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 Good afternoon at 4.31 p.m. this Wednesday, October 22nd, 2025, I will call this meeting

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 of the work session for the City of Denton Planning and Zoning Commission to order with

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 a quorum present.

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 Our first item is any citizen comments on the consent agenda.

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 I don't see anyone wishing to speak on those.

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 Next we have clarification for items on the agenda.

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 Any questions on the item, on the consent agenda from the commission members?

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 No, okay.

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 Individual consideration items, there were one update here.

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 Any questions on the calendar?

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 Staff does a pretty good job of this, but sometimes we've caught a few things.

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 Okay, let's go ahead and take a look at the consent, I mean, individual consideration

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 item, first one.

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 The plat, correct?

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 Yes, sorry.

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 Good afternoon, Angie Manglars, Assistant Planning Director.

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 This is a final plat for the reserve at Brush Creek.

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 It is a plan development with the base zoning of R4.

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 At this time, this final plat is not meeting our criteria for approval.

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 Staff is recommending denial, but does not have any objection to the request of extension,

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 which could be granted to November 17th.

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 This would be their second extension request, and I'm happy to answer any questions you

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 all may have.

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 Any questions?

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 I don't see any, thank you.

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 Then the second item, 4C, FR250020, good afternoon, Julie.

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 I'm presenting FR250020, it is a replat of the Eden Village development located just

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 on the west side of Loop 288, south of Audra.

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 It is a fourplex development, triplex and fourplex development.

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 They have addressed all of staff's comments, so I don't know if you received that email

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 this afternoon, but staff modified their recommendation to approval, and I will be happy to answer

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 any questions.

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 Any questions on this?

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 The updated plat was sent by email, so okay, I don't see anything, thank you, Julie.

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 Brings us to our public hearings, item 5A, HL250002.

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 Good afternoon, Cameron Robertson, Historic Preservation Officer.

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 For many of y'all, this is the first time you're seeing a historic landmark designation

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 come through, so I just wanted to do a brief education portion, and then I'll go into my

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 summary slide.

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 Just to give you all some background of what a historic landmark is defined as within the

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 city of Denton, it is officially recognized by the city for its outstanding architectural,

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 archaeological, cultural, social, economic, political, historical significance, so it

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 can be any one of those things.

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 Presently, the city of Denton does have 68 local historic landmark designations, three

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 of those which actually came forward to the P&Z during 2024.

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 It is a zoning action, so it is a three-step process.

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 It has already gone to the Historic Landmark Commission, it is now coming forward to the

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 Planning and Zoning Commission, and then it will later go to the city council.

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 Just some benefits of historic landmark designations, it does appreciate a greater rate.

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 Staff has actually done research for this, and it is true, a lot of the times people

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 hear that it's rumor, but it's actually the case.

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 It is eligible for a local historic tax exemption here in Denton, and there's also that visible

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 recognition of the plaque on the property.

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 It does also encourage better design, as sometimes, depending on the work that's being done, the

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 Historic Landmark Commission does review those projects.

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 It protects from swift demolition, and then it also increases community pride and awareness.

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 The request for this evening is a historic landmark designation for 3316 Roselon Drive.

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 It does meet approval criteria 359 and 11 from our Denton Development Code.

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 It is the zoning of R4, so that residential zoning.

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 It meets our goal CC2 of the Denton 2040 Comprehensive Plan, as well as goal number one, policy 1.3

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 of our 2019 Historic Preservation Plan, so staff is recommending approval, as it does

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 apply with the criteria from the Denton Development Code, as well as our two individual plans.

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 Any questions on this item?

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 Commissioner MacDuff?

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 Yes, I'm concerned that this was one of the founders of the Lions Club in Denton, and

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 so I just wanted to get that out there.

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 You know, that's of concern to me.

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 Not really a concern, but I appreciate putting it in there and giving us a perspective and

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 historical perspective on that.

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 My question is, did the owners come to you to make this request, and this was owner driven?

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 Yes.

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 In the e-commit that we had today, there were several, one of the neighbors said there were

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 some other houses in that same circle that could qualify as well on Roselon.

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 That was an interesting point.

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 Original four home locations that came in late, so it caught my eye.

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 But are there cases where the city identifies homes that might qualify for historical designations?

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 That's a great question.

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 So each month in front of the Historic Landmark Commission, the staff does bring forward a

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 reoccurring item where the Historic Landmark Commission can bring forward properties that

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 they believe are eligible for historic designation at the local level.

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 If everyone on the commission does agree that it needs to be added to the list, then staff,

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 myself as a historic preservation officer, sends a letter of designation interest to

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 the property owner, and then the property owner usually at that point tells staff whether

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 or not they want to pursue it, or they usually ask for additional information, at which point

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 staff does additional education and training, and then they can decide whether or not they

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 want to pursue the designation.

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 Is that on a cycle, or do you all do that on a cycle, where you identify?

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 It's just each month, if HLC brings forward a property that they're interested in designating.

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 Thank you.

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 Anything else?

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 I don't see anything.

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 Thank you very much, Cameron.

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 It brings us to second public hearing, PDA 0002.

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 Good evening, Julie Wyatt.

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 So tonight I'm presenting PDA 25-2, it's for a charter school.

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 Just a quick summary of the proposal.

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 So this is in Plan Development 139, it's about 15 acres.

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 It's located on the south side of Vintage, east of 35W.

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 The PD was approved in 1991, so it's one of our older PDs in the city.

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 And the purpose of the request tonight is to modify an approved site plan for the charter

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 school.

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 In 2020, the school came to the city and went through this process to lay out the site.

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 They have made some changes to their site plan, including removing about four and a

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 half acres from the north side of the site, reducing the building footprint and open space.

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 They are removing the high school for the time being, and then reconfiguring the parking

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 and access.

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 So really it is just related to that site plan.

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 Staff does recommend approval of the proposal as it does meet the criteria for approval,

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 and I will be happy to answer any questions.

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 Commissioner Dyer?

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 I'm going to assume that the applicant is obviously aware of the apartments in the new

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 travel gas station area that's going to be there, and they must, I'm assuming they must

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 be okay with that.

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 Having, you know, putting a school next to that, like does that, any of our planning

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 and zoning, like the buffers and things like that, does that conflict with it?

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 I mean, I know you were recommending, so everything must be good, right?

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 It meets all setback requirements and buffering requirements.

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 The apartments are there, so they are aware of that, and then they have been communicating

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 and regarding the other elements to the PD and that commercial use.

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 They went through the TIA process because they did a TIA in 2020, but a lot's changed

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 in the area, the multifamily and the commercial.

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 That's why I asked the question, because 2020, that's five years ago, and those items, you

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 know, the apartments and the travel center may not have been on the horizon then.

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 That is exactly right, and so that's why we had them update that TIA to bring in that

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 additional background traffic.

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 Does that answer your question?

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 Is that good?

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 Okay, good.

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 Anything else?

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 I don't see anything else.

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 Thank you, Julie.

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 All right.

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 Thank you.

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 That brings us to our last public hearing tonight, PD250004.

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 Hello again.

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 Angie Manglaris.

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 This is PD250004, Brush Creek Center.

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 Want to give a little bit of context on this one.

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 We just talked about the reserve at Brush Creek Final Platt, so this is a request for

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 a rezoning that is the remainder of that overall parent tract.

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 The subject property today is located at the intersection of Brush Creek and US377, two

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 primary arterials.

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 It is currently zoned Residential 1, and they are requesting to rezone to Plan Development

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 Suburban Corridor.

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 It's 2.63 acres of land, and really the purpose of the PD overlay is to provide additional

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 use restrictions and development standards to ensure compatibility in the area.

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 Initially, the Brush Creek project actually did come in as one zoning request for the

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 residential portion and the suburban corridor portion, and the Planning and Zoning Commission

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 in 2023 remanded it back to the applicant to take a closer look at what could be done,

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 including buffers and use standards, and so the applicant came back, or they came back

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 in two different waves, first the residential and now the commercial remainder.

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 So overall, this does comply with our criteria for approval.

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 It is consistent with the Comprehensive Plan and that neighborhood mixed use designation.

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 Staff is recommending approval, and I do have a longer presentation to go through during

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 regular session, but I'm happy to answer any questions you all may have now.

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 Any questions? Commissioner MacDuff? Yes, what were the neighbors' concerns when

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 this first went through, and then we opted for an overlay plan development?

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 Sure, so when this first came through in 2023, it was for the entire 18-acre tract.

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 Approximately 15 acres of those were residential, and primarily along this -- I mean, you can

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 see here what is now designated as PDR 4.

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 They were requesting, I believe it was an R6 zoning district at that time, which was

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 a little bit more dense than what is found in the ETJ as you continue to travel east

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 on Brush Creek Road.

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 So a lot of the concerns were related to that new residential use and some of the buffering

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 between existing homes and new homes.

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 So the applicant came back last year with a PDE for that residential portion.

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 The zoning district was residential R4 with a slightly larger lot size than what you would

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 see under today's R4 or standard R4 and some additional buffering.

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 They did choose to leave that commercial corner out, have had several neighborhood meetings.

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 Some of the concerns were what uses could be allowed there.

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 They are requesting suburban corridor, which does allow for some more intensive uses.

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 It is designed to be along roadways like Fort Worth Drive, a more high-traffic corridor.

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 And so by way of this PDE overlay, the applicant is restricting approximately -- I think it's

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 15 uses, and those are typically the more intensive uses that are allowed on suburban

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 corridor.

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 So it reduces some of those incompatibilities by ensuring those more intensive land uses

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 can't go in.

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 >> Okay.

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 Any other questions?

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 I don't see any.

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 Thank you.

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 That brings us to our work sessions for this afternoon.

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 First item is 3A, PZ25-189, report, discussion, and suggestions or recommendations on the

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 City of Denton criteria design criteria manual update.

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 >> Good afternoon.

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 I'm Brett Bourgeois, the City Engineer, and I'm here today to talk to you about our proposed

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 changes to the design criteria manual for the City of Denton.

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 So quick overview.

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 I know a lot of you are new, first time going through this process, so we have an outreach

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 plan that we like to do, kind of go through the background of what the criteria manuals

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 are, discuss some of the highlights of the updates that we're proposing and what our

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 next steps are.

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 These are very technical documents that are used to design all the different infrastructure

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 for the city.

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 So with that in mind, we have a whole staff of technical experts from the city on hand

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 to answer any questions that you may have that I cannot answer myself.

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 So the first thing we want to do is kind of discuss our public outreach plan.

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 It's a very lengthy process because we're impacting not only capital projects, but also

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 development projects.

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 We need buy-in from all the different boards and commissions, and so we started this process

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 off in September.

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 We sent a notice out to the development community that we are starting this revisions to our

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 criteria manual.

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 Today, or this morning, we had a developer town hall where we presented some of the highlights

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 of the revisions.

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 We're here today to present to you some of those highlights as well.

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 On Friday, we'll be posting the revised document online to solicit public comment and feedback

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 from the development community and other engineering communities.

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 In November, we'll be presenting to the Texas Society of Professional Engineers, as well

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 as publishing in the newspaper for a public hearing for the adoption of it.

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 We'll go to Mobility Committee, BUB, and then finally City Council in December with an effective

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 date, planned effective date of January 1st.

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 So it's kind of a big push to get all the information out of what we're proposing.

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 So a little background on how we do this.

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 So the criteria manuals touch many departments, if not all departments within the city.

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 So we had a series of meetings in September where we brought together representatives

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 from all the different departments, directors, and their technical staff.

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 We walked through all the proposed, all the criteria manuals.

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 We had, throughout the year and the course of the time, we collect comments from the

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 different departments and different community that we keep track of.

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 We've made all those edits.

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 We said this is what it would look like, based on all the comments you'll have.

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 Let's talk about it.

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 Let's go through these comments, see ones that work or are conflict with each other.

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 So a series of those meetings.

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 We got a draft document together.

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 Now we are going out for public comment with that draft document and then we're doing all

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 the public outreach, posting online newspaper articles, and then we're going to bring it

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 to all the boards and commissions and city council for public hearing and adoption.

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 The city of Denton has multiple governing documents.

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 So there is a hierarchy to these governing documents.

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 The top document is the Denton Development Code that sets all the regulations and policies

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 and procedures for zoning, subdivisions, different regulations, et cetera.

234
00:17:01,160 --> 00:17:04,520
 Once that's mainly what you guys all see right with all the planners bringing all that stuff

235
00:17:04,520 --> 00:17:05,520
 forward.

236
00:17:05,520 --> 00:17:08,920
 Once all that's been approved, they go into design and that's where our design document

237
00:17:08,920 --> 00:17:12,120
 comes in where we say this is the type of pipe you need to have.

238
00:17:12,120 --> 00:17:13,480
 This is the slope we need it to be.

239
00:17:13,480 --> 00:17:18,360
 This is what you need to consider for your traffic, for your whatever it is.

240
00:17:18,360 --> 00:17:23,000
 So we go into a much more technical side of the document, the design process.

241
00:17:23,000 --> 00:17:27,800
 Beyond that, when we go to construction, we have what are called construction specifications.

242
00:17:27,800 --> 00:17:32,200
 We maintain those as well that says, okay, well, this is how you actually build it now.

243
00:17:32,200 --> 00:17:33,680
 This is the way you're supposed to install it.

244
00:17:33,680 --> 00:17:35,700
 This is the way that it's supposed to be checked.

245
00:17:35,700 --> 00:17:39,640
 This is the standards of the materials that we need to meet, all that kind of technical

246
00:17:39,640 --> 00:17:40,640
 information.

247
00:17:40,640 --> 00:17:45,560
 And then we also have and maintain a standard set of standard details which show how they're

248
00:17:45,560 --> 00:17:46,920
 actually supposed to construct it.

249
00:17:46,920 --> 00:17:52,940
 So we have guidance, we have requirements, we have technical guidance, and we also have

250
00:17:52,940 --> 00:17:56,840
 graphical pictures of how it's actually supposed to be installed and constructed.

251
00:17:56,840 --> 00:17:58,040
 So all these documents work together.

252
00:17:58,040 --> 00:18:02,720
 They all kind of touch different aspects of the development or of a project life cycle.

253
00:18:02,720 --> 00:18:09,480
 And so the one that we're talking about today is the criteria manual, second one down.

254
00:18:09,480 --> 00:18:12,920
 So getting to some of the quick highlights.

255
00:18:12,920 --> 00:18:17,040
 The Solid Waste Criteria Manual only had one revision this year, it's looking at having

256
00:18:17,040 --> 00:18:21,280
 side load for their enclosures for the properties that they have restrictions, they can't get

257
00:18:21,280 --> 00:18:22,280
 in front load.

258
00:18:22,280 --> 00:18:24,080
 They removed that a few years ago.

259
00:18:24,080 --> 00:18:27,600
 They found that they do have restrictions on some properties still, so we need to get

260
00:18:27,600 --> 00:18:33,960
 that flexibility for developments that have side load for their garbage collection.

261
00:18:33,960 --> 00:18:37,800
 For the Stormwater Criteria Manual, we received a lot of feedback from the development community

262
00:18:37,800 --> 00:18:40,680
 about why do we only use reinforced concrete pipe?

263
00:18:40,680 --> 00:18:43,240
 Why don't we allow other products?

264
00:18:43,240 --> 00:18:47,800
 We did a series of brought in vendors with their products.

265
00:18:47,800 --> 00:18:52,520
 We talked to other municipalities, we went and saw them and saw how they install it,

266
00:18:52,520 --> 00:18:54,600
 how they operate, got their feedback on it.

267
00:18:54,600 --> 00:18:59,200
 And after a series of conversations and meetings, we decided to allow polypropylene pipe, which

268
00:18:59,200 --> 00:19:02,280
 is an alternative to reinforced concrete.

269
00:19:02,280 --> 00:19:08,160
 This we hope will drive the lower costs overall, because now there's competition in the marketplace.

270
00:19:08,160 --> 00:19:12,760
 Polypropylene pipe is generally less expensive than reinforced concrete, and we feel very

271
00:19:12,760 --> 00:19:16,840
 confident it's going to be an equally good product.

272
00:19:16,840 --> 00:19:20,840
 Then also one of the other revisions that we have this year is that last round we went

273
00:19:20,840 --> 00:19:28,040
 through, we recommended improvements for larger developments over one acre in size, we asked

274
00:19:28,040 --> 00:19:32,840
 them to consider treating the water quality of the runoff separately.

275
00:19:32,840 --> 00:19:36,520
 So we have detention, then we have water quality, so we have a flood protection and then a water

276
00:19:36,520 --> 00:19:40,080
 quality aspect, before everything was all combined together.

277
00:19:40,080 --> 00:19:45,480
 We recommended last revision, hey, start considering these two things separately, because that's

278
00:19:45,480 --> 00:19:50,720
 the regional requirement with I-SWEM, and that's the direction the EPA is going with

279
00:19:50,720 --> 00:19:56,080
 the federal requirements, and we have an MS4 permit with the federal government that we

280
00:19:56,080 --> 00:19:58,840
 need to match EPA requirements.

281
00:19:58,840 --> 00:20:01,040
 So we put this out of the recommendation.

282
00:20:01,040 --> 00:20:04,240
 Now we're coming around saying, okay, this is now going to be a requirement, it's going

283
00:20:04,240 --> 00:20:08,440
 to put us in line with the regional guidance and in line with the future EPA update.

284
00:20:08,440 --> 00:20:11,920
 So we're just kind of getting a little bit ahead of the horse, a little bit ahead of

285
00:20:11,920 --> 00:20:17,480
 the curve, but we're in line with the regional requirements there.

286
00:20:17,480 --> 00:20:21,960
 The transportation criteria manual had a pretty big revision this year.

287
00:20:21,960 --> 00:20:23,920
 We added some new roadway collections.

288
00:20:23,920 --> 00:20:27,640
 We did some discussion on how to handle school areas.

289
00:20:27,640 --> 00:20:31,480
 We removed the bike ped traffic impact analysis that we added a couple of years ago, a couple

290
00:20:31,480 --> 00:20:36,040
 of revisions ago, mainly because it's not industry standard and no one really knew how

291
00:20:36,040 --> 00:20:38,520
 to apply and how to effectively use it.

292
00:20:38,520 --> 00:20:42,880
 It was something we created to see if we can improve bike ped access.

293
00:20:42,880 --> 00:20:43,880
 We can do that other way.

294
00:20:43,880 --> 00:20:44,880
 So we took that out.

295
00:20:44,880 --> 00:20:49,680
 It was just a conflicting requirement and our criteria, and we updated other sections

296
00:20:49,680 --> 00:20:56,400
 on on-street parking and traffic calming measures.

297
00:20:56,400 --> 00:21:00,840
 For the water waste water, we had a pretty big overhaul, not on the technical side, but

298
00:21:00,840 --> 00:21:03,040
 of the readability and the organization of it.

299
00:21:03,040 --> 00:21:07,880
 So a lot of the edits are mainly just changing how the document is read and the order of

300
00:21:07,880 --> 00:21:08,880
 things.

301
00:21:08,880 --> 00:21:10,680
 It's mostly the same technical side.

302
00:21:10,680 --> 00:21:14,960
 On the technical stuff that did change is that we are asking for geotechnical reports

303
00:21:14,960 --> 00:21:17,760
 and we're asking for cathodic protection design.

304
00:21:17,760 --> 00:21:22,620
 So soils have corrosive materials, it degrades pipe over time.

305
00:21:22,620 --> 00:21:26,760
 You can put a cathodic protection on that extends the life of the like the metal ductile

306
00:21:26,760 --> 00:21:27,800
 iron pipes, et cetera.

307
00:21:27,800 --> 00:21:30,160
 So we've asked for that to be included in the requirements.

308
00:21:30,160 --> 00:21:36,240
 We've also did some lift station improvements to provide better design site design requirements

309
00:21:36,240 --> 00:21:39,640
 for lift stations.

310
00:21:39,640 --> 00:21:43,680
 For the street lights, one of the things that we we did, we added a new street light pole

311
00:21:43,680 --> 00:21:45,480
 that was asked for by the developers.

312
00:21:45,480 --> 00:21:50,720
 We included that in here and we also have clarified the process for adding and removing

313
00:21:50,720 --> 00:21:57,240
 street lighting and then we also added a new section to the criteria manual this year,

314
00:21:57,240 --> 00:21:59,600
 one on the environmentally sensitive areas.

315
00:21:59,600 --> 00:22:05,120
 This is information that was mainly stored just in staff's brains and made it hard if

316
00:22:05,120 --> 00:22:06,840
 we ever have staff turnover.

317
00:22:06,840 --> 00:22:09,800
 We don't have a clear way to have this written out, so we went through and we wrote this

318
00:22:09,800 --> 00:22:14,760
 all out, how to identify an environmentally sensitive area, how to treat it, how to design

319
00:22:14,760 --> 00:22:16,160
 for it, what you have to do.

320
00:22:16,160 --> 00:22:21,680
 So that was a whole new section that was added to the criteria manual this year.

321
00:22:21,680 --> 00:22:27,760
 Again, this slide is actually old as of this morning because we did finish the internal

322
00:22:27,760 --> 00:22:31,680
 revisions so that's where we're going to be posting it online on Friday.

323
00:22:31,680 --> 00:22:34,400
 We are asking for public feedback.

324
00:22:34,400 --> 00:22:37,220
 We are going to be presenting to all these different agencies.

325
00:22:37,220 --> 00:22:41,120
 The next one up is going to be the Texas Society of Professional Engineers, which is a professional

326
00:22:41,120 --> 00:22:45,240
 organization of engineers and then we're going to all the different boards and committees

327
00:22:45,240 --> 00:22:50,640
 with an adoption of effective date of January 1st as our goal.

328
00:22:50,640 --> 00:22:53,000
 I'll stand for any questions.

329
00:22:53,000 --> 00:23:00,600
 This is the first time since a few new members, so I'll just let everybody know that this

330
00:23:00,600 --> 00:23:05,080
 is one of my favorite work sessions of the year, if you can imagine so.

331
00:23:05,080 --> 00:23:08,400
 This is where the rubber meets the road, I'll put it that way.

332
00:23:08,400 --> 00:23:09,760
 Commissioner McDuff?

333
00:23:09,760 --> 00:23:14,400
 I figured we'd hear from you first.

334
00:23:14,400 --> 00:23:21,080
 Well, this is a lot of engineer speak, but I do understand it conceptually and I appreciate

335
00:23:21,080 --> 00:23:26,000
 the importance of it and the thoroughness of your staff and you, sir.

336
00:23:26,000 --> 00:23:27,520
 We certainly do.

337
00:23:27,520 --> 00:23:35,200
 I guess if we could go back to that, the continuum, how this relates to the development codes,

338
00:23:35,200 --> 00:23:41,640
 that slide and I'm going to just ask a question, would the comprehensive plan be the block

339
00:23:41,640 --> 00:23:42,640
 to the left?

340
00:23:42,640 --> 00:23:47,760
 Yes, it would probably be one of the guiding document that leads to the development codes.

341
00:23:47,760 --> 00:23:51,800
 That would be another block above the comprehensive plan, correct?

342
00:23:51,800 --> 00:23:53,600
 Okay, excellent, excellent.

343
00:23:53,600 --> 00:23:59,600
 My other comment, just in general, how does this translate, this document, if you could

344
00:23:59,600 --> 00:24:06,480
 just give an overall answer, how does this translate to the quality of life for our citizens?

