1 00:00:00,720 --> 00:00:04,440 - Good afternoon at 5.03 this afternoon, 2 00:00:04,440 --> 00:00:06,960 July 23rd, 2025. 3 00:00:06,960 --> 00:00:08,400 With the quorum present, 4 00:00:08,400 --> 00:00:10,040 I will convene our work session 5 00:00:10,040 --> 00:00:12,560 of the Denton Planning and Zoning Commission. 6 00:00:12,560 --> 00:00:16,860 Our first item is citizen comments 7 00:00:16,860 --> 00:00:18,760 on the consent agenda items. 8 00:00:18,760 --> 00:00:23,760 So these are items three on the main agenda. 9 00:00:23,760 --> 00:00:29,480 Is there anybody seeing none? 10 00:00:31,000 --> 00:00:34,120 Move on to clarification of agenda items 11 00:00:34,120 --> 00:00:37,160 on our evening's agenda. 12 00:00:37,160 --> 00:00:45,020 Sorry. 13 00:00:45,020 --> 00:00:50,320 It's a couple of individual consideration items. 14 00:00:50,320 --> 00:00:55,320 So, 4A, FP250020A, Matt? 15 00:01:01,000 --> 00:01:04,560 - I'm scared since the last time I was up here, 16 00:01:04,560 --> 00:01:08,240 I led Julie wrong. 17 00:01:08,240 --> 00:01:20,200 - Good evening, Matt Burdeen. 18 00:01:20,200 --> 00:01:22,520 Here presenting a final plat 19 00:01:22,520 --> 00:01:28,060 for an approximately nine and a half acre track 20 00:01:28,060 --> 00:01:31,800 located about the corner of Hickory Creek Road 21 00:01:31,800 --> 00:01:33,040 and Teasley Lane. 22 00:01:33,040 --> 00:01:38,280 At this time, this plat does not meet 23 00:01:38,280 --> 00:01:40,680 our criteria for approval, 24 00:01:40,680 --> 00:01:44,680 but staff has no objection to their requested extension. 25 00:01:44,680 --> 00:01:47,320 This is the second extension requests 26 00:01:47,320 --> 00:01:49,160 associated with this project. 27 00:01:49,160 --> 00:01:51,800 Here to answer any questions. 28 00:01:51,800 --> 00:01:55,800 - I don't see any. 29 00:01:55,800 --> 00:01:56,640 Thank you, Matt. 30 00:01:58,440 --> 00:02:01,440 Brings us to 4BZCP25-0013. 31 00:02:01,440 --> 00:02:12,800 Good afternoon, Mia. 32 00:02:12,800 --> 00:02:15,780 - Good afternoon, Chair, members of the commission. 33 00:02:15,780 --> 00:02:20,000 Mia Hines, senior planner. 34 00:02:20,000 --> 00:02:21,160 This item stated in the caption 35 00:02:21,160 --> 00:02:23,300 is a zoning compliance plan within Razor Ranch 36 00:02:23,300 --> 00:02:25,100 for hospital services. 37 00:02:25,100 --> 00:02:28,040 This site is approximately just over three acres 38 00:02:28,040 --> 00:02:30,080 located west of Heritage Trail, 39 00:02:30,080 --> 00:02:34,000 approximately 265 feet north of Panhandle Street. 40 00:02:34,000 --> 00:02:35,960 Staff is recommending approval of this request 41 00:02:35,960 --> 00:02:38,200 as it does meet all of the criteria for approval 42 00:02:38,200 --> 00:02:40,720 as stated in the Razor Ranch overlay ordinance. 43 00:02:40,720 --> 00:02:43,520 And I'd be happy to answer 44 00:02:43,520 --> 00:02:44,640 any questions you have at this time. 45 00:02:44,640 --> 00:02:46,120 I do have a more detailed presentation 46 00:02:46,120 --> 00:02:47,280 to sort of walk you through the site 47 00:02:47,280 --> 00:02:48,600 and what they're proposing, 48 00:02:48,600 --> 00:02:50,080 but I'll be happy to answer any questions 49 00:02:50,080 --> 00:02:51,440 that you have at this time. 50 00:02:55,040 --> 00:02:55,880 I don't see. 51 00:02:55,880 --> 00:02:56,720 Oh, yes. 52 00:02:56,720 --> 00:02:57,800 Sorry. 53 00:02:57,800 --> 00:02:58,640 No, okay. 54 00:02:58,640 --> 00:02:59,460 I don't see any. 55 00:02:59,460 --> 00:03:00,300 Thank you, Mia. 56 00:03:00,300 --> 00:03:02,000 - Thank you. 57 00:03:02,000 --> 00:03:04,280 - And did anybody on the commission 58 00:03:04,280 --> 00:03:06,840 have any questions for the consent agenda? 59 00:03:06,840 --> 00:03:10,200 I skipped over that, but there are any? 60 00:03:10,200 --> 00:03:11,280 No, okay. 61 00:03:11,280 --> 00:03:14,160 So that brings us to our public hearings. 62 00:03:14,160 --> 00:03:19,160 First one is 5A, AESA25-0001A. 63 00:03:19,160 --> 00:03:23,520 - So Chair, staff will ask that you open the public hearing 64 00:03:23,520 --> 00:03:26,160 and continue this item to a date certain of August 13th, 65 00:03:26,160 --> 00:03:27,000 please. 66 00:03:27,000 --> 00:03:28,000 - Yeah, we can do that. 67 00:03:28,000 --> 00:03:33,880 Next one is 5B, Z25-0004. 68 00:03:33,880 --> 00:03:44,680 - You're gonna see a lot of me tonight. 69 00:03:44,680 --> 00:03:46,600 So, yes. 70 00:03:46,600 --> 00:03:52,240 Oops. 71 00:03:52,240 --> 00:03:53,080 Here we go. 72 00:03:54,440 --> 00:03:56,080 - Good evening. 73 00:03:56,080 --> 00:04:02,360 Here to present, it's the Springside Industrial 74 00:04:02,360 --> 00:04:04,600 rezoning change case. 75 00:04:04,600 --> 00:04:08,600 The property in question is located on the west side 76 00:04:08,600 --> 00:04:13,040 of I-35, kind of at the corner of Springside and Corbin Road. 77 00:04:13,040 --> 00:04:14,920 Should sound a little familiar as there was 78 00:04:14,920 --> 00:04:18,160 a recent mobility plan amendment in the general area. 79 00:04:18,160 --> 00:04:22,880 The applicant is proposing to rezone this property 80 00:04:22,880 --> 00:04:26,840 from RR to Heavy Industrial. 81 00:04:26,840 --> 00:04:29,760 Staff found this to be consistent 82 00:04:29,760 --> 00:04:31,760 with the comprehensive plan, 83 00:04:31,760 --> 00:04:35,960 as well as furthering the goals of that plan, 84 00:04:35,960 --> 00:04:42,400 as well as recommending approval 85 00:04:42,400 --> 00:04:45,000 to do the significant growth in the area. 86 00:04:45,000 --> 00:04:47,080 Staff has received public comments 87 00:04:47,080 --> 00:04:48,520 from neighboring property owners 88 00:04:48,520 --> 00:04:50,200 that are included in that backup. 89 00:04:51,320 --> 00:04:53,160 Ultimately, staff is recommending approval, 90 00:04:53,160 --> 00:04:55,480 but here to answer any questions, 91 00:04:55,480 --> 00:04:57,160 and then there's a longer presentation 92 00:04:57,160 --> 00:04:58,680 during the public meeting. 93 00:04:58,680 --> 00:05:06,360 - Yes, I wanted to mention, really just to point out 94 00:05:06,360 --> 00:05:11,000 that there was some interest, seemed to be some interest 95 00:05:11,000 --> 00:05:13,080 from a gentleman, Kevin McKinney. 96 00:05:13,080 --> 00:05:15,200 He was at the last hearing. 97 00:05:15,200 --> 00:05:20,200 And wondering if we saw at the bottom the PS on his letter. 98 00:05:20,400 --> 00:05:21,920 - Yes. 99 00:05:21,920 --> 00:05:24,520 - That says that he has been omitted from mailings 100 00:05:24,520 --> 00:05:26,840 from zoning change. 101 00:05:26,840 --> 00:05:30,760 So perhaps we should check that out. 102 00:05:30,760 --> 00:05:34,240 - So yeah, I can help shed some light on that. 103 00:05:34,240 --> 00:05:39,240 So Mr. McKinney's property in question is in the ETJ. 104 00:05:39,240 --> 00:05:42,480 So it's not actually in city limits. 105 00:05:42,480 --> 00:05:45,600 And city requirements is we send the letters 106 00:05:45,600 --> 00:05:49,280 and postcards to property owners in city limits. 107 00:05:49,280 --> 00:05:52,760 So that's why he did not receive a letter or postcard. 108 00:05:52,760 --> 00:05:56,640 We do, I mean, that is why we use our other means, 109 00:05:56,640 --> 00:06:00,160 such as a website, a newspaper, to help spread the word, 110 00:06:00,160 --> 00:06:02,400 not just to those immediate property owners, 111 00:06:02,400 --> 00:06:03,520 but also generally. 112 00:06:03,520 --> 00:06:09,360 - So just making sure, is he aware of that, 113 00:06:09,360 --> 00:06:12,360 the reason he's not receiving the mailing? 114 00:06:12,360 --> 00:06:13,240 - Yes, yeah. 115 00:06:13,240 --> 00:06:15,920 So yeah, staff, we did reach out to him 116 00:06:15,920 --> 00:06:17,560 and explain the situation, 117 00:06:17,560 --> 00:06:20,640 and invited him to come and speak, 118 00:06:20,640 --> 00:06:22,040 come to this meeting as well. 119 00:06:22,040 --> 00:06:23,200 - Okay, thanks, Matt. 120 00:06:23,200 --> 00:06:30,760 - Okay, any other questions? 121 00:06:30,760 --> 00:06:34,840 Don't see any, thanks, Matt. 122 00:06:34,840 --> 00:06:39,960 You're up again for the match show. 123 00:06:39,960 --> 00:06:42,320 S25-0004. 124 00:06:48,560 --> 00:06:49,400 All right. 125 00:06:49,400 --> 00:06:55,160 So this case is for a specific use permit 126 00:06:55,160 --> 00:06:57,840 to allow for the boarding house use 127 00:06:57,840 --> 00:07:01,800 in the mixed-use neighborhood zoning district. 128 00:07:01,800 --> 00:07:05,200 The property in question is near UNT 129 00:07:05,200 --> 00:07:07,520 at the corner of Frye and Oak Street. 130 00:07:07,520 --> 00:07:10,240 It is a developed lot, 131 00:07:10,240 --> 00:07:13,400 as you can see in the picture here. 132 00:07:13,400 --> 00:07:15,240 And at this time, the applicant 133 00:07:15,240 --> 00:07:17,880 is not proposing any site changes, 134 00:07:17,880 --> 00:07:19,720 simply wanting to change the use. 135 00:07:19,720 --> 00:07:24,560 In addition to just the general specific use permit, 136 00:07:24,560 --> 00:07:27,800 staff is proposing the additional conditions 137 00:07:27,800 --> 00:07:29,880 that there be no more than nine bedrooms, 138 00:07:29,880 --> 00:07:32,520 and no less than 10 parking spaces. 139 00:07:32,520 --> 00:07:35,840 This is to maintain consistency of the site 140 00:07:35,840 --> 00:07:37,720 reflecting what is currently there, 141 00:07:37,720 --> 00:07:40,120 existing on the property. 142 00:07:40,120 --> 00:07:44,760 You did find it consistent with the comprehensive plan, 143 00:07:44,760 --> 00:07:46,360 as well as the current zoning, 144 00:07:46,360 --> 00:07:48,880 and staff is recommending approval of the SUP. 145 00:07:48,880 --> 00:07:54,320 - Okay, any questions on this item? 146 00:07:54,320 --> 00:08:01,360 Okay, thank you, Matt. 147 00:08:01,360 --> 00:08:05,760 Brings us to our work session reports. 148 00:08:05,760 --> 00:08:12,520 Item 3A, PZ25-0-146. 149 00:08:15,440 --> 00:08:19,360 Downtown actions. 150 00:08:19,360 --> 00:08:21,200 Is this the first action that we have 151 00:08:21,200 --> 00:08:24,200 from the downtown plan that we're doing? 152 00:08:24,200 --> 00:08:27,080 - No, thankfully we've actually knocked out a couple already, 153 00:08:27,080 --> 00:08:29,240 so the expansion of the Terge district 154 00:08:29,240 --> 00:08:30,760 was a big early win there 155 00:08:30,760 --> 00:08:32,320 to help make all the other things possible. 156 00:08:32,320 --> 00:08:33,160 - Very good. 157 00:08:33,160 --> 00:08:35,520 - But this is one of the first that I've gotten to work on, 158 00:08:35,520 --> 00:08:36,600 which I'm very excited about. 159 00:08:36,600 --> 00:08:39,840 So Sean Jacobson, Associate Planner, 160 00:08:39,840 --> 00:08:41,920 and past Deputy Project Manager 161 00:08:41,920 --> 00:08:43,680 for the Designed Downtown Denton Plan. 162 00:08:43,680 --> 00:08:45,400 I'm here to share with y'all a work session 163 00:08:45,400 --> 00:08:48,240 on expanding opportunity in southern downtown. 164 00:08:48,240 --> 00:08:51,200 So just to give y'all kind of the agenda 165 00:08:51,200 --> 00:08:52,020 we're gonna work through, 166 00:08:52,020 --> 00:08:54,240 we're gonna look at the Designed Downtown Denton Plan, 167 00:08:54,240 --> 00:08:56,440 briefly the engagement that went into that, 168 00:08:56,440 --> 00:08:58,080 some history and recent changes 169 00:08:58,080 --> 00:09:00,880 in the area that we're discussing, southern downtown, 170 00:09:00,880 --> 00:09:04,040 the recommendation that the Designed Downtown Denton Plan 171 00:09:04,040 --> 00:09:07,000 had for this area, staff's analysis, 172 00:09:07,000 --> 00:09:08,600 the neighborhood feedback we received, 173 00:09:08,600 --> 00:09:11,080 and then the questions that we provided to you 174 00:09:11,080 --> 00:09:13,320 in your backup, and just to remind you, 175 00:09:13,320 --> 00:09:15,400 you should have all four of those in your AIS. 176 00:09:15,400 --> 00:09:17,120 I am gonna be coming back to discuss those, 177 00:09:17,120 --> 00:09:18,240 so if you wanna have them pulled up 178 00:09:18,240 --> 00:09:20,440 and be thinking about them as we go through 179 00:09:20,440 --> 00:09:22,760 the presentation, that'd be wonderful. 180 00:09:22,760 --> 00:09:27,280 On the topic of questions, given the time constraints 181 00:09:27,280 --> 00:09:28,320 and what we need to get through, 182 00:09:28,320 --> 00:09:30,040 I am gonna ask that as you have questions, 183 00:09:30,040 --> 00:09:31,880 maybe just take notes of those, 184 00:09:31,880 --> 00:09:33,520 and we will have an opportunity to ask those 185 00:09:33,520 --> 00:09:35,000 kind of midway through the presentation 186 00:09:35,000 --> 00:09:37,440 before we get into the analysis, and then at the end. 187 00:09:37,440 --> 00:09:38,720 So I will give you that opportunity, 188 00:09:38,720 --> 00:09:40,600 but if you can hang on to those points, 189 00:09:40,600 --> 00:09:43,320 I would be grateful, and we will try to be efficient. 190 00:09:43,320 --> 00:09:48,720 So, big picture here, the area that we're talking about 191 00:09:48,720 --> 00:09:51,560 is the area outlined in gold there south of the square. 192 00:09:51,560 --> 00:09:54,480 It's about 64 acres, 153 lots. 193 00:09:54,480 --> 00:09:55,840 The primary zoning there today 194 00:09:55,840 --> 00:09:57,760 is MN Mixed Use Neighborhood. 195 00:09:57,760 --> 00:10:01,320 We have a few public facilities lots owned by government, 196 00:10:01,320 --> 00:10:02,960 one or two small R7 lots. 197 00:10:02,960 --> 00:10:06,960 And the Designed Downtown Denton proposed change 198 00:10:06,960 --> 00:10:10,240 that we'll be considering is that all of the MN lots 199 00:10:10,240 --> 00:10:12,160 in that area be zoned MD. 200 00:10:12,160 --> 00:10:13,920 That is not necessarily staff's recommendation, 201 00:10:13,920 --> 00:10:15,440 but that's the point we're starting from, 202 00:10:15,440 --> 00:10:18,520 the Designed Downtown Denton plan suggested that we study. 203 00:10:18,520 --> 00:10:19,880 So, big picture question. 204 00:10:19,880 --> 00:10:23,000 The Designed Downtown Denton plan, 205 00:10:23,000 --> 00:10:25,720 that's gonna be familiar to, well, definitely to the Chair, 206 00:10:25,720 --> 00:10:27,080 but possibly not to everyone else. 207 00:10:27,080 --> 00:10:28,840 So we wanna take a step back. 208 00:10:28,840 --> 00:10:32,120 That's the long-term plan for our downtown 209 00:10:32,120 --> 00:10:36,000 that we spent much of 2023 and 2024 creating. 210 00:10:36,000 --> 00:10:38,440 A lot of that time went into community engagements. 211 00:10:38,440 --> 00:10:41,280 We had about 40 events in which we went to the public 212 00:10:41,280 --> 00:10:44,240 and in various ways asked them what they wanted to see 213 00:10:44,240 --> 00:10:47,120 in downtown so that this was not going to be a staff plan. 214 00:10:47,120 --> 00:10:48,440 This was not gonna be a consultant plan. 215 00:10:48,440 --> 00:10:50,480 This was gonna be a community plan. 216 00:10:50,480 --> 00:10:53,480 One of the big things that we asked them over and over was, 217 00:10:53,480 --> 00:10:55,880 what do you as residents and business owners 218 00:10:55,880 --> 00:10:58,360 want to see for the future of downtown? 219 00:10:58,360 --> 00:11:00,320 One of the things they came back to us and said was, 220 00:11:00,320 --> 00:11:01,960 we wanna see more businesses 221 00:11:01,960 --> 00:11:04,040 and more focus south of the square. 222 00:11:04,040 --> 00:11:06,400 It feels like there's not a lot of life there. 223 00:11:06,400 --> 00:11:07,400 We'd like to see more attention there. 224 00:11:07,400 --> 00:11:11,360 We wanna see less vacant lots, empty businesses. 225 00:11:11,360 --> 00:11:12,640 So in response to that, 226 00:11:12,640 --> 00:11:14,720 response to the community's concern and their request, 227 00:11:14,720 --> 00:11:17,200 the plan recommended that we work towards 228 00:11:17,200 --> 00:11:18,760 a future southern downtown. 229 00:11:18,760 --> 00:11:21,280 So new housing, shops, restaurants in that area 230 00:11:21,280 --> 00:11:23,800 centered around a future public park. 231 00:11:23,800 --> 00:11:25,240 So that was the vision that was put forward 232 00:11:25,240 --> 00:11:27,280 in response to the community's desire. 233 00:11:27,280 --> 00:11:32,080 Now, one of the things we look at is, 234 00:11:32,080 --> 00:11:33,800 what are some of the challenges facing us 235 00:11:33,800 --> 00:11:34,640 in getting to that? 236 00:11:34,640 --> 00:11:35,880 And so we wanna take a step back 237 00:11:35,880 --> 00:11:38,520 and specifically look at the zoning history. 238 00:11:38,520 --> 00:11:41,080 Now, I gave y'all a more extensive kind of history 239 00:11:41,080 --> 00:11:43,000 of downtown zoning in your backup, 240 00:11:43,000 --> 00:11:45,160 but we wanna focus in here and just kind of recap 241 00:11:45,160 --> 00:11:47,680 for just this southern downtown area, 242 00:11:47,680 --> 00:11:50,400 what's happened there recently in the realm of zoning. 243 00:11:50,400 --> 00:11:52,760 Prior to 2019, we had the downtown 244 00:11:52,760 --> 00:11:54,440 commercial general zoning. 245 00:11:54,440 --> 00:11:56,240 That was our most intensive downtown zoning. 246 00:11:56,240 --> 00:11:59,800 And that covered a pretty large area from many blocks 247 00:11:59,800 --> 00:12:03,480 north of the square, all the way down to Eagle, all DCG. 248 00:12:03,480 --> 00:12:06,640 In 2019, we adopted the new Denton Development Code, 249 00:12:06,640 --> 00:12:07,680 new at the time. 250 00:12:07,680 --> 00:12:09,520 With that, we brought in a whole new slate 251 00:12:09,520 --> 00:12:12,200 of zoning districts and every lot in the city moved 252 00:12:12,200 --> 00:12:14,000 to one of the new zoning districts. 253 00:12:14,000 --> 00:12:15,960 Generally, we said, what's the closest district 254 00:12:15,960 --> 00:12:18,320 to what you had before, you move to that. 255 00:12:18,320 --> 00:12:20,480 There was an exception. 256 00:12:20,480 --> 00:12:23,280 In the area that we're looking at, 257 00:12:23,280 --> 00:12:24,880 in the downtown area with DCG, 258 00:12:24,880 --> 00:12:27,200 at the time we felt that the MD, 259 00:12:27,200 --> 00:12:29,120 that most intensive zoning should be limited 260 00:12:29,120 --> 00:12:31,280 to the boundaries of what was called the DTIP, 261 00:12:31,280 --> 00:12:33,520 the Downtown Implementation Plan. 262 00:12:33,520 --> 00:12:35,560 So it was an area that was more limited 263 00:12:35,560 --> 00:12:39,160 around kind of that core oak hickory 264 00:12:39,160 --> 00:12:41,320 kind of down towards the train station. 265 00:12:41,320 --> 00:12:44,440 It was limited, which meant that we had a lot of lots 266 00:12:44,440 --> 00:12:46,040 that were outside of that area 267 00:12:46,040 --> 00:12:49,320 that had been previously zoned DCG, including in this area. 268 00:12:49,320 --> 00:12:52,680 Those lots, rather than becoming MD mixed use downtown, 269 00:12:52,680 --> 00:12:55,440 instead became mixed use neighborhood, 270 00:12:55,440 --> 00:12:59,720 which is, it does limit owners' flexibility 271 00:12:59,720 --> 00:13:01,280 for what they can do in their property more 272 00:13:01,280 --> 00:13:02,880 than what's permitted in MD. 273 00:13:02,880 --> 00:13:04,880 So it does make it potentially more difficult 274 00:13:04,880 --> 00:13:06,880 to reuse or redevelop your property. 275 00:13:06,880 --> 00:13:08,600 So that is one of the challenges we're looking at 276 00:13:08,600 --> 00:13:11,560 as we try to move towards that future southern downtown. 277 00:13:11,560 --> 00:13:13,320 Keep in mind, right now, that area, 278 00:13:13,320 --> 00:13:16,480 previously DCG, Downtown Commercial General, 279 00:13:16,480 --> 00:13:18,080 it became mixed use neighborhood 280 00:13:18,080 --> 00:13:19,800 rather than mixed use downtown. 281 00:13:19,800 --> 00:13:23,800 Now, the good news is, we've also had a change recently 282 00:13:23,800 --> 00:13:25,720 that was very helpful in moving towards 283 00:13:25,720 --> 00:13:27,080 the southern downtown vision, 284 00:13:27,080 --> 00:13:30,280 which is the city completed the PEC-4 project 285 00:13:30,280 --> 00:13:33,960 to remove a huge area of land from the floodplain. 286 00:13:33,960 --> 00:13:35,960 So all that area outlined in gold, 287 00:13:35,960 --> 00:13:37,160 not in the floodplain anymore, 288 00:13:37,160 --> 00:13:39,400 which means that for the first time in decades, 289 00:13:39,400 --> 00:13:41,360 new buildings can be built there. 290 00:13:41,360 --> 00:13:43,360 Existing buildings can be expanded and replaced. 291 00:13:43,360 --> 00:13:46,320 This is a unique opportunity for growth and redevelopment 292 00:13:46,320 --> 00:13:49,880 that we wanna build on, we wanna take advantage of that. 293 00:13:49,880 --> 00:13:51,720 So given that fact, the challenge, 294 00:13:51,720 --> 00:13:53,440 and the opportunity that we have now, 295 00:13:53,440 --> 00:13:56,600 what's the next step to move towards that vision 296 00:13:56,600 --> 00:13:58,280 of a southern downtown? 297 00:13:58,280 --> 00:14:01,800 Well, design downtown debt and plan recommendation 3D 298 00:14:01,800 --> 00:14:04,040 suggested, as I noted, that we extend, 299 00:14:04,040 --> 00:14:08,640 we consider extending MD zoning into that entire gold areas, 300 00:14:08,640 --> 00:14:12,760 that all those MN lots would get the MD zone 301 00:14:12,760 --> 00:14:15,080 and that they did not yet in 2019. 302 00:14:15,080 --> 00:14:17,080 The purpose would be to expand that opportunity 303 00:14:17,080 --> 00:14:19,200 and flexibility for downtown style development 304 00:14:19,200 --> 00:14:22,480 throughout that area, remove some of those roadblocks. 305 00:14:22,480 --> 00:14:24,760 So that's what we're considering. 306 00:14:24,760 --> 00:14:26,320 As we consider that, it's important to know 307 00:14:26,320 --> 00:14:28,080 where that area is right now. 308 00:14:28,080 --> 00:14:31,120 So as you can see there, that's our current land use map. 309 00:14:31,120 --> 00:14:33,600 In red, you see we have a lot of commercial uses. 310 00:14:33,600 --> 00:14:35,840 They're often older, and in many cases, 311 00:14:35,840 --> 00:14:38,000 they haven't received a lot of investment, 312 00:14:38,000 --> 00:14:40,040 most likely because they're in the floodplain. 313 00:14:40,040 --> 00:14:42,520 You have a fair bit of multifamily in that lighter yellow. 314 00:14:42,520 --> 00:14:44,560 We do have some single-family residential 315 00:14:44,560 --> 00:14:45,800 on the east and west edges. 316 00:14:45,800 --> 00:14:47,680 We'll talk about them more as we go along. 317 00:14:47,680 --> 00:14:49,000 There's a lot of vacant lots, 318 00:14:49,000 --> 00:14:52,480 so those dark gray over on the right side there. 319 00:14:52,480 --> 00:14:53,520 It's also important to note 320 00:14:53,520 --> 00:14:55,400 that there's a lot of smaller lots in here, 321 00:14:55,400 --> 00:15:00,400 which are harder because you've got limited real estate there. 322 00:15:00,400 --> 00:15:03,760 Under MN zoning, it's harder to adaptively reuse 323 00:15:03,760 --> 00:15:05,920 or develop under MN because it does have 324 00:15:05,920 --> 00:15:07,320 those higher landscape standards, 325 00:15:07,320 --> 00:15:10,600 and it fully enforces all of our parking minimums. 326 00:15:10,600 --> 00:15:14,880 So given that, what are the potential advantages 327 00:15:14,880 --> 00:15:18,040 of moving to the MD zoning in this area? 328 00:15:18,040 --> 00:15:20,560 Bottom line, it allows property owners 329 00:15:20,560 --> 00:15:23,520 to use more of their lots, to fully use their right 330 00:15:23,520 --> 00:15:24,960 to develop their property. 331 00:15:24,960 --> 00:15:28,840 So for instance, you have a higher lot coverage permitted. 332 00:15:28,840 --> 00:15:31,920 You have a lower landscaping requirement 333 00:15:31,920 --> 00:15:33,600 and tree canopy requirement. 334 00:15:33,600 --> 00:15:36,200 So it gives them more flexibility to use their lot. 335 00:15:36,200 --> 00:15:38,240 It allows those smaller lots to be developed. 336 00:15:38,240 --> 00:15:39,600 It enables taller development, 337 00:15:39,600 --> 00:15:41,760 which means if you can go higher on a smaller lot, 338 00:15:41,760 --> 00:15:44,600 that gives you more flexibility, more opportunity. 339 00:15:44,600 --> 00:15:47,400 It makes it easier to develop some of those commercial uses 340 00:15:47,400 --> 00:15:49,480 that were pretty typical in downtown Denton. 341 00:15:49,480 --> 00:15:51,400 So bars and craft breweries, 342 00:15:51,400 --> 00:15:52,920 that's something Dentonites enjoy. 343 00:15:52,920 --> 00:15:56,400 Easy to develop in MD, harder to develop in MN. 344 00:15:56,400 --> 00:15:58,200 So again, giving them, those property owners, 345 00:15:58,200 --> 00:16:00,440 the opportunity to do what their fellow property owners 346 00:16:00,440 --> 00:16:02,760 to the north can do much more easily. 347 00:16:02,760 --> 00:16:04,800 Big one is parking flexibility. 348 00:16:04,800 --> 00:16:09,120 So in MD, commercial businesses are not required 349 00:16:09,120 --> 00:16:11,000 to meet a minimum parking. 350 00:16:11,000 --> 00:16:13,000 Instead, they can decide what makes sense for them. 351 00:16:13,000 --> 00:16:16,320 Similarly, for residential uses under 10 units, 352 00:16:16,320 --> 00:16:17,920 there's that greater parking flexibility, 353 00:16:17,920 --> 00:16:20,640 which means on a smaller lot, you have more opportunity. 354 00:16:20,640 --> 00:16:22,360 So if you've had a business, a building 355 00:16:22,360 --> 00:16:23,840 that's been there for years, a commercial building, 356 00:16:23,840 --> 00:16:26,080 it may not have enough space 357 00:16:26,080 --> 00:16:27,600 to meet our current parking regulations. 358 00:16:27,600 --> 00:16:29,920 It's a great building, you can't do anything with it. 359 00:16:29,920 --> 00:16:31,400 This would give more opportunity 360 00:16:31,400 --> 00:16:33,760 to adaptively reuse those buildings 361 00:16:33,760 --> 00:16:36,420 because you could use a smaller amount of parking. 362 00:16:36,420 --> 00:16:39,960 At the same time, there are potential concerns with this. 363 00:16:39,960 --> 00:16:41,480 And so we wanna identify some ways 364 00:16:41,480 --> 00:16:42,760 that those can be mitigated 365 00:16:42,760 --> 00:16:45,200 with code provisions we already have. 366 00:16:45,200 --> 00:16:46,920 One concern would be height. 367 00:16:46,920 --> 00:16:49,600 Maybe concerned about having a taller building developed 368 00:16:49,600 --> 00:16:51,800 near smaller neighborhood home. 369 00:16:51,800 --> 00:16:53,400 We have our height transition buffer, 370 00:16:53,400 --> 00:16:56,560 which means there is a distance 371 00:16:56,560 --> 00:16:58,560 within which you can't go any higher 372 00:16:58,560 --> 00:17:01,760 with a commercial building than the highest permitted height 373 00:17:01,760 --> 00:17:04,200 in the adjacent residential zoning district. 374 00:17:04,200 --> 00:17:06,240 Essentially, you can't go any higher than you would be 375 00:17:06,240 --> 00:17:09,400 if you were under the residential rules you're adjacent to. 376 00:17:09,400 --> 00:17:10,520 We also have our use buffer. 377 00:17:10,520 --> 00:17:13,080 So any commercial or multifamily use 378 00:17:13,080 --> 00:17:15,600 has to provide a buffer between their use 379 00:17:15,600 --> 00:17:17,440 and any adjacent single family home. 380 00:17:17,440 --> 00:17:19,760 So fencing, landscaping, et cetera. 381 00:17:19,760 --> 00:17:21,520 It's all there is that protection. 382 00:17:21,520 --> 00:17:23,320 Nonconformity protections. 383 00:17:23,320 --> 00:17:25,480 It is true that there are some commercial uses 384 00:17:25,480 --> 00:17:27,200 that will not be allowed in MD, 385 00:17:27,200 --> 00:17:30,920 including minor automotive use. 386 00:17:30,920 --> 00:17:33,360 However, we have our nonconformity protections. 387 00:17:33,360 --> 00:17:34,460 If you have that use now, 388 00:17:34,460 --> 00:17:36,360 you can continue right on doing that 389 00:17:36,360 --> 00:17:38,040 as long as it's an uninterrupted use 390 00:17:38,040 --> 00:17:40,560 and you continue operating as you did before. 391 00:17:40,560 --> 00:17:42,360 Single family residential. 392 00:17:42,360 --> 00:17:44,720 That is not a permitted use in MD zoning, 393 00:17:44,720 --> 00:17:47,440 mostly because when we put that in place, 394 00:17:47,440 --> 00:17:50,120 there weren't any single family residences near we looked at. 395 00:17:50,120 --> 00:17:51,840 So staff's recommendation would be 396 00:17:51,840 --> 00:17:54,280 that we write the ordinance to ensure 397 00:17:54,280 --> 00:17:56,920 that no single family home would be made nonconforming. 398 00:17:56,920 --> 00:17:58,200 They'd be completely legal. 399 00:17:58,200 --> 00:18:00,200 You could continue to invest in it. 400 00:18:00,200 --> 00:18:02,160 No change for any single family residential 401 00:18:02,160 --> 00:18:04,240 that's affected by this potential change. 402 00:18:04,240 --> 00:18:08,600 So given all that, I wanna pause 403 00:18:08,600 --> 00:18:09,840 and answer any questions you have 404 00:18:09,840 --> 00:18:11,080 on what we've discussed so far 405 00:18:11,080 --> 00:18:13,960 before we get into analysis and recommendations. 406 00:18:13,960 --> 00:18:16,720 - Questions? 407 00:18:16,720 --> 00:18:17,560 Commissioner Riggs. 408 00:18:18,920 --> 00:18:20,600 - So I have a question on the single family. 409 00:18:20,600 --> 00:18:22,500 So we talked about how it's nonconforming, 410 00:18:22,500 --> 00:18:26,080 but all the other nonconforming instances 411 00:18:26,080 --> 00:18:28,440 we're not concerned about. 412 00:18:28,440 --> 00:18:30,960 So we're talking about doing a specific ordinance 413 00:18:30,960 --> 00:18:31,880 for single family. 414 00:18:31,880 --> 00:18:35,560 So I was kind of wondering, what's the difference there? 415 00:18:35,560 --> 00:18:39,960 - Yeah, so in part, we can see we're looking at, 416 00:18:39,960 --> 00:18:43,340 there are quite a number of single family residential uses. 417 00:18:43,340 --> 00:18:45,400 The instances of the other are somewhat more limited, 418 00:18:45,400 --> 00:18:48,000 but we're also looking at what do we want to see 419 00:18:48,000 --> 00:18:50,000 in the future of a downtown area? 420 00:18:50,000 --> 00:18:53,240 And staff believes that some single family uses 421 00:18:53,240 --> 00:18:55,080 can continue to be appropriate. 422 00:18:55,080 --> 00:18:58,000 It is not necessarily fitting 423 00:18:58,000 --> 00:18:59,680 with the vision of Design Downtown Denton 424 00:18:59,680 --> 00:19:04,680 to have automotive uses continue to be a large presence 425 00:19:04,680 --> 00:19:07,280 in our downtown area. 426 00:19:07,280 --> 00:19:09,040 I think that's primary difference. 427 00:19:09,040 --> 00:19:16,440 - I was gonna say, and I would add, 428 00:19:16,440 --> 00:19:17,760 with the single family residential, 429 00:19:17,760 --> 00:19:21,080 because typically they're primary residents, 430 00:19:21,080 --> 00:19:22,160 we want them to have the ability 431 00:19:22,160 --> 00:19:25,040 to be able to reinvest in their properties. 432 00:19:25,040 --> 00:19:28,700 So that way, if they need to be able to obtain financing 433 00:19:28,700 --> 00:19:30,200 from the bank, they can be able to do so. 434 00:19:30,200 --> 00:19:31,720 Sean is right, with the automotive use, 435 00:19:31,720 --> 00:19:32,880 it's a little bit different situation 436 00:19:32,880 --> 00:19:35,680 because they're not consistent with the longer term vision. 437 00:19:35,680 --> 00:19:38,080 We still do allow our nonconforming uses 438 00:19:38,080 --> 00:19:39,240 to continue operating. 439 00:19:39,240 --> 00:19:40,620 So with the change in zoning, 440 00:19:40,620 --> 00:19:43,540 they would not be forced to close their doors at all. 441 00:19:43,540 --> 00:19:46,280 We are actually fairly generous 442 00:19:46,280 --> 00:19:48,280 with our nonconforming regulations for businesses 443 00:19:48,280 --> 00:19:49,840 being able to continue operate. 444 00:19:49,840 --> 00:19:52,040 - Yeah, actually, on that note, 445 00:19:52,040 --> 00:19:54,320 we have, I think, major automotive repair 446 00:19:54,320 --> 00:19:56,240 has not been a conforming use 447 00:19:56,240 --> 00:19:58,440 for about two or three decades, 448 00:19:58,440 --> 00:20:01,440 and we still have about four or five of those in the area. 449 00:20:01,440 --> 00:20:04,000 - Okay, Commissioner McDuff? 450 00:20:04,000 --> 00:20:07,980 - Yes, I just wanna, this is an overarching comment. 451 00:20:07,980 --> 00:20:12,720 Sean, how will this plan impact the rest of downtown proper? 452 00:20:12,720 --> 00:20:16,120 How do you see that related to the square? 453 00:20:16,120 --> 00:20:17,800 And I know you're a downtown person, 454 00:20:17,800 --> 00:20:19,880 that's where your service is, 455 00:20:19,880 --> 00:20:21,960 that's where your recreation is, 456 00:20:21,960 --> 00:20:25,480 but I am a former resident of this area. 457 00:20:25,480 --> 00:20:29,120 I had an old home on Stroud that served me well. 458 00:20:29,120 --> 00:20:30,640 I'm very familiar with all of this, 459 00:20:30,640 --> 00:20:33,000 but I wanna know your perspective 460 00:20:33,000 --> 00:20:36,560 on how this relates to the rest of the downtown development. 461 00:20:36,560 --> 00:20:38,220 - Yeah, absolutely, thank you. 462 00:20:38,220 --> 00:20:40,800 So we see this as really an opportunity 463 00:20:40,800 --> 00:20:43,560 to bring the benefits that you have 464 00:20:43,560 --> 00:20:45,680 if you're close to the square to the rest of downtown. 465 00:20:45,680 --> 00:20:47,920 So for many of the areas that aren't right in that core, 466 00:20:47,920 --> 00:20:51,800 it's a long walk to get to a restaurant, a shop, 467 00:20:51,800 --> 00:20:53,560 for many of the things that are enjoyable to do, 468 00:20:53,560 --> 00:20:55,160 that's a lot of distance. 469 00:20:55,160 --> 00:20:56,000 There's a lot of things 470 00:20:56,000 --> 00:20:57,560 that aren't necessarily closely available, 471 00:20:57,560 --> 00:20:59,600 and that leads to vacancies. 472 00:20:59,600 --> 00:21:02,360 No one wants to live across from a vacant building, 473 00:21:02,360 --> 00:21:05,320 and so it can also contribute to other problems 474 00:21:05,320 --> 00:21:06,320 we're all aware of. 475 00:21:06,320 --> 00:21:09,840 Whereas if we can bring more thriving, 476 00:21:09,840 --> 00:21:11,520 more life to this area, 477 00:21:11,520 --> 00:21:13,760 I believe that benefits the whole of downtown, 478 00:21:13,760 --> 00:21:15,960 more opportunities, more things available. 479 00:21:15,960 --> 00:21:19,000 The other thing is having more people living in this area 480 00:21:19,000 --> 00:21:21,440 benefits our businesses throughout this area, 481 00:21:21,440 --> 00:21:23,160 and I've had this discussion literally the other day 482 00:21:23,160 --> 00:21:24,200 with one of our business owners. 483 00:21:24,200 --> 00:21:26,120 She said the thing we need most 484 00:21:26,120 --> 00:21:27,880 is for more people to be living down here 485 00:21:27,880 --> 00:21:30,200 because those are the people that will come visit us 486 00:21:30,200 --> 00:21:32,520 Monday through Wednesday, not just on the weekends, 487 00:21:32,520 --> 00:21:34,760 they'll come and patronize our businesses. 488 00:21:34,760 --> 00:21:36,040 There's a big opportunity here 489 00:21:36,040 --> 00:21:38,400 to make all of our businesses more successful 490 00:21:38,400 --> 00:21:40,240 and to benefit all of the residents 491 00:21:40,240 --> 00:21:43,080 because more variety of businesses are available 492 00:21:43,080 --> 00:21:44,920 that everyone can take advantage of 493 00:21:44,920 --> 00:21:47,080 because we have enough people to actually support them, 494 00:21:47,080 --> 00:21:48,320 so I hope that's helpful. 