WEBVTT 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 00:00:10.800 --> 00:00:14.440 Denton Planning and Zoning Commission to order. 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 00:00:29.640 --> 00:00:36.400 agenda. 00:00:36.400 --> 00:00:44.160 Any questions on the consent agenda from the commission? 00:00:44.160 --> 00:00:49.800 That brings up our individual consideration items. 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 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 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 00:01:34.880 --> 00:01:40.400 one has an extension request as well, are there any questions on that one? 00:01:40.400 --> 00:01:43.480 No, okay. 00:01:43.480 --> 00:01:49.360 So then we have one public hearing this evening. 00:01:49.360 --> 00:01:56.240 Good evening, Julie Wyatt, principal planner. 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 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 00:02:11.640 --> 00:02:14.720 a fuller presentation at the regular meeting. 00:02:14.720 --> 00:02:20.880 So this request is to rezone the property from PD 142 Hillcrest Center to plan development 00:02:20.880 --> 00:02:27.460 general office on approximately 68 acres, and the purpose of this is to facilitate the 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 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 00:02:40.480 --> 00:02:42.200 on the site. 00:02:42.200 --> 00:02:46.040 Staff is recommending approval of the request as it's consistent with the comprehensive 00:02:46.040 --> 00:02:53.040 plan, as well as the other criteria for approval in the development code. 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 00:02:56.760 --> 00:02:58.440 answer questions as well. 00:02:58.440 --> 00:02:59.440 Sure. 00:02:59.440 --> 00:03:00.440 Commissioner Dyer? 00:03:00.440 --> 00:03:02.200 How did you know? 00:03:02.200 --> 00:03:06.560 Okay, so just a really quick question on this. 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 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 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 00:03:28.400 --> 00:03:33.160 noticing some of it talked about the landscaping and, you know, this and that. 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 00:03:40.920 --> 00:03:44.560 road work was happening on this, you know, near east side. 00:03:44.560 --> 00:03:45.760 That is a great question. 00:03:45.760 --> 00:03:50.480 So TexDOT has acquired some right of way on the south side of the property. 00:03:50.480 --> 00:03:56.720 You can see that the property line is a little irregular along this frontage. 00:03:56.720 --> 00:04:00.240 There are plans for improvements. 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. 00:04:08.040 --> 00:04:12.760 And there will also be a direct connector from loop 288 to 35. 00:04:12.760 --> 00:04:18.720 So think about one of those highways where you just sort of zoom on to 35. 00:04:18.720 --> 00:04:24.920 So that will -- that is forthcoming. 00:04:24.920 --> 00:04:27.760 Like I said, TexDOT has acquired right of way. 00:04:27.760 --> 00:04:29.720 This project is pretty far in the future. 00:04:29.720 --> 00:04:34.720 I talked to transportation today and they really don't anticipate any movement until 00:04:34.720 --> 00:04:36.920 at least 2030. 00:04:36.920 --> 00:04:43.560 So while the 30-foot and 35-foot landscape buffer will hopefully provide some cushion 00:04:43.560 --> 00:04:50.960 for that, at this point we can't anticipate that far in the future. 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, 00:04:56.640 --> 00:04:58.120 but with that cushion. 00:04:58.120 --> 00:04:59.120 >> Yeah. 00:04:59.120 --> 00:05:00.120 >> Yeah. 00:05:00.120 --> 00:05:11.200 >> The other words embedded in here were entrance to Denton. 00:05:11.200 --> 00:05:19.560 What kind of work do you anticipate, Julie, on an entrance to Denton? 00:05:19.560 --> 00:05:25.160 >> So the comprehensive plan identifies areas that are gateways within the city of Denton. 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 00:05:29.480 --> 00:05:32.220 areas that you see that are within our city. 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. 00:05:39.560 --> 00:05:44.000 You know, our future land use map shows this as business center. 00:05:44.000 --> 00:05:48.920 And GO is one of those zoning districts that falls squarely within business center. 00:05:48.920 --> 00:05:55.120 So generally we would always recommend approval of GO when there's business center, because 00:05:55.120 --> 00:05:58.360 it's consistent with the future land use map and the comprehensive plan. 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 00:06:03.300 --> 00:06:05.840 on it because of the gateway. 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 00:06:11.940 --> 00:06:15.760 can't face the street, why we've limited that outdoor storage. 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 00:06:20.120 --> 00:06:23.540 stays active and viable for a very long time. 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 00:06:29.760 --> 00:06:31.500 nice gateway for the city. 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 00:06:36.440 --> 00:06:39.620 and uses that are similar across 35. 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, 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. 00:07:02.160 --> 00:07:10.280 My only question is, I recall several years ago there was an application for rezoning 00:07:10.280 --> 00:07:17.360 for some sort of truck stops type use on the northeast side of 77 here. 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 00:07:23.260 --> 00:07:25.000 northeast of here. 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 00:07:33.600 --> 00:07:35.420 across the street from one another? 00:07:35.420 --> 00:07:37.720 Well staff recommended approval of that. 00:07:37.720 --> 00:07:41.840 So staff was always in favor of that. 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 00:07:45.280 --> 00:07:51.640 the comprehensive plan, but we worked with them to get those additional design considerations. 00:07:51.640 --> 00:07:55.080 So staff's position has remained the same. 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 00:08:03.860 --> 00:08:08.280 that other site, and that this really is surrounded by highways. 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, 00:08:16.000 --> 00:08:17.640 commercial development. 00:08:17.640 --> 00:08:20.820 This is kind of a good spot for this type of use. 00:08:20.820 --> 00:08:26.720 So there are opportunities north of this property to have some of that mix of uses. 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. 00:08:33.400 --> 00:08:34.400 Yeah. 00:08:34.400 --> 00:08:35.760 Thank you. 00:08:35.760 --> 00:08:38.760 Any other questions? 00:08:38.760 --> 00:08:41.480 We'll look forward to the full presentation. 00:08:41.480 --> 00:08:44.720 Thank you. 00:08:44.720 --> 00:08:56.040 That brings us to our one work session, I believe, if I'm tracking here. 00:08:56.040 --> 00:09:05.160 Question PZ25171 on traffic impact analysis, it's your favorite topic, Matt, I'm sure. 00:09:05.160 --> 00:09:07.160 Oh, of course. 