WEBVTT 00:00:00.000 --> 00:00:03.080 Good afternoon. 00:00:03.080 --> 00:00:10.980 At 5.02 p.m. on Wednesday, August 13, I will call the session of the Planning and Zoning 00:00:10.980 --> 00:00:16.400 Commission work session to order with the quorum present. 00:00:16.400 --> 00:00:26.200 Our first order is the citizen comments on consent agenda items. 00:00:26.200 --> 00:00:30.240 I see no citizens present as I'm looking around. 00:00:30.240 --> 00:00:37.880 So that brings us to clarification of agenda items for the regular meeting. 00:00:37.880 --> 00:00:41.000 There's one item on our consent agenda. 00:00:41.000 --> 00:00:46.980 Actually, if you wouldn't mind if we could just go over that real quick. 00:00:46.980 --> 00:00:50.160 First of all, welcome, Commissioner Garland. 00:00:50.160 --> 00:00:56.920 So just to remind ourselves what PLATs are and how we're doing this. 00:00:56.920 --> 00:00:59.520 Hi, Matt. 00:00:59.520 --> 00:01:05.560 Hello, Matt Bourdine, Assistant Planner. 00:01:05.560 --> 00:01:19.600 Here to present a PLAT for an approximately nine and a half acre tract of land located 00:01:19.600 --> 00:01:27.240 near the corner of Hickory Creek Road and Teasley Lane. 00:01:27.240 --> 00:01:34.120 This PLAT is associated with the development of a self-storage complex. 00:01:34.120 --> 00:01:38.920 The PLAT has been reviewed by staff and it meets our criteria for approval. 00:01:38.920 --> 00:01:43.960 As such, staff is recommending approval of this final PLAT. 00:01:43.960 --> 00:01:46.360 Any questions? 00:01:46.360 --> 00:01:47.360 Any questions? 00:01:47.360 --> 00:01:48.360 Okay. 00:01:48.360 --> 00:01:50.480 Thanks, Matt. 00:01:50.480 --> 00:01:56.400 It brings us to our one or items for individual consideration. 00:01:56.400 --> 00:02:01.440 First is FR250019. 00:02:01.440 --> 00:02:02.440 Welcome, Cameron. 00:02:02.440 --> 00:02:06.640 It seems like a little bit since we've had the pleasure. 00:02:06.640 --> 00:02:07.960 Yes. 00:02:07.960 --> 00:02:12.360 Good evening, Cameron Robertson, Principal Planner. 00:02:12.360 --> 00:02:19.600 This is for a final replat of approximately 15.8 acre property located generally on the 00:02:19.600 --> 00:02:22.480 northeast corner of Bonnie Bray and US 380. 00:02:22.480 --> 00:02:27.240 At this time, they do not meet the criteria for approval, but staff has no objection to 00:02:27.240 --> 00:02:29.520 a first extension request to September 10th. 00:02:29.520 --> 00:02:32.720 I can stand for any questions. 00:02:32.720 --> 00:02:34.600 Any questions on this item? 00:02:34.600 --> 00:02:35.600 No? 00:02:35.600 --> 00:02:36.840 Thank you, Cameron. 00:02:36.840 --> 00:02:37.840 Sorry. 00:02:37.840 --> 00:02:38.840 Sorry. 00:02:38.840 --> 00:02:39.840 Commissioner MacDuff? 00:02:39.840 --> 00:02:50.520 I missed the first round or two of this, so apologies, but I just have some concerns about 00:02:50.520 --> 00:02:52.920 the traffic pattern over there. 00:02:52.920 --> 00:02:59.680 Just for the record, it's going to need some work, so I assume that we've discussed all 00:02:59.680 --> 00:03:01.120 that. 00:03:01.120 --> 00:03:02.600 Yes. 00:03:02.600 --> 00:03:04.200 This was all done in 2015. 00:03:04.200 --> 00:03:05.200 Yes. 00:03:05.200 --> 00:03:06.200 Yes. 00:03:06.200 --> 00:03:10.920 I have no concern around on this committee, but thank you. 00:03:10.920 --> 00:03:14.200 Of course. 00:03:14.200 --> 00:03:15.200 Thank you. 00:03:15.200 --> 00:03:27.440 Brings us to FP250025, final plat. 00:03:27.440 --> 00:03:28.440 Welcome back, Matt. 00:03:28.440 --> 00:03:29.440 Yes. 00:03:29.440 --> 00:03:30.440 Thank you. 00:03:30.440 --> 00:03:48.520 All right, Matt Bourdine, here we go. 00:03:48.520 --> 00:03:55.240 Matt Bourdine, Assistant Planner, here to present a plat to create five lot subdivisions 00:03:55.240 --> 00:03:59.360 in the Extraterritorial Jurisdiction 1 of the city of Indenton. 00:03:59.360 --> 00:04:05.040 So, Indenton County, but the city has platting authority. 00:04:05.040 --> 00:04:12.800 This plat does not meet our criteria for approval at this time, but staff has no objection to 00:04:12.800 --> 00:04:20.680 their request of extension of the review period to a date certain of September 10th, 2025. 00:04:20.680 --> 00:04:22.320 Okay. 00:04:22.320 --> 00:04:23.320 Commissioner Dyer? 00:04:23.320 --> 00:04:29.040 I know this is a really stupid question, but as I was preparing for tonight's meeting, 00:04:29.040 --> 00:04:36.880 you call this a five plat, a five lot plat, but I'm looking at, am I looking at more than 00:04:36.880 --> 00:04:37.880 five lots? 00:04:37.880 --> 00:04:45.920 I mean, I know you've got the four running north and south, and I just, I'm just trying 00:04:45.920 --> 00:04:48.000 to like in my mind envision. 00:04:48.000 --> 00:04:51.680 Yeah, so there's these four here, and then this is all- 00:04:51.680 --> 00:04:53.040 There's gonna be one great big one? 00:04:53.040 --> 00:04:54.040 Yes, one big big one. 00:04:54.040 --> 00:04:59.160 Okay, 'cause it was the dashed lines of those other two that were just throwing me off. 00:04:59.160 --> 00:05:00.160 Yeah, yeah. 00:05:00.160 --> 00:05:01.160 Understandable. 00:05:01.160 --> 00:05:05.240 They are, the property owner, it's three pieces of property. 00:05:05.240 --> 00:05:06.240 He owns all of them. 00:05:06.240 --> 00:05:07.240 Yes, I did. 00:05:07.240 --> 00:05:10.720 I went back and looked at who the owners were and all that stuff, so. 00:05:10.720 --> 00:05:16.800 Yeah, and so the plat just has to show, I guess the previous records, previous lot lines, 00:05:16.800 --> 00:05:19.520 and then the new ones they're proposing are the darker ones. 00:05:19.520 --> 00:05:24.200 Do we know if they're selling those four lots on the west side of the property? 00:05:24.200 --> 00:05:29.960 Are they giving them to family members to build houses on because they own all of that? 00:05:29.960 --> 00:05:31.640 Do we know what their intention is? 00:05:31.640 --> 00:05:40.120 As far as I've been told, their intention is to, for single family lots, I believe essentially 00:05:40.120 --> 00:05:41.120 to sell them. 00:05:41.120 --> 00:05:42.120 To sell them, okay. 00:05:42.120 --> 00:05:43.120 Thank you. 00:05:43.120 --> 00:05:44.120 Thanks, Matt. 00:05:44.120 --> 00:05:58.240 That brings us to ZCP 25-0010, our Razor Ranch expert, Mia. 00:05:58.240 --> 00:06:00.000 Oh, no. 00:06:00.000 --> 00:06:06.720 Okay, good evening, Chair, members of the commission. 00:06:06.720 --> 00:06:09.520 Mia Hines, senior planner. 00:06:09.520 --> 00:06:13.600 This stated in the caption is a zone of compliance plan within Razor Ranch. 00:06:13.600 --> 00:06:19.000 Unfortunately for the new commissioners, zoning compliance plans do not come before the Planning 00:06:19.000 --> 00:06:24.160 and Zoning Commission, but because it is specifically written in the Razor Ranch overlay district 00:06:24.160 --> 00:06:29.160 standards, that Planning and Zoning Commission has to approve them from time to time. 00:06:29.160 --> 00:06:32.060 You will see these as those sites out there develop. 00:06:32.060 --> 00:06:37.360 This particular site is just over one acre, and they are proposing a quick vehicle servicing 00:06:37.360 --> 00:06:38.360 use. 00:06:38.360 --> 00:06:43.840 It's located just east of I-35, approximately 500 feet north of Panhandle Street, and staff 00:06:43.840 --> 00:06:48.560 is recommending, I'm sorry, that is conditional approval, and I will correct that for the 00:06:48.560 --> 00:06:55.800 main presentation, provided that before receiving any building permits, this site applies for 00:06:55.800 --> 00:06:56.800 replat. 00:06:56.800 --> 00:07:01.680 As you can see, the current red line, or the red line shown here is the current property 00:07:01.680 --> 00:07:06.960 line for this proposed development, and they do have some parking improvements and some 00:07:06.960 --> 00:07:10.840 landscape improvements that they are proposing, technically off of their lot. 00:07:10.840 --> 00:07:14.720 We do have both the owner authorization form for this property, as well as the property 00:07:14.720 --> 00:07:20.000 to the north, but before they apply or receive any building permits, they will need to come 00:07:20.000 --> 00:07:24.600 in and replat that, so all of the development is on the same lot. 00:07:24.600 --> 00:07:28.040 That is pretty much the extent of this, or the summary of the presentation. 00:07:28.040 --> 00:07:31.360 I do have a more in-depth presentation to go over in the regular session, but I would 00:07:31.360 --> 00:07:37.640 gladly answer any questions that you have at this time. 00:07:37.640 --> 00:07:39.120 Commissioner Dyer. 00:07:39.120 --> 00:07:45.640 So, right now, there's a lot of construction on the frontage roads and 35W, with all of 00:07:45.640 --> 00:07:48.800 the work that's being done there. 00:07:48.800 --> 00:07:54.040 Is this work all going to kind of coincide, or have they taken that into consideration 00:07:54.040 --> 00:07:57.120 with the new improvements that TxDOT is making? 00:07:57.120 --> 00:08:01.960 It is, so the right-of-way dedication for that necessary expansion has already been 00:08:01.960 --> 00:08:04.400 accounted for, so it's not a part of this. 00:08:04.400 --> 00:08:09.160 That is a separate project, as TxDOT is doing that widening from this, and then they don't 00:08:09.160 --> 00:08:13.680 actually have any approaches onto I-35W. 00:08:13.680 --> 00:08:17.680 They feed into the internal razor system that has a separate approach, so this wouldn't 00:08:17.680 --> 00:08:20.160 be impacted by that at all, basically. 00:08:20.160 --> 00:08:21.160 Okay. 00:08:21.160 --> 00:08:22.160 Thank you. 00:08:22.160 --> 00:08:23.160 Yeah. 00:08:23.160 --> 00:08:24.160 Great. 00:08:24.160 --> 00:08:25.160 Any other questions? 00:08:25.160 --> 00:08:26.160 Thanks, Mia. 00:08:26.160 --> 00:08:27.160 Yes, sir. 00:08:27.160 --> 00:08:33.200 That brings us to V250058. 00:08:33.200 --> 00:08:50.520 Good evening, Chair, members of the Commission, Angie Mingler, Development Review Manager. 00:08:50.520 --> 00:08:52.960 This is V250058. 00:08:52.960 --> 00:08:55.720 This is a subdivision variance request. 00:08:55.720 --> 00:08:59.280 This specific request is as it relates to the number of residential dwellings which 00:08:59.280 --> 00:09:03.640 may take access to a public road by means of a private access easement. 00:09:03.640 --> 00:09:09.400 This particular lot is 10 acres, is in the city's ETJ, and is subject to a non-annexation 00:09:09.400 --> 00:09:10.400 agreement. 00:09:10.400 --> 00:09:15.640 To the north, east, and south of the subject property is existing land within the city's 00:09:15.640 --> 00:09:19.040 ETJ, also subject to a non-annexation agreement. 00:09:19.040 --> 00:09:24.720 Further west is area within the city limits, zoned rural residential. 00:09:24.720 --> 00:09:30.440 This subject property takes access to East Ganzer Road by means of a private access easement, 00:09:30.440 --> 00:09:33.240 as do three other dwelling units. 00:09:33.240 --> 00:09:38.760 The applicant intends to submit a building permit for a single-family home. 00:09:38.760 --> 00:09:43.720 This particular requirement in the DDC allows only three residential lots to take access 00:09:43.720 --> 00:09:48.080 to a public road by means of a private access easement, however, does grant the Planning 00:09:48.080 --> 00:09:53.480 and Zoning Commission the authority to grant variances to this requirement. 00:09:53.480 --> 00:09:57.480 Staff does find this is consistent with our criteria for approval for variance requests 00:09:57.480 --> 00:09:59.680 and is recommending approval. 00:09:59.680 --> 00:10:03.760 I do have a more in-depth presentation to go through during regular session, but I'm 00:10:03.760 --> 00:10:09.720 happy to answer any questions you all may have right now. 00:10:09.720 --> 00:10:10.720 Any questions? 00:10:10.720 --> 00:10:11.720 Okay. 00:10:11.720 --> 00:10:14.720 Thank you, Angie. 00:10:14.720 --> 00:10:17.920 That brings us to V250050. 00:10:17.920 --> 00:10:24.340 I think this is the first meeting that we've ever had since the 2019 code that has two 00:10:24.340 --> 00:10:34.960 variance requests in a single meeting, so it's exciting. 00:10:34.960 --> 00:10:37.720 This is V250050. 00:10:37.720 --> 00:10:41.680 This is associated with the Mosh Branch Green Edition Platte, and this is a subdivision 00:10:41.680 --> 00:10:44.000 variance for that platte. 00:10:44.000 --> 00:10:49.800 The site is located in the ETJ1, so in the Denton County, located north of Mosh Branch 00:10:49.800 --> 00:10:51.680 Road and west of Bartholdt Road. 00:10:51.680 --> 00:10:59.080 It's also approximately 1,000 feet just east of the town of Crum, excuse me. 00:10:59.080 --> 00:11:04.800 It is associated with that minor platte for 4.4 acres, and they are subdividing that 4.4 00:11:04.800 --> 00:11:07.080 acres into two lots. 00:11:07.080 --> 00:11:11.120 The lot is currently developed with a single-family home towards the front of the property, and 00:11:11.120 --> 00:11:14.360 they're adding a second lot towards the rear. 00:11:14.360 --> 00:11:21.120 This variance is from the DDC requirement that the flagpole portion of a lot cannot 00:11:21.120 --> 00:11:27.840 be more than 300 feet, and they're requesting 475 feet to accommodate the existing site 00:11:27.840 --> 00:11:33.200 conditions and existing lot shape and size. 00:11:33.200 --> 00:11:38.480 This does meet our criteria for approval for you all to grant that variance, and I'll have 00:11:38.480 --> 00:11:42.120 a more detailed presentation in the main session as well. 00:11:42.120 --> 00:11:46.400 Happy to answer any questions. 00:11:46.400 --> 00:11:47.400 I don't see any. 00:11:47.400 --> 00:11:48.400 Okay. 00:11:48.400 --> 00:11:49.400 Thank you. 00:11:49.400 --> 00:11:50.400 Okay. 00:11:50.400 --> 00:11:51.400 Sorry. 00:11:51.400 --> 00:12:04.480 So that brings us to our public hearings. 00:12:04.480 --> 00:12:31.680 I'm AESA250001B. 00:12:31.680 --> 00:12:32.680 Hello everyone. 00:12:32.680 --> 00:12:33.680 My name is Jennifer Revezi. 00:12:33.680 --> 00:12:40.080 I am the Watershed Protection Coordinator, and I'm so sorry the first slide is not working. 00:12:40.080 --> 00:12:48.280 This is for the approval of Alternative ESA Plan 25001 for the proposed Spencer Road Industrial 00:12:48.280 --> 00:12:49.280 Site. 00:12:49.280 --> 00:12:58.600 The overall project site is 53.5 acres located at 2201 and 2203 Spencer Road. 00:12:58.600 --> 00:13:18.880 The proposed encroachment is to remove 0.23 acres of a complex of ESAs and to put in a 00:13:18.880 --> 00:13:25.440 mitigation plan to remove invasive plants and restore and expand functions of the stream 00:13:25.440 --> 00:13:29.920 system ESAs by planting native grasses and wildflowers. 00:13:29.920 --> 00:13:31.880 Any questions? 00:13:31.880 --> 00:13:38.800 There will be a more detailed presentation at City Council. 00:13:38.800 --> 00:13:40.640 Any questions on this item? 00:13:40.640 --> 00:13:41.640 Okay. 00:13:41.640 --> 00:13:42.640 Thank you. 00:13:42.640 --> 00:13:43.640 Oh, Commissioner Richter. 00:13:43.640 --> 00:13:44.640 I just had a comment. 00:13:44.640 --> 00:13:46.360 I've dealt with before. 00:13:46.360 --> 00:13:47.360 It's not funny. 00:13:47.360 --> 00:13:48.360 No. 00:13:48.360 --> 00:13:49.360 So, good job. 00:13:49.360 --> 00:13:57.440 All right. 00:13:57.440 --> 00:14:17.240 That brings us to 5B, MPA 240003C. 00:14:17.240 --> 00:14:18.920 Good evening, Chair and Commissioners. 00:14:18.920 --> 00:14:23.280 My name is Sahra Svendiori, Senior Transportation Planner, Transportation Services. 00:14:23.280 --> 00:14:29.120 Tonight, I'd like to discuss a mobility plan amendment for Eagle Drive, Avenue A and 00:14:29.120 --> 00:14:31.520 Walter Street. 00:14:31.520 --> 00:14:37.080 The request is to modify the roadway classification for these streets from secondary arterial 00:14:37.080 --> 00:14:38.080 to collector. 00:14:38.080 --> 00:14:44.120 I'll be happy to answer any questions if you have. 00:14:44.120 --> 00:14:46.400 Any questions here? 00:14:46.400 --> 00:14:49.280 I have more details, of course, in the presentation. 00:14:49.280 --> 00:14:50.280 Yeah. 00:14:50.280 --> 00:14:56.320 I guess I wanted to, obviously, we'll talk about it in the open session, but just historical 00:14:56.320 --> 00:15:08.560 reference when we passed the mobility plan update, we actually modified this from a collector 00:15:08.560 --> 00:15:16.320 into an arterial, and the reasoning stated then was that there was a desire to capture 00:15:16.320 --> 00:15:20.320 more right-of-way along this corridor. 00:15:20.320 --> 00:15:27.600 And so, I'll be interested in understanding why we have a different view now and what 00:15:27.600 --> 00:15:29.400 the longer-term goals are. 00:15:29.400 --> 00:15:39.120 I'm also, I'll be interested to hear about, I want to make sure that we're not using 00:15:39.120 --> 00:15:47.480 the mobility plan amendment process to make things easier on ourselves, given that there's 00:15:47.480 --> 00:15:55.840 a substation going in on the south side of Eagle in this area. 00:15:55.840 --> 00:16:01.160 Maybe those are completely separate conversations, I just, I don't know, because I don't see 00:16:01.160 --> 00:16:03.920 into the connecting silos. 00:16:03.920 --> 00:16:08.360 So, if there is information that you'll have on those, that's great. 00:16:08.360 --> 00:16:14.640 If not, it would be great if you could speak to that later in the open session. 00:16:14.640 --> 00:16:15.640 Sure. 00:16:15.640 --> 00:16:20.780 About East Eagle, that specific location that you are referring, I think Chandra, our traffic 00:16:20.780 --> 00:16:23.120 engineer, can have a better answer. 00:16:23.120 --> 00:16:27.960 But overall, because this area is the fully developed area, currently the width of the 00:16:27.960 --> 00:16:32.320 road fits within a collector criteria for us. 00:16:32.320 --> 00:16:39.720 And this is, like, surrounded by UNT facilities, a huge cemetery on Eagle Drive. 00:16:39.720 --> 00:16:45.560 And as a secondary arterial, we have to widening the road to 110 feet. 00:16:45.560 --> 00:16:51.720 And in order to do that, city has to buy lands from state, from UNT, and that cemetery. 00:16:51.720 --> 00:16:54.160 And it's a huge burden on city to do that. 00:16:54.160 --> 00:17:00.400 Also, there is a huge foot traffic, because these roads, they are inside UNT campus or 00:17:00.400 --> 00:17:04.440 very close distance to the UNT campus. 00:17:04.440 --> 00:17:10.320 In my staff analysis, I mentioned that how many parking lots are located, and like, students 00:17:10.320 --> 00:17:16.600 crossing the street to get to the buildings, and lots of apartments also located in that 00:17:16.600 --> 00:17:17.600 location. 00:17:17.600 --> 00:17:22.840 And in order to provide better accessibility and connectivity, we recommend to keep it 00:17:22.840 --> 00:17:28.700 as the width of the road right now is around 65, so it is good as a collector. 00:17:28.700 --> 00:17:35.840 And also, the speed limit, which as a collector, we can maintain it as between 30 to 35 miles 00:17:35.840 --> 00:17:43.320 per hour in order to create, like, safe environment, especially for pedestrians and students. 00:17:43.320 --> 00:17:47.960 So if I can answer your question, I can ask my colleague to help me. 00:17:47.960 --> 00:17:48.960 Yeah, that's fine. 00:17:48.960 --> 00:17:53.320 I just -- I want to make sure we get some context on the history of it, if that makes 00:17:53.320 --> 00:17:54.320 sense. 00:17:54.320 --> 00:17:55.320 So, yeah. 00:17:55.320 --> 00:17:58.320 Commissioner Riggs. 00:17:58.320 --> 00:18:05.240 So I -- my question is, so the driver for reducing the -- basically, this to a collector 00:18:05.240 --> 00:18:11.640 is basically that we don't -- we don't see it expanding, is that the driver, or what's 00:18:11.640 --> 00:18:14.600 the driver for reducing this to a collector? 00:18:14.600 --> 00:18:22.080 So one of the main reason is, like, we don't want and we prefer not to extend the width 00:18:22.080 --> 00:18:23.080 of the road. 00:18:23.080 --> 00:18:26.760 That's the main reason, as I mentioned the reasons. 00:18:26.760 --> 00:18:31.080 And keep it, like, we are not going to reduce it, we are going to keep the current width 00:18:31.080 --> 00:18:32.080 of the road. 00:18:32.080 --> 00:18:36.320 No changes is going to happen. 00:18:36.320 --> 00:18:37.320 Commissioner MacDuff. 00:18:37.320 --> 00:18:43.720 I guess in open session I would ask that we talk about the budgetary concerns. 00:18:43.720 --> 00:18:45.440 That was my first thought. 00:18:45.440 --> 00:18:48.600 Well, it was my second thought. 00:18:48.600 --> 00:18:55.640 The first was, oh, goody, it's keeping the quality of life the way it is, because I know 00:18:55.640 --> 00:18:59.280 there's a lot of traffic and concerns in the cemetery. 00:18:59.280 --> 00:19:02.640 But my second thought was the budgetary concerns. 00:19:02.640 --> 00:19:04.440 This would be a cost saver, I think. 00:19:04.440 --> 00:19:05.440 Of course. 00:19:05.440 --> 00:19:11.080 So that's one of the main reasons we don't want to change anything on these mentioned 00:19:11.080 --> 00:19:17.640 roads to this extent, because as a collector, these roads are fit with the criteria. 00:19:17.640 --> 00:19:18.640 Right. 00:19:18.640 --> 00:19:19.640 Yeah. 00:19:19.640 --> 00:19:20.640 Okay. 00:19:20.640 --> 00:19:21.640 Thank you. 00:19:21.640 --> 00:19:22.640 Sure. 00:19:22.640 --> 00:19:23.640 Thanks. 00:19:23.640 --> 00:19:24.640 Anything else? 00:19:24.640 --> 00:19:25.640 No? 00:19:25.640 --> 00:19:28.720 Thank you, Sahar. 00:19:28.720 --> 00:19:39.680 That brings us to item 5C, PD250002. 00:19:39.680 --> 00:19:47.240 Good evening, Chair, members of the commission, Ashley Eckstead, Associate Planner. 00:19:47.240 --> 00:19:51.820 This is PD252, 415 East University. 00:19:51.820 --> 00:19:57.040 This is a request to rezone 0.74 acres of land on the north side of East University, 00:19:57.040 --> 00:20:02.440 240 feet west of Belle Avenue, to a PD overlay with an R7-based zoning district. 00:20:02.440 --> 00:20:07.960 This property is currently split-zoned, R3, R7, and MN, as shown on this map in the bottom 00:20:07.960 --> 00:20:09.360 right corner. 00:20:09.360 --> 00:20:13.700 The future land use designation is Neighborhood University Compatibility Area, which is shown 00:20:13.700 --> 00:20:15.480 on the map on the top right. 00:20:15.480 --> 00:20:19.900 And I'll go over the highlights for the overlay now, I will have a more in-depth presentation 00:20:19.900 --> 00:20:20.900 for the open session. 00:20:20.900 --> 00:20:24.520 But essentially, it's going to establish an R7-based zoning district. 00:20:24.520 --> 00:20:30.200 It's going to restrict the height of the buildings to two stories and 10,000 total square feet. 00:20:30.200 --> 00:20:34.680 It's going to require a 30-foot building setback from the Belle Avenue Historic District and 00:20:34.680 --> 00:20:38.940 a 10-foot building setback from the residential and mixed-use zoning districts. 00:20:38.940 --> 00:20:43.640 It's also going to require a 10-foot, 30-point landscape buffer if the developing use is 00:20:43.640 --> 00:20:47.160 multifamily, so that's an additional 10 points for the buffer. 00:20:47.160 --> 00:20:51.080 And then the dumpsters will need to be set back 100 feet from the Historic District and 00:20:51.080 --> 00:20:53.680 50 feet from the residential zoning districts. 00:20:53.680 --> 00:20:57.880 That does exclude and add uses to the R7-based zoning district. 00:20:57.880 --> 00:21:06.480 And staff does recommend approval, and I'm happy to answer any questions. 00:21:06.480 --> 00:21:07.480 I don't see any. 00:21:07.480 --> 00:21:08.480 Thanks. 00:21:08.480 --> 00:21:10.520 Thank you, Ashley. 00:21:10.520 --> 00:21:11.600 Okay. 00:21:11.600 --> 00:21:24.300 That brings us to our work session report, which is PZ25-162, a report and discussion 00:21:24.300 --> 00:21:27.080 on the comprehensive plan. 00:21:27.080 --> 00:21:29.900 Good evening. 00:21:29.900 --> 00:21:30.960 I'm Julie Wyatt. 00:21:30.960 --> 00:21:33.720 We're going to have fun talking about this, I promise. 00:21:33.720 --> 00:21:38.760 I have a lot of slides, but I promised Haley that I would be snappy. 00:21:38.760 --> 00:21:43.080 So Julie Wyatt, principal planner with the City of Denton, and tonight we're doing a 00:21:43.080 --> 00:21:47.000 boot camp on comprehensive planning. 00:21:47.000 --> 00:21:50.520 So in our agenda, we're going to overview what is a comprehensive plan. 00:21:50.520 --> 00:21:54.100 We're going to talk about what the state says about comprehensive planning. 00:21:54.100 --> 00:21:59.120 We're going to give a brief history about comprehensive planning in Denton. 00:21:59.120 --> 00:22:02.480 We're going to talk about our current comprehensive plan and then how that interacts with our 00:22:02.480 --> 00:22:03.940 other plans with the city. 00:22:03.940 --> 00:22:05.360 So here we go. 00:22:05.360 --> 00:22:09.080 First, what is a comprehensive plan? 00:22:09.080 --> 00:22:12.400 So this is a famous quote in planning. 00:22:12.400 --> 00:22:20.220 It is attributed to Daniel Burnham, but some people think he didn't actually say it. 00:22:20.220 --> 00:22:21.400 So who was Daniel Burnham? 00:22:21.400 --> 00:22:23.720 He was a Chicago architect. 00:22:23.720 --> 00:22:30.520 He actually was responsible for designing the 1893 World's Fair Columbian Exposition 00:22:30.520 --> 00:22:34.160 in Chicago, the White City, if you've ever heard of it. 00:22:34.160 --> 00:22:41.320 And he also was a co-author of the first comprehensive plan, and that was the Chicago Plan 1909. 00:22:41.320 --> 00:22:44.840 And they looked at things like parks and transportation and land use, all of those things that we 00:22:44.840 --> 00:22:46.420 see in a comprehensive plan now. 00:22:46.420 --> 00:22:50.600 So that really was the genesis of comprehensive planning. 00:22:50.600 --> 00:22:55.520 And his quote, "To make no little plans is to talk about dreaming big and really trying 00:22:55.520 --> 00:23:00.600 to vision what you want your city to look like in 20 years." 00:23:00.600 --> 00:23:05.120 So that's why it's really important within the planning profession. 00:23:05.120 --> 00:23:07.320 So what is a comprehensive plan? 00:23:07.320 --> 00:23:08.480 It's really a roadmap. 00:23:08.480 --> 00:23:10.340 It's a guide to the development of your city. 00:23:10.340 --> 00:23:15.920 It talks about where you've been, where you are, and where you're going. 00:23:15.920 --> 00:23:20.160 The Texas APA has six purposes for the comprehensive planning process. 00:23:20.160 --> 00:23:21.840 I won't read all of them to you. 00:23:21.840 --> 00:23:26.040 It really talks about we want to improve our infrastructure. 00:23:26.040 --> 00:23:27.700 We want to promote the public interest. 00:23:27.700 --> 00:23:32.340 We want to be able to grow smartly. 00:23:32.340 --> 00:23:38.120 And I like number five is to inject long-range considerations into the determination of short-term 00:23:38.120 --> 00:23:39.120 actions. 00:23:39.120 --> 00:23:44.320 So when you think about what you do as a commission, you look at zoning cases, and a developer 00:23:44.320 --> 00:23:49.480 is in front of you asking for you to make a decision, a recommendation. 00:23:49.480 --> 00:23:54.600 And what the comprehensive plan does is it provides that guiding document to provide 00:23:54.600 --> 00:24:00.260 that framework for the long-range thinking when you're talking about an individual project. 00:24:00.260 --> 00:24:06.320 So it's a really useful document for a city when we are considering what we're doing on 00:24:06.320 --> 00:24:09.520 a day-to-day basis. 00:24:09.520 --> 00:24:12.320 So what's included in a comprehensive plan? 00:24:12.320 --> 00:24:17.400 Typically you see a vision, and that happens through a lot of public engagement. 00:24:17.400 --> 00:24:21.960 And that's really what the community is saying, "Hey, here's what we want to look like. 00:24:21.960 --> 00:24:24.880 Here's our aspirational statement." 00:24:24.880 --> 00:24:27.200 A lot of research and analysis goes in. 00:24:27.200 --> 00:24:33.480 You see a lot of the public engagement, that forward-facing work in a comprehensive planning 00:24:33.480 --> 00:24:37.120 process, but a tremendous amount of work goes in in the back end. 00:24:37.120 --> 00:24:43.480 Somebody sitting in a desk looking at demographics, looking at economic data, looking at growth 00:24:43.480 --> 00:24:49.460 forecasts, figuring out how much land a city has to grow or how much redevelopment they 00:24:49.460 --> 00:24:50.460 want to see. 00:24:50.460 --> 00:24:54.920 All of those numbers and data goes into it. 00:24:54.920 --> 00:24:58.360 That then informs the goals, objectives, and policies. 00:24:58.360 --> 00:25:00.240 The goals are the desired outcome. 00:25:00.240 --> 00:25:01.600 What do we want to see happen? 00:25:01.600 --> 00:25:06.040 The policies are those specific statements that guide the decision-makers. 00:25:06.040 --> 00:25:09.040 And then the actions, those are those specific steps that we do. 00:25:09.040 --> 00:25:15.520 For instance, in our Denton plan or our Denton 2040 comprehensive plan, we talk about area 00:25:15.520 --> 00:25:18.280 plans, and you saw us adopt those in the last year. 00:25:18.280 --> 00:25:21.960 So those are those specific action steps. 00:25:21.960 --> 00:25:25.720 Planners love maps, so there are a lot of maps and comprehensive plans. 00:25:25.720 --> 00:25:29.480 And then implementation and monitoring, that's where we're looking at those action steps. 00:25:29.480 --> 00:25:32.320 How long do we think it's going to take us to get it done? 00:25:32.320 --> 00:25:34.360 Who are we going to have to partner with? 00:25:34.360 --> 00:25:37.760 So that's really important. 