WEBVTT 00:00:00.000 --> 00:00:12.440 Good afternoon at 4.31 p.m. this Wednesday, October 22nd, 2025, I will call this meeting 00:00:12.440 --> 00:00:16.920 of the work session for the City of Denton Planning and Zoning Commission to order with 00:00:16.920 --> 00:00:20.120 a quorum present. 00:00:20.120 --> 00:00:26.000 Our first item is any citizen comments on the consent agenda. 00:00:26.000 --> 00:00:30.600 I don't see anyone wishing to speak on those. 00:00:30.600 --> 00:00:35.920 Next we have clarification for items on the agenda. 00:00:35.920 --> 00:00:41.720 Any questions on the item, on the consent agenda from the commission members? 00:00:41.720 --> 00:00:46.880 No, okay. 00:00:46.880 --> 00:00:55.760 Individual consideration items, there were one update here. 00:00:55.760 --> 00:00:59.640 Any questions on the calendar? 00:00:59.640 --> 00:01:09.880 Staff does a pretty good job of this, but sometimes we've caught a few things. 00:01:09.880 --> 00:01:19.600 Okay, let's go ahead and take a look at the consent, I mean, individual consideration 00:01:19.600 --> 00:01:24.720 item, first one. 00:01:24.720 --> 00:01:28.640 The plat, correct? 00:01:28.640 --> 00:01:33.520 Yes, sorry. 00:01:33.520 --> 00:01:36.680 Good afternoon, Angie Manglars, Assistant Planning Director. 00:01:36.680 --> 00:01:41.760 This is a final plat for the reserve at Brush Creek. 00:01:41.760 --> 00:01:45.680 It is a plan development with the base zoning of R4. 00:01:45.680 --> 00:01:50.320 At this time, this final plat is not meeting our criteria for approval. 00:01:50.320 --> 00:01:55.400 Staff is recommending denial, but does not have any objection to the request of extension, 00:01:55.400 --> 00:01:57.920 which could be granted to November 17th. 00:01:57.920 --> 00:02:02.560 This would be their second extension request, and I'm happy to answer any questions you 00:02:02.560 --> 00:02:05.920 all may have. 00:02:05.920 --> 00:02:06.920 Any questions? 00:02:06.920 --> 00:02:10.280 I don't see any, thank you. 00:02:10.280 --> 00:02:18.840 Then the second item, 4C, FR250020, good afternoon, Julie. 00:02:18.840 --> 00:02:28.360 I'm presenting FR250020, it is a replat of the Eden Village development located just 00:02:28.360 --> 00:02:32.120 on the west side of Loop 288, south of Audra. 00:02:32.120 --> 00:02:35.840 It is a fourplex development, triplex and fourplex development. 00:02:35.840 --> 00:02:41.560 They have addressed all of staff's comments, so I don't know if you received that email 00:02:41.560 --> 00:02:47.240 this afternoon, but staff modified their recommendation to approval, and I will be happy to answer 00:02:47.240 --> 00:02:48.960 any questions. 00:02:48.960 --> 00:02:51.840 Any questions on this? 00:02:51.840 --> 00:02:57.960 The updated plat was sent by email, so okay, I don't see anything, thank you, Julie. 00:02:57.960 --> 00:03:05.160 Brings us to our public hearings, item 5A, HL250002. 00:03:05.160 --> 00:03:13.440 Good afternoon, Cameron Robertson, Historic Preservation Officer. 00:03:13.440 --> 00:03:17.540 For many of y'all, this is the first time you're seeing a historic landmark designation 00:03:17.540 --> 00:03:21.720 come through, so I just wanted to do a brief education portion, and then I'll go into my 00:03:21.720 --> 00:03:22.720 summary slide. 00:03:22.720 --> 00:03:27.320 Just to give you all some background of what a historic landmark is defined as within the 00:03:27.320 --> 00:03:31.960 city of Denton, it is officially recognized by the city for its outstanding architectural, 00:03:31.960 --> 00:03:37.320 archaeological, cultural, social, economic, political, historical significance, so it 00:03:37.320 --> 00:03:39.000 can be any one of those things. 00:03:39.000 --> 00:03:44.640 Presently, the city of Denton does have 68 local historic landmark designations, three 00:03:44.640 --> 00:03:50.120 of those which actually came forward to the P&Z during 2024. 00:03:50.120 --> 00:03:53.600 It is a zoning action, so it is a three-step process. 00:03:53.600 --> 00:03:57.400 It has already gone to the Historic Landmark Commission, it is now coming forward to the 00:03:57.400 --> 00:04:03.280 Planning and Zoning Commission, and then it will later go to the city council. 00:04:03.280 --> 00:04:08.560 Just some benefits of historic landmark designations, it does appreciate a greater rate. 00:04:08.560 --> 00:04:12.560 Staff has actually done research for this, and it is true, a lot of the times people 00:04:12.560 --> 00:04:15.840 hear that it's rumor, but it's actually the case. 00:04:15.840 --> 00:04:20.400 It is eligible for a local historic tax exemption here in Denton, and there's also that visible 00:04:20.400 --> 00:04:23.040 recognition of the plaque on the property. 00:04:23.040 --> 00:04:28.520 It does also encourage better design, as sometimes, depending on the work that's being done, the 00:04:28.520 --> 00:04:31.920 Historic Landmark Commission does review those projects. 00:04:31.920 --> 00:04:40.200 It protects from swift demolition, and then it also increases community pride and awareness. 00:04:40.200 --> 00:04:45.640 The request for this evening is a historic landmark designation for 3316 Roselon Drive. 00:04:45.640 --> 00:04:51.240 It does meet approval criteria 359 and 11 from our Denton Development Code. 00:04:51.240 --> 00:04:54.200 It is the zoning of R4, so that residential zoning. 00:04:54.200 --> 00:05:01.280 It meets our goal CC2 of the Denton 2040 Comprehensive Plan, as well as goal number one, policy 1.3 00:05:01.280 --> 00:05:06.400 of our 2019 Historic Preservation Plan, so staff is recommending approval, as it does 00:05:06.400 --> 00:05:15.280 apply with the criteria from the Denton Development Code, as well as our two individual plans. 00:05:15.280 --> 00:05:17.760 Any questions on this item? 00:05:17.760 --> 00:05:19.760 Commissioner MacDuff? 00:05:19.760 --> 00:05:26.600 Yes, I'm concerned that this was one of the founders of the Lions Club in Denton, and 00:05:26.600 --> 00:05:29.560 so I just wanted to get that out there. 00:05:29.560 --> 00:05:31.440 You know, that's of concern to me. 00:05:31.440 --> 00:05:35.800 Not really a concern, but I appreciate putting it in there and giving us a perspective and 00:05:35.800 --> 00:05:37.320 historical perspective on that. 00:05:37.320 --> 00:05:46.360 My question is, did the owners come to you to make this request, and this was owner driven? 00:05:46.360 --> 00:05:47.360 Yes. 00:05:47.360 --> 00:05:52.920 In the e-commit that we had today, there were several, one of the neighbors said there were 00:05:52.920 --> 00:05:57.960 some other houses in that same circle that could qualify as well on Roselon. 00:05:57.960 --> 00:06:00.120 That was an interesting point. 00:06:00.120 --> 00:06:04.280 Original four home locations that came in late, so it caught my eye. 00:06:04.280 --> 00:06:13.880 But are there cases where the city identifies homes that might qualify for historical designations? 00:06:13.880 --> 00:06:14.920 That's a great question. 00:06:14.920 --> 00:06:20.560 So each month in front of the Historic Landmark Commission, the staff does bring forward a 00:06:20.560 --> 00:06:25.000 reoccurring item where the Historic Landmark Commission can bring forward properties that 00:06:25.000 --> 00:06:30.720 they believe are eligible for historic designation at the local level. 00:06:30.720 --> 00:06:35.560 If everyone on the commission does agree that it needs to be added to the list, then staff, 00:06:35.560 --> 00:06:40.080 myself as a historic preservation officer, sends a letter of designation interest to 00:06:40.080 --> 00:06:44.660 the property owner, and then the property owner usually at that point tells staff whether 00:06:44.660 --> 00:06:50.440 or not they want to pursue it, or they usually ask for additional information, at which point 00:06:50.440 --> 00:06:54.800 staff does additional education and training, and then they can decide whether or not they 00:06:54.800 --> 00:06:57.040 want to pursue the designation. 00:06:57.040 --> 00:07:01.760 Is that on a cycle, or do you all do that on a cycle, where you identify? 00:07:01.760 --> 00:07:08.400 It's just each month, if HLC brings forward a property that they're interested in designating. 00:07:08.400 --> 00:07:09.400 Thank you. 00:07:09.400 --> 00:07:10.400 Anything else? 00:07:10.400 --> 00:07:13.520 I don't see anything. 00:07:13.520 --> 00:07:15.800 Thank you very much, Cameron. 00:07:15.800 --> 00:07:26.360 It brings us to second public hearing, PDA 0002. 00:07:26.360 --> 00:07:32.840 Good evening, Julie Wyatt. 00:07:32.840 --> 00:07:40.100 So tonight I'm presenting PDA 25-2, it's for a charter school. 00:07:40.100 --> 00:07:43.520 Just a quick summary of the proposal. 00:07:43.520 --> 00:07:47.880 So this is in Plan Development 139, it's about 15 acres. 00:07:47.880 --> 00:07:53.600 It's located on the south side of Vintage, east of 35W. 00:07:53.600 --> 00:07:59.280 The PD was approved in 1991, so it's one of our older PDs in the city. 00:07:59.280 --> 00:08:03.760 And the purpose of the request tonight is to modify an approved site plan for the charter 00:08:03.760 --> 00:08:04.760 school. 00:08:04.760 --> 00:08:13.120 In 2020, the school came to the city and went through this process to lay out the site. 00:08:13.120 --> 00:08:18.320 They have made some changes to their site plan, including removing about four and a 00:08:18.320 --> 00:08:23.960 half acres from the north side of the site, reducing the building footprint and open space. 00:08:23.960 --> 00:08:29.440 They are removing the high school for the time being, and then reconfiguring the parking 00:08:29.440 --> 00:08:30.440 and access. 00:08:30.440 --> 00:08:33.720 So really it is just related to that site plan. 00:08:33.720 --> 00:08:40.200 Staff does recommend approval of the proposal as it does meet the criteria for approval, 00:08:40.200 --> 00:08:45.200 and I will be happy to answer any questions. 00:08:45.200 --> 00:08:47.360 Commissioner Dyer? 00:08:47.360 --> 00:08:55.000 I'm going to assume that the applicant is obviously aware of the apartments in the new 00:08:55.000 --> 00:09:00.120 travel gas station area that's going to be there, and they must, I'm assuming they must 00:09:00.120 --> 00:09:01.880 be okay with that. 00:09:01.880 --> 00:09:07.800 Having, you know, putting a school next to that, like does that, any of our planning 00:09:07.800 --> 00:09:12.200 and zoning, like the buffers and things like that, does that conflict with it? 00:09:12.200 --> 00:09:15.760 I mean, I know you were recommending, so everything must be good, right? 00:09:15.760 --> 00:09:20.600 It meets all setback requirements and buffering requirements. 00:09:20.600 --> 00:09:26.080 The apartments are there, so they are aware of that, and then they have been communicating 00:09:26.080 --> 00:09:34.040 and regarding the other elements to the PD and that commercial use. 00:09:34.040 --> 00:09:39.420 They went through the TIA process because they did a TIA in 2020, but a lot's changed 00:09:39.420 --> 00:09:42.640 in the area, the multifamily and the commercial. 00:09:42.640 --> 00:09:48.480 That's why I asked the question, because 2020, that's five years ago, and those items, you 00:09:48.480 --> 00:09:53.280 know, the apartments and the travel center may not have been on the horizon then. 00:09:53.280 --> 00:09:58.220 That is exactly right, and so that's why we had them update that TIA to bring in that 00:09:58.220 --> 00:10:00.240 additional background traffic. 00:10:00.240 --> 00:10:03.720 Does that answer your question? 00:10:03.720 --> 00:10:04.720 Is that good? 00:10:04.720 --> 00:10:05.720 Okay, good. 00:10:05.720 --> 00:10:06.720 Anything else? 00:10:06.720 --> 00:10:07.720 I don't see anything else. 00:10:07.720 --> 00:10:08.720 Thank you, Julie. 00:10:08.720 --> 00:10:09.720 All right. 00:10:09.720 --> 00:10:10.720 Thank you. 00:10:10.720 --> 00:10:28.080 That brings us to our last public hearing tonight, PD250004. 00:10:28.080 --> 00:10:29.080 Hello again. 00:10:29.080 --> 00:10:30.080 Angie Manglaris. 00:10:30.080 --> 00:10:34.160 This is PD250004, Brush Creek Center. 00:10:34.160 --> 00:10:36.400 Want to give a little bit of context on this one. 00:10:36.400 --> 00:10:41.080 We just talked about the reserve at Brush Creek Final Platt, so this is a request for 00:10:41.080 --> 00:10:45.360 a rezoning that is the remainder of that overall parent tract. 00:10:45.360 --> 00:10:51.320 The subject property today is located at the intersection of Brush Creek and US377, two 00:10:51.320 --> 00:10:52.320 primary arterials. 00:10:52.320 --> 00:10:58.640 It is currently zoned Residential 1, and they are requesting to rezone to Plan Development 00:10:58.640 --> 00:11:00.360 Suburban Corridor. 00:11:00.360 --> 00:11:07.040 It's 2.63 acres of land, and really the purpose of the PD overlay is to provide additional 00:11:07.040 --> 00:11:12.960 use restrictions and development standards to ensure compatibility in the area. 00:11:12.960 --> 00:11:17.360 Initially, the Brush Creek project actually did come in as one zoning request for the 00:11:17.360 --> 00:11:21.500 residential portion and the suburban corridor portion, and the Planning and Zoning Commission 00:11:21.500 --> 00:11:27.560 in 2023 remanded it back to the applicant to take a closer look at what could be done, 00:11:27.560 --> 00:11:31.440 including buffers and use standards, and so the applicant came back, or they came back 00:11:31.440 --> 00:11:36.120 in two different waves, first the residential and now the commercial remainder. 00:11:36.120 --> 00:11:39.480 So overall, this does comply with our criteria for approval. 00:11:39.480 --> 00:11:44.360 It is consistent with the Comprehensive Plan and that neighborhood mixed use designation. 00:11:44.360 --> 00:11:47.800 Staff is recommending approval, and I do have a longer presentation to go through during 00:11:47.800 --> 00:11:52.320 regular session, but I'm happy to answer any questions you all may have now. 00:11:52.320 --> 00:12:01.000 Any questions? Commissioner MacDuff? Yes, what were the neighbors' concerns when 00:12:01.000 --> 00:12:05.040 this first went through, and then we opted for an overlay plan development? 00:12:05.040 --> 00:12:11.640 Sure, so when this first came through in 2023, it was for the entire 18-acre tract. 00:12:11.640 --> 00:12:16.200 Approximately 15 acres of those were residential, and primarily along this -- I mean, you can 00:12:16.200 --> 00:12:19.880 see here what is now designated as PDR 4. 00:12:19.880 --> 00:12:23.880 They were requesting, I believe it was an R6 zoning district at that time, which was 00:12:23.880 --> 00:12:28.200 a little bit more dense than what is found in the ETJ as you continue to travel east 00:12:28.200 --> 00:12:29.720 on Brush Creek Road. 00:12:29.720 --> 00:12:33.320 So a lot of the concerns were related to that new residential use and some of the buffering 00:12:33.320 --> 00:12:35.800 between existing homes and new homes. 00:12:35.800 --> 00:12:40.240 So the applicant came back last year with a PDE for that residential portion. 00:12:40.240 --> 00:12:44.080 The zoning district was residential R4 with a slightly larger lot size than what you would 00:12:44.080 --> 00:12:48.760 see under today's R4 or standard R4 and some additional buffering. 00:12:48.760 --> 00:12:53.140 They did choose to leave that commercial corner out, have had several neighborhood meetings. 00:12:53.140 --> 00:12:55.400 Some of the concerns were what uses could be allowed there. 00:12:55.400 --> 00:12:59.880 They are requesting suburban corridor, which does allow for some more intensive uses. 00:12:59.880 --> 00:13:05.080 It is designed to be along roadways like Fort Worth Drive, a more high-traffic corridor. 00:13:05.080 --> 00:13:09.120 And so by way of this PDE overlay, the applicant is restricting approximately -- I think it's 00:13:09.120 --> 00:13:14.040 15 uses, and those are typically the more intensive uses that are allowed on suburban 00:13:14.040 --> 00:13:15.360 corridor. 00:13:15.360 --> 00:13:19.800 So it reduces some of those incompatibilities by ensuring those more intensive land uses 00:13:19.800 --> 00:13:20.800 can't go in. 00:13:20.800 --> 00:13:21.800 >> Okay. 00:13:21.800 --> 00:13:22.800 Any other questions? 00:13:22.800 --> 00:13:23.800 I don't see any. 00:13:23.800 --> 00:13:24.800 Thank you. 00:13:24.800 --> 00:13:41.720 That brings us to our work sessions for this afternoon. 00:13:41.720 --> 00:13:52.360 First item is 3A, PZ25-189, report, discussion, and suggestions or recommendations on the 00:13:52.360 --> 00:14:03.920 City of Denton criteria design criteria manual update. 00:14:03.920 --> 00:14:04.920 >> Good afternoon. 00:14:04.920 --> 00:14:09.600 I'm Brett Bourgeois, the City Engineer, and I'm here today to talk to you about our proposed 00:14:09.600 --> 00:14:14.120 changes to the design criteria manual for the City of Denton. 00:14:14.120 --> 00:14:15.120 So quick overview. 00:14:15.120 --> 00:14:20.140 I know a lot of you are new, first time going through this process, so we have an outreach 00:14:20.140 --> 00:14:23.880 plan that we like to do, kind of go through the background of what the criteria manuals 00:14:23.880 --> 00:14:27.640 are, discuss some of the highlights of the updates that we're proposing and what our 00:14:27.640 --> 00:14:28.640 next steps are. 00:14:28.640 --> 00:14:33.000 These are very technical documents that are used to design all the different infrastructure 00:14:33.000 --> 00:14:34.240 for the city. 00:14:34.240 --> 00:14:38.900 So with that in mind, we have a whole staff of technical experts from the city on hand 00:14:38.900 --> 00:14:43.800 to answer any questions that you may have that I cannot answer myself. 00:14:43.800 --> 00:14:47.400 So the first thing we want to do is kind of discuss our public outreach plan. 00:14:47.400 --> 00:14:51.840 It's a very lengthy process because we're impacting not only capital projects, but also 00:14:51.840 --> 00:14:52.840 development projects. 00:14:52.840 --> 00:14:57.880 We need buy-in from all the different boards and commissions, and so we started this process 00:14:57.880 --> 00:14:58.880 off in September. 00:14:58.880 --> 00:15:03.080 We sent a notice out to the development community that we are starting this revisions to our 00:15:03.080 --> 00:15:04.080 criteria manual. 00:15:04.080 --> 00:15:08.920 Today, or this morning, we had a developer town hall where we presented some of the highlights 00:15:08.920 --> 00:15:09.920 of the revisions. 00:15:09.920 --> 00:15:14.440 We're here today to present to you some of those highlights as well. 00:15:14.440 --> 00:15:19.440 On Friday, we'll be posting the revised document online to solicit public comment and feedback 00:15:19.440 --> 00:15:23.320 from the development community and other engineering communities. 00:15:23.320 --> 00:15:27.800 In November, we'll be presenting to the Texas Society of Professional Engineers, as well 00:15:27.800 --> 00:15:32.320 as publishing in the newspaper for a public hearing for the adoption of it. 00:15:32.320 --> 00:15:38.200 We'll go to Mobility Committee, BUB, and then finally City Council in December with an effective 00:15:38.200 --> 00:15:40.600 date, planned effective date of January 1st. 00:15:40.600 --> 00:15:48.800 So it's kind of a big push to get all the information out of what we're proposing. 