495 00:21:48,320 --> 00:21:53,000 - And may I continue on here? 496 00:21:53,000 --> 00:21:57,040 I will say that I drive through there from time to time 497 00:21:57,040 --> 00:21:59,560 and reminisce and look at where my old house, 498 00:21:59,560 --> 00:22:02,040 the vacant lot, the city bought my home. 499 00:22:02,040 --> 00:22:07,120 I am horrified of the state of the neighborhood, 500 00:22:07,120 --> 00:22:10,280 so I am so glad to see this. 501 00:22:11,960 --> 00:22:13,320 I appreciate it. 502 00:22:13,320 --> 00:22:14,720 - Yes, ma'am. 503 00:22:14,720 --> 00:22:16,720 - Any other questions, Commissioner Dyer? 504 00:22:16,720 --> 00:22:19,160 - Just a couple. 505 00:22:19,160 --> 00:22:24,160 One, have you looked into any of the other communities 506 00:22:24,160 --> 00:22:26,920 similar to the size of Denton 507 00:22:26,920 --> 00:22:28,640 that maybe have the same issue 508 00:22:28,640 --> 00:22:31,800 where there's a lot of vacant buildings 509 00:22:31,800 --> 00:22:36,800 and kind of took a key off of them, 510 00:22:36,800 --> 00:22:38,880 and when you were looking at doing this, 511 00:22:38,880 --> 00:22:40,520 and was it successful for them 512 00:22:40,520 --> 00:22:42,360 to kind of revitalize that area 513 00:22:42,360 --> 00:22:45,280 and then to piggyback off of that, 514 00:22:45,280 --> 00:22:46,960 if all of this gets approved, 515 00:22:46,960 --> 00:22:50,640 is there a plan to do some sort of incentive 516 00:22:50,640 --> 00:22:53,080 to draw businesses or builders 517 00:22:53,080 --> 00:22:57,880 to build the new multifamily 518 00:22:57,880 --> 00:23:01,240 or single-family homes in this area or businesses? 519 00:23:01,240 --> 00:23:02,920 - Yeah, so just a big picture. 520 00:23:02,920 --> 00:23:07,520 As part of the overall design downtown Denton plan process, 521 00:23:07,520 --> 00:23:10,720 our consultants as well as us looked at a whole range 522 00:23:10,720 --> 00:23:12,440 of communities across the country 523 00:23:12,440 --> 00:23:14,760 and including places they had worked directly 524 00:23:14,760 --> 00:23:17,640 to look at what has been successful 525 00:23:17,640 --> 00:23:22,120 and looking at absolutely examples of situations 526 00:23:22,120 --> 00:23:26,840 where zoning, looking at things that were making it harder 527 00:23:26,840 --> 00:23:28,000 to develop lots in zoning, 528 00:23:28,000 --> 00:23:30,560 where removing that created more opportunity. 529 00:23:30,560 --> 00:23:33,680 But also, you're absolutely right, this is just step one. 530 00:23:33,680 --> 00:23:37,160 So within the plan, there are many steps after this 531 00:23:37,160 --> 00:23:39,600 as they become a possibility, as our budget allows it, 532 00:23:39,600 --> 00:23:41,640 as development interest allows it, 533 00:23:41,640 --> 00:23:42,800 where we wanna do other things 534 00:23:42,800 --> 00:23:45,560 to encourage that development to come in. 535 00:23:45,560 --> 00:23:48,440 We actually already have some other things in the works 536 00:23:48,440 --> 00:23:51,040 in terms of making it easier to develop townhomes. 537 00:23:51,040 --> 00:23:52,240 That's gonna be a big thing, hopefully, 538 00:23:52,240 --> 00:23:56,560 by the end of the year, as well as just looking at in general, 539 00:23:56,560 --> 00:23:58,520 what are other things that we can get out of the way 540 00:23:58,520 --> 00:23:59,840 as the city that may be hindered? 541 00:23:59,840 --> 00:24:02,680 And at the same time, looking at some design standards 542 00:24:02,680 --> 00:24:04,760 we wanna put in so that as that arrives, 543 00:24:04,760 --> 00:24:06,960 it looks the way that our community expects it 544 00:24:06,960 --> 00:24:10,280 to look, so this is absolutely just that step one. 545 00:24:10,280 --> 00:24:14,080 But if we can get this, that begins to get the ball rolling. 546 00:24:14,080 --> 00:24:14,920 So thank you. 547 00:24:14,920 --> 00:24:23,160 - Okay, I guess one question. 548 00:24:23,160 --> 00:24:31,320 Mostly I wanna confirm because I thought 549 00:24:31,320 --> 00:24:33,040 I remembered something and then when I went back 550 00:24:33,040 --> 00:24:34,640 to research, I didn't find it. 551 00:24:34,640 --> 00:24:37,000 (laughs) 552 00:24:37,000 --> 00:24:41,680 And that is traditionally our MD zoned buildings 553 00:24:41,680 --> 00:24:45,880 that were built a long time ago had no setback 554 00:24:45,880 --> 00:24:48,360 right up to the right of way. 555 00:24:48,360 --> 00:24:53,000 That's sort of a different type of feeling 556 00:24:53,000 --> 00:24:54,680 from a streetscape perspective 557 00:24:54,680 --> 00:24:58,000 than the 10 foot setback for MN. 558 00:24:58,000 --> 00:25:02,080 I thought we had a requirement that MD 559 00:25:02,080 --> 00:25:05,400 did not be set back too far, but then when I looked, 560 00:25:05,400 --> 00:25:09,480 all I found was the same, you can't be more 561 00:25:09,480 --> 00:25:12,240 than 15 feet back that MN has. 562 00:25:12,240 --> 00:25:15,120 Is that, am I correct in that or? 563 00:25:15,120 --> 00:25:19,960 - You're slightly stretching my memory. 564 00:25:19,960 --> 00:25:22,640 So I will have to check and get back to you on that. 565 00:25:22,640 --> 00:25:24,480 But I do know that it is accurate 566 00:25:24,480 --> 00:25:27,200 that we do not have the setback. 567 00:25:27,200 --> 00:25:28,160 - Yeah, yeah, yeah. 568 00:25:28,160 --> 00:25:31,160 - Which at that point, it really gives the property owner 569 00:25:31,160 --> 00:25:33,200 some freedom to decide what makes sense. 570 00:25:33,200 --> 00:25:34,560 - Right, yeah. 571 00:25:34,560 --> 00:25:36,000 - But I can definitely get back to you on that. 572 00:25:36,000 --> 00:25:40,680 - Okay, yeah, no, I just, I obviously we have more work 573 00:25:40,680 --> 00:25:45,480 to do in this area as well, but I just wondered 574 00:25:45,480 --> 00:25:49,320 whether there was any thought on setting requirements 575 00:25:49,320 --> 00:25:51,720 to have more of a consistent streetscape 576 00:25:51,720 --> 00:25:55,080 in the future based on build two lines 577 00:25:55,080 --> 00:25:55,920 or anything like that. 578 00:25:55,920 --> 00:25:56,760 - That is something that we have 579 00:25:56,760 --> 00:25:58,920 in our Denton Square District standards. 580 00:25:58,920 --> 00:26:01,080 So it's certainly something that we've thought about 581 00:26:01,080 --> 00:26:03,240 and that city council has felt appropriate to implement. 582 00:26:03,240 --> 00:26:04,880 So that certainly could be something 583 00:26:04,880 --> 00:26:07,280 that we would look at in the future. 584 00:26:07,280 --> 00:26:09,120 - I was just saying, if memory serves me correctly, 585 00:26:09,120 --> 00:26:11,000 I know in the design downtown Denton plan, 586 00:26:11,000 --> 00:26:15,720 we had some streetscape drawings that focused on, 587 00:26:15,720 --> 00:26:18,680 particularly the public realm when you look at minimum width 588 00:26:18,680 --> 00:26:23,440 needed for an amenity zone, but also movement of pedestrians 589 00:26:23,440 --> 00:26:25,320 and then placement of building. 590 00:26:25,320 --> 00:26:28,760 But to Sean's point, if we do not have a maximum setback 591 00:26:28,760 --> 00:26:31,400 to establish an MD, that could be something that's looked 592 00:26:31,400 --> 00:26:33,320 at at a future date for the district. 593 00:26:33,320 --> 00:26:34,440 - Okay, thanks. 594 00:26:34,440 --> 00:26:38,000 I don't see any other questions, so. 595 00:26:38,000 --> 00:26:40,760 - All right, carry on. - Carry on, lovely. 596 00:26:40,760 --> 00:26:44,040 So again, reminding us of the overall picture here, 597 00:26:44,040 --> 00:26:45,320 that area in goal. 598 00:26:45,320 --> 00:26:48,320 I have divided it up into about five areas 599 00:26:48,320 --> 00:26:49,320 'cause it's a big area. 600 00:26:49,320 --> 00:26:51,760 Wanna be able to kind of break it down and talk about those. 601 00:26:51,760 --> 00:26:53,880 So we're gonna go through each one of those briefly 602 00:26:53,880 --> 00:26:56,320 and kind of touch on the different factors. 603 00:26:56,320 --> 00:27:00,000 Right now, I'm showing the downtown, 604 00:27:00,000 --> 00:27:01,960 design downtown Denton plan's recommendation 605 00:27:01,960 --> 00:27:03,720 that all of it be MD, and as I said, 606 00:27:03,720 --> 00:27:05,560 that's not necessarily the recommendation 607 00:27:05,560 --> 00:27:07,120 that staff landed on, but as you can see, 608 00:27:07,120 --> 00:27:09,320 that's our starting point, we'll go from there. 609 00:27:09,320 --> 00:27:11,120 And for each of those areas, we're gonna talk through 610 00:27:11,120 --> 00:27:12,440 kind of a description of the area, 611 00:27:12,440 --> 00:27:14,520 the analysis and staff's recommendations. 612 00:27:14,520 --> 00:27:18,280 When we get done, we'll come to those questions for y'all. 613 00:27:18,280 --> 00:27:21,240 So area one, that's that, kind of that core area 614 00:27:21,240 --> 00:27:24,560 in the middle, primarily along Elm and Locust Street. 615 00:27:24,560 --> 00:27:28,520 Uses there are entirely commercial and multifamily. 616 00:27:28,520 --> 00:27:30,040 Almost all of these lots were recently removed 617 00:27:30,040 --> 00:27:31,240 from the floodplain. 618 00:27:31,240 --> 00:27:35,080 All of them were zoned DCG prior to 2019. 619 00:27:35,080 --> 00:27:37,000 You're looking at a lot of lots 620 00:27:37,000 --> 00:27:39,840 that have older commercial buildings or are vacant. 621 00:27:39,840 --> 00:27:43,340 We have big opportunities there for reuse, redevelopment. 622 00:27:43,340 --> 00:27:47,520 The challenge and the opportunity is to do that, 623 00:27:47,520 --> 00:27:49,480 having those lower minimum parking, 624 00:27:49,480 --> 00:27:51,360 having those greater commercial uses, 625 00:27:51,360 --> 00:27:54,360 not having the open space requirement that right now, 626 00:27:54,360 --> 00:27:56,920 any multifamily would have to provide 8% of their lot 627 00:27:56,920 --> 00:27:57,760 as open space. 628 00:27:57,760 --> 00:27:59,080 That's not really how we do downtown. 629 00:27:59,080 --> 00:28:00,720 We wanna have more clustered areas, 630 00:28:00,720 --> 00:28:03,000 not every lot trying to fit that in. 631 00:28:03,000 --> 00:28:04,760 So the opportunity to have greater flexibility 632 00:28:04,760 --> 00:28:07,320 to pursue downtown style development in this area 633 00:28:07,320 --> 00:28:10,440 could really encourage the reuse and redevelopment 634 00:28:10,440 --> 00:28:12,640 that we expect to come no matter what, 635 00:28:12,640 --> 00:28:16,840 to go in that direction of the vision of the downtown plan. 636 00:28:16,840 --> 00:28:19,040 We'll see a minimal negative impact here 637 00:28:19,040 --> 00:28:21,000 because the area is surrounded by streets. 638 00:28:21,000 --> 00:28:23,080 It's not adjacent any neighborhoods. 639 00:28:23,080 --> 00:28:25,720 So this is one where staff is definitely recommending 640 00:28:25,720 --> 00:28:27,920 the expansion of the MD zoning into this area. 641 00:28:27,920 --> 00:28:29,920 Makes a lot of sense from our perspective. 642 00:28:29,920 --> 00:28:33,480 Area two, in some ways similar, 643 00:28:33,480 --> 00:28:36,240 a lot of commercial and some multifamily. 644 00:28:36,240 --> 00:28:38,160 This is where we do get some of those single family 645 00:28:38,160 --> 00:28:41,280 residences along the east side there. 646 00:28:41,280 --> 00:28:45,520 We do again expect redevelopment along South Elm Street. 647 00:28:45,520 --> 00:28:48,480 And MD would provide that opportunity for that redevelopment 648 00:28:48,480 --> 00:28:51,000 to create a more walkable mixed use area. 649 00:28:51,000 --> 00:28:53,160 So buildings that are fronting the street, 650 00:28:53,160 --> 00:28:54,800 less large parking lots, 651 00:28:54,800 --> 00:28:56,560 something that's more akin to what 652 00:28:56,560 --> 00:28:58,680 the downtown plan envisions. 653 00:28:58,680 --> 00:29:01,440 Also, what is proposed here would provide 654 00:29:01,440 --> 00:29:04,800 a consistent depth of MD zoning off South Elm Street. 655 00:29:04,800 --> 00:29:06,720 So if you talk to developers, they're looking, 656 00:29:06,720 --> 00:29:07,560 they're gonna buy it. 657 00:29:07,560 --> 00:29:10,400 They want a certain depth consistently with zoning. 658 00:29:10,400 --> 00:29:12,080 This removes one roadblock. 659 00:29:12,080 --> 00:29:14,720 So if those property owners do want to sell their property 660 00:29:14,720 --> 00:29:16,000 for new development there, 661 00:29:16,000 --> 00:29:18,840 we've taken one step out of the way for them. 662 00:29:18,840 --> 00:29:21,520 So again, staff would recommend that we rezone 663 00:29:21,520 --> 00:29:23,680 the MN properties in this area to MD 664 00:29:23,680 --> 00:29:25,160 with that ordinance language, 665 00:29:25,160 --> 00:29:27,280 keeping single family residential conforming 666 00:29:27,280 --> 00:29:29,120 so that those owners can continue to invest 667 00:29:29,120 --> 00:29:31,320 in their properties for the length of time 668 00:29:31,320 --> 00:29:33,080 they want to continue to do that. 669 00:29:33,080 --> 00:29:38,960 Area three, so this is going over to the east side. 670 00:29:38,960 --> 00:29:40,400 Again, you do have a mix of commercial, 671 00:29:40,400 --> 00:29:41,600 residential, multifamily. 672 00:29:41,600 --> 00:29:44,600 This is the area that has the most vacant, 673 00:29:44,600 --> 00:29:46,760 developable lots, a lot of dark gray, 674 00:29:46,760 --> 00:29:49,720 a lot of opportunity for something to come in. 675 00:29:49,720 --> 00:29:52,200 At the same time, you also have some challenges here. 676 00:29:52,200 --> 00:29:53,880 There's a lot of streets going through this area. 677 00:29:53,880 --> 00:29:55,240 There's a number of drainage channels 678 00:29:55,240 --> 00:29:57,000 and city-owned drainage lots. 679 00:29:57,000 --> 00:29:59,560 So the available real estate is limited, 680 00:29:59,560 --> 00:30:02,280 which means that that flexibility provided by MD 681 00:30:02,280 --> 00:30:05,120 is even more important to be able to develop in this area. 682 00:30:05,120 --> 00:30:06,960 So to have things like townhomes, 683 00:30:06,960 --> 00:30:08,600 multifamily mixed use in this area, 684 00:30:08,600 --> 00:30:11,400 MD is gonna be very helpful to make that possible 685 00:30:11,400 --> 00:30:15,040 given how divided up and chopped up the real estate is here. 686 00:30:15,040 --> 00:30:17,000 There's also an opportunity to improve the pedestrian 687 00:30:17,000 --> 00:30:19,520 experience because you have some pretty extensive areas 688 00:30:19,520 --> 00:30:21,400 that do not have sidewalks right now. 689 00:30:21,400 --> 00:30:24,840 That's really not gonna come in unless we have development. 690 00:30:24,840 --> 00:30:26,800 So again, staff is recommending that for this area, 691 00:30:26,800 --> 00:30:30,280 all MN lots move to MD with that language 692 00:30:30,280 --> 00:30:32,520 protecting existing single-family residential. 693 00:30:32,520 --> 00:30:36,480 Area four, and this is the first one 694 00:30:36,480 --> 00:30:37,480 we're gonna see a change. 695 00:30:37,480 --> 00:30:40,840 So that's in that kind of northwest corner there. 696 00:30:40,840 --> 00:30:42,920 Four lots of that are the county historic park. 697 00:30:42,920 --> 00:30:45,800 And then we have 11 lots south of West Sycamore Street. 698 00:30:45,800 --> 00:30:48,160 This area has not been removed from the floodplain. 699 00:30:48,160 --> 00:30:51,080 Most of these lots were not previously zoned DCG. 700 00:30:51,080 --> 00:30:53,320 They were downtown residential. 701 00:30:53,320 --> 00:30:56,320 Those 11 lots south of Sycamore form the north boundary 702 00:30:56,320 --> 00:30:57,520 of the Stroud neighborhood. 703 00:30:57,520 --> 00:30:59,760 And in many ways, it provides a buffer 704 00:30:59,760 --> 00:31:00,800 between that neighborhood 705 00:31:00,800 --> 00:31:04,120 and the denser commercial uses across the street. 706 00:31:04,120 --> 00:31:05,920 Staff also sees that really functioning 707 00:31:05,920 --> 00:31:08,240 as a downtown mixed use area right now. 708 00:31:08,240 --> 00:31:12,000 Along that row, you have commercial, multifamily, 709 00:31:12,000 --> 00:31:13,680 single-family, institutional, 710 00:31:13,680 --> 00:31:16,160 pretty much every use we have is in there. 711 00:31:16,160 --> 00:31:19,840 And therefore we see less of a reason to rezone that area 712 00:31:19,840 --> 00:31:21,400 because it's essentially functioning 713 00:31:21,400 --> 00:31:23,640 the way we would wanna see a side street, 714 00:31:23,640 --> 00:31:25,640 downtown street functioning. 715 00:31:25,640 --> 00:31:27,640 It's difficult to justify rezoning there. 716 00:31:27,640 --> 00:31:30,160 It's not along one of those main corridors. 717 00:31:30,160 --> 00:31:34,000 And there's a lot of good use going on there now. 718 00:31:34,000 --> 00:31:36,400 So staff would recommend, our recommendation lease 719 00:31:36,400 --> 00:31:39,080 would be to maintain the MN zoning in that area. 720 00:31:41,080 --> 00:31:42,640 The last area is area five. 721 00:31:42,640 --> 00:31:44,120 So that's southeast corner. 722 00:31:44,120 --> 00:31:46,600 As many of you may be familiar, 723 00:31:46,600 --> 00:31:49,480 that's an area that was recently pretty much fully developed 724 00:31:49,480 --> 00:31:51,760 out with a bank and commercial uses. 725 00:31:51,760 --> 00:31:53,440 It is under a specific use permit 726 00:31:53,440 --> 00:31:56,400 that would remain in place regardless of any zoning change. 727 00:31:56,400 --> 00:31:58,400 And in order to do an expansion on that, 728 00:31:58,400 --> 00:32:01,400 you would have to go back and amend the specific use permit. 729 00:32:01,400 --> 00:32:04,360 Moreover, this was a very recent build out. 730 00:32:04,360 --> 00:32:06,280 So again, staff sees it unlikely 731 00:32:06,280 --> 00:32:07,800 that the property owners there would be looking 732 00:32:07,800 --> 00:32:10,160 to make any significant changes in the near future. 733 00:32:10,160 --> 00:32:12,520 It's outside of that floodplain removal area. 734 00:32:12,520 --> 00:32:13,640 It's outside of the area 735 00:32:13,640 --> 00:32:15,960 that the design downtown debt and plan foresaw 736 00:32:15,960 --> 00:32:17,840 is kind of that core southern downtown. 737 00:32:17,840 --> 00:32:20,440 It's really more oriented towards Carroll and Eagle. 738 00:32:20,440 --> 00:32:22,560 And so it's just difficult to make a case 739 00:32:22,560 --> 00:32:23,720 for the value of necessity 740 00:32:23,720 --> 00:32:26,000 or necessity of rezoning that area at this time. 741 00:32:26,000 --> 00:32:29,000 Staff is recommending maintaining MN zoning in that area. 742 00:32:29,000 --> 00:32:34,280 Community feedback, so obviously very important. 743 00:32:34,280 --> 00:32:36,640 We sent out hundreds postcards. 744 00:32:36,640 --> 00:32:41,240 So everyone within all property owners within the area, 745 00:32:41,240 --> 00:32:43,880 all property owners within 200 feet, 746 00:32:43,880 --> 00:32:46,240 all residents within 500 feet, 747 00:32:46,240 --> 00:32:48,040 we made sure to have two meetings 748 00:32:48,040 --> 00:32:50,200 on different days of the week. 749 00:32:50,200 --> 00:32:52,280 We did get 16 community members. 750 00:32:52,280 --> 00:32:54,840 We had residents, homeowners, property owners, 751 00:32:54,840 --> 00:32:56,520 commercial institutional tenants. 752 00:32:56,520 --> 00:32:59,360 And you can see on there the various symbols. 753 00:32:59,360 --> 00:33:01,560 So we have people that own property, 754 00:33:01,560 --> 00:33:02,920 people that live there, 755 00:33:02,920 --> 00:33:05,440 homeowners in the Stroud neighborhood actually. 756 00:33:06,440 --> 00:33:09,480 So broad spectrum, if a small number. 757 00:33:09,480 --> 00:33:11,040 We presented our analysis to them, 758 00:33:11,040 --> 00:33:12,880 our recommendation and gave them a lot of time 759 00:33:12,880 --> 00:33:16,640 to give feedback both on what we were recommending changing 760 00:33:16,640 --> 00:33:18,560 and what we were recommending keeping the same. 761 00:33:18,560 --> 00:33:21,480 They had some great discussion about some of their concerns, 762 00:33:21,480 --> 00:33:22,560 some of the things that might worry them, 763 00:33:22,560 --> 00:33:24,080 things they were really excited about. 764 00:33:24,080 --> 00:33:25,400 And at the end of it, 765 00:33:25,400 --> 00:33:27,560 unanimous support for staff's recommendation 766 00:33:27,560 --> 00:33:28,400 across the board. 767 00:33:28,400 --> 00:33:29,560 Everyone was supportive of it, 768 00:33:29,560 --> 00:33:31,000 no matter what their background, 769 00:33:31,000 --> 00:33:33,160 where they came from on it, all in favor. 770 00:33:36,080 --> 00:33:39,200 So with that staff's final recommendations 771 00:33:39,200 --> 00:33:40,760 would be what you're seeing there. 772 00:33:40,760 --> 00:33:42,960 That MD zoning be expanded, 773 00:33:42,960 --> 00:33:45,840 the MN lots for areas one, two, and three. 774 00:33:45,840 --> 00:33:50,000 That MN zoning be maintained in areas four and five. 775 00:33:50,000 --> 00:33:52,840 And that the proposed expansion of MD zoning 776 00:33:52,840 --> 00:33:54,600 include language to keep existing 777 00:33:54,600 --> 00:33:57,120 single-family residential dwellings 778 00:33:57,120 --> 00:33:59,320 in the rezoned areas as conforming. 779 00:33:59,320 --> 00:34:03,000 So given that, we have our four questions. 780 00:34:03,000 --> 00:34:05,480 To you all, do you concur with our recommendation 781 00:34:05,480 --> 00:34:09,880 for the areas to expand MD zoning in one through three? 782 00:34:09,880 --> 00:34:12,120 Do you concur with our recommendation 783 00:34:12,120 --> 00:34:15,840 that areas four and five be maintained as MN? 784 00:34:15,840 --> 00:34:17,120 Do you concur with our recommendation 785 00:34:17,120 --> 00:34:19,320 regarding protecting those single-family uses? 786 00:34:19,320 --> 00:34:21,480 And do you have any other specific thoughts 787 00:34:21,480 --> 00:34:24,360 or concerns about the proposed expansion of MD zoning? 788 00:34:24,360 --> 00:34:27,840 Just briefly to let you know, 789 00:34:27,840 --> 00:34:31,560 next steps, if non-support would be coming back to you 790 00:34:31,560 --> 00:34:33,480 with a public hearing and then going to city council 791 00:34:33,480 --> 00:34:36,280 with a public hearing and hopefully completing this 792 00:34:36,280 --> 00:34:39,280 by late summer, early fall, if possible. 793 00:34:39,280 --> 00:34:41,360 But primary reason we're here 794 00:34:41,360 --> 00:34:42,920 is to get your feedback on those questions. 795 00:34:42,920 --> 00:34:44,600 So I will hand that off to you 796 00:34:44,600 --> 00:34:45,880 and answer any questions you have 797 00:34:45,880 --> 00:34:47,680 and then look forward to your feedback. 798 00:34:47,680 --> 00:34:52,640 - Sorry, just one point of clarification. 799 00:34:52,640 --> 00:34:58,520 The number of definitions in our code for conforming 800 00:34:58,520 --> 00:35:00,680 and non-conforming and legally non-conforming 801 00:35:00,680 --> 00:35:03,520 and sometimes gets me confused. 802 00:35:03,520 --> 00:35:07,840 My understanding is that by allowing 803 00:35:07,840 --> 00:35:12,640 or by including language or that recommendation 804 00:35:12,640 --> 00:35:17,000 to include language, making those existing residences 805 00:35:17,000 --> 00:35:23,800 conforming that if there was a damage to the property, 806 00:35:23,800 --> 00:35:27,480 for instance, that destroyed more than 50% 807 00:35:27,480 --> 00:35:30,880 of the livability of the home or something, 808 00:35:30,880 --> 00:35:33,480 they would still be allowed to rebuild. 809 00:35:33,480 --> 00:35:36,480 Is that the lion's share of what that does 810 00:35:36,480 --> 00:35:37,800 or are there any other main things? 811 00:35:37,800 --> 00:35:38,880 - That is a key part of it. 812 00:35:38,880 --> 00:35:40,680 As Tina pointed out, it's also important 813 00:35:40,680 --> 00:35:42,680 for being able to reinvest in the home. 814 00:35:42,680 --> 00:35:43,920 It's also important if you want it to be able 815 00:35:43,920 --> 00:35:46,440 to expand the home, if you're wanting to build onto it. 816 00:35:46,440 --> 00:35:49,400 So all of those things would be protected by that language. 817 00:35:49,400 --> 00:35:56,560 - All right, any other questions? 818 00:35:56,560 --> 00:35:59,840 So be thinking of those four things. 819 00:35:59,840 --> 00:36:05,000 Areas one, two, three, yes, sorry, Tina. 820 00:36:05,000 --> 00:36:08,160 - No, I was just gonna ask for benefit 821 00:36:08,160 --> 00:36:10,280 of us receiving your direction. 822 00:36:10,280 --> 00:36:12,080 Maybe we take the questions one by one 823 00:36:12,080 --> 00:36:13,160 if that's okay with you. 824 00:36:13,160 --> 00:36:17,880 - Yeah, so before we go specific for answering the questions, 825 00:36:17,880 --> 00:36:20,000 are there any other, 'cause there's a lot of maps and things, 826 00:36:20,000 --> 00:36:22,440 any other questions that the commission had? 827 00:36:22,440 --> 00:36:26,000 Yeah, Commissioner McDonough. 828 00:36:26,000 --> 00:36:31,000 - Where is the park that we talk about, the proposed park? 829 00:36:31,000 --> 00:36:38,680 - So I should note that we have a concept plan, 830 00:36:38,680 --> 00:36:42,160 but that is something, there is no set location for the park. 831 00:36:42,160 --> 00:36:45,360 It is a concept that within that area, 832 00:36:45,360 --> 00:36:48,320 generally in the central part of it, 833 00:36:48,320 --> 00:36:49,680 at some point there would be a park. 834 00:36:49,680 --> 00:36:52,400 It's not a set by any means of where that would be 835 00:36:52,400 --> 00:36:54,560 because that's still property that would need to be acquired 836 00:36:54,560 --> 00:36:56,000 in order to create that. 837 00:36:56,000 --> 00:36:58,840 - So you're thinking of pocket park? 838 00:36:58,840 --> 00:36:59,840 - What the plan recommends 839 00:36:59,840 --> 00:37:02,640 is actually a fairly substantial park, multiple blocks. 840 00:37:02,640 --> 00:37:04,360 Now, again, we don't know how that will play out, 841 00:37:04,360 --> 00:37:06,600 but that is the concept proposed by the plan. 842 00:37:06,600 --> 00:37:08,000 - Okay. 843 00:37:08,000 --> 00:37:10,000 - Yes, for the benefit of the commission, 844 00:37:10,000 --> 00:37:12,360 one of the things that the Design Downtown Denton Plan 845 00:37:12,360 --> 00:37:14,600 really focused on is what are actions 846 00:37:14,600 --> 00:37:16,280 that we, the city, could take 847 00:37:16,280 --> 00:37:18,280 that would help with revitalization 848 00:37:18,280 --> 00:37:21,920 and in attracting infill development to the downtown area. 849 00:37:21,920 --> 00:37:24,440 So that's why you see, you would find in the plan 850 00:37:24,440 --> 00:37:26,760 a series of policy recommended actions 851 00:37:26,760 --> 00:37:28,360 and then like improvement actions 852 00:37:28,360 --> 00:37:30,040 that we, the city, could take. 853 00:37:30,040 --> 00:37:33,720 We really focused on how can we leverage our actions 854 00:37:33,720 --> 00:37:37,680 to be able to attract that private investment. 855 00:37:37,680 --> 00:37:41,400 The park in Southern Downtown was something 856 00:37:41,400 --> 00:37:43,240 that really resonated with the community 857 00:37:43,240 --> 00:37:45,720 and received a lot of positive feedback. 858 00:37:45,720 --> 00:37:48,280 To Sean's point, that park has some flexibility 859 00:37:48,280 --> 00:37:49,680 in its location. 860 00:37:49,680 --> 00:37:52,480 In the plan, it's situated between Elm and Locus. 861 00:37:52,480 --> 00:37:54,640 It could slide north or south. 862 00:37:54,640 --> 00:37:56,200 It could possibly shift east or west, 863 00:37:56,200 --> 00:37:57,920 but we would try to work to keep it, 864 00:37:57,920 --> 00:37:59,600 ideally, in that Elm-Locust area 865 00:37:59,600 --> 00:38:02,560 because it has the ability to benefit properties 866 00:38:02,560 --> 00:38:05,160 on both sides, given the significance of Elm and Locus 867 00:38:05,160 --> 00:38:08,200 for bringing people to downtown. 868 00:38:08,200 --> 00:38:10,960 But then also when we think about future development, 869 00:38:10,960 --> 00:38:15,280 as properties develop adjacent to Elm and Locus, 870 00:38:15,280 --> 00:38:18,440 they could be able to take advantage of that amenity. 871 00:38:18,440 --> 00:38:20,920 And typically what we find is developments 872 00:38:20,920 --> 00:38:23,720 are likely going to have higher price points associated 873 00:38:23,720 --> 00:38:26,920 with them, especially with the property value improvements, 874 00:38:26,920 --> 00:38:29,560 when they are adjacent to public amenities, 875 00:38:29,560 --> 00:38:31,480 such as an open space. 876 00:38:31,480 --> 00:38:34,960 Additionally, with us providing that future part, 877 00:38:34,960 --> 00:38:37,440 then it allows for property owners to be able 878 00:38:37,440 --> 00:38:39,920 to maximize their development rights on their property 879 00:38:39,920 --> 00:38:43,120 without necessarily providing that open space amenity, 880 00:38:43,120 --> 00:38:45,400 especially if they were to do a residential project. 881 00:38:45,400 --> 00:38:48,600 But again, I wanna emphasize, our goal was in the plan 882 00:38:48,600 --> 00:38:51,600 with the recommended actions, what are actions 883 00:38:51,600 --> 00:38:54,200 that we, the city, could take to be able to leverage 884 00:38:54,200 --> 00:38:56,760 our public dollar to try and get it go much farther 885 00:38:56,760 --> 00:38:59,560 to be able to attract that investment? 886 00:38:59,560 --> 00:39:01,640 When you're working on redevelopment of areas, 887 00:39:01,640 --> 00:39:03,520 you have to have three things. 888 00:39:03,520 --> 00:39:05,640 You have to have willing property owners 889 00:39:05,640 --> 00:39:08,320 that are either wanting to do the work themselves 890 00:39:08,320 --> 00:39:12,760 and invest in their property or be willing to sell 891 00:39:12,760 --> 00:39:15,000 to someone who is willing to build 892 00:39:15,000 --> 00:39:16,280 in accordance with the vision. 893 00:39:16,280 --> 00:39:17,900 You also have to have market support 894 00:39:17,900 --> 00:39:19,020 to be able to attract that development. 895 00:39:19,020 --> 00:39:19,860 And then you also have to have 896 00:39:19,860 --> 00:39:21,900 that financial capital in place. 897 00:39:21,900 --> 00:39:24,900 So we're trying to address the regulatory aspects, 898 00:39:24,900 --> 00:39:27,920 those things that we can to remove some of those barriers 899 00:39:27,920 --> 00:39:32,480 to hopefully be supportive of property owners 900 00:39:32,480 --> 00:39:34,520 and/or future owners within downtown, 901 00:39:34,520 --> 00:39:38,400 but then also hopefully would have market support 902 00:39:38,400 --> 00:39:40,840 to be able to help have these projects come to fruition. 903 00:39:40,840 --> 00:39:42,160 And then again, those willing property owners 904 00:39:42,160 --> 00:39:43,760 or that financial capital in order to be able 905 00:39:43,760 --> 00:39:44,960 to make those projects occur, 906 00:39:44,960 --> 00:39:47,320 whether they be small scale infill development 907 00:39:47,320 --> 00:39:49,560 or larger scale developments that could occur. 908 00:39:49,560 --> 00:39:56,820 - Okay, any other question? 909 00:39:56,820 --> 00:39:59,640 Yeah, Commissioner Dyer. 910 00:39:59,640 --> 00:40:01,980 Sir, so I have one. 911 00:40:01,980 --> 00:40:08,600 If you can go to the southern portion, 912 00:40:08,600 --> 00:40:11,640 you mentioned there's a few lots that the city owns. 913 00:40:11,640 --> 00:40:12,880 Yeah, this works well. 914 00:40:13,880 --> 00:40:18,240 I think the city owns those PFs zoned lots 915 00:40:18,240 --> 00:40:19,920 on either side of Wainwright 916 00:40:19,920 --> 00:40:24,320 and then on the west of Locust Street, right? 917 00:40:24,320 --> 00:40:26,560 - Yes, the ones that are in blue are generally city owned. 918 00:40:26,560 --> 00:40:31,400 - Yeah, and the recommendation for the rezoning 919 00:40:31,400 --> 00:40:33,280 is to leave those as PF 920 00:40:33,280 --> 00:40:36,840 as opposed to transitioning them to MD, is that correct? 921 00:40:36,840 --> 00:40:39,680 - For the time being, yes, 922 00:40:39,680 --> 00:40:41,000 partly because a number of those 923 00:40:41,000 --> 00:40:44,000 are actually contain active infrastructure 924 00:40:44,000 --> 00:40:45,440 in our drainage lots. 925 00:40:45,440 --> 00:40:50,400 So we're recommending leaving those as they are for now, 926 00:40:50,400 --> 00:40:53,420 certain that they are city owned. 927 00:40:53,420 --> 00:40:54,440 - Yeah, so I'm familiar. 928 00:40:54,440 --> 00:40:56,520 I mean, the one on the east side of Wainwright 929 00:40:56,520 --> 00:41:00,040 and then certainly that large block east of there, 930 00:41:00,040 --> 00:41:02,600 there's open ditches, right? 931 00:41:02,600 --> 00:41:05,000 But the ones on the west side of Wainwright, 932 00:41:05,000 --> 00:41:07,440 I thought had been all, 933 00:41:07,440 --> 00:41:09,120 I mean, there would be an easement there obviously, 934 00:41:09,120 --> 00:41:11,560 but I thought that it had been covered up. 935 00:41:11,560 --> 00:41:14,480 - Yeah, there are some, 936 00:41:14,480 --> 00:41:15,400 one or two of those lots 937 00:41:15,400 --> 00:41:16,960 that may potentially be developable 938 00:41:16,960 --> 00:41:18,920 and certainly would be open to considering 939 00:41:18,920 --> 00:41:23,160 whether we'd wanna look at zoning those as MD as well. 940 00:41:23,160 --> 00:41:25,620 That's, I think there's potentially an opportunity there 941 00:41:25,620 --> 00:41:29,120 and we just need to look at what the plans are 942 00:41:29,120 --> 00:41:30,680 if there is a department that has a particular plan 943 00:41:30,680 --> 00:41:33,640 for that lot, whether that fits with their intentions. 944 00:41:33,640 --> 00:41:35,500 But there is the potential there 945 00:41:35,500 --> 00:41:36,720 and one or more of those lots 946 00:41:36,720 --> 00:41:38,600 may be something that we would in fact wanna have ready 947 00:41:38,600 --> 00:41:39,760 for future private development. 948 00:41:39,760 --> 00:41:41,200 - Yeah, okay. - Thank you. 949 00:41:41,200 --> 00:41:44,520 - Okay, so one more question, Commissioner Riggs. 950 00:41:44,520 --> 00:41:49,200 - So that could be way off wrong, Commissioner Pruitt, 951 00:41:49,200 --> 00:41:51,720 but I believe those lots east of Wainwright 952 00:41:51,720 --> 00:41:54,160 have major drainage infrastructure underground. 953 00:41:54,160 --> 00:41:58,200 - Yeah, oh, you mean, you said east, do you mean west? 954 00:41:58,200 --> 00:41:59,280 - Yes, I'm sorry, west. 955 00:41:59,280 --> 00:42:00,120 - Correct. - Yeah. 956 00:42:00,120 --> 00:42:00,960 - Yeah, yeah, yeah. 957 00:42:00,960 --> 00:42:05,220 They definitely have the huge boxes under there. 958 00:42:06,480 --> 00:42:09,240 And I'm no building official. 959 00:42:09,240 --> 00:42:12,320 I don't know what use you could put over there. 960 00:42:12,320 --> 00:42:16,200 Most things are accomplishable with enough money, right? 961 00:42:16,200 --> 00:42:19,840 - There you go. - But okay, thank you. 962 00:42:19,840 --> 00:42:20,960 - I did have one other question. 963 00:42:20,960 --> 00:42:22,960 And I know this may not be something 964 00:42:22,960 --> 00:42:24,800 really exactly pertaining to this, 965 00:42:24,800 --> 00:42:27,360 but I do remember back in the day, 966 00:42:27,360 --> 00:42:28,560 there being some concerns 967 00:42:28,560 --> 00:42:30,680 of having these multi-story buildings 968 00:42:30,680 --> 00:42:35,320 with essentially zero lot lines and fire response. 