Aug 27, 2025 Planning and Zoning Commission on 2025-08-27 5:00 PM

Good afternoon at 512 this afternoon, on August 27th, I will call the work session of the Denton Planning and Zoning Commission to order. I don't see any citizen comments on the consent agenda, so we will work through our meeting agenda. Any questions on the consent agenda from the commission? That brings up our individual consideration items. One of these, I have to look up the actual number, there was a request for extension mailed in, item B, thank you, that is item 4B, so that will be requested to be extended to September 9th, sorry, 24th, I'm not doing math this evening, and I guess item 4C, that one has an extension request as well, are there any questions on that one? No, okay. So then we have one public hearing this evening. Good evening, Julie Wyatt, principal planner. Okay, all right, this evening I'm presenting to you Z258 cat 35, we'll just talk about a summary at work session, we can go over any questions that you may have, and I have a fuller presentation at the regular meeting. So this request is to rezone the property from PD 142 Hillcrest Center to plan development general office on approximately 68 acres, and the purpose of this is to facilitate the development of an industrial use, they don't have a user in mind, but warehouse light industrial office type space, but know that any use permitted in GEO, if it's approved, could be developed on the site. Staff is recommending approval of the request as it's consistent with the comprehensive plan, as well as the other criteria for approval in the development code. I'll be happy to answer any questions, and the applicant will be here this evening to answer questions as well. Sure. Commissioner Dyer? How did you know? Okay, so just a really quick question on this. I know that the 288 loop is going to be extended on the west side of 35W, is there any planned construction that's going to be needed on this, just on this east side, on the southern portion of this area, that it might affect what we're deciding today for, because I was noticing some of it talked about the landscaping and, you know, this and that. So I didn't know if there was any, you know, future thinking about that, if some of that road work was happening on this, you know, near east side. That is a great question. So TexDOT has acquired some right of way on the south side of the property. You can see that the property line is a little irregular along this frontage. There are plans for improvements. Loop 288 will have frontage roads at some point, all along the north side of the city. And there will also be a direct connector from loop 288 to 35. So think about one of those highways where you just sort of zoom on to 35. So that will -- that is forthcoming. Like I said, TexDOT has acquired right of way. This project is pretty far in the future. I talked to transportation today and they really don't anticipate any movement until at least 2030. So while the 30-foot and 35-foot landscape buffer will hopefully provide some cushion for that, at this point we can't anticipate that far in the future. But we sort of planned it that TexDOT has acquired the right of way that they need, but with that cushion. >> Yeah. >> Yeah. >> The other words embedded in here were entrance to Denton. What kind of work do you anticipate, Julie, on an entrance to Denton? >> So the comprehensive plan identifies areas that are gateways within the city of Denton. And when you think about it, when you're driving south from the north, this is one of the first areas that you see that are within our city. So that was why we negotiated and worked with the property owner to have these overlay conditions. You know, our future land use map shows this as business center. And GO is one of those zoning districts that falls squarely within business center. So generally we would always recommend approval of GO when there's business center, because it's consistent with the future land use map and the comprehensive plan. But given this site's location, we wanted to make sure there was just a little bit extra on it because of the gateway. And so that's why there's that additional landscape in the front, why those dock doors can't face the street, why we've limited that outdoor storage. Just because we want this site, of course we want to have them flexibility so the site stays active and viable for a very long time. But get those assurances that it's going to look nice for a very long time and be that nice gateway for the city. I don't know if you've driven that way in a long time, but there are other buildings and uses that are similar across 35. So just keeping that theming that we anticipate we're going to see the warehouse, the logistics, this type of use in this area, we want to make sure it looks as good as it can. My only question is, I recall several years ago there was an application for rezoning for some sort of truck stops type use on the northeast side of 77 here. And there was a lot of concern in the community and how that would relate to the MPC just northeast of here. Can you help me understand why the level of concern is very different in these two areas across the street from one another? Well staff recommended approval of that. So staff was always in favor of that. And once again, that was one of those where it was an industrial type use consistent with the comprehensive plan, but we worked with them to get those additional design considerations. So staff's position has remained the same. As far as the position of the area, you know, this property is a little bit different than that other site, and that