00:15:48.800 --> 00:15:51.040 So a little background on how we do this. 00:15:51.040 --> 00:15:56.080 So the criteria manuals touch many departments, if not all departments within the city. 00:15:56.080 --> 00:15:59.760 So we had a series of meetings in September where we brought together representatives 00:15:59.760 --> 00:16:03.520 from all the different departments, directors, and their technical staff. 00:16:03.520 --> 00:16:06.840 We walked through all the proposed, all the criteria manuals. 00:16:06.840 --> 00:16:11.320 We had, throughout the year and the course of the time, we collect comments from the 00:16:11.320 --> 00:16:14.580 different departments and different community that we keep track of. 00:16:14.580 --> 00:16:15.580 We've made all those edits. 00:16:15.580 --> 00:16:19.080 We said this is what it would look like, based on all the comments you'll have. 00:16:19.080 --> 00:16:20.080 Let's talk about it. 00:16:20.080 --> 00:16:23.760 Let's go through these comments, see ones that work or are conflict with each other. 00:16:23.760 --> 00:16:27.240 So a series of those meetings. 00:16:27.240 --> 00:16:29.400 We got a draft document together. 00:16:29.400 --> 00:16:33.560 Now we are going out for public comment with that draft document and then we're doing all 00:16:33.560 --> 00:16:37.480 the public outreach, posting online newspaper articles, and then we're going to bring it 00:16:37.480 --> 00:16:43.960 to all the boards and commissions and city council for public hearing and adoption. 00:16:43.960 --> 00:16:46.720 The city of Denton has multiple governing documents. 00:16:46.720 --> 00:16:49.520 So there is a hierarchy to these governing documents. 00:16:49.520 --> 00:16:55.140 The top document is the Denton Development Code that sets all the regulations and policies 00:16:55.140 --> 00:17:01.160 and procedures for zoning, subdivisions, different regulations, et cetera. 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 00:17:04.520 --> 00:17:05.520 forward. 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 00:17:08.920 --> 00:17:12.120 comes in where we say this is the type of pipe you need to have. 00:17:12.120 --> 00:17:13.480 This is the slope we need it to be. 00:17:13.480 --> 00:17:18.360 This is what you need to consider for your traffic, for your whatever it is. 00:17:18.360 --> 00:17:23.000 So we go into a much more technical side of the document, the design process. 00:17:23.000 --> 00:17:27.800 Beyond that, when we go to construction, we have what are called construction specifications. 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. 00:17:32.200 --> 00:17:33.680 This is the way you're supposed to install it. 00:17:33.680 --> 00:17:35.700 This is the way that it's supposed to be checked. 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 00:17:39.640 --> 00:17:40.640 information. 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 00:17:45.560 --> 00:17:46.920 actually supposed to construct it. 00:17:46.920 --> 00:17:52.940 So we have guidance, we have requirements, we have technical guidance, and we also have 00:17:52.940 --> 00:17:56.840 graphical pictures of how it's actually supposed to be installed and constructed. 00:17:56.840 --> 00:17:58.040 So all these documents work together. 00:17:58.040 --> 00:18:02.720 They all kind of touch different aspects of the development or of a project life cycle. 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. 00:18:09.480 --> 00:18:12.920 So getting to some of the quick highlights. 00:18:12.920 --> 00:18:17.040 The Solid Waste Criteria Manual only had one revision this year, it's looking at having 00:18:17.040 --> 00:18:21.280 side load for their enclosures for the properties that they have restrictions, they can't get 00:18:21.280 --> 00:18:22.280 in front load. 00:18:22.280 --> 00:18:24.080 They removed that a few years ago. 00:18:24.080 --> 00:18:27.600 They found that they do have restrictions on some properties still, so we need to get 00:18:27.600 --> 00:18:33.960 that flexibility for developments that have side load for their garbage collection. 00:18:33.960 --> 00:18:37.800 For the Stormwater Criteria Manual, we received a lot of feedback from the development community 00:18:37.800 --> 00:18:40.680 about why do we only use reinforced concrete pipe? 00:18:40.680 --> 00:18:43.240 Why don't we allow other products? 00:18:43.240 --> 00:18:47.800 We did a series of brought in vendors with their products. 00:18:47.800 --> 00:18:52.520 We talked to other municipalities, we went and saw them and saw how they install it, 00:18:52.520 --> 00:18:54.600 how they operate, got their feedback on it. 00:18:54.600 --> 00:18:59.200 And after a series of conversations and meetings, we decided to allow polypropylene pipe, which 00:18:59.200 --> 00:19:02.280 is an alternative to reinforced concrete. 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. 00:19:08.160 --> 00:19:12.760 Polypropylene pipe is generally less expensive than reinforced concrete, and we feel very 00:19:12.760 --> 00:19:16.840 confident it's going to be an equally good product. 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 00:19:20.840 --> 00:19:28.040 through, we recommended improvements for larger developments over one acre in size, we asked 00:19:28.040 --> 00:19:32.840 them to consider treating the water quality of the runoff separately. 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 00:19:36.520 --> 00:19:40.080 quality aspect, before everything was all combined together. 00:19:40.080 --> 00:19:45.480 We recommended last revision, hey, start considering these two things separately, because that's 00:19:45.480 --> 00:19:50.720 the regional requirement with I-SWEM, and that's the direction the EPA is going with 00:19:50.720 --> 00:19:56.080 the federal requirements, and we have an MS4 permit with the federal government that we 00:19:56.080 --> 00:19:58.840 need to match EPA requirements. 00:19:58.840 --> 00:20:01.040 So we put this out of the recommendation. 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 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. 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 00:20:11.920 --> 00:20:17.480 the curve, but we're in line with the regional requirements there. 00:20:17.480 --> 00:20:21.960 The transportation criteria manual had a pretty big revision this year. 00:20:21.960 --> 00:20:23.920 We added some new roadway collections. 00:20:23.920 --> 00:20:27.640 We did some discussion on how to handle school areas. 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 00:20:31.480 --> 00:20:36.040 of revisions ago, mainly because it's not industry standard and no one really knew how 00:20:36.040 --> 00:20:38.520 to apply and how to effectively use it. 00:20:38.520 --> 00:20:42.880 It was something we created to see if we can improve bike ped access. 00:20:42.880 --> 00:20:43.880 We can do that other way. 00:20:43.880 --> 00:20:44.880 So we took that out. 00:20:44.880 --> 00:20:49.680 It was just a conflicting requirement and our criteria, and we updated other sections 00:20:49.680 --> 00:20:56.400 on on-street parking and traffic calming measures. 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 00:21:00.840 --> 00:21:03.040 of the readability and the organization of it. 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 00:21:07.880 --> 00:21:08.880 things. 00:21:08.880 --> 00:21:10.680 It's mostly the same technical side. 00:21:10.680 --> 00:21:14.960 On the technical stuff that did change is that we are asking for geotechnical reports 00:21:14.960 --> 00:21:17.760 and we're asking for cathodic protection design. 00:21:17.760 --> 00:21:22.620 So soils have corrosive materials, it degrades pipe over time. 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 00:21:26.760 --> 00:21:27.800 iron pipes, et cetera. 00:21:27.800 --> 00:21:30.160 So we've asked for that to be included in the requirements. 00:21:30.160 --> 00:21:36.240 We've also did some lift station improvements to provide better design site design requirements 00:21:36.240 --> 00:21:39.640 for lift stations. 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 00:21:43.680 --> 00:21:45.480 that was asked for by the developers. 00:21:45.480 --> 00:21:50.720 We included that in here and we also have clarified the process for adding and removing 00:21:50.720 --> 00:21:57.240 street lighting and then we also added a new section to the criteria manual this year, 00:21:57.240 --> 00:21:59.600 one on the environmentally sensitive areas. 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 00:22:05.120 --> 00:22:06.840 we ever have staff turnover. 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 00:22:09.800 --> 00:22:14.760 all out, how to identify an environmentally sensitive area, how to treat it, how to design 00:22:14.760 --> 00:22:16.160 for it, what you have to do. 00:22:16.160 --> 00:22:21.680 So that was a whole new section that was added to the criteria manual this year. 00:22:21.680 --> 00:22:27.760 Again, this slide is actually old as of this morning because we did finish the internal 00:22:27.760 --> 00:22:31.680 revisions so that's where we're going to be posting it online on Friday. 00:22:31.680 --> 00:22:34.400 We are asking for public feedback. 00:22:34.400 --> 00:22:37.220 We are going to be presenting to all these different agencies. 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 00:22:41.120 --> 00:22:45.240 organization of engineers and then we're going to all the different boards and committees 00:22:45.240 --> 00:22:50.640 with an adoption of effective date of January 1st as our goal. 00:22:50.640 --> 00:22:53.000 I'll stand for any questions. 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 00:23:00.600 --> 00:23:05.080 is one of my favorite work sessions of the year, if you can imagine so. 00:23:05.080 --> 00:23:08.400 This is where the rubber meets the road, I'll put it that way. 00:23:08.400 --> 00:23:09.760 Commissioner McDuff? 00:23:09.760 --> 00:23:14.400 I figured we'd hear from you first. 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 00:23:21.080 --> 00:23:26.000 the importance of it and the thoroughness of your staff and you, sir. 00:23:26.000 --> 00:23:27.520 We certainly do. 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, 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 00:23:41.640 --> 00:23:42.640 to the left? 00:23:42.640 --> 00:23:47.760 Yes, it would probably be one of the guiding document that leads to the development codes. 00:23:47.760 --> 00:23:51.800 That would be another block above the comprehensive plan, correct? 00:23:51.800 --> 00:23:53.600 Okay, excellent, excellent. 00:23:53.600 --> 00:23:59.600 My other comment, just in general, how does this translate, this document, if you could 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? 00:24:06.480 --> 00:24:15.360 It provides long lasting infrastructure that increases the effectiveness of government 00:24:15.360 --> 00:24:16.360 funds. 00:24:16.360 --> 00:24:22.240 We're looking for having good quality of life, long lasting infrastructure that is good steward 00:24:22.240 --> 00:24:24.760 of government funds to ensure public safety. 00:24:24.760 --> 00:24:30.200 I might include that in here in one of the opening paragraphs. 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, 00:24:39.120 --> 00:24:43.320 I want to get my comments in before you launch off. 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. 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 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 00:25:01.240 --> 00:25:03.440 having that in there. 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, 00:25:11.880 --> 00:25:13.520 tell me what the four feet is. 00:25:13.520 --> 00:25:17.160 Is that just a standard measurement? 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 00:25:21.440 --> 00:25:22.560 feet. 00:25:22.560 --> 00:25:26.560 Four feet is included several spots. 00:25:26.560 --> 00:25:28.440 I do not have the answer off the top of my head. 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 00:25:33.080 --> 00:25:35.600 side. 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 00:25:42.360 --> 00:25:46.520 but it seems a little short. 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 00:25:50.520 --> 00:25:53.040 back to you or written response back to you if that works. 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 00:25:56.960 --> 00:25:57.960 times. 00:25:57.960 --> 00:25:58.960 Understandable. 00:25:58.960 --> 00:25:59.960 Thank you. 00:25:59.960 --> 00:26:06.440 Yes, Commissioner Riggs? 00:26:06.440 --> 00:26:11.680 So we were actually discussing that in the DCRC, the four foot, and my understanding 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 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 00:26:21.280 --> 00:26:26.280 that would be needed in order to do that. 00:26:26.280 --> 00:26:43.040 Hi, I'm Jennifer Avesi from Environmental Services and Sustainability. 00:26:43.040 --> 00:26:51.240 I drafted that section with my supervisor, Joetta Daly, the reason we did pick that four 00:26:51.240 --> 00:26:58.460 foot buffer is for surveying and for the width for equipment. 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. 00:27:04.120 --> 00:27:09.640 So it really is a maintenance consideration, that buffer space. 00:27:09.640 --> 00:27:16.320 Can I follow up to that? 00:27:16.320 --> 00:27:22.360 I have another question for you. 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 00:27:26.680 --> 00:27:31.880 narrowing them down to a minimum amount that they can disturb with the four foot. 00:27:31.880 --> 00:27:32.880 Yes. 00:27:32.880 --> 00:27:33.880 Okay, perfect. 00:27:33.880 --> 00:27:34.880 Thank you. 00:27:34.880 --> 00:27:35.880 That's it. 00:27:35.880 --> 00:27:39.640 I have one more question. 00:27:39.640 --> 00:27:42.200 Please go. 00:27:42.200 --> 00:27:46.420 So on the polypropylene pipe, that's not polyethylene, right? 00:27:46.420 --> 00:27:47.420 No. 00:27:47.420 --> 00:27:48.420 Okay. 00:27:48.420 --> 00:27:49.420 Polypropylene. 00:27:49.420 --> 00:27:50.420 So we did look at other pipes. 00:27:50.420 --> 00:27:56.640 One of the other common ones is HDPE, high density polyethylene pipe, does not perform 00:27:56.640 --> 00:27:58.540 as well as polypropylene. 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 00:28:04.280 --> 00:28:09.820 municipalities have also accepted that as an alternative side of the polyethylene, HDPE 00:28:09.820 --> 00:28:10.820 or concrete. 00:28:10.820 --> 00:28:11.820 Okay, thanks. 00:28:11.820 --> 00:28:12.820 Yep. 00:28:12.820 --> 00:28:13.820 Any other questions? 00:28:13.820 --> 00:28:14.820 A couple. 00:28:14.820 --> 00:28:19.820 Well, first of all, congratulations. 00:28:19.820 --> 00:28:20.820 Thank you. 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 00:28:26.200 --> 00:28:29.840 and it's always been longer, wider, bigger. 00:28:29.840 --> 00:28:36.320 We want dumpster statues everywhere and now this is some additional flexibility. 00:28:36.320 --> 00:28:37.640 So I thank you for that. 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 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 00:28:50.520 --> 00:28:52.320 more than it already is. 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 00:28:57.800 --> 00:28:58.800 it or not. 00:28:58.800 --> 00:29:04.080 They were about half size of your typical metal dumpster and they were poly something. 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 00:29:09.320 --> 00:29:16.760 adaptation they had to work around some of their unique challenges. 00:29:16.760 --> 00:29:23.680 I noticed in the storm water updates that there was a provision for inspections during 00:29:23.680 --> 00:29:30.800 the development phase to provide a stop work order in certain conditions without getting 00:29:30.800 --> 00:29:34.360 into specific projects. 00:29:34.360 --> 00:29:43.200 Does that give us the necessary tools with lessons learned recently to be able to address 00:29:43.200 --> 00:29:47.320 drainage problems during the development phase when they do occur? 00:29:47.320 --> 00:29:49.200 Yeah, I believe so. 00:29:49.200 --> 00:29:54.320 That's part of the intention of it is that we have a watershed inspections department 00:29:54.320 --> 00:29:57.920 that is responsible and they maintain that contractors and developments are following 00:29:57.920 --> 00:30:01.840 the proper storm water prevention processes. 00:30:01.840 --> 00:30:05.440 This gives us some more teeth and more written down documentation that we have the ability 00:30:05.440 --> 00:30:08.640 to enforce those requirements if they're not being followed. 00:30:08.640 --> 00:30:09.640 Thank you. 00:30:09.640 --> 00:30:14.440 I appreciate that. 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 00:30:18.880 --> 00:30:23.800 happens when a detention area is not maintained. 00:30:23.800 --> 00:30:30.800 In that section, it didn't really change that much as far as the maintenance agreements 00:30:30.800 --> 00:30:32.520 and that sort of thing. 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 00:30:38.880 --> 00:30:39.880 maintenance happens? 00:30:39.880 --> 00:30:45.480 I know that we're limited by staff capacity for inspections and that sort of thing. 00:30:45.480 --> 00:30:47.760 What's our thinking of that going forward? 00:30:47.760 --> 00:30:50.600 So you're absolutely right on that thought process. 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 00:30:57.080 --> 00:31:02.760 revision of the criteria manual, we created and included a storm water maintenance agreement. 00:31:02.760 --> 00:31:06.920 So whenever a private development comes in and puts in a privately owned and operated 00:31:06.920 --> 00:31:12.440 flood control structure as a detention pond, previously they'd put it in and walk away 00:31:12.440 --> 00:31:16.400 and nobody knew who owned it, nobody knew who maintained it, nobody was maintaining 00:31:16.400 --> 00:31:21.080 it, and we had no ability to come in and fix it. 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 00:31:26.960 --> 00:31:32.240 ago that says any development that's going to have a private detention pond, the attention 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 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 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 00:31:44.760 --> 00:31:48.740 fix it and recover costs as necessary. 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 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 00:31:58.560 --> 00:32:03.920 require existing properties to adopt a new standard. 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 00:32:07.920 --> 00:32:11.120 since that revision went in last time. 00:32:11.120 --> 00:32:15.160 So we don't anticipate any future problems similar to what we've had. 00:32:15.160 --> 00:32:18.320 At least in developments that come new. 00:32:18.320 --> 00:32:19.320 Correct. 