969 00:42:35,320 --> 00:42:36,920 And basically the fire department being able 970 00:42:36,920 --> 00:42:39,480 to put the outriggers out necessary 971 00:42:39,480 --> 00:42:42,000 in order to get up to those higher stories. 972 00:42:42,000 --> 00:42:44,640 I assume all that will go through just the typical-- 973 00:42:44,640 --> 00:42:46,280 - Absolutely, absolutely. - Development. 974 00:42:46,280 --> 00:42:47,660 - Yep, no doubt. 975 00:42:47,660 --> 00:42:54,280 - Okay, Commissioner Dyer. 976 00:42:54,280 --> 00:42:55,400 - Just one last question. 977 00:42:55,400 --> 00:42:58,880 I'm just kind of noticing the notes 978 00:42:58,880 --> 00:43:00,720 that were taken from some of the meetings. 979 00:43:00,720 --> 00:43:05,480 And there was a concern about if you rezone this 980 00:43:05,480 --> 00:43:09,040 to mixed use, if that would bring in vape shops. 981 00:43:09,040 --> 00:43:11,160 And so is that something that the city 982 00:43:11,160 --> 00:43:13,360 as well is concerned about? 983 00:43:13,360 --> 00:43:18,360 Or is there no way to prevent that with the Sony? 984 00:43:18,360 --> 00:43:24,560 Like is it pretty much everything is available? 985 00:43:24,560 --> 00:43:27,880 - So one of the challenges with vape shops 986 00:43:27,880 --> 00:43:31,120 is that nearly everyone we have is actually 987 00:43:31,120 --> 00:43:34,000 just classified as retail. 988 00:43:34,000 --> 00:43:38,760 As long as 51% of what's in that store is something other, 989 00:43:38,760 --> 00:43:40,320 can come in and that's gonna be permitted 990 00:43:40,320 --> 00:43:42,920 in any downtown zoning district we have. 991 00:43:42,920 --> 00:43:45,080 - So there's no way to regulate that 992 00:43:45,080 --> 00:43:46,760 is kind of what you're saying. 993 00:43:46,760 --> 00:43:48,840 - At this time, it is difficult. 994 00:43:48,840 --> 00:43:53,840 I mean, it is true that smoke shop is permitted use in MD, 995 00:43:53,840 --> 00:43:57,080 but it's really not necessary to have that use 996 00:43:57,080 --> 00:43:58,160 to be able to get a vape shop 997 00:43:58,160 --> 00:44:01,160 if you just keep it below 50%. 998 00:44:01,160 --> 00:44:02,000 - Okay. 999 00:44:02,000 --> 00:44:05,960 - For clarification, those uses are permitted now 1000 00:44:05,960 --> 00:44:08,120 in the MN zoned properties, correct? 1001 00:44:08,120 --> 00:44:10,320 - Yeah, the retail use is permitted regardless 1002 00:44:10,320 --> 00:44:11,560 and they are there. 1003 00:44:11,560 --> 00:44:12,720 - Okay. 1004 00:44:12,720 --> 00:44:16,160 Okay, so let's work through the four questions. 1005 00:44:16,160 --> 00:44:18,880 First, areas one through three 1006 00:44:18,880 --> 00:44:25,000 on the central and eastern portion. 1007 00:44:27,720 --> 00:44:30,360 Are there any thoughts of supporting 1008 00:44:30,360 --> 00:44:34,240 or concerns of supporting the expansion 1009 00:44:34,240 --> 00:44:37,440 of the MD zoned area within that? 1010 00:44:37,440 --> 00:44:38,360 - I concur. 1011 00:44:38,360 --> 00:44:39,200 - Okay. 1012 00:44:39,200 --> 00:44:41,280 - Agree with that. 1013 00:44:41,280 --> 00:44:43,520 - I'm for it. 1014 00:44:43,520 --> 00:44:47,000 - Okay, yeah, sounds good to me. 1015 00:44:47,000 --> 00:44:48,280 - Okay. 1016 00:44:48,280 --> 00:44:52,480 - Then number two is the area four and five 1017 00:44:52,480 --> 00:44:54,760 that Sean talked about. 1018 00:44:54,760 --> 00:44:59,160 The proposal is to leave those as MN as they are today. 1019 00:44:59,160 --> 00:45:02,920 Any questions or concerns, direction on that? 1020 00:45:02,920 --> 00:45:05,760 - I concur with that too. 1021 00:45:05,760 --> 00:45:06,600 - Okay. 1022 00:45:06,600 --> 00:45:08,040 - I do as well. 1023 00:45:08,040 --> 00:45:08,960 - Leave it. 1024 00:45:08,960 --> 00:45:13,400 - Okay, I concur. 1025 00:45:13,400 --> 00:45:16,960 My only comment there is just, 1026 00:45:16,960 --> 00:45:20,840 let's be a little bit forward thinking. 1027 00:45:20,840 --> 00:45:25,240 The Sycamore Street, I think on the south side, 1028 00:45:25,240 --> 00:45:27,640 unless the plan has changed since I've thought of that, 1029 00:45:27,640 --> 00:45:32,640 there's an active side path project funded through DCTA 1030 00:45:32,640 --> 00:45:35,240 and county funds and stuff. 1031 00:45:35,240 --> 00:45:39,200 So some of that area will change 1032 00:45:39,200 --> 00:45:41,040 just from an infrastructure perspective. 1033 00:45:41,040 --> 00:45:43,640 I think it's perfectly appropriate to have MN there. 1034 00:45:43,640 --> 00:45:48,520 But let's just keep all those moving pieces in our mind. 1035 00:45:48,520 --> 00:45:49,360 - Absolutely. 1036 00:45:50,680 --> 00:45:51,520 I'm in. 1037 00:45:51,520 --> 00:45:52,360 Yeah. 1038 00:45:52,360 --> 00:45:54,120 - And just to that point, 1039 00:45:54,120 --> 00:45:58,160 I will note that on the corner of Elm and Sycamore, 1040 00:45:58,160 --> 00:46:00,440 we do have that MD zoning where is that vacant lot 1041 00:46:00,440 --> 00:46:02,200 and we definitely do expect and look forward 1042 00:46:02,200 --> 00:46:04,040 to development there. 1043 00:46:04,040 --> 00:46:05,120 - Okay, yeah. 1044 00:46:05,120 --> 00:46:07,760 All right. 1045 00:46:07,760 --> 00:46:12,320 Item three, do we concur with staff's recommendation 1046 00:46:12,320 --> 00:46:16,920 that we should include the specific language 1047 00:46:16,920 --> 00:46:20,120 keeping single family residential dwellings conforming? 1048 00:46:20,120 --> 00:46:22,440 I believe all of those within the area 1049 00:46:22,440 --> 00:46:25,360 were in area three, is that correct? 1050 00:46:25,360 --> 00:46:27,240 - There are also some in area two. 1051 00:46:27,240 --> 00:46:28,240 - Okay, okay. 1052 00:46:28,240 --> 00:46:32,000 So do we concur with that? 1053 00:46:32,000 --> 00:46:32,840 - I concur. 1054 00:46:32,840 --> 00:46:33,880 - Okay. 1055 00:46:33,880 --> 00:46:35,600 - Yes, yeah. 1056 00:46:35,600 --> 00:46:40,600 - Yeah, yeah, that's great for me, I concur. 1057 00:46:40,600 --> 00:46:44,400 And number four is they're being nice to us. 1058 00:46:44,400 --> 00:46:45,840 What other thoughts do we have 1059 00:46:46,760 --> 00:46:51,760 as we look forward to the growth of our downtown 1060 00:46:51,760 --> 00:46:53,080 and our city in this area? 1061 00:46:53,080 --> 00:46:55,960 Commissioner Riggs. 1062 00:46:55,960 --> 00:46:58,320 - So one of the things that I'm not very clear on 1063 00:46:58,320 --> 00:47:00,480 and hopefully you can expand on it, 1064 00:47:00,480 --> 00:47:03,240 but I know with the MD zoning, 1065 00:47:03,240 --> 00:47:05,520 so there's not all the parking requirements. 1066 00:47:05,520 --> 00:47:10,360 If this develops and it revitalizes and that's great, 1067 00:47:10,360 --> 00:47:13,720 what kind of concerns are there about lack of parking 1068 00:47:13,720 --> 00:47:15,760 and that type of? 1069 00:47:15,760 --> 00:47:17,560 - Yeah, absolutely, great question. 1070 00:47:17,560 --> 00:47:21,800 So one important thing to note is that for multifamily, 1071 00:47:21,800 --> 00:47:23,600 that requirement is still in place 1072 00:47:23,600 --> 00:47:25,040 once you get above 10 units. 1073 00:47:25,040 --> 00:47:26,560 So one of the things that tends to drive 1074 00:47:26,560 --> 00:47:29,280 a lot of parking needs, that is still in place. 1075 00:47:29,280 --> 00:47:33,640 If we do and we look forward to and hope to see 1076 00:47:33,640 --> 00:47:37,240 some great commercial mixed use developments, 1077 00:47:37,240 --> 00:47:39,640 the design downtown plan also anticipates 1078 00:47:39,640 --> 00:47:42,080 looking for opportunities to work with future developers 1079 00:47:42,080 --> 00:47:44,920 to bring in a parking garage that could potentially be 1080 00:47:44,920 --> 00:47:46,080 a public-private partnership. 1081 00:47:46,080 --> 00:47:47,440 Exactly how that will work out, 1082 00:47:47,440 --> 00:47:48,800 obviously we don't know now, 1083 00:47:48,800 --> 00:47:50,840 but that's something that the plan absolutely recommends 1084 00:47:50,840 --> 00:47:52,800 that we look for an opportunity to include 1085 00:47:52,800 --> 00:47:54,160 in the future development. 1086 00:47:54,160 --> 00:47:57,320 So hopefully as we see those successful things coming in, 1087 00:47:57,320 --> 00:47:59,120 we'll have that opportunity to have that discussion about, 1088 00:47:59,120 --> 00:48:01,440 hey, where can we get a public lot, 1089 00:48:01,440 --> 00:48:03,080 not a public lot, a public structure 1090 00:48:03,080 --> 00:48:04,720 will be an efficient use of space, 1091 00:48:04,720 --> 00:48:06,520 hopefully that would be part of something else 1092 00:48:06,520 --> 00:48:09,280 attached to a multifamily where we would share some levels. 1093 00:48:09,280 --> 00:48:11,040 Exactly what it would look like again, not sure, 1094 00:48:11,040 --> 00:48:12,480 but we definitely are gonna be looking now 1095 00:48:12,480 --> 00:48:14,880 for those opportunities to provide that parking 1096 00:48:14,880 --> 00:48:18,040 in a more efficient way than the lots we have now. 1097 00:48:18,040 --> 00:48:21,560 - So to expand on that, 1098 00:48:21,560 --> 00:48:23,440 'cause every time I've ever heard a plan 1099 00:48:23,440 --> 00:48:24,840 that's gonna include a parking garage, 1100 00:48:24,840 --> 00:48:26,840 it seems that the parking garage is the last, 1101 00:48:26,840 --> 00:48:28,960 very last thing or it just never happens. 1102 00:48:28,960 --> 00:48:32,640 Is there a way in this that we can ensure that 1103 00:48:32,640 --> 00:48:34,640 or is this too early of a stage? 1104 00:48:34,640 --> 00:48:35,960 - This is gonna be a little early. 1105 00:48:35,960 --> 00:48:38,080 So this is really gonna be a step one. 1106 00:48:38,080 --> 00:48:39,360 We absolutely have other steps. 1107 00:48:39,360 --> 00:48:42,360 I mean, one of the things we'll wanna look at 1108 00:48:42,360 --> 00:48:46,000 is whether we continue to allow parking lots 1109 00:48:46,000 --> 00:48:47,080 as a principal use in this area. 1110 00:48:47,080 --> 00:48:48,600 So there's definitely gonna be a number of things 1111 00:48:48,600 --> 00:48:51,600 we wanna look at, things Chair has brought up 1112 00:48:51,600 --> 00:48:53,800 that absolutely this needs to be just step one. 1113 00:48:53,800 --> 00:48:55,640 We're looking forward to coming back to with many more. 1114 00:48:55,640 --> 00:48:59,040 So great ideas, we'll stay on it. 1115 00:48:59,040 --> 00:49:00,320 - If I could add to that, 1116 00:49:00,320 --> 00:49:02,720 some communities that I've worked in 1117 00:49:02,720 --> 00:49:04,160 have actually had opportunities 1118 00:49:04,160 --> 00:49:07,320 to do kind of a public-private partnership option 1119 00:49:07,320 --> 00:49:08,880 in a community that I used to work in 1120 00:49:08,880 --> 00:49:11,840 where we did quite a bit of downtown revitalization. 1121 00:49:12,520 --> 00:49:16,200 As an effort, we had a need for some additional parking 1122 00:49:16,200 --> 00:49:18,080 in the downtown area, 1123 00:49:18,080 --> 00:49:21,200 particularly for our police force that we had. 1124 00:49:21,200 --> 00:49:23,200 But we, the city had owned some property 1125 00:49:23,200 --> 00:49:25,840 and were able to work with a developer 1126 00:49:25,840 --> 00:49:27,480 of a multifamily development 1127 00:49:27,480 --> 00:49:30,240 who was able to provide us the ground floor 1128 00:49:30,240 --> 00:49:32,360 of their parking garage facility 1129 00:49:32,360 --> 00:49:35,440 so that we would have the ability to secure 1130 00:49:35,440 --> 00:49:37,960 some police vehicles at that time. 1131 00:49:37,960 --> 00:49:41,440 But it was an example of a public-private partnership 1132 00:49:41,440 --> 00:49:42,600 that we've done with that. 1133 00:49:42,600 --> 00:49:46,680 Another project I can think of in that same downtown area, 1134 00:49:46,680 --> 00:49:49,240 actually two projects I can think of now. 1135 00:49:49,240 --> 00:49:51,920 The city was a partner in those projects 1136 00:49:51,920 --> 00:49:53,520 and worked with the developers 1137 00:49:53,520 --> 00:49:55,400 so that the structure parking that they were providing 1138 00:49:55,400 --> 00:49:57,160 for their multifamily development, 1139 00:49:57,160 --> 00:49:59,080 the city was able to have the ground floor 1140 00:49:59,080 --> 00:50:02,080 be available for public parking and was signed as such 1141 00:50:02,080 --> 00:50:04,840 so that it was open and available to the public. 1142 00:50:04,840 --> 00:50:07,960 So there are a variety of opportunities 1143 00:50:07,960 --> 00:50:12,040 that could come about for us to be able to help address 1144 00:50:12,040 --> 00:50:14,680 that need should that need arise, 1145 00:50:14,680 --> 00:50:16,600 especially if we're starting to see investment 1146 00:50:16,600 --> 00:50:17,420 within an area. 1147 00:50:17,420 --> 00:50:19,280 Because if we have an opportunity to do some sort 1148 00:50:19,280 --> 00:50:21,760 of public-private partnership opportunity, 1149 00:50:21,760 --> 00:50:24,480 then that helps both meet developer needs 1150 00:50:24,480 --> 00:50:25,720 but also meet the city's needs 1151 00:50:25,720 --> 00:50:28,120 without the potential for us just going 1152 00:50:28,120 --> 00:50:30,320 and building a parking structure, right? 1153 00:50:30,320 --> 00:50:33,080 So, but I think your point's well taken. 1154 00:50:33,080 --> 00:50:33,920 - Absolutely. 1155 00:50:33,920 --> 00:50:36,520 We are also in the midst of finalizing 1156 00:50:36,520 --> 00:50:39,120 a city-wide parking study that will include recommendations 1157 00:50:39,120 --> 00:50:40,680 that apply to this area, 1158 00:50:40,680 --> 00:50:42,220 which may at some point in the future 1159 00:50:42,220 --> 00:50:46,440 involve some more management of downtown parking 1160 00:50:46,440 --> 00:50:48,440 in a more central way. 1161 00:50:48,440 --> 00:50:50,800 So hopefully moving in a lot of good directions 1162 00:50:50,800 --> 00:50:51,640 on that front. 1163 00:50:51,640 --> 00:50:54,840 - Commissioner Dyer. 1164 00:50:54,840 --> 00:50:58,200 - I would just like to encourage staff 1165 00:50:58,200 --> 00:51:03,200 that once all of this is no longer just a concept plan 1166 00:51:03,440 --> 00:51:06,800 and a thought, where you're actually out there 1167 00:51:06,800 --> 00:51:09,200 trying to get developers to come 1168 00:51:09,200 --> 00:51:11,000 and you're seeking them and inviting them 1169 00:51:11,000 --> 00:51:12,360 to start developing this area 1170 00:51:12,360 --> 00:51:16,400 to really look at the whole townhouse development. 1171 00:51:16,400 --> 00:51:19,280 I think that would be a great opportunity 1172 00:51:19,280 --> 00:51:23,760 where you're not doing the apartments, the multifamily, 1173 00:51:23,760 --> 00:51:27,480 'cause sometimes that has that negative connotation. 1174 00:51:27,480 --> 00:51:31,920 But you're really allowing for affordable housing 1175 00:51:31,920 --> 00:51:34,680 and sometimes your townhouses are your, 1176 00:51:34,680 --> 00:51:39,440 are somebody's first step into home ownership. 1177 00:51:39,440 --> 00:51:43,440 And it's helping those single individuals 1178 00:51:43,440 --> 00:51:46,960 or maybe newly married people or even older people 1179 00:51:46,960 --> 00:51:49,840 that might be empty nesters that no longer want the care 1180 00:51:49,840 --> 00:51:51,720 of a single family residence, 1181 00:51:51,720 --> 00:51:54,880 but they've raised their kids and now they want to 1182 00:51:54,880 --> 00:51:58,320 live the high life in downtown. 1183 00:51:58,320 --> 00:52:00,120 I think that there's some really cool things 1184 00:52:00,120 --> 00:52:02,440 that you can do, so I would really encourage 1185 00:52:02,440 --> 00:52:07,440 to bring that to this area more so than maybe apartments 1186 00:52:07,440 --> 00:52:10,760 since there's a lot of apartments in Denton. 1187 00:52:10,760 --> 00:52:13,200 - Thank you, absolutely. 1188 00:52:13,200 --> 00:52:15,000 And one of the things I actually said 1189 00:52:15,000 --> 00:52:16,400 in one of our community meetings was that 1190 00:52:16,400 --> 00:52:17,920 if you're wanting to do townhomes, 1191 00:52:17,920 --> 00:52:20,520 that is one of the things that's going to benefit most 1192 00:52:20,520 --> 00:52:23,200 from this and from some of the other things we're working on 1193 00:52:23,200 --> 00:52:26,080 because that would be that under that parking cap. 1194 00:52:26,080 --> 00:52:28,880 So there's potentially gonna be a lot more freedom in this 1195 00:52:28,880 --> 00:52:30,880 to be able to develop townhomes. 1196 00:52:30,880 --> 00:52:33,360 And with some of the other things working on right now, 1197 00:52:33,360 --> 00:52:35,120 other members of staff are bringing forward 1198 00:52:35,120 --> 00:52:36,960 to remove some of the real challenges 1199 00:52:36,960 --> 00:52:40,120 we've had to townhome development in our code so far. 1200 00:52:40,120 --> 00:52:42,040 We are absolutely in support of that. 1201 00:52:42,040 --> 00:52:44,080 I'm really excited to make that much more easy 1202 00:52:44,080 --> 00:52:45,040 to develop in this area. 1203 00:52:45,040 --> 00:52:46,240 - Well, it's very interesting, you know, 1204 00:52:46,240 --> 00:52:50,000 having lived in other states and one in particular, 1205 00:52:50,000 --> 00:52:53,360 townhouses was that first step because in that area, 1206 00:52:53,360 --> 00:52:57,520 the cost of housing was so costly, it was so high 1207 00:52:57,520 --> 00:52:59,960 that that was really the first opportunity 1208 00:52:59,960 --> 00:53:03,920 that young people could get to be able to own a house. 1209 00:53:03,920 --> 00:53:06,880 And it's just, it's gonna be balancing it 1210 00:53:06,880 --> 00:53:08,360 to making sure that, 'cause you know, 1211 00:53:08,360 --> 00:53:10,320 there are luxury townhouses out there. 1212 00:53:10,320 --> 00:53:12,640 So you don't want to have the developer 1213 00:53:12,640 --> 00:53:14,080 who's putting in these, you know, 1214 00:53:14,080 --> 00:53:17,840 townhouses that cost six, seven, $800,000 1215 00:53:17,840 --> 00:53:19,720 'cause that kind of defeats the purpose 1216 00:53:19,720 --> 00:53:23,040 of making this an opportunity for young people 1217 00:53:23,040 --> 00:53:26,040 to purchase their first home. 1218 00:53:26,040 --> 00:53:26,880 - Thank you. 1219 00:53:26,880 --> 00:53:29,080 - Well, in fact, we already had one property owner 1220 00:53:29,080 --> 00:53:30,600 who mentioned like, if this goes through, 1221 00:53:30,600 --> 00:53:32,200 she's really interested in bringing in townhomes 1222 00:53:32,200 --> 00:53:33,320 on her property, so. 1223 00:53:33,320 --> 00:53:37,920 - Sean, could you address the residential goal that-- 1224 00:53:37,920 --> 00:53:38,760 - Yeah, absolutely. 1225 00:53:38,760 --> 00:53:41,000 - In the design downtown plan 'cause several 1226 00:53:41,000 --> 00:53:42,760 of the commissioners may not be familiar with that. 1227 00:53:42,760 --> 00:53:43,600 - Yeah, definitely. 1228 00:53:43,600 --> 00:53:45,880 So one of the things that in the plan, 1229 00:53:45,880 --> 00:53:49,720 we actually set a goal of adding an additional 1,500 units 1230 00:53:49,720 --> 00:53:51,480 of housing to downtown. 1231 00:53:51,480 --> 00:53:52,680 In talking with our consultants, 1232 00:53:52,680 --> 00:53:57,600 they said we had a strangely low amount of residential 1233 00:53:57,600 --> 00:53:59,600 in our downtown, and they could look at, 1234 00:53:59,600 --> 00:54:02,720 without us doing anything, a significant increase 1235 00:54:02,720 --> 00:54:03,680 that the market would bring in. 1236 00:54:03,680 --> 00:54:05,160 So we wanted to even go above and beyond that 1237 00:54:05,160 --> 00:54:07,280 and set that goal of 1,500. 1238 00:54:07,280 --> 00:54:10,480 And our policy and project recommendation within that 1239 00:54:10,480 --> 00:54:13,080 are targeted very much towards that goal 1240 00:54:13,080 --> 00:54:15,800 of bringing a significant increase in available housing 1241 00:54:15,800 --> 00:54:18,080 to make downtown more affordable for everyone. 1242 00:54:18,080 --> 00:54:20,840 So absolutely, that's a key part of it. 1243 00:54:23,520 --> 00:54:25,600 - Commissioner McDuff, did you have any? 1244 00:54:25,600 --> 00:54:27,920 - I believe we've covered everything. 1245 00:54:27,920 --> 00:54:29,800 I was just looking through the comments, 1246 00:54:29,800 --> 00:54:33,440 and Commissioner Lisa, I'm glad you talked 1247 00:54:33,440 --> 00:54:35,360 about the townhomes. 1248 00:54:35,360 --> 00:54:39,880 I think that's good for all groups, for all demographics, 1249 00:54:39,880 --> 00:54:43,200 and brings that density and the services to downtown. 1250 00:54:43,200 --> 00:54:48,200 There are some comments here about the need 1251 00:54:48,200 --> 00:54:50,400 for a grocery store, I'm sure you've seen that. 1252 00:54:50,400 --> 00:54:52,920 We all know that, about that, 1253 00:54:52,920 --> 00:54:55,560 and the need to protect the trees. 1254 00:54:55,560 --> 00:54:57,320 And of course, we're serious about that, 1255 00:54:57,320 --> 00:55:00,200 the landscaping and the sidewalks. 1256 00:55:00,200 --> 00:55:02,320 - Absolutely, absolutely. 1257 00:55:02,320 --> 00:55:04,720 Well, and with our design downtown, Denton Plan, 1258 00:55:04,720 --> 00:55:06,720 some of the other policy recommendations relate 1259 00:55:06,720 --> 00:55:10,160 to specifically looking at setting those strong 1260 00:55:10,160 --> 00:55:12,160 right-of-way streetscaping standards 1261 00:55:12,160 --> 00:55:14,320 to really make sure that as this area redevelops, 1262 00:55:14,320 --> 00:55:16,480 it is something that is high quality, 1263 00:55:16,480 --> 00:55:18,720 pursuing what we call our chill streets policy, 1264 00:55:18,720 --> 00:55:21,920 of prioritizing certain areas as really pedestrian-friendly 1265 00:55:21,920 --> 00:55:25,040 and making them as green and shaded as we can. 1266 00:55:25,040 --> 00:55:27,120 So, yes, the plan would agree with you. 1267 00:55:27,120 --> 00:55:29,600 - Okay. 1268 00:55:29,600 --> 00:55:32,200 Just have a few things. 1269 00:55:32,200 --> 00:55:36,640 I don't know how to evaluate, real-time, 1270 00:55:36,640 --> 00:55:40,640 whether those lots west of Wainwright have value 1271 00:55:40,640 --> 00:55:43,920 other than open space, based on the infrastructure 1272 00:55:43,920 --> 00:55:45,160 that's underneath them. 1273 00:55:45,160 --> 00:55:47,240 I just ask that somebody who does understand 1274 00:55:47,240 --> 00:55:48,840 that would think about this, 1275 00:55:48,840 --> 00:55:51,040 so that we don't have to do this twice. 1276 00:55:51,040 --> 00:55:52,080 (laughing) 1277 00:55:52,080 --> 00:55:55,560 If in fact, those are developable. 1278 00:55:55,560 --> 00:55:57,760 You know, there may be some opportunities 1279 00:55:57,760 --> 00:56:01,160 that are synergistic with our affordable housing toolkit, 1280 00:56:01,160 --> 00:56:04,360 where a public-private partnership where we own the land 1281 00:56:04,360 --> 00:56:07,400 and that sort of thing could be an opportunity there. 1282 00:56:07,400 --> 00:56:14,040 The absolutely support staff thinking through 1283 00:56:15,240 --> 00:56:20,240 from a streetscape perspective what controls are wise 1284 00:56:20,240 --> 00:56:25,440 in this area, just to, you know. 1285 00:56:25,440 --> 00:56:30,440 Denton loves unique and varied things, and that's great. 1286 00:56:30,440 --> 00:56:36,880 But there's a difference between unique and varied 1287 00:56:36,880 --> 00:56:38,800 as you walk along East Hickory Street, 1288 00:56:38,800 --> 00:56:41,440 where the buildings are still kind of in a similar place 1289 00:56:41,440 --> 00:56:44,840 versus unique and varied, where it looks like 1290 00:56:44,840 --> 00:56:47,320 one of them was forgotten and there's some, you know, 1291 00:56:47,320 --> 00:56:50,120 tall weeds in between you and the building or something. 1292 00:56:50,120 --> 00:56:54,680 Appropriate, but just, we should think through that. 1293 00:56:54,680 --> 00:56:57,640 Along with that, you mentioned street trees. 1294 00:56:57,640 --> 00:57:02,640 I wonder whether the way we handle street trees 1295 00:57:02,640 --> 00:57:06,160 in this area should be somewhat unique 1296 00:57:06,160 --> 00:57:10,200 just because of how there's a text-out street, 1297 00:57:10,200 --> 00:57:14,120 but we're doing a take-back program and, you know, 1298 00:57:14,120 --> 00:57:16,400 there's probably some on-street parking 1299 00:57:16,400 --> 00:57:19,240 and it's likely that those 1300 00:57:19,240 --> 00:57:26,360 future projects to update infrastructure 1301 00:57:26,360 --> 00:57:30,400 won't coincide always with a development project. 1302 00:57:30,400 --> 00:57:32,800 There's a lot of things to think through there. 1303 00:57:32,800 --> 00:57:38,440 Let's just make sure that the end goal in mind 1304 00:57:38,440 --> 00:57:43,440 is a nice tree-lined street with, you know, 1305 00:57:43,440 --> 00:57:45,840 an extension of what people love, essentially. 1306 00:57:45,840 --> 00:57:51,480 And then on the parking comments, you know, 1307 00:57:51,480 --> 00:57:54,840 I think, thank you for staff for providing that. 1308 00:57:54,840 --> 00:57:59,720 Certainly open to hear proposals in the future. 1309 00:57:59,720 --> 00:58:02,400 I know we can't determine what's gonna happen. 1310 00:58:02,400 --> 00:58:06,320 If something like that does happen, 1311 00:58:06,320 --> 00:58:10,820 I would just ask that we evaluate it from a, 1312 00:58:12,160 --> 00:58:17,160 you know, cost understanding of what those amenities 1313 00:58:17,160 --> 00:58:24,200 are costing us either in whatever it would be, right, 1314 00:58:24,200 --> 00:58:27,200 as you negotiate those partnerships. 1315 00:58:27,200 --> 00:58:29,400 And I look forward to combining that 1316 00:58:29,400 --> 00:58:34,400 with the parking management discussions in this area 1317 00:58:34,400 --> 00:58:36,360 and other areas that are high demand. 1318 00:58:36,360 --> 00:58:39,120 And then the last thing is I would just, 1319 00:58:39,120 --> 00:58:44,120 I think the 2024 International Code Council adoption process 1320 00:58:44,120 --> 00:58:50,800 may be starting soon with HABSCO, 1321 00:58:50,800 --> 00:58:52,760 with the health and building standards. 1322 00:58:52,760 --> 00:58:55,320 It'd be interesting to see if there's anything 1323 00:58:55,320 --> 00:58:59,440 that they could do to remove some barriers 1324 00:58:59,440 --> 00:59:01,780 to what we want to see in this area as well, 1325 00:59:01,780 --> 00:59:03,800 given the constraints. 1326 00:59:03,800 --> 00:59:05,800 - Absolutely, discussions we can have. 1327 00:59:05,800 --> 00:59:08,060 - Anything else? 1328 00:59:09,280 --> 00:59:10,960 All right, thank you, John. 1329 00:59:10,960 --> 00:59:14,120 Excited to see what happens over the next 20 years. 1330 00:59:14,120 --> 00:59:23,480 Yeah, yeah, let's take just, we'll say five minutes 1331 00:59:23,480 --> 00:59:27,000 instead of two minutes this time to grab some dinner. 1332 00:59:27,000 --> 00:59:32,000 And then, yeah, and then we can listen to the legalese 1333 00:59:32,000 --> 00:59:36,960 on our remaining work session item here. 1334 00:59:38,240 --> 00:59:43,240 So at 6.02 p.m., we will recess for five minutes. 1335 00:59:43,240 --> 00:59:45,320 Thank you. 1336 00:59:45,320 --> 00:59:50,760 And with the quorum present at 6.12 p.m., 1337 00:59:50,760 --> 00:59:53,040 we will reconvene the work session 1338 00:59:53,040 --> 00:59:55,160 of the Planning and Zoning Commission. 1339 00:59:55,160 --> 00:59:59,160 Brings us to our second work session item, 1340 00:59:59,160 --> 01:00:01,840 item 3B, PZ25147. 1341 01:00:06,760 --> 01:00:08,760 Good evening, we've just got a brief recap 1342 01:00:08,760 --> 01:00:11,200 for you all of some of the bigger ticket items 1343 01:00:11,200 --> 01:00:13,360 coming out of the 89th legislative session, 1344 01:00:13,360 --> 01:00:15,560 in particular those that will affect 1345 01:00:15,560 --> 01:00:16,900 land use and development. 1346 01:00:16,900 --> 01:00:21,520 So just to give you an overview of kind of how 1347 01:00:21,520 --> 01:00:24,760 the legislative process works for the city of Denton, 1348 01:00:24,760 --> 01:00:27,080 each year the city manager's office works 1349 01:00:27,080 --> 01:00:30,920 with our legislative consultant, who is down in Austin, 1350 01:00:30,920 --> 01:00:32,280 to make sure that we're tracking bills 1351 01:00:32,280 --> 01:00:34,280 that could impact the city, registering support 1352 01:00:34,280 --> 01:00:37,200 and opposition where appropriate to those bills. 1353 01:00:37,200 --> 01:00:38,560 And this year there was really a focus 1354 01:00:38,560 --> 01:00:40,760 on kind of building relationships with our legislators 1355 01:00:40,760 --> 01:00:43,120 to try to make sure that we could have influence 1356 01:00:43,120 --> 01:00:45,160 where possible on some of the bills 1357 01:00:45,160 --> 01:00:47,200 as they worked their way through the process. 1358 01:00:47,200 --> 01:00:49,480 And as part of that, you may have seen 1359 01:00:49,480 --> 01:00:51,440 they provided regular updates to city council 1360 01:00:51,440 --> 01:00:53,600 on kind of what was tracking and where certain bills 1361 01:00:53,600 --> 01:00:56,500 were at that council had identified as higher priorities. 1362 01:00:56,500 --> 01:00:59,720 Just looking at some of the numbers, 1363 01:00:59,720 --> 01:01:02,140 it was a very busy legislative session. 1364 01:01:02,140 --> 01:01:05,800 Over 8,000 bills were filed between the House and the Senate. 1365 01:01:05,800 --> 01:01:08,360 Just over 1,200 of those made it through 1366 01:01:08,360 --> 01:01:09,720 to the governor's desk. 1367 01:01:09,720 --> 01:01:12,640 It was actually a fairly low passage rate 1368 01:01:12,640 --> 01:01:16,760 when comparing that to past years at 13.8%. 1369 01:01:16,760 --> 01:01:18,240 I believe Christy Fogle identified 1370 01:01:18,240 --> 01:01:20,880 that was the lowest since 1991. 1371 01:01:20,880 --> 01:01:22,960 She was the member of the city manager's staff 1372 01:01:22,960 --> 01:01:25,320 who did all the hard work this year keeping track 1373 01:01:25,320 --> 01:01:28,120 of all of these bills and routing them to us for review. 1374 01:01:29,200 --> 01:01:32,240 There were 711 in particular that were identified 1375 01:01:32,240 --> 01:01:33,540 that could have an impact on the city 1376 01:01:33,540 --> 01:01:36,200 that Christy and the other members 1377 01:01:36,200 --> 01:01:39,000 of the city management team diligently spread out 1378 01:01:39,000 --> 01:01:41,320 among city staff to make sure that the relevant departments 1379 01:01:41,320 --> 01:01:44,040 were looking at those providing responses 1380 01:01:44,040 --> 01:01:48,120 so that we could then register our stance on those bills. 1381 01:01:48,120 --> 01:01:50,240 160 of those went to committee hearings 1382 01:01:50,240 --> 01:01:53,880 and 32 we actually as a city registered a position 1383 01:01:53,880 --> 01:01:56,080 on those when they made it to their committee. 1384 01:01:56,080 --> 01:01:58,240 24 opposition and eight were in support. 1385 01:02:00,120 --> 01:02:03,240 Not specific to anything, planning and zoning 1386 01:02:03,240 --> 01:02:05,680 just so you're aware, some of the kind of emergency items 1387 01:02:05,680 --> 01:02:07,400 that the governor had called on the legislator 1388 01:02:07,400 --> 01:02:09,320 to focus on this year. 1389 01:02:09,320 --> 01:02:11,880 Tax relief was a big topic. 1390 01:02:11,880 --> 01:02:14,280 Property tax relief in particular. 1391 01:02:14,280 --> 01:02:17,240 Investment in the city's water or the state's water supply 1392 01:02:17,240 --> 01:02:19,920 in terms of infrastructure improvements and funding 1393 01:02:19,920 --> 01:02:23,120 for statewide for projects related to water supply 1394 01:02:23,120 --> 01:02:25,040 and water conservation and flood mitigation 1395 01:02:25,040 --> 01:02:27,240 were all important topics. 1396 01:02:27,240 --> 01:02:30,440 Teacher pay and education in general was a pretty big topic. 1397 01:02:30,440 --> 01:02:32,720 There were bills as you can see here, 1398 01:02:32,720 --> 01:02:36,080 HB2 that related to investment in public schooling, 1399 01:02:36,080 --> 01:02:38,440 particular teacher pay for longer tenured teachers 1400 01:02:38,440 --> 01:02:40,400 I believe was a primary focus of that. 1401 01:02:40,400 --> 01:02:43,320 Career training was a big focus. 1402 01:02:43,320 --> 01:02:46,600 There was actually a Texas cyber command established 1403 01:02:46,600 --> 01:02:48,280 that will be in San Antonio that will focus 1404 01:02:48,280 --> 01:02:49,720 on cyber security for the state. 1405 01:02:49,720 --> 01:02:51,720 And so that there were some bills related 1406 01:02:51,720 --> 01:02:54,600 to how do we encourage people to go into those pathways 1407 01:02:54,600 --> 01:02:56,440 and career training for those fields. 1408 01:02:58,200 --> 01:02:59,480 You've probably seen on the news 1409 01:02:59,480 --> 01:03:02,320 the education savings account bill was a hot topic this year. 1410 01:03:02,320 --> 01:03:05,240 Bail reform actually had several bills associated with it. 1411 01:03:05,240 --> 01:03:07,800 And then as I mentioned that cyber command for the state 1412 01:03:07,800 --> 01:03:09,920 was a pretty big topic as well. 1413 01:03:09,920 --> 01:03:14,800 Some of the notable items that would have a more impact 1414 01:03:14,800 --> 01:03:17,520 on municipalities across the state. 1415 01:03:17,520 --> 01:03:19,960 SB3 was related to THC product sales 1416 01:03:19,960 --> 01:03:23,280 so that one could obviously impact sales tax 1417 01:03:23,280 --> 01:03:24,800 in some cities especially. 1418 01:03:26,200 --> 01:03:28,960 There were bills related to immigration enforcement 1419 01:03:28,960 --> 01:03:31,760 and just state level finance that will have impacts 1420 01:03:31,760 --> 01:03:34,040 to cities as well as some changes to the lottery 1421 01:03:34,040 --> 01:03:36,360 and how that will be regulated. 1422 01:03:36,360 --> 01:03:38,320 More particular for the city, 1423 01:03:38,320 --> 01:03:41,640 the two that were not municipal focus per se 1424 01:03:41,640 --> 01:03:45,960 but will have a significant impact were HB1522 1425 01:03:45,960 --> 01:03:48,280 which amended the Texas Open Meetings Act. 1426 01:03:48,280 --> 01:03:50,600 So instead of having 72 hours notice, 1427 01:03:50,600 --> 01:03:54,000 it will now be three business days for agenda posting. 1428 01:03:54,000 --> 01:03:56,880 So you will find after September one council agendas, 1429 01:03:56,880 --> 01:03:59,360 your agendas, they'll all start coming out 1430 01:03:59,360 --> 01:04:01,040 a little earlier than they were in the past 1431 01:04:01,040 --> 01:04:04,160 to make sure that we meet that three business day standard. 1432 01:04:04,160 --> 01:04:06,360 And then there was another bill related 1433 01:04:06,360 --> 01:04:08,360 to local government employee severance pay 1434 01:04:08,360 --> 01:04:10,240 that will obviously be impactful 1435 01:04:10,240 --> 01:04:12,000 to municipalities across the city. 1436 01:04:12,000 --> 01:04:16,600 So focusing in on the ones that you all may see, 1437 01:04:16,600 --> 01:04:18,080 code amendments or other changes 1438 01:04:18,080 --> 01:04:20,280 and our processes related to. 1439 01:04:20,280 --> 01:04:21,320 Again, the first one on the slide 1440 01:04:21,320 --> 01:04:22,600 is just that three business days. 1441 01:04:22,600 --> 01:04:24,160 For you all, it looks like that's probably going 1442 01:04:24,160 --> 01:04:26,000 to be a one business day change 1443 01:04:26,000 --> 01:04:28,000 since your meeting is midweek. 