this really is surrounded by highways. We don't anticipate we're going to see a critical mass of residential and walkable, you know, commercial development. This is kind of a good spot for this type of use. So there are opportunities north of this property to have some of that mix of uses. We feel like because it's kind of stuck between all these highways, this use makes sense. Yeah. Thank you. Any other questions? We'll look forward to the full presentation. Thank you. That brings us to our one work session, I believe, if I'm tracking here. Question PZ25171 on traffic impact analysis, it's your favorite topic, Matt, I'm sure. Oh, of course. Love them. All right. Okay. Good. Good evening, Planning Commission. My name is Matt Burdeen, Assistant Planner. So this is part of our Planning Boot Camp series, so they're a series of informational presentations on various planning and development related topics to help you for your understanding. Today's topic is, as I said, traffic impact analysis. So we're going to keep today's confer discussion fairly high level, but on the agenda we're going to look at what is a traffic impact analysis, TIA, its purpose, what goes into it, how does it fit in our overall development review process, and then look at an example project that involved the TIA here in the city. So there's a lot of text on this slide, but the ones to focus on are those bolded ones. And so what is a TIA? So this is a study that developers will do as part of any new project, and it determines the impact of additional traffic generated by proposed development on a city's transportation system. And so the purpose of that TIA can be summed up in this sentence, and that is to protect the community's investment in its own transportation system. So as, you know, it does this by identifying and evaluating the impacts that new development will have on traffic, mainly traffic congestion, as well as traffic safety in the city, and it will make recommendations for addressing the pressure points that that new development will create in order to mitigate any impacts that the new development will have on our city. And so this helps keep our transportation system growing and up to date as new development in the city overall grows as well. So the components are what goes into a TIA. They can be mainly split into, I guess, two different groups. There's the stuff that goes into the TIA and then the parts that come out. And so the stuff that goes in is the input data and parameters. This can be site-specific, so what are the access points for a particular development, what are they proposing to do, and the anticipated traffic development from that. There's also like area-wide or city-wide data and parameters that go into it. What does the mobility plan look like around their site, as well as just general projected population growth and that effect they'll have on our transportation system. All this comes together is calibrated and tabulated and we have the analysis is what comes out of it. It looks at various aspects of our roadways, intersections, the roads themselves, level of service, and then it makes recommended mitigation measures. And those are the things that you'll often see or often comes out, things such as they may be required to add in turn lanes, they may be required to put in signals at intersections or build out roads. So not all developments that we see require a TIA, especially smaller ones like a couple of duplexes, don't really create the traffic that really requires the need for a TIA. We can absorb that pretty quickly. And so here are the seven criteria that if a development meets, we require them to have a TIA. The top three that are highlighted are the ones we see most often are the common and common. Those are if a development creates more or equal to 100 peak hour vehicle trips, so 100 trips in an hour, equal to more than 1,000 vehicle trips in a day, or it takes access from a TXDOT roadway and in that case, then they have to re-subject them to TXDOT's TIA requirements. Unlike some other stuff, other applications, a development only really needs to meet one of these criteria in order for us to require them a TIA, but sometimes they meet multiple of them. So how it fits in our overall development review process. So first is the trip generation calculations. So this is where we determine if a TIA analysis is needed in the first place. And so what this is, it's an approximate number of vehicle trips that their project will develop based on their land use. And these calculations come from the IT or International Transportation Engineers manual. Based on that, as well as their criteria, if they need a TIA, we'll ask them to meet with us in what's called a traffic scoping meeting. This is where we go over with the applicant those components. So we make sure that the input data and parameters they're setting on that TIA are correct. They match what we require of them, so that the analysis in the end is correct. And finally, they do the analysis and we review and approve that as well. Those recommendations, as mentioned, get incorporated into any site plans that go along with the project. Additionally, that TIA gets reviewed fairly early on in our development review process. An example is shown on the screen. If zoning has already been established that they are in compliance with, we'll require a TIA with the zoning compliance plan or the site plan, which is first. If they need a planned development, if they're doing a planned development application or a specific use permit, a TIA may be reviewed at the same time of those applications. It is up to staff, they may