00:09:07.160 --> 00:09:09.160 Love them. 00:09:09.160 --> 00:09:11.160 All right. 00:09:11.160 --> 00:09:13.160 Okay. 00:09:13.160 --> 00:09:15.160 Good. 00:09:15.160 --> 00:09:18.800 Good evening, Planning Commission. 00:09:18.800 --> 00:09:21.440 My name is Matt Burdeen, Assistant Planner. 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 00:09:27.480 --> 00:09:38.640 presentations on various planning and development related topics to help you for your understanding. 00:09:38.640 --> 00:09:44.840 Today's topic is, as I said, traffic impact analysis. 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 00:09:51.040 --> 00:09:56.000 going to look at what is a traffic impact analysis, TIA, its purpose, what goes into 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 00:10:02.320 --> 00:10:06.840 project that involved the TIA here in the city. 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. 00:10:11.760 --> 00:10:13.240 And so what is a TIA? 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 00:10:19.800 --> 00:10:25.320 the impact of additional traffic generated by proposed development on a city's transportation 00:10:25.320 --> 00:10:26.320 system. 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 00:10:32.120 --> 00:10:36.960 the community's investment in its own transportation system. 00:10:36.960 --> 00:10:44.520 So as, you know, it does this by identifying and evaluating the impacts that new development 00:10:44.520 --> 00:10:52.680 will have on traffic, mainly traffic congestion, as well as traffic safety in the city, and 00:10:52.680 --> 00:10:58.520 it will make recommendations for addressing the pressure points that that new development 00:10:58.520 --> 00:11:04.760 will create in order to mitigate any impacts that the new development will have on our 00:11:04.760 --> 00:11:05.840 city. 00:11:05.840 --> 00:11:11.720 And so this helps keep our transportation system growing and up to date as new development 00:11:11.720 --> 00:11:15.920 in the city overall grows as well. 00:11:15.920 --> 00:11:18.320 So the components are what goes into a TIA. 00:11:18.320 --> 00:11:23.040 They can be mainly split into, I guess, two different groups. 00:11:23.040 --> 00:11:26.400 There's the stuff that goes into the TIA and then the parts that come out. 00:11:26.400 --> 00:11:32.720 And so the stuff that goes in is the input data and parameters. 00:11:32.720 --> 00:11:38.200 This can be site-specific, so what are the access points for a particular development, 00:11:38.200 --> 00:11:43.720 what are they proposing to do, and the anticipated traffic development from that. 00:11:43.720 --> 00:11:48.680 There's also like area-wide or city-wide data and parameters that go into it. 00:11:48.680 --> 00:11:54.260 What does the mobility plan look like around their site, as well as just general projected 00:11:54.260 --> 00:12:01.720 population growth and that effect they'll have on our transportation system. 00:12:01.720 --> 00:12:08.740 All this comes together is calibrated and tabulated and we have the analysis is what 00:12:08.740 --> 00:12:10.080 comes out of it. 00:12:10.080 --> 00:12:17.000 It looks at various aspects of our roadways, intersections, the roads themselves, level 00:12:17.000 --> 00:12:22.220 of service, and then it makes recommended mitigation measures. 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 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 00:12:33.440 --> 00:12:38.600 or build out roads. 00:12:38.600 --> 00:12:45.220 So not all developments that we see require a TIA, especially smaller ones like a couple 00:12:45.220 --> 00:12:51.400 of duplexes, don't really create the traffic that really requires the need for a TIA. 00:12:51.400 --> 00:12:55.320 We can absorb that pretty quickly. 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 00:13:02.840 --> 00:13:04.360 a TIA. 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 00:13:09.320 --> 00:13:10.320 common. 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 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 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 00:13:34.320 --> 00:13:35.320 requirements. 00:13:35.320 --> 00:13:41.200 Unlike some other stuff, other applications, a development only really needs to meet one 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 00:13:46.920 --> 00:13:51.720 of them. 00:13:51.720 --> 00:13:57.400 So how it fits in our overall development review process. 00:13:57.400 --> 00:14:01.640 So first is the trip generation calculations. 00:14:01.640 --> 00:14:08.200 So this is where we determine if a TIA analysis is needed in the first place. 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 00:14:15.360 --> 00:14:18.080 based on their land use. 00:14:18.080 --> 00:14:26.880 And these calculations come from the IT or International Transportation Engineers manual. 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 00:14:33.080 --> 00:14:36.640 with us in what's called a traffic scoping meeting. 00:14:36.640 --> 00:14:40.720 This is where we go over with the applicant those components. 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. 00:14:47.080 --> 00:14:54.780 They match what we require of them, so that the analysis in the end is correct. 00:14:54.780 --> 00:15:00.900 And finally, they do the analysis and we review and approve that as well. 00:15:00.900 --> 00:15:06.920 Those recommendations, as mentioned, get incorporated into any site plans that go along with the 00:15:06.920 --> 00:15:07.920 project. 00:15:07.920 --> 00:15:15.840 Additionally, that TIA gets reviewed fairly early on in our development review process. 00:15:15.840 --> 00:15:17.960 An example is shown on the screen. 00:15:17.960 --> 00:15:26.720 If zoning has already been established that they are in compliance with, we'll require 00:15:26.720 --> 00:15:33.200 a TIA with the zoning compliance plan or the site plan, which is first. 00:15:33.200 --> 00:15:38.280 If they need a planned development, if they're doing a planned development application or 00:15:38.280 --> 00:15:45.040 a specific use permit, a TIA may be reviewed at the same time of those applications. 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 00:15:53.120 --> 00:15:57.840 SUPs at a later date with the civil engineering plans. 00:15:57.840 --> 00:16:00.800 And that's kind of done at a case-by-case basis. 00:16:00.800 --> 00:16:08.200 So there is some flexibility with those applications as to when the TIA is reviewed. 00:16:08.200 --> 00:16:16.800 Regarding where you all fit in to this general process, those recommendations, either signaling, 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 00:16:24.560 --> 00:16:28.080 or SUP applications, they'd be reflected in there. 00:16:28.080 --> 00:16:33.920 Additionally, for all other applications, if there is a right-of-way dedication that's 00:16:33.920 --> 00:16:39.640 required specific to the TIA, that would show up in the final plat. 00:16:39.640 --> 00:16:45.320 And so that would go before you for your approval there. 