1 00:00:00,000 --> 00:00:10,800 Good afternoon at 512 this afternoon, on August 27th, I will call the work session of the 2 00:00:10,800 --> 00:00:14,440 Denton Planning and Zoning Commission to order. 3 00:00:14,440 --> 00:00:29,640 I don't see any citizen comments on the consent agenda, so we will work through our meeting 4 00:00:29,640 --> 00:00:36,400 agenda. 5 00:00:36,400 --> 00:00:44,160 Any questions on the consent agenda from the commission? 6 00:00:44,160 --> 00:00:49,800 That brings up our individual consideration items. 7 00:00:49,800 --> 00:00:55,800 One of these, I have to look up the actual number, there was a request for extension 8 00:00:55,800 --> 00:01:06,960 mailed in, item B, thank you, that is item 4B, so that will be requested to be extended 9 00:01:06,960 --> 00:01:34,880 to September 9th, sorry, 24th, I'm not doing math this evening, and I guess item 4C, that 10 00:01:34,880 --> 00:01:40,400 one has an extension request as well, are there any questions on that one? 11 00:01:40,400 --> 00:01:43,480 No, okay. 12 00:01:43,480 --> 00:01:49,360 So then we have one public hearing this evening. 13 00:01:49,360 --> 00:01:56,240 Good evening, Julie Wyatt, principal planner. 14 00:01:56,240 --> 00:02:07,960 Okay, all right, this evening I'm presenting to you Z258 cat 35, we'll just talk about 15 00:02:07,960 --> 00:02:11,640 a summary at work session, we can go over any questions that you may have, and I have 16 00:02:11,640 --> 00:02:14,720 a fuller presentation at the regular meeting. 17 00:02:14,720 --> 00:02:20,880 So this request is to rezone the property from PD 142 Hillcrest Center to plan development 18 00:02:20,880 --> 00:02:27,460 general office on approximately 68 acres, and the purpose of this is to facilitate the 19 00:02:27,460 --> 00:02:33,520 development of an industrial use, they don't have a user in mind, but warehouse light industrial 20 00:02:33,520 --> 00:02:40,480 office type space, but know that any use permitted in GEO, if it's approved, could be developed 21 00:02:40,480 --> 00:02:42,200 on the site. 22 00:02:42,200 --> 00:02:46,040 Staff is recommending approval of the request as it's consistent with the comprehensive 23 00:02:46,040 --> 00:02:53,040 plan, as well as the other criteria for approval in the development code. 24 00:02:53,040 --> 00:02:56,760 I'll be happy to answer any questions, and the applicant will be here this evening to 25 00:02:56,760 --> 00:02:58,440 answer questions as well. 26 00:02:58,440 --> 00:02:59,440 Sure. 27 00:02:59,440 --> 00:03:00,440 Commissioner Dyer? 28 00:03:00,440 --> 00:03:02,200 How did you know? 29 00:03:02,200 --> 00:03:06,560 Okay, so just a really quick question on this. 30 00:03:06,560 --> 00:03:15,480 I know that the 288 loop is going to be extended on the west side of 35W, is there any planned 31 00:03:15,480 --> 00:03:21,660 construction that's going to be needed on this, just on this east side, on the southern 32 00:03:21,660 --> 00:03:28,400 portion of this area, that it might affect what we're deciding today for, because I was 33 00:03:28,400 --> 00:03:33,160 noticing some of it talked about the landscaping and, you know, this and that. 34 00:03:33,160 --> 00:03:40,920 So I didn't know if there was any, you know, future thinking about that, if some of that 35 00:03:40,920 --> 00:03:44,560 road work was happening on this, you know, near east side. 36 00:03:44,560 --> 00:03:45,760 That is a great question. 37 00:03:45,760 --> 00:03:50,480 So TexDOT has acquired some right of way on the south side of the property. 38 00:03:50,480 --> 00:03:56,720 You can see that the property line is a little irregular along this frontage. 39 00:03:56,720 --> 00:04:00,240 There are plans for improvements. 40 00:04:00,240 --> 00:04:08,040 Loop 288 will have frontage roads at some point, all along the north side of the city. 41 00:04:08,040 --> 00:04:12,760 And there will also be a direct connector from loop 288 to 35. 42 00:04:12,760 --> 00:04:18,720 So think about one of those highways where you just sort of zoom on to 35. 43 00:04:18,720 --> 00:04:24,920 So that will -- that is forthcoming. 44 00:04:24,920 --> 00:04:27,760 Like I said, TexDOT has acquired right of way. 45 00:04:27,760 --> 00:04:29,720 This project is pretty far in the future. 46 00:04:29,720 --> 00:04:34,720 I talked to transportation today and they really don't anticipate any movement until 47 00:04:34,720 --> 00:04:36,920 at least 2030. 48 00:04:36,920 --> 00:04:43,560 So while the 30-foot and 35-foot landscape buffer will hopefully provide some cushion 49 00:04:43,560 --> 00:04:50,960 for that, at this point we can't anticipate that far in the future. 50 00:04:50,960 --> 00:04:56,640 But we sort of planned it that TexDOT has acquired the right of way that they need, 51 00:04:56,640 --> 00:04:58,120 but with that cushion. 52 00:04:58,120 --> 00:04:59,120 >> Yeah. 53 00:04:59,120 --> 00:05:00,120 >> Yeah. 54 00:05:00,120 --> 00:05:11,200 >> The other words embedded in here were entrance to Denton. 55 00:05:11,200 --> 00:05:19,560 What kind of work do you anticipate, Julie, on an entrance to Denton? 56 00:05:19,560 --> 00:05:25,160 >> So the comprehensive plan identifies areas that are gateways within the city of Denton. 57 00:05:25,160 --> 00:05:29,480 And when you think about it, when you're driving south from the north, this is one of the first 58 00:05:29,480 --> 00:05:32,220 areas that you see that are within our city. 59 00:05:32,220 --> 00:05:39,560 So that was why we negotiated and worked with the property owner to have these overlay conditions. 60 00:05:39,560 --> 00:05:44,000 You know, our future land use map shows this as business center. 61 00:05:44,000 --> 00:05:48,920 And GO is one of those zoning districts that falls squarely within business center. 62 00:05:48,920 --> 00:05:55,120 So generally we would always recommend approval of GO when there's business center, because 63 00:05:55,120 --> 00:05:58,360 it's consistent with the future land use map and the comprehensive plan. 64 00:05:58,360 --> 00:06:03,300 But given this site's location, we wanted to make sure there was just a little bit extra 65 00:06:03,300 --> 00:06:05,840 on it because of the gateway. 66 00:06:05,840 --> 00:06:11,940 And so that's why there's that additional landscape in the front, why those dock doors 67 00:06:11,940 --> 00:06:15,760 can't face the street, why we've limited that outdoor storage. 68 00:06:15,760 --> 00:06:20,120 Just because we want this site, of course we want to have them flexibility so the site 69 00:06:20,120 --> 00:06:23,540 stays active and viable for a very long time. 70 00:06:23,540 --> 00:06:29,760 But get those assurances that it's going to look nice for a very long time and be that 71 00:06:29,760 --> 00:06:31,500 nice gateway for the city. 72 00:06:31,500 --> 00:06:36,440 I don't know if you've driven that way in a long time, but there are other buildings 73 00:06:36,440 --> 00:06:39,620 and uses that are similar across 35. 74 00:06:39,620 --> 00:06:46,340 So just keeping that theming that we anticipate we're going to see the warehouse, the logistics, 75 00:06:46,340 --> 00:07:02,160 this type of use in this area, we want to make sure it looks as good as it can. 76 00:07:02,160 --> 00:07:10,280 My only question is, I recall several years ago there was an application for rezoning 77 00:07:10,280 --> 00:07:17,360 for some sort of truck stops type use on the northeast side of 77 here. 78 00:07:17,360 --> 00:07:23,260 And there was a lot of concern in the community and how that would relate to the MPC just 79 00:07:23,260 --> 00:07:25,000 northeast of here. 80 00:07:25,000 --> 00:07:33,600 Can you help me understand why the level of concern is very different in these two areas 81 00:07:33,600 --> 00:07:35,420 across the street from one another? 82 00:07:35,420 --> 00:07:37,720 Well staff recommended approval of that. 83 00:07:37,720 --> 00:07:41,840 So staff was always in favor of that. 84 00:07:41,840 --> 00:07:45,280 And once again, that was one of those where it was an industrial type use consistent with 85 00:07:45,280 --> 00:07:51,640 the comprehensive plan, but we worked with them to get those additional design considerations. 86 00:07:51,640 --> 00:07:55,080 So staff's position has remained the same. 87 00:07:55,080 --> 00:08:03,860 As far as the position of the area, you know, this property is a little bit different than 88 00:08:03,860 --> 00:08:08,280 that other site, and that this really is surrounded by highways. 89 00:08:08,280 --> 00:08:16,000 We don't anticipate we're going to see a critical mass of residential and walkable, you know, 90 00:08:16,000 --> 00:08:17,640 commercial development. 91 00:08:17,640 --> 00:08:20,820 This is kind of a good spot for this type of use. 92 00:08:20,820 --> 00:08:26,720 So there are opportunities north of this property to have some of that mix of uses. 93 00:08:26,720 --> 00:08:33,400 We feel like because it's kind of stuck between all these highways, this use makes sense. 