WEBVTT 00:00:00.000 --> 00:00:11.280 Good afternoon at five o'clock on Wednesday, November 19th, welcome to the City of Denton's 00:00:11.280 --> 00:00:15.280 planning and zoning work session. 00:00:15.280 --> 00:00:23.640 Our first item is comments on the consent agenda for members of the public. 00:00:23.640 --> 00:00:36.080 I don't see anybody wanting to, moves us on to our clarification for consent agenda. 00:00:36.080 --> 00:00:41.920 So today there's only one item on the consent agenda. 00:00:41.920 --> 00:00:44.600 Any questions on that? 00:00:44.600 --> 00:00:46.600 No? 00:00:46.600 --> 00:00:48.640 Okay. 00:00:48.640 --> 00:00:51.040 And then items for individual consideration. 00:00:51.040 --> 00:00:53.520 Yeah, go ahead and come up. 00:00:53.520 --> 00:01:01.760 There's a few modifications as we go forward. 00:01:01.760 --> 00:01:21.600 This is a preliminary spot, 25-004, this is for approximately 181 acres, site located 00:01:21.600 --> 00:01:28.580 approximately 5,800 feet north of Robson Ranch and directly west of I-35 West. 00:01:28.580 --> 00:01:35.040 It is for landmark phase two, it will be 313 single family residential lots, three HOA 00:01:35.040 --> 00:01:38.480 lots, a school lot and neighborhood park lot. 00:01:38.480 --> 00:01:42.480 Staff does recommend denial for this preliminary plat at the time as it does not comply with 00:01:42.480 --> 00:01:46.840 our criteria for approval, but staff has no objection to the extension date of December 00:01:46.840 --> 00:01:50.320 17th. 00:01:50.320 --> 00:01:51.320 I don't see any questions. 00:01:51.320 --> 00:01:52.320 Thank you. 00:01:52.320 --> 00:01:53.320 Item 4B, FP25-0028. 00:01:53.320 --> 00:02:09.080 Good evening, Chair, members of the commission, Angie Manglars, Assistant Planning Director. 00:02:09.080 --> 00:02:12.160 This is a final plat for the reserves at Brush Creek. 00:02:12.160 --> 00:02:18.400 It is a 42 lot residential subdivision situated at the northeast corner of US 377 and Brush 00:02:18.400 --> 00:02:19.400 Creek Road. 00:02:19.400 --> 00:02:23.960 At this time, staff is recommending denial, but has no objection to the requested extension 00:02:23.960 --> 00:02:26.440 to a date certain of December 17th. 00:02:26.440 --> 00:02:31.280 Happy to answer any questions. 00:02:31.280 --> 00:02:32.280 Any questions? 00:02:32.280 --> 00:02:33.280 Nope. 00:02:33.280 --> 00:02:34.280 Thank you. 00:02:34.280 --> 00:02:42.020 Brings us to 4C, FP25-0034. 00:02:42.020 --> 00:02:43.020 Thank you. 00:02:43.020 --> 00:02:45.220 This is a final plat for Project Transpyr. 00:02:45.220 --> 00:02:51.880 It is an approximately 8.9 acre tract of land situated on the north side of US 380, approximately 00:02:51.880 --> 00:02:56.480 300 feet east of Geesling Road. 00:02:56.480 --> 00:03:00.400 At this time, the final plot does not meet our criteria for approval, but staff has no 00:03:00.400 --> 00:03:04.800 objection to the requested extension to a date certain of December 17th. 00:03:04.800 --> 00:03:08.220 Happy to answer any questions. 00:03:08.220 --> 00:03:09.520 I don't see any. 00:03:09.520 --> 00:03:10.520 Thank you. 00:03:10.520 --> 00:03:17.120 4D is Julie with FP25-0031. 00:03:17.120 --> 00:03:25.080 Good evening, Julie Wyatt. 00:03:25.080 --> 00:03:27.400 I'm presenting FP25-31. 00:03:27.400 --> 00:03:35.260 This is a final plat for a multifamily development located on the north side of Sycamore, just 00:03:35.260 --> 00:03:41.340 east of downtown in the rail trail. 00:03:41.340 --> 00:03:44.920 Right now they have some items that they do need to address in order for staff to recommend 00:03:44.920 --> 00:03:47.120 approval and meet that technical requirement. 00:03:47.120 --> 00:03:53.280 So we are recommending denial, however, we have no objection to the extension to December 00:03:53.280 --> 00:03:54.280 17th. 00:03:54.280 --> 00:03:57.760 I'll be happy to answer any questions. 00:03:57.760 --> 00:03:58.760 I don't see any. 00:03:58.760 --> 00:03:59.760 Thank you. 00:03:59.760 --> 00:04:05.240 Next item, FP25-0032. 00:04:05.240 --> 00:04:06.240 Good evening. 00:04:06.240 --> 00:04:10.640 This is also a final plat for FP25-32. 00:04:10.640 --> 00:04:19.520 This property is located on the east side of Bonnie Bray, north of University in Windsor. 00:04:19.520 --> 00:04:24.040 Right now they have some items that they do need to address in order to meet that technical 00:04:24.040 --> 00:04:25.040 requirement. 00:04:25.040 --> 00:04:29.600 So staff is recommending approval, however, we have no objection to the extension to 00:04:29.600 --> 00:04:30.600 December 17th. 00:04:30.600 --> 00:04:34.200 I'll be happy to answer any questions. 00:04:34.200 --> 00:04:36.560 Just to confirm, I think you may have misspoke. 00:04:36.560 --> 00:04:38.600 You said staff is recommending approval or denial? 00:04:38.600 --> 00:04:39.600 Denial. 00:04:39.600 --> 00:04:40.600 I'm sorry. 00:04:40.600 --> 00:04:41.600 Yes, denial. 00:04:41.600 --> 00:04:42.600 Yes. 00:04:42.600 --> 00:04:43.600 I'm so sorry. 00:04:43.600 --> 00:04:44.600 That's okay. 00:04:44.600 --> 00:04:45.600 I just, sometimes I mishear things. 00:04:45.600 --> 00:04:47.760 Any questions on this one? 00:04:47.760 --> 00:04:48.760 Nope. 00:04:48.760 --> 00:04:49.760 Okay. 00:04:49.760 --> 00:04:50.760 Thank you. 00:04:50.760 --> 00:05:01.760 That's 4F FP25-0036. 00:05:01.760 --> 00:05:04.840 Good evening chair, members of the commission, Mia Hines, senior planner. 00:05:04.840 --> 00:05:08.560 This item is a final plat for giving grace addition. 00:05:08.560 --> 00:05:15.080 The property is located just south of East McKinney, approximately 900 feet east, I'm 00:05:15.080 --> 00:05:20.880 sorry, east of Mayhill Road and the property itself is just under 16 acres. 00:05:20.880 --> 00:05:23.960 At this time, the plat is not ready for approval. 00:05:23.960 --> 00:05:27.320 They do have some things to address and so we are recommending denial, but we have no 00:05:27.320 --> 00:05:32.080 objection to their requested extension, which could be granted to a date certain of December 00:05:32.080 --> 00:05:33.080 17th. 00:05:33.080 --> 00:05:37.360 I'm happy to answer any questions. 00:05:37.360 --> 00:05:39.360 I don't see any. 00:05:39.360 --> 00:05:42.980 Thank you, Mia. 00:05:42.980 --> 00:05:48.120 That brings us to FP25-0033. 00:05:48.120 --> 00:05:52.240 This is a final plat for the Harris addition. 00:05:52.240 --> 00:05:59.360 The property is just under 92 acres, located just west of I-35, approximately 1700 feet 00:05:59.360 --> 00:06:01.680 south of North Loop 288. 00:06:01.680 --> 00:06:05.760 Similarly, we are recommending denial as they do not meet all of our criteria for approval, 00:06:05.760 --> 00:06:11.440 but staff has no objection to the requested extension to December 17th. 00:06:11.440 --> 00:06:15.920 Any questions? 00:06:15.920 --> 00:06:17.840 I don't see any. 00:06:17.840 --> 00:06:25.600 That brings us to FR25-0023. 00:06:25.600 --> 00:06:29.400 This is a final -- Mia Hines, senior planner, I didn't do that the last time. 00:06:29.400 --> 00:06:32.760 Covering for Sean, this is a final plat for Hasler addition. 00:06:32.760 --> 00:06:37.320 The property is just over 14 acres, located on the east side of North Locust, near the 00:06:37.320 --> 00:06:40.440 intersection of Beale Street and North Locust Street. 00:06:40.440 --> 00:06:45.560 This was the extension request that came to you guys a little after 430, I believe, this 00:06:45.560 --> 00:06:46.560 afternoon. 00:06:46.560 --> 00:06:49.380 So they did get that extension request in. 00:06:49.380 --> 00:06:57.320 Staff is recommending denial of this final plat, but we have no objection to their requested 00:06:57.320 --> 00:07:00.440 extension to December 17th. 00:07:00.440 --> 00:07:06.320 I don't see anything. 00:07:06.320 --> 00:07:11.840 That brings us to 4I-PP25-5. 00:07:11.840 --> 00:07:17.600 Mia Hines, senior planner, filling in for Aaron, who is no longer with us. 00:07:17.600 --> 00:07:21.760 This item is a final plat for the Roselon Meadows. 00:07:21.760 --> 00:07:27.720 The property is just -- or almost 6.5 acres, located north of Roselon Drive, east of the 00:07:27.720 --> 00:07:33.100 existing Bonneberry Street, west of the future South Bonneberry Street. 00:07:33.100 --> 00:07:37.960 At this time, the plat is not meeting all of our criteria for approval, so we are recommending 00:07:37.960 --> 00:07:38.960 denial. 00:07:38.960 --> 00:07:43.040 However, we have no objection to the requested extension to December 17th. 00:07:43.040 --> 00:07:47.200 Any questions for this one? 00:07:47.200 --> 00:07:50.280 I don't see any. 00:07:50.280 --> 00:07:51.720 Last item, 4J-FP25-35. 00:07:51.720 --> 00:07:52.720 Sorry. 00:07:52.720 --> 00:07:53.720 Yes. 00:07:53.720 --> 00:07:54.720 You're going to go ahead. 00:07:54.720 --> 00:08:04.240 I'll step out because I have a conflict with this item. 00:08:04.240 --> 00:08:05.240 Very good. 00:08:05.240 --> 00:08:08.240 Just a minute. 00:08:08.240 --> 00:08:23.800 Good evening, Chair, members of the commission, Ashley Eckstead, associate planner. 00:08:23.800 --> 00:08:25.960 This is a final plat for Jefferson North Elm. 00:08:25.960 --> 00:08:30.160 It's approximately 26 acres at the intersection of Locust and Elm. 00:08:30.160 --> 00:08:32.260 Originally in your backup, this was an extension request. 00:08:32.260 --> 00:08:36.040 They were able to satisfy all the outstanding comments, so we are now recommending approval 00:08:36.040 --> 00:08:38.400 as it complies with the criteria for approval. 00:08:38.400 --> 00:08:44.480 Happy to answer any questions. 00:08:44.480 --> 00:08:50.160 I guess I have one on this, if it's in order. 00:08:50.160 --> 00:08:55.240 Do we have an update in the process of this, because I know the public was interested in 00:08:55.240 --> 00:09:01.440 the parks agreement with the land and that sort of thing? 00:09:01.440 --> 00:09:02.880 Where are we in that process? 00:09:02.880 --> 00:09:08.160 When this went to city council, the PD for approval, council directed staff to work to 00:09:08.160 --> 00:09:12.640 preserve the house that was on the property, so the parks worked on that, and the way that 00:09:12.640 --> 00:09:17.600 ended up was the park will actually be dedicated to the county, and the county will keep the 00:09:17.600 --> 00:09:18.600 house. 00:09:18.600 --> 00:09:19.600 Okay. 00:09:19.600 --> 00:09:20.600 All right. 00:09:20.600 --> 00:09:24.480 Any other questions? 00:09:24.480 --> 00:09:26.520 No? 00:09:26.520 --> 00:09:28.600 Okay. 00:09:28.600 --> 00:09:30.800 Yeah. 00:09:30.800 --> 00:09:36.160 All right. 00:09:36.160 --> 00:09:54.960 That brings us to our public hearings. 00:09:54.960 --> 00:09:58.560 I guess Mia, do you want to come up for the first three? 00:09:58.560 --> 00:10:14.200 This is the comprehensive plan amendment, CA 25-1, mobility plan, and the PD. 00:10:14.200 --> 00:10:19.880 All right. 00:10:19.880 --> 00:10:28.780 Sorry, since you're so complete, let me just get this in before. 00:10:28.780 --> 00:10:32.800 I'll just ask that as we're reviewing this information, I think there's going to be some 00:10:32.800 --> 00:10:38.320 members of the public here tonight, so I want to have most of the discussion out in the 00:10:38.320 --> 00:10:42.680 public hearing, but especially if there's questions that you have that weren't able 00:10:42.680 --> 00:10:48.240 to get in over email specifically that would require staff to go figure out and bring back 00:10:48.240 --> 00:10:53.680 information for the hearing, please make sure we make those at this last minute. 00:10:53.680 --> 00:10:56.720 Thank you, Chair. 00:10:56.720 --> 00:11:00.280 Mia Hines, Senior Planner. 00:11:00.280 --> 00:11:06.720 This item, or I'm going to give one presentation for the comprehensive plan amendment, the 00:11:06.720 --> 00:11:10.640 mobility plan amendment, and the plan development related to the Craver Ranch development. 00:11:10.640 --> 00:11:14.720 I wanted to start off just with this work session, just a brief summary, but I wanted 00:11:14.720 --> 00:11:18.840 to give you guys a little history of the project first and then jump into the summary of the 00:11:18.840 --> 00:11:20.560 cases themselves. 00:11:20.560 --> 00:11:23.200 The existing land use on this site is agriculture. 00:11:23.200 --> 00:11:34.760 This property, 2,500 acres, was annexed from 2008 to 2009. 00:11:34.760 --> 00:11:39.200 At the time of that annexation, development of the property was anticipated, but the Denton 00:11:39.200 --> 00:11:44.760 future land use map did not designate this area for anything beyond agriculture. 00:11:44.760 --> 00:11:50.080 Similarly, the minor update of the Denton 2040 plan did not establish a different land 00:11:50.080 --> 00:11:54.600 use for this property besides agriculture. 00:11:54.600 --> 00:12:00.400 When the developers approached us about potentially doing a municipal management district, which 00:12:00.400 --> 00:12:04.160 for your information, I'm sure you guys are familiar with it, but it is a special purpose 00:12:04.160 --> 00:12:08.920 district with the power to levy taxes, issue bonds, and charge assessments to property 00:12:08.920 --> 00:12:15.280 owners for infrastructure costs for the MMD and the developments that occur within it. 00:12:15.280 --> 00:12:18.200 When the applicants approached us about that, we sort of walked them through the process 00:12:18.200 --> 00:12:24.360 of the things that would be necessary to get to the development type that they were proposing, 00:12:24.360 --> 00:12:29.320 and that has come with the applications that you are considering this evening, including 00:12:29.320 --> 00:12:33.080 the comprehensive plan, the mobility plan, and the PD. 00:12:33.080 --> 00:12:37.720 We also have been in discussions with them about comprehensive studies related to water, 00:12:37.720 --> 00:12:41.800 sewer, and traffic needs for this area and the developments they are proposing, as well 00:12:41.800 --> 00:12:44.320 as connectivity throughout. 00:12:44.320 --> 00:12:47.740 Some of the things that we need to keep in mind from a regional standpoint and how this 00:12:47.740 --> 00:12:52.400 property is sort of, one, has the applicant's interest and the developer's interest and 00:12:52.400 --> 00:12:58.000 why staff is, one of the reasons why staff is willing to support this is because there 00:12:58.000 --> 00:13:03.360 are some regional trends and regional developments that we're seeing, specifically that MMD, 00:13:03.360 --> 00:13:08.320 the creation of that, and then the progress of TechStats Regional Outer Loop, recently 00:13:08.320 --> 00:13:12.800 completed in the Collin County area and sort of working its way west over to the Denton 00:13:12.800 --> 00:13:13.800 area. 00:13:13.800 --> 00:13:18.000 So, with that, what we are considering this evening is a comprehensive plan amendment 00:13:18.000 --> 00:13:23.200 to change the future land use designation on this property from agriculture to master 00:13:23.200 --> 00:13:24.200 plan community. 