345
00:24:06,480 --> 00:24:15,360
 It provides long lasting infrastructure that increases the effectiveness of government

346
00:24:15,360 --> 00:24:16,360
 funds.

347
00:24:16,360 --> 00:24:22,240
 We're looking for having good quality of life, long lasting infrastructure that is good steward

348
00:24:22,240 --> 00:24:24,760
 of government funds to ensure public safety.

349
00:24:24,760 --> 00:24:30,200
 I might include that in here in one of the opening paragraphs.

350
00:24:30,200 --> 00:24:39,120
 I was interested in reading that and then just from what the work, if I may, Chair Pruitt,

351
00:24:39,120 --> 00:24:43,320
 I want to get my comments in before you launch off.

352
00:24:43,320 --> 00:24:48,560
 I'd like for us to focus on the ESA, I'm proud of us for putting that in there.

353
00:24:48,560 --> 00:24:54,400
 We've talked about that point in every proposal that we've considered because it's important

354
00:24:54,400 --> 00:25:01,240
 with all the growth, the environment's important to all of us and so I certainly appreciate

355
00:25:01,240 --> 00:25:03,440
 having that in there.

356
00:25:03,440 --> 00:25:11,880
 It's four feet, I'm going to ask a specific question, is four feet the distance from,

357
00:25:11,880 --> 00:25:13,520
 tell me what the four feet is.

358
00:25:13,520 --> 00:25:17,160
 Is that just a standard measurement?

359
00:25:17,160 --> 00:25:21,440
 It says it should not, the protective fencing and then it talks about a minimum of four

360
00:25:21,440 --> 00:25:22,560
 feet.

361
00:25:22,560 --> 00:25:26,560
 Four feet is included several spots.

362
00:25:26,560 --> 00:25:28,440
 I do not have the answer off the top of my head.

363
00:25:28,440 --> 00:25:33,080
 We can get the response back to you on that with our technical expert in the environmental

364
00:25:33,080 --> 00:25:35,600
 side.

365
00:25:35,600 --> 00:25:42,360
 I was just trying to think what size four feet is, not too big, maybe six feet might be better

366
00:25:42,360 --> 00:25:46,520
 but it seems a little short.

367
00:25:46,520 --> 00:25:50,520
 I can only speculate, I'm not the expert on that field so I can definitely get a comment

368
00:25:50,520 --> 00:25:53,040
 back to you or written response back to you if that works.

369
00:25:53,040 --> 00:25:56,960
 Sure, we're very interested in that and I think as a commission it's come up several

370
00:25:56,960 --> 00:25:57,960
 times.

371
00:25:57,960 --> 00:25:58,960
 Understandable.

372
00:25:58,960 --> 00:25:59,960
 Thank you.

373
00:25:59,960 --> 00:26:06,440
 Yes, Commissioner Riggs?

374
00:26:06,440 --> 00:26:11,680
 So we were actually discussing that in the DCRC, the four foot, and my understanding

375
00:26:11,680 --> 00:26:16,520
 is it's along the fence lines and that's so that it can be surveyed and so essentially

376
00:26:16,520 --> 00:26:21,280
 you can't survey it if you can't walk through it so essentially that's the minimum space

377
00:26:21,280 --> 00:26:26,280
 that would be needed in order to do that.

378
00:26:26,280 --> 00:26:43,040
 Hi, I'm Jennifer Avesi from Environmental Services and Sustainability.

379
00:26:43,040 --> 00:26:51,240
 I drafted that section with my supervisor, Joetta Daly, the reason we did pick that four

380
00:26:51,240 --> 00:26:58,460
 foot buffer is for surveying and for the width for equipment.

381
00:26:58,460 --> 00:27:04,120
 It's very similar to the amount of space that is required for trenching, for silt fencing.

382
00:27:04,120 --> 00:27:09,640
 So it really is a maintenance consideration, that buffer space.

383
00:27:09,640 --> 00:27:16,320
 Can I follow up to that?

384
00:27:16,320 --> 00:27:22,360
 I have another question for you.

385
00:27:22,360 --> 00:27:26,680
 So without it being the four foot, then it could be wider so essentially we're kind of

386
00:27:26,680 --> 00:27:31,880
 narrowing them down to a minimum amount that they can disturb with the four foot.

387
00:27:31,880 --> 00:27:32,880
 Yes.

388
00:27:32,880 --> 00:27:33,880
 Okay, perfect.

389
00:27:33,880 --> 00:27:34,880
 Thank you.

390
00:27:34,880 --> 00:27:35,880
 That's it.

391
00:27:35,880 --> 00:27:39,640
 I have one more question.

392
00:27:39,640 --> 00:27:42,200
 Please go.

393
00:27:42,200 --> 00:27:46,420
 So on the polypropylene pipe, that's not polyethylene, right?

394
00:27:46,420 --> 00:27:47,420
 No.

395
00:27:47,420 --> 00:27:48,420
 Okay.

396
00:27:48,420 --> 00:27:49,420
 Polypropylene.

397
00:27:49,420 --> 00:27:50,420
 So we did look at other pipes.

398
00:27:50,420 --> 00:27:56,640
 One of the other common ones is HDPE, high density polyethylene pipe, does not perform

399
00:27:56,640 --> 00:27:58,540
 as well as polypropylene.

400
00:27:58,540 --> 00:28:04,280
 So when we did look at them, the polypropylene is a much better product we feel and other

401
00:28:04,280 --> 00:28:09,820
 municipalities have also accepted that as an alternative side of the polyethylene, HDPE

402
00:28:09,820 --> 00:28:10,820
 or concrete.

403
00:28:10,820 --> 00:28:11,820
 Okay, thanks.

404
00:28:11,820 --> 00:28:12,820
 Yep.

405
00:28:12,820 --> 00:28:13,820
 Any other questions?

406
00:28:13,820 --> 00:28:14,820
 A couple.

407
00:28:14,820 --> 00:28:19,820
 Well, first of all, congratulations.

408
00:28:19,820 --> 00:28:20,820
 Thank you.

409
00:28:20,820 --> 00:28:26,200
 I think the last at least four years that we've had an update, it's been dumpster central

410
00:28:26,200 --> 00:28:29,840
 and it's always been longer, wider, bigger.

411
00:28:29,840 --> 00:28:36,320
 We want dumpster statues everywhere and now this is some additional flexibility.

412
00:28:36,320 --> 00:28:37,640
 So I thank you for that.

413
00:28:37,640 --> 00:28:43,700
 I think when we look at these documents, we have to be mindful that best laid intentions

414
00:28:43,700 --> 00:28:50,520
 do cost money and we don't want to inadvertently increase the cost of living in our city even

415
00:28:50,520 --> 00:28:52,320
 more than it already is.

416
00:28:52,320 --> 00:28:57,800
 I also took a trip recently to a couple different cities and saw dumpsters on wheels, believe

417
00:28:57,800 --> 00:28:58,800
 it or not.

418
00:28:58,800 --> 00:29:04,080
 They were about half size of your typical metal dumpster and they were poly something.

419
00:29:04,080 --> 00:29:09,320
 I couldn't claim to know what type of polymer or plastic they were, but it was an interesting

420
00:29:09,320 --> 00:29:16,760
 adaptation they had to work around some of their unique challenges.

421
00:29:16,760 --> 00:29:23,680
 I noticed in the storm water updates that there was a provision for inspections during

422
00:29:23,680 --> 00:29:30,800
 the development phase to provide a stop work order in certain conditions without getting

423
00:29:30,800 --> 00:29:34,360
 into specific projects.

424
00:29:34,360 --> 00:29:43,200
 Does that give us the necessary tools with lessons learned recently to be able to address

425
00:29:43,200 --> 00:29:47,320
 drainage problems during the development phase when they do occur?

426
00:29:47,320 --> 00:29:49,200
 Yeah, I believe so.

427
00:29:49,200 --> 00:29:54,320
 That's part of the intention of it is that we have a watershed inspections department

428
00:29:54,320 --> 00:29:57,920
 that is responsible and they maintain that contractors and developments are following

429
00:29:57,920 --> 00:30:01,840
 the proper storm water prevention processes.

430
00:30:01,840 --> 00:30:05,440
 This gives us some more teeth and more written down documentation that we have the ability

431
00:30:05,440 --> 00:30:08,640
 to enforce those requirements if they're not being followed.

432
00:30:08,640 --> 00:30:09,640
 Thank you.

433
00:30:09,640 --> 00:30:14,440
 I appreciate that.

434
00:30:14,440 --> 00:30:18,880
 In a similar vein, I think we've all learned a little bit of a thing or two about what

435
00:30:18,880 --> 00:30:23,800
 happens when a detention area is not maintained.

436
00:30:23,800 --> 00:30:30,800
 In that section, it didn't really change that much as far as the maintenance agreements

437
00:30:30,800 --> 00:30:32,520
 and that sort of thing.

438
00:30:32,520 --> 00:30:38,880
 Did staff talk in this cycle about potential ways in the future to make sure that that

439
00:30:38,880 --> 00:30:39,880
 maintenance happens?

440
00:30:39,880 --> 00:30:45,480
 I know that we're limited by staff capacity for inspections and that sort of thing.

441
00:30:45,480 --> 00:30:47,760
 What's our thinking of that going forward?

442
00:30:47,760 --> 00:30:50,600
 So you're absolutely right on that thought process.

443
00:30:50,600 --> 00:30:57,080
 The reason we put that, so what Commissioner or Chair Pruitt mentioned is that in the last

444
00:30:57,080 --> 00:31:02,760
 revision of the criteria manual, we created and included a storm water maintenance agreement.

445
00:31:02,760 --> 00:31:06,920
 So whenever a private development comes in and puts in a privately owned and operated

446
00:31:06,920 --> 00:31:12,440
 flood control structure as a detention pond, previously they'd put it in and walk away

447
00:31:12,440 --> 00:31:16,400
 and nobody knew who owned it, nobody knew who maintained it, nobody was maintaining

448
00:31:16,400 --> 00:31:21,080
 it, and we had no ability to come in and fix it.

449
00:31:21,080 --> 00:31:26,960
 So now we have a new document or new requirement in from our last revision almost two years

450
00:31:26,960 --> 00:31:32,240
 ago that says any development that's going to have a private detention pond, the attention

451
00:31:32,240 --> 00:31:36,440
 to an agreement says we understand that we own this, we're going to provide you an operation

452
00:31:36,440 --> 00:31:40,760
 and maintenance manual that we keep on staff, that we keep on hand, that they're required

453
00:31:40,760 --> 00:31:44,760
 to maintain and operate it appropriately, and if they don't, the city can come in and

454
00:31:44,760 --> 00:31:48,740
 fix it and recover costs as necessary.

455
00:31:48,740 --> 00:31:53,000
 So we did put that in, so a lot of the ones that we're seeing that have come up in the

456
00:31:53,000 --> 00:31:58,560
 last couple months are old ones that are grandfathered in, so it's very hard for us to go back and

457
00:31:58,560 --> 00:32:03,920
 require existing properties to adopt a new standard.

458
00:32:03,920 --> 00:32:07,920
 So that's kind of the gray area going forward, we shouldn't be seeing any of those anymore

459
00:32:07,920 --> 00:32:11,120
 since that revision went in last time.

460
00:32:11,120 --> 00:32:15,160
 So we don't anticipate any future problems similar to what we've had.

461
00:32:15,160 --> 00:32:18,320
 At least in developments that come new.

462
00:32:18,320 --> 00:32:19,320
 Correct.

463
00:32:19,320 --> 00:32:24,480
 So we've got a 40 or 50 year time period between now and when most of them are updated.

464
00:32:24,480 --> 00:32:29,000
 Yeah we're trying to figure out how do we address those ones and make them equitable

465
00:32:29,000 --> 00:32:32,040
 and fair to make standards.

466
00:32:32,040 --> 00:32:33,680
 That's good to hear.

467
00:32:33,680 --> 00:32:41,760
 And then last, I'd just like to hear some more information on the pedestrian bike removal

468
00:32:41,760 --> 00:32:45,920
 of that travel demand analysis.

469
00:32:45,920 --> 00:32:54,480
 My understanding before was that it was really designed to catch situations where you have

470
00:32:54,480 --> 00:33:03,320
 a development that you would expect an increased amount of activity of those modes, where there

471
00:33:03,320 --> 00:33:12,480
 were existing gaps in the network adjacent or nearby to the proposed development so that

472
00:33:12,480 --> 00:33:19,280
 we could treat modes of travel other than driving more similar to how we treat driving.

473
00:33:19,280 --> 00:33:24,360
 Totally understood that hey if that was just too confusing for people and I'm not against

474
00:33:24,360 --> 00:33:29,840
 removing it, I just want to understand, you mentioned we have other ways that we can handle

475
00:33:29,840 --> 00:33:36,820
 that, what's the process there and help me understand what that looks like so that our

476
00:33:36,820 --> 00:33:43,640
 community is not concerned about the removal.

477
00:33:43,640 --> 00:33:45,640
 Good evening committee and chair.

478
00:33:45,640 --> 00:33:47,820
 Chandra, city traffic engineer.

479
00:33:47,820 --> 00:33:51,800
 So we have streamlined the traffic studies right now.

480
00:33:51,800 --> 00:33:58,280
 We ask for generation numbers when the development comes in and then we go for a traffic scoping

481
00:33:58,280 --> 00:34:04,600
 meeting with the developers and then we catch all those and if it's a multi-family, if it's

482
00:34:04,600 --> 00:34:12,240
 next to a railroad, then there will be more people using pedestrians who will commute

483
00:34:12,240 --> 00:34:18,000
 back and forth so we catch them and we follow the mobility plan that identifies where the

484
00:34:18,000 --> 00:34:24,040
 bike trails, side paths need so we ask for the ten foot or five feet, all those will

485
00:34:24,040 --> 00:34:26,360
 be captured in the scoping meeting.

486
00:34:26,360 --> 00:34:32,880
 Okay and sorry to push on this, it's just this is the type of thing that can lose institutional

487
00:34:32,880 --> 00:34:39,040
 knowledge as years go forward and you know people change over, is that process within

488
00:34:39,040 --> 00:34:42,720
 that scoping meeting captured within a checklist or anything?

489
00:34:42,720 --> 00:34:45,120
 Yes, we have a broad range of checklists.

490
00:34:45,120 --> 00:34:50,160
 Okay and that includes specifically the ped and bike expected?

491
00:34:50,160 --> 00:34:56,640
 For connectivity and we take a look at where bike lanes are that needs to be continued

492
00:34:56,640 --> 00:34:59,840
 with side paths that needs to be made connections.

493
00:34:59,840 --> 00:35:02,000
 Okay, very good, thank you.

494
00:35:02,000 --> 00:35:09,480
 And then just one last question, not transportation related.

495
00:35:09,480 --> 00:35:14,960
 On the issue of detention ponds and maybe this is something to think about going forward,

496
00:35:14,960 --> 00:35:24,600
 I know there's been a lot of discussion lately about what type of vegetation is best serves

497
00:35:24,600 --> 00:35:31,640
 both the environmental needs of or the engineering needs of detention to reduce clogging and

498
00:35:31,640 --> 00:35:37,760
 that sort of thing but also meets the environmental goals of the community.

499
00:35:37,760 --> 00:35:43,120
 I didn't see anything specifically in there about you know the more native plantings and

500
00:35:43,120 --> 00:35:50,520
 where things like that should be focused because my take is the i-swim document really looks

501
00:35:50,520 --> 00:35:57,360
 more at what's necessary from a flow restriction perspective and doesn't necessarily look at

502
00:35:57,360 --> 00:35:59,840
 the native plantings aspect of things.

503
00:35:59,840 --> 00:36:04,080
 Is that something staff has considered or might consider going forward?

504
00:36:04,080 --> 00:36:08,000
 So one of those things that's kind of hard to quantify and calculate because every different

505
00:36:08,000 --> 00:36:11,900
 type of material has a different what's called a Manning's number in terms of how it restricts

506
00:36:11,900 --> 00:36:14,280
 or modifies the flow of water.

507
00:36:14,280 --> 00:36:19,760
 So usually on detention structure, flood control structures, you're looking for erosion protection,

508
00:36:19,760 --> 00:36:23,820
 not necessarily for native growth or different types of vegetation unless you're doing like

509
00:36:23,820 --> 00:36:28,120
 a wetland project or some sort of vernal pool or something like that.

510
00:36:28,120 --> 00:36:32,480
 So you're looking more for erosion prevention, something that can germinate pretty quickly,

511
00:36:32,480 --> 00:36:36,840
 provide stability to the soil slopes and the slopes are in such a way that it's able to

512
00:36:36,840 --> 00:36:38,000
 be mowed and maintained.

513
00:36:38,000 --> 00:36:42,280
 So I think that's a good idea, I think that's something we can definitely consider and see

514
00:36:42,280 --> 00:36:46,160
 if we can make any recommendations on that but we basically try to follow the engineering

515
00:36:46,160 --> 00:36:52,920
 standards of i-swim of we need to prevent these slopes from eroding over time and clogging

516
00:36:52,920 --> 00:36:53,920
 the drains.

517
00:36:53,920 --> 00:36:54,920
 Okay.

518
00:36:54,920 --> 00:36:55,920
 Yeah, understood.

519
00:36:55,920 --> 00:37:00,920
 I think we do a pretty good job of making sure that the engineering requirements are

520
00:37:00,920 --> 00:37:07,160
 met because that's kind of the silo where these criteria manuals live.

521
00:37:07,160 --> 00:37:11,520
 I would just say maybe especially as this gets forward to council, there may be some

522
00:37:11,520 --> 00:37:17,880
 more interest at that level to get two birds with one stone, if you will.

523
00:37:17,880 --> 00:37:20,500
 Yeah, we're here to receive comments and make edits.

524
00:37:20,500 --> 00:37:24,500
 So all your comments, we will go back and watch this and make sure that we can make

525
00:37:24,500 --> 00:37:29,840
 edits and updates as necessary and bring revised documents forward if that...

526
00:37:29,840 --> 00:37:30,840
 Okay.

527
00:37:30,840 --> 00:37:38,840
 Sorry, our floodplain administrator has a comment on this.

528
00:37:38,840 --> 00:37:41,680
 Good evening, Mike Linder, floodplain administrator.

529
00:37:41,680 --> 00:37:48,800
 I think something that speaks maybe a little bit to the concern there, in the additional

530
00:37:48,800 --> 00:37:54,200
 water quality requirements that are included here, what that really does is give developers

531
00:37:54,200 --> 00:37:56,960
 a lot more options to address that.

532
00:37:56,960 --> 00:38:01,860
 Previously, they were forced to...if they were doing detention, really the only method

533
00:38:01,860 --> 00:38:05,360
 that was open to them was extended detention where you're holding onto that water for a

534
00:38:05,360 --> 00:38:10,800
 longer time to allow the sediment to settle out, draining through these very small openings,

535
00:38:10,800 --> 00:38:13,360
 which lead to a lot of the clogging problems that we've seen.

536
00:38:13,360 --> 00:38:18,040
 So by kind of splitting these separately to say you can address the water quality elsewhere

537
00:38:18,040 --> 00:38:21,960
 on your site through something like a rain garden or a filter strip, or I think there's

538
00:38:21,960 --> 00:38:26,440
 something like 32 different options listed out in the I-swim manual, and a lot of those

539
00:38:26,440 --> 00:38:32,920
 do have more focus on the plantings and the vegetation because they're designed for infiltration

540
00:38:32,920 --> 00:38:37,840
 and water treatment rather than just a flood control structure to protect downstream.

541
00:38:37,840 --> 00:38:43,800
 So definitely we can look at incorporating more native plantings throughout the manual,

542
00:38:43,800 --> 00:38:46,920
 but I think that change will speak a little bit to that concern.

543
00:38:46,920 --> 00:38:47,920
 Okay.

544
00:38:47,920 --> 00:38:48,920
 Yeah, I appreciate it.

545
00:38:48,920 --> 00:38:53,640
 I think the reason I bring it up is just that there's a fairly sizable percentage of area

546
00:38:53,640 --> 00:38:59,680
 that ends up being used for detention, and so if there's an opportunity to, without putting

547
00:38:59,680 --> 00:39:05,660
 additional cost on the development, but just to guide things toward we know X is what's

548
00:39:05,660 --> 00:39:10,760
 typically done, if we do Y we can achieve those goals, but actually improve some other

549
00:39:10,760 --> 00:39:12,040
 things that we want to.

550
00:39:12,040 --> 00:39:17,080
 I don't know the details of that, but I'd be interested to see if there are opportunities

551
00:39:17,080 --> 00:39:21,920
 to get multi-use out of those land areas.

552
00:39:21,920 --> 00:39:22,920
 Absolutely.

553
00:39:22,920 --> 00:39:26,800
 I just wanted to comment on that.

554
00:39:26,800 --> 00:39:35,480
 One of the things that we, the intent of this change also, part of what this change we're

555
00:39:35,480 --> 00:39:39,920
 hoping to do is that because we were requiring, the old criteria required them to hold the

556
00:39:39,920 --> 00:39:44,160
 water longer, they were oversizing the detention ponds, so the detention ponds had to be larger

557
00:39:44,160 --> 00:39:47,240
 because they had to hold the water for a longer period of time.

558
00:39:47,240 --> 00:39:52,120
 By separating those two out you can have the water quality treatment of bio-soils and infiltration

559
00:39:52,120 --> 00:39:56,800
 gardens, rain gardens, et cetera, separately, and you can reduce the size of the detention

560
00:39:56,800 --> 00:39:57,800
 pond now.

561
00:39:57,800 --> 00:40:02,160
 So we're hoping to find that balance where we can reduce the detention pond size, but

562
00:40:02,160 --> 00:40:06,240
 also treat the water quality at the same time, so we're aware of that.

563
00:40:06,240 --> 00:40:07,240
 Okay.

564
00:40:07,240 --> 00:40:08,600
 That's good.

565
00:40:08,600 --> 00:40:13,540
 And I said that was the last, but I lied, there's one more.

566
00:40:13,540 --> 00:40:20,660
 This is more just future direction, it's not in scope for this year's updates, but at various

567
00:40:20,660 --> 00:40:32,080
 times in the past I've heard that there have been interests in providing for regional detention

568
00:40:32,080 --> 00:40:40,640
 solutions in order to remove some of the barriers of infill, especially as we've done our downtown

569
00:40:40,640 --> 00:40:48,240
 plan, and we have the stormwater master plan thing still going on.

570
00:40:48,240 --> 00:40:53,100
 Is that a goal that we're still looking toward and we're just not quite there yet?

571
00:40:53,100 --> 00:40:57,400
 That is something that we are looking, that we're working on, and it's not in the criteria

572
00:40:57,400 --> 00:41:00,240
 manual per se.

573
00:41:00,240 --> 00:41:05,280
 Generally regional detention is a capital project because it's affecting multiple properties.

574
00:41:05,280 --> 00:41:10,400
 We do have several in the city and we are currently working on another one right now.

575
00:41:10,400 --> 00:41:15,520
 So we do have regional detention, they follow the same general guide design requirements

576
00:41:15,520 --> 00:41:20,440
 of detention ponds are just much larger and bringing flows in from other areas.

577
00:41:20,440 --> 00:41:25,840
 So we do prefer regional detention, but those are generally a capital project and the city

578
00:41:25,840 --> 00:41:31,240
 would be the ones building that and then getting cost recovery from developers as they contribute

579
00:41:31,240 --> 00:41:33,360
 to it with their flows.