defer the actual review of such applications for the PD and SUPs at a later date with the civil engineering plans. And that's kind of done at a case-by-case basis. So there is some flexibility with those applications as to when the TIA is reviewed. Regarding where you all fit in to this general process, those recommendations, either signaling, turn lanes, road build out, you may see those in site plans or the ordinances of PD applications or SUP applications, they'd be reflected in there. Additionally, for all other applications, if there is a right-of-way dedication that's required specific to the TIA, that would show up in the final plat. And so that would go before you for your approval there. So fairly light. All right, we're breezing through this. So when I look at an example or a TIA in action. So what we have here is, so this is the Denton Grove Apartments, they're a fairly new apartment complex off of Loop 288, just a bit south of McKinney and in between, yeah, and just north of Dutchess Drive. So back in 2020, they were approved for a specific use permit to allow for multi-family dwelling use. They did have to do a TIA, they met both the peak hour requirement as well as just daily vehicle trips, and they took access from a tech set road. So three of the most common three. Based on that TIA, it was recommended that a signal be added at the intersection of Dutchess Drive and Loop 288. And so as part of approval of the development plans, they agreed to proportionally fund their impact for the installation of a traffic signal at that intersection. So to help improve the safety as well as flow of traffic in the area. Finally, there's several resources that speak to roadways, transportation, specifically if you want to look a little bit more into TIAs, our design criteria manual outlines those requirements for when we require it and what goes into those analysis. And that is, for me, fairly high level, but happy to answer any questions. I just had a comment, I want to thank you for preparing this for us tonight, man I appreciate that. And it helps me too when we get the slides, the slide deck the next day, and I can study it and go back into my resources, but good job on that. You're welcome. I'm curious the taking access or adjacent to a TxDOT right of way, is that a TxDOT requirement that basically in order to do the access study on whether curb warrant or not and all that, that they require it, or is that a city requirement given that we know questions are going to come when TxDOT is involved? Generally that's a result of TxDOT asking for a TIA, I don't believe everything that takes access off of the roadways requires a TIA, but a lot do, and so we just give them that flag that hey, TxDOT might need you. The development community is not surprised when they come through an application and hear that from TxDOT themselves, does that make sense? I guess, and feel free to defer, but I know that some of our work on the TIA process a couple of years ago instituted in addition to vehicle daily trips that there's a pedestrian TIA as well in areas where we expect higher pedestrian volume, is that something that is still ongoing? I know we've had a lot of staff turnover in that department and that sort of thing. That is a great question, I know our transportation team are definitely on a day to day basis involved with the TIA and all that sort of stuff, so we can't answer your question for sure, but we can look into it. I will say that a lot of sidewalk improvements, a lot of those are handled through a requirement for perimeter street improvements, so just by boarding a road they have to improve the sidewalk if deemed necessary, so I know a lot of that is captured that way, I'm not sure of anything beyond that, and so we can check. I think specifically one thing I hear from the community is for historical reasons I gather of ADA requirements and all these other things, we frequently see infrastructure put in place where an ADA ramp will be installed because it was adjacent on a roadway, but then it stops at the grass and the sidewalk continues, and I know that certainly we wouldn't approve a new development to have access off of a roadway when the street between their perimeter and the rest of the street network either doesn't exist or doesn't conform to the standards sufficient to carry the expected traffic. So I think the question I hear from the community just for future reference is are there examples or triggers that we have that would lead toward more of a network improvement from a sidewalk perspective in targeted areas where we do expect people to walk, not necessarily in the triangle bordered by highways, but in areas where we do, are we taking advantage of the activity that does go on to really take a hard look at that, so obviously understand that it's more of a transportation question, but that would be interesting to understand as that team gets reestablished. We'll definitely ask them. Any other questions? Thank you so much, Matt. You're welcome. And I believe that is our last work session report. So with that at 5.35 p.m., we will recess from our work session, and we will see everyone at 6.30 p.m. in the council chambers for the regular session. Thank you. Good evening, with the quorum present at 6.30 p.m. on August 27, 2025, I will call this meeting of the Denton Planning and Zoning Commission to order. Our first order of business is to stand and pledge allegiance to the U.S. and Texas flags. I pledge allegiance to the flag of the United States of America, and to the republic for which it stands, one nation, under God, indivisible, with liberty and justice