94 00:08:33,400 --> 00:08:34,400 Yeah. 95 00:08:34,400 --> 00:08:35,760 Thank you. 96 00:08:35,760 --> 00:08:38,760 Any other questions? 97 00:08:38,760 --> 00:08:41,480 We'll look forward to the full presentation. 98 00:08:41,480 --> 00:08:44,720 Thank you. 99 00:08:44,720 --> 00:08:56,040 That brings us to our one work session, I believe, if I'm tracking here. 100 00:08:56,040 --> 00:09:05,160 Question PZ25171 on traffic impact analysis, it's your favorite topic, Matt, I'm sure. 101 00:09:05,160 --> 00:09:07,160 Oh, of course. 102 00:09:07,160 --> 00:09:09,160 Love them. 103 00:09:09,160 --> 00:09:11,160 All right. 104 00:09:11,160 --> 00:09:13,160 Okay. 105 00:09:13,160 --> 00:09:15,160 Good. 106 00:09:15,160 --> 00:09:18,800 Good evening, Planning Commission. 107 00:09:18,800 --> 00:09:21,440 My name is Matt Burdeen, Assistant Planner. 108 00:09:21,440 --> 00:09:27,480 So this is part of our Planning Boot Camp series, so they're a series of informational 109 00:09:27,480 --> 00:09:38,640 presentations on various planning and development related topics to help you for your understanding. 110 00:09:38,640 --> 00:09:44,840 Today's topic is, as I said, traffic impact analysis. 111 00:09:44,840 --> 00:09:51,040 So we're going to keep today's confer discussion fairly high level, but on the agenda we're 112 00:09:51,040 --> 00:09:56,000 going to look at what is a traffic impact analysis, TIA, its purpose, what goes into 113 00:09:56,000 --> 00:10:02,320 it, how does it fit in our overall development review process, and then look at an example 114 00:10:02,320 --> 00:10:06,840 project that involved the TIA here in the city. 115 00:10:06,840 --> 00:10:11,760 So there's a lot of text on this slide, but the ones to focus on are those bolded ones. 116 00:10:11,760 --> 00:10:13,240 And so what is a TIA? 117 00:10:13,240 --> 00:10:19,800 So this is a study that developers will do as part of any new project, and it determines 118 00:10:19,800 --> 00:10:25,320 the impact of additional traffic generated by proposed development on a city's transportation 119 00:10:25,320 --> 00:10:26,320 system. 120 00:10:26,320 --> 00:10:32,120 And so the purpose of that TIA can be summed up in this sentence, and that is to protect 121 00:10:32,120 --> 00:10:36,960 the community's investment in its own transportation system. 122 00:10:36,960 --> 00:10:44,520 So as, you know, it does this by identifying and evaluating the impacts that new development 123 00:10:44,520 --> 00:10:52,680 will have on traffic, mainly traffic congestion, as well as traffic safety in the city, and 124 00:10:52,680 --> 00:10:58,520 it will make recommendations for addressing the pressure points that that new development 125 00:10:58,520 --> 00:11:04,760 will create in order to mitigate any impacts that the new development will have on our 126 00:11:04,760 --> 00:11:05,840 city. 127 00:11:05,840 --> 00:11:11,720 And so this helps keep our transportation system growing and up to date as new development 128 00:11:11,720 --> 00:11:15,920 in the city overall grows as well. 129 00:11:15,920 --> 00:11:18,320 So the components are what goes into a TIA. 130 00:11:18,320 --> 00:11:23,040 They can be mainly split into, I guess, two different groups. 131 00:11:23,040 --> 00:11:26,400 There's the stuff that goes into the TIA and then the parts that come out. 132 00:11:26,400 --> 00:11:32,720 And so the stuff that goes in is the input data and parameters. 133 00:11:32,720 --> 00:11:38,200 This can be site-specific, so what are the access points for a particular development, 134 00:11:38,200 --> 00:11:43,720 what are they proposing to do, and the anticipated traffic development from that. 135 00:11:43,720 --> 00:11:48,680 There's also like area-wide or city-wide data and parameters that go into it. 136 00:11:48,680 --> 00:11:54,260 What does the mobility plan look like around their site, as well as just general projected 137 00:11:54,260 --> 00:12:01,720 population growth and that effect they'll have on our transportation system. 138 00:12:01,720 --> 00:12:08,740 All this comes together is calibrated and tabulated and we have the analysis is what 139 00:12:08,740 --> 00:12:10,080 comes out of it. 140 00:12:10,080 --> 00:12:17,000 It looks at various aspects of our roadways, intersections, the roads themselves, level 141 00:12:17,000 --> 00:12:22,220 of service, and then it makes recommended mitigation measures. 142 00:12:22,220 --> 00:12:27,920 And those are the things that you'll often see or often comes out, things such as they 143 00:12:27,920 --> 00:12:33,440 may be required to add in turn lanes, they may be required to put in signals at intersections 144 00:12:33,440 --> 00:12:38,600 or build out roads. 145 00:12:38,600 --> 00:12:45,220 So not all developments that we see require a TIA, especially smaller ones like a couple 146 00:12:45,220 --> 00:12:51,400 of duplexes, don't really create the traffic that really requires the need for a TIA. 147 00:12:51,400 --> 00:12:55,320 We can absorb that pretty quickly. 148 00:12:55,320 --> 00:13:02,840 And so here are the seven criteria that if a development meets, we require them to have 149 00:13:02,840 --> 00:13:04,360 a TIA. 150 00:13:04,360 --> 00:13:09,320 The top three that are highlighted are the ones we see most often are the common and 151 00:13:09,320 --> 00:13:10,320 common. 152 00:13:10,320 --> 00:13:18,080 Those are if a development creates more or equal to 100 peak hour vehicle trips, so 100 153 00:13:18,080 --> 00:13:25,760 trips in an hour, equal to more than 1,000 vehicle trips in a day, or it takes access 154 00:13:25,760 --> 00:13:34,320 from a TXDOT roadway and in that case, then they have to re-subject them to TXDOT's TIA 155 00:13:34,320 --> 00:13:35,320 requirements. 156 00:13:35,320 --> 00:13:41,200 Unlike some other stuff, other applications, a development only really needs to meet one 157 00:13:41,200 --> 00:13:46,920 of these criteria in order for us to require them a TIA, but sometimes they meet multiple 158 00:13:46,920 --> 00:13:51,720 of them. 159 00:13:51,720 --> 00:13:57,400 So how it fits in our overall development review process. 160 00:13:57,400 --> 00:14:01,640 So first is the trip generation calculations. 161 00:14:01,640 --> 00:14:08,200 So this is where we determine if a TIA analysis is needed in the first place. 162 00:14:08,200 --> 00:14:15,360 And so what this is, it's an approximate number of vehicle trips that their project will develop 163 00:14:15,360 --> 00:14:18,080 based on their land use. 164 00:14:18,080 --> 00:14:26,880 And these calculations come from the IT or International Transportation Engineers manual. 165 00:14:26,880 --> 00:14:33,080 Based on that, as well as their criteria, if they need a TIA, we'll ask them to meet 166 00:14:33,080 --> 00:14:36,640 with us in what's called a traffic scoping meeting. 167 00:14:36,640 --> 00:14:40,720 This is where we go over with the applicant those components. 168 00:14:40,720 --> 00:14:47,080 So we make sure that the input data and parameters they're setting on that TIA are correct. 169 00:14:47,080 --> 00:14:54,780 They match what we require of them, so that the analysis in the end is correct. 170 00:14:54,780 --> 00:15:00,900 And finally, they do the analysis and we review and approve that as well. 171 00:15:00,900 --> 00:15:06,920 Those recommendations, as mentioned, get incorporated into any site plans that go along with the 172 00:15:06,920 --> 00:15:07,920 project. 173 00:15:07,920 --> 00:15:15,840 Additionally, that TIA gets reviewed fairly early on in our development review process. 174 00:15:15,840 --> 00:15:17,960 An example is shown on the screen. 175 00:15:17,960 --> 00:15:26,720 If zoning has already been established that they are in compliance with, we'll require 176 00:15:26,720 --> 00:15:33,200 a TIA with the zoning compliance plan or the site plan, which is first. 177 00:15:33,200 --> 00:15:38,280 If they need a planned development, if they're doing a planned development application or 178 00:15:38,280 --> 00:15:45,040 a specific use permit, a TIA may be reviewed at the same time of those applications. 179 00:15:45,040 --> 00:15:53,120 It is up to staff, they may defer the actual review of such applications for the PD and 180 00:15:53,120 --> 00:15:57,840 SUPs at a later date with the civil engineering plans. 181 00:15:57,840 --> 00:16:00,800 And that's kind of done at a case-by-case basis. 182 00:16:00,800 --> 00:16:08,200 So there is some flexibility with those applications as to when the TIA is reviewed. 183 00:16:08,200 --> 00:16:16,800 Regarding where you all fit in to this general process, those recommendations, either signaling, 184 00:16:16,800 --> 00:16:24,560 turn lanes, road build out, you may see those in site plans or the ordinances of PD applications 185 00:16:24,560 --> 00:16:28,080 or SUP applications, they'd be reflected in there. 