00:25:37.760 --> 00:25:43.000 The Texas Local Government Code gives us some direction when it comes to comprehensive plan. 00:25:43.000 --> 00:25:48.000 It essentially says, "Yes, you can do a comprehensive plan as a municipality, but you 00:25:48.000 --> 00:25:51.040 don't have to." 00:25:51.040 --> 00:25:54.080 The content and design, they don't really prescribe that. 00:25:54.080 --> 00:25:58.320 It does say you can have land use, transportation, public facilities. 00:25:58.320 --> 00:26:03.920 You can have one big plan, or you can have lots of little plans, and it's used to guide 00:26:03.920 --> 00:26:06.400 and coordinate decisions. 00:26:06.400 --> 00:26:12.120 The municipality can also define the standards for determining consistency between the comprehensive 00:26:12.120 --> 00:26:18.240 plan and development regulations, and also the municipality can determine how they want 00:26:18.240 --> 00:26:23.300 to adopt the comprehensive plan or modify it. 00:26:23.300 --> 00:26:27.880 Other factors to consider, as I said, they're guiding documents, they're policy, they are 00:26:27.880 --> 00:26:30.080 not zoning. 00:26:30.080 --> 00:26:36.760 Typically a 20-year horizon, so in 2022 we adopted Denton 2040, about a 20-year horizon, 00:26:36.760 --> 00:26:40.240 but it should be updated every five years, because you think about how much Denton changes 00:26:40.240 --> 00:26:45.000 every five years, you really should re-look at some of those land use assumptions, talk 00:26:45.000 --> 00:26:47.840 to folks to make sure it's still valid. 00:26:47.840 --> 00:26:51.440 All right, so this is going to be fun, I promise. 00:26:51.440 --> 00:26:55.800 A brief history of comprehensive planning in Denton. 00:26:55.800 --> 00:26:58.240 We have seven comprehensive plans. 00:26:58.240 --> 00:27:04.120 I think the last time I did a boot camp on this, I had only found five, but I found two 00:27:04.120 --> 00:27:05.120 more. 00:27:05.120 --> 00:27:12.760 So our first one was in 1931, and the most recent one we adopted in 2022. 00:27:12.760 --> 00:27:18.520 So here is an image or a map from the first Denton plan in 1931. 00:27:18.520 --> 00:27:24.460 It actually recommended Denton's first zoning ordinance, and it was 41 pages, and so when 00:27:24.460 --> 00:27:30.640 you look at the behemoths that comprehensive plans are now, 41 pages is very slight. 00:27:30.640 --> 00:27:35.720 And you can see on the map, Denton was very, very small. 00:27:35.720 --> 00:27:43.080 In 1948, we had another Denton plan, and I highlighted this language because the writing 00:27:43.080 --> 00:27:45.720 of comprehensive plans has changed. 00:27:45.720 --> 00:27:50.800 This said, there appears to be no good reason why Malone Street should not enter state highway 00:27:50.800 --> 00:27:58.560 number 24 at right angles, eliminating the presence angular connection. 00:27:58.560 --> 00:28:02.360 So that's not really the way we write comprehensive plans now. 00:28:02.360 --> 00:28:08.960 It was a little more folksy back then, but you could see that they did actually Malone 00:28:08.960 --> 00:28:15.320 at one point jogged when it connected to university, and they straightened it out. 00:28:15.320 --> 00:28:23.200 So this aerial image is from 1942, before they adopted the plan, and then this image 00:28:23.200 --> 00:28:25.920 is from today. 00:28:25.920 --> 00:28:29.720 It was 34 pages, so it was a little slight as well. 00:28:29.720 --> 00:28:35.360 1960, our comprehensive planning got a lot more detailed in 1960. 00:28:35.360 --> 00:28:40.320 We had things that look more familiar to us now, like a land use plan, a mobility plan. 00:28:40.320 --> 00:28:44.160 It had this quote, and I love this quote. 00:28:44.160 --> 00:28:48.520 It said, "If some method of measuring intellectual level of a city were known, Denton would be 00:28:48.520 --> 00:28:51.060 listed among the leaders of the nation." 00:28:51.060 --> 00:28:58.000 So we, yes. 00:28:58.000 --> 00:29:00.760 - Is that the 288 loop on the west side? 00:29:00.760 --> 00:29:05.400 - I'm so glad you asked, it included a thoroughfare plan. 00:29:05.400 --> 00:29:11.640 - 1960, and this is 2025, and we're still talking about building that western 288 loop. 00:29:11.640 --> 00:29:17.200 - That is a really good point, and you actually made my point for me. 00:29:17.200 --> 00:29:18.200 - Did I steal your thunder? 00:29:18.200 --> 00:29:19.200 I'm sorry. 00:29:19.200 --> 00:29:28.040 - It's really good, because for those of you who were maybe around it on PNC or watching, 00:29:28.040 --> 00:29:33.040 there was a lot of discussion with the 2022 mobility plan and putting all these roads kind 00:29:33.040 --> 00:29:38.760 of out in the outlying areas, but when you're talking about a thoroughfare plan, you have 00:29:38.760 --> 00:29:42.280 to think about these roads very far into the future. 00:29:42.280 --> 00:29:47.840 - Well, I have seen TechStat, they've got a bunch of roads north of Denton, and it's 00:29:47.840 --> 00:29:50.800 like 50 years down the road, they had those planned out. 00:29:50.800 --> 00:29:53.120 - Yes, and Denton did as well. 00:29:53.120 --> 00:29:58.200 So yes, the loop was planned, and the outer loop, you can see that it actually was supposed 00:29:58.200 --> 00:29:59.800 to really be a loop. 00:29:59.800 --> 00:30:07.480 Today it's more of a disconnected loop, but at that time they were anticipating it was 00:30:07.480 --> 00:30:09.140 going to be a proper loop. 00:30:09.140 --> 00:30:17.800 They also were proposing an inner loop around the square, and then 35W was just a dream 00:30:17.800 --> 00:30:19.440 at the time. 00:30:19.440 --> 00:30:24.560 I forgot to mention the previous plan was, it was planning for the federal highways. 00:30:24.560 --> 00:30:30.640 You can maybe see on the 1942 map that I-35 wasn't there, so they were planning for those 00:30:30.640 --> 00:30:33.120 highways at that time. 00:30:33.120 --> 00:30:42.160 1960, 35, here's an aerial image from '62, 35 was there, but 35W wasn't, and the city 00:30:42.160 --> 00:30:45.320 was planning for those additional roads. 00:30:45.320 --> 00:30:49.520 You can also see it had grown, the city had grown. 00:30:49.520 --> 00:30:53.200 That plan also included a downtown plan. 00:30:53.200 --> 00:30:58.760 Some fun features of it, they were proposed a one-way traffic loop for pedestrians and 00:30:58.760 --> 00:31:07.040 slow-moving vehicles around the square, I think in what we call the Mews streets now. 00:31:07.040 --> 00:31:13.320 They were recommending a facelift for architecture, that it should be modernized to provide shopper 00:31:13.320 --> 00:31:14.320 appeal. 00:31:14.320 --> 00:31:19.880 That was the era of the mall, and so they were talking about putting those modern facades 00:31:19.880 --> 00:31:24.160 on the older buildings to make it look fresher on the square. 00:31:24.160 --> 00:31:29.800 Also, city hall offices did not have air conditioning, so the comprehensive plan talked about adding 00:31:29.800 --> 00:31:32.800 air conditioning. 00:31:32.800 --> 00:31:35.000 In 1974, we had another comprehensive plan. 00:31:35.000 --> 00:31:41.200 It starts looking, again, more like what we see today, having those goals, those objectives, 00:31:41.200 --> 00:31:43.440 those actions. 00:31:43.440 --> 00:31:49.880 Denton plan 1999 to 2020, this was actually the plan in place when I started the city 00:31:49.880 --> 00:31:50.880 of Denton. 00:31:50.880 --> 00:31:57.560 It was adopted in 1999, it was the basis for the 2002 Denton Development Code. 00:31:57.560 --> 00:32:04.000 It focused on reducing sprawl, projecting neighborhoods, mixing of uses, and development 00:32:04.000 --> 00:32:07.000 scale. 00:32:07.000 --> 00:32:14.440 Denton plan 2030 was adopted in 2015, and that really was the basis for the 2019 Denton 00:32:14.440 --> 00:32:15.440 Development Code. 00:32:15.440 --> 00:32:21.640 That really kind of takes us to today, where we've got the Denton 2040 comprehensive plan, 00:32:21.640 --> 00:32:24.160 which was an update to the Denton 2030. 00:32:24.160 --> 00:32:30.000 Y'all saw this slide a few weeks ago on the area plan, just wanted to talk again about 00:32:30.000 --> 00:32:31.600 the hierarchy. 00:32:31.600 --> 00:32:36.160 We're talking about comprehensive plans tonight, so we're talking about the very top. 00:32:36.160 --> 00:32:43.200 The umbrella over all the other plans that we have, including things like mobility plan, 00:32:43.200 --> 00:32:45.840 capital improvement plan, area plans. 00:32:45.840 --> 00:32:51.420 And then ultimately, it informs our zoning and our investments. 00:32:51.420 --> 00:32:52.960 So how to read the plan. 00:32:52.960 --> 00:32:59.760 If you don't have a copy, you can look online and see the Denton 2040 comprehensive plan. 00:32:59.760 --> 00:33:04.300 I encourage you to at least read through it a little bit. 00:33:04.300 --> 00:33:08.760 You don't have to read word for word, but kind of skim through so you have a good understanding 00:33:08.760 --> 00:33:09.760 of it. 00:33:09.760 --> 00:33:14.960 There are 10 chapters, and each chapter really contains those things that we talked about 00:33:14.960 --> 00:33:19.600 early, the research and analysis, the goals, policies, and actions, and our beloved maps 00:33:19.600 --> 00:33:22.360 in the planning department. 00:33:22.360 --> 00:33:28.160 So just to kind of point out what those look like, first of all, we have our vision statement. 00:33:28.160 --> 00:33:32.760 Now in old plans, vision statements were maybe like one or two sentences. 00:33:32.760 --> 00:33:41.000 Now vision statements are a couple of pages, and Denton's vision statement is organized 00:33:41.000 --> 00:33:43.960 around four strategic directions. 00:33:43.960 --> 00:33:47.640 And those are the character of Denton, the people, institutions, and government, strength 00:33:47.640 --> 00:33:52.440 of economy, and sound growth, which is form and function. 00:33:52.440 --> 00:34:00.200 So those are the four organizing principles of our current comprehensive plan. 00:34:00.200 --> 00:34:05.160 And each chapter tackles something related to the city. 00:34:05.160 --> 00:34:10.200 I just pulled up land use because that's what we talk about most at the Planning and Zoning 00:34:10.200 --> 00:34:11.200 Commission. 00:34:11.200 --> 00:34:15.080 So land use chapter, we have a land use chapter. 00:34:15.080 --> 00:34:19.800 It includes the portions of the vision statement that are relevant to land use. 00:34:19.800 --> 00:34:22.840 And that is always at the beginning of every chapter. 00:34:22.840 --> 00:34:28.120 And you'll see that it's got that blue heading. 00:34:28.120 --> 00:34:30.240 The chapter includes research and analysis. 00:34:30.240 --> 00:34:33.720 So often at the beginning of the chapter, we show our work. 00:34:33.720 --> 00:34:43.760 We show all what the city consultants did to come up with the conclusions and the recommendations. 00:34:43.760 --> 00:34:46.120 The items in the green box, those are the goals. 00:34:46.120 --> 00:34:52.240 Those are the goals that are intended to help us achieve the vision. 00:34:52.240 --> 00:35:01.440 The policies are in bold type, and then the actions are underneath the policies. 00:35:01.440 --> 00:35:03.000 It is a large document. 00:35:03.000 --> 00:35:07.800 I think we have like 573 actions in the plan. 00:35:07.800 --> 00:35:11.000 So it is big. 00:35:11.000 --> 00:35:14.960 Now remember, it is bigger than just land use, right? 00:35:14.960 --> 00:35:16.080 It is all those chapters. 00:35:16.080 --> 00:35:24.800 It's things like solid waste and infrastructure and parks and housing and community development. 00:35:24.800 --> 00:35:26.800 We also have a future land use map. 00:35:26.800 --> 00:35:31.720 This is a document you see a lot at the Planning and Zoning Commission. 00:35:31.720 --> 00:35:39.920 The map has colors for all parts of the city, and those correspond to the descriptions in 00:35:39.920 --> 00:35:40.960 the comprehensive plan. 00:35:40.960 --> 00:35:46.160 So if you wanted to, you could always refer to the comprehensive plan to see what all 00:35:46.160 --> 00:35:49.840 that data is related to the future land use designation. 00:35:49.840 --> 00:35:55.240 Other items to keep in mind, remember, comprehensive plan is comprehensive. 00:35:55.240 --> 00:35:59.280 It's so easy to focus on that future land use map, but you want to also make sure that 00:35:59.280 --> 00:36:08.360 the goals and policies and actions are considered with any consideration or recommendation because 00:36:08.360 --> 00:36:11.120 those are important, too. 00:36:11.120 --> 00:36:15.320 Maps and actions also give specific direction, but there's also just a lot of text. 00:36:15.320 --> 00:36:19.760 All that research and analysis, that gives us some context and some ideas on how to approach 00:36:19.760 --> 00:36:22.000 a project as well. 00:36:22.000 --> 00:36:26.360 Texas Local Government Code, Chapter 211, that's the zoning part of Texas Local Government 00:36:26.360 --> 00:36:27.360 Code. 00:36:27.360 --> 00:36:33.080 Remember, the state says cities, you can have a comprehensive plan, but you don't have to. 00:36:33.080 --> 00:36:38.620 But if you have one, your zoning needs to be adopted in accordance with your comprehensive 00:36:38.620 --> 00:36:42.680 plan, and that's why we've made changes to the code based upon our comprehensive plan 00:36:42.680 --> 00:36:46.600 and the community's vision. 00:36:46.600 --> 00:36:49.880 The Debt and Development Code talks a little bit about the comprehensive plan. 00:36:49.880 --> 00:36:55.800 It is in the approval criteria of zoning map amendments, PDs, SUPs, tax amendments. 00:36:55.800 --> 00:37:00.120 It is something we are always referring to and looking at. 00:37:00.120 --> 00:37:06.320 We should weigh those competing goals, policies, and strategies. 00:37:06.320 --> 00:37:10.880 Sometimes the future land use doesn't always quite coincide with all of the goals, and 00:37:10.880 --> 00:37:12.880 so we have to weigh those. 00:37:12.880 --> 00:37:20.680 That's a big job that you have is how do you weigh those things. 00:37:20.680 --> 00:37:24.720 Sometimes an application may make sense from the goals and policy standpoint, but maybe 00:37:24.720 --> 00:37:28.200 not make as much sense from the future land use map. 00:37:28.200 --> 00:37:33.880 And that's okay, because the Debt and Development Code gives us that flexibility to do that. 00:37:33.880 --> 00:37:37.640 And then the Debt and Development Code also tells us how to amend our comprehensive plan. 00:37:37.640 --> 00:37:40.760 We treat it really like a zoning action in the city of Denton, in that it goes through 00:37:40.760 --> 00:37:45.640 the public hearing process and that we send out notification. 00:37:45.640 --> 00:37:52.040 We have specific criteria for approval for a comprehensive plan, and it really does allow 00:37:52.040 --> 00:37:58.520 us to make changes when conditions change. 00:37:58.520 --> 00:37:59.520 And we want to do that. 00:37:59.520 --> 00:38:03.240 We want to make sure we keep that flexibility. 00:38:03.240 --> 00:38:08.600 And then here is the network of all of the plans that we have in this city. 00:38:08.600 --> 00:38:10.640 I think I got them all. 00:38:10.640 --> 00:38:16.840 They all really feed into the comprehensive plan, and it goes from land use all the way 00:38:16.840 --> 00:38:20.040 to the infrastructure and everything in between. 00:38:20.040 --> 00:38:24.800 The city also has a strategic plan, and I'm going to see if it works. 00:38:24.800 --> 00:38:28.800 We don't know if it will work. 00:38:28.800 --> 00:38:31.680 No, it doesn't. 00:38:31.680 --> 00:38:37.360 Anyway, you can go on the city's website and you can look at the strategic plan. 00:38:37.360 --> 00:38:43.560 We have a dashboard that allows community members to look at all of those elements within 00:38:43.560 --> 00:38:48.840 the strategic plan and all of the plans to see what the city has accomplished. 00:38:48.840 --> 00:38:52.920 Now, not all of these plans are in that dashboard yet. 00:38:52.920 --> 00:38:57.360 The city staff has been working feverishly to get them all in, and in fact, the comprehensive 00:38:57.360 --> 00:38:59.300 plan is now in. 00:38:59.300 --> 00:39:03.220 We're going to start reporting on the comprehensive plan through this dashboard as well. 00:39:03.220 --> 00:39:09.220 So it should be really nice for you to go just take a look and see from a visual standpoint. 00:39:09.220 --> 00:39:10.520 And that concludes my presentation. 00:39:10.520 --> 00:39:15.120 I'll be happy to answer any questions. 00:39:15.120 --> 00:39:20.840 Don't be shy, this is the fun part. 00:39:20.840 --> 00:39:21.840 No questions? 00:39:21.840 --> 00:39:22.840 Okay. 00:39:22.840 --> 00:39:23.840 Commissioner Dyer? 00:39:23.840 --> 00:39:24.840 I don't have a question. 00:39:24.840 --> 00:39:25.840 I just have a comment. 00:39:25.840 --> 00:39:27.880 Excellent information. 00:39:27.880 --> 00:39:32.440 Somebody with a minor in history, I love to hear, you know, like it's good to know where 00:39:32.440 --> 00:39:35.160 we've been to know where you're going. 00:39:35.160 --> 00:39:41.460 And I know I've talked about this before, but do you guys ever utilize like the city's 00:39:41.460 --> 00:39:46.240 Facebook page to talk about this to like inform the public? 00:39:46.240 --> 00:39:48.520 So like this is a very interesting map. 00:39:48.520 --> 00:39:55.000 So just like a little history, like what is the debt in 2040 comprehensive plan? 00:39:55.000 --> 00:39:58.720 And then these are all the things that these are all the components of that plan. 00:39:58.720 --> 00:40:05.800 I think that residents would appreciate learning more because that's how you engage your citizens 00:40:05.800 --> 00:40:12.360 is by informing them of, you know, what the city's doing and what are all these things 00:40:12.360 --> 00:40:15.600 and what you're working under the structure that you guys are working under when you're 00:40:15.600 --> 00:40:19.960 making decisions, all the different boards that are making decisions, especially as the 00:40:19.960 --> 00:40:22.560 city grows. 00:40:22.560 --> 00:40:30.160 I think it's, it gets harder and harder to keep that connection with residents because 00:40:30.160 --> 00:40:35.660 there's so many moving parts as the city increases in size, and then the government increases 00:40:35.660 --> 00:40:36.840 in size. 00:40:36.840 --> 00:40:37.840 That's a great point. 00:40:37.840 --> 00:40:40.440 Yes, we are not doing that. 00:40:40.440 --> 00:40:41.600 We have been working. 00:40:41.600 --> 00:40:46.520 The long range planning team has been working on updating the website to try to get a little 00:40:46.520 --> 00:40:51.720 more clarity and where all of this information is. 00:40:51.720 --> 00:40:57.320 But that's a really great point, and we'll keep working on it. 00:40:57.320 --> 00:41:06.760 I've got a couple. 00:41:06.760 --> 00:41:18.560 Do we have a process in place for other city activities when they are taking future projective 00:41:18.560 --> 00:41:29.880 data, that they must use the comprehensive plan flume as the basis for their assumptions? 00:41:29.880 --> 00:41:38.280 I don't, and Haley may correct me here, so I don't, I can't speak to all departments. 00:41:38.280 --> 00:41:44.060 I can say that the planning department in the last year has been very intentional to 00:41:44.060 --> 00:41:49.560 meet with other departments and coordinate with them, and as a reminder, like, hey, we 00:41:49.560 --> 00:41:51.720 have a comprehensive plan. 00:41:51.720 --> 00:42:00.360 So it's really been on the forefront of our minds, and I know we have a lot of department 00:42:00.360 --> 00:42:04.880 heads and departments who are very invested in the comprehensive plan. 00:42:04.880 --> 00:42:07.920 So I don't know about everyone's processes. 00:42:07.920 --> 00:42:08.920 It's a great question. 00:42:08.920 --> 00:42:16.560 I don't know if Haley. 00:42:16.560 --> 00:42:19.920 All of the plans I can think of that have been recently updated, yes, have taken that 00:42:19.920 --> 00:42:21.360 future land use map into account. 00:42:21.360 --> 00:42:26.720 For example, the, like, even the impact fee studies and the utility master plans that 00:42:26.720 --> 00:42:30.640 we've been working on, I know they've met with planning several times to go over, like, 00:42:30.640 --> 00:42:34.760 what do these things on the future land use map mean and have us walk them through, like, 00:42:34.760 --> 00:42:38.360 future growth projections that they could assume safely based on if things developed 00:42:38.360 --> 00:42:41.160 as anticipated by the future land use map. 00:42:41.160 --> 00:42:43.040 Yeah, I mean, that's good to hear. 00:42:43.040 --> 00:42:48.800 I think obviously we've made a lot of changes in the last five to eight years. 00:42:48.800 --> 00:42:56.280 We have a more unified transportation planning group now than we used to. 00:42:56.280 --> 00:43:02.440 The one example, sort of a counter example, perhaps from several, many years ago that 00:43:02.440 --> 00:43:11.920 I'm aware of is we did sort of an area-wide South Denton transportation analysis study 00:43:11.920 --> 00:43:18.320 that was done sort of as a precursor to the Hickory Creek Road. 00:43:18.320 --> 00:43:24.920 I really can't speak this night, I apologize, the Hickory Creek Road area kind of thing. 00:43:24.920 --> 00:43:30.920 And I know the land use assumptions that it used were definitely not what was in our comprehensive 00:43:30.920 --> 00:43:31.920 plan. 00:43:31.920 --> 00:43:40.600 We were doing, you know, four to six units per acre in areas where we had rural identified. 00:43:40.600 --> 00:43:42.760 I trust that we're doing that less. 00:43:42.760 --> 00:43:48.320 And it's good to hear that the water and wastewater plan, you know, because it's not just the 00:43:48.320 --> 00:43:54.520 plans that show up here, it's also the traffic studies, the drainage studies, the water studies, 00:43:54.520 --> 00:43:57.780 all those sorts of things, and certainly the road studies. 00:43:57.780 --> 00:44:03.640 So it's good to hear if there's a need to get more direction to make sure that we're 00:44:03.640 --> 00:44:09.320 doing that more than just incidentally as we bump into people in the hallway, I would 00:44:09.320 --> 00:44:11.560 be interested in seeing that. 00:44:11.560 --> 00:44:19.600 But I don't want to layer on red tape that just slows everybody down, if that makes sense. 00:44:19.600 --> 00:44:20.840 Thank you. 00:44:20.840 --> 00:44:26.600 And then I do have one, it's not really a question, but to Commissioner Dyer's love 00:44:26.600 --> 00:44:32.560 of history, oh, one, before I forget, I want to find out where you found the 1999 plan, 00:44:32.560 --> 00:44:36.040 because I think I read some stuff in there many years ago, and then I couldn't find 00:44:36.040 --> 00:44:37.040 it again. 00:44:37.040 --> 00:44:40.600 I have a real life copy. 00:44:40.600 --> 00:44:47.040 Oh, my goodness, anyway, but, you know, I think a few months ago, we had talked in one 00:44:47.040 --> 00:44:54.720 of the boot camps, I think, about zoning, and in the way now that we implement our zoning 00:44:54.720 --> 00:45:03.160 codes based on a rational nexus from the comprehensive plan, the 1960s plan also had some things 00:45:03.160 --> 00:45:06.680 that it talked about that were then implemented in later plans. 00:45:06.680 --> 00:45:15.160 So that zoning ordinance prior to the CIS 65 had, you know, three different zoning categories. 00:45:15.160 --> 00:45:19.040 I think it was residential, mixed use and industrial or something like that. 00:45:19.040 --> 00:45:20.040 It was business. 00:45:20.040 --> 00:45:21.040 Business. 00:45:21.040 --> 00:45:22.840 I apologize. 00:45:22.840 --> 00:45:29.360 And then the next zoning code expanded that into 17 categories, right, so it went from 00:45:29.360 --> 00:45:34.520 three to 17, and there's a little -- I am not making any claims that this is happening 00:45:34.520 --> 00:45:39.680 now, but I just think it helps us to understand our history as a city as well as as a nation 00:45:39.680 --> 00:45:42.280 and how these things came about. 00:45:42.280 --> 00:45:48.880 So a part of that 1960 comprehensive plan talks about sort of neighborhoods and what 00:45:48.880 --> 00:45:51.420 they are. 00:45:51.420 --> 00:45:59.000 And then it goes along and says, you know, residential areas to include features which 00:45:59.000 --> 00:46:01.760 will contribute to this ideal arrangement. 00:46:01.760 --> 00:46:07.040 These neighborhood units are usually set off or defined by natural barriers such as drainage, 00:46:07.040 --> 00:46:12.280 courses, railroads, or major traffic thoroughfares and highways. 00:46:12.280 --> 00:46:17.680 The objective usually attached to such neighborhood concept, such a neighborhood concept, is the 00:46:17.680 --> 00:46:22.880 development of neighborhood units of homogeneous groups of people having similarity in racial 00:46:22.880 --> 00:46:28.320 characteristics, income levels, and general social and economic interests. 00:46:28.320 --> 00:46:34.600 And then it goes on and talks about shopping districts at the intersection of these. 00:46:34.600 --> 00:46:39.400 So I just found that interesting, you know, to see the history behind a comprehensive 00:46:39.400 --> 00:46:46.480 plan that was rooted in some not great things into a zoning code and how we can move forward 00:46:46.480 --> 00:46:48.960 from that, so. 00:46:48.960 --> 00:46:53.360 Any other questions, comments? 00:46:53.360 --> 00:46:55.120 Commissioner Riggs? 00:46:55.120 --> 00:47:01.600 I think can you just talk to maybe the collaboration between city departments, because that was 00:47:01.600 --> 00:47:08.240 something that was mentioned, like I'm sure it's there, can you just talk to it? 00:47:08.240 --> 00:47:09.240 I can. 00:47:09.240 --> 00:47:16.640 I have, so with any comprehensive plan or planning effort, we typically have a technical 00:47:16.640 --> 00:47:22.760 advisory committee and that is made up of different departments who they weigh in on 00:47:22.760 --> 00:47:26.960 any recommendations, any ideas associated with it. 00:47:26.960 --> 00:47:31.400 So from the beginning we do talk to the different departments. 00:47:31.400 --> 00:47:36.720 But other departments don't live and breathe the comprehensive plan like the planning department 00:47:36.720 --> 00:47:43.880 does because, you know, it's kind of our guiding document, but other departments, you know, 00:47:43.880 --> 00:47:47.640 they have other plans that they look at as well. 00:47:47.640 --> 00:47:55.000 So that's why we have, in the last year, we did a large meeting with all city departments 00:47:55.000 --> 00:48:00.000 and then we also did individual meetings with each individual department and went over with 00:48:00.000 --> 00:48:06.040 them what the comp plan says that they are supposed to be doing. 00:48:06.040 --> 00:48:12.520 And then even before that, we provide an update every year, and I still haven't done it for 00:48:12.520 --> 00:48:17.520 this year, but it's coming, about what the city has accomplished with the comp plan every 00:48:17.520 --> 00:48:18.520 year. 00:48:18.520 --> 00:48:23.520 And so that keeps it on the forefront, especially when directors are doing work plans for the 00:48:23.520 --> 00:48:28.180 year to see what does the comp plan say, what do we need to accomplish. 00:48:28.180 --> 00:48:34.080 So all of our departments or directors really have been great about that. 00:48:34.080 --> 00:48:41.320 And then with the new Envisio software, that dashboard where we can keep track of these 00:48:41.320 --> 00:48:47.600 things, they will automatically be making a yearly update to the comp plan to say, hey, 00:48:47.600 --> 00:48:53.440 here's what the comp plan says you were going to do, you know, what progress have you made 00:48:53.440 --> 00:48:55.960 on it, can you give a quick blurb and update. 00:48:55.960 --> 00:49:02.640 So we do try to keep it on the forefront and continue to coordinate with the different 00:49:02.640 --> 00:49:07.920 departments. 00:49:07.920 --> 00:49:11.400 >> It's interesting that you just brought that up, that you like meet with the departments 00:49:11.400 --> 00:49:14.600 and say like this is what you're supposed to be doing, because when you talked about 00:49:14.600 --> 00:49:18.200 -- did you say there was like 500 like statutes or something in there? 00:49:18.200 --> 00:49:20.640 >> Like 573 action items. 00:49:20.640 --> 00:49:25.880 >> And that was one of my first thoughts is like, how closely does everybody follow this? 00:49:25.880 --> 00:49:30.280 Because when you get to have so many, like do y'all know it like the back of your hand? 00:49:30.280 --> 00:49:34.760 Like are you tracking that people are following this? 00:49:34.760 --> 00:49:40.160 Is there any like ramifications if they're not, like what does that all look like? 00:49:40.160 --> 00:49:44.260 >> Well, it is ambitious, because remember, make no little plans, right? 00:49:44.260 --> 00:49:48.480 So it is an ambitious plan. 00:49:48.480 --> 00:49:56.400 And so we -- there's not really a punishment, but we encourage the different departments 00:49:56.400 --> 00:49:58.960 to accomplish the things. 00:49:58.960 --> 00:50:05.320 So some of those action items really are those probably more closely aligned with policy 00:50:05.320 --> 00:50:06.320 statements. 