00:13:24.200 --> 00:13:30.480 There is a mobility plan application on this property to shift a portion of the proposed 00:13:30.480 --> 00:13:36.600 east-west alignment that goes through Craver Ranch, a slightly south to avoid a floodplain 00:13:36.600 --> 00:13:43.280 crossing, and then there is also a rezoning application to rezone this area from rural 00:13:43.280 --> 00:13:51.200 residential to a PD with a mix of R4, R7, MN, and MR to allow for the development of 00:13:51.200 --> 00:13:56.580 residential commercial, some public facilities, parks, and open space. 00:13:56.580 --> 00:14:02.520 Staff is recommending approval of this application and a full detailed presentation, of course, 00:14:02.520 --> 00:14:04.440 will be provided in the full session. 00:14:04.440 --> 00:14:09.080 You have your backup as well, but I'll gladly answer any questions that you guys have at 00:14:09.080 --> 00:14:10.080 this time. 00:14:10.080 --> 00:14:11.080 Commissioner McDuff? 00:14:11.080 --> 00:14:12.080 Yes, Mia. 00:14:12.080 --> 00:14:23.280 I'd like for you to talk about the relationship of these proposals to the Outer Loop, the 00:14:23.280 --> 00:14:26.120 TechStats and the Outer Loop. 00:14:26.120 --> 00:14:51.840 So here is the latest alignment options for the Ditton County portion of the regional 00:14:51.840 --> 00:14:53.140 Outer Loop. 00:14:53.140 --> 00:14:58.480 As you can see, this is the Craver property that's here in the red. 00:14:58.480 --> 00:15:08.160 Our mobility plan shows preferred almost alignment just south of this area, and then what we 00:15:08.160 --> 00:15:13.960 have been in talks with TechStat is that it seems to be the most likely alignment to occur 00:15:13.960 --> 00:15:18.440 as well, but they are still in the process of going through the environmental assessments 00:15:18.440 --> 00:15:21.680 and finalizing these alignments. 00:15:21.680 --> 00:15:26.680 So just in relation to where the Outer Loop is, this is the Craver property, and these 00:15:26.680 --> 00:15:32.920 are the potential alignments that are currently proposed and being discussed. 00:15:32.920 --> 00:15:37.120 Another question, if I may. 00:15:37.120 --> 00:15:44.440 I was looking on the Googling, as I call it, to see if I could, if the open hearings were 00:15:44.440 --> 00:15:45.440 done. 00:15:45.440 --> 00:15:46.440 It seems like they are. 00:15:46.440 --> 00:15:48.320 There were three possibilities. 00:15:48.320 --> 00:15:50.480 I think they were done in October. 00:15:50.480 --> 00:15:51.480 Is that correct? 00:15:51.480 --> 00:15:52.480 September, I believe. 00:15:52.480 --> 00:15:53.480 Was it September? 00:15:53.480 --> 00:15:56.880 So we're done on the open hearings from the public. 00:15:56.880 --> 00:15:57.880 Yes. 00:15:57.880 --> 00:15:58.880 Yes. 00:15:58.880 --> 00:15:59.880 Okay. 00:15:59.880 --> 00:16:00.880 Thanks. 00:16:00.880 --> 00:16:08.200 Commissioner Dyer. 00:16:08.200 --> 00:16:15.560 When you say that this Craver Ranch property was annexed in 2008-2009, are you meaning 00:16:15.560 --> 00:16:20.160 it was part of the city limits, that this became part of the city limits back then in 00:16:20.160 --> 00:16:21.160 2008-2009? 00:16:21.160 --> 00:16:22.160 Correct. 00:16:22.160 --> 00:16:26.600 So the city knew that eventually this was going to become some sort of residential area 00:16:26.600 --> 00:16:29.800 at some point, when they make that step. 00:16:29.800 --> 00:16:30.800 Yes. 00:16:30.800 --> 00:16:34.720 I believe development was anticipated at that time, and that was partially the reason for 00:16:34.720 --> 00:16:37.240 wanting to annex the property. 00:16:37.240 --> 00:16:47.420 A lot of the emails and the e-comments that we have been given talk about the leap, is 00:16:47.420 --> 00:16:49.160 it leapfrogging? 00:16:49.160 --> 00:16:53.720 Can you please explain and define that for us? 00:16:53.720 --> 00:16:59.720 Because I believe, if I remember correctly, when the developer came to our workshop a 00:16:59.720 --> 00:17:05.800 couple of weeks ago, that was discussed, and there was a reason why they didn't feel like, 00:17:05.800 --> 00:17:09.560 and I don't remember if it was the city that explained this, or if it was the developer, 00:17:09.560 --> 00:17:15.880 why this wasn't your traditional leapfrog area that most people felt that it was. 00:17:15.880 --> 00:17:22.600 So can you kind of explain what leapfrog is, and then does this fit that or not? 00:17:22.600 --> 00:17:23.600 Sure. 00:17:23.600 --> 00:17:27.200 So I think the concept of leap, or what most people refer to as leapfrog development, I 00:17:27.200 --> 00:17:30.840 think there's different definitions depending on who you ask. 00:17:30.840 --> 00:17:39.480 But the concept is basically a density of development skipping across, within the city, 00:17:39.480 --> 00:17:42.680 but skipping across areas that could be developed. 00:17:42.680 --> 00:17:50.480 So as opposed to growing outwardly in a way that as this property grows, the adjacent 00:17:50.480 --> 00:17:54.520 property develops, and then the adjacent, and then the adjacent, leapfrog development 00:17:54.520 --> 00:17:59.160 is typically defined as you have development over here, and then you have development in 00:17:59.160 --> 00:18:02.440 a completely different area, and a development in a completely different area, and the connection 00:18:02.440 --> 00:18:09.360 between those is far and not ideal. 00:18:09.360 --> 00:18:16.040 In this case, the developer was the person who brought that term up and then explained 00:18:16.040 --> 00:18:21.240 that the floodplain in the area and that is surrounding East Sherman Drive makes it a 00:18:21.240 --> 00:18:25.680 little bit challenging for the properties within this area along East Sherman Drive 00:18:25.680 --> 00:18:26.680 to develop. 00:18:26.680 --> 00:18:34.440 And so as far as having a large area of land that is owned by one single property owner, 00:18:34.440 --> 00:18:42.520 and is a right forward development, this would be the next largest property to do that with. 00:18:42.520 --> 00:18:50.120 That's not significantly encumbered by floodplain and difficult to develop in that manner. 00:18:50.120 --> 00:18:56.160 So this is the next logical place where development would take place. 00:18:56.160 --> 00:19:02.200 I think that there are small parcels along 428 that could develop their smaller areas, 00:19:02.200 --> 00:19:08.000 but in terms of mass scale development and master planning out an area, this would be 00:19:08.000 --> 00:19:10.040 the next largest area. 00:19:10.040 --> 00:19:16.760 So somebody who's newer, I've only been, what, on here nine months, I think? 00:19:16.760 --> 00:19:23.120 I'm not, you know, this is a big development, probably the biggest one that, you know, we've 00:19:23.120 --> 00:19:29.320 seen in a while outside of the Hunter and Coal Ranch developments. 00:19:29.320 --> 00:19:36.360 Was this leapfrogging because you have a lot of land between some of the areas there on 00:19:36.360 --> 00:19:40.480 the south end of Denton all the way to, like, Robeson Ranch Row? 00:19:40.480 --> 00:19:48.840 Was this a top, I mean, did that set precedent that this would be okay for this community? 00:19:48.840 --> 00:19:51.160 Do you see what I'm kind of saying? 00:19:51.160 --> 00:19:56.160 I don't want to say it set precedent, but it's not uncommon because, like you mentioned, 00:19:56.160 --> 00:20:01.840 we do have master plan communities that are kind of not on islands, but they're distance 00:20:01.840 --> 00:20:05.800 from the city center, and we have different densities, and it's set up that way. 00:20:05.800 --> 00:20:09.320 So the City of Denton has seen this in the past? 00:20:09.320 --> 00:20:10.320 Yes. 00:20:10.320 --> 00:20:11.320 Okay. 00:20:11.320 --> 00:20:12.320 Sure. 00:20:12.320 --> 00:20:13.320 Yeah. 00:20:13.320 --> 00:20:18.440 Just to add that to me is exactly correct. 00:20:18.440 --> 00:20:22.040 I would say the city did see the same thing happen with Robeson. 00:20:22.040 --> 00:20:26.360 As you're familiar with, you know, that came into the city in 1999, I believe, and was 00:20:26.360 --> 00:20:29.320 literally over five miles from the nearest part of the city limits. 00:20:29.320 --> 00:20:33.980 So this isn't unheard of, I would say, especially with this type of large-scale development, 00:20:33.980 --> 00:20:39.040 because it does take so long for the planning for that development to occur, for the infrastructure 00:20:39.040 --> 00:20:42.580 planning that's needed and the infrastructure extensions that are needed. 00:20:42.580 --> 00:20:46.080 So it's not unheard of when you have these large tracks that someone is able to acquire 00:20:46.080 --> 00:20:51.620 and wants to master plan at this scale to see something like this occur, just because 00:20:51.620 --> 00:20:53.860 this isn't happening tomorrow or even next year. 00:20:53.860 --> 00:20:58.280 It will be many years down the road, but they're just trying to get those entitlements in place 00:20:58.280 --> 00:20:59.840 to allow them to begin that process. 00:20:59.840 --> 00:21:03.680 So we have seen that with Robeson, Hunter, Cole, all of those properties. 00:21:03.680 --> 00:21:04.680 Okay. 00:21:04.680 --> 00:21:05.680 Thank you. 00:21:05.680 --> 00:21:10.680 Commissioner McDade? 00:21:10.680 --> 00:21:13.160 Just a clarification. 00:21:13.160 --> 00:21:19.920 The comprehensive plan amendment and the mobility plan amendment have to occur before you can 00:21:19.920 --> 00:21:21.920 get to the rezoning? 00:21:21.920 --> 00:21:25.540 So ideally, because the way that, yeah, the way that we plan and the way that we base 00:21:25.540 --> 00:21:30.200 our zoning decisions is on policy documents like the comprehensive plan and the PD. 00:21:30.200 --> 00:21:35.120 So if the body feels that the comprehensive plan should be changed to master plan and 00:21:35.120 --> 00:21:39.120 that the mobility plan amendment policies should be changed, then the zoning can be 00:21:39.120 --> 00:21:41.520 changed to be aligned with those things. 00:21:41.520 --> 00:21:50.680 I'm sure we'll get into it more, but just to clarify the specific question of leapfrog 00:21:50.680 --> 00:22:01.740 and what everybody was meaning, it sounds like the comments, sorry, let me back up. 00:22:01.740 --> 00:22:08.040 Because we have this situation where we have a lot of ETJ land between the parcel that 00:22:08.040 --> 00:22:16.480 we're considering tonight and sort of the developed portion of the city. 00:22:16.480 --> 00:22:23.800 Are we talking about it's the next logical parcel within the city limits? 00:22:23.800 --> 00:22:24.800 Yes. 00:22:24.800 --> 00:22:25.800 Yes. 00:22:25.800 --> 00:22:26.800 Okay. 00:22:26.800 --> 00:22:27.800 Large, yeah. 00:22:27.800 --> 00:22:31.740 So there's, but there's a decent amount of land between there and the developed part 00:22:31.740 --> 00:22:35.960 of the city that's not within the city of limits that could also develop within the 00:22:35.960 --> 00:22:36.960 ETJ. 00:22:36.960 --> 00:22:39.080 I'll add, just throw it out there. 00:22:39.080 --> 00:22:42.960 We have also received development inquiry for some of these parcels along East Sherman 00:22:42.960 --> 00:22:43.960 Drive. 00:22:43.960 --> 00:22:46.800 They're just, they're not the ones that are before you this evening. 00:22:46.800 --> 00:22:47.800 Okay. 00:22:47.800 --> 00:22:48.800 Okay. 00:22:48.800 --> 00:22:49.800 Sorry. 00:22:49.800 --> 00:22:50.800 Go ahead. 00:22:50.800 --> 00:22:51.800 Continue. 00:22:51.800 --> 00:22:52.800 Oh, that's it? 00:22:52.800 --> 00:22:53.800 I'm sorry. 00:22:53.800 --> 00:22:54.800 Any questions? 00:22:54.800 --> 00:22:55.800 Yes, please do. 00:22:55.800 --> 00:23:05.960 So Haley said that part of this was looking at the infrastructure. 00:23:05.960 --> 00:23:10.620 We definitely received some comments regarding that and the travel. 00:23:10.620 --> 00:23:15.600 What went into looking at that infrastructure to make sure it was able to handle all of 00:23:15.600 --> 00:23:16.600 these trips? 00:23:16.600 --> 00:23:20.000 I will start off and then hand it a little bit to my experts here. 00:23:20.000 --> 00:23:26.320 So we did a traffic demand model with this application and the mobility plan to determine 00:23:26.320 --> 00:23:34.360 or using the proposed densities and anticipated population growth and all that stuff to determine 00:23:34.360 --> 00:23:39.840 if the roadways within and around the area would be sufficient to support that. 00:23:39.840 --> 00:23:45.280 There's also been in discussions with our water and wastewater departments or utility 00:23:45.280 --> 00:23:50.080 departments about the infrastructure and things that would be needed in, I believe, in accordance 00:23:50.080 --> 00:23:51.080 with the MMD. 00:23:51.080 --> 00:23:55.080 A development and operating agreement will be coming forward to city council to sort 00:23:55.080 --> 00:23:57.640 of solidify those things. 00:23:57.640 --> 00:24:01.040 That's the things that we've done and we've been in talks with with these application 00:24:01.040 --> 00:24:06.960 and for any more detail I'd have to look at our experts. 00:24:06.960 --> 00:24:11.920 So you said that you've also received inquiries along the route. 00:24:11.920 --> 00:24:15.920 Do we put that in with the traffic analysis? 00:24:15.920 --> 00:24:19.400 So when I say inquiries, I'll say, and I don't want to be off posting, but I'll say like 00:24:19.400 --> 00:24:25.640 pre-application conferences and just questions about the potential development of those properties. 00:24:25.640 --> 00:24:32.240 So those, I think, those have not been included because they are not far along. 00:24:32.240 --> 00:24:35.720 That's like the before you even apply for anything and your concepts. 00:24:35.720 --> 00:24:43.460 We know that people are interested in developing these properties, Haley. 00:24:43.460 --> 00:24:48.200 I would say to the degree that a specific development has been considered, they were 00:24:48.200 --> 00:24:49.200 not included. 00:24:49.200 --> 00:24:53.240 So like a specific number of lots, as we know in this, was not included for any of those. 00:24:53.240 --> 00:24:57.280 But there are base assumptions made based on zoning and general development trends in 00:24:57.280 --> 00:24:58.280 the area. 00:24:58.280 --> 00:24:59.280 Very good. 00:24:59.280 --> 00:25:00.280 Thank you. 00:25:00.280 --> 00:25:01.280 Thank you. 00:25:01.280 --> 00:25:02.280 Commissioner Garland. 00:25:02.280 --> 00:25:06.120 I apologize if this has already been addressed or if maybe I'm also getting ahead of myself. 00:25:06.120 --> 00:25:14.480 But just to understand, just to keep things super simple, do we build first and then widen 00:25:14.480 --> 00:25:19.320 the roads after or do we widen the roads before and then build? 00:25:19.320 --> 00:25:20.320 Like what's? 00:25:20.320 --> 00:25:28.040 Yeah, I'm going to look to Chandra from our transportation team to help answer that question. 