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. 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 00:32:29.000 --> 00:32:32.040 and fair to make standards. 00:32:32.040 --> 00:32:33.680 That's good to hear. 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 00:32:41.760 --> 00:32:45.920 of that travel demand analysis. 00:32:45.920 --> 00:32:54.480 My understanding before was that it was really designed to catch situations where you have 00:32:54.480 --> 00:33:03.320 a development that you would expect an increased amount of activity of those modes, where there 00:33:03.320 --> 00:33:12.480 were existing gaps in the network adjacent or nearby to the proposed development so that 00:33:12.480 --> 00:33:19.280 we could treat modes of travel other than driving more similar to how we treat driving. 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 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 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 00:33:36.820 --> 00:33:43.640 community is not concerned about the removal. 00:33:43.640 --> 00:33:45.640 Good evening committee and chair. 00:33:45.640 --> 00:33:47.820 Chandra, city traffic engineer. 00:33:47.820 --> 00:33:51.800 So we have streamlined the traffic studies right now. 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 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 00:34:04.600 --> 00:34:12.240 next to a railroad, then there will be more people using pedestrians who will commute 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 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 00:34:24.040 --> 00:34:26.360 be captured in the scoping meeting. 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 00:34:32.880 --> 00:34:39.040 knowledge as years go forward and you know people change over, is that process within 00:34:39.040 --> 00:34:42.720 that scoping meeting captured within a checklist or anything? 00:34:42.720 --> 00:34:45.120 Yes, we have a broad range of checklists. 00:34:45.120 --> 00:34:50.160 Okay and that includes specifically the ped and bike expected? 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 00:34:56.640 --> 00:34:59.840 with side paths that needs to be made connections. 00:34:59.840 --> 00:35:02.000 Okay, very good, thank you. 00:35:02.000 --> 00:35:09.480 And then just one last question, not transportation related. 00:35:09.480 --> 00:35:14.960 On the issue of detention ponds and maybe this is something to think about going forward, 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 00:35:24.600 --> 00:35:31.640 both the environmental needs of or the engineering needs of detention to reduce clogging and 00:35:31.640 --> 00:35:37.760 that sort of thing but also meets the environmental goals of the community. 00:35:37.760 --> 00:35:43.120 I didn't see anything specifically in there about you know the more native plantings and 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 00:35:50.520 --> 00:35:57.360 more at what's necessary from a flow restriction perspective and doesn't necessarily look at 00:35:57.360 --> 00:35:59.840 the native plantings aspect of things. 00:35:59.840 --> 00:36:04.080 Is that something staff has considered or might consider going forward? 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 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 00:36:11.900 --> 00:36:14.280 or modifies the flow of water. 00:36:14.280 --> 00:36:19.760 So usually on detention structure, flood control structures, you're looking for erosion protection, 00:36:19.760 --> 00:36:23.820 not necessarily for native growth or different types of vegetation unless you're doing like 00:36:23.820 --> 00:36:28.120 a wetland project or some sort of vernal pool or something like that. 00:36:28.120 --> 00:36:32.480 So you're looking more for erosion prevention, something that can germinate pretty quickly, 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 00:36:36.840 --> 00:36:38.000 be mowed and maintained. 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 00:36:42.280 --> 00:36:46.160 if we can make any recommendations on that but we basically try to follow the engineering 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 00:36:52.920 --> 00:36:53.920 the drains. 00:36:53.920 --> 00:36:54.920 Okay. 00:36:54.920 --> 00:36:55.920 Yeah, understood. 00:36:55.920 --> 00:37:00.920 I think we do a pretty good job of making sure that the engineering requirements are 00:37:00.920 --> 00:37:07.160 met because that's kind of the silo where these criteria manuals live. 00:37:07.160 --> 00:37:11.520 I would just say maybe especially as this gets forward to council, there may be some 00:37:11.520 --> 00:37:17.880 more interest at that level to get two birds with one stone, if you will. 00:37:17.880 --> 00:37:20.500 Yeah, we're here to receive comments and make edits. 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 00:37:24.500 --> 00:37:29.840 edits and updates as necessary and bring revised documents forward if that... 00:37:29.840 --> 00:37:30.840 Okay. 00:37:30.840 --> 00:37:38.840 Sorry, our floodplain administrator has a comment on this. 00:37:38.840 --> 00:37:41.680 Good evening, Mike Linder, floodplain administrator. 00:37:41.680 --> 00:37:48.800 I think something that speaks maybe a little bit to the concern there, in the additional 00:37:48.800 --> 00:37:54.200 water quality requirements that are included here, what that really does is give developers 00:37:54.200 --> 00:37:56.960 a lot more options to address that. 00:37:56.960 --> 00:38:01.860 Previously, they were forced to...if they were doing detention, really the only method 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 00:38:05.360 --> 00:38:10.800 longer time to allow the sediment to settle out, draining through these very small openings, 00:38:10.800 --> 00:38:13.360 which lead to a lot of the clogging problems that we've seen. 00:38:13.360 --> 00:38:18.040 So by kind of splitting these separately to say you can address the water quality elsewhere 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 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 00:38:26.440 --> 00:38:32.920 do have more focus on the plantings and the vegetation because they're designed for infiltration 00:38:32.920 --> 00:38:37.840 and water treatment rather than just a flood control structure to protect downstream. 00:38:37.840 --> 00:38:43.800 So definitely we can look at incorporating more native plantings throughout the manual, 00:38:43.800 --> 00:38:46.920 but I think that change will speak a little bit to that concern. 00:38:46.920 --> 00:38:47.920 Okay. 00:38:47.920 --> 00:38:48.920 Yeah, I appreciate it. 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 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 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 00:39:05.660 --> 00:39:10.760 typically done, if we do Y we can achieve those goals, but actually improve some other 00:39:10.760 --> 00:39:12.040 things that we want to. 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 00:39:17.080 --> 00:39:21.920 to get multi-use out of those land areas. 00:39:21.920 --> 00:39:22.920 Absolutely. 00:39:22.920 --> 00:39:26.800 I just wanted to comment on that. 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 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 00:39:39.920 --> 00:39:44.160 water longer, they were oversizing the detention ponds, so the detention ponds had to be larger 00:39:44.160 --> 00:39:47.240 because they had to hold the water for a longer period of time. 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 00:39:52.120 --> 00:39:56.800 gardens, rain gardens, et cetera, separately, and you can reduce the size of the detention 00:39:56.800 --> 00:39:57.800 pond now. 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 00:40:02.160 --> 00:40:06.240 also treat the water quality at the same time, so we're aware of that. 00:40:06.240 --> 00:40:07.240 Okay. 00:40:07.240 --> 00:40:08.600 That's good. 00:40:08.600 --> 00:40:13.540 And I said that was the last, but I lied, there's one more. 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 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 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 00:40:40.640 --> 00:40:48.240 plan, and we have the stormwater master plan thing still going on. 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? 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 00:40:57.400 --> 00:41:00.240 manual per se. 00:41:00.240 --> 00:41:05.280 Generally regional detention is a capital project because it's affecting multiple properties. 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. 00:41:10.400 --> 00:41:15.520 So we do have regional detention, they follow the same general guide design requirements 00:41:15.520 --> 00:41:20.440 of detention ponds are just much larger and bringing flows in from other areas. 00:41:20.440 --> 00:41:25.840 So we do prefer regional detention, but those are generally a capital project and the city 00:41:25.840 --> 00:41:31.240 would be the ones building that and then getting cost recovery from developers as they contribute 00:41:31.240 --> 00:41:33.360 to it with their flows. 00:41:33.360 --> 00:41:34.360 Okay. 00:41:34.360 --> 00:41:35.520 Thank you very much. 00:41:35.520 --> 00:41:36.520 Any other questions? 00:41:36.520 --> 00:41:37.520 Oh, I'm sorry. 00:41:37.520 --> 00:41:42.480 If you could come up to the mic, sorry, just for the video. 00:41:42.480 --> 00:41:48.280 Hello, I'm Maria Ferraro with Watershed Protection. 00:41:48.280 --> 00:41:53.040 We just wanted to add that in the environmentally sensitive areas design criteria section eight 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 00:41:58.120 --> 00:42:02.480 the different types of vegetation, including wetland that may add some clarification and 00:42:02.480 --> 00:42:05.040 help with that native seeding mix. 00:42:05.040 --> 00:42:06.040 Very good. 00:42:06.040 --> 00:42:07.040 Thank you. 00:42:07.040 --> 00:42:09.720 Any other questions from the commission? 00:42:09.720 --> 00:42:10.720 Commissioner McDuff? 00:42:10.720 --> 00:42:11.720 Yes. 00:42:11.720 --> 00:42:12.720 Any other questions? 00:42:12.720 --> 00:42:13.720 Question, please. 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, 00:42:21.120 --> 00:42:22.720 spread over several departments? 00:42:22.720 --> 00:42:26.760 Yes, that was originally the case a couple of years ago. 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 00:42:31.720 --> 00:42:37.320 we have in the tenant development code and provide a more cohesive unified document and 00:42:37.320 --> 00:42:38.960 so that's what we've been going forward with. 00:42:38.960 --> 00:42:39.960 Yeah, that's great. 00:42:39.960 --> 00:42:40.960 Thank you. 00:42:40.960 --> 00:42:41.960 Thank you. 00:42:41.960 --> 00:42:42.960 Commissioner Vicks? 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 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 00:42:55.320 --> 00:42:57.440 presentations because I know that you'll get asked that. 00:42:57.440 --> 00:42:58.440 Okay. 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. 00:43:04.160 --> 00:43:07.840 What was the driving force for that? 00:43:07.840 --> 00:43:17.000 I'm trying to decide between who's going to answer that question. 00:43:17.000 --> 00:43:22.080 Good evening, Chair and Commissioner. 00:43:22.080 --> 00:43:25.560 This is Rakibul Alam, the transportation planner. 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 00:43:33.440 --> 00:43:41.440 to just be consistent with the TIA. 00:43:41.440 --> 00:43:43.360 Thank you. 00:43:43.360 --> 00:43:44.360 Consistency is good. 00:43:44.360 --> 00:43:45.360 Thank you. 00:43:45.360 --> 00:43:47.160 I don't see any other questions. 00:43:47.160 --> 00:43:50.160 Thank you very much. 00:43:50.160 --> 00:43:51.160 Thank you. 00:43:51.160 --> 00:44:05.960 That brings us to our second work session item, sorry, the PZ25204, hold the discussion, 00:44:05.960 --> 00:44:09.720 give staff direction regarding Craver Ranch plan development. 00:44:09.720 --> 00:44:13.200 Good afternoon, Chair and Commission members. 00:44:13.200 --> 00:44:16.440 Charlie Rosadal, interim director of development services. 00:44:16.440 --> 00:44:21.520 This item for you today is to introduce the Craver Ranch development, to go over some 00:44:21.520 --> 00:44:27.840 of the deal points for a project and operating agreement, and then the developer has represented 00:44:27.840 --> 00:44:32.000 us here as well, and they'll be doing a presentation. 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 00:44:37.480 --> 00:44:39.320 City Council in the future. 00:44:39.320 --> 00:44:44.040 The project and operating agreements will go before City Council on December 2nd. 00:44:44.040 --> 00:44:48.880 You'll see a plan development zoning case, comprehensive plan amendments, and a mobility 00:44:48.880 --> 00:44:55.000 plan amendment come before this body on the November 19th meeting. 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 00:45:01.080 --> 00:45:05.520 on how the agreements work, we have with the developer. 00:45:05.520 --> 00:45:10.600 So we would have a project agreement, what's typically considered a development agreement, 00:45:10.600 --> 00:45:16.440 with the developer, and then they also are intending, they have created and intend to 00:45:16.440 --> 00:45:23.600 use a municipal management district for the operation of the ranch itself and the project. 00:45:23.600 --> 00:45:31.360 And then the developer would construct projects and then be reimbursed through the district. 00:45:31.360 --> 00:45:34.640 So this is an overview of the project site. 00:45:34.640 --> 00:45:40.080 You can see it's in northern Denton, just south of the Lake Ray Roberts Dam. 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. 00:45:48.720 --> 00:45:54.320 And then on the southern border, it's Gribble Springs and Sheppard Road. 00:45:54.320 --> 00:45:59.560 A little background on the property itself. 00:45:59.560 --> 00:46:04.440 So Craver Ranch was annexed into the city in 2008 and 2009. 00:46:04.440 --> 00:46:07.480 In total, it's 2,870 acres. 00:46:07.480 --> 00:46:11.360 This project in particular is 2,500 acres. 00:46:11.360 --> 00:46:14.080 The developer is Old Prosper Partners. 00:46:14.080 --> 00:46:19.160 We began this process with them in November of 2024. 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 00:46:25.640 --> 00:46:31.440 for creation of the municipal management district at the legislature. 00:46:31.440 --> 00:46:36.280 That consent was contingent on them doing a development agreement with the city so that 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. 00:46:41.080 --> 00:46:47.680 So we've been meeting with them since March to go over these different negotiating terms. 00:46:47.680 --> 00:46:52.840 And we've conducted studies related to these as well as a fiscal impact study, facilities 00:46:52.840 --> 00:46:56.520 study, a travel demand model in water and wastewater. 00:46:56.520 --> 00:47:02.400 And a few of these studies are still being finalized. 00:47:02.400 --> 00:47:05.480 So a little background on what a municipal management district is. 00:47:05.480 --> 00:47:11.700 It's a separate political subdivision that's created to use property taxes or collect assessments 00:47:11.700 --> 00:47:17.760 from property owners within a district to fund infrastructure. 00:47:17.760 --> 00:47:23.040 So this one in particular will levy assessments for properties within the district. 00:47:23.040 --> 00:47:26.280 And it was created by the Texas legislature. 00:47:26.280 --> 00:47:30.180 So using the district, the developer would front the cost for the public infrastructure 00:47:30.180 --> 00:47:33.240 and then be reimbursed through the district. 00:47:33.240 --> 00:47:36.960 And then those revenues that they receive from the assessments would go back to pay 00:47:36.960 --> 00:47:41.880 the bonds that are used within that district. 00:47:41.880 --> 00:47:47.520 Again, this is a 2,500 acre development. 00:47:47.520 --> 00:47:52.160 In total, they're proposing just under 9,200 residential units. 00:47:52.160 --> 00:47:58.480 You can see the breakout here between single townhome, zero lot line and multifamily units. 00:47:58.480 --> 00:48:03.880 In addition to that, they're proposing 1.2 million square feet of commercial space. 00:48:03.880 --> 00:48:09.800 And then this property also is segmented into two independent school districts on the western 00:48:09.800 --> 00:48:13.400 portion of the property as it's Sager independent school district. 00:48:13.400 --> 00:48:17.680 And then on the eastern portion of the property, it's then independent school district. 00:48:17.680 --> 00:48:22.240 But the entirety of the property is within the city limits of Denton. 00:48:22.240 --> 00:48:27.800 In total, they're proposing $462 million in public infrastructure and have a 17 year construction 00:48:27.800 --> 00:48:32.360 timeline. 00:48:32.360 --> 00:48:37.840 Infrastructure that's being proposed for this development for water, they would use existing 00:48:37.840 --> 00:48:38.840 infrastructure. 00:48:38.840 --> 00:48:44.080 The city has a transmission line that runs from the Lake Roberts treatment plant down 00:48:44.080 --> 00:48:45.680 to loop 288. 00:48:45.680 --> 00:48:49.320 So they would connect to that water line for their initial phases. 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 00:48:55.040 --> 00:48:57.040 proposed to go across the property. 00:48:57.040 --> 00:49:01.040 We've been working with them to provide easements for that line. 00:49:01.040 --> 00:49:05.080 And then they would connect to that line for future phases of the development. 00:49:05.080 --> 00:49:09.960 Because of the number of units for this too, it requires an elevated storage tank, which 00:49:09.960 --> 00:49:13.120 the developer would construct at their cost. 00:49:13.120 --> 00:49:16.920 And then the city would maintain that infrastructure after it's created. 00:49:16.920 --> 00:49:22.880 On the wastewater side, the developer would install a sewer line down to a planned Clear 00:49:22.880 --> 00:49:29.240 Creek interceptor that the city has, and the city would maintain the wastewater infrastructure 00:49:29.240 --> 00:49:31.280 following the installation. 00:49:31.280 --> 00:49:36.880 On the roadway side, the developer would construct the roadways within the project and the city 00:49:36.880 --> 00:49:43.520 would maintain those roadways after construction, except for the fact that the district would 00:49:43.520 --> 00:49:46.960 maintain the landscaping within those roadways. 00:49:46.960 --> 00:49:53.280 The roadways surrounding the property are owned by TxDOT or Denton County. 00:49:53.280 --> 00:49:57.840 But the developer would have to do traffic impacts analysis to determine the capacity 00:49:57.840 --> 00:50:05.560 of those roadways and the initial travel demand model appears to have the capacity to support 00:50:05.560 --> 00:50:11.400 the development, but they would do TIAs with each phase of development and make a determination 00:50:11.400 --> 00:50:15.680 on if any additional improvements are required. 