180
 Okay.

01:50:47.180 --> 01:50:48.180
 The same.

01:50:48.180 --> 01:50:49.180
 Okay.

01:50:49.180 --> 01:50:50.180
 Thank you.

01:50:50.180 --> 01:50:53.380
 Anything else for Christy at this time?

01:50:53.380 --> 01:50:54.380
 Okay.

01:50:54.380 --> 01:50:55.380
 Thank you.

01:50:55.380 --> 01:51:00.940
 I do have a couple of cards in front of me.

01:51:00.940 --> 01:51:03.340
 The first one is Katrina Thomas.

01:51:03.340 --> 01:51:08.140
 That was the last one, actually.

01:51:08.140 --> 01:51:09.140
 Oh.

01:51:09.140 --> 01:51:12.900
 It's on top of the thing.

01:51:12.900 --> 01:51:15.580
 If you'll give us your name, your time will be in.

01:51:15.580 --> 01:51:16.580
 My name's Katrina Thomas.

01:51:16.580 --> 01:51:21.140
 I live at 6408 Roaring Creek in the Carnegie Ridge Subdivision.

01:51:21.140 --> 01:51:30.020
 We are at the extreme south of this on the east side of I-35W.

01:51:30.020 --> 01:51:31.020
 I'm mainly here.

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

01:51:34.380 --> 01:51:38.740
 when we purchased the property, we knew there was going to be land development behind us

01:51:38.740 --> 01:51:40.980
 to the north.

01:51:40.980 --> 01:51:46.060
 We were told that the green belt would stay, so we do have a green belt.

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

01:51:50.220 --> 01:51:55.180
 and got creamed by a semi, so we don't have our gator anymore, unfortunately.

01:51:55.180 --> 01:51:57.020
 For many years, we had a gator.

01:51:57.020 --> 01:52:01.260
 She actually made the news.

01:52:01.260 --> 01:52:05.460
 We want to make sure that the land's not completely torn up back there.

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

01:52:10.340 --> 01:52:11.340
 to be impacted.

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

01:52:15.740 --> 01:52:18.820
 for us, but I'm still here to speak on it.

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

01:52:24.300 --> 01:52:25.300
 that specifically.

01:52:25.300 --> 01:52:29.420
 Christy, can you go back to the maps and stuff really quick?

01:52:29.420 --> 01:52:34.900
 I just want to make sure I didn't miss something.

01:52:34.900 --> 01:52:36.060
 So you had that one.

01:52:36.060 --> 01:52:37.060
 We live ...

01:52:37.060 --> 01:52:38.540
 Is this one out?

01:52:38.540 --> 01:52:39.540
 We live right here.

01:52:39.540 --> 01:52:40.540
 Okay.

01:52:40.540 --> 01:52:41.540
 So is it still on?

01:52:41.540 --> 01:52:42.540
 It's not still on.

01:52:42.540 --> 01:52:43.540
 How do you put it on a pointer?

01:52:43.540 --> 01:52:44.540
 Oh, sorry.

01:52:44.540 --> 01:52:58.100
 All right, so Carnegie Ridge is this subdivision right here, basically, if you guys can see

01:52:58.100 --> 01:52:59.100
 that.

01:52:59.100 --> 01:53:03.700
 The wet area I'm concerned with is right here, all of this and down here.

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

01:53:07.340 --> 01:53:10.340
 mouth, so I'm the one that's here.

01:53:10.340 --> 01:53:16.980
 Do we know, is that section going to be immediately impacted, or do you know?

01:53:16.980 --> 01:53:17.980
 Yep.

01:53:17.980 --> 01:53:18.980
 Go ahead, Christy.

01:53:18.980 --> 01:53:26.260
 Staff does not have any information on timing of any of these projects.

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

01:53:35.820 --> 01:53:39.140
 in an on-channel detention basin.

01:53:39.140 --> 01:53:45.980
 So that's the extent of what the applicant has provided to us.

01:53:45.980 --> 01:53:51.100
 The applicant is here tonight if this body would like to ask more questions about that

01:53:51.100 --> 01:53:52.980
 particular part of the property.

01:53:52.980 --> 01:53:53.980
 Okay.

01:53:53.980 --> 01:53:54.980
 Appreciate that.

01:53:54.980 --> 01:53:55.980
 Thank you.

01:53:55.980 --> 01:53:56.980
 Thank you.

01:53:56.980 --> 01:53:57.980
 Okay.

01:53:57.980 --> 01:54:00.700
 Thank you very much.

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

01:54:05.580 --> 01:54:06.580
 all?

01:54:06.580 --> 01:54:10.100
 We'll come up to you.

01:54:10.100 --> 01:54:11.100
 Hi.

01:54:11.100 --> 01:54:12.100
 Hi.

01:54:12.100 --> 01:54:13.100
 Thank you.

01:54:13.100 --> 01:54:16.900
 I don't have a card.

01:54:16.900 --> 01:54:19.300
 Thank you.

01:54:19.300 --> 01:54:26.580
 Good evening, Kimberly Cole, Hillwood Properties, Vice President of Development.

01:54:26.580 --> 01:54:31.860
 I am the commercial project manager lead for Landmark and our development.

01:54:31.860 --> 01:54:38.860
 To answer the lady's question related to development and development timeline, at this time, we

01:54:38.860 --> 01:54:43.660
 do not have any immediate plans to do any development on the east side today.

01:54:43.660 --> 01:54:50.140
 Our first phases of construction that are being completed by our Hillwood Communities

01:54:50.140 --> 01:55:00.320
 Division is, if you show me how to point, is there a way to point?

01:55:00.320 --> 01:55:09.060
 Can we go back to the computer?

01:55:09.060 --> 01:55:10.060
 No, that's perfect.

01:55:10.060 --> 01:55:11.060
 Okay.

01:55:11.060 --> 01:55:12.060
 How do we show that?

01:55:12.060 --> 01:55:13.060
 Thanks.

01:55:13.060 --> 01:55:14.060
 Technical genius.

01:55:14.060 --> 01:55:15.060
 I love it.

01:55:15.060 --> 01:55:17.700
 Our first phase of single family that's being conducted by our Hillwood Communities Team

01:55:17.700 --> 01:55:23.620
 is occurring right here on the west side of 35, approximately in this location.

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

01:55:30.100 --> 01:55:31.100
 take.

01:55:31.100 --> 01:55:37.700
 And the rest of the development is still to be determined.

01:55:37.700 --> 01:55:39.300
 Thank you very much for addressing that.

01:55:39.300 --> 01:55:40.300
 Appreciate it.

01:55:40.300 --> 01:55:44.260
 While you had your card, is there any, you don't have a presentation, correct?

01:55:44.260 --> 01:55:45.900
 You're just here for questions.

01:55:45.900 --> 01:55:46.900
 Excellent.

01:55:46.900 --> 01:55:47.900
 Thank you very much.

01:55:47.900 --> 01:55:48.900
 Appreciate it.

01:55:48.900 --> 01:55:49.900
 Okay.

01:55:49.900 --> 01:56:00.020
 The next card I have is Richard Emery.

01:56:00.020 --> 01:56:08.460
 Richard Emery, Argyle, Texas, 76226, zip code, which is actually in Denton.

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.

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

01:56:18.820 --> 01:56:21.020
 now four lanes instead of two.

01:56:21.020 --> 01:56:25.140
 All the roads in Argyle are exactly as they were 41 years ago.

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

01:56:30.140 --> 01:56:34.580
 the intersections are woefully inadequate even now in the morning and evening, with

01:56:34.580 --> 01:56:41.700
 long lines trying to get through 407 and under 35 West at Ropes and Ranch Road.

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

01:56:46.380 --> 01:56:51.020
 connection between planning zoning and those that plan on the roads.

01:56:51.020 --> 01:56:53.220
 That's my question.

01:56:53.220 --> 01:56:56.780
 Thank you.

01:56:56.780 --> 01:57:01.420
 Can you answer that question, or are you the wrong people?

01:57:01.420 --> 01:57:08.500
 I'm going to let Tina take a stab at it, but probably not.

01:57:08.500 --> 01:57:12.740
 So if I understood your question is, you're interested in what improvements will be made

01:57:12.740 --> 01:57:16.900
 to roads just because given the existing challenges you have with your current roadway systems?

01:57:16.900 --> 01:57:17.900
 That is correct.

01:57:17.900 --> 01:57:18.900
 And the growth it has.

01:57:18.900 --> 01:57:20.380
 And the growth in the area.

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

01:57:28.540 --> 01:57:35.180
 in area, there will be various new roadways that are constructed as well as existing roadways

01:57:35.180 --> 01:57:38.940
 that will probably have improvements that are done to them.

01:57:38.940 --> 01:57:43.940
 Those roadway improvements will be done over time as the various phases of development

01:57:43.940 --> 01:57:44.940
 occur.

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,

01:57:52.460 --> 01:57:55.460
 all before any improvements are made.

01:57:55.460 --> 01:58:00.580
 So with their various phases of development, we evaluate roadway improvements that have

01:58:00.580 --> 01:58:07.460
 to be done, and also the proportionality of roadways that have to be done associated with

01:58:07.460 --> 01:58:08.540
 their development.

01:58:08.540 --> 01:58:14.980
 We also have a master operating agreement with Hillwood that also lays out all of their

01:58:14.980 --> 01:58:21.220
 infrastructure responsibilities that they will be constructing over time with their

01:58:21.220 --> 01:58:22.220
 development.

01:58:22.220 --> 01:58:27.900
 So over time as phases development happening, there will be roadway improvements that will

01:58:27.900 --> 01:58:31.660
 occur as to the exact timing of that.

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,

01:58:35.240 --> 01:58:40.100
 we evaluate it at each time and also in accordance with that operating agreement.

01:58:40.100 --> 01:58:44.500
 Is there anywhere where the public can see what these roadways are going to be?

01:58:44.500 --> 01:58:48.940
 We could probably get with someone in transportation, right?

01:58:48.940 --> 01:58:49.940
 Right.

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

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.

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

01:59:04.300 --> 01:59:06.980
 your contact information with my team members.

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

01:59:11.860 --> 01:59:12.860
 your contact information.

01:59:12.860 --> 01:59:21.300
 We'll be happy to share with you what we have on those approved plans.

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.

01:59:25.540 --> 01:59:27.860
 Is there anyone else wishing to speak on this item?

01:59:27.860 --> 01:59:28.860
 Yeah.

01:59:28.860 --> 01:59:29.860
 Come on down.

01:59:29.860 --> 01:59:30.860
 Sure.

01:59:30.860 --> 01:59:32.100
 You can fill out a card later.

01:59:32.100 --> 01:59:33.100
 Okay.

01:59:33.100 --> 01:59:36.820
 If you'll just give us your name, your time will begin.

01:59:36.820 --> 01:59:37.820
 Okay.

01:59:37.820 --> 01:59:44.540
 Bill Cook, 4205 Inverness Way, 76210.

01:59:44.540 --> 01:59:51.300
 The mitigation plan on this is really complex, hard to understand.

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

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

02:00:12.220 --> 02:00:20.980
 in the language, they're going to improve 40 acres of already established ESA land.

02:00:20.980 --> 02:00:21.980
 Is that right?

02:00:21.980 --> 02:00:22.980
 Does anyone know?

02:00:22.980 --> 02:00:23.980
 Yeah.

02:00:23.980 --> 02:00:24.980
 That is right, and Christine knows.

02:00:24.980 --> 02:00:25.980
 That is correct.