580
00:41:33,360 --> 00:41:34,360
 Okay.

581
00:41:34,360 --> 00:41:35,520
 Thank you very much.

582
00:41:35,520 --> 00:41:36,520
 Any other questions?

583
00:41:36,520 --> 00:41:37,520
 Oh, I'm sorry.

584
00:41:37,520 --> 00:41:42,480
 If you could come up to the mic, sorry, just for the video.

585
00:41:42,480 --> 00:41:48,280
 Hello, I'm Maria Ferraro with Watershed Protection.

586
00:41:48,280 --> 00:41:53,040
 We just wanted to add that in the environmentally sensitive areas design criteria section eight

587
00:41:53,040 --> 00:41:58,120
 that we're adding, we do have in the appendices, we added a vegetation list and that includes

588
00:41:58,120 --> 00:42:02,480
 the different types of vegetation, including wetland that may add some clarification and

589
00:42:02,480 --> 00:42:05,040
 help with that native seeding mix.

590
00:42:05,040 --> 00:42:06,040
 Very good.

591
00:42:06,040 --> 00:42:07,040
 Thank you.

592
00:42:07,040 --> 00:42:09,720
 Any other questions from the commission?

593
00:42:09,720 --> 00:42:10,720
 Commissioner McDuff?

594
00:42:10,720 --> 00:42:11,720
 Yes.

595
00:42:11,720 --> 00:42:12,720
 Any other questions?

596
00:42:12,720 --> 00:42:13,720
 Question, please.

597
00:42:13,720 --> 00:42:21,120
 Am I correct in knowing that this is an assimilation of the manuals that have been in several departments,

598
00:42:21,120 --> 00:42:22,720
 spread over several departments?

599
00:42:22,720 --> 00:42:26,760
 Yes, that was originally the case a couple of years ago.

600
00:42:26,760 --> 00:42:31,720
 Last year, our last revision we did, we combined all those documents into one to mirror what

601
00:42:31,720 --> 00:42:37,320
 we have in the tenant development code and provide a more cohesive unified document and

602
00:42:37,320 --> 00:42:38,960
 so that's what we've been going forward with.

603
00:42:38,960 --> 00:42:39,960
 Yeah, that's great.

604
00:42:39,960 --> 00:42:40,960
 Thank you.

605
00:42:40,960 --> 00:42:41,960
 Thank you.

606
00:42:41,960 --> 00:42:42,960
 Commissioner Vicks?

607
00:42:42,960 --> 00:42:50,560
 Yeah, I just have a couple comments and then one question, so I think it would definitely

608
00:42:50,560 --> 00:42:55,320
 be good if you listed the water quality kind of trade-offs that you're doing in the future

609
00:42:55,320 --> 00:42:57,440
 presentations because I know that you'll get asked that.

610
00:42:57,440 --> 00:42:58,440
 Okay.

611
00:42:58,440 --> 00:43:04,160
 But also, I had a question on the TIAs, it used to be 100 trips, now it's 50 trips.

612
00:43:04,160 --> 00:43:07,840
 What was the driving force for that?

613
00:43:07,840 --> 00:43:17,000
 I'm trying to decide between who's going to answer that question.

614
00:43:17,000 --> 00:43:22,080
 Good evening, Chair and Commissioner.

615
00:43:22,080 --> 00:43:25,560
 This is Rakibul Alam, the transportation planner.

616
00:43:25,560 --> 00:43:33,440
 So our checklist has this 50 trips threshold, but our TIA was kind of outdated, so you want

617
00:43:33,440 --> 00:43:41,440
 to just be consistent with the TIA.

618
00:43:41,440 --> 00:43:43,360
 Thank you.

619
00:43:43,360 --> 00:43:44,360
 Consistency is good.

620
00:43:44,360 --> 00:43:45,360
 Thank you.

621
00:43:45,360 --> 00:43:47,160
 I don't see any other questions.

622
00:43:47,160 --> 00:43:50,160
 Thank you very much.

623
00:43:50,160 --> 00:43:51,160
 Thank you.

624
00:43:51,160 --> 00:44:05,960
 That brings us to our second work session item, sorry, the PZ25204, hold the discussion,

625
00:44:05,960 --> 00:44:09,720
 give staff direction regarding Craver Ranch plan development.

626
00:44:09,720 --> 00:44:13,200
 Good afternoon, Chair and Commission members.

627
00:44:13,200 --> 00:44:16,440
 Charlie Rosadal, interim director of development services.

628
00:44:16,440 --> 00:44:21,520
 This item for you today is to introduce the Craver Ranch development, to go over some

629
00:44:21,520 --> 00:44:27,840
 of the deal points for a project and operating agreement, and then the developer has represented

630
00:44:27,840 --> 00:44:32,000
 us here as well, and they'll be doing a presentation.

631
00:44:32,000 --> 00:44:37,480
 Just so you can see down here below, some of the items will be coming before PNZ and

632
00:44:37,480 --> 00:44:39,320
 City Council in the future.

633
00:44:39,320 --> 00:44:44,040
 The project and operating agreements will go before City Council on December 2nd.

634
00:44:44,040 --> 00:44:48,880
 You'll see a plan development zoning case, comprehensive plan amendments, and a mobility

635
00:44:48,880 --> 00:44:55,000
 plan amendment come before this body on the November 19th meeting.

636
00:44:55,000 --> 00:45:01,080
 And just see it down here in the lower right section, just to give the PNZ a little background

637
00:45:01,080 --> 00:45:05,520
 on how the agreements work, we have with the developer.

638
00:45:05,520 --> 00:45:10,600
 So we would have a project agreement, what's typically considered a development agreement,

639
00:45:10,600 --> 00:45:16,440
 with the developer, and then they also are intending, they have created and intend to

640
00:45:16,440 --> 00:45:23,600
 use a municipal management district for the operation of the ranch itself and the project.

641
00:45:23,600 --> 00:45:31,360
 And then the developer would construct projects and then be reimbursed through the district.

642
00:45:31,360 --> 00:45:34,640
 So this is an overview of the project site.

643
00:45:34,640 --> 00:45:40,080
 You can see it's in northern Denton, just south of the Lake Ray Roberts Dam.

644
00:45:40,080 --> 00:45:48,720
 It's bordered by FM 2164 on the west, well, it's 2153, and you can see 455 here as well.

645
00:45:48,720 --> 00:45:54,320
 And then on the southern border, it's Gribble Springs and Sheppard Road.

646
00:45:54,320 --> 00:45:59,560
 A little background on the property itself.

647
00:45:59,560 --> 00:46:04,440
 So Craver Ranch was annexed into the city in 2008 and 2009.

648
00:46:04,440 --> 00:46:07,480
 In total, it's 2,870 acres.

649
00:46:07,480 --> 00:46:11,360
 This project in particular is 2,500 acres.

650
00:46:11,360 --> 00:46:14,080
 The developer is Old Prosper Partners.

651
00:46:14,080 --> 00:46:19,160
 We began this process with them in November of 2024.

652
00:46:19,160 --> 00:46:25,640
 And then the city council took action in March of 2025 to approve consent for a resolution

653
00:46:25,640 --> 00:46:31,440
 for creation of the municipal management district at the legislature.

654
00:46:31,440 --> 00:46:36,280
 That consent was contingent on them doing a development agreement with the city so that

655
00:46:36,280 --> 00:46:41,080
 we can ensure that we walk through the various things that would be needed for the development.

656
00:46:41,080 --> 00:46:47,680
 So we've been meeting with them since March to go over these different negotiating terms.

657
00:46:47,680 --> 00:46:52,840
 And we've conducted studies related to these as well as a fiscal impact study, facilities

658
00:46:52,840 --> 00:46:56,520
 study, a travel demand model in water and wastewater.

659
00:46:56,520 --> 00:47:02,400
 And a few of these studies are still being finalized.

660
00:47:02,400 --> 00:47:05,480
 So a little background on what a municipal management district is.

661
00:47:05,480 --> 00:47:11,700
 It's a separate political subdivision that's created to use property taxes or collect assessments

662
00:47:11,700 --> 00:47:17,760
 from property owners within a district to fund infrastructure.

663
00:47:17,760 --> 00:47:23,040
 So this one in particular will levy assessments for properties within the district.

664
00:47:23,040 --> 00:47:26,280
 And it was created by the Texas legislature.

665
00:47:26,280 --> 00:47:30,180
 So using the district, the developer would front the cost for the public infrastructure

666
00:47:30,180 --> 00:47:33,240
 and then be reimbursed through the district.

667
00:47:33,240 --> 00:47:36,960
 And then those revenues that they receive from the assessments would go back to pay

668
00:47:36,960 --> 00:47:41,880
 the bonds that are used within that district.

669
00:47:41,880 --> 00:47:47,520
 Again, this is a 2,500 acre development.

670
00:47:47,520 --> 00:47:52,160
 In total, they're proposing just under 9,200 residential units.

671
00:47:52,160 --> 00:47:58,480
 You can see the breakout here between single townhome, zero lot line and multifamily units.

672
00:47:58,480 --> 00:48:03,880
 In addition to that, they're proposing 1.2 million square feet of commercial space.

673
00:48:03,880 --> 00:48:09,800
 And then this property also is segmented into two independent school districts on the western

674
00:48:09,800 --> 00:48:13,400
 portion of the property as it's Sager independent school district.

675
00:48:13,400 --> 00:48:17,680
 And then on the eastern portion of the property, it's then independent school district.

676
00:48:17,680 --> 00:48:22,240
 But the entirety of the property is within the city limits of Denton.

677
00:48:22,240 --> 00:48:27,800
 In total, they're proposing $462 million in public infrastructure and have a 17 year construction

678
00:48:27,800 --> 00:48:32,360
 timeline.

679
00:48:32,360 --> 00:48:37,840
 Infrastructure that's being proposed for this development for water, they would use existing

680
00:48:37,840 --> 00:48:38,840
 infrastructure.

681
00:48:38,840 --> 00:48:44,080
 The city has a transmission line that runs from the Lake Roberts treatment plant down

682
00:48:44,080 --> 00:48:45,680
 to loop 288.

683
00:48:45,680 --> 00:48:49,320
 So they would connect to that water line for their initial phases.

684
00:48:49,320 --> 00:48:55,040
 And then in the future in the city's capital plan, we have another transmission line that's

685
00:48:55,040 --> 00:48:57,040
 proposed to go across the property.

686
00:48:57,040 --> 00:49:01,040
 We've been working with them to provide easements for that line.

687
00:49:01,040 --> 00:49:05,080
 And then they would connect to that line for future phases of the development.

688
00:49:05,080 --> 00:49:09,960
 Because of the number of units for this too, it requires an elevated storage tank, which

689
00:49:09,960 --> 00:49:13,120
 the developer would construct at their cost.

690
00:49:13,120 --> 00:49:16,920
 And then the city would maintain that infrastructure after it's created.

691
00:49:16,920 --> 00:49:22,880
 On the wastewater side, the developer would install a sewer line down to a planned Clear

692
00:49:22,880 --> 00:49:29,240
 Creek interceptor that the city has, and the city would maintain the wastewater infrastructure

693
00:49:29,240 --> 00:49:31,280
 following the installation.

694
00:49:31,280 --> 00:49:36,880
 On the roadway side, the developer would construct the roadways within the project and the city

695
00:49:36,880 --> 00:49:43,520
 would maintain those roadways after construction, except for the fact that the district would

696
00:49:43,520 --> 00:49:46,960
 maintain the landscaping within those roadways.

697
00:49:46,960 --> 00:49:53,280
 The roadways surrounding the property are owned by TxDOT or Denton County.

698
00:49:53,280 --> 00:49:57,840
 But the developer would have to do traffic impacts analysis to determine the capacity

699
00:49:57,840 --> 00:50:05,560
 of those roadways and the initial travel demand model appears to have the capacity to support

700
00:50:05,560 --> 00:50:11,400
 the development, but they would do TIAs with each phase of development and make a determination

701
00:50:11,400 --> 00:50:15,680
 on if any additional improvements are required.

702
00:50:15,680 --> 00:50:21,360
 For drainage, the developer is required to install drainage infrastructure.

703
00:50:21,360 --> 00:50:25,080
 So they would have drainage infrastructure within the roadways, and then they would also

704
00:50:25,080 --> 00:50:28,880
 have detention and drainage that they would need on site.

705
00:50:28,880 --> 00:50:34,480
 The city would maintain the drainage infrastructure within the right-of-way.

706
00:50:34,480 --> 00:50:39,520
 You can see here a little more in detail about what the water and wastewater projects are.

707
00:50:39,520 --> 00:50:45,280
 So here in this top picture, you can see the 60-inch water line that's being proposed from

708
00:50:45,280 --> 00:50:50,600
 the water treatment plants that would cross the property, and then that elevated storage

709
00:50:50,600 --> 00:50:54,360
 tank is proposed on the west portion of the property.

710
00:50:54,360 --> 00:50:59,800
 On the wastewater side, the city is already have plans and design for this Clear Creek

711
00:50:59,800 --> 00:51:00,800
 Interceptor.

712
00:51:00,800 --> 00:51:03,280
 I'm sorry, this is the lower picture.

713
00:51:03,280 --> 00:51:08,640
 The city is in design on this Clear Creek Interceptor and has a proposed treatment plant

714
00:51:08,640 --> 00:51:14,840
 at Clear Creek, and so the developer would construct wastewater facilities from the project

715
00:51:14,840 --> 00:51:24,180
 site up here into the north down to that Clear Creek Interceptor.

716
00:51:24,180 --> 00:51:30,720
 On the park side, so the development is required under the Parksland Dedication Ordinance to

717
00:51:30,720 --> 00:51:38,600
 dedicate 67 acres of parkland, but in total, they're proposing to have 380 acres of park

718
00:51:38,600 --> 00:51:41,320
 space within the development.

719
00:51:41,320 --> 00:51:48,440
 A large portion of that is within the central park, so it's a 358-acre central park.

720
00:51:48,440 --> 00:51:53,800
 And then there's an additional city park on the western portion of the property, and then

721
00:51:53,800 --> 00:51:58,000
 you can see here in yellow the three neighborhood parks that are being proposed.

722
00:51:58,000 --> 00:52:04,600
 Also, they're proposing to include 13.5 miles of trail systems and 18.5 miles of shared

723
00:52:04,600 --> 00:52:09,040
 use paths along the roadways.

724
00:52:09,040 --> 00:52:15,240
 Not shown on this is additional amenities, including pocket parks and private HOA amenities

725
00:52:15,240 --> 00:52:17,360
 that would be included as well.

726
00:52:17,360 --> 00:52:23,440
 I will mention that in total, they'll meet the city's 10-minute walk goal by having different

727
00:52:23,440 --> 00:52:27,980
 park systems throughout the entire site.

728
00:52:27,980 --> 00:52:32,400
 On the park side, the developer is required to construct and maintain all of the park

729
00:52:32,400 --> 00:52:33,400
 systems.

730
00:52:33,400 --> 00:52:37,720
 So the mowing the grass in the parks, the maintaining the landscaping within the parks,

731
00:52:37,720 --> 00:52:43,400
 that would be all funded through the development and not a cost to the city.

732
00:52:43,400 --> 00:52:50,120
 On the central park itself, in total, it's 358 acres, 338 of that is within a flowage

733
00:52:50,120 --> 00:52:51,120
 easement.

734
00:52:51,120 --> 00:52:55,800
 The flowage easement is for the release of the dam at Lake Ray Roberts.

735
00:52:55,800 --> 00:53:01,440
 The U.S. Army Corps of Engineers has an easement through the property that restricts what can

736
00:53:01,440 --> 00:53:04,160
 be built within that.

737
00:53:04,160 --> 00:53:10,240
 And so the main point of that flowage easement is there's no habitable structures.

738
00:53:10,240 --> 00:53:15,360
 But there can be park amenities within there with approval by the Corps.

739
00:53:15,360 --> 00:53:20,680
 It's important to note that that's -- so a lot of this flowage easement is outside of

740
00:53:20,680 --> 00:53:22,140
 the 100-year floodplain.

741
00:53:22,140 --> 00:53:27,480
 So 181 acres of that is outside of what we typically consider floodplain.

742
00:53:27,480 --> 00:53:33,840
 So they have the ability also to work with the Corps of Engineers to reduce that.

743
00:53:33,840 --> 00:53:41,600
 But there will be a minimum of 250 acres within that central park.

744
00:53:41,600 --> 00:53:46,180
 This commission will see more detail on the zoning request as it comes forward in November.

745
00:53:46,180 --> 00:53:53,040
 But at a high level, they're proposing a moderate density residential with mixed use at key intersections

746
00:53:53,040 --> 00:53:58,080
 throughout the development that you can see here in the different shading on the map.

747
00:53:58,080 --> 00:54:02,160
 They're also proposing to generally follow the development code with some additional deviations

748
00:54:02,160 --> 00:54:06,440
 and enhancements that include standards for zero lot line homes.

749
00:54:06,440 --> 00:54:11,720
 They have an established mix of residential uses with maximum numbers and dimensions for

750
00:54:11,720 --> 00:54:16,520
 lot sizes that the developer will have in their presentation.

751
00:54:16,520 --> 00:54:21,680
 They also have established increases for landscaping, fencing, and building standards.

752
00:54:21,680 --> 00:54:27,240
 And they're providing for unique roadway cross-sections.

753
00:54:27,240 --> 00:54:31,600
 In addition to the zoning change, this commission will consider a comprehensive plan amendment

754
00:54:31,600 --> 00:54:33,600
 and mobility plan amendments.

755
00:54:33,600 --> 00:54:38,440
 So the comprehensive plan amendment is to change it from the agricultural use that it

756
00:54:38,440 --> 00:54:43,760
 received when it was annexed into the city to match the zoning that's being proposed.

757
00:54:43,760 --> 00:54:51,640
 And then the mobility plan amendment is to correct for a deviation on this portion of

758
00:54:51,640 --> 00:54:54,460
 the design that you can see here.

759
00:54:54,460 --> 00:55:00,840
 The original mobility plan amendment had this east-west roadway going through this large

760
00:55:00,840 --> 00:55:05,960
 floodplain area that would have required a large bridge expanse to cross it.

761
00:55:05,960 --> 00:55:11,400
 So the developer is proposing to move this roadway further south and then cross at a

762
00:55:11,400 --> 00:55:14,420
 different point of this floodplain.

763
00:55:14,420 --> 00:55:18,320
 In addition to that, the travel demand model that was done supports the ability to make

764
00:55:18,320 --> 00:55:22,200
 that change.

765
00:55:22,200 --> 00:55:25,040
 So overall, what are the benefits to the city?

766
00:55:25,040 --> 00:55:30,480
 In the agreements that we've negotiated, they would have funding contributions of $7.5 million

767
00:55:30,480 --> 00:55:37,600
 to the city that you can see here, $2.5 million for emergency services, $2 million for a public

768
00:55:37,600 --> 00:55:42,840
 works facility to be located near this area in the future, and then $3 million towards

769
00:55:42,840 --> 00:55:45,840
 the city's affordable housing program.

770
00:55:45,840 --> 00:55:52,340
 In total, land conveyance of 48.5 acres, so that would be six acres for fire stations,

771
00:55:52,340 --> 00:55:57,240
 and then 42.5 acres for parks outside of the flow of easement.

772
00:55:57,240 --> 00:56:01,920
 It's important to note here that the additional parks and trail systems would have a public

773
00:56:01,920 --> 00:56:07,820
 access easement, so while they would not be deeded over to the city, they would be publicly

774
00:56:07,820 --> 00:56:12,920
 accessible for anybody in the area to use.

775
00:56:12,920 --> 00:56:19,960
 And then also, I'll point out that they're doing 315 acres more than what's required

776
00:56:19,960 --> 00:56:22,000
 by the Parkland Dedication Ordinance.

777
00:56:22,000 --> 00:56:27,480
 Again, I mentioned that 13.5 miles of trails, they are providing for a right of way for

778
00:56:27,480 --> 00:56:31,400
 our water line, and then constructing the elevated storage tank.

779
00:56:31,400 --> 00:56:35,800
 Also, they're generally following the city's typical development process with those few

780
00:56:35,800 --> 00:56:39,260
 deviations that I mentioned on the zoning slide.

781
00:56:39,260 --> 00:56:44,520
 And then the economic benefits is they're providing 9,200 homes for the city, 1.2 million

782
00:56:44,520 --> 00:56:50,960
 square feet of commercial space, over $5 billion in assessed value at build out, and an approximate

783
00:56:50,960 --> 00:56:58,240
 $38 million in net revenue to the city over 40 years.

784
00:56:58,240 --> 00:57:03,080
 So next steps, the developer representative will come up and present, and then we'll have

785
00:57:03,080 --> 00:57:04,720
 an opportunity for questions.

786
00:57:04,720 --> 00:57:10,440
 But we're seeking this commission's feedback on this as the item moves forward.

787
00:57:10,440 --> 00:57:14,760
 This will come back before the board on November 19th for the Zoning Comprehensive and Mobility

788
00:57:14,760 --> 00:57:16,840
 Plan public hearings.

789
00:57:16,840 --> 00:57:21,680
 And then on December 2nd, city council will consider the agreements, and then the Zoning

790
00:57:21,680 --> 00:57:24,880
 Comprehensive Plan and Mobility Plan.

791
00:57:24,880 --> 00:57:31,800
 And with that, I'll let Alexa Knight come and go through their slides.

792
00:57:31,800 --> 00:57:37,360
 Good evening, Mr. Chairman, commissioners.

793
00:57:37,360 --> 00:57:38,480
 My name is Alexa Knight.

794
00:57:38,480 --> 00:57:44,420
 I'm with Dakey Law in representing Old Prosper Partners on this zoning case.

795
00:57:44,420 --> 00:57:46,280
 So thank you for your time this evening.

796
00:57:46,280 --> 00:57:51,400
 We know that it is valuable time, but this is a very large and complicated project which

797
00:57:51,400 --> 00:57:53,680
 has a lot of moving parts.

798
00:57:53,680 --> 00:57:59,880
 Charlie and I have been herding cats on both sides with regard to all the various pieces

799
00:57:59,880 --> 00:58:01,440
 associated with it.

800
00:58:01,440 --> 00:58:04,560
 So I'm going to give an overview, try not to repeat what Charlie has said because he's

801
00:58:04,560 --> 00:58:08,760
 done a very detailed report, but we do have the entire development team here.

802
00:58:08,760 --> 00:58:14,320
 So if you have specific questions on engineering, traffic, environmental, what have you, developer,

803
00:58:14,320 --> 00:58:17,640
 we've got somebody here to be able to answer those questions for you.

804
00:58:17,640 --> 00:58:24,960
 Okay, so this is a vicinity map and just shows the 2,500 acres which, as Charlie said, is

805
00:58:24,960 --> 00:58:27,080
 in the northern part of the city of Denton.

806
00:58:27,080 --> 00:58:34,520
 It is within the full purpose city limits, and it was annexed back in 2008 and 2009.

807
00:58:34,520 --> 00:58:39,020
 When it is fully built out, it's a $5.1 billion value project.

808
00:58:39,020 --> 00:58:44,400
 It's not small potatoes, it's something to be taken seriously for certain.

809
00:58:44,400 --> 00:58:49,440
 It's going to be like nothing else that you all have seen with regard to a well-planned

810
00:58:49,440 --> 00:58:51,040
 master plan community.