00:50:15.680 --> 00:50:21.360 For drainage, the developer is required to install drainage infrastructure. 00:50:21.360 --> 00:50:25.080 So they would have drainage infrastructure within the roadways, and then they would also 00:50:25.080 --> 00:50:28.880 have detention and drainage that they would need on site. 00:50:28.880 --> 00:50:34.480 The city would maintain the drainage infrastructure within the right-of-way. 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. 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 00:50:45.280 --> 00:50:50.600 the water treatment plants that would cross the property, and then that elevated storage 00:50:50.600 --> 00:50:54.360 tank is proposed on the west portion of the property. 00:50:54.360 --> 00:50:59.800 On the wastewater side, the city is already have plans and design for this Clear Creek 00:50:59.800 --> 00:51:00.800 Interceptor. 00:51:00.800 --> 00:51:03.280 I'm sorry, this is the lower picture. 00:51:03.280 --> 00:51:08.640 The city is in design on this Clear Creek Interceptor and has a proposed treatment plant 00:51:08.640 --> 00:51:14.840 at Clear Creek, and so the developer would construct wastewater facilities from the project 00:51:14.840 --> 00:51:24.180 site up here into the north down to that Clear Creek Interceptor. 00:51:24.180 --> 00:51:30.720 On the park side, so the development is required under the Parksland Dedication Ordinance to 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 00:51:38.600 --> 00:51:41.320 space within the development. 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. 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 00:51:53.800 --> 00:51:58.000 you can see here in yellow the three neighborhood parks that are being proposed. 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 00:52:04.600 --> 00:52:09.040 use paths along the roadways. 00:52:09.040 --> 00:52:15.240 Not shown on this is additional amenities, including pocket parks and private HOA amenities 00:52:15.240 --> 00:52:17.360 that would be included as well. 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 00:52:23.440 --> 00:52:27.980 park systems throughout the entire site. 00:52:27.980 --> 00:52:32.400 On the park side, the developer is required to construct and maintain all of the park 00:52:32.400 --> 00:52:33.400 systems. 00:52:33.400 --> 00:52:37.720 So the mowing the grass in the parks, the maintaining the landscaping within the parks, 00:52:37.720 --> 00:52:43.400 that would be all funded through the development and not a cost to the city. 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 00:52:50.120 --> 00:52:51.120 easement. 00:52:51.120 --> 00:52:55.800 The flowage easement is for the release of the dam at Lake Ray Roberts. 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 00:53:01.440 --> 00:53:04.160 be built within that. 00:53:04.160 --> 00:53:10.240 And so the main point of that flowage easement is there's no habitable structures. 00:53:10.240 --> 00:53:15.360 But there can be park amenities within there with approval by the Corps. 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 00:53:20.680 --> 00:53:22.140 the 100-year floodplain. 00:53:22.140 --> 00:53:27.480 So 181 acres of that is outside of what we typically consider floodplain. 00:53:27.480 --> 00:53:33.840 So they have the ability also to work with the Corps of Engineers to reduce that. 00:53:33.840 --> 00:53:41.600 But there will be a minimum of 250 acres within that central park. 00:53:41.600 --> 00:53:46.180 This commission will see more detail on the zoning request as it comes forward in November. 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 00:53:53.040 --> 00:53:58.080 throughout the development that you can see here in the different shading on the map. 00:53:58.080 --> 00:54:02.160 They're also proposing to generally follow the development code with some additional deviations 00:54:02.160 --> 00:54:06.440 and enhancements that include standards for zero lot line homes. 00:54:06.440 --> 00:54:11.720 They have an established mix of residential uses with maximum numbers and dimensions for 00:54:11.720 --> 00:54:16.520 lot sizes that the developer will have in their presentation. 00:54:16.520 --> 00:54:21.680 They also have established increases for landscaping, fencing, and building standards. 00:54:21.680 --> 00:54:27.240 And they're providing for unique roadway cross-sections. 00:54:27.240 --> 00:54:31.600 In addition to the zoning change, this commission will consider a comprehensive plan amendment 00:54:31.600 --> 00:54:33.600 and mobility plan amendments. 00:54:33.600 --> 00:54:38.440 So the comprehensive plan amendment is to change it from the agricultural use that it 00:54:38.440 --> 00:54:43.760 received when it was annexed into the city to match the zoning that's being proposed. 00:54:43.760 --> 00:54:51.640 And then the mobility plan amendment is to correct for a deviation on this portion of 00:54:51.640 --> 00:54:54.460 the design that you can see here. 00:54:54.460 --> 00:55:00.840 The original mobility plan amendment had this east-west roadway going through this large 00:55:00.840 --> 00:55:05.960 floodplain area that would have required a large bridge expanse to cross it. 00:55:05.960 --> 00:55:11.400 So the developer is proposing to move this roadway further south and then cross at a 00:55:11.400 --> 00:55:14.420 different point of this floodplain. 00:55:14.420 --> 00:55:18.320 In addition to that, the travel demand model that was done supports the ability to make 00:55:18.320 --> 00:55:22.200 that change. 00:55:22.200 --> 00:55:25.040 So overall, what are the benefits to the city? 00:55:25.040 --> 00:55:30.480 In the agreements that we've negotiated, they would have funding contributions of $7.5 million 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 00:55:37.600 --> 00:55:42.840 works facility to be located near this area in the future, and then $3 million towards 00:55:42.840 --> 00:55:45.840 the city's affordable housing program. 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, 00:55:52.340 --> 00:55:57.240 and then 42.5 acres for parks outside of the flow of easement. 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 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 00:56:07.820 --> 00:56:12.920 accessible for anybody in the area to use. 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 00:56:19.960 --> 00:56:22.000 by the Parkland Dedication Ordinance. 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 00:56:27.480 --> 00:56:31.400 our water line, and then constructing the elevated storage tank. 00:56:31.400 --> 00:56:35.800 Also, they're generally following the city's typical development process with those few 00:56:35.800 --> 00:56:39.260 deviations that I mentioned on the zoning slide. 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 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 00:56:50.960 --> 00:56:58.240 $38 million in net revenue to the city over 40 years. 00:56:58.240 --> 00:57:03.080 So next steps, the developer representative will come up and present, and then we'll have 00:57:03.080 --> 00:57:04.720 an opportunity for questions. 00:57:04.720 --> 00:57:10.440 But we're seeking this commission's feedback on this as the item moves forward. 00:57:10.440 --> 00:57:14.760 This will come back before the board on November 19th for the Zoning Comprehensive and Mobility 00:57:14.760 --> 00:57:16.840 Plan public hearings. 00:57:16.840 --> 00:57:21.680 And then on December 2nd, city council will consider the agreements, and then the Zoning 00:57:21.680 --> 00:57:24.880 Comprehensive Plan and Mobility Plan. 00:57:24.880 --> 00:57:31.800 And with that, I'll let Alexa Knight come and go through their slides. 00:57:31.800 --> 00:57:37.360 Good evening, Mr. Chairman, commissioners. 00:57:37.360 --> 00:57:38.480 My name is Alexa Knight. 00:57:38.480 --> 00:57:44.420 I'm with Dakey Law in representing Old Prosper Partners on this zoning case. 00:57:44.420 --> 00:57:46.280 So thank you for your time this evening. 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 00:57:51.400 --> 00:57:53.680 has a lot of moving parts. 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 00:57:59.880 --> 00:58:01.440 associated with it. 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 00:58:04.560 --> 00:58:08.760 done a very detailed report, but we do have the entire development team here. 00:58:08.760 --> 00:58:14.320 So if you have specific questions on engineering, traffic, environmental, what have you, developer, 00:58:14.320 --> 00:58:17.640 we've got somebody here to be able to answer those questions for you. 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 00:58:24.960 --> 00:58:27.080 in the northern part of the city of Denton. 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. 00:58:34.520 --> 00:58:39.020 When it is fully built out, it's a $5.1 billion value project. 00:58:39.020 --> 00:58:44.400 It's not small potatoes, it's something to be taken seriously for certain. 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 00:58:49.440 --> 00:58:51.040 master plan community. 00:58:51.040 --> 00:58:55.760 And what that means, it's building that fabric for that overall community. 00:58:55.760 --> 00:58:57.800 It's creating a sense of place. 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 00:59:02.240 --> 00:59:03.960 move up and stay within the community. 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? 00:59:07.920 --> 00:59:11.880 We want people to stay and remain in the community. 00:59:11.880 --> 00:59:15.480 And some of the benefits of that is having a trail system. 00:59:15.480 --> 00:59:21.000 We're heavy on public parks, open space, community centers, public schools, supporting retail 00:59:21.000 --> 00:59:23.600 and fire and police stations. 00:59:23.600 --> 00:59:27.800 Charlie pointed out the infrastructure, the roadway infrastructure that's around it. 00:59:27.800 --> 00:59:31.920 You have what we believe will be the outer loop coming to the south of it. 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 00:59:39.000 --> 00:59:41.560 coming along the north side. 00:59:41.560 --> 00:59:50.880 Along the southern side is Shepherd and Gribble Springs Road. 00:59:50.880 --> 00:59:54.320 With regard to not repeating things, I do want to repeat these because they are worth 00:59:54.320 --> 00:59:57.240 repeating. 00:59:57.240 --> 01:00:00.520 These are the benefits for supporting this master plan community. 01:00:00.520 --> 01:00:05.180 It is a benefit for the city and the surrounding community and the developer. 01:00:05.180 --> 01:00:06.680 It's a win-win for everybody. 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 01:00:11.120 --> 01:00:17.520 master plan community, we are able to do all the planning, majority of the planning up 01:00:17.520 --> 01:00:18.520 front, right? 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 01:00:22.080 --> 01:00:23.080 a zoning case. 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. 01:00:26.280 --> 01:00:29.200 There's a lot of due diligence up front. 01:00:29.200 --> 01:00:33.540 And so because of that, we had a couple of community meetings. 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 01:00:39.280 --> 01:00:42.360 had a good turnout for both meetings. 01:00:42.360 --> 01:00:44.680 Not everybody was a repeat. 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 01:00:49.480 --> 01:00:50.780 coming. 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. 01:00:54.400 --> 01:00:57.360 The city knows what they're going to get for the next 20 years. 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 01:01:01.120 --> 01:01:04.980 parcels and you're, because that's difficult for a city, right? 01:01:04.980 --> 01:01:08.680 Trying to weave that plan together that you want to see. 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 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 01:01:17.720 --> 01:01:19.280 the city also. 01:01:19.280 --> 01:01:21.580 So that's what we define as smart growth. 01:01:21.580 --> 01:01:24.640 The neighbors know what is being planned next door. 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 01:01:30.920 --> 01:01:33.040 and parkland and open space. 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, 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. 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. 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 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 01:02:07.480 --> 01:02:08.680 and everything. 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 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 01:02:20.400 --> 01:02:23.960 facility, three million to affordable housing. 01:02:23.960 --> 01:02:27.280 On top of that, there are land gifts. 01:02:27.280 --> 01:02:32.360 So two fire stations, total of six acres, the city parkland again, the requirement is 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 01:02:40.040 --> 01:02:43.400 easement for water transmission line, elevated storage tank. 01:02:43.400 --> 01:02:45.560 And this number is already outdated. 01:02:45.560 --> 01:02:48.920 It's actually 16 million for an offsite wastewater improvements. 01:02:48.920 --> 01:02:54.720 There are two trunk lines that come up to the south portion of the tract. 01:02:54.720 --> 01:02:55.840 All right. 01:02:55.840 --> 01:02:56.840 Planning and zoning. 01:02:56.840 --> 01:03:03.880 So this is your bread and butter, your comprehensive plan, which was approved back in 2022. 01:03:03.880 --> 01:03:05.120 This is a picture of that. 01:03:05.120 --> 01:03:07.720 This yellow star represents where the property is. 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 01:03:13.480 --> 01:03:15.720 2008 and nine. 01:03:15.720 --> 01:03:20.640 So in everything that's crosshatched, that's around it, that all represents ETJ. 01:03:20.640 --> 01:03:26.960 So we are the northern portion of it. 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 01:03:32.000 --> 01:03:34.280 know, the leapfrog development. 01:03:34.280 --> 01:03:39.760 And what he was referring to was, you know, this piece right here, because the development 01:03:39.760 --> 01:03:41.840 today to the city comes out to here. 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, 01:03:46.080 --> 01:03:51.240 pulled up the city GIS system and all this flow down here. 01:03:51.240 --> 01:03:54.680 I mean, this is basically riddled with floodplain. 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 01:04:01.400 --> 01:04:02.720 of floodplain. 01:04:02.720 --> 01:04:05.720 And then we are the next logical development area. 01:04:05.720 --> 01:04:12.520 So the next 2500 acres up to the north. 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 01:04:16.920 --> 01:04:18.560 with zoning. 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 01:04:22.340 --> 01:04:25.200 a bit that goes along with it. 01:04:25.200 --> 01:04:29.800 We had, as Charlie mentioned, the pre-application meeting a year ago. 01:04:29.800 --> 01:04:32.440 We submitted a zoning application. 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 01:04:38.400 --> 01:04:41.460 to a PD, the comp plan has to be changed. 01:04:41.460 --> 01:04:42.640 So we have a comp plan amendment. 01:04:42.640 --> 01:04:45.800 We also have a thoroughfare plan amendment that I'll touch on. 01:04:45.800 --> 01:04:49.540 We've done our traffic assessment, the TSC was approved. 01:04:49.540 --> 01:04:52.160 We have the environmental assessment that was also approved. 01:04:52.160 --> 01:04:55.200 And then we have two agreements, the project agreement and the operating agreement that 01:04:55.200 --> 01:04:59.000 goes along with the deal and with the district. 01:04:59.000 --> 01:05:02.640 That's not the last you'll see of us with each phase we come through. 01:05:02.640 --> 01:05:07.120 Of course, we'll have the traffic, the drainage environment assessment and the civil engineering 01:05:07.120 --> 01:05:09.900 and the final plat for each phase. 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 01:05:15.440 --> 01:05:17.320 density of R7. 01:05:17.320 --> 01:05:19.160 Then we have the neighborhood commercial. 01:05:19.160 --> 01:05:28.560 And then along the more the greater arterials, we'll have the regional commercial. 01:05:28.560 --> 01:05:33.020 The rooftops have to come first, then you have to have the commercial. 01:05:33.020 --> 01:05:37.640 One for a good master plan community would like to have the commercial embedded into 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. 01:05:45.240 --> 01:05:48.240 All right. 01:05:48.240 --> 01:05:53.280 This is our development plan, which again shows the different zoning categories here, 01:05:53.280 --> 01:05:54.280 the R4 and R7. 01:05:54.280 --> 01:06:00.640 It is a residential community and we have 26 phases in here. 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 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 01:06:11.920 --> 01:06:15.120 a 20 year life as far as build out in here. 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 01:06:18.800 --> 01:06:20.720 family rooftops out there. 01:06:20.720 --> 01:06:29.720 The underwriting is about 400 homes per year and that of course depends on market demand. 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 01:06:34.840 --> 01:06:40.600 the fabric of land use within the community and it's creating that community. 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 01:06:46.520 --> 01:06:47.520 communities. 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 01:06:54.480 --> 01:06:57.160 we want to provide a variety of residential products. 01:06:57.160 --> 01:07:00.120 So that includes town homes and it includes the multi-family. 01:07:00.120 --> 01:07:02.760 We have about 1,500 multi-family units. 01:07:02.760 --> 01:07:05.600 We've set that cap on it. 01:07:05.600 --> 01:07:07.560 That's about four multi-family deals. 01:07:07.560 --> 01:07:10.000 Certainly wouldn't start off the bat. 01:07:10.000 --> 01:07:12.400 It would start with single family homes. 01:07:12.400 --> 01:07:19.300 We have the three school districts, two school districts, three schools. 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 01:07:26.560 --> 01:07:30.000 is the Sanger Elementary School over here. 01:07:30.000 --> 01:07:32.160 The Central Park runs through here. 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 01:07:36.920 --> 01:07:40.960 of the property as well. 01:07:40.960 --> 01:07:44.160 These are some of the architectural product types that you might see. 01:07:44.160 --> 01:07:49.760 These represent 50, 60, and 70 foot wide lots. 01:07:49.760 --> 01:07:53.840 These could represent the 40 foot wide lots. 01:07:53.840 --> 01:07:59.540 This is a cottage product with a central esplanade. 01:07:59.540 --> 01:08:06.240 As the project becomes more developed, this could be options for the different town homes 01:08:06.240 --> 01:08:10.560 and live work components. 01:08:10.560 --> 01:08:14.320 The commercial, this is a scale. 