186 00:16:28,080 --> 00:16:33,920 Additionally, for all other applications, if there is a right-of-way dedication that's 187 00:16:33,920 --> 00:16:39,640 required specific to the TIA, that would show up in the final plat. 188 00:16:39,640 --> 00:16:45,320 And so that would go before you for your approval there. 189 00:16:45,320 --> 00:16:47,480 So fairly light. 190 00:16:47,480 --> 00:16:53,880 All right, we're breezing through this. 191 00:16:53,880 --> 00:16:57,460 So when I look at an example or a TIA in action. 192 00:16:57,460 --> 00:17:02,740 So what we have here is, so this is the Denton Grove Apartments, they're a fairly new apartment 193 00:17:02,740 --> 00:17:09,320 complex off of Loop 288, just a bit south of McKinney and in between, yeah, and just 194 00:17:09,320 --> 00:17:11,320 north of Dutchess Drive. 195 00:17:11,320 --> 00:17:17,080 So back in 2020, they were approved for a specific use permit to allow for multi-family 196 00:17:17,080 --> 00:17:19,000 dwelling use. 197 00:17:19,000 --> 00:17:26,660 They did have to do a TIA, they met both the peak hour requirement as well as just daily 198 00:17:26,660 --> 00:17:31,800 vehicle trips, and they took access from a tech set road. 199 00:17:31,800 --> 00:17:35,780 So three of the most common three. 200 00:17:35,780 --> 00:17:40,820 Based on that TIA, it was recommended that a signal be added at the intersection of Dutchess 201 00:17:40,820 --> 00:17:43,240 Drive and Loop 288. 202 00:17:43,240 --> 00:17:48,360 And so as part of approval of the development plans, they agreed to proportionally fund 203 00:17:48,360 --> 00:17:53,880 their impact for the installation of a traffic signal at that intersection. 204 00:17:53,880 --> 00:17:59,160 So to help improve the safety as well as flow of traffic in the area. 205 00:17:59,160 --> 00:18:08,800 Finally, there's several resources that speak to roadways, transportation, specifically 206 00:18:08,800 --> 00:18:16,400 if you want to look a little bit more into TIAs, our design criteria manual outlines 207 00:18:16,400 --> 00:18:24,200 those requirements for when we require it and what goes into those analysis. 208 00:18:24,200 --> 00:18:42,800 And that is, for me, fairly high level, but happy to answer any questions. 209 00:18:42,800 --> 00:18:49,400 I just had a comment, I want to thank you for preparing this for us tonight, man I appreciate 210 00:18:49,400 --> 00:18:50,400 that. 211 00:18:50,400 --> 00:18:57,640 And it helps me too when we get the slides, the slide deck the next day, and I can study 212 00:18:57,640 --> 00:19:01,800 it and go back into my resources, but good job on that. 213 00:19:01,800 --> 00:19:03,440 You're welcome. 214 00:19:03,440 --> 00:19:13,160 I'm curious the taking access or adjacent to a TxDOT right of way, is that a TxDOT requirement 215 00:19:13,160 --> 00:19:19,840 that basically in order to do the access study on whether curb warrant or not and all that, 216 00:19:19,840 --> 00:19:24,400 that they require it, or is that a city requirement given that we know questions are going to 217 00:19:24,400 --> 00:19:27,160 come when TxDOT is involved? 218 00:19:27,160 --> 00:19:33,160 Generally that's a result of TxDOT asking for a TIA, I don't believe everything that 219 00:19:33,160 --> 00:19:40,160 takes access off of the roadways requires a TIA, but a lot do, and so we just give them 220 00:19:40,160 --> 00:19:44,240 that flag that hey, TxDOT might need you. 221 00:19:44,240 --> 00:19:47,800 The development community is not surprised when they come through an application and 222 00:19:47,800 --> 00:19:57,080 hear that from TxDOT themselves, does that make sense? 223 00:19:57,080 --> 00:20:06,560 I guess, and feel free to defer, but I know that some of our work on the TIA process a 224 00:20:06,560 --> 00:20:16,760 couple of years ago instituted in addition to vehicle daily trips that there's a pedestrian 225 00:20:16,760 --> 00:20:23,440 TIA as well in areas where we expect higher pedestrian volume, is that something that 226 00:20:23,440 --> 00:20:24,440 is still ongoing? 227 00:20:24,440 --> 00:20:28,080 I know we've had a lot of staff turnover in that department and that sort of thing. 228 00:20:28,080 --> 00:20:34,760 That is a great question, I know our transportation team are definitely on a day to day basis 229 00:20:34,760 --> 00:20:40,480 involved with the TIA and all that sort of stuff, so we can't answer your question for 230 00:20:40,480 --> 00:20:42,640 sure, but we can look into it. 231 00:20:42,640 --> 00:20:50,400 I will say that a lot of sidewalk improvements, a lot of those are handled through a requirement 232 00:20:50,400 --> 00:20:55,600 for perimeter street improvements, so just by boarding a road they have to improve the 233 00:20:55,600 --> 00:21:00,520 sidewalk if deemed necessary, so I know a lot of that is captured that way, I'm not 234 00:21:00,520 --> 00:21:04,560 sure of anything beyond that, and so we can check. 235 00:21:04,560 --> 00:21:11,960 I think specifically one thing I hear from the community is for historical reasons I 236 00:21:11,960 --> 00:21:18,560 gather of ADA requirements and all these other things, we frequently see infrastructure put 237 00:21:18,560 --> 00:21:24,280 in place where an ADA ramp will be installed because it was adjacent on a roadway, but 238 00:21:24,280 --> 00:21:31,520 then it stops at the grass and the sidewalk continues, and I know that certainly we wouldn't 239 00:21:31,520 --> 00:21:40,520 approve a new development to have access off of a roadway when the street between their 240 00:21:40,520 --> 00:21:46,160 perimeter and the rest of the street network either doesn't exist or doesn't conform to 241 00:21:46,160 --> 00:21:49,960 the standards sufficient to carry the expected traffic. 242 00:21:49,960 --> 00:21:58,600 So I think the question I hear from the community just for future reference is are there examples 243 00:21:58,600 --> 00:22:07,800 or triggers that we have that would lead toward more of a network improvement from a sidewalk 244 00:22:07,800 --> 00:22:13,880 perspective in targeted areas where we do expect people to walk, not necessarily in 245 00:22:13,880 --> 00:22:24,080 the triangle bordered by highways, but in areas where we do, are we taking advantage 246 00:22:24,080 --> 00:22:31,560 of the activity that does go on to really take a hard look at that, so obviously understand 247 00:22:31,560 --> 00:22:36,920 that it's more of a transportation question, but that would be interesting to understand 248 00:22:36,920 --> 00:22:39,920 as that team gets reestablished. 249 00:22:39,920 --> 00:22:44,000 We'll definitely ask them. 250 00:22:44,000 --> 00:22:47,600 Any other questions? 251 00:22:47,600 --> 00:22:48,600 Thank you so much, Matt. 252 00:22:48,600 --> 00:22:53,700 You're welcome. 253 00:22:53,700 --> 00:23:00,300 And I believe that is our last work session report. 254 00:23:00,300 --> 00:23:14,160 So with that at 5.35 p.m., we will recess from our work session, and we will see everyone 255 00:23:14,160 --> 00:23:18,440 at 6.30 p.m. in the council chambers for the regular session. 256 00:23:18,440 --> 00:23:26,160 Thank you. 257 00:23:26,160 --> 00:23:33,900 Good evening, with the quorum present at 6.30 p.m. on August 27, 2025, I will call this 258 00:23:33,900 --> 00:23:37,640 meeting of the Denton Planning and Zoning Commission to order. 259 00:23:37,640 --> 00:23:45,480 Our first order of business is to stand and pledge allegiance to the U.S. and Texas flags. 260 00:23:45,480 --> 00:23:56,520 I pledge allegiance to the flag of the United States of America, and to the republic for 261 00:23:56,520 --> 00:24:03,040 which it stands, one nation, under God, indivisible, with liberty and justice for all. 262 00:24:03,040 --> 00:24:19,840 Honored the Texas flag, I pledge allegiance to the Texas, one state, under God, one, indivisible. 263 00:24:19,840 --> 00:24:26,560 That brings us to Item 2A, PZ25-167, consider approval of the Planning and Zoning Commission 264 00:24:26,560 --> 00:24:27,560 minutes. 265 00:24:27,560 --> 00:24:36,240 Any discussion or motion, Commissioner MacDuff? 266 00:24:36,240 --> 00:24:42,200 To approve the minutes of August 13, 2025, planning and zoning meeting minutes. 267 00:24:42,200 --> 00:24:43,840 Thank you. 268 00:24:43,840 --> 00:24:44,840 Commissioner Dyer? 269 00:24:44,840 --> 00:24:46,720 I will second that motion. 270 00:24:46,720 --> 00:24:47,720 Very good. 271 00:24:47,720 --> 00:24:55,920 Seeing no discussion, I'll call for a vote on the board. 272 00:24:55,920 --> 00:24:57,960 That item passes 4-0. 273 00:24:57,960 --> 00:25:03,520 Brings us to our consent agenda. 274 00:25:03,520 --> 00:25:20,160 Any open the floor for a motion or discussion? 