00:16:45.320 --> 00:16:47.480 So fairly light. 00:16:47.480 --> 00:16:53.880 All right, we're breezing through this. 00:16:53.880 --> 00:16:57.460 So when I look at an example or a TIA in action. 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 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 00:17:09.320 --> 00:17:11.320 north of Dutchess Drive. 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 00:17:17.080 --> 00:17:19.000 dwelling use. 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 00:17:26.660 --> 00:17:31.800 vehicle trips, and they took access from a tech set road. 00:17:31.800 --> 00:17:35.780 So three of the most common three. 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 00:17:40.820 --> 00:17:43.240 Drive and Loop 288. 00:17:43.240 --> 00:17:48.360 And so as part of approval of the development plans, they agreed to proportionally fund 00:17:48.360 --> 00:17:53.880 their impact for the installation of a traffic signal at that intersection. 00:17:53.880 --> 00:17:59.160 So to help improve the safety as well as flow of traffic in the area. 00:17:59.160 --> 00:18:08.800 Finally, there's several resources that speak to roadways, transportation, specifically 00:18:08.800 --> 00:18:16.400 if you want to look a little bit more into TIAs, our design criteria manual outlines 00:18:16.400 --> 00:18:24.200 those requirements for when we require it and what goes into those analysis. 00:18:24.200 --> 00:18:42.800 And that is, for me, fairly high level, but happy to answer any questions. 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 00:18:49.400 --> 00:18:50.400 that. 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 00:18:57.640 --> 00:19:01.800 it and go back into my resources, but good job on that. 00:19:01.800 --> 00:19:03.440 You're welcome. 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 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, 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 00:19:24.400 --> 00:19:27.160 come when TxDOT is involved? 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 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 00:19:40.160 --> 00:19:44.240 that flag that hey, TxDOT might need you. 00:19:44.240 --> 00:19:47.800 The development community is not surprised when they come through an application and 00:19:47.800 --> 00:19:57.080 hear that from TxDOT themselves, does that make sense? 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 00:20:06.560 --> 00:20:16.760 couple of years ago instituted in addition to vehicle daily trips that there's a pedestrian 00:20:16.760 --> 00:20:23.440 TIA as well in areas where we expect higher pedestrian volume, is that something that 00:20:23.440 --> 00:20:24.440 is still ongoing? 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. 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 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 00:20:40.480 --> 00:20:42.640 sure, but we can look into it. 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 00:20:50.400 --> 00:20:55.600 for perimeter street improvements, so just by boarding a road they have to improve the 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 00:21:00.520 --> 00:21:04.560 sure of anything beyond that, and so we can check. 00:21:04.560 --> 00:21:11.960 I think specifically one thing I hear from the community is for historical reasons I 00:21:11.960 --> 00:21:18.560 gather of ADA requirements and all these other things, we frequently see infrastructure put 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 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 00:21:31.520 --> 00:21:40.520 approve a new development to have access off of a roadway when the street between their 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 00:21:46.160 --> 00:21:49.960 the standards sufficient to carry the expected traffic. 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 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 00:22:07.800 --> 00:22:13.880 perspective in targeted areas where we do expect people to walk, not necessarily in 00:22:13.880 --> 00:22:24.080 the triangle bordered by highways, but in areas where we do, are we taking advantage 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 00:22:31.560 --> 00:22:36.920 that it's more of a transportation question, but that would be interesting to understand 00:22:36.920 --> 00:22:39.920 as that team gets reestablished. 00:22:39.920 --> 00:22:44.000 We'll definitely ask them. 00:22:44.000 --> 00:22:47.600 Any other questions? 00:22:47.600 --> 00:22:48.600 Thank you so much, Matt. 00:22:48.600 --> 00:22:53.700 You're welcome. 00:22:53.700 --> 00:23:00.300 And I believe that is our last work session report. 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 00:23:14.160 --> 00:23:18.440 at 6.30 p.m. in the council chambers for the regular session. 00:23:18.440 --> 00:23:26.160 Thank you. 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 00:23:33.900 --> 00:23:37.640 meeting of the Denton Planning and Zoning Commission to order. 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. 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 00:23:56.520 --> 00:24:03.040 which it stands, one nation, under God, indivisible, with liberty and justice for all. 00:24:03.040 --> 00:24:19.840 Honored the Texas flag, I pledge allegiance to the Texas, one state, under God, one, indivisible. 00:24:19.840 --> 00:24:26.560 That brings us to Item 2A, PZ25-167, consider approval of the Planning and Zoning Commission 00:24:26.560 --> 00:24:27.560 minutes. 00:24:27.560 --> 00:24:36.240 Any discussion or motion, Commissioner MacDuff? 00:24:36.240 --> 00:24:42.200 To approve the minutes of August 13, 2025, planning and zoning meeting minutes. 00:24:42.200 --> 00:24:43.840 Thank you. 00:24:43.840 --> 00:24:44.840 Commissioner Dyer? 00:24:44.840 --> 00:24:46.720 I will second that motion. 00:24:46.720 --> 00:24:47.720 Very good. 00:24:47.720 --> 00:24:55.920 Seeing no discussion, I'll call for a vote on the board. 00:24:55.920 --> 00:24:57.960 That item passes 4-0. 00:24:57.960 --> 00:25:03.520 Brings us to our consent agenda. 00:25:03.520 --> 00:25:20.160 Any open the floor for a motion or discussion? 00:25:20.160 --> 00:25:21.160 Commissioner MacDuff? 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 00:25:27.560 --> 00:25:30.400 criteria for approval. 00:25:30.400 --> 00:25:33.200 Except for the entire consent agenda? 00:25:33.200 --> 00:25:37.280 I'd be glad to do that. 00:25:37.280 --> 00:25:38.760 And Commissioner Garland? 00:25:38.760 --> 00:25:43.120 I second to approve. 00:25:43.120 --> 00:25:51.080 Seeing no discussion, I'll call for a vote on the board. 00:25:51.080 --> 00:25:54.120 That item passes 4-0. 00:25:54.120 --> 00:25:57.120 Brings us to items for individual consideration. 00:25:57.120 --> 00:26:05.800 Item 4A, PZ25-168, elect a vice chair to the Planning and Zoning Commission. 00:26:05.800 --> 00:26:14.240 I will say on this item, certainly welcome to entertain any nominations. 