00:25:28.040 --> 00:25:32.200 Good evening, Commissioner. 00:25:32.200 --> 00:25:34.320 Chandra, city traffic engineer. 00:25:34.320 --> 00:25:39.840 So the development the team proposed is they will be building as they go along. 00:25:39.840 --> 00:25:45.240 So during phase one, they will do the improvements to the roadway capacities and they will widen 00:25:45.240 --> 00:25:47.640 roadway as needed as the phases grow. 00:25:47.640 --> 00:25:52.400 So it won't be before, but as they go along with their phases. 00:25:52.400 --> 00:26:01.600 I guess my concern is, and maybe we can talk about this more in depth later, is I personally 00:26:01.600 --> 00:26:07.800 drive down Sherman, take a right on the loop, trying to get to 35 to get to South Dallas 00:26:07.800 --> 00:26:09.040 every single morning. 00:26:09.040 --> 00:26:15.600 And usually the most challenging part of my commute is getting down Sherman and onto the 00:26:15.600 --> 00:26:16.600 loop. 00:26:16.600 --> 00:26:21.120 And it's just so heavily congested as it stands now. 00:26:21.120 --> 00:26:27.360 And so that was kind of my concern along with what, you know, a lot of I think the feedback 00:26:27.360 --> 00:26:33.760 and the emails that we received is this is already such a jammed up area as it currently 00:26:33.760 --> 00:26:34.760 exists. 00:26:34.760 --> 00:26:41.680 So if we just start adding a lot more cars in that space and, you know, what does that 00:26:41.680 --> 00:26:43.160 look like? 00:26:43.160 --> 00:26:48.920 So there are several projects that's going along in the area. 00:26:48.920 --> 00:26:56.000 Sherman is planned to be widened by Tech Start and also Loop 288 at the interchange. 00:26:56.000 --> 00:27:03.320 The Loop 288, they have a connector project that's coming from 380 all the way to 35. 00:27:03.320 --> 00:27:05.960 And the Loop 288 Western extension. 00:27:05.960 --> 00:27:11.480 And then this development did their traffic modeling for the entire area based on all 00:27:11.480 --> 00:27:16.880 the potential growths that was projected by the NCT-COG for this area. 00:27:16.880 --> 00:27:18.560 And they modeled out. 00:27:18.560 --> 00:27:23.520 And with their developments, they will classify into what are the on-street, which is within 00:27:23.520 --> 00:27:30.160 the Craver Ranch property development, and off-sites, what they need to do on the perimeter 00:27:30.160 --> 00:27:31.160 streets. 00:27:31.160 --> 00:27:32.160 So they are identifying it. 00:27:32.160 --> 00:27:34.040 The study is not complete yet. 00:27:34.040 --> 00:27:36.120 So they are modeling it. 00:27:36.120 --> 00:27:41.760 But so far, based on Phase 1 results, they meet the adequate capacities, what they're 00:27:41.760 --> 00:27:45.960 proposing and what they will be building. 00:27:45.960 --> 00:27:55.360 I can't find it right now, but I thought I remembered in the AIS that Tech Start currently 00:27:55.360 --> 00:27:59.480 has no plans to widen either 2164 or 428. 00:27:59.480 --> 00:28:02.880 Did I read that wrong? 00:28:02.880 --> 00:28:06.360 It's 2165, it's 2164. 00:28:06.360 --> 00:28:15.400 It's an error on the exhibit, but 2164 is actually widened by the county. 00:28:15.400 --> 00:28:19.280 I'm not sure if the capacity improvements, but they are building, widening the roadway 00:28:19.280 --> 00:28:21.200 with shoulders. 00:28:21.200 --> 00:28:26.880 And FM 428, it's a free flow with 65 miles per hour. 00:28:26.880 --> 00:28:33.080 But as that Loop 288 project comes along, but there is no funding identified. 00:28:33.080 --> 00:28:39.080 So are any of those projects in Tech Start's 10-year CIP plan going forward? 00:28:39.080 --> 00:28:44.600 They are projecting, but no funding identified. 00:28:44.600 --> 00:28:49.080 There are plans, but there is no concrete construction timelines. 00:28:49.080 --> 00:28:52.500 Okay, thank you. 00:28:52.500 --> 00:28:58.360 Any other questions, pieces of information that would help everyone once we get in there? 00:28:58.360 --> 00:28:59.780 Commissioner McDuff? 00:28:59.780 --> 00:29:06.440 I'm just overwhelmed by all this, I'll tell you that, and the impact in reading these 00:29:06.440 --> 00:29:10.880 concerns after I studied all my materials. 00:29:10.880 --> 00:29:17.720 I'm just going to make a point here, Chair Pruitt, but it talks about the fiscal responsibilities 00:29:17.720 --> 00:29:21.480 transportation traffic and environmental impacts. 00:29:21.480 --> 00:29:29.000 So we've talked a little bit about traffic, now I'm going to shift to environmental impacts. 00:29:29.000 --> 00:29:38.480 And there were some concerns on the rezoning about environmental protections, wildlife 00:29:38.480 --> 00:29:44.320 crossing, buffers to perfect, wetlands, you know, we talk about this at every one of our 00:29:44.320 --> 00:29:50.160 meetings, and then strict controls on water resistance surface coverage. 00:29:50.160 --> 00:29:57.360 And I know we talked about parks and water resources at our last meeting for this project, 00:29:57.360 --> 00:30:03.880 but I'd like to just ask that question, Mia, would you address some of those concerns about 00:30:03.880 --> 00:30:05.480 the environment, please? 00:30:05.480 --> 00:30:06.860 Yes, ma'am. 00:30:06.860 --> 00:30:11.520 So I didn't pull up the PD development plan, and I'll go back to that a little bit to show, 00:30:11.520 --> 00:30:13.400 or at least the open space plan. 00:30:13.400 --> 00:30:23.560 And here's our ESA map within this area showing some floodplain related habitat, or sorry, 00:30:23.560 --> 00:30:28.360 floodplain related ESA going through the property. 00:30:28.360 --> 00:30:32.400 That is what was uncovered with the field assessment that was done this year. 00:30:32.400 --> 00:30:38.640 I believe with each phase they will have to continue that study to make sure that they 00:30:38.640 --> 00:30:43.520 are not encroaching upon the sensitive areas that's been established. 00:30:43.520 --> 00:30:48.600 And then in their PD plan, in their open space plan, they do have these areas designated 00:30:48.600 --> 00:30:50.460 for open space and park space. 00:30:50.460 --> 00:31:00.600 So they are proposing to leave a lot of that area open to open space and park space. 00:31:00.600 --> 00:31:01.600 Okay. 00:31:01.600 --> 00:31:06.280 And then just to piggyback on a question from last week to remind us again, I believe, Keith, 00:31:06.280 --> 00:31:13.240 you ask this question, Commissioner Keith, talk about how we're going to water all of 00:31:13.240 --> 00:31:14.240 that. 00:31:14.240 --> 00:31:17.120 May I, if you will, water all that green spice here? 00:31:17.120 --> 00:31:24.560 Charlie, do you want to speak to us maybe some of the discussions with regard to water? 00:31:24.560 --> 00:31:28.920 Yeah, good evening. 00:31:28.920 --> 00:31:32.280 Charlie Rosendahl, interim director of development services. 00:31:32.280 --> 00:31:38.680 So as far as irrigation goes, they are planning to have wells to assist with irrigation. 00:31:38.680 --> 00:31:45.080 But part of the city's overall plan to help with water conservation is related to reclaimed 00:31:45.080 --> 00:31:46.080 water. 00:31:46.080 --> 00:31:52.400 So with the city going into planning for new wastewater treatment facilities, reclaimed 00:31:52.400 --> 00:31:57.440 water will be a component of that with the intention of sending that reclaimed water 00:31:57.440 --> 00:31:58.440 back. 00:31:58.440 --> 00:32:04.080 So the agreement that we have with the developer is that when we provide reclaimed water to 00:32:04.080 --> 00:32:07.040 the site, then they'll be able to use that for their irrigation purposes. 00:32:07.040 --> 00:32:12.560 So any of the treated wastewater that comes down into the plant would then be able to 00:32:12.560 --> 00:32:16.680 be used for irrigation. 00:32:16.680 --> 00:32:27.360 So Charlie, I read about the reclaimed water, but can you share like the water treatment 00:32:27.360 --> 00:32:30.320 plant is a few miles from here? 00:32:30.320 --> 00:32:35.840 So that water gets treated, and then how do they get back to this area to use for irrigation? 00:32:35.840 --> 00:32:37.360 Yeah, pump back up. 00:32:37.360 --> 00:32:43.440 So they're going to have to construct gravity sewer lines down into our interceptor. 00:32:43.440 --> 00:32:50.520 And then on the interceptors, the city's plan is to run reclaimed water within those easements 00:32:50.520 --> 00:32:52.360 back up the sewer system. 00:32:52.360 --> 00:32:55.560 And so that's how it would get pumped back up to the site. 00:32:55.560 --> 00:33:03.640 So basically an entire second water supply piping system would go from the water treatment 00:33:03.640 --> 00:33:09.080 plant all the way back up to this development, and it would be used mostly for public area 00:33:09.080 --> 00:33:13.520 irrigation, or is it going to like go to all the homes? 00:33:13.520 --> 00:33:17.840 I'm not sure how deep the irrigation would have been probably dependent on where the 00:33:17.840 --> 00:33:23.000 infrastructure is placed, but with the intention of being the largest users of irrigation would 00:33:23.000 --> 00:33:26.000 be the area that's targeted. 00:33:26.000 --> 00:33:27.000 Okay. 00:33:27.000 --> 00:33:28.000 Thank you. 00:33:28.000 --> 00:33:32.880 Sorry, I stepped on your time, but please go ahead if you have something else. 00:33:32.880 --> 00:33:37.560 No, I appreciate that because you certainly intellect on these kinds of things, Chair 00:33:37.560 --> 00:33:38.560 Pruitt. 00:33:38.560 --> 00:33:44.640 I'm just going to segue into the next topic that's important to us, and that is water 00:33:44.640 --> 00:33:47.440 and drinking water resources. 00:33:47.440 --> 00:33:52.760 And I know we've considered the water and the wastewater treatment plan before. 00:33:52.760 --> 00:33:56.000 Commissioner Riggs isn't here to ask that question. 00:33:56.000 --> 00:33:59.480 So would you like to comment on that, please? 00:33:59.480 --> 00:34:06.800 Sorry, Commissioner McDuff, is there something specifically about the water that you'd like 00:34:06.800 --> 00:34:07.800 to hear more about? 00:34:07.800 --> 00:34:11.160 I just want to make sure we get plenty of this information with the public and the public 00:34:11.160 --> 00:34:12.160 hearing. 00:34:12.160 --> 00:34:13.160 Oh, I see. 00:34:13.160 --> 00:34:18.160 Well, I know we talked about putting another plant over there, correct? 00:34:18.160 --> 00:34:21.720 On that side, pumping station? 00:34:21.720 --> 00:34:29.720 So as far as water goes, you can't see it on the map here, but right here is the Lake 00:34:29.720 --> 00:34:30.720 Ray Roberts Dam. 00:34:30.720 --> 00:34:35.840 The city has a water treatment facility at that location already. 00:34:35.840 --> 00:34:41.720 And then there would be plans to use existing infrastructure that runs down from that plant 00:34:41.720 --> 00:34:49.720 to the city for the first few phases of the development, the first 4,000 homes roughly. 00:34:49.720 --> 00:34:57.440 And then the city also has plans to go from that treatment facility having a large transmission 00:34:57.440 --> 00:35:02.480 main that we've actually worked with the developer to provide easements for the city. 00:35:02.480 --> 00:35:07.680 So it's a cost saving measure for the city to run that transmission main across the development 00:35:07.680 --> 00:35:13.480 that will serve future phases of this development, but also serve all of the western side of 00:35:13.480 --> 00:35:16.360 the city up and down 35. 00:35:16.360 --> 00:35:20.700 Okay, thank you. 00:35:20.700 --> 00:35:25.960 Any other questions, requests for information once we get there? 00:35:25.960 --> 00:35:29.480 Let's try to, yeah, Commissioner Dyer. 00:35:29.480 --> 00:35:33.440 I just have a procedural question. 00:35:33.440 --> 00:35:34.960 There's three items in front of us. 00:35:34.960 --> 00:35:40.240 Are you going to tackle one at a time and we vote one at a time, or is it going to be 00:35:40.240 --> 00:35:45.920 we get all of the information and then we go boom, boom, boom? 00:35:45.920 --> 00:35:50.960 So I'll leave it to this chair's discretion, but staff's idea for it was to just present 00:35:50.960 --> 00:35:55.720 it all as one presentation, it would go Comprehensive Plan, Mobility Plan, and PD. 00:35:55.720 --> 00:36:01.440 Staff's recommendation will be at the sort of end of each section, but we would prefer 00:36:01.440 --> 00:36:06.320 to get through the presentation and then open it up for discussion and action afterwards. 00:36:06.320 --> 00:36:14.600 Yeah, I think open to the commission for what you would all prefer. 00:36:14.600 --> 00:36:23.120 My feeling is that the mobility amendment is something that can be taken a little bit 00:36:23.120 --> 00:36:27.540 separately, but I understand they're all tied together. 00:36:27.540 --> 00:36:30.960 So what I'm understanding is you have like a single presentation that would open for 00:36:30.960 --> 00:36:31.960 all of them. 00:36:31.960 --> 00:36:32.960 Okay. 00:36:32.960 --> 00:36:35.360 So we can call all the items, get the staff presentation. 00:36:35.360 --> 00:36:39.640 And then have the public comments all at the same time? 00:36:39.640 --> 00:36:45.160 I feel like it's going to get very confusing, probably for me, but also for the public if 00:36:45.160 --> 00:36:48.880 just everybody talks on everything. 00:36:48.880 --> 00:36:55.600 So what I was thinking of is maybe we call all the items, then hold public hearing on 00:36:55.600 --> 00:37:02.360 Mobility Plan, vote on that, public hearing on Comprehensive Plan amendment, vote on that, 00:37:02.360 --> 00:37:04.720 and then zoning change and vote on that. 00:37:04.720 --> 00:37:10.080 I just was kind of curious so I could know how this would work. 00:37:10.080 --> 00:37:14.600 But with that said, I will tell the members of the public that, look, we're doing these 00:37:14.600 --> 00:37:19.480 as three steps so that you don't only have three minutes to say everything if you have 00:37:19.480 --> 00:37:25.700 a lot of points, but if you veer off about talking about the things that we're actually 00:37:25.700 --> 00:37:29.760 considering and about to vote on, then we're going to say, okay, thank you. 00:37:29.760 --> 00:37:33.360 Please come back at another time to talk about that. 00:37:33.360 --> 00:37:36.480 That was my thought. 00:37:36.480 --> 00:37:39.800 So keep their comments to whatever topic we're talking about? 00:37:39.800 --> 00:37:40.800 Exactly. 00:37:40.800 --> 00:37:44.880 And so they may come up three times throughout the night? 00:37:44.880 --> 00:37:46.360 Maybe. 00:37:46.360 --> 00:37:53.080 I think most people may have only submitted two things or three. 00:37:53.080 --> 00:37:54.440 What is staff feeling on this? 00:37:54.440 --> 00:37:59.040 Well, our thought, especially after seeing the e-comments, was most people tend to have 00:37:59.040 --> 00:38:03.080 one very robust opinion and then they repeated it on each item, not knowing where to put 00:38:03.080 --> 00:38:04.080 it. 00:38:04.080 --> 00:38:07.720 So that, in our mind, kind of supported if we just did all of it at once and let everyone 00:38:07.720 --> 00:38:08.720 address each thing. 