811
00:58:51,040 --> 00:58:55,760
 And what that means, it's building that fabric for that overall community.

812
00:58:55,760 --> 00:58:57,800
 It's creating a sense of place.

813
00:58:57,800 --> 00:59:02,240
 It's creating that sense of place where people may come in at entry level and be able to

814
00:59:02,240 --> 00:59:03,960
 move up and stay within the community.

815
00:59:03,960 --> 00:59:07,920
 It's not, you know, what we don't want people to do is to move away, right?

816
00:59:07,920 --> 00:59:11,880
 We want people to stay and remain in the community.

817
00:59:11,880 --> 00:59:15,480
 And some of the benefits of that is having a trail system.

818
00:59:15,480 --> 00:59:21,000
 We're heavy on public parks, open space, community centers, public schools, supporting retail

819
00:59:21,000 --> 00:59:23,600
 and fire and police stations.

820
00:59:23,600 --> 00:59:27,800
 Charlie pointed out the infrastructure, the roadway infrastructure that's around it.

821
00:59:27,800 --> 00:59:31,920
 You have what we believe will be the outer loop coming to the south of it.

822
00:59:31,920 --> 00:59:39,000
 And then we have 2164 on the west, I-35 even further west, and then 2153 on the east and

823
00:59:39,000 --> 00:59:41,560
 coming along the north side.

824
00:59:41,560 --> 00:59:50,880
 Along the southern side is Shepherd and Gribble Springs Road.

825
00:59:50,880 --> 00:59:54,320
 With regard to not repeating things, I do want to repeat these because they are worth

826
00:59:54,320 --> 00:59:57,240
 repeating.

827
00:59:57,240 --> 01:00:00,520
 These are the benefits for supporting this master plan community.

828
01:00:00,520 --> 01:00:05,180
 It is a benefit for the city and the surrounding community and the developer.

829
01:00:05,180 --> 01:00:06,680
 It's a win-win for everybody.

830
01:00:06,680 --> 01:00:11,120
 And why I say that for the community and for the City of Denton also is because with the

831
01:00:11,120 --> 01:00:17,520
 master plan community, we are able to do all the planning, majority of the planning up

832
01:00:17,520 --> 01:00:18,520
 front, right?

833
01:00:18,520 --> 01:00:22,080
 The City of Denton has a lot of requirements for a developer when they come in just for

834
01:00:22,080 --> 01:00:23,080
 a zoning case.

835
01:00:23,080 --> 01:00:26,280
 It's not like other municipalities where you just come in and ask for a zoning case.

836
01:00:26,280 --> 01:00:29,200
 There's a lot of due diligence up front.

837
01:00:29,200 --> 01:00:33,540
 And so because of that, we had a couple of community meetings.

838
01:00:33,540 --> 01:00:39,280
 Even though the surrounding acreage and neighbors are in the ETJ, we've invited them and we

839
01:00:39,280 --> 01:00:42,360
 had a good turnout for both meetings.

840
01:00:42,360 --> 01:00:44,680
 Not everybody was a repeat.

841
01:00:44,680 --> 01:00:49,480
 And so we were able to explain to them what a master plan community is, what would be

842
01:00:49,480 --> 01:00:50,780
 coming.

843
01:00:50,780 --> 01:00:54,400
 And so with an approval of a master plan community, you know what you're going to get.

844
01:00:54,400 --> 01:00:57,360
 The city knows what they're going to get for the next 20 years.

845
01:00:57,360 --> 01:01:01,120
 It's not piece milled, it's not cut up in a hundred different, you know, a hundred acre

846
01:01:01,120 --> 01:01:04,980
 parcels and you're, because that's difficult for a city, right?

847
01:01:04,980 --> 01:01:08,680
 Trying to weave that plan together that you want to see.

848
01:01:08,680 --> 01:01:12,880
 If you have the opportunity that a developer is able to spend the dollars to come in and

849
01:01:12,880 --> 01:01:17,720
 do all the due diligence up front and plan that community, you know, that's better for

850
01:01:17,720 --> 01:01:19,280
 the city also.

851
01:01:19,280 --> 01:01:21,580
 So that's what we define as smart growth.

852
01:01:21,580 --> 01:01:24,640
 The neighbors know what is being planned next door.

853
01:01:24,640 --> 01:01:30,920
 It's a well thought out and designed community with an HOA within heavy on the green space

854
01:01:30,920 --> 01:01:33,040
 and parkland and open space.

855
01:01:33,040 --> 01:01:40,880
 It has the, we'll be bringing in the, the utility service to the area and at build out,

856
01:01:40,880 --> 01:01:47,720
 we will be $5.1 billion in total assessed value, 1.2 billion in debt and tax revenue.

857
01:01:47,720 --> 01:01:54,480
 And at build out annually, it'll be a $30.3 million tax revenue for the city.

858
01:01:54,480 --> 01:02:01,360
 The funding contributions that the developer is doing on top of he escrowed close to $600,000

859
01:02:01,360 --> 01:02:07,480
 to pay for the city consultants to help analyze all of the agreements, all of the studies

860
01:02:07,480 --> 01:02:08,680
 and everything.

861
01:02:08,680 --> 01:02:16,440
 On top of that, there's seven and a half million in police and fire to me equates to two and

862
01:02:16,440 --> 01:02:20,400
 a half million for police and fire, two million for public works, but there'll be an offsite

863
01:02:20,400 --> 01:02:23,960
 facility, three million to affordable housing.

864
01:02:23,960 --> 01:02:27,280
 On top of that, there are land gifts.

865
01:02:27,280 --> 01:02:32,360
 So two fire stations, total of six acres, the city parkland again, the requirement is

866
01:02:32,360 --> 01:02:40,040
 only 67 acres, but the dedication would be just over 380, 13 and a half miles of trails

867
01:02:40,040 --> 01:02:43,400
 easement for water transmission line, elevated storage tank.

868
01:02:43,400 --> 01:02:45,560
 And this number is already outdated.

869
01:02:45,560 --> 01:02:48,920
 It's actually 16 million for an offsite wastewater improvements.

870
01:02:48,920 --> 01:02:54,720
 There are two trunk lines that come up to the south portion of the tract.

871
01:02:54,720 --> 01:02:55,840
 All right.

872
01:02:55,840 --> 01:02:56,840
 Planning and zoning.

873
01:02:56,840 --> 01:03:03,880
 So this is your bread and butter, your comprehensive plan, which was approved back in 2022.

874
01:03:03,880 --> 01:03:05,120
 This is a picture of that.

875
01:03:05,120 --> 01:03:07,720
 This yellow star represents where the property is.

876
01:03:07,720 --> 01:03:13,480
 As you can see, it's shown as ag and that's what it's been sitting on the books since

877
01:03:13,480 --> 01:03:15,720
 2008 and nine.

878
01:03:15,720 --> 01:03:20,640
 So in everything that's crosshatched, that's around it, that all represents ETJ.

879
01:03:20,640 --> 01:03:26,960
 So we are the northern portion of it.

880
01:03:26,960 --> 01:03:32,000
 Council member Beck had a question and concern last night that came up with regard to, you

881
01:03:32,000 --> 01:03:34,280
 know, the leapfrog development.

882
01:03:34,280 --> 01:03:39,760
 And what he was referring to was, you know, this piece right here, because the development

883
01:03:39,760 --> 01:03:41,840
 today to the city comes out to here.

884
01:03:41,840 --> 01:03:46,080
 So it was an interesting point, went home, did a little bit more due diligence on that,

885
01:03:46,080 --> 01:03:51,240
 pulled up the city GIS system and all this flow down here.

886
01:03:51,240 --> 01:03:54,680
 I mean, this is basically riddled with floodplain.

887
01:03:54,680 --> 01:04:01,400
 So with regard to the leapfrog, it's the existing edge of development today leaping over a bunch

888
01:04:01,400 --> 01:04:02,720
 of floodplain.

889
01:04:02,720 --> 01:04:05,720
 And then we are the next logical development area.

890
01:04:05,720 --> 01:04:12,520
 So the next 2500 acres up to the north.

891
01:04:12,520 --> 01:04:16,920
 So this is a slide that we showed to the neighbors and we explained everything that goes along

892
01:04:16,920 --> 01:04:18,560
 with zoning.

893
01:04:18,560 --> 01:04:22,340
 It is, again, just the tip of the iceberg here in the city of Denton and there's quite

894
01:04:22,340 --> 01:04:25,200
 a bit that goes along with it.

895
01:04:25,200 --> 01:04:29,800
 We had, as Charlie mentioned, the pre-application meeting a year ago.

896
01:04:29,800 --> 01:04:32,440
 We submitted a zoning application.

897
01:04:32,440 --> 01:04:38,400
 And then with that, obviously, because it's shown as ag and it's RR, it will be rezoning

898
01:04:38,400 --> 01:04:41,460
 to a PD, the comp plan has to be changed.

899
01:04:41,460 --> 01:04:42,640
 So we have a comp plan amendment.

900
01:04:42,640 --> 01:04:45,800
 We also have a thoroughfare plan amendment that I'll touch on.

901
01:04:45,800 --> 01:04:49,540
 We've done our traffic assessment, the TSC was approved.

902
01:04:49,540 --> 01:04:52,160
 We have the environmental assessment that was also approved.

903
01:04:52,160 --> 01:04:55,200
 And then we have two agreements, the project agreement and the operating agreement that

904
01:04:55,200 --> 01:04:59,000
 goes along with the deal and with the district.

905
01:04:59,000 --> 01:05:02,640
 That's not the last you'll see of us with each phase we come through.

906
01:05:02,640 --> 01:05:07,120
 Of course, we'll have the traffic, the drainage environment assessment and the civil engineering

907
01:05:07,120 --> 01:05:09,900
 and the final plat for each phase.

908
01:05:09,900 --> 01:05:15,440
 The zoning that's proposed there, we have low density with the R4 and then we have moderate

909
01:05:15,440 --> 01:05:17,320
 density of R7.

910
01:05:17,320 --> 01:05:19,160
 Then we have the neighborhood commercial.

911
01:05:19,160 --> 01:05:28,560
 And then along the more the greater arterials, we'll have the regional commercial.

912
01:05:28,560 --> 01:05:33,020
 The rooftops have to come first, then you have to have the commercial.

913
01:05:33,020 --> 01:05:37,640
 One for a good master plan community would like to have the commercial embedded into

914
01:05:37,640 --> 01:05:45,240
 the community so that you're not having to get in your car and drive to services.

915
01:05:45,240 --> 01:05:48,240
 All right.

916
01:05:48,240 --> 01:05:53,280
 This is our development plan, which again shows the different zoning categories here,

917
01:05:53,280 --> 01:05:54,280
 the R4 and R7.

918
01:05:54,280 --> 01:06:00,640
 It is a residential community and we have 26 phases in here.

919
01:06:00,640 --> 01:06:05,560
 We take for granted because we do this on a daily basis, but 2,500 acres is quite a

920
01:06:05,560 --> 01:06:11,920
 bit and that's again one of the things that we told the neighbors is you're looking at

921
01:06:11,920 --> 01:06:15,120
 a 20 year life as far as build out in here.

922
01:06:15,120 --> 01:06:18,800
 It's not like this is going to plunk down tomorrow and you're going to have 7,000 single

923
01:06:18,800 --> 01:06:20,720
 family rooftops out there.

924
01:06:20,720 --> 01:06:29,720
 The underwriting is about 400 homes per year and that of course depends on market demand.

925
01:06:29,720 --> 01:06:34,840
 One of the important things to note of a quality master plan community like this is it's providing

926
01:06:34,840 --> 01:06:40,600
 the fabric of land use within the community and it's creating that community.

927
01:06:40,600 --> 01:06:46,520
 It is adding to the City of Denton and everything that the City of Denton residents want in their

928
01:06:46,520 --> 01:06:47,520
 communities.

929
01:06:47,520 --> 01:06:54,480
 So that has to do with the trail system and the open parks and the open space and importantly

930
01:06:54,480 --> 01:06:57,160
 we want to provide a variety of residential products.

931
01:06:57,160 --> 01:07:00,120
 So that includes town homes and it includes the multi-family.

932
01:07:00,120 --> 01:07:02,760
 We have about 1,500 multi-family units.

933
01:07:02,760 --> 01:07:05,600
 We've set that cap on it.

934
01:07:05,600 --> 01:07:07,560
 That's about four multi-family deals.

935
01:07:07,560 --> 01:07:10,000
 Certainly wouldn't start off the bat.

936
01:07:10,000 --> 01:07:12,400
 It would start with single family homes.

937
01:07:12,400 --> 01:07:19,300
 We have the three school districts, two school districts, three schools.

938
01:07:19,300 --> 01:07:26,560
 We have the elementary shown down here for DISD, the middle school up here and then this

939
01:07:26,560 --> 01:07:30,000
 is the Sanger Elementary School over here.

940
01:07:30,000 --> 01:07:32,160
 The Central Park runs through here.

941
01:07:32,160 --> 01:07:36,920
 There's also a beautiful open space, that green space so it runs along the western side

942
01:07:36,920 --> 01:07:40,960
 of the property as well.

943
01:07:40,960 --> 01:07:44,160
 These are some of the architectural product types that you might see.

944
01:07:44,160 --> 01:07:49,760
 These represent 50, 60, and 70 foot wide lots.

945
01:07:49,760 --> 01:07:53,840
 These could represent the 40 foot wide lots.

946
01:07:53,840 --> 01:07:59,540
 This is a cottage product with a central esplanade.

947
01:07:59,540 --> 01:08:06,240
 As the project becomes more developed, this could be options for the different town homes

948
01:08:06,240 --> 01:08:10,560
 and live work components.

949
01:08:10,560 --> 01:08:14,320
 The commercial, this is a scale.

950
01:08:14,320 --> 01:08:19,600
 Again, as the project develops, this is some of the multi-family product that could be

951
01:08:19,600 --> 01:08:22,300
 envisioned for the project.

952
01:08:22,300 --> 01:08:30,560
 Those will be embedded in the MN zoning locations.

953
01:08:30,560 --> 01:08:36,040
 This is really the crown jewel for the project and that has to do with the parks.

954
01:08:36,040 --> 01:08:45,640
 We have over 483 acres of green space so that includes, the green space includes the open

955
01:08:45,640 --> 01:08:50,560
 space, the park land and it excludes any of the additional trails and the neighborhood

956
01:08:50,560 --> 01:08:53,040
 pocket parks that Charlie discussed.

957
01:08:53,040 --> 01:08:57,840
 We are meeting the requirement of the half mile radius of every home.

958
01:08:57,840 --> 01:09:03,000
 I think that's an excellent requirement within a community, especially one of this size.

959
01:09:03,000 --> 01:09:06,840
 We don't want people to spend a lot of time in their cars, like when they come home, let's

960
01:09:06,840 --> 01:09:13,320
 get out, let's get on to the shared bike paths, whether you're running or walking or riding

961
01:09:13,320 --> 01:09:17,560
 your bike, you can navigate your way through this community.

962
01:09:17,560 --> 01:09:22,480
 The dash line represents the 13 and a half miles of trail space.

963
01:09:22,480 --> 01:09:28,640
 I also shared with the community when we had the meetings, I used to run quite a bit and

964
01:09:28,640 --> 01:09:31,240
 run marathons and then got into trail running.

965
01:09:31,240 --> 01:09:37,920
 I live in the city of Dallas and I'd have to commute an hour to be able to find a trail

966
01:09:37,920 --> 01:09:38,920
 system.

967
01:09:38,920 --> 01:09:41,960
 To be able to have this sort of amenity in your backyard where you can get out on the

968
01:09:41,960 --> 01:09:48,680
 sidewalk and then go find a trail, that's a huge amenity.

969
01:09:48,680 --> 01:09:53,400
 We have identified on here the school sites in blue.

970
01:09:53,400 --> 01:09:57,280
 These represent the private amenity centers.

971
01:09:57,280 --> 01:10:02,000
 This is the over 102 acres of green space on the western side.

972
01:10:02,000 --> 01:10:06,800
 The eastern side, this is the 338 acre central park.

973
01:10:06,800 --> 01:10:14,040
 These green areas represent the public parks also, as do these smaller yellow, which is

974
01:10:14,040 --> 01:10:19,420
 about 12 acres total.

975
01:10:19,420 --> 01:10:24,640
 We had a couple meetings with the parks department and we really wanted to focus on the central

976
01:10:24,640 --> 01:10:29,400
 park area, and one of the things that, this was actually a slide that we used with the

977
01:10:29,400 --> 01:10:34,720
 neighbors because it's hard to envision what 338 acres is for the lay person, right?

978
01:10:34,720 --> 01:10:37,920
 That's the size of 256 football fields.

979
01:10:37,920 --> 01:10:39,800
 It's a huge area.

980
01:10:39,800 --> 01:10:45,280
 This picture is taken where the yellow star is located, so right in the center here.

981
01:10:45,280 --> 01:10:50,120
 I'll get to the thoroughfare plan amendment, but this is the reason why we're asking for

982
01:10:50,120 --> 01:10:55,080
 the thoroughfare plan amendment, is this beautiful central park area.

983
01:10:55,080 --> 01:11:00,040
 When we met with the parks department, they too were having difficulty understanding the

984
01:11:00,040 --> 01:11:04,960
 concept of the size and what you could really do with this acreage.

985
01:11:04,960 --> 01:11:06,620
 This is not the plan.

986
01:11:06,620 --> 01:11:12,300
 This is an exercise only to figure out, okay, well, what can we fit in there?

987
01:11:12,300 --> 01:11:15,680
 This is within that 20 acres of uplands area.

988
01:11:15,680 --> 01:11:18,440
 One of the things that was very important for the parks department was to have a rec

989
01:11:18,440 --> 01:11:23,320
 center up here, the ability to have one, and that's a 60,000 square foot building.

990
01:11:23,320 --> 01:11:27,680
 That too is not very small, and that's what's represented right here, plenty of area for

991
01:11:27,680 --> 01:11:35,280
 parking around it, but that way you have ball fields here, soccer fields, amphitheater over

992
01:11:35,280 --> 01:11:40,640
 here, other parking, trail systems all through along here, trail heads.

993
01:11:40,640 --> 01:11:47,680
 This is a plan that satisfied the parks department that in the future that we could work together

994
01:11:47,680 --> 01:11:52,600
 when we plan out each phase, lot out each phase, that we can then take this to the parks

995
01:11:52,600 --> 01:11:57,600
 board, they would take this to the parks board with regard to a plan specific to that park

996
01:11:57,600 --> 01:11:58,600
 area.

997
01:11:58,600 --> 01:12:05,800
 These are examples that we showed the community with regard to trail heads, and this represents

998
01:12:05,800 --> 01:12:12,280
 the half mile radius around each home, and we certainly meet that, and with regard to

999
01:12:12,280 --> 01:12:18,560
 the active and passive different amenities that could be envisioned within the overall

1000
01:12:18,560 --> 01:12:21,400
 project.

1001
01:12:21,400 --> 01:12:26,720
 This is the mobility plan and the thoroughfare plan that would come before you.

1002
01:12:26,720 --> 01:12:31,240
 What's in the upper left hand corner there represents that is your thoroughfare plan,

1003
01:12:31,240 --> 01:12:36,400
 and so it's a nicely gridded out H of arterials.

1004
01:12:36,400 --> 01:12:40,440
 Well unfortunately that H goes right through that central park, right through that pond

1005
01:12:40,440 --> 01:12:42,440
 at the widest point.

1006
01:12:42,440 --> 01:12:46,480
 From an environmental perspective, you don't want that.

1007
01:12:46,480 --> 01:12:48,800
 From a land planning perspective, you don't want that.

1008
01:12:48,800 --> 01:12:53,760
 So you want something that's a little softer, more curvilinear, slows traffic down, so that's

1009
01:12:53,760 --> 01:12:59,080
 why this road is the way it is, and this orange piece here is the portion that's outside the

1010
01:12:59,080 --> 01:13:06,520
 1,000 foot buffer that the city code allows you to move the roadways, and so that is the

1011
01:13:06,520 --> 01:13:11,040
 portion that would need a variance, and city staff is supporting that.

1012
01:13:11,040 --> 01:13:18,640
 We run our TTIA in addition to a TDM associated with all the trips out here, and this does

1013
01:13:18,640 --> 01:13:23,160
 not cause any problem with those.

1014
01:13:23,160 --> 01:13:26,080
 These are the typical cross sections.

1015
01:13:26,080 --> 01:13:31,480
 The biggest thing I want to show this group of course is the 10 foot shared use pathways

1016
01:13:31,480 --> 01:13:35,800
 that we have in both of these roadway cross sections.

1017
01:13:35,800 --> 01:13:43,640
 You'll also notice that on the 65 foot right of way on the collector sections, that 10

1018
01:13:43,640 --> 01:13:48,680
 foot shared path actually goes outside of the right of way, so we are adding to the

1019
01:13:48,680 --> 01:13:49,680
 right of way.

1020
01:13:49,680 --> 01:13:54,680
 So we have 65 feet of right of way, but then we're adding a 10 foot landscape buffer outside

1021
01:13:54,680 --> 01:13:58,760
 of that that would be covered under an easement, and what that allows is you don't have to

1022
01:13:58,760 --> 01:14:03,200
 crowd everything, you don't have to crowd that 10 foot shared path way in your right

1023
01:14:03,200 --> 01:14:07,900
 of way, but it allows us to meander around trees as we go out there and we do the planning

1024
01:14:07,900 --> 01:14:15,160
 of each one of the phases, and it's wide enough for everybody to bike, run, walk, and utilize

1025
01:14:15,160 --> 01:14:19,080
 those throughout the project.

1026
01:14:19,080 --> 01:14:24,040
 And finally I'm going to hit this again, the benefit of this master plan community, I mean

1027
01:14:24,040 --> 01:14:27,560
 it's really going to be something excellent.

1028
01:14:27,560 --> 01:14:32,680
 It is smart growth, it is something good for the city because you all know exactly what

1029
01:14:32,680 --> 01:14:34,000
 you're getting.

1030
01:14:34,000 --> 01:14:38,760
 And again it's a 20 year build out, you don't have to look at 25 different applications

1031
01:14:38,760 --> 01:14:48,440
 and try to dovetail that into something that you want to see as part of your comp plan.

1032
01:14:48,440 --> 01:14:56,040
 Again at build out you've got $5.1 billion of total assessed value, and then $30.3 million

1033
01:14:56,040 --> 01:14:58,720
 annually coming in to the city.

1034
01:14:58,720 --> 01:15:05,400
 Gifting contributions, $7.5 million, and then for the city we're gifting these land areas

1035
01:15:05,400 --> 01:15:10,560
 again 67 acres of that should be only what's required for parkland, but we're giving over

1036
01:15:10,560 --> 01:15:16,720
 380 acres, 13.5 miles of trails, 6 acres for the fire and police stations, those would

1037
01:15:16,720 --> 01:15:23,400
 be joint facilities, and $16 million with offsite utilities.

1038
01:15:23,400 --> 01:15:27,600
 So with that we're here to answer any questions that you may all have.

1039
01:15:27,600 --> 01:15:30,000
 Thank you.

1040
01:15:30,000 --> 01:15:31,000
 Questions?

1041
01:15:31,000 --> 01:15:32,000
 Commissioner Riggs.