00:50:06.320 --> 00:50:12.920 And so, you know, it does help us if, for instance, if I know there was one statement 00:50:12.920 --> 00:50:18.640 that in the comp plan that parks needs to coordinate with Denton ISD. 00:50:18.640 --> 00:50:24.760 And if you recall, maybe in the last year, there was a coordination with parks and Bournemouth 00:50:24.760 --> 00:50:27.000 Elementary with Denton ISD. 00:50:27.000 --> 00:50:33.600 So the comp plan may not be extremely prescriptive on how it gets done, but it just gives that 00:50:33.600 --> 00:50:38.200 supporting documentation to say, hey, parks, this is what the community said we wanted 00:50:38.200 --> 00:50:39.200 to do. 00:50:39.200 --> 00:50:45.040 So we really just kind of track it in that manner and just provide the support for the 00:50:45.040 --> 00:50:52.840 different departments. 00:50:52.840 --> 00:50:53.840 >> Thank you very much, Julie. 00:50:53.840 --> 00:50:54.840 >> Thank you. 00:50:54.840 --> 00:50:57.000 >> Excellent presentation, by the way. 00:50:57.000 --> 00:51:03.080 And we really enjoy your yearly updates, so I'll be looking forward to that. 00:51:03.080 --> 00:51:09.740 I think that is it for our work session. 00:51:09.740 --> 00:51:22.360 So at 553, I will call our work session to a close. 00:51:22.360 --> 00:51:28.000 Thank you. 00:51:28.000 --> 00:51:29.000 >> Good evening. 00:51:29.000 --> 00:51:35.520 At 632 p.m. on August 13th, I will call our regular meeting of the Denton Planning and 00:51:35.520 --> 00:51:38.900 Zoning Commission to order. 00:51:38.900 --> 00:51:43.560 With the quorum present, our first order of business is pledge allegiance to the U.S. 00:51:43.560 --> 00:51:45.160 and Texas flag. 00:51:45.160 --> 00:51:54.080 >> I pledge allegiance to the flag of the United States of America, and to the republic 00:51:54.080 --> 00:52:02.120 for which it stands, one nation under God, indivisible, with liberty and justice for 00:52:02.120 --> 00:52:03.120 all. 00:52:03.120 --> 00:52:20.620 >> Honor the Texas flag, pledge allegiance to the Texas one state under God, one indivisible. 00:52:20.620 --> 00:52:26.280 >> That brings us to item 2A, consider approval of the Planning and Zoning Commission minutes. 00:52:26.280 --> 00:52:33.900 This also includes the capital improvement advisory minutes from June 23rd. 00:52:33.900 --> 00:52:37.720 Take a motion or discussion. 00:52:37.720 --> 00:52:38.720 Commissioner Dyer. 00:52:38.720 --> 00:52:42.600 >> I make a motion to go ahead and approve the minutes. 00:52:42.600 --> 00:52:43.600 >> Commissioner Riggs. 00:52:43.600 --> 00:52:44.600 >> Second. 00:52:44.600 --> 00:52:51.920 >> Let's vote on the board. 00:52:51.920 --> 00:52:54.120 Item passes 5-0. 00:52:54.120 --> 00:53:00.660 That brings us to item 3A, FP250020B. 00:53:00.660 --> 00:53:07.200 Yeah, sorry. 00:53:07.200 --> 00:53:09.160 This is the consent agenda. 00:53:09.160 --> 00:53:13.960 Any questions on the consent agenda from the commission or motion? 00:53:13.960 --> 00:53:14.960 Commissioner Riggs. 00:53:14.960 --> 00:53:18.400 >> I make a motion to approve the consent agenda. 00:53:18.400 --> 00:53:19.400 >> Commissioner McDuff. 00:53:19.400 --> 00:53:21.480 >> I second. 00:53:21.480 --> 00:53:28.420 >> With that, I'll call for a vote on the board. 00:53:28.420 --> 00:53:30.480 That item passes 5-0. 00:53:30.480 --> 00:53:35.120 Brings us to items for individual consideration for a FR250019. 00:53:35.120 --> 00:53:46.440 >> Good evening, Chair and commission. 00:53:46.440 --> 00:53:49.220 Cameron Robertson, principal planner. 00:53:49.220 --> 00:53:53.880 This is for a final replat of the North Lake Shopping Center addition. 00:53:53.880 --> 00:54:01.440 It is approximately 15.8 acres located generally on the northeast corner of Bonnie Bray and 00:54:01.440 --> 00:54:02.440 US 380. 00:54:02.440 --> 00:54:07.200 Currently at this time, it does not meet our criteria for approval, but staff has no objection 00:54:07.200 --> 00:54:15.480 to a first extension request to September 10th, and I can stand for any questions. 00:54:15.480 --> 00:54:16.480 >> Commissioner Riggs. 00:54:16.480 --> 00:54:22.520 >> I make a motion to extend to September 10th, 2025. 00:54:22.520 --> 00:54:24.800 >> And Commissioner McDuff. 00:54:24.800 --> 00:54:31.800 >> I'll second that emotion to approve to a date certain of 9/10/25, an extension. 00:54:31.800 --> 00:54:37.440 >> That's to continue not approve, correct? 00:54:37.440 --> 00:54:38.440 Commissioner McDuff. 00:54:38.440 --> 00:54:46.720 >> Granted to a date certain of September 10th, 2025, an extension. 00:54:46.720 --> 00:54:54.880 >> With that, I'll call for a vote on the board. 00:54:54.880 --> 00:54:56.920 That item passes 5-0. 00:54:56.920 --> 00:55:01.920 Brings us to 4BFP250025. 00:55:01.920 --> 00:55:12.360 >> Good evening, Commissioner, assistant planner, here to present a request for approval of 00:55:12.360 --> 00:55:19.200 a final plat that is a five-lot subdivision on the southeast corner of Oak Ridge Lane 00:55:19.200 --> 00:55:23.320 and Fincher Road and the city of Denton's ETJ1. 00:55:23.320 --> 00:55:28.520 This plat at the time does not meet our established criteria for approval, however, we have no 00:55:28.520 --> 00:55:39.040 objection to the requested extension of the review to a date of September 10th, 2025. 00:55:39.040 --> 00:55:41.460 >> Commissioner Riggs. 00:55:41.460 --> 00:55:45.920 >> Make a motion to extend to September 10th, 2025. 00:55:45.920 --> 00:55:48.000 >> Commissioner Dyer. 00:55:48.000 --> 00:55:51.400 >> I will second that motion to extend to September 10th. 00:55:51.400 --> 00:55:52.980 >> Thank you. 00:55:52.980 --> 00:55:57.720 Seeing no questions, I'll call for a vote on the board. 00:55:57.720 --> 00:56:03.640 >> That item passes 5-0. 00:56:03.640 --> 00:56:06.880 Brings us to item 4CZCP25-0010. 00:56:06.880 --> 00:56:22.960 >> Good evening, Chair, members of the commission, Mia Hines, senior planner. 00:56:22.960 --> 00:56:29.280 This item as stated in the caption is a zoning compliance plan for a property proposing quick 00:56:29.280 --> 00:56:32.280 vehicle servicing in the Razor Ranch overlay. 00:56:32.280 --> 00:56:39.040 The site itself is just over one acre and it's located east of I-35, approximately 500 00:56:39.040 --> 00:56:43.280 feet north of Panhandle Street. 00:56:43.280 --> 00:56:48.840 The site itself is currently vacant and undeveloped, but to the north is another site that's undeveloped 00:56:48.840 --> 00:56:55.160 to the east, also within Razor Ranch is a hotel convention center and indoor recreation. 00:56:55.160 --> 00:57:00.360 And then to the south is a retail, existing retail store. 00:57:00.360 --> 00:57:05.480 So details on the site itself, it's located, like I said, off of I-35, just east of I-35, 00:57:05.480 --> 00:57:08.440 north of Panhandle Drive. 00:57:08.440 --> 00:57:13.520 The zoning or the base zoning within the Razor Ranch overlay area is south commercial district 00:57:13.520 --> 00:57:18.880 or SCD, and the use is generally permitted in that SCD district does include commercial 00:57:18.880 --> 00:57:23.440 services like as being proposed, as well as the retail and restaurant that we see surrounding 00:57:23.440 --> 00:57:24.560 it. 00:57:24.560 --> 00:57:29.480 So typically, zoning compliance plans do not come before this body, but it is stipulated 00:57:29.480 --> 00:57:34.960 in the Razor Ranch overlay standards that approval of site plans must come from the Planning 00:57:34.960 --> 00:57:37.880 and Zoning Commission, so that is why this is before you this evening. 00:57:37.880 --> 00:57:42.080 And what we take a look at is the site plan, the landscape plan, as well as four-sided building 00:57:42.080 --> 00:57:47.400 elevations to ensure that they are complying with the appropriate standards within Razor 00:57:47.400 --> 00:57:48.400 specifically. 00:57:48.400 --> 00:57:53.400 And as provided in your backup, this one is Exhibit C1 for architectural requirements, 00:57:53.400 --> 00:57:57.160 and Exhibit D1 for landscape requirements. 00:57:57.160 --> 00:58:01.960 This does meet all of the approval criteria listed in the Razor Ranch overlay ordinance. 00:58:01.960 --> 00:58:06.120 Specifically, the site plan does comply with the concept and schematic plan approved for 00:58:06.120 --> 00:58:08.920 the overall area of Razor Ranch by City Council. 00:58:08.920 --> 00:58:13.720 The site plan does also provide for compatible arrangement of the one building that is proposing 00:58:13.720 --> 00:58:18.960 and land uses as it is approved and was approved for that site. 00:58:18.960 --> 00:58:23.800 The site plan provides for adequate and safe circulation of vehicular traffic, and the 00:58:23.800 --> 00:58:30.520 plan does fully comply with other specific sections as stipulated in the overlay ordinance. 00:58:30.520 --> 00:58:35.960 So on the site plan, you'll see a just under 6,000 square foot building with 10 service 00:58:35.960 --> 00:58:37.800 bays for quick vehicle servicing. 00:58:37.800 --> 00:58:43.920 They do have 37 vehicular parking spaces on this site and two internal bicycle parking 00:58:43.920 --> 00:58:44.920 spaces. 00:58:44.920 --> 00:58:48.040 The driveways themselves do not connect to the public street. 00:58:48.040 --> 00:58:54.040 They connect to the sort of internal Razor system, Razor private public access easement 00:58:54.040 --> 00:59:00.640 system, and they also are proposing extension of some existing pedestrian stubs and sidewalks 00:59:00.640 --> 00:59:01.880 in that area. 00:59:01.880 --> 00:59:08.560 The green area that you see there is an existing portion of the driveway developed with the 00:59:08.560 --> 00:59:14.080 rooms to go to the south, so they are maintaining that through access through there, and then 00:59:14.080 --> 00:59:18.400 they are also of course providing what you see in orange as the other vehicular access 00:59:18.400 --> 00:59:19.400 there. 00:59:19.400 --> 00:59:26.880 Similarly, the purple area that you see there is the pedestrian path just adjacent to the 00:59:26.880 --> 00:59:32.720 property line and connecting to the other areas within Razor for people to walk. 00:59:32.720 --> 00:59:36.400 As far as landscaping, they are meeting the minimum requirements with an overall landscape 00:59:36.400 --> 00:59:42.400 area proposed at 28%, and an overall 36% tree canopy cover. 00:59:42.400 --> 00:59:48.080 They are proposing a bit of an alternative landscape plan as the requirement of street 00:59:48.080 --> 00:59:55.560 trees for this site makes it, or an existing easement makes it challenging to plant the 00:59:55.560 --> 01:00:01.360 trees that are proposed or would be existing on the side that is closer to I-35, so majority 01:00:01.360 --> 01:00:07.200 of those trees they have moved to screen the actual internal private drive and the parking 01:00:07.200 --> 01:00:11.920 area that is between the building and that internal drive that is most likely the way 01:00:11.920 --> 01:00:15.000 that people would be accessing this building. 01:00:15.000 --> 01:00:18.680 So the trees are there and the shrubbery is there just in a different location on this 01:00:18.680 --> 01:00:21.480 site. 01:00:21.480 --> 01:00:25.600 Here are the conceptual building elevations that they are proposed, that color palette 01:00:25.600 --> 01:00:32.120 that they are proposing is consistent with the Razor Ranch overlay color palette standards, 01:00:32.120 --> 01:00:37.760 and basically the rear facing elevation or the rear facing west elevation is what you 01:00:37.760 --> 01:00:42.300 would see off of I-35, and that front elevation is what you would see from that internal private 01:00:42.300 --> 01:00:44.320 drive system. 01:00:44.320 --> 01:00:49.640 So with that, staff is recommending approval, and I didn't, I felt to mention this in this 01:00:49.640 --> 01:00:55.000 portion so I'll talk about it here, staff is recommending conditional approval of this 01:00:55.000 --> 01:01:01.120 site plan provided that a replat occur prior to the issuance of any building permits. 01:01:01.120 --> 01:01:05.720 As you can see on the site plan, the red line is representative of the current property 01:01:05.720 --> 01:01:10.720 line for this site, they do have some parking and some landscaping proposed technically 01:01:10.720 --> 01:01:16.480 outside the boundary of their existing property line, and so in order to make sure that it's 01:01:16.480 --> 01:01:21.400 all in the same lot and a service of this use, they will need to replat that property 01:01:21.400 --> 01:01:23.200 before they receive any building permits. 01:01:23.200 --> 01:01:27.640 Other than that, they are meeting all the criteria as discussed before, and so staff 01:01:27.640 --> 01:01:32.680 is recommending conditional approval subject of course to that replat occurring prior to 01:01:32.680 --> 01:01:36.440 them pulling building permits. 01:01:36.440 --> 01:01:42.640 That pretty much concludes my presentation, are there any questions? 01:01:42.640 --> 01:01:47.760 - Dr. Dyer. - So going back to the landscape plan when 01:01:47.760 --> 01:01:57.040 you said that they are not gonna put any trees along the property boundary with the interstate 01:01:57.040 --> 01:02:04.360 because of the 20 foot requirement from TxDOT, is that all the space they have? 01:02:04.360 --> 01:02:10.840 Is there an opportunity in the future once all the frontage roads and everything is done 01:02:10.840 --> 01:02:17.480 for them to go back just to visually kind of make that a lot nicer as you're going 01:02:17.480 --> 01:02:25.080 down the interstate so it's not just all road, grass, some bushes and parking lot? 01:02:25.080 --> 01:02:31.160 - I'm not sure I can look into what the TxDOT street tree plan is, I doubt that there is 01:02:31.160 --> 01:02:37.140 one in that area, I will say that the requirement is a 15 foot landscape buffer in between the 01:02:37.140 --> 01:02:43.660 parking and the right of way, they do still have that, maintain that landscape buffer 01:02:43.660 --> 01:02:47.400 there, it's just the placement of the trees becomes a little bit challenging because they're 01:02:47.400 --> 01:02:51.320 trying to maintain the easements and fit in the parking that they need for this site. 01:02:51.320 --> 01:02:57.080 I think one of the other challenges is that they've had to work with the existence of 01:02:57.080 --> 01:03:04.800 this cut through here and that was kind of orienting their site around that and so any 01:03:04.800 --> 01:03:09.160 other additional parking spaces that they might have been able to put elsewhere and 01:03:09.160 --> 01:03:16.320 maybe plant trees, they're a little bit restricted to the existing site conditions but the trees 01:03:16.320 --> 01:03:22.200 and the canopy that we're going for is still there and then again the screening of the 01:03:22.200 --> 01:03:26.520 parking lot is still occurring, it's just on the other public access street. 01:03:26.520 --> 01:03:30.440 - Do we know how tall those hollies will get? 01:03:30.440 --> 01:03:34.480 - Not off the top of my head, no. 01:03:34.480 --> 01:03:46.560 - Okay, I guess I'll just say I do appreciate the fact that while they couldn't have as 01:03:46.560 --> 01:03:53.200 many trees on the western border, they did move them sort of right above where the pedestrian 01:03:53.200 --> 01:03:59.560 access is so it should provide some shade there and separation from the rest of the 01:03:59.560 --> 01:04:04.560 things within Razor Ranch area. 01:04:04.560 --> 01:04:07.160 - Commissioner Riggs. 01:04:07.160 --> 01:04:13.080 - Thank you Mia and I make a motion to approve as presented by staff. 01:04:13.080 --> 01:04:15.480 - So at conditional approval? 01:04:15.480 --> 01:04:16.860 - Yes. 01:04:16.860 --> 01:04:20.840 - Okay and Commissioner MacDuff. 01:04:20.840 --> 01:04:27.920 - Thank you Mia, Ms. Hines, I appreciate your attention to detail and I'd like to second 01:04:27.920 --> 01:04:32.560 the conditional approval as presented by staff. 01:04:32.560 --> 01:04:38.360 - Any other questions? 01:04:38.360 --> 01:04:47.440 Seeing none, I'll call for a vote on the board. 01:04:47.440 --> 01:04:54.080 That item passes five zero which brings us to our next item of individual consideration 01:04:54.080 --> 01:05:00.680 item 4D V25-0058. 01:05:00.680 --> 01:05:15.280 - Good evening Chair, members of the commission, Angie Manglars here to present V25-0058. 01:05:15.280 --> 01:05:18.000 This is a subdivisions variance request. 01:05:18.000 --> 01:05:23.280 Specifically, this is a variance request from standards in subchapter eight requiring that 01:05:23.280 --> 01:05:28.160 no more than three residential dwelling units access a public street by means of a private 01:05:28.160 --> 01:05:29.780 access easement. 01:05:29.780 --> 01:05:35.120 This particular 10 acre tract of land is located approximately 390 feet north of East Ganser 01:05:35.120 --> 01:05:36.120 Road. 01:05:36.120 --> 01:05:40.360 It is situated in the ETJ and it does have a non-annexation agreement on it. 01:05:40.360 --> 01:05:44.160 That does mean that this particular piece of property not only is required to follow 01:05:44.160 --> 01:05:47.720 our subdivision standards but also does need to submit building permits through the city 01:05:47.720 --> 01:05:49.000 of Denton. 01:05:49.000 --> 01:05:53.880 The applicant intends to build a single family home on the lot located to the north, east 01:05:53.880 --> 01:05:59.800 and south of the subject property are additional properties with NAAs in the ETJ division one. 01:05:59.800 --> 01:06:07.480 Further west is undeveloped property inside city limits developed as rural residential. 01:06:07.480 --> 01:06:12.920 There are currently four dwelling units that access Ganser Road through this private access 01:06:12.920 --> 01:06:13.920 easement. 01:06:13.920 --> 01:06:18.080 As stated, the applicant does intend to construct a single family home that would make this 01:06:18.080 --> 01:06:22.400 the fifth home thus the variance request. 01:06:22.400 --> 01:06:26.360 When reviewing a variance request there are a couple of considerations to take into account. 01:06:26.360 --> 01:06:29.240 Staff does find that this application meets all of those requirements. 01:06:29.240 --> 01:06:32.680 I'll just give you a little bit of a summary here tonight. 01:06:32.680 --> 01:06:38.400 This is not anticipated to be detrimental to health life or safety of residents or other 01:06:38.400 --> 01:06:39.900 property. 01:06:39.900 --> 01:06:44.340 It is because of the particular physical surroundings of this lot that this variance request is 01:06:44.340 --> 01:06:47.320 coming forward not just by mere inconvenience. 01:06:47.320 --> 01:06:51.200 It's not feasible or proportional for the property owner to dedicate and construct a 01:06:51.200 --> 01:06:53.600 public road to their property. 01:06:53.600 --> 01:06:59.560 Furthermore, this doesn't vary any other provisions within the comprehensive plan, the DDC or any 01:06:59.560 --> 01:07:03.320 other city of Denton plans apart from the specific variance that's being requested 01:07:03.320 --> 01:07:04.580 tonight. 01:07:04.580 --> 01:07:09.960 And this particular condition that the owner is requesting a variance from is not due to 01:07:09.960 --> 01:07:11.160 the owner's actions. 01:07:11.160 --> 01:07:16.400 It's by kind of the unique manner in which properties in the ETJ tend to develop and some 01:07:16.400 --> 01:07:20.680 of the lack of public infrastructure that this variance is needed. 01:07:20.680 --> 01:07:24.600 Having said all of that, staff is recommending approval and does find that this request meets 01:07:24.600 --> 01:07:27.680 our criteria for approval as specified in the DDC. 01:07:27.680 --> 01:07:31.880 I'm happy to answer any questions you all may have. 01:07:31.880 --> 01:07:35.360 Any questions or a motion? 01:07:35.360 --> 01:07:36.360 Commissioner Riggs? 01:07:36.360 --> 01:07:37.360 Yeah. 01:07:37.360 --> 01:07:38.360 I have a question. 01:07:38.360 --> 01:07:40.440 So you mentioned the infrastructure. 01:07:40.440 --> 01:07:44.800 So how is the infrastructure to this home provided? 01:07:44.800 --> 01:07:51.640 Is it by a typical meter or, I mean, does that make sense? 01:07:51.640 --> 01:07:55.600 Water and septic, you mean? 01:07:55.600 --> 01:07:57.520 Yes. 01:07:57.520 --> 01:08:01.520 That particular infrastructure, I don't have the answer to, I do believe they're served 01:08:01.520 --> 01:08:02.520 by septic. 01:08:02.520 --> 01:08:03.520 Okay. 01:08:03.520 --> 01:08:04.520 They're out in the ETJ. 01:08:04.520 --> 01:08:06.520 They're not on city infrastructure. 01:08:06.520 --> 01:08:07.520 Okay. 01:08:07.520 --> 01:08:08.520 Okay. 01:08:08.520 --> 01:08:13.760 Well, I think that answers it and everything else that you provided, thank you. 01:08:13.760 --> 01:08:14.760 Commissioner Dyer? 01:08:14.760 --> 01:08:15.760 Okay. 01:08:15.760 --> 01:08:16.760 No question. 01:08:16.760 --> 01:08:17.760 Okay. 01:08:17.760 --> 01:08:23.280 Oh yeah, I want to make a motion though. 01:08:23.280 --> 01:08:24.280 Yes. 01:08:24.280 --> 01:08:25.280 Okay. 01:08:25.280 --> 01:08:28.480 I'd like to make a motion to go ahead and approve this recommendation. 01:08:28.480 --> 01:08:29.480 Okay. 01:08:29.480 --> 01:08:30.480 Commissioner MacDuff? 01:08:30.480 --> 01:08:31.480 Yes. 01:08:31.480 --> 01:08:39.480 I'd like to second this motion for the proposal as recommended by staff. 01:08:39.480 --> 01:08:47.480 Having no other questions or discussion, I'll call for a vote on the board. 01:08:47.480 --> 01:09:00.520 That item passes five zero, brings us to our last individual consideration item, V25-0050. 01:09:00.520 --> 01:09:13.840 Good evening, Erin Stanley, Assistant Planner. 01:09:13.840 --> 01:09:16.840 This is a request for another subdivision variance. 01:09:16.840 --> 01:09:22.440 This site is located north of East Mosh Branch Road, west of Barthold Road, approximately 01:09:22.440 --> 01:09:25.600 a thousand feet just east of the town of Crum. 01:09:25.600 --> 01:09:34.560 It is in the ETJ-1 territory and this is a subdivision variance request from the DDC 01:09:34.560 --> 01:09:39.840 requirement that flagpole drives cannot be more than 300 feet long. 01:09:39.840 --> 01:09:49.800 This applicant is proposing a 475 foot long flag drive to access the rear lot for R1. 01:09:49.800 --> 01:09:51.360 So some considerations. 01:09:51.360 --> 01:09:55.640 This site is already developed with a existing single family home. 01:09:55.640 --> 01:10:02.680 The granting of this variance would not anticipate that it is detrimental to the public safety, 01:10:02.680 --> 01:10:07.800 health or welfare of the property or adjacent properties. 01:10:07.800 --> 01:10:13.400 The required minimum 24 foot wide flagpole drive is being provided. 01:10:13.400 --> 01:10:17.680 A permanent turnaround will also be provided in the rear lot and access will be taken either 01:10:17.680 --> 01:10:22.400 from the existing drive or another drive onto Mosh Branch Road. 01:10:22.400 --> 01:10:29.360 The request is also due to the particular surroundings and shape topographical condition. 01:10:29.360 --> 01:10:34.000 In particular for this property it is a long narrow shape which would be difficult to subdivide 01:10:34.000 --> 01:10:37.560 any other way than a flag drive. 01:10:37.560 --> 01:10:42.360 They also are on well and septic similar to the last plot and that requires a minimum 01:10:42.360 --> 01:10:48.960 of two acres for each lot, kind of requiring this configuration and that longer flag drive 01:10:48.960 --> 01:10:51.880 to be able to meet that two acres. 01:10:51.880 --> 01:10:57.080 And like I said there is the existing home which would limit their ability to divide 01:10:57.080 --> 01:11:00.380 it any other way. 01:11:00.380 --> 01:11:07.160 This subdivision variance would not vary any other DDC comprehensive plan or mobility plan 01:11:07.160 --> 01:11:11.300 provision except as authorized by this variance. 01:11:11.300 --> 01:11:17.960 And the specific conditions which make this variance necessary were not created by the 01:11:17.960 --> 01:11:19.280 current property owner. 01:11:19.280 --> 01:11:24.880 He did purchase it after the lot was already plotted in this configuration and the specific 01:11:24.880 --> 01:11:29.440 size and shape would reasonably warrant a desire to subdivide this property in this 01:11:29.440 --> 01:11:36.280 manner since it is quite a large lot and has that long narrow shape. 01:11:36.280 --> 01:11:40.920 With that staff is recommending approval as it meets all of the criteria for approval 01:11:40.920 --> 01:11:44.120 and I will be happy to answer any questions. 01:11:44.120 --> 01:11:45.120 >> Commissioner. 01:11:45.120 --> 01:11:52.400 >> Sorry, I have lots of questions. 01:11:52.400 --> 01:11:57.080 So is the total between the two, is it like four or five acres? 01:11:57.080 --> 01:11:59.840 >> 4.5 is the total, yes. 01:11:59.840 --> 01:12:07.500 >> And then I notice that all of the neighboring properties seem to be of the same size. 01:12:07.500 --> 01:12:13.840 Have any of the neighbors, have you heard good or bad from them about their thoughts 01:12:13.840 --> 01:12:16.160 or have they been -- are they required to be notified? 01:12:16.160 --> 01:12:18.320 I'm assuming not because it's ETJ. 01:12:18.320 --> 01:12:19.320 >> Correct. 01:12:19.320 --> 01:12:22.600 And plots of subdivision variance does not require notification. 01:12:22.600 --> 01:12:23.600 >> Okay. 01:12:23.600 --> 01:12:29.400 And is this being divided because it's being sold to like a family member so that way they 01:12:29.400 --> 01:12:31.960 can have two residences on it? 01:12:31.960 --> 01:12:35.580 >> I do not know who it is intended for. 01:12:35.580 --> 01:12:38.400 I don't believe it will be the same owner. 01:12:38.400 --> 01:12:39.400 So -- 01:12:39.400 --> 01:12:40.400 >> Okay. 01:12:40.400 --> 01:12:41.400 Thank you. 01:12:41.400 --> 01:12:42.400 >> Commissioner Riggs. 01:12:42.400 --> 01:12:43.400 >> Thank you, Erin. 01:12:43.400 --> 01:12:52.400 Erin and I make a motion to approve as presented by staff. 01:12:52.400 --> 01:12:53.400 >> Commissioner McDuff. 01:12:53.400 --> 01:12:54.400 >> Yes. 01:12:54.400 --> 01:13:04.520 Thank you for that attention to detail and I want to second the motion for staff approval. 01:13:04.520 --> 01:13:15.840 Having no other discussion or questions, I'll call for a vote on the board. 01:13:15.840 --> 01:13:18.880 That item passes 5-0. 01:13:18.880 --> 01:13:22.040 That brings us to our public hearings. 01:13:22.040 --> 01:13:38.160 First one is 5A, AESA 25-0001B. 01:13:38.160 --> 01:13:54.240 Good morning, commissioners. 01:13:54.240 --> 01:14:00.080 I'm Jennifer Rabezi, watershed protection coordinator with watershed protection and I am presenting 01:14:00.080 --> 01:14:06.120 tonight for the approval of alternative AESA plan 25-001. 01:14:06.120 --> 01:14:12.520 This is for mitigation of encroachments at the proposed Spencer Road industrial site. 01:14:12.520 --> 01:14:18.440 This alternative AESA proposes mitigation measures for two impact areas within the riparian 01:14:18.440 --> 01:14:25.520 buffer and undeveloped floodplain ESAs. 01:14:25.520 --> 01:14:31.760 The total acreage of the proposed site, so Spencer Road industrial, is 53.3 acres with 01:14:31.760 --> 01:14:37.680 proposed development consisting of four industrial buildings and all associated infrastructure 01:14:37.680 --> 01:14:42.680 including sidewalks, interior roads, detention and necessary utilities. 01:14:42.680 --> 01:14:48.400 The anticipated development impact area is approximately 42.9 acres. 01:14:48.400 --> 01:14:56.080 The current zoning for this tract is general office which allows for the proposed development. 01:14:56.080 --> 01:15:02.480 So it was determined that there were existing ESAs at the site using our official map and 01:15:02.480 --> 01:15:08.880 then through ESA field assessments, so ESA field assessment 25-001. 01:15:08.880 --> 01:15:15.480 It reviewed the status of a section of unnamed tributary to Pecan Creek that bisects the 01:15:15.480 --> 01:15:21.000 property laterally, so on the screen it's that kind of blue squiggling line. 01:15:21.000 --> 01:15:26.800 Developed floodplain and riparian buffer ESAs were confirmed as a result. 01:15:26.800 --> 01:15:35.080 ESA 25-001 also identified a contiguous tract of cross timbers upland habitat on the eastern 01:15:35.080 --> 01:15:39.440 perimeter and extending easterly beyond property bounds. 01:15:39.440 --> 01:15:45.560 So a portion of a larger cross timbers upland habitat forest of greater than 10 acres, it's 01:15:45.560 --> 01:15:52.880 included and the development will be removing a portion of the permitted amount and is thus 01:15:52.880 --> 01:15:54.320 not included in this request. 01:15:54.320 --> 01:16:03.360 It is not included because 34% of the cross timber ESA is being retained. 01:16:03.360 --> 01:16:10.000 So the proposed mitigation for the impacts is the proposed encroachment. 01:16:10.000 --> 01:16:15.240 It consists of a connecting road and detention outfall. 01:16:15.240 --> 01:16:21.180 The road crossing was placed at the northern section of the stream due to engineering constraints 01:16:21.180 --> 01:16:26.520 and transportation requirements resulting in unavoidable impacts to the ESA. 01:16:26.520 --> 01:16:32.640 0.23 acres of ESA are anticipated to be removed. 01:16:32.640 --> 01:16:37.480 Proposed mitigation activities consist of removing invasive understory Chinese privet 01:16:37.480 --> 01:16:42.080 growth from the ESAs not impacted by encroachments. 01:16:42.080 --> 01:16:46.560 Once the privet is removed, additional native habitats will be provided by planting native 01:16:46.560 --> 01:16:49.840 grasses and wildflowers in its place. 01:16:49.840 --> 01:16:55.640 So the overall intent of the mitigation plan is to offset the lost ecological values at 01:16:55.640 --> 01:16:59.680 the road crossing by improving conditions downstream. 01:16:59.680 --> 01:17:04.840 The resulting mitigation activities are anticipated to improve water quality conditions leaving 01:17:04.840 --> 01:17:09.400 this development. 