01:08:14.320 --> 01:08:19.600 Again, as the project develops, this is some of the multi-family product that could be 01:08:19.600 --> 01:08:22.300 envisioned for the project. 01:08:22.300 --> 01:08:30.560 Those will be embedded in the MN zoning locations. 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. 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 01:08:45.640 --> 01:08:50.560 space, the park land and it excludes any of the additional trails and the neighborhood 01:08:50.560 --> 01:08:53.040 pocket parks that Charlie discussed. 01:08:53.040 --> 01:08:57.840 We are meeting the requirement of the half mile radius of every home. 01:08:57.840 --> 01:09:03.000 I think that's an excellent requirement within a community, especially one of this size. 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 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 01:09:13.320 --> 01:09:17.560 your bike, you can navigate your way through this community. 01:09:17.560 --> 01:09:22.480 The dash line represents the 13 and a half miles of trail space. 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 01:09:28.640 --> 01:09:31.240 run marathons and then got into trail running. 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 01:09:37.920 --> 01:09:38.920 system. 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 01:09:41.960 --> 01:09:48.680 sidewalk and then go find a trail, that's a huge amenity. 01:09:48.680 --> 01:09:53.400 We have identified on here the school sites in blue. 01:09:53.400 --> 01:09:57.280 These represent the private amenity centers. 01:09:57.280 --> 01:10:02.000 This is the over 102 acres of green space on the western side. 01:10:02.000 --> 01:10:06.800 The eastern side, this is the 338 acre central park. 01:10:06.800 --> 01:10:14.040 These green areas represent the public parks also, as do these smaller yellow, which is 01:10:14.040 --> 01:10:19.420 about 12 acres total. 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 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 01:10:29.400 --> 01:10:34.720 neighbors because it's hard to envision what 338 acres is for the lay person, right? 01:10:34.720 --> 01:10:37.920 That's the size of 256 football fields. 01:10:37.920 --> 01:10:39.800 It's a huge area. 01:10:39.800 --> 01:10:45.280 This picture is taken where the yellow star is located, so right in the center here. 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 01:10:50.120 --> 01:10:55.080 the thoroughfare plan amendment, is this beautiful central park area. 01:10:55.080 --> 01:11:00.040 When we met with the parks department, they too were having difficulty understanding the 01:11:00.040 --> 01:11:04.960 concept of the size and what you could really do with this acreage. 01:11:04.960 --> 01:11:06.620 This is not the plan. 01:11:06.620 --> 01:11:12.300 This is an exercise only to figure out, okay, well, what can we fit in there? 01:11:12.300 --> 01:11:15.680 This is within that 20 acres of uplands area. 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 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. 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 01:11:27.680 --> 01:11:35.280 parking around it, but that way you have ball fields here, soccer fields, amphitheater over 01:11:35.280 --> 01:11:40.640 here, other parking, trail systems all through along here, trail heads. 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 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 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 01:11:57.600 --> 01:11:58.600 area. 01:11:58.600 --> 01:12:05.800 These are examples that we showed the community with regard to trail heads, and this represents 01:12:05.800 --> 01:12:12.280 the half mile radius around each home, and we certainly meet that, and with regard to 01:12:12.280 --> 01:12:18.560 the active and passive different amenities that could be envisioned within the overall 01:12:18.560 --> 01:12:21.400 project. 01:12:21.400 --> 01:12:26.720 This is the mobility plan and the thoroughfare plan that would come before you. 01:12:26.720 --> 01:12:31.240 What's in the upper left hand corner there represents that is your thoroughfare plan, 01:12:31.240 --> 01:12:36.400 and so it's a nicely gridded out H of arterials. 01:12:36.400 --> 01:12:40.440 Well unfortunately that H goes right through that central park, right through that pond 01:12:40.440 --> 01:12:42.440 at the widest point. 01:12:42.440 --> 01:12:46.480 From an environmental perspective, you don't want that. 01:12:46.480 --> 01:12:48.800 From a land planning perspective, you don't want that. 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 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 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 01:13:06.520 --> 01:13:11.040 portion that would need a variance, and city staff is supporting that. 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 01:13:18.640 --> 01:13:23.160 not cause any problem with those. 01:13:23.160 --> 01:13:26.080 These are the typical cross sections. 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 01:13:31.480 --> 01:13:35.800 that we have in both of these roadway cross sections. 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 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 01:13:48.680 --> 01:13:49.680 right of way. 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 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 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 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 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 01:14:15.160 --> 01:14:19.080 those throughout the project. 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 01:14:24.040 --> 01:14:27.560 it's really going to be something excellent. 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 01:14:32.680 --> 01:14:34.000 you're getting. 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 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. 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 01:14:56.040 --> 01:14:58.720 annually coming in to the city. 01:14:58.720 --> 01:15:05.400 Gifting contributions, $7.5 million, and then for the city we're gifting these land areas 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 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 01:15:16.720 --> 01:15:23.400 be joint facilities, and $16 million with offsite utilities. 01:15:23.400 --> 01:15:27.600 So with that we're here to answer any questions that you may all have. 01:15:27.600 --> 01:15:30.000 Thank you. 01:15:30.000 --> 01:15:31.000 Questions? 01:15:31.000 --> 01:15:32.000 Commissioner Riggs. 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 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 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. 01:15:46.720 --> 01:15:49.720 Thank you. 01:15:49.720 --> 01:15:52.560 Commissioner McDade? 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 01:15:59.840 --> 01:16:06.400 $3 million to the city for affordable housing, or will you have affordable housing in your 01:16:06.400 --> 01:16:07.400 plans? 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. 01:16:13.280 --> 01:16:15.400 But you will have multifamily out there? 01:16:15.400 --> 01:16:22.840 Yes, ma'am, in addition to town home product, yes. 01:16:22.840 --> 01:16:23.840 Commissioner McDuff? 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 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. 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 01:16:40.880 --> 01:16:52.800 talking about, and that is the tiny homes and the different types of houses and different 01:16:52.800 --> 01:16:58.720 models and a thread throughout our discussion since I've been on the commission, and the 01:16:58.720 --> 01:17:07.960 need for more town homes and not so many multifamily builds. 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 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 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. 01:17:33.160 --> 01:17:34.160 Thank you for that. 01:17:34.160 --> 01:17:41.240 Commissioner Meyer? 01:17:41.240 --> 01:17:48.000 I would like to second Commissioner McDuff's thoughts as well, because that was one of 01:17:48.000 --> 01:17:49.940 the things I noticed. 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 01:17:56.320 --> 01:18:01.400 tired of apartments, and I think currently, even though we don't have numbers, it seems 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 01:18:06.840 --> 01:18:10.560 on what's happening and what the needs of the community are going to be, especially 01:18:10.560 --> 01:18:18.280 when you're looking at a 17-year build timeframe. 01:18:18.280 --> 01:18:24.440 But definitely, you hear, not only in North Texas, not only in Denton County, but even 01:18:24.440 --> 01:18:31.120 throughout the United States, that our younger generation, and I bought my first house when 01:18:31.120 --> 01:18:33.560 I was 20. 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 01:18:42.320 --> 01:18:43.320 for a house. 01:18:43.320 --> 01:18:45.600 Now, granted, I didn't. 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, 01:18:53.040 --> 01:18:55.720 but that's what it was back then. 01:18:55.720 --> 01:19:02.320 We're trying to figure out a way to work with the home builders, 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 01:19:08.280 --> 01:19:13.120 discussions that part of the problem with the cost of housing 01:19:13.120 --> 01:19:17.360 that's gone up is because the cost of land is going up. 01:19:17.360 --> 01:19:22.320 And so trying to figure out a way where cities and developers and 01:19:22.320 --> 01:19:31.280 builders can work to have affordable housing where our younger generation. 01:19:31.280 --> 01:19:35.360 because this is really going to be the kids in elementary school. 01:19:35.360 --> 01:19:37.680 This is going to be your first time home buyers. 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. 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. 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. 01:19:56.040 --> 01:20:00.560 I'm not a huge fan of the zero lot line personally, 01:20:00.560 --> 01:20:04.720 just because then you look out into a sea of rooftops. 01:20:04.720 --> 01:20:11.280 So again, it's finding that balance of making sure that you are, 01:20:11.280 --> 01:20:18.240 a developer's making the money on their return, because there is that aspect of it. 01:20:18.240 --> 01:20:21.160 But also making sure that people can afford it. 01:20:21.160 --> 01:20:27.240 I noticed that, I know it has the Denton County outer loop, 01:20:27.240 --> 01:20:33.280 but it's in the maps here, it's being called the proposed regional outer loop. 01:20:33.280 --> 01:20:36.560 Are we for sure that's where the location is going to be? 01:20:36.560 --> 01:20:41.040 And it's not going to interfere with this development. 01:20:41.040 --> 01:20:45.280 And that when you're building some of these houses, you're not going to be, 01:20:47.280 --> 01:20:49.680 their backyards aren't going to be looking at. 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. 01:20:54.200 --> 01:20:56.200 No one is for certain where the alignments are. 01:20:56.200 --> 01:20:57.400 >> Where it's going to end up at? 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. 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%. 01:21:11.880 --> 01:21:15.680 >> So A could go right through the middle of it, is that what I'm seeing? 01:21:15.680 --> 01:21:17.440 >> Correct. 01:21:17.440 --> 01:21:19.880 >> I have not seen an exact alignment on that. 01:21:19.880 --> 01:21:21.360 This is still a feasibility. 01:21:21.360 --> 01:21:24.360 >> Yeah, sorry, if you could come to the mic, please. 01:21:24.360 --> 01:21:34.560 >> So when, I guess I need to get closer to the mic. 01:21:34.560 --> 01:21:37.120 All right, so this is still in the feasibility stage. 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. 01:21:43.360 --> 01:21:48.960 I have not seen exactly where that A is because it's a broad range. 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. 01:21:53.640 --> 01:21:55.840 They're looking at a five to 1,000 foot section. 01:21:55.840 --> 01:21:59.560 It's kind of a massive location. 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, 01:22:11.240 --> 01:22:16.000 that could be like phase 15, phase 13, 14, 9. 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, 01:22:24.760 --> 01:22:29.800 working with the city and might have to reconfigure what that could potentially look like? 01:22:29.800 --> 01:22:34.320 >> Potentially, but once a route's selected, they go to schematic phase. 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. 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. 01:22:51.240 --> 01:22:54.080 >> And my next question, I think this is my final one. 01:22:54.080 --> 01:22:58.880 This might be a question for city staff as well as kind of for the developer. 01:22:58.880 --> 01:23:04.640 We're looking at 15,000 homes between Hunter and Coal Ranch and 01:23:04.640 --> 01:23:10.360 now another potential 9,100, almost 9,200 units here in Craver. 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. 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? 01:23:28.960 --> 01:23:37.560 >> Yeah, so this area was identified as part of the future comprehensive plan. 01:23:37.560 --> 01:23:42.480 This is an area within the city, so with regard to the housing, then yes, 01:23:42.480 --> 01:23:46.920 it was contemplated that this area would develop in the future. 01:23:46.920 --> 01:23:53.080 And then I will also add to that there's some additional 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. 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 01:24:03.640 --> 01:24:06.440 we'll be looking at all of that information again as well. 01:24:06.440 --> 01:24:10.200 >> You mean external, like the developers are demanding, like we need more space, like? 01:24:10.200 --> 01:24:13.440 >> No, no, like external, outside of city limits. 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. 01:24:18.600 --> 01:24:19.560 >> Okay, thank you. 01:24:19.560 --> 01:24:20.060 >> Mm-hm. 01:24:23.760 --> 01:24:28.720 >> I'd also want to add, with regard to this community, a couple things. 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. 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. 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. 01:24:47.640 --> 01:24:51.160 That's the reason why we chose that. 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. 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. 01:25:01.840 --> 01:25:06.800 With regard to looking at, one of the things I discussed last night with council is, 01:25:06.800 --> 01:25:10.920 let's look at the macro here in the United States of what's happening. 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 01:25:15.040 --> 01:25:19.160 sure to live in, they're very expensive, and the land is very expensive. 01:25:19.160 --> 01:25:22.040 It's expensive to do business, it's expensive to live. 01:25:22.040 --> 01:25:27.080 So we have been seeing and experiencing here in Texas that influx of people. 01:25:27.080 --> 01:25:30.600 And North Denton is, I mean, it's coming. 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, 01:25:36.840 --> 01:25:39.640 there are different reasons why that each would succeed. 01:25:39.640 --> 01:25:45.280 But again, we're underwriting 400 units a year, it's not a bajillion units either. 01:25:45.280 --> 01:25:49.240 So as with any sort of development, they complement one another and 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. 01:25:52.600 --> 01:26:00.240 >> Excuse me, my name is Jim Knight, my company is the engineer for the project. 01:26:00.240 --> 01:26:01.760 I wanted to add a couple things to help. 01:26:01.760 --> 01:26:07.680 We, and Jennifer addressed this appropriately on that proposed outer loop alignment. 01:26:07.680 --> 01:26:12.600 What we do know is that the crossing at I-35 is at Milam Road. 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 01:26:17.720 --> 01:26:21.360 shown on the map, so we know for a fact where it's gonna cross. 01:26:21.360 --> 01:26:24.720 Now, it's just the geometry that lays it out there. 01:26:24.720 --> 01:26:28.040 The other thing I would suggest on the multifamily, and Mrs. 01:26:28.040 --> 01:26:31.280 Knight is correct, is our current performer, 01:26:31.280 --> 01:26:34.600 we don't show any multifamily in here being delivered for ten years. 01:26:34.600 --> 01:26:39.760 I mean, she addressed it earlier in presentation, this is against a single 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 01:26:44.760 --> 01:26:46.680 fabric driven community. 01:26:46.680 --> 01:26:49.180 Thank you. 01:26:49.180 --> 01:26:59.720 >> Other questions, Commissioner Ketchersid, is that appropriate? 01:26:59.720 --> 01:27:02.200 I'm sorry, this is our first meeting together, so. 01:27:02.200 --> 01:27:03.360 >> No, Ketchersid is right. 01:27:03.360 --> 01:27:04.600 >> Very good. 01:27:04.600 --> 01:27:13.800 So, my question is, you had said that there's a lot of green space. 01:27:13.800 --> 01:27:18.560 Where it's at, how is that going to stay green? 01:27:18.560 --> 01:27:20.640 Like, where's the water gonna come from? 01:27:20.640 --> 01:27:26.600 >> As far as where's the water gonna come from, 01:27:26.600 --> 01:27:28.880 can you explain a little bit more what you mean there? 01:27:28.880 --> 01:27:33.080 >> Well, there's a lot of parks, right? 01:27:33.080 --> 01:27:38.320 So we're gonna have to water the grass, 01:27:38.320 --> 01:27:41.080 keep those things green for it to be green space. 01:27:41.080 --> 01:27:42.080 >> I understand. 01:27:42.080 --> 01:27:46.320 Yeah, so the development is proposing to have wells that would 01:27:46.320 --> 01:27:48.920 be used for irrigation only on the property. 01:27:48.920 --> 01:27:51.480 >> Very good, thank you. 01:27:51.480 --> 01:27:56.760 >> Yeah, and we do have the option in our agreements to have reclaimed water. 01:27:56.760 --> 01:27:59.680 So part of the, thank you for that, Alexa. 01:27:59.680 --> 01:28:04.640 So part of the strategy for water utility team is when we're constructing or 01:28:04.640 --> 01:28:08.800 making improvements to our current treatment plants. 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. 01:28:15.320 --> 01:28:21.360 So the long term plan for the city is that we would, at the treatment plants, 01:28:21.360 --> 01:28:27.720 run pipe back up to allow that water to be used for irrigation. 01:28:29.760 --> 01:28:30.600 >> Very good, thank you. 01:28:30.600 --> 01:28:42.880 >> I got a couple, you mentioned that the perimeter streets 01:28:42.880 --> 01:28:47.800 that are on the border between city and county land. 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 01:28:54.480 --> 01:28:59.240 border where nobody really knew who was gonna 01:28:59.240 --> 01:29:03.640 maintain the street and it went for decades without being maintained at all. 01:29:03.640 --> 01:29:06.160 Obviously, this would have a lot more eyes on it and 01:29:06.160 --> 01:29:08.520 there's a developer agreement and that sort of thing. 