1444 01:04:28,000 --> 01:04:29,960 But for the Development Code Review Committee 1445 01:04:29,960 --> 01:04:31,320 and ZBA and some of those others, 1446 01:04:31,320 --> 01:04:34,040 that will be a big change in the agenda posting timelines 1447 01:04:34,040 --> 01:04:35,960 to make sure that those Monday meetings 1448 01:04:35,960 --> 01:04:39,400 have their agendas posted three business days in advance. 1449 01:04:39,400 --> 01:04:45,840 HB24 and a couple of others focused on public notification, 1450 01:04:45,840 --> 01:04:48,480 particular to zoning and public hearing items. 1451 01:04:48,480 --> 01:04:52,720 HB24 introduced a new set of rules for comprehensive 1452 01:04:52,720 --> 01:04:54,760 zoning ordinance changes. 1453 01:04:54,760 --> 01:04:58,480 It defines that with a rather specific subset of things 1454 01:04:58,480 --> 01:05:01,640 that relate to either a city-wide adjustment to the code 1455 01:05:01,640 --> 01:05:04,600 or the zoning map or changes that are specific 1456 01:05:04,600 --> 01:05:06,960 to allowing more housing to be developed. 1457 01:05:06,960 --> 01:05:11,720 So those will have different notification standards, 1458 01:05:11,720 --> 01:05:14,680 different protest thresholds applied to them. 1459 01:05:14,680 --> 01:05:16,720 For some zoning changes, the protest threshold 1460 01:05:16,720 --> 01:05:19,320 is increased to 60% instead of 20% 1461 01:05:19,320 --> 01:05:22,400 in terms of what would trigger a possible change 1462 01:05:22,400 --> 01:05:24,080 at the council level vote. 1463 01:05:24,080 --> 01:05:26,240 But at the same time, it amends that super majority vote, 1464 01:05:26,240 --> 01:05:29,000 so it's not as applicable to all zoning changes 1465 01:05:29,000 --> 01:05:30,320 as it has been in the past. 1466 01:05:30,320 --> 01:05:37,440 HB4506 is an optional notification change. 1467 01:05:37,440 --> 01:05:39,560 It allows cities to create 1468 01:05:39,560 --> 01:05:42,600 a electronic opt-in notification process 1469 01:05:42,600 --> 01:05:44,320 that people could use to either receive email 1470 01:05:44,320 --> 01:05:45,960 or text updates. 1471 01:05:45,960 --> 01:05:49,160 In lieu of the mailed notices, 1472 01:05:49,160 --> 01:05:51,360 the tricky part of that is that it still mandates 1473 01:05:51,360 --> 01:05:53,320 that we meet the mailed notification timeline 1474 01:05:53,320 --> 01:05:55,680 if we don't get a delivery receipt 1475 01:05:55,680 --> 01:05:56,720 for that electronic notice. 1476 01:05:56,720 --> 01:05:59,920 So it's possibly not something that many cities 1477 01:05:59,920 --> 01:06:01,320 will look to actually opt into 1478 01:06:01,320 --> 01:06:05,000 since the timing of it would require that electronic notice 1479 01:06:05,000 --> 01:06:06,920 to go out significantly in advance 1480 01:06:06,920 --> 01:06:09,400 so that we know whether or not we get a read receipt 1481 01:06:09,400 --> 01:06:11,520 basically prior to the mailed notice date. 1482 01:06:11,520 --> 01:06:15,360 So good intent, but maybe not something 1483 01:06:15,360 --> 01:06:17,080 that will see a lot of impact across the state. 1484 01:06:17,080 --> 01:06:18,600 But that one did get enough votes 1485 01:06:18,600 --> 01:06:19,680 to become effective immediately 1486 01:06:19,680 --> 01:06:21,240 should cities want to opt into that 1487 01:06:21,240 --> 01:06:23,440 and create a system for it. 1488 01:06:23,440 --> 01:06:27,600 And then SB617 is not one that I anticipate 1489 01:06:27,600 --> 01:06:29,240 will see any changes by, 1490 01:06:29,240 --> 01:06:32,320 but if in the event we do seek to create 1491 01:06:32,320 --> 01:06:36,080 another municipal-controlled homeless facility 1492 01:06:36,080 --> 01:06:37,480 or facility to house individuals 1493 01:06:37,480 --> 01:06:38,840 experiencing homelessness, 1494 01:06:38,840 --> 01:06:41,280 there are new, very enhanced 1495 01:06:41,280 --> 01:06:43,440 public notification requirements for that. 1496 01:06:46,160 --> 01:06:47,320 With respect to land use, 1497 01:06:47,320 --> 01:06:48,840 we had a handful of bills 1498 01:06:48,840 --> 01:06:52,720 that you all likely will see DDC amendments coming forward 1499 01:06:52,720 --> 01:06:55,880 to make sure that we address and are in line with. 1500 01:06:55,880 --> 01:06:59,760 SB1567 preempt cities from regulating 1501 01:06:59,760 --> 01:07:02,440 the number of unrelated persons within a dwelling unit. 1502 01:07:02,440 --> 01:07:04,880 That bill was bracketed to be specific 1503 01:07:04,880 --> 01:07:06,080 primarily to college towns, 1504 01:07:06,080 --> 01:07:07,600 so Denton falls within that 1505 01:07:07,600 --> 01:07:10,240 given the population of our universities. 1506 01:07:10,240 --> 01:07:12,040 So we currently do have a standard in the code 1507 01:07:12,040 --> 01:07:14,000 that speaks to the maximum number of persons 1508 01:07:14,000 --> 01:07:15,520 that can occupy a dwelling, and we will need 1509 01:07:15,520 --> 01:07:16,600 to remove that in the future. 1510 01:07:16,600 --> 01:07:19,480 So you'll see amendments coming forward for that. 1511 01:07:19,480 --> 01:07:25,120 HB 2464 addresses home occupations. 1512 01:07:25,120 --> 01:07:30,920 Significantly preempt cities from regulating 1513 01:07:30,920 --> 01:07:34,440 what it defines as no impact home-based businesses, 1514 01:07:34,440 --> 01:07:37,880 and it offers suggestions as to what those would be 1515 01:07:37,880 --> 01:07:39,720 so the businesses that don't basically have 1516 01:07:39,720 --> 01:07:42,240 any visual effect from the road or create traffic 1517 01:07:42,240 --> 01:07:44,080 or anything of that nature specifies 1518 01:07:44,080 --> 01:07:48,120 that cities cannot regulate those businesses. 1519 01:07:48,120 --> 01:07:51,520 So we do have a fairly hefty set of home occupation rules 1520 01:07:51,520 --> 01:07:53,480 in our DDC that we are currently looking at, 1521 01:07:53,480 --> 01:07:55,680 and we'll be bringing forward amendments to. 1522 01:07:55,680 --> 01:08:01,520 HB 2844 is a preemption on the city's ability 1523 01:08:01,520 --> 01:08:05,040 to regulate food trucks and small food businesses. 1524 01:08:05,040 --> 01:08:09,280 The wording on this one has been very tricky 1525 01:08:09,280 --> 01:08:10,720 for us to piecemeal. 1526 01:08:10,720 --> 01:08:12,320 Tina and Angie and I actually got to sit in 1527 01:08:12,320 --> 01:08:15,440 on a session about it this week 1528 01:08:15,440 --> 01:08:17,920 with some of the state-level authorities 1529 01:08:17,920 --> 01:08:21,640 who were speaking to how the Department of State, 1530 01:08:21,640 --> 01:08:24,960 dishes, I can't remember what it stands for, 1531 01:08:24,960 --> 01:08:27,160 basically the State Health Department, 1532 01:08:27,160 --> 01:08:30,160 and how they will be rolling out rules 1533 01:08:30,160 --> 01:08:32,160 to help implement that bill, and it sounds like 1534 01:08:32,160 --> 01:08:35,080 we may still have some limited zoning authority under it, 1535 01:08:35,080 --> 01:08:36,520 so we're still examining that 1536 01:08:36,520 --> 01:08:39,360 and how the food truck regulations 1537 01:08:39,360 --> 01:08:40,960 that we had discussed with Council earlier this year 1538 01:08:40,960 --> 01:08:43,920 may or may not be able to actually be brought forward now. 1539 01:08:43,920 --> 01:08:48,920 And then finally, the last of the land use category 1540 01:08:48,920 --> 01:08:50,760 were the impacts that we discussed briefly 1541 01:08:50,760 --> 01:08:52,600 at your CIA AC meeting. 1542 01:08:52,600 --> 01:08:56,480 So SB 1883 speaks to cities not being able 1543 01:08:56,480 --> 01:08:58,880 to adjust impact fees more than every three years, 1544 01:08:58,880 --> 01:09:01,640 and also removed language that said 1545 01:09:01,640 --> 01:09:04,120 that planning and zoning commissions may serve as the CIA AC. 1546 01:09:04,120 --> 01:09:07,240 So with that language now gone from the state regulations, 1547 01:09:07,240 --> 01:09:10,720 our charter controls and states 1548 01:09:10,720 --> 01:09:11,880 that planning and zoning commission members 1549 01:09:11,880 --> 01:09:13,880 can only serve on the planning and zoning commission, 1550 01:09:13,880 --> 01:09:16,000 so hence that upcoming work session 1551 01:09:16,000 --> 01:09:20,120 to see how council wants to address CIA AC moving forward. 1552 01:09:20,120 --> 01:09:25,800 And housing was a major theme for the legislature this year, 1553 01:09:25,800 --> 01:09:27,040 so there are a handful of bills 1554 01:09:27,040 --> 01:09:29,480 that made it through related to that. 1555 01:09:29,480 --> 01:09:32,920 Only one of them will be a near-term impact 1556 01:09:32,920 --> 01:09:35,000 on the city of Denton as it stands today 1557 01:09:35,000 --> 01:09:36,600 due to our population. 1558 01:09:36,600 --> 01:09:39,680 So SB 785 speaks to cities 1559 01:09:39,680 --> 01:09:42,480 having to allow HUD code manufactured housing by right 1560 01:09:42,480 --> 01:09:44,320 in at least one residential district. 1561 01:09:44,320 --> 01:09:47,080 It also imposes limitations on when a city 1562 01:09:47,080 --> 01:09:49,720 can require specific use permits for those. 1563 01:09:49,720 --> 01:09:52,920 This bill has an effective date of September 1st of next year, 1564 01:09:52,920 --> 01:09:56,200 so we have time to analyze this and see 1565 01:09:56,200 --> 01:09:57,880 what our plan will be for amending 1566 01:09:57,880 --> 01:10:00,320 the Denton Development Code for that. 1567 01:10:00,320 --> 01:10:02,880 The other three bills that you see on your screen here 1568 01:10:02,880 --> 01:10:05,920 all had brackets where they are only applicable 1569 01:10:05,920 --> 01:10:08,320 to cities with 150,000 persons or more 1570 01:10:08,320 --> 01:10:11,160 based on the latest census. 1571 01:10:11,160 --> 01:10:12,400 We fall just under that. 1572 01:10:12,400 --> 01:10:16,480 I think we were in the 138 range at the 2020 census, 1573 01:10:16,480 --> 01:10:19,000 so even though we know we're probably over that in real time, 1574 01:10:19,000 --> 01:10:20,520 the census hasn't caught up with it yet, 1575 01:10:20,520 --> 01:10:23,760 so we have until 2030 on these bills. 1576 01:10:23,760 --> 01:10:26,920 But barring any other change from the legislatures 1577 01:10:26,920 --> 01:10:28,360 in the next two sessions, 1578 01:10:28,360 --> 01:10:30,960 these could be impactful come 2030. 1579 01:10:30,960 --> 01:10:33,720 SB 15 speaks to lot sizes 1580 01:10:33,720 --> 01:10:38,280 and says that cities essentially can't require by zoning 1581 01:10:38,280 --> 01:10:40,160 that lots be larger than 3,000 square feet 1582 01:10:40,160 --> 01:10:43,040 for new developments that are five acres or larger. 1583 01:10:43,040 --> 01:10:45,440 So us having a lot of vacant land 1584 01:10:45,440 --> 01:10:48,920 with rural residential zoning or lower density zoning on it, 1585 01:10:48,920 --> 01:10:50,280 that could be a significant change 1586 01:10:50,280 --> 01:10:52,800 if this bill's still in effect in 2030. 1587 01:10:52,800 --> 01:10:55,160 It also speaks to existing small lots 1588 01:10:55,160 --> 01:10:58,640 and limits cities' abilities to enforce setbacks, 1589 01:10:58,640 --> 01:11:02,160 parking requirements, building bulk and height, 1590 01:11:02,160 --> 01:11:03,920 and things of that nature 1591 01:11:03,920 --> 01:11:06,840 for any lots less than 4,000 square feet. 1592 01:11:06,840 --> 01:11:08,600 So some of our neighboring cities 1593 01:11:08,600 --> 01:11:11,160 will see significant impacts from that. 1594 01:11:11,160 --> 01:11:13,040 And then the next two on your screen 1595 01:11:13,040 --> 01:11:15,760 both relate to multifamily and mixed-use development. 1596 01:11:15,760 --> 01:11:19,680 SB 840 requires that cities allow mixed-use residential 1597 01:11:19,680 --> 01:11:21,600 and multifamily in any district 1598 01:11:21,600 --> 01:11:24,040 that allows office, commercial, retail, warehouse, 1599 01:11:24,040 --> 01:11:26,040 or mixed-use development. 1600 01:11:26,040 --> 01:11:28,800 So again, that could have a very significant impact 1601 01:11:28,800 --> 01:11:30,320 if it's still in place in 2030 1602 01:11:30,320 --> 01:11:32,640 when this bill would become applicable to Denton. 1603 01:11:32,640 --> 01:11:37,280 And SB 2477 was kind of a companion to SB 840. 1604 01:11:37,280 --> 01:11:39,440 It was reliant upon that. 1605 01:11:39,440 --> 01:11:42,520 But it further addresses office building conversions 1606 01:11:42,520 --> 01:11:44,280 to multifamily or mixed-use. 1607 01:11:44,280 --> 01:11:49,920 And finally, City of Denton was very happy to see 1608 01:11:49,920 --> 01:11:53,040 that we were deemed the official Halloween capital of Texas. 1609 01:11:53,040 --> 01:11:56,200 So with our second annual 31 days of Denton Halloween 1610 01:11:56,200 --> 01:11:58,560 this year, we can celebrate that even further. 1611 01:12:00,240 --> 01:12:02,200 So the next steps for this, 1612 01:12:02,200 --> 01:12:03,560 as you saw several of the bills 1613 01:12:03,560 --> 01:12:05,520 do have September 1 effective dates. 1614 01:12:05,520 --> 01:12:08,160 Knowing that we probably won't get through 1615 01:12:08,160 --> 01:12:09,800 a dual public hearing process before then, 1616 01:12:09,800 --> 01:12:11,200 we will do our best to ensure 1617 01:12:11,200 --> 01:12:13,080 that we're not violating state law 1618 01:12:13,080 --> 01:12:16,240 should we not have DDC updates in place by that date. 1619 01:12:16,240 --> 01:12:18,800 But staff is working on analyzing all of those bills 1620 01:12:18,800 --> 01:12:20,840 and crafting some code amendments 1621 01:12:20,840 --> 01:12:24,080 that you all and city council will see in the coming months. 1622 01:12:24,080 --> 01:12:27,760 And I am happy to answer any questions you may have. 1623 01:12:30,240 --> 01:12:32,920 (clears throat) 1624 01:12:32,920 --> 01:12:36,880 - Commissioner MacGuff. 1625 01:12:36,880 --> 01:12:40,800 - I think that was the most thorough and the fastest 1626 01:12:40,800 --> 01:12:44,240 and the quickest of any summary I've ever seen 1627 01:12:44,240 --> 01:12:47,000 in Denton, Texas. 1628 01:12:47,000 --> 01:12:51,960 Very thorough, I appreciate that, Haley. 1629 01:12:51,960 --> 01:12:52,800 - Welcome. 1630 01:12:59,360 --> 01:13:00,200 - Yeah. 1631 01:13:00,200 --> 01:13:04,920 - So Haley specifically addressed the Senate bill 15 1632 01:13:04,920 --> 01:13:06,200 and Senate bill 840. 1633 01:13:06,200 --> 01:13:09,120 So we worked hard also to write even letters 1634 01:13:09,120 --> 01:13:11,720 at the last minute to requesting that to be vetoed 1635 01:13:11,720 --> 01:13:14,560 because we know it potentially has significant implications. 1636 01:13:14,560 --> 01:13:16,240 Several of our neighboring cities, 1637 01:13:16,240 --> 01:13:18,080 we've been working with them 1638 01:13:18,080 --> 01:13:20,600 as they work through the implications of that bill. 1639 01:13:20,600 --> 01:13:22,680 So also hopefully maybe we can learn from them 1640 01:13:22,680 --> 01:13:27,720 in what they're rolling out hopefully before September 1 1641 01:13:27,720 --> 01:13:29,680 so that we can have some lessons learned from them. 1642 01:13:29,680 --> 01:13:32,720 And then as we prepare for the year 2030. 1643 01:13:32,720 --> 01:13:34,320 The other thing I think is gonna be interesting to see 1644 01:13:34,320 --> 01:13:36,560 on that is typically the census data doesn't come out 1645 01:13:36,560 --> 01:13:37,640 for at least a year. 1646 01:13:37,640 --> 01:13:40,800 So it might be more like 2031. 1647 01:13:40,800 --> 01:13:42,520 We also have two legislative sessions 1648 01:13:42,520 --> 01:13:44,440 that will happen between now and then. 1649 01:13:44,440 --> 01:13:47,240 So that could also have some further implications on that. 1650 01:13:47,240 --> 01:13:49,160 But I know in working with the team, 1651 01:13:49,160 --> 01:13:50,040 I realize I won't be here, 1652 01:13:50,040 --> 01:13:51,800 but I know when working with our team, 1653 01:13:51,800 --> 01:13:54,120 we've been very diligent and concerned regarding 1654 01:13:54,120 --> 01:13:55,720 the implications on Denton 1655 01:13:55,720 --> 01:13:57,680 and how can we better position ourselves? 1656 01:13:57,680 --> 01:14:05,800 - So I for one am, 1657 01:14:05,800 --> 01:14:11,080 I don't remember the number now anymore, 1658 01:14:11,080 --> 01:14:16,080 but the bill about the unrelated persons 1659 01:14:16,080 --> 01:14:20,280 living in a dwelling unit, that sort of thing. 1660 01:14:22,360 --> 01:14:26,040 I understand that there's a desire 1661 01:14:26,040 --> 01:14:29,040 to not have constraints placed on the city. 1662 01:14:29,040 --> 01:14:32,520 At the same time I recall past DCRC meetings 1663 01:14:32,520 --> 01:14:37,520 where there was consensus that we didn't like 1664 01:14:37,520 --> 01:14:41,400 the historical vestiges of those types of policies. 1665 01:14:41,400 --> 01:14:45,840 So I welcome that and other amendments as we move forward. 1666 01:14:45,840 --> 01:14:48,760 I would just say, 1667 01:14:51,160 --> 01:14:52,640 I guess we can all thank COVID 1668 01:14:52,640 --> 01:14:57,280 for meaning that we weren't over 150,000 1669 01:14:57,280 --> 01:15:00,800 in the spring of 2020 when all of our students went home. 1670 01:15:00,800 --> 01:15:06,720 But certainly there's uncertainty 1671 01:15:06,720 --> 01:15:09,080 with upcoming legislative sessions. 1672 01:15:09,080 --> 01:15:15,440 If I've learned much about the process of code changes, 1673 01:15:15,440 --> 01:15:17,480 it always takes us about one or two more years 1674 01:15:17,480 --> 01:15:19,320 than we think it should. 1675 01:15:19,320 --> 01:15:22,160 And so I would encourage us to start having 1676 01:15:22,160 --> 01:15:26,600 the conversations about what do we envision 1677 01:15:26,600 --> 01:15:28,240 the future of Denton being, 1678 01:15:28,240 --> 01:15:33,240 assuming that that will take place in 2030 or 2031. 1679 01:15:33,240 --> 01:15:40,160 Because through engagement and discussion 1680 01:15:40,160 --> 01:15:41,880 with council and this body, 1681 01:15:41,880 --> 01:15:46,080 I think we can have a more productive result 1682 01:15:48,400 --> 01:15:51,800 of thinking about how do we want to move toward 1683 01:15:51,800 --> 01:15:54,320 what we're gonna be forced to in some ways anyway, 1684 01:15:54,320 --> 01:15:58,600 instead of missing things 1685 01:15:58,600 --> 01:16:00,080 because we have to do it really quickly 1686 01:16:00,080 --> 01:16:01,560 because we're procrastinating. 1687 01:16:01,560 --> 01:16:02,400 - Sure. 1688 01:16:02,400 --> 01:16:05,080 - Any other questions? 1689 01:16:05,080 --> 01:16:07,080 Commissioner McDuff? 1690 01:16:07,080 --> 01:16:10,840 - Yes, I just think this fits on our matrix, 1691 01:16:10,840 --> 01:16:14,040 but would this go in a work session? 1692 01:16:14,040 --> 01:16:17,400 Haley, how do you envision our updates 1693 01:16:17,400 --> 01:16:20,120 on the implementation of these bills? 1694 01:16:20,120 --> 01:16:24,160 Would this be in this kind of body 1695 01:16:24,160 --> 01:16:27,760 and this group, the work session for? 1696 01:16:27,760 --> 01:16:32,440 - I would anticipate for the bills 1697 01:16:32,440 --> 01:16:36,320 that we know we have September 1 compliance dates 1698 01:16:36,320 --> 01:16:38,280 coming up for that we would move those probably 1699 01:16:38,280 --> 01:16:40,600 through the public hearing process directly 1700 01:16:40,600 --> 01:16:41,960 through you all and then city council. 1701 01:16:41,960 --> 01:16:43,680 So you would see it during a work session 1702 01:16:43,680 --> 01:16:46,880 and a public hearing process in the coming meeting. 1703 01:16:46,880 --> 01:16:49,600 But unless there's some significant policy direction 1704 01:16:49,600 --> 01:16:50,720 that's needed on those items, 1705 01:16:50,720 --> 01:16:53,320 I don't anticipate we would have like a dedicated 1706 01:16:53,320 --> 01:16:55,080 work session just to those code updates 1707 01:16:55,080 --> 01:16:57,360 prior to noticing for a public hearing. 1708 01:16:57,360 --> 01:16:59,920 - So we might see those in August. 1709 01:16:59,920 --> 01:17:03,680 - Probably later in the reason being 1710 01:17:03,680 --> 01:17:05,560 is based upon our evaluation of the bills 1711 01:17:05,560 --> 01:17:07,400 where we do need to make some adjustments. 1712 01:17:07,400 --> 01:17:09,880 As Haley pointed out, in all likelihood, 1713 01:17:09,880 --> 01:17:12,760 we would not have them accomplished by September 1. 1714 01:17:12,760 --> 01:17:14,960 Some of them where there's changes that are occurring, 1715 01:17:14,960 --> 01:17:17,040 we can go ahead and absorb kind of in our current 1716 01:17:17,040 --> 01:17:18,960 operational aspects. 1717 01:17:18,960 --> 01:17:21,840 So for example, the unrelated persons, 1718 01:17:21,840 --> 01:17:25,920 when it comes to into effect until we're successful 1719 01:17:25,920 --> 01:17:27,640 and being able to get the code amendment, 1720 01:17:27,640 --> 01:17:29,200 we would just acknowledge that we're not going 1721 01:17:29,200 --> 01:17:30,360 to violate state law. 1722 01:17:30,360 --> 01:17:32,760 And we've done that previously, 1723 01:17:32,760 --> 01:17:35,080 I think in two prior legislative sessions 1724 01:17:35,080 --> 01:17:38,120 or actually it was 2019, we had done that. 1725 01:17:38,120 --> 01:17:41,600 The other thing is something that's also important to note, 1726 01:17:41,600 --> 01:17:44,720 as we've evaluated the code amendments that are needed, 1727 01:17:44,720 --> 01:17:49,240 we're also having taken consideration HB 24 1728 01:17:49,240 --> 01:17:52,520 and some of the better direction that we have 1729 01:17:52,520 --> 01:17:54,120 as it relates to being able to amend 1730 01:17:54,120 --> 01:17:55,720 particularly the comprehensive zoning ordinance 1731 01:17:55,720 --> 01:17:57,320 as a result of the CUNHA decision 1732 01:17:57,320 --> 01:18:00,520 that came about with the city of Austin. 1733 01:18:00,520 --> 01:18:04,840 So that decision from a legal standpoint 1734 01:18:04,840 --> 01:18:07,120 made it much more challenging for us to be able 1735 01:18:07,120 --> 01:18:09,480 to effectively keep our ordinances updated 1736 01:18:09,480 --> 01:18:11,800 because of potential public notification requirements 1737 01:18:11,800 --> 01:18:12,720 associated with it. 1738 01:18:12,720 --> 01:18:15,000 So with the adoption of House Bill 24 1739 01:18:15,000 --> 01:18:17,400 and its effective date of September 1st, 1740 01:18:17,400 --> 01:18:19,240 with that definition of what's considered 1741 01:18:19,240 --> 01:18:21,560 a comprehensive zoning ordinance amendment, 1742 01:18:21,560 --> 01:18:23,280 it allows us, it gives us some direction 1743 01:18:23,280 --> 01:18:25,120 where we can try and take advantage 1744 01:18:25,120 --> 01:18:27,080 of some of the opportunities that are within that bill. 1745 01:18:27,080 --> 01:18:30,280 So we've been throughout this legislative session, 1746 01:18:30,280 --> 01:18:33,680 especially the last couple months, evaluating that bill, 1747 01:18:33,680 --> 01:18:35,960 how does it work with us or against us? 1748 01:18:35,960 --> 01:18:38,880 How do the other bills work against us? 1749 01:18:38,880 --> 01:18:41,080 Or if there's an opportunity for waiting 1750 01:18:41,080 --> 01:18:42,840 until after September 1st. 1751 01:18:42,840 --> 01:18:45,640 And so, so far we believe that we're in a decent position 1752 01:18:45,640 --> 01:18:48,680 with the bills that are gonna be effective September 1st, 1753 01:18:48,680 --> 01:18:50,800 at least from a zoning and land use standpoint, 1754 01:18:50,800 --> 01:18:54,480 we will be okay with being able to modify our ordinance 1755 01:18:54,480 --> 01:18:55,800 after September 1. 1756 01:18:55,800 --> 01:18:57,720 We'll just have to be careful on, 1757 01:18:57,720 --> 01:18:59,920 if we had issues related to unrelated persons, 1758 01:18:59,920 --> 01:19:01,200 being able to address that accordingly, 1759 01:19:01,200 --> 01:19:02,680 not violating the state statute, 1760 01:19:02,680 --> 01:19:06,360 and then the home occupations as Haley spoke to. 1761 01:19:11,480 --> 01:19:12,320 Anything else? 1762 01:19:12,320 --> 01:19:15,520 Thank you very much, Haley. 1763 01:19:15,520 --> 01:19:23,400 All 8,713 bills, right? 1764 01:19:23,400 --> 01:19:26,120 - Thankfully we didn't have to read all of them. 1765 01:19:26,120 --> 01:19:28,560 (laughing) 1766 01:19:28,560 --> 01:19:29,760 - Very good. 1767 01:19:29,760 --> 01:19:34,760 Okay, at 6.31, we will adjourn our work session 1768 01:19:34,760 --> 01:19:40,200 and we will be in council chambers for the regular session 1769 01:19:41,040 --> 01:19:43,400 in five, eight minutes or so. 1770 01:19:43,400 --> 01:19:46,240 Thank you. 1771 01:19:46,240 --> 01:19:48,320 - Good evening. 1772 01:19:48,320 --> 01:19:53,160 At 6.42 PM on July 23rd, 2025, 1773 01:19:53,160 --> 01:19:56,720 we will call the regular meeting 1774 01:19:56,720 --> 01:19:59,960 of the Denton Planning and Zoning Commission to order 1775 01:19:59,960 --> 01:20:01,620 with the quorum present. 1776 01:20:01,620 --> 01:20:04,640 Our first item of business is to stand 1777 01:20:04,640 --> 01:20:07,640 and say the Pledge of Allegiance to the US and Texas flag. 1778 01:20:11,440 --> 01:20:13,960 - I pledge allegiance to the Republic 1779 01:20:13,960 --> 01:20:16,240 of the United States of America 1780 01:20:16,240 --> 01:20:19,080 and to the Republic for which it stands, 1781 01:20:19,080 --> 01:20:22,320 one nation, under God, indivisible, 1782 01:20:22,320 --> 01:20:24,480 with liberty and justice for all. 1783 01:20:24,480 --> 01:20:29,440 - Honor of the Texas flag, 1784 01:20:29,440 --> 01:20:33,320 I pledge allegiance to the Texas one state, 1785 01:20:33,320 --> 01:20:35,600 under God, one indivisible. 1786 01:20:42,000 --> 01:20:46,040 - That brings us to item two A, 1787 01:20:46,040 --> 01:20:50,040 approval of both the June 25th 1788 01:20:50,040 --> 01:20:52,720 Capital Improvement Advisory Committee minutes 1789 01:20:52,720 --> 01:20:56,200 as well as the June 25th Planning and Zoning minutes. 1790 01:20:56,200 --> 01:21:00,000 Commissioner Dyer. 1791 01:21:00,000 --> 01:21:03,700 - I make a motion that we approve the minutes 1792 01:21:03,700 --> 01:21:04,760 for both meetings. 1793 01:21:04,760 --> 01:21:06,660 - Commissioner Riggs. 1794 01:21:06,660 --> 01:21:07,500 - Second. 1795 01:21:07,500 --> 01:21:10,880 - And let's vote on the board. 1796 01:21:11,040 --> 01:21:12,040 - Thank you. 1797 01:21:12,040 --> 01:21:18,900 - That brings us to our consent agenda. 1798 01:21:18,900 --> 01:21:26,960 Any questions or discussion 1799 01:21:26,960 --> 01:21:29,120 on the consent agenda this evening? 1800 01:21:36,960 --> 01:21:41,400 We'll take a motion if, Commissioner Riggs. 1801 01:21:41,400 --> 01:21:43,800 - Make a motion to approve the consent agenda. 1802 01:21:43,800 --> 01:21:47,720 - Commissioner MacDuff. 1803 01:21:47,720 --> 01:21:53,300 - I'll second that motion to approve the consent agenda. 1804 01:21:53,300 --> 01:21:54,880 - Very good, seeing no discussion, 1805 01:21:54,880 --> 01:21:56,680 we'll call for a vote on the board. 1806 01:21:56,680 --> 01:22:06,040 That motion passes four zero. 1807 01:22:06,040 --> 01:22:09,160 That brings us to item four A, 1808 01:22:09,160 --> 01:22:12,920 FB250020A. 1809 01:22:12,920 --> 01:22:25,560 - Good evening, Commission, 1810 01:22:25,560 --> 01:22:27,220 Matt Bodine, Assistant Planner, 1811 01:22:27,220 --> 01:22:29,700 here to present a final plot of 1812 01:22:29,700 --> 01:22:33,320 lot one block A luxury storage condominiums, 1813 01:22:33,320 --> 01:22:36,240 which is approximately located on the south side 1814 01:22:36,240 --> 01:22:41,040 of Hickory Creek Road, about 610 feet west of Teasley Lane. 1815 01:22:41,040 --> 01:22:44,160 This final plot does not meet our criteria for approval, 1816 01:22:44,160 --> 01:22:47,160 so staff cannot recommend approval at this time. 1817 01:22:47,160 --> 01:22:50,720 However, we have no objection to their requested extension 1818 01:22:50,720 --> 01:22:53,700 to a date certain of August 13th, 2025. 1819 01:22:53,700 --> 01:22:57,400 - Okay. 1820 01:22:57,400 --> 01:23:00,520 Commissioner Riggs. 1821 01:23:02,680 --> 01:23:05,880 - Make a motion to extend to a date certain 1822 01:23:05,880 --> 01:23:07,920 of August 13th, 2025. 1823 01:23:07,920 --> 01:23:10,760 - And Commissioner MacDuff. 1824 01:23:10,760 --> 01:23:13,800 - I will second that motion to approve the extension 1825 01:23:13,800 --> 01:23:17,800 to a date certain of August 13th, 2025. 1826 01:23:17,800 --> 01:23:22,840 - Seeing no discussion, we'll call for a vote on the board. 1827 01:23:22,840 --> 01:23:28,560 Item passes four zero. 1828 01:23:30,440 --> 01:23:35,440 - That brings us to 4B, ZCP25-0013. 1829 01:23:35,440 --> 01:23:43,360 - Good evening, Chair, Members of the Commission, 1830 01:23:43,360 --> 01:23:44,840 Mia Hines, Senior Planner. 1831 01:23:44,840 --> 01:23:49,640 This item, as stated in the caption, 1832 01:23:49,640 --> 01:23:53,200 is a zoning compliance plan for a hospital services 1833 01:23:53,200 --> 01:23:55,520 development in Razor Ranch. 1834 01:23:55,520 --> 01:23:57,560 Typically, zoning compliance plans do not come 1835 01:23:57,560 --> 01:23:59,320 before this body, however, it is written 1836 01:23:59,320 --> 01:24:01,040 in the Razor Ranch overlay ordinance 1837 01:24:01,040 --> 01:24:04,560 that site plans for the development of properties 1838 01:24:04,560 --> 01:24:07,160 south of West University Road must come 1839 01:24:07,160 --> 01:24:08,800 before this body for approval. 1840 01:24:08,800 --> 01:24:11,560 That is why we are here before you this evening. 1841 01:24:11,560 --> 01:24:12,960 As far as the details of the site, 1842 01:24:12,960 --> 01:24:15,720 we're looking at a just over three-acre property 1843 01:24:15,720 --> 01:24:18,280 located west of Heritage Trail, 1844 01:24:18,280 --> 01:24:21,800 approximately 265 feet north of Panhandle Street. 1845 01:24:21,800 --> 01:24:23,800 Surrounding this site, working clockwise, 1846 01:24:23,800 --> 01:24:27,120 starting at the north, are multifamily developments. 1847 01:24:27,120 --> 01:24:30,360 There is a park internal to Razor, 1848 01:24:30,360 --> 01:24:32,760 sort of located northeast. 1849 01:24:32,760 --> 01:24:35,960 Just to the east, there is additional multifamily. 1850 01:24:35,960 --> 01:24:38,600 Located to the south is a hotel. 1851 01:24:38,600 --> 01:24:41,280 And then to the southwest is sort of 1852 01:24:41,280 --> 01:24:44,960 an indoor recreation facility, that's that Andy Bees. 1853 01:24:44,960 --> 01:24:48,160 And then to the west is the hotel and convention center 1854 01:24:48,160 --> 01:24:49,880 over there in Razor. 1855 01:24:49,880 --> 01:24:51,760 As for the zoning on the site, it is located 1856 01:24:51,760 --> 01:24:56,240 within the South Mixed Use District One sub-area of Razor. 1857 01:24:56,240 --> 01:24:59,040 And that area does permit a variety of uses, 1858 01:24:59,040 --> 01:25:01,840 including residential commercial services, 1859 01:25:01,840 --> 01:25:04,280 retail and restaurant, and of course, hospital services, 1860 01:25:04,280 --> 01:25:07,200 the proposed use for this item this evening. 1861 01:25:07,200 --> 01:25:13,680 As far as what this site is supposed to comply with, 1862 01:25:13,680 --> 01:25:16,160 we are looking at Exhibit C2 and D2 1863 01:25:16,160 --> 01:25:18,400 from the Razor Ranch Overlay District. 1864 01:25:18,400 --> 01:25:20,760 Those have been provided for you in your backup. 1865 01:25:20,760 --> 01:25:24,120 And when we are assessing the site plan package, 1866 01:25:24,120 --> 01:25:25,840 we are looking at the site plan, 1867 01:25:25,840 --> 01:25:28,160 how the buildings and things are laid out, 1868 01:25:28,160 --> 01:25:30,200 the landscape plan, as well as four-sided building 1869 01:25:30,200 --> 01:25:32,760 elevations to ensure that they are in compliance 1870 01:25:32,760 --> 01:25:36,280 with what the Razor calls for. 1871 01:25:36,280 --> 01:25:39,720 We review it up against this set of criteria 1872 01:25:39,720 --> 01:25:41,160 to make sure that it complies. 1873 01:25:41,160 --> 01:25:43,400 And just as far as details on the site, 1874 01:25:43,400 --> 01:25:46,840 they are proposing a one building, approximately two, 1875 01:25:46,840 --> 01:25:50,960 or two stories, approximately 63,000 square feet 1876 01:25:50,960 --> 01:25:52,600 with 40 patient beds. 1877 01:25:52,600 --> 01:25:55,600 They do have a patient rehab courtyard proposed, 1878 01:25:55,600 --> 01:25:59,640 a sort of outdoor seating area for patients 1879 01:25:59,640 --> 01:26:02,320 and the employees of this facility. 1880 01:26:02,320 --> 01:26:04,560 With this development, they are proposing 82 1881 01:26:04,560 --> 01:26:08,040 vehicular parking spaces and six bicycle parking spaces. 1882 01:26:08,040 --> 01:26:10,480 They are proposing two drive connections. 1883 01:26:10,480 --> 01:26:14,520 Both are to the sort of internal circulatory system 1884 01:26:14,520 --> 01:26:16,680 of Razor Ranch, not to public streets, 1885 01:26:16,680 --> 01:26:18,400 but they are public access easements, 1886 01:26:18,400 --> 01:26:21,720 so they are meeting their access requirements there. 1887 01:26:21,720 --> 01:26:23,520 And they are also proposing to connect 1888 01:26:23,520 --> 01:26:27,000 to existing pedestrian stubs or sidewalks 1889 01:26:27,000 --> 01:26:30,800 that are around this property as per the requirement. 1890 01:26:30,800 --> 01:26:35,000 As for landscaping, they are meeting that requirement, 1891 01:26:35,000 --> 01:26:38,880 proposing a total of 27% of landscape area coverage, 1892 01:26:38,880 --> 01:26:43,040 as well as a 53% tree canopy area coverage. 1893 01:26:43,040 --> 01:26:46,920 And street trees and things are planned 1894 01:26:46,920 --> 01:26:48,160 on the site accordingly. 1895 01:26:48,160 --> 01:26:53,000 Here are the conceptual elevations as proposed. 1896 01:26:53,000 --> 01:26:55,400 I just, the pool set is included in your backup, 1897 01:26:55,400 --> 01:26:59,360 but I just wanted to point out two of the elevations here. 1898 01:26:59,360 --> 01:27:02,440 That east elevation is what would be facing our public, 1899 01:27:02,440 --> 01:27:04,840 the one public right of way that is adjacent to this street, 1900 01:27:04,840 --> 01:27:06,240 that's Heritage Trail. 1901 01:27:06,240 --> 01:27:08,120 And then the north elevation is what you'd see 1902 01:27:08,120 --> 01:27:11,440 as you're sort of coming south into the Razor Ranch area, 1903 01:27:11,440 --> 01:27:15,640 which is where typically most people are coming from 1904 01:27:15,640 --> 01:27:17,080 within this development. 1905 01:27:17,080 --> 01:27:22,280 So again, staff is recommending approval of this site plan 1906 01:27:22,280 --> 01:27:24,920 as it does meet the criteria for approval 1907 01:27:24,920 --> 01:27:26,520 and the Razor Ranch overlay ordinance. 1908 01:27:26,520 --> 01:27:28,400 And at this time, 1909 01:27:28,400 --> 01:27:31,000 I will take any questions or comments that you have. 1910 01:27:31,000 --> 01:27:37,240 - Any questions? 1911 01:27:37,240 --> 01:27:40,520 Commissioner Dyer. 1912 01:27:40,520 --> 01:27:44,320 - I apologize if you said this while I was coughing. 1913 01:27:44,320 --> 01:27:49,920 What kind of health services, you said 40 beds, 1914 01:27:49,920 --> 01:27:52,320 is it like a same day surgery place? 1915 01:27:52,320 --> 01:27:54,320 What services are they providing? 