00:38:08.720 --> 00:38:13.240 It certainly needs to be three individual votes by you all. 00:38:13.240 --> 00:38:14.240 But that was our thought. 00:38:14.240 --> 00:38:19.560 It seemed most of the comments were coming in and were just general concern about everything. 00:38:19.560 --> 00:38:20.560 So I'm not sure. 00:38:20.560 --> 00:38:22.840 We can certainly go either way at your discretion. 00:38:22.840 --> 00:38:23.840 Yeah. 00:38:23.840 --> 00:38:31.520 I mean, I guess my concern is if we have sort of free-for-all comments, then maybe some 00:38:31.520 --> 00:38:40.920 of the things get lost in the shuffle, instead of sort of trying to concentrate the issues 00:38:40.920 --> 00:38:42.200 on the specific amendment. 00:38:42.200 --> 00:38:43.200 Sure. 00:38:43.200 --> 00:38:46.480 I would also say, and Hilary, feel free to jump in here, whatever we decide to do for 00:38:46.480 --> 00:38:49.440 the public, I believe we need to extend that same courtesy to the applicant. 00:38:49.440 --> 00:38:54.280 So that group of applicants will get 20 minutes on each item, potentially, or 20 minutes on 00:38:54.280 --> 00:38:55.280 all of them. 00:38:55.280 --> 00:39:01.680 So I would just say, we need to pick a path and be consistent across it for public and 00:39:01.680 --> 00:39:02.680 applicant. 00:39:02.680 --> 00:39:03.680 Okay. 00:39:03.680 --> 00:39:10.680 It won't really take 20 minutes on all of them, will it? 00:39:10.680 --> 00:39:14.480 I say knock it all out at once. 00:39:14.480 --> 00:39:15.480 All out at once? 00:39:15.480 --> 00:39:16.480 All out at once. 00:39:16.480 --> 00:39:17.480 Okay. 00:39:17.480 --> 00:39:21.160 And then we have our separate vote. 00:39:21.160 --> 00:39:22.840 Okay. 00:39:22.840 --> 00:39:23.840 I'm good with that. 00:39:23.840 --> 00:39:31.200 I will take copious notes and we'll try to all sort of remind each other of what the 00:39:31.200 --> 00:39:37.000 issues were once we move on to motions and discussion. 00:39:37.000 --> 00:39:48.240 So yeah, so basically, I'll call it at the same time, treat it all at once, and we'll 00:39:48.240 --> 00:39:49.240 figure out how to play pick-up sticks. 00:39:49.240 --> 00:39:50.240 Yeah. 00:39:50.240 --> 00:39:53.400 If we're allowed to do that, I say, get it all. 00:39:53.400 --> 00:39:54.400 Yeah. 00:39:54.400 --> 00:39:55.400 Okay. 00:39:55.400 --> 00:39:56.400 Yes. 00:39:56.400 --> 00:40:05.640 I appreciate you bringing that up because I was asking Kathy about ordering breakfast. 00:40:05.640 --> 00:40:13.600 But the other thing, because I did read all the e-comments, is there was a cut and paste 00:40:13.600 --> 00:40:15.920 all the way through, and then they wrote an email. 00:40:15.920 --> 00:40:20.360 So I had a cover email and then three e-comments with the same dialogue. 00:40:20.360 --> 00:40:24.240 And so this is observation. 00:40:24.240 --> 00:40:27.320 I did want to mention, if I may, that Clay Riggs is not coming. 00:40:27.320 --> 00:40:28.320 He's not feeling well. 00:40:28.320 --> 00:40:29.320 Oh dear. 00:40:29.320 --> 00:40:31.320 I did get a reply. 00:40:31.320 --> 00:40:32.320 Okay. 00:40:32.320 --> 00:40:33.320 Thank you. 00:40:33.320 --> 00:40:34.320 Okay. 00:40:34.320 --> 00:40:37.640 Any other questions on this before we take a break? 00:40:37.640 --> 00:40:39.400 Not seeing any. 00:40:39.400 --> 00:40:40.400 Thank you, Mia. 00:40:40.400 --> 00:40:41.400 Thank you. 00:40:41.400 --> 00:40:42.400 And at 541- 00:40:42.400 --> 00:40:43.400 Sure. 00:40:43.400 --> 00:40:44.400 Did you- 00:40:44.400 --> 00:40:45.400 I'm sorry. 00:40:45.400 --> 00:40:48.400 Did you want to break and grab food, or we do have other public hearing items to discuss 00:40:48.400 --> 00:40:49.400 as well? 00:40:49.400 --> 00:40:50.400 We can do either, though. 00:40:50.400 --> 00:40:52.120 The food is here if you'd like to take that break. 00:40:52.120 --> 00:40:58.760 Let's take a six-minute break and grab food, and then have a relaxed eating time to finish 00:40:58.760 --> 00:41:01.120 our other public hearings. 00:41:01.120 --> 00:41:13.200 So we'll come back at 547. 00:41:13.200 --> 00:41:14.200 Good afternoon. 00:41:14.200 --> 00:41:21.740 At 549 p.m., we're back from our recess, and that brings us to the next public hearing 00:41:21.740 --> 00:41:28.760 item within our work session, item 5D, MPC 25-1. 00:41:28.760 --> 00:41:38.600 As stated, this is MPC 25001. 00:41:38.600 --> 00:41:44.480 This is approximately 19.6 acres looking to be rezoned to include a part of the Hunter 00:41:44.480 --> 00:41:50.860 Ranch MPC and amend both the development plan map as well as Exhibit C through E, which 00:41:50.860 --> 00:41:54.160 two of those you received yesterday. 00:41:54.160 --> 00:42:00.360 It is a rezoning of a master plan community MPC to an MPC with a mixed-use regional-based 00:42:00.360 --> 00:42:01.360 zoning district. 00:42:01.360 --> 00:42:07.960 Currently, the MPC that it's zoned as is not enforceable by the city, so this will correct 00:42:07.960 --> 00:42:10.000 that. 00:42:10.000 --> 00:42:14.720 We did look at the 2040 comprehensive plan, and based off that, it does comply with all 00:42:14.720 --> 00:42:27.560 criteria for approval, so staff is recommending approval. 00:42:27.560 --> 00:42:32.320 Any questions on this item? 00:42:32.320 --> 00:42:33.320 Commissioner MacDuff? 00:42:33.320 --> 00:42:34.320 I'm having my... 00:42:34.320 --> 00:42:35.480 I have notes here. 00:42:35.480 --> 00:42:38.240 What is planned for this site? 00:42:38.240 --> 00:42:42.200 So it would be added as an MR mixed-use regional. 00:42:42.200 --> 00:42:49.920 This is part of phase four of Hunter Ranch, which is going to include mixed-use and residential. 00:42:49.920 --> 00:42:51.280 We don't know exactly what that looks like. 00:42:51.280 --> 00:42:55.860 We're only in phase two, beginning phase two for our landmarks, as this is a long-year 00:42:55.860 --> 00:42:58.760 multi-phase project. 00:42:58.760 --> 00:43:02.760 All right, thanks. 00:43:02.760 --> 00:43:10.940 We can get into it in the public hearing, but I'm interested to hear more why the request 00:43:10.940 --> 00:43:17.080 is MR instead of MN, given the split right now on east and west of the roadway. 00:43:17.080 --> 00:43:21.880 Does that make sense? 00:43:21.880 --> 00:43:29.400 So why it's being proposed for MR versus MN in the Hunter Ranch? 00:43:29.400 --> 00:43:37.400 Since the land adjacent to it, north and west of here, is essentially MPC/MN, right? 00:43:37.400 --> 00:43:38.400 Understood. 00:43:38.400 --> 00:43:39.400 Okay. 00:43:39.400 --> 00:43:45.840 And there's a roadway to the east of it, so we can talk about that more, but just be thinking 00:43:45.840 --> 00:43:46.840 about that. 00:43:46.840 --> 00:43:47.840 Yeah. 00:43:47.840 --> 00:43:48.840 Okay. 00:43:48.840 --> 00:43:54.840 I don't see anything else. 00:43:54.840 --> 00:44:01.360 Dr. Dyer? 00:44:01.360 --> 00:44:07.520 It says that this is being requested by the Episcopal Diocese of Dallas. 00:44:07.520 --> 00:44:08.520 Yes. 00:44:08.520 --> 00:44:09.520 That's correct. 00:44:09.520 --> 00:44:11.840 So not by Hillwood? 00:44:11.840 --> 00:44:13.600 Correct. 00:44:13.600 --> 00:44:14.600 Is it going to... 00:44:14.600 --> 00:44:18.080 I was trying to figure out, like, is this like a religious community? 00:44:18.080 --> 00:44:19.080 Is this... 00:44:19.080 --> 00:44:25.440 So it is currently owned by the Episcopal Diocese of Dallas, but the hope is for Hunter 00:44:25.440 --> 00:44:28.800 Ranch to purchase it, but they have to go through the rezoning before they can purchase 00:44:28.800 --> 00:44:29.800 this property. 00:44:29.800 --> 00:44:35.280 And as stated, the MPC zoning district, it's literally just MPC, which we don't have that 00:44:35.280 --> 00:44:38.400 in our code, so it's not enforceable zoning. 00:44:38.400 --> 00:44:44.000 So if the Episcopal Church were to, you know, not sell the Hunter Ranch and were to develop 00:44:44.000 --> 00:44:47.800 it just currently as is, the city could not enforce anything on that property. 00:44:47.800 --> 00:44:48.800 Okay. 00:44:48.800 --> 00:44:49.800 Okay. 00:44:49.800 --> 00:44:50.800 Okay. 00:44:50.800 --> 00:45:04.360 That brings us to our next public hearing, which is Item 5E, S25-10. 00:45:04.360 --> 00:45:14.560 Good evening, Chair, members of the Commission, Ashley Eckstead, Associate Planner. 00:45:14.560 --> 00:45:19.120 This is a request for a specific use permit to allow group home use on approximately .4 00:45:19.120 --> 00:45:23.320 acres of land located on the southwest corner of the intersection of Sandpiper Drive and 00:45:23.320 --> 00:45:24.720 Abbots Lane. 00:45:24.720 --> 00:45:28.800 This group home would be an assisted living facility that provides 24/7 care to up to 00:45:28.800 --> 00:45:30.680 six residents at a time. 00:45:30.680 --> 00:45:35.760 The existing zoning is R3, and the future land use is low residential. 00:45:35.760 --> 00:45:39.400 Staff will be recommending approval, and I have a longer presentation for the meeting 00:45:39.400 --> 00:45:40.400 also. 00:45:40.400 --> 00:45:44.760 If there are any questions. 00:45:44.760 --> 00:45:47.880 Yes, this is my neighborhood. 00:45:47.880 --> 00:45:53.080 Just wondering for information for the public hearing, how many other group homes are in 00:45:53.080 --> 00:45:54.840 Southridge? 00:45:54.840 --> 00:45:59.560 I believe there are three, or there's no other group homes in Southridge. 00:45:59.560 --> 00:46:01.560 There are three other community homes. 00:46:01.560 --> 00:46:02.560 Community homes? 00:46:02.560 --> 00:46:03.560 Okay. 00:46:03.560 --> 00:46:04.560 SUPs? 00:46:04.560 --> 00:46:06.840 Those are permitted by right in residential zoning. 00:46:06.840 --> 00:46:07.840 Community homes. 00:46:07.840 --> 00:46:08.840 Okay. 00:46:08.840 --> 00:46:09.920 And where are they? 00:46:09.920 --> 00:46:15.120 There is, so there's the one immediately to the south of this on Abbots. 00:46:15.120 --> 00:46:20.280 There's one on Skylark, and there's one on Chapel. 00:46:20.280 --> 00:46:30.240 That might be something to share in the public in the open meeting. 00:46:30.240 --> 00:46:31.240 Okay. 00:46:31.240 --> 00:46:32.240 Thanks. 00:46:32.240 --> 00:46:33.240 Okay. 00:46:33.240 --> 00:46:34.240 Anything else? 00:46:34.240 --> 00:46:35.240 Okay. 00:46:35.240 --> 00:46:38.240 Thank you, Ashley. 00:46:38.240 --> 00:46:43.320 That brings us to 5F, S25-13. 00:46:43.320 --> 00:46:50.880 Ashley Eckstead, I'll be presenting this one for Erin. 00:46:50.880 --> 00:46:55.040 This is a specific use permit request to permit medium impact manufacturing. 00:46:55.040 --> 00:46:59.760 They will be producing household insulation in one suite in an existing building, and 00:46:59.760 --> 00:47:02.480 that suite is circled in red here on this map. 00:47:02.480 --> 00:47:06.720 This is located west of Worthington Drive, south of Shiler Street. 00:47:06.720 --> 00:47:11.600 It is consistent with the Denton 2040 Comprehensive Plan, and staff will be recommending approval, 00:47:11.600 --> 00:47:14.280 and I'm happy to answer any questions. 00:47:14.280 --> 00:47:19.520 I don't see any. 00:47:19.520 --> 00:47:20.920 Thank you. 00:47:20.920 --> 00:47:25.160 Brings us to 5G, DCA 25-0002. 00:47:25.160 --> 00:47:28.160 Good evening. 00:47:28.160 --> 00:47:37.000 Julie Wyatt. 00:47:37.000 --> 00:47:52.680 All right, I'm presenting DCA 25-2 legislative updates to you this evening, so we'll just 00:47:52.680 --> 00:47:53.680 summarize it. 00:47:53.680 --> 00:47:56.680 I'll go into more detail at the regular session. 00:47:56.680 --> 00:48:02.000 The proposal in front of you tonight is to amend the Denton Development Code in response 00:48:02.000 --> 00:48:08.480 to legislation that was adopted with the 89th legislature. 00:48:08.480 --> 00:48:13.120 There were really three bills that we have found that apply to our Denton Development 00:48:13.120 --> 00:48:16.560 Code and really require this amendment. 00:48:16.560 --> 00:48:22.400 One is related to occupancy of dwelling units, another is related to home-based businesses, 00:48:22.400 --> 00:48:25.200 and then finally, notification and procedures. 00:48:25.200 --> 00:48:32.920 Specifically, the legislature has removed specific cities' ability to limit occupancy 00:48:32.920 --> 00:48:37.000 based upon familial status, so that is requiring an update. 00:48:37.000 --> 00:48:43.040 Also, distinguishing between No Impact and then all other home-based businesses. 00:48:43.040 --> 00:48:49.440 And then finally, clarifying the protest procedures for zoning changes, which would increase residential 00:48:49.440 --> 00:48:58.920 development or modify some or all zoning districts, both in the notification and protest procedures. 00:48:58.920 --> 00:49:04.200 Staff is recommending approval because it is needed to be in compliance with the state. 00:49:04.200 --> 00:49:06.480 I'll be happy to answer any questions. 00:49:06.480 --> 00:49:09.920 I may rely on Haley and Hillary to give me some backup. 00:49:09.920 --> 00:49:23.520 They know a little more nuance about two of the items, so I may call on them. 00:49:23.520 --> 00:49:24.520 Questions? 00:49:24.520 --> 00:49:25.520 Commissioner McDuff? 00:49:25.520 --> 00:49:26.520 This is a point of information. 00:49:26.520 --> 00:49:32.160 Director Haley, I think you were talking about this in the work session presentation that 00:49:32.160 --> 00:49:34.160 this was on the horizon. 00:49:34.160 --> 00:49:36.240 Am I remembering correctly? 00:49:36.240 --> 00:49:44.840 Thank you. 00:49:44.840 --> 00:49:45.840 Anything else? 00:49:45.840 --> 00:49:48.840 I don't see anything. 00:49:48.840 --> 00:49:53.800 Thank you, Julie. 00:49:53.800 --> 00:50:03.840 And that brings us to the point in our agenda when we would normally have work session items, 00:50:03.840 --> 00:50:06.320 but we don't have any work session items today. 00:50:06.320 --> 00:50:15.280 So, at 5.58, we will recess from our work session and reconvene at 6.30 in the council 00:50:15.280 --> 00:50:16.280 chambers. 00:50:16.280 --> 00:50:24.720 Thank you. 00:50:24.720 --> 00:50:25.720 Good evening. 00:50:25.720 --> 00:50:37.320 At 6.31 p.m. this Wednesday, November 19th, I will call our regular session to order with 00:50:37.320 --> 00:50:38.480 the quorum present. 