275 00:25:20,160 --> 00:25:21,160 Commissioner MacDuff? 276 00:25:21,160 --> 00:25:27,560 Yes, I'd like to make a motion to approve this final plan as it meets the established 277 00:25:27,560 --> 00:25:30,400 criteria for approval. 278 00:25:30,400 --> 00:25:33,200 Except for the entire consent agenda? 279 00:25:33,200 --> 00:25:37,280 I'd be glad to do that. 280 00:25:37,280 --> 00:25:38,760 And Commissioner Garland? 281 00:25:38,760 --> 00:25:43,120 I second to approve. 282 00:25:43,120 --> 00:25:51,080 Seeing no discussion, I'll call for a vote on the board. 283 00:25:51,080 --> 00:25:54,120 That item passes 4-0. 284 00:25:54,120 --> 00:25:57,120 Brings us to items for individual consideration. 285 00:25:57,120 --> 00:26:05,800 Item 4A, PZ25-168, elect a vice chair to the Planning and Zoning Commission. 286 00:26:05,800 --> 00:26:14,240 I will say on this item, certainly welcome to entertain any nominations. 287 00:26:14,240 --> 00:26:19,800 I did speak to Commissioner Riggs and he said that if you all would like him, he's willing 288 00:26:19,800 --> 00:26:21,280 to serve. 289 00:26:21,280 --> 00:26:25,000 The other thing I will point out is that I'm actually going to be out on business travel 290 00:26:25,000 --> 00:26:32,520 the next two meetings in September, so whoever gets this lovely job will have some time to 291 00:26:32,520 --> 00:26:35,480 practice in the next two meetings. 292 00:26:35,480 --> 00:26:36,480 Any discussion? 293 00:26:36,480 --> 00:26:37,480 Commissioner MacDuff? 294 00:26:37,480 --> 00:26:45,040 Yes, I'd like to make a motion to nominate Commissioner Clay Riggs as vice chair, Planning 295 00:26:45,040 --> 00:26:47,360 and Zoning Commission. 296 00:26:47,360 --> 00:26:52,360 I'd like to speak to his credentials, and he's a long-time Denton citizen, as well as 297 00:26:52,360 --> 00:26:59,320 a retired employee, a long-time director of Public Works, and so he is very familiar with 298 00:26:59,320 --> 00:27:04,520 goings-on of planning and zoning, and I appreciate his assistance. 299 00:27:04,520 --> 00:27:05,640 Sure. 300 00:27:05,640 --> 00:27:06,640 Commissioner Dyer? 301 00:27:06,640 --> 00:27:10,000 I will second that motion. 302 00:27:10,000 --> 00:27:11,080 Okay. 303 00:27:11,080 --> 00:27:18,280 Seeing no discussion, I'll call for a vote on the board. 304 00:27:18,280 --> 00:27:21,560 Item passes 4-0. 305 00:27:21,560 --> 00:27:26,480 Next item is 4B, FP 25-0018B. 306 00:27:26,480 --> 00:27:30,160 Good evening. 307 00:27:30,160 --> 00:27:44,760 Good evening, Chair and members of the Commission, Erin Stanley, Assistant Planner. 308 00:27:44,760 --> 00:27:47,840 I'm presenting this for Mia Hines tonight. 309 00:27:47,840 --> 00:27:51,240 This is FP 25-18. 310 00:27:51,240 --> 00:27:54,660 This is a final plat for Hickory Grove Phase 4. 311 00:27:54,660 --> 00:28:01,160 This is approximately 114 acres, generally located south of Jackson Road and east of 312 00:28:01,160 --> 00:28:05,000 the intersection of Nail Road and Jackson Road. 313 00:28:05,000 --> 00:28:10,260 This has been approved by this body back in June, and then as they were working to file 314 00:28:10,260 --> 00:28:16,280 the plat, they noticed a few other things that they needed to add, one HOA lot and add 315 00:28:16,280 --> 00:28:20,460 an easement to the plat, so that is back before you tonight. 316 00:28:20,460 --> 00:28:24,720 At this time, it does not meet our criteria for approval, and staff is recommending denial, 317 00:28:24,720 --> 00:28:33,720 but we have no objection to the first extension to September, I think that should be 24th, 318 00:28:33,720 --> 00:28:35,800 2025. 319 00:28:35,800 --> 00:28:43,440 And the request for extension, I think, was emailed to all of us earlier. 320 00:28:43,440 --> 00:28:45,920 Commissioner Dyer? 321 00:28:45,920 --> 00:28:53,960 I would like to make a motion that we go ahead and approve the extension of this particular 322 00:28:53,960 --> 00:28:57,680 plat until the 24th of September. 323 00:28:57,680 --> 00:28:58,760 Thank you. 324 00:28:58,760 --> 00:28:59,760 Commissioner MacDuff? 325 00:28:59,760 --> 00:29:06,960 Yes, I'd like to second Commissioner Dyer's motion to approve this extension, would be 326 00:29:06,960 --> 00:29:12,240 the first extension to date certain of September 24th, 2025. 327 00:29:12,240 --> 00:29:13,800 Thank you. 328 00:29:13,800 --> 00:29:22,040 Seeing no discussion, I'll call for a vote on the board on the motion to continue. 329 00:29:22,040 --> 00:29:28,360 That item passes 4-0, brings us to item 4C, PP 25-0003. 330 00:29:28,360 --> 00:29:35,280 Good evening again, Erin Stanley, assistant planner. 331 00:29:35,280 --> 00:29:43,600 This is FP, or not FP, preliminary plat, PP 25-0003. 332 00:29:43,600 --> 00:29:49,680 This is a preliminary plat for CORE 5 LC Razor Ranch Edition. 333 00:29:49,680 --> 00:29:57,120 This is located south of US 380, approximately 900 feet west of I-35, and 600 feet north 334 00:29:57,120 --> 00:29:59,200 of Jim Crystal Road. 335 00:29:59,200 --> 00:30:03,540 At this time, this plat does not meet our criteria for approval, but we have no objection 336 00:30:03,540 --> 00:30:06,400 to the requested first extension to September 24th. 337 00:30:06,400 --> 00:30:08,480 I'll stand for any questions. 338 00:30:08,480 --> 00:30:09,880 Thank you. 339 00:30:09,880 --> 00:30:13,520 Any questions or a motion? 340 00:30:13,520 --> 00:30:16,280 Commissioner MacDuff? 341 00:30:16,280 --> 00:30:26,000 Yes, I'd like to make a motion for approval of this first extension request to date certain 342 00:30:26,000 --> 00:30:30,400 of September 24th, 2025. 343 00:30:30,400 --> 00:30:31,400 Thank you. 344 00:30:31,400 --> 00:30:34,240 And Commissioner Garland? 345 00:30:34,240 --> 00:30:35,880 And I'll second the motion. 346 00:30:35,880 --> 00:30:37,920 Thank you. 347 00:30:37,920 --> 00:30:42,240 With the motion and a second, and seeing no discussion, I'll call for a vote on the board 348 00:30:42,240 --> 00:30:56,120 that item passes 4-0, brings us to our one public hearing today, item 5A-Z25-0008. 349 00:30:56,120 --> 00:31:00,920 Good evening. 350 00:31:00,920 --> 00:31:13,080 All right, good evening, I'm Julie Wyatt, principal planner with the City of Denton, 351 00:31:13,080 --> 00:31:17,400 and I am presenting Z258 Cat 35. 352 00:31:17,400 --> 00:31:25,360 The request before you is a rezoning of 68 acres from PD 142 Hillcrest Center to a planned 353 00:31:25,360 --> 00:31:26,680 development general office. 354 00:31:26,680 --> 00:31:31,360 It is a PD overlay, is what we're looking at tonight. 355 00:31:31,360 --> 00:31:37,320 The purpose is to facilitate an employment use development, things like warehouse, light 356 00:31:37,320 --> 00:31:44,240 industrial, and office uses, but if it was approved, any use that is allowed in the district 357 00:31:44,240 --> 00:31:46,160 could be developed. 358 00:31:46,160 --> 00:31:50,800 The site is located on the north side of town at the northern gateway of Denton, we talked 359 00:31:50,800 --> 00:31:55,360 about that in the work session, and it's at the confluence of three major highways. 360 00:31:55,360 --> 00:32:01,800 You've got Highway 77 on the north, 35 on the west side, and then loop 288 along the 361 00:32:01,800 --> 00:32:04,960 south side. 362 00:32:04,960 --> 00:32:07,900 So as I mentioned, the current zoning is PD 142. 363 00:32:07,900 --> 00:32:10,520 This PD is one of our older PDs. 364 00:32:10,520 --> 00:32:12,920 We don't have many of them left, but this is one of them. 365 00:32:12,920 --> 00:32:19,600 It was established in 1991 as an urban center intended to create a concentration of employment 366 00:32:19,600 --> 00:32:25,960 type uses in commercial development, kind of as a hub right here next to all of these 367 00:32:25,960 --> 00:32:26,960 highways. 368 00:32:26,960 --> 00:32:32,720 The PD had permitted uses, and just on your screen you'll see offices, light industrial, 369 00:32:32,720 --> 00:32:34,000 and warehouse were permitted. 370 00:32:34,000 --> 00:32:38,960 So if the property developed under its current PD, the uses that they are proposing would 371 00:32:38,960 --> 00:32:40,960 be allowed. 372 00:32:40,960 --> 00:32:45,440 The development standards, however, were kind of 1991 standards, so they are proposing to 373 00:32:45,440 --> 00:32:54,080 rezone to something a little more current, a little more modern, and apply current standards. 374 00:32:54,080 --> 00:32:58,080 The map on your screen is the development plan for the Hillcrest Center. 375 00:32:58,080 --> 00:33:01,280 You can see the only thing that really is developed out of this PD is the Stonehill 376 00:33:01,280 --> 00:33:05,420 Center, which we're all familiar with. 377 00:33:05,420 --> 00:33:08,080 So we'll go briefly over their proposal. 