for all. Honored the Texas flag, I pledge allegiance to the Texas, one state, under God, one, indivisible. That brings us to Item 2A, PZ25-167, consider approval of the Planning and Zoning Commission minutes. Any discussion or motion, Commissioner MacDuff? To approve the minutes of August 13, 2025, planning and zoning meeting minutes. Thank you. Commissioner Dyer? I will second that motion. Very good. Seeing no discussion, I'll call for a vote on the board. That item passes 4-0. Brings us to our consent agenda. Any open the floor for a motion or discussion? Commissioner MacDuff? Yes, I'd like to make a motion to approve this final plan as it meets the established criteria for approval. Except for the entire consent agenda? I'd be glad to do that. And Commissioner Garland? I second to approve. Seeing no discussion, I'll call for a vote on the board. That item passes 4-0. Brings us to items for individual consideration. Item 4A, PZ25-168, elect a vice chair to the Planning and Zoning Commission. I will say on this item, certainly welcome to entertain any nominations. I did speak to Commissioner Riggs and he said that if you all would like him, he's willing to serve. The other thing I will point out is that I'm actually going to be out on business travel the next two meetings in September, so whoever gets this lovely job will have some time to practice in the next two meetings. Any discussion? Commissioner MacDuff? Yes, I'd like to make a motion to nominate Commissioner Clay Riggs as vice chair, Planning and Zoning Commission. I'd like to speak to his credentials, and he's a long-time Denton citizen, as well as a retired employee, a long-time director of Public Works, and so he is very familiar with goings-on of planning and zoning, and I appreciate his assistance. Sure. Commissioner Dyer? I will second that motion. Okay. Seeing no discussion, I'll call for a vote on the board. Item passes 4-0. Next item is 4B, FP 25-0018B. Good evening. Good evening, Chair and members of the Commission, Erin Stanley, Assistant Planner. I'm presenting this for Mia Hines tonight. This is FP 25-18. This is a final plat for Hickory Grove Phase 4. This is approximately 114 acres, generally located south of Jackson Road and east of the intersection of Nail Road and Jackson Road. This has been approved by this body back in June, and then as they were working to file the plat, they noticed a few other things that they needed to add, one HOA lot and add an easement to the plat, so that is back before you tonight. At this time, it does not meet our criteria for approval, and staff is recommending denial, but we have no objection to the first extension to September, I think that should be 24th, 2025. And the request for extension, I think, was emailed to all of us earlier. Commissioner Dyer? I would like to make a motion that we go ahead and approve the extension of this particular plat until the 24th of September. Thank you. Commissioner MacDuff? Yes, I'd like to second Commissioner Dyer's motion to approve this extension, would be the first extension to date certain of September 24th, 2025. Thank you. Seeing no discussion, I'll call for a vote on the board on the motion to continue. That item passes 4-0, brings us to item 4C, PP 25-0003. Good evening again, Erin Stanley, assistant planner. This is FP, or not FP, preliminary plat, PP 25-0003. This is a preliminary plat for CORE 5 LC Razor Ranch Edition. This is located south of US 380, approximately 900 feet west of I-35, and 600 feet north of Jim Crystal Road. At this time, this plat does not meet our criteria for approval, but we have no objection to the requested first extension to September 24th. I'll stand for any questions. Thank you. Any questions or a motion? Commissioner MacDuff? Yes, I'd like to make a motion for approval of this first extension request to date certain of September 24th, 2025. Thank you. And Commissioner Garland? And I'll second the motion. Thank you. With the motion and a second, and seeing no discussion, I'll call for a vote on the board that item passes 4-0, brings us to our one public hearing today, item 5A-Z25-0008. Good evening. All right, good evening, I'm Julie Wyatt, principal planner with the City of Denton, and I am presenting Z258 Cat 35. The request before you is a rezoning of 68 acres from PD 142 Hillcrest Center to a planned development general office. It is a PD overlay, is what we're looking at tonight. The purpose is to facilitate an employment use development, things like warehouse, light industrial, and office uses, but if it was approved, any use that is allowed in the district could be developed. The site is located on the north side of town at the northern gateway of Denton, we talked about that in the work session, and it's at the confluence of three major highways. You've got Highway 77 on the north, 35 on the west side, and then loop 288 along the south side. So as I mentioned, the current zoning is PD 142. This PD is one of our older PDs. We don't have many of them left, but this is one of them. It was established in 1991 as an urban center intended to create a concentration of employment type uses in commercial development, kind of as a hub right here next to all of these highways. The PD had permitted uses, and just on your screen you'll see offices, light industrial, and warehouse were permitted. So if the property developed under its current PD, the uses that they are proposing would be allowed. The development standards, however, were kind of 1991 standards, so they are proposing to rezone to something a little more current, a little more modern, and apply current standards. The map on