01:17:09.400 --> 01:17:18.000 So this all ESA generally followed the procedures in DDC 272 for zoning map change. 01:17:18.000 --> 01:17:23.720 All necessary public hearing notifications were made and a neighborhood meeting was advertised 01:17:23.720 --> 01:17:27.400 but canceled due to a lack of response. 01:17:27.400 --> 01:17:31.840 So none was held. 01:17:31.840 --> 01:17:36.520 It is our recommendation for approval with conditions in our backup materials. 01:17:36.520 --> 01:17:41.960 So in our appendices and in the all ESA report itself, some of the highlights include that 01:17:41.960 --> 01:17:47.200 any improvements so any improvements to utilities, things like that, they are to commence prior 01:17:47.200 --> 01:17:52.200 to the issuance of the first building permit, vegetation will be monitored for growth until 01:17:52.200 --> 01:18:00.720 the project is accepted by ESS and a perpetual maintenance plan shall be filed with planning. 01:18:00.720 --> 01:18:12.520 So thank you for your time and I will accept any questions now. 01:18:12.520 --> 01:18:15.520 Any questions? 01:18:15.520 --> 01:18:16.520 Oh. 01:18:16.520 --> 01:18:17.520 Was it just? 01:18:17.520 --> 01:18:18.520 Sorry. 01:18:18.520 --> 01:18:21.520 I was like that the whole time. 01:18:21.520 --> 01:18:29.320 So it mentions vegetation but do we expect any proposed impact to any wildlife or anything 01:18:29.320 --> 01:18:34.960 like that that may be currently inhabiting that space? 01:18:34.960 --> 01:18:42.400 So the 0.23 acres, they do not refer to actual area because it's by type. 01:18:42.400 --> 01:18:44.980 So they're actually layered on top of one another. 01:18:44.980 --> 01:18:48.200 So the actual impacted area is slightly smaller. 01:18:48.200 --> 01:18:54.720 There will be some impacted but it won't be these kind of larger species. 01:18:54.720 --> 01:18:58.780 It will be kind of mostly your macroinvertebrate species. 01:18:58.780 --> 01:19:02.620 And then what we're returning is of greater value. 01:19:02.620 --> 01:19:08.400 Chinese private is so invasive and so hard to remove and really outside of the city's 01:19:08.400 --> 01:19:11.300 purview for any private project. 01:19:11.300 --> 01:19:19.320 So that is a big boon with this project, especially returning native grasses and wildflowers. 01:19:19.320 --> 01:19:20.320 Thank you. 01:19:20.320 --> 01:19:28.760 And I guess I had a question just to make sure I'm understanding what you're mentioning 01:19:28.760 --> 01:19:34.800 about that portion of the upland habitat that will be encroached upon that our requirement 01:19:34.800 --> 01:19:40.560 for upland habitat preservation is the same as our requirement for tree preservation essentially. 01:19:40.560 --> 01:19:48.320 So as long as they're requiring or preserving the trees that we require, then that encroachment 01:19:48.320 --> 01:19:52.080 is typical if they weren't asking for an alteasa. 01:19:52.080 --> 01:19:53.080 Is that correct? 01:19:53.080 --> 01:19:54.080 Sorry. 01:19:54.080 --> 01:19:57.080 I can answer that question. 01:19:57.080 --> 01:20:00.960 Joada Daly, Watershed Protection Manager. 01:20:00.960 --> 01:20:07.000 The preservation for commercial properties on upland habitat ESA is 30% and they're preserving 01:20:07.000 --> 01:20:08.000 34%. 01:20:08.000 --> 01:20:09.000 Got it. 01:20:09.000 --> 01:20:10.000 Thank you. 01:20:10.000 --> 01:20:11.000 All right. 01:20:11.000 --> 01:20:13.000 Any other questions? 01:20:13.000 --> 01:20:14.000 Okay. 01:20:14.000 --> 01:20:15.000 Commissioner Riggs. 01:20:15.000 --> 01:20:23.560 I make a motion to approve with conditions as recommended by staff. 01:20:23.560 --> 01:20:25.440 And Commissioner McDuff. 01:20:25.440 --> 01:20:33.920 We have a second here with motion to approve with the delineated conditions by staff. 01:20:33.920 --> 01:20:39.760 Any other questions or discussion? 01:20:39.760 --> 01:20:42.080 Seeing none, call for a vote. 01:20:42.080 --> 01:20:44.000 I'm sorry. 01:20:44.000 --> 01:20:45.000 This is a public hearing. 01:20:45.000 --> 01:20:48.520 I will open the public hearing. 01:20:48.520 --> 01:20:50.440 I do have a card to speak. 01:20:50.440 --> 01:20:57.240 Can I have a motion to table that motion, please? 01:20:57.240 --> 01:20:58.240 Yeah. 01:20:58.240 --> 01:20:59.240 I guess I jumped the gun. 01:20:59.240 --> 01:21:00.240 Yes. 01:21:00.240 --> 01:21:01.240 Yeah. 01:21:01.240 --> 01:21:02.240 It's my bad. 01:21:02.240 --> 01:21:03.240 Okay. 01:21:03.240 --> 01:21:14.200 So I do have a card to speak with Ms. Amy Bissett. 01:21:14.200 --> 01:21:18.800 You're welcome to come forward. 01:21:18.800 --> 01:21:19.800 Good evening, Commissioners. 01:21:19.800 --> 01:21:22.920 Amy Bissett, 109 North Elm, Denton 76201. 01:21:22.920 --> 01:21:28.920 I had a few slides, but if you all are prepared to vote, then I think that's fine. 01:21:28.920 --> 01:21:31.000 I'll just be here for any questions. 01:21:31.000 --> 01:21:38.800 Yeah, I think maybe if there's anything you have contextually about wildlife in the area, 01:21:38.800 --> 01:21:39.800 that might help. 01:21:39.800 --> 01:21:44.960 So, yes, let me share a couple of, a little bit of context on the questions that were 01:21:44.960 --> 01:21:45.960 asked. 01:21:45.960 --> 01:21:51.360 So Chair Pruitt, to your question regarding tree preservation versus the preservation 01:21:51.360 --> 01:21:55.760 requirement of the upland habitat, those are two separate requirements that have to be 01:21:55.760 --> 01:21:56.760 met individually. 01:21:56.760 --> 01:22:03.280 So the 34% of upland habitat that we are preserving does not count towards tree preservation. 01:22:03.280 --> 01:22:09.480 So then we have to also meet 30% of trees that are outside of the ESA, a minimum of 01:22:09.480 --> 01:22:11.540 that preservation as well. 01:22:11.540 --> 01:22:19.920 And as it relates to wildlife, the riparian buffer today is thoroughly inhabited by Chinese 01:22:19.920 --> 01:22:30.440 privet, which will inhibit the natural habitat for wildlife and by removing that privet and 01:22:30.440 --> 01:22:36.760 replacing it in 2.9 acres of area that is going to be maintained as a riparian buffer, 01:22:36.760 --> 01:22:43.000 or replacing it with native seed mix, that will actually enhance and protect and allow 01:22:43.000 --> 01:22:52.080 that ESA to provide a more appropriate and thorough habitat opportunity for wildlife. 01:22:52.080 --> 01:22:57.760 The disturbance is less than a quarter of an acre, so there may be some, there's a 01:22:57.760 --> 01:23:02.840 small amount of the habitat that will be disturbed, but there will be enhanced habitat, more enhanced 01:23:02.840 --> 01:23:07.000 habitat remaining for that wildlife to migrate over to. 01:23:07.000 --> 01:23:10.920 Did that work for you, Rudy? 01:23:10.920 --> 01:23:15.880 He wants to answer too, so, this is Rudy Reinike with IES. 01:23:15.880 --> 01:23:16.880 State your name and address. 01:23:16.880 --> 01:23:21.080 My name is Rudy Reinike, I work for Integrated Environmental Solutions, I'm the environmental 01:23:21.080 --> 01:23:22.800 consultant associate of this job. 01:23:22.800 --> 01:23:27.320 I can't resist talking about wildlife, so I appreciate the question. 01:23:27.320 --> 01:23:30.880 So what's unique about this project is the fact that there is an Atmos gas line on the 01:23:30.880 --> 01:23:37.960 north end, and part of this design was looking at access to either side, and for wildlife 01:23:37.960 --> 01:23:43.680 purposes, a lot of Texas Parks and Wildlife's concerns is about habitat fragmentation. 01:23:43.680 --> 01:23:48.640 So the component here is putting this road along an area that's already been divided, 01:23:48.640 --> 01:23:52.760 we're not increasing any habitat fragmentation as opposed to say, hypothetically, putting 01:23:52.760 --> 01:23:57.120 a road through the middle of it and dividing it into separate tracks. 01:23:57.120 --> 01:24:03.340 So the project as designed would limit the amount of impacts to these wildlife species 01:24:03.340 --> 01:24:06.040 by not creating more edge. 01:24:06.040 --> 01:24:14.960 The other thing to bring up is what Amy already discussed was the species diversity associated 01:24:14.960 --> 01:24:18.280 with privet dominated forests is very low. 01:24:18.280 --> 01:24:24.200 It's pushing out the native vegetation, the diverse vegetation, so the actual food sources 01:24:24.200 --> 01:24:26.580 for the wildlife is minimal. 01:24:26.580 --> 01:24:34.480 So there is lots of literature out there that these privet dominated woods really lack species 01:24:34.480 --> 01:24:37.600 of, a variety of species that would occur. 01:24:37.600 --> 01:24:41.960 So with the proposed project, we anticipate a lot of the native species coming back into 01:24:41.960 --> 01:24:46.280 these woods. 01:24:46.280 --> 01:24:49.920 Any questions? 01:24:49.920 --> 01:24:51.840 Commissioner Dyer. 01:24:51.840 --> 01:24:58.280 So I know that you said that about 34% of tree preservation is, you know, what you're 01:24:58.280 --> 01:25:00.120 required to do. 01:25:00.120 --> 01:25:05.740 Are you guys aiming to try to get more than that just because of, you know, I'm looking 01:25:05.740 --> 01:25:13.280 at a satellite view of this area and there's a lot of trees in there. 01:25:13.280 --> 01:25:15.880 I don't think it's all in the ESA. 01:25:15.880 --> 01:25:19.760 I think that's probably in your buildable area. 01:25:19.760 --> 01:25:27.000 But are you trying in that ESA to really, I just feel like sometimes developers just 01:25:27.000 --> 01:25:32.460 go and cut all the trees down because it's easier to move the dirt when you have no trees. 01:25:32.460 --> 01:25:38.080 It's less costly, but, you know, you can't, like that's years worth of growth. 01:25:38.080 --> 01:25:40.280 It's very hard to get that back. 01:25:40.280 --> 01:25:41.280 Absolutely. 01:25:41.280 --> 01:25:44.720 So I did go ahead and share a slide. 01:25:44.720 --> 01:25:47.000 I don't know if you guys can see it on your screens or not. 01:25:47.000 --> 01:25:50.400 Can you see the slide that I have shared? 01:25:50.400 --> 01:25:57.880 So the upland habitat ESA, which is shown in green on the eastern side of this site, 01:25:57.880 --> 01:26:03.940 we have taken the original site plan and that building that's in the northeast corner. 01:26:03.940 --> 01:26:09.240 We have reduced the square footage and pushed it as far north as we can in order to preserve 01:26:09.240 --> 01:26:14.360 as much of the upland habitat that you see to the south of that building as possible. 01:26:14.360 --> 01:26:21.440 We have also pushed the two buildings on the western side of the site south to preserve 01:26:21.440 --> 01:26:25.960 as much of the tree stand in the northwest corner as possible. 01:26:25.960 --> 01:26:32.880 And we have oriented the site so that trees that are near the riparian buffer but outside 01:26:32.880 --> 01:26:34.760 of it can be preserved as well. 01:26:34.760 --> 01:26:39.960 So the buildings really were placed in the locations that allowed us to preserve as many 01:26:39.960 --> 01:26:40.960 trees as possible. 01:26:40.960 --> 01:26:41.960 So is that a question? 01:26:41.960 --> 01:26:42.960 Thank you. 01:26:42.960 --> 01:26:45.560 I, for one, really appreciate that, so thank you. 01:26:45.560 --> 01:26:46.560 Absolutely. 01:26:46.560 --> 01:26:47.560 Okay. 01:26:47.560 --> 01:26:48.560 Any other questions? 01:26:48.560 --> 01:26:49.560 Commissioner MacDuff? 01:26:49.560 --> 01:26:52.480 I just have a comment. 01:26:52.480 --> 01:26:54.520 Hi, Amy. 01:26:54.520 --> 01:26:59.360 You had me at privet removal. 01:26:59.360 --> 01:27:06.920 We were in a rush to do the motion because I think that's critical and thank you for 01:27:06.920 --> 01:27:08.880 those additional comments. 01:27:08.880 --> 01:27:10.880 Thank you. 01:27:10.880 --> 01:27:11.880 Thank you, Amy. 01:27:11.880 --> 01:27:13.720 So this is a public hearing. 01:27:13.720 --> 01:27:18.720 I don't have any more cards wishing to speak, but anyone who's present who would like to 01:27:18.720 --> 01:27:21.520 speak on this item may come down and speak. 01:27:21.520 --> 01:27:26.400 Just have to fill out a card afterwards. 01:27:26.400 --> 01:27:33.560 Seeing no sudden motions, I will close the public hearing. 01:27:33.560 --> 01:27:38.520 I'll ask for a new motion just because we had that interruption, and I apologize for 01:27:38.520 --> 01:27:39.520 that. 01:27:39.520 --> 01:27:40.520 Commissioner Riggs? 01:27:40.520 --> 01:27:47.840 I'll make a motion to approve as presented by staff and assume there's not any weird 01:27:47.840 --> 01:27:51.400 bats or anything over there. 01:27:51.400 --> 01:27:53.440 And Commissioner MacDuff? 01:27:53.440 --> 01:27:56.080 I'll make a second for that motion. 01:27:56.080 --> 01:28:00.800 That motion is approved by staff. 01:28:00.800 --> 01:28:02.240 Commissioner Dyer, you're still on the board. 01:28:02.240 --> 01:28:05.080 Are there any questions or comments you'd like to make? 01:28:05.080 --> 01:28:06.080 No. 01:28:06.080 --> 01:28:07.080 Okay. 01:28:07.080 --> 01:28:08.080 Sorry. 01:28:08.080 --> 01:28:09.080 I didn't get erased. 01:28:09.080 --> 01:28:10.080 I didn't know. 01:28:10.080 --> 01:28:11.080 All right. 01:28:11.080 --> 01:28:15.200 I forget, Suge, too, sometimes. 01:28:15.200 --> 01:28:16.560 Okay. 01:28:16.560 --> 01:28:28.720 Seeing no additional discussion or questions, I will call for a vote on the motion to approve. 01:28:28.720 --> 01:28:30.720 That item passes 5-0. 01:28:30.720 --> 01:28:52.200 It brings us to our -- excuse me -- our second public hearing, 5B, MPA 24-0003. 01:28:52.200 --> 01:29:12.240 Good evening, Chair and commissioners. 01:29:12.240 --> 01:29:16.960 My name is Sahar Esfandiari, Senior Transportation Planner, Transportation Services. 01:29:16.960 --> 01:29:23.360 Tonight I'd like to discuss a mobility plan amendment for Eagle Drive, Avenue A, and Wiltshire 01:29:23.360 --> 01:29:25.640 Street. 01:29:25.640 --> 01:29:32.800 As you can see in this map, the target roads located in the pink loops, for the Eagle Drive, 01:29:32.800 --> 01:29:40.600 the portion that we have studied is from North Texas Boulevard to South Carroll Boulevard 01:29:40.600 --> 01:29:42.520 to the east. 01:29:42.520 --> 01:29:46.960 For the Wiltshire Street is between Eagle Drive to the south and West Oak Street to 01:29:46.960 --> 01:29:53.520 the north, and for the Avenue A is between I-35 East to the south and Eagle Drive to 01:29:53.520 --> 01:29:55.520 the north. 01:29:55.520 --> 01:30:04.400 Also the mobility plan amendment for 2022 identified these roads as secondary arterials. 01:30:04.400 --> 01:30:12.400 So the request is to modifying these roadways functional classification to collector. 01:30:12.400 --> 01:30:20.080 As I mentioned, the mobility plan identified those as secondary arterials, which means 01:30:20.080 --> 01:30:27.280 to extend the width of the road to 110 feet of total right-of-way and a speed limit between 01:30:27.280 --> 01:30:30.280 35 to 40 miles per hour. 01:30:30.280 --> 01:30:39.120 However, the existing width of the road of these roads are between 50 to 65 feet, which 01:30:39.120 --> 01:30:42.080 falls into the criteria of a collector. 01:30:42.080 --> 01:30:48.980 So staff recommends to keep the existing width of these roads for the following reasons. 01:30:48.980 --> 01:30:55.320 First of all, as you can see in the map to the right, which is a future land use map, 01:30:55.320 --> 01:31:02.240 these roads are located in a very close distance to UNT campus or inside the UNT campus. 01:31:02.240 --> 01:31:08.240 And this is a fully developed area with all the university buildings, facilities, parking 01:31:08.240 --> 01:31:13.960 slots, apartments, and also a huge cemetery on Eagle Drive. 01:31:13.960 --> 01:31:22.160 So if we want to go with the secondary arterial, the city has to purchase lands from states, 01:31:22.160 --> 01:31:28.160 UNT, which is going to be a huge burden financially for the city. 01:31:28.160 --> 01:31:31.900 Also and the most important reason is safety. 01:31:31.900 --> 01:31:43.420 As you know, these roads are having very heavy foot traffic and very pedestrian focused areas. 01:31:43.420 --> 01:31:51.240 By keeping these roads as a collector, we can maintain them under the safety speed limit, 01:31:51.240 --> 01:31:54.440 which is between 30 to 35 miles per hour. 01:31:54.440 --> 01:32:01.480 And we can maintain the roads safe for all road users. 01:32:01.480 --> 01:32:06.920 So this proposal meets the criteria for approval, especially regarding to the future land use 01:32:06.920 --> 01:32:08.640 and mobility plan. 01:32:08.640 --> 01:32:13.400 We have done the public outreach criteria for this request. 01:32:13.400 --> 01:32:18.360 We had in-person meeting and virtual meeting with the community. 01:32:18.360 --> 01:32:24.760 Also we had newspaper ad, website announcement, property signs, and we mailed notices to 200 01:32:24.760 --> 01:32:28.360 and 500 feet buffer around the target roads. 01:32:28.360 --> 01:32:33.280 We have received one letter in favor of this request. 01:32:33.280 --> 01:32:39.000 So staff recommends approval of the proposal as it complies with the criteria in section 01:32:39.000 --> 01:32:44.960 271D of the DDC for approval of a comprehensive plan amendment. 01:32:44.960 --> 01:32:45.960 Thank you. 01:32:45.960 --> 01:32:46.960 Questions? 01:32:46.960 --> 01:32:47.960 >> Thank you. 01:32:47.960 --> 01:32:48.960 Commissioner Riggs. 01:32:48.960 --> 01:32:53.640 >> Yeah, so Sahar, thank you for that. 01:32:53.640 --> 01:33:00.200 So it was basically not a collector, and now you're recommending to make it a collector. 01:33:00.200 --> 01:33:05.640 Do you see any traffic movement issues by doing that? 01:33:05.640 --> 01:33:10.520 >> We have the numbers of the traffic, Chandra, a traffic engineer has the numbers. 01:33:10.520 --> 01:33:15.320 We can be sure that there is not going to be a huge hinder in the traffic movement, 01:33:15.320 --> 01:33:19.220 especially on the Eagle Drive, which has the most traffic movement. 01:33:19.220 --> 01:33:21.240 The concern should be that. 01:33:21.240 --> 01:33:25.800 But at the same time, we are considering, as I mentioned, because there are lots of 01:33:25.800 --> 01:33:33.220 parking lots and apartments on the both sides of these roads, and very pedestrian activities 01:33:33.220 --> 01:33:39.680 that we are having there, somehow we are preferring to slow down the traffic on Eagle Drive to 01:33:39.680 --> 01:33:45.960 make sure that there is a safe zone for the crossing pedestrians on the roads. 01:33:45.960 --> 01:33:51.440 >> No, I think that's great, but that's not going to put us to level service F or anything 01:33:51.440 --> 01:33:52.440 like that. 01:33:52.440 --> 01:33:53.440 So thank you. 01:33:53.440 --> 01:33:57.280 >> No, the numbers are okay with the traffic movements, yes. 01:33:57.280 --> 01:34:00.640 Thank you. 01:34:00.640 --> 01:34:09.000 >> And I guess, do you have any information on sort of the reason why we went from a collector 01:34:09.000 --> 01:34:12.000 to a secondary arterial to back to a collector? 01:34:12.000 --> 01:34:19.400 >> So, the decision for the secondary arterial happened when the mobility plan approved back 01:34:19.400 --> 01:34:21.320 in 2022. 01:34:21.320 --> 01:34:28.960 We all know that the mobility plan is a broad plan, talking about, like, high level roads. 01:34:28.960 --> 01:34:34.080 Somehow there are lines on the map that shows the future growth of the city, which direction 01:34:34.080 --> 01:34:40.960 should we go, and, you know, lots of changes since 2022 when they make that decision happen 01:34:40.960 --> 01:34:42.200 so far. 01:34:42.200 --> 01:34:47.800 Right now, transportation services has enough staff to focus on the roads and the needs 01:34:47.800 --> 01:34:53.080 of the day-to-day, you know, the roads and what's happened and the traffic and everything 01:34:53.080 --> 01:34:57.600 that's happened, especially in the city of Denton, and that area which is the focus because 01:34:57.600 --> 01:35:01.680 of the UNT campus and safety, which is our major priority. 01:35:01.680 --> 01:35:08.760 Therefore, after the closed study on these roads especially, and you know that the, you 01:35:08.760 --> 01:35:14.240 know, constructions are happening, which we have on Welsh, and the road diet that we had 01:35:14.240 --> 01:35:20.160 in Eagle, after all of this study, we realized that keeping those roads as a collector is 01:35:20.160 --> 01:35:25.920 a better decision for all Denton, especially people and especially the pedestrian who use 01:35:25.920 --> 01:35:27.800 these roads and crossing those. 01:35:27.800 --> 01:35:28.800 >> Okay. 01:35:28.800 --> 01:35:29.800 Thank you. 01:35:29.800 --> 01:35:30.800 >> Yeah. 01:35:30.800 --> 01:35:31.800 Thank you. 01:35:31.800 --> 01:35:38.640 Any other questions for staff initially? 01:35:38.640 --> 01:35:39.640 This is a public hearing. 01:35:39.640 --> 01:35:41.440 I will open the public hearing. 01:35:41.440 --> 01:35:48.680 I don't have anyone registered to speak on this item, but if you're interested or would 01:35:48.680 --> 01:35:55.840 like to comment, you're more than welcome to. 01:35:55.840 --> 01:35:57.920 Not seeing anyone coming down. 01:35:57.920 --> 01:35:59.960 I will close the public hearing. 01:35:59.960 --> 01:36:08.240 Yeah, I'll just say I never really understood why we reclassified this section of Eagle 01:36:08.240 --> 01:36:10.900 to a secondary arterial. 01:36:10.900 --> 01:36:13.200 I think it functions as a collector. 01:36:13.200 --> 01:36:16.620 It will be fine. 01:36:16.620 --> 01:36:24.640 I think our, you know, in general, I prefer to have, you know, two or three times as many 01:36:24.640 --> 01:36:30.240 collectors and fewer six-plus lane roads around town anyway. 01:36:30.240 --> 01:36:37.520 I think people don't get quite as mad and we wave to each other then. 01:36:37.520 --> 01:36:38.520 Commissioner McDuff. 01:36:38.520 --> 01:36:41.600 >> Yeah, I just want to say this. 01:36:41.600 --> 01:36:48.800 Going back to the collector from the recommendation of the secondary arterial, I think this recognizes 01:36:48.800 --> 01:36:56.200 too the complexity of the traffic around the university community and the pedestrian, the 01:36:56.200 --> 01:36:59.320 business, all those types of things. 01:36:59.320 --> 01:37:03.800 So I agree with this recommendation. 01:37:03.800 --> 01:37:06.640 Thank you. 01:37:06.640 --> 01:37:07.640 >> Commissioner Riggs. 01:37:07.640 --> 01:37:16.920 >> Yeah, so I just have to say I agree with what your comments were and also with Commissioner 01:37:16.920 --> 01:37:22.280 McDuff and I make a motion to approve as presented by staff. 01:37:22.280 --> 01:37:23.280 >> Commissioner Dyer. 01:37:23.280 --> 01:37:27.320 >> I also agree so I'd like to second that motion. 01:37:27.320 --> 01:37:28.720 >> Okay. 01:37:28.720 --> 01:37:33.320 Any other questions or comments, discussion? 01:37:33.320 --> 01:37:42.120 Seeing none, I'll call for a vote on the board. 01:37:42.120 --> 01:37:43.800 That item passes 5-0. 01:37:43.800 --> 01:37:52.080 Let me call this next item and then I have one thing of housekeeping before you start 01:37:52.080 --> 01:37:54.960 your presentation, Ashley. 01:37:54.960 --> 01:38:01.400 This is item 5C, PD25-0002. 01:38:01.400 --> 01:38:08.480 I do have one card registered on this once we get to the public hearing from Angie Stripling 01:38:08.480 --> 01:38:13.880 as a group speaker, that's fine, but just be aware that that is intended for when you 01:38:13.880 --> 01:38:20.400 have four or more people as a group where the other three of them are not speaking. 01:38:20.400 --> 01:38:24.040 So be ready to identify yourselves once we get to the public hearing, I'll ask. 01:38:24.040 --> 01:38:25.040 Thank you. 01:38:25.040 --> 01:38:26.040 Go ahead. 01:38:26.040 --> 01:38:27.040 Thank you. 01:38:27.040 --> 01:38:31.680 >> Good evening, Chair, members of the commission, Ashley Eckstead, associate planner. 01:38:31.680 --> 01:38:36.360 This is PD25-2415, East University. 01:38:36.360 --> 01:38:42.120 This is a request to rezone .74 acres on the north side of East University, 240 feet west 01:38:42.120 --> 01:38:46.280 of Bell Avenue to a PD overlay with an R7-based zoning district. 01:38:46.280 --> 01:38:51.480 The property is currently split zoned, R3, R7, and MN as shown on the zoning map here 01:38:51.480 --> 01:38:52.860 on the bottom right. 01:38:52.860 --> 01:38:56.960 The property was previously developed as a church with the properties to the north. 01:38:56.960 --> 01:39:02.480 Those properties to the north have been subdivided and they are not a part of this zoning request. 01:39:02.480 --> 01:39:07.640 Some zoning history on the property, the zoning was based on previously unplatted parcel lines, 01:39:07.640 --> 01:39:10.200 which were the boundaries for several decades. 01:39:10.200 --> 01:39:17.480 Prior to the 2019 DDC, it was zoned NRMU, NRMU-12, and NR3, and those transitioned to 01:39:17.480 --> 01:39:19.020 the current zoning. 01:39:19.020 --> 01:39:25.020 And then pre-2002, the portion along University was zoned MF1, multifamily one, and single 01:39:25.020 --> 01:39:29.280 family seven on the portion on the rear of the property. 01:39:29.280 --> 01:39:33.000 This is an overlay PD, which is different from a standard PD. 01:39:33.000 --> 01:39:37.640 An overlay PD is used to address concerns of the neighborhood and ensure compatibility 01:39:37.640 --> 01:39:40.640 with surrounding neighborhoods or less intensive uses. 01:39:40.640 --> 01:39:45.280 PD overlays can be used to restrict or expand uses within the base zoning district and also 01:39:45.280 --> 01:39:49.680 to modify setbacks, landscaping, and buffering requirements with those less intensive land 01:39:49.680 --> 01:39:52.040 uses. 01:39:52.040 --> 01:39:55.800 The criteria for approval are outlined in DDC subchapter two. 01:39:55.800 --> 01:40:00.400 This new PD would be subject to the R7 development standards of the DDC. 01:40:00.400 --> 01:40:04.560 It does minimize adverse impacts on surrounding property by restricting the building size 01:40:04.560 --> 01:40:08.640 and height, adding additional setbacks for buildings and dumpsters, and limiting the 01:40:08.640 --> 01:40:10.620 number of residential units. 01:40:10.620 --> 01:40:15.460 It also would require additional landscape buffering if the developing use was multifamily, 01:40:15.460 --> 01:40:18.900 and it adds hours of operation for most commercial uses. 01:40:18.900 --> 01:40:25.240 It does comply with the future land use designation and other goals of the comprehensive plan. 01:40:25.240 --> 01:40:30.000 It is in compliance with the Denton 2040 plan, the future land use is neighborhood university 01:40:30.000 --> 01:40:32.000 compatibility area. 01:40:32.000 --> 01:40:36.280 This future land use does apply to areas that are in close proximity to the university, 01:40:36.280 --> 01:40:38.920 typically abutting single family neighborhoods. 01:40:38.920 --> 01:40:43.360 As the universities increase in enrollment, they will require additional commercial uses 01:40:43.360 --> 01:40:44.800 and student housing. 01:40:44.800 --> 01:40:50.480 So this designation aims to create compatible land forms and land uses that serve the neighborhoods 01:40:50.480 --> 01:40:52.440 and the universities. 01:40:52.440 --> 01:40:56.640 It is also complies with other areas of our comprehensive plan, such as growing compactly 01:40:56.640 --> 01:41:02.800 through infill development, redevelopment of key corridors, of which 380 is one, protecting 01:41:02.800 --> 01:41:06.440 Denton's historic character through thoughtful integration of new development, and designing 01:41:06.440 --> 01:41:11.360 a fiscally advantageous land use pattern. 01:41:11.360 --> 01:41:17.560 So the base zoning district for this PD will be R7, and the PD does propose additional 01:41:17.560 --> 01:41:20.440 standards beyond what R7 requires. 01:41:20.440 --> 01:41:24.720 The building setbacks will be 30 feet from the Bell Avenue historic district, and then 01:41:24.720 --> 01:41:28.080 10 feet from the residential and mixed use zoning districts. 01:41:28.080 --> 01:41:32.240 And this blue area on this image is the location where the building could be placed within 01:41:32.240 --> 01:41:33.240 those setbacks. 01:41:33.240 --> 01:41:37.880 It will also reduce the building height to a maximum of two stories, and it will require 01:41:37.880 --> 01:41:42.440 an additional 10 point of landscape buffer with the developing multifamily use adjacent 01:41:42.440 --> 01:41:47.440 to the single family, so the buffer would be a minimum 10 foot width and 30 points from 01:41:47.440 --> 01:41:51.160 Table 7G. 01:41:51.160 --> 01:41:54.680 Additionally it will restrict the building size to 10,000 square feet of gross floor 01:41:54.680 --> 01:41:55.680 area. 01:41:55.680 --> 01:41:58.160 These images show what a two story building would look like. 01:41:58.160 --> 01:42:03.080 It would be approximately a 5,000 building footprint that is shown here on the left, 01:42:03.080 --> 01:42:07.000 and then on the right it shows an approximately 10,000 square foot building, which would be 01:42:07.000 --> 01:42:09.680 a one story building on this property. 01:42:09.680 --> 01:42:15.100 It also limits the units to 18 units for the site, the entire site, and drive through facilities 01:42:15.100 --> 01:42:17.960 are not permitted. 01:42:17.960 --> 01:42:20.280 It also imposes hours of operation. 