1916 01:27:54,320 --> 01:27:56,560 - It's rehab services intended. 1917 01:27:56,560 --> 01:27:59,200 So it's, I don't believe surgeries are performed 1918 01:27:59,200 --> 01:28:00,080 at this facility. 1919 01:28:00,080 --> 01:28:03,320 I think it's more for patients who are recovering 1920 01:28:03,320 --> 01:28:04,960 over a course of a certain amount of time. 1921 01:28:04,960 --> 01:28:06,160 It's not long-term rehab. 1922 01:28:06,160 --> 01:28:08,160 So this isn't a living facility. 1923 01:28:08,160 --> 01:28:10,440 They're recovering at this facility. 1924 01:28:10,440 --> 01:28:13,320 - I believe there's like a 55 and older 1925 01:28:13,320 --> 01:28:15,440 apartment complex nearby. 1926 01:28:15,440 --> 01:28:16,280 - Yes. 1927 01:28:16,280 --> 01:28:18,440 - So is this kind of something that the neighbors 1928 01:28:18,440 --> 01:28:20,040 are looking forward to, 1929 01:28:20,040 --> 01:28:23,760 just to have medical facilities so close? 1930 01:28:23,760 --> 01:28:27,800 - We didn't do public engagement for this development. 1931 01:28:27,800 --> 01:28:30,080 It's not required for site plans. 1932 01:28:30,080 --> 01:28:31,320 This is a permitted use. 1933 01:28:31,320 --> 01:28:33,240 I know that this area, 1934 01:28:33,240 --> 01:28:35,200 I'm gonna go back to the site plan for a second, 1935 01:28:35,200 --> 01:28:37,760 'cause there are a few different medical office buildings 1936 01:28:37,760 --> 01:28:39,080 in this area that are of use. 1937 01:28:39,080 --> 01:28:42,440 And I'm sure that the residents in that area 1938 01:28:42,440 --> 01:28:44,520 would enjoy that facility. 1939 01:28:44,520 --> 01:28:47,600 - Well, and the main hospital is just south of this too 1940 01:28:47,600 --> 01:28:48,520 as well, correct? 1941 01:28:48,520 --> 01:28:49,360 - Correct. 1942 01:28:49,360 --> 01:28:50,200 - Okay. 1943 01:28:50,200 --> 01:28:51,040 - Cooks also. 1944 01:28:51,040 --> 01:28:51,880 - Okay, thank you. 1945 01:28:51,880 --> 01:28:56,440 - Any other questions? 1946 01:28:56,440 --> 01:28:58,280 Okay. 1947 01:28:58,280 --> 01:29:01,120 Open the floor for discussion or a motion. 1948 01:29:01,120 --> 01:29:02,280 Commissioner Dyer. 1949 01:29:02,280 --> 01:29:05,240 - I make a motion that we go ahead 1950 01:29:05,240 --> 01:29:06,920 and approve on the site plan. 1951 01:29:06,920 --> 01:29:09,360 - Commissioner Riggs. 1952 01:29:09,360 --> 01:29:10,200 - Second. 1953 01:29:10,200 --> 01:29:15,040 - Seeing no further discussion, 1954 01:29:15,040 --> 01:29:16,680 I call for a vote on the board. 1955 01:29:18,440 --> 01:29:19,280 - Second. 1956 01:29:19,280 --> 01:29:23,640 - That item passes four zero. 1957 01:29:23,640 --> 01:29:26,840 Brings us to our public hearings. 1958 01:29:26,840 --> 01:29:29,800 Our first public hearing this evening 1959 01:29:29,800 --> 01:29:34,800 is item 5A, AESA 25-0001A. 1960 01:29:34,800 --> 01:29:40,440 I will open the public hearing at this time. 1961 01:29:40,440 --> 01:29:44,680 Staff is requesting that this be postponed 1962 01:29:44,680 --> 01:29:48,320 to the August 13th planning and zoning meeting, 1963 01:29:48,320 --> 01:29:52,080 which will be in three weeks. 1964 01:29:52,080 --> 01:29:53,280 I think I'm doing the math here. 1965 01:29:53,280 --> 01:29:57,120 So if anybody from the public was coming expecting that, 1966 01:29:57,120 --> 01:29:59,720 that will be occurring in three weeks from today. 1967 01:29:59,720 --> 01:30:06,040 But we'll need a motion to continue to that date certain. 1968 01:30:06,040 --> 01:30:07,960 Commissioner Dyer. 1969 01:30:07,960 --> 01:30:10,200 - I go ahead and make a motion that we postpone this 1970 01:30:10,200 --> 01:30:11,640 to the August 13th date. 1971 01:30:11,640 --> 01:30:13,840 - And Commissioner Riggs. 1972 01:30:13,840 --> 01:30:15,360 - Second. 1973 01:30:15,360 --> 01:30:17,600 - With a first and a second and no discussion, 1974 01:30:17,600 --> 01:30:19,400 I'll call for a vote on the board. 1975 01:30:19,400 --> 01:30:26,920 That item passes four zero. 1976 01:30:26,920 --> 01:30:29,520 We will see that again in a few weeks. 1977 01:30:29,520 --> 01:30:34,520 Brings us to 5B, Z25-0004. 1978 01:30:44,600 --> 01:30:46,320 - Good evening, Matt. 1979 01:30:46,320 --> 01:30:47,400 - Good evening, Commission. 1980 01:30:47,400 --> 01:30:50,040 Matt Bodine, Assistant Planner here to present 1981 01:30:50,040 --> 01:30:53,560 the rezoning case called Springside Industrial. 1982 01:30:53,560 --> 01:30:58,800 So the property in question is about 22 acres 1983 01:30:58,800 --> 01:31:03,640 of primarily open pasture land located west of I-35 1984 01:31:03,640 --> 01:31:06,440 at the corner of Springside Road and Corbin Road. 1985 01:31:06,440 --> 01:31:12,320 The request today here is to rezone that property 1986 01:31:12,320 --> 01:31:15,120 from RR to the HI District. 1987 01:31:15,120 --> 01:31:16,240 Oops, sorry. 1988 01:31:16,240 --> 01:31:17,440 This is the site I want. 1989 01:31:17,440 --> 01:31:22,520 This property is surrounded 1990 01:31:22,520 --> 01:31:25,400 by a variety of zoning districts. 1991 01:31:25,400 --> 01:31:29,200 So to the south, we see that rural residential district 1992 01:31:29,200 --> 01:31:31,840 with, and then east and west to it, 1993 01:31:31,840 --> 01:31:33,880 is properties outside of city limits 1994 01:31:33,880 --> 01:31:36,440 under non-annexation agreements. 1995 01:31:36,440 --> 01:31:39,680 And then north of it is more heavy industrial 1996 01:31:39,680 --> 01:31:41,040 zoning district types. 1997 01:31:42,040 --> 01:31:44,760 Also note that this area 1998 01:31:44,760 --> 01:31:47,600 went through a recent mobility plan amendment 1999 01:31:47,600 --> 01:31:51,120 to change Springside and Corbin Road to Collectors, 2000 01:31:51,120 --> 01:31:54,000 recognizing the coming influx 2001 01:31:54,000 --> 01:31:58,480 of residential and industrial traffic coming to this area. 2002 01:31:58,480 --> 01:32:03,320 So this rezoning request was reviewed 2003 01:32:03,320 --> 01:32:05,480 against our general approval criteria, 2004 01:32:05,480 --> 01:32:08,320 as well as the zoning change criteria for approval. 2005 01:32:10,040 --> 01:32:12,480 About the proposed HI zoning district, 2006 01:32:12,480 --> 01:32:14,440 the purpose of this district is to allow 2007 01:32:14,440 --> 01:32:19,040 for a variety of industrial uses in that area, 2008 01:32:19,040 --> 01:32:23,520 primarily west of I-35 up to and around the Denton Airport. 2009 01:32:23,520 --> 01:32:28,960 This is the applicant's purpose for the rezoning 2010 01:32:28,960 --> 01:32:30,520 is consistent with the statement 2011 01:32:30,520 --> 01:32:32,520 of providing industrial uses, 2012 01:32:32,520 --> 01:32:35,240 as well as this proposed zoning district 2013 01:32:36,120 --> 01:32:41,120 is complicit, or matches the zoning 2014 01:32:41,120 --> 01:32:43,360 in the surrounding area to the north. 2015 01:32:43,360 --> 01:32:48,360 In addition, the comprehensive plan designates 2016 01:32:48,360 --> 01:32:51,160 the future land use for this property 2017 01:32:51,160 --> 01:32:54,160 as industrial commerce, which is, 2018 01:32:54,160 --> 01:32:56,120 in which we would expect mainly light 2019 01:32:56,120 --> 01:32:58,680 and heavy industrial uses. 2020 01:32:58,680 --> 01:33:02,040 In addition, staff sees that this rezoning 2021 01:33:02,040 --> 01:33:05,400 furthers the economic goal to ensure adequate land 2022 01:33:05,400 --> 01:33:07,200 for future economic growth, 2023 01:33:07,200 --> 01:33:11,360 particularly those non-residential land uses 2024 01:33:11,360 --> 01:33:14,560 to contribute to the growth and welfare of the city. 2025 01:33:14,560 --> 01:33:21,880 This area west of I-35 and between the Denton Airport 2026 01:33:21,880 --> 01:33:24,840 is primarily the industrial sector of the city, 2027 01:33:24,840 --> 01:33:28,680 and it has seen substantial growth over the last decade. 2028 01:33:28,680 --> 01:33:31,680 And that growth does continue to this day 2029 01:33:31,680 --> 01:33:34,480 with several projects in the area, 2030 01:33:34,480 --> 01:33:36,680 as you can see in that south map, 2031 01:33:36,680 --> 01:33:40,160 currently active, as well as interests from developers 2032 01:33:40,160 --> 01:33:44,000 to develop those adjacent heavy industrial zone properties. 2033 01:33:44,000 --> 01:33:50,960 The public was notified according to the city requirements, 2034 01:33:50,960 --> 01:33:54,880 including mailings and notices to those properties 2035 01:33:54,880 --> 01:33:57,000 within city limits. 2036 01:33:57,000 --> 01:34:01,920 Staff has received four total responses on opposition. 2037 01:34:01,920 --> 01:34:05,120 One came in just moments ago earlier today. 2038 01:34:05,120 --> 01:34:10,320 Of those, two were for property owners in city limits 2039 01:34:10,320 --> 01:34:11,920 and two were within the ETJ. 2040 01:34:11,920 --> 01:34:18,760 Staff is recommending approval of this requested rezoning 2041 01:34:18,760 --> 01:34:21,440 as it is compliant with the criteria for approval 2042 01:34:21,440 --> 01:34:23,240 found in the Denton Development Code. 2043 01:34:23,240 --> 01:34:27,080 But here to answer any questions. 2044 01:34:32,320 --> 01:34:36,280 - Any questions from staff before? 2045 01:34:36,280 --> 01:34:39,320 Commissioner McTuff? 2046 01:34:39,320 --> 01:34:44,280 - Yes, again, one of my continuing concerns 2047 01:34:44,280 --> 01:34:48,520 is that we've done public outreach around a holiday. 2048 01:34:48,520 --> 01:34:52,640 This one was done around July 4th. 2049 01:34:52,640 --> 01:35:00,800 So I'm just wondering how much of a feedback did we get? 2050 01:35:00,800 --> 01:35:02,920 There's a few letters in here, 2051 01:35:02,920 --> 01:35:06,600 but I continue to have that concern 2052 01:35:06,600 --> 01:35:09,680 that people aren't worried about these kinds of things 2053 01:35:09,680 --> 01:35:13,440 or not aware of around a holiday. 2054 01:35:13,440 --> 01:35:14,280 - Gotcha. 2055 01:35:14,280 --> 01:35:17,720 Noted, oops. 2056 01:35:17,720 --> 01:35:18,560 - Noted. 2057 01:35:18,560 --> 01:35:23,080 - Just in response to that, 2058 01:35:23,080 --> 01:35:27,080 the property signs do stay up past the holiday time. 2059 01:35:27,080 --> 01:35:29,040 So, but that is noted. 2060 01:35:31,800 --> 01:35:34,040 - Commissioner Dyer? 2061 01:35:34,040 --> 01:35:38,600 - So when you were talking about the current zoning 2062 01:35:38,600 --> 01:35:40,920 and the request for this zoning, 2063 01:35:40,920 --> 01:35:43,880 right now, this property has the heavy industrial 2064 01:35:43,880 --> 01:35:48,120 to the north, but it and all around it on the south 2065 01:35:48,120 --> 01:35:50,320 is rural residential. 2066 01:35:50,320 --> 01:35:52,440 But you also talked about that there should be 2067 01:35:52,440 --> 01:35:56,920 some sort of transition of zoning where, 2068 01:35:58,520 --> 01:36:01,120 and you mentioned it very quickly, 2069 01:36:01,120 --> 01:36:03,360 and it was like one of the last sentences on a slide, 2070 01:36:03,360 --> 01:36:05,440 and I don't know if you can go back to that slide 2071 01:36:05,440 --> 01:36:08,200 and find it, but, 2072 01:36:08,200 --> 01:36:12,200 right there. 2073 01:36:12,200 --> 01:36:13,040 - This one. 2074 01:36:13,040 --> 01:36:15,080 - At the very last line, it talks about 2075 01:36:15,080 --> 01:36:18,200 that the code requires substantial buffering 2076 01:36:18,200 --> 01:36:21,760 for industrial adjacent to residential uses in districts. 2077 01:36:21,760 --> 01:36:23,480 So right now, you've got heavy industrial 2078 01:36:23,480 --> 01:36:26,480 butted up right against the rural residential. 2079 01:36:26,480 --> 01:36:31,240 Like, what is the plan if we make this heavy industrial, 2080 01:36:31,240 --> 01:36:34,000 you still are surrounded by rural residential. 2081 01:36:34,000 --> 01:36:36,800 So what is the plan for that buffering 2082 01:36:36,800 --> 01:36:40,120 so that keep moving this heavy industrial south, 2083 01:36:40,120 --> 01:36:41,880 south, south, south, south? 2084 01:36:41,880 --> 01:36:43,000 - Yes. 2085 01:36:43,000 --> 01:36:47,400 So I can speak generally to what the code requires 2086 01:36:47,400 --> 01:36:51,520 as there is no site plan associated with zoning districts. 2087 01:36:51,520 --> 01:36:55,720 But in the heavy industrial zoning districts, 2088 01:36:55,720 --> 01:37:00,040 there is a 200 foot building setback 2089 01:37:00,040 --> 01:37:03,840 when that use is next to residential zoning, 2090 01:37:03,840 --> 01:37:06,360 such as rural residential. 2091 01:37:06,360 --> 01:37:12,320 And then there's also substantial landscape buffering 2092 01:37:12,320 --> 01:37:16,200 that's generally required when next to residential uses. 2093 01:37:16,200 --> 01:37:20,520 Some of those requirements include like fencing, 2094 01:37:20,520 --> 01:37:25,000 trees, shrubbery, as well as a minimum distance. 2095 01:37:26,200 --> 01:37:29,680 - But it just doesn't seem like 2096 01:37:29,680 --> 01:37:32,440 you've got one extreme type of zoning 2097 01:37:32,440 --> 01:37:35,720 against a totally different type of zoning 2098 01:37:35,720 --> 01:37:39,680 where normally you would kind of ease out of it. 2099 01:37:39,680 --> 01:37:42,720 You'd have the heavy industrial to a light industrial 2100 01:37:42,720 --> 01:37:47,400 to more commercial retail to your residential. 2101 01:37:47,400 --> 01:37:51,480 And I feel like, and I don't know, 2102 01:37:51,480 --> 01:37:52,960 maybe you can give me the history 2103 01:37:52,960 --> 01:37:55,960 of where the heavy industrial 2104 01:37:55,960 --> 01:37:59,440 to the north of this particular property, 2105 01:37:59,440 --> 01:38:03,840 how long has that zoning been there 2106 01:38:03,840 --> 01:38:05,920 neighboring the rural residential? 2107 01:38:05,920 --> 01:38:08,840 'Cause you showed the map from 2015, 2108 01:38:08,840 --> 01:38:11,880 so it's been there since at least then, correct? 2109 01:38:11,880 --> 01:38:15,720 - The, I can't speak to the zoning change 2110 01:38:15,720 --> 01:38:17,080 for that piece of property. 2111 01:38:17,080 --> 01:38:22,600 I can speak to a little bit more to staff's decision 2112 01:38:22,600 --> 01:38:24,360 with regards to the future land use plan, 2113 01:38:24,360 --> 01:38:28,320 but unless Tina wants. 2114 01:38:28,320 --> 01:38:30,880 - Maybe I can help address the question. 2115 01:38:30,880 --> 01:38:34,120 So your observation regarding the transitional zoning, 2116 01:38:34,120 --> 01:38:35,480 I can see why you say that 2117 01:38:35,480 --> 01:38:37,880 because sometimes in certain areas of the city, 2118 01:38:37,880 --> 01:38:40,280 we might have those transitions. 2119 01:38:40,280 --> 01:38:41,760 I think the challenge we have here 2120 01:38:41,760 --> 01:38:43,360 is we have an area of the city 2121 01:38:43,360 --> 01:38:45,960 that has been experiencing a fair amount of change, 2122 01:38:45,960 --> 01:38:48,560 particularly with respect to more industrial development. 2123 01:38:48,560 --> 01:38:50,560 We still have some rural residential properties 2124 01:38:50,560 --> 01:38:51,680 that are within that area. 2125 01:38:51,680 --> 01:38:54,040 So right now we're in this challenge position 2126 01:38:54,040 --> 01:38:57,040 of you have kind of two significant differences 2127 01:38:57,040 --> 01:38:58,160 in land uses. 2128 01:38:58,160 --> 01:38:59,440 Matt spoke to the requirements 2129 01:38:59,440 --> 01:39:01,160 that are in debt and development code. 2130 01:39:01,160 --> 01:39:02,720 When we have industrial properties 2131 01:39:02,720 --> 01:39:05,240 that are developing adjacent to residential properties, 2132 01:39:05,240 --> 01:39:07,040 there is a higher level of screening 2133 01:39:07,040 --> 01:39:09,280 and buffering requirements that come into play 2134 01:39:09,280 --> 01:39:11,560 compared to if an industrial use 2135 01:39:11,560 --> 01:39:13,520 was say next to a retail development, right? 2136 01:39:13,520 --> 01:39:16,760 So we do not have a zoning compliance plan 2137 01:39:16,760 --> 01:39:19,000 at this time submitted for review, as he noted, 2138 01:39:19,000 --> 01:39:20,560 but so that's where we rely 2139 01:39:20,560 --> 01:39:21,680 on our debt and development code 2140 01:39:21,680 --> 01:39:23,120 where we've adopted these standards. 2141 01:39:23,120 --> 01:39:24,000 And head of said, 2142 01:39:24,000 --> 01:39:26,680 these are the minimum standard requirements 2143 01:39:26,680 --> 01:39:28,040 for doing quality development 2144 01:39:28,040 --> 01:39:30,000 where we have this type of land use 2145 01:39:30,000 --> 01:39:32,120 being adjacent to this other type of land use. 2146 01:39:32,120 --> 01:39:36,240 So the code has it, 2147 01:39:36,240 --> 01:39:38,040 the debt and development code has built within it, 2148 01:39:38,040 --> 01:39:40,520 those standards to be able to provide those protections 2149 01:39:40,520 --> 01:39:43,200 when you have those differing land uses. 2150 01:39:43,200 --> 01:39:46,480 With respect to the HIs zoning to the North, 2151 01:39:46,480 --> 01:39:47,320 thank you, Haley. 2152 01:39:47,320 --> 01:39:48,920 So she just sent me some information. 2153 01:39:48,920 --> 01:39:51,160 Let me make sure I grabbed that date correctly. 2154 01:39:51,160 --> 01:39:53,800 That heavy industrial zoning to the North 2155 01:39:53,800 --> 01:39:56,440 has been in place since at least 2002. 2156 01:39:56,440 --> 01:39:59,440 So it has been there for quite some time. 2157 01:39:59,440 --> 01:40:01,960 The, you know, I think the challenge you have here 2158 01:40:01,960 --> 01:40:04,120 is when we have areas that are evolving 2159 01:40:04,120 --> 01:40:06,200 and experiencing amount of development, 2160 01:40:06,200 --> 01:40:07,360 the way that they are, 2161 01:40:07,360 --> 01:40:09,840 there is a lot of uncomfortable change that is happening. 2162 01:40:09,840 --> 01:40:11,520 The future land use map 2163 01:40:11,520 --> 01:40:14,000 of the debt in 2040 comprehensive plan 2164 01:40:14,000 --> 01:40:18,080 also acknowledges this area as Matt noted as industrial. 2165 01:40:18,080 --> 01:40:21,040 So these requests for rezoning to rezone properties 2166 01:40:21,040 --> 01:40:23,520 to heavy industrial and light industrial 2167 01:40:23,520 --> 01:40:26,440 are consistent with that future land use plan 2168 01:40:26,440 --> 01:40:27,480 that was adopted as part of our 2169 01:40:27,480 --> 01:40:29,320 debt in 2040 comprehensive plan. 2170 01:40:29,320 --> 01:40:31,800 So those are the criteria that we're using 2171 01:40:31,800 --> 01:40:35,000 when we have to evaluate these zoning change requests. 2172 01:40:35,000 --> 01:40:36,680 State law says if you're gonna have zoning, 2173 01:40:36,680 --> 01:40:37,920 the zoning should be consistent 2174 01:40:37,920 --> 01:40:38,920 with your comprehensive plan. 2175 01:40:38,920 --> 01:40:40,680 So that's why you have our analysis saying 2176 01:40:40,680 --> 01:40:42,400 that this is consistent with the requirements 2177 01:40:42,400 --> 01:40:43,880 provided for in the debt and development code 2178 01:40:43,880 --> 01:40:45,240 in our comprehensive plan. 2179 01:40:47,440 --> 01:40:50,520 - So question on the future on land use map 2180 01:40:50,520 --> 01:40:52,440 and the comprehensive plan. 2181 01:40:52,440 --> 01:40:55,280 I'm assuming that all goes through like P and Z 2182 01:40:55,280 --> 01:41:00,280 or city council and there's feedback from the community. 2183 01:41:00,280 --> 01:41:03,040 Like, do y'all take that into a, 2184 01:41:03,040 --> 01:41:05,640 I know you guys take that into account, 2185 01:41:05,640 --> 01:41:07,400 but how do we figure this out 2186 01:41:07,400 --> 01:41:09,640 because we are experiencing some growth 2187 01:41:09,640 --> 01:41:12,360 and balancing the need for that 2188 01:41:12,360 --> 01:41:17,320 with also the need for the current, you know, 2189 01:41:17,320 --> 01:41:22,320 rural residents, homeowners in that zoning 2190 01:41:22,320 --> 01:41:25,040 so that they don't feel like they're, you know, 2191 01:41:25,040 --> 01:41:28,400 being overtaken by having a type of neighborhood 2192 01:41:28,400 --> 01:41:32,080 that maybe, you know, especially if the property's 2193 01:41:32,080 --> 01:41:35,800 been in their ownership for a long time or family ownership. 2194 01:41:35,800 --> 01:41:38,320 - Yeah. 2195 01:41:38,320 --> 01:41:40,120 - I was gonna say, do you want me to address that 2196 01:41:40,120 --> 01:41:41,560 or did you have something else you wanna offer? 2197 01:41:41,560 --> 01:41:43,560 - I don't wanna get too far ahead of ourselves. 2198 01:41:43,560 --> 01:41:46,720 I wanna hear from, there's a few members of the public 2199 01:41:46,720 --> 01:41:49,160 who wanna speak in the public hearing. 2200 01:41:49,160 --> 01:41:54,160 I really just wanted to make sure we get any confusions 2201 01:41:54,160 --> 01:41:55,720 or statements of fact out there 2202 01:41:55,720 --> 01:41:58,640 so that the public can understand things 2203 01:41:58,640 --> 01:42:00,920 before they have a chance to make their comments. 2204 01:42:00,920 --> 01:42:01,760 - Oh yeah, absolutely. 2205 01:42:01,760 --> 01:42:02,600 - No worries. 2206 01:42:02,600 --> 01:42:07,000 I just, I don't wanna get cart before the horse, if you will. 2207 01:42:07,000 --> 01:42:09,000 If that's okay, I think those are very good things 2208 01:42:09,000 --> 01:42:13,160 that I hope you bring up once the public hearing is concluded 2209 01:42:13,160 --> 01:42:14,600 and we can just talk through those, is that? 2210 01:42:14,600 --> 01:42:15,440 - Okay, yeah, that's fine. 2211 01:42:15,440 --> 01:42:17,800 - Okay, I do have one question, Matt, 2212 01:42:17,800 --> 01:42:20,080 just so everybody understands, 2213 01:42:20,080 --> 01:42:22,720 'cause there's non-annexation agreements 2214 01:42:22,720 --> 01:42:25,360 left and right of here in county land. 2215 01:42:25,360 --> 01:42:31,960 Do the DDC requirements for buffering 2216 01:42:31,960 --> 01:42:36,120 and setback from a land use instead of a zone 2217 01:42:36,120 --> 01:42:39,520 apply to land that is not within the city 2218 01:42:39,520 --> 01:42:42,160 but is abutting a property or does it only apply 2219 01:42:42,160 --> 01:42:46,440 to land that is within the city abutting a property? 2220 01:42:46,440 --> 01:42:50,160 - I have to defer. 2221 01:42:50,160 --> 01:42:56,120 Typically, we only see this city and city land. 2222 01:42:56,120 --> 01:42:58,920 I'm not entirely sure what's common practice 2223 01:42:58,920 --> 01:43:01,200 when it's city against county. 2224 01:43:01,200 --> 01:43:04,120 - We can look into that if there's significant follow-up. 2225 01:43:04,120 --> 01:43:05,600 - Let's see if we can research that 2226 01:43:05,600 --> 01:43:07,920 and then after the public hearing, 2227 01:43:07,920 --> 01:43:08,760 provide that information. 2228 01:43:08,760 --> 01:43:09,920 - That's perfectly fine. 2229 01:43:09,920 --> 01:43:14,040 I just think that may be a question here, okay. 2230 01:43:14,040 --> 01:43:17,680 Any other, okay. 2231 01:43:17,680 --> 01:43:19,040 Thank you, Matt. 2232 01:43:19,040 --> 01:43:21,200 With that, I will open the public hearing. 2233 01:43:21,200 --> 01:43:26,280 I do have two cards of people willing 2234 01:43:26,280 --> 01:43:28,560 or asking to speak. 2235 01:43:28,560 --> 01:43:35,120 First, I will call Barbara Whiteward. 2236 01:43:35,120 --> 01:43:38,600 Quitward, my apologies. 2237 01:43:40,440 --> 01:43:45,440 - Can you get that picture back up of the property 2238 01:43:45,440 --> 01:43:48,320 that he's working to do the-- 2239 01:43:48,320 --> 01:43:51,920 - Yeah, Matt, could you just get the map 2240 01:43:51,920 --> 01:43:53,200 of the property there? 2241 01:43:53,200 --> 01:43:55,360 And Barbara. 2242 01:43:55,360 --> 01:43:59,080 - Barbara Whiteward, out of the 4085 Corbin Road. 2243 01:43:59,080 --> 01:44:05,000 And my property is butted up to his property. 2244 01:44:05,000 --> 01:44:07,800 And yes, yes. 2245 01:44:09,040 --> 01:44:11,960 (speaking faintly) 2246 01:44:11,960 --> 01:44:21,920 - Matt, can you lower the microphone 2247 01:44:21,920 --> 01:44:24,040 so she can speak directly into it? 2248 01:44:24,040 --> 01:44:25,720 We're recording and videoing 2249 01:44:25,720 --> 01:44:27,800 and so if I could have you speak in the microphone, 2250 01:44:27,800 --> 01:44:28,640 that'd be really helpful. 2251 01:44:28,640 --> 01:44:29,480 - Okay. 2252 01:44:29,480 --> 01:44:33,960 I'm Barbara Whitworth and I live at 4085 Corbin Road. 2253 01:44:33,960 --> 01:44:36,040 My husband is 80. 2254 01:44:36,040 --> 01:44:38,080 I am 75. 2255 01:44:38,080 --> 01:44:40,840 We built the house in 1995. 2256 01:44:40,840 --> 01:44:42,480 This was our forever home. 2257 01:44:42,480 --> 01:44:46,240 When we first built the house, 2258 01:44:46,240 --> 01:44:47,760 it was quiet out there. 2259 01:44:47,760 --> 01:44:48,720 Well, it still is. 2260 01:44:48,720 --> 01:44:50,920 It's very nice out there, it's quiet. 2261 01:44:50,920 --> 01:44:53,640 We go outside and we can see the stars shine. 2262 01:44:53,640 --> 01:44:57,480 If something big like this is built directly 2263 01:44:57,480 --> 01:45:01,760 in front of us, all we're gonna see is their lights, 2264 01:45:01,760 --> 01:45:06,680 their noise, their pollution in front of my house. 2265 01:45:08,920 --> 01:45:10,440 Nathan does not live out there. 2266 01:45:10,440 --> 01:45:11,640 They just bought the property 2267 01:45:11,640 --> 01:45:14,520 to turn around and make money off of it. 2268 01:45:14,520 --> 01:45:16,760 I've been out there since 1981. 2269 01:45:16,760 --> 01:45:18,400 We bought the property in '81. 2270 01:45:18,400 --> 01:45:22,800 Excuse me. 2271 01:45:22,800 --> 01:45:24,240 We don't wanna move. 2272 01:45:24,240 --> 01:45:26,880 My husband is not able to move. 2273 01:45:26,880 --> 01:45:28,600 I don't wanna sell my property. 2274 01:45:28,600 --> 01:45:34,280 I invite y'all to come out there and just look. 2275 01:45:34,280 --> 01:45:37,560 It's nice and quiet out there. 2276 01:45:39,080 --> 01:45:40,600 It's just nice out there. 2277 01:45:40,600 --> 01:45:45,600 And if something massive is built directly in front of us, 2278 01:45:45,600 --> 01:45:47,600 it's gonna ruin everything out there. 2279 01:45:47,600 --> 01:45:51,960 And there's a lot of us that live out there. 2280 01:45:51,960 --> 01:45:57,920 And I don't know, it's just been the whole thought 2281 01:45:57,920 --> 01:46:03,280 of something massive being built in front of my house 2282 01:46:05,640 --> 01:46:08,440 that I can't even see to the north of me. 2283 01:46:08,440 --> 01:46:12,640 And like I said, if you look, my house is right there on, 2284 01:46:12,640 --> 01:46:15,960 I mean, just butts up to the back of his property. 2285 01:46:15,960 --> 01:46:20,440 And we are opposing, opposing, opposing. 2286 01:46:20,440 --> 01:46:23,240 And we would appreciate it if y'all would oppose it also. 2287 01:46:23,240 --> 01:46:25,880 Thank you very much. 2288 01:46:25,880 --> 01:46:28,760 - Thank you. 2289 01:46:28,760 --> 01:46:34,720 I also have a card from Ms. Kelly Holtzclaw. 2290 01:46:36,640 --> 01:46:38,880 (laughing) 2291 01:46:38,880 --> 01:46:41,960 Please state your name and address 2292 01:46:41,960 --> 01:46:42,800 and then you'll have four minutes. 2293 01:46:42,800 --> 01:46:46,480 - My name's Kelly Holtzclaw and I live at 2161 Underwood Road 2294 01:46:46,480 --> 01:46:50,400 which is the weird Oklahoma looking shape thing there. 2295 01:46:50,400 --> 01:46:54,440 And I've lived out there my entire life. 2296 01:46:54,440 --> 01:46:57,880 So since '77, because my grandfather owned 2297 01:46:57,880 --> 01:47:00,360 all of that property and it was a dairy farm. 2298 01:47:00,360 --> 01:47:04,000 Sometime in the '60s, I couldn't, 2299 01:47:04,000 --> 01:47:06,160 the records don't go back that far. 2300 01:47:06,160 --> 01:47:09,520 So yeah, we don't want heavy industrial. 2301 01:47:09,520 --> 01:47:12,040 And I meant just basically looking up 2302 01:47:12,040 --> 01:47:16,880 what heavy industrial is saying that, oops, sorry, 2303 01:47:16,880 --> 01:47:21,880 that it's a designated area for industrial activities 2304 01:47:21,880 --> 01:47:24,800 like manufacturing, processing 2305 01:47:24,800 --> 01:47:28,280 that may have significant environmental impacts 2306 01:47:28,280 --> 01:47:32,480 like noise, dust, odor, vibration and traffic. 2307 01:47:32,480 --> 01:47:36,160 Typically located away from residential areas 2308 01:47:36,160 --> 01:47:40,200 to mitigate potential negative impacts. 2309 01:47:40,200 --> 01:47:43,480 So yeah, we oppose. 2310 01:47:43,480 --> 01:47:47,680 And so my neighbor that's just north 2311 01:47:47,680 --> 01:47:49,440 in that other little purple square, 2312 01:47:49,440 --> 01:47:52,000 he did not get a letter. 2313 01:47:52,000 --> 01:47:55,520 My dad, that's the other square south of me, 2314 01:47:55,520 --> 01:47:57,280 he did not get a letter. 2315 01:47:57,280 --> 01:48:00,720 So I had my dad email, I know Kevin emailed 2316 01:48:00,720 --> 01:48:04,960 and with there being four or five responses that came in, 2317 01:48:04,960 --> 01:48:08,240 that's pretty much the entire surrounding area. 2318 01:48:08,240 --> 01:48:11,600 And the letter that we received says that 2319 01:48:11,600 --> 01:48:16,120 if, sorry, I'm like nervous. 2320 01:48:16,120 --> 01:48:23,440 If written opposition to the request exceeds 20%, 2321 01:48:23,440 --> 01:48:25,920 a three fourth vote of the city council 2322 01:48:25,920 --> 01:48:28,880 is required to approve the request. 2323 01:48:28,880 --> 01:48:33,600 So basically we would need to count the individuals 2324 01:48:33,600 --> 01:48:36,640 that it impacts and the responses 2325 01:48:36,640 --> 01:48:39,440 and that's definitely more than 20%. 2326 01:48:39,440 --> 01:48:44,440 So yeah, sorry, we don't want it to be heavy industrial 2327 01:48:44,440 --> 01:48:50,280 that he's on the property since the beginning of this year. 2328 01:48:50,280 --> 01:48:53,040 And we've been, I've been out there for 48 years. 2329 01:48:55,280 --> 01:48:59,760 It's just, and other people have been out there 2330 01:48:59,760 --> 01:49:02,120 at least 30 years plus. 2331 01:49:02,120 --> 01:49:07,120 So it's, we oppose, that's all I really wanna say. 2332 01:49:07,120 --> 01:49:10,320 Don't want heavy industrial, oh, I'm sorry. 2333 01:49:10,320 --> 01:49:14,600 The heavy industrial that's above Springside, 2334 01:49:14,600 --> 01:49:16,360 that's mostly field right now. 2335 01:49:16,360 --> 01:49:21,360 There is Fastenal and the Target Distribution Center 2336 01:49:21,360 --> 01:49:24,160 and Tetra Pak, Peterbilt, all of those 2337 01:49:24,160 --> 01:49:27,400 and all the other industrial buildings built out there 2338 01:49:27,400 --> 01:49:32,120 all around the corner there, that's enough. 2339 01:49:32,120 --> 01:49:34,440 We wanna keep our little piece in quiet. 2340 01:49:34,440 --> 01:49:40,640 And that's also where the planning and zoning of the, 2341 01:49:40,640 --> 01:49:45,600 they wanted to increase Underwood Road 2342 01:49:45,600 --> 01:49:47,400 all the way up to Airport Road. 2343 01:49:47,400 --> 01:49:51,000 And that got shut down because it would impact 2344 01:49:51,000 --> 01:49:52,840 the environment and they would have to build 2345 01:49:52,840 --> 01:49:54,280 a bridge over the creek. 2346 01:49:54,280 --> 01:49:57,480 So we have a buffer and that's good. 2347 01:49:57,480 --> 01:50:00,800 So if it just stays where it is, that'd be great. 2348 01:50:00,800 --> 01:50:03,600 That's all. 2349 01:50:03,600 --> 01:50:05,800 - Thank you. - Thank you. 2350 01:50:05,800 --> 01:50:17,800 - I do have one card filing support for it. 2351 01:50:17,800 --> 01:50:21,080 I don't have any other cards to speak 2352 01:50:21,080 --> 01:50:22,360 but this is a public hearing 2353 01:50:22,360 --> 01:50:27,360 so anyone is welcome to come down and share your thoughts. 2354 01:50:27,360 --> 01:50:33,560 Certainly, yeah. 2355 01:50:33,560 --> 01:50:37,160 Come forward, name and address. 2356 01:50:37,160 --> 01:50:41,000 - Hello, my name is Nathan Toon, 3201 Carmel Street, 2357 01:50:41,000 --> 01:50:42,120 Denton, Texas. 2358 01:50:42,120 --> 01:50:46,460 I am the applicant and one of the property owners. 2359 01:50:46,460 --> 01:50:51,600 A couple of things I just wanted to say 2360 01:50:51,600 --> 01:50:56,560 and first of all, I've become friendly with these people, 2361 01:50:56,560 --> 01:50:59,300 these people own property next to us. 2362 01:50:59,300 --> 01:51:03,960 It's certainly not my intent to do anything 2363 01:51:03,960 --> 01:51:06,120 that would negatively impact them, 2364 01:51:06,120 --> 01:51:09,480 their lifestyle or their property value. 2365 01:51:09,480 --> 01:51:16,400 I think Matt did a great job of explaining the situation 2366 01:51:16,400 --> 01:51:18,420 in terms of the future land use, 2367 01:51:18,420 --> 01:51:23,420 the existing growth in the area, the likely uses 2368 01:51:23,420 --> 01:51:26,360 for property in this area. 2369 01:51:26,360 --> 01:51:34,240 I think that oddly enough, me and the two people that spoke, 2370 01:51:34,240 --> 01:51:40,280 we had the only properties that were forcibly annexed 2371 01:51:40,280 --> 01:51:43,540 into the city 15 years ago. 2372 01:51:45,560 --> 01:51:50,200 And so we're just trying to play by the rules of the game 2373 01:51:50,200 --> 01:51:53,640 that we have to play by being in the city. 2374 01:51:53,640 --> 01:51:58,640 A couple of items that I heard in comment 2375 01:51:58,640 --> 01:52:02,040 from commissioners and neighbors. 2376 01:52:02,040 --> 01:52:08,400 I think Matt Bodine's staff report is very thorough 2377 01:52:08,400 --> 01:52:13,800 and I noticed and I've known this to be true in the past 2378 01:52:14,080 --> 01:52:19,080 that rural residential, it used to be called RD5X, 2379 01:52:19,080 --> 01:52:24,400 it technically is, it's a placeholder zoning. 2380 01:52:24,400 --> 01:52:27,480 It's for properties that get annexed into the city 2381 01:52:27,480 --> 01:52:31,400 that are not consistent with the future land use 2382 01:52:31,400 --> 01:52:33,680 and are currently a residential. 2383 01:52:33,680 --> 01:52:38,920 And so, there was discussion about buffers 2384 01:52:38,920 --> 01:52:40,560 and things like that. 2385 01:52:42,800 --> 01:52:46,040 I view my property as having no zoning currently 2386 01:52:46,040 --> 01:52:50,880 because it's rural residential, formerly known as RD5X. 2387 01:52:50,880 --> 01:52:58,160 And considering that all of the properties adjacent, 2388 01:52:58,160 --> 01:53:02,200 I shouldn't say all, but the property to the west of me, 2389 01:53:02,200 --> 01:53:05,760 to the east of me, and a lot of the property in the area 2390 01:53:05,760 --> 01:53:10,300 is in the county, there are no zoning restrictions 2391 01:53:10,300 --> 01:53:14,320 on those properties, currently one of the neighbors 2392 01:53:14,320 --> 01:53:17,800 who wrote a letter in opposition has a big, 2393 01:53:17,800 --> 01:53:20,080 frankly has a big warehouse on his property 2394 01:53:20,080 --> 01:53:23,480 that he used to run his business out of. 2395 01:53:23,480 --> 01:53:25,480 He happens to be a good friend of mine. 2396 01:53:25,480 --> 01:53:30,600 He spoke out in opposition of this zoning case 2397 01:53:30,600 --> 01:53:33,680 and I don't take that personal, hold it against him. 2398 01:53:33,680 --> 01:53:38,220 He happened to be playing in the group with me one day, 2399 01:53:38,220 --> 01:53:41,920 the only day I made my only hole in one on the golf course, 2400 01:53:41,920 --> 01:53:43,800 so we're friends. 