01:29:08.520 --> 01:29:14.920 Has that been talked about with the county yet or is that still in flux? 01:29:14.920 --> 01:29:18.440 >> Yeah, so we've actually been talking with the developer about this. 01:29:18.440 --> 01:29:22.840 What would happen on at least the county's portion of roadways adjacent to 01:29:22.840 --> 01:29:27.120 the property is the developer would construct improvements adjacent to 01:29:27.120 --> 01:29:32.040 the property to the textile roadways to the west and east of the property. 01:29:32.040 --> 01:29:37.120 The traffic demand modeling shows just a few hundred trips in between those 01:29:37.120 --> 01:29:42.360 sections, so the improvements would be limited to the areas adjacent to 01:29:42.360 --> 01:29:46.400 the property and to the east and west to 2153 and 2164. 01:29:46.400 --> 01:29:49.640 >> Okay, but they're both textile roadways, they're not county roads. 01:29:49.640 --> 01:29:53.760 >> Yeah, just the southern boundary is a county road, so 01:29:53.760 --> 01:29:55.840 it's Gribble Springs and Shepherd Road here. 01:29:55.840 --> 01:29:57.360 >> Okay, thank you. 01:29:57.360 --> 01:30:01.680 If you could go back to your infrastructure slide. 01:30:01.680 --> 01:30:05.200 We had all the bullets of, yes, perfect. 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, 01:30:12.580 --> 01:30:18.000 one of the, like a county mud municipal utility district that you mentioned. 01:30:18.000 --> 01:30:21.920 Could you briefly cover how this would be different 01:30:21.920 --> 01:30:25.760 if in 2008 this land was not annexed? 01:30:25.760 --> 01:30:31.280 And we were sitting here learning about a county mud proposal that was in the ETJ. 01:30:31.280 --> 01:30:37.400 >> Yeah, I think the biggest difference would be property tax collection. 01:30:37.400 --> 01:30:39.000 So that's the obvious one. 01:30:39.000 --> 01:30:41.400 So the fact that this is in the city limits, 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. 01:30:46.080 --> 01:30:50.080 This is within our certificate of convenience and necessity. 01:30:50.080 --> 01:30:55.960 So that means that the city has an obligation to provide water and 01:30:55.960 --> 01:30:58.400 wastewater service to the area. 01:30:58.400 --> 01:31:07.040 So what we've been doing with municipal utility districts in the recent past is 01:31:07.040 --> 01:31:13.040 that one of our goals as a city is to promote regionalism and 01:31:13.040 --> 01:31:21.200 to prevent the use of groundwater for developments to use for their potable water. 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 01:31:28.200 --> 01:31:34.000 the edge of our city limits to get into agreements with them so 01:31:34.000 --> 01:31:37.840 that we can have them use city services where it's applicable. 01:31:37.840 --> 01:31:43.880 So in the instance of this, where it's different is they're helping to construct 01:31:43.880 --> 01:31:46.800 some of the infrastructure to get there. 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. 01:31:51.520 --> 01:31:53.880 There'll be a fabric of the city of Denton in the future and 01:31:53.880 --> 01:31:55.880 that we collect property tax from it. 01:31:55.880 --> 01:32:03.120 >> Okay, and am I correct in imagining that maybe it's different with different 01:32:03.120 --> 01:32:08.400 developer agreements, but in that case, the waterline, for instance, 01:32:08.400 --> 01:32:13.240 would be the developer's responsibility to build out to the property, 01:32:13.240 --> 01:32:14.120 to the subject property? 01:32:14.120 --> 01:32:17.600 >> So it depends. 01:32:17.600 --> 01:32:23.480 So the responsibility of the developer is if it's in the city's impact fee 01:32:23.480 --> 01:32:27.800 schedule, then if they construct improvements on that schedule, 01:32:27.800 --> 01:32:30.520 then it would be eligible for impact fee credits. 01:32:30.520 --> 01:32:36.240 If it wasn't something that the city plans to build, then it wouldn't be. 01:32:36.240 --> 01:32:41.440 >> Okay, and then when you say, obviously we wouldn't get city tax revenue, 01:32:41.440 --> 01:32:46.040 the roadways and drainage, that would not be the city's liability for 01:32:46.040 --> 01:32:49.160 maintenance and replacement as well, right? 01:32:49.160 --> 01:32:54.800 >> Yeah, it would be cut, well, mostly in the mud districts, then the municipal 01:32:54.800 --> 01:32:58.920 utility district itself would fund the maintenance of the drainage and 01:32:58.920 --> 01:32:59.960 roadway infrastructure. 01:32:59.960 --> 01:33:02.800 >> Thank you. 01:33:02.800 --> 01:33:11.400 The, okay, a couple comments concerning the comp plan. 01:33:11.400 --> 01:33:16.720 I appreciate your comments on what you view as smart growth and 01:33:16.720 --> 01:33:17.880 leapfrog development. 01:33:17.880 --> 01:33:24.080 All the conversations I've seen here at PNZ and 01:33:24.080 --> 01:33:29.040 council in the last ten years have been about how we don't want leapfrog 01:33:29.040 --> 01:33:38.560 development and therefore we try to make sure that we're allowing development 01:33:38.560 --> 01:33:42.880 closer to town, has that policy changed? 01:33:42.880 --> 01:33:48.000 >> No, I don't think the policy has changed. 01:33:48.000 --> 01:33:52.640 I think this one is different in the instance that this was annexed as part of 01:33:52.640 --> 01:33:55.680 the city and intended to be developed in the future. 01:33:55.680 --> 01:34:01.480 There's the area that's within the southern portion north of the city, 01:34:01.480 --> 01:34:06.400 that area in the ETJ, but the city in 2008, 2009 took action 01:34:06.400 --> 01:34:10.040 specifically to annex this portion of the city with the intent that it was going to 01:34:10.040 --> 01:34:11.520 develop in the future. 01:34:11.520 --> 01:34:17.440 >> Okay, and sorry. 01:34:17.440 --> 01:34:20.520 >> And I'll just, if I can, I'll just add a little bit more. 01:34:20.520 --> 01:34:25.760 Even in the infrastructure portion, with the improvements to the Lake Ray Roberts 01:34:25.760 --> 01:34:29.320 treatment plant, the transmission line that's running in the northern part of 01:34:29.320 --> 01:34:33.880 the city through this property, and the Clear Creek interceptor that's being 01:34:33.880 --> 01:34:39.960 developed, it's with the intention that we are seeing development pressure 01:34:39.960 --> 01:34:46.400 to the north of Lute 288, and then especially along the I-35 corridor. 01:34:46.400 --> 01:34:50.040 So we're seeing that that's a trend in development going that way, and 01:34:50.040 --> 01:34:54.640 this is, so the city's preparing for that to become a reality in the future. 01:34:54.640 --> 01:34:55.240 >> Okay. 01:34:55.240 --> 01:34:59.240 >> [INAUDIBLE] 01:34:59.240 --> 01:35:09.320 >> Okay, with regard to the leapfrog development. 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 01:35:13.760 --> 01:35:17.840 shows, I mean, it really blows it up and shows this area. 01:35:17.840 --> 01:35:20.100 And so what I meant by leapfrog development, yes, 01:35:20.100 --> 01:35:22.240 it seems like it's a leapfrog development. 01:35:22.240 --> 01:35:27.840 But when this was annexed in 2008 and 9, they basically went up the roadway here 01:35:27.840 --> 01:35:30.680 and went 1,000 feet on either side of the roadway, right, and 01:35:30.680 --> 01:35:32.440 just grabbed those little parcels. 01:35:32.440 --> 01:35:36.360 But all of this area is in, there's a huge amount of floodplain here, so 01:35:36.360 --> 01:35:39.800 it's not developable, so we are the next development. 01:35:39.800 --> 01:35:45.840 So it's really not leapfrog development, it's the next acreage to be developed. 01:35:45.840 --> 01:35:48.320 Which is why I think the city annexed it and 01:35:48.320 --> 01:35:51.040 why they envisioned that it would be developed. 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 01:35:54.720 --> 01:36:01.440 to take in all 2,500 acres as a revenue generating service for your city. 01:36:01.440 --> 01:36:02.160 >> Okay. 01:36:02.160 --> 01:36:03.160 No, I appreciate that. 01:36:03.160 --> 01:36:11.160 I think I would just like some clarification, 01:36:11.160 --> 01:36:16.760 not right now, but in the future from staff, our comp plan says, 01:36:16.760 --> 01:36:20.240 in the land use element, it says the availability of green field land coupled 01:36:20.240 --> 01:36:24.760 with the demand for large single family detached dwelling residential subdivisions 01:36:24.760 --> 01:36:29.240 has facilitated development that outwardly expanded the suburban fringe 01:36:29.240 --> 01:36:32.240 at a relatively low density and intensity. 01:36:32.240 --> 01:36:36.880 This trend has resulted in a land use pattern that has tended to further extend 01:36:36.880 --> 01:36:41.040 distances between where people live, work, and shop, resulting in a rate of land 01:36:41.040 --> 01:36:47.920 consumption and sprawl which grew faster than the underlying growth of the population, 01:36:47.920 --> 01:36:52.920 producing an unsustainable trend that is costly for the city and taxpayers alike. 01:36:52.920 --> 01:36:57.160 Meanwhile, considerably more vacant land exists within the present city limits, 01:36:57.160 --> 01:37:01.840 both unplatted tracks and already planned and approved master plan communities 01:37:01.840 --> 01:37:05.240 than can be absorbed by the city's projected population growth over the next 01:37:05.240 --> 01:37:06.680 two decades and beyond. 01:37:06.680 --> 01:37:10.400 So like you said, maybe that's false now, I don't know. 01:37:10.400 --> 01:37:13.920 But I would just like some staff response to that over the next few weeks. 01:37:13.920 --> 01:37:16.480 - We'll bring it back with a comprehensive plan amendment discussion. 01:37:16.480 --> 01:37:25.960 - And yeah, I did want to, just for our commission understanding, 01:37:25.960 --> 01:37:31.240 a lot of these terms get confusing and I'm probably the worst about just 01:37:31.240 --> 01:37:34.400 throwing out a term. 01:37:34.400 --> 01:37:37.840 Certainly, everybody's free to define terms however they want. 01:37:37.840 --> 01:37:44.280 But the American Planning Association, how they define smart growth as they say, 01:37:44.280 --> 01:37:48.760 compact transit accessible pedestrian oriented mixed use development patterns 01:37:48.760 --> 01:37:55.560 and land reuse epitomize the application of principles of smart growth. 01:37:55.560 --> 01:38:00.400 In contrast to prevalent development practices, smart growth reinforces 01:38:00.400 --> 01:38:05.200 a larger share of regional growth within central cities, urbanized areas, 01:38:05.200 --> 01:38:11.360 inner suburbs and areas that are already served by infrastructure, I think it goes on. 01:38:11.360 --> 01:38:16.880 So just for context of some other definitions. 01:38:16.880 --> 01:38:23.280 Yeah, I'll say this looks like a superbly designed sort of bedroom residential 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. 01:38:30.840 --> 01:38:34.440 The concern I have is from a fiscal perspective, so I'll be interested to see 01:38:34.440 --> 01:38:40.080 once that fiscal analysis is complete and really see what that looks like 01:38:40.080 --> 01:38:44.960 from a bottoms up roll up of can we afford to maintain the streets 01:38:44.960 --> 01:38:46.520 and replace them when they fail. 01:38:46.520 --> 01:38:48.040 - Okay. - So thank you. 01:38:48.040 --> 01:38:54.760 Any other questions from the commission or comments? 01:38:54.760 --> 01:38:56.280 Commissioner MacDuff. 01:38:56.280 --> 01:39:02.040 - I just want to make sure that our comment, my comment and Commissioner Dyer's comment 01:39:02.040 --> 01:39:09.200 about the ratio of the town homes versus the multifamily is included in the staff 01:39:09.200 --> 01:39:12.280 commentary that we'll see later on. 01:39:12.280 --> 01:39:15.280 - Yeah, I think Haley will have that note. 01:39:15.280 --> 01:39:19.960 Yeah, and I do want to make another comment too that I think those are maximums 01:39:19.960 --> 01:39:21.120 in the zoning ordinance. 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 01:39:26.080 --> 01:39:29.640 set that yes, there will be this exact number of multifamily. 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. 01:39:44.560 --> 01:39:46.520 - Okay, not seeing any other questions. 01:39:46.520 --> 01:39:51.640 Thank you very much. 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 01:40:01.200 --> 01:40:03.600 and we'll be back in council chambers at 6.30. 01:40:03.600 --> 01:40:11.680 Thank you. 01:40:11.680 --> 01:40:12.520 - Good evening. 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 01:40:20.160 --> 01:40:22.480 Denton Planning and Zoning Commission to order. 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 01:40:27.000 --> 01:40:32.000 Texas Flag. 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 01:40:52.640 --> 01:40:53.640 which it stands, one nation under God, indivisible, with liberty and justice for all. 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 01:40:54.640 --> 01:40:55.640 which it stands, one nation under God, indivisible, with liberty and justice for all. 01:40:55.640 --> 01:40:56.640 - I pledge allegiance to the flag of the United States of America and to the republic 01:40:56.640 --> 01:40:57.640 for which it stands, one nation under God, indivisible, with liberty and justice for 01:40:57.640 --> 01:40:58.640 all. 01:40:58.640 --> 01:40:59.640 - I pledge allegiance to the flag of the United States of America and to the republic 01:40:59.640 --> 01:41:00.640 for which it stands, one nation under God, indivisible, with liberty and justice for 01:41:00.640 --> 01:41:01.640 all. 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 01:41:10.240 --> 01:41:12.480 from October 8th. 01:41:12.480 --> 01:41:21.920 Any questions or motion from the commission? 01:41:21.920 --> 01:41:22.920 Commissioner McDade? 01:41:22.920 --> 01:41:26.760 Motion to approve. 01:41:26.760 --> 01:41:28.860 That's a motion to approve. 01:41:28.860 --> 01:41:29.860 And Commissioner Riggs? 01:41:29.860 --> 01:41:30.860 I second. 01:41:30.860 --> 01:41:40.360 Seeing no questions, I'll call for a vote on the board. 01:41:40.360 --> 01:41:42.960 That item passes 7-0. 01:41:42.960 --> 01:41:52.560 Brings us to our consent agenda, item 3A, FR 25-001-0A, is the only item. 01:41:52.560 --> 01:41:59.760 Any questions or a motion on the consent agenda? 01:41:59.760 --> 01:42:01.320 Commissioner Riggs? 01:42:01.320 --> 01:42:04.680 Make a motion to approve the consent agenda. 01:42:04.680 --> 01:42:07.560 And Commissioner Garland? 01:42:07.560 --> 01:42:10.560 And I second to move forward with the consent agenda. 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. 01:42:23.120 --> 01:42:25.780 That item passes 7-0. 01:42:25.780 --> 01:42:41.860 Brings us to our items for individual consideration PZ 25-196. 01:42:41.860 --> 01:42:46.360 So this item is just consideration of your calendar for next year. 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 01:42:50.360 --> 01:42:54.760 we had this year, but there are a few exceptions for holidays accommodating for the school 01:42:54.760 --> 01:42:56.560 district spring break and things of that sort. 01:42:56.560 --> 01:43:01.660 But if you all have any concerns with the calendar, we can consider making modifications 01:43:01.660 --> 01:43:05.640 to it as needed. 01:43:05.640 --> 01:43:09.440 Any questions? 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 01:43:13.040 --> 01:43:14.040 Wednesdays. 01:43:14.040 --> 01:43:16.760 Yes, you're correct. 01:43:16.760 --> 01:43:23.720 We almost got an update to the council, the first city to have dueling councils. 01:43:23.720 --> 01:43:27.200 Okay. 01:43:27.200 --> 01:43:31.680 Any other questions or a motion? 01:43:31.680 --> 01:43:34.480 Commissioner Dyer? 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. 01:43:40.660 --> 01:43:45.280 And the calendar, right? 01:43:45.280 --> 01:43:46.280 The calendar. 01:43:46.280 --> 01:43:47.280 What did I, did I not say calendar? 01:43:47.280 --> 01:43:48.880 Just to approve the commission. 01:43:48.880 --> 01:43:49.880 Oh, sorry. 01:43:49.880 --> 01:43:50.880 I think. 01:43:50.880 --> 01:43:51.880 Yes. 01:43:51.880 --> 01:43:52.880 Yes, calendar. 01:43:52.880 --> 01:43:53.880 Okay. 01:43:53.880 --> 01:43:55.000 Commissioner Garland. 01:43:55.000 --> 01:43:59.680 And I second the approval of the 2026 Planning and Zoning Commission calendar. 01:43:59.680 --> 01:44:01.360 Thank you. 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. 01:44:14.120 --> 01:44:25.360 That item passes 7-0, brings us to our second item for individual consideration, FP250028. 01:44:25.360 --> 01:44:26.360 Welcome Angie. 01:44:26.360 --> 01:44:31.080 Good evening chair and members of the commission. 01:44:31.080 --> 01:44:36.120 Angie Manglaris, assistant planning director here to present FP250028. 01:44:36.120 --> 01:44:38.960 This is a final plat for the reserve at Brush Creek. 01:44:38.960 --> 01:44:44.840 It is a single family residential subdivision situated the northeast corner of Brush Creek 01:44:44.840 --> 01:44:45.840 and US377. 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 01:44:51.120 --> 01:44:56.440 has no objection to the requested extension that could be granted to date certain of November 01:44:56.440 --> 01:44:57.440 17th. 01:44:57.440 --> 01:45:04.520 I'm happy to answer any questions you all may have. 01:45:04.520 --> 01:45:08.520 Any questions from the commission? 01:45:08.520 --> 01:45:21.680 Or a motion? 01:45:21.680 --> 01:45:22.680 Commissioner Dyer. 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 01:45:31.840 --> 01:45:37.120 to go ahead and approve the extension for November 17th. 01:45:37.120 --> 01:45:39.160 Commissioner Riggs. 01:45:39.160 --> 01:45:41.800 I second that. 01:45:41.800 --> 01:45:42.800 Very good. 01:45:42.800 --> 01:45:54.680 Seeing no more questions, I'll call for a vote on the board. 01:45:54.680 --> 01:46:13.080 And that item passes 7-0. 01:46:13.080 --> 01:46:17.240 Brings us to our last item of individual consideration. 01:46:17.240 --> 01:46:21.120 Commissioner McDade, if you want to recuse, you may. 01:46:21.120 --> 01:46:28.520 At the record show, Commissioner McDade is recusing herself and Commissioner Riggs as 01:46:28.520 --> 01:46:34.800 well on item 4C, FR25-0020. 01:46:34.800 --> 01:46:45.600 Good evening, I'm Julie Wyatt, presenting FR2520. 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. 01:46:53.640 --> 01:47:00.000 Originally, in your packet, the staff recommended denial with a proposed extension. 01:47:00.000 --> 01:47:05.800 However, staff and the applicant worked together and they resolved all comments, and so staff 01:47:05.800 --> 01:47:09.120 has modified the recommendation to approval. 01:47:09.120 --> 01:47:12.920 I'll be happy to answer any questions. 01:47:12.920 --> 01:47:23.640 Glad to see this coming through, it's been a while. 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 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 01:47:37.680 --> 01:47:49.440 for the townhomes, and so the parking requirement that we have for sale townhomes does limit 01:47:49.440 --> 01:47:53.920 how small of a townhome you can build for purchase. 