02:00:25.980 --> 02:00:38.060
 The establishment of the mitigation area, if I may pull that up again.

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

02:00:44.740 --> 02:00:45.740
 ESAs.

02:00:45.740 --> 02:00:48.300
 That is correct.

02:00:48.300 --> 02:00:59.060
 They would be set aside and protected under typical conditions, and the plan is to uplift

02:00:59.060 --> 02:01:11.220
 the conditions within that existing ESA area.

02:01:11.220 --> 02:01:25.040
 That improving ESA land, that doesn't make any sense to me.

02:01:25.040 --> 02:01:28.940
 Is there a specific question we can have Christine address?

02:01:28.940 --> 02:01:37.020
 How is ESA land improved from where it currently is?

02:01:37.020 --> 02:01:45.300
 Because generally, when I hear land being improved, it gets paved over.

02:01:45.300 --> 02:01:50.940
 I think it's a little bit out of their expertise.

02:01:50.940 --> 02:01:54.300
 That's what we're here for, so we can help educate.

02:01:54.300 --> 02:01:55.300
 Tina?

02:01:55.300 --> 02:01:56.300
 Yeah, go ahead.

02:01:56.300 --> 02:01:57.300
 You're right.

02:01:57.300 --> 02:02:01.460
 Normally, in construction and development, when we talk about improvements, it's typically

02:02:01.460 --> 02:02:04.720
 probably a roadway infrastructure, utilities, land development.

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

02:02:11.220 --> 02:02:12.220
 better.

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

02:02:19.100 --> 02:02:25.180
 area up in that northwest portion of their development, and they're going to make that

02:02:25.180 --> 02:02:35.900
 existing ESA even better because of the various additional items that they are trying to avoid

02:02:35.900 --> 02:02:40.620
 using the word improvements, but additional activities that they would be taking in terms

02:02:40.620 --> 02:02:44.780
 of environmental enhancements that they're making to that area.

02:02:44.780 --> 02:02:49.140
 Christy, correct me if I'm wrong.

02:02:49.140 --> 02:02:55.500
 I'm going to let the applicant continue on with this conversation.

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

02:03:00.100 --> 02:03:01.100
 are.

02:03:01.100 --> 02:03:02.100
 Great.

02:03:02.100 --> 02:03:03.100
 Thank you.

02:03:03.100 --> 02:03:06.100
 Good evening, Chair and commissioners.

02:03:06.100 --> 02:03:08.180
 My name is Chris Hamilton.

02:03:08.180 --> 02:03:14.900
 I'm with Westwood Professional Services, 9800 Tillwood Parkway, Fort Worth, Texas, 76177.

02:03:14.900 --> 02:03:19.780
 The term improvement on the mitigation area is part of the ESA process, is we evaluate

02:03:19.780 --> 02:03:22.220
 those based on a functional assessment.

02:03:22.220 --> 02:03:25.700
 As Christy noted in her report, those were low-quality ESAs.

02:03:25.700 --> 02:03:30.380
 They'd been impacted by cattle grazing and past improvements from agriculture, and the

02:03:30.380 --> 02:03:34.100
 intent is to come in and plant high-quality trees and native grasses.

02:03:34.100 --> 02:03:39.060
 An area that's a monoculture that has invasive plants, invasive trees, we remove those and

02:03:39.060 --> 02:03:42.380
 come back in with high-quality trees and shrubs and new grasses.

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

02:03:46.020 --> 02:03:49.460
 it to a 20, because of the improvements on the natural level.

02:03:49.460 --> 02:03:54.300
 There's no improvements from a concrete or drainage thing, but improvements from an ecological

02:03:54.300 --> 02:04:00.260
 standpoint of implementing restoration mitigation activities in these areas, if that makes sense.

02:04:00.260 --> 02:04:04.140
 Did that address your question?

02:04:04.140 --> 02:04:06.420
 We can't have the back and forth going on.

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

02:04:10.300 --> 02:04:11.900
 open it up for someone else.

02:04:11.900 --> 02:04:19.980
 Yeah, my thoughts are an ESA will naturally improve itself if left alone, as nature does.

02:04:19.980 --> 02:04:22.900
 Trees grow naturally, grasses grow naturally.

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

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

02:04:38.580 --> 02:04:47.060
 of improvement to already nice ESA land.

02:04:47.060 --> 02:04:48.060
 Yep.

02:04:48.060 --> 02:04:49.060
 Thank you.

02:04:49.060 --> 02:04:53.060
 Thank you for sharing your thoughts.

02:04:53.060 --> 02:04:54.060
 You're Mr. Cook, right?

02:04:54.060 --> 02:04:55.060
 Yeah.

02:04:55.060 --> 02:04:56.060
 You know what?

02:04:56.060 --> 02:04:57.060
 You did fill a card out.

02:04:57.060 --> 02:05:00.700
 The secretary had it, so I do have it in front now, so you're good.

02:05:00.700 --> 02:05:01.700
 Yeah.

02:05:01.700 --> 02:05:04.500
 Because I don't think you filled it out for another room.

02:05:04.500 --> 02:05:05.500
 Yeah.

02:05:05.500 --> 02:05:06.500
 No, it was correct.

02:05:06.500 --> 02:05:12.780
 I do have a card from Logan Mayfield, not wishing to speak, but is in opposition.

02:05:12.780 --> 02:05:16.340
 But did Logan want to speak now?

02:05:16.340 --> 02:05:18.340
 No?

02:05:18.340 --> 02:05:20.340
 Okay.

02:05:20.340 --> 02:05:22.340
 Hi.

02:05:22.340 --> 02:05:24.340
 Hi.

02:05:24.340 --> 02:05:29.520
 Logan Mayfield, 5900 Harvey Gapolin.

02:05:29.520 --> 02:05:33.340
 I don't know if anybody else from my neighborhood is here.

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.

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

02:05:49.060 --> 02:05:54.740
 that we're holding the developers accountable to everything that they promised.

02:05:54.740 --> 02:05:55.940
 But that's all I have.

02:05:55.940 --> 02:05:56.940
 Okay.

02:05:56.940 --> 02:06:00.220
 Thank you for sharing your thoughts and coming here.

02:06:00.220 --> 02:06:01.380
 It is a large project.

02:06:01.380 --> 02:06:10.100
 That is absolutely true, and it is detailed very explicitly what the developer is responsible

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

02:06:17.260 --> 02:06:24.020
 that are responsible for it, this just being a very small piece of the large project.

02:06:24.020 --> 02:06:27.600
 The large project we're not discussing, that's been done.

02:06:27.600 --> 02:06:32.660
 This is now a little piece of that already approved project that is being addressed here

02:06:32.660 --> 02:06:33.660
 tonight.

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

02:06:40.060 --> 02:06:41.060
 what somebody said.

02:06:41.060 --> 02:06:42.060
 It may come to me.

02:06:42.060 --> 02:06:45.180
 I might bring you back up here.

02:06:45.180 --> 02:06:47.260
 Is there anyone else wishing to speak on this?

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

02:06:50.980 --> 02:06:55.100
 is open if you would like.

02:06:55.100 --> 02:06:58.660
 Sure, sure.

02:06:58.660 --> 02:07:13.380
 My name is Herschel Phillips, I live at Robson Ranch, 76207.

02:07:13.380 --> 02:07:16.140
 My area of concern is selfish.

02:07:16.140 --> 02:07:19.540
 It's right next to my house.

02:07:19.540 --> 02:07:25.500
 So Christy, thank you for sending the document to me.

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

02:07:30.460 --> 02:07:31.460
 Graveyard Branch.

02:07:31.460 --> 02:07:32.460
 Is that correct?

02:07:32.460 --> 02:07:33.460
 No?

02:07:33.460 --> 02:07:34.460
 Correct.

02:07:34.460 --> 02:07:35.460
 There's a...

02:07:35.460 --> 02:07:36.460
 This right here?

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.

02:07:47.460 --> 02:07:56.540
 It's really right there, because there is a detention pond right there on Robson Ranch,

02:07:56.540 --> 02:07:59.560
 and I live right next to that.

02:07:59.560 --> 02:08:11.340
 So Mr. Pruitt, your comment about how much water comes from Robson Ranch, that's probably

02:08:11.340 --> 02:08:13.460
 the lowest spot at Robson Ranch.

02:08:13.460 --> 02:08:18.360
 All those streets, all those concretes, all those storm sewers, all...

02:08:18.360 --> 02:08:20.660
 Many of them flow right there.

02:08:20.660 --> 02:08:26.420
 I have videos of water not very far from my house.

02:08:26.420 --> 02:08:31.500
 I moved there on purpose because of all those woods behind it.

02:08:31.500 --> 02:08:36.900
 Agreed, they're not pretty trees.

02:08:36.900 --> 02:08:37.900
 They're not nice trees.

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.

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

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

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

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

02:09:13.940 --> 02:09:14.940
 there.

02:09:14.940 --> 02:09:21.260
 There's a Robson Ranch fence, and then there's the Hunter Ranch barbwire fence.

02:09:21.260 --> 02:09:22.580
 I don't know what's going to happen there.

02:09:22.580 --> 02:09:25.320
 You're going to have to build houses on fill.

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

02:09:33.800 --> 02:09:38.180
 to feed into this same area that doesn't exist today.

02:09:38.180 --> 02:09:42.460
 It's all natural.

02:09:42.460 --> 02:09:45.680
 That's kind of my concern.

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

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

02:10:00.020 --> 02:10:01.020
 street.

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.

02:10:05.900 --> 02:10:09.740
 If you give me your card, I can send them out.

02:10:09.740 --> 02:10:10.740
 Thank you.

02:10:10.740 --> 02:10:11.740
 Thank you, Mr. Phillips.

02:10:11.740 --> 02:10:16.260
 Appreciate that.

02:10:16.260 --> 02:10:20.180
 Is there anyone else wishing to speak on this item?

02:10:20.180 --> 02:10:25.500
 Okay, seeing none, I will go ahead and close the public hearing.

02:10:25.500 --> 02:10:31.340
 I'm going to open the floor for discussion or a motion.

02:10:31.340 --> 02:10:37.340
 Commissioner Pruitt.

02:10:37.340 --> 02:10:42.580
 You know, if it's ... Sorry, I collect myself.

02:10:42.580 --> 02:10:43.580
 My apologies.

02:10:43.580 --> 02:10:48.020
 It's okay.

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

02:10:52.540 --> 02:10:56.100
 alt ESA that we get.

02:10:56.100 --> 02:11:01.200
 If there's more color that the applicant can provide, then I'm happy to listen.

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,

02:11:11.300 --> 02:11:19.900
 mostly in areas of high land value because of transportation corridors and the zoning,

02:11:19.900 --> 02:11:24.980
 are being removed as ESAs so that they're buildable, and then improvements are being

02:11:24.980 --> 02:11:35.540
 made on a minor tributary compared to those others that is conveying water from residential

02:11:35.540 --> 02:11:37.500
 developments of streets and that sort of thing.

02:11:37.500 --> 02:11:39.260
 I understand that that needs to be filtered.

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

02:11:45.780 --> 02:11:53.300
 from industrial sites to areas that are intended as residential.

02:11:53.300 --> 02:12:01.740
 Help me understand how putting these improvements in this area on the southern portion of the

02:12:01.740 --> 02:12:07.540
 property is better than having them distributed through the major tributaries.

02:12:07.540 --> 02:12:12.940
 Does that make sense?

02:12:12.940 --> 02:12:18.660
 Yeah, if you can and have a response to that, that would be fantastic.