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 00:26:19.800 --> 00:26:21.280 to serve. 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 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 00:26:32.520 --> 00:26:35.480 practice in the next two meetings. 00:26:35.480 --> 00:26:36.480 Any discussion? 00:26:36.480 --> 00:26:37.480 Commissioner MacDuff? 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 00:26:45.040 --> 00:26:47.360 and Zoning Commission. 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 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 00:26:59.320 --> 00:27:04.520 goings-on of planning and zoning, and I appreciate his assistance. 00:27:04.520 --> 00:27:05.640 Sure. 00:27:05.640 --> 00:27:06.640 Commissioner Dyer? 00:27:06.640 --> 00:27:10.000 I will second that motion. 00:27:10.000 --> 00:27:11.080 Okay. 00:27:11.080 --> 00:27:18.280 Seeing no discussion, I'll call for a vote on the board. 00:27:18.280 --> 00:27:21.560 Item passes 4-0. 00:27:21.560 --> 00:27:26.480 Next item is 4B, FP 25-0018B. 00:27:26.480 --> 00:27:30.160 Good evening. 00:27:30.160 --> 00:27:44.760 Good evening, Chair and members of the Commission, Erin Stanley, Assistant Planner. 00:27:44.760 --> 00:27:47.840 I'm presenting this for Mia Hines tonight. 00:27:47.840 --> 00:27:51.240 This is FP 25-18. 00:27:51.240 --> 00:27:54.660 This is a final plat for Hickory Grove Phase 4. 00:27:54.660 --> 00:28:01.160 This is approximately 114 acres, generally located south of Jackson Road and east of 00:28:01.160 --> 00:28:05.000 the intersection of Nail Road and Jackson Road. 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 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 00:28:16.280 --> 00:28:20.460 an easement to the plat, so that is back before you tonight. 00:28:20.460 --> 00:28:24.720 At this time, it does not meet our criteria for approval, and staff is recommending denial, 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, 00:28:33.720 --> 00:28:35.800 2025. 00:28:35.800 --> 00:28:43.440 And the request for extension, I think, was emailed to all of us earlier. 00:28:43.440 --> 00:28:45.920 Commissioner Dyer? 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 00:28:53.960 --> 00:28:57.680 plat until the 24th of September. 00:28:57.680 --> 00:28:58.760 Thank you. 00:28:58.760 --> 00:28:59.760 Commissioner MacDuff? 00:28:59.760 --> 00:29:06.960 Yes, I'd like to second Commissioner Dyer's motion to approve this extension, would be 00:29:06.960 --> 00:29:12.240 the first extension to date certain of September 24th, 2025. 00:29:12.240 --> 00:29:13.800 Thank you. 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. 00:29:22.040 --> 00:29:28.360 That item passes 4-0, brings us to item 4C, PP 25-0003. 00:29:28.360 --> 00:29:35.280 Good evening again, Erin Stanley, assistant planner. 00:29:35.280 --> 00:29:43.600 This is FP, or not FP, preliminary plat, PP 25-0003. 00:29:43.600 --> 00:29:49.680 This is a preliminary plat for CORE 5 LC Razor Ranch Edition. 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 00:29:57.120 --> 00:29:59.200 of Jim Crystal Road. 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 00:30:03.540 --> 00:30:06.400 to the requested first extension to September 24th. 00:30:06.400 --> 00:30:08.480 I'll stand for any questions. 00:30:08.480 --> 00:30:09.880 Thank you. 00:30:09.880 --> 00:30:13.520 Any questions or a motion? 00:30:13.520 --> 00:30:16.280 Commissioner MacDuff? 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 00:30:26.000 --> 00:30:30.400 of September 24th, 2025. 00:30:30.400 --> 00:30:31.400 Thank you. 00:30:31.400 --> 00:30:34.240 And Commissioner Garland? 00:30:34.240 --> 00:30:35.880 And I'll second the motion. 00:30:35.880 --> 00:30:37.920 Thank you. 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 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. 00:30:56.120 --> 00:31:00.920 Good evening. 00:31:00.920 --> 00:31:13.080 All right, good evening, I'm Julie Wyatt, principal planner with the City of Denton, 00:31:13.080 --> 00:31:17.400 and I am presenting Z258 Cat 35. 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 00:31:25.360 --> 00:31:26.680 development general office. 00:31:26.680 --> 00:31:31.360 It is a PD overlay, is what we're looking at tonight. 00:31:31.360 --> 00:31:37.320 The purpose is to facilitate an employment use development, things like warehouse, light 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 00:31:44.240 --> 00:31:46.160 could be developed. 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 00:31:50.800 --> 00:31:55.360 about that in the work session, and it's at the confluence of three major highways. 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 00:32:01.800 --> 00:32:04.960 south side. 00:32:04.960 --> 00:32:07.900 So as I mentioned, the current zoning is PD 142. 00:32:07.900 --> 00:32:10.520 This PD is one of our older PDs. 00:32:10.520 --> 00:32:12.920 We don't have many of them left, but this is one of them. 00:32:12.920 --> 00:32:19.600 It was established in 1991 as an urban center intended to create a concentration of employment 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 00:32:25.960 --> 00:32:26.960 highways. 00:32:26.960 --> 00:32:32.720 The PD had permitted uses, and just on your screen you'll see offices, light industrial, 00:32:32.720 --> 00:32:34.000 and warehouse were permitted. 00:32:34.000 --> 00:32:38.960 So if the property developed under its current PD, the uses that they are proposing would 00:32:38.960 --> 00:32:40.960 be allowed. 00:32:40.960 --> 00:32:45.440 The development standards, however, were kind of 1991 standards, so they are proposing to 00:32:45.440 --> 00:32:54.080 rezone to something a little more current, a little more modern, and apply current standards. 00:32:54.080 --> 00:32:58.080 The map on your screen is the development plan for the Hillcrest Center. 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 00:33:01.280 --> 00:33:05.420 Center, which we're all familiar with. 00:33:05.420 --> 00:33:08.080 So we'll go briefly over their proposal. 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 00:33:11.800 --> 00:33:13.040 associated with it. 00:33:13.040 --> 00:33:17.360 There's just some parameters in text for the PD. 00:33:17.360 --> 00:33:20.880 As the base zoning, they are proposing general office. 00:33:20.880 --> 00:33:26.000 There are five elements that the PD includes where they modify some of the standards in 00:33:26.000 --> 00:33:27.360 the debt and development code. 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 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. 00:33:40.120 --> 00:33:44.400 This will allow that buffer to have them put all of those landscaping elements that we 00:33:44.400 --> 00:33:52.060 want to see on developments, in developments, sufficient room to put that in. 00:33:52.060 --> 00:33:55.440 They are also proposing a deviation of parking. 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 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 00:34:10.100 --> 00:34:13.800 500 square feet to 2,000 square feet maximum. 