01:47:53.920 --> 01:47:54.920 Any other? 01:47:54.920 --> 01:47:55.920 Commissioner McDuff. 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 01:48:03.600 --> 01:48:07.800 ECM Eden Village LP. 01:48:07.800 --> 01:48:11.440 Make that approval, please. 01:48:11.440 --> 01:48:13.860 And Commissioner Ketreson. 01:48:13.860 --> 01:48:16.960 I'll second that. 01:48:16.960 --> 01:48:19.120 Very well. 01:48:19.120 --> 01:48:37.080 Seeing no questions further, I'll call for a vote on the board. 01:48:37.080 --> 01:48:45.040 That item passes 5-0 with two recusals. 01:48:45.040 --> 01:48:51.520 Let the record show that Commissioner Riggs and Commissioner McDade are rejoining us for 01:48:51.520 --> 01:48:56.440 our first public hearing, item 5A, HL 25-0002. 01:48:56.440 --> 01:49:02.080 Thank you, Chair and Commission, Cameron Robertson, Historic Preservation Officer. 01:49:02.080 --> 01:49:07.840 This is for a historic landmark designation of 3316 Roseland Drive. 01:49:07.840 --> 01:49:12.760 The property is located at the northeast corner of Roseland Drive and Roseland Circle. 01:49:12.760 --> 01:49:15.180 The owner is Lee Ann Todd. 01:49:15.180 --> 01:49:23.120 Construction dates range from approximately 1870s to the 1960s in a multi-phase construction. 01:49:23.120 --> 01:49:27.000 As I stated, this is a request for a historic landmark designation. 01:49:27.000 --> 01:49:32.800 It is zoned R4, and it is a single-family residence. 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 01:49:37.760 --> 01:49:47.640 front south facade and the rear north facades, the east and west facades of the property, 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 01:49:52.400 --> 01:49:55.920 1960s pool and cabana in the rear. 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. 01:50:02.640 --> 01:50:08.480 I did look at the Denton Development Code section 2.9.4b, specifically stating that 01:50:08.480 --> 01:50:15.080 3316 Roseland Drive meets following criteria of 3, 5, 9, and 11. 01:50:15.080 --> 01:50:17.640 I'm not going to read those out loud. 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 01:50:22.880 --> 01:50:26.080 concentrated more on that architectural style. 01:50:26.080 --> 01:50:32.560 The home itself has a lot of Victorian influences for architecture, ranging from that late Victorian 01:50:32.560 --> 01:50:36.480 vernacular to those mid-century influences. 01:50:36.480 --> 01:50:40.680 You can see the example of the Italianate and the Greek Revival, which was highlighted 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 01:50:44.760 --> 01:50:48.080 3316 Roseland Drive property. 01:50:48.080 --> 01:50:56.880 As I stated in the criteria 9, it is that cumulative history of architecture over time. 01:50:56.880 --> 01:51:00.200 In criteria 5, it was constructed in three phases. 01:51:00.200 --> 01:51:06.560 We have that side gabled hall and parlor type residence, which is that pre-1880. 01:51:06.560 --> 01:51:10.280 We have a vernacular addition that was added to that front south facade, which is highlighted 01:51:10.280 --> 01:51:14.560 in that center photo, which is 1880 to 1910. 01:51:14.560 --> 01:51:20.320 Then we have that influence of the Greek and Italianate Revival addition at that front facade, 01:51:20.320 --> 01:51:25.840 with some additional architectural detailing along the roof and the eaves. 01:51:25.840 --> 01:51:31.960 In addition, we have that pool and cabana construction in the rear in the 1960s. 01:51:31.960 --> 01:51:33.960 We're also looking at criteria 11. 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 01:51:38.880 --> 01:51:40.100 of this property. 01:51:40.100 --> 01:51:44.400 He taught at North Texas State University, which is now University of North Texas. 01:51:44.400 --> 01:51:49.120 He was a professor of education from 1923 to 1960. 01:51:49.120 --> 01:51:54.360 He actually helped launch the school's education doctoral program. 01:51:54.360 --> 01:52:00.520 He was one of the original organizers of the Denton Lions Club, which is an international 01:52:00.520 --> 01:52:01.520 service club. 01:52:01.520 --> 01:52:05.400 He also served the Denton community as a scoutmaster. 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 01:52:09.960 --> 01:52:14.000 articles in the staff directory. 01:52:14.000 --> 01:52:18.720 Looking not only at the criteria, staff analysis also looked at the 2019 Historic Preservation 01:52:18.720 --> 01:52:25.360 Plan, goal number one, policy 1.3, which looks at prioritizing and designing eligible buildings 01:52:25.360 --> 01:52:28.640 and areas for potential landmarks and historic districts. 01:52:28.640 --> 01:52:33.640 Then also our Denton 2040 Comprehensive Plan, goal CC2, which preserves and maintain the 01:52:33.640 --> 01:52:36.920 unique character of Denton. 01:52:36.920 --> 01:52:42.740 There was public outreach done, both newspaper, website, property sign posted. 01:52:42.740 --> 01:52:50.000 We did receive one response in favor, as you all got that email earlier today. 01:52:50.000 --> 01:52:56.840 Staff is recommending approval for the property at 3316 Rose Lawn Drive, as the designation 01:52:56.840 --> 01:53:00.680 is consistent with the goals and objectives of our Denton 2040 Comprehensive Plan, as 01:53:00.680 --> 01:53:05.520 well as the Denton Development Code and our 2019 Historic Preservation Plan. 01:53:05.520 --> 01:53:10.080 Historic Landmark Commission did review this, and they recommended approval for zero. 01:53:10.080 --> 01:53:12.720 It will go forward to City Council on December 2nd. 01:53:12.720 --> 01:53:13.720 I can stand for any questions. 01:53:13.720 --> 01:53:20.200 The applicant is here if you have any questions for her as well. 01:53:20.200 --> 01:53:22.100 Any questions from the commission? 01:53:22.100 --> 01:53:23.200 This is a public hearing. 01:53:23.200 --> 01:53:30.640 I will open the public hearing at this time. 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. 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. 01:53:46.680 --> 01:53:55.680 Seeing no one ... It's up to you. 01:53:55.680 --> 01:53:59.960 Okay. 01:53:59.960 --> 01:54:05.160 I'll close the public hearing at this time. 01:54:05.160 --> 01:54:08.520 Any questions before ... Okay. 01:54:08.520 --> 01:54:09.520 Commissioner McDuff? 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 01:54:18.280 --> 01:54:23.680 for the approval of the recommendation to the City Council regarding a request by Lee 01:54:23.680 --> 01:54:29.640 and Todd, the property owner, for historic landmark designation in accordance with Section 01:54:29.640 --> 01:54:39.640 2.9.4 of the Denton Development Code for the property located at 3316 Roseland Drive. 01:54:39.640 --> 01:54:41.320 Commissioner Garland? 01:54:41.320 --> 01:54:45.760 I will second the motion to approve staff recommendation. 01:54:45.760 --> 01:54:51.000 You have a beautiful home. 01:54:51.000 --> 01:54:54.400 Any other discussion from the commission? 01:54:54.400 --> 01:55:08.000 Yeah, I'll just say I have conflicted thoughts with many of the historic preservation applications, 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 01:55:12.800 --> 01:55:24.480 our energy on places that will yield public benefit from an educational or appreciation 01:55:24.480 --> 01:55:25.480 perspective. 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 01:55:31.040 --> 01:55:37.940 Street is a great testament to something that I would gander to say almost everybody in 01:55:37.940 --> 01:55:42.000 our community knows about, right, because it's so visible. 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, 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 01:55:55.400 --> 01:56:07.320 of the tools that we have to make sure that unique architecture stays in good repair. 01:56:07.320 --> 01:56:21.360 Seeing no other questions, I'll call for a vote on the board. 01:56:21.360 --> 01:56:24.560 And that item passes 7-0. 01:56:24.560 --> 01:56:40.760 That brings us to our second public hearing item, PDA 25-0002. 01:56:40.760 --> 01:56:41.760 Good evening. 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, 01:56:46.440 --> 01:56:49.000 which is a charter school. 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. 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 01:57:01.480 --> 01:57:02.480 of the property. 01:57:02.480 --> 01:57:10.300 In 2020, the site plan was approved for a charter school through this plan development 01:57:10.300 --> 01:57:11.300 amendment process. 01:57:11.300 --> 01:57:13.720 However, there have been some changes. 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 01:57:18.820 --> 01:57:20.800 so. 01:57:20.800 --> 01:57:25.880 So they are proposing to modify the site plan that was approved, which includes removing 01:57:25.880 --> 01:57:32.960 approximately 4.4 acres, reducing the building footprint and open space, removing the proposed 01:57:32.960 --> 01:57:34.280 high school for now. 01:57:34.280 --> 01:57:40.560 They may put that in later phases, and then reconfigure the parking and access areas. 01:57:40.560 --> 01:57:49.840 The subject property is located on the south side of Vintage, just east of 35W. 01:57:49.840 --> 01:57:54.600 Just a little bit of background about PD 139, it is one of our older PDs. 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 01:58:02.980 --> 01:58:05.800 the proposed institutional use. 01:58:05.800 --> 01:58:12.000 It's been amended several times since it was originally created. 01:58:12.000 --> 01:58:16.320 First of all, the Vintage neighborhood, just to the east of the subject property. 01:58:16.320 --> 01:58:20.820 There was a request for gas well development, and that was approved. 01:58:20.820 --> 01:58:24.080 And then the proposed charter school in 2020. 01:58:24.080 --> 01:58:29.280 Since 2020, there's also been a multifamily development approved, just adjacent to the 01:58:29.280 --> 01:58:32.600 west of the subject property, and a commercial use. 01:58:32.600 --> 01:58:38.500 It's under development now, but it is proposed for that corner at 35 and Vintage. 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 01:58:45.240 --> 01:58:51.920 been rezoned out of the PD and into just based zoning districts. 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 01:58:55.800 --> 01:58:59.960 you to kind of compare what was approved and what they're proposing. 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 01:59:04.800 --> 01:59:09.760 larger footprint, included a high school at that time. 01:59:09.760 --> 01:59:12.560 They extended all the way north to Vintage. 01:59:12.560 --> 01:59:18.880 There was a driveway access point to Vintage, which will remain in the revision, as well 01:59:18.880 --> 01:59:22.520 as one access point to John Payne. 01:59:22.520 --> 01:59:28.440 The proposed plan, which is on the right, would meet all PD setbacks, building heights, 01:59:28.440 --> 01:59:29.960 not coverage. 01:59:29.960 --> 01:59:33.440 They are only proposing the K-8 at this time. 01:59:33.440 --> 01:59:37.440 Once again, the high school may come forward, but it would require another plan development 01:59:37.440 --> 01:59:38.920 amendment. 01:59:38.920 --> 01:59:41.000 They are proposing 130 spaces. 01:59:41.000 --> 01:59:43.480 There are a lot more spaces shown on the site plan. 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 01:59:48.880 --> 01:59:52.320 would potentially go with the high school. 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 01:59:56.880 --> 01:59:59.640 fields, to support that. 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 02:00:04.280 --> 02:00:10.240 side, but then there are two proposed access points on John Payne, which allows vehicle 02:00:10.240 --> 02:00:11.520 circulation. 02:00:11.520 --> 02:00:14.000 And just to point out, John Payne isn't there right now. 02:00:14.000 --> 02:00:15.760 It is a mobility plan road. 02:00:15.760 --> 02:00:18.460 It's intended for a secondary arterial. 02:00:18.460 --> 02:00:22.100 This is kind of the first leg of it on the north side. 02:00:22.100 --> 02:00:25.040 It will eventually connect south. 02:00:25.040 --> 02:00:29.740 So this is kind of the first part of it in this area. 02:00:29.740 --> 02:00:34.600 And then you could see the buildings, the proposed buildings, outlined in blue, as well 02:00:34.600 --> 02:00:36.740 as the play area. 02:00:36.740 --> 02:00:41.960 The line in pink shows kind of where those drive aisles are. 02:00:41.960 --> 02:00:45.800 A little bit about transportation and traffic management, because it's always something 02:00:45.800 --> 02:00:48.960 that comes up, especially when we're talking about schools. 02:00:48.960 --> 02:00:53.720 They did update their TIA that was originally approved in 2020. 02:00:53.720 --> 02:00:57.400 There have been some changes in the area, as we discussed in work session. 02:00:57.400 --> 02:00:59.440 The multifamily has been constructed. 02:00:59.440 --> 02:01:01.080 There's commercial development. 02:01:01.080 --> 02:01:02.600 Just a lot of differences in the area. 02:01:02.600 --> 02:01:05.720 So they needed to update that TIA. 02:01:05.720 --> 02:01:08.840 Our transportation folks have reviewed it and approved it. 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. 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 02:01:23.020 --> 02:01:27.240 out of those lanes of traffic so they can make safe turning movements. 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. 02:01:33.360 --> 02:01:38.160 And then two turn lanes into the school site off of John Payne. 02:01:38.160 --> 02:01:42.520 And then one on John Payne, as one would turn right onto Vintage. 02:01:42.520 --> 02:01:48.040 It's important to note that they have looked at the circulation on site. 02:01:48.040 --> 02:01:53.440 The Northern driveway would not be available to parents during drop off or pick up. 02:01:53.440 --> 02:01:57.160 That is something that they are going to disallow. 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 02:02:04.520 --> 02:02:06.080 exit or entrance. 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 02:02:11.320 --> 02:02:12.320 space. 02:02:12.320 --> 02:02:17.200 The criteria for approval for a plan development amendment are in subchapter two. 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. 02:02:22.000 --> 02:02:26.400 But it is consistent with the criteria for approval, both the general and specific. 02:02:26.400 --> 02:02:34.800 And just kind of highlighting that, it's consistent with our Denton 2040 comprehensive plan, both 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. 02:02:40.320 --> 02:02:47.160 It meets the PD development standards, provides that adequate roadway improvements, that queuing 02:02:47.160 --> 02:02:50.160 the traffic management. 02:02:50.160 --> 02:02:56.440 Any future additions to the site would require additional public hearings or potentially 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. 02:03:01.280 --> 02:03:05.920 And then it just provides another educational opportunity in this part of Denton. 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. 02:03:11.560 --> 02:03:15.920 So it'll provide an additional educational opportunity. 02:03:15.920 --> 02:03:17.640 Public outreach was sent out. 02:03:17.640 --> 02:03:19.840 We didn't receive any letters back. 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 02:03:25.680 --> 02:03:26.680 request. 02:03:26.680 --> 02:03:31.120 And so staff recommends approval of the request as it complies with the applicable criteria. 02:03:31.120 --> 02:03:37.000 If it moves forward tonight with a recommendation, it would go to city council public hearing 02:03:37.000 --> 02:03:40.240 on November 18th, so next month. 02:03:40.240 --> 02:03:41.800 I'll be happy to answer any questions. 02:03:41.800 --> 02:03:47.760 The applicant is also here and will be available to answer any questions. 02:03:47.760 --> 02:03:51.160 Any questions for staff? 02:03:51.160 --> 02:03:54.880 I will open the public hearing at this time. 02:03:54.880 --> 02:03:58.560 Yeah, Commissioner MacDuff. 02:03:58.560 --> 02:04:01.880 Yes, I'm sure it's in here. 02:04:01.880 --> 02:04:07.600 I can't recall it immediately, but why are we removing the proposed high school? 02:04:07.600 --> 02:04:09.800 It's just something that they're not. 02:04:09.800 --> 02:04:12.120 They're phasing the project. 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 02:04:17.040 --> 02:04:18.040 future. 02:04:18.040 --> 02:04:19.040 It's just this first phase. 02:04:19.040 --> 02:04:21.880 They're not ready to move forward with those plans just yet. 02:04:21.880 --> 02:04:25.680 Okay, thank you. 02:04:25.680 --> 02:04:34.360 And I have a question, Julie. 02:04:34.360 --> 02:04:40.960 I'm just trying to make sure I'm interpreting the PD development plan correctly. 02:04:40.960 --> 02:04:47.240 Because the northern, I believe north is up on the site plan, right? 02:04:47.240 --> 02:04:48.240 Correct. 02:04:48.240 --> 02:04:56.360 Because the northern lot, that lot two is segmented out for later, normally I think 02:04:56.360 --> 02:05:02.040 we wouldn't require perimeter street improvements on a lot that's not being developed. 02:05:02.040 --> 02:05:08.320 In this case, are we requiring that sidewalk along that eastern driveway to be done with 02:05:08.320 --> 02:05:09.320 this phase? 02:05:09.320 --> 02:05:11.680 That is a great question, yes. 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 02:05:18.360 --> 02:05:19.360 right of way. 02:05:19.360 --> 02:05:25.000 They'll also have to build that sidewalk, the pedestrian pathway from vintage to their 02:05:25.000 --> 02:05:29.280 entrance to their property to provide the connectivity for students if students were 02:05:29.280 --> 02:05:30.280 local. 02:05:30.280 --> 02:05:35.520 Okay, thank you. 02:05:35.520 --> 02:05:36.520 This is a public hearing. 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, 02:05:44.040 --> 02:05:47.040 you're welcome to. 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 02:05:51.440 --> 02:05:52.440 question. 02:05:52.440 --> 02:05:55.520 You're welcome to share it more as well, if you could identify yourself. 02:05:55.520 --> 02:05:59.320 Yes, my name's Matthew Bull, how are you doing today, sir? 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, 02:06:05.200 --> 02:06:10.400 but a couple of years ago at the request of the Denton Independent School District, we 02:06:10.400 --> 02:06:17.960 actually increased the number of parking spaces that we require for various school types. 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 02:06:29.080 --> 02:06:33.280 documentation if they didn't need that many parking spaces, for instance. 02:06:33.280 --> 02:06:37.640 Was that brought up during the development process with staff, and was that something 02:06:37.640 --> 02:06:38.840 you pursued or chose not to? 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 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. 02:06:48.120 --> 02:06:51.160 To be clear, I trust you all to decide the right things. 