378 00:33:08,080 --> 00:33:11,800 As I mentioned, this is an overlay PD, and what that means is there isn't a site plan 379 00:33:11,800 --> 00:33:13,040 associated with it. 380 00:33:13,040 --> 00:33:17,360 There's just some parameters in text for the PD. 381 00:33:17,360 --> 00:33:20,880 As the base zoning, they are proposing general office. 382 00:33:20,880 --> 00:33:26,000 There are five elements that the PD includes where they modify some of the standards in 383 00:33:26,000 --> 00:33:27,360 the debt and development code. 384 00:33:27,360 --> 00:33:32,640 First of all, that screening at the right of way, the 30 to 35 foot screening at the 385 00:33:32,640 --> 00:33:40,120 right of way, 30 feet along loop 288 and highway 77 and then 35 feet along I-35. 386 00:33:40,120 --> 00:33:44,400 This will allow that buffer to have them put all of those landscaping elements that we 387 00:33:44,400 --> 00:33:52,060 want to see on developments, in developments, sufficient room to put that in. 388 00:33:52,060 --> 00:33:55,440 They are also proposing a deviation of parking. 389 00:33:55,440 --> 00:33:59,920 Because they don't have an end user and they want flexibility as this project or as this 390 00:33:59,920 --> 00:34:10,100 site evolves over the years, so they are proposing a minimum maximum of 2,000 square feet or 391 00:34:10,100 --> 00:34:13,800 500 square feet to 2,000 square feet maximum. 392 00:34:13,800 --> 00:34:19,280 Also allowing the director to make determination on parking standards if there's some nuances 393 00:34:19,280 --> 00:34:20,720 associated with it. 394 00:34:20,720 --> 00:34:23,980 That just gives them some flexibility as they move forward. 395 00:34:23,980 --> 00:34:30,400 They're proposing to enhance our building design standards with that 30% windows along 396 00:34:30,400 --> 00:34:37,960 that entrance to the development as well as modifying our minimum breaks from 50 feet 397 00:34:37,960 --> 00:34:44,800 to 100 feet, given the skies and scale of the building to increase that interval size. 398 00:34:44,800 --> 00:34:49,880 They are proposing that dock doors cannot face directly face any right of way. 399 00:34:49,880 --> 00:34:52,560 It would also be prohibited in front yards. 400 00:34:52,560 --> 00:34:57,080 And they have to be screened by walls, building projections, wing walls, retaining walls, 401 00:34:57,080 --> 00:35:00,520 something other so that you can't see it from the right of way. 402 00:35:00,520 --> 00:35:03,600 And then a limitation on outdoor storage. 403 00:35:03,600 --> 00:35:08,400 Walls other than trailer parking would be limited to 30% of truck court areas and those 404 00:35:08,400 --> 00:35:12,280 are those areas behind the building screened. 405 00:35:12,280 --> 00:35:16,160 Just to make sure that once again any visual impacts associated with outdoor storage would 406 00:35:16,160 --> 00:35:22,840 be either limited, minimized, or hopefully negated completely. 407 00:35:22,840 --> 00:35:27,680 Criteria for approval for any rezoning is in the development code, subchapter 2. 408 00:35:27,680 --> 00:35:29,240 I won't go over all of them. 409 00:35:29,240 --> 00:35:31,560 We'll just talk about some highlights. 410 00:35:31,560 --> 00:35:35,640 Basically in summary, it is consistent with the comprehensive plan both in future land 411 00:35:35,640 --> 00:35:38,640 use and in our goals and policies. 412 00:35:38,640 --> 00:35:43,400 The development, if approved, any development would have to comply with Denton Development 413 00:35:43,400 --> 00:35:48,840 Code requirements except for where they have deviated in the PD. 414 00:35:48,840 --> 00:35:52,600 Staff's analysis is that the development is appropriate for the area and location and 415 00:35:52,600 --> 00:35:56,440 planning given all the highway to access. 416 00:35:56,440 --> 00:36:00,760 And it's not expected to generate adverse impacts to compatibility infrastructure or 417 00:36:00,760 --> 00:36:02,800 fiscal impacts. 418 00:36:02,800 --> 00:36:05,560 We'll talk about a couple things just a little more in depth. 419 00:36:05,560 --> 00:36:09,640 First of all, the comprehensive plan, the future land use business center, that's envisioned 420 00:36:09,640 --> 00:36:15,440 to be our employment centers, things like offices, maybe some light industrial, a range 421 00:36:15,440 --> 00:36:17,600 of businesses and sizes. 422 00:36:17,600 --> 00:36:20,600 The proposed GEO district is consistent. 423 00:36:20,600 --> 00:36:24,840 In fact, GEO is one of those districts that we typically find within business center that 424 00:36:24,840 --> 00:36:29,400 we like to see. 425 00:36:29,400 --> 00:36:35,520 But the overlay also provides additional enhancements given the site's location at the gateway. 426 00:36:35,520 --> 00:36:40,800 And those are those enhancements we talked about, the screening, the landscaping, making 427 00:36:40,800 --> 00:36:45,040 sure that it's a higher quality development here at the gateway of Denton. 428 00:36:45,040 --> 00:36:50,860 And that helps us achieve goal CC4 which achieves exemplary urban design. 429 00:36:50,860 --> 00:36:58,360 Site location makes sense and the site design standards also screen those loading docks 430 00:36:58,360 --> 00:37:02,240 and the things that we don't want to see from the right away. 431 00:37:02,240 --> 00:37:05,800 The proposal also provides a greater level of design. 432 00:37:05,800 --> 00:37:07,520 Once again, it enhances that landscaping. 433 00:37:07,520 --> 00:37:13,280 It reduces the visual impacts of the dock doors, provides the flexibility in parking, 434 00:37:13,280 --> 00:37:19,800 it increases those architectural standards for really requiring additional architecture 435 00:37:19,800 --> 00:37:26,280 there at the entrance of any building, and it also limits the amount of permitted locations 436 00:37:26,280 --> 00:37:29,640 of accessory outdoor storage. 437 00:37:29,640 --> 00:37:31,960 Notification was sent out. 438 00:37:31,960 --> 00:37:35,800 We received one letter in favor. 439 00:37:35,800 --> 00:37:42,840 It was this property just to the northeast of the subject site. 440 00:37:42,840 --> 00:37:46,040 So based upon the criteria for approval, staff recommends approval. 441 00:37:46,040 --> 00:37:50,200 I'll be happy to answer any questions, and the applicant is here with a brief presentation 442 00:37:50,200 --> 00:37:54,880 and to also answer your questions. 443 00:37:54,880 --> 00:38:05,320 >> Any questions for staff at this time? 444 00:38:05,320 --> 00:38:06,320 Commissioner McDuff? 445 00:38:06,320 --> 00:38:08,400 >> Yes, Ms. White. 446 00:38:08,400 --> 00:38:12,040 Would you elaborate some more on the gateway concept? 447 00:38:12,040 --> 00:38:13,040 >> Sure. 448 00:38:13,040 --> 00:38:21,240 So the comprehensive plan designates this area as a gateway. 449 00:38:21,240 --> 00:38:25,440 As you drive south on 35, this is one of the first parts of Denton that you see, and we 450 00:38:25,440 --> 00:38:31,000 want to make sure that the urban design meets an elevated standard in this area. 451 00:38:31,000 --> 00:38:36,000 So not only in terms of public infrastructure in our highways and our roadways, but also 452 00:38:36,000 --> 00:38:37,240 our developments. 453 00:38:37,240 --> 00:38:41,240 And that was the impetus for the PD overlay. 454 00:38:41,240 --> 00:38:48,260 And so we coordinated with the applicant, kind of worked back and forth to find those 455 00:38:48,260 --> 00:38:53,200 overlay conditions that kind of work for their project, but also where that higher quality 456 00:38:53,200 --> 00:38:56,000 design that the City of Denton wants to see on the gateway. 457 00:38:56,000 --> 00:39:03,880 So that really is the gateway location is the reason for the overlay. 458 00:39:03,880 --> 00:39:04,880 >> Commissioner Dyer? 459 00:39:04,880 --> 00:39:11,360 >> I know you answered this in the workshop, but just for those citizens who are only viewing 460 00:39:11,360 --> 00:39:18,700 this meeting, could you just kind of explain when you look at the 288 expansion that's 461 00:39:18,700 --> 00:39:27,640 about to happen on the west side of 35, is there going to be any sort of updating to 462 00:39:27,640 --> 00:39:35,480 that 288 loop just on this east side of 35 that the owner might have to think about when 463 00:39:35,480 --> 00:39:41,480 putting in the development here and the buildings and the landscaping and all that stuff? 464 00:39:41,480 --> 00:39:42,480 >> That is a great question. 465 00:39:42,480 --> 00:39:48,520 So this part of town is going to look a whole lot different in about 10 years. 466 00:39:48,520 --> 00:39:49,800 TxDOT has plans. 467 00:39:49,800 --> 00:39:51,600 You are exactly correct. 468 00:39:51,600 --> 00:40:01,600 Loop 288 will get frontage roads all along the northern arc of Loop 288. 