2401 01:53:43,800 --> 01:53:48,160 So, do not hold that against him. 2402 01:53:48,160 --> 01:53:50,800 Another property directly to the west of me, 2403 01:53:50,800 --> 01:53:54,640 they're operating a water well drilling company. 2404 01:53:54,640 --> 01:53:57,720 They've got drilling rigs, they've got things 2405 01:53:57,720 --> 01:54:01,640 that would never pass mustard in the city of Denton 2406 01:54:01,640 --> 01:54:03,720 or in any zoning ordinance. 2407 01:54:05,280 --> 01:54:10,280 And so, I would, I don't know exactly the right words, 2408 01:54:10,280 --> 01:54:17,280 the right way to say this, but by being in the city, 2409 01:54:17,280 --> 01:54:20,040 considering that we have no city services, 2410 01:54:20,040 --> 01:54:22,840 we have no water, we have no sewer, 2411 01:54:22,840 --> 01:54:27,840 we have no electric, we're trying to play by the rules 2412 01:54:27,840 --> 01:54:33,720 of the city of Denton in spite of that. 2413 01:54:35,000 --> 01:54:40,000 And we could probably build a lot bigger, a lot worse 2414 01:54:40,000 --> 01:54:44,240 with no setbacks, with no landscaping, 2415 01:54:44,240 --> 01:54:47,400 if we were in the county, just like all of our neighbors. 2416 01:54:47,400 --> 01:54:52,400 And so, again, we're not trying to put anybody out, 2417 01:54:52,400 --> 01:54:56,060 we don't have any development plan proposed, 2418 01:54:56,060 --> 01:54:59,840 there's no site plan, there's no project proposed. 2419 01:54:59,840 --> 01:55:02,840 We're just trying to simply provide 2420 01:55:05,640 --> 01:55:09,840 a shovel-ready site in some senses that, you know, 2421 01:55:09,840 --> 01:55:13,480 if in the future we have a buyer that wants to build 2422 01:55:13,480 --> 01:55:15,460 something here that wants to bring jobs 2423 01:55:15,460 --> 01:55:19,480 to the city of Denton, we could, you know, 2424 01:55:19,480 --> 01:55:21,480 cut out a part of the process for them 2425 01:55:21,480 --> 01:55:25,520 and make it a more streamlined process 2426 01:55:25,520 --> 01:55:28,000 and one that, you know, ultimately benefits 2427 01:55:28,000 --> 01:55:30,920 the city of Denton, thank you. 2428 01:55:34,880 --> 01:55:37,920 - Thank you, this is a public hearing, 2429 01:55:37,920 --> 01:55:41,880 anyone else like to speak, feel free to come down, 2430 01:55:41,880 --> 01:55:46,880 state your name and address and you'll have four minutes. 2431 01:55:46,880 --> 01:55:49,240 - Hello, hello, my name is Kurt Van Zandt, 2432 01:55:49,240 --> 01:55:53,720 I live at 410 West Highland Street, Denton, Texas, 76201. 2433 01:55:53,720 --> 01:55:55,920 I only really just heard about this here 2434 01:55:55,920 --> 01:55:57,560 in this meeting today, I'm here on behalf 2435 01:55:57,560 --> 01:56:01,520 of a different part of your agenda. 2436 01:56:01,520 --> 01:56:05,000 I can't help but notice that it does seem like 2437 01:56:05,000 --> 01:56:07,400 I heard my friend Nathan here say that he was 2438 01:56:07,400 --> 01:56:11,360 one of the owners and I see these folks behind me 2439 01:56:11,360 --> 01:56:14,640 saying that they are family owners of property. 2440 01:56:14,640 --> 01:56:18,280 Now, what I'm seeing here is maybe a development 2441 01:56:18,280 --> 01:56:23,280 type agenda for, what it looks, the 2040 plan, 2442 01:56:23,280 --> 01:56:29,240 are there any plans to mitigate light pollution, 2443 01:56:29,280 --> 01:56:33,360 dust pollution, air pollution in this part of town 2444 01:56:33,360 --> 01:56:36,080 in the year 2040 as we continue to grow 2445 01:56:36,080 --> 01:56:38,760 and we allow things to develop in places 2446 01:56:38,760 --> 01:56:42,400 that were normally perfectly good land? 2447 01:56:42,400 --> 01:56:49,160 I do not see any, I'm very curious if there are any plans 2448 01:56:49,160 --> 01:56:56,460 to mitigate the kind of almost certain pollution 2449 01:56:56,460 --> 01:56:58,840 that would come from this kind of rezoning. 2450 01:56:58,840 --> 01:56:59,680 Thank you. 2451 01:56:59,680 --> 01:57:01,760 - Sure. 2452 01:57:01,760 --> 01:57:12,080 Okay, any other public wishing to speak? 2453 01:57:12,080 --> 01:57:18,100 I don't see any at the time. 2454 01:57:18,100 --> 01:57:22,400 I have a couple follow-up questions for staff. 2455 01:57:22,400 --> 01:57:25,720 I will close the public hearing at this point. 2456 01:57:28,200 --> 01:57:33,200 So Matt, just for the benefit of the public, 2457 01:57:33,200 --> 01:57:38,600 could you explain the 20% rule in a little bit 2458 01:57:38,600 --> 01:57:41,360 how that is calculated with the map that you had? 2459 01:57:41,360 --> 01:57:45,400 And yeah. 2460 01:57:45,400 --> 01:57:57,040 - Yes, so when, so by state law, 2461 01:57:58,320 --> 01:58:01,000 we're required to notice within 200 feet 2462 01:58:01,000 --> 01:58:03,240 of the property being rezoned 2463 01:58:03,240 --> 01:58:06,880 and that 200 foot boundary is outlined 2464 01:58:06,880 --> 01:58:10,120 in red on this map by letter. 2465 01:58:10,120 --> 01:58:14,440 When we receive, when the property owners 2466 01:58:14,440 --> 01:58:17,280 within that 200 feet within city limits 2467 01:58:17,280 --> 01:58:21,400 indicate support or opposition, 2468 01:58:21,400 --> 01:58:25,920 we take note of how much land in this case. 2469 01:58:25,920 --> 01:58:30,920 And so, I guess, and is in support or opposition. 2470 01:58:30,920 --> 01:58:35,920 And so when more than 20% of that land 2471 01:58:35,920 --> 01:58:39,080 in city limits is in opposition, 2472 01:58:39,080 --> 01:58:43,080 it would require a three fourths approval 2473 01:58:43,080 --> 01:58:49,640 by city council in order for the rezoning to pass. 2474 01:58:49,640 --> 01:58:52,760 For this particular project or this particular case, 2475 01:58:53,680 --> 01:58:57,500 the number of residents who have written in opposition 2476 01:58:57,500 --> 01:59:00,720 the total land area within the city limits is 37%. 2477 01:59:00,720 --> 01:59:05,720 So that three fourths or super majority does apply here. 2478 01:59:05,720 --> 01:59:11,680 - Okay, and it looks like some of that is within the ETJ. 2479 01:59:11,680 --> 01:59:14,080 Some of that 37%. 2480 01:59:14,080 --> 01:59:19,080 - No, so only the hash mark is just made for benefit here 2481 01:59:21,200 --> 01:59:25,800 of letting people know whose property is, have indicated. 2482 01:59:25,800 --> 01:59:29,200 The property in the ETJ is not included in that calculation. 2483 01:59:29,200 --> 01:59:31,320 - Okay. 2484 01:59:31,320 --> 01:59:32,240 - Right, I was gonna add it. 2485 01:59:32,240 --> 01:59:35,160 And I think the key point that needs to be understood is, 2486 01:59:35,160 --> 01:59:38,200 so we follow the public hearing notification requirements 2487 01:59:38,200 --> 01:59:39,920 that are provided for in the state statute 2488 01:59:39,920 --> 01:59:41,860 as Matt hadn't mentioned. 2489 01:59:41,860 --> 01:59:45,180 The state statute is specific to us notifying 2490 01:59:45,180 --> 01:59:47,560 based upon the approved municipal tax rules. 2491 01:59:47,560 --> 01:59:49,240 So if you're within the city limits, 2492 01:59:49,240 --> 01:59:50,920 then you're on the municipal tax rules. 2493 01:59:50,920 --> 01:59:52,440 If you're out in the ETJ, 2494 01:59:52,440 --> 01:59:54,640 then you're not on the municipal tax rules. 2495 01:59:54,640 --> 01:59:57,720 And so hence why property owners do not receive 2496 01:59:57,720 --> 02:00:01,360 a written letter from us when they're in the ETJ. 2497 02:00:01,360 --> 02:00:05,020 That's also why their property does not apply 2498 02:00:05,020 --> 02:00:08,220 towards the 20% rule that Matt had mentioned. 2499 02:00:08,220 --> 02:00:10,720 And keep in mind that 20% rule affects the vote 2500 02:00:10,720 --> 02:00:11,840 at city council. 2501 02:00:11,840 --> 02:00:13,520 It does not affect the vote 2502 02:00:13,520 --> 02:00:14,960 for the planning and zoning commission. 2503 02:00:14,960 --> 02:00:16,360 They're not bound by that requirement 2504 02:00:16,360 --> 02:00:18,200 as provided for in the state statute. 2505 02:00:19,960 --> 02:00:21,280 - Okay, thank you. 2506 02:00:21,280 --> 02:00:25,060 Any other questions from the commission? 2507 02:00:25,060 --> 02:00:29,000 I guess I have one more. 2508 02:00:29,000 --> 02:00:35,380 As you showed, the properties to the east and west of here 2509 02:00:35,380 --> 02:00:39,260 are in the ETJ with a non-annexation agreement. 2510 02:00:39,260 --> 02:00:41,900 Most of those non-annexation agreements 2511 02:00:41,900 --> 02:00:45,880 have as a function of that agreement, 2512 02:00:45,880 --> 02:00:50,120 the requirement that they be annexed 2513 02:00:50,120 --> 02:00:53,200 for future development, if I'm not mistaken. 2514 02:00:53,200 --> 02:00:59,600 Activity for future development 2515 02:00:59,600 --> 02:01:03,640 would void the non-annexation agreement, in other words. 2516 02:01:03,640 --> 02:01:06,680 So do we know if that's the case for these properties, 2517 02:01:06,680 --> 02:01:09,200 or is it a different situation than typical? 2518 02:01:09,200 --> 02:01:12,320 - No, I believe that is still the case here. 2519 02:01:12,320 --> 02:01:15,280 If they want to develop anything more 2520 02:01:15,280 --> 02:01:17,920 than a single-family house, for example, 2521 02:01:17,920 --> 02:01:20,280 then they would be required for their agreement 2522 02:01:20,280 --> 02:01:21,800 to annex into the city. 2523 02:01:21,800 --> 02:01:22,920 - Okay, thank you. 2524 02:01:22,920 --> 02:01:26,560 - Typically, our non-annexation agreements, 2525 02:01:26,560 --> 02:01:28,680 they read very similarly, so Matt is correct, 2526 02:01:28,680 --> 02:01:30,840 that they're restricted to being operated 2527 02:01:30,840 --> 02:01:32,800 for single-family residential purposes. 2528 02:01:32,800 --> 02:01:34,160 The one thing I would add is 2529 02:01:34,160 --> 02:01:37,080 it does allow for agricultural uses, 2530 02:01:37,080 --> 02:01:39,500 but if somebody wants to subdivide their property 2531 02:01:39,500 --> 02:01:41,040 in Haley and Angie Correctment Farm, 2532 02:01:41,040 --> 02:01:43,920 five acres or larger, then it would trigger annexation. 2533 02:01:43,920 --> 02:01:45,960 Also, a change in land use. 2534 02:01:45,960 --> 02:01:47,460 So if they want to use that property 2535 02:01:47,460 --> 02:01:49,440 different than single-family residential 2536 02:01:49,440 --> 02:01:51,120 or agricultural purposes, 2537 02:01:51,120 --> 02:01:53,800 then it would also trigger annexation. 2538 02:01:53,800 --> 02:01:55,640 Keep in mind, those agreements were put in place 2539 02:01:55,640 --> 02:01:58,160 to be able to essentially allow those property owners 2540 02:01:58,160 --> 02:02:00,020 to be able to continue using their land 2541 02:02:00,020 --> 02:02:01,800 for single-family or agricultural purposes 2542 02:02:01,800 --> 02:02:04,300 at the time those agreements were entered into, 2543 02:02:04,300 --> 02:02:06,000 with the understanding that the city would agree 2544 02:02:06,000 --> 02:02:07,640 not to annex those properties. 2545 02:02:07,640 --> 02:02:11,200 So it's kind of a nutshell as to why we have 2546 02:02:11,200 --> 02:02:13,440 those non-annexation agreements in place. 2547 02:02:13,440 --> 02:02:15,520 But they are very specific that at such point in time, 2548 02:02:15,520 --> 02:02:18,360 those uses change or someone wants to subdivide the land 2549 02:02:18,360 --> 02:02:20,880 so the lots are larger, five acres or larger, 2550 02:02:20,880 --> 02:02:23,560 then that's going to trigger annexation. 2551 02:02:23,560 --> 02:02:25,120 And then we would work with those property owners 2552 02:02:25,120 --> 02:02:26,640 through the annexation process. 2553 02:02:26,640 --> 02:02:29,980 - Thank you. 2554 02:02:29,980 --> 02:02:31,560 Commissioner Riggs. 2555 02:02:31,560 --> 02:02:32,880 - So I just wanted to follow up on that. 2556 02:02:32,880 --> 02:02:35,640 One of the things that we heard tonight was that 2557 02:02:35,640 --> 02:02:40,040 there's a drilling, a well drilling operation 2558 02:02:40,040 --> 02:02:43,000 going on in one, and then a warehouse or something, 2559 02:02:43,000 --> 02:02:43,840 some kind of business. 2560 02:02:43,840 --> 02:02:46,100 Would that change it from single-family use? 2561 02:02:46,100 --> 02:02:54,520 - So I think it probably depends upon the conditions 2562 02:02:54,520 --> 02:02:56,720 as to which were established at the time. 2563 02:02:56,720 --> 02:02:59,880 Like I said, it's typical for non-annexation agreements 2564 02:02:59,880 --> 02:03:02,680 to be able to be limited to single-family residential 2565 02:03:02,680 --> 02:03:04,960 and the agriculture. 2566 02:03:04,960 --> 02:03:07,200 I guess we would have to look up the specific properties 2567 02:03:07,200 --> 02:03:10,120 and the scenarios in place to be able to understand better 2568 02:03:10,120 --> 02:03:13,700 how they may have been able to allow to operate. 2569 02:03:13,700 --> 02:03:17,080 You know, I don't know the age of the development out there. 2570 02:03:17,080 --> 02:03:19,480 Maybe some of the residents can speak to that 2571 02:03:19,480 --> 02:03:21,320 if you were interested in finding out. 2572 02:03:21,320 --> 02:03:23,160 They may have a better length of time understanding 2573 02:03:23,160 --> 02:03:26,400 of how long that warehouse that might be out there 2574 02:03:26,400 --> 02:03:29,160 because it could be that that warehouse was developed 2575 02:03:29,160 --> 02:03:31,560 if the property was in the county a long time ago 2576 02:03:31,560 --> 02:03:34,200 and predate some of our non-annexation agreements 2577 02:03:34,200 --> 02:03:38,240 or could have not had a non-annexation agreement in place 2578 02:03:38,240 --> 02:03:40,520 at such a point in time when the property developed. 2579 02:03:40,520 --> 02:03:42,640 I was getting a little bit of an affirmative head nod 2580 02:03:42,640 --> 02:03:45,060 from one of the residents, but so. 2581 02:03:45,060 --> 02:03:48,960 - Okay. 2582 02:03:48,960 --> 02:03:53,200 Thank you, Matt. 2583 02:03:53,200 --> 02:03:56,740 I guess, Mr. Kelly Holtzclaw, 2584 02:03:56,740 --> 02:04:01,680 do you have some information that could inform? 2585 02:04:01,680 --> 02:04:04,380 Yeah. 2586 02:04:04,380 --> 02:04:09,160 - So the warehouse that he's talking about, that's-- 2587 02:04:09,160 --> 02:04:11,280 - Sorry, into the microphone. 2588 02:04:11,280 --> 02:04:12,840 We have too many tall people here tonight. 2589 02:04:12,840 --> 02:04:16,880 - Okay, the warehouse that he's referring to 2590 02:04:16,880 --> 02:04:18,720 on Kevin McKinney's property, 2591 02:04:18,720 --> 02:04:21,400 that's been there for a very long time. 2592 02:04:21,400 --> 02:04:25,560 He did extend it when he bought the property 2593 02:04:25,560 --> 02:04:30,560 from Mike Riley back in 2013, I believe. 2594 02:04:30,560 --> 02:04:33,080 I'm glad I looked up these dates. 2595 02:04:33,080 --> 02:04:37,000 But it was, the original building was built 2596 02:04:37,000 --> 02:04:39,360 somewhere back in the '90s. 2597 02:04:39,360 --> 02:04:44,960 And then the water well drilling equipment 2598 02:04:44,960 --> 02:04:48,240 that is out there, it is equipment. 2599 02:04:48,240 --> 02:04:51,760 And they live there, so I'm not sure where else 2600 02:04:51,760 --> 02:04:55,400 they would need to store their equipment. 2601 02:04:55,400 --> 02:04:57,360 So, yeah. 2602 02:04:57,360 --> 02:04:58,200 All right. 2603 02:04:58,200 --> 02:04:59,400 - Thank you. - Thank you. 2604 02:05:03,440 --> 02:05:07,500 - Any other questions from the commission? 2605 02:05:07,500 --> 02:05:09,840 Thoughts? 2606 02:05:09,840 --> 02:05:10,680 Commissioner-- 2607 02:05:10,680 --> 02:05:13,680 - I think we were, Commissioner Dyer 2608 02:05:13,680 --> 02:05:15,880 was talking about a buffer. 2609 02:05:15,880 --> 02:05:17,620 Some kind of an additional buffer. 2610 02:05:17,620 --> 02:05:20,080 Did we get an answer on that? 2611 02:05:20,080 --> 02:05:21,640 - Yeah. - Yes. 2612 02:05:21,640 --> 02:05:26,600 So I just preface that these discussions of buffers 2613 02:05:26,600 --> 02:05:28,640 are very general, 'cause we don't have a site plan. 2614 02:05:28,640 --> 02:05:31,280 All of those details are affirmed 2615 02:05:31,280 --> 02:05:35,780 with when zoning compliance review is done. 2616 02:05:35,780 --> 02:05:39,400 But for when a property is adjacent 2617 02:05:39,400 --> 02:05:42,740 to those outside of city limits in the county, 2618 02:05:42,740 --> 02:05:47,080 those county uses are not considered 2619 02:05:47,080 --> 02:05:48,600 when determining a buffer. 2620 02:05:48,600 --> 02:05:52,880 That is consistent with how it's applied 2621 02:05:52,880 --> 02:05:56,100 to other standards such as gas wells and reverse setbacks. 2622 02:06:02,280 --> 02:06:05,840 - Did that, but? 2623 02:06:05,840 --> 02:06:07,280 - So no information. 2624 02:06:07,280 --> 02:06:10,020 We don't have anything to guide us. 2625 02:06:10,020 --> 02:06:14,640 - Yeah, I asked generally, yeah. 2626 02:06:14,640 --> 02:06:15,480 - Okay. - Okay. 2627 02:06:15,480 --> 02:06:19,720 Commissioner Dyer. 2628 02:06:19,720 --> 02:06:24,720 - Okay, so the applicant has said that he has no plans 2629 02:06:24,720 --> 02:06:28,800 to necessarily sell the property or develop the property. 2630 02:06:28,800 --> 02:06:32,200 This is just for the future potential 2631 02:06:32,200 --> 02:06:37,200 that if a buyer came that it would already be zoned 2632 02:06:37,200 --> 02:06:42,840 and ready to go, that's what I'm understanding, number one. 2633 02:06:42,840 --> 02:06:47,840 So here is my question is, one, to create more of a buffer, 2634 02:06:47,840 --> 02:06:55,320 could it instead be zoned to light industrial? 2635 02:06:55,320 --> 02:07:00,320 Or two, could it be sold to a residential developer 2636 02:07:00,320 --> 02:07:04,560 to build one or three? 2637 02:07:04,560 --> 02:07:07,120 I don't know, Ian, you may have this in here 2638 02:07:07,120 --> 02:07:07,940 and I just didn't notice. 2639 02:07:07,940 --> 02:07:11,200 How many acres is the total parcel here? 2640 02:07:11,200 --> 02:07:13,160 - It's just under 22. 2641 02:07:13,160 --> 02:07:16,720 - So could you potentially build one to three 2642 02:07:16,720 --> 02:07:19,940 to five acre residential homes there 2643 02:07:19,940 --> 02:07:22,600 that would be more in line 2644 02:07:22,600 --> 02:07:26,100 with the current rural residential? 2645 02:07:26,100 --> 02:07:32,760 - I mean, I can at least speak to the residential aspect. 2646 02:07:32,760 --> 02:07:35,880 I guess the staff would have difficulty 2647 02:07:35,880 --> 02:07:38,360 approving or recommending approval 2648 02:07:38,360 --> 02:07:42,020 as it would go against the future land use plan. 2649 02:07:42,020 --> 02:07:44,560 And that is our guiding document 2650 02:07:44,560 --> 02:07:46,720 with how this area should grow. 2651 02:07:46,720 --> 02:07:48,480 - Yeah. - Okay. 2652 02:07:48,480 --> 02:07:50,120 - Matt, did you want to address the buffering requirements, 2653 02:07:50,120 --> 02:07:52,520 which by the way, great response on that, so. 2654 02:07:53,440 --> 02:07:54,960 - Do you want to address the buffering requirements? 2655 02:07:54,960 --> 02:07:56,920 She had asked about the, 2656 02:07:56,920 --> 02:07:59,120 if it were zoned to light industrial, 2657 02:07:59,120 --> 02:08:00,760 would there be different buffering requirements 2658 02:08:00,760 --> 02:08:02,040 that might come into play 2659 02:08:02,040 --> 02:08:03,640 versus the heavy industrial zoning? 2660 02:08:03,640 --> 02:08:07,920 - The use buffering, I guess, 2661 02:08:07,920 --> 02:08:11,140 regards to landscaping would still generally be the same. 2662 02:08:11,140 --> 02:08:17,280 I have to look real quick whether there's a zoning specific. 2663 02:08:17,280 --> 02:08:20,600 There is not. 2664 02:08:20,600 --> 02:08:22,440 - Correct, it's based on land use. 2665 02:08:22,440 --> 02:08:23,280 So. 2666 02:08:23,280 --> 02:08:29,880 - And Matt, I think the last thing that we heard was, 2667 02:08:29,880 --> 02:08:38,160 you know, if you could describe the types of controls 2668 02:08:38,160 --> 02:08:43,600 that we put on the land uses for lighting 2669 02:08:43,600 --> 02:08:47,680 and that sort of thing, even behind the buffer, 2670 02:08:47,680 --> 02:08:52,480 so that we understand what the requirements would be 2671 02:08:52,480 --> 02:08:55,360 if future development were to take place. 2672 02:08:55,360 --> 02:08:59,000 - Yeah, I can speak generally to, 2673 02:08:59,000 --> 02:09:04,280 we do have exterior lighting standards that apply 2674 02:09:04,280 --> 02:09:07,840 as such that your lighting, 2675 02:09:07,840 --> 02:09:12,840 I guess any lighting generated on site, 2676 02:09:12,840 --> 02:09:14,240 it's foot candle, 2677 02:09:14,240 --> 02:09:16,480 which is a measurement of how bright it is. 2678 02:09:17,560 --> 02:09:20,800 That is not too extreme onto neighboring property, 2679 02:09:20,800 --> 02:09:23,120 so it's very limited in that way. 2680 02:09:23,120 --> 02:09:29,120 Other aspects with regards to, 2681 02:09:29,120 --> 02:09:35,160 I guess, to traffic is assessed 2682 02:09:35,160 --> 02:09:37,400 at time of plan review through 2683 02:09:37,400 --> 02:09:40,000 traffic impact analysis if required. 2684 02:09:40,000 --> 02:09:46,800 And the site plan to ensure that, 2685 02:09:47,560 --> 02:09:52,080 that there's no negative impacts on surrounding property. 2686 02:09:52,080 --> 02:09:59,240 - Okay. 2687 02:09:59,240 --> 02:10:05,720 Any other questions? 2688 02:10:05,720 --> 02:10:07,960 One other thing, I guess, 2689 02:10:07,960 --> 02:10:12,560 we hear a lot about continuous 2690 02:10:12,560 --> 02:10:15,600 or contiguous staged growth 2691 02:10:17,440 --> 02:10:19,720 within our comp plan and that sort of thing. 2692 02:10:19,720 --> 02:10:24,120 It doesn't look to me like the majority 2693 02:10:24,120 --> 02:10:28,480 of the large HI zoned land north of, 2694 02:10:28,480 --> 02:10:35,640 sorry, of Springside is not yet developed. 2695 02:10:35,640 --> 02:10:41,040 And so I guess from a, 2696 02:10:41,040 --> 02:10:46,320 as we move forward implementing 2697 02:10:46,320 --> 02:10:49,600 the future land use map and things grow and develop, 2698 02:10:49,600 --> 02:10:52,560 is there a concern or anything from staff 2699 02:10:52,560 --> 02:10:57,560 on whether we're getting too far ahead 2700 02:10:57,560 --> 02:11:01,920 of how much land is necessary 2701 02:11:01,920 --> 02:11:05,040 or is there a lot of activity 2702 02:11:05,040 --> 02:11:06,560 that just isn't in the ground yet 2703 02:11:06,560 --> 02:11:08,360 and it's in the planning stage 2704 02:11:08,360 --> 02:11:12,880 within the vacant land that's already zoned HI in this area? 2705 02:11:12,880 --> 02:11:14,200 Does that make sense? 2706 02:11:14,200 --> 02:11:17,240 - I think so, so I guess with regards to what's in the work, 2707 02:11:17,240 --> 02:11:22,080 there are some projects being actively in the planning stage. 2708 02:11:22,080 --> 02:11:27,280 As in the bottom map on the, 2709 02:11:27,280 --> 02:11:29,640 what is that, the left side. 2710 02:11:29,640 --> 02:11:33,520 That's just like immediately around, 2711 02:11:33,520 --> 02:11:36,280 those are just some of the other icons 2712 02:11:36,280 --> 02:11:38,640 that indicate different projects, 2713 02:11:38,640 --> 02:11:42,560 either completed or in planning stage currently 2714 02:11:42,560 --> 02:11:44,600 and then there's more in the general area. 2715 02:11:44,600 --> 02:11:50,520 As that speaks to that part of the question. 2716 02:11:50,520 --> 02:11:51,360 - Yeah, thank you. 2717 02:11:51,360 --> 02:11:54,160 I appreciate you re-highlighting this. 2718 02:11:54,160 --> 02:11:58,680 So yeah, I mean, okay. 2719 02:11:58,680 --> 02:11:59,520 Thank you. 2720 02:11:59,520 --> 02:12:00,360 - Can I answer? - Yeah. 2721 02:12:00,360 --> 02:12:03,600 - Just to add to Matt's response. 2722 02:12:03,600 --> 02:12:06,000 So I think that the challenge you have 2723 02:12:06,000 --> 02:12:09,080 is an area of town that is experiencing development, 2724 02:12:09,080 --> 02:12:10,920 particularly that is more industrial 2725 02:12:10,920 --> 02:12:13,440 and distribution in nature. 2726 02:12:13,440 --> 02:12:15,640 With your question regarding are we getting too far out 2727 02:12:15,640 --> 02:12:19,400 or beyond development that's happening 2728 02:12:19,400 --> 02:12:22,440 when thinking about continuous stage growth. 2729 02:12:22,440 --> 02:12:24,360 In this area with the activity that we're having, 2730 02:12:24,360 --> 02:12:26,560 I think that that's less of a concern 2731 02:12:26,560 --> 02:12:29,520 compared to sometimes we get requests in 2732 02:12:29,520 --> 02:12:32,240 where it's truly much more leapfrog development 2733 02:12:32,240 --> 02:12:33,520 that's farther out. 2734 02:12:33,520 --> 02:12:37,000 And my apologies for that technical term of leapfrog, 2735 02:12:37,000 --> 02:12:40,520 but I don't have a better term to describe it right now. 2736 02:12:40,520 --> 02:12:42,920 But it's sometimes we have situations 2737 02:12:42,920 --> 02:12:46,840 where we have an area that's developing 2738 02:12:46,840 --> 02:12:50,640 or has been developed in function within our community. 2739 02:12:50,640 --> 02:12:53,400 And then we have someone who's trying to do development 2740 02:12:53,400 --> 02:12:55,360 several miles out from that point 2741 02:12:55,360 --> 02:12:58,240 where there are potentially no services 2742 02:12:58,240 --> 02:12:59,720 or very limited services in the area. 2743 02:12:59,720 --> 02:13:01,640 So when we talk about leapfrog development, 2744 02:13:01,640 --> 02:13:03,600 we're talking about development that's several miles out 2745 02:13:03,600 --> 02:13:05,880 from other areas that have experienced development. 2746 02:13:05,880 --> 02:13:08,640 So I don't believe we have this situation here. 2747 02:13:08,640 --> 02:13:11,280 I think what we truly have is we have an area 2748 02:13:11,280 --> 02:13:15,120 that's evolved where people have lived for many, many years 2749 02:13:15,120 --> 02:13:18,920 and surrounding property owners have either developed 2750 02:13:18,920 --> 02:13:22,320 their property or sold it in accordance with zoning 2751 02:13:22,320 --> 02:13:25,120 that aligns with our comprehensive plan. 2752 02:13:25,120 --> 02:13:28,600 And so now we're having this tension potentially 2753 02:13:28,600 --> 02:13:30,200 between the residential land uses 2754 02:13:30,200 --> 02:13:33,080 and the industrial development that's happening in that area. 2755 02:13:33,080 --> 02:13:35,520 We typically rely upon our debt and development code 2756 02:13:35,520 --> 02:13:37,720 and the standards that we have in there 2757 02:13:37,720 --> 02:13:40,480 that address these types of situations 2758 02:13:40,480 --> 02:13:42,280 to make sure that we have appropriate buffers 2759 02:13:42,280 --> 02:13:44,640 that are in place to be able to help mitigate 2760 02:13:44,640 --> 02:13:47,240 any potential negative implications 2761 02:13:47,240 --> 02:13:50,280 that could potentially be associated with a development. 2762 02:13:50,280 --> 02:13:53,080 So we, the city have said these standards 2763 02:13:53,080 --> 02:13:54,920 that we've adopted in our debt and development code 2764 02:13:54,920 --> 02:13:58,120 are most appropriate as the minimum baseline standard 2765 02:13:58,120 --> 02:14:00,080 for doing quality development within our community. 2766 02:14:00,080 --> 02:14:03,560 So that's what we as staff would be enforcing 2767 02:14:03,560 --> 02:14:07,040 should this zoning request ultimately be approved. 2768 02:14:07,040 --> 02:14:10,720 So absent a zoning compliance plan, 2769 02:14:10,720 --> 02:14:13,400 it's difficult for us to speak with more certain 2770 02:14:13,400 --> 02:14:15,520 other than to say, we know what's in the debt 2771 02:14:15,520 --> 02:14:17,400 and development code from a buffering requirement 2772 02:14:17,400 --> 02:14:18,720 and would address that. 2773 02:14:18,720 --> 02:14:23,360 Pollution, I think there was a comment made related to that 2774 02:14:23,360 --> 02:14:25,320 whether it's lighting or dust or noise, 2775 02:14:25,320 --> 02:14:26,680 we do have performance standards 2776 02:14:26,680 --> 02:14:28,640 in the debt and development code 2777 02:14:28,640 --> 02:14:30,960 and our code of ordinances that helps address 2778 02:14:30,960 --> 02:14:33,280 those types of concerns to be able to mitigate 2779 02:14:33,280 --> 02:14:36,640 those impacts on any property, 2780 02:14:36,640 --> 02:14:39,040 whether regardless of what that use may be. 2781 02:14:39,040 --> 02:14:41,880 So I don't know if that helps provide some information 2782 02:14:41,880 --> 02:14:44,480 to the commission for your consideration this evening. 2783 02:14:44,480 --> 02:14:48,440 - Commissioner Dyer. 2784 02:14:48,440 --> 02:14:50,320 - So to piggyback on to that, 2785 02:14:50,320 --> 02:14:53,160 as we're looking at this, 2786 02:14:53,160 --> 02:14:56,680 obviously like when we're looking at plats 2787 02:14:56,680 --> 02:14:57,520 and things like that, 2788 02:14:57,520 --> 02:14:59,080 if they meet all the requirements, 2789 02:14:59,080 --> 02:15:01,280 we basically approve it. 2790 02:15:02,680 --> 02:15:06,760 If this meets the requirements for the development 2791 02:15:06,760 --> 02:15:09,040 on the debt and development code, 2792 02:15:09,040 --> 02:15:11,600 are we, is it kind of the same protocol 2793 02:15:11,600 --> 02:15:16,600 where you just approve it and, 2794 02:15:16,600 --> 02:15:20,800 or because there's this particular applicant 2795 02:15:20,800 --> 02:15:24,760 is not looking to develop it himself, 2796 02:15:24,760 --> 02:15:29,760 he's not selling it right now to a developer, 2797 02:15:29,760 --> 02:15:32,120 it's just kind of future. 2798 02:15:32,120 --> 02:15:34,360 Are we kind of putting the cart before the horse 2799 02:15:34,360 --> 02:15:35,760 in approving this? 2800 02:15:35,760 --> 02:15:37,200 Do we wait down the road 2801 02:15:37,200 --> 02:15:40,160 if he and his partners decide to develop it, 2802 02:15:40,160 --> 02:15:42,920 or if he has an interested buyer 2803 02:15:42,920 --> 02:15:44,560 and they need to get the zoning done 2804 02:15:44,560 --> 02:15:45,760 to make that deal go? 2805 02:15:45,760 --> 02:15:48,320 Is that a more appropriate time 2806 02:15:48,320 --> 02:15:49,880 to approve this zoning change? 2807 02:15:49,880 --> 02:15:53,360 - So I think that's a great question. 2808 02:15:53,360 --> 02:15:55,120 So the challenge we have with zoning sometimes, 2809 02:15:55,120 --> 02:15:56,840 it is, I mean, it's speculative, right? 2810 02:15:56,840 --> 02:15:58,800 So property owner has a property, 2811 02:15:58,800 --> 02:16:01,600 they desire to be able to do something with it someday. 2812 02:16:01,600 --> 02:16:05,000 It may not be tomorrow, it might be a year from now, 2813 02:16:05,000 --> 02:16:06,680 it could be five years from now. 2814 02:16:06,680 --> 02:16:08,480 And that's the challenge with zoning, right? 2815 02:16:08,480 --> 02:16:10,840 So it's, hence why we've got criteria 2816 02:16:10,840 --> 02:16:13,720 within our development code for when we evaluate the request 2817 02:16:13,720 --> 02:16:15,720 to see, okay, does it meet the criteria 2818 02:16:15,720 --> 02:16:19,240 that we've provided for, most notably consistency 2819 02:16:19,240 --> 02:16:20,920 with our comprehensive plan. 2820 02:16:20,920 --> 02:16:24,440 So with zoning, state law says 2821 02:16:24,440 --> 02:16:25,880 that if we're going to practice zoning, 2822 02:16:25,880 --> 02:16:27,040 that our zoning should be consistent 2823 02:16:27,040 --> 02:16:28,720 with our comprehensive plan. 2824 02:16:28,720 --> 02:16:31,400 And so that's why you have the recommendation 2825 02:16:31,400 --> 02:16:33,400 that you do from staff from that perspective. 2826 02:16:33,400 --> 02:16:35,120 You as the commission are also able to take 2827 02:16:35,120 --> 02:16:37,200 into consideration the public testimony. 2828 02:16:37,200 --> 02:16:40,680 But I would caution you that if you were to consider zoning 2829 02:16:40,680 --> 02:16:42,600 that is different than the comprehensive plan, 2830 02:16:42,600 --> 02:16:46,520 then that potentially has implications, 2831 02:16:46,520 --> 02:16:48,160 particularly where the property owner is involved. 2832 02:16:48,160 --> 02:16:50,320 So that's why I mentioned, you know, 2833 02:16:50,320 --> 02:16:52,920 we rely upon the development standards 2834 02:16:52,920 --> 02:16:54,200 that we have in our debt and development code 2835 02:16:54,200 --> 02:16:55,600 and our development process. 2836 02:16:55,600 --> 02:16:59,400 And, you know, so if, in order for somebody 2837 02:16:59,400 --> 02:17:01,160 to be able to design their site plan 2838 02:17:01,160 --> 02:17:02,480 or their zoning compliance plan 2839 02:17:02,480 --> 02:17:03,920 and their subsequent engineering plans, 2840 02:17:03,920 --> 02:17:06,320 they need to know what zoning entitlements they have in place 2841 02:17:06,320 --> 02:17:09,080 in order to be able to design accordingly. 2842 02:17:09,080 --> 02:17:11,520 Whether or not they have someone at the table right now 2843 02:17:11,520 --> 02:17:14,440 or someone later, you know, the commission can decide 2844 02:17:14,440 --> 02:17:16,760 whether or not it's appropriate to consider granting 2845 02:17:16,760 --> 02:17:20,440 or to recommend approval of the zoning. 2846 02:17:20,440 --> 02:17:23,120 If you feel it's not appropriate at this time, 2847 02:17:23,120 --> 02:17:24,920 then I would encourage you to include in your comments 2848 02:17:24,920 --> 02:17:26,280 why you believe it's not appropriate 2849 02:17:26,280 --> 02:17:27,600 to rezone the property at this time 2850 02:17:27,600 --> 02:17:29,840 so council can benefit from those comments. 2851 02:17:29,840 --> 02:17:34,560 So it is, sorry, I had one other thought and I lost it. 2852 02:17:34,560 --> 02:17:38,640 But so, but I guess my other point being is, 2853 02:17:38,640 --> 02:17:41,080 you know, the commission has the challenge 2854 02:17:41,080 --> 02:17:42,600 of weighing property owner rights 2855 02:17:42,600 --> 02:17:44,320 with a property owner who is interested 2856 02:17:44,320 --> 02:17:46,480 in potentially developing their property someday 2857 02:17:46,480 --> 02:17:48,800 with and evaluating that based upon 2858 02:17:48,800 --> 02:17:51,760 the city's adopted policies. 2859 02:17:51,760 --> 02:17:54,920 You also have the opportunity to take into consideration 2860 02:17:54,920 --> 02:17:57,040 the public comment that's received. 2861 02:17:57,040 --> 02:17:59,120 I think one of the challenges you have to evaluate is, 2862 02:17:59,120 --> 02:18:01,760 is it appropriate to rezone this property at this time 2863 02:18:01,760 --> 02:18:03,600 to be able to allow for future development 2864 02:18:03,600 --> 02:18:08,600 or if the zoning should be considered at a future date. 2865 02:18:08,600 --> 02:18:13,560 So it's, so I think that that's the challenge 2866 02:18:13,560 --> 02:18:15,200 that you have before us. 2867 02:18:15,200 --> 02:18:18,640 - Yeah. 2868 02:18:18,640 --> 02:18:22,920 - Tina, I completely agree with all your remarks 2869 02:18:22,920 --> 02:18:25,120 but want to add just a little button on it 2870 02:18:25,120 --> 02:18:26,560 from a legal perspective 2871 02:18:26,560 --> 02:18:28,280 because you did ask a legal question. 2872 02:18:28,280 --> 02:18:30,760 You asked in regard to plats, 2873 02:18:30,760 --> 02:18:32,680 you understand that you have a ministerial duty 2874 02:18:32,680 --> 02:18:34,800 that if it meets all the check boxes, 2875 02:18:34,800 --> 02:18:36,520 you have a duty to approve. 2876 02:18:36,520 --> 02:18:39,400 And so I interpreted your question to be, 2877 02:18:39,400 --> 02:18:41,200 what level of discretion do I have 2878 02:18:41,200 --> 02:18:43,480 with regards to a zoning request? 