02:12:18.660 --> 02:12:19.660
 Thank you.

02:12:19.660 --> 02:12:24.100
 Just a couple of clarifications.

02:12:24.100 --> 02:12:30.060
 The proposed mitigation is actually on the northwest corner of the property.

02:12:30.060 --> 02:12:31.060
 All the drainage ...

02:12:31.060 --> 02:12:32.380
 Yeah, my apologies.

02:12:32.380 --> 02:12:38.660
 Just for background, we're used to thinking of hunter and coal as one large thing.

02:12:38.660 --> 02:12:42.140
 I think we're on the same page of where it is, but yeah, thank you.

02:12:42.140 --> 02:12:47.380
 The reason we picked this location within Hunter Ranch, excuse me, landmark, was that

02:12:47.380 --> 02:12:50.140
 the majority of the property drains through this area.

02:12:50.140 --> 02:12:54.700
 We could focus our mitigation efforts in the area where majority of the drainage is going

02:12:54.700 --> 02:12:55.700
 to this area.

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

02:12:59.740 --> 02:13:03.020
 drainage also.

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

02:13:07.340 --> 02:13:08.700
 in place.

02:13:08.700 --> 02:13:12.320
 Because ESAs, although they're not getting improved, will still provide benefits as far

02:13:12.320 --> 02:13:15.700
 as water quality improvements.

02:13:15.700 --> 02:13:18.500
 There's a lot of benefits to this area when you look at it holistically.

02:13:18.500 --> 02:13:21.980
 Hay Creek Creeks are going to remain in place, Graveyard Branch relatively remain in place

02:13:21.980 --> 02:13:22.980
 also.

02:13:22.980 --> 02:13:27.180
 Work Branch, where we're focused on mitigation, the improvements will be there in an area

02:13:27.180 --> 02:13:29.180
 where it prevents habitat fragmentation.

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

02:13:33.060 --> 02:13:34.820
 the Hunter Ranch development?"

02:13:34.820 --> 02:13:38.180
 You have more of a synergistic effect to having this in a concentrated area.

02:13:38.180 --> 02:13:42.780
 You have 50 plus acres of mitigation versus 51 acre mitigation areas where you can really

02:13:42.780 --> 02:13:47.940
 concentrate that effort and try to create a real mitigation area that has a real effect

02:13:47.940 --> 02:13:50.940
 on the watershed.

02:13:50.940 --> 02:13:57.020
 I understand conglomeration benefits.

02:13:57.020 --> 02:14:03.940
 From my understanding, hydrology, the water is moving eastward in this corridor, is that

02:14:03.940 --> 02:14:04.940
 correct?

02:14:04.940 --> 02:14:05.940
 Absolutely.

02:14:05.940 --> 02:14:13.580
 It looks like the ESA improvements are moving up toward the headwaters that are receiving

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

02:14:21.220 --> 02:14:28.500
 upon the Hunter Ranch area are not going to go through those improved areas.

02:14:28.500 --> 02:14:29.500
 Correct.

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

02:14:33.140 --> 02:14:34.580
 mitigation area.

02:14:34.580 --> 02:14:38.580
 We looked at areas like along Hickory Creek, I assume you can see that pointer.

02:14:38.580 --> 02:14:42.540
 Those areas were really good quality ESAs, and we felt like we would almost impact them

02:14:42.540 --> 02:14:45.420
 more by going there and trying to do mitigation in those areas.

02:14:45.420 --> 02:14:49.300
 Well, this area in the northwest where the mitigation was selected, it's already low

02:14:49.300 --> 02:14:50.300
 quality.

02:14:50.300 --> 02:14:54.180
 We feel like we get the biggest improvement for restoration and mitigation in that area.

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

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

02:15:02.820 --> 02:15:06.540
 that property, flows through Coal, which they're going to have preservation there, and then

02:15:06.540 --> 02:15:09.820
 it goes back through Hickory Creek, which is already a highly functioning mitigation

02:15:09.820 --> 02:15:12.380
 area before it goes on to Lake Louisville.

02:15:12.380 --> 02:15:13.380
 Okay.

02:15:13.380 --> 02:15:14.380
 Thank you.

02:15:14.380 --> 02:15:15.380
 Absolutely.

02:15:15.380 --> 02:15:16.380
 Thank you.

02:15:16.380 --> 02:15:21.380
 Appreciate that.

02:15:21.380 --> 02:15:22.380
 Any other questions?

02:15:22.380 --> 02:15:26.580
 We're here for discussion or motion.

02:15:26.580 --> 02:15:30.140
 I know this is a complex issue.

02:15:30.140 --> 02:15:40.060
 This is a major development, alternative ESAs being one of them.

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.

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

02:15:51.940 --> 02:15:52.940
 happened.

02:15:52.940 --> 02:15:55.860
 I think that would be an impossible task to do.

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

02:16:02.340 --> 02:16:04.020
 the right way to go.

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

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

02:16:22.580 --> 02:16:26.220
 the land that will be disturbed with this project.

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

02:16:31.140 --> 02:16:36.060
 that certainly have been placed on this.

02:16:36.060 --> 02:16:37.060
 Commissioner Thaggard.

02:16:37.060 --> 02:16:38.060
 Second.

02:16:38.060 --> 02:16:39.060
 Okay.

02:16:39.060 --> 02:16:40.580
 We've got a first and a second for approval.

02:16:40.580 --> 02:16:41.580
 Commissioner Perrett.

02:16:41.580 --> 02:16:42.580
 Thank you, Chair.

02:16:42.580 --> 02:16:45.260
 I really appreciate that because I agree.

02:16:45.260 --> 02:16:47.020
 It's different.

02:16:47.020 --> 02:16:58.020
 We don't have any other 3,300 acre parcels in the city, right?

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

02:17:05.660 --> 02:17:10.280
 mitigation is better than before.

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.

02:17:16.020 --> 02:17:20.380
 I'm not convinced that it's better yet.

02:17:20.380 --> 02:17:23.300
 I'm not going to be supporting this, but I completely understand.

02:17:23.300 --> 02:17:29.920
 I think council will have some more expertise to dig into this as we go forward.

02:17:29.920 --> 02:17:30.920
 Thank you.

02:17:30.920 --> 02:17:31.920
 Appreciate it.

02:17:31.920 --> 02:17:36.320
 There's a first and a second for approval on table.

02:17:36.320 --> 02:17:39.100
 Is there any other discussion?

02:17:39.100 --> 02:17:40.100
 Commissioner Perderm.

02:17:40.100 --> 02:17:46.580
 I just want to thank all the comments that were made today, especially by you, Charles,

02:17:46.580 --> 02:17:50.020
 and then Commissioner Perd as well.

02:17:50.020 --> 02:17:53.940
 Just to give my reflections, I agree with Commissioner Perd on this one.

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

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

02:18:08.220 --> 02:18:13.140
 where my thoughts are with that and not supporting moving forward.

02:18:13.140 --> 02:18:17.480
 Do we have any idea of what would be better than what was presented here?

02:18:17.480 --> 02:18:24.300
 This is an approved council plan, ESA disturbance being something that they knew was going to

02:18:24.300 --> 02:18:26.420
 be part of it.

02:18:26.420 --> 02:18:32.620
 This as an option being something that also was approved as part of the master plan.

02:18:32.620 --> 02:18:39.100
 If not this, that has been reviewed by our environmental services staff, and obviously

02:18:39.100 --> 02:18:49.300
 in depth by the engineers on the project with regard to environmental impact.

02:18:49.300 --> 02:18:53.600
 What else can they offer?

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

02:18:57.100 --> 02:18:58.100
 far as accountability.

02:18:58.100 --> 02:19:03.540
 I think Commissioner Prado-Carrillo also mentioned something about spot checking the tracking

02:19:03.540 --> 02:19:05.540
 sheet.

02:19:05.540 --> 02:19:12.940
 The instances that the tracking sheet is spot checked and the improvements haven't been

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

02:19:20.480 --> 02:19:27.920
 accountability if some of these improvements aren't being made or the plan that's being

02:19:27.920 --> 02:19:29.460
 proposed isn't exactly followed.

02:19:29.460 --> 02:19:32.860
 For me, just a little bit more clarity with that, I think.

02:19:32.860 --> 02:19:37.980
 It's possible that Christine has some clarity on that because there has to be accountability

02:19:37.980 --> 02:19:39.980
 in this.

02:19:39.980 --> 02:19:48.580
 In everything we do as a city, that's why we put things in ordinance.

02:19:48.580 --> 02:19:57.180
 How is accountability being undertaken if they are not doing what they're supposed to

02:19:57.180 --> 02:19:58.180
 be doing, what happens?

02:19:58.180 --> 02:20:07.220
 I only gave the highlights of the conditions of the ordinance, but staff has thought about

02:20:07.220 --> 02:20:09.620
 this.

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.

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

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.

02:20:44.940 --> 02:20:53.180
 What is the expansion of that condition in the ordinance is that staff would not approve

02:20:53.180 --> 02:21:02.540
 the final civil plan or land development applications until we have insured that we are securing

02:21:02.540 --> 02:21:07.980
 that one-to-one by ESA type mitigation.

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

02:21:13.820 --> 02:21:19.660
 one part of the project, and a little bit more in another part of the project.

02:21:19.660 --> 02:21:26.820
 That final, put a bow on it, there will be a one-to-one mitigation.

02:21:26.820 --> 02:21:34.660
 Otherwise staff would not approve of the plan or that the ordinance would be enforced in

02:21:34.660 --> 02:21:35.780
 other manners.

02:21:35.780 --> 02:21:43.300
 We would have to look to legal for some creative ways to enforce that.

02:21:43.300 --> 02:21:51.980
 Other areas in which staff carefully crafted the ordinance conditions is the inclusion

02:21:51.980 --> 02:21:56.380
 of this platting requirement.

02:21:56.380 --> 02:22:03.020
 There will be a requirement to plat that land and file that with the county.

02:22:03.020 --> 02:22:11.980
 In that platting there will be a record of the reason that that mitigation land exists.

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.

02:22:22.940 --> 02:22:28.340
 This is really no different than all of the other development plans that we review for

02:22:28.340 --> 02:22:31.620
 compliance with our city's ordinances and requirements.

02:22:31.620 --> 02:22:35.940
 We have the responsibility of ensuring the enforcement.

02:22:35.940 --> 02:22:41.300
 We have many projects that have follow-up enforcement that we are involved in.

02:22:41.300 --> 02:22:43.700
 This is no different from that.

02:22:43.700 --> 02:22:46.900
 I recognize this plan concept is a little different.

02:22:46.900 --> 02:22:51.340
 This is the first time we've had anything proposed of this nature, but our environmental

02:22:51.340 --> 02:22:57.860
 services team has worked really hard and has the education and qualifications also to be

02:22:57.860 --> 02:23:02.740
 able to understand what's being put forth before us this evening.

02:23:02.740 --> 02:23:08.300
 Just like we have civil engineers who review civil engineer plans to ensure compliance,

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

02:23:15.180 --> 02:23:20.700
 process to ensure that that compliance is maintained over time.

02:23:20.700 --> 02:23:21.700
 Thanks for adding that, Tina.

02:23:21.700 --> 02:23:22.700
 Appreciate it.

02:23:22.700 --> 02:23:23.700
 Commissioner Pruitt.

02:23:23.700 --> 02:23:24.700
 Yeah.

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

02:23:29.940 --> 02:23:32.020
 or tracking.