469 00:40:01,600 --> 00:40:08,440 Also a direct connector will connect the main lanes of Loop 288 to 35, both going north 470 00:40:08,440 --> 00:40:10,440 and south and east and west. 471 00:40:10,440 --> 00:40:15,400 So it's going to look a lot different. 472 00:40:15,400 --> 00:40:21,400 Our transportation folks, this project is not underway yet. 473 00:40:21,400 --> 00:40:25,980 There's a concept out there, but it's not finalized. 474 00:40:25,980 --> 00:40:31,640 So we don't anticipate that anything at the very earliest would start would be 2030, but 475 00:40:31,640 --> 00:40:35,120 I wouldn't even promise that. 476 00:40:35,120 --> 00:40:41,480 Part of that additional landscape buffer, TxDOT has acquired right-of-way, but if the 477 00:40:41,480 --> 00:40:46,740 design changes and TxDOT needs additional right-of-way, that landscape buffer will provide 478 00:40:46,740 --> 00:40:51,360 that additional room to give some flexibility and some breathing room to allow the landscaping, 479 00:40:51,360 --> 00:40:56,840 the screening, the kinds of things that we want to see at the right-of-way, room to stay 480 00:40:56,840 --> 00:41:00,700 and not be taken out by any right-of-way. 481 00:41:00,700 --> 00:41:01,960 So we don't have a crystal ball. 482 00:41:01,960 --> 00:41:06,920 We don't know what is going to happen, but that 30- and 35-foot landscape buffer will 483 00:41:06,920 --> 00:41:10,360 give some breathing room, yes, ma'am. 484 00:41:10,360 --> 00:41:16,580 So as a follow-on to that, then, what would happen if TxDOT did take more right-of-way 485 00:41:16,580 --> 00:41:21,840 than everybody is thinking they're going to and that ate into some of the landscaping? 486 00:41:21,840 --> 00:41:26,240 With the overlay on here, does the city have a right to go back to the property owner to 487 00:41:26,240 --> 00:41:31,840 say, "Hey, you need to add some more landscaping here to make it pretty for the gateway"? 488 00:41:31,840 --> 00:41:37,120 The Denton Development Code speaks to that, and we typically do not require developers 489 00:41:37,120 --> 00:41:44,840 to put back the landscaping or the things that were put in place as required by the 490 00:41:44,840 --> 00:41:46,200 Denton Development Code. 491 00:41:46,200 --> 00:41:52,080 Now, often, property owners, if TxDOT comes in and acquires right-of-way, have to reconfigure 492 00:41:52,080 --> 00:41:56,960 their sites, their parking, maybe they'll lose parking, they lose that frontage. 493 00:41:56,960 --> 00:42:02,240 At that time, if they reconfigure, we coordinate with them to get it as close to the requirements 494 00:42:02,240 --> 00:42:03,240 as possible. 495 00:42:03,240 --> 00:42:04,240 Okay. 496 00:42:04,240 --> 00:42:11,340 I don't see any other questions yet. 497 00:42:11,340 --> 00:42:13,640 Thank you. 498 00:42:13,640 --> 00:42:14,640 This is a public hearing. 499 00:42:14,640 --> 00:42:17,520 I will open the public hearing at this time. 500 00:42:17,520 --> 00:42:24,000 I don't have a card, so you'll have to fill out one. 501 00:42:24,000 --> 00:42:25,960 That's certainly fine. 502 00:42:25,960 --> 00:42:27,320 We can get you a card here. 503 00:42:27,320 --> 00:42:32,760 But if you want to come forward and share anything about this application, you're certainly 504 00:42:32,760 --> 00:42:38,320 welcome to just name and address, and the secretary can get you a card afterwards. 505 00:42:38,320 --> 00:42:39,720 There we go. 506 00:42:39,720 --> 00:42:41,040 Yeah, good evening. 507 00:42:41,040 --> 00:42:46,200 Miles Terry, 5710 Ben Oak Place in Dallas, Texas. 508 00:42:46,200 --> 00:42:48,600 Thank you, commissioners and chair, for the opportunity to speak tonight. 509 00:42:48,600 --> 00:42:52,480 I'll keep it brief, because Julie did a wonderful job summarizing what we're planning here. 510 00:42:52,480 --> 00:42:57,360 I'll just quickly tell you about ourselves as a developer, maybe touch on the site plan 511 00:42:57,360 --> 00:42:59,360 that we have so you guys can see that. 512 00:42:59,360 --> 00:43:04,360 As you can see on the screen, this is a proposed building design for the building on I-35, 513 00:43:04,360 --> 00:43:09,200 so enhanced building design, we'll talk about that, and then we always engage a third-party 514 00:43:09,200 --> 00:43:15,400 economic consultant to determine tax revenue that the city should expect and jobs that 515 00:43:15,400 --> 00:43:16,400 you should expect. 516 00:43:16,400 --> 00:43:18,960 So I'll just touch on those three things. 517 00:43:18,960 --> 00:43:23,360 So just by way of background, I'm with Jackson Shaw, I run our North Texas Division. 518 00:43:23,360 --> 00:43:25,600 We have three lines of business. 519 00:43:25,600 --> 00:43:31,760 We've been around for 53 years based in Dallas, your hospitality development, residential 520 00:43:31,760 --> 00:43:34,140 lot development, and then also we do business parks. 521 00:43:34,140 --> 00:43:38,760 So what you see here, and that entails we'll go find anywhere from 10 to 300 acres, and 522 00:43:38,760 --> 00:43:44,640 we may do one to 15 buildings, and we try to create a business park in its employment 523 00:43:44,640 --> 00:43:48,160 zone and draw the type of tenants that the city will be proud of. 524 00:43:48,160 --> 00:43:52,180 I'll show you some example projects through this as well. 525 00:43:52,180 --> 00:43:55,800 As I said, we've been around for 53 years. 526 00:43:55,800 --> 00:44:02,920 Our owners here, Louis Shaw, he's always instilled a sense of just elevated design in everything 527 00:44:02,920 --> 00:44:04,080 that we do. 528 00:44:04,080 --> 00:44:08,120 You can see some example projects of business parks that we do here. 529 00:44:08,120 --> 00:44:12,080 There's always going to be more glass, we're going to be more sensitive to many of the 530 00:44:12,080 --> 00:44:16,000 things that Julie touched on, just where dock doors are, the type and size of buildings 531 00:44:16,000 --> 00:44:17,000 that you do. 532 00:44:17,000 --> 00:44:20,320 We want to bring in the right tenants to any place we're going to do business. 533 00:44:20,320 --> 00:44:22,160 This is a two-phase project. 534 00:44:22,160 --> 00:44:27,000 We plan on being, you know, developing and leasing and owning here for a minimum of six 535 00:44:27,000 --> 00:44:28,000 or seven years. 536 00:44:28,000 --> 00:44:29,000 So that's a long time. 537 00:44:29,000 --> 00:44:30,280 We need to make sure we do it the right way. 538 00:44:30,280 --> 00:44:35,600 And then we've been in Dallas for 53 years already, and so the opportunity to do it again 539 00:44:35,600 --> 00:44:39,520 when we come talk to other municipalities, we know that you can go drive those projects. 540 00:44:39,520 --> 00:44:42,480 So we want to make sure it's a project that everybody's proud of. 541 00:44:42,480 --> 00:44:46,080 So example projects here, you're going to typically notice from the type of business 542 00:44:46,080 --> 00:44:51,640 parks that we do, you're going to see elevated entries with more glass, more articulation. 543 00:44:51,640 --> 00:44:55,160 This is a stained concrete that was pretty unique, and here's a few different projects, 544 00:44:55,160 --> 00:44:57,780 and I'll show you some of the additionals as well. 545 00:44:57,780 --> 00:45:01,200 We also always try to really engage with the community. 546 00:45:01,200 --> 00:45:04,880 Specific to a South Fort Worth project we did, this was just one example. 547 00:45:04,880 --> 00:45:10,000 This was done, it's called 46 Ranch, it's in South Fort Worth. 548 00:45:10,000 --> 00:45:15,080 As a result of that project and where we were, we've been engaged in, I guess that's seven 549 00:45:15,080 --> 00:45:20,160 or eight different philanthropic, different activities, and continue to do even though 550 00:45:20,160 --> 00:45:22,800 we've built that project four or five years ago. 551 00:45:22,800 --> 00:45:26,720 So that's something I think that you'll see from us as we get more involved in Denton 552 00:45:26,720 --> 00:45:28,800 and engaged in this community. 553 00:45:28,800 --> 00:45:30,240 We'll do more than just build a project. 554 00:45:30,240 --> 00:45:33,960 So we'll find various causes that are important to the community, important to members like 555 00:45:33,960 --> 00:45:39,120 yourself, and find a way to contribute time and/or dollars during the project, so just 556 00:45:39,120 --> 00:45:41,480 a few examples here. 557 00:45:41,480 --> 00:45:45,560 Our team, as I talked about us, we've got Kimley Horne, so I think you guys know Mack, 558 00:45:45,560 --> 00:45:46,960 he's the engineer on the project. 559 00:45:46,960 --> 00:45:49,340 Kimley Horne's also the landscape architect. 560 00:45:49,340 --> 00:45:54,280 We have an architect out of California that they wrote the book for NAOP, if you guys 561 00:45:54,280 --> 00:45:59,160 are familiar with NAOP, on kind of business, park, industrial, real estate, do some really 562 00:45:59,160 --> 00:46:08,280 cool projects, and then we hired Pettit Economic Development for the jobs and tax revenue study. 