01:42:20.280 --> 01:42:25.560 Weekdays would be 7 a.m. to 8 p.m., and weekends 8 a.m. to 10 p.m., and then dumpsters will 01:42:25.560 --> 01:42:30.080 need to be set back 50 feet from the residential zoning district and 100 feet from the Bell 01:42:30.080 --> 01:42:35.680 Avenue historic district, and this red area on the screen shows the approximate location 01:42:35.680 --> 01:42:40.880 where the dumpster could be placed within those setbacks. 01:42:40.880 --> 01:42:44.760 The permitted uses were provided in your backup, so I won't read all of these to you. 01:42:44.760 --> 01:42:49.760 They did remove some uses from their base R7 zoning district and also added some uses 01:42:49.760 --> 01:42:54.600 that would not generally be permitted in R7 zoning. 01:42:54.600 --> 01:42:58.560 As are posted in the newspaper and a sign was posted on the property, we mailed notices 01:42:58.560 --> 01:43:00.640 to everyone within 500 feet. 01:43:00.640 --> 01:43:04.880 We did receive four responses in opposition, and a new response was sent to you this morning 01:43:04.880 --> 01:43:10.520 for a total of 12.52% of properties within 200 feet of the subject property. 01:43:10.520 --> 01:43:12.840 We did not receive any responses in favor. 01:43:12.840 --> 01:43:20.420 Additionally, the applicant held four neighborhood meetings, two in 2024 and two in 2025. 01:43:20.420 --> 01:43:24.120 Staff does recommend approval of this request as it complies with the criteria for approval, 01:43:24.120 --> 01:43:28.320 and the next step is tentatively scheduled for city council on September 16th. 01:43:28.320 --> 01:43:36.160 I'm happy to answer any questions, and the applicant also has a presentation. 01:43:36.160 --> 01:43:43.200 Any questions for staff before we get into the hearing? 01:43:43.200 --> 01:43:44.200 Commissioner Riggs? 01:43:44.200 --> 01:43:48.640 So with the current zoning, what type of uses could be placed there now? 01:43:48.640 --> 01:43:53.040 So with the current zoning with the MN and R7 along the frontage of the property, it 01:43:53.040 --> 01:43:55.400 would depend how they wanted to develop it. 01:43:55.400 --> 01:44:01.160 MN would allow quite a few more uses than R7, so it would really be up to them how they 01:44:01.160 --> 01:44:04.920 wanted to do that or whether they wanted to pursue an SUP for something that would be permitted 01:44:04.920 --> 01:44:06.400 within SUP and R7. 01:44:06.400 --> 01:44:10.760 However, with the R3 to the rear of the property, that wouldn't be able to be included in the 01:44:10.760 --> 01:44:14.840 development plans for any portion along the front. 01:44:14.840 --> 01:44:19.480 So I guess, let me ask more specifically, would an apartment complex or something like 01:44:19.480 --> 01:44:22.200 that be permitted under current zoning? 01:44:22.200 --> 01:44:28.760 In the MN portion, by right, yes. 01:44:28.760 --> 01:44:31.200 Commissioner Dyer? 01:44:31.200 --> 01:44:37.720 So if the owner developer puts a apartment complex, is this needed for the university? 01:44:37.720 --> 01:44:40.720 Do they not have enough housing, number one? 01:44:40.720 --> 01:44:46.280 And then number two, since it touches the Bell Historic community, would there be any 01:44:46.280 --> 01:44:54.240 sort of requirements that when they design the building that they make it look like it 01:44:54.240 --> 01:44:58.400 fits in historically, that they kind of go old school with it? 01:44:58.400 --> 01:44:59.400 Sure. 01:44:59.400 --> 01:45:03.000 The Bell Avenue Historic District does have architectural requirements, but they only 01:45:03.000 --> 01:45:07.800 apply to the Historic District, so they don't apply to properties that are not within it. 01:45:07.800 --> 01:45:11.640 And then for as far as housing for students, typically the universities do not build enough 01:45:11.640 --> 01:45:13.240 housing for their students. 01:45:13.240 --> 01:45:21.000 So these properties that are adjacent to the university are needed for student housing. 01:45:21.000 --> 01:45:26.400 I guess just a couple, Commissioner McDuff, do you have any questions? 01:45:26.400 --> 01:45:33.340 Just a comment, I have been in the Denton Development Code since I've got all the letters 01:45:33.340 --> 01:45:34.340 in my email. 01:45:34.340 --> 01:45:37.640 I wanted to make sure I was familiar with this. 01:45:37.640 --> 01:45:43.760 But it seems like on number five, rezoning to PD, or page 95, rezoning to PD district 01:45:43.760 --> 01:45:49.360 approval criteria, and it says number five, in the case of proposed residential development, 01:45:49.360 --> 01:45:54.000 development will promote compatible buildings and uses, and it will be compatible with the 01:45:54.000 --> 01:45:56.640 character of the surrounding area. 01:45:56.640 --> 01:46:05.120 My interpretation is it would take on the historical Bell Avenue neighborhood. 01:46:05.120 --> 01:46:11.880 So it would prohibit some types of buildings and structure, I believe. 01:46:11.880 --> 01:46:12.880 That's my interpretation. 01:46:12.880 --> 01:46:13.880 Sure. 01:46:13.880 --> 01:46:14.960 And so they have done that. 01:46:14.960 --> 01:46:19.680 So they've limited the size and scale of the building significantly to 10,000 square feet 01:46:19.680 --> 01:46:25.880 total, and also only two stories, where generally for 40 feet it would be a three-story building. 01:46:25.880 --> 01:46:29.360 So they have tried to adjust the compatibility with the surrounding development with the 01:46:29.360 --> 01:46:39.000 size and scale, and then also additional buffering. 01:46:39.000 --> 01:46:43.400 Just a couple questions, and then we can get to the hearing. 01:46:43.400 --> 01:46:48.640 One, it looks like the property immediately to the west of this is already a two-story 01:46:48.640 --> 01:46:49.960 multi-family development. 01:46:49.960 --> 01:46:50.960 Is that correct? 01:46:50.960 --> 01:46:51.960 Yes. 01:46:51.960 --> 01:46:52.960 Okay. 01:46:52.960 --> 01:46:57.040 And it's been a while at least since this body has seen a zoning change application 01:46:57.040 --> 01:47:00.080 within the neighborhood compatibility area. 01:47:00.080 --> 01:47:06.080 I'm more familiar with it around the UNT area, just because it's a larger zone. 01:47:06.080 --> 01:47:10.280 What types of zoning districts are compatible with that compatibility area, since that's 01:47:10.280 --> 01:47:14.560 kind of a rarer definition that we look at? 01:47:14.560 --> 01:47:20.200 So we don't have this future land use in a lot of areas, but generally we do see MN 01:47:20.200 --> 01:47:25.040 is typically a zoning district that we see within this future land use designation. 01:47:25.040 --> 01:47:31.680 And I think there are some MR properties even down by UNT that are compatible with that, 01:47:31.680 --> 01:47:32.920 right? 01:47:32.920 --> 01:47:33.920 Mm-hmm. 01:47:33.920 --> 01:47:34.920 Okay. 01:47:34.920 --> 01:47:43.240 And then as I look at this, when I try to separate out what could be done by right versus 01:47:43.240 --> 01:47:53.320 what would we get with this PDE overlay, it looks to me like more units could be developed 01:47:53.320 --> 01:47:58.880 by right in some configuration, might look different than what the proposal is. 01:47:58.880 --> 01:48:04.680 And the proposal is for a shorter and fewer number of units than would be maximally possible. 01:48:04.680 --> 01:48:06.640 Is that a correct interpretation? 01:48:06.640 --> 01:48:07.640 Correct. 01:48:07.640 --> 01:48:11.760 So if they were to develop multi-family by right on the MN portion, they could go up 01:48:11.760 --> 01:48:15.720 to three stories, and we have other areas of the code that would assist with developing 01:48:15.720 --> 01:48:17.240 on infill sites. 01:48:17.240 --> 01:48:21.200 So they could develop a large portion of, or not a large portion, a significant portion 01:48:21.200 --> 01:48:24.560 of multi-family on that smaller lot if that is what they wanted to pursue. 01:48:24.560 --> 01:48:25.560 Okay. 01:48:25.560 --> 01:48:26.560 Thank you. 01:48:26.560 --> 01:48:27.560 Commissioner Dyer? 01:48:27.560 --> 01:48:36.640 A couple things, piggybacking off of Commissioner McDuff, Ken, were she saying it looks like 01:48:36.640 --> 01:48:40.880 you have to still build compatible to the neighboring community? 01:48:40.880 --> 01:48:47.600 Can you still, once they put in a permit for building, can the city require them to make 01:48:47.600 --> 01:48:52.280 the building, the structure look like it historically fits in? 01:48:52.280 --> 01:48:54.760 We could not require it today. 01:48:54.760 --> 01:48:58.400 We cannot require that of properties outside of the historic district. 01:48:58.400 --> 01:49:00.520 Not even with a conditional? 01:49:00.520 --> 01:49:04.440 If it was added to the PD, we could require it, yes. 01:49:04.440 --> 01:49:05.440 Okay. 01:49:05.440 --> 01:49:11.000 The question is, if they put multi-family, if they put in housing apartments for the 01:49:11.000 --> 01:49:14.820 students, is there enough space to put in enough parking? 01:49:14.820 --> 01:49:17.360 We have not, so we have not reviewed any site plans yet. 01:49:17.360 --> 01:49:21.680 So with the maximum 18 units that they are proposing, we don't know that it would actually 01:49:21.680 --> 01:49:22.680 be that many units. 01:49:22.680 --> 01:49:27.120 They would need to be able to provide enough parking, landscaping, tree canopy, tree preservation, 01:49:27.120 --> 01:49:29.720 open space, all of our other DDC requirements. 01:49:29.720 --> 01:49:34.460 So they may not get to the maximum of 18 units, but our required parking would be met, yes. 01:49:34.460 --> 01:49:38.020 So the city is recommending doing this, but you haven't checked to see if they do put 01:49:38.020 --> 01:49:42.280 the 18 units in, you don't know if they're going to have enough parking for it. 01:49:42.280 --> 01:49:46.560 It is a maximum 18 units, so if they didn't have enough parking for 18 units, they wouldn't 01:49:46.560 --> 01:49:48.760 be able to build 18 units. 01:49:48.760 --> 01:49:52.000 The parking would need to be met. 01:49:52.000 --> 01:49:53.000 Okay. 01:49:53.000 --> 01:50:00.960 Commissioner Riggs, sorry, Riggs. 01:50:00.960 --> 01:50:05.320 So thanks, Ashley, and I understand this is kind of like we're just basically approving 01:50:05.320 --> 01:50:11.200 zoning, so the site plan, everything has not been fleshed out yet, and that would obviously 01:50:11.200 --> 01:50:17.240 be fleshed out in the future, it's just whether or not this use would be permitted. 01:50:17.240 --> 01:50:19.720 I want to make sure I understand properly. 01:50:19.720 --> 01:50:23.560 Under the current zoning, they could build up to a three-story structure? 01:50:23.560 --> 01:50:28.560 Yes, the maximum height is 40 feet in all three of the zoning districts around here, 01:50:28.560 --> 01:50:33.560 and then actually goes to 65 feet, but not with single-family adjacency, so 40 feet maximum 01:50:33.560 --> 01:50:35.840 height, typically a three-story building. 01:50:35.840 --> 01:50:42.400 So if we were to recommend this, then it would essentially restrict a three-story building 01:50:42.400 --> 01:50:45.160 from going in and reduce it to a two-story building? 01:50:45.160 --> 01:50:46.160 Correct, yes. 01:50:46.160 --> 01:50:47.160 Okay. 01:50:47.160 --> 01:50:48.160 Thank you. 01:50:48.160 --> 01:50:49.160 Okay. 01:50:49.160 --> 01:51:01.920 At this time, I will open the public hearing, I do have a card from the applicant, Lee Ellison, 01:51:01.920 --> 01:51:06.240 and sorry, is that Carl? 01:51:06.240 --> 01:51:08.280 Sharon. 01:51:08.280 --> 01:51:19.960 Thank you. 01:51:19.960 --> 01:51:20.960 Good evening. 01:51:20.960 --> 01:51:22.560 Please state your name and address, and you'll have ... 01:51:22.560 --> 01:51:26.840 Lee Ellison, 2415 North Elm Street, Denton, Texas. 01:51:26.840 --> 01:51:29.080 I'm with Ellison Engineering Group. 01:51:29.080 --> 01:51:33.120 With me tonight also is Carl Sharar, the owner of the property. 01:51:33.120 --> 01:51:38.040 Staff has given you an excellent staff report, particularly if you look into the body of 01:51:38.040 --> 01:51:41.800 your backup material, and they did a good job in summarizing it. 01:51:41.800 --> 01:51:45.400 I'll try and go quickly over and not repeat too much. 01:51:45.400 --> 01:51:50.400 Basically, as you can see, this site is divided into three zoning categories. 01:51:50.400 --> 01:51:52.680 Split zoning is not a great thing to do. 01:51:52.680 --> 01:51:58.000 I have worked on split zoning sites in the city before, and it's a nightmare. 01:51:58.000 --> 01:51:59.000 Nobody wants that. 01:51:59.000 --> 01:52:03.680 It needs to be a single zoning, and that's really our concept at this time, to get it 01:52:03.680 --> 01:52:07.280 to a single point where it could be worth trying to develop. 01:52:07.280 --> 01:52:13.400 Right now, it's not worth much of that effort, and I'm going the wrong way. 01:52:13.400 --> 01:52:15.560 This is an aerial of the site. 01:52:15.560 --> 01:52:19.120 You can see the lower part is the site that's under question. 01:52:19.120 --> 01:52:24.880 The upper part was what was there before when the church still had facilities. 01:52:24.880 --> 01:52:26.960 Carl purchased it from them. 01:52:26.960 --> 01:52:30.160 He demolished the buildings. 01:52:30.160 --> 01:52:34.760 He'll explain more why later, and then he replatted that. 01:52:34.760 --> 01:52:40.160 This is now three lots, two residential lots to the north in the R3, and the larger lot 01:52:40.160 --> 01:52:41.160 to the south. 01:52:41.160 --> 01:52:43.680 I'm still tempted to go backwards. 01:52:43.680 --> 01:52:47.360 There's a copy of the plan that was approved by the city as on file. 01:52:47.360 --> 01:52:50.440 The two residential lots have been sold. 01:52:50.440 --> 01:52:56.620 Not sure when they plan on building on them, but the intent is to build homes in that area. 01:52:56.620 --> 01:53:01.800 As indicated, this is in the neighborhood university compatibility area. 01:53:01.800 --> 01:53:05.760 There is a map that shows with it, and here's a discussion off the comp plan that describes 01:53:05.760 --> 01:53:08.120 what a compatibility area is. 01:53:08.120 --> 01:53:11.800 I'm not going to bother reading it at this time. 01:53:11.800 --> 01:53:16.400 This is a larger view that shows the entire university and the compatibility areas around 01:53:16.400 --> 01:53:17.400 them. 01:53:17.400 --> 01:53:21.360 The compatibility areas too, I believe, needed to be something that was more likely to be 01:53:21.360 --> 01:53:23.320 redeveloped over time. 01:53:23.320 --> 01:53:28.720 I think a lot of that low density residential in the area was so well established, and for 01:53:28.720 --> 01:53:36.240 a long time, the compatibility areas would not extend into that area. 01:53:36.240 --> 01:53:41.240 We looked at the zoning when we first got started, and as we look at this relative to 01:53:41.240 --> 01:53:48.400 the site, along the north is R3 running east to west, facing north with us up to the backyard 01:53:48.400 --> 01:53:50.560 properties. 01:53:50.560 --> 01:53:58.040 Along the east is R3 also, but it has the Bell Avenue Historic District overlay on top 01:53:58.040 --> 01:53:59.640 of it. 01:53:59.640 --> 01:54:01.000 It backs up to our site. 01:54:01.000 --> 01:54:02.920 It runs north and south. 01:54:02.920 --> 01:54:09.480 When we look at the street, University Drive, the pattern is running east and west. 01:54:09.480 --> 01:54:10.600 It's mostly MN. 01:54:10.600 --> 01:54:13.080 The blue area there is owned by the university. 01:54:13.080 --> 01:54:15.640 It's also state property. 01:54:15.640 --> 01:54:20.920 Bell Avenue is classified as a collector street in the city's mobility plan. 01:54:20.920 --> 01:54:22.920 It's not quite built to standard yet. 01:54:22.920 --> 01:54:28.360 I'm not sure if the city has any plans to improve it in the near or long term future. 01:54:28.360 --> 01:54:35.600 Of course, university is an arterial. 01:54:35.600 --> 01:54:38.080 We held four neighborhood meetings. 01:54:38.080 --> 01:54:43.180 My policy at Allison Engineering, they will always hold at least one neighborhood meeting 01:54:43.180 --> 01:54:46.600 prior to even making an application to the city. 01:54:46.600 --> 01:54:51.120 We want to start out really from scratch on a blank piece of paper. 01:54:51.120 --> 01:54:56.440 We held one meeting in our office on August 22nd of 2004. 01:54:56.440 --> 01:54:57.440 We didn't get very far. 01:54:57.440 --> 01:55:01.840 We were presented with some information that there were other documents that may prohibit 01:55:01.840 --> 01:55:04.600 the development of this site. 01:55:04.600 --> 01:55:05.920 We paused. 01:55:05.920 --> 01:55:13.000 We went back and consulted our title company as well as an independent real estate attorney, 01:55:13.000 --> 01:55:18.640 Lance Van Zantz in the audience tonight if he has any questions for him regarding that. 01:55:18.640 --> 01:55:24.880 He should have copies of the two reports related to the documents that were presented to us. 01:55:24.880 --> 01:55:29.320 After that, we came back on November 19th and informed the neighborhood that we were 01:55:29.320 --> 01:55:30.320 going to proceed. 01:55:30.320 --> 01:55:34.480 We didn't see any inhibitions to developing the site. 01:55:34.480 --> 01:55:37.520 We went ahead and prepared a zoning application and submitted it. 01:55:37.520 --> 01:55:40.680 Again, at that time, it was based on MN. 01:55:40.680 --> 01:55:45.200 We had another meeting on May the 1st at Emily Fowler Library. 01:55:45.200 --> 01:55:52.080 Then the discussion went from being in MN to being MN with an overlay so we could better 01:55:52.080 --> 01:55:55.240 address some of the neighborhood concerns. 01:55:55.240 --> 01:56:01.600 Through that discussion, we went to where it would be R7 with an overlay. 01:56:01.600 --> 01:56:07.840 Instead of deleting from MN what wasn't wanted, we added to R7 some of what was wanted and 01:56:07.840 --> 01:56:14.040 much of what, pardon me, other things that were not wanted. 01:56:14.040 --> 01:56:22.240 Some of the neighborhood concerns were raised were traffic being just how much there is. 01:56:22.240 --> 01:56:28.720 There's a lot of traffic there with Bell as a collector, universities and arterial with 01:56:28.720 --> 01:56:33.360 the development of the ETJ to the north and communities to the north, i.e. 01:56:33.360 --> 01:56:36.440 Sanger, Pilot Point, and Aubrey. 01:56:36.440 --> 01:56:39.160 The demands on these roads will increase. 01:56:39.160 --> 01:56:43.320 These are things that need to be taken into consideration through the city's comprehensive 01:56:43.320 --> 01:56:47.720 planning, thoroughfare planning, master planning, etc. 01:56:47.720 --> 01:56:49.560 Same is true with pedestrian. 01:56:49.560 --> 01:56:53.560 Somebody mentioned a concern of somebody jolting across the street, jaywalking and getting 01:56:53.560 --> 01:56:55.640 hit and all that traffic. 01:56:55.640 --> 01:57:00.080 That concern exists there today and exists all over town, even in downtown Sanger. 01:57:00.080 --> 01:57:05.400 I mean, downtown Denton, I apologize for that profusely. 01:57:05.400 --> 01:57:11.240 Again, that's something the city needs to work with with their planning, providing appropriate 01:57:11.240 --> 01:57:18.280 pedestrian facilities, and then of course monitoring and watching things. 01:57:18.280 --> 01:57:22.360 Someone mentioned that we might should have an on-site manager for multifamily. 01:57:22.360 --> 01:57:26.880 We put that in the restrictions, but just as quickly the city called me back and said 01:57:26.880 --> 01:57:27.880 they can't enforce it. 01:57:27.880 --> 01:57:32.640 They wanted us to take it out instead of bring it in front of you and have to deal with it 01:57:32.640 --> 01:57:33.640 here. 01:57:33.640 --> 01:57:36.120 The building size, we did limit it. 01:57:36.120 --> 01:57:43.900 We did a concept plan to look at a balance of building size and parking spaces. 01:57:43.900 --> 01:57:49.680 We did not look deeply at landscape requirements and tree preservation. 01:57:49.680 --> 01:57:52.960 We don't think we're even going to be able to make the numbers we presented, but we did 01:57:52.960 --> 01:57:59.080 put some maximums there so everybody would have a good feeling for what mostly could 01:57:59.080 --> 01:58:00.080 be there. 01:58:00.080 --> 01:58:05.480 There's not going to be a 10-story, 300-unit apartment building there of anything of that 01:58:05.480 --> 01:58:07.500 kind. 01:58:07.500 --> 01:58:10.040 We did look at the number of multifamily units. 01:58:10.040 --> 01:58:13.960 We based our analysis based on one-bedroom units. 01:58:13.960 --> 01:58:17.720 Since those are the smallest, that gets the maximum number of actual units. 01:58:17.720 --> 01:58:19.840 We balanced that with parking. 01:58:19.840 --> 01:58:24.000 We had determined that 22 was the maximum that could go there. 01:58:24.000 --> 01:58:28.440 We didn't think that much could actually get there because of the other constraints. 01:58:28.440 --> 01:58:33.800 Then as requested, we did reduce it back to 18 units. 01:58:33.800 --> 01:58:39.360 Tree removal, one neighbor indicated they were concerned that some trees had been removed. 01:58:39.360 --> 01:58:41.080 They weren't supposed to be. 01:58:41.080 --> 01:58:47.680 I contacted Ashley and she quickly found me a copy of the clearing and tree removal permit. 01:58:47.680 --> 01:58:49.880 It does have some trees to be removed. 01:58:49.880 --> 01:58:56.040 I cannot confirm that the trees this person was concerned with were ones that are on the 01:58:56.040 --> 01:59:01.760 tree removal list, but I have two copies of that application, that permit with me, and 01:59:01.760 --> 01:59:05.640 I'm going to give it to that person if they desire it so they can double-check and make 01:59:05.640 --> 01:59:08.480 sure things were done correctly. 01:59:08.480 --> 01:59:13.840 Parking on Woodland Street, that's an issue around universities typically. 01:59:13.840 --> 01:59:17.760 Students who either can't find spaces or don't want to pay for parking permits will park 01:59:17.760 --> 01:59:19.840 on the perimeter streets. 01:59:19.840 --> 01:59:21.920 I don't know what the city can do about that. 01:59:21.920 --> 01:59:26.960 One possibility is to make it a permanent parking street where you have to have a permit 01:59:26.960 --> 01:59:33.000 to park there regardless and, of course, the property owners maybe get two free ones for 01:59:33.000 --> 01:59:34.000 guests. 01:59:34.000 --> 01:59:41.240 Outside lighting was brought up and we mentioned about the city's code related to lighting. 01:59:41.240 --> 01:59:45.200 We looked at the facilities existing up and down the street. 01:59:45.200 --> 01:59:54.160 I'm going to get my glasses on, but starting on the far left, that site, it's only 0.48 01:59:54.160 --> 01:59:58.080 acres and it has 4,600 square feet of living space. 01:59:58.080 --> 02:00:02.240 I believe that's really a house with maybe garage apartments above it. 02:00:02.240 --> 02:00:09.320 The next one is a lot area of 0.33 acres with 4,560 square feet of living. 02:00:09.320 --> 02:00:19.080 Then we go to 0.29 acres at 7,600 square feet of living area. 02:00:19.080 --> 02:00:27.840 Then right adjacent to us is a lot of 1.1 acres, a little larger, and it has 14,688. 02:00:27.840 --> 02:00:32.160 We believe the 10,000 square feet is a good number, a good step down as we go with this 02:00:32.160 --> 02:00:33.160 direction. 02:00:33.160 --> 02:00:36.160 Again, it's going to be difficult to get that. 02:00:36.160 --> 02:00:41.440 The one to the left of us or to the side of us, it looks like there's an area where another 02:00:41.440 --> 02:00:46.320 apartment could have been constructed, but for some reason they never proceeded with. 02:00:46.320 --> 02:00:50.680 They might have waited until the codes changed because just taking a quick look, it does 02:00:50.680 --> 02:00:54.200 not appear to me that any of these sites would meet today's parking standards. 02:00:54.200 --> 02:00:57.400 There's not enough parking spaces on any of those. 02:00:57.400 --> 02:01:03.800 Uh-oh, now what do I know? 02:01:03.800 --> 02:01:10.840 Again, as I mentioned earlier, the zoning progressed from being an MN. 02:01:10.840 --> 02:01:15.520 - Sorry, Lee, just to give you an idea that your time is about to expire, so if you want 02:01:15.520 --> 02:01:16.520 to wrap up. 02:01:16.520 --> 02:01:22.120 - Okay, well, I'll go through with the zoning progression. 02:01:22.120 --> 02:01:27.480 The items we brought in from MN, just two, the items that were in MN are seven, but we 02:01:27.480 --> 02:01:30.360 modified, including multifamily, elderly, et cetera. 02:01:30.360 --> 02:01:31.360 Oh, boy. 02:01:31.360 --> 02:01:32.360 Yeah. 02:01:32.360 --> 02:01:43.960 - Yeah, I looked at the clock right when it started. 02:01:43.960 --> 02:01:48.560 It was set at 20, right? 02:01:48.560 --> 02:01:50.280 It's 10 for the applicant. 02:01:50.280 --> 02:01:59.080 So yeah, so I think that's the 10 minutes, but if you want to wrap up quickly, you can. 02:01:59.080 --> 02:02:03.680 - Well, these are ... - I'm sorry. 02:02:03.680 --> 02:02:05.520 I was informed. 02:02:05.520 --> 02:02:11.160 The entire group can have up to 20, so now I understand your question. 02:02:11.160 --> 02:02:12.920 Yes. 02:02:12.920 --> 02:02:17.760 If you want to continue, five more minutes, and then we'll have five minutes for the land 02:02:17.760 --> 02:02:18.760 owner. 02:02:18.760 --> 02:02:23.160 - I'll still make it quick or try to. 02:02:23.160 --> 02:02:30.360 These are the two items we added from MN that the neighbors were satisfied, desirable of, 02:02:30.360 --> 02:02:31.360 apparently, we thought. 02:02:31.360 --> 02:02:36.280 Then there was four items that are part of R7, but we modified them. 02:02:36.280 --> 02:02:38.440 R7 requires an SUP for multifamily. 02:02:38.440 --> 02:02:44.740 It is permitted there, but not by right, and we removed the SUPs because of all the other 02:02:44.740 --> 02:02:47.720 restrictions we were putting on there. 02:02:47.720 --> 02:02:52.000 These are all the items we removed from R7, so it's greatly diminished. 02:02:52.000 --> 02:02:55.960 This is the resulting table that I think you can see is much smaller than any table in 02:02:55.960 --> 02:02:56.960 the code. 02:02:56.960 --> 02:03:02.760 These are the overlay restrictions that staff went over with you. 02:03:02.760 --> 02:03:06.200 We didn't put one in there for lighting, and we are willing to add one that says all 02:03:06.200 --> 02:03:10.560 outdoor lighting should be directed downward at 90-degree angle to the ground. 02:03:10.560 --> 02:03:17.800 No lighting should project directly upward. 02:03:17.800 --> 02:03:21.200 We asked why an SUP for multifamily or why not have one. 02:03:21.200 --> 02:03:22.600 It's a very small lot. 02:03:22.600 --> 02:03:26.980 There are city adjacency requirements related to single-family residential. 02:03:26.980 --> 02:03:31.840 We put so many additional restrictions on there, and these were developed during multiple 02:03:31.840 --> 02:03:32.840 meetings. 02:03:32.840 --> 02:03:40.360 If the commission determines that an SUP is necessary for this development, then we're 02:03:40.360 --> 02:03:42.880 willing to accept that if you want to recommend that. 02:03:42.880 --> 02:03:51.720 In fact, really, we wouldn't mind if we just went straight R7 zoning on the entire site. 02:03:51.720 --> 02:03:54.680 We look at SUP approval criteria. 02:03:54.680 --> 02:03:58.800 Even now, we're already meeting that, so getting an SUP shouldn't be difficult. 02:03:58.800 --> 02:04:03.720 Staff is already in their report showing that we've met those items as well as these DDC 02:04:03.720 --> 02:04:04.720 criteria. 02:04:04.720 --> 02:04:10.700 Then, Carl May, we want to continue briefly with his history with the site. 02:04:10.700 --> 02:04:11.700 Thank you. 02:04:11.700 --> 02:04:12.700 Go ahead. 02:04:12.700 --> 02:04:14.600 Good evening, Chair and commissioners. 02:04:14.600 --> 02:04:19.200 My name is Carl Lester Schera. 02:04:19.200 --> 02:04:26.640 I am a manager for Burbank House LLC, which owns the property at 415 East University Drive. 02:04:26.640 --> 02:04:34.520 We bought the property as part of a larger property, single property in 2021 that extended 02:04:34.520 --> 02:04:37.520 from University Drive all the way to Woodland Street. 02:04:37.520 --> 02:04:43.840 That property had two tax parcels on it, the north one and the south one. 02:04:43.840 --> 02:04:47.760 On the north tax parcel, there were three buildings. 02:04:47.760 --> 02:04:54.360 There was a church on the northeast part of that tax parcel, residents on the northwest 02:04:54.360 --> 02:05:00.920 part and a storage building on the south, just next to the church. 02:05:00.920 --> 02:05:10.640 From the first time I entered the church and the residents, before we even bought the property, 02:05:10.640 --> 02:05:18.040 I smelled mold inside those two buildings, everywhere I went in those two buildings. 02:05:18.040 --> 02:05:25.640 Inside the sanctuary of the church, the ceiling was, there was a place where the ceiling was 02:05:25.640 --> 02:05:33.940 sagging severely, like a ceiling sags when it's had a bad roof leak. 02:05:33.940 --> 02:05:38.720 The same was present over in the residents also in a hallway there. 02:05:38.720 --> 02:05:43.400 The ceiling was sagging severely. 02:05:43.400 --> 02:05:51.800 So I pretty much quickly realized that as far as we're concerned, this would not be 02:05:51.800 --> 02:06:00.760 economically feasible to restore these buildings to safe for human occupancy or use. 02:06:00.760 --> 02:06:07.000 So we also did asbestos surveys and found that asbestos was present in all three of 02:06:07.000 --> 02:06:08.220 the buildings. 02:06:08.220 --> 02:06:18.280 So we invested, since 2021, we've invested over $200,000, and most of that was on asbestos 02:06:18.280 --> 02:06:22.360 abatement and on the removal of the buildings. 