00:34:13.800 --> 00:34:19.280 Also allowing the director to make determination on parking standards if there's some nuances 00:34:19.280 --> 00:34:20.720 associated with it. 00:34:20.720 --> 00:34:23.980 That just gives them some flexibility as they move forward. 00:34:23.980 --> 00:34:30.400 They're proposing to enhance our building design standards with that 30% windows along 00:34:30.400 --> 00:34:37.960 that entrance to the development as well as modifying our minimum breaks from 50 feet 00:34:37.960 --> 00:34:44.800 to 100 feet, given the skies and scale of the building to increase that interval size. 00:34:44.800 --> 00:34:49.880 They are proposing that dock doors cannot face directly face any right of way. 00:34:49.880 --> 00:34:52.560 It would also be prohibited in front yards. 00:34:52.560 --> 00:34:57.080 And they have to be screened by walls, building projections, wing walls, retaining walls, 00:34:57.080 --> 00:35:00.520 something other so that you can't see it from the right of way. 00:35:00.520 --> 00:35:03.600 And then a limitation on outdoor storage. 00:35:03.600 --> 00:35:08.400 Walls other than trailer parking would be limited to 30% of truck court areas and those 00:35:08.400 --> 00:35:12.280 are those areas behind the building screened. 00:35:12.280 --> 00:35:16.160 Just to make sure that once again any visual impacts associated with outdoor storage would 00:35:16.160 --> 00:35:22.840 be either limited, minimized, or hopefully negated completely. 00:35:22.840 --> 00:35:27.680 Criteria for approval for any rezoning is in the development code, subchapter 2. 00:35:27.680 --> 00:35:29.240 I won't go over all of them. 00:35:29.240 --> 00:35:31.560 We'll just talk about some highlights. 00:35:31.560 --> 00:35:35.640 Basically in summary, it is consistent with the comprehensive plan both in future land 00:35:35.640 --> 00:35:38.640 use and in our goals and policies. 00:35:38.640 --> 00:35:43.400 The development, if approved, any development would have to comply with Denton Development 00:35:43.400 --> 00:35:48.840 Code requirements except for where they have deviated in the PD. 00:35:48.840 --> 00:35:52.600 Staff's analysis is that the development is appropriate for the area and location and 00:35:52.600 --> 00:35:56.440 planning given all the highway to access. 00:35:56.440 --> 00:36:00.760 And it's not expected to generate adverse impacts to compatibility infrastructure or 00:36:00.760 --> 00:36:02.800 fiscal impacts. 00:36:02.800 --> 00:36:05.560 We'll talk about a couple things just a little more in depth. 00:36:05.560 --> 00:36:09.640 First of all, the comprehensive plan, the future land use business center, that's envisioned 00:36:09.640 --> 00:36:15.440 to be our employment centers, things like offices, maybe some light industrial, a range 00:36:15.440 --> 00:36:17.600 of businesses and sizes. 00:36:17.600 --> 00:36:20.600 The proposed GEO district is consistent. 00:36:20.600 --> 00:36:24.840 In fact, GEO is one of those districts that we typically find within business center that 00:36:24.840 --> 00:36:29.400 we like to see. 00:36:29.400 --> 00:36:35.520 But the overlay also provides additional enhancements given the site's location at the gateway. 00:36:35.520 --> 00:36:40.800 And those are those enhancements we talked about, the screening, the landscaping, making 00:36:40.800 --> 00:36:45.040 sure that it's a higher quality development here at the gateway of Denton. 00:36:45.040 --> 00:36:50.860 And that helps us achieve goal CC4 which achieves exemplary urban design. 00:36:50.860 --> 00:36:58.360 Site location makes sense and the site design standards also screen those loading docks 00:36:58.360 --> 00:37:02.240 and the things that we don't want to see from the right away. 00:37:02.240 --> 00:37:05.800 The proposal also provides a greater level of design. 00:37:05.800 --> 00:37:07.520 Once again, it enhances that landscaping. 00:37:07.520 --> 00:37:13.280 It reduces the visual impacts of the dock doors, provides the flexibility in parking, 00:37:13.280 --> 00:37:19.800 it increases those architectural standards for really requiring additional architecture 00:37:19.800 --> 00:37:26.280 there at the entrance of any building, and it also limits the amount of permitted locations 00:37:26.280 --> 00:37:29.640 of accessory outdoor storage. 00:37:29.640 --> 00:37:31.960 Notification was sent out. 00:37:31.960 --> 00:37:35.800 We received one letter in favor. 00:37:35.800 --> 00:37:42.840 It was this property just to the northeast of the subject site. 00:37:42.840 --> 00:37:46.040 So based upon the criteria for approval, staff recommends approval. 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 00:37:50.200 --> 00:37:54.880 and to also answer your questions. 00:37:54.880 --> 00:38:05.320 >> Any questions for staff at this time? 00:38:05.320 --> 00:38:06.320 Commissioner McDuff? 00:38:06.320 --> 00:38:08.400 >> Yes, Ms. White. 00:38:08.400 --> 00:38:12.040 Would you elaborate some more on the gateway concept? 00:38:12.040 --> 00:38:13.040 >> Sure. 00:38:13.040 --> 00:38:21.240 So the comprehensive plan designates this area as a gateway. 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 00:38:25.440 --> 00:38:31.000 want to make sure that the urban design meets an elevated standard in this area. 00:38:31.000 --> 00:38:36.000 So not only in terms of public infrastructure in our highways and our roadways, but also 00:38:36.000 --> 00:38:37.240 our developments. 00:38:37.240 --> 00:38:41.240 And that was the impetus for the PD overlay. 00:38:41.240 --> 00:38:48.260 And so we coordinated with the applicant, kind of worked back and forth to find those 00:38:48.260 --> 00:38:53.200 overlay conditions that kind of work for their project, but also where that higher quality 00:38:53.200 --> 00:38:56.000 design that the City of Denton wants to see on the gateway. 00:38:56.000 --> 00:39:03.880 So that really is the gateway location is the reason for the overlay. 00:39:03.880 --> 00:39:04.880 >> Commissioner Dyer? 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 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 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 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 00:39:35.480 --> 00:39:41.480 putting in the development here and the buildings and the landscaping and all that stuff? 00:39:41.480 --> 00:39:42.480 >> That is a great question. 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. 00:39:48.520 --> 00:39:49.800 TxDOT has plans. 00:39:49.800 --> 00:39:51.600 You are exactly correct. 00:39:51.600 --> 00:40:01.600 Loop 288 will get frontage roads all along the northern arc of Loop 288. 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 00:40:08.440 --> 00:40:10.440 and south and east and west. 00:40:10.440 --> 00:40:15.400 So it's going to look a lot different. 00:40:15.400 --> 00:40:21.400 Our transportation folks, this project is not underway yet. 00:40:21.400 --> 00:40:25.980 There's a concept out there, but it's not finalized. 