2879 02:18:43,480 --> 02:18:46,840 And basically all of the discretion that Tina pointed out. 2880 02:18:46,840 --> 02:18:53,360 Some of the criteria for approval that are listed 2881 02:18:53,360 --> 02:18:56,400 in your staff analysis report are subjective 2882 02:18:56,400 --> 02:18:59,520 and that's why your deliberate deliberation 2883 02:18:59,520 --> 02:19:02,360 and expertise are so valuable to this board. 2884 02:19:02,360 --> 02:19:14,000 - Commissioner Riggs. 2885 02:19:14,000 --> 02:19:16,600 - So I don't really have a question. 2886 02:19:16,600 --> 02:19:20,160 It's more of just a general comment discussion. 2887 02:19:20,160 --> 02:19:21,360 I do have a hard time with this one 2888 02:19:21,360 --> 02:19:24,040 because we do have a future land use 2889 02:19:24,040 --> 02:19:27,240 that's supposed to guide how DITN develops 2890 02:19:27,240 --> 02:19:30,800 and that is this is an industrial area. 2891 02:19:30,800 --> 02:19:32,760 However, I do also recognize 2892 02:19:32,760 --> 02:19:37,640 that we have large acre lots of single family residential 2893 02:19:37,640 --> 02:19:40,120 that's there that has been there for a long time. 2894 02:19:40,120 --> 02:19:45,720 And I'm kind of not necessarily bothered 2895 02:19:45,720 --> 02:19:47,040 but it kind of do go, 2896 02:19:47,040 --> 02:19:51,400 if there's not a buyer or a potential plan, 2897 02:19:51,400 --> 02:19:53,720 why are we zoning it right now? 2898 02:19:53,720 --> 02:19:55,080 And I'm sure part of that is 2899 02:19:55,080 --> 02:19:59,160 because it makes the property more attractive 2900 02:19:59,160 --> 02:20:00,040 to a potential buyer 2901 02:20:00,040 --> 02:20:02,600 if you say it already has zoning entitlements. 2902 02:20:02,600 --> 02:20:04,680 So just put that out there. 2903 02:20:04,680 --> 02:20:06,400 I'm kind of torn on this one. 2904 02:20:06,400 --> 02:20:15,880 - Yeah, I guess I would say as you're deliberating, 2905 02:20:15,880 --> 02:20:20,920 one, if there's additional information 2906 02:20:20,920 --> 02:20:24,000 that would help you get more comfortable, 2907 02:20:24,000 --> 02:20:26,200 let's make sure we make those requests. 2908 02:20:26,200 --> 02:20:31,200 Also, as we consider whether it makes sense 2909 02:20:31,200 --> 02:20:32,560 at the right time, 2910 02:20:32,560 --> 02:20:38,640 if you're concerned that the answer is no, 2911 02:20:38,640 --> 02:20:42,160 then I think staff needs to understand one, 2912 02:20:42,160 --> 02:20:47,200 what is the timing trigger that you're looking for 2913 02:20:47,200 --> 02:20:51,160 and/or if you think that's not impending, 2914 02:20:51,160 --> 02:20:56,360 why would you think that the future land use map 2915 02:20:56,360 --> 02:20:59,680 is contrary to what we should be doing here, right? 2916 02:20:59,680 --> 02:21:03,920 I mean, as I look at this area, 2917 02:21:03,920 --> 02:21:05,860 TxDOT's about to spend, 2918 02:21:05,860 --> 02:21:09,640 it was 650 million, 2919 02:21:09,640 --> 02:21:12,240 so it's probably up to 950 million now 2920 02:21:12,240 --> 02:21:16,160 on building the Western extension of Loop 288. 2921 02:21:18,200 --> 02:21:20,200 This area's gonna change a lot, 2922 02:21:20,200 --> 02:21:24,640 and so from my perspective, 2923 02:21:24,640 --> 02:21:29,640 unless there's a swift regional downtrend economically, 2924 02:21:29,640 --> 02:21:36,960 whether it's this property 2925 02:21:36,960 --> 02:21:38,720 or the property to the west of here 2926 02:21:38,720 --> 02:21:42,160 that's already zoned, HI, or that sort of thing, 2927 02:21:42,160 --> 02:21:43,280 not immediately to the west, 2928 02:21:43,280 --> 02:21:47,640 but on the west side of the ETJ pocket, 2929 02:21:47,640 --> 02:21:53,360 this is gonna change a lot 2930 02:21:53,360 --> 02:21:56,280 within the next five to 10 years. 2931 02:21:56,280 --> 02:21:58,320 You can look, 10 years ago, 2932 02:21:58,320 --> 02:22:02,960 a lot of these warehouses in the vicinity weren't there, 2933 02:22:02,960 --> 02:22:06,040 so that kind of tells you what interests 2934 02:22:06,040 --> 02:22:07,840 and investments are going in. 2935 02:22:07,840 --> 02:22:11,660 At the same time, I think that, 2936 02:22:11,660 --> 02:22:15,600 regardless of whether this is zoned HI or not, 2937 02:22:15,600 --> 02:22:22,660 it's not the best available, developable land 2938 02:22:22,660 --> 02:22:29,200 within the nearby couple miles of here that's zoned HI. 2939 02:22:29,200 --> 02:22:35,320 Access is a problem to 35W 2940 02:22:35,320 --> 02:22:38,920 because of the donut hole of the ETJ 2941 02:22:38,920 --> 02:22:39,760 and that sort of thing. 2942 02:22:39,760 --> 02:22:44,440 Corbin doesn't, it's gravel part of the way here. 2943 02:22:44,440 --> 02:22:52,900 So I don't know, and I guess I would imagine, 2944 02:22:52,900 --> 02:22:55,780 and staff correct me if I'm wrong on this, 2945 02:22:55,780 --> 02:22:59,060 but the property to the north, 2946 02:22:59,060 --> 02:23:02,480 sort of northwest of Corbin and Springside there 2947 02:23:02,480 --> 02:23:08,760 seems to be encumbered by a fair amount of ESA probably, 2948 02:23:09,100 --> 02:23:11,680 and so that may be one reason 2949 02:23:11,680 --> 02:23:15,140 why that parcel hasn't developed as of now, 2950 02:23:15,140 --> 02:23:21,080 but there's other land up by Jim Crystal and whatnot 2951 02:23:21,080 --> 02:23:22,560 that is not yet accounted for. 2952 02:23:22,560 --> 02:23:26,560 So I guess those are some of my thoughts, 2953 02:23:26,560 --> 02:23:30,400 but again, this area is changing. 2954 02:23:30,400 --> 02:23:31,720 So the question is, 2955 02:23:34,660 --> 02:23:39,660 how do we trust the requirements 2956 02:23:39,660 --> 02:23:42,840 within the development code for buffering 2957 02:23:42,840 --> 02:23:45,920 and that sort of thing as those changes happen 2958 02:23:45,920 --> 02:23:51,080 while also being sensitive to our community, right? 2959 02:23:51,080 --> 02:23:57,820 So those thoughts. 2960 02:23:57,820 --> 02:24:01,160 Commissioner Dyer? 2961 02:24:01,160 --> 02:24:04,160 - You just knew, I just was, yeah. 2962 02:24:05,520 --> 02:24:09,760 Looking at what's on the screen right now 2963 02:24:09,760 --> 02:24:14,760 with the current aerial site location 2964 02:24:14,760 --> 02:24:18,760 and seeing that there is still some buildable space there, 2965 02:24:18,760 --> 02:24:21,480 seeing that the applicant himself has no plans 2966 02:24:21,480 --> 02:24:26,320 to develop this area, does not have a potential buyer 2967 02:24:26,320 --> 02:24:30,920 for this area, I'm going to be a no vote 2968 02:24:30,920 --> 02:24:35,920 on approving this zoning change in the future. 2969 02:24:35,920 --> 02:24:40,760 If he and his partners plan on developing it 2970 02:24:40,760 --> 02:24:44,760 or have a buyer, that might be different. 2971 02:24:44,760 --> 02:24:49,760 This is where it's hard sitting up here in this position 2972 02:24:49,760 --> 02:24:54,960 is that I do feel for the property owners in opposition 2973 02:24:54,960 --> 02:25:00,020 because I get it, you bought beautiful piece of land. 2974 02:25:00,880 --> 02:25:03,440 So long ago or it was in your family 2975 02:25:03,440 --> 02:25:07,720 and it's hard when we are in a community 2976 02:25:07,720 --> 02:25:11,000 that is one of the fastest growing in the state of Texas. 2977 02:25:11,000 --> 02:25:15,520 And I would encourage the city, 2978 02:25:15,520 --> 02:25:17,680 even though we do have the comprehensive plan 2979 02:25:17,680 --> 02:25:21,480 and this has been earmarked for a lovely place 2980 02:25:21,480 --> 02:25:26,480 to grow the industrial portion of the city, 2981 02:25:26,480 --> 02:25:29,800 that maybe there is a happy medium 2982 02:25:29,800 --> 02:25:34,120 for some of these property owners that don't want to move 2983 02:25:34,120 --> 02:25:39,120 and maybe a light industrial is on the southern portion 2984 02:25:39,120 --> 02:25:43,680 of where the current industrial, the heavy industrial is now 2985 02:25:43,680 --> 02:25:47,280 might be a better future zoning area. 2986 02:26:00,000 --> 02:26:04,200 - Yeah, yeah, we closed the public hearing. 2987 02:26:04,200 --> 02:26:09,200 Are there, is there any questions that you have or no? 2988 02:26:09,200 --> 02:26:16,040 Okay, Commissioner Riggs. 2989 02:26:16,040 --> 02:26:20,720 - Yeah, so I agree the public hearing is closed. 2990 02:26:20,720 --> 02:26:24,800 And to your point, Commissioner Dyer, 2991 02:26:24,800 --> 02:26:25,960 that's kind of where I'm torn 2992 02:26:25,960 --> 02:26:27,440 because we talk about property rights 2993 02:26:27,440 --> 02:26:29,780 and of course the existing residents out there 2994 02:26:29,780 --> 02:26:31,200 they obviously have property rights, 2995 02:26:31,200 --> 02:26:35,360 but so does the gentleman who owns the property now. 2996 02:26:35,360 --> 02:26:38,440 And you know, he's bought the property, 2997 02:26:38,440 --> 02:26:41,680 he's trying to get it zoned to what the future land use is. 2998 02:26:41,680 --> 02:26:44,960 And so it's kind of like as we see that area develop, 2999 02:26:44,960 --> 02:26:48,000 that's kind of how the town has decided to develop. 3000 02:26:48,000 --> 02:26:50,640 And so it's kind of where I have a hard time with it, 3001 02:26:50,640 --> 02:26:53,280 but I'm still not decided. 3002 02:26:57,160 --> 02:27:01,100 - I guess I do have one question for the applicant. 3003 02:27:01,100 --> 02:27:10,120 If you had an option to continue this to a future date, 3004 02:27:10,120 --> 02:27:13,840 is that something that you'd be able to provide 3005 02:27:13,840 --> 02:27:16,160 any additional information to the public 3006 02:27:16,160 --> 02:27:19,600 or is that something you're interested in 3007 02:27:19,600 --> 02:27:23,240 or would you rather just have an up, down vote 3008 02:27:23,240 --> 02:27:24,600 and move forward in the process? 3009 02:27:24,600 --> 02:27:25,760 Yes, feel free. 3010 02:27:28,160 --> 02:27:33,180 - So the question was if I'd be willing to postpone 3011 02:27:33,180 --> 02:27:36,760 the hearing for a future date, uncertain? 3012 02:27:36,760 --> 02:27:40,640 - Yeah, just what would your, 3013 02:27:40,640 --> 02:27:43,460 given the development interest that you're having 3014 02:27:43,460 --> 02:27:45,120 and that sort of thing, what? 3015 02:27:45,120 --> 02:27:47,200 - Well, the one thing I did want to clarify 3016 02:27:47,200 --> 02:27:51,360 was I never said I didn't have a potential buyer. 3017 02:27:51,360 --> 02:27:54,680 I just said that I don't have a site plan 3018 02:27:54,680 --> 02:27:56,320 that is being contemplated. 3019 02:27:56,320 --> 02:27:57,260 - Sure, okay. 3020 02:27:57,260 --> 02:27:59,880 - So I think that's a big difference. 3021 02:27:59,880 --> 02:28:08,920 I mean, I feel like, you know, 3022 02:28:08,920 --> 02:28:11,460 I have, like Commissioner Riggs said, 3023 02:28:11,460 --> 02:28:15,240 I have the same rights that my neighbors have 3024 02:28:15,240 --> 02:28:17,320 as far as property rights go. 3025 02:28:17,320 --> 02:28:25,920 I don't know if you guys picked up on it 3026 02:28:25,920 --> 02:28:29,320 in my, in what I said earlier in that. 3027 02:28:29,320 --> 02:28:31,980 - Sorry, Nathan. 3028 02:28:31,980 --> 02:28:34,640 - I just had to answer the question. 3029 02:28:34,640 --> 02:28:38,020 - Yeah, I'd rather just keep it on point, so. 3030 02:28:38,020 --> 02:28:41,280 - I would say generally, I mean, 3031 02:28:41,280 --> 02:28:43,280 unless there was some kind of refund 3032 02:28:43,280 --> 02:28:46,240 or there was, you know, some sort of financial benefit, 3033 02:28:46,240 --> 02:28:49,520 I would not be interested in postponing 3034 02:28:49,520 --> 02:28:53,120 and I'm aware that I do need a super majority 3035 02:28:53,120 --> 02:28:55,080 at the city council anyways. 3036 02:28:55,080 --> 02:28:56,340 - Okay, thank you. 3037 02:28:56,340 --> 02:28:57,180 - Thank you. 3038 02:28:57,180 --> 02:29:02,320 - Tina. 3039 02:29:02,320 --> 02:29:11,000 - So just thinking through the item being presented 3040 02:29:11,000 --> 02:29:12,160 before you this evening, 3041 02:29:12,160 --> 02:29:14,800 and I don't know if the applicant would be interested 3042 02:29:14,800 --> 02:29:18,960 in this or not, given that the request is for HI zoning, 3043 02:29:18,960 --> 02:29:23,960 but if there is any interest by the applicant 3044 02:29:24,920 --> 02:29:27,640 or even the commission for that matter, 3045 02:29:27,640 --> 02:29:32,400 if you feel that a planned development district 3046 02:29:32,400 --> 02:29:36,120 might be a more appropriate solution 3047 02:29:36,120 --> 02:29:40,280 with some potential standards in place 3048 02:29:40,280 --> 02:29:42,360 that might help be able to mitigate 3049 02:29:42,360 --> 02:29:46,960 the adjoining residential property owners concerns, 3050 02:29:46,960 --> 02:29:50,960 that could be an option for your consideration. 3051 02:29:50,960 --> 02:29:53,920 It would necessitate the applicant working 3052 02:29:53,920 --> 02:29:56,720 with the residents and negotiating 3053 02:29:56,720 --> 02:30:00,280 what those additional development standards 3054 02:30:00,280 --> 02:30:03,400 would be needed that might not be able to be achieved 3055 02:30:03,400 --> 02:30:06,360 under the current zoning to try and see 3056 02:30:06,360 --> 02:30:09,240 if there's an opportunity to strike 3057 02:30:09,240 --> 02:30:10,920 maybe a more appropriate balance 3058 02:30:10,920 --> 02:30:12,280 between what's being requested 3059 02:30:12,280 --> 02:30:15,800 and the adjoining property owners concerns. 3060 02:30:15,800 --> 02:30:18,600 So, you know, if the commission were interested 3061 02:30:18,600 --> 02:30:19,440 in something like that, 3062 02:30:19,440 --> 02:30:21,360 I think it would be appropriate to hear from the applicant 3063 02:30:21,360 --> 02:30:24,280 to see if the applicant would entertain that 3064 02:30:24,280 --> 02:30:25,120 or if they wanna stay 3065 02:30:25,120 --> 02:30:27,160 with their current zoning request as well. 3066 02:30:27,160 --> 02:30:36,520 - I guess I'll extend that question to you, Nathan. 3067 02:30:36,520 --> 02:30:39,080 Is that something you'd be interested 3068 02:30:39,080 --> 02:30:43,680 or are you really just interested in the HI street zoning? 3069 02:30:47,680 --> 02:30:51,880 - I would say like the prolific professor, 3070 02:30:51,880 --> 02:30:53,800 a real estate professor at North Texas, 3071 02:30:53,800 --> 02:30:55,720 John Bain always said it depends. 3072 02:30:55,720 --> 02:30:58,760 I think that's a pretty broad question 3073 02:30:58,760 --> 02:31:01,520 to ask me in this forum 3074 02:31:01,520 --> 02:31:04,640 without having any time to consider the consequences. 3075 02:31:04,640 --> 02:31:10,760 However, if there was any, from my perspective, 3076 02:31:10,760 --> 02:31:13,160 if there was any willingness 3077 02:31:13,160 --> 02:31:15,960 to negotiate a plan development, 3078 02:31:17,880 --> 02:31:21,760 and maybe I should preface this by saying, 3079 02:31:21,760 --> 02:31:26,760 you know, I have extensive experience rezoning properties 3080 02:31:26,760 --> 02:31:29,080 not only in this city, 3081 02:31:29,080 --> 02:31:34,440 but at least probably a dozen cities across the Metroplex. 3082 02:31:34,440 --> 02:31:38,120 So, you know, I've seen, you know, 3083 02:31:38,120 --> 02:31:42,480 a lot of times the PD is, 3084 02:31:42,480 --> 02:31:45,280 it's basically a shakedown of the developer. 3085 02:31:46,440 --> 02:31:51,000 And so unless there was some willingness by the city 3086 02:31:51,000 --> 02:31:55,640 to provide services, which we currently do not have, 3087 02:31:55,640 --> 02:31:57,840 we have no water, we have no sewer. 3088 02:31:57,840 --> 02:32:00,520 I know for sure, you know, 3089 02:32:00,520 --> 02:32:03,240 if I was to try to develop this property, 3090 02:32:03,240 --> 02:32:06,080 the city would want me to expand roads 3091 02:32:06,080 --> 02:32:09,040 and do a lot of infrastructure. 3092 02:32:09,040 --> 02:32:12,720 Unless there was a negotiation 3093 02:32:12,720 --> 02:32:15,560 or there was some kind of give and take, 3094 02:32:15,560 --> 02:32:19,280 I don't see any benefit 3095 02:32:19,280 --> 02:32:24,280 to taking that approach at this time. 3096 02:32:24,280 --> 02:32:28,560 Given that staff has supported 3097 02:32:28,560 --> 02:32:32,560 or recommended approval of this zoning case, 3098 02:32:32,560 --> 02:32:34,400 it is consistent. - Thank you. 3099 02:32:34,400 --> 02:32:35,240 Thank you, Nathan. 3100 02:32:35,240 --> 02:32:39,000 I have a question for legal. 3101 02:32:39,000 --> 02:32:44,680 It's been a while since we had one of these. 3102 02:32:44,680 --> 02:32:49,040 I know we had an update on the legislative bills. 3103 02:32:49,040 --> 02:32:51,080 And I think within the last couple of sessions, 3104 02:32:51,080 --> 02:32:53,240 there have been some bills that expanded 3105 02:32:53,240 --> 02:33:00,360 property owners' rights to seek de-annexation 3106 02:33:00,360 --> 02:33:04,280 in certain conditions where they're not receiving services 3107 02:33:04,280 --> 02:33:05,560 and that sort of thing. 3108 02:33:05,560 --> 02:33:08,080 So I wanna make sure that the commission is aware 3109 02:33:08,080 --> 02:33:12,080 of the potential futures of, 3110 02:33:12,080 --> 02:33:15,960 and the residents nearby, that if, 3111 02:33:15,960 --> 02:33:20,600 I guess the one question would be, 3112 02:33:20,600 --> 02:33:21,960 is my understanding correct? 3113 02:33:21,960 --> 02:33:25,880 Are there ways that property owners within the city 3114 02:33:25,880 --> 02:33:28,920 could de-annex and then not be beholden 3115 02:33:28,920 --> 02:33:32,640 to our zoning requirements and buffer requirements 3116 02:33:32,640 --> 02:33:38,000 and continue to seek development of that land at that point? 3117 02:33:38,000 --> 02:33:41,440 - That is an extremely broad question 3118 02:33:41,440 --> 02:33:45,000 that implicates bills that aren't actually effective yet, 3119 02:33:45,000 --> 02:33:48,400 as well as some bills from the last legislative session 3120 02:33:48,400 --> 02:33:51,640 to my understanding are still being actively litigated. 3121 02:33:51,640 --> 02:33:55,760 I would be irresponsible to prognosticate from the dais, 3122 02:33:55,760 --> 02:33:58,560 and it could be inadvertently giving legal advice 3123 02:33:58,560 --> 02:34:00,560 that is completely inaccurate. 3124 02:34:00,560 --> 02:34:02,520 - Okay, thank you. 3125 02:34:02,520 --> 02:34:11,160 Yeah, I'm no friend of PD's. 3126 02:34:11,640 --> 02:34:13,120 When they're not necessary, 3127 02:34:13,120 --> 02:34:16,560 especially in a quickly changing area like this, 3128 02:34:16,560 --> 02:34:23,480 because they're gonna lock things in agreements 3129 02:34:23,480 --> 02:34:27,880 that we made with property owners 3130 02:34:27,880 --> 02:34:32,120 who a lot of these lots are probably gonna change hands 3131 02:34:32,120 --> 02:34:33,680 in the next 10 years, right? 3132 02:34:33,680 --> 02:34:35,480 It's just kind of the reality of it. 3133 02:34:37,160 --> 02:34:41,600 But I guess any other discussion or questions 3134 02:34:41,600 --> 02:34:43,120 or emotion at this point? 3135 02:34:43,120 --> 02:34:47,320 - I think I would agree with you 3136 02:34:47,320 --> 02:34:49,920 that PD probably isn't best 3137 02:34:49,920 --> 02:34:53,040 because it's gonna end up being some kind of industrial, 3138 02:34:53,040 --> 02:34:55,800 and I think that's not what the residents want. 3139 02:34:55,800 --> 02:34:59,480 So I don't think that there's maybe an agreement 3140 02:34:59,480 --> 02:35:00,840 that can be made, so. 3141 02:35:00,840 --> 02:35:04,320 - And I'll just remind the commission 3142 02:35:04,320 --> 02:35:07,680 that the way this works, since we have an even number 3143 02:35:07,680 --> 02:35:10,320 of commissioners present this evening, 3144 02:35:10,320 --> 02:35:13,600 if there is a motion that results in a tie vote, 3145 02:35:13,600 --> 02:35:15,560 then that comes back as an item 3146 02:35:15,560 --> 02:35:17,960 for individual consideration at our next meeting. 3147 02:35:17,960 --> 02:35:23,120 And so, so be that way, as it may. 3148 02:35:23,120 --> 02:35:30,040 Yeah, Commissioner. 3149 02:35:33,520 --> 02:35:34,720 - Mcduff. 3150 02:35:34,720 --> 02:35:37,320 - I'm gonna make a motion to move our vote along, 3151 02:35:37,320 --> 02:35:39,840 although I too have concerns. 3152 02:35:39,840 --> 02:35:43,320 And so I'm gonna recommend approval of this request. 3153 02:35:43,320 --> 02:35:44,160 - Okay, thank you. 3154 02:35:44,160 --> 02:35:48,280 And Commissioner Riggs. 3155 02:35:48,280 --> 02:35:50,600 - I second it. 3156 02:35:50,600 --> 02:35:57,960 - Yeah, I'm real sensitive to change. 3157 02:35:59,040 --> 02:36:04,040 And I understand the result that we have 3158 02:36:04,040 --> 02:36:09,320 being on the outskirts of a broad region 3159 02:36:09,320 --> 02:36:12,240 means that the industrial growth here 3160 02:36:12,240 --> 02:36:16,800 has been 15 times what you would expect it to be 3161 02:36:16,800 --> 02:36:21,800 if we were not attached to the edge of a larger region, right? 3162 02:36:21,800 --> 02:36:26,720 And so it feels fast, and it is fast. 3163 02:36:30,000 --> 02:36:35,000 I, as staff mentioned, you know, we have to, 3164 02:36:35,000 --> 02:36:39,640 to some extent, the provisions within our code 3165 02:36:39,640 --> 02:36:43,640 for dark sky lighting, for the setbacks, 3166 02:36:43,640 --> 02:36:51,000 for the enhanced buffering, that it would not hold a, 3167 02:36:51,000 --> 02:36:58,080 or put development out there in a way 3168 02:36:58,080 --> 02:37:00,520 that's insensitive to nearby residents. 3169 02:37:00,520 --> 02:37:06,880 So I think I'll support this, but I understand the challenges 3170 02:37:06,880 --> 02:37:10,960 and there's more to this process. 3171 02:37:10,960 --> 02:37:15,960 So anything else for Commissioner Dyer or, okay. 3172 02:37:15,960 --> 02:37:19,960 Seeing, yes, Commissioner Mcduff. 3173 02:37:19,960 --> 02:37:23,080 - I did wanna make some additions here, 3174 02:37:23,080 --> 02:37:25,000 some other comments. 3175 02:37:25,000 --> 02:37:29,320 I do understand that we, I do appreciate the hole in one, 3176 02:37:29,320 --> 02:37:30,680 we're trying to get that for you, 3177 02:37:30,680 --> 02:37:34,400 but we also have some property owners too, 3178 02:37:34,400 --> 02:37:39,400 that we're concerned about in the property rights, 3179 02:37:39,400 --> 02:37:42,960 but also the environmental, these sensitive areas 3180 02:37:42,960 --> 02:37:45,120 and the traffic and the pollution. 3181 02:37:45,120 --> 02:37:47,380 And I'd like to make sure those thoughts 3182 02:37:47,380 --> 02:37:49,180 are conveyed to the council. 3183 02:37:49,180 --> 02:37:53,880 - Yeah, okay. 3184 02:37:55,560 --> 02:37:56,400 Thank you. 3185 02:37:56,400 --> 02:37:59,080 Seeing no other discussion, 3186 02:37:59,080 --> 02:38:00,840 I'll call for a vote on the board. 3187 02:38:00,840 --> 02:38:08,720 Thank you, that passes three, one. 3188 02:38:08,720 --> 02:38:14,040 Do we have a date on when that will be going to council, Matt? 3189 02:38:14,040 --> 02:38:22,280 - The next earliest available date is August 19th. 3190 02:38:22,280 --> 02:38:26,560 - Okay, so it should be noticed for that 3191 02:38:26,560 --> 02:38:30,120 between now and then if it happens at August 19th, okay. 3192 02:38:30,120 --> 02:38:30,940 Thank you. 3193 02:38:30,940 --> 02:38:35,620 Okay, that brings us to, sorry. 3194 02:38:35,620 --> 02:38:43,800 Commissioner Mcduff, do you, no. 3195 02:38:43,800 --> 02:38:48,800 Okay, that brings us to item 5C, S25-0004. 3196 02:38:52,280 --> 02:38:53,280 - Thank you. 3197 02:38:53,280 --> 02:39:05,080 All right. 3198 02:39:05,080 --> 02:39:08,720 Good evening again, commission, 3199 02:39:08,720 --> 02:39:10,900 Matt Burdine, Assistant Planner, 3200 02:39:10,900 --> 02:39:15,080 here to present the 1305 Oak Boarding House 3201 02:39:15,080 --> 02:39:17,400 specific use permit case. 3202 02:39:17,400 --> 02:39:21,440 So this requested specific use permit 3203 02:39:21,440 --> 02:39:26,280 is associated with a 0.4 acre lot 3204 02:39:26,280 --> 02:39:28,920 located well within city limits 3205 02:39:28,920 --> 02:39:31,200 at the corner of Oak and Fry Street. 3206 02:39:31,200 --> 02:39:34,200 It is currently a developed piece of property 3207 02:39:34,200 --> 02:39:37,800 with a fairly large residential building on it 3208 02:39:37,800 --> 02:39:41,240 with parking, landscaping, 3209 02:39:41,240 --> 02:39:44,120 as well as curb cups onto Fry Street. 3210 02:39:44,120 --> 02:39:48,440 It's surrounded by a large mix of uses, 3211 02:39:48,440 --> 02:39:50,080 in particular, multifamily dwellings 3212 02:39:50,080 --> 02:39:52,240 as well as commercial uses. 3213 02:39:52,240 --> 02:39:56,020 The current zoning mixed use neighborhood 3214 02:39:56,020 --> 02:39:58,320 within the Fry Street overlay district 3215 02:39:58,320 --> 02:40:02,200 and within that district, a boarding house 3216 02:40:02,200 --> 02:40:04,720 requires a specific use permit, 3217 02:40:04,720 --> 02:40:07,640 hence the request before you today. 3218 02:40:07,640 --> 02:40:12,960 This request was reviewed against our general 3219 02:40:12,960 --> 02:40:16,060 and specific use permit criteria for approval. 3220 02:40:17,920 --> 02:40:21,640 So a little bit more about the SUP 3221 02:40:21,640 --> 02:40:22,840 as well as the boarding house. 3222 02:40:22,840 --> 02:40:26,440 So the development code defines a boarding house 3223 02:40:26,440 --> 02:40:30,240 as a building for non-transit lodging 3224 02:40:30,240 --> 02:40:33,720 of more than four but less than 20 persons 3225 02:40:33,720 --> 02:40:35,880 that may provide meals, 3226 02:40:35,880 --> 02:40:37,360 provided that any cooking is done 3227 02:40:37,360 --> 02:40:38,720 within a central kitchen. 3228 02:40:38,720 --> 02:40:42,400 As stated in MN district, 3229 02:40:42,400 --> 02:40:45,760 this use would require a specific use permit, 3230 02:40:45,760 --> 02:40:48,720 which goes before you and then city council. 3231 02:40:48,720 --> 02:40:52,840 So this specific use permit being proposed 3232 02:40:52,840 --> 02:40:54,080 with the additional conditions 3233 02:40:54,080 --> 02:40:56,040 that there's no more than nine bedrooms 3234 02:40:56,040 --> 02:40:58,640 and no less than 10 parking spaces. 3235 02:40:58,640 --> 02:41:02,280 This is to just maintain consistency 3236 02:41:02,280 --> 02:41:05,040 of the site as it's developed right now, 3237 02:41:05,040 --> 02:41:09,480 as well as maintain compliance with the development code. 3238 02:41:09,480 --> 02:41:11,880 And it is important to note that at this time, 3239 02:41:11,880 --> 02:41:16,160 the applicant has not indicated any proposed site changes, 3240 02:41:16,160 --> 02:41:19,020 mainly just a change in the use of the property. 3241 02:41:19,020 --> 02:41:24,660 So this was reviewed against the comprehensive plan 3242 02:41:24,660 --> 02:41:27,760 and the future land use designation 3243 02:41:27,760 --> 02:41:31,320 of neighborhood university compatibility area. 3244 02:41:31,320 --> 02:41:35,560 This designation applies to those areas near our universities 3245 02:41:35,560 --> 02:41:40,560 and which encourages those building forms 3246 02:41:40,560 --> 02:41:44,120 and land uses that can serve both established neighborhoods 3247 02:41:44,120 --> 02:41:45,840 as well as those universities. 3248 02:41:45,840 --> 02:41:48,920 And staff found that the boarding house use 3249 02:41:48,920 --> 02:41:51,800 does that as well. 3250 02:41:51,800 --> 02:41:54,920 Staff did find that this particular use 3251 02:41:54,920 --> 02:41:58,760 in this location advances the goal to grow compactly 3252 02:41:58,760 --> 02:42:04,360 as it would be an adaptive reuse of the already developed site 3253 02:42:04,360 --> 02:42:07,120 that has existing utilities, city services, 3254 02:42:07,120 --> 02:42:10,320 and public amenities that it can take advantage 3255 02:42:10,320 --> 02:42:15,320 of and also found it to be consistent 3256 02:42:15,320 --> 02:42:16,960 with those goals and requirements 3257 02:42:16,960 --> 02:42:19,640 of the freshly-overlaid district 3258 02:42:19,640 --> 02:42:21,600 and the Oak Gateway area plan. 3259 02:42:21,600 --> 02:42:27,480 So this request was notified according to the city limits. 3260 02:42:27,480 --> 02:42:34,120 Staff has shown the map with the 200-foot buffer 3261 02:42:34,120 --> 02:42:36,020 and then the 500-foot buffer. 3262 02:42:37,000 --> 02:42:40,400 Staff has not received any written opinions 3263 02:42:40,400 --> 02:42:42,200 from members of the community. 3264 02:42:42,200 --> 02:42:46,240 And at this time, we are recommending approval 3265 02:42:46,240 --> 02:42:48,760 of the requested specific use permit 3266 02:42:48,760 --> 02:42:51,760 as it is compliant with the criteria for approval. 3267 02:42:51,760 --> 02:42:55,120 Here to answer any questions, 3268 02:42:55,120 --> 02:42:56,920 and then the applicant is here as well. 3269 02:42:56,920 --> 02:43:04,840 - Okay, any questions from the commission? 3270 02:43:04,840 --> 02:43:08,760 No, okay, I'll go ahead and open the public hearing 3271 02:43:08,760 --> 02:43:10,400 at this time. 3272 02:43:10,400 --> 02:43:13,680 We do have one person wishing to speak, Kim McKibbin. 3273 02:43:13,680 --> 02:43:18,280 If you could come down and state your name and address 3274 02:43:18,280 --> 02:43:19,880 and you'll have four minutes. 3275 02:43:19,880 --> 02:43:27,160 - You're right, you've had some tall ones. 3276 02:43:27,160 --> 02:43:28,320 My name is Kim McKibbin. 3277 02:43:28,320 --> 02:43:32,480 I own the property located at 1306 West Hickory Street, 3278 02:43:32,480 --> 02:43:37,240 which is somewhat adjacent to the student center. 3279 02:43:37,240 --> 02:43:44,280 I have questions about the purpose of the boarding house, 3280 02:43:44,280 --> 02:43:47,000 who, is it open to the public? 3281 02:43:47,000 --> 02:43:51,160 What are the restrictions or whatever it is 3282 02:43:51,160 --> 02:43:53,480 for individuals to live there? 3283 02:43:53,480 --> 02:43:58,200 Will they be paying appropriate rent for a two-bedroom room? 3284 02:43:58,200 --> 02:44:00,840 Which is, I understand what that's been planned 3285 02:44:00,840 --> 02:44:03,120 is for 18 individuals. 3286 02:44:03,120 --> 02:44:08,120 So, as a local person on that corner, 3287 02:44:08,120 --> 02:44:12,320 our local business, during the Oak Street development plan, 3288 02:44:12,320 --> 02:44:16,160 we were asked to remove our garbage collections 3289 02:44:16,160 --> 02:44:19,280 from the street. 3290 02:44:19,280 --> 02:44:23,240 And fortunately, the student center was willing 3291 02:44:23,240 --> 02:44:27,800 to come together so that everyone on that basic corner 3292 02:44:27,800 --> 02:44:29,840 shared one dumpster. 3293 02:44:29,840 --> 02:44:31,920 I'd like to know that that's going to be considered 3294 02:44:31,920 --> 02:44:36,560 because right now I pay $86 for one-fifth of that dumpster 3295 02:44:36,560 --> 02:44:39,280 every month, which is kind of extreme. 3296 02:44:39,280 --> 02:44:40,240 But I don't wanna lose it 3297 02:44:40,240 --> 02:44:43,280 'cause I have no other alternative for do that. 3298 02:44:43,280 --> 02:44:48,280 Also, parking is very, very difficult in that area. 3299 02:44:48,280 --> 02:44:51,040 And since I do run a business, 3300 02:44:51,040 --> 02:44:54,680 I'm concerned about people coming into park 3301 02:44:54,680 --> 02:44:56,360 who are going in and out of the coffee shop. 3302 02:44:56,360 --> 02:44:58,840 I own Ora Coffee, which is at that address. 3303 02:44:59,720 --> 02:45:03,880 The thing that I'm concerned about is if these people, 3304 02:45:03,880 --> 02:45:07,600 do they have restrictions or could anyone walk up 3305 02:45:07,600 --> 02:45:11,000 and ask to be admitted to this boarding house? 3306 02:45:11,000 --> 02:45:13,280 I've got a little bit of an idea what's happening. 3307 02:45:13,280 --> 02:45:17,840 Also, the parking, there are nine spaces there 3308 02:45:17,840 --> 02:45:21,200 that are currently leased out to different people 3309 02:45:21,200 --> 02:45:22,760 by the facility. 3310 02:45:22,760 --> 02:45:26,680 One of them is a handicap parking spot 3311 02:45:26,680 --> 02:45:28,440 and I'm pleased for that. 3312 02:45:28,440 --> 02:45:32,120 There are three reserved spaces for the workers 3313 02:45:32,120 --> 02:45:35,920 in the building and then there's two more spaces, 3314 02:45:35,920 --> 02:45:39,120 which I guess is the only way they're getting 16, 3315 02:45:39,120 --> 02:45:42,880 which I've always thought were utilized by Zebra Head 3316 02:45:42,880 --> 02:45:44,280 for their staff. 3317 02:45:44,280 --> 02:45:46,200 So I need more information 3318 02:45:46,200 --> 02:45:49,560 than really what I've gotten so far. 3319 02:45:49,560 --> 02:45:51,160 I did talk to Mr. Stevens. 3320 02:45:51,160 --> 02:45:53,640 Unfortunately, I interrupted his vacation 3321 02:45:53,640 --> 02:45:55,960 and called him on the phone. 3322 02:45:55,960 --> 02:45:58,440 We've worked really well with this group before, 3323 02:45:58,440 --> 02:45:59,840 just seeking some information 3324 02:45:59,840 --> 02:46:04,440 because I'm getting questions from the other people 3325 02:46:04,440 --> 02:46:08,240 and I'm the only one that basically owns the building 3326 02:46:08,240 --> 02:46:10,120 that they're in right there and running the stuff. 3327 02:46:10,120 --> 02:46:12,840 So I need more information. 3328 02:46:12,840 --> 02:46:16,720 I do have concerns about what the rules are, 3329 02:46:16,720 --> 02:46:18,520 how people are gonna be treated. 3330 02:46:18,520 --> 02:46:20,320 I wanna make sure that it is fair for the people 3331 02:46:20,320 --> 02:46:21,560 that are in the boarding house 3332 02:46:21,560 --> 02:46:25,440 and that the church gets whatever it wants out of it as well 3333 02:46:25,440 --> 02:46:27,360 within reasons. 3334 02:46:27,360 --> 02:46:29,120 I just need more information. 3335 02:46:29,120 --> 02:46:32,760 - Thank you. 3336 02:46:32,760 --> 02:46:35,560 This is a public hearing. 3337 02:46:35,560 --> 02:46:37,600 I don't have any more cards yet, 3338 02:46:37,600 --> 02:46:41,080 but anybody, if you wish, can come down to speak. 3339 02:46:41,080 --> 02:46:41,920 Yes. 3340 02:46:41,920 --> 02:46:46,360 If you can state your name and address. 3341 02:46:46,360 --> 02:46:49,200 - I'm Brandon Bell. 3342 02:46:49,200 --> 02:46:52,480 I'm at 318 East Lloyd Street in Crum, Texas. 3343 02:46:52,480 --> 02:46:53,920 And I'm the campus minister 3344 02:46:53,920 --> 02:46:55,880 for the Christian Campus Community. 3345 02:46:55,880 --> 02:46:59,600 We, totally valid questions, Kim. 3346 02:46:59,600 --> 02:47:00,760 Kim's a great neighbor. 3347 02:47:00,760 --> 02:47:04,920 And we do plan on continuing to share the garbage space. 3348 02:47:04,920 --> 02:47:06,920 That should not be a problem. 3349 02:47:06,920 --> 02:47:09,000 Yes, our parking space is limited, 3350 02:47:09,000 --> 02:47:12,040 considering the two directly behind Zebra Head 3351 02:47:12,040 --> 02:47:14,320 are for Zebra Head employees. 3352 02:47:14,320 --> 02:47:18,720 And, but at any given time, our lot's full 3353 02:47:18,720 --> 02:47:20,400 based on our events and activities, 3354 02:47:20,400 --> 02:47:24,720 based on our students that buy a pass for the semester. 3355 02:47:24,720 --> 02:47:28,480 And so I know we have people 3356 02:47:28,480 --> 02:47:30,400 come in and out of our lot constantly 3357 02:47:30,400 --> 02:47:33,760 that are going to Chipotle, Zebra Head, Auro, 3358 02:47:33,760 --> 02:47:37,760 all the different restaurants and shops on our block. 