your screen is the development plan for the Hillcrest Center. You can see the only thing that really is developed out of this PD is the Stonehill Center, which we're all familiar with. So we'll go briefly over their proposal. As I mentioned, this is an overlay PD, and what that means is there isn't a site plan associated with it. There's just some parameters in text for the PD. As the base zoning, they are proposing general office. There are five elements that the PD includes where they modify some of the standards in the debt and development code. First of all, that screening at the right of way, the 30 to 35 foot screening at the right of way, 30 feet along loop 288 and highway 77 and then 35 feet along I-35. This will allow that buffer to have them put all of those landscaping elements that we want to see on developments, in developments, sufficient room to put that in. They are also proposing a deviation of parking. Because they don't have an end user and they want flexibility as this project or as this site evolves over the years, so they are proposing a minimum maximum of 2,000 square feet or 500 square feet to 2,000 square feet maximum. Also allowing the director to make determination on parking standards if there's some nuances associated with it. That just gives them some flexibility as they move forward. They're proposing to enhance our building design standards with that 30% windows along that entrance to the development as well as modifying our minimum breaks from 50 feet to 100 feet, given the skies and scale of the building to increase that interval size. They are proposing that dock doors cannot face directly face any right of way. It would also be prohibited in front yards. And they have to be screened by walls, building projections, wing walls, retaining walls, something other so that you can't see it from the right of way. And then a limitation on outdoor storage. Walls other than trailer parking would be limited to 30% of truck court areas and those are those areas behind the building screened. Just to make sure that once again any visual impacts associated with outdoor storage would be either limited, minimized, or hopefully negated completely. Criteria for approval for any rezoning is in the development code, subchapter 2. I won't go over all of them. We'll just talk about some highlights. Basically in summary, it is consistent with the comprehensive plan both in future land use and in our goals and policies. The development, if approved, any development would have to comply with Denton Development Code requirements except for where they have deviated in the PD. Staff's analysis is that the development is appropriate for the area and location and planning given all the highway to access. And it's not expected to generate adverse impacts to compatibility infrastructure or fiscal impacts. We'll talk about a couple things just a little more in depth. First of all, the comprehensive plan, the future land use business center, that's envisioned to be our employment centers, things like offices, maybe some light industrial, a range of businesses and sizes. The proposed GEO district is consistent. In fact, GEO is one of those districts that we typically find within business center that we like to see. But the overlay also provides additional enhancements given the site's location at the gateway. And those are those enhancements we talked about, the screening, the landscaping, making sure that it's a higher quality development here at the gateway of Denton. And that helps us achieve goal CC4 which achieves exemplary urban design. Site location makes sense and the site design standards also screen those loading docks and the things that we don't want to see from the right away. The proposal also provides a greater level of design. Once again, it enhances that landscaping. It reduces the visual impacts of the dock doors, provides the flexibility in parking, it increases those architectural standards for really requiring additional architecture there at the entrance of any building, and it also limits the amount of permitted locations of accessory outdoor storage. Notification was sent out. We received one letter in favor. It was this property just to the northeast of the subject site. So based upon the criteria for approval, staff recommends approval. I'll be happy to answer any questions, and the applicant is here with a brief presentation and to also answer your questions. >> Any questions for staff at this time? Commissioner McDuff? >> Yes, Ms. White. Would you elaborate some more on the gateway concept? >> Sure. So the comprehensive plan designates this area as a gateway. As you drive south on 35, this is one of the first parts of Denton that you see, and we want to make sure that the urban design meets an elevated standard in this area. So not only in terms of public infrastructure in our highways and our roadways, but also our developments. And that was the impetus for the PD overlay. And so we coordinated with the applicant, kind of worked back and forth to find those overlay conditions that kind of work for their project, but also where that higher quality design that the City of Denton wants to see on the gateway. So that really is the gateway location is the reason for the overlay. >> Commissioner Dyer? >> I know you answered this in the workshop, but just for those citizens who are only viewing this meeting, could you just kind of explain when you look at the 288 expansion that's about to happen on the west side of 35, is there going to be any sort of updating to that 288 loop just on this east side of 35 that the owner might have to think about