00:50:38.480 --> 00:50:43.120 Our first order of business is to say the Pledge of Allegiance to the U.S. and Texas 00:50:43.120 --> 00:50:44.120 flag. 00:50:44.120 --> 00:50:57.000 I pledge allegiance to the flag of the United States of America, and to the republic for 00:50:57.000 --> 00:51:04.360 which it stands, one nation under God, indivisible, with liberty and justice for all. 00:51:04.360 --> 00:51:05.360 Honor the Texas flag. 00:51:05.360 --> 00:51:06.360 I pledge allegiance to the Texas flag. 00:51:06.360 --> 00:51:07.360 I pledge allegiance to the Texas flag. 00:51:07.360 --> 00:51:08.360 I pledge allegiance to the Texas flag. 00:51:08.360 --> 00:51:09.360 I pledge allegiance to the Texas flag. 00:51:09.360 --> 00:51:10.360 I pledge allegiance to the Texas flag. 00:51:10.360 --> 00:51:11.360 I pledge allegiance to the Texas flag. 00:51:11.360 --> 00:51:12.360 I pledge allegiance to the Texas flag. 00:51:12.360 --> 00:51:13.360 I pledge allegiance to the Texas flag. 00:51:13.360 --> 00:51:14.360 I pledge allegiance to the Texas flag. 00:51:14.360 --> 00:51:15.360 I pledge allegiance to the Texas flag. 00:51:15.360 --> 00:51:16.360 I pledge allegiance to the Texas flag. 00:51:16.360 --> 00:51:17.360 I pledge allegiance to the Texas flag. 00:51:17.360 --> 00:51:18.360 I pledge allegiance to the Texas flag. 00:51:18.360 --> 00:51:19.360 I pledge allegiance to the Texas flag. 00:51:19.360 --> 00:51:20.360 I pledge allegiance to the Texas flag. 00:51:20.360 --> 00:51:21.360 I pledge allegiance to the Texas flag. 00:51:21.360 --> 00:51:22.360 I pledge allegiance to the Texas flag. 00:51:22.360 --> 00:51:23.360 I pledge allegiance to the Texas flag. 00:51:23.360 --> 00:51:24.360 I pledge allegiance to the Texas flag. 00:51:24.360 --> 00:51:25.360 I pledge allegiance to the Texas flag. 00:51:25.360 --> 00:51:26.360 I pledge allegiance to the Texas flag. 00:51:26.360 --> 00:51:27.360 I pledge allegiance to the Texas flag. 00:51:27.360 --> 00:51:28.360 I pledge allegiance to the Texas flag. 00:51:28.360 --> 00:51:29.360 I pledge allegiance to the Texas flag. 00:51:29.360 --> 00:51:30.360 I pledge allegiance to the Texas flag. 00:51:30.360 --> 00:51:31.360 I pledge allegiance to the Texas flag. 00:51:31.360 --> 00:51:32.360 I pledge allegiance to the Texas flag. 00:51:32.360 --> 00:51:33.360 I pledge allegiance to the Texas flag. 00:51:33.360 --> 00:51:34.360 I pledge allegiance to the Texas flag. 00:51:34.360 --> 00:51:35.360 I pledge allegiance to the Texas flag. 00:51:43.360 --> 00:51:44.360 I pledge allegiance to the Texas flag. 00:51:44.360 --> 00:51:45.360 I pledge allegiance to the Texas flag. 00:51:45.360 --> 00:51:46.360 I pledge allegiance to the Texas flag. 00:51:46.360 --> 00:51:47.360 I pledge allegiance to the Texas flag. 00:51:47.360 --> 00:51:48.360 I pledge allegiance to the Texas flag. 00:51:48.360 --> 00:51:49.360 I pledge allegiance to the Texas flag. 00:51:49.360 --> 00:51:50.360 I pledge allegiance to the Texas flag. 00:51:50.360 --> 00:51:51.360 I pledge allegiance to the Texas flag. 00:51:51.360 --> 00:51:52.360 I pledge allegiance to the Texas flag. 00:51:52.360 --> 00:51:53.360 I pledge allegiance to the Texas flag. 00:51:53.360 --> 00:51:54.360 I pledge allegiance to the Texas flag. 00:51:54.360 --> 00:51:55.360 I pledge allegiance to the Texas flag. 00:51:55.360 --> 00:51:56.360 I pledge allegiance to the Texas flag. 00:51:56.360 --> 00:51:57.360 I pledge allegiance to the Texas flag. 00:51:57.360 --> 00:51:58.360 I pledge allegiance to the Texas flag. 00:51:58.360 --> 00:51:59.360 I pledge allegiance to the Texas flag. 00:51:59.360 --> 00:52:00.360 I pledge allegiance to the Texas flag. 00:52:00.360 --> 00:52:01.360 I pledge allegiance to the Texas flag. 00:52:01.360 --> 00:52:02.360 I pledge allegiance to the Texas flag. 00:52:02.360 --> 00:52:03.360 I pledge allegiance to the Texas flag. 00:52:03.360 --> 00:52:04.360 I pledge allegiance to the Texas flag. 00:52:04.360 --> 00:52:05.360 I pledge allegiance to the Texas flag. 00:52:14.360 --> 00:52:24.160 Is there a, there's one item on the consent agenda, is there a motion for, or questions? 00:52:24.160 --> 00:52:26.680 Commissioner Dia? 00:52:26.680 --> 00:52:34.760 I would like to make a motion that we approve the final plat of lots 1XR and 21R block A 00:52:34.760 --> 00:52:40.960 and lot 1XR block 1 of Hunter Ranch phase 1A. 00:52:40.960 --> 00:52:41.960 And Commissioner MacDuff? 00:52:41.960 --> 00:52:45.520 Yes, I'd like to second that motion. 00:52:45.520 --> 00:52:48.080 Very good. 00:52:48.080 --> 00:52:58.320 Seeing no questions, I'll call for a vote on the board. 00:52:58.320 --> 00:53:02.560 That item passes 6-0, brings us to item 4A, PP25-0004. 00:53:02.560 --> 00:53:10.880 Good evening, Chair, Commission, Cameron Robertson, Principal Planner. 00:53:10.880 --> 00:53:16.720 This is a preliminary plat for landmark phase 2 north. 00:53:16.720 --> 00:53:25.240 The approximately 181 acres is located north of Robeson Ranch, west of I-35 west. 00:53:25.240 --> 00:53:29.440 Staff has recommended denial of this preliminary plat at this time, as it does not meet our 00:53:29.440 --> 00:53:33.680 established criteria for approval, but staff has no objection to a requested extension 00:53:33.680 --> 00:53:35.120 of December 17, 2025. 00:53:35.120 --> 00:53:41.920 I can stand for any questions. 00:53:41.920 --> 00:53:45.400 Any questions or a motion? 00:53:45.400 --> 00:53:49.960 Commissioner Ketchersett? 00:53:49.960 --> 00:53:57.160 A motion to approve the extension to certain of December 17, 2025. 00:53:57.160 --> 00:53:59.280 And Commissioner Garland? 00:53:59.280 --> 00:54:04.280 And I'll second that with the approval of staff. 00:54:04.280 --> 00:54:12.040 And seeing no questions, I'll call for a vote on the board. 00:54:12.040 --> 00:54:15.840 That item passes 6-0, brings us to 4B, FP25-0028B. 00:54:15.840 --> 00:54:26.000 Good evening, Chair, members of the Commission, Angie Manglaris, Assistant Planning Director, 00:54:26.000 --> 00:54:29.480 here to present FP25-0028. 00:54:29.480 --> 00:54:34.520 This is a final plat for approximately 15 acres of land for single-family residential 00:54:34.520 --> 00:54:40.160 subdivisions owned to PDR4, generally located at the northeast intersection of US377 and 00:54:40.160 --> 00:54:41.160 Brush Creek Road. 00:54:41.160 --> 00:54:45.480 At this time, staff is recommending denial, but has no objection to the requested extension 00:54:45.480 --> 00:54:47.640 to a date certain of December 17. 00:54:47.640 --> 00:54:51.680 Happy to answer any questions. 00:54:51.680 --> 00:54:52.680 Commissioner MacDuff? 00:54:52.680 --> 00:55:00.080 Yes, I'd like to make a motion to concur with the recommendation of staff for approval, 00:55:00.080 --> 00:55:06.360 and this would be a third extension to a date certain of December 17, 2025. 00:55:06.360 --> 00:55:07.360 Approval of the extension? 00:55:07.360 --> 00:55:08.360 Yes. 00:55:08.360 --> 00:55:09.360 Okay. 00:55:09.360 --> 00:55:10.360 Commissioner Garland? 00:55:10.360 --> 00:55:13.440 And I will second that motion. 00:55:13.440 --> 00:55:22.440 Seeing no discussion, I'll call for a vote on the board. 00:55:22.440 --> 00:55:30.600 That item passes 6-0, brings us to 4C, FP25-34. 00:55:30.600 --> 00:55:31.600 Thank you, Chair. 00:55:31.600 --> 00:55:35.840 Angie Manglaris, Assistant Planning Director, this is a final plat for approximately eight 00:55:35.840 --> 00:55:40.960 acres of land, generally located on the north side of US380, approximately 300 feet east 00:55:40.960 --> 00:55:41.960 of Giesling Road. 00:55:41.960 --> 00:55:46.320 At this time, the plat does not meet our criteria for approval, but staff has no objection to 00:55:46.320 --> 00:55:49.680 the requested extension to a date certain of December 17. 00:55:49.680 --> 00:55:53.000 Happy to answer any questions. 00:55:53.000 --> 00:55:55.840 Commissioner Dio? 00:55:55.840 --> 00:56:01.080 I would like to go ahead and make a motion that we approve the requested extension to 00:56:01.080 --> 00:56:04.600 a date certain of December 17, 2025. 00:56:04.600 --> 00:56:06.160 Commissioner Kichersen? 00:56:06.160 --> 00:56:09.160 I second the motion. 00:56:09.160 --> 00:56:11.040 Very good. 00:56:11.040 --> 00:56:15.080 Seeing no discussion, I'll call for a vote on the board. 00:56:15.080 --> 00:56:23.360 That brings us to 4D, FP25-31. 00:56:23.360 --> 00:56:27.960 Good evening, Julie Wyatt, Principal Planner. 00:56:27.960 --> 00:56:33.440 The request before you is a final plat for approximately four acre site to facilitate 00:56:33.440 --> 00:56:35.360 a multifamily development. 00:56:35.360 --> 00:56:40.480 Subject property is located on the north side of East Sycamore at Exposition Street. 00:56:40.480 --> 00:56:45.440 At this time, the plat does not meet our established criteria for approval, and therefore staff 00:56:45.440 --> 00:56:46.440 recommends denial. 00:56:46.440 --> 00:56:51.600 However, we have no objection to the requested extension to December 17. 00:56:51.600 --> 00:56:55.760 I'll be happy to answer any questions. 00:56:55.760 --> 00:56:58.600 Commissioner Dyer? 00:56:58.600 --> 00:57:03.360 I would like to go ahead and make a motion that we approve the requested extension to 00:57:03.360 --> 00:57:06.980 a date certain of December 17, 2025. 00:57:06.980 --> 00:57:07.980 Commissioner McDade? 00:57:07.980 --> 00:57:12.280 I second that motion. 00:57:12.280 --> 00:57:20.960 Seeing no discussion, I'll call for a vote on the board. 00:57:20.960 --> 00:57:27.800 That passes 6-0, brings us to 4E, FP25-32. 00:57:27.800 --> 00:57:33.640 This is a final plat for about a six and a half acre tract located on the east side of 00:57:33.640 --> 00:57:36.640 Bonnie Bray, north of Windsor. 00:57:36.640 --> 00:57:40.160 Right now, the final plat does not meet our criteria for approval. 00:57:40.160 --> 00:57:44.600 However, staff has no objection to the requested extension to December 17th. 00:57:44.600 --> 00:57:48.720 I'll be happy to answer any questions. 00:57:48.720 --> 00:57:50.360 Commissioner Kestrelson? 00:57:50.360 --> 00:57:57.480 A motion to approve the requested extension date certain of December 17, 2025. 00:57:57.480 --> 00:57:58.480 Commissioner Dyer? 00:57:58.480 --> 00:58:01.560 I will second that motion. 00:58:01.560 --> 00:58:10.320 Seeing no discussion, I'll call for a vote on the board. 00:58:10.320 --> 00:58:16.880 That item passes 6-0, brings us to item 4F, FP25-36. 00:58:16.880 --> 00:58:23.360 Evening, Chair, members of the commission, Mia Hines, senior planner. 00:58:23.360 --> 00:58:27.080 This item is a final plat for giving great sedition. 00:58:27.080 --> 00:58:32.360 The property is located just south of East McKinney, approximately 900 feet east of Mayhill 00:58:32.360 --> 00:58:33.360 Road. 00:58:33.360 --> 00:58:36.320 At this time, the plat is not meeting all of our criteria for approval, so staff is 00:58:36.320 --> 00:58:37.800 recommending a denial. 00:58:37.800 --> 00:58:41.080 However, we have no objection to the requested extension to December 17, 2025. 00:58:41.080 --> 00:58:44.200 I'll be happy to answer any questions you have. 00:58:44.200 --> 00:58:45.200 Thank you. 00:58:45.200 --> 00:58:46.200 Commissioner MacDuff? 00:58:46.200 --> 00:58:51.640 Yes, I want to make the motion to agree with the staff's recommendation for denial of this 00:58:51.640 --> 00:59:00.680 request and also approval of the first extension to a date certain of December 17, 2025. 00:59:00.680 --> 00:59:01.680 Commissioner Ketresen? 00:59:01.680 --> 00:59:04.880 I second that motion. 00:59:04.880 --> 00:59:12.920 Seeing no discussion, I'll call for a vote on the board. 00:59:12.920 --> 00:59:20.760 That item passes 6-0, brings us to 4F, FP25-36. 00:59:20.760 --> 00:59:22.600 I'm sorry, FP25-33. 00:59:22.600 --> 00:59:23.600 4G. 00:59:23.600 --> 00:59:28.840 Evening again, Chair, members of the commission, Mia Hines, senior planner. 00:59:28.840 --> 00:59:35.120 This item is a final plat for the Harris addition, approximately 92 acres located just west 00:59:35.120 --> 00:59:41.220 of I-35, approximately 1700 feet south of North Loop 288. 00:59:41.220 --> 00:59:45.520 At this time, this plat is not meeting all of the established criteria for approval, 00:59:45.520 --> 00:59:46.920 so we are recommending denial. 00:59:46.920 --> 00:59:52.800 However, staff has no objections to the requested extension to December 17, 2025. 00:59:52.800 --> 00:59:58.920 Happy to answer any questions you have. 00:59:58.920 --> 00:59:59.980 Commissioner Garland? 00:59:59.980 --> 01:00:06.600 I would like to make a motion to approve based on staff's recommendation and extend to December 01:00:06.600 --> 01:00:10.040 17, 2025. 01:00:10.040 --> 01:00:14.440 Motion to continue, and Commissioner Dio? 01:00:14.440 --> 01:00:17.720 I will second that motion. 01:00:17.720 --> 01:00:26.480 Seeing no discussion, I'll call for a vote on the board. 01:00:26.480 --> 01:00:29.120 That item passes 6-0. 01:00:29.120 --> 01:00:32.360 Next up is item 4H, FR25-23. 01:00:32.360 --> 01:00:39.080 Evening, Chair, members of the commission, Mia Hines, senior planner. 01:00:39.080 --> 01:00:45.520 This is a final replat for Hazler addition, just under 15 acres located on the east side 01:00:45.520 --> 01:00:50.120 of North Locust Street, near the intersection of Ville Street and North Locust Street. 01:00:50.120 --> 01:00:54.360 At this time, they are not meeting all of our criteria for approval, so staff is recommending 01:00:54.360 --> 01:00:55.360 denial. 01:00:55.360 --> 01:01:00.400 An extension request was not included in the backup, but was provided to this body earlier 01:01:00.400 --> 01:01:05.840 today, and staff has no objection to that requested extension to December 17, 2025. 01:01:05.840 --> 01:01:10.680 Happy to answer any questions you have at this time. 01:01:10.680 --> 01:01:12.360 Commissioner Dio? 01:01:12.360 --> 01:01:20.860 I would like to make a motion that we do staff's recommendation to extend the applicant's request 01:01:20.860 --> 01:01:25.200 through the 17th of December, 2025. 01:01:25.200 --> 01:01:26.200 Commissioner Ketcham? 01:01:26.200 --> 01:01:28.640 I second that motion. 01:01:28.640 --> 01:01:39.680 Seeing no discussion, call for a vote on the board. 01:01:39.680 --> 01:01:43.440 That was fun. 01:01:43.440 --> 01:01:53.880 That item passes 6-0, brings us to item 4J, FP25-35, yes, sorry, -5. 01:01:53.880 --> 01:02:00.480 Evening, Chair, members of the commission, Mia Hines, senior planner. 01:02:00.480 --> 01:02:08.000 This is a preliminary plat for Roselon Meadows located just north of Roselon Drive, east 01:02:08.000 --> 01:02:13.960 of the existing South Bonneberry Street and west of the future South Bonneberry Street. 01:02:13.960 --> 01:02:18.520 The property itself is about six and a half acres, and at this time, the plat is not meeting 01:02:18.520 --> 01:02:22.800 all of our criteria for approval, so staff is recommending denial, but we have no objection 01:02:22.800 --> 01:02:26.640 to the requested extension to December 17, 2025. 01:02:26.640 --> 01:02:29.800 Happy to answer any questions. 01:02:29.800 --> 01:02:34.000 Commissioner Ketcham? 01:02:34.000 --> 01:02:40.640 A motion to approve the extension to date certain of December 17, 2025. 01:02:40.640 --> 01:02:41.640 And Commissioner Dio? 01:02:41.640 --> 01:02:45.040 I would like to second that motion. 01:02:45.040 --> 01:03:06.880 Seeing no discussion, call for a vote on the board. 01:03:06.880 --> 01:03:15.240 That item passes 6-0, brings us to our last individual consideration, item FP25-35. 