02:06:22.360 --> 02:06:28.120 It also included the tree protection and tree management plans. 02:06:28.120 --> 02:06:33.480 Those buildings with the mold and the asbestos, they represented a significant environmental 02:06:33.480 --> 02:06:43.520 liability, and Burbank House LLC has cleaned up that environmental liability. 02:06:43.520 --> 02:06:50.040 And we now ask that you consider, and I'm confident that everyone here present tonight, 02:06:50.040 --> 02:06:59.360 we can work together in order to take the steps that will enable a responsible and economically 02:06:59.360 --> 02:07:08.160 or environmentally and legally responsible development of 415 East University Drive as 02:07:08.160 --> 02:07:12.240 advocated in the Denton 2040 plan. 02:07:12.240 --> 02:07:14.120 Thank you. 02:07:14.120 --> 02:07:16.760 Thank you. 02:07:16.760 --> 02:07:19.440 Any questions for the applicant? 02:07:19.440 --> 02:07:20.440 Commissioner Riggs? 02:07:20.440 --> 02:07:21.960 Yeah, I have a question. 02:07:21.960 --> 02:07:27.080 So no matter what you did with this lot or with this property, all of those concerns 02:07:27.080 --> 02:07:33.400 about mold and needing to demolish and remediate, no matter what you wanted to do, would have 02:07:33.400 --> 02:07:36.720 to be addressed, right, whether we change the zoning or not? 02:07:36.720 --> 02:07:45.240 Well, this is all water under the bridge, and it was done on the north tax lot or tax 02:07:45.240 --> 02:07:53.500 parcel, but I want to make sure that you understand my experience with the greater University 02:07:53.500 --> 02:08:01.720 Baptist Church property, there have been some concerns voiced in some of the meetings, and 02:08:01.720 --> 02:08:05.660 I want to make sure that you understand my experience with the property. 02:08:05.660 --> 02:08:07.480 I appreciate that. 02:08:07.480 --> 02:08:10.920 Thank you. 02:08:10.920 --> 02:08:15.000 So thank you. 02:08:15.000 --> 02:08:19.440 So this is a public hearing. 02:08:19.440 --> 02:08:24.760 I will call that group request to speak. 02:08:24.760 --> 02:08:32.240 This gives the representative a 10-minute time slot instead of the typical three minutes. 02:08:32.240 --> 02:08:38.080 There are three names on there that did not come, but I have an additional three names 02:08:38.080 --> 02:08:39.080 to take your name. 02:08:39.080 --> 02:08:40.080 Okay. 02:08:40.080 --> 02:08:43.840 Yeah, that would be great, because I did double-check our rules of procedure, and it does mention 02:08:43.840 --> 02:08:52.400 four people present at the meeting, just so I can hear them more clearly, so I don't spell 02:08:52.400 --> 02:08:53.840 them wrong. 02:08:53.840 --> 02:08:59.240 If you can come down and say them into the mic, then I'll make sure to record them here 02:08:59.240 --> 02:09:00.240 for the secretary. 02:09:00.240 --> 02:09:03.720 If I'm speaking for you, will you stand up, please? 02:09:03.720 --> 02:09:05.560 Meg? 02:09:05.560 --> 02:09:06.560 And then, yeah. 02:09:06.560 --> 02:09:09.520 Well, they want me to all speak for them, but they're all going to speak together. 02:09:09.520 --> 02:09:15.900 So just the four, so just the four, Meg, Chuck, Sub-Meg Cochran, Chuck Dietrich, and then 02:09:15.900 --> 02:09:16.900 yours. 02:09:16.900 --> 02:09:25.000 And could you get your Charles Dietrich for reading a little bit, and then I have a couple 02:09:25.000 --> 02:09:26.000 in the back. 02:09:26.000 --> 02:09:27.000 Okay. 02:09:27.000 --> 02:09:28.000 Thank you. 02:09:28.000 --> 02:09:29.000 I appreciate that. 02:09:29.000 --> 02:09:30.000 Is that good? 02:09:30.000 --> 02:09:31.000 Yes. 02:09:31.000 --> 02:09:35.360 So you'll have 10 minutes to speak. 02:09:35.360 --> 02:09:36.360 Thank you. 02:09:36.360 --> 02:09:37.360 Thank you. 02:09:37.360 --> 02:09:38.720 Hey, thank you, commissioners, for all that you do for us. 02:09:38.720 --> 02:09:39.720 I'm Angie Stripling. 02:09:39.720 --> 02:09:43.560 I live at 1815 North Bell and 1811 North Bell. 02:09:43.560 --> 02:09:49.280 And I am in the historic district of Bell Avenue, and hopefully you received my email. 02:09:49.280 --> 02:09:53.560 But I'm going to speak on additional things besides that email, because I think the facts 02:09:53.560 --> 02:09:54.560 are there. 02:09:54.560 --> 02:09:58.800 But one that I want to say that went ahead and started today is they talked about the 02:09:58.800 --> 02:10:03.680 sign that's supposed to be on that property to let the public know that there's a public 02:10:03.680 --> 02:10:04.680 hearing. 02:10:04.680 --> 02:10:08.660 I called staff in July, and I told them the sign was leaning. 02:10:08.660 --> 02:10:12.720 It had been down ever since the end of July. 02:10:12.720 --> 02:10:16.200 I took pictures until today. 02:10:16.200 --> 02:10:17.200 Flat down. 02:10:17.200 --> 02:10:18.200 You could not see it. 02:10:18.200 --> 02:10:21.840 In fact, we have a relator here tonight that drove by and he said, "There's no sign. 02:10:21.840 --> 02:10:22.840 There's no notice." 02:10:22.840 --> 02:10:23.840 I said, "Oh, it's there. 02:10:23.840 --> 02:10:24.840 It's down." 02:10:24.840 --> 02:10:28.840 And then wouldn't you know, today it gets put up. 02:10:28.840 --> 02:10:31.000 I think that's on purpose, guys. 02:10:31.000 --> 02:10:32.360 That's not by mistake. 02:10:32.360 --> 02:10:33.360 That's on purpose. 02:10:33.360 --> 02:10:37.120 Those are the types of things that we've been dealing with on this property, and I'm going 02:10:37.120 --> 02:10:38.320 to continue with those. 02:10:38.320 --> 02:10:45.000 You know the 200-foot zone where people can vote to force a super majority? 02:10:45.000 --> 02:10:50.760 In that 200-foot zone, five of those properties could not vote because three of those people 02:10:50.760 --> 02:10:52.120 are deceased. 02:10:52.120 --> 02:10:57.720 Two of those properties went to the former owner, not the current owner. 02:10:57.720 --> 02:10:59.640 They never received it. 02:10:59.640 --> 02:11:05.480 So how can your neighborhood, how can our citizens have fairness? 02:11:05.480 --> 02:11:11.560 How can we uphold our neighborhoods when this type of things are going on? 02:11:11.560 --> 02:11:15.160 And there is way more that I'm still going to tell you about. 02:11:15.160 --> 02:11:20.840 I've never seen a zoning plan with no plan, a zoning change with no plan whatsoever. 02:11:20.840 --> 02:11:24.720 You know, you've asked some great questions about, "Hey, it's butting up against the 02:11:24.720 --> 02:11:26.720 Bell Avenue Historic District. 02:11:26.720 --> 02:11:27.720 What is that going to look like?" 02:11:27.720 --> 02:11:28.720 Well, we don't know. 02:11:28.720 --> 02:11:30.280 There's not a plan. 02:11:30.280 --> 02:11:34.720 Because we just want to change the zoning, and let's cut to the chase, why? 02:11:34.720 --> 02:11:36.800 We just want to make money. 02:11:36.800 --> 02:11:37.800 That's it. 02:11:37.800 --> 02:11:39.280 They want to make more money. 02:11:39.280 --> 02:11:46.600 And if you will look at the original, this is the original, when it was up for sale, 02:11:46.600 --> 02:11:50.640 this is the plat, and you look at that MN, and yes, they say, "Hey, we could do a three-story 02:11:50.640 --> 02:11:51.640 building there." 02:11:51.640 --> 02:11:52.640 It's not large enough. 02:11:52.640 --> 02:11:53.640 They could. 02:11:53.640 --> 02:11:56.800 So when they tell you, "Oh, we could," but guess what? 02:11:56.800 --> 02:12:01.520 They wouldn't have parking because it would have to go into the R3. 02:12:01.520 --> 02:12:07.160 This is where some of those facts that they're delivering us facts get cloudy. 02:12:07.160 --> 02:12:09.300 And when you say, "Why was there patchwork? 02:12:09.300 --> 02:12:11.000 Why does it look like this?" 02:12:11.000 --> 02:12:14.200 That R7, when there was a church there, was to protect. 02:12:14.200 --> 02:12:19.040 It was to protect the history of what's on Bell Avenue, but also what is on Woodland 02:12:19.040 --> 02:12:20.040 Street. 02:12:20.040 --> 02:12:22.720 Those are all older homes. 02:12:22.720 --> 02:12:27.520 And we talk about, "Hey, there's mold or sagging roofs." 02:12:27.520 --> 02:12:30.100 We live in historic homes. 02:12:30.100 --> 02:12:32.040 We deal with it every day. 02:12:32.040 --> 02:12:33.960 We preserve it. 02:12:33.960 --> 02:12:36.560 That church also had beautiful stained glass. 02:12:36.560 --> 02:12:38.320 They failed to mention that. 02:12:38.320 --> 02:12:39.320 It was beautiful. 02:12:39.320 --> 02:12:48.360 And by the way, a church fits the development code, a church in neighborhoods. 02:12:48.360 --> 02:12:55.120 In addition to that, they're talking about, "Hey, what's on the west? 02:12:55.120 --> 02:12:56.620 What's to the east? 02:12:56.620 --> 02:12:58.280 What looks at the development code?" 02:12:58.280 --> 02:13:01.760 I asked staff to look up and look to the east. 02:13:01.760 --> 02:13:03.840 Because you know what's at the east? 02:13:03.840 --> 02:13:05.400 Single family. 02:13:05.400 --> 02:13:06.700 You know what's next? 02:13:06.700 --> 02:13:07.840 Single family. 02:13:07.840 --> 02:13:09.120 You know what's next? 02:13:09.120 --> 02:13:10.360 Single family. 02:13:10.360 --> 02:13:11.560 You know what's next? 02:13:11.560 --> 02:13:12.560 Single family. 02:13:12.560 --> 02:13:13.560 Single family. 02:13:13.560 --> 02:13:14.560 Single family. 02:13:14.560 --> 02:13:15.560 Single family. 02:13:15.560 --> 02:13:16.560 I think I got them all. 02:13:16.560 --> 02:13:17.560 Maybe one more. 02:13:17.560 --> 02:13:18.560 Single family. 02:13:18.560 --> 02:13:24.880 The applicant, when we met as a neighborhood, told us nobody wants to build there on University 02:13:24.880 --> 02:13:26.280 for single family. 02:13:26.280 --> 02:13:31.320 And I said, "Tell it to the blue house that the driveway is on University. 02:13:31.320 --> 02:13:33.520 Tell that to all those houses there." 02:13:33.520 --> 02:13:38.000 And yet, you come back and you want to put more traffic. 02:13:38.000 --> 02:13:42.620 You want to put a multi-family when you just told me that no one would build on single 02:13:42.620 --> 02:13:44.880 family there on University. 02:13:44.880 --> 02:13:46.560 It makes no sense. 02:13:46.560 --> 02:13:49.280 Now, as a neighborhood, did we meet? 02:13:49.280 --> 02:13:50.280 We did. 02:13:50.280 --> 02:13:51.280 We met. 02:13:51.280 --> 02:13:53.600 And we tried to come to an agreement. 02:13:53.600 --> 02:13:56.040 And some of these things are true. 02:13:56.040 --> 02:13:59.640 But what is not true is that we never agreed to multi-family. 02:13:59.640 --> 02:14:00.640 Sorry. 02:14:00.640 --> 02:14:01.640 Mm-hmm. 02:14:01.640 --> 02:14:05.720 If you want to show the paper, if you put it in the middle of that little felt area, 02:14:05.720 --> 02:14:07.840 we'll be able to get it on the camera. 02:14:07.840 --> 02:14:09.680 Thank you. 02:14:09.680 --> 02:14:11.640 We did not agree to multi-family. 02:14:11.640 --> 02:14:15.340 And in fact, if I am speaking for you and you're in opposition, would you please stand 02:14:15.340 --> 02:14:19.880 if you're in opposition of this zoning change? 02:14:19.880 --> 02:14:22.440 Okay. 02:14:22.440 --> 02:14:25.920 Those are people that live on Woodland and Bell. 02:14:25.920 --> 02:14:30.720 And what our opposition is to is when you look at this property, when they talked about 02:14:30.720 --> 02:14:36.200 the traffic on Bell, when you come out of the property and you want to go east on University, 02:14:36.200 --> 02:14:37.200 guess what you have to do? 02:14:37.200 --> 02:14:38.200 You have to turn right. 02:14:38.200 --> 02:14:39.880 Guess where you're going to turn again? 02:14:39.880 --> 02:14:41.360 You're going to turn right again. 02:14:41.360 --> 02:14:43.440 Then guess where you're going to turn right again? 02:14:43.440 --> 02:14:45.000 On Woodland. 02:14:45.000 --> 02:14:50.480 And then you're going to have to turn right again on Bell to be able to go east on University. 02:14:50.480 --> 02:14:53.400 And so, yes, we have a concern. 02:14:53.400 --> 02:14:58.560 And when we look at the existing apartments that are already in place there, they do not 02:14:58.560 --> 02:15:00.300 have that many units. 02:15:00.300 --> 02:15:02.440 And they do have adequate parking. 02:15:02.440 --> 02:15:04.280 And we've never had issues with that. 02:15:04.280 --> 02:15:07.040 And right down from there, there are historic homes. 02:15:07.040 --> 02:15:18.460 Yes, they have businesses in them, but they're historic homes. 02:15:18.460 --> 02:15:24.800 When we talk about the traffic, too, on University, we've already had people killed at Bell and 02:15:24.800 --> 02:15:25.800 University. 02:15:25.800 --> 02:15:29.600 There are accidents there at too many to count. 02:15:29.600 --> 02:15:31.280 And we're adding more and more traffic. 02:15:31.280 --> 02:15:32.760 It makes no sense. 02:15:32.760 --> 02:15:36.640 They also said, hey, we limited the number of units to 18. 02:15:36.640 --> 02:15:40.120 What you didn't ask, how many bedrooms? 02:15:40.120 --> 02:15:46.400 Because typically, if you are dealing with students, they rent by the room. 02:15:46.400 --> 02:15:50.880 And if you rent by the room, you do not have enough parking. 02:15:50.880 --> 02:15:56.980 When they talked about, hey, we did just like we put it down as maybe just one bedroom, 02:15:56.980 --> 02:16:02.080 that means a husband and wife couldn't live there together and have both have a vehicle 02:16:02.080 --> 02:16:06.640 because the parking is 1.5 places. 02:16:06.640 --> 02:16:12.380 But if you go and you start running by the room, how many parking spots do you need? 02:16:12.380 --> 02:16:15.200 And we're concerned that it will go on Woodland. 02:16:15.200 --> 02:16:18.600 The parking would be forced over to Woodland. 02:16:18.600 --> 02:16:20.480 And Woodland is already saturated. 02:16:20.480 --> 02:16:25.820 Once school is in session, it is saturated with students that are parking there to the 02:16:25.820 --> 02:16:30.680 point we're having to call the police because only one vehicle can get by. 02:16:30.680 --> 02:16:34.640 And now we're going to add more and more traffic to that. 02:16:34.640 --> 02:16:42.260 I have a lot more on the narrative that was sent to you and also on staff's analysis. 02:16:42.260 --> 02:16:46.640 There are a lot of inconsistencies here, I've already mentioned some of them. 02:16:46.640 --> 02:16:48.960 I don't have enough time to go through all of them. 02:16:48.960 --> 02:16:52.580 But all I'm saying is these are words on paper. 02:16:52.580 --> 02:16:53.960 There are facts. 02:16:53.960 --> 02:16:59.840 And also, there is one in here that said, hey, we had an attorney look at a paper. 02:16:59.840 --> 02:17:00.840 And it's okay. 02:17:00.840 --> 02:17:01.840 We had a title company look at it. 02:17:01.840 --> 02:17:02.840 It's okay. 02:17:02.840 --> 02:17:07.120 Guys, anyone can get an attorney to say anything. 02:17:07.120 --> 02:17:09.880 What we have to look at is what is legal? 02:17:09.880 --> 02:17:11.960 What could be litigated? 02:17:11.960 --> 02:17:14.960 And what do we need to stay away from? 02:17:14.960 --> 02:17:20.120 I also ask you, and you've asked some great questions, especially about the historic district 02:17:20.120 --> 02:17:22.000 and about the history. 02:17:22.000 --> 02:17:27.320 The church that they tore down, they also have in their narrative about its infield. 02:17:27.320 --> 02:17:28.320 It's infield. 02:17:28.320 --> 02:17:31.040 Let me tell you, that was by design. 02:17:31.040 --> 02:17:33.800 Tearing that church down and tearing the house down was by design. 02:17:33.800 --> 02:17:41.160 So now they could come back and say it's infield and it works for our development code. 02:17:41.160 --> 02:17:43.240 But again, it was on purpose. 02:17:43.240 --> 02:17:50.080 So all of these things that I'm encouraging you to really take in consideration are really 02:17:50.080 --> 02:17:52.160 -- we just want our neighborhood. 02:17:52.160 --> 02:17:54.880 We want it quiet, just like it was. 02:17:54.880 --> 02:17:57.720 People have lived there 20, 30, 40 years. 02:17:57.720 --> 02:18:01.080 We were told that property would always be a church. 02:18:01.080 --> 02:18:03.240 I personally was told that. 02:18:03.240 --> 02:18:06.120 It would always be a church. 02:18:06.120 --> 02:18:14.800 And then because of shenanigans that happened, poof, it's no longer, and it's sold. 02:18:14.800 --> 02:18:21.240 Sold and signed by not a trustee, but by a trustee's daughter, because that trustee had 02:18:21.240 --> 02:18:23.400 passed away. 02:18:23.400 --> 02:18:24.800 It is just like you. 02:18:24.800 --> 02:18:28.000 If something happens to you, this is not inheritance. 02:18:28.000 --> 02:18:29.720 It doesn't go to your family member. 02:18:29.720 --> 02:18:32.320 It's the same way as a trustee. 02:18:32.320 --> 02:18:34.840 That does not happen. 02:18:34.840 --> 02:18:38.160 So there's a lot of things that we ask you to really consider. 02:18:38.160 --> 02:18:42.560 One of the things that I'm going to ask you to consider as well is the history. 02:18:42.560 --> 02:18:44.840 Do we care about the history? 02:18:44.840 --> 02:18:48.740 Do we care about the history in the neighborhoods and what's bedding up against? 02:18:48.740 --> 02:18:55.960 Also, if you look at this property, the same engineering company is representing another 02:18:55.960 --> 02:19:00.120 property on Bell Avenue and University. 02:19:00.120 --> 02:19:04.480 And so what it is doing is pushing out the Bell Avenue Historic District. 02:19:04.480 --> 02:19:10.460 It would cause, if you pass this, it is giving leverage for them to try to change zoning 02:19:10.460 --> 02:19:16.720 at Bellin University, and the only thing in between these two would be two homes. 02:19:16.720 --> 02:19:18.260 Two. 02:19:18.260 --> 02:19:21.920 How much longer before they're coming and saying, "We want to do away with this. 02:19:21.920 --> 02:19:24.520 We want all of that to be commercial." 02:19:24.520 --> 02:19:27.720 So do we care about history or do we not? 02:19:27.720 --> 02:19:29.960 We'll be able to tell in your vote. 02:19:29.960 --> 02:19:35.080 Thank you very much. 02:19:35.080 --> 02:19:36.760 Angie I do have one question. 02:19:36.760 --> 02:19:40.360 I just want to make sure I heard you correctly. 02:19:40.360 --> 02:19:45.240 You mentioned the multifamily to the west of here, that fronts university. 02:19:45.240 --> 02:19:48.960 I heard you say that you've never had any problems with that property. 02:19:48.960 --> 02:19:49.960 Did I hear that correctly? 02:19:49.960 --> 02:19:54.680 We don't have problems with that property, and in fact, those properties have for rent 02:19:54.680 --> 02:19:55.680 signs up. 02:19:55.680 --> 02:20:00.360 So when they're talking about that the university might need more student housing, they have 02:20:00.360 --> 02:20:01.360 for rent. 02:20:01.360 --> 02:20:02.360 Yeah. 02:20:02.360 --> 02:20:04.000 Well, classes haven't quite started yet. 02:20:04.000 --> 02:20:13.640 I guess my question is it seems like there's no problem that you're facing with those, 02:20:13.640 --> 02:20:18.720 but these immediately next door, if they were to be developed, you're very concerned about. 02:20:18.720 --> 02:20:22.920 Just in a one-sentence answer, can you tell me what the big difference between those two 02:20:22.920 --> 02:20:23.920 would be for you? 02:20:23.920 --> 02:20:24.920 They have adequate parking. 02:20:24.920 --> 02:20:25.920 Okay. 02:20:25.920 --> 02:20:26.920 Thank you. 02:20:26.920 --> 02:20:27.920 And they're quiet. 02:20:27.920 --> 02:20:28.920 Yes. 02:20:28.920 --> 02:20:29.920 Okay. 02:20:29.920 --> 02:20:35.780 I have another card to speak. 02:20:35.780 --> 02:20:43.640 Mr. Mike Lavelle, if you want to come down and state your name and address, you'll have 02:20:43.640 --> 02:20:47.120 three minutes to speak. 02:20:47.120 --> 02:20:48.120 Thank you. 02:20:48.120 --> 02:20:49.120 Chair and members. 02:20:49.120 --> 02:20:50.120 My name is Mike Lavelle. 02:20:50.120 --> 02:20:58.360 I live at 3109 Broken Bow, and a lifelong resident of Denton, and I'm here to speak, 02:20:58.360 --> 02:21:04.360 and I'm not going to be for this proposed change that is being presented to you tonight. 02:21:04.360 --> 02:21:08.080 I suggest strongly that you leave it as is. 02:21:08.080 --> 02:21:15.120 The common-sense approach would be to allow a historic home, maybe one, maybe two on this 02:21:15.120 --> 02:21:18.680 lot that we're talking about here this evening. 02:21:18.680 --> 02:21:26.960 It makes more sense just to have a single-family residence than instead of a building with 02:21:26.960 --> 02:21:30.360 more parking spaces, more traffic. 02:21:30.360 --> 02:21:33.720 We have a lot of problems with traffic here in Denton. 02:21:33.720 --> 02:21:39.760 Discussion earlier tonight was about changing the way our roads are designed or stated. 02:21:39.760 --> 02:21:46.140 You want to lower speeds because of traffic and pedestrian traffic. 02:21:46.140 --> 02:21:49.360 This is what we're talking about here, too. 02:21:49.360 --> 02:21:55.560 The change, if you make it, would allow more of that to happen, and that's not in our favor. 02:21:55.560 --> 02:21:56.560 Less traffic. 02:21:56.560 --> 02:22:01.040 We need to find something that fits with the neighborhood more than the options that are 02:22:01.040 --> 02:22:05.320 available if this change goes through. 02:22:05.320 --> 02:22:08.760 Thank you for listening. 02:22:08.760 --> 02:22:09.760 Thank you. 02:22:09.760 --> 02:22:18.880 I also have a card for Miss Verena Laurel. 02:22:18.880 --> 02:22:22.840 I defer to Angie. 02:22:22.840 --> 02:22:23.840 Okay. 02:22:23.840 --> 02:22:24.840 Very good. 02:22:24.840 --> 02:22:29.800 I have another one for Miss Jean Hanson. 02:22:29.800 --> 02:22:33.480 She'll state your name and address. 02:22:33.480 --> 02:22:34.480 You'll have three minutes. 02:22:34.480 --> 02:22:35.480 Thank you. 02:22:35.480 --> 02:22:36.480 And try to pull that mic down. 02:22:36.480 --> 02:22:37.480 Thank you. 02:22:37.480 --> 02:22:38.480 Yes, I'm short. 02:22:38.480 --> 02:22:39.480 I'm Jean Hanson. 02:22:39.480 --> 02:22:44.280 I live at 300 Woodland Street, and thank you, commissioners, for letting us speak. 02:22:44.280 --> 02:22:48.760 I'm going to speak on traffic, and we've heard a lot on traffic, so I think I'll start it 02:22:48.760 --> 02:22:53.480 out by speaking what the current state is as I perceive it. 02:22:53.480 --> 02:22:59.680 I'm working on flipping my front yard to native plants, and so as a result of that, I'm out 02:22:59.680 --> 02:23:02.640 there early in the morning and I'm there late at night. 02:23:02.640 --> 02:23:08.040 The current traffic that I see there, which is foot traffic, parents taking their children 02:23:08.040 --> 02:23:13.960 on walks in a stroller, a child's car, a retired fireman with a cane taking his daily walk, 02:23:13.960 --> 02:23:19.020 a teacher walking his dog, a couple walking their four dogs, three of which they foster, 02:23:19.020 --> 02:23:24.760 a woman with a neck brace walking her dog, a man in a notarized wheelchair traversing 02:23:24.760 --> 02:23:25.760 the area. 02:23:25.760 --> 02:23:28.040 So these are things that I'm seeing every day. 02:23:28.040 --> 02:23:33.520 It should be noted that on Woodland, there's no sidewalk, so they're in the street. 02:23:33.520 --> 02:23:37.240 And there's a lot of car traffic as well. 02:23:37.240 --> 02:23:42.600 You may not be aware that people use Woodland as a shortcut, and so when they're turning 02:23:42.600 --> 02:23:45.800 off Sherman, they're driving at a speed, a Sherman speed. 02:23:45.800 --> 02:23:50.280 I don't know how fast that is, 35, 40 miles an hour, and so I see the cars coming down. 02:23:50.280 --> 02:23:52.640 They hit a speed bump, they bounce. 02:23:52.640 --> 02:23:56.920 I see the same thing happening with people on motorcycles, and it's very frightening 02:23:56.920 --> 02:23:57.920 for me. 02:23:57.920 --> 02:24:03.320 I'm older, as you can tell, and going outside and when I have guests, seeing this kind of 02:24:03.320 --> 02:24:07.600 traffic, especially when I have kids that are under the age of four. 02:24:07.600 --> 02:24:14.800 So when we talk about traffic, and you heard previously what's happening down on University 02:24:14.800 --> 02:24:21.280 and Bell, I personally, when I'm down in that space and there are cars parked on both sides, 02:24:21.280 --> 02:24:22.280 I can't get through. 02:24:22.280 --> 02:24:23.280 It's a single lane. 02:24:23.280 --> 02:24:24.280 I've called the police. 02:24:24.280 --> 02:24:27.120 I've called the non-emergency number and said, "What do you do?" 02:24:27.120 --> 02:24:31.800 I've had to back up on Bell, and that's extraordinarily frightening, especially for me, because I'm 02:24:31.800 --> 02:24:32.800 not a good driver. 02:24:32.800 --> 02:24:36.540 Let's just put it right out there. 02:24:36.540 --> 02:24:40.720 The other item that I'd like to bring to the table is, we heard about traffic if you were 02:24:40.720 --> 02:24:42.720 going east on University. 02:24:42.720 --> 02:24:45.600 Well, what about if I were at Razor Ranch? 02:24:45.600 --> 02:24:50.680 How would I get to my home at my apartment at 415 East University? 02:24:50.680 --> 02:24:54.760 The path that I would take would not be doing a U-turn on University at Bell. 02:24:54.760 --> 02:24:59.880 Instead, I would go down to Lotus, take a left-hand turn. 02:24:59.880 --> 02:25:04.560 I'd take a right on Sherman, a right on Woodland, and then a right on Bell, and then a right 02:25:04.560 --> 02:25:05.760 on University. 02:25:05.760 --> 02:25:11.520 I look at Woodland as being the easy access path to get to those units. 02:25:11.520 --> 02:25:15.080 Already, we have too much traffic, and I believe that it's dangerous. 02:25:15.080 --> 02:25:20.400 Thank you very much for listening to what I had to say, and I look forward to hearing 02:25:20.400 --> 02:25:21.400 your vote. 02:25:21.400 --> 02:25:22.400 Thank you. 02:25:22.400 --> 02:25:28.240 I think we have a question for you, Gene, Commissioner Riggs. 02:25:28.240 --> 02:25:34.040 I have to tell you that I've lived my whole life in Denton, and I've grown up in Denton. 02:25:34.040 --> 02:25:39.920 My dad actually taught at TWU for 50 years, and during the summer, we'd actually get dropped 02:25:39.920 --> 02:25:44.760 off at the Civic Center Pool, and then walk up to Old Main and visit him. 02:25:44.760 --> 02:25:48.960 Then I used to own the house on Strickland, and I was probably one of those people that 02:25:48.960 --> 02:25:54.960 sped down Woodland, so I apologize. 02:25:54.960 --> 02:25:59.480 I guess the question is more to staff. 02:25:59.480 --> 02:26:01.520 Is there access to Woodland? 02:26:01.520 --> 02:26:03.080 Is that a concern? 02:26:03.080 --> 02:26:07.820 What kind of thoughts are there? 02:26:07.820 --> 02:26:12.200 There is not access from this property to Woodland. 02:26:12.200 --> 02:26:15.800 Concerning Woodland, we heard the concerns from Woodland in several of the neighborhood 02:26:15.800 --> 02:26:22.040 meetings, and transportation is interested in no parking signs on Woodland. 02:26:22.040 --> 02:26:24.160 They are going to do neighborhood outreach. 02:26:24.160 --> 02:26:27.900 They need to ascertain whether it's going to be no parking on either side or no parking 02:26:27.900 --> 02:26:28.900 at all. 02:26:28.900 --> 02:26:31.880 They are going to do neighborhood outreach on Woodland, and he expects they could have 02:26:31.880 --> 02:26:35.480 this completed within eight to 10 weeks. 02:26:35.480 --> 02:26:40.120 Is it fair to say that there would be no access to this property from Woodland? 02:26:40.120 --> 02:26:41.120 Yes. 02:26:41.120 --> 02:26:42.120 Okay. 02:26:42.120 --> 02:27:02.920 Then the idea of this increasing traffic on Woodland would not be there. 02:27:02.920 --> 02:27:03.920 Good evening, Chair and Commission. 02:27:03.920 --> 02:27:07.240 Chandra Muruganandam, City Traffic Engineer. 02:27:07.240 --> 02:27:12.720 So with the site plan, if it's proposed, it will have a connection, but if they don't 02:27:12.720 --> 02:27:16.420 show one, then it might not connect with the Woodland. 02:27:16.420 --> 02:27:23.400 And Woodland Street is very narrow, 26 feet, so even parking on one lane or both sides 02:27:23.400 --> 02:27:28.320 would be an issue for a fire lane in case of an emergency if they have to access. 02:27:28.320 --> 02:27:34.400 But with the no parking request we got from the residents, irrespective of this development, 02:27:34.400 --> 02:27:43.960 we were planning to reach out for no parking either on the north side or on the south side. 02:27:43.960 --> 02:27:51.880 So do you foresee if this zoning was recommended to Council, would this or would this not increase 02:27:51.880 --> 02:27:54.280 traffic on Woodland? 02:27:54.280 --> 02:27:59.320 If the developer would not propose any connection on the northern side, then it will not have 02:27:59.320 --> 02:28:01.940 any impact on the connection side. 02:28:01.940 --> 02:28:03.960 But it's a public street. 02:28:03.960 --> 02:28:11.080 So if anybody wants to drive from Sherman on Woodland and turn on Bell, it would not 02:28:11.080 --> 02:28:12.680 be restrictive. 02:28:12.680 --> 02:28:18.760 Okay, so basically at this point in time, we don't know if there would be access to 02:28:18.760 --> 02:28:22.360 Woodland, is it? 02:28:22.360 --> 02:28:23.360 I'm not sure. 02:28:23.360 --> 02:28:24.360 I haven't seen the site plan. 02:28:24.360 --> 02:28:28.960 I just returned back today, so I would defer to the planner. 02:28:28.960 --> 02:28:32.560 We can confirm there's no access from the property that's the subject of this request 02:28:32.560 --> 02:28:33.560 to Woodland. 