1042
01:15:32,000 --> 01:15:36,440
 So I just want full disclosure, the firm I work for is helping out with the traffic impact

1043
01:15:36,440 --> 01:15:40,280
 analysis on this, and so I don't feel like I need to get up and leave the room since

1044
01:15:40,280 --> 01:15:46,720
 we're not voting on anything tonight, but I'm just not going to have any comments.

1045
01:15:46,720 --> 01:15:49,720
 Thank you.

1046
01:15:49,720 --> 01:15:52,560
 Commissioner McDade?

1047
01:15:52,560 --> 01:15:59,840
 This is a whole lot, but I was wondering on the 3 million that you were, you're donating

1048
01:15:59,840 --> 01:16:06,400
 $3 million to the city for affordable housing, or will you have affordable housing in your

1049
01:16:06,400 --> 01:16:07,400
 plans?

1050
01:16:07,400 --> 01:16:13,280
 It's a donation to the city affordable housing fund so that you can use it as you see fit.

1051
01:16:13,280 --> 01:16:15,400
 But you will have multifamily out there?

1052
01:16:15,400 --> 01:16:22,840
 Yes, ma'am, in addition to town home product, yes.

1053
01:16:22,840 --> 01:16:23,840
 Commissioner McDuff?

1054
01:16:23,840 --> 01:16:28,640
 Well, I agree with Commissioner McDate, it's a lot, it's about everything I can see except

1055
01:16:28,640 --> 01:16:33,640
 a Nordstrom's and a bigger Dillard's, and if it had that I'd be glad.

1056
01:16:33,640 --> 01:16:40,880
 But I will say that just again commenting, Chair Pruitt, on our thread that we've been

1057
01:16:40,880 --> 01:16:52,800
 talking about, and that is the tiny homes and the different types of houses and different

1058
01:16:52,800 --> 01:16:58,720
 models and a thread throughout our discussion since I've been on the commission, and the

1059
01:16:58,720 --> 01:17:07,960
 need for more town homes and not so many multifamily builds.

1060
01:17:07,960 --> 01:17:15,960
 Many of our citizens feel like we have enough multifamily builds, and it's time to focus

1061
01:17:15,960 --> 01:17:24,520
 down and get a townhouse, so I'm just sharing that, that we might, instead of 15, 15 multifamily

1062
01:17:24,520 --> 01:17:33,160
 units, we might come a little closer and have some more town homes, a few more than 584.

1063
01:17:33,160 --> 01:17:34,160
 Thank you for that.

1064
01:17:34,160 --> 01:17:41,240
 Commissioner Meyer?

1065
01:17:41,240 --> 01:17:48,000
 I would like to second Commissioner McDuff's thoughts as well, because that was one of

1066
01:17:48,000 --> 01:17:49,940
 the things I noticed.

1067
01:17:49,940 --> 01:17:56,320
 1,500 multifamily units is a lot, especially when we hear from the citizens that they're

1068
01:17:56,320 --> 01:18:01,400
 tired of apartments, and I think currently, even though we don't have numbers, it seems

1069
01:18:01,400 --> 01:18:06,840
 like there are a lot of empty apartment units now, and I know we can't predict the future

1070
01:18:06,840 --> 01:18:10,560
 on what's happening and what the needs of the community are going to be, especially

1071
01:18:10,560 --> 01:18:18,280
 when you're looking at a 17-year build timeframe.

1072
01:18:18,280 --> 01:18:24,440
 But definitely, you hear, not only in North Texas, not only in Denton County, but even

1073
01:18:24,440 --> 01:18:31,120
 throughout the United States, that our younger generation, and I bought my first house when

1074
01:18:31,120 --> 01:18:33,560
 I was 20.

1075
01:18:33,560 --> 01:18:42,320
 And I know that's odd, that's not the norm, but that was in 1992 when I paid like $34,000

1076
01:18:42,320 --> 01:18:43,320
 for a house.

1077
01:18:43,320 --> 01:18:45,600
 Now, granted, I didn't.

1078
01:18:45,600 --> 01:18:53,040
 My ex-husband and I, we were one income family and only made like $25,000 a year with a kid,

1079
01:18:53,040 --> 01:18:55,720
 but that's what it was back then.

1080
01:18:55,720 --> 01:19:02,320
 We're trying to figure out a way to work with the home builders,

1081
01:19:02,320 --> 01:19:08,280
 because I've sat in the industry that I work in, I've sat in enough meetings and

1082
01:19:08,280 --> 01:19:13,120
 discussions that part of the problem with the cost of housing

1083
01:19:13,120 --> 01:19:17,360
 that's gone up is because the cost of land is going up.

1084
01:19:17,360 --> 01:19:22,320
 And so trying to figure out a way where cities and developers and

1085
01:19:22,320 --> 01:19:31,280
 builders can work to have affordable housing where our younger generation.

1086
01:19:31,280 --> 01:19:35,360
 because this is really going to be the kids in elementary school.

1087
01:19:35,360 --> 01:19:37,680
 This is going to be your first time home buyers.

1088
01:19:37,680 --> 01:19:44,160
 So we're really looking at these kids that don't even know they're going to build a house.

1089
01:19:44,160 --> 01:19:49,160
 And making sure that when they hit their 20s and 30s, that there is something that they can build.

1090
01:19:49,160 --> 01:19:56,040
 And that they're not just having to get an apartment, because that's the only thing they can afford.

1091
01:19:56,040 --> 01:20:00,560
 I'm not a huge fan of the zero lot line personally,

1092
01:20:00,560 --> 01:20:04,720
 just because then you look out into a sea of rooftops.

1093
01:20:04,720 --> 01:20:11,280
 So again, it's finding that balance of making sure that you are,

1094
01:20:11,280 --> 01:20:18,240
 a developer's making the money on their return, because there is that aspect of it.

1095
01:20:18,240 --> 01:20:21,160
 But also making sure that people can afford it.

1096
01:20:21,160 --> 01:20:27,240
 I noticed that, I know it has the Denton County outer loop,

1097
01:20:27,240 --> 01:20:33,280
 but it's in the maps here, it's being called the proposed regional outer loop.

1098
01:20:33,280 --> 01:20:36,560
 Are we for sure that's where the location is going to be?

1099
01:20:36,560 --> 01:20:41,040
 And it's not going to interfere with this development.

1100
01:20:41,040 --> 01:20:45,280
 And that when you're building some of these houses, you're not going to be,

1101
01:20:47,280 --> 01:20:49,680
 their backyards aren't going to be looking at.

1102
01:20:49,680 --> 01:20:54,200
 >> So we have our traffic engineer here and she can speak to that, but no, we are not for sure.

1103
01:20:54,200 --> 01:20:56,200
 No one is for certain where the alignments are.

1104
01:20:56,200 --> 01:20:57,400
 >> Where it's going to end up at?

1105
01:20:57,400 --> 01:21:02,560
 >> Right, this is a slide that Wes would put together that shows the options for the loop.

1106
01:21:02,560 --> 01:21:11,880
 But we feel strongly that it'll probably be on the southern route, but no one knows 100%.

1107
01:21:11,880 --> 01:21:15,680
 >> So A could go right through the middle of it, is that what I'm seeing?

1108
01:21:15,680 --> 01:21:17,440
 >> Correct.

1109
01:21:17,440 --> 01:21:19,880
 >> I have not seen an exact alignment on that.

1110
01:21:19,880 --> 01:21:21,360
 This is still a feasibility.

1111
01:21:21,360 --> 01:21:24,360
 >> Yeah, sorry, if you could come to the mic, please.

1112
01:21:24,360 --> 01:21:34,560
 >> So when, I guess I need to get closer to the mic.

1113
01:21:34,560 --> 01:21:37,120
 All right, so this is still in the feasibility stage.

1114
01:21:37,120 --> 01:21:43,360
 Once it passes the feasibility stage, that's when they select the alignment and then go into schematic.

1115
01:21:43,360 --> 01:21:48,960
 I have not seen exactly where that A is because it's a broad range.

1116
01:21:48,960 --> 01:21:53,640
 Like even when they're looking at it, it's not like, oh, this is our 200 foot section.

1117
01:21:53,640 --> 01:21:55,840
 They're looking at a five to 1,000 foot section.

1118
01:21:55,840 --> 01:21:59,560
 It's kind of a massive location.

1119
01:21:59,560 --> 01:22:11,240
 >> So when you're looking at the phases, like on slide five, when you're comparing it to this map, if, depending on the route,

1120
01:22:11,240 --> 01:22:16,000
 that could be like phase 15, phase 13, 14, 9.

1121
01:22:16,000 --> 01:22:24,760
 Does that mean that if TechStat decides that's the route that you're going to be working as a developer,

1122
01:22:24,760 --> 01:22:29,800
 working with the city and might have to reconfigure what that could potentially look like?

1123
01:22:29,800 --> 01:22:34,320
 >> Potentially, but once a route's selected, they go to schematic phase.

1124
01:22:34,320 --> 01:22:42,840
 During the schematic phase, the engineers work with the developments alongside the city and things get changed.

1125
01:22:42,840 --> 01:22:51,240
 From experience, the state loop 288 alignment was changed several times to avoid the developments that were in there.

1126
01:22:51,240 --> 01:22:54,080
 >> And my next question, I think this is my final one.

1127
01:22:54,080 --> 01:22:58,880
 This might be a question for city staff as well as kind of for the developer.

1128
01:22:58,880 --> 01:23:04,640
 We're looking at 15,000 homes between Hunter and Coal Ranch and

1129
01:23:04,640 --> 01:23:10,360
 now another potential 9,100, almost 9,200 units here in Craver.

1130
01:23:10,360 --> 01:23:18,440
 Are we projecting that the growth, I mean I know we grow by about 100 people a day in Denton County.

1131
01:23:18,440 --> 01:23:27,920
 But are we looking that we're going to be able to sustain three large developments between Landmark, Coal Ranch, and now Craver?

1132
01:23:28,960 --> 01:23:37,560
 >> Yeah, so this area was identified as part of the future comprehensive plan.

1133
01:23:37,560 --> 01:23:42,480
 This is an area within the city, so with regard to the housing, then yes,

1134
01:23:42,480 --> 01:23:46,920
 it was contemplated that this area would develop in the future.

1135
01:23:46,920 --> 01:23:53,080
 And then I will also add to that there's some additional

1136
01:23:53,080 --> 01:23:57,520
 pressure from development external to the city too that we have along with the muds and stuff.

1137
01:23:57,520 --> 01:24:03,640
 So we are bringing an update to the comprehensive plan amendment in the next couple of years and

1138
01:24:03,640 --> 01:24:06,440
 we'll be looking at all of that information again as well.

1139
01:24:06,440 --> 01:24:10,200
 >> You mean external, like the developers are demanding, like we need more space, like?

1140
01:24:10,200 --> 01:24:13,440
 >> No, no, like external, outside of city limits.

1141
01:24:13,440 --> 01:24:18,600
 We've got areas in Denton County that are on our periphery that are developing as well.

1142
01:24:18,600 --> 01:24:19,560
 >> Okay, thank you.

1143
01:24:19,560 --> 01:24:20,060
 >> Mm-hm.

1144
01:24:23,760 --> 01:24:28,720
 >> I'd also want to add, with regard to this community, a couple things.

1145
01:24:28,720 --> 01:24:34,600
 So creating that fabric that I talked about in the sense of place is providing also the different product types.

1146
01:24:34,600 --> 01:24:40,840
 So the 1,500 multifamily units, while it may sound like a lot of units, that really is only four deals.

1147
01:24:40,840 --> 01:24:47,640
 And over the 2,500 acres and the different MN zones here, which is where that multifamily would go.

1148
01:24:47,640 --> 01:24:51,160
 That's the reason why we chose that.

1149
01:24:51,160 --> 01:24:56,400
 I mean, it could have been a lot, I mean, a lot of deals you come in and it's a heck of a lot larger.

1150
01:24:56,400 --> 01:25:01,840
 And so having all those different product types was important for us to have in the community.

1151
01:25:01,840 --> 01:25:06,800
 With regard to looking at, one of the things I discussed last night with council is,

1152
01:25:06,800 --> 01:25:10,920
 let's look at the macro here in the United States of what's happening.

1153
01:25:10,920 --> 01:25:15,040
 And if you look at the coasts of west and the east coast, while some of those states are wonderful and

1154
01:25:15,040 --> 01:25:19,160
 sure to live in, they're very expensive, and the land is very expensive.

1155
01:25:19,160 --> 01:25:22,040
 It's expensive to do business, it's expensive to live.

1156
01:25:22,040 --> 01:25:27,080
 So we have been seeing and experiencing here in Texas that influx of people.

1157
01:25:27,080 --> 01:25:30,600
 And North Denton is, I mean, it's coming.

1158
01:25:30,600 --> 01:25:36,840
 So to support the other two master plan communities and this one, they're in different regions,

1159
01:25:36,840 --> 01:25:39,640
 there are different reasons why that each would succeed.

1160
01:25:39,640 --> 01:25:45,280
 But again, we're underwriting 400 units a year, it's not a bajillion units either.

1161
01:25:45,280 --> 01:25:49,240
 So as with any sort of development, they complement one another and

1162
01:25:49,240 --> 01:25:52,600
 the reasons why you may want to live in one and I might want to live in another.

1163
01:25:52,600 --> 01:26:00,240
 >> Excuse me, my name is Jim Knight, my company is the engineer for the project.

1164
01:26:00,240 --> 01:26:01,760
 I wanted to add a couple things to help.

1165
01:26:01,760 --> 01:26:07,680
 We, and Jennifer addressed this appropriately on that proposed outer loop alignment.

1166
01:26:07,680 --> 01:26:12,600
 What we do know is that the crossing at I-35 is at Milam Road.

1167
01:26:12,600 --> 01:26:17,720
 The crossing at Milam Road does not allow the path to go north of where we have it

1168
01:26:17,720 --> 01:26:21,360
 shown on the map, so we know for a fact where it's gonna cross.

1169
01:26:21,360 --> 01:26:24,720
 Now, it's just the geometry that lays it out there.

1170
01:26:24,720 --> 01:26:28,040
 The other thing I would suggest on the multifamily, and Mrs.

1171
01:26:28,040 --> 01:26:31,280
 Knight is correct, is our current performer,

1172
01:26:31,280 --> 01:26:34,600
 we don't show any multifamily in here being delivered for ten years.

1173
01:26:34,600 --> 01:26:39,760
 I mean, she addressed it earlier in presentation, this is against a single

1174
01:26:39,760 --> 01:26:44,760
 family driven, but we need the breadth of product to be able to keep it a vibrant and

1175
01:26:44,760 --> 01:26:46,680
 fabric driven community.

1176
01:26:46,680 --> 01:26:49,180
 Thank you.

1177
01:26:49,180 --> 01:26:59,720
 >> Other questions, Commissioner Ketchersid, is that appropriate?

1178
01:26:59,720 --> 01:27:02,200
 I'm sorry, this is our first meeting together, so.

1179
01:27:02,200 --> 01:27:03,360
 >> No, Ketchersid is right.

1180
01:27:03,360 --> 01:27:04,600
 >> Very good.

1181
01:27:04,600 --> 01:27:13,800
 So, my question is, you had said that there's a lot of green space.

1182
01:27:13,800 --> 01:27:18,560
 Where it's at, how is that going to stay green?

1183
01:27:18,560 --> 01:27:20,640
 Like, where's the water gonna come from?

1184
01:27:20,640 --> 01:27:26,600
 >> As far as where's the water gonna come from,

1185
01:27:26,600 --> 01:27:28,880
 can you explain a little bit more what you mean there?

1186
01:27:28,880 --> 01:27:33,080
 >> Well, there's a lot of parks, right?

1187
01:27:33,080 --> 01:27:38,320
 So we're gonna have to water the grass,

1188
01:27:38,320 --> 01:27:41,080
 keep those things green for it to be green space.

1189
01:27:41,080 --> 01:27:42,080
 >> I understand.

1190
01:27:42,080 --> 01:27:46,320
 Yeah, so the development is proposing to have wells that would

1191
01:27:46,320 --> 01:27:48,920
 be used for irrigation only on the property.

1192
01:27:48,920 --> 01:27:51,480
 >> Very good, thank you.

1193
01:27:51,480 --> 01:27:56,760
 >> Yeah, and we do have the option in our agreements to have reclaimed water.

1194
01:27:56,760 --> 01:27:59,680
 So part of the, thank you for that, Alexa.

1195
01:27:59,680 --> 01:28:04,640
 So part of the strategy for water utility team is when we're constructing or

1196
01:28:04,640 --> 01:28:08,800
 making improvements to our current treatment plants.

1197
01:28:08,800 --> 01:28:15,320
 That we would allow for purple pipe or to be reclaimed water to be used for irrigation.

1198
01:28:15,320 --> 01:28:21,360
 So the long term plan for the city is that we would, at the treatment plants,

1199
01:28:21,360 --> 01:28:27,720
 run pipe back up to allow that water to be used for irrigation.

1200
01:28:29,760 --> 01:28:30,600
 >> Very good, thank you.

1201
01:28:30,600 --> 01:28:42,880
 >> I got a couple, you mentioned that the perimeter streets

1202
01:28:42,880 --> 01:28:47,800
 that are on the border between city and county land.

1203
01:28:47,800 --> 01:28:54,480
 The reason I wanna poke at this is just that we've had situations in our southern

1204
01:28:54,480 --> 01:28:59,240
 border where nobody really knew who was gonna

1205
01:28:59,240 --> 01:29:03,640
 maintain the street and it went for decades without being maintained at all.

1206
01:29:03,640 --> 01:29:06,160
 Obviously, this would have a lot more eyes on it and

1207
01:29:06,160 --> 01:29:08,520
 there's a developer agreement and that sort of thing.

1208
01:29:08,520 --> 01:29:14,920
 Has that been talked about with the county yet or is that still in flux?

1209
01:29:14,920 --> 01:29:18,440
 >> Yeah, so we've actually been talking with the developer about this.

1210
01:29:18,440 --> 01:29:22,840
 What would happen on at least the county's portion of roadways adjacent to

1211
01:29:22,840 --> 01:29:27,120
 the property is the developer would construct improvements adjacent to

1212
01:29:27,120 --> 01:29:32,040
 the property to the textile roadways to the west and east of the property.

1213
01:29:32,040 --> 01:29:37,120
 The traffic demand modeling shows just a few hundred trips in between those

1214
01:29:37,120 --> 01:29:42,360
 sections, so the improvements would be limited to the areas adjacent to

1215
01:29:42,360 --> 01:29:46,400
 the property and to the east and west to 2153 and 2164.

1216
01:29:46,400 --> 01:29:49,640
 >> Okay, but they're both textile roadways, they're not county roads.

1217
01:29:49,640 --> 01:29:53,760
 >> Yeah, just the southern boundary is a county road, so

1218
01:29:53,760 --> 01:29:55,840
 it's Gribble Springs and Shepherd Road here.

1219
01:29:55,840 --> 01:29:57,360
 >> Okay, thank you.

1220
01:29:57,360 --> 01:30:01,680
 If you could go back to your infrastructure slide.

1221
01:30:01,680 --> 01:30:05,200
 We had all the bullets of, yes, perfect.

1222
01:30:05,200 --> 01:30:12,580
 Just so that we can all learn how this is different or the same as, I think,

1223
01:30:12,580 --> 01:30:18,000
 one of the, like a county mud municipal utility district that you mentioned.

1224
01:30:18,000 --> 01:30:21,920
 Could you briefly cover how this would be different

1225
01:30:21,920 --> 01:30:25,760
 if in 2008 this land was not annexed?

1226
01:30:25,760 --> 01:30:31,280
 And we were sitting here learning about a county mud proposal that was in the ETJ.

1227
01:30:31,280 --> 01:30:37,400
 >> Yeah, I think the biggest difference would be property tax collection.

1228
01:30:37,400 --> 01:30:39,000
 So that's the obvious one.

1229
01:30:39,000 --> 01:30:41,400
 So the fact that this is in the city limits,

1230
01:30:41,400 --> 01:30:46,080
 it would be subject to the city property tax and that's a revenue source for us.

1231
01:30:46,080 --> 01:30:50,080
 This is within our certificate of convenience and necessity.

1232
01:30:50,080 --> 01:30:55,960
 So that means that the city has an obligation to provide water and

1233
01:30:55,960 --> 01:30:58,400
 wastewater service to the area.

1234
01:30:58,400 --> 01:31:07,040
 So what we've been doing with municipal utility districts in the recent past is

1235
01:31:07,040 --> 01:31:13,040
 that one of our goals as a city is to promote regionalism and

1236
01:31:13,040 --> 01:31:21,200
 to prevent the use of groundwater for developments to use for their potable water.

1237
01:31:21,200 --> 01:31:28,200
 And so one of our strategies is to work with communities that are going to develop on

1238
01:31:28,200 --> 01:31:34,000
 the edge of our city limits to get into agreements with them so

1239
01:31:34,000 --> 01:31:37,840
 that we can have them use city services where it's applicable.

1240
01:31:37,840 --> 01:31:43,880
 So in the instance of this, where it's different is they're helping to construct

1241
01:31:43,880 --> 01:31:46,800
 some of the infrastructure to get there.

1242
01:31:46,800 --> 01:31:51,520
 But other than that, the larger difference is the fact that they're part of the city.

1243
01:31:51,520 --> 01:31:53,880
 There'll be a fabric of the city of Denton in the future and

1244
01:31:53,880 --> 01:31:55,880
 that we collect property tax from it.

1245
01:31:55,880 --> 01:32:03,120
 >> Okay, and am I correct in imagining that maybe it's different with different

1246
01:32:03,120 --> 01:32:08,400
 developer agreements, but in that case, the waterline, for instance,

1247
01:32:08,400 --> 01:32:13,240
 would be the developer's responsibility to build out to the property,

1248
01:32:13,240 --> 01:32:14,120
 to the subject property?

1249
01:32:14,120 --> 01:32:17,600
 >> So it depends.

1250
01:32:17,600 --> 01:32:23,480
 So the responsibility of the developer is if it's in the city's impact fee

1251
01:32:23,480 --> 01:32:27,800
 schedule, then if they construct improvements on that schedule,

1252
01:32:27,800 --> 01:32:30,520
 then it would be eligible for impact fee credits.

1253
01:32:30,520 --> 01:32:36,240
 If it wasn't something that the city plans to build, then it wouldn't be.

1254
01:32:36,240 --> 01:32:41,440
 >> Okay, and then when you say, obviously we wouldn't get city tax revenue,

1255
01:32:41,440 --> 01:32:46,040
 the roadways and drainage, that would not be the city's liability for

1256
01:32:46,040 --> 01:32:49,160
 maintenance and replacement as well, right?

1257
01:32:49,160 --> 01:32:54,800
 >> Yeah, it would be cut, well, mostly in the mud districts, then the municipal

1258
01:32:54,800 --> 01:32:58,920
 utility district itself would fund the maintenance of the drainage and

1259
01:32:58,920 --> 01:32:59,960
 roadway infrastructure.

1260
01:32:59,960 --> 01:33:02,800
 >> Thank you.

1261
01:33:02,800 --> 01:33:11,400
 The, okay, a couple comments concerning the comp plan.

1262
01:33:11,400 --> 01:33:16,720
 I appreciate your comments on what you view as smart growth and

1263
01:33:16,720 --> 01:33:17,880
 leapfrog development.