563 00:46:08,280 --> 00:46:09,280 You've seen the site. 564 00:46:09,280 --> 00:46:12,120 We obviously talked about the zoning, so I'll breeze through this. 565 00:46:12,120 --> 00:46:13,120 I think this was important. 566 00:46:13,120 --> 00:46:19,560 I noticed this in the presentation on the 5th from Stephen, they actually had this area. 567 00:46:19,560 --> 00:46:22,480 In his presentation, it was actually designated as industrial in the future. 568 00:46:22,480 --> 00:46:26,040 I know it's the business innovation, but this is how it was listed there. 569 00:46:26,040 --> 00:46:30,600 It was just something we thought was interesting, and we included it here. 570 00:46:30,600 --> 00:46:32,000 Julie touched on this great. 571 00:46:32,000 --> 00:46:35,240 We've been really thoughtful about our site plan, and the way we've designed this is all 572 00:46:35,240 --> 00:46:39,960 our truck courts are all screened by buildings, kind of corner pods on each building. 573 00:46:39,960 --> 00:46:40,960 We've got screen walls as well. 574 00:46:40,960 --> 00:46:44,000 You're going to see enhanced design, as you see from this picture. 575 00:46:44,000 --> 00:46:49,400 This isn't final, but this is one of the elevation designs that we're contemplating. 576 00:46:49,400 --> 00:46:51,720 Our owner here has been very thoughtful. 577 00:46:51,720 --> 00:46:52,720 They know Jackson Shaw. 578 00:46:52,720 --> 00:46:56,680 They know our reputation as a really quality developer, and so that's one of the reasons 579 00:46:56,680 --> 00:46:59,360 we got the opportunity to be in front of you today. 580 00:46:59,360 --> 00:47:00,680 Enhanced landscaping, she talked about. 581 00:47:00,680 --> 00:47:01,680 We've got buffering. 582 00:47:01,680 --> 00:47:07,680 We've got a product type that typically lends itself to higher office, more jobs and tenants, 583 00:47:07,680 --> 00:47:11,720 employees within there, and then generally less truck traffic. 584 00:47:11,720 --> 00:47:15,320 You've seen some of the bigger buildings that might be 500 to a million square feet throughout 585 00:47:15,320 --> 00:47:17,300 town with a lot of dock doors. 586 00:47:17,300 --> 00:47:18,480 This isn't that type of product. 587 00:47:18,480 --> 00:47:21,880 Our largest building's 260,000 square feet. 588 00:47:21,880 --> 00:47:26,600 Our 30,000 to 100,000 square feet tenants is what we're targeting. 589 00:47:26,600 --> 00:47:27,600 Bypass. 590 00:47:27,600 --> 00:47:29,000 Here's a site plan example. 591 00:47:29,000 --> 00:47:33,880 So 35 is on plan left, 288 on the south. 592 00:47:33,880 --> 00:47:35,820 There's three buildings in phase one. 593 00:47:35,820 --> 00:47:38,840 It's roughly 540,000 square feet. 594 00:47:38,840 --> 00:47:43,360 Phase two is three buildings as well, roughly 368,000 square feet. 595 00:47:43,360 --> 00:47:47,040 As you can see here, we've got ... I mean, all your docks and your truck courts are internal 596 00:47:47,040 --> 00:47:50,280 to the site, same here, same here, and same here. 597 00:47:50,280 --> 00:47:54,800 So what you're going to see is back to an elevation like this. 598 00:47:54,800 --> 00:47:59,960 You're going to see something from, as you're going by on 35 or 288 or 77, it's going to 599 00:47:59,960 --> 00:48:05,640 look and feel a lot like an office complex, an office building, but it has the modern 600 00:48:05,640 --> 00:48:11,440 functionality of dock doors and ramps in the back of the building. 601 00:48:11,440 --> 00:48:14,200 Continue to breeze through some of this stuff. 602 00:48:14,200 --> 00:48:15,280 So the economic impact. 603 00:48:15,280 --> 00:48:16,760 We always think this is important. 604 00:48:16,760 --> 00:48:20,640 This is a site that's in ag today. 605 00:48:20,640 --> 00:48:23,360 Property values at $1,100, as you can see there. 606 00:48:23,360 --> 00:48:28,240 I think it produces like seven or eight dollars to the city right now in city taxes. 607 00:48:28,240 --> 00:48:33,000 And so without development, that would be the continued future is some sort of ag exemption. 608 00:48:33,000 --> 00:48:35,440 They have cattle on it from time to time. 609 00:48:35,440 --> 00:48:39,000 So David Pettit did an analysis. 610 00:48:39,000 --> 00:48:42,000 We plan to deliver the first phase in 27. 611 00:48:42,000 --> 00:48:44,760 The second phase would deliver in 2029. 612 00:48:44,760 --> 00:48:50,080 So the first year after a full build out, you're looking at based on comparables around Denton, 613 00:48:50,080 --> 00:48:53,040 roughly a hundred million dollars in appraised value. 614 00:48:53,040 --> 00:48:59,660 So you'll see on this next slide over a 25 year period, they estimated 39 million dollars 615 00:48:59,660 --> 00:49:05,200 of tax revenue for the city and an overall 128 million if you factor in the county in 616 00:49:05,200 --> 00:49:06,200 the school. 617 00:49:06,200 --> 00:49:08,720 So significant tax revenue to the city. 618 00:49:08,720 --> 00:49:09,720 I know that's important. 619 00:49:09,720 --> 00:49:13,240 I've sat through a few of these now and seen some of the budget considerations and things 620 00:49:13,240 --> 00:49:14,240 that are ongoing. 621 00:49:14,240 --> 00:49:16,000 So I think this would make a big impact. 622 00:49:16,000 --> 00:49:21,120 It also generates almost two million dollars in fees between the impact fees, permit fees, 623 00:49:21,120 --> 00:49:22,120 review fees. 624 00:49:22,120 --> 00:49:27,800 So it is substantial dollars being invested back into the city. 625 00:49:27,800 --> 00:49:33,260 Specific to jobs, let's jump there. 626 00:49:33,260 --> 00:49:39,920 We estimate 616 jobs would be created from this project as based on typical assumptions 627 00:49:39,920 --> 00:49:45,960 of labor data that they see, type of tenants that we expect with an average wage of about 628 00:49:45,960 --> 00:49:47,360 $63,000 a year. 629 00:49:47,360 --> 00:49:49,520 So you'll see that flex up and down. 630 00:49:49,520 --> 00:49:53,560 Our project, we completed a project in Benbrook. 631 00:49:53,560 --> 00:49:54,560 Kind of fast forward. 632 00:49:54,560 --> 00:49:57,140 Here's some tenants that you, you know, happy to share this. 633 00:49:57,140 --> 00:50:02,200 This is tenants that we have on our projects across the country, many of these in Texas. 634 00:50:02,200 --> 00:50:03,780 And here's some quick example projects. 635 00:50:03,780 --> 00:50:06,680 This is one we did in Richardson. 636 00:50:06,680 --> 00:50:07,680 This was also a zoning case. 637 00:50:07,680 --> 00:50:11,720 It had a residential adjacency and so there was, you know, it was contentious at times, 638 00:50:11,720 --> 00:50:12,720 right? 639 00:50:12,720 --> 00:50:15,520 It was approved from the city, excuse me. 640 00:50:15,520 --> 00:50:18,800 And then ultimately it won commercial real estate project of the year, a couple of years 641 00:50:18,800 --> 00:50:20,960 after we had built it from the city. 642 00:50:20,960 --> 00:50:24,720 It was a great example to a lot of tech tenants that came into the area. 643 00:50:24,720 --> 00:50:26,720 You can see some of the design there. 644 00:50:26,720 --> 00:50:29,800 This is one we completed about a year ago in Benbrook, which is just southwest Fort 645 00:50:29,800 --> 00:50:30,800 Worth. 646 00:50:30,800 --> 00:50:34,640 You saw these designs on the second page, but we've had two different headquarters moving 647 00:50:34,640 --> 00:50:35,720 to this project already. 648 00:50:35,720 --> 00:50:38,800 One on this Tandy Leather, if you guys are familiar with that organization out of Fort 649 00:50:38,800 --> 00:50:40,720 Worth, it's been around for about a hundred years. 650 00:50:40,720 --> 00:50:45,000 So you're seeing a lot of these different companies that are bringing their headquarters 651 00:50:45,000 --> 00:50:49,780 with all their executive employees, HR functions, also with their distribution staff, so synergies 652 00:50:49,780 --> 00:50:51,320 under the same building. 653 00:50:51,320 --> 00:50:53,280 We think you can see a lot of the same thing with this project. 654 00:50:53,280 --> 00:50:56,960 The front, you know, the front edge of the visibility, so you've got great branding opportunities. 655 00:50:56,960 --> 00:51:02,400 It's going to look and feel like a business park, office park versus a distribution center. 656 00:51:02,400 --> 00:51:04,420 This is one we just completed in Lakeview. 657 00:51:04,420 --> 00:51:06,920 Also another zoning case. 658 00:51:06,920 --> 00:51:09,720 This whole project, when it's done, will be almost two million square feet. 659 00:51:09,720 --> 00:51:14,720 You know, this is your phase one that we just delivered within the last kind of 60 days. 660 00:51:14,720 --> 00:51:19,280 We also built a build-to-suit, which isn't on here for a group called SAF Holland. 