01:03:15.240 --> 01:03:19.680 Good evening, Chair, members of the commission, Ashley Eckstead, associate planner. 01:03:19.680 --> 01:03:37.520 Sorry, we have one recusal from Commissioner McDade for this item. 01:03:37.520 --> 01:03:39.560 This is FP25-35. 01:03:39.560 --> 01:03:44.480 This is a final plat for Jefferson North Elm, an approximately 26-acre site at the intersection 01:03:44.480 --> 01:03:46.720 of North Elm and North Locust Street. 01:03:46.720 --> 01:03:48.920 Originally, this was an extension request. 01:03:48.920 --> 01:03:52.920 We sent out the revised plat on Monday of this week, and they have now satisfied the 01:03:52.920 --> 01:03:56.600 criteria for approval, and staff does recommend approval of this final plat. 01:03:56.600 --> 01:04:01.680 Happy to answer any questions. 01:04:01.680 --> 01:04:02.680 Commissioner McDuff? 01:04:02.680 --> 01:04:08.720 Yes, I'd like to make a motion to agree with staff's recommendation for approval of this 01:04:08.720 --> 01:04:10.360 final plat. 01:04:10.360 --> 01:04:12.640 And Commissioner Ketcham? 01:04:12.640 --> 01:04:14.840 I second that motion. 01:04:14.840 --> 01:04:17.360 Very good. 01:04:17.360 --> 01:04:31.480 Seeing no discussion, I'll call for a vote on the board. 01:04:31.480 --> 01:04:43.200 That item passes 5-0 with one abstention. 01:04:43.200 --> 01:04:49.960 And the record show, Commissioner McDade is joining us again for our first public hearing 01:04:49.960 --> 01:04:58.440 tonight for 5A, B, and C. I'm actually going to call all three of these simultaneously 01:04:58.440 --> 01:05:05.000 because staff has a presentation that will cover all three. 01:05:05.000 --> 01:05:15.120 Then we will hear from the applicant again on all three. 01:05:15.120 --> 01:05:20.220 And then we'll have the public hearing, and we will combine that as well. 01:05:20.220 --> 01:05:24.920 So that's how we're going to take this, and then the commission will consider each item 01:05:24.920 --> 01:05:28.280 individually for a vote after the public hearing. 01:05:28.280 --> 01:05:47.680 So this is item 5A CA25-1, 5B PD25-3, and 5C MPA25-3A. 01:05:47.680 --> 01:05:57.200 I'll go ahead and open all three public hearings for those same items, CA25-1, PD25-3, and 01:05:57.200 --> 01:06:00.000 MPA25-3 as well. 01:06:00.000 --> 01:06:05.220 Chair, with your permission, Charlie Rosendahl, interim director of development services, 01:06:05.220 --> 01:06:09.280 at the request of the developer in order to be able to coordinate some of the answers 01:06:09.280 --> 01:06:14.840 that we've received from the commission, they've asked to table this item until the next planning 01:06:14.840 --> 01:06:22.880 and zoning commission meeting. 01:06:22.880 --> 01:06:29.880 So, we... I mean... So, what Haley and I just discussed... I think we're going to have to, 01:06:52.880 --> 01:07:19.120 , can I have some clarification? 01:07:19.120 --> 01:07:27.120 Is the request to table to a date certain or continue to... Was there direction as far 01:07:27.120 --> 01:07:28.120 as that? 01:07:28.120 --> 01:07:32.760 Yeah, I think we can bring this back at the next planning and zoning commission meeting 01:07:32.760 --> 01:07:37.360 on December 17th. 01:07:37.360 --> 01:07:52.920 So, you know, we're certainly... So, let me just get some advice from legal so that everybody's 01:07:52.920 --> 01:07:55.760 on the same page here. 01:07:55.760 --> 01:08:09.520 If we were... We already opened the public hearing, so if we continue to have the hearing 01:08:09.520 --> 01:08:15.360 and people are able to speak, you're saying that the individuals who spoke tonight would 01:08:15.360 --> 01:08:25.160 not have the opportunity to speak in the December meeting? Is that the way this works? 01:08:25.160 --> 01:08:31.760 So, it is a little bit sticky. Oh, pardon me. Our past practice has been that once the 01:08:31.760 --> 01:08:41.000 public hearing is open, a member of the public has a opportunity to comment. So, I believe 01:08:41.000 --> 01:08:45.440 the way we've handled it in the past is that if people want to comment now, they're very 01:08:45.440 --> 01:08:59.900 much welcome to. And, yeah. I'm sorry, to finish the thought that generally speaking, 01:08:59.900 --> 01:09:06.200 because we only allow one public comment per public hearing item, then that would be your 01:09:06.200 --> 01:09:08.000 comment time. 01:09:08.000 --> 01:09:24.920 Okay. So, when an applicant has an item on the agenda, it requires notice to put something 01:09:24.920 --> 01:09:31.120 on the agenda. They always have the option to ask for a continuance, but it is the board's 01:09:31.120 --> 01:09:34.960 discretion as to whether to grant that or not. 01:09:34.960 --> 01:09:39.320 Right. And you have discretion. You have opened the public hearing. If we postpone, we would 01:09:39.320 --> 01:09:43.960 leave it open, and you have discretion to go ahead and take public comment tonight if 01:09:43.960 --> 01:09:47.840 you want to. 01:09:47.840 --> 01:09:54.360 So, my preference is to go ahead and hear this item. We have many members of the public 01:09:54.360 --> 01:10:00.360 who have come to share their views. I don't think it's necessarily fair to them to ask 01:10:00.360 --> 01:10:12.840 them to find child care for another night and come out another time. But the request 01:10:12.840 --> 01:10:21.600 has been made. So, without objection, I think we'll go ahead and open the item and hear 01:10:21.600 --> 01:10:32.800 it. But I think the Commission is aware of the applicant's request, so that we can... 01:10:32.800 --> 01:10:42.560 Well, let me ask one more question. Did we receive any information as to why the continuance 01:10:42.560 --> 01:10:43.560 was requested? 01:10:43.560 --> 01:10:48.360 Yeah. I think we received a number of questions ahead of the Planning and Zoning Commission 01:10:48.360 --> 01:10:54.120 meeting, and then we haven't had the chance to coordinate answers on those questions. 01:10:54.120 --> 01:10:58.240 Some of them are development-specific. So, in order to give us some additional time to 01:10:58.240 --> 01:11:01.760 answer those questions, we've asked for the continuance. 01:11:01.760 --> 01:11:03.960 Okay. Understood. Yeah. Commissioner McTuff? 01:11:03.960 --> 01:11:10.480 It's a question for my own clarification. Are we tabling all three proposals? 01:11:10.480 --> 01:11:11.480 Yes. 01:11:11.480 --> 01:11:13.080 All three because they're related? 01:11:13.080 --> 01:11:14.080 Correct. 01:11:14.080 --> 01:11:19.720 Thank you. 01:11:19.720 --> 01:11:28.120 Like I said, unless the Commission feels otherwise, I feel like we should hear from the public 01:11:28.120 --> 01:11:31.440 since they took this evening out to come. 01:11:31.440 --> 01:11:41.800 Yeah. So, if we could go ahead and have the staff presentation. I understand the applicant's 01:11:41.800 --> 01:11:48.880 request, and certainly, I think the Commission will take that to heart that there's additional 01:11:48.880 --> 01:11:55.000 information that they believe would help inform the public or other people. I'm not sure who 01:11:55.000 --> 01:12:00.640 all asked these questions that we weren't able to get to, but I just want to make sure 01:12:00.640 --> 01:12:06.760 that we get... If this is someone's only opportunity to speak at the public hearing, I want to 01:12:06.760 --> 01:12:15.120 make sure they have that opportunity. So, with that, let's go ahead and have the presentation. 01:12:15.120 --> 01:12:39.720 I appreciate that. Thank you. 01:12:39.720 --> 01:12:51.680 Evening, Chair, members of the Commission, Mia Hines, Senior Planner. This is one presentation 01:12:51.680 --> 01:12:59.560 for the Comprehensive Plan Amendment, CA 25-1, MPA 25-03, the Mobility Plan Amendment, and 01:12:59.560 --> 01:13:03.600 the Plan Development, PD 25-0003. 01:13:03.600 --> 01:13:09.160 So, to give you a brief overview of what we're looking at here, again, this is three separate 01:13:09.160 --> 01:13:13.680 requests, the Comprehensive Plan Amendment and Mobility Plan Thoroughfare Map Amendment, 01:13:13.680 --> 01:13:19.480 and a rezoning to a PD. The property is just under 2,500 acres. The existing Future Land 01:13:19.480 --> 01:13:25.720 Use Map designation for this area is rural areas. The proposed Future Land Use Map that 01:13:25.720 --> 01:13:29.800 the applicant has requested is Master Plan Community. The existing zoning for the property 01:13:29.800 --> 01:13:35.560 is rural residential, and the proposed zoning is a plan development with a mix of R4, R7, 01:13:35.560 --> 01:13:41.200 MN, and MR. And the requested Mobility Plan Thoroughfare Map Amendment is to realign a 01:13:41.200 --> 01:13:46.640 portion of a proposed secondary arterial within the Craver Project. 01:13:46.640 --> 01:13:50.520 I did want to keep some things or have some things at the top of your mind as I talk through 01:13:50.520 --> 01:13:56.600 this presentation, and sort of lay a groundwork of staff's thought process behind this. This 01:13:56.600 --> 01:14:01.920 is a large acre tract with a unified ownership, so it presents a sort of opportunity to master 01:14:01.920 --> 01:14:10.520 plan a significant property, so a size property within the city limits. The Craver Ranch Municipal 01:14:10.520 --> 01:14:16.480 Management District was approved by the state legislation this past legislation session, 01:14:16.480 --> 01:14:21.400 and so that is an instrument for funding for utilities and public infrastructure. And then 01:14:21.400 --> 01:14:27.800 additionally, the TxDOT regional outer loop is making progress in Collin County, and studies 01:14:27.800 --> 01:14:33.440 and analysis for the Denton County portion of that outer loop are coming to fruition 01:14:33.440 --> 01:14:38.820 as well. Alignments are being finalized, and there are some other things that are feeding 01:14:38.820 --> 01:14:44.440 into the sort of interest in staff's analysis of this area. 01:14:44.440 --> 01:14:49.200 So a brief history, we went over this a little bit in a work session. The property itself 01:14:49.200 --> 01:14:55.000 is currently being used for agriculture. In 2008, however, and 2009, the property went 01:14:55.000 --> 01:15:00.680 through an annexation in anticipation of a development of this kind. At the time, the 01:15:00.680 --> 01:15:04.640 city annexed the property, wanting to have a little bit more land use control because, 01:15:04.640 --> 01:15:11.480 as you know, property can develop in the ETJ, and the city may be responsible for providing 01:15:11.480 --> 01:15:15.200 utilities and things to that property, but we will have no land use control in those 01:15:15.200 --> 01:15:20.840 instances. So we were aware of that at the time, but the 2030 plan really didn't designate 01:15:20.840 --> 01:15:26.640 a future land use designation beyond agriculture for this property. Similarly, the minor update 01:15:26.640 --> 01:15:31.960 that didn't 2040 plan didn't look into this property much further beyond the existing 01:15:31.960 --> 01:15:37.680 agricultural use. So when the applicants came forward to staff with their development proposal, 01:15:37.680 --> 01:15:41.640 we sort of walked them through some of the things that would have to occur, that being 01:15:41.640 --> 01:15:44.960 the applications that you see before you this evening. 01:15:44.960 --> 01:15:49.920 In addition to these applications, staff is having ongoing conversations regarding water 01:15:49.920 --> 01:15:55.000 and sewer needs for the property as well as traffic analysis has been performed for this 01:15:55.000 --> 01:15:59.760 development to ensure proper connectivity and infrastructure and utilities would be 01:15:59.760 --> 01:16:03.880 provided for the density. I mentioned that Craver Ranch Municipal Management District 01:16:03.880 --> 01:16:08.240 a little earlier in the previous slide, and just to remind you guys, that is a special 01:16:08.240 --> 01:16:13.520 purpose district with the power to levy taxes, issue bonds, and charge assessments to property 01:16:13.520 --> 01:16:18.040 owners for infrastructure costs for the MMD. And as a part of that, they have to go through 01:16:18.040 --> 01:16:24.640 an operating agreement and a development agreement with the city that would discuss the utilities 01:16:24.640 --> 01:16:29.920 and things needed to provide services for this area, as well as areas developing around 01:16:29.920 --> 01:16:33.480 this site within the city's ETJ. 01:16:33.480 --> 01:16:36.920 So a little bit of talking about the progress that TechStat is making in the Denton County 01:16:36.920 --> 01:16:42.440 Regional Outer Loop. What's shown on your screen is the Denton County segment of that 01:16:42.440 --> 01:16:48.400 outer loop, but this is a regional thing, and they have just recently completed work in 01:16:48.400 --> 01:16:51.680 Collin County. So these next couple of slides will walk you through some of the development 01:16:51.680 --> 01:16:56.480 that we've seen occur around the portions of the outer loop that have been completed 01:16:56.480 --> 01:17:01.560 both in Collin County and on the Denton County side. Just to give you an idea of where the 01:17:01.560 --> 01:17:08.920 Craver Project is in relation to this outer loop, here it is highlighted in red, and currently 01:17:08.920 --> 01:17:14.360 the alignment options has one alignment going through the property and some going to the 01:17:14.360 --> 01:17:17.560 south of the property. 01:17:17.560 --> 01:17:20.960 As far as, like I said, regional trends that we've seen developing around the east outer 01:17:20.960 --> 01:17:26.720 loop, specifically in Collin County area where this roadway is completed, we see a similar 01:17:26.720 --> 01:17:35.360 type of subdivisions popping up as the planned development that we are considering this evening. 01:17:35.360 --> 01:17:40.440 This specifically, or this map is specifically Salinas Master Plan Community Map. Again, 01:17:40.440 --> 01:17:47.040 as you can see, it's not uncommon around the outer loop and other regions for the want 01:17:47.040 --> 01:17:53.200 to master plan out these projects. The single-family sort of residential subdivisions with a little 01:17:53.200 --> 01:17:59.520 bit of mixed uses, some multifamily in there, mixed densities is what we're seeing developing 01:17:59.520 --> 01:18:07.600 around the outer loop in the Collin County area. Similarly, in the Denton County area, 01:18:07.600 --> 01:18:14.720 this is an excerpt from the Aubrey Mobility Map. You can see some subdivisions popping 01:18:14.720 --> 01:18:21.880 up around where their desired option of the outer loop is, similar in form and fashion 01:18:21.880 --> 01:18:27.840 to what we are considering this evening. Clearly, there's a market for it, there's a demand 01:18:27.840 --> 01:18:34.720 for it, and this is not an uncommon sort of trend that we're seeing around the outer loop 01:18:34.720 --> 01:18:41.160 in Collin and Denton County. With regards to existing conditions on the property, the 01:18:41.160 --> 01:18:49.160 larger map is the FEMA floodplain map showing you where, or the portions of the FEMA floodplain. 