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 00:40:31.640 --> 00:40:35.120 I wouldn't even promise that. 00:40:35.120 --> 00:40:41.480 Part of that additional landscape buffer, TxDOT has acquired right-of-way, but if the 00:40:41.480 --> 00:40:46.740 design changes and TxDOT needs additional right-of-way, that landscape buffer will provide 00:40:46.740 --> 00:40:51.360 that additional room to give some flexibility and some breathing room to allow the landscaping, 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 00:40:56.840 --> 00:41:00.700 and not be taken out by any right-of-way. 00:41:00.700 --> 00:41:01.960 So we don't have a crystal ball. 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 00:41:06.920 --> 00:41:10.360 give some breathing room, yes, ma'am. 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 00:41:16.580 --> 00:41:21.840 than everybody is thinking they're going to and that ate into some of the landscaping? 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 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"? 00:41:31.840 --> 00:41:37.120 The Denton Development Code speaks to that, and we typically do not require developers 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 00:41:44.840 --> 00:41:46.200 Denton Development Code. 00:41:46.200 --> 00:41:52.080 Now, often, property owners, if TxDOT comes in and acquires right-of-way, have to reconfigure 00:41:52.080 --> 00:41:56.960 their sites, their parking, maybe they'll lose parking, they lose that frontage. 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 00:42:02.240 --> 00:42:03.240 as possible. 00:42:03.240 --> 00:42:04.240 Okay. 00:42:04.240 --> 00:42:11.340 I don't see any other questions yet. 00:42:11.340 --> 00:42:13.640 Thank you. 00:42:13.640 --> 00:42:14.640 This is a public hearing. 00:42:14.640 --> 00:42:17.520 I will open the public hearing at this time. 00:42:17.520 --> 00:42:24.000 I don't have a card, so you'll have to fill out one. 00:42:24.000 --> 00:42:25.960 That's certainly fine. 00:42:25.960 --> 00:42:27.320 We can get you a card here. 00:42:27.320 --> 00:42:32.760 But if you want to come forward and share anything about this application, you're certainly 00:42:32.760 --> 00:42:38.320 welcome to just name and address, and the secretary can get you a card afterwards. 00:42:38.320 --> 00:42:39.720 There we go. 00:42:39.720 --> 00:42:41.040 Yeah, good evening. 00:42:41.040 --> 00:42:46.200 Miles Terry, 5710 Ben Oak Place in Dallas, Texas. 00:42:46.200 --> 00:42:48.600 Thank you, commissioners and chair, for the opportunity to speak tonight. 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. 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 00:42:57.360 --> 00:42:59.360 that we have so you guys can see that. 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, 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 00:43:09.200 --> 00:43:15.400 economic consultant to determine tax revenue that the city should expect and jobs that 00:43:15.400 --> 00:43:16.400 you should expect. 00:43:16.400 --> 00:43:18.960 So I'll just touch on those three things. 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. 00:43:23.360 --> 00:43:25.600 We have three lines of business. 00:43:25.600 --> 00:43:31.760 We've been around for 53 years based in Dallas, your hospitality development, residential 00:43:31.760 --> 00:43:34.140 lot development, and then also we do business parks. 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 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 00:43:44.640 --> 00:43:48.160 zone and draw the type of tenants that the city will be proud of. 00:43:48.160 --> 00:43:52.180 I'll show you some example projects through this as well. 00:43:52.180 --> 00:43:55.800 As I said, we've been around for 53 years. 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 00:44:02.920 --> 00:44:04.080 that we do. 00:44:04.080 --> 00:44:08.120 You can see some example projects of business parks that we do here. 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 00:44:12.080 --> 00:44:16.000 things that Julie touched on, just where dock doors are, the type and size of buildings 00:44:16.000 --> 00:44:17.000 that you do. 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. 00:44:20.320 --> 00:44:22.160 This is a two-phase project. 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 00:44:27.000 --> 00:44:28.000 or seven years. 00:44:28.000 --> 00:44:29.000 So that's a long time. 00:44:29.000 --> 00:44:30.280 We need to make sure we do it the right way. 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 00:44:35.600 --> 00:44:39.520 when we come talk to other municipalities, we know that you can go drive those projects. 00:44:39.520 --> 00:44:42.480 So we want to make sure it's a project that everybody's proud of. 00:44:42.480 --> 00:44:46.080 So example projects here, you're going to typically notice from the type of business 00:44:46.080 --> 00:44:51.640 parks that we do, you're going to see elevated entries with more glass, more articulation. 00:44:51.640 --> 00:44:55.160 This is a stained concrete that was pretty unique, and here's a few different projects, 00:44:55.160 --> 00:44:57.780 and I'll show you some of the additionals as well. 00:44:57.780 --> 00:45:01.200 We also always try to really engage with the community. 00:45:01.200 --> 00:45:04.880 Specific to a South Fort Worth project we did, this was just one example. 00:45:04.880 --> 00:45:10.000 This was done, it's called 46 Ranch, it's in South Fort Worth. 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 00:45:15.080 --> 00:45:20.160 or eight different philanthropic, different activities, and continue to do even though 00:45:20.160 --> 00:45:22.800 we've built that project four or five years ago. 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 00:45:26.720 --> 00:45:28.800 and engaged in this community. 00:45:28.800 --> 00:45:30.240 We'll do more than just build a project. 00:45:30.240 --> 00:45:33.960 So we'll find various causes that are important to the community, important to members like 00:45:33.960 --> 00:45:39.120 yourself, and find a way to contribute time and/or dollars during the project, so just 00:45:39.120 --> 00:45:41.480 a few examples here. 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, 00:45:45.560 --> 00:45:46.960 he's the engineer on the project. 00:45:46.960 --> 00:45:49.340 Kimley Horne's also the landscape architect. 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 00:45:54.280 --> 00:45:59.160 are familiar with NAOP, on kind of business, park, industrial, real estate, do some really 00:45:59.160 --> 00:46:08.280 cool projects, and then we hired Pettit Economic Development for the jobs and tax revenue study. 00:46:08.280 --> 00:46:09.280 You've seen the site. 00:46:09.280 --> 00:46:12.120 We obviously talked about the zoning, so I'll breeze through this. 00:46:12.120 --> 00:46:13.120 I think this was important. 00:46:13.120 --> 00:46:19.560 I noticed this in the presentation on the 5th from Stephen, they actually had this area. 00:46:19.560 --> 00:46:22.480 In his presentation, it was actually designated as industrial in the future. 