02:23:32.020 --> 02:23:37.820
 I fully expect that depending on the speed of this development, that will be a challenge,

02:23:37.820 --> 02:23:45.580
 but I also have full confidence in our city manager's organization to go resource the

02:23:45.580 --> 02:23:49.180
 teams effectively if that needs to be done.

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,

02:24:00.260 --> 02:24:01.820
 if that makes sense.

02:24:01.820 --> 02:24:04.180
 I could be convinced of that, right?

02:24:04.180 --> 02:24:13.540
 Perhaps the filtering on the western side of this property provides a very vital mitigation

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

02:24:20.620 --> 02:24:24.380
 of the development there, that's really the most important thing in this whole area.

02:24:24.380 --> 02:24:26.580
 But that's not the message I heard.

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

02:24:33.140 --> 02:24:39.900
 areas with high value zoning, and some of those because of the development concerns

02:24:39.900 --> 02:24:44.700
 are going to be removed and then we'll improve some areas over here.

02:24:44.700 --> 02:24:50.100
 To me, that just doesn't convince me that it's better.

02:24:50.100 --> 02:24:52.580
 Thank you.

02:24:52.580 --> 02:24:56.900
 Commissioner Prado, could I go?

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

02:25:05.060 --> 02:25:06.060
 them better.

02:25:06.060 --> 02:25:11.140
 I completely understand what you all are saying, so planting new species or protecting all

02:25:11.140 --> 02:25:12.940
 of that sounds really good.

02:25:12.940 --> 02:25:18.300
 Is there, would there be an opportunity, because is it 40 acres that are permanently going

02:25:18.300 --> 02:25:25.620
 to be, I think it was 40 acres, right, out of 3,000 or so?

02:25:25.620 --> 02:25:34.980
 Is there an opportunity to convert other acres, other land, to ESAs by planting different

02:25:34.980 --> 02:25:35.980
 species?

02:25:35.980 --> 02:25:47.980
 Could you offset some of that to not completely lose those 40 acres?

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

02:25:57.100 --> 02:25:59.740
 that's kind of your question as well.

02:25:59.740 --> 02:26:02.020
 Am I understanding your question correctly?

02:26:02.020 --> 02:26:03.020
 Not everywhere.

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

02:26:08.820 --> 02:26:13.780
 elsewhere other than already bringing this other, the plan that you guys already have?

02:26:13.780 --> 02:26:14.780
 Got you.

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.

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

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

02:26:34.540 --> 02:26:38.940
 for sure is over 50 acres of preservation.

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

02:26:44.140 --> 02:26:45.140
 Mace.

02:26:45.140 --> 02:26:46.140
 I'll put simple terms.

02:26:46.140 --> 02:26:49.020
 The way I interpret it is that we're getting more benefit.

02:26:49.020 --> 02:26:52.420
 We're not taking away these other ESAs where we're draining into.

02:26:52.420 --> 02:26:56.220
 We're not going to not put drainage and other code pieces in place.

02:26:56.220 --> 02:26:59.460
 We're going to follow the code.

02:26:59.460 --> 02:27:06.100
 Where the benefit comes from is when you conglomerate these things, they actually perform better.

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

02:27:11.940 --> 02:27:16.780
 ESA than several different disparate ESAs.

02:27:16.780 --> 02:27:18.340
 Does that make sense?

02:27:18.340 --> 02:27:20.540
 Does that answer your question?

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

02:27:27.500 --> 02:27:36.060
 also grow those into ESAs so that you're not completely losing just 40 acres.

02:27:36.060 --> 02:27:40.300
 That was my question, but I understand what you're saying.

02:27:40.300 --> 02:27:42.180
 I do know that y'all are in different phases.

02:27:42.180 --> 02:27:43.180
 Absolutely.

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.

02:27:47.780 --> 02:27:48.780
 Hopefully I answered your question.

02:27:48.780 --> 02:27:49.780
 Yes.

02:27:49.780 --> 02:27:50.780
 At least I tried to.

02:27:50.780 --> 02:27:51.780
 Chris is way smarter than me.

02:27:51.780 --> 02:27:54.780
 I already said it, so maybe you should come back up here.

02:27:54.780 --> 02:27:55.780
 No, you're good.

02:27:55.780 --> 02:27:56.780
 Thank you.

02:27:56.780 --> 02:27:57.780
 Okay.

02:27:57.780 --> 02:27:58.780
 All right.

02:27:58.780 --> 02:27:59.780
 Thank you.

02:27:59.780 --> 02:28:00.780
 Thank you.

02:28:00.780 --> 02:28:03.780
 Any other discussion?

02:28:03.780 --> 02:28:04.780
 Commissioner Pratt.

02:28:04.780 --> 02:28:07.580
 Just a procedural question for legal, probably.

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,

02:28:15.820 --> 02:28:22.020
 recommends denial, then council requires a super majority to approve.

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

02:28:31.020 --> 02:28:32.020
 body?

02:28:32.020 --> 02:28:35.020
 Does that make sense?

02:28:35.020 --> 02:28:41.260
 I don't know.

02:28:41.260 --> 02:28:43.260
 The code has an answer.

02:28:43.260 --> 02:28:44.260
 I'm so excited.

02:28:44.260 --> 02:28:47.260
 And therefore you're doing it.

02:28:47.260 --> 02:28:48.260
 Indeed.

02:28:48.260 --> 02:28:55.340
 So if this body does not recommend approval, ends up recommending denial, then our DDC

02:28:55.340 --> 02:29:00.500
 establishes that the alternative plan only becomes effective by a three quarters vote

02:29:00.500 --> 02:29:03.300
 of all members of council.

02:29:03.300 --> 02:29:10.020
 Thank you.

02:29:10.020 --> 02:29:11.020
 Any other discussion?

02:29:11.020 --> 02:29:13.660
 We've got a first and a second for approval.

02:29:13.660 --> 02:29:22.260
 I think what we have to understand here is again, this is a massive project.

02:29:22.260 --> 02:29:26.340
 We don't have anything else like it, as Commissioner Pratt said.

02:29:26.340 --> 02:29:28.500
 There is zero infrastructure here.

02:29:28.500 --> 02:29:32.660
 Everything has to be done here for this to get developed.

02:29:32.660 --> 02:29:38.580
 And it's also approved as an MPC by council.

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

02:29:45.180 --> 02:29:50.900
 project to completion.

02:29:50.900 --> 02:29:51.900
 That's what this is.

02:29:51.900 --> 02:29:54.700
 We're not here to talk about should the project be there or not.

02:29:54.700 --> 02:29:57.820
 We're not here to talk about really other green space.

02:29:57.820 --> 02:30:00.940
 There's plenty of green space, honestly, within the project.

02:30:00.940 --> 02:30:04.980
 That's what's already done by council.

02:30:04.980 --> 02:30:15.820
 So again, this is a step to them getting their project completed.

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

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

02:30:28.660 --> 02:30:32.100
 request before us.

02:30:32.100 --> 02:30:36.660
 So my reason for voting approval.

02:30:36.660 --> 02:30:50.720
 And with that, we can go ahead and vote on the board.

02:30:50.720 --> 02:30:51.720
 Let's see.

02:30:51.720 --> 02:30:57.660
 That motion will pass for one.

02:30:57.660 --> 02:31:04.240
 Our next public hearing is 4CZ240010.

02:31:04.240 --> 02:31:07.100
 Bryce is here for presentation and I will open the public hearing.

02:31:07.100 --> 02:31:08.740
 Good evening, commission.

02:31:08.740 --> 02:31:09.740
 Bryce Vanderstel.

02:31:09.740 --> 02:31:14.820
 Hang on just one second, Bryce, I'm sorry.

02:31:14.820 --> 02:31:17.860
 Oh, I apologize.

02:31:17.860 --> 02:31:18.860
 Yes.

02:31:18.860 --> 02:31:19.860
 We'll go ahead.

02:31:19.860 --> 02:31:20.860
 What is it?

02:31:20.860 --> 02:31:21.860
 Michael or Christy.

02:31:21.860 --> 02:31:24.420
 I don't know if Christy's still here.

02:31:24.420 --> 02:31:28.180
 This is scheduled for December 17th consideration by council, correct?

02:31:28.180 --> 02:31:29.180
 Okay.

02:31:29.180 --> 02:31:33.860
 So if there's anybody that's interested in the council discussion related to this item,

02:31:33.860 --> 02:31:37.140
 that meeting is on again, December 17th.

02:31:37.140 --> 02:31:40.580
 The public hearings typically start at 630.

02:31:40.580 --> 02:31:41.580
 Thank you, Tina.

02:31:41.580 --> 02:31:42.580
 Sorry, Bryce.

02:31:42.580 --> 02:31:43.580
 No worries.

02:31:43.580 --> 02:31:44.580
 The floor is yours.

02:31:44.580 --> 02:31:45.580
 Thank you.

02:31:45.580 --> 02:31:46.580
 Bryce Vanderstel, assistant planner.

02:31:46.580 --> 02:31:47.580
 Good evening, commission.

02:31:47.580 --> 02:31:48.580
 This is Z2410.

02:31:48.580 --> 02:31:56.940
 Good evening, commission.

02:31:56.940 --> 02:32:20.700
 This is a request to rezone approximately 16 acres from a rural residential zoning district

02:32:20.700 --> 02:32:22.940
 to a light industrial zoning district.

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

02:32:27.540 --> 02:32:28.540
 1173.

02:32:28.540 --> 02:32:32.660
 Currently, the site is an undeveloped pasture land.

02:32:32.660 --> 02:32:38.020
 It was assigned a rural residential zoning upon annexation in 2010, and the intent is

02:32:38.020 --> 02:32:43.380
 to rezone this to a light industrial zoning district in order to develop the property

02:32:43.380 --> 02:32:48.420
 with both commercial and industrial uses.

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

02:32:52.420 --> 02:32:58.620
 area is light industrial, and the light industrial zoning district, according to the Denton 2040

02:32:58.620 --> 02:33:03.860
 comprehensive plan, seeks the primary uses such as a light manufacturing, some assembly,

02:33:03.860 --> 02:33:08.740
 as well as supporting uses such as offices, retail.

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

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

02:33:17.700 --> 02:33:24.580
 to generate any adverse fiscal, environmental, or infrastructural impacts.

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

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

02:33:34.460 --> 02:33:35.460
 opposition.

02:33:35.460 --> 02:33:38.240
 The applicant did not conduct a neighborhood meeting, however, he did reach out to each

02:33:38.240 --> 02:33:43.460
 individual property owner, and there was largely positive feedback.

02:33:43.460 --> 02:33:46.980
 Staff does recommend approval of this request as it meets the criteria for approval set

02:33:46.980 --> 02:33:50.060
 out in the Denton development code and the Denton 2040 comprehensive plan.

02:33:50.060 --> 02:33:52.880
 I'll stand for any questions.

02:33:52.880 --> 02:33:53.880
 Thank you, Bryce.

02:33:53.880 --> 02:33:58.020
 Any questions at this moment for Bryce?

02:33:58.020 --> 02:33:59.460
 Thank you.

02:33:59.460 --> 02:34:00.460
 This is a public hearing.

02:34:00.460 --> 02:34:04.160
 I don't have any cards in front of me on this item.

02:34:04.160 --> 02:34:06.660
 Is there anyone wishing to speak on this item?

02:34:06.660 --> 02:34:07.660
 Okay.

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

02:34:13.300 --> 02:34:21.260
 or a motion.

02:34:21.260 --> 02:34:22.260
 Commissioner Perdera.