01:18:49.160 --> 01:18:56.040 The map to the right at the top is the current zoning map showing you that it is all rural 01:18:56.040 --> 01:19:00.640 residential and the properties surrounding it that are within the city limits are also 01:19:00.640 --> 01:19:05.480 zonal residential. Then the map down below is the mobility plan map showing you where 01:19:05.480 --> 01:19:12.600 the secondary arterials are throughout the property as well as the primary arterial along 01:19:12.600 --> 01:19:18.920 the east end there, west end there. The first application, the comprehensive plan amendment, 01:19:18.920 --> 01:19:24.520 this is a request to change the future land use designation from agriculture to master 01:19:24.520 --> 01:19:30.680 plan community. The image on the left is the current future land use map and then the image 01:19:30.680 --> 01:19:36.520 on the right is what they are proposing to change to. The master plan community flume 01:19:36.520 --> 01:19:43.120 is guided by separate development approvals which establishes the land uses, densities 01:19:43.120 --> 01:19:47.740 and intensities of development and character. Ideally, developments that are proposed under 01:19:47.740 --> 01:19:52.960 this flume would have a mix of uses that balance residential and non-residential uses and provide 01:19:52.960 --> 01:19:56.480 connectivity to other developments throughout the city. 01:19:56.480 --> 01:20:01.920 We put the request up against the city's criteria for approval and ultimately we felt that the 01:20:01.920 --> 01:20:05.260 regional planning and development trends that we've seen, specifically what I've pointed 01:20:05.260 --> 01:20:11.480 out with the development of the outer loop, it does provide for us a need to develop this 01:20:11.480 --> 01:20:15.820 area or to think at least critically a little bit about this area beyond the agricultural 01:20:15.820 --> 01:20:20.880 use. We know that the demand is there. We know that the outer loop is coming and this 01:20:20.880 --> 01:20:27.520 is sort of an opportunity for us as a city with this application to plan for this area. 01:20:27.520 --> 01:20:32.480 Additionally, that master plan community flume would encourage or promote the consideration 01:20:32.480 --> 01:20:37.400 of existing and proposed infrastructure both for this property as well as property surrounding 01:20:37.400 --> 01:20:42.880 this area in both the city's limits and the city's ETJ where we have a responsibility 01:20:42.880 --> 01:20:49.200 but again not land use control there. MPCs do encourage development of a mix of land 01:20:49.200 --> 01:20:54.000 spaces in a way that includes the provision of additional public services and facilities 01:20:54.000 --> 01:21:00.100 and as you'll see with the proposed plan development for this MPC or this proposed MPC this evening, 01:21:00.100 --> 01:21:05.040 they do have a provision of some public community facilities, some open park spaces and things 01:21:05.040 --> 01:21:13.600 that we wouldn't otherwise get with the agricultural designation or a residential development without 01:21:13.600 --> 01:21:19.840 the PD. So with that, staff is recommending approval of the comprehensive plan amendment 01:21:19.840 --> 01:21:26.400 as it does comply with the criteria and that is basically the conclusion of my presentation 01:21:26.400 --> 01:21:32.680 for the comprehensive plan amendment piece. The next request is the mobility plan amendment. 01:21:32.680 --> 01:21:41.720 The existing thoroughfare plan shows secondary arterials by east-west going through the property. 01:21:41.720 --> 01:21:46.760 And the requested proposed thoroughfare plan would realign a portion, this portion highlighted 01:21:46.760 --> 01:21:54.040 in green or circled in green, just south or slightly south to avoid a floodplain crossing 01:21:54.040 --> 01:21:58.440 which I will show you on this map here. So as you can see there are existing environmentally 01:21:58.440 --> 01:22:04.200 sensitive areas in this area mostly related to the floodplain and that east-west connection 01:22:04.200 --> 01:22:09.920 crosses right through there. Similarly, that's that floodplain area, it crosses right through 01:22:09.920 --> 01:22:16.200 there so ideally or the request in itself is to realign that east-west connection so 01:22:16.200 --> 01:22:22.000 that a portion of it is south and you avoid sort of crossing the floodplain at the widest 01:22:22.000 --> 01:22:27.400 point there. The mobility plan does allow for administrative approval of alignment deviations 01:22:27.400 --> 01:22:33.540 up to 1,000 feet so typically staff and transportation team does have that discretion. In this case 01:22:33.540 --> 01:22:37.560 where they are proposing to move it in order to completely avoid that floodplain, it does 01:22:37.560 --> 01:22:47.160 have to go beyond 1,000 feet so they are requesting again just a shift for this section of that 01:22:47.160 --> 01:22:53.960 alignment to the south to avoid that crossing. We likewise put this up against the criteria 01:22:53.960 --> 01:22:58.920 for approval. Similarly, feel that the region planning efforts and development trends in 01:22:58.920 --> 01:23:06.700 this area and with regard to the outer loop does serve a need to look at this roadway. 01:23:06.700 --> 01:23:15.280 We do know that development is coming in this area and the consideration of the realignment 01:23:15.280 --> 01:23:20.240 of this roadway considers the floodplain a need to minimize the disturbance of that area. 01:23:20.240 --> 01:23:25.200 Ultimately, it also minimizes long-term maintenance costs for the city as this is one less bridge 01:23:25.200 --> 01:23:30.560 that the city would have to take care of later on. With that staff is recommending approval 01:23:30.560 --> 01:23:35.140 of the mobility plan amendment as it does meet our criteria for approval and that concludes 01:23:35.140 --> 01:23:42.120 my portion of the mobility plan application this evening. 01:23:42.120 --> 01:23:47.400 The next and last application is a rezoning to a plan development. Again, that existing 01:23:47.400 --> 01:23:52.880 zoning is rural residential. The proposed zoning is a plan development with a base zoning 01:23:52.880 --> 01:23:59.600 of R4, R7, mixed-use neighborhood and mixed-use regional. The property in itself and with 01:23:59.600 --> 01:24:07.200 all of these phases is proposed to be developed over a course of about 20 years and that includes 01:24:07.200 --> 01:24:14.180 the development of uses such as a mix of residential. I'll go through that mix in the next slide. 01:24:14.180 --> 01:24:19.480 Some commercial spaces, some parks and open spaces, community facilities, public infrastructure 01:24:19.480 --> 01:24:25.840 and public facilities as well. The proposed land use breakdown that's included in the 01:24:25.840 --> 01:24:34.240 PD reflects about 1.3 million square feet of commercial space. The residential or proposed 01:24:34.240 --> 01:24:40.400 residential units are broken up, ultimately giving an overall density of about 3.6 units 01:24:40.400 --> 01:24:45.040 per acre. As far as single-family residential units, they are proposing to include just 01:24:45.040 --> 01:24:53.040 over 7,000. Single-family residential units, 1,084 zero lot line or town home units and 01:24:53.040 --> 01:24:59.640 within 1,015 multifamily units with the stipulation within the PD that those multifamily units 01:24:59.640 --> 01:25:05.040 could be reallocated as zero lot line or town home units depending on the market and things 01:25:05.040 --> 01:25:09.720 at that time. Just to give a little bit more flexibility and still allow the PD to have 01:25:09.720 --> 01:25:16.040 the mix of housing, but it doesn't have to all be developed as multifamily. The caveat 01:25:16.040 --> 01:25:23.280 is that the unit specified within the PD cannot be exceeded, so the maximum units that are 01:25:23.280 --> 01:25:28.560 specified in there cannot be exceeded. As far as landscaping and screening, they are 01:25:28.560 --> 01:25:33.960 proposing to require a six-foot tall solid masonry wall on any lot backing or siding 01:25:33.960 --> 01:25:40.320 onto any arterial or collector. Additionally, they are requiring a masonry wrought iron 01:25:40.320 --> 01:25:50.080 or tubular fence wall be constructed on areas backing to open space with a landscape buffer 01:25:50.080 --> 01:25:56.800 if wrought iron is used. Then they are prohibiting residential fences within the front yard within 01:25:56.800 --> 01:26:02.160 the development. For street cross-sections, they are proposing a slightly different or 01:26:02.160 --> 01:26:07.880 not a slightly, they're proposing a more specified version of cross-sections within 01:26:07.880 --> 01:26:14.080 this PD including landscaping medians and 10-foot wide side paths on both sides for 01:26:14.080 --> 01:26:20.420 secondary arterials and collectors. In this case, they are meeting all of our right of 01:26:20.420 --> 01:26:27.720 way dimensions that are provided for in our mobility plan. The only or the main differences 01:26:27.720 --> 01:26:33.840 is just regarding the design. Then also within the collector, occasionally we allow for a 01:26:33.840 --> 01:26:38.560 10-foot side path on one side and an 8-foot side path on one side. This would tie all 01:26:38.560 --> 01:26:44.840 collectors to requiring a 10-foot wide side path on both sides of the collector. As far 01:26:44.840 --> 01:26:51.040 as community facilities, the property is proposing about 360 total acres of park land, 181 of 01:26:51.040 --> 01:26:57.280 those are outside of the flood plain. This includes four amenity centers and approximately 01:26:57.280 --> 01:27:05.480 13.5 miles of public trails. They are proposing to reserve some land for Denton ISD and Sanger 01:27:05.480 --> 01:27:10.040 ISD schools. Of course, the development and construction of those will be in coordination 01:27:10.040 --> 01:27:19.200 with those schools. They're also proposing to construct or reserve land for public facilities 01:27:19.200 --> 01:27:25.200 specifically to Denton public safety facilities and those will be joint police and fire facilities 01:27:25.200 --> 01:27:32.080 as well as the construction of infrastructure to serve this development. Additionally or 01:27:32.080 --> 01:27:36.520 lastly they are proposing some special sign standards that would ultimately allow for 01:27:36.520 --> 01:27:43.480 unique monument type of signs to identify the Craver Ranch development. Those would 01:27:43.480 --> 01:27:52.400 be no larger than 150 square feet in sign area and no higher than 20 feet. That includes 01:27:52.400 --> 01:27:59.400 like any monument, any sort of fancy waterfalls. I've seen a lot of interesting residential 01:27:59.400 --> 01:28:05.720 subdivision signs that they could propose in this case and this would allow for those 01:28:05.720 --> 01:28:14.800 to occur. With this request, we put up against the criteria for approval. Again, that regional 01:28:14.800 --> 01:28:23.000 impact of the outer loop and the development inquiries around that regional improvements 01:28:23.000 --> 01:28:28.520 is top of mind for staff in this case. The PD in itself also is a development plan that 01:28:28.520 --> 01:28:33.600 considers the floodplain and ESA and minimizes the disturbance of those areas. It plans around 01:28:33.600 --> 01:28:40.840 them and it preserves them for parks and open spaces in other case. The proposal does include 01:28:40.840 --> 01:28:44.920 that mix of housing which helps reach the city's goal for housing needs with regard 01:28:44.920 --> 01:28:50.880 to demand and housing type as it offers both single family residential and town homes so 01:28:50.880 --> 01:28:57.920 they attach and detached style, housing types for all markets in size. The PD also proposes 01:28:57.920 --> 01:29:03.840 development over 20 year plan, proposing a rational phasing plan in this case starting 01:29:03.840 --> 01:29:13.280 most likely at the southeast corner and then expanding northeast, northwest. Also the PD 01:29:13.280 --> 01:29:17.440 requires the construction of amenities and public facilities to support the proposed 01:29:17.440 --> 01:29:23.240 density. They are proposing to dedicate park space and park land in excess of what we would 01:29:23.240 --> 01:29:29.240 typically require I believe for this area. Again, you saw the community facilities and 01:29:29.240 --> 01:29:36.280 things that are being proposed, all intended to provide an amenity no further than a 10 01:29:36.280 --> 01:29:43.800 minute walk from every residence that they provide within this community. We sent out 01:29:43.800 --> 01:29:52.160 public notifications for this case, the comprehensive plan, the mobility plan as well as the PD. 01:29:52.160 --> 01:29:56.800 Up until I think maybe the signs were posted this past weekend, we hadn't really received 01:29:56.800 --> 01:30:02.520 much feedback in opposition or in favor of the proposal. Just this week, we received 01:30:02.520 --> 01:30:12.480 a few e-comments and three written comments in response in opposition to the proposals. 01:30:12.480 --> 01:30:16.760 The applicant did hold two neighborhood meetings. It's my understanding that it was largely 01:30:16.760 --> 01:30:21.360 attended by members or residents and property owners in the ETJ and their concerns were 01:30:21.360 --> 01:30:29.060 more so related to the impacts to their property with regard to the mobility plan alignments 01:30:29.060 --> 01:30:36.160 and things of that nature. With that, staff is recommending approval of the rezoning request 01:30:36.160 --> 01:30:39.920 contingent upon the approval of the comprehensive plan amendment and mobility plan amendment 01:30:39.920 --> 01:30:45.240 in this case. The PD is consistent with a master plan community future land use designation 01:30:45.240 --> 01:30:50.480 and the realignment of the mobility plan or the portion of the mobility plan thoroughfare 01:30:50.480 --> 01:30:58.840 map that secondary arterial would be needed for the PD to move forward as well. That pretty 01:30:58.840 --> 01:31:05.560 much concludes my presentation. Just a reminder slide to let you guys know that this is three 01:31:05.560 --> 01:31:11.640 items. That comprehensive plan amendment is to go from agricultural future land use designation 01:31:11.640 --> 01:31:15.920 to master plan community future land use designation. The mobility plan amendment is to realign 01:31:15.920 --> 01:31:20.800 a portion of the proposed east-west secondary arterial south of the flood plain. Everything 01:31:20.800 --> 01:31:26.080 else is staying the same with regard to classification and things of that nature. Then the zoning 01:31:26.080 --> 01:31:31.720 change is a change request from rural residential to a plan development with all those base 01:31:31.720 --> 01:31:38.360 zoning districts and those details of the PD that I mentioned throughout the presentation. 