00:46:22.480 --> 00:46:26.040 I know it's the business innovation, but this is how it was listed there. 00:46:26.040 --> 00:46:30.600 It was just something we thought was interesting, and we included it here. 00:46:30.600 --> 00:46:32.000 Julie touched on this great. 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 00:46:35.240 --> 00:46:39.960 our truck courts are all screened by buildings, kind of corner pods on each building. 00:46:39.960 --> 00:46:40.960 We've got screen walls as well. 00:46:40.960 --> 00:46:44.000 You're going to see enhanced design, as you see from this picture. 00:46:44.000 --> 00:46:49.400 This isn't final, but this is one of the elevation designs that we're contemplating. 00:46:49.400 --> 00:46:51.720 Our owner here has been very thoughtful. 00:46:51.720 --> 00:46:52.720 They know Jackson Shaw. 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 00:46:56.680 --> 00:46:59.360 we got the opportunity to be in front of you today. 00:46:59.360 --> 00:47:00.680 Enhanced landscaping, she talked about. 00:47:00.680 --> 00:47:01.680 We've got buffering. 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, 00:47:07.680 --> 00:47:11.720 employees within there, and then generally less truck traffic. 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 00:47:15.320 --> 00:47:17.300 town with a lot of dock doors. 00:47:17.300 --> 00:47:18.480 This isn't that type of product. 00:47:18.480 --> 00:47:21.880 Our largest building's 260,000 square feet. 00:47:21.880 --> 00:47:26.600 Our 30,000 to 100,000 square feet tenants is what we're targeting. 00:47:26.600 --> 00:47:27.600 Bypass. 00:47:27.600 --> 00:47:29.000 Here's a site plan example. 00:47:29.000 --> 00:47:33.880 So 35 is on plan left, 288 on the south. 00:47:33.880 --> 00:47:35.820 There's three buildings in phase one. 00:47:35.820 --> 00:47:38.840 It's roughly 540,000 square feet. 00:47:38.840 --> 00:47:43.360 Phase two is three buildings as well, roughly 368,000 square feet. 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 00:47:47.040 --> 00:47:50.280 to the site, same here, same here, and same here. 00:47:50.280 --> 00:47:54.800 So what you're going to see is back to an elevation like this. 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 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 00:48:05.640 --> 00:48:11.440 functionality of dock doors and ramps in the back of the building. 00:48:11.440 --> 00:48:14.200 Continue to breeze through some of this stuff. 00:48:14.200 --> 00:48:15.280 So the economic impact. 00:48:15.280 --> 00:48:16.760 We always think this is important. 00:48:16.760 --> 00:48:20.640 This is a site that's in ag today. 00:48:20.640 --> 00:48:23.360 Property values at $1,100, as you can see there. 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. 00:48:28.240 --> 00:48:33.000 And so without development, that would be the continued future is some sort of ag exemption. 00:48:33.000 --> 00:48:35.440 They have cattle on it from time to time. 00:48:35.440 --> 00:48:39.000 So David Pettit did an analysis. 00:48:39.000 --> 00:48:42.000 We plan to deliver the first phase in 27. 00:48:42.000 --> 00:48:44.760 The second phase would deliver in 2029. 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, 00:48:50.080 --> 00:48:53.040 roughly a hundred million dollars in appraised value. 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 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 00:49:05.200 --> 00:49:06.200 the school. 00:49:06.200 --> 00:49:08.720 So significant tax revenue to the city. 00:49:08.720 --> 00:49:09.720 I know that's important. 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 00:49:13.240 --> 00:49:14.240 that are ongoing. 00:49:14.240 --> 00:49:16.000 So I think this would make a big impact. 00:49:16.000 --> 00:49:21.120 It also generates almost two million dollars in fees between the impact fees, permit fees, 00:49:21.120 --> 00:49:22.120 review fees. 00:49:22.120 --> 00:49:27.800 So it is substantial dollars being invested back into the city. 00:49:27.800 --> 00:49:33.260 Specific to jobs, let's jump there. 00:49:33.260 --> 00:49:39.920 We estimate 616 jobs would be created from this project as based on typical assumptions 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 00:49:45.960 --> 00:49:47.360 $63,000 a year. 00:49:47.360 --> 00:49:49.520 So you'll see that flex up and down. 00:49:49.520 --> 00:49:53.560 Our project, we completed a project in Benbrook. 00:49:53.560 --> 00:49:54.560 Kind of fast forward. 00:49:54.560 --> 00:49:57.140 Here's some tenants that you, you know, happy to share this. 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. 00:50:02.200 --> 00:50:03.780 And here's some quick example projects. 00:50:03.780 --> 00:50:06.680 This is one we did in Richardson. 00:50:06.680 --> 00:50:07.680 This was also a zoning case. 00:50:07.680 --> 00:50:11.720 It had a residential adjacency and so there was, you know, it was contentious at times, 00:50:11.720 --> 00:50:12.720 right? 00:50:12.720 --> 00:50:15.520 It was approved from the city, excuse me. 00:50:15.520 --> 00:50:18.800 And then ultimately it won commercial real estate project of the year, a couple of years 00:50:18.800 --> 00:50:20.960 after we had built it from the city. 00:50:20.960 --> 00:50:24.720 It was a great example to a lot of tech tenants that came into the area. 00:50:24.720 --> 00:50:26.720 You can see some of the design there. 00:50:26.720 --> 00:50:29.800 This is one we completed about a year ago in Benbrook, which is just southwest Fort 00:50:29.800 --> 00:50:30.800 Worth. 00:50:30.800 --> 00:50:34.640 You saw these designs on the second page, but we've had two different headquarters moving 00:50:34.640 --> 00:50:35.720 to this project already. 00:50:35.720 --> 00:50:38.800 One on this Tandy Leather, if you guys are familiar with that organization out of Fort 00:50:38.800 --> 00:50:40.720 Worth, it's been around for about a hundred years. 00:50:40.720 --> 00:50:45.000 So you're seeing a lot of these different companies that are bringing their headquarters 00:50:45.000 --> 00:50:49.780 with all their executive employees, HR functions, also with their distribution staff, so synergies 00:50:49.780 --> 00:50:51.320 under the same building. 00:50:51.320 --> 00:50:53.280 We think you can see a lot of the same thing with this project. 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. 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. 00:51:02.400 --> 00:51:04.420 This is one we just completed in Lakeview. 00:51:04.420 --> 00:51:06.920 Also another zoning case. 00:51:06.920 --> 00:51:09.720 This whole project, when it's done, will be almost two million square feet. 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. 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. 00:51:19.280 --> 00:51:24.880 They're an automotive manufacturer, roughly 250 jobs, 260,000 square foot build-to-suit, 00:51:24.880 --> 00:51:28.540 and so they're going to be doing automotive manufacturing at that facility. 00:51:28.540 --> 00:51:32.240 I think the average pays $101,000, so a really good quality job. 