02:28:33.560 --> 02:28:34.560 Okay. 02:28:34.560 --> 02:28:37.240 Those adjacent lots to the north have been sold and would have to be developed with single 02:28:37.240 --> 02:28:38.600 family homes per the zoning. 02:28:38.600 --> 02:28:42.560 So there couldn't be access through a single family property for any of the uses proposed 02:28:42.560 --> 02:28:43.560 within this PD. 02:28:43.560 --> 02:28:44.560 Okay. 02:28:44.560 --> 02:28:45.560 I think that's what I was looking for. 02:28:45.560 --> 02:28:50.040 So there would not be, if this were to be an apartment complex, there would not be any 02:28:50.040 --> 02:28:53.660 apartment access from Woodland, is essentially what you're saying, because these would be 02:28:53.660 --> 02:28:55.560 single family lots to the north. 02:28:55.560 --> 02:28:56.560 Okay. 02:28:56.560 --> 02:28:59.080 Thank you. 02:28:59.080 --> 02:29:01.080 Okay. 02:29:01.080 --> 02:29:08.400 Next card I have to speak is Ernie Stripling. 02:29:08.400 --> 02:29:14.280 If you'll state your name and address, you'll have three minutes. 02:29:14.280 --> 02:29:15.280 Yes. 02:29:15.280 --> 02:29:16.280 Thank you, Chairman Pruitt and commissioners. 02:29:16.280 --> 02:29:17.280 My name is Ernie Stripling. 02:29:17.280 --> 02:29:22.200 I live at 1815 North Bell, and I live at 1811 North Bell. 02:29:22.200 --> 02:29:27.720 We've been there for 20 years, and before I bought the house, the real estate agent told 02:29:27.720 --> 02:29:33.980 me that, oh, you'll never have any development, nothing will be built behind you because that's 02:29:33.980 --> 02:29:35.600 a church. 02:29:35.600 --> 02:29:42.040 And I don't know if you know the rules of a church, but let's see, Highland Baptist 02:29:42.040 --> 02:29:49.800 Church bought that lot for University Baptist Church back in 1951, 52. 02:29:49.800 --> 02:29:52.000 That's what's on the deed. 02:29:52.000 --> 02:29:58.400 And the trustee that signed for it wasn't even a trustee and didn't have, that was not 02:29:58.400 --> 02:29:59.400 their land. 02:29:59.400 --> 02:30:00.400 That's not family land. 02:30:00.400 --> 02:30:01.400 That was a church. 02:30:01.400 --> 02:30:07.840 So rightfully, the church should have went back to Denton County Baptist Association. 02:30:07.840 --> 02:30:13.800 That was the true handoff back because there's plenty of churches that are looking for land, 02:30:13.800 --> 02:30:19.320 especially in town, and it would have been a perfect location for a church. 02:30:19.320 --> 02:30:26.960 If you go back and look at the conservation district plan, Ashley, in the conservation 02:30:26.960 --> 02:30:36.160 plan for Bell Avenue, there is nomenclature in there about that land being the church, 02:30:36.160 --> 02:30:41.760 acknowledged it was a church, and it's a buffer zone for Bell Avenue. 02:30:41.760 --> 02:30:45.280 So that's some more information there. 02:30:45.280 --> 02:30:49.560 I'm sure y'all all entertain, you entertain at your home. 02:30:49.560 --> 02:30:54.040 Yeah, you have maybe six, seven people over and they'll park, they park on the street 02:30:54.040 --> 02:30:58.200 or if there's a no parking zone on Woodland, they can't park. 02:30:58.200 --> 02:31:01.640 You can't entertain people because there'll be no parking signs. 02:31:01.640 --> 02:31:05.080 So that's not very well thought out. 02:31:05.080 --> 02:31:07.200 The other is traffic. 02:31:07.200 --> 02:31:13.880 Traffic backs up at least 20 times a day up to Woodland on Bell Street from university. 02:31:13.880 --> 02:31:25.040 It's horrible, it really is, and it's the apartments that come in, it's just a bad situation. 02:31:25.040 --> 02:31:32.640 The plan, supposed plan that this owner has proposed, he doesn't have a plan. 02:31:32.640 --> 02:31:33.800 Please understand that. 02:31:33.800 --> 02:31:38.720 He does not have a plan, he's flipping the land, okay? 02:31:38.720 --> 02:31:42.620 So whatever is built there is going to be on the next person. 02:31:42.620 --> 02:31:45.960 So I just want you to keep that in mind, he didn't even live here. 02:31:45.960 --> 02:31:52.640 So he just came in, swooped in, bought the land and wants to turn it. 02:31:52.640 --> 02:31:58.000 I think, like I said, I'm gonna wrap this up. 02:31:58.000 --> 02:32:02.920 There are houses up and down university right there that face university. 02:32:02.920 --> 02:32:07.960 They just have not looked hard enough for someone to develop the land with the house 02:32:07.960 --> 02:32:09.280 or houses. 02:32:09.280 --> 02:32:12.920 So anyway, I thank you for your time, and I appreciate it. 02:32:12.920 --> 02:32:19.300 I vote no for this, and I hope you keep the zoning the same, and I hope you decline this 02:32:19.300 --> 02:32:20.300 one. 02:32:20.300 --> 02:32:21.300 Thank you. 02:32:21.300 --> 02:32:22.300 >> Okay. 02:32:22.300 --> 02:32:33.560 I'm sorry, Commissioner Dyer, did you have a question for the speaker, Ernie? 02:32:33.560 --> 02:32:35.040 >> I do for Ashley. 02:32:35.040 --> 02:32:42.000 >> Okay, go ahead. 02:32:42.000 --> 02:32:48.080 >> Mr. Stripling brought it up, but it was also sent in an email talking about deed restrictions 02:32:48.080 --> 02:32:52.680 and that the deed was restricted to the property only being a church. 02:32:52.680 --> 02:32:58.840 Has the city investigated that, is with the sale of this, does that kind of rewrite what 02:32:58.840 --> 02:33:03.360 the deed requirements, if there's any restrictions on there or not? 02:33:03.360 --> 02:33:07.200 >> Sure, so the city enforces zoning, so we do not enforce deed restrictions, and that 02:33:07.200 --> 02:33:10.000 would be a civil matter if there were deed restrictions in place. 02:33:10.000 --> 02:33:12.380 We have not seen any. 02:33:12.380 --> 02:33:20.280 >> So does that mean like the residents could sue the owner of the property because they're 02:33:20.280 --> 02:33:25.200 not gonna use it, what the deed restrictions are, that that's not the responsibility of 02:33:25.200 --> 02:33:27.000 this board or the city? 02:33:27.000 --> 02:33:33.480 >> I don't know that staff can opine on whether or not residents could decide to sue, but 02:33:33.480 --> 02:33:38.760 the main thrust is that deed restrictions are a civil matter that need to be resolved 02:33:38.760 --> 02:33:40.600 between civil parties and not the city. 02:33:40.600 --> 02:33:43.760 >> So not city and not this board? 02:33:43.760 --> 02:33:45.840 Thank you. 02:33:45.840 --> 02:33:51.720 >> Thank you. 02:33:51.720 --> 02:33:52.720 Commissioner McDuff? 02:33:52.720 --> 02:33:59.520 >> Yes, I have a question for Mrs. Stripling. 02:33:59.520 --> 02:34:09.780 >> Yes, ma'am. 02:34:09.780 --> 02:34:15.440 >> One thing, or rather, could you delineate some of the other offices or boards that you 02:34:15.440 --> 02:34:18.320 serve on? 02:34:18.320 --> 02:34:24.800 My quick Googling this afternoon discovered you as chair of the Historic Landmark Commission. 02:34:24.800 --> 02:34:25.800 >> Yes, ma'am. 02:34:25.800 --> 02:34:26.800 I am. 02:34:26.800 --> 02:34:28.160 >> Do you still serve in that role? 02:34:28.160 --> 02:34:29.160 >> Yes, ma'am. 02:34:29.160 --> 02:34:30.160 I do. 02:34:30.160 --> 02:34:36.400 >> How does this impact, how does that role impact your role as a citizen, private citizen 02:34:36.400 --> 02:34:39.000 and a homeowner? 02:34:39.000 --> 02:34:40.120 >> Can you rephrase the question? 02:34:40.120 --> 02:34:41.120 I'm not sure. 02:34:41.120 --> 02:34:49.200 How does that role impact your role that you're speaking for tonight as a private citizen 02:34:49.200 --> 02:34:51.960 and a homeowner in historic? 02:34:51.960 --> 02:34:55.640 >> The role really doesn't impact it except for the knowledge that I've gained from serving 02:34:55.640 --> 02:35:00.960 on that board, but it does not impact that I am currently a sitting chair of the Historic 02:35:00.960 --> 02:35:02.400 Land Commission. 02:35:02.400 --> 02:35:06.320 It's more important that I am a homeowner and that I have two properties that border 02:35:06.320 --> 02:35:09.880 this, that share the property line with this. 02:35:09.880 --> 02:35:13.480 So it would just be with knowledge, not anything with the Historic Land Commission. 02:35:13.480 --> 02:35:16.560 I am not speaking for them in any way. 02:35:16.560 --> 02:35:19.400 >> So what knowledge would that be? 02:35:19.400 --> 02:35:23.400 >> Knowledge would be with historic homes, historic districts. 02:35:23.400 --> 02:35:28.560 And I was interviewed for the development code when we talked about having borders and 02:35:28.560 --> 02:35:36.000 something bordering historic districts and that it be something that's attractive. 02:35:36.000 --> 02:35:38.480 So I was interviewed for that. 02:35:38.480 --> 02:35:40.240 So I have a passion for that. 02:35:40.240 --> 02:35:46.720 So other than my passion and the knowledge that I have, I don't know that I can't speak 02:35:46.720 --> 02:35:50.520 for the Historic Land Commission because we're one board, just like you guys are and can't 02:35:50.520 --> 02:35:52.240 speak individually. 02:35:52.240 --> 02:35:58.640 So as far as that, but this property is not in that overlay, but it's always been like 02:35:58.640 --> 02:36:04.120 when they talk about the church being older and that property being older, when they talk 02:36:04.120 --> 02:36:08.000 about just tearing it down, it rips my heart out because I know what was in there. 02:36:08.000 --> 02:36:10.160 I know about the stained glass that was there. 02:36:10.160 --> 02:36:11.840 I know the history. 02:36:11.840 --> 02:36:14.520 We knew the pastors of that church. 02:36:14.520 --> 02:36:18.760 So the history there is what I'm passionate about. 02:36:18.760 --> 02:36:21.160 Did that answer your question? 02:36:21.160 --> 02:36:22.160 >> Thank you, Angie. 02:36:22.160 --> 02:36:23.160 Appreciate you. 02:36:23.160 --> 02:36:24.160 >> Thank you. 02:36:24.160 --> 02:36:29.720 The next card I have is for David Pierce. 02:36:29.720 --> 02:36:43.960 If you'll come on down and state your name and address. 02:36:43.960 --> 02:36:46.000 Good evening. 02:36:46.000 --> 02:36:47.000 >> Hello. 02:36:47.000 --> 02:36:48.000 So I'm David Pierce. 02:36:48.000 --> 02:36:53.200 I live at 2016 North Bell, right on the corner of Bell and Robert Street. 02:36:53.200 --> 02:36:58.880 And Angie and Ernie and everybody that has already spoken, I guess I'm not adding too 02:36:58.880 --> 02:37:00.080 much to it. 02:37:00.080 --> 02:37:01.360 I don't want to take anybody's time. 02:37:01.360 --> 02:37:02.680 I know I only have three minutes. 02:37:02.680 --> 02:37:09.040 So I guess in the efforts of brevity and just keeping everything simple, it's really just 02:37:09.040 --> 02:37:11.240 a matter of a couple of things for me. 02:37:11.240 --> 02:37:17.800 I've lived in the house with my wife since 2005, so for about 20 years. 02:37:17.800 --> 02:37:22.240 You know, it has the street, the whole neighborhood, Woodland and Bell obviously has a strong Denton 02:37:22.240 --> 02:37:23.240 identity. 02:37:23.240 --> 02:37:27.320 You know, I went to school at the music school in North Texas and I knew that when I wanted 02:37:27.320 --> 02:37:32.360 to move back here, it was to find the older neighborhood with the trees and the homes 02:37:32.360 --> 02:37:35.800 and the quiet and that's exactly what we found. 02:37:35.800 --> 02:37:40.600 And it is exactly true and I really think that whether there's a connection to Woodland 02:37:40.600 --> 02:37:46.120 or whether there's not a connection to Woodland, the traffic is going to be a big problem. 02:37:46.120 --> 02:37:52.960 We already know that Bell is small enough, narrow enough that you can't park on the street 02:37:52.960 --> 02:37:57.440 on Bell anywhere, so obviously that's going to mean side streets. 02:37:57.440 --> 02:38:01.680 And whether there's access to it or not, people are going to have to park there. 02:38:01.680 --> 02:38:05.040 They're going to park somewhere, you know, and so I just think that we're already congested 02:38:05.040 --> 02:38:08.800 as it is and adding anything else would just be a mistake. 02:38:08.800 --> 02:38:14.280 So I am just letting everybody know that I do oppose this and I hope you guys agree with 02:38:14.280 --> 02:38:15.280 that. 02:38:15.280 --> 02:38:16.280 Thank you. 02:38:16.280 --> 02:38:18.880 Thank you. 02:38:18.880 --> 02:38:31.600 Next card I have is for Victoria Hodge. 02:38:31.600 --> 02:38:35.080 Hi there, Victoria Hodge, 1823 North Bell. 02:38:35.080 --> 02:38:40.280 I have the honor and privilege to live in one of the Denton Historic Districts. 02:38:40.280 --> 02:38:43.040 This is very important to me. 02:38:43.040 --> 02:38:50.080 I'm part of the original group of people along with Dr. Rick Smith and Kirsten Deterly who 02:38:50.080 --> 02:38:55.040 were part of the original group of people that wanted to make this a historic district. 02:38:55.040 --> 02:38:59.720 We did start off as a conservation district because we knew that would be the easiest 02:38:59.720 --> 02:39:04.000 way to get through to make our area special. 02:39:04.000 --> 02:39:10.040 And luckily, probably about five years ago, we got switched over to a historic district. 02:39:10.040 --> 02:39:12.000 So that means a lot to me. 02:39:12.000 --> 02:39:15.840 I also have the privilege of living on the corner of Bell and Woodland. 02:39:15.840 --> 02:39:22.440 So all this traffic I see every day, I see people backing or pulling into Woodland from 02:39:22.440 --> 02:39:26.880 Bell to back up onto Bell to go in a different direction. 02:39:26.880 --> 02:39:33.640 I know that on Woodland we have, and this might be a P&Z issue, so maybe I'm bringing 02:39:33.640 --> 02:39:40.000 something up, but we have a house that is rented and they provide no parking on their 02:39:40.000 --> 02:39:42.040 property for their residents. 02:39:42.040 --> 02:39:49.800 And so we have three cars that park on Woodland because they have no place to park in a driveway. 02:39:49.800 --> 02:39:55.720 One of the things I do appreciate the developers or the landowner, whatever they're called, 02:39:55.720 --> 02:40:00.600 of wanting to do an overlay of this, but just like Angie and other people have said, they 02:40:00.600 --> 02:40:01.600 have no plan. 02:40:01.600 --> 02:40:04.520 Their plan is to get this rezoned and then sell it. 02:40:04.520 --> 02:40:08.360 And then we're going to be here in front of you guys again whenever that sells, and it's 02:40:08.360 --> 02:40:11.000 all going to start over again. 02:40:11.000 --> 02:40:14.880 And speaking of landscape plan, I've been here long enough. 02:40:14.880 --> 02:40:19.880 I've been in Denton since I was 12, so not as long as you got here when I could. 02:40:19.880 --> 02:40:23.440 My mom worked at TWA, retired from there. 02:40:23.440 --> 02:40:30.120 But talking about landscape plan, years ago, 20-something years ago, when Wal-Mart on Loop 02:40:30.120 --> 02:40:37.320 288 was built, part of the thing that they discussed with the city of Denton to get past 02:40:37.320 --> 02:40:44.280 the landscape plan was that they would leave an area of old growth live oaks on the corner, 02:40:44.280 --> 02:40:50.200 and so that would help make up for their lack of greenery in their parking lot. 02:40:50.200 --> 02:40:55.580 And I will tell you now that the city forgot all about that, and that now is a Cain's chicken. 02:40:55.580 --> 02:40:57.640 So a lot of things get forgotten. 02:40:57.640 --> 02:41:03.120 So the information that you receive today and the decision you receive now and the decision 02:41:03.120 --> 02:41:06.200 you make now is going to make an impact for us in the future. 02:41:06.200 --> 02:41:08.840 So I hope that you guys will consider that. 02:41:08.840 --> 02:41:10.840 Thank you. 02:41:10.840 --> 02:41:28.600 Next card I have is for Mr. Richard Smith. 02:41:28.600 --> 02:41:35.320 I'm Richard Smith, 1920 North Bell, 76209. 02:41:35.320 --> 02:41:42.760 We moved into the neighborhood almost 30 years ago now, so we've been through all the machinations 02:41:42.760 --> 02:41:49.760 over the years with becoming a historic conservation district, then a historic district. 02:41:49.760 --> 02:41:52.520 We participated in that. 02:41:52.520 --> 02:42:00.400 We've had a couple of false starts previously on the corner of Bell and University, and 02:42:00.400 --> 02:42:07.800 we were involved in kind of speaking up against those efforts, too. 02:42:07.800 --> 02:42:16.840 We've seen a lot of interest in that corner and in the current property over the years. 02:42:16.840 --> 02:42:25.760 And for the most part, our neighborhood is extremely united and has been characterized 02:42:25.760 --> 02:42:30.800 at various times over the years as maybe being a little bit difficult in terms of any new 02:42:30.800 --> 02:42:35.560 development coming into our area. 02:42:35.560 --> 02:42:40.280 I attended the last meeting and what was notable to me at the last meeting is the only thing 02:42:40.280 --> 02:42:48.200 standing between the neighborhood and approval of this is that multifamily designation. 02:42:48.200 --> 02:42:55.680 All the other uses were acceptable to the neighbors. 02:42:55.680 --> 02:42:57.600 I mentioned this at the last meeting. 02:42:57.600 --> 02:43:00.880 In fact, at the last meeting, I think some of the neighbors were surprised to see that 02:43:00.880 --> 02:43:07.080 you still in there because they had voiced at the previous meeting that their opposition 02:43:07.080 --> 02:43:09.840 to multifamily. 02:43:09.840 --> 02:43:16.780 And I'd just note that we're this close, folks, to accepting something. 02:43:16.780 --> 02:43:21.880 We know that things will change in our neighborhood over time. 02:43:21.880 --> 02:43:25.880 We just want to have a voice in making sure that the neighborhood I moved into 30 years 02:43:25.880 --> 02:43:41.200 ago remains that special neighborhood, that special older protected neighborhood that 02:43:41.200 --> 02:43:43.000 we moved into 30 years ago. 02:43:43.000 --> 02:43:44.480 So we hope you'll do that, too. 02:43:44.480 --> 02:43:46.520 Thank you. 02:43:46.520 --> 02:43:51.320 Thank you. 02:43:51.320 --> 02:43:56.240 Those are all the cards I have from people wishing to speak, but it is a public hearing. 02:43:56.240 --> 02:44:01.520 So you're welcome to come down and share any thoughts if you've heard something that you 02:44:01.520 --> 02:44:10.280 want to add to at this time. 02:44:10.280 --> 02:44:13.040 Not seeing anyone. 02:44:13.040 --> 02:44:20.560 I will let the applicant know that our rules of procedure for public hearings stipulate 02:44:20.560 --> 02:44:26.320 that the applicant after the residents have had an opportunity to speak has the option 02:44:26.320 --> 02:44:33.580 of coming up and offering some additional thoughts or rebuttals, just a minute. 02:44:33.580 --> 02:44:35.260 You don't have to. 02:44:35.260 --> 02:44:40.600 If you do choose to exercise that option, then any of the previous speakers who did 02:44:40.600 --> 02:44:47.880 speak during the first round will have one minute to speak only on the items of which 02:44:47.880 --> 02:44:49.880 you spoke to. 02:44:49.880 --> 02:44:52.120 So it's up to you if you'd like to do that. 02:44:52.120 --> 02:44:57.540 You're welcome to at this time. 02:44:57.540 --> 02:45:02.960 Very briefly, when it comes to the sign, we put it up in accordance with city requirements. 02:45:02.960 --> 02:45:05.020 We were notified a couple of times it was down. 02:45:05.020 --> 02:45:07.160 We went back out there and put it up. 02:45:07.160 --> 02:45:13.520 We didn't have somebody sitting out there 24/7 to avoid vandalism. 02:45:13.520 --> 02:45:19.480 On the 200 feet notifications and the 500 feet for the neighborhood meetings, we notified 02:45:19.480 --> 02:45:24.400 out to 500 feet as we always do, but the official notices for this are something the city does 02:45:24.400 --> 02:45:27.000 and I cannot reply to that. 02:45:27.000 --> 02:45:29.800 When it comes to making money, we're all making money. 02:45:29.800 --> 02:45:35.280 We have salaries, we have IRA investments, we're saving, we're hoping our IRAs are making 02:45:35.280 --> 02:45:40.680 good investments on our behalf, so everybody's working in different ways to make money. 02:45:40.680 --> 02:45:44.240 Three-story building is allowed in MN. 02:45:44.240 --> 02:45:48.840 Three-story building could be done in the R7. 02:45:48.840 --> 02:45:49.840 But it is correct. 02:45:49.840 --> 02:45:53.920 The site is so small, it would be very difficult and possible at all to get a three-story building 02:45:53.920 --> 02:45:58.440 on there, particularly within the confines of the zoning areas. 02:45:58.440 --> 02:46:02.900 The historic zoning, there is a historic district next to us. 02:46:02.900 --> 02:46:04.000 We're adjacent to it. 02:46:04.000 --> 02:46:05.400 We're not a part of it. 02:46:05.400 --> 02:46:08.440 We're abiding by the city ordinances related to that. 02:46:08.440 --> 02:46:12.940 There are some adjacency requirements of something next to single families and that's being taken 02:46:12.940 --> 02:46:15.280 into consideration as well. 02:46:15.280 --> 02:46:20.360 If there's no issues with parking on the existing apartments and the parking standards are higher 02:46:20.360 --> 02:46:24.760 today than they were then, then I would think that we would have responsible parking. 02:46:24.760 --> 02:46:31.120 At that time, I cannot speak to any property manager anywhere that might be renting out 02:46:31.120 --> 02:46:35.480 multiple people or multiple people in a single room or on a single bed. 02:46:35.480 --> 02:46:36.480 That's another issue. 02:46:36.480 --> 02:46:39.680 Traffic, that's a formidable thing for the city to deal with. 02:46:39.680 --> 02:46:45.120 Yes, there's a traffic issue there and I think that's the main things I can think of at this 02:46:45.120 --> 02:46:46.120 time. 02:46:46.120 --> 02:46:47.120 Thank you. 02:46:47.120 --> 02:46:48.120 Thank you. 02:46:48.120 --> 02:46:52.000 So at this time, if you did speak the first time, you're welcome to come down. 02:46:52.000 --> 02:46:58.000 You'll have one minute and I ask that you restrict your comments to just those items 02:46:58.000 --> 02:47:02.880 that were shared on the rebuttal, so that's the sign notification, the mailed notifications 02:47:02.880 --> 02:47:11.460 for the community meetings, the potential for profit in our activities, the three stories 02:47:11.460 --> 02:47:19.240 versus two, the historic nature of the historic overlay next door and the parking. 02:47:19.240 --> 02:47:20.840 Thank you. 02:47:20.840 --> 02:47:24.360 The sign was down 15 straight days. 02:47:24.360 --> 02:47:25.920 That's not going for maintenance. 02:47:25.920 --> 02:47:30.120 That's purposely 15 straight days that I went and took photos. 02:47:30.120 --> 02:47:32.880 I can forward this to you if you'd like. 02:47:32.880 --> 02:47:37.000 Making money, everybody wants to make money, but we also want to keep our property values 02:47:37.000 --> 02:47:40.320 up and appealing if we need to sell. 02:47:40.320 --> 02:47:44.640 So they're making money, it hurts all of these people behind me. 02:47:44.640 --> 02:47:49.800 The adjacent requirements, it's already been said when they talk about the greenery, it 02:47:49.800 --> 02:47:55.680 was told to me by staff that they cannot enforce that. 02:47:55.680 --> 02:47:58.260 So tell me what good that is. 02:47:58.260 --> 02:48:01.560 So yeah, okay, we're going to put it in here, but we can enforce it and we've seen that 02:48:01.560 --> 02:48:03.400 all around town. 02:48:03.400 --> 02:48:06.040 So a lot of these things do not apply. 02:48:06.040 --> 02:48:07.040 Does someone else get to talk? 02:48:07.040 --> 02:48:08.040 Can someone else talk about traffic? 02:48:08.040 --> 02:48:09.040 Okay. 02:48:09.040 --> 02:48:10.040 Sure. 02:48:10.040 --> 02:48:11.040 Any one wants to talk about traffic? 02:48:11.040 --> 02:48:12.040 In a minute. 02:48:12.040 --> 02:48:13.040 Ernie, you want to? 02:48:13.040 --> 02:48:14.040 You want to? 02:48:14.040 --> 02:48:15.040 All right. 02:48:15.040 --> 02:48:21.560 The traffic when they say it is what it is, let me tell you this. 02:48:21.560 --> 02:48:25.500 The apartments that are currently there, when we say we don't have an issue with those, 02:48:25.500 --> 02:48:27.680 it's because they have adequate parking. 02:48:27.680 --> 02:48:29.520 That part is being left out. 02:48:29.520 --> 02:48:31.180 They have adequate parking. 02:48:31.180 --> 02:48:38.880 And when you see that this property with no homes there, they do have access to that if 02:48:38.880 --> 02:48:39.880 they built apartments there. 02:48:39.880 --> 02:48:44.360 They walk right across that lot to their apartments. 02:48:44.360 --> 02:48:48.200 There is no guarantee on where it would be built if it would be built. 02:48:48.200 --> 02:48:54.060 From what we understand, according that it was sold to some people in California, they've 02:48:54.060 --> 02:48:56.760 not done one thing about building. 02:48:56.760 --> 02:49:01.960 So there would be issues and there would be access just walking across that lot. 02:49:01.960 --> 02:49:02.960 Thanks. 02:49:02.960 --> 02:49:04.200 Thank you. 02:49:04.200 --> 02:49:10.840 And then, if anybody else would like to address the rebuttal comments, you're welcome to. 02:49:10.840 --> 02:49:16.000 You'll have one minute if you so choose. 02:49:16.000 --> 02:49:25.760 Come on down. 02:49:25.760 --> 02:49:28.760 Thank you very much. 02:49:28.760 --> 02:49:32.840 You said there's adequate parking at the adjacent apartments. 02:49:32.840 --> 02:49:35.880 There was a mistake made. 02:49:35.880 --> 02:49:41.200 You mentioned the apartments right next to this land, they're single storey. 02:49:41.200 --> 02:49:42.640 They're not two storey. 02:49:42.640 --> 02:49:46.400 So a three storey would stick out like a sore thumb. 02:49:46.400 --> 02:49:54.400 Now, they say just last week when we had a meeting with them, they said 22 single room 02:49:54.400 --> 02:49:55.840 apartments. 02:49:55.840 --> 02:49:58.720 And then now it's back down to 18. 02:49:58.720 --> 02:50:01.280 So that means they're going to do multi-bedrooms. 02:50:01.280 --> 02:50:05.360 And they'll have more cars than they have spots to park in. 02:50:05.360 --> 02:50:09.200 So the place they're going to park is they're going to park right next door in that apartment 02:50:09.200 --> 02:50:14.000 complex where there's going to be extra parking and they're going to walk through the shrubbery 02:50:14.000 --> 02:50:15.880 there to their apartment. 02:50:15.880 --> 02:50:17.880 So that's how it's going to happen. 02:50:17.880 --> 02:50:23.060 That's what it's going to tell you. 02:50:23.060 --> 02:50:27.120 Anyone else not seeing any? 02:50:27.120 --> 02:50:32.600 We'll close the public hearing. 02:50:32.600 --> 02:50:38.080 Questions from the commission or discussion? 02:50:38.080 --> 02:50:40.240 Commissioner Riggs? 02:50:40.240 --> 02:50:46.780 So I think one of the big things to ask is what could go there now with the existing 02:50:46.780 --> 02:50:50.340 zoning as opposed to this request? 02:50:50.340 --> 02:50:55.080 So I guess if staff could answer that, I think that would be very, very helpful for the commission. 02:50:55.080 --> 02:51:05.800 So I do have a slide that I think would probably be the easiest to look at that on. 02:51:05.800 --> 02:51:07.560 Okay. 02:51:07.560 --> 02:51:11.800 So the table of allowed uses in the center here, that is what is permitted within this 02:51:11.800 --> 02:51:13.800 PD. 02:51:13.800 --> 02:51:18.200 So R7 is one of the zoning districts currently on the property. 02:51:18.200 --> 02:51:25.440 So this kind of outlines what would be permitted in R7 within SUP, which is everything down 02:51:25.440 --> 02:51:28.920 here would be permitted in the PD and then everything over here would be permitted in 02:51:28.920 --> 02:51:36.920 R7 within SUP and then MN would allow multifamily by right and a lot of other land uses. 02:51:36.920 --> 02:51:43.140 I don't have a printout of the MN zoning district, but multifamily in particular would be permitted 02:51:43.140 --> 02:51:45.360 in MN by right within SUP and R7. 02:51:45.360 --> 02:51:50.040 It would really depend which particular use, whether that would be permitted by right in 02:51:50.040 --> 02:51:55.640 R7 and MN, which would make developing the front of the property easier. 02:51:55.640 --> 02:51:56.640 Okay. 02:51:56.640 --> 02:52:04.280 Thanks, Ashley, that's very helpful because I think that's one of the things is, you know, 02:52:04.280 --> 02:52:09.880 whenever you look at this, we approve zoning now, no matter what the plan is right now, 02:52:09.880 --> 02:52:13.900 it could totally change once we change zoning, right? 02:52:13.900 --> 02:52:17.000 So it could definitely be something totally different. 02:52:17.000 --> 02:52:23.840 So whatever is being currently proposed, it could change based on our recommendation to 02:52:23.840 --> 02:52:25.480 council on the zoning. 02:52:25.480 --> 02:52:31.840 So I just kind of want to put that out there. 02:52:31.840 --> 02:52:37.320 Thank you. 02:52:37.320 --> 02:52:42.480 I have a couple of questions for staff just to understand what's possible as far as our 02:52:42.480 --> 02:52:56.680 actions and the future for the neighborhood. 02:52:56.680 --> 02:53:09.320 First of all, our buffering and fencing portion of the code, doesn't it require within that 02:53:09.320 --> 02:53:14.480 buffer zone some sort of fence between a multifamily property and single family property? 02:53:14.480 --> 02:53:18.080 So the landscape buffering doesn't require a fence, but typically, especially with something 02:53:18.080 --> 02:53:22.040 like this, where you need 30 points, you're going to need to put a fence in to meet those 02:53:22.040 --> 02:53:23.040 point requirements. 