1264
01:33:17,880 --> 01:33:24,080
 All the conversations I've seen here at PNZ and

1265
01:33:24,080 --> 01:33:29,040
 council in the last ten years have been about how we don't want leapfrog

1266
01:33:29,040 --> 01:33:38,560
 development and therefore we try to make sure that we're allowing development

1267
01:33:38,560 --> 01:33:42,880
 closer to town, has that policy changed?

1268
01:33:42,880 --> 01:33:48,000
 >> No, I don't think the policy has changed.

1269
01:33:48,000 --> 01:33:52,640
 I think this one is different in the instance that this was annexed as part of

1270
01:33:52,640 --> 01:33:55,680
 the city and intended to be developed in the future.

1271
01:33:55,680 --> 01:34:01,480
 There's the area that's within the southern portion north of the city,

1272
01:34:01,480 --> 01:34:06,400
 that area in the ETJ, but the city in 2008, 2009 took action

1273
01:34:06,400 --> 01:34:10,040
 specifically to annex this portion of the city with the intent that it was going to

1274
01:34:10,040 --> 01:34:11,520
 develop in the future.

1275
01:34:11,520 --> 01:34:17,440
 >> Okay, and sorry.

1276
01:34:17,440 --> 01:34:20,520
 >> And I'll just, if I can, I'll just add a little bit more.

1277
01:34:20,520 --> 01:34:25,760
 Even in the infrastructure portion, with the improvements to the Lake Ray Roberts

1278
01:34:25,760 --> 01:34:29,320
 treatment plant, the transmission line that's running in the northern part of

1279
01:34:29,320 --> 01:34:33,880
 the city through this property, and the Clear Creek interceptor that's being

1280
01:34:33,880 --> 01:34:39,960
 developed, it's with the intention that we are seeing development pressure

1281
01:34:39,960 --> 01:34:46,400
 to the north of Lute 288, and then especially along the I-35 corridor.

1282
01:34:46,400 --> 01:34:50,040
 So we're seeing that that's a trend in development going that way, and

1283
01:34:50,040 --> 01:34:54,640
 this is, so the city's preparing for that to become a reality in the future.

1284
01:34:54,640 --> 01:34:55,240
 >> Okay.

1285
01:34:55,240 --> 01:34:59,240
 >> [INAUDIBLE]

1286
01:34:59,240 --> 01:35:09,320
 >> Okay, with regard to the leapfrog development.

1287
01:35:09,320 --> 01:35:13,760
 And I apologize for, when we come see you, we will have a proper map that really

1288
01:35:13,760 --> 01:35:17,840
 shows, I mean, it really blows it up and shows this area.

1289
01:35:17,840 --> 01:35:20,100
 And so what I meant by leapfrog development, yes,

1290
01:35:20,100 --> 01:35:22,240
 it seems like it's a leapfrog development.

1291
01:35:22,240 --> 01:35:27,840
 But when this was annexed in 2008 and 9, they basically went up the roadway here

1292
01:35:27,840 --> 01:35:30,680
 and went 1,000 feet on either side of the roadway, right, and

1293
01:35:30,680 --> 01:35:32,440
 just grabbed those little parcels.

1294
01:35:32,440 --> 01:35:36,360
 But all of this area is in, there's a huge amount of floodplain here, so

1295
01:35:36,360 --> 01:35:39,800
 it's not developable, so we are the next development.

1296
01:35:39,800 --> 01:35:45,840
 So it's really not leapfrog development, it's the next acreage to be developed.

1297
01:35:45,840 --> 01:35:48,320
 Which is why I think the city annexed it and

1298
01:35:48,320 --> 01:35:51,040
 why they envisioned that it would be developed.

1299
01:35:51,040 --> 01:35:54,720
 Now it's been sitting on the books as ag for 17 years, but now there's an opportunity

1300
01:35:54,720 --> 01:36:01,440
 to take in all 2,500 acres as a revenue generating service for your city.

1301
01:36:01,440 --> 01:36:02,160
 >> Okay.

1302
01:36:02,160 --> 01:36:03,160
 No, I appreciate that.

1303
01:36:03,160 --> 01:36:11,160
 I think I would just like some clarification,

1304
01:36:11,160 --> 01:36:16,760
 not right now, but in the future from staff, our comp plan says,

1305
01:36:16,760 --> 01:36:20,240
 in the land use element, it says the availability of green field land coupled

1306
01:36:20,240 --> 01:36:24,760
 with the demand for large single family detached dwelling residential subdivisions

1307
01:36:24,760 --> 01:36:29,240
 has facilitated development that outwardly expanded the suburban fringe

1308
01:36:29,240 --> 01:36:32,240
 at a relatively low density and intensity.

1309
01:36:32,240 --> 01:36:36,880
 This trend has resulted in a land use pattern that has tended to further extend

1310
01:36:36,880 --> 01:36:41,040
 distances between where people live, work, and shop, resulting in a rate of land

1311
01:36:41,040 --> 01:36:47,920
 consumption and sprawl which grew faster than the underlying growth of the population,

1312
01:36:47,920 --> 01:36:52,920
 producing an unsustainable trend that is costly for the city and taxpayers alike.

1313
01:36:52,920 --> 01:36:57,160
 Meanwhile, considerably more vacant land exists within the present city limits,

1314
01:36:57,160 --> 01:37:01,840
 both unplatted tracks and already planned and approved master plan communities

1315
01:37:01,840 --> 01:37:05,240
 than can be absorbed by the city's projected population growth over the next

1316
01:37:05,240 --> 01:37:06,680
 two decades and beyond.

1317
01:37:06,680 --> 01:37:10,400
 So like you said, maybe that's false now, I don't know.

1318
01:37:10,400 --> 01:37:13,920
 But I would just like some staff response to that over the next few weeks.

1319
01:37:13,920 --> 01:37:16,480
 - We'll bring it back with a comprehensive plan amendment discussion.

1320
01:37:16,480 --> 01:37:25,960
 - And yeah, I did want to, just for our commission understanding,

1321
01:37:25,960 --> 01:37:31,240
 a lot of these terms get confusing and I'm probably the worst about just

1322
01:37:31,240 --> 01:37:34,400
 throwing out a term.

1323
01:37:34,400 --> 01:37:37,840
 Certainly, everybody's free to define terms however they want.

1324
01:37:37,840 --> 01:37:44,280
 But the American Planning Association, how they define smart growth as they say,

1325
01:37:44,280 --> 01:37:48,760
 compact transit accessible pedestrian oriented mixed use development patterns

1326
01:37:48,760 --> 01:37:55,560
 and land reuse epitomize the application of principles of smart growth.

1327
01:37:55,560 --> 01:38:00,400
 In contrast to prevalent development practices, smart growth reinforces

1328
01:38:00,400 --> 01:38:05,200
 a larger share of regional growth within central cities, urbanized areas,

1329
01:38:05,200 --> 01:38:11,360
 inner suburbs and areas that are already served by infrastructure, I think it goes on.

1330
01:38:11,360 --> 01:38:16,880
 So just for context of some other definitions.

1331
01:38:16,880 --> 01:38:23,280
 Yeah, I'll say this looks like a superbly designed sort of bedroom residential

1332
01:38:23,280 --> 01:38:30,840
 community that a lot of people would want to live in that I have no problem with that.

1333
01:38:30,840 --> 01:38:34,440
 The concern I have is from a fiscal perspective, so I'll be interested to see

1334
01:38:34,440 --> 01:38:40,080
 once that fiscal analysis is complete and really see what that looks like

1335
01:38:40,080 --> 01:38:44,960
 from a bottoms up roll up of can we afford to maintain the streets

1336
01:38:44,960 --> 01:38:46,520
 and replace them when they fail.

1337
01:38:46,520 --> 01:38:48,040
 - Okay. - So thank you.

1338
01:38:48,040 --> 01:38:54,760
 Any other questions from the commission or comments?

1339
01:38:54,760 --> 01:38:56,280
 Commissioner MacDuff.

1340
01:38:56,280 --> 01:39:02,040
 - I just want to make sure that our comment, my comment and Commissioner Dyer's comment

1341
01:39:02,040 --> 01:39:09,200
 about the ratio of the town homes versus the multifamily is included in the staff

1342
01:39:09,200 --> 01:39:12,280
 commentary that we'll see later on.

1343
01:39:12,280 --> 01:39:15,280
 - Yeah, I think Haley will have that note.

1344
01:39:15,280 --> 01:39:19,960
 Yeah, and I do want to make another comment too that I think those are maximums

1345
01:39:19,960 --> 01:39:21,120
 in the zoning ordinance.

1346
01:39:21,120 --> 01:39:26,080
 And so as this thing builds out over the next 20 years that it's not necessarily

1347
01:39:26,080 --> 01:39:29,640
 set that yes, there will be this exact number of multifamily.

1348
01:39:29,640 --> 01:39:44,560
 That's a maximum so there could be no multifamily in this project as it moves forward.

1349
01:39:44,560 --> 01:39:46,520
 - Okay, not seeing any other questions.

1350
01:39:46,520 --> 01:39:51,640
 Thank you very much.

1351
01:39:51,640 --> 01:40:01,200
 That concludes our work sessions for this afternoon at 6.11 p.m. we will break for dinner

1352
01:40:01,200 --> 01:40:03,600
 and we'll be back in council chambers at 6.30.

1353
01:40:03,600 --> 01:40:11,680
 Thank you.

1354
01:40:11,680 --> 01:40:12,520
 - Good evening.

1355
01:40:12,520 --> 01:40:20,160
 At 6.33 p.m. this Wednesday, October 22nd, 2025, I will call the regular meeting of the

1356
01:40:20,160 --> 01:40:22,480
 Denton Planning and Zoning Commission to order.

1357
01:40:22,480 --> 01:40:27,000
 Our first order of business is to stand and say the Pledge of Allegiance to the US and

1358
01:40:27,000 --> 01:40:32,000
 Texas Flag.

1359
01:40:32,000 --> 01:40:52,640
 I pledge allegiance to the flag of the United States of America and to the republic for

1360
01:40:52,640 --> 01:40:53,640
 which it stands, one nation under God, indivisible, with liberty and justice for all.

1361
01:40:53,640 --> 01:40:54,640
 - I pledge allegiance to the flag of the United States of America and to the republic for

1362
01:40:54,640 --> 01:40:55,640
 which it stands, one nation under God, indivisible, with liberty and justice for all.

1363
01:40:55,640 --> 01:40:56,640
 - I pledge allegiance to the flag of the United States of America and to the republic

1364
01:40:56,640 --> 01:40:57,640
 for which it stands, one nation under God, indivisible, with liberty and justice for

1365
01:40:57,640 --> 01:40:58,640
 all.

1366
01:40:58,640 --> 01:40:59,640
 - I pledge allegiance to the flag of the United States of America and to the republic

1367
01:40:59,640 --> 01:41:00,640
 for which it stands, one nation under God, indivisible, with liberty and justice for

1368
01:41:00,640 --> 01:41:01,640
 all.

1369
01:41:01,640 --> 01:41:10,240
 That brings us to item 2, PZ 25-197, consider approval of the planning and zoning minutes

1370
01:41:10,240 --> 01:41:12,480
 from October 8th.

1371
01:41:12,480 --> 01:41:21,920
 Any questions or motion from the commission?

1372
01:41:21,920 --> 01:41:22,920
 Commissioner McDade?

1373
01:41:22,920 --> 01:41:26,760
 Motion to approve.

1374
01:41:26,760 --> 01:41:28,860
 That's a motion to approve.

1375
01:41:28,860 --> 01:41:29,860
 And Commissioner Riggs?

1376
01:41:29,860 --> 01:41:30,860
 I second.

1377
01:41:30,860 --> 01:41:40,360
 Seeing no questions, I'll call for a vote on the board.

1378
01:41:40,360 --> 01:41:42,960
 That item passes 7-0.

1379
01:41:42,960 --> 01:41:52,560
 Brings us to our consent agenda, item 3A, FR 25-001-0A, is the only item.

1380
01:41:52,560 --> 01:41:59,760
 Any questions or a motion on the consent agenda?

1381
01:41:59,760 --> 01:42:01,320
 Commissioner Riggs?

1382
01:42:01,320 --> 01:42:04,680
 Make a motion to approve the consent agenda.

1383
01:42:04,680 --> 01:42:07,560
 And Commissioner Garland?

1384
01:42:07,560 --> 01:42:10,560
 And I second to move forward with the consent agenda.

1385
01:42:10,560 --> 01:42:23,120
 With the motion as second, seeing no other questions, I'll call for a vote on the board.

1386
01:42:23,120 --> 01:42:25,780
 That item passes 7-0.

1387
01:42:25,780 --> 01:42:41,860
 Brings us to our items for individual consideration PZ 25-196.

1388
01:42:41,860 --> 01:42:46,360
 So this item is just consideration of your calendar for next year.

1389
01:42:46,360 --> 01:42:50,360
 We did our best to keep meetings on the second and fourth Tuesdays, which was the pattern

1390
01:42:50,360 --> 01:42:54,760
 we had this year, but there are a few exceptions for holidays accommodating for the school

1391
01:42:54,760 --> 01:42:56,560
 district spring break and things of that sort.

1392
01:42:56,560 --> 01:43:01,660
 But if you all have any concerns with the calendar, we can consider making modifications

1393
01:43:01,660 --> 01:43:05,640
 to it as needed.

1394
01:43:05,640 --> 01:43:09,440
 Any questions?

1395
01:43:09,440 --> 01:43:13,040
 Just to clarify, just for the record, I believe you said on Tuesdays, but I think you meant

1396
01:43:13,040 --> 01:43:14,040
 Wednesdays.

1397
01:43:14,040 --> 01:43:16,760
 Yes, you're correct.

1398
01:43:16,760 --> 01:43:23,720
 We almost got an update to the council, the first city to have dueling councils.

1399
01:43:23,720 --> 01:43:27,200
 Okay.

1400
01:43:27,200 --> 01:43:31,680
 Any other questions or a motion?

1401
01:43:31,680 --> 01:43:34,480
 Commissioner Dyer?

1402
01:43:34,480 --> 01:43:40,660
 I make a motion that we approve the 2026 Planning and Zoning Commission as it sits before us.

1403
01:43:40,660 --> 01:43:45,280
 And the calendar, right?

1404
01:43:45,280 --> 01:43:46,280
 The calendar.

1405
01:43:46,280 --> 01:43:47,280
 What did I, did I not say calendar?

1406
01:43:47,280 --> 01:43:48,880
 Just to approve the commission.

1407
01:43:48,880 --> 01:43:49,880
 Oh, sorry.

1408
01:43:49,880 --> 01:43:50,880
 I think.

1409
01:43:50,880 --> 01:43:51,880
 Yes.

1410
01:43:51,880 --> 01:43:52,880
 Yes, calendar.

1411
01:43:52,880 --> 01:43:53,880
 Okay.

1412
01:43:53,880 --> 01:43:55,000
 Commissioner Garland.

1413
01:43:55,000 --> 01:43:59,680
 And I second the approval of the 2026 Planning and Zoning Commission calendar.

1414
01:43:59,680 --> 01:44:01,360
 Thank you.

1415
01:44:01,360 --> 01:44:14,120
 With a motion and a second and no questions, I call for a vote on the board.

1416
01:44:14,120 --> 01:44:25,360
 That item passes 7-0, brings us to our second item for individual consideration, FP250028.

1417
01:44:25,360 --> 01:44:26,360
 Welcome Angie.

1418
01:44:26,360 --> 01:44:31,080
 Good evening chair and members of the commission.

1419
01:44:31,080 --> 01:44:36,120
 Angie Manglaris, assistant planning director here to present FP250028.

1420
01:44:36,120 --> 01:44:38,960
 This is a final plat for the reserve at Brush Creek.

1421
01:44:38,960 --> 01:44:44,840
 It is a single family residential subdivision situated the northeast corner of Brush Creek

1422
01:44:44,840 --> 01:44:45,840
 and US377.

1423
01:44:45,840 --> 01:44:51,120
 At this time, the final plat does not meet all of our criteria for approval, but staff

1424
01:44:51,120 --> 01:44:56,440
 has no objection to the requested extension that could be granted to date certain of November

1425
01:44:56,440 --> 01:44:57,440
 17th.

1426
01:44:57,440 --> 01:45:04,520
 I'm happy to answer any questions you all may have.

1427
01:45:04,520 --> 01:45:08,520
 Any questions from the commission?

1428
01:45:08,520 --> 01:45:21,680
 Or a motion?

1429
01:45:21,680 --> 01:45:22,680
 Commissioner Dyer.

1430
01:45:22,680 --> 01:45:31,840
 I make a motion that we go ahead and delay the approval of this to deny it today, but

1431
01:45:31,840 --> 01:45:37,120
 to go ahead and approve the extension for November 17th.

1432
01:45:37,120 --> 01:45:39,160
 Commissioner Riggs.

1433
01:45:39,160 --> 01:45:41,800
 I second that.

1434
01:45:41,800 --> 01:45:42,800
 Very good.

1435
01:45:42,800 --> 01:45:54,680
 Seeing no more questions, I'll call for a vote on the board.

1436
01:45:54,680 --> 01:46:13,080
 And that item passes 7-0.

1437
01:46:13,080 --> 01:46:17,240
 Brings us to our last item of individual consideration.

1438
01:46:17,240 --> 01:46:21,120
 Commissioner McDade, if you want to recuse, you may.

1439
01:46:21,120 --> 01:46:28,520
 At the record show, Commissioner McDade is recusing herself and Commissioner Riggs as

1440
01:46:28,520 --> 01:46:34,800
 well on item 4C, FR25-0020.

1441
01:46:34,800 --> 01:46:45,600
 Good evening, I'm Julie Wyatt, presenting FR2520.

1442
01:46:45,600 --> 01:46:53,640
 This is a replat of a four-plex development located just west of Loop 288, south of Audra.

1443
01:46:53,640 --> 01:47:00,000
 Originally, in your packet, the staff recommended denial with a proposed extension.

1444
01:47:00,000 --> 01:47:05,800
 However, staff and the applicant worked together and they resolved all comments, and so staff

1445
01:47:05,800 --> 01:47:09,120
 has modified the recommendation to approval.

1446
01:47:09,120 --> 01:47:12,920
 I'll be happy to answer any questions.

1447
01:47:12,920 --> 01:47:23,640
 Glad to see this coming through, it's been a while.

1448
01:47:23,640 --> 01:47:30,040
 Yeah, I'm not sure which one of these will be three-plexes and four-plexes, but I will

1449
01:47:30,040 --> 01:47:37,680
 point out that this is very near to our 2,000 square foot minimum proposed for DDC amendments

1450
01:47:37,680 --> 01:47:49,440
 for the townhomes, and so the parking requirement that we have for sale townhomes does limit

1451
01:47:49,440 --> 01:47:53,920
 how small of a townhome you can build for purchase.

1452
01:47:53,920 --> 01:47:54,920
 Any other?

1453
01:47:54,920 --> 01:47:55,920
 Commissioner McDuff.

1454
01:47:55,920 --> 01:48:03,600
 Oh, yes, I'd like to agree with the staff and make a motion to approve the request by

1455
01:48:03,600 --> 01:48:07,800
 ECM Eden Village LP.

1456
01:48:07,800 --> 01:48:11,440
 Make that approval, please.

1457
01:48:11,440 --> 01:48:13,860
 And Commissioner Ketreson.

1458
01:48:13,860 --> 01:48:16,960
 I'll second that.

1459
01:48:16,960 --> 01:48:19,120
 Very well.

1460
01:48:19,120 --> 01:48:37,080
 Seeing no questions further, I'll call for a vote on the board.

1461
01:48:37,080 --> 01:48:45,040
 That item passes 5-0 with two recusals.

1462
01:48:45,040 --> 01:48:51,520
 Let the record show that Commissioner Riggs and Commissioner McDade are rejoining us for

1463
01:48:51,520 --> 01:48:56,440
 our first public hearing, item 5A, HL 25-0002.

1464
01:48:56,440 --> 01:49:02,080
 Thank you, Chair and Commission, Cameron Robertson, Historic Preservation Officer.

1465
01:49:02,080 --> 01:49:07,840
 This is for a historic landmark designation of 3316 Roseland Drive.

1466
01:49:07,840 --> 01:49:12,760
 The property is located at the northeast corner of Roseland Drive and Roseland Circle.

1467
01:49:12,760 --> 01:49:15,180
 The owner is Lee Ann Todd.

1468
01:49:15,180 --> 01:49:23,120
 Construction dates range from approximately 1870s to the 1960s in a multi-phase construction.

1469
01:49:23,120 --> 01:49:27,000
 As I stated, this is a request for a historic landmark designation.

1470
01:49:27,000 --> 01:49:32,800
 It is zoned R4, and it is a single-family residence.

1471
01:49:32,800 --> 01:49:37,760
 Just to go through some photos of the property itself, this shows on the left-hand side that

1472
01:49:37,760 --> 01:49:47,640
 front south facade and the rear north facades, the east and west facades of the property,

1473
01:49:47,640 --> 01:49:52,400
 south and west facade view of the property, because it's pretty large, and then the circa

1474
01:49:52,400 --> 01:49:55,920
 1960s pool and cabana in the rear.

1475
01:49:55,920 --> 01:50:02,640
 This is a survey of the property, which it is the one that is bordered in red.

1476
01:50:02,640 --> 01:50:08,480
 I did look at the Denton Development Code section 2.9.4b, specifically stating that

1477
01:50:08,480 --> 01:50:15,080
 3316 Roseland Drive meets following criteria of 3, 5, 9, and 11.

1478
01:50:15,080 --> 01:50:17,640
 I'm not going to read those out loud.

1479
01:50:17,640 --> 01:50:22,880
 They were in your backup packet, but looking at approval criteria 3 and 9, it's really

1480
01:50:22,880 --> 01:50:26,080
 concentrated more on that architectural style.

1481
01:50:26,080 --> 01:50:32,560
 The home itself has a lot of Victorian influences for architecture, ranging from that late Victorian

1482
01:50:32,560 --> 01:50:36,480
 vernacular to those mid-century influences.

1483
01:50:36,480 --> 01:50:40,680
 You can see the example of the Italianate and the Greek Revival, which was highlighted

1484
01:50:40,680 --> 01:50:44,760
 a little bit more in your backup packet, but you can see both of those influences on that

1485
01:50:44,760 --> 01:50:48,080
 3316 Roseland Drive property.

1486
01:50:48,080 --> 01:50:56,880
 As I stated in the criteria 9, it is that cumulative history of architecture over time.

1487
01:50:56,880 --> 01:51:00,200
 In criteria 5, it was constructed in three phases.

1488
01:51:00,200 --> 01:51:06,560
 We have that side gabled hall and parlor type residence, which is that pre-1880.

1489
01:51:06,560 --> 01:51:10,280
 We have a vernacular addition that was added to that front south facade, which is highlighted

1490
01:51:10,280 --> 01:51:14,560
 in that center photo, which is 1880 to 1910.

1491
01:51:14,560 --> 01:51:20,320
 Then we have that influence of the Greek and Italianate Revival addition at that front facade,

1492
01:51:20,320 --> 01:51:25,840
 with some additional architectural detailing along the roof and the eaves.

1493
01:51:25,840 --> 01:51:31,960
 In addition, we have that pool and cabana construction in the rear in the 1960s.

1494
01:51:31,960 --> 01:51:33,960
 We're also looking at criteria 11.