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 00:51:35.940 --> 00:51:37.920 going to benefit from that. 00:51:37.920 --> 00:51:42.200 Outside of that, I think I've taken enough time. 00:51:42.200 --> 00:51:44.260 So this is just some of the stuff we pulled from your EDC. 00:51:44.260 --> 00:51:47.120 We think it fits with what the city's trying to bring to the community. 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 00:51:52.120 --> 00:51:53.120 answer any questions. 00:51:53.120 --> 00:51:54.120 Thank you for the time. 00:51:54.120 --> 00:51:55.120 >> Thank you. 00:51:55.120 --> 00:51:56.120 >> Of course. 00:51:56.120 --> 00:52:00.320 >> Any questions for the applicant this time? 00:52:00.320 --> 00:52:04.000 >> Commissioner MacDuff? 00:52:04.000 --> 00:52:05.480 >> Not a question, but a comment. 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 00:52:10.280 --> 00:52:12.480 image for Denton, Texas. 00:52:12.480 --> 00:52:19.720 You all talk about being community contributors, and that's impressive, I think. 00:52:19.720 --> 00:52:25.000 >> Thank you, thank you. 00:52:25.000 --> 00:52:26.000 >> Commissioner Dyer? 00:52:26.000 --> 00:52:27.000 >> I like the fountain. 00:52:27.000 --> 00:52:29.800 That would be a nice gateway touch. 00:52:29.800 --> 00:52:33.320 >> Is there room to put -- like you did in Benbrook? 00:52:33.320 --> 00:52:35.360 Not that you have to. 00:52:35.360 --> 00:52:36.360 >> Maybe. 00:52:36.360 --> 00:52:39.640 >> That was a nice little touch right there in that corner. 00:52:39.640 --> 00:52:40.640 >> The fountain looks awesome. 00:52:40.640 --> 00:52:43.360 >> I know it takes up a lot of space. 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. 00:52:48.280 --> 00:52:50.840 >> Hopefully for the better. 00:52:50.840 --> 00:52:54.160 >> It's been a giant headache. 00:52:54.160 --> 00:52:55.800 That's the first wet pond we've ever done. 00:52:55.800 --> 00:52:59.280 It's at the front of the city, it's on I-20 as well. 00:52:59.280 --> 00:53:01.920 It's right at the front entrance of the park, too. 00:53:01.920 --> 00:53:05.520 We've considered it here, but we've learned some lessons on that one in Benbrook. 00:53:05.520 --> 00:53:08.240 I wouldn't want to promise it and not do it. 00:53:08.240 --> 00:53:09.240 >> But don't rule it out. 00:53:09.240 --> 00:53:10.240 >> Okay. 00:53:10.240 --> 00:53:11.240 Sounds good. 00:53:11.240 --> 00:53:12.240 It's a good question. 00:53:12.240 --> 00:53:15.240 I do like the way it looks. 00:53:15.240 --> 00:53:16.240 >> Okay. 00:53:16.240 --> 00:53:17.240 I don't see any other questions. 00:53:17.240 --> 00:53:18.240 Thank you. 00:53:18.240 --> 00:53:19.240 >> Okay. 00:53:19.240 --> 00:53:20.240 Thank you. 00:53:20.240 --> 00:53:21.240 >> This is a public hearing. 00:53:21.240 --> 00:53:27.140 If anyone else would like to speak, you're more than welcome to. 00:53:27.140 --> 00:53:33.080 Not seeing any sudden motion, I will close the public hearing. 00:53:33.080 --> 00:53:35.460 Commissioner Dio. 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 00:53:43.360 --> 00:53:46.400 general office for this location. 00:53:46.400 --> 00:53:48.400 >> Okay. 00:53:48.400 --> 00:53:50.680 Commissioner Garland. 00:53:50.680 --> 00:53:52.720 >> And I will second that motion. 00:53:52.720 --> 00:53:53.720 >> Okay. 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 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 00:54:10.640 --> 00:54:21.560 concern over some of the less desirable visual impacts of industrial development. 00:54:21.560 --> 00:54:27.480 It brings future development into our modern code with our new tree code, that sort of 00:54:27.480 --> 00:54:28.480 thing. 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 00:54:32.940 --> 00:54:37.840 care about, so that better protects that. 00:54:37.840 --> 00:54:48.800 And I think that in addition, especially in areas where we have highways or future freeways 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 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 00:55:06.800 --> 00:55:15.080 to get local access to high volume sort of businesses and high density living situations 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 00:55:22.040 --> 00:55:24.800 of the project as well. 00:55:24.800 --> 00:55:26.680 Any other discussion? 00:55:26.680 --> 00:55:27.680 >> I think you're right. 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 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 00:55:38.160 --> 00:55:41.160 area. 00:55:41.160 --> 00:55:45.080 >> Okay. 00:55:45.080 --> 00:55:52.280 Seeing no more discussion, I'll call for a vote on the board. 00:55:52.280 --> 00:55:55.720 That item passes 4-0. 00:55:55.720 --> 00:56:03.440 That brings us to item 6A, the planning and zoning commission matrix. 00:56:03.440 --> 00:56:04.440 Thank you. 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. 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 00:56:16.640 --> 00:56:23.480 before you all, so the oak street boardinghouse specific use permit was approved, the industrial 00:56:23.480 --> 00:56:30.360 rezoning on springside near Corbin road was also approved by council, and then the if 00:56:30.360 --> 00:56:34.480 you remember a few weeks ago, the MN zoning for the nonconforming commercial property 00:56:34.480 --> 00:56:39.440 out on the west side of 380 was also approved by council at their last meeting. 00:56:39.440 --> 00:56:44.960 I believe we did update the matrix to include your request from last meeting, Commissioner 00:56:44.960 --> 00:56:53.880 McDuff, and then Chair Pruitt, you had requested that we pass along to the mobility committee, 00:56:53.880 --> 00:56:58.000 just a request that they look into how parking prohibitions in residential areas and other 00:56:58.000 --> 00:57:01.680 similar things could be handled without requiring council action. 00:57:01.680 --> 00:57:06.960 I discussed that with our director of transportation services, and he indicated that the mobility 00:57:06.960 --> 00:57:11.920 committee actually tasked staff with a very similar request over the summer, and they 00:57:11.920 --> 00:57:15.520 are hoping to have an update to them in September on that item. 00:57:15.520 --> 00:57:16.520 >> Good. 00:57:16.520 --> 00:57:17.520 Thank you. 00:57:17.520 --> 00:57:19.080 >> I believe that is all I have for you all. 00:57:19.080 --> 00:57:20.080 >> Okay. 00:57:20.080 --> 00:57:26.280 Any other requests or items to add to the matrix at this time? 00:57:26.280 --> 00:57:28.120 Not seeing any. 00:57:28.120 --> 00:57:36.640 Our last item is item 7 concluding remarks concluding items, sorry. 00:57:36.640 --> 00:57:41.040 Any concluding items? 00:57:41.040 --> 00:57:46.280 I guess enjoy the cooler weather the rest of this week. 00:57:46.280 --> 00:57:51.520 Don't get too used to it, because then maybe the heat will come back. 00:57:51.520 --> 00:57:52.520 Thank you very much. 00:57:52.520 --> 00:57:59.440 With that, at 7.04 this evening, I will call our meeting to a close. 00:57:59.440 --> 00:58:00.360 Thank you.