02:34:22.260 --> 02:34:24.500
 I move to approve.

02:34:24.500 --> 02:34:25.500
 Commissioner Fager.

02:34:25.500 --> 02:34:26.500
 Second.

02:34:26.500 --> 02:34:27.500
 Okay.

02:34:27.500 --> 02:34:29.580
 We've got a first and a second for approval discussion.

02:34:29.580 --> 02:34:30.580
 Okay.

02:34:30.580 --> 02:34:38.300
 Let's go ahead and vote, please.

02:34:38.300 --> 02:34:39.960
 That motion carries 5-0.

02:34:39.960 --> 02:34:45.540
 That will take us to 4-D, Z240012.

02:34:45.540 --> 02:34:53.060
 I will open the public hearing, and Mia is here for presentation.

02:34:53.060 --> 02:35:06.860
 Good evening, Chair, members of the commission, Mia Hines, Senior Planner.

02:35:06.860 --> 02:35:14.260
 This item, Z240012, is a rezoning request for 5702 Teasley Lane.

02:35:14.260 --> 02:35:19.820
 The request is to rezone property from Rural Residential and Residential 2 to the Suburban

02:35:19.820 --> 02:35:22.860
 Corridor Zoning District.

02:35:22.860 --> 02:35:31.780
 The property is approximately .684 acres located west of Teasley Lane, approximately 170 feet

02:35:31.780 --> 02:35:33.420
 north of Leatherwood Lane.

02:35:33.420 --> 02:35:37.500
 The property is currently developed with a house and accessory structures, and the purpose

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

02:35:41.380 --> 02:35:44.860
 with the surrounding context.

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

02:35:48.080 --> 02:35:51.580
 we sort of got to the recommendation that we have today.

02:35:51.580 --> 02:35:56.540
 We did have a pre-application conference with this applicant in 2022, initial discussions

02:35:56.540 --> 02:36:01.860
 about sort of an indoor-outdoor recreation center, and at that time, we stated that commercial

02:36:01.860 --> 02:36:07.060
 zoning district would not be consistent with the moderate residential future land use map

02:36:07.060 --> 02:36:11.540
 designation, and so between that time and the time that they submitted for an annexation

02:36:11.540 --> 02:36:16.740
 for the back piece earlier this year, we were having sort of regular conversations about

02:36:16.740 --> 02:36:20.060
 the potential for commercial uses on that subject property.

02:36:20.060 --> 02:36:25.780
 Additionally, in that time, Teasley Lane, which this property fronts onto, was widened

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

02:36:34.020 --> 02:36:37.100
 left-turn lanes in some areas.

02:36:37.100 --> 02:36:40.340
 Once they submitted the annexation, we started talking a little bit more seriously about

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

02:36:47.060 --> 02:36:53.900
 zoning district to be aligned with the comprehensive land use map in this area, and ultimately,

02:36:53.900 --> 02:36:58.900
 at that time, staff recommended a more comprehensive request, recommended they talk to their neighbors,

02:36:58.900 --> 02:37:02.100
 the property owners talk to their neighbors, try to bring them into this request, so that

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.

02:37:08.260 --> 02:37:13.140
 At that time, the neighbors weren't interested in joining that application, and so the property

02:37:13.140 --> 02:37:16.100
 owners were ready to move forward with their zoning change request, and so they submitted

02:37:16.100 --> 02:37:19.040
 that in June of 2024.

02:37:19.040 --> 02:37:22.380
 We talked to them a little bit more about potentially a zoning district that might seem

02:37:22.380 --> 02:37:27.500
 less spot-zoning, like we said in work session, that R7 zoning district, and ultimately, that

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

02:37:31.980 --> 02:37:34.980
 district for this property.

02:37:34.980 --> 02:37:37.980
 Staff is recommending ... I'll get to the recommendation here in a second, but we ultimately

02:37:37.980 --> 02:37:41.420
 landed on SC, and staff is recommending approval of that.

02:37:41.420 --> 02:37:45.220
 A little bit more about that comprehensive plan alignment and the moderate residential

02:37:45.220 --> 02:37:47.100
 future land use designation.

02:37:47.100 --> 02:37:51.860
 That designation is typically primarily focused towards allowing for a variety of residential

02:37:51.860 --> 02:37:54.240
 land uses at higher densities.

02:37:54.240 --> 02:38:00.580
 It does allow for ... Or it is applied at certain corridors and recognize that neighborhood

02:38:00.580 --> 02:38:05.220
 scale commercial uses at arterials and collector street corners could be appropriate.

02:38:05.220 --> 02:38:08.540
 Really what we have here is this property fronting on an arterial, not necessarily an

02:38:08.540 --> 02:38:14.680
 arterial and collector street corner, so again, that SC district, as defined or as described

02:38:14.680 --> 02:38:20.420
 as a moderate to high-intensity commercial district along high-traffic corridors, fits

02:38:20.420 --> 02:38:24.780
 in sort of with Teasley Lane, but not necessarily with the moderate residential future land

02:38:24.780 --> 02:38:28.380
 use designation that's here.

02:38:28.380 --> 02:38:36.340
 But the DDC does provide for the approval criteria with the comprehensive plan alignment

02:38:36.340 --> 02:38:41.100
 to state that basically the comprehensive plan future land use map is not the only criteria

02:38:41.100 --> 02:38:42.340
 to judge it by.

02:38:42.340 --> 02:38:47.580
 There are other goals in the comprehensive plan that the zoning request should be measured

02:38:47.580 --> 02:38:48.580
 up against.

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

02:38:52.980 --> 02:38:58.180
 land uses and designations that respond to the growing needs and character specifications

02:38:58.180 --> 02:38:59.180
 of a community.

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

02:39:04.060 --> 02:39:10.180
 points into and out of the city from 35 for the southern portion of the city.

02:39:10.180 --> 02:39:15.860
 Additionally, Teasley Lane is a text-dot facility and it was widened by text-dot, although

02:39:15.860 --> 02:39:19.460
 we don't like to plan retroactively necessarily and respond to text-dot.

02:39:19.460 --> 02:39:20.740
 Sometimes we end up in those situations.

02:39:20.740 --> 02:39:28.320
 So here we have a property that because of those changes makes sense for suburban corridor

02:39:28.320 --> 02:39:33.060
 and we want to take advantage of the fact that Teasley has already been widened, that

02:39:33.060 --> 02:39:35.900
 infrastructure has already been improved.

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

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

02:39:45.940 --> 02:39:51.820
 of adjacent to R2 on both the north and south side of the property.

02:39:51.820 --> 02:39:54.460
 But even with spot zoning, there are other considerations.

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

02:40:00.180 --> 02:40:04.160
 plan, that's not too much of a concern here.

02:40:04.160 --> 02:40:08.940
 Again, those other considerations, the Teasley Lane expansion, the subject properties and

02:40:08.940 --> 02:40:14.300
 surrounding properties are unlikely to develop or redevelop with residential uses.

02:40:14.300 --> 02:40:18.660
 There's properties in the ETJ that are also under the moderate residential future land

02:40:18.660 --> 02:40:22.820
 use designation that are large lot single-family homes that we don't see necessarily going

02:40:22.820 --> 02:40:25.060
 anywhere between now and 2040.

02:40:25.060 --> 02:40:29.140
 So again, that moderate residential land use designation is a bit questionable in this

02:40:29.140 --> 02:40:30.140
 area.

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

02:40:33.980 --> 02:40:36.020
 develop with this corridor?

02:40:36.020 --> 02:40:40.900
 Additionally, we do have the community mixed use land use designation on the east side

02:40:40.900 --> 02:40:42.180
 of Teasley Lane in this area.

02:40:42.180 --> 02:40:46.900
 So again, some community mixed use, that commercial corridor sort of makes sense here, but that

02:40:46.900 --> 02:40:49.260
 property is currently developed with Geier High School.

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

02:40:52.620 --> 02:40:55.780
 even be having this sort of discussion.

02:40:55.780 --> 02:41:01.460
 And then again, we are questioning whether or not the, or we are wanting to reevaluate

02:41:01.460 --> 02:41:05.700
 the moderate residential future land use on the west side.

02:41:05.700 --> 02:41:10.660
 Here's just some pictures to sort of explain what I discussed throughout this whole presentation.

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

02:41:16.620 --> 02:41:17.620
 way.

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

02:41:23.460 --> 02:41:28.500
 sort of diesel left turn lanes at certain specific locations.

02:41:28.500 --> 02:41:34.220
 A little bit more about the existing infrastructure or development that we see in this area.

02:41:34.220 --> 02:41:39.580
 Within that corridor along Teasley, like I said, we have Geier High School on the east

02:41:39.580 --> 02:41:47.860
 side of Teasley and then there are some commercial uses along the south side of Teasley.

02:41:47.860 --> 02:41:51.700
 There's some industrial uses there also.

02:41:51.700 --> 02:41:55.300
 There's a park or an open space lot there.

02:41:55.300 --> 02:41:57.660
 There's a substation, some religious facility.

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

02:42:05.540 --> 02:42:13.220
 really a, is it going to develop according with the moderate residential future land

02:42:13.220 --> 02:42:15.580
 use designation?

02:42:15.580 --> 02:42:20.860
 The size of the current property, the size of those parcels that front along the ETJ

02:42:20.860 --> 02:42:27.140
 corridor, the large single-family lots in the ETJ are all planning to that question.

02:42:27.140 --> 02:42:32.060
 And is this moderate residential future land use designation appropriate?

02:42:32.060 --> 02:42:36.100
 So we did review this request up against the criteria for approval.

02:42:36.100 --> 02:42:43.220
 We do concur or find that it is consistent with other goals of the comprehensive plan.

02:42:43.220 --> 02:42:47.700
 We find that the proposal is consistent with the zoning district purpose statement and

02:42:47.700 --> 02:42:51.700
 response to changes in the area, specifically we mentioned Teasley and some of those existing

02:42:51.700 --> 02:42:53.740
 land uses that are around there.

02:42:53.740 --> 02:42:56.940
 Given the size of the subject property, the zoning and potential scale of development

02:42:56.940 --> 02:43:01.540
 is not expected to generate significant adverse impacts on surrounding properties.

02:43:01.540 --> 02:43:05.100
 Again, being less than an acre, I believe was a question in the work session.

02:43:05.100 --> 02:43:11.740
 We don't anticipate large, intense developments on this particular lot.

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

02:43:16.340 --> 02:43:20.140
 services uses that this corridor could use.

02:43:20.140 --> 02:43:23.940
 And then finally, zoning is not expected to have adverse, this zoning is not expected

02:43:23.940 --> 02:43:26.620
 to have adverse impacts on surrounding properties.

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

02:43:30.500 --> 02:43:33.940
 they would have to adhere by should this property redevelop.

02:43:33.940 --> 02:43:37.380
 And the existing structure being a single family residence, it's very small, you might

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.

02:43:42.420 --> 02:43:49.020
 So we did send out notifications, public notifications per the DDC and state law.

02:43:49.020 --> 02:43:54.900
 As of the, since the publication of this backup, we did receive one response in opposition

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

02:43:59.980 --> 02:44:04.140
 stated just some general concerns about the expanse of commercial uses that are allowed

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

02:44:10.820 --> 02:44:12.580
 or the fact that there is a church there.

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

02:44:18.220 --> 02:44:20.680
 because that school is there and because that church is there.

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

02:44:27.260 --> 02:44:29.160
 were mentioned in that area.

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

02:44:32.860 --> 02:44:34.660
 allowed in SC.