3359 02:47:37,760 --> 02:47:40,840 The only towing we do is typically at random 3360 02:47:40,840 --> 02:47:41,920 with on the road towing. 3361 02:47:41,920 --> 02:47:45,640 They look for our sticker for our registration 3362 02:47:45,640 --> 02:47:48,040 for our parking pass. 3363 02:47:48,040 --> 02:47:49,560 And if it doesn't have that pass, 3364 02:47:49,560 --> 02:47:51,760 they typically check with me to see, 3365 02:47:51,760 --> 02:47:53,200 hey, is that somebody I know? 3366 02:47:53,200 --> 02:47:55,160 Or, you know, are they just running next door? 3367 02:47:55,160 --> 02:47:56,240 It's not a big deal. 3368 02:47:56,240 --> 02:47:59,560 But anyway, so our parking lot does get used 3369 02:47:59,560 --> 02:48:02,360 by a lot of the business traffic. 3370 02:48:02,360 --> 02:48:06,000 And unfortunately, like she said, it's extremely limited. 3371 02:48:06,000 --> 02:48:10,560 So, but we do have the correct amount of spaces 3372 02:48:10,560 --> 02:48:13,240 for the specific use permit. 3373 02:48:13,240 --> 02:48:17,560 Just for clarification, basically give you kind of an idea 3374 02:48:17,560 --> 02:48:20,720 where we're coming from, for my role as a campus minister, 3375 02:48:20,720 --> 02:48:24,520 there's very little education that's available 3376 02:48:24,520 --> 02:48:26,760 at a Christian college, at a seminary. 3377 02:48:26,760 --> 02:48:30,800 They don't have very many college specific ministry tracks. 3378 02:48:30,800 --> 02:48:34,600 And so for people to get the experience that I've got, 3379 02:48:34,600 --> 02:48:35,760 it takes a lot of hands on. 3380 02:48:35,760 --> 02:48:37,760 And so we see a really strong need 3381 02:48:37,760 --> 02:48:42,320 for more of a residential apprenticeship type of program. 3382 02:48:42,320 --> 02:48:45,480 And so we're actually partnering with E3 Partners, 3383 02:48:45,480 --> 02:48:47,960 which is a missions organization that's highly skilled 3384 02:48:47,960 --> 02:48:51,600 at helping train people in ministry. 3385 02:48:51,600 --> 02:48:53,000 And so together with them, 3386 02:48:53,000 --> 02:48:56,740 we're going to be vetting students that are applying 3387 02:48:56,740 --> 02:48:58,160 to be in these kinds of roles. 3388 02:48:58,160 --> 02:49:00,560 So it will be very, very, very selective. 3389 02:49:00,560 --> 02:49:04,080 It's not just open for anybody that wants a place to stay. 3390 02:49:04,080 --> 02:49:07,000 It'll be very, very selective for that program. 3391 02:49:07,000 --> 02:49:09,800 Now, having the specific use permit would allow us 3392 02:49:09,800 --> 02:49:11,880 for those students who, you know, 3393 02:49:11,880 --> 02:49:13,440 one of the big issues we've got right now, 3394 02:49:13,440 --> 02:49:15,640 we've got so many international students 3395 02:49:15,640 --> 02:49:17,640 that are really, really, really struggling 3396 02:49:17,640 --> 02:49:19,920 to find anywhere they can afford 3397 02:49:19,920 --> 02:49:21,860 and be somewhat close to campus. 3398 02:49:21,860 --> 02:49:24,000 And so it's really a burden on me to go, 3399 02:49:24,000 --> 02:49:27,160 hey, we've got these nine bedrooms upstairs 3400 02:49:27,160 --> 02:49:29,640 that are primarily offices, you know, game rooms, 3401 02:49:29,640 --> 02:49:31,560 storage for furniture for students. 3402 02:49:31,560 --> 02:49:34,400 And so to be able to provide maybe a temporary place, 3403 02:49:34,400 --> 02:49:36,520 'cause we had a lot of students in transition 3404 02:49:36,520 --> 02:49:38,380 and still be in compliance with the city 3405 02:49:38,380 --> 02:49:39,760 with code for a building, 3406 02:49:39,760 --> 02:49:42,640 will be an added bonus having this permit. 3407 02:49:42,640 --> 02:49:47,640 But primarily it is for a very high level 3408 02:49:47,640 --> 02:49:49,560 kind of apprenticeship program. 3409 02:49:49,560 --> 02:49:51,280 For those that want to go into campus ministry 3410 02:49:51,280 --> 02:49:53,280 and it gives them the hands-on experience 3411 02:49:53,280 --> 02:49:56,760 and allows our building to be used in a very hospitable way 3412 02:49:56,760 --> 02:49:59,600 and not just like a church building for college students 3413 02:49:59,600 --> 02:50:02,720 as it kind of currently is limited. 3414 02:50:02,720 --> 02:50:04,440 - Okay. - Thank you. 3415 02:50:04,440 --> 02:50:05,280 - Thank you. 3416 02:50:05,280 --> 02:50:10,160 This is a public hearing, anyone else? 3417 02:50:10,160 --> 02:50:12,520 If you would like to speak, you may come down. 3418 02:50:12,800 --> 02:50:17,380 - I'm not seeing anybody. 3419 02:50:17,380 --> 02:50:20,760 I'll close the public hearing. 3420 02:50:20,760 --> 02:50:22,400 Open the floor for discussion. 3421 02:50:22,400 --> 02:50:25,740 More questions if there are any. 3422 02:50:25,740 --> 02:50:30,720 I'll just offer, 3423 02:50:30,720 --> 02:50:37,220 you know, this is a unique area of town, 3424 02:50:37,220 --> 02:50:42,220 but when we go back in history, 3425 02:50:43,040 --> 02:50:47,400 boarding houses used to be extremely common, right? 3426 02:50:47,400 --> 02:50:51,400 It was the typical entry-level housing option 3427 02:50:51,400 --> 02:50:56,720 for people coming into a big city 3428 02:50:56,720 --> 02:50:59,520 as they moved to the city to get a job. 3429 02:50:59,520 --> 02:51:04,720 And in many cases, we've cut that lowest rung 3430 02:51:04,720 --> 02:51:05,820 of the ladder off. 3431 02:51:05,820 --> 02:51:10,440 Obviously the specific use of this area, 3432 02:51:10,440 --> 02:51:14,900 you know, it's gonna vary, but I think, 3433 02:51:14,900 --> 02:51:17,840 you know, I've seen firsthand the need 3434 02:51:17,840 --> 02:51:20,680 for international students and that sort of thing. 3435 02:51:20,680 --> 02:51:26,160 I also think that, you know, as this property 3436 02:51:26,160 --> 02:51:29,400 gets used in the future, the more it ends up being used 3437 02:51:29,400 --> 02:51:33,720 for residential activities and the less 3438 02:51:33,720 --> 02:51:36,380 for large event type of activities, 3439 02:51:36,380 --> 02:51:39,000 that's honestly a little bit less taxing 3440 02:51:39,000 --> 02:51:41,180 on the parking situation and that sort of thing 3441 02:51:41,180 --> 02:51:42,600 from my perspective. 3442 02:51:42,600 --> 02:51:46,320 'Cause many of the perspective tenants 3443 02:51:46,320 --> 02:51:50,600 would be at a stage of life 3444 02:51:50,600 --> 02:51:52,920 where maybe they're taking classes also at the university 3445 02:51:52,920 --> 02:51:57,920 and, you know, it's all 250 feet away. 3446 02:51:57,920 --> 02:52:01,320 So, Commissioner Riggs, though, 3447 02:52:01,320 --> 02:52:03,680 did you have a question or comment? 3448 02:52:03,680 --> 02:52:04,880 - Just had more of a comment. 3449 02:52:04,880 --> 02:52:07,400 This is a, I remember back in the day 3450 02:52:07,400 --> 02:52:09,320 when this was a frat house. 3451 02:52:09,320 --> 02:52:11,640 This is a much better use of the property. 3452 02:52:11,640 --> 02:52:13,480 I have to say that. 3453 02:52:13,480 --> 02:52:16,480 I can remember seeing people jump off that building, so yeah. 3454 02:52:16,480 --> 02:52:20,360 - Trip down history lane. 3455 02:52:20,360 --> 02:52:21,200 Okay. 3456 02:52:21,200 --> 02:52:26,240 Any, open the floor for a motion 3457 02:52:26,240 --> 02:52:29,000 or if there's any other questions, certainly. 3458 02:52:29,000 --> 02:52:29,840 - Go ahead. 3459 02:52:29,840 --> 02:52:33,120 - Commissioner Riggs. 3460 02:52:33,120 --> 02:52:35,280 - I make a motion to approve the SUP. 3461 02:52:36,260 --> 02:52:37,800 - Commissioner McDuff. 3462 02:52:37,800 --> 02:52:40,640 - I second the motion to approve the SUP. 3463 02:52:40,640 --> 02:52:41,560 - With additions. 3464 02:52:41,560 --> 02:52:43,920 - Yes, with the staff recommended conditions. 3465 02:52:43,920 --> 02:52:44,960 - Yes. - Yes. 3466 02:52:44,960 --> 02:52:47,120 - Staff recommended additions. 3467 02:52:47,120 --> 02:52:48,440 - We have a motion to approve 3468 02:52:48,440 --> 02:52:50,720 with staff recommended conditions and a second. 3469 02:52:50,720 --> 02:52:54,680 Seeing no more discussion, we'll call for a vote on board. 3470 02:52:54,680 --> 02:53:02,860 That item passes four zero, thank you. 3471 02:53:05,240 --> 02:53:09,400 That's our last public hearing of the evening. 3472 02:53:09,400 --> 02:53:14,880 Brings us to item 6A, 3473 02:53:14,880 --> 02:53:17,360 Planning and Zoning Commission Project Matrix. 3474 02:53:17,360 --> 02:53:19,480 - Thank you, Chair. 3475 02:53:19,480 --> 02:53:23,840 So as it relates to the matrix document itself, 3476 02:53:23,840 --> 02:53:25,600 there were no changes made to it 3477 02:53:25,600 --> 02:53:27,840 as there were no requests at the last meeting. 3478 02:53:27,840 --> 02:53:32,160 In terms of city council action on development projects 3479 02:53:32,160 --> 02:53:34,760 that the commission has considered in the past, 3480 02:53:34,760 --> 02:53:37,400 since your last Planning and Zoning Commission meeting, 3481 02:53:37,400 --> 02:53:39,360 if you recall, we had the Gateway of Denton 3482 02:53:39,360 --> 02:53:40,540 Plan Development District Amendment 3483 02:53:40,540 --> 02:53:42,240 that was really geared towards signage, 3484 02:53:42,240 --> 02:53:44,160 allowing for a taller pole sign 3485 02:53:44,160 --> 02:53:47,760 and some directional signage that Haley presented 3486 02:53:47,760 --> 02:53:51,040 and council did approve that. 3487 02:53:51,040 --> 02:53:52,880 Also, if you recall, 3488 02:53:52,880 --> 02:53:55,960 the fall meadow multifamily specific use permit 3489 02:53:55,960 --> 02:53:59,960 that was done that took advantage of the two, 3490 02:53:59,960 --> 02:54:03,080 what we call the 2.12 sub-chapter provisions 3491 02:54:03,080 --> 02:54:06,280 to be able to assist with affordable housing projects. 3492 02:54:06,280 --> 02:54:09,560 That was also approved by city council. 3493 02:54:09,560 --> 02:54:12,320 So this is my final report 3494 02:54:12,320 --> 02:54:14,120 to the Planning and Zoning Commission. 3495 02:54:14,120 --> 02:54:16,600 So I just wanted to take an opportunity, if I could, 3496 02:54:16,600 --> 02:54:19,360 just to say thank you to the commission for your support 3497 02:54:19,360 --> 02:54:22,800 during my time here at the City of Denton. 3498 02:54:22,800 --> 02:54:24,560 And this includes past commissioners too, 3499 02:54:24,560 --> 02:54:27,560 because I know right now the most senior person 3500 02:54:27,560 --> 02:54:30,600 is Chair Pruitt and he was here when I got here. 3501 02:54:30,600 --> 02:54:33,440 So, but the additions to the commission 3502 02:54:33,440 --> 02:54:35,560 have been absolutely wonderful. 3503 02:54:35,560 --> 02:54:38,440 I wanna compliment you all in your thorough deliberation. 3504 02:54:38,440 --> 02:54:41,560 You had a case this evening was very challenging. 3505 02:54:41,560 --> 02:54:45,800 You've had some cases here not too long ago 3506 02:54:45,800 --> 02:54:47,260 that were also very challenging, 3507 02:54:47,260 --> 02:54:49,220 but I commend you in your deliberation. 3508 02:54:49,220 --> 02:54:52,400 You're very thoughtful as you consider each of these requests 3509 02:54:52,400 --> 02:54:55,100 given the fact that they do affect property owner rights 3510 02:54:55,100 --> 02:54:56,520 and they take into consideration 3511 02:54:56,520 --> 02:54:58,480 nearby resident concerns as well. 3512 02:54:58,480 --> 02:55:02,320 And that's hard, especially when you're receiving comments 3513 02:55:02,320 --> 02:55:04,800 of concern from residents and property owners. 3514 02:55:04,800 --> 02:55:09,320 So know that I leave you with a very competent staff. 3515 02:55:09,320 --> 02:55:13,520 Haley will be the interim director following my departure. 3516 02:55:13,520 --> 02:55:15,360 Without Haley, I would not have been able 3517 02:55:15,360 --> 02:55:16,880 to be successful in this role. 3518 02:55:16,880 --> 02:55:18,960 She is super solid, she is a rock star. 3519 02:55:18,960 --> 02:55:21,080 She will lead you as well as Angie 3520 02:55:21,080 --> 02:55:22,360 and the rest of the planning team. 3521 02:55:22,360 --> 02:55:25,880 So when I say that I leave you in very competent hands, 3522 02:55:25,880 --> 02:55:27,480 trust me that I do. 3523 02:55:28,680 --> 02:55:31,680 Also, I would like to address, during my time here, 3524 02:55:31,680 --> 02:55:32,980 the Planning and Zoning Commission 3525 02:55:32,980 --> 02:55:35,120 has had some significant accomplishments 3526 02:55:35,120 --> 02:55:37,120 outside the typical consideration 3527 02:55:37,120 --> 02:55:39,120 of the plats that are on your agenda, 3528 02:55:39,120 --> 02:55:40,960 the challenging zoning cases, 3529 02:55:40,960 --> 02:55:42,920 the occasional zoning compliance plan, 3530 02:55:42,920 --> 02:55:46,400 alternate ESA plan and other variances. 3531 02:55:46,400 --> 02:55:48,760 I know Chair Pruitt, sorry, I wanna call you Eric, 3532 02:55:48,760 --> 02:55:53,040 but I know Chair Pruitt would know some of these 3533 02:55:53,040 --> 02:55:56,040 more significant accomplishments that we've had 3534 02:55:56,040 --> 02:55:58,520 as 'cause a couple of these things might predate some 3535 02:55:58,520 --> 02:55:59,480 others on the commission. 3536 02:55:59,480 --> 02:56:01,040 But one is when I first started here, 3537 02:56:01,040 --> 02:56:02,720 we were in the middle of adopting, 3538 02:56:02,720 --> 02:56:04,080 trying to adopt the update 3539 02:56:04,080 --> 02:56:06,440 to the City of Denton's Comprehensive Plan. 3540 02:56:06,440 --> 02:56:09,440 So they put it on pause to allow me to get here 3541 02:56:09,440 --> 02:56:12,200 and help the staff get it across the finish line. 3542 02:56:12,200 --> 02:56:13,040 So we did that. 3543 02:56:13,040 --> 02:56:15,700 Simultaneously, we also did the mobility plan 3544 02:56:15,700 --> 02:56:18,480 to be able to better address the mobility concerns. 3545 02:56:18,480 --> 02:56:21,040 We know we have mobility challenges within our community 3546 02:56:21,040 --> 02:56:24,120 and we've had the opportunity to get our updated mobility 3547 02:56:24,120 --> 02:56:27,040 plan in place to be able to address those mobility 3548 02:56:27,040 --> 02:56:29,440 challenges, also taking consideration, 3549 02:56:29,440 --> 02:56:30,720 pedestrian and bicycle needs, 3550 02:56:30,720 --> 02:56:33,200 in addition to just the vehicles within our community. 3551 02:56:33,200 --> 02:56:35,000 But we did that in tandem with updating 3552 02:56:35,000 --> 02:56:36,560 the Comprehensive Plan. 3553 02:56:36,560 --> 02:56:38,680 That Comprehensive Plan will help hopefully guide us 3554 02:56:38,680 --> 02:56:41,160 for the next probably 15 years. 3555 02:56:41,160 --> 02:56:42,880 We should update it every five to 10 years. 3556 02:56:42,880 --> 02:56:47,320 So when we have better financial resources, 3557 02:56:47,320 --> 02:56:49,680 know that Haley, that needs to be an item on the list. 3558 02:56:49,680 --> 02:56:52,960 So we've also had the opportunity, 3559 02:56:52,960 --> 02:56:54,800 one of the projects that I'm most proud of 3560 02:56:54,800 --> 02:56:56,040 for our community was the adoption 3561 02:56:56,040 --> 02:56:57,840 of the Southeast Denton Area Plan. 3562 02:56:57,840 --> 02:57:00,800 That plan was significantly needed for our community. 3563 02:57:00,800 --> 02:57:02,880 We were dealing with planning issues 3564 02:57:02,880 --> 02:57:06,400 that stemmed from actions taken 100 years ago 3565 02:57:06,400 --> 02:57:08,080 that none of us were here for. 3566 02:57:08,080 --> 02:57:10,880 And having to build trust with the community. 3567 02:57:10,880 --> 02:57:13,100 I told my team if there's one thing that we are going to do, 3568 02:57:13,100 --> 02:57:15,480 it is build trust with the residents of Southeast Denton. 3569 02:57:15,480 --> 02:57:17,760 And I think we did a tremendous effort. 3570 02:57:17,760 --> 02:57:19,840 We tried to build trust with residents 3571 02:57:19,840 --> 02:57:22,160 throughout the community, I should add. 3572 02:57:22,160 --> 02:57:24,920 But in particular, just given the historical past 3573 02:57:24,920 --> 02:57:27,240 that was still hanging over us, 3574 02:57:27,240 --> 02:57:29,160 it was very important that we do that plan. 3575 02:57:29,160 --> 02:57:31,600 We now have a vision in place that was developed 3576 02:57:31,600 --> 02:57:33,680 by the community, by the residents themselves. 3577 02:57:33,680 --> 02:57:36,640 And that's very significant for us as we move forward. 3578 02:57:36,640 --> 02:57:39,520 Our Design Downtown Denton Plan was another major plan 3579 02:57:39,520 --> 02:57:43,240 that we undertook and helps provide us a path 3580 02:57:43,240 --> 02:57:47,880 for investing in our downtown for the next 15 to 20 years. 3581 02:57:47,880 --> 02:57:49,220 I did not have this one on the list, 3582 02:57:49,220 --> 02:57:51,640 but I do need to acknowledge the Northeast Denton Plan, 3583 02:57:51,640 --> 02:57:53,800 despite the challenges that we had working through that. 3584 02:57:53,800 --> 02:57:57,200 The commission was very steadfast in trying to help figure out 3585 02:57:57,200 --> 02:58:00,200 what was the best possible options for Northeast Denton 3586 02:58:00,200 --> 02:58:02,760 before we put that particular project on pause. 3587 02:58:02,760 --> 02:58:05,160 So I commend the commissioners who are around this dais 3588 02:58:05,160 --> 02:58:07,720 when we were having those conversations. 3589 02:58:07,720 --> 02:58:09,960 Short-term rentals, that was one of the most 3590 02:58:09,960 --> 02:58:11,840 complicated zoning cases that the commission 3591 02:58:11,840 --> 02:58:13,600 has had to work through. 3592 02:58:13,600 --> 02:58:15,240 Again, I know some of that predates you all, 3593 02:58:15,240 --> 02:58:17,640 but if you kept up with that, 3594 02:58:17,640 --> 02:58:20,600 I think Angie, that was our longest running zoning case. 3595 02:58:20,600 --> 02:58:22,520 So Angie holds the title for that one. 3596 02:58:22,520 --> 02:58:27,200 I would add also public engagement. 3597 02:58:27,200 --> 02:58:30,180 In addition to my staff attending the neighborhood meetings 3598 02:58:30,180 --> 02:58:33,360 that are associated with zoning entitlement cases, 3599 02:58:33,360 --> 02:58:37,840 as it relates to probably within the last two years, 3600 02:58:37,840 --> 02:58:38,680 if I had to count, 3601 02:58:38,680 --> 02:58:42,400 we have probably done over 100 public engagement events 3602 02:58:42,400 --> 02:58:44,700 related to the planning efforts within the community. 3603 02:58:44,700 --> 02:58:48,480 I know we did at least 40 with the Downtown Denton Plan. 3604 02:58:48,480 --> 02:58:50,960 We also did over 40 with Southeast Denton. 3605 02:58:50,960 --> 02:58:53,600 When I think about what we did for short-term rentals 3606 02:58:53,600 --> 02:58:54,840 and some of the other projects 3607 02:58:54,840 --> 02:58:56,880 that we've got going on in Southeast Denton, 3608 02:58:56,880 --> 02:58:58,320 we did the block party, 3609 02:58:58,320 --> 02:59:00,600 all the engagement that we've been doing on, 3610 02:59:00,600 --> 02:59:02,520 we call it the said low and the said row. 3611 02:59:02,520 --> 02:59:05,640 So the Southeast Denton live work overlay 3612 02:59:05,640 --> 02:59:08,240 and the residential overlay that's currently in process. 3613 02:59:08,240 --> 02:59:09,940 And you've challenged us to do more 3614 02:59:09,940 --> 02:59:11,960 before we bring back final recommendations to you. 3615 02:59:11,960 --> 02:59:14,160 But the fact that our team has done 3616 02:59:14,160 --> 02:59:15,820 that amount of engagement, 3617 02:59:15,820 --> 02:59:18,880 we have not done that level of engagement 3618 02:59:18,880 --> 02:59:20,240 probably in the history of Denton 3619 02:59:20,240 --> 02:59:21,520 compared to what we've accomplished 3620 02:59:21,520 --> 02:59:22,640 within the last two years. 3621 02:59:22,640 --> 02:59:26,480 And so I share all that because these successes 3622 02:59:26,480 --> 02:59:29,160 are not necessarily related to me. 3623 02:59:29,160 --> 02:59:31,640 Sorry, I'm gonna get emotional 'cause I love my team. 3624 02:59:31,640 --> 02:59:35,520 They are related to the successes of my team. 3625 02:59:35,520 --> 02:59:37,640 They are amazing people. 3626 02:59:37,640 --> 02:59:40,280 And they are all about trying to make Denton 3627 02:59:40,280 --> 02:59:42,400 something better than it is today. 3628 02:59:42,400 --> 02:59:44,120 And they are very committed to the city 3629 02:59:44,120 --> 02:59:46,000 and I commend them because they have done 3630 02:59:46,000 --> 02:59:46,940 just tremendous work. 3631 02:59:46,940 --> 02:59:49,400 So my apologies for getting a little emotional. 3632 02:59:49,400 --> 02:59:50,720 They know I love them dearly. 3633 02:59:50,720 --> 02:59:52,000 I will miss working with them. 3634 02:59:52,000 --> 02:59:53,320 I will miss working with all of you. 3635 02:59:53,320 --> 02:59:54,440 So thank you for that. 3636 02:59:54,440 --> 03:00:03,240 - Tina, I'll start this off by saying the feeling is mutual. 3637 03:00:03,240 --> 03:00:09,120 I remember being here when you came in 3638 03:00:09,120 --> 03:00:13,140 to observe a meeting over in one of those seats. 3639 03:00:13,140 --> 03:00:15,800 And you're like, "Okay, who are these people?" 3640 03:00:15,800 --> 03:00:16,640 With Scott. 3641 03:00:16,640 --> 03:00:20,880 And we've done a lot in the last four, four and a half years. 3642 03:00:20,880 --> 03:00:26,960 I remember several times you mentioning 3643 03:00:26,960 --> 03:00:31,400 a former chair of another commission 3644 03:00:31,400 --> 03:00:36,400 that you worked with that would say a few things. 3645 03:00:36,400 --> 03:00:41,160 And one of the things you repeated 3646 03:00:41,160 --> 03:00:45,800 was that he viewed essentially what you see 3647 03:00:45,800 --> 03:00:46,960 on the corridor of the freeway 3648 03:00:46,960 --> 03:00:50,240 as you're entering the town as the window dressing 3649 03:00:50,240 --> 03:00:52,400 of here's who we are, right? 3650 03:00:52,400 --> 03:00:54,000 Just because the volume of people 3651 03:00:54,000 --> 03:00:57,240 that come through on the freeway dwarfs everything else. 3652 03:00:57,240 --> 03:00:59,400 It kind of makes me scared 3653 03:00:59,400 --> 03:01:01,560 at what you're gonna tell other people about us. 3654 03:01:01,560 --> 03:01:03,140 (laughing) 3655 03:01:03,140 --> 03:01:04,340 Hopefully it's all good. 3656 03:01:04,340 --> 03:01:10,960 But I'm glad for your opportunities 3657 03:01:11,840 --> 03:01:14,440 and wish you the best 3658 03:01:14,440 --> 03:01:17,640 as you work through serving a different family 3659 03:01:17,640 --> 03:01:20,080 and your own family a little bit more, hopefully. 3660 03:01:20,080 --> 03:01:26,920 I didn't have the benefit of working with Richard 3661 03:01:26,920 --> 03:01:28,560 before you for very long. 3662 03:01:28,560 --> 03:01:30,920 But I know when he left, 3663 03:01:30,920 --> 03:01:35,280 there was a lot of similar feelings 3664 03:01:38,360 --> 03:01:43,040 because he helped usher really the city 3665 03:01:43,040 --> 03:01:45,240 through the 2019 code update. 3666 03:01:45,240 --> 03:01:48,320 And that was a huge effort. 3667 03:01:48,320 --> 03:01:53,960 And I thank you especially for the staff 3668 03:01:53,960 --> 03:01:56,680 and getting everybody on board. 3669 03:01:56,680 --> 03:01:59,640 When I look at our staff, newer commissioners, 3670 03:01:59,640 --> 03:02:04,360 just understand that one of those little special things 3671 03:02:04,360 --> 03:02:07,040 that people don't understand what makes Denton unique 3672 03:02:07,040 --> 03:02:10,600 is that especially in the planning department, 3673 03:02:10,600 --> 03:02:15,580 everybody's there because they love the city, right? 3674 03:02:15,580 --> 03:02:18,740 Which is not the case everywhere. 3675 03:02:18,740 --> 03:02:21,680 And so we get not only competent professionals 3676 03:02:21,680 --> 03:02:24,660 who continue to develop their craft, 3677 03:02:24,660 --> 03:02:26,000 but we get people who care. 3678 03:02:26,000 --> 03:02:31,360 And that comes from them aspiring 3679 03:02:31,360 --> 03:02:33,040 to those types of positions, 3680 03:02:33,040 --> 03:02:36,560 but it also comes with supportive management from above. 3681 03:02:36,560 --> 03:02:41,560 And I thank you for continuing that tradition. 3682 03:02:41,560 --> 03:02:49,000 - The one thing I would like to add is, 3683 03:02:49,000 --> 03:02:50,600 and sorry, I was getting emotional 3684 03:02:50,600 --> 03:02:53,000 'cause my team, they just bring me wheat to the knees 3685 03:02:53,000 --> 03:02:53,960 on a regular basis. 3686 03:02:53,960 --> 03:02:57,240 But I really wish for this commission 3687 03:02:57,240 --> 03:03:01,000 and I look forward to seeing the continued successes 3688 03:03:01,000 --> 03:03:03,000 that you all have here for the city of Denton 3689 03:03:03,000 --> 03:03:04,960 in working alongside the staff. 3690 03:03:05,960 --> 03:03:07,440 I would say, I told you earlier, 3691 03:03:07,440 --> 03:03:08,640 they're extremely competent. 3692 03:03:08,640 --> 03:03:10,120 Trust them in the professional advice 3693 03:03:10,120 --> 03:03:11,600 that they're giving you to help you 3694 03:03:11,600 --> 03:03:13,600 through these challenging decisions. 3695 03:03:13,600 --> 03:03:15,200 They are all rock stars. 3696 03:03:15,200 --> 03:03:17,440 They are so super knowledgeable 3697 03:03:17,440 --> 03:03:19,040 when it comes to planning related issues 3698 03:03:19,040 --> 03:03:20,680 and they truly understand our community. 3699 03:03:20,680 --> 03:03:23,560 And to your point, we've had the opportunity, 3700 03:03:23,560 --> 03:03:27,800 I have some of my staff who have been here 10 years 3701 03:03:27,800 --> 03:03:30,480 when I think of Haley and Sean and Julie. 3702 03:03:30,480 --> 03:03:33,880 And then I know Angie's close behind with her experience 3703 03:03:33,880 --> 03:03:36,640 and her longevity here in Denton. 3704 03:03:36,640 --> 03:03:40,280 You know, we decided to grow some of our talent from within. 3705 03:03:40,280 --> 03:03:44,320 And so you see that with Erin and Bryce and Nellie 3706 03:03:44,320 --> 03:03:47,960 and Jimmy and Matt that we've added to our team. 3707 03:03:47,960 --> 03:03:49,760 You know, Mia and the growth that she's had 3708 03:03:49,760 --> 03:03:51,600 and Cameron doing double duty 3709 03:03:51,600 --> 03:03:52,520 or probably triple duty 3710 03:03:52,520 --> 03:03:55,320 as our historic preservation officer. 3711 03:03:55,320 --> 03:03:58,480 In addition to working on the Hunter Ranch 3712 03:03:58,480 --> 03:04:00,400 or landmark projects now, 3713 03:04:00,400 --> 03:04:02,720 they've all had just tremendous growth. 3714 03:04:02,720 --> 03:04:04,040 But the fact that we've made the decision 3715 03:04:04,040 --> 03:04:05,880 to help grow the team from within, 3716 03:04:05,880 --> 03:04:09,120 we've had the opportunity to promote four people 3717 03:04:09,120 --> 03:04:10,240 in the time that I've been here 3718 03:04:10,240 --> 03:04:11,760 as a result of their commitments 3719 03:04:11,760 --> 03:04:13,520 and the growth that they've had. 3720 03:04:13,520 --> 03:04:17,680 And to me, that's truly a compliment to their efforts 3721 03:04:17,680 --> 03:04:20,200 and the work that they've done here for the city 3722 03:04:20,200 --> 03:04:21,760 and the professional growth that they've had. 3723 03:04:21,760 --> 03:04:24,440 So again, I wish you all continued success. 3724 03:04:24,440 --> 03:04:26,520 I know this commission will do great things 3725 03:04:26,520 --> 03:04:29,600 and it's been my pleasure being able 3726 03:04:29,600 --> 03:04:31,640 to serve alongside this commission 3727 03:04:31,640 --> 03:04:33,920 as well as some of our prior commissioners as well 3728 03:04:33,920 --> 03:04:35,160 and including city council 3729 03:04:35,160 --> 03:04:37,440 because they've provided the support 3730 03:04:37,440 --> 03:04:39,120 that we've needed in our city management team 3731 03:04:39,120 --> 03:04:41,160 to be able to do some of the successes that we've had. 3732 03:04:41,160 --> 03:04:42,000 So thank you. 3733 03:04:42,000 --> 03:04:45,240 - Just quickly. 3734 03:04:45,240 --> 03:04:46,320 - Yeah, Commissioner McDuff. 3735 03:04:46,320 --> 03:04:48,480 - Just quickly, I know we all wanna give you 3736 03:04:48,480 --> 03:04:50,120 some good words here, Tina, 3737 03:04:50,120 --> 03:04:53,200 to leave the great city of Denton. 3738 03:04:53,200 --> 03:04:56,640 But I just wanna thank you personally for welcoming me. 3739 03:04:56,640 --> 03:05:00,240 This was not something that I campaigned for or asked about, 3740 03:05:00,240 --> 03:05:02,800 but my friend that was our mayor pro tem 3741 03:05:02,800 --> 03:05:07,800 had just insisted that my name be put forward. 3742 03:05:07,800 --> 03:05:09,120 And I love him dearly. 3743 03:05:09,120 --> 03:05:10,320 He's been so good to me. 3744 03:05:10,320 --> 03:05:14,400 But I was just really impressed with your acumen 3745 03:05:14,400 --> 03:05:15,840 and education and training 3746 03:05:15,840 --> 03:05:17,560 and commitment to learning and sharing. 3747 03:05:17,560 --> 03:05:20,760 You spent a lot of time with me at the beginning. 3748 03:05:20,760 --> 03:05:22,680 I just appreciated that so much. 3749 03:05:22,680 --> 03:05:25,580 And your extreme sense of professionalism, 3750 03:05:25,580 --> 03:05:29,720 professionalism, and we just wanna make sure 3751 03:05:29,720 --> 03:05:32,160 that you know we wish you good luck and Godspeed. 3752 03:05:32,160 --> 03:05:36,400 - Commissioner Laird. 3753 03:05:36,400 --> 03:05:37,960 - I would also like to thank you 3754 03:05:37,960 --> 03:05:39,700 for your service to the city. 3755 03:05:39,700 --> 03:05:45,280 Coming from having served on another PNZ 3756 03:05:45,280 --> 03:05:47,020 in another smaller community, 3757 03:05:47,020 --> 03:05:49,520 while I had a little bit of background, 3758 03:05:49,520 --> 03:05:52,320 you were definitely there to kinda help usher me in 3759 03:05:52,320 --> 03:05:56,080 and give me the city of Denton rope 3760 03:05:56,080 --> 03:05:58,680 so that I knew what I was doing here. 3761 03:05:58,680 --> 03:06:01,040 So thank you for that and for your patience. 3762 03:06:01,040 --> 03:06:02,880 Going to miss you a whole bunch, 3763 03:06:02,880 --> 03:06:06,920 but I wish you the best of luck in your new role. 3764 03:06:06,920 --> 03:06:09,580 And I'm sure being closer to home will be. 3765 03:06:09,580 --> 03:06:14,920 So you'll be so excited for that. 3766 03:06:14,920 --> 03:06:19,600 - Commissioner Rees. 3767 03:06:19,600 --> 03:06:21,640 - I know, I guess I get to be the last one. 3768 03:06:21,640 --> 03:06:23,760 So like you said, Tina, 3769 03:06:23,760 --> 03:06:26,880 obviously Eric is the most tenured here. 3770 03:06:26,880 --> 03:06:31,060 I think I've known you now for seven months maybe. 3771 03:06:31,060 --> 03:06:34,960 And having a municipal background, 3772 03:06:34,960 --> 03:06:36,400 I've worked with a lot of planners, 3773 03:06:36,400 --> 03:06:39,440 and particularly being an engineer, 3774 03:06:39,440 --> 03:06:42,420 I can tell you I always don't see eye to eye with planners. 3775 03:06:42,420 --> 03:06:48,800 But I have been truly impressed with your level of knowledge 3776 03:06:48,800 --> 03:06:50,280 and your professionalism. 3777 03:06:50,280 --> 03:06:53,320 And I think you've been a true asset to the city of Denton. 3778 03:06:53,320 --> 03:06:55,560 I can see that you've been a true asset to your team. 3779 03:06:55,560 --> 03:06:58,240 Just whenever you look at how teams function, 3780 03:06:58,240 --> 03:07:01,100 you can see that your team is a good team. 3781 03:07:01,100 --> 03:07:03,120 And that says a lot to you as a leader, 3782 03:07:03,120 --> 03:07:05,760 and also says a lot to you as how you grow your team. 3783 03:07:05,760 --> 03:07:08,760 And so, yeah, Denton's gonna miss you, 3784 03:07:08,760 --> 03:07:10,480 'cause you are truly an asset. 3785 03:07:10,480 --> 03:07:13,800 Richardson is far better for having you. 3786 03:07:13,800 --> 03:07:15,360 But I just wanted to say that, 3787 03:07:15,360 --> 03:07:17,320 and I think we all agree that we need 3788 03:07:17,320 --> 03:07:18,760 to give you a round of applause. 3789 03:07:18,760 --> 03:07:21,760 (audience applauds) 3790 03:07:26,560 --> 03:07:31,560 - All right, with that, anything to add to the matrix 3791 03:07:31,560 --> 03:07:35,880 from commissioners? 3792 03:07:35,880 --> 03:07:37,080 Not seeing anything? 3793 03:07:37,080 --> 03:07:40,920 Brings us to concluding items. 3794 03:07:40,920 --> 03:07:42,620 Any concluding items? 3795 03:07:42,620 --> 03:07:48,080 I will mention one thing, 3796 03:07:48,080 --> 03:07:49,360 but I'm gonna look at the calendar 3797 03:07:49,360 --> 03:07:50,960 so I don't say the wrong day. 3798 03:07:54,960 --> 03:07:59,520 I believe, yes. 3799 03:07:59,520 --> 03:08:04,720 Given our work session several weeks ago 3800 03:08:04,720 --> 03:08:08,740 on the Southeast Denton actions that are going forward, 3801 03:08:08,740 --> 03:08:12,440 the Southeast Denton Neighborhood Association 3802 03:08:12,440 --> 03:08:16,080 does have a regular meeting once a month 3803 03:08:16,080 --> 03:08:18,500 on the last Monday at 6 p.m. 3804 03:08:18,500 --> 03:08:23,640 At the Recreation Center. 3805 03:08:24,520 --> 03:08:26,800 I can't remember which one, what it's called. 3806 03:08:26,800 --> 03:08:29,440 MLK Recreation Center down there on Moore Street. 3807 03:08:29,440 --> 03:08:33,520 So be aware that it's 6 p.m. 3808 03:08:33,520 --> 03:08:34,680 That's an opportunity. 3809 03:08:34,680 --> 03:08:39,000 Our staff who are great often attend 3810 03:08:39,000 --> 03:08:41,560 just to give some direction, 3811 03:08:41,560 --> 03:08:44,000 or if there's something going on. 3812 03:08:44,000 --> 03:08:45,240 - And Eric, repeat that again. 3813 03:08:45,240 --> 03:08:47,480 The last Monday of the month? 3814 03:08:47,480 --> 03:08:48,320 - That's correct. 3815 03:08:48,320 --> 03:08:50,480 Last Monday of the month at 6 p.m. 3816 03:08:50,480 --> 03:08:52,840 So it'll be on the 28th this month. 3817 03:08:55,320 --> 03:08:56,160 - Can I add one thing? 3818 03:08:56,160 --> 03:08:57,000 - Yeah. 3819 03:08:57,000 --> 03:08:58,720 - I realized I forgot to give a shout out 3820 03:08:58,720 --> 03:09:01,760 to the lady who hides just on the other side of the dais. 3821 03:09:01,760 --> 03:09:05,440 So Cathy, Cathy has been a tremendous support for me 3822 03:09:05,440 --> 03:09:07,080 in the Planning and Zoning Commission as well. 3823 03:09:07,080 --> 03:09:08,720 So I wanna thank her. 3824 03:09:08,720 --> 03:09:11,600 She keeps me honest and helps keep our team 3825 03:09:11,600 --> 03:09:13,480 functioning very well to make sure we get 3826 03:09:13,480 --> 03:09:14,800 all of our agendas pulled together. 3827 03:09:14,800 --> 03:09:16,520 I know she's been patient sometimes 3828 03:09:16,520 --> 03:09:18,320 when we've been kind of bringing up the rear end 3829 03:09:18,320 --> 03:09:20,280 on getting our agenda packets done. 3830 03:09:20,280 --> 03:09:22,400 So I wanna acknowledge Cathy 3831 03:09:22,400 --> 03:09:24,840 in all of the wonderful things she does 3832 03:09:24,840 --> 03:09:26,680 to be able to help keep the planning team 3833 03:09:26,680 --> 03:09:28,080 also functioning very, very well. 3834 03:09:28,080 --> 03:09:29,520 So thank you for that as well. 3835 03:09:29,520 --> 03:09:36,840 - No other concluding items. 3836 03:09:36,840 --> 03:09:37,800 Thank you all. 3837 03:09:37,800 --> 03:09:42,480 We'll do it again next month at 8.32 p.m. 3838 03:09:42,480 --> 03:09:46,000 We will adjourn this meeting with no objection.