1495
01:51:33,960 --> 01:51:38,880
 Dr. Harold Brenholtz, he is the eighth owner of this property, or he was the eighth owner

1496
01:51:38,880 --> 01:51:40,100
 of this property.

1497
01:51:40,100 --> 01:51:44,400
 He taught at North Texas State University, which is now University of North Texas.

1498
01:51:44,400 --> 01:51:49,120
 He was a professor of education from 1923 to 1960.

1499
01:51:49,120 --> 01:51:54,360
 He actually helped launch the school's education doctoral program.

1500
01:51:54,360 --> 01:52:00,520
 He was one of the original organizers of the Denton Lions Club, which is an international

1501
01:52:00,520 --> 01:52:01,520
 service club.

1502
01:52:01,520 --> 01:52:05,400
 He also served the Denton community as a scoutmaster.

1503
01:52:05,400 --> 01:52:09,960
 You can see the arrows pointing to him in some of the photos and just some of the different

1504
01:52:09,960 --> 01:52:14,000
 articles in the staff directory.

1505
01:52:14,000 --> 01:52:18,720
 Looking not only at the criteria, staff analysis also looked at the 2019 Historic Preservation

1506
01:52:18,720 --> 01:52:25,360
 Plan, goal number one, policy 1.3, which looks at prioritizing and designing eligible buildings

1507
01:52:25,360 --> 01:52:28,640
 and areas for potential landmarks and historic districts.

1508
01:52:28,640 --> 01:52:33,640
 Then also our Denton 2040 Comprehensive Plan, goal CC2, which preserves and maintain the

1509
01:52:33,640 --> 01:52:36,920
 unique character of Denton.

1510
01:52:36,920 --> 01:52:42,740
 There was public outreach done, both newspaper, website, property sign posted.

1511
01:52:42,740 --> 01:52:50,000
 We did receive one response in favor, as you all got that email earlier today.

1512
01:52:50,000 --> 01:52:56,840
 Staff is recommending approval for the property at 3316 Rose Lawn Drive, as the designation

1513
01:52:56,840 --> 01:53:00,680
 is consistent with the goals and objectives of our Denton 2040 Comprehensive Plan, as

1514
01:53:00,680 --> 01:53:05,520
 well as the Denton Development Code and our 2019 Historic Preservation Plan.

1515
01:53:05,520 --> 01:53:10,080
 Historic Landmark Commission did review this, and they recommended approval for zero.

1516
01:53:10,080 --> 01:53:12,720
 It will go forward to City Council on December 2nd.

1517
01:53:12,720 --> 01:53:13,720
 I can stand for any questions.

1518
01:53:13,720 --> 01:53:20,200
 The applicant is here if you have any questions for her as well.

1519
01:53:20,200 --> 01:53:22,100
 Any questions from the commission?

1520
01:53:22,100 --> 01:53:23,200
 This is a public hearing.

1521
01:53:23,200 --> 01:53:30,640
 I will open the public hearing at this time.

1522
01:53:30,640 --> 01:53:35,640
 I don't have any cards filled out to speak yet, but it is a public hearing.

1523
01:53:35,640 --> 01:53:46,680
 You're welcome to come down and share your thoughts if you want to, for anyone here.

1524
01:53:46,680 --> 01:53:55,680
 Seeing no one ... It's up to you.

1525
01:53:55,680 --> 01:53:59,960
 Okay.

1526
01:53:59,960 --> 01:54:05,160
 I'll close the public hearing at this time.

1527
01:54:05,160 --> 01:54:08,520
 Any questions before ... Okay.

1528
01:54:08,520 --> 01:54:09,520
 Commissioner McDuff?

1529
01:54:09,520 --> 01:54:18,280
 I'm proud to make a motion to agree with the staff and our historical landmark officer

1530
01:54:18,280 --> 01:54:23,680
 for the approval of the recommendation to the City Council regarding a request by Lee

1531
01:54:23,680 --> 01:54:29,640
 and Todd, the property owner, for historic landmark designation in accordance with Section

1532
01:54:29,640 --> 01:54:39,640
 2.9.4 of the Denton Development Code for the property located at 3316 Roseland Drive.

1533
01:54:39,640 --> 01:54:41,320
 Commissioner Garland?

1534
01:54:41,320 --> 01:54:45,760
 I will second the motion to approve staff recommendation.

1535
01:54:45,760 --> 01:54:51,000
 You have a beautiful home.

1536
01:54:51,000 --> 01:54:54,400
 Any other discussion from the commission?

1537
01:54:54,400 --> 01:55:08,000
 Yeah, I'll just say I have conflicted thoughts with many of the historic preservation applications,

1538
01:55:08,000 --> 01:55:12,800
 not because I don't believe in historic preservation, but because I want to make sure we're focusing

1539
01:55:12,800 --> 01:55:24,480
 our energy on places that will yield public benefit from an educational or appreciation

1540
01:55:24,480 --> 01:55:25,480
 perspective.

1541
01:55:25,480 --> 01:55:31,040
 I think the history of the historic designations of many of the older homes on Oak and Hickory

1542
01:55:31,040 --> 01:55:37,940
 Street is a great testament to something that I would gander to say almost everybody in

1543
01:55:37,940 --> 01:55:42,000
 our community knows about, right, because it's so visible.

1544
01:55:42,000 --> 01:55:47,920
 But in this case, it's, you know, there's not really a, it's not in central Denton,

1545
01:55:47,920 --> 01:55:55,400
 it's not, doesn't have any redevelopment potential really, and so I think that it's a fair application

1546
01:55:55,400 --> 01:56:07,320
 of the tools that we have to make sure that unique architecture stays in good repair.

1547
01:56:07,320 --> 01:56:21,360
 Seeing no other questions, I'll call for a vote on the board.

1548
01:56:21,360 --> 01:56:24,560
 And that item passes 7-0.

1549
01:56:24,560 --> 01:56:40,760
 That brings us to our second public hearing item, PDA 25-0002.

1550
01:56:40,760 --> 01:56:41,760
 Good evening.

1551
01:56:41,760 --> 01:56:46,440
 I'm Julie Wyatt, Principal Planner with the City of Denton, and I am presenting PDA 25-2,

1552
01:56:46,440 --> 01:56:49,000
 which is a charter school.

1553
01:56:49,000 --> 01:56:55,360
 So the request before you is a plan development amendment to one of our older PDs, PD 139.

1554
01:56:55,360 --> 01:57:01,480
 The purpose of it is to allow a use that's been approved to move forward with development

1555
01:57:01,480 --> 01:57:02,480
 of the property.

1556
01:57:02,480 --> 01:57:10,300
 In 2020, the site plan was approved for a charter school through this plan development

1557
01:57:10,300 --> 01:57:11,300
 amendment process.

1558
01:57:11,300 --> 01:57:13,720
 However, there have been some changes.

1559
01:57:13,720 --> 01:57:18,820
 They want to modify that site plan, and so they're coming back to you in order to do

1560
01:57:18,820 --> 01:57:20,800
 so.

1561
01:57:20,800 --> 01:57:25,880
 So they are proposing to modify the site plan that was approved, which includes removing

1562
01:57:25,880 --> 01:57:32,960
 approximately 4.4 acres, reducing the building footprint and open space, removing the proposed

1563
01:57:32,960 --> 01:57:34,280
 high school for now.

1564
01:57:34,280 --> 01:57:40,560
 They may put that in later phases, and then reconfigure the parking and access areas.

1565
01:57:40,560 --> 01:57:49,840
 The subject property is located on the south side of Vintage, just east of 35W.

1566
01:57:49,840 --> 01:57:54,600
 Just a little bit of background about PD 139, it is one of our older PDs.

1567
01:57:54,600 --> 01:58:02,980
 As I mentioned, it was established in 1991 as a 450-acre business village, and that permitted

1568
01:58:02,980 --> 01:58:05,800
 the proposed institutional use.

1569
01:58:05,800 --> 01:58:12,000
 It's been amended several times since it was originally created.

1570
01:58:12,000 --> 01:58:16,320
 First of all, the Vintage neighborhood, just to the east of the subject property.

1571
01:58:16,320 --> 01:58:20,820
 There was a request for gas well development, and that was approved.

1572
01:58:20,820 --> 01:58:24,080
 And then the proposed charter school in 2020.

1573
01:58:24,080 --> 01:58:29,280
 Since 2020, there's also been a multifamily development approved, just adjacent to the

1574
01:58:29,280 --> 01:58:32,600
 west of the subject property, and a commercial use.

1575
01:58:32,600 --> 01:58:38,500
 It's under development now, but it is proposed for that corner at 35 and Vintage.

1576
01:58:38,500 --> 01:58:45,240
 It's also important to note that the 450 acres has shrunk, and that 213 of those acres have

1577
01:58:45,240 --> 01:58:51,920
 been rezoned out of the PD and into just based zoning districts.

1578
01:58:51,920 --> 01:58:55,800
 So the request before you, sorry, there's a lot on this slide, but just wanted to allow

1579
01:58:55,800 --> 01:58:59,960
 you to kind of compare what was approved and what they're proposing.

1580
01:58:59,960 --> 01:59:04,800
 We won't go a lot into the approved plan, but you could see the campus took up a much

1581
01:59:04,800 --> 01:59:09,760
 larger footprint, included a high school at that time.

1582
01:59:09,760 --> 01:59:12,560
 They extended all the way north to Vintage.

1583
01:59:12,560 --> 01:59:18,880
 There was a driveway access point to Vintage, which will remain in the revision, as well

1584
01:59:18,880 --> 01:59:22,520
 as one access point to John Payne.

1585
01:59:22,520 --> 01:59:28,440
 The proposed plan, which is on the right, would meet all PD setbacks, building heights,

1586
01:59:28,440 --> 01:59:29,960
 not coverage.

1587
01:59:29,960 --> 01:59:33,440
 They are only proposing the K-8 at this time.

1588
01:59:33,440 --> 01:59:37,440
 Once again, the high school may come forward, but it would require another plan development

1589
01:59:37,440 --> 01:59:38,920
 amendment.

1590
01:59:38,920 --> 01:59:41,000
 They are proposing 130 spaces.

1591
01:59:41,000 --> 01:59:43,480
 There are a lot more spaces shown on the site plan.

1592
01:59:43,480 --> 01:59:48,880
 Those are ghosted in, kind of grayed out, and that's just to see where that parking

1593
01:59:48,880 --> 01:59:52,320
 would potentially go with the high school.

1594
01:59:52,320 --> 01:59:56,880
 And then, as I mentioned, there's also space for that high school, as well as athletic

1595
01:59:56,880 --> 01:59:59,640
 fields, to support that.

1596
01:59:59,640 --> 02:00:04,280
 Access has changed a little bit in that there is still that same access point on the north

1597
02:00:04,280 --> 02:00:10,240
 side, but then there are two proposed access points on John Payne, which allows vehicle

1598
02:00:10,240 --> 02:00:11,520
 circulation.

1599
02:00:11,520 --> 02:00:14,000
 And just to point out, John Payne isn't there right now.

1600
02:00:14,000 --> 02:00:15,760
 It is a mobility plan road.

1601
02:00:15,760 --> 02:00:18,460
 It's intended for a secondary arterial.

1602
02:00:18,460 --> 02:00:22,100
 This is kind of the first leg of it on the north side.

1603
02:00:22,100 --> 02:00:25,040
 It will eventually connect south.

1604
02:00:25,040 --> 02:00:29,740
 So this is kind of the first part of it in this area.

1605
02:00:29,740 --> 02:00:34,600
 And then you could see the buildings, the proposed buildings, outlined in blue, as well

1606
02:00:34,600 --> 02:00:36,740
 as the play area.

1607
02:00:36,740 --> 02:00:41,960
 The line in pink shows kind of where those drive aisles are.

1608
02:00:41,960 --> 02:00:45,800
 A little bit about transportation and traffic management, because it's always something

1609
02:00:45,800 --> 02:00:48,960
 that comes up, especially when we're talking about schools.

1610
02:00:48,960 --> 02:00:53,720
 They did update their TIA that was originally approved in 2020.

1611
02:00:53,720 --> 02:00:57,400
 There have been some changes in the area, as we discussed in work session.

1612
02:00:57,400 --> 02:00:59,440
 The multifamily has been constructed.

1613
02:00:59,440 --> 02:01:01,080
 There's commercial development.

1614
02:01:01,080 --> 02:01:02,600
 Just a lot of differences in the area.

1615
02:01:02,600 --> 02:01:05,720
 So they needed to update that TIA.

1616
02:01:05,720 --> 02:01:08,840
 Our transportation folks have reviewed it and approved it.

1617
02:01:08,840 --> 02:01:16,680
 And those lines in red are the system improvements that they need to make for this project.

1618
02:01:16,680 --> 02:01:23,020
 So they rely on those turn lanes to allow parents or people entering the site to get

1619
02:01:23,020 --> 02:01:27,240
 out of those lanes of traffic so they can make safe turning movements.

1620
02:01:27,240 --> 02:01:33,360
 So both a left turn lane and a right turn lane off of Vintage onto John Payne.

1621
02:01:33,360 --> 02:01:38,160
 And then two turn lanes into the school site off of John Payne.

1622
02:01:38,160 --> 02:01:42,520
 And then one on John Payne, as one would turn right onto Vintage.

1623
02:01:42,520 --> 02:01:48,040
 It's important to note that they have looked at the circulation on site.

1624
02:01:48,040 --> 02:01:53,440
 The Northern driveway would not be available to parents during drop off or pick up.

1625
02:01:53,440 --> 02:01:57,160
 That is something that they are going to disallow.

1626
02:01:57,160 --> 02:02:04,520
 And that the parents will have to navigate through a loop system off of the John Payne

1627
02:02:04,520 --> 02:02:06,080
 exit or entrance.

1628
02:02:06,080 --> 02:02:11,320
 And you can see that they've done that analysis for the queuing to ensure that there's sufficient

1629
02:02:11,320 --> 02:02:12,320
 space.

1630
02:02:12,320 --> 02:02:17,200
 The criteria for approval for a plan development amendment are in subchapter two.

1631
02:02:17,200 --> 02:02:22,000
 We won't go over all of them today because it is really kind of just that site plan approval.

1632
02:02:22,000 --> 02:02:26,400
 But it is consistent with the criteria for approval, both the general and specific.

1633
02:02:26,400 --> 02:02:34,800
 And just kind of highlighting that, it's consistent with our Denton 2040 comprehensive plan, both

1634
02:02:34,800 --> 02:02:40,320
 in the future land use as well as in our economic vitality goals and our mobility policies.

1635
02:02:40,320 --> 02:02:47,160
 It meets the PD development standards, provides that adequate roadway improvements, that queuing

1636
02:02:47,160 --> 02:02:50,160
 the traffic management.

1637
02:02:50,160 --> 02:02:56,440
 Any future additions to the site would require additional public hearings or potentially

1638
02:02:56,440 --> 02:03:01,280
 zoning the property out of the PD if that's what they choose to do in the future.

1639
02:03:01,280 --> 02:03:05,920
 And then it just provides another educational opportunity in this part of Denton.

1640
02:03:05,920 --> 02:03:11,560
 So when you look at the DISD schools, there's not a lot of them are just really close.

1641
02:03:11,560 --> 02:03:15,920
 So it'll provide an additional educational opportunity.

1642
02:03:15,920 --> 02:03:17,640
 Public outreach was sent out.

1643
02:03:17,640 --> 02:03:19,840
 We didn't receive any letters back.

1644
02:03:19,840 --> 02:03:25,680
 I believe there was a comment that was provided today and was sent to you in favor of the

1645
02:03:25,680 --> 02:03:26,680
 request.

1646
02:03:26,680 --> 02:03:31,120
 And so staff recommends approval of the request as it complies with the applicable criteria.

1647
02:03:31,120 --> 02:03:37,000
 If it moves forward tonight with a recommendation, it would go to city council public hearing

1648
02:03:37,000 --> 02:03:40,240
 on November 18th, so next month.

1649
02:03:40,240 --> 02:03:41,800
 I'll be happy to answer any questions.

1650
02:03:41,800 --> 02:03:47,760
 The applicant is also here and will be available to answer any questions.

1651
02:03:47,760 --> 02:03:51,160
 Any questions for staff?

1652
02:03:51,160 --> 02:03:54,880
 I will open the public hearing at this time.

1653
02:03:54,880 --> 02:03:58,560
 Yeah, Commissioner MacDuff.

1654
02:03:58,560 --> 02:04:01,880
 Yes, I'm sure it's in here.

1655
02:04:01,880 --> 02:04:07,600
 I can't recall it immediately, but why are we removing the proposed high school?

1656
02:04:07,600 --> 02:04:09,800
 It's just something that they're not.

1657
02:04:09,800 --> 02:04:12,120
 They're phasing the project.

1658
02:04:12,120 --> 02:04:17,040
 They do anticipate, and the applicant is here, they do anticipate that it will come in the

1659
02:04:17,040 --> 02:04:18,040
 future.

1660
02:04:18,040 --> 02:04:19,040
 It's just this first phase.

1661
02:04:19,040 --> 02:04:21,880
 They're not ready to move forward with those plans just yet.

1662
02:04:21,880 --> 02:04:25,680
 Okay, thank you.

1663
02:04:25,680 --> 02:04:34,360
 And I have a question, Julie.

1664
02:04:34,360 --> 02:04:40,960
 I'm just trying to make sure I'm interpreting the PD development plan correctly.

1665
02:04:40,960 --> 02:04:47,240
 Because the northern, I believe north is up on the site plan, right?

1666
02:04:47,240 --> 02:04:48,240
 Correct.

1667
02:04:48,240 --> 02:04:56,360
 Because the northern lot, that lot two is segmented out for later, normally I think

1668
02:04:56,360 --> 02:05:02,040
 we wouldn't require perimeter street improvements on a lot that's not being developed.

1669
02:05:02,040 --> 02:05:08,320
 In this case, are we requiring that sidewalk along that eastern driveway to be done with

1670
02:05:08,320 --> 02:05:09,320
 this phase?

1671
02:05:09,320 --> 02:05:11,680
 That is a great question, yes.

1672
02:05:11,680 --> 02:05:18,360
 With this development, they will have to build half of John Payne Road and dedicate the necessary

1673
02:05:18,360 --> 02:05:19,360
 right of way.

1674
02:05:19,360 --> 02:05:25,000
 They'll also have to build that sidewalk, the pedestrian pathway from vintage to their

1675
02:05:25,000 --> 02:05:29,280
 entrance to their property to provide the connectivity for students if students were

1676
02:05:29,280 --> 02:05:30,280
 local.

1677
02:05:30,280 --> 02:05:35,520
 Okay, thank you.

1678
02:05:35,520 --> 02:05:36,520
 This is a public hearing.

1679
02:05:36,520 --> 02:05:44,040
 I don't have any cards filled out at this time, but if anybody would like to say something,

1680
02:05:44,040 --> 02:05:47,040
 you're welcome to.

1681
02:05:47,040 --> 02:05:51,440
 I actually have a question for the applicant if you'd like to come up just to answer a

1682
02:05:51,440 --> 02:05:52,440
 question.

1683
02:05:52,440 --> 02:05:55,520
 You're welcome to share it more as well, if you could identify yourself.

1684
02:05:55,520 --> 02:05:59,320
 Yes, my name's Matthew Bull, how are you doing today, sir?

1685
02:05:59,320 --> 02:06:05,200
 You may not be aware of this because it's in esoteric details of how code gets developed,

1686
02:06:05,200 --> 02:06:10,400
 but a couple of years ago at the request of the Denton Independent School District, we

1687
02:06:10,400 --> 02:06:17,960
 actually increased the number of parking spaces that we require for various school types.

1688
02:06:17,960 --> 02:06:29,080
 Then we made sure that we had a provision in the code to allow schools to provide alternate

1689
02:06:29,080 --> 02:06:33,280
 documentation if they didn't need that many parking spaces, for instance.

1690
02:06:33,280 --> 02:06:37,640
 Was that brought up during the development process with staff, and was that something

1691
02:06:37,640 --> 02:06:38,840
 you pursued or chose not to?

1692
02:06:38,840 --> 02:06:42,040
 It has not been brought up with me yet, but if that was something that I could honestly

1693
02:06:42,040 --> 02:06:48,120
 talk to Mr. Westlake about and make sure that we have everything that you all need for that.

1694
02:06:48,120 --> 02:06:51,160
 To be clear, I trust you all to decide the right things.

1695
02:06:51,160 --> 02:06:56,360
 I just don't want to inadvertently increase the cost of education by building parking spaces

1696
02:06:56,360 --> 02:06:57,360
 that aren't needed.

1697
02:06:57,360 --> 02:07:00,440
 No, we want to do whatever we want, this has been a long time coming for us.

1698
02:07:00,440 --> 02:07:04,920
 I don't know if you all know the whole history of Denton Classical, but this is not the first

1699
02:07:04,920 --> 02:07:09,660
 location we've purchased, and so we're excited to be here, we're excited to grow, and we're

1700
02:07:09,660 --> 02:07:15,520
 excited to move forward with the next steps for our students, so yes.

1701
02:07:15,520 --> 02:07:17,520
 Any questions for the applicant?

1702
02:07:17,520 --> 02:07:18,640
 I haven't seen any.

1703
02:07:18,640 --> 02:07:19,640
 Thank you very much.

1704
02:07:19,640 --> 02:07:23,680
 Thank you so much.

1705
02:07:23,680 --> 02:07:28,240
 Any other members of the public wanting to speak, not seeing any movement, I'll close

1706
02:07:28,240 --> 02:07:30,720
 the public hearing and open the floor.

1707
02:07:30,720 --> 02:07:33,120
 We have a motion, Commissioner Riggs.

1708
02:07:33,120 --> 02:07:39,020
 Yes, I'll make a motion to recommend this to council as recommended by staff.

1709
02:07:39,020 --> 02:07:40,020
 And Commissioner MacDuff.

1710
02:07:40,020 --> 02:07:49,000
 Yes, I'll second that motion to Commissioner Riggs.

1711
02:07:49,000 --> 02:08:00,160
 Very good, I'll just say I'm glad that this is able to move forward, glad that the sidewalk

1712
02:08:00,160 --> 02:08:09,160
 provision is there, I do yearn for a day when the backs of residential subdivisions would

1713
02:08:09,160 --> 02:08:14,840
 have permeability so that people wouldn't have to walk around onto Vintage to get here,

1714
02:08:14,840 --> 02:08:21,760
 but that was a while ago that that was decided.

1715
02:08:21,760 --> 02:08:27,400
 Not seeing any other questions, sorry.

1716
02:08:27,400 --> 02:08:35,560
 Yes, on the board is the agenda item, and we have a motion to approve.

1717
02:08:35,560 --> 02:08:44,200
 Yeah, I think it updated when the motion was made.

1718
02:08:44,200 --> 02:08:46,480
 Any other questions?

1719
02:08:46,480 --> 02:09:14,680
 Not seeing any, I'll call for a vote on the board.

1720
02:09:14,680 --> 02:09:21,960
 And that item passes 7-0, brings us to our last public hearing of the evening.

1721
02:09:21,960 --> 02:09:23,960
 Item 5C, PD25-0004.

1722
02:09:23,960 --> 02:09:38,760
 Okay, good evening Chair, members of the commission, Angie Manglaris, Assistant Planning Director

1723
02:09:38,760 --> 02:09:42,920
 here to present PD25-0004, Brush Creek Center.