02:44:34.660 --> 02:44:38.860
 But that applicant or that respondent also stated that in general, they aren't opposed

02:44:38.860 --> 02:44:40.140
 to commercial uses on this plot.

02:44:40.140 --> 02:44:44.260
 I believe they also, they mentioned a drive-through might be nice there.

02:44:44.260 --> 02:44:50.060
 So ultimately, staff does recommend approval of the zoning change request to the suburban

02:44:50.060 --> 02:44:52.460
 corridor zoning district.

02:44:52.460 --> 02:44:55.100
 And that concludes my presentation.

02:44:55.100 --> 02:44:57.940
 I will gladly answer any questions you have this time.

02:44:57.940 --> 02:44:59.740
 Thank you very much, Mia.

02:44:59.740 --> 02:45:02.220
 Any questions for staff at this moment?

02:45:02.220 --> 02:45:03.220
 Okay.

02:45:03.220 --> 02:45:05.540
 Thank you very much.

02:45:05.540 --> 02:45:06.540
 This is a public hearing.

02:45:06.540 --> 02:45:08.660
 I do have a card in front of me.

02:45:08.660 --> 02:45:14.300
 It is from Raymond Castro who is speaking on behalf of a group I believe.

02:45:14.300 --> 02:45:15.300
 Come on down.

02:45:15.300 --> 02:45:16.300
 If you'll state your name.

02:45:16.300 --> 02:45:17.300
 Your time will begin.

02:45:17.300 --> 02:45:18.300
 Hi.

02:45:18.300 --> 02:45:19.300
 Yes.

02:45:19.300 --> 02:45:20.300
 Okay.

02:45:20.300 --> 02:45:21.300
 My name is Raymond Castro.

02:45:21.300 --> 02:45:27.020
 I'm the pastor of the Hickory Creek Baptist Church, 5724 Teasley Lane.

02:45:27.020 --> 02:45:29.360
 I have two of our members with me.

02:45:29.360 --> 02:45:31.620
 We have over 500 members.

02:45:31.620 --> 02:45:37.860
 What my concern is, I attended an informal hearing several months ago, and my question

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

02:45:43.660 --> 02:45:44.760
 an answer.

02:45:44.760 --> 02:45:49.660
 I don't have a problem with progress being made.

02:45:49.660 --> 02:45:56.700
 We weren't in objection to apartments that were built next to our church.

02:45:56.700 --> 02:46:01.820
 I just would like to know what the property is going to be used for.

02:46:01.820 --> 02:46:02.940
 Maybe you could help me with that.

02:46:02.940 --> 02:46:03.940
 I've asked several people.

02:46:03.940 --> 02:46:07.260
 No one's given me an adequate answer.

02:46:07.260 --> 02:46:13.320
 Another thing, with our church and the cemetery next to our church, we have landmark status.

02:46:13.320 --> 02:46:18.220
 Our property, our church was established in 1855.

02:46:18.220 --> 02:46:20.980
 We're a landmark here in the city of Denton.

02:46:20.980 --> 02:46:28.460
 The Historical Society has entrusted us to preserve and to protect our rich heritage

02:46:28.460 --> 02:46:30.780
 that we have.

02:46:30.780 --> 02:46:37.380
 And so I'm just very concerned about anything that would come around us.

02:46:37.380 --> 02:46:42.340
 Also I'm concerned about Geyer High School being directly across the property.

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

02:46:46.940 --> 02:46:53.340
 they've did some damage to our property and also the cemetery.

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

02:46:59.340 --> 02:47:04.660
 potentially be built on this property and if it was just zoned commercially.

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

02:47:10.780 --> 02:47:14.580
 on there without knowing what it was going to be spent for.

02:47:14.580 --> 02:47:16.580
 And that's my question.

02:47:16.580 --> 02:47:18.580
 Thank you.

02:47:18.580 --> 02:47:21.300
 And I can answer that question.

02:47:21.300 --> 02:47:24.180
 This is just a straight zoning case.

02:47:24.180 --> 02:47:25.820
 That's what we term it.

02:47:25.820 --> 02:47:32.140
 It's just a request to rezone the property to suburban corridor.

02:47:32.140 --> 02:47:34.780
 There is no project attached to it.

02:47:34.780 --> 02:47:36.180
 That is something that can be done.

02:47:36.180 --> 02:47:38.180
 It's called a straight zoning request.

02:47:38.180 --> 02:47:39.840
 That is what is before us.

02:47:39.840 --> 02:47:46.380
 So no, unfortunately, there is no definite use proposed.

02:47:46.380 --> 02:47:47.380
 Okay.

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

02:47:55.980 --> 02:47:57.540
 for.

02:47:57.540 --> 02:48:01.780
 There's hardly any parking there, whatever they open it up for.

02:48:01.780 --> 02:48:03.860
 It's a very limited space.

02:48:03.860 --> 02:48:07.300
 And so I don't know what they're going to use it for.

02:48:07.300 --> 02:48:10.740
 So anyway, that's it.

02:48:10.740 --> 02:48:13.820
 I thank you for sharing your thoughts with us.

02:48:13.820 --> 02:48:23.020
 Thank you very much.

02:48:23.020 --> 02:48:25.020
 Tina you can have the floor.

02:48:25.020 --> 02:48:26.020
 Yes.

02:48:26.020 --> 02:48:27.020
 Go ahead.

02:48:27.020 --> 02:48:32.860
 So it's staff's understanding that in communications with the applicant that they were interested

02:48:32.860 --> 02:48:37.900
 in possibly some sort of administrative office within that existing residential structure,

02:48:37.900 --> 02:48:42.020
 but also some sort of maybe outdoor recreational use.

02:48:42.020 --> 02:48:43.780
 That's what was communicated to us initially.

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

02:48:49.900 --> 02:48:51.780
 or questions of that.

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

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,

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,

02:49:04.940 --> 02:49:11.680
 you know, that can't be, you know, a definite, you know, determined thing.

02:49:11.680 --> 02:49:13.860
 So I'm completely understand.

02:49:13.860 --> 02:49:20.100
 We have no development plans also that have been submitted to us to indicate otherwise.

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

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

02:49:30.180 --> 02:49:31.180
 public hearing.

02:49:31.180 --> 02:49:34.740
 I'm going to continue to just to subside some of the fears.

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?

02:49:39.260 --> 02:49:41.260
 Maybe just to subside some of his hesitation.

02:49:41.260 --> 02:49:51.100
 I do have the the land use table in my back up here.

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

02:49:54.180 --> 02:49:57.420
 or any extra prohibitions or anything like that.

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

02:50:03.700 --> 02:50:04.700
 to the school.

02:50:04.700 --> 02:50:05.700
 Oh, OK.

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.

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,

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

02:50:19.580 --> 02:50:23.900
 trying to sell alcoholic sales in a school district.

02:50:23.900 --> 02:50:28.700
 So I think with Teasley, Teasley Lane may be 150 feet wide.

02:50:28.700 --> 02:50:32.860
 So that's they're pretty they're within 300 feet there.

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

02:50:38.820 --> 02:50:39.900
 the parking.

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

02:50:45.160 --> 02:50:50.780
 of use that was commercial, we would ensure that they were meeting our parking or could

02:50:50.780 --> 02:50:52.900
 meet our minimum parking standards also.

02:50:52.900 --> 02:50:59.400
 So even though the existing structure, I believe they have some covered parking and maybe two

02:50:59.400 --> 02:51:02.820
 or three spaces for it's a personal residence.

02:51:02.820 --> 02:51:04.580
 So it's a driveway.

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

02:51:08.820 --> 02:51:12.580
 this building, that current building as a commercial property, they would have to meet

02:51:12.580 --> 02:51:15.420
 those minimum parking requirements.

02:51:15.420 --> 02:51:17.980
 Thank you.

02:51:17.980 --> 02:51:18.980
 This is a public hearing.

02:51:18.980 --> 02:51:21.020
 I don't have any other cards in front of me.

02:51:21.020 --> 02:51:26.300
 But is there anyone else wishing to speak on this item?

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.

02:51:38.060 --> 02:51:39.060
 Commissioner Perot.

02:51:39.060 --> 02:51:40.060
 Thank you, Chair.

02:51:40.060 --> 02:51:46.140
 I try to keep this simple because I've gone off the rails before with this.

02:51:46.140 --> 02:51:55.620
 Would the GO zoning designation be considered equal or lesser intensive than the SC?

02:51:55.620 --> 02:52:02.900
 And would that be supported and amicable for the applicant and staff?

02:52:02.900 --> 02:52:05.700
 I'm just trying to read between the lines here.

02:52:05.700 --> 02:52:08.820
 So no, GO would not be less intensive.

02:52:08.820 --> 02:52:13.980
 We consider that a more intensive zoning district because of the various uses allowed in that

02:52:13.980 --> 02:52:14.980
 district.

02:52:14.980 --> 02:52:16.820
 And industrial uses that are allowed in GO.

02:52:16.820 --> 02:52:17.820
 Okay.

02:52:17.820 --> 02:52:18.820
 Thank you.

02:52:18.820 --> 02:52:23.860
 The floor is open for a motion or discussion.

02:52:23.860 --> 02:52:28.660
 Yeah, I'll just, oh, all kinds of things happening.

02:52:28.660 --> 02:52:29.660
 Commissioner Perot.

02:52:29.660 --> 02:52:30.660
 Sorry.

02:52:30.660 --> 02:52:31.660
 That's okay.

02:52:31.660 --> 02:52:33.780
 Happy to have as much discussion as we want.

02:52:33.780 --> 02:52:36.540
 I don't want to shut anything down, but I'll go ahead and move approval.

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

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

02:52:54.880 --> 02:52:58.140
 for a reason, right?

02:52:58.140 --> 02:53:00.900
 We let tech stock come in here or they came in.

02:53:00.900 --> 02:53:07.460
 We didn't really have much say because we had approved a lot of suburban development

02:53:07.460 --> 02:53:08.460
 in this area.

02:53:08.460 --> 02:53:10.580
 They came in and built a highway, right?

02:53:10.580 --> 02:53:17.820
 So automatically the types of uses that make sense along that highway are much more restricted,

02:53:17.820 --> 02:53:18.820
 right?

02:53:18.820 --> 02:53:26.620
 And in my view, you know, it seems like it's fine.

02:53:26.620 --> 02:53:30.420
 You know, there's community mixed use across the street.

02:53:30.420 --> 02:53:35.220
 There's community mixed use about 800 or 1,000 feet south of here.

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

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,

02:53:56.340 --> 02:53:57.340
 that would concern me.

02:53:57.340 --> 02:53:58.340
 Does that make sense?

02:53:58.340 --> 02:53:59.340
 So thank you.

02:53:59.340 --> 02:54:00.340
 Of course.

02:54:00.340 --> 02:54:01.340
 Commissioner Fagard.

02:54:01.340 --> 02:54:02.340
 I second approval.

02:54:02.340 --> 02:54:07.300
 Okay, we've got a first and a second for approval.

02:54:07.300 --> 02:54:11.140
 Commissioner Prado, you are up to speak next.

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

02:54:17.140 --> 02:54:19.220
 and Teasley is really hard to cross.

02:54:19.220 --> 02:54:20.220
 I know there's apartments.

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,

02:54:25.880 --> 02:54:27.700
 you know, or when to cross.

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

02:54:32.740 --> 02:54:33.740
 to happen there.

02:54:33.740 --> 02:54:37.100
 But I would just say to the applicant, to me, it makes me nervous.