661 00:51:19,280 --> 00:51:24,880 They're an automotive manufacturer, roughly 250 jobs, 260,000 square foot build-to-suit, 662 00:51:24,880 --> 00:51:28,540 and so they're going to be doing automotive manufacturing at that facility. 663 00:51:28,540 --> 00:51:32,240 I think the average pays $101,000, so a really good quality job. 664 00:51:32,240 --> 00:51:35,940 You're seeing a lot of manufacturing move to Texas right now, and we think this project's 665 00:51:35,940 --> 00:51:37,920 going to benefit from that. 666 00:51:37,920 --> 00:51:42,200 Outside of that, I think I've taken enough time. 667 00:51:42,200 --> 00:51:44,260 So this is just some of the stuff we pulled from your EDC. 668 00:51:44,260 --> 00:51:47,120 We think it fits with what the city's trying to bring to the community. 669 00:51:47,120 --> 00:51:52,120 Obviously, Julie touched on kind of the future land use and what's going on there, so I'll 670 00:51:52,120 --> 00:51:53,120 answer any questions. 671 00:51:53,120 --> 00:51:54,120 Thank you for the time. 672 00:51:54,120 --> 00:51:55,120 >> Thank you. 673 00:51:55,120 --> 00:51:56,120 >> Of course. 674 00:51:56,120 --> 00:52:00,320 >> Any questions for the applicant this time? 675 00:52:00,320 --> 00:52:04,000 >> Commissioner MacDuff? 676 00:52:04,000 --> 00:52:05,480 >> Not a question, but a comment. 677 00:52:05,480 --> 00:52:10,280 What strikes me is that it would be a wonderful location for an entry-level sign for public 678 00:52:10,280 --> 00:52:12,480 image for Denton, Texas. 679 00:52:12,480 --> 00:52:19,720 You all talk about being community contributors, and that's impressive, I think. 680 00:52:19,720 --> 00:52:25,000 >> Thank you, thank you. 681 00:52:25,000 --> 00:52:26,000 >> Commissioner Dyer? 682 00:52:26,000 --> 00:52:27,000 >> I like the fountain. 683 00:52:27,000 --> 00:52:29,800 That would be a nice gateway touch. 684 00:52:29,800 --> 00:52:33,320 >> Is there room to put -- like you did in Benbrook? 685 00:52:33,320 --> 00:52:35,360 Not that you have to. 686 00:52:35,360 --> 00:52:36,360 >> Maybe. 687 00:52:36,360 --> 00:52:39,640 >> That was a nice little touch right there in that corner. 688 00:52:39,640 --> 00:52:40,640 >> The fountain looks awesome. 689 00:52:40,640 --> 00:52:43,360 >> I know it takes up a lot of space. 690 00:52:43,360 --> 00:52:48,280 >> It takes up space, and we've learned a lot about putting in fountains and wet ponds. 691 00:52:48,280 --> 00:52:50,840 >> Hopefully for the better. 692 00:52:50,840 --> 00:52:54,160 >> It's been a giant headache. 693 00:52:54,160 --> 00:52:55,800 That's the first wet pond we've ever done. 694 00:52:55,800 --> 00:52:59,280 It's at the front of the city, it's on I-20 as well. 695 00:52:59,280 --> 00:53:01,920 It's right at the front entrance of the park, too. 696 00:53:01,920 --> 00:53:05,520 We've considered it here, but we've learned some lessons on that one in Benbrook. 697 00:53:05,520 --> 00:53:08,240 I wouldn't want to promise it and not do it. 698 00:53:08,240 --> 00:53:09,240 >> But don't rule it out. 699 00:53:09,240 --> 00:53:10,240 >> Okay. 700 00:53:10,240 --> 00:53:11,240 Sounds good. 701 00:53:11,240 --> 00:53:12,240 It's a good question. 702 00:53:12,240 --> 00:53:15,240 I do like the way it looks. 703 00:53:15,240 --> 00:53:16,240 >> Okay. 704 00:53:16,240 --> 00:53:17,240 I don't see any other questions. 705 00:53:17,240 --> 00:53:18,240 Thank you. 706 00:53:18,240 --> 00:53:19,240 >> Okay. 707 00:53:19,240 --> 00:53:20,240 Thank you. 708 00:53:20,240 --> 00:53:21,240 >> This is a public hearing. 709 00:53:21,240 --> 00:53:27,140 If anyone else would like to speak, you're more than welcome to. 710 00:53:27,140 --> 00:53:33,080 Not seeing any sudden motion, I will close the public hearing. 711 00:53:33,080 --> 00:53:35,460 Commissioner Dio. 712 00:53:35,460 --> 00:53:43,360 >> I would like to make a motion that we move forward and approve the rezoning to plan development 713 00:53:43,360 --> 00:53:46,400 general office for this location. 714 00:53:46,400 --> 00:53:48,400 >> Okay. 715 00:53:48,400 --> 00:53:50,680 Commissioner Garland. 716 00:53:50,680 --> 00:53:52,720 >> And I will second that motion. 717 00:53:52,720 --> 00:53:53,720 >> Okay. 718 00:53:53,720 --> 00:54:01,200 Yeah, I'll just share that I've watched a lot of discussions about this northwest corner 719 00:54:01,200 --> 00:54:10,640 of our city over the last six to eight years, and this ticks a lot of the boxes as far as 720 00:54:10,640 --> 00:54:21,560 concern over some of the less desirable visual impacts of industrial development. 721 00:54:21,560 --> 00:54:27,480 It brings future development into our modern code with our new tree code, that sort of 722 00:54:27,480 --> 00:54:28,480 thing. 723 00:54:28,480 --> 00:54:32,940 So there is some tree cover on the southeast portion of this site that I know our residents 724 00:54:32,940 --> 00:54:37,840 care about, so that better protects that. 725 00:54:37,840 --> 00:54:48,800 And I think that in addition, especially in areas where we have highways or future freeways 726 00:54:48,800 --> 00:54:58,040 existing and a lot of stuff going on, I think that these types of uses lend themselves to 727 00:54:58,040 --> 00:55:06,800 that sort of placement, primarily so that you don't try to mix, you know, people trying 728 00:55:06,800 --> 00:55:15,080 to get local access to high volume sort of businesses and high density living situations 729 00:55:15,080 --> 00:55:22,040 right next to a freeway where people are also trying to drive 90 miles an hour, so I'm appreciative 730 00:55:22,040 --> 00:55:24,800 of the project as well. 731 00:55:24,800 --> 00:55:26,680 Any other discussion? 732 00:55:26,680 --> 00:55:27,680 >> I think you're right. 733 00:55:27,680 --> 00:55:32,200 I think this would be a nice compliment, especially a compliment to what's on the other side of 734 00:55:32,200 --> 00:55:38,160 35 where you have a little bit more industrial warehouse, and this will kind of elevate that 735 00:55:38,160 --> 00:55:41,160 area. 736 00:55:41,160 --> 00:55:45,080 >> Okay. 737 00:55:45,080 --> 00:55:52,280 Seeing no more discussion, I'll call for a vote on the board. 738 00:55:52,280 --> 00:55:55,720 That item passes 4-0. 739 00:55:55,720 --> 00:56:03,440 That brings us to item 6A, the planning and zoning commission matrix. 740 00:56:03,440 --> 00:56:04,440 Thank you. 741 00:56:04,440 --> 00:56:13,000 >> Good evening, and I do have a few updates for you all, so let me get to my notes. 742 00:56:13,000 --> 00:56:16,640 Since our last meeting, council has met and did take action on a few items that have been 743 00:56:16,640 --> 00:56:23,480 before you all, so the oak street boardinghouse specific use permit was approved, the industrial 744 00:56:23,480 --> 00:56:30,360 rezoning on springside near Corbin road was also approved by council, and then the if 745 00:56:30,360 --> 00:56:34,480 you remember a few weeks ago, the MN zoning for the nonconforming commercial property 746 00:56:34,480 --> 00:56:39,440 out on the west side of 380 was also approved by council at their last meeting. 747 00:56:39,440 --> 00:56:44,960 I believe we did update the matrix to include your request from last meeting, Commissioner 748 00:56:44,960 --> 00:56:53,880 McDuff, and then Chair Pruitt, you had requested that we pass along to the mobility committee, 749 00:56:53,880 --> 00:56:58,000 just a request that they look into how parking prohibitions in residential areas and other 750 00:56:58,000 --> 00:57:01,680 similar things could be handled without requiring council action. 751 00:57:01,680 --> 00:57:06,960 I discussed that with our director of transportation services, and he indicated that the mobility 752 00:57:06,960 --> 00:57:11,920 committee actually tasked staff with a very similar request over the summer, and they 753 00:57:11,920 --> 00:57:15,520 are hoping to have an update to them in September on that item. 754 00:57:15,520 --> 00:57:16,520 >> Good. 755 00:57:16,520 --> 00:57:17,520 Thank you. 756 00:57:17,520 --> 00:57:19,080 >> I believe that is all I have for you all. 757 00:57:19,080 --> 00:57:20,080 >> Okay. 758 00:57:20,080 --> 00:57:26,280 Any other requests or items to add to the matrix at this time? 759 00:57:26,280 --> 00:57:28,120 Not seeing any. 760 00:57:28,120 --> 00:57:36,640 Our last item is item 7 concluding remarks concluding items, sorry. 761 00:57:36,640 --> 00:57:41,040 Any concluding items? 762 00:57:41,040 --> 00:57:46,280 I guess enjoy the cooler weather the rest of this week. 763 00:57:46,280 --> 00:57:51,520 Don't get too used to it, because then maybe the heat will come back. 764 00:57:51,520 --> 00:57:52,520 Thank you very much. 765 00:57:52,520 --> 00:57:59,440 With that, at 7.04 this evening, I will call our meeting to a close. 766 00:57:59,440 --> 00:58:00,360 Thank you.