1724
02:09:42,920 --> 02:09:47,800
 A little bit of background on this project, this is a request to rezone from Residential

1725
02:09:47,800 --> 02:09:52,520
 1 to plan development with a base zoning of suburban corridor.

1726
02:09:52,520 --> 02:09:56,780
 This is a plan development overlay, so with this they are imposing some additional conditions

1727
02:09:56,780 --> 02:10:00,520
 upon themselves, but it's not that detailed site plan like we just saw with the charter

1728
02:10:00,520 --> 02:10:02,440
 school plan development.

1729
02:10:02,440 --> 02:10:08,600
 This is a 2.63 acre site, it is located at the northeast intersection of US 377 and Brush

1730
02:10:08,600 --> 02:10:09,600
 Creek Road.

1731
02:10:09,600 --> 02:10:13,040
 Currently, it is unimproved and consists of open pasture.

1732
02:10:13,040 --> 02:10:18,840
 It is part of a larger 18 acre tract that is situated at that northeast corner.

1733
02:10:18,840 --> 02:10:24,560
 The remainder is zoned PDR4 and that zoning change occurred late last year.

1734
02:10:24,560 --> 02:10:28,120
 The future land use, we'll get more into it, but it is designated as neighborhood mixed

1735
02:10:28,120 --> 02:10:33,360
 use and surrounding it is existing PD to the east, north, and west, as well as some R2

1736
02:10:33,360 --> 02:10:35,600
 to the south.

1737
02:10:35,600 --> 02:10:40,800
 This is situated at the northeast intersection of US 377 and Brush Creek Road.

1738
02:10:40,800 --> 02:10:45,120
 US 377 is a north-south roadway owned and maintained by TechStat.

1739
02:10:45,120 --> 02:10:51,160
 It is designated as a primary arterial with a planned build out of six lanes undivided.

1740
02:10:51,160 --> 02:10:53,400
 And Brush Creek Road runs east-west.

1741
02:10:53,400 --> 02:10:56,200
 It is situated along the south of the property line.

1742
02:10:56,200 --> 02:11:01,080
 It is also designated as a primary arterial and will serve as a regional east-west connection

1743
02:11:01,080 --> 02:11:06,920
 throughout the entire city, ultimately connecting to I-35W.

1744
02:11:06,920 --> 02:11:10,960
 Staff did review this project against our criteria for approval and do find that it

1745
02:11:10,960 --> 02:11:13,120
 meets these criteria.

1746
02:11:13,120 --> 02:11:18,680
 More specifically, this particular area is primarily designated neighborhood mixed use.

1747
02:11:18,680 --> 02:11:23,320
 It does call for the predominant use to be residential, but also notes that local serving

1748
02:11:23,320 --> 02:11:28,560
 retail and service uses are appropriate in this area, particularly where there are areas

1749
02:11:28,560 --> 02:11:32,640
 of future development as we see this area of the city continue to grow.

1750
02:11:32,640 --> 02:11:37,320
 This will provide neighborhood serving retail and services that are critical to achieving

1751
02:11:37,320 --> 02:11:39,880
 our balance and accessible neighborhoods.

1752
02:11:39,880 --> 02:11:44,480
 The SC Zoning District is designed to be situated along moderate to high intensity corridors

1753
02:11:44,480 --> 02:11:48,040
 and provide commercial, office, and retail uses.

1754
02:11:48,040 --> 02:11:53,120
 As part of this PD overlay, they are prohibiting the more intensive land uses that would otherwise

1755
02:11:53,120 --> 02:11:57,480
 be allowed in the Suburban Corridor Zoning District, helping to ensure compatibility

1756
02:11:57,480 --> 02:12:03,080
 between that future use and existing and developing single-family residential in the vicinity

1757
02:12:03,080 --> 02:12:05,360
 of the project.

1758
02:12:05,360 --> 02:12:10,560
 This is an example of what you found in your backup as part of the PD overlay standards.

1759
02:12:10,560 --> 02:12:15,000
 So the intent of the PD overlay is really to ensure that this is consistent with land

1760
02:12:15,000 --> 02:12:20,480
 use patterns that you would expect to find along US 377 and won't introduce any incompatible

1761
02:12:20,480 --> 02:12:22,320
 activities to the area.

1762
02:12:22,320 --> 02:12:28,800
 The applicant is proposing to explicitly prohibit about 15 land uses in the SC Zoning District

1763
02:12:28,800 --> 02:12:31,760
 that are typically associated with a little bit higher intensity.

1764
02:12:31,760 --> 02:12:38,520
 So those uses that you see in that third column there are being prohibited from being developed

1765
02:12:38,520 --> 02:12:42,840
 on this particular property, whereas they would otherwise be allowable in the SC Zoning

1766
02:12:42,840 --> 02:12:43,840
 District.

1767
02:12:43,840 --> 02:12:48,280
 Additionally, the applicant has provided some provisions for the location of the dumpster

1768
02:12:48,280 --> 02:12:53,240
 enclosure and screening, ensuring that it's a minimum of 75 feet away from any residential

1769
02:12:53,240 --> 02:12:56,600
 structure in addition to our typical screening requirements.

1770
02:12:56,600 --> 02:13:02,480
 It does provide for a 10-foot landscape buffer along the northbound shoulder of 377 that

1771
02:13:02,480 --> 02:13:07,240
 needs to be outside of the right-of-way, as well as any future public utility easements,

1772
02:13:07,240 --> 02:13:12,200
 and does allow for continuity of existing roadway conditions for non-motorized users

1773
02:13:12,200 --> 02:13:15,720
 of US 377.

1774
02:13:15,720 --> 02:13:20,560
 Public outreach was conducted in accordance with state law, as well as city ordinances.

1775
02:13:20,560 --> 02:13:23,340
 We did receive three responses in favor.

1776
02:13:23,340 --> 02:13:27,440
 Those were one owner who owns multiple parcels within the area.

1777
02:13:27,440 --> 02:13:34,040
 The applicant did hold three neighborhood meetings since April of 2025 of this year.

1778
02:13:34,040 --> 02:13:37,240
 And staff is recommending approval of this request as it complies with their criteria

1779
02:13:37,240 --> 02:13:38,240
 for approval.

1780
02:13:38,240 --> 02:13:42,920
 It is tentatively scheduled for city council on December 2nd, and I'm happy to answer any

1781
02:13:42,920 --> 02:13:44,400
 questions you may have.

1782
02:13:44,400 --> 02:13:48,720
 The applicant is also here and I believe has a brief presentation for you all.

1783
02:13:48,720 --> 02:13:49,720
 Okay.

1784
02:13:49,720 --> 02:13:51,920
 Any questions for staff at this time?

1785
02:13:51,920 --> 02:13:58,160
 I don't see it.

1786
02:13:58,160 --> 02:14:04,960
 I will open the public hearing at this time and ask Mr. Trey Jacobson, is that correct?

1787
02:14:04,960 --> 02:14:07,440
 You can come down.

1788
02:14:07,440 --> 02:14:13,480
 And as the applicant representative, you and whoever else would like to speak on behalf

1789
02:14:13,480 --> 02:14:18,700
 of the applicant have a total of 20 minutes, however you want to divvy that up.

1790
02:14:18,700 --> 02:14:19,700
 Well thank you, Chair.

1791
02:14:19,700 --> 02:14:25,400
 I promise not to take that 20 minutes from you, just Chair and members of the commission.

1792
02:14:25,400 --> 02:14:26,400
 My name is Trey Jacobson.

1793
02:14:26,400 --> 02:14:31,160
 I'm a land use consultant, and for the record, I'm addressed at 124 East Edgewood Place in

1794
02:14:31,160 --> 02:14:33,240
 San Antonio, Texas.

1795
02:14:33,240 --> 02:14:36,600
 And I'm representing the prospective buyer and developer of this site.

1796
02:14:36,600 --> 02:14:40,640
 I should also mention we have the consulting engineers from Anhard here if there's any

1797
02:14:40,640 --> 02:14:42,680
 particular questions that you may have.

1798
02:14:42,680 --> 02:14:48,600
 Angie did such a good job with her presentation, I'm going to go ahead and really skip to the

1799
02:14:48,600 --> 02:14:49,600
 aspects of it.

1800
02:14:49,600 --> 02:14:55,840
 I did want to stress that while this is not yet a future major intersection, this is where

1801
02:14:55,840 --> 02:15:01,540
 two major thoroughfares are going to cross and it will be in the not too distant future.

1802
02:15:01,540 --> 02:15:07,080
 So just stepping back from a land use standpoint, the fact that it is at that major intersection

1803
02:15:07,080 --> 02:15:11,040
 and as it's consistent with the future land use plans, there's no environmentally sensitive

1804
02:15:11,040 --> 02:15:12,040
 areas in it.

1805
02:15:12,040 --> 02:15:16,960
 This kind of makes it, just from a pure land use standpoint, a perfect commercial corner,

1806
02:15:16,960 --> 02:15:19,800
 which is one of the things that has attracted the interest in this project.

1807
02:15:19,800 --> 02:15:24,720
 And we're simply looking at more of a highway, as you would see on Forward Drive, a highway

1808
02:15:24,720 --> 02:15:26,680
 oriented commercial retail center.

1809
02:15:26,680 --> 02:15:30,480
 I can't tell you who's going to be there, and I don't know the exact configuration,

1810
02:15:30,480 --> 02:15:34,040
 and we needed that flexibility as this site is ultimately developed.

1811
02:15:34,040 --> 02:15:37,880
 And that's why we originally went with straight SC.

1812
02:15:37,880 --> 02:15:43,000
 Now we ultimately rolled that back to a PD overlay, because we agree, in fact, we propose

1813
02:15:43,000 --> 02:15:44,760
 that there's a lot of incompatibility.

1814
02:15:44,760 --> 02:15:47,880
 So this is more like SC light, as we were proposing it.

1815
02:15:47,880 --> 02:15:52,480
 But as this is a conceptual site plan that we've been working with the neighborhood on,

1816
02:15:52,480 --> 02:15:57,360
 this shows that two entry points that are permissible, given the entryways, as well

1817
02:15:57,360 --> 02:16:01,480
 as the right of way dedications that are ultimately going to be required, there's a lot of infrastructure

1818
02:16:01,480 --> 02:16:06,520
 that's ultimately going to be built, including roadway and turn lane expansion from 377.

1819
02:16:06,520 --> 02:16:11,480
 We have to build the north half of Brush Creek, again, as a major arterial, and improve it

1820
02:16:11,480 --> 02:16:15,480
 along with all the pedestrian mobility and landscaping that's going to go on.

1821
02:16:15,480 --> 02:16:17,480
 That will be part of this project.

1822
02:16:17,480 --> 02:16:22,480
 This shows a single 13,700 square foot building.

1823
02:16:22,480 --> 02:16:28,200
 Now this is just meant to be a contemplative analysis around how much could theoretically

1824
02:16:28,200 --> 02:16:31,960
 you put on the site with all the required parking, and for a sense of scale, if you're

1825
02:16:31,960 --> 02:16:37,080
 wondering what that looks like, that's like a Walgreens, a CVS, a Trader Joe's.

1826
02:16:37,080 --> 02:16:38,200
 That's the size.

1827
02:16:38,200 --> 02:16:39,520
 So that's the maximum potential.

1828
02:16:39,520 --> 02:16:42,920
 But that's really not what's envisioned here.

1829
02:16:42,920 --> 02:16:49,960
 We're envisioning more of a multi-tenant retail with upgraded aesthetics to it.

1830
02:16:49,960 --> 02:16:52,800
 We let our architectural team run wild.

1831
02:16:52,800 --> 02:16:53,960
 This is one concept.

1832
02:16:53,960 --> 02:16:54,960
 This is another concept.

1833
02:16:54,960 --> 02:16:58,920
 This just shows a four bay type of approach.

1834
02:16:58,920 --> 02:17:03,800
 Just to, again, this is not ultimately what it's going to look like, or how we could ultimately

1835
02:17:03,800 --> 02:17:04,800
 defect.

1836
02:17:04,800 --> 02:17:06,960
 This one shows the division between the two buildings.

1837
02:17:06,960 --> 02:17:10,760
 So there's a lot of flexibility that could ultimately take place.

1838
02:17:10,760 --> 02:17:13,120
 So we already talked about the PD overlay.

1839
02:17:13,120 --> 02:17:18,240
 If you're familiar with the Viridian project, which is at 500 Fort Worth Drive, this is also

1840
02:17:18,240 --> 02:17:19,400
 SC zoning.

1841
02:17:19,400 --> 02:17:20,400
 This is a straight SC.

1842
02:17:20,400 --> 02:17:25,480
 But this kind of gives you a sense of a comparable sized type of project like that to give you

1843
02:17:25,480 --> 02:17:29,240
 a sense of flavor for how it would fit in with the site.

1844
02:17:29,240 --> 02:17:33,000
 I think it's important to talk about the community engagement, and Angie mentioned in her presentation

1845
02:17:33,000 --> 02:17:34,000
 we had a number of meetings.

1846
02:17:34,000 --> 02:17:37,400
 We've been engaging with the community all the way back to January in this, including

1847
02:17:37,400 --> 02:17:42,360
 surveys of the neighbors within 500 feet, asking them for their input on their concerns

1848
02:17:42,360 --> 02:17:43,360
 on the site.

1849
02:17:43,360 --> 02:17:44,680
 We've taken those.

1850
02:17:44,680 --> 02:17:48,200
 We worked with them in designing the site, explaining how this is done.

1851
02:17:48,200 --> 02:17:53,760
 We also went through some of the zoning options, hearing what their concerns are around land

1852
02:17:53,760 --> 02:17:54,760
 use and compatibility.

1853
02:17:54,760 --> 02:17:58,760
 A lot of the -- a number of the uses that are on the list of what are prohibited uses

1854
02:17:58,760 --> 02:18:02,160
 actually came from the neighbors, and we really appreciated all their engagement.

1855
02:18:02,160 --> 02:18:06,640
 And even we had a meeting just a few weeks ago as this was starting to head to P&Z.

1856
02:18:06,640 --> 02:18:10,640
 So the list, I think, was already shown to -- and it's in your packet.

1857
02:18:10,640 --> 02:18:11,640
 I won't belabor that.

1858
02:18:11,640 --> 02:18:13,360
 I'm happy to go back if you'd like.

1859
02:18:13,360 --> 02:18:15,760
 And we just talked about some of the development standards.

1860
02:18:15,760 --> 02:18:21,520
 So I don't want to take any more time, but really, Angie did such a great job with the

1861
02:18:21,520 --> 02:18:22,520
 presentation.

1862
02:18:22,520 --> 02:18:29,200
 So if you could answer any questions, you all might have.

1863
02:18:29,200 --> 02:18:35,160
 Any questions from the commission?

1864
02:18:35,160 --> 02:18:36,160
 Commissioner MacDuff?

1865
02:18:36,160 --> 02:18:41,440
 Yes, I just have a comment, and of course, yes, certainly the staff has done a great

1866
02:18:41,440 --> 02:18:42,440
 job on this.

1867
02:18:42,440 --> 02:18:49,760
 I think this is an exemplary model for use of an overlay plan development.

1868
02:18:49,760 --> 02:18:51,920
 So thank you, Mr. Jacobson, for this.

1869
02:18:51,920 --> 02:18:53,500
 I appreciate that.

1870
02:18:53,500 --> 02:19:06,600
 And certainly a relevant way to address the neighbors' concerns.

1871
02:19:06,600 --> 02:19:08,520
 This is a public hearing.

1872
02:19:08,520 --> 02:19:16,280
 If anyone else would like to come and speak, you're welcome to -- oh, I'm sorry, is this

1873
02:19:16,280 --> 02:19:17,280
 Andrew Belter?

1874
02:19:17,280 --> 02:19:18,280
 Yes, this is Andrew Belter.

1875
02:19:18,280 --> 02:19:22,240
 I'm going to consult an engineer for this, and I'm just here to answer any questions

1876
02:19:22,240 --> 02:19:24,400
 you have on the engineering side of things.

1877
02:19:24,400 --> 02:19:25,400
 Thank you.

1878
02:19:25,400 --> 02:19:26,880
 Appreciate you being here.

1879
02:19:26,880 --> 02:19:29,960
 Any questions for the applicant's engineering representative?

1880
02:19:29,960 --> 02:19:35,840
 I don't see any.

1881
02:19:35,840 --> 02:19:38,280
 Thank you.

1882
02:19:38,280 --> 02:19:40,560
 With that, I will close the public hearing.

1883
02:19:40,560 --> 02:19:42,240
 We have a motion on the board.

1884
02:19:42,240 --> 02:19:43,240
 Commissioner Garland?

1885
02:19:43,240 --> 02:19:51,880
 I would like to make a motion to approve the zoning change as recommended by city staff.

1886
02:19:51,880 --> 02:19:54,160
 Thank you.

1887
02:19:54,160 --> 02:19:55,480
 And Commissioner Ketreson?

1888
02:19:55,480 --> 02:19:57,080
 I second.

1889
02:19:57,080 --> 02:19:59,420
 Commissioner Garland?

1890
02:19:59,420 --> 02:20:00,420
 Thank you.

1891
02:20:00,420 --> 02:20:02,000
 So we have a motion to approve on the board.

1892
02:20:02,000 --> 02:20:05,000
 Any discussion?

1893
02:20:05,000 --> 02:20:11,560
 Yeah, I don't have a problem with this.

1894
02:20:11,560 --> 02:20:21,640
 I'll just say that we should be careful when we describe the list of uses that are stripped

1895
02:20:21,640 --> 02:20:35,360
 out from a -- when we describe the stripped-out uses as more intense, I would not expect multifamily

1896
02:20:35,360 --> 02:20:41,880
 housing to be more intense than a 24-hour automotive fuel sales, for instance.

1897
02:20:41,880 --> 02:20:49,260
 I understand that happens because of negotiations with nearby property owners, but let's just

1898
02:20:49,260 --> 02:20:52,280
 be careful how we message that.

1899
02:20:52,280 --> 02:20:58,960
 Any other questions on the commission?

1900
02:20:58,960 --> 02:20:59,960
 Not seeing any.

1901
02:20:59,960 --> 02:21:08,000
 We'll call for a vote on the board.

1902
02:21:08,000 --> 02:21:09,880
 And the item passes 7-0.

1903
02:21:09,880 --> 02:21:14,000
 Thank you.

1904
02:21:14,000 --> 02:21:24,840
 That brings us to item 6A, the planning and zoning commission matrix.

1905
02:21:24,840 --> 02:21:25,840
 Good evening.

1906
02:21:25,840 --> 02:21:30,660
 With respect to the matrix, I believe we captured all of the recently requested items on there,

1907
02:21:30,660 --> 02:21:34,280
 so we will get to work on addressing those.

1908
02:21:34,280 --> 02:21:37,840
 A couple of council updates for you all.

1909
02:21:37,840 --> 02:21:43,280
 The Comprehensive Plan Amendment that was recently presented at 380 -- along the 380

1910
02:21:43,280 --> 02:21:49,240
 corridor was approved by council, as well as the two recent zoning change requests for

1911
02:21:49,240 --> 02:21:54,000
 Suburban Corridor up at Loop 288 and Sherman.

1912
02:21:54,000 --> 02:21:55,240
 Those were approved as well.

1913
02:21:55,240 --> 02:21:59,640
 And then last night, we were very happy to get a unanimous approval from council for

1914
02:21:59,640 --> 02:22:05,720
 the downtown rezoning, so a great step forward for our Design Downtown Denton plan and its

1915
02:22:05,720 --> 02:22:07,620
 implementation.

1916
02:22:07,620 --> 02:22:12,280
 And then one item I did want to note for everyone, because I don't know if you heard the discussions

1917
02:22:12,280 --> 02:22:17,240
 after the work session, you all received an invitation this evening that was forwarded

1918
02:22:17,240 --> 02:22:22,740
 to the city for an event associated with the landmark development.

1919
02:22:22,740 --> 02:22:27,920
 Because that event is not a public type event that the city can post a notice of possible

1920
02:22:27,920 --> 02:22:32,520
 quorum for, we would ask that you all monitor yourselves if you choose to go and make sure

1921
02:22:32,520 --> 02:22:36,000
 that four of you are not in attendance at the same time at that meeting.

1922
02:22:36,000 --> 02:22:40,520
 So limit it to only three of you should you choose to go to the event, please.

1923
02:22:40,520 --> 02:22:43,440
 And that is all I have.

1924
02:22:43,440 --> 02:22:47,520
 And I believe that event is probably a come and go sort of thing.

1925
02:22:47,520 --> 02:22:58,600
 So just to avoid any extended discussions or roaming quorums, would it be appropriate

1926
02:22:58,600 --> 02:23:04,040
 for us to notify the secretary if we plan to go so that she can monitor if there's an

1927
02:23:04,040 --> 02:23:05,040
 issue?

1928
02:23:05,040 --> 02:23:09,960
 I just, I don't necessarily want to, I'm happy to, but I don't want to suggest that people

1929
02:23:09,960 --> 02:23:13,360
 should contact me if I'm setting up an issue then.

1930
02:23:13,360 --> 02:23:21,640
 I mean, I would say it's a come and go, I don't know, because I've been to some of their

1931
02:23:21,640 --> 02:23:28,640
 events when they opened up like Pecan Square, Treeline, sometimes they say a few words and

1932
02:23:28,640 --> 02:23:29,880
 they talk about things.

1933
02:23:29,880 --> 02:23:36,360
 So I mean, it is four to seven, that's three hours, that is a long event, but I don't,

1934
02:23:36,360 --> 02:23:37,760
 it could go either way.

1935
02:23:37,760 --> 02:23:38,760
 Okay.

1936
02:23:38,760 --> 02:23:43,720
 Sure, so yes, if you all do want to email myself or Kathy, we can let you know if we

1937
02:23:43,720 --> 02:23:46,480
 hear from more than three who plan to attend.

1938
02:23:46,480 --> 02:23:49,660
 And in that instance, I would just ask that those of you that are present kind of coordinate

1939
02:23:49,660 --> 02:23:53,040
 amongst yourselves to see who would be willing to step out.

1940
02:23:53,040 --> 02:23:54,040
 Thank you.

1941
02:23:54,040 --> 02:23:56,240
 I appreciate that.

1942
02:23:56,240 --> 02:24:03,560
 Any items to add to the matrix from the commission?

1943
02:24:03,560 --> 02:24:07,800
 Seeing none, that brings us to item seven, concluding items.

1944
02:24:07,800 --> 02:24:15,240
 Any concluding items to remind us of?

1945
02:24:15,240 --> 02:24:25,840
 I have one, early voting, I believe, is going on now until through Saturday the 30th.

1946
02:24:25,840 --> 02:24:29,360
 I'm going to mess this up, I should have booked this up, I apologize.

1947
02:24:29,360 --> 02:24:32,200
 Somebody who's more civic than me, tell me what the right thing is.

1948
02:24:32,200 --> 02:24:42,440
 I believe it's through next Friday, through the 31st of October, and then election day

1949
02:24:42,440 --> 02:24:45,680
 is on November 4th.

1950
02:24:45,680 --> 02:24:52,080
 So do your duty and privilege as you may.

1951
02:24:52,080 --> 02:24:57,160
 Seeing nothing else, I will adjourn our meeting of the Planning and Zoning Commission.

1952
02:24:57,160 --> 02:24:58,160
 Thank you everyone.

1953
02:24:58,160 --> 02:24:59,280
 At seven, eight.