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

02:54:40.900 --> 02:54:41.900
 over there, right?

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,

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

02:54:52.940 --> 02:54:53.940
 cross that road.

02:54:53.940 --> 02:54:56.740
 So I'm not in opposition to it.

02:54:56.740 --> 02:55:01.200
 I just want to say that because it's a concern, right?

02:55:01.200 --> 02:55:02.200
 Just to keep in mind.

02:55:02.200 --> 02:55:03.200
 Yeah.

02:55:03.200 --> 02:55:04.200
 Thank you.

02:55:04.200 --> 02:55:05.200
 Thank you.

02:55:05.200 --> 02:55:09.100
 And I'll just say my things.

02:55:09.100 --> 02:55:10.800
 I mean, I've struggled this one from the beginning.

02:55:10.800 --> 02:55:14.540
 I've been trying to talk with staff and here's why.

02:55:14.540 --> 02:55:17.220
 Number one, absolute spot zoning, 100%.

02:55:17.220 --> 02:55:20.040
 That is exactly what we're doing if we do this.

02:55:20.040 --> 02:55:21.360
 That is what it like.

02:55:21.360 --> 02:55:23.460
 Look at the proposed zoning map.

02:55:23.460 --> 02:55:26.300
 That is like the definition of spot zoning.

02:55:26.300 --> 02:55:31.540
 Secondly, I just feel like we're doing this out of order.

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

02:55:38.300 --> 02:55:40.940
 with the comprehensive plan and what's already in the area.

02:55:40.940 --> 02:55:43.260
 And then a few months later, you're on board with SC.

02:55:43.260 --> 02:55:48.400
 To me, that feels wrong because we didn't do a deep dive study here.

02:55:48.400 --> 02:55:51.660
 We talk all the time about engagement.

02:55:51.660 --> 02:55:57.220
 We like preach engagement all the time up here about getting the neighborhood involved

02:55:57.220 --> 02:56:00.300
 and speaking to what's happening around there.

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

02:56:07.500 --> 02:56:14.700
 done true engagement with neighbors who are already there in a residential neighborhood,

02:56:14.700 --> 02:56:21.700
 with a landmark established church, with even people in our ETJ, which we said is important

02:56:21.700 --> 02:56:28.740
 to engage with them who are living there, even with the multi-family people behind,

02:56:28.740 --> 02:56:29.980
 which is also in the county.

02:56:29.980 --> 02:56:36.140
 But also, it just feels wrong to me now.

02:56:36.140 --> 02:56:38.180
 Should the comprehensive plan be changed?

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

02:56:46.740 --> 02:56:47.740
 Corridor.

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

02:56:57.540 --> 02:56:58.900
 allowed in SC.

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

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

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,

02:57:17.140 --> 02:57:22.040
 where there's those other industrial things, and I think a sports court and whatnot.

02:57:22.040 --> 02:57:24.460
 It doesn't have that feel at all.

02:57:24.460 --> 02:57:28.500
 That little curve on Teesley absolutely feels industrial to me.

02:57:28.500 --> 02:57:32.580
 This part feels absolutely residential.

02:57:32.580 --> 02:57:35.300
 We've got the front part of Geyer across the street.

02:57:35.300 --> 02:57:43.220
 We've got next to them on that same side is that beautiful acreage property.

02:57:43.220 --> 02:57:47.480
 We talk about if this was on the other side of the road, it's not.

02:57:47.480 --> 02:57:50.060
 We could say, "Oh, well, if it was, it would be this."

02:57:50.060 --> 02:57:51.820
 Well, it's not.

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

02:57:57.420 --> 02:57:59.300
 feeling out of order.

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

02:58:06.580 --> 02:58:07.580
 support this.

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.

02:58:14.020 --> 02:58:20.080
 I guess for me, I can't do that, so that's my piece.

02:58:20.080 --> 02:58:21.740
 Is there any other discussion?

02:58:21.740 --> 02:58:37.020
 Okay, we can go ahead and vote then.

02:58:37.020 --> 02:58:39.660
 That motion will carry for one.

02:58:39.660 --> 02:58:47.140
 All right, that takes us to items for individual consideration, which feels a little bit weird

02:58:47.140 --> 02:58:48.140
 for me.

02:58:48.140 --> 02:58:52.540
 I guess I'll just turn that over to someone else.

02:58:52.540 --> 02:58:53.540
 Well, thank you.

02:58:53.540 --> 02:58:56.500
 I'll take lead on this for you.

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,

02:59:02.460 --> 02:59:09.940
 and we would like to recognize our chair, who has provided wonderful leadership as chair,

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

02:59:13.420 --> 02:59:16.820
 the commission for eight years.

02:59:16.820 --> 02:59:18.660
 All of those years have been in holdover status.

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

02:59:22.780 --> 02:59:23.780
 you didn't go anywhere.

02:59:23.780 --> 02:59:29.100
 We appreciate you sticking around, but I'm going to turn it over to Haley.

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

02:59:33.820 --> 02:59:36.260
 service, your leadership to the commission.

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,

02:59:39.700 --> 02:59:41.180
 and some of it's fun.

02:59:41.180 --> 02:59:42.180
 I'm scared.

02:59:42.180 --> 02:59:44.060
 I know how you can pull data together, Haley.

02:59:44.060 --> 02:59:45.060
 Oh, my gosh.

02:59:45.060 --> 02:59:49.260
 But then, I know, given that multifamily presentation, which, by the way, that was all hers.

02:59:49.260 --> 02:59:51.420
 She did a fabulous job with that this evening in work session.

02:59:51.420 --> 02:59:52.420
 Yeah, I completely agree.

02:59:52.420 --> 02:59:53.420
 It was fantastic.

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

02:59:58.500 --> 03:00:02.860
 the podium this evening, and then I think also there may be some other commissioners

03:00:02.860 --> 03:00:06.580
 and guests in the audience who may also want to address you as well.

03:00:06.580 --> 03:00:07.580
 Thank you.

03:00:07.580 --> 03:00:08.580
 Yes.

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

03:00:12.600 --> 03:00:14.620
 years first.

03:00:14.620 --> 03:00:20.060
 Also pulled some of our fun memories to look back on the various hairstyles and things

03:00:20.060 --> 03:00:22.660
 that we have seen from you.

03:00:22.660 --> 03:00:23.660
 Mercy.

03:00:23.660 --> 03:00:26.740
 There's a lot of hairstyles.

03:00:26.740 --> 03:00:34.100
 But no, we truly wanted to recognize your guidance on some of these really huge accomplishments

03:00:34.100 --> 03:00:37.180
 that we've had in your time on the commission.

03:00:37.180 --> 03:00:42.260
 Citywide rezoning and DDC update was a huge undertaking that you were invaluable to on

03:00:42.260 --> 03:00:44.700
 PNZ and DCRC.

03:00:44.700 --> 03:00:49.820
 We've had the square district, multiple area plans, significant updates to the comprehensive

03:00:49.820 --> 03:00:52.420
 plan and the mobility plans, all of those things.

03:00:52.420 --> 03:00:53.420
 You've left your mark on them.

03:00:53.420 --> 03:00:54.420
 We greatly appreciate those.

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

03:00:58.620 --> 03:01:08.260
 years worth of planning in Denton.

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

03:01:11.260 --> 03:01:12.640
 did some counting.

03:01:12.640 --> 03:01:18.700
 So you have joined us at 183 Planning and Zoning Commission meetings in your time here,

03:01:18.700 --> 03:01:22.340
 73 Development Code Review Committee meetings.

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

03:01:29.420 --> 03:01:30.840
 been platted.

03:01:30.840 --> 03:01:35.540
 Many of those flats signed by you and now in county records forever.

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

03:01:42.360 --> 03:01:46.420
 mapped for me here.

03:01:46.420 --> 03:01:51.300
 And then we had a little fun, so some of the things that you've survived.

03:01:51.300 --> 03:01:54.780
 We've had some significant meetings with this commission and the longest I could find

03:01:54.780 --> 03:02:00.500
 on record in your tenure was nine hours long back in 2019.

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

03:02:04.060 --> 03:02:08.420
 agenda and you sat through it with us from 2 p.m. until almost midnight.

03:02:08.420 --> 03:02:10.140
 I remember that.

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

03:02:15.260 --> 03:02:18.660
 eventually got to come back together in person.

03:02:18.660 --> 03:02:21.620
 And then just for fun, counted the faces that have sat at the dais with you.

03:02:21.620 --> 03:02:26.980
 So you've had three administrative staff representatives in your time, five people, including myself

03:02:26.980 --> 03:02:32.220
 and Tina, sitting in the planning director spot, six city attorney liaisons, including

03:02:32.220 --> 03:02:33.220
 Hillary.

03:02:33.220 --> 03:02:40.340
 Eighteen fellow commissioners, some of whom decided to rejoin us this evening.

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

03:02:44.380 --> 03:02:49.980
 for you.

03:02:49.980 --> 03:03:05.140
 OK, in true technical format, since we are streaming our broadcasting, I do need for

03:03:05.140 --> 03:03:06.620
 us to speak into the mic.

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,

03:03:11.740 --> 03:03:28.700
 we have a copy of your area of influence map signed by the planning team.

03:03:28.700 --> 03:03:33.340
 And then you also get your certificate of appreciation denoting your time with us.

03:03:33.340 --> 03:03:42.700
 So thank you very much.

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

03:03:47.300 --> 03:03:48.900
 Commissioner Ellis by any chance.

03:03:48.900 --> 03:03:51.740
 Remember, you have to state your name and address for the record.

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

03:04:17.660 --> 03:04:22.660
 you.

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

03:04:42.540 --> 03:04:43.540
 city happenings.

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

03:04:51.820 --> 03:04:57.300
 felt similarly about it, but we figured it's just how it goes.

03:04:57.300 --> 03:05:06.780
 Margie Ellis, Margie Ellis started watching city politics, started watching P&Z, started

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

03:05:14.860 --> 03:05:15.860
 with things.

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.

03:05:21.100 --> 03:05:22.900
 I couldn't be prouder of you.

03:05:22.900 --> 03:05:25.980
 I know your daughters are that way.

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

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,

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

03:05:43.020 --> 03:05:44.020
 to the future.

03:05:44.020 --> 03:05:45.020
 But well done.

03:05:45.020 --> 03:05:46.020
 Thank you.

03:05:46.020 --> 03:05:47.020
 Love you.

03:05:47.020 --> 03:05:48.020
 Andrew.

03:05:48.020 --> 03:05:49.020
 Hi.

03:05:49.020 --> 03:05:50.020
 Good evening.

03:05:50.020 --> 03:05:55.300
 My name is Andrew Rozell, 3600 Falcon Court, Denton, Texas.

03:05:55.300 --> 03:06:10.180
 This is my first time standing here, which feels awkward.

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

03:06:15.180 --> 03:06:16.180
 you did.

03:06:16.180 --> 03:06:19.300
 I had the privilege of that 2019 meeting with you.

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

03:06:24.140 --> 03:06:27.060
 you served with, eight years is a long ride.

03:06:27.060 --> 03:06:30.060
 So like your husband said, thank you for the sacrifice.

03:06:30.060 --> 03:06:31.560
 It's meaningful to Denton.

03:06:31.560 --> 03:06:33.060
 We appreciate it as citizens.

03:06:33.060 --> 03:06:37.860
 It's not always the funnest job, and sometimes it might be thankless.

03:06:37.860 --> 03:06:40.060
 So thank you for all your service.