when putting in the development here and the buildings and the landscaping and all that stuff? >> That is a great question. So this part of town is going to look a whole lot different in about 10 years. TxDOT has plans. You are exactly correct. Loop 288 will get frontage roads all along the northern arc of Loop 288. Also a direct connector will connect the main lanes of Loop 288 to 35, both going north and south and east and west. So it's going to look a lot different. Our transportation folks, this project is not underway yet. There's a concept out there, but it's not finalized. So we don't anticipate that anything at the very earliest would start would be 2030, but I wouldn't even promise that. Part of that additional landscape buffer, TxDOT has acquired right-of-way, but if the design changes and TxDOT needs additional right-of-way, that landscape buffer will provide that additional room to give some flexibility and some breathing room to allow the landscaping, the screening, the kinds of things that we want to see at the right-of-way, room to stay and not be taken out by any right-of-way. So we don't have a crystal ball. We don't know what is going to happen, but that 30- and 35-foot landscape buffer will give some breathing room, yes, ma'am. So as a follow-on to that, then, what would happen if TxDOT did take more right-of-way than everybody is thinking they're going to and that ate into some of the landscaping? With the overlay on here, does the city have a right to go back to the property owner to say, "Hey, you need to add some more landscaping here to make it pretty for the gateway"? The Denton Development Code speaks to that, and we typically do not require developers to put back the landscaping or the things that were put in place as required by the Denton Development Code. Now, often, property owners, if TxDOT comes in and acquires right-of-way, have to reconfigure their sites, their parking, maybe they'll lose parking, they lose that frontage. At that time, if they reconfigure, we coordinate with them to get it as close to the requirements as possible. Okay. I don't see any other questions yet. Thank you. This is a public hearing. I will open the public hearing at this time. I don't have a card, so you'll have to fill out one. That's certainly fine. We can get you a card here. But if you want to come forward and share anything about this application, you're certainly welcome to just name and address, and the secretary can get you a card afterwards. There we go. Yeah, good evening. Miles Terry, 5710 Ben Oak Place in Dallas, Texas. Thank you, commissioners and chair, for the opportunity to speak tonight. I'll keep it brief, because Julie did a wonderful job summarizing what we're planning here. I'll just quickly tell you about ourselves as a developer, maybe touch on the site plan that we have so you guys can see that. As you can see on the screen, this is a proposed building design for the building on I-35, so enhanced building design, we'll talk about that, and then we always engage a third-party economic consultant to determine tax revenue that the city should expect and jobs that you should expect. So I'll just touch on those three things. So just by way of background, I'm with Jackson Shaw, I run our North Texas Division. We have three lines of business. We've been around for 53 years based in Dallas, your hospitality development, residential lot development, and then also we do business parks. So what you see here, and that entails we'll go find anywhere from 10 to 300 acres, and we may do one to 15 buildings, and we try to create a business park in its employment zone and draw the type of tenants that the city will be proud of. I'll show you some example projects through this as well. As I said, we've been around for 53 years. Our owners here, Louis Shaw, he's always instilled a sense of just elevated design in everything that we do. You can see some example projects of business parks that we do here. There's always going to be more glass, we're going to be more sensitive to many of the things that Julie touched on, just where dock doors are, the type and size of buildings that you do. We want to bring in the right tenants to any place we're going to do business. This is a two-phase project. We plan on being, you know, developing and leasing and owning here for a minimum of six or seven years. So that's a long time. We need to make sure we do it the right way. And then we've been in Dallas for 53 years already, and so the opportunity to do it again when we come talk to other municipalities, we know that you can go drive those projects. So we want to make sure it's a project that everybody's proud of. So example projects here, you're going to typically notice from the type of business parks that we do, you're going to see elevated entries with more glass, more articulation. This is a stained concrete that was pretty unique, and here's a few different projects, and I'll show you some of the additionals as well. We also always try to really engage with the community. Specific to a South Fort Worth project we did, this was just one example. This was done, it's called 46 Ranch, it's in South Fort Worth. As a result of that project and where we were, we've been engaged in, I guess that's seven or eight different philanthropic, different activities, and continue to do even though we've built that project four or five years ago. So that's something I think that you'll see from us as we get more involved in Denton and engaged in this community. We'll do more than just build a project. So we'll find various causes that are important to the community, important