02:53:23.040 --> 02:53:26.640 So something like a masonry wall is worth 20 points, so you would typically see that 02:53:26.640 --> 02:53:27.640 around multifamily. 02:53:27.640 --> 02:53:28.640 Got it. 02:53:28.640 --> 02:53:29.640 Okay. 02:53:29.640 --> 02:53:47.000 And then I guess I understand, and please steer me clear if I'm going awry, I understand 02:53:47.000 --> 02:53:53.040 that the question of previous deed issues are not a city matter. 02:53:53.040 --> 02:53:59.680 My question would be, in our recommendation to city council, could we recommend that a 02:53:59.680 --> 02:54:07.600 zoning change be, I don't know if contingent is the right word, perhaps made invalid in 02:54:07.600 --> 02:54:12.640 the future if legal action were to change the ownership of the property because of a 02:54:12.640 --> 02:54:13.800 previous deed restriction? 02:54:13.800 --> 02:54:17.280 Does that make sense? 02:54:17.280 --> 02:54:18.280 I would have to look into that. 02:54:18.280 --> 02:54:22.880 I don't know if that's been something that we have tried in the past. 02:54:22.880 --> 02:54:26.520 There's very much meant to be two separate processes. 02:54:26.520 --> 02:54:33.840 So my initial gut reaction is I would not recommend going that direction, but ultimately 02:54:33.840 --> 02:54:38.600 I would need to do some additional research, but I guess you could direct staff to do additional 02:54:38.600 --> 02:54:42.240 research, but I wouldn't have an answer for you this evening. 02:54:42.240 --> 02:54:43.240 Okay. 02:54:43.240 --> 02:54:44.240 Thank you. 02:54:44.240 --> 02:54:50.720 To piggyback on that, I'm assuming we can only make a decision on the here and now what's 02:54:50.720 --> 02:54:51.720 before us. 02:54:51.720 --> 02:54:52.720 Yeah. 02:54:52.720 --> 02:54:57.200 I think that's our purview, right? 02:54:57.200 --> 02:54:59.880 Yeah. 02:54:59.880 --> 02:55:03.920 I would just add to this discussion that while staff has not seen any deed restrictions or 02:55:03.920 --> 02:55:08.960 found any in our searches, the applicant I believe does have their legal representation 02:55:08.960 --> 02:55:13.360 here who did research the property extensively if you would like to hear from him. 02:55:13.360 --> 02:55:14.360 Okay. 02:55:14.360 --> 02:55:21.800 Let me hear from Commissioner McDuff first and then maybe we'll look into that. 02:55:21.800 --> 02:55:28.920 My father didn't work at TWU for 50 years, but I did, Clay, so just to let you know that 02:55:28.920 --> 02:55:34.840 and I've seen the development and the encroachment of development on the TWU campus and the implications 02:55:34.840 --> 02:55:37.280 of the traffic. 02:55:37.280 --> 02:55:38.280 Clearly so. 02:55:38.280 --> 02:55:42.880 It is of some concern and the vacant lot on the corner, I did get a letter about that 02:55:42.880 --> 02:55:43.880 too. 02:55:43.880 --> 02:55:49.560 There are many concerns though raised this evening I think with the traffic, historical 02:55:49.560 --> 02:55:56.960 neighborhoods, even the tree removal which we're all concerned about, but I am concerned 02:55:56.960 --> 02:56:04.120 most about the voice of the neighborhood and so I think from my seat, I'd be remiss if 02:56:04.120 --> 02:56:11.040 I didn't say those things representing District 3 because we were neighborhood centric and 02:56:11.040 --> 02:56:13.560 for one believe in that perspective. 02:56:13.560 --> 02:56:18.240 Thank you Chair Pruitt. 02:56:18.240 --> 02:56:24.240 So we have the legal representative of the applicant here. 02:56:24.240 --> 02:56:30.000 Could you give some background on, just to give us some understanding of how much risk 02:56:30.000 --> 02:56:36.320 there is in that regard, and Commissioner, I would just ask that you understand that 02:56:36.320 --> 02:56:41.960 this is not our legal representation, this is the representation of the applicant. 02:56:41.960 --> 02:56:42.960 Thank you Chairman. 02:56:42.960 --> 02:56:48.400 I'm Lance Van Zandt, 512 West Hickory here in Denton, Texas, and I was going to say you 02:56:48.400 --> 02:56:50.440 certainly want to take your attorney's advice, not mine. 02:56:50.440 --> 02:56:56.040 I'm one of those paid lawyers that will say anything if somebody had mentioned. 02:56:56.040 --> 02:56:57.320 Not the case here. 02:56:57.320 --> 02:57:03.880 I think probably what caused me to be called by the owner on this was he had already been 02:57:03.880 --> 02:57:07.640 through a couple of the community meetings I believe and there had been some information 02:57:07.640 --> 02:57:08.640 presented. 02:57:08.640 --> 02:57:12.760 I don't know if it was actually presented to Mr. Sherar, he found it based upon something 02:57:12.760 --> 02:57:19.560 that was told him at one of the meetings about this lot being dedicated for church use only. 02:57:19.560 --> 02:57:23.640 So obviously that brings to mind was there a deed restriction somewhere in the past. 02:57:23.640 --> 02:57:28.600 Someone made that a restriction that ran with the land that you would, any restriction that 02:57:28.600 --> 02:57:31.800 runs with the land you find in the deed records. 02:57:31.800 --> 02:57:35.400 And you know, attorneys can search, anybody can go search the deed records looking for 02:57:35.400 --> 02:57:36.400 deed restrictions. 02:57:36.400 --> 02:57:42.240 Mr. Sherar did have a title policy on the property that, you know, a title company has 02:57:42.240 --> 02:57:47.360 essentially said they would insure them for any litigation related to a purported deed 02:57:47.360 --> 02:57:51.240 restriction because they didn't find one related to church use. 02:57:51.240 --> 02:57:57.280 I think what, probably what caused the confusion or what brought this to someone's mind is 02:57:57.280 --> 02:58:01.240 there were some, we did find some documents that were the articles of incorporation for 02:58:01.240 --> 02:58:06.640 the University of Baptist Church and of course in any nonprofit corporation you state in 02:58:06.640 --> 02:58:11.120 your articles what your purpose is and you can only operate under that purpose or you 02:58:11.120 --> 02:58:13.340 might lose your taxes, get them status. 02:58:13.340 --> 02:58:16.760 And they of course had a provision in there that said all church assets including, you 02:58:16.760 --> 02:58:20.520 know, church building will be used for church purposes only. 02:58:20.520 --> 02:58:24.560 That doesn't, but that, you know, that restriction goes with the church if they buy more land. 02:58:24.560 --> 02:58:27.280 That doesn't stay with land they previously owned. 02:58:27.280 --> 02:58:31.680 That was just a restriction on the entity of the church, not a permanent restriction 02:58:31.680 --> 02:58:32.840 on the use of that land. 02:58:32.840 --> 02:58:37.920 So when the church sold it there was no deed restriction that a subsequent owner would 02:58:37.920 --> 02:58:43.800 be bound to and that was our finding and the title company's finding and again take your 02:58:43.800 --> 02:58:46.640 city lawyers advice, but that was my involvement sir. 02:58:46.640 --> 02:58:47.640 Thank you. 02:58:47.640 --> 02:58:48.640 Okay, you bet. 02:58:48.640 --> 02:58:49.640 Thank you. 02:58:49.640 --> 02:58:50.640 Discussion? 02:58:50.640 --> 02:58:51.640 Any other questions for staff? 02:58:51.640 --> 02:58:52.640 Thoughts? 02:58:52.640 --> 02:58:53.640 I have some thoughts. 02:58:53.640 --> 02:58:54.640 Oh, sorry. 02:58:54.640 --> 02:58:55.640 Oh, sorry. 02:58:55.640 --> 02:58:56.640 Do you want to go first? 02:58:56.640 --> 02:58:57.640 Go ahead. 02:58:57.640 --> 02:59:08.560 No, I've been talking way too much so go ahead. 02:59:08.560 --> 02:59:18.160 So I'm looking at the property and I'm seeing that this property in particular starts as 02:59:18.160 --> 02:59:21.320 you move from the east to the west. 02:59:21.320 --> 02:59:26.640 It's the one, two, three, four, five, six, seven, eighth property before you get to a 02:59:26.640 --> 02:59:31.200 big shopping center there on the corner of North Locust and East University. 02:59:31.200 --> 02:59:35.120 What did I just say, seven? 02:59:35.120 --> 02:59:37.840 Eight, sorry, eight. 02:59:37.840 --> 02:59:44.840 Two of those on the far east are businesses and they butt up against the big shopping 02:59:44.840 --> 02:59:47.120 center there on the corner. 02:59:47.120 --> 02:59:55.120 One is an empty lot, but all the rest are multifamily and we don't 100% know that this 02:59:55.120 --> 03:00:01.840 is going to go multifamily, but we talk about compatibility in the zoning and that would 03:00:01.840 --> 03:00:09.080 be compatible for all of those properties that are on that north side of East University 03:00:09.080 --> 03:00:10.080 Drive. 03:00:10.080 --> 03:00:16.640 I understand and feel for the residents that are on North Bell and Woodland because they 03:00:16.640 --> 03:00:21.400 are residential and they are historic residential. 03:00:21.400 --> 03:00:27.240 And when you've been next to a church and it gets sold it's a bit of a shock because 03:00:27.240 --> 03:00:32.100 you don't think that a church is going to get sold and in development. 03:00:32.100 --> 03:00:37.160 But the north part of this property that got sold is going to be residential and so it's 03:00:37.160 --> 03:00:40.880 just this southern property up against East University. 03:00:40.880 --> 03:00:44.160 It does fit if we approved this zoning. 03:00:44.160 --> 03:00:50.120 It does fit and a potential two story multifamily would be a lot better than a potential three 03:00:50.120 --> 03:00:53.040 story that what could go in now. 03:00:53.040 --> 03:01:01.040 I would encourage the applicant to be a nice neighbor and work with the residents and plan 03:01:01.040 --> 03:01:05.520 something that looks historic that blends in with the community because you are going 03:01:05.520 --> 03:01:13.760 to be the first property on that east side of this whole strip of multifamily that these 03:01:13.760 --> 03:01:20.040 residents these it's really six three on North Bell three on Woodland that are going to touch 03:01:20.040 --> 03:01:27.160 your property and one on North Bell on the corner that's really going to touch this property. 03:01:27.160 --> 03:01:35.640 Even a really cool looking set of townhouses would be a nice ease into the multifamily. 03:01:35.640 --> 03:01:40.560 But do something that looks historically do something that blends in I think that might 03:01:40.560 --> 03:01:49.060 go a long way to kind of ease the neighbors concerns but I will vote to go ahead and approve 03:01:49.060 --> 03:01:54.960 it if that's what the motion is just because I do feel like it does fit in with everything 03:01:54.960 --> 03:02:00.280 else and hope that the applicant would take tonight's concerns from the neighbors into 03:02:00.280 --> 03:02:05.960 consideration when they move forward with what they plan for the property. 03:02:05.960 --> 03:02:22.000 Mr. Riggs I'll defer to Commissioner McDuff okay Commissioner McDuff okay I'll just share 03:02:22.000 --> 03:02:31.120 unless you wanted okay I'll share a couple things you know I this is a unique neighborhood 03:02:31.120 --> 03:02:39.560 it's a historic area it's also unique because it is one of those rare neighborhoods in Denton 03:02:39.560 --> 03:02:50.080 that grew up before the zoning code was extremely specific about what you could do where. 03:02:50.080 --> 03:02:53.960 So if you if you go up on Woodland Street and you go a couple properties to the west 03:02:53.960 --> 03:03:00.360 you find a triplex in a single family home neighborhood right and it's fine you go about 03:03:00.360 --> 03:03:07.800 a block to the east and you see a whole row of duplexes on the north side and it's okay 03:03:07.800 --> 03:03:16.280 you know I heard that the existing multifamily is it hasn't been causing a problem but then 03:03:16.280 --> 03:03:21.480 I also heard that you know with the existing neighborhood there were times when parking 03:03:21.480 --> 03:03:28.360 was excessive and it was causing concerns for safety there's there's limited control 03:03:28.360 --> 03:03:34.440 we have as this body when we decide a zoning change for a single parcel about that but 03:03:34.440 --> 03:03:43.280 I will tell you almost to a tee every application like this where it's adjacent to or or in 03:03:43.280 --> 03:03:48.240 a neighborhood and there's a potential for a zoning change that's a concern of people 03:03:48.240 --> 03:03:51.760 especially when there's already a problem. 03:03:51.760 --> 03:03:58.280 I will also say that and I'll ask staff a question on this in a minute with the exception 03:03:58.280 --> 03:04:06.160 of the comment that that is well heard of the potential for future residents to walk 03:04:06.160 --> 03:04:11.800 along the other property that the applicant owns in between the property in question and 03:04:11.800 --> 03:04:18.160 Woodland and and being able to park on Woodland and then walked south to the a future development 03:04:18.160 --> 03:04:26.120 I understand that and I see that as a concern independent of that I don't know I haven't 03:04:26.120 --> 03:04:34.600 talked to a developer in ever that would imagine building multifamily here with not enough 03:04:34.600 --> 03:04:38.640 parking because it means they wouldn't be able to rent the stuff out right. 03:04:38.640 --> 03:04:44.480 I mean we we already have a hard time walking a block and a half when we park at the square 03:04:44.480 --> 03:04:49.520 to go to Beth Marie's and and I will tell you the number of people who would stomach 03:04:49.520 --> 03:04:59.040 parking two blocks away and then walking to their apartment complex would be very small. 03:04:59.040 --> 03:05:07.400 You know the I was a little bit confused by I'm all on board on safety and let's let's 03:05:07.400 --> 03:05:16.080 find solutions I was confused by the simultaneous concern that this loop that I think I understand 03:05:16.080 --> 03:05:23.880 the the geometry of what was being suggested that to go east since it's a right out only 03:05:23.880 --> 03:05:29.380 you would turn right on University then right on Locust right on Sherman right on Woodland 03:05:29.380 --> 03:05:39.400 right on Bell and then turn left on University right totally understand that but that doesn't 03:05:39.400 --> 03:05:45.320 that doesn't seem to go in congruence with this statement that well there's already a 03:05:45.320 --> 03:05:50.840 lot of backup on Bell because honestly if there's a decent amount of traffic there already 03:05:50.840 --> 03:06:00.720 that dissuades people from doing that action right so it's trade-offs here and there. 03:06:00.720 --> 03:06:09.200 Question to staff I feel like I'm still learning the the fuzzy line between overlay PD and 03:06:09.200 --> 03:06:21.440 full PD would an overlay PD in this case would it still be consistent with that designation 03:06:21.440 --> 03:06:30.680 if we were to put a stipulation that the at least at the northern border that that buffer 03:06:30.680 --> 03:06:35.880 would include offense and this is specifically to the question of if they don't put offense 03:06:35.880 --> 03:06:42.560 up there and you have two vacant properties even though it is trespassing it could happen 03:06:42.560 --> 03:06:47.160 quite easily does that make sense it does make sense and just to note that this property 03:06:47.160 --> 03:06:52.120 owner has sold those lots so it's no longer under his ownership but I do believe it would 03:06:52.120 --> 03:07:00.200 still meet the requirements if we require defense okay thank you yeah I mean my thoughts 03:07:00.200 --> 03:07:06.240 are that that's that's the one thing that I heard that could turn into a real problem 03:07:06.240 --> 03:07:12.720 right is if you have two vacant lots that people are trespassing through in order to 03:07:12.720 --> 03:07:18.120 parking from somebody else's house and it creates disagreements and you don't have friendly 03:07:18.120 --> 03:07:25.760 neighbors anymore so I would be supportive of supporting the motion as is or with that 03:07:25.760 --> 03:07:31.560 stipulation to give the the neighborhood some confidence that that particular problem is 03:07:31.560 --> 03:07:39.120 not going to to occur if that makes sense any other discussion or I'm not sure Commissioner 03:07:39.120 --> 03:07:44.000 Riggs yeah I would say between multifamily and single-family I believe that's a requirement 03:07:44.000 --> 03:07:51.640 that there is a basically offense or masonry wall so I don't have that concern I do have 03:07:51.640 --> 03:07:58.600 concerns though I feel like as if there should be maybe somewhat of a buffer between multifamily 03:07:58.600 --> 03:08:04.880 and single-family in this area I also understand that the way it's currently zoned it seems 03:08:04.880 --> 03:08:12.120 like as if essentially something similar could go in there with the current zoning so kind 03:08:12.120 --> 03:08:17.840 of go even if this is denied or this is not that we don't deny or approve but even this 03:08:17.840 --> 03:08:25.200 is recommended to deny then you the neighborhood still could end up with something similar 03:08:25.200 --> 03:08:31.160 next to them so I just want to let that be known that's a good point I guess I'll offer 03:08:31.160 --> 03:08:36.840 that when I was looking at this combination of parcels I'm not a developer but I can read 03:08:36.840 --> 03:08:44.560 and do math you know I came up with depending on the tree survey and everything that likely 03:08:44.560 --> 03:08:51.560 by right you could put somewhere between 30 and 37 units here from being creative and 03:08:51.560 --> 03:09:04.440 and if I can figure that out then applicants certainly can so yeah I guess just to clarify 03:09:04.440 --> 03:09:09.560 when when Commissioner Riggs was speaking about there would have to be offense my understanding 03:09:09.560 --> 03:09:16.000 was that there's a 10-foot buffer at the north side of the property in in the R3 current 03:09:16.000 --> 03:09:22.720 R3 portion and then there's a 30-foot buffer on the eastern side but neither of those buffers 03:09:22.720 --> 03:09:28.920 would absolutely require offense we just typically see them as that correct and so the 30 foot 03:09:28.920 --> 03:09:33.600 setback that's for the building from the historic district the buffer would be 10 foot with 03:09:33.600 --> 03:09:38.200 30 points and I have the table up here just to kind of show some of the points that you 03:09:38.200 --> 03:09:44.760 get so typically you do end up with the fence it's just the easiest way to to get the points 03:09:44.760 --> 03:09:49.960 that you need and within that space so the buffer would be 10 foot width 30 points for 03:09:49.960 --> 03:09:54.720 developing multifamily for commercial it would be 15 foot width and 30 points so either way 03:09:54.720 --> 03:10:03.520 there's 30 points an extra 5 extra feet does that communicate no it's not necessary requirement 03:10:03.520 --> 03:10:11.680 but it's almost it's almost a given it's the cheapest way to do it probably right okay 03:10:11.680 --> 03:10:26.560 any other discussion or questions or motion 03:10:26.560 --> 03:10:39.600 okay I will make a motion to recommend approval with the stipulation that the northern buffer 03:10:39.600 --> 03:10:50.500 zone require offense given the the existing conditions of the area just to clarify do 03:10:50.500 --> 03:10:55.280 you have a particular type of fence that's in mind or any any any qualifying fence in 03:10:55.280 --> 03:11:07.320 our wonderful five by eighteen tape commissioner dire I will get go ahead and second that motion 03:11:07.320 --> 03:11:18.240 to recommend that we approve this with those considerations any other discussion or questions 03:11:18.240 --> 03:11:23.480 I will just go ahead and say that I'm gonna vote not to approve this just because I do 03:11:23.480 --> 03:11:29.500 feel like there should be a buffer whether current zoning is what it is or future zoning 03:11:29.500 --> 03:11:40.400 so that's okay sure just just for staffs understanding is that a buffer of space or a buffer of a 03:11:40.400 --> 03:11:45.460 different buffer between multifamily and single-family so something between just an apartment complex 03:11:45.460 --> 03:11:53.440 right next to some type of development building vertical construction okay so like a townhouse 03:11:53.440 --> 03:12:02.160 I have no idea what that looks like but I just don't like what I'm hearing yeah I'll 03:12:02.160 --> 03:12:10.600 just say I I understand that unfortunately this is not sim city we don't get to determine 03:12:10.600 --> 03:12:17.800 what pencils and when I look at again the what could be done with the existing zoning 03:12:17.800 --> 03:12:25.520 I think that the the 30-foot buffer to the east is a very large concession it's something 03:12:25.520 --> 03:12:33.760 that under any other development plan with the r7 zoning that's there would not be required 03:12:33.760 --> 03:12:42.280 so I view this overlay PD is being honestly very very sensitive to to the existing neighborhood 03:12:42.280 --> 03:12:49.880 so yeah and I will say that also I totally appreciate the current zoning and also property 03:12:49.880 --> 03:12:54.400 owner's rights and traffic concerns and the fact that this would go on to University not 03:12:54.400 --> 03:12:59.000 necessarily woodland so I totally understand that and I'm I'm really kind of 50/50 but 03:12:59.000 --> 03:13:10.680 I'm gonna lean toward not approving so this was a hard one all right see no further questions 03:13:10.680 --> 03:13:19.760 or discussion I'll call for a vote on the board 03:13:19.760 --> 03:13:28.720 that item fails two to three so is this posted for Ashley for a city council hearing at this 03:13:28.720 --> 03:13:37.040 point yet or not yet okay so it will be re-noticed if it goes forward to city council so be be 03:13:37.040 --> 03:13:50.120 aware of that 03:13:50.120 --> 03:14:02.000 okay that brings us to items 6a hold a discussion regarding the planning and zoning matrix 03:14:02.000 --> 03:14:08.080 that evening we have had no changes to the matrix since our last meeting and similarly 03:14:08.080 --> 03:14:11.920 there have been no items taken before City Council that the sports were done since our 03:14:11.920 --> 03:14:18.120 last meeting so no updates from staff any requests to add to the matrix from the commission 03:14:18.120 --> 03:14:33.840 mr. McDuff yes just some comments I have my notes if could we highly number this matrix 03:14:33.840 --> 03:14:41.400 so I could find what I'm looking for one two three have another column perhaps would that 03:14:41.400 --> 03:14:49.640 would be helpful for me and then also I was wondering if we might add these are some sticking 03:14:49.640 --> 03:14:56.800 points for me that I have trouble with in the middle of the night when we have how to 03:14:56.800 --> 03:15:07.360 handle contact from developers and also contact from citizens for example we had all these 03:15:07.360 --> 03:15:17.720 emails from the citizens I appreciate all those but I'm unsure if I should respond how 03:15:17.720 --> 03:15:24.920 should I respond I believe I should not forward them because of open records and certainly 03:15:24.920 --> 03:15:33.760 not reply all but if we could just have some just some discussion on on that topic it's 03:15:33.760 --> 03:15:51.360 that would help me we can certainly have that thank you so I have one and a half that I'd 03:15:51.360 --> 03:16:01.040 like to mention I don't know that this would necessarily be on our matrix but the main 03:16:01.040 --> 03:16:10.920 one is many many of these applications come to us with existing challenges I see our transportation 03:16:10.920 --> 03:16:18.580 staff is is already left unfortunately but existing challenges having to do with roadway 03:16:18.580 --> 03:16:28.040 safety right and we are just too slow to be able to take action on that this body doesn't 03:16:28.040 --> 03:16:33.120 have purview over that and that's what ends up being talked about and we need to figure 03:16:33.120 --> 03:16:42.720 out a way to make that loop of improving those street safety issues in neighborhoods a lot 03:16:42.720 --> 03:16:50.920 smaller some so my recommendation would be that mobility committee take up an action 03:16:50.920 --> 03:17:00.600 on whether to recommend to City Council to change our ordinances around parking prohibitions 03:17:00.600 --> 03:17:06.440 and turning movement prohibitions those those typical legal prohibitions that you put up 03:17:06.440 --> 03:17:12.440 to address some of the existing conditions issues right now those all require specific 03:17:12.440 --> 03:17:18.920 City Council approval for every street segment and in my view that holds this up and and 03:17:18.920 --> 03:17:24.720 we need to fix that so so if that's something staff feels comfortable with with that recommendation 03:17:24.720 --> 03:17:32.720 to go to the mobility committee for I think that's long overdue can certainly pass that 03:17:32.720 --> 03:17:37.560 message along and ask our friends in transportation to discuss that with the mobility committee 03:17:37.560 --> 03:17:44.120 yeah I would just say I this is one that I feel strongly about if if there's some reason 03:17:44.120 --> 03:17:54.280 that that this is not sufficient direction then I'd be open to having an item for a resolution 03:17:54.280 --> 03:18:00.160 for this body as a whole to debate that and choose whether to support that so other thing 03:18:00.160 --> 03:18:04.680 is I just like to remind staff that you know there's that parking study that's going a 03:18:04.680 --> 03:18:10.520 citywide parking study this is yet another example of somewhere that's not necessarily 03:18:10.520 --> 03:18:21.440 just downtown and not one street over from a university that has parking concerns and 03:18:21.440 --> 03:18:30.600 I remain hopeful that that we will learn through that study what tools we can use to have better 03:18:30.600 --> 03:18:40.640 managed parking in these areas so that residents concerns are are alleviated and we can encourage 03:18:40.640 --> 03:18:48.360 people to park where is best for for them to park basically so anything else from the 03:18:48.360 --> 03:18:55.320 Commission I just wanted to comment on the the parking traffic analysis part of it is 03:18:55.320 --> 03:18:59.760 you know we planning and zoning we're kind of like the first step right and it's essentially 03:18:59.760 --> 03:19:06.920 like can can you essentially do this type of development here and kind of like yes no 03:19:06.920 --> 03:19:11.080 you know kind of whatever and so a lot of times that planning and the engineering that 03:19:11.080 --> 03:19:17.280 goes into like a traffic impact study you don't a developer or property owner doesn't 03:19:17.280 --> 03:19:21.820 want to invest that money until they know that they have the zoning and so I would just 03:19:21.820 --> 03:19:27.280 be cognizant of that as whatever is being considered by staff you know because we don't 03:19:27.280 --> 03:19:32.320 want to make it so onerous I mean obviously but we hear the concerns and we want to address 03:19:32.320 --> 03:19:38.880 those but I said need to be cognizant of not being over owners yeah no completely understand 03:19:38.880 --> 03:19:43.520 my my goal is that staff would have the tools they need to go fix these problems before 03:19:43.520 --> 03:19:55.120 zoning cases come to us okay that brings us to item seven concluding items anyone have 03:19:55.120 --> 03:20:05.840 any concluding items to mention yes thank you very much for Commissioner Garland being 03:20:05.840 --> 03:20:12.920 brave to to come to a little bit of a later meeting as your first one appreciate you being 03:20:12.920 --> 03:20:19.320 willing to step up and serve your community in this capacity so thank you thank you I'm 03:20:19.320 --> 03:20:26.840 very happy to be here yeah and I will get the dates wrong but if you have them I believe 03:20:26.840 --> 03:20:35.520 there was a notice that went out for the ADU and something else feedback sessions over 03:20:35.520 --> 03:20:40.520 the next few weeks just in case everybody as somebody is still watching and if you are 03:20:40.520 --> 03:20:44.880 you're probably interested in this I'll let Angie give us those dates I might get dates 03:20:44.880 --> 03:20:50.920 wrong so let me okay so there are a couple community input meetings coming up on town 03:20:50.920 --> 03:20:58.440 homes and ADU specifically two of those opportunities are in person they're on the evenings of August 03:20:58.440 --> 03:21:05.640 21st and August 28th both of those are a Thursday night starting at six there's one virtual 03:21:05.640 --> 03:21:11.880 opportunity you can register for on the city's website that's Friday the 22nd I think that's 03:21:11.880 --> 03:21:21.120 at two or three in the afternoon those are those okay thank you yes I'd just also like 03:21:21.120 --> 03:21:25.040 to say thank you to Commissioner Pradron for her time with us even though she's not with 03:21:25.040 --> 03:21:33.160 us this evening we do appreciate her I believe almost one year of service to the Commission 03:21:33.160 --> 03:21:39.160 all right with that sorry Commissioner McDuff yes I just want to say thank you Haley for 03:21:39.160 --> 03:21:46.340 stepping in and we appreciate so much in your new role as acting director we promise we 03:21:46.340 --> 03:21:54.240 will support you and we appreciate all the good feedback the coaching the mentoring and 03:21:54.240 --> 03:22:01.320 I know that Commissioner Garland will appreciate that just like I appreciated it when I started 03:22:01.320 --> 03:22:15.800 my role so just so welcome all right thank you and with that at 903 I will call this 03:22:15.800 --> 03:22:18.960 meeting of the Planning and Zoning Commission to close thank you