03:06:40.060 --> 03:06:41.060
 I really appreciate it.

03:06:41.060 --> 03:06:42.060
 It's good to see you.

03:06:42.060 --> 03:06:51.340
 Thank you so much.

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

03:06:58.020 --> 03:06:59.020
 on this.

03:06:59.020 --> 03:07:00.020
 Wow.

03:07:00.020 --> 03:07:01.020
 This is amazing.

03:07:01.020 --> 03:07:07.020
 But Margie, thank you so much for your eight years.

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

03:07:17.180 --> 03:07:20.620
 I didn't know about planning and development.

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.

03:07:28.100 --> 03:07:33.620
 You took me under your wing, and I couldn't have had a better mentor.

03:07:33.620 --> 03:07:39.520
 I've learned so much from you and look forward to the future.

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

03:07:44.700 --> 03:07:45.700
 main thing.

03:07:45.700 --> 03:07:50.860
 But, secondary, thank you for being such an amazing friend.

03:07:50.860 --> 03:07:51.860
 I love you.

03:07:51.860 --> 03:07:52.860
 Thank you for serving Denton.

03:07:52.860 --> 03:07:53.860
 Thank you.

03:07:53.860 --> 03:07:54.860
 Oh my God.

03:07:54.860 --> 03:07:55.860
 It looks more fun down here.

03:07:55.860 --> 03:07:56.860
 Eric Pruitt, 921 Oakland.

03:07:56.860 --> 03:07:57.860
 Yeah, Margie.

03:07:57.860 --> 03:08:19.420
 It's been a blast, so I can't thank you enough.

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

03:08:25.660 --> 03:08:26.660
 in the future.

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,

03:08:34.200 --> 03:08:40.820
 we both, I think, I'll look to staff here, try our best to explain why.

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

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

03:08:55.320 --> 03:08:58.500
 their body that they appointed is telling them.

03:08:58.500 --> 03:08:59.500
 So thank you.

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

03:09:03.780 --> 03:09:04.780
 thank you.

03:09:04.780 --> 03:09:05.780
 Thank you.

03:09:05.780 --> 03:09:25.260
 Kimberly Thacker, 3311 Montecito.

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

03:09:29.260 --> 03:09:35.900
 much I appreciate just what an incredible mentor you have been taking every single inane text

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

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.

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

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

03:10:00.740 --> 03:10:03.020
 for what's best for this city.

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

03:10:06.940 --> 03:10:11.700
 to everyone that serves this city, and I'm incredibly appreciative of you.

03:10:11.700 --> 03:10:12.700
 Thanks.

03:10:12.700 --> 03:10:15.700
 Oh my gosh.

03:10:15.700 --> 03:10:23.940
 Are you saying something?

03:10:23.940 --> 03:10:27.140
 This is my first meeting, so I'm staying up here.

03:10:27.140 --> 03:10:30.780
 Your time starts now.

03:10:30.780 --> 03:10:31.780
 Yes.

03:10:31.780 --> 03:10:32.780
 Lillian, Prado Carrillo.

03:10:32.780 --> 03:10:35.180
 I just want to say thank you.

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,

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.

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.

03:10:50.860 --> 03:10:51.860
 Please do.

03:10:51.860 --> 03:10:52.860
 Yeah.

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

03:10:58.340 --> 03:11:00.100
 to sit here for your last one.

03:11:00.100 --> 03:11:01.100
 So thank you.

03:11:01.100 --> 03:11:02.100
 Thank you.

03:11:02.100 --> 03:11:03.100
 Thank you for being here.

03:11:03.100 --> 03:11:04.100
 That's awesome.

03:11:04.100 --> 03:11:05.100
 There you go.

03:11:05.100 --> 03:11:06.100
 Desiree Padram.

03:11:06.100 --> 03:11:13.140
 I just want to say thank you as well for welcoming me to Planning and Zoning.

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

03:11:17.700 --> 03:11:18.700
 into.

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,

03:11:22.540 --> 03:11:31.020
 or you're not explained, or acclimated to the setting, especially with the roles and

03:11:31.020 --> 03:11:33.500
 the responsibilities that we have with this particular commission.

03:11:33.500 --> 03:11:39.420
 And you were so welcoming, and you were so guiding, and you were so understanding throughout

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

03:11:44.900 --> 03:11:46.340
 that were made about that mentorship.

03:11:46.340 --> 03:11:50.260
 And for me, it was silent mentorship, just watching and listening and learning.

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

03:11:57.940 --> 03:12:02.060
 point of my heart for welcoming me, as you did to PNC.

03:12:02.060 --> 03:12:03.060
 Thank you.

03:12:03.060 --> 03:12:06.060
 Thank you for being here.

03:12:06.060 --> 03:12:10.900
 Oh, my gosh, so much emotion, y'all.

03:12:10.900 --> 03:12:11.900
 So I'll say a few things.

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

03:12:14.740 --> 03:12:17.740
 say.

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

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

03:12:28.820 --> 03:12:33.220
 fathom in 2016 that in 2024 I would still be sitting up here.

03:12:33.220 --> 03:12:36.260
 That was not even a thing then.

03:12:36.260 --> 03:12:40.100
 It's like, oh, two-year term, yeah.

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

03:12:44.300 --> 03:12:54.500
 position for as long as I have been here, and to thank the fellow commissioners over

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

03:13:01.140 --> 03:13:03.740
 their chair for several years.

03:13:03.740 --> 03:13:09.260
 I've had great support from friends and family.

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,

03:13:12.780 --> 03:13:17.700
 they have watched countless PNZ meetings over the years and have been just, you know, beyond

03:13:17.700 --> 03:13:23.500
 loving and supportive of me giving time and being able to be here so many years.

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,

03:13:33.440 --> 03:13:38.900
 and I've served just alongside just remarkable people over the years.

03:13:38.900 --> 03:13:45.180
 City staff has been beyond amazing, you know, with knowledge and patience as we discuss,

03:13:45.180 --> 03:13:50.140
 you know, the many different items that come before us.

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,

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

03:14:01.900 --> 03:14:07.220
 of the new development code and the establishment of DCRC and the approval of several small

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

03:14:12.260 --> 03:14:15.260
 here until 1 o'clock in the morning.

03:14:15.260 --> 03:14:21.260
 You know, we've had more efficient process flow, enhanced notification system that has

03:14:21.260 --> 03:14:27.420
 just improved engagement and communication with our citizens, you know, it takes such

03:14:27.420 --> 03:14:35.380
 hard work and focus and expertise and collaboration to run our city.

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,

03:14:40.460 --> 03:14:45.820
 and improve in the city we live in and that we love.

03:14:45.820 --> 03:14:51.580
 So I want to thank past commissioners, my fellow commissioners who are sitting with

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

03:14:57.300 --> 03:14:58.800
 up here.

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

03:15:03.420 --> 03:15:06.420
 thank you very much.

03:15:06.420 --> 03:15:15.980
 I think we still have more things on the agenda, so gone.

03:15:15.980 --> 03:15:20.300
 It is our planning and zoning matrix, so Tina, you have the floor.

03:15:20.300 --> 03:15:22.820
 Thank you.

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

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

03:15:38.220 --> 03:15:44.380
 studies being completed in relation to that stormwater master plan, so Commissioner Pruitt,

03:15:44.380 --> 03:15:47.380
 we received that request from you, so if we did not summarize that correctly, please let

03:15:47.380 --> 03:15:48.380
 us know.

03:15:48.380 --> 03:15:50.860
 But I think we got that one correct.

03:15:50.860 --> 03:15:54.380
 There's actually been a couple of council meetings since the commission last met in

03:15:54.380 --> 03:15:58.260
 November, so just wanted to share with you action.

03:15:58.260 --> 03:16:09.820
 Let's see, we had a handful of public hearings on November 19th agenda.

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

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

03:16:27.180 --> 03:16:29.700
 of a portion of AMEX, so that was approved.

03:16:29.700 --> 03:16:34.940
 We also had a mobility plan amendment regarding the classification associated with Hummingbird

03:16:34.940 --> 03:16:41.260
 Lane in a change in classification from second arterial to collector, so that was also approved.

03:16:41.260 --> 03:16:44.380
 And then let's see, those were not us.

03:16:44.380 --> 03:16:54.220
 Then we also had a change in zoning from a rural residential designation to public facilities.

03:16:54.220 --> 03:16:59.740
 This was approximately 40 acres of land south of Jim Crystal in approximately 850 feet west

03:16:59.740 --> 03:17:02.180
 of Tom Cole Road.

03:17:02.180 --> 03:17:07.060
 This was at the Denton Energy Center, Matt's zoning case, so that was also approved.

03:17:07.060 --> 03:17:11.580
 And then, oh, and then we had an annexation associated with the property that Mia presented

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

03:17:16.020 --> 03:17:19.900
 had a sliver on the back end that they annexed into the city.

03:17:19.900 --> 03:17:24.360
 So that was council's actions that affect our planning and zoning items.

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.

03:17:35.140 --> 03:17:42.420
 We had a change in zoning classification from general office to highway corridor on approximately

03:17:42.420 --> 03:17:44.140
 three-tenths of an acre.

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

03:17:50.260 --> 03:17:55.700
 or Schuyler Street, and that was approved 6-1.

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

03:18:02.060 --> 03:18:03.680
 facilities.

03:18:03.680 --> 03:18:10.900
 This was the DISD transportation facility project on Mills Road, so that was also approved

03:18:10.900 --> 03:18:14.060
 7-0.

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

03:18:21.380 --> 03:18:23.420
 use neighborhood with the overlay conditions.

03:18:23.420 --> 03:18:30.700
 This was the Pickleball project that Angie had presented, so that was approved 7-0.

03:18:30.700 --> 03:18:39.240
 And then we also had a zoning change from rural residential one and rural residential

03:18:39.240 --> 03:18:42.960
 to a plan development with a base zoning of R4.

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

03:18:48.300 --> 03:18:51.140
 Creek Road, and that was approved 5-2.

03:18:51.140 --> 03:18:57.140
 And I believe that took care of all of our zoning actions.

03:18:57.140 --> 03:18:59.980
 I do have one smiley face on my agenda as well.

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

03:19:04.380 --> 03:19:08.780
 the recommendations associated with that has been expansion of the TURS district.

03:19:08.780 --> 03:19:13.420
 Our economic development team has been working through the various phases, and in each step

03:19:13.420 --> 03:19:18.880
 along the way, that has been approved, so we're getting closer to getting that completed.

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

03:19:23.820 --> 03:19:27.660
 one of the first recommended action items that we had out of the design downtown debt

03:19:27.660 --> 03:19:28.660
 and plan.

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,

03:19:31.980 --> 03:19:35.780
 but we at least are hopefully almost accomplishing one.

03:19:35.780 --> 03:19:39.860
 So, and that concludes my report, so thank you.

03:19:39.860 --> 03:19:41.000
 Thank you, Tina.

03:19:41.000 --> 03:19:45.220
 Is there anything to add to the matrix?

03:19:45.220 --> 03:19:46.940
 Any concluding items?

03:19:46.940 --> 03:19:50.040
 All right.

03:19:50.040 --> 03:19:51.380
 I just want to thank you all again.

03:19:51.380 --> 03:19:54.540
 It truly has been a sincere honor, a pleasure.

03:19:54.540 --> 03:19:58.060
 Vice Chair, I leave it in your hands.

03:19:58.060 --> 03:20:00.940
 At 846, I will adjourn our meeting.

03:20:00.940 --> 03:20:07.660
 That is a wrap.