to members like yourself, and find a way to contribute time and/or dollars during the project, so just a few examples here. Our team, as I talked about us, we've got Kimley Horne, so I think you guys know Mack, he's the engineer on the project. Kimley Horne's also the landscape architect. We have an architect out of California that they wrote the book for NAOP, if you guys are familiar with NAOP, on kind of business, park, industrial, real estate, do some really cool projects, and then we hired Pettit Economic Development for the jobs and tax revenue study. You've seen the site. We obviously talked about the zoning, so I'll breeze through this. I think this was important. I noticed this in the presentation on the 5th from Stephen, they actually had this area. In his presentation, it was actually designated as industrial in the future. I know it's the business innovation, but this is how it was listed there. It was just something we thought was interesting, and we included it here. Julie touched on this great. We've been really thoughtful about our site plan, and the way we've designed this is all our truck courts are all screened by buildings, kind of corner pods on each building. We've got screen walls as well. You're going to see enhanced design, as you see from this picture. This isn't final, but this is one of the elevation designs that we're contemplating. Our owner here has been very thoughtful. They know Jackson Shaw. They know our reputation as a really quality developer, and so that's one of the reasons we got the opportunity to be in front of you today. Enhanced landscaping, she talked about. We've got buffering. We've got a product type that typically lends itself to higher office, more jobs and tenants, employees within there, and then generally less truck traffic. You've seen some of the bigger buildings that might be 500 to a million square feet throughout town with a lot of dock doors. This isn't that type of product. Our largest building's 260,000 square feet. Our 30,000 to 100,000 square feet tenants is what we're targeting. Bypass. Here's a site plan example. So 35 is on plan left, 288 on the south. There's three buildings in phase one. It's roughly 540,000 square feet. Phase two is three buildings as well, roughly 368,000 square feet. As you can see here, we've got ... I mean, all your docks and your truck courts are internal to the site, same here, same here, and same here. So what you're going to see is back to an elevation like this. You're going to see something from, as you're going by on 35 or 288 or 77, it's going to look and feel a lot like an office complex, an office building, but it has the modern functionality of dock doors and ramps in the back of the building. Continue to breeze through some of this stuff. So the economic impact. We always think this is important. This is a site that's in ag today. Property values at $1,100, as you can see there. I think it produces like seven or eight dollars to the city right now in city taxes. And so without development, that would be the continued future is some sort of ag exemption. They have cattle on it from time to time. So David Pettit did an analysis. We plan to deliver the first phase in 27. The second phase would deliver in 2029. So the first year after a full build out, you're looking at based on comparables around Denton, roughly a hundred million dollars in appraised value. So you'll see on this next slide over a 25 year period, they estimated 39 million dollars of tax revenue for the city and an overall 128 million if you factor in the county in the school. So significant tax revenue to the city. I know that's important. I've sat through a few of these now and seen some of the budget considerations and things that are ongoing. So I think this would make a big impact. It also generates almost two million dollars in fees between the impact fees, permit fees, review fees. So it is substantial dollars being invested back into the city. Specific to jobs, let's jump there. We estimate 616 jobs would be created from this project as based on typical assumptions of labor data that they see, type of tenants that we expect with an average wage of about $63,000 a year. So you'll see that flex up and down. Our project, we completed a project in Benbrook. Kind of fast forward. Here's some tenants that you, you know, happy to share this. This is tenants that we have on our projects across the country, many of these in Texas. And here's some quick example projects. This is one we did in Richardson. This was also a zoning case. It had a residential adjacency and so there was, you know, it was contentious at times, right? It was approved from the city, excuse me. And then ultimately it won commercial real estate project of the year, a couple of years after we had built it from the city. It was a great example to a lot of tech tenants that came into the area. You can see some of the design there. This is one we completed about a year ago in Benbrook, which is just southwest Fort Worth. You saw these designs on the second page, but we've had two different headquarters moving to this project already. One on this Tandy Leather, if you guys are familiar with that organization out of Fort Worth, it's been around for about a hundred years. So you're seeing a lot of these different companies that are bringing their headquarters with all their executive employees, HR functions, also with their distribution staff, so synergies under the same building. We think you can see a lot of the same thing with this project. The front, you know, the front edge of the visibility, so you've got great branding opportunities. It's