02:06:51.160 --> 02:06:56.360 I just don't want to inadvertently increase the cost of education by building parking spaces 02:06:56.360 --> 02:06:57.360 that aren't needed. 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. 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 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 02:07:09.660 --> 02:07:15.520 excited to move forward with the next steps for our students, so yes. 02:07:15.520 --> 02:07:17.520 Any questions for the applicant? 02:07:17.520 --> 02:07:18.640 I haven't seen any. 02:07:18.640 --> 02:07:19.640 Thank you very much. 02:07:19.640 --> 02:07:23.680 Thank you so much. 02:07:23.680 --> 02:07:28.240 Any other members of the public wanting to speak, not seeing any movement, I'll close 02:07:28.240 --> 02:07:30.720 the public hearing and open the floor. 02:07:30.720 --> 02:07:33.120 We have a motion, Commissioner Riggs. 02:07:33.120 --> 02:07:39.020 Yes, I'll make a motion to recommend this to council as recommended by staff. 02:07:39.020 --> 02:07:40.020 And Commissioner MacDuff. 02:07:40.020 --> 02:07:49.000 Yes, I'll second that motion to Commissioner Riggs. 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 02:08:00.160 --> 02:08:09.160 provision is there, I do yearn for a day when the backs of residential subdivisions would 02:08:09.160 --> 02:08:14.840 have permeability so that people wouldn't have to walk around onto Vintage to get here, 02:08:14.840 --> 02:08:21.760 but that was a while ago that that was decided. 02:08:21.760 --> 02:08:27.400 Not seeing any other questions, sorry. 02:08:27.400 --> 02:08:35.560 Yes, on the board is the agenda item, and we have a motion to approve. 02:08:35.560 --> 02:08:44.200 Yeah, I think it updated when the motion was made. 02:08:44.200 --> 02:08:46.480 Any other questions? 02:08:46.480 --> 02:09:14.680 Not seeing any, I'll call for a vote on the board. 02:09:14.680 --> 02:09:21.960 And that item passes 7-0, brings us to our last public hearing of the evening. 02:09:21.960 --> 02:09:23.960 Item 5C, PD25-0004. 02:09:23.960 --> 02:09:38.760 Okay, good evening Chair, members of the commission, Angie Manglaris, Assistant Planning Director 02:09:38.760 --> 02:09:42.920 here to present PD25-0004, Brush Creek Center. 02:09:42.920 --> 02:09:47.800 A little bit of background on this project, this is a request to rezone from Residential 02:09:47.800 --> 02:09:52.520 1 to plan development with a base zoning of suburban corridor. 02:09:52.520 --> 02:09:56.780 This is a plan development overlay, so with this they are imposing some additional conditions 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 02:10:00.520 --> 02:10:02.440 school plan development. 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 02:10:08.600 --> 02:10:09.600 Creek Road. 02:10:09.600 --> 02:10:13.040 Currently, it is unimproved and consists of open pasture. 02:10:13.040 --> 02:10:18.840 It is part of a larger 18 acre tract that is situated at that northeast corner. 02:10:18.840 --> 02:10:24.560 The remainder is zoned PDR4 and that zoning change occurred late last year. 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 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 02:10:33.360 --> 02:10:35.600 to the south. 02:10:35.600 --> 02:10:40.800 This is situated at the northeast intersection of US 377 and Brush Creek Road. 02:10:40.800 --> 02:10:45.120 US 377 is a north-south roadway owned and maintained by TechStat. 02:10:45.120 --> 02:10:51.160 It is designated as a primary arterial with a planned build out of six lanes undivided. 02:10:51.160 --> 02:10:53.400 And Brush Creek Road runs east-west. 02:10:53.400 --> 02:10:56.200 It is situated along the south of the property line. 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 02:11:01.080 --> 02:11:06.920 throughout the entire city, ultimately connecting to I-35W. 02:11:06.920 --> 02:11:10.960 Staff did review this project against our criteria for approval and do find that it 02:11:10.960 --> 02:11:13.120 meets these criteria. 02:11:13.120 --> 02:11:18.680 More specifically, this particular area is primarily designated neighborhood mixed use. 02:11:18.680 --> 02:11:23.320 It does call for the predominant use to be residential, but also notes that local serving 02:11:23.320 --> 02:11:28.560 retail and service uses are appropriate in this area, particularly where there are areas 02:11:28.560 --> 02:11:32.640 of future development as we see this area of the city continue to grow. 02:11:32.640 --> 02:11:37.320 This will provide neighborhood serving retail and services that are critical to achieving 02:11:37.320 --> 02:11:39.880 our balance and accessible neighborhoods. 02:11:39.880 --> 02:11:44.480 The SC Zoning District is designed to be situated along moderate to high intensity corridors 02:11:44.480 --> 02:11:48.040 and provide commercial, office, and retail uses. 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 02:11:53.120 --> 02:11:57.480 be allowed in the Suburban Corridor Zoning District, helping to ensure compatibility 02:11:57.480 --> 02:12:03.080 between that future use and existing and developing single-family residential in the vicinity 02:12:03.080 --> 02:12:05.360 of the project. 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. 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 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 02:12:20.480 --> 02:12:22.320 activities to the area. 02:12:22.320 --> 02:12:28.800 The applicant is proposing to explicitly prohibit about 15 land uses in the SC Zoning District 02:12:28.800 --> 02:12:31.760 that are typically associated with a little bit higher intensity. 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 02:12:38.520 --> 02:12:42.840 on this particular property, whereas they would otherwise be allowable in the SC Zoning 02:12:42.840 --> 02:12:43.840 District. 02:12:43.840 --> 02:12:48.280 Additionally, the applicant has provided some provisions for the location of the dumpster 02:12:48.280 --> 02:12:53.240 enclosure and screening, ensuring that it's a minimum of 75 feet away from any residential 02:12:53.240 --> 02:12:56.600 structure in addition to our typical screening requirements. 02:12:56.600 --> 02:13:02.480 It does provide for a 10-foot landscape buffer along the northbound shoulder of 377 that 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, 02:13:07.240 --> 02:13:12.200 and does allow for continuity of existing roadway conditions for non-motorized users 02:13:12.200 --> 02:13:15.720 of US 377. 02:13:15.720 --> 02:13:20.560 Public outreach was conducted in accordance with state law, as well as city ordinances. 02:13:20.560 --> 02:13:23.340 We did receive three responses in favor. 02:13:23.340 --> 02:13:27.440 Those were one owner who owns multiple parcels within the area. 02:13:27.440 --> 02:13:34.040 The applicant did hold three neighborhood meetings since April of 2025 of this year. 02:13:34.040 --> 02:13:37.240 And staff is recommending approval of this request as it complies with their criteria 02:13:37.240 --> 02:13:38.240 for approval. 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 02:13:42.920 --> 02:13:44.400 questions you may have. 02:13:44.400 --> 02:13:48.720 The applicant is also here and I believe has a brief presentation for you all. 02:13:48.720 --> 02:13:49.720 Okay. 02:13:49.720 --> 02:13:51.920 Any questions for staff at this time? 02:13:51.920 --> 02:13:58.160 I don't see it. 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? 02:14:04.960 --> 02:14:07.440 You can come down. 02:14:07.440 --> 02:14:13.480 And as the applicant representative, you and whoever else would like to speak on behalf 02:14:13.480 --> 02:14:18.700 of the applicant have a total of 20 minutes, however you want to divvy that up. 02:14:18.700 --> 02:14:19.700 Well thank you, Chair. 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. 02:14:25.400 --> 02:14:26.400 My name is Trey Jacobson. 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 02:14:31.160 --> 02:14:33.240 San Antonio, Texas. 02:14:33.240 --> 02:14:36.600 And I'm representing the prospective buyer and developer of this site. 02:14:36.600 --> 02:14:40.640 I should also mention we have the consulting engineers from Anhard here if there's any 02:14:40.640 --> 02:14:42.680 particular questions that you may have. 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 02:14:48.600 --> 02:14:49.600 aspects of it. 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 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. 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 02:15:07.080 --> 02:15:11.040 and as it's consistent with the future land use plans, there's no environmentally sensitive 02:15:11.040 --> 02:15:12.040 areas in it. 02:15:12.040 --> 02:15:16.960 This kind of makes it, just from a pure land use standpoint, a perfect commercial corner, 02:15:16.960 --> 02:15:19.800 which is one of the things that has attracted the interest in this project. 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 02:15:24.720 --> 02:15:26.680 oriented commercial retail center. 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, 02:15:30.480 --> 02:15:34.040 and we needed that flexibility as this site is ultimately developed. 02:15:34.040 --> 02:15:37.880 And that's why we originally went with straight SC. 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 02:15:43.000 --> 02:15:44.760 that there's a lot of incompatibility. 02:15:44.760 --> 02:15:47.880 So this is more like SC light, as we were proposing it. 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, 02:15:52.480 --> 02:15:57.360 this shows that two entry points that are permissible, given the entryways, as well 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 02:16:01.480 --> 02:16:06.520 that's ultimately going to be built, including roadway and turn lane expansion from 377. 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 02:16:11.480 --> 02:16:15.480 along with all the pedestrian mobility and landscaping that's going to go on. 02:16:15.480 --> 02:16:17.480 That will be part of this project. 02:16:17.480 --> 02:16:22.480 This shows a single 13,700 square foot building. 02:16:22.480 --> 02:16:28.200 Now this is just meant to be a contemplative analysis around how much could theoretically 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 02:16:31.960 --> 02:16:37.080 wondering what that looks like, that's like a Walgreens, a CVS, a Trader Joe's. 02:16:37.080 --> 02:16:38.200 That's the size. 02:16:38.200 --> 02:16:39.520 So that's the maximum potential. 02:16:39.520 --> 02:16:42.920 But that's really not what's envisioned here. 02:16:42.920 --> 02:16:49.960 We're envisioning more of a multi-tenant retail with upgraded aesthetics to it. 02:16:49.960 --> 02:16:52.800 We let our architectural team run wild. 02:16:52.800 --> 02:16:53.960 This is one concept. 02:16:53.960 --> 02:16:54.960 This is another concept. 02:16:54.960 --> 02:16:58.920 This just shows a four bay type of approach. 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 02:17:03.800 --> 02:17:04.800 defect. 02:17:04.800 --> 02:17:06.960 This one shows the division between the two buildings. 02:17:06.960 --> 02:17:10.760 So there's a lot of flexibility that could ultimately take place. 02:17:10.760 --> 02:17:13.120 So we already talked about the PD overlay. 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 02:17:18.240 --> 02:17:19.400 SC zoning. 02:17:19.400 --> 02:17:20.400 This is a straight SC. 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 02:17:25.480 --> 02:17:29.240 a sense of flavor for how it would fit in with the site. 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 02:17:33.000 --> 02:17:34.000 we had a number of meetings. 02:17:34.000 --> 02:17:37.400 We've been engaging with the community all the way back to January in this, including 02:17:37.400 --> 02:17:42.360 surveys of the neighbors within 500 feet, asking them for their input on their concerns 02:17:42.360 --> 02:17:43.360 on the site. 02:17:43.360 --> 02:17:44.680 We've taken those. 02:17:44.680 --> 02:17:48.200 We worked with them in designing the site, explaining how this is done. 02:17:48.200 --> 02:17:53.760 We also went through some of the zoning options, hearing what their concerns are around land 02:17:53.760 --> 02:17:54.760 use and compatibility. 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 02:17:58.760 --> 02:18:02.160 actually came from the neighbors, and we really appreciated all their engagement. 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. 02:18:06.640 --> 02:18:10.640 So the list, I think, was already shown to -- and it's in your packet. 02:18:10.640 --> 02:18:11.640 I won't belabor that. 02:18:11.640 --> 02:18:13.360 I'm happy to go back if you'd like. 02:18:13.360 --> 02:18:15.760 And we just talked about some of the development standards. 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 02:18:21.520 --> 02:18:22.520 presentation. 02:18:22.520 --> 02:18:29.200 So if you could answer any questions, you all might have. 02:18:29.200 --> 02:18:35.160 Any questions from the commission? 02:18:35.160 --> 02:18:36.160 Commissioner MacDuff? 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 02:18:41.440 --> 02:18:42.440 job on this. 02:18:42.440 --> 02:18:49.760 I think this is an exemplary model for use of an overlay plan development. 02:18:49.760 --> 02:18:51.920 So thank you, Mr. Jacobson, for this. 02:18:51.920 --> 02:18:53.500 I appreciate that. 02:18:53.500 --> 02:19:06.600 And certainly a relevant way to address the neighbors' concerns. 02:19:06.600 --> 02:19:08.520 This is a public hearing. 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 02:19:16.280 --> 02:19:17.280 Andrew Belter? 02:19:17.280 --> 02:19:18.280 Yes, this is Andrew Belter. 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 02:19:22.240 --> 02:19:24.400 you have on the engineering side of things. 02:19:24.400 --> 02:19:25.400 Thank you. 02:19:25.400 --> 02:19:26.880 Appreciate you being here. 02:19:26.880 --> 02:19:29.960 Any questions for the applicant's engineering representative? 02:19:29.960 --> 02:19:35.840 I don't see any. 02:19:35.840 --> 02:19:38.280 Thank you. 02:19:38.280 --> 02:19:40.560 With that, I will close the public hearing. 02:19:40.560 --> 02:19:42.240 We have a motion on the board. 02:19:42.240 --> 02:19:43.240 Commissioner Garland? 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. 02:19:51.880 --> 02:19:54.160 Thank you. 02:19:54.160 --> 02:19:55.480 And Commissioner Ketreson? 02:19:55.480 --> 02:19:57.080 I second. 02:19:57.080 --> 02:19:59.420 Commissioner Garland? 02:19:59.420 --> 02:20:00.420 Thank you. 02:20:00.420 --> 02:20:02.000 So we have a motion to approve on the board. 02:20:02.000 --> 02:20:05.000 Any discussion? 02:20:05.000 --> 02:20:11.560 Yeah, I don't have a problem with this. 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 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 02:20:35.360 --> 02:20:41.880 housing to be more intense than a 24-hour automotive fuel sales, for instance. 02:20:41.880 --> 02:20:49.260 I understand that happens because of negotiations with nearby property owners, but let's just 02:20:49.260 --> 02:20:52.280 be careful how we message that. 02:20:52.280 --> 02:20:58.960 Any other questions on the commission? 02:20:58.960 --> 02:20:59.960 Not seeing any. 02:20:59.960 --> 02:21:08.000 We'll call for a vote on the board. 02:21:08.000 --> 02:21:09.880 And the item passes 7-0. 02:21:09.880 --> 02:21:14.000 Thank you. 02:21:14.000 --> 02:21:24.840 That brings us to item 6A, the planning and zoning commission matrix. 02:21:24.840 --> 02:21:25.840 Good evening. 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, 02:21:30.660 --> 02:21:34.280 so we will get to work on addressing those. 02:21:34.280 --> 02:21:37.840 A couple of council updates for you all. 02:21:37.840 --> 02:21:43.280 The Comprehensive Plan Amendment that was recently presented at 380 -- along the 380 02:21:43.280 --> 02:21:49.240 corridor was approved by council, as well as the two recent zoning change requests for 02:21:49.240 --> 02:21:54.000 Suburban Corridor up at Loop 288 and Sherman. 02:21:54.000 --> 02:21:55.240 Those were approved as well. 02:21:55.240 --> 02:21:59.640 And then last night, we were very happy to get a unanimous approval from council for 02:21:59.640 --> 02:22:05.720 the downtown rezoning, so a great step forward for our Design Downtown Denton plan and its 02:22:05.720 --> 02:22:07.620 implementation. 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 02:22:12.280 --> 02:22:17.240 after the work session, you all received an invitation this evening that was forwarded 02:22:17.240 --> 02:22:22.740 to the city for an event associated with the landmark development. 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 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 02:22:32.520 --> 02:22:36.000 that four of you are not in attendance at the same time at that meeting. 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. 02:22:40.520 --> 02:22:43.440 And that is all I have. 02:22:43.440 --> 02:22:47.520 And I believe that event is probably a come and go sort of thing. 02:22:47.520 --> 02:22:58.600 So just to avoid any extended discussions or roaming quorums, would it be appropriate 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 02:23:04.040 --> 02:23:05.040 issue? 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 02:23:09.960 --> 02:23:13.360 should contact me if I'm setting up an issue then. 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 02:23:21.640 --> 02:23:28.640 events when they opened up like Pecan Square, Treeline, sometimes they say a few words and 02:23:28.640 --> 02:23:29.880 they talk about things. 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, 02:23:36.360 --> 02:23:37.760 it could go either way. 02:23:37.760 --> 02:23:38.760 Okay. 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 02:23:43.720 --> 02:23:46.480 hear from more than three who plan to attend. 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 02:23:49.660 --> 02:23:53.040 amongst yourselves to see who would be willing to step out. 02:23:53.040 --> 02:23:54.040 Thank you. 02:23:54.040 --> 02:23:56.240 I appreciate that. 02:23:56.240 --> 02:24:03.560 Any items to add to the matrix from the commission? 02:24:03.560 --> 02:24:07.800 Seeing none, that brings us to item seven, concluding items. 02:24:07.800 --> 02:24:15.240 Any concluding items to remind us of? 02:24:15.240 --> 02:24:25.840 I have one, early voting, I believe, is going on now until through Saturday the 30th. 02:24:25.840 --> 02:24:29.360 I'm going to mess this up, I should have booked this up, I apologize. 02:24:29.360 --> 02:24:32.200 Somebody who's more civic than me, tell me what the right thing is. 02:24:32.200 --> 02:24:42.440 I believe it's through next Friday, through the 31st of October, and then election day 02:24:42.440 --> 02:24:45.680 is on November 4th. 02:24:45.680 --> 02:24:52.080 So do your duty and privilege as you may. 02:24:52.080 --> 02:24:57.160 Seeing nothing else, I will adjourn our meeting of the Planning and Zoning Commission. 02:24:57.160 --> 02:24:58.160 Thank you everyone. 02:24:58.160 --> 02:24:59.280 At seven, eight.