going to look and feel like a business park, office park versus a distribution center. This is one we just completed in Lakeview. Also another zoning case. This whole project, when it's done, will be almost two million square feet. You know, this is your phase one that we just delivered within the last kind of 60 days. We also built a build-to-suit, which isn't on here for a group called SAF Holland. They're an automotive manufacturer, roughly 250 jobs, 260,000 square foot build-to-suit, and so they're going to be doing automotive manufacturing at that facility. I think the average pays $101,000, so a really good quality job. You're seeing a lot of manufacturing move to Texas right now, and we think this project's going to benefit from that. Outside of that, I think I've taken enough time. So this is just some of the stuff we pulled from your EDC. We think it fits with what the city's trying to bring to the community. Obviously, Julie touched on kind of the future land use and what's going on there, so I'll answer any questions. Thank you for the time. >> Thank you. >> Of course. >> Any questions for the applicant this time? >> Commissioner MacDuff? >> Not a question, but a comment. What strikes me is that it would be a wonderful location for an entry-level sign for public image for Denton, Texas. You all talk about being community contributors, and that's impressive, I think. >> Thank you, thank you. >> Commissioner Dyer? >> I like the fountain. That would be a nice gateway touch. >> Is there room to put -- like you did in Benbrook? Not that you have to. >> Maybe. >> That was a nice little touch right there in that corner. >> The fountain looks awesome. >> I know it takes up a lot of space. >> It takes up space, and we've learned a lot about putting in fountains and wet ponds. >> Hopefully for the better. >> It's been a giant headache. That's the first wet pond we've ever done. It's at the front of the city, it's on I-20 as well. It's right at the front entrance of the park, too. We've considered it here, but we've learned some lessons on that one in Benbrook. I wouldn't want to promise it and not do it. >> But don't rule it out. >> Okay. Sounds good. It's a good question. I do like the way it looks. >> Okay. I don't see any other questions. Thank you. >> Okay. Thank you. >> This is a public hearing. If anyone else would like to speak, you're more than welcome to. Not seeing any sudden motion, I will close the public hearing. Commissioner Dio. >> I would like to make a motion that we move forward and approve the rezoning to plan development general office for this location. >> Okay. Commissioner Garland. >> And I will second that motion. >> Okay. Yeah, I'll just share that I've watched a lot of discussions about this northwest corner of our city over the last six to eight years, and this ticks a lot of the boxes as far as concern over some of the less desirable visual impacts of industrial development. It brings future development into our modern code with our new tree code, that sort of thing. So there is some tree cover on the southeast portion of this site that I know our residents care about, so that better protects that. And I think that in addition, especially in areas where we have highways or future freeways existing and a lot of stuff going on, I think that these types of uses lend themselves to that sort of placement, primarily so that you don't try to mix, you know, people trying to get local access to high volume sort of businesses and high density living situations right next to a freeway where people are also trying to drive 90 miles an hour, so I'm appreciative of the project as well. Any other discussion? >> I think you're right. I think this would be a nice compliment, especially a compliment to what's on the other side of 35 where you have a little bit more industrial warehouse, and this will kind of elevate that area. >> Okay. Seeing no more discussion, I'll call for a vote on the board. That item passes 4-0. That brings us to item 6A, the planning and zoning commission matrix. Thank you. >> Good evening, and I do have a few updates for you all, so let me get to my notes. Since our last meeting, council has met and did take action on a few items that have been before you all, so the oak street boardinghouse specific use permit was approved, the industrial rezoning on springside near Corbin road was also approved by council, and then the if you remember a few weeks ago, the MN zoning for the nonconforming commercial property out on the west side of 380 was also approved by council at their last meeting. I believe we did update the matrix to include your request from last meeting, Commissioner McDuff, and then Chair Pruitt, you had requested that we pass along to the mobility committee, just a request that they look into how parking prohibitions in residential areas and other similar things could be handled without requiring council action. I discussed that with our director of transportation services, and he indicated that the mobility committee actually tasked staff with a very similar request over the summer, and they are hoping to have an update to them in September on that item. >> Good. Thank you. >> I believe that is all I have for you all. >> Okay. Any other requests or items to add to the matrix at this time? Not seeing any. Our last item is item 7 concluding remarks concluding items, sorry. Any concluding items? I guess enjoy the cooler weather the rest of this week. Don't get too used to it, because then maybe the heat will come back. Thank you very much. With that, at 7.04 this evening, I will call our meeting to a close. Thank you.