01:31:38.360 --> 01:31:42.080 That concludes my presentation. At this time, I will happily answer any questions you have. 01:31:42.080 --> 01:31:49.880 Thank you, Mia. Do we have any questions from the commission before we hear from the public 01:31:49.880 --> 01:31:58.920 of staff? Just to clarify again and to say again, I'm hearing that staff is recommending 01:31:58.920 --> 01:32:11.880 approval of all these three proposals. Thank you. Another point for you, just procedural, 01:32:11.880 --> 01:32:19.760 are we thinking ... Do we need a motion to table these proposals? It's always within 01:32:19.760 --> 01:32:28.800 order in Robert's rules to make a motion for that. My hope is that we can hear from 01:32:28.800 --> 01:32:34.880 members of the public who would like to speak since it was posted on the agenda, and then 01:32:34.880 --> 01:32:41.440 we can get to the motion after that. Thank you, Chair Pruitt. 01:32:41.440 --> 01:32:52.240 Any other questions of staff? Just a couple, Mia. One, on the notification, can you go 01:32:52.240 --> 01:33:01.960 back to the notification slide? My understanding is our practice is to notify within the city 01:33:01.960 --> 01:33:11.840 limits for the 200 foot, and then the 500 foot is by utility addresses, but we don't 01:33:11.840 --> 01:33:21.920 actually serve this area from an electrical perspective. Can you explain what notifications 01:33:21.920 --> 01:33:29.600 went out? There is a list of addresses. I will need to check to confirm where we pulled 01:33:29.600 --> 01:33:34.680 those from, but there is a list of 500 foot property courtesy notifications that we sent 01:33:34.680 --> 01:33:39.800 out. I believe some of those were received by members of the ETJ. 01:33:39.800 --> 01:33:44.480 Do you have additional information on that? Yes. Good evening, Commission. Charlie Rosendahl, 01:33:44.480 --> 01:33:48.760 Interim Director of Development Services. We send out notifications. GI staff pulls 01:33:48.760 --> 01:33:56.200 a list together, 200 foot to property owners based on the latest DCAD parcel rule, and 01:33:56.200 --> 01:34:03.040 then 500 foot goes out to the resident, which is the address within 500 feet, as well as 01:34:03.040 --> 01:34:10.600 any utility address within 500 feet. Okay. One is just addressed to resident at the address? 01:34:10.600 --> 01:34:16.040 Yes. That's the 500 foot postcard. Do we send those notifications to addresses 01:34:16.040 --> 01:34:18.920 that are not in the city limits, or is it just the city limits? 01:34:18.920 --> 01:34:23.000 For this one, we pulled addresses within the ETJ as well. 01:34:23.000 --> 01:34:27.760 Thank you. That answers my question, because I thought our normal practice was just within 01:34:27.760 --> 01:34:31.600 the city, and since this parcel is surrounded by ETJ. 01:34:31.600 --> 01:34:35.440 200 foot is just within city limits, because it has to be based on the city's tax rule. 01:34:35.440 --> 01:34:40.080 Okay. But the 500 foot that we did included ETJ addresses. 01:34:40.080 --> 01:34:51.200 Yes. I believe for this project it did. Okay. Thank you. Then my second question, Mia. First 01:34:51.200 --> 01:34:57.520 of all, I appreciate staff getting the fiscal report finished in time to send out with the 01:34:57.520 --> 01:35:03.160 agenda last week. That report, as well as the comprehensive plan when it talks about 01:35:03.160 --> 01:35:09.200 doing fiscal analysis, says this report aims to provide city leadership with a framework 01:35:09.200 --> 01:35:20.440 for understanding the fiscal implications of the proposed expansion and for sharing or 01:35:20.440 --> 01:35:29.320 shaping negotiations with the developer. I guess my question is, in this case, did the 01:35:29.320 --> 01:35:36.000 fiscal analysis shape the discussions between staff and the developer in how that works? 01:35:36.000 --> 01:35:39.600 I'll leave that to Charlie. I think the discussions with the developer did shape the proposals 01:35:39.600 --> 01:35:43.800 in the PD, but I'll leave to Charlie on the fiscal impact analysis shaping those discussions 01:35:43.800 --> 01:35:48.740 before. Okay. Thank you. 01:35:48.740 --> 01:35:53.520 One of the considerations when this item was first brought forward was the fiscal impact. 01:35:53.520 --> 01:35:59.060 We have been working with a consulting firm called AECOM to do the fiscal impact analysis 01:35:59.060 --> 01:36:05.480 to see what the impact is to the city of Denton. When we did get the initial impact, we did 01:36:05.480 --> 01:36:09.920 look at things like one of the items that it's included is a land contribution for 01:36:09.920 --> 01:36:17.680 a future public works facility. In the negotiations with this developer in the development agreement, 01:36:17.680 --> 01:36:22.280 that item has been included, including a number of other items. 01:36:22.280 --> 01:36:30.080 Okay. Just from my understanding and the board, I'm assuming that came out before the agenda 01:36:30.080 --> 01:36:35.600 was posted, because I hadn't seen the fiscal analysis before then. You're saying you had 01:36:35.600 --> 01:36:40.080 a copy of it. How far back did you receive that copy? 01:36:40.080 --> 01:36:46.120 We received a preliminary analysis from AECOM prior to the work sessions that were completed 01:36:46.120 --> 01:36:50.560 last month or the month before. Okay. So about five, six weeks ago, something 01:36:50.560 --> 01:36:51.560 like that. Yeah. 01:36:51.560 --> 01:36:52.560 Yeah. Okay. Thank you. 01:36:52.560 --> 01:36:57.360 Yeah. We received it ahead of that work session. I just want to be clear, not just at the work 01:36:57.360 --> 01:37:05.720 session. Okay. Thank you. I don't see any other questions. 01:37:05.720 --> 01:37:12.160 This is a public hearing that I've opened, like we stated before, because our rules of 01:37:12.160 --> 01:37:22.280 order state that residents may speak one time at a public hearing. If this ends up getting 01:37:22.280 --> 01:37:27.520 continued to next month, then you would have the opportunity to speak tonight if you would 01:37:27.520 --> 01:37:35.320 like, and then you would have the opportunity to come back if you didn't speak when it's 01:37:35.320 --> 01:37:42.600 continued, if that does happen. That same rules of procedure, I believe, applies to 01:37:42.600 --> 01:37:51.440 the applicant, speaking as well. Is that valid? Great. That's a great question. So buried within 01:37:51.440 --> 01:37:56.920 our chapter two of the code of ordinances, we do have a public hearing procedure that 01:37:56.920 --> 01:38:06.360 talks about initial presentations and ability to rebut, and subject to thoughtful determination 01:38:06.360 --> 01:38:14.160 rather than legal advice on the dais. My thought is that if the applicant's proposal changes 01:38:14.160 --> 01:38:19.440 in a material way, that it would be appropriate for them to have another presentation period 01:38:19.440 --> 01:38:30.760 to explain that and that members of the public would then get a fresh comment period to respond. 01:38:30.760 --> 01:38:36.640 If the project does not change, I think that what you initially stated would be correct 01:38:36.640 --> 01:38:43.000 that the applicant has presented once, the public has commented once, and anyone who 01:38:43.000 --> 01:38:50.760 hasn't commented would be welcome to at that subsequent meeting. Okay. Thank you for that. 01:38:50.760 --> 01:38:55.160 I think I understand that. I'm going to say it again just so that you can make sure I 01:38:55.160 --> 01:39:05.440 understand and maybe everybody else can understand. And that is that if no material change in 01:39:05.440 --> 01:39:14.840 the proposal happens between now and when this item is continued until, if it's continued, 01:39:14.840 --> 01:39:19.800 then what I said previously is correct. So both the applicant and members of the public 01:39:19.800 --> 01:39:26.340 could either speak tonight or wait until it's continued and come back and speak. However, 01:39:26.340 --> 01:39:37.020 if there is a material change to the application, then by making that change, both the applicant 01:39:37.020 --> 01:39:42.960 would be able to speak a second time as well as the members of the public. Correct. Okay. 01:39:42.960 --> 01:39:49.520 Are we on board? Thank you. So with that, it is a public hearing, so if the applicant 01:39:49.520 --> 01:40:02.400 would like to speak, you may with those things explained. Thank you for your patience. If 01:40:02.400 --> 01:40:10.920 you could state your name and address, you'll have 20 minutes combined between different 01:40:10.920 --> 01:40:16.080 members of the applicant representative. Good evening, Chairman, commissioners. My name 01:40:16.080 --> 01:40:22.080 is Alexa Knight, one with Dakey Law, 322 West Walnut, Salina. Apologize for the confusion. 01:40:22.080 --> 01:40:25.680 There was just a lot of that we could hear on the TV. There were a lot of questions with 01:40:25.680 --> 01:40:31.560 the commission, and so that's the reason why we asked for the tabling. But knowing your 01:40:31.560 --> 01:40:34.840 interest in hearing the public and having everybody's here this evening, we'd like to 01:40:34.840 --> 01:40:42.960 just go ahead and proceed. So please disregard the tabling comments. So with that, I'm going 01:40:42.960 --> 01:41:08.240 to close the meeting. Good evening again. We have our entire development team here this 01:41:08.240 --> 01:41:11.360 evening, so if there are any questions after this, which it sounds like there'll be quite 01:41:11.360 --> 01:41:18.880 a few, with regard to finances, engineering, planning, or traffic, we have all the professionals 01:41:18.880 --> 01:41:24.480 here. They'll be able to answer your questions. So I'd like to get started. This is a map 01:41:24.480 --> 01:41:30.160 of the course of aerial of the city of Denton, and the red dash line represents your city 01:41:30.160 --> 01:41:35.860 limits. The yellow star represents the 2,500 acres master plan community that we're calling 01:41:35.860 --> 01:41:42.120 Craver Ranch development. Why is this important? It's a 2,500 acre master plan community. It's 01:41:42.120 --> 01:41:46.640 one of the largest contiguous areas owned by a single entity remaining within the city 01:41:46.640 --> 01:41:52.760 of limits. What that does for you as a municipality is to be able to, the land mass right there 01:41:52.760 --> 01:41:57.960 in and of itself, and the single developer that you're able to negotiate with, you're 01:41:57.960 --> 01:42:02.960 much easier to be able to plan cohesively versus if this came in piecemeal. If you had 01:42:02.960 --> 01:42:09.160 25, 100 acre applications, it's much harder to get what you want from a planning perspective 01:42:09.160 --> 01:42:15.520 done. So that being said, the 2,500 acres once built out would be a $5.1 billion assessed 01:42:15.520 --> 01:42:19.840 value project. It's going to be a well appointed and planned and monetized community with trail 01:42:19.840 --> 01:42:24.740 systems, public parks, open space, those are different here in the city of Denton, as you 01:42:24.740 --> 01:42:29.880 well know, community centers, public schools, supporting retail, fire, police stations. 01:42:29.880 --> 01:42:34.480 The proposed alignment is shown on this plan. We've heard from staff with regard to that. 01:42:34.480 --> 01:42:40.120 We know that the intersection at Milam Road there on I-35 is a connecting point, so that 01:42:40.120 --> 01:42:48.320 makes this southern route the route that the outer loop would take. If it was easy, anyone 01:42:48.320 --> 01:42:53.960 could do it, right? But it's not. There's a lot that goes with regard to planning. The 01:42:53.960 --> 01:42:57.840 developers spent two years to this point just to get us here tonight. And obviously tonight 01:42:57.840 --> 01:43:01.800 with the question of tabling, we thought that perhaps there was even more questions. But 01:43:01.800 --> 01:43:04.720 we feel confident in the presentation and the material that we have this evening to 01:43:04.720 --> 01:43:09.240 be able to take you to the place where you can support the three different applications 01:43:09.240 --> 01:43:14.680 that we have before you. So it started back in two years ago with the planning purposes, 01:43:14.680 --> 01:43:20.120 but we came to city council. Your city council approved the creation of an MMD along with 01:43:20.120 --> 01:43:25.040 an operating agreement and a project agreement. That is what we've been working on with staff 01:43:25.040 --> 01:43:31.880 for the past year, then our government passed legislation to allow for that MMD to become. 01:43:31.880 --> 01:43:37.120 So that is the fiscal ability for us to be able to create a master plan community like 01:43:37.120 --> 01:43:43.080 this because you can't just go through 2,500 acres of development without something like 01:43:43.080 --> 01:43:48.280 that. So after that happened, then that was when we were able to come in with our zoning 01:43:48.280 --> 01:43:52.680 case. And because of our zoning case, we have a comp plan amendment that Mia went through 01:43:52.680 --> 01:43:56.360 and the thoroughfare plan amendments, all three dovetail together, all three of which 01:43:56.360 --> 01:44:03.000 we will be voting on this evening. This is the city of Denton. It is not easy. Your staff 01:44:03.000 --> 01:44:08.400 has worked diligently with us. They have turned over every single stone we feel. We've had 01:44:08.400 --> 01:44:15.400 a thorough analysis of the different applications included in that additional studies. We have 01:44:15.400 --> 01:44:19.880 the drainage study. We have the environmental assessment study that was done. We invited 01:44:19.880 --> 01:44:24.580 in and hosted staff out onto the property so that they could walk the property and ask 01:44:24.580 --> 01:44:29.560 any sort of questions, see it for themselves, understand what is out there. Additionally, 01:44:29.560 --> 01:44:35.320 environmental staff went out a secondary time. The ranch hand took them through the site 01:44:35.320 --> 01:44:38.760 and they were able to concentrate. They had some questions with regard to the western 01:44:38.760 --> 01:44:45.240 portion of the floodplain. As Ms. Hines represented that we held two neighborhood meetings, there 01:44:45.240 --> 01:44:48.960 were different people that came to each one. It wasn't the same people coming to the same 01:44:48.960 --> 01:44:54.600 two both meetings, so that was a good information session for everybody. In addition, we had 01:44:54.600 --> 01:44:59.640 the traffic assessment study. This is beyond the typical TIA, which will be coming forward 01:44:59.640 --> 01:45:06.400 with each phase of development. This request was specifically for the city engineers asking 01:45:06.400 --> 01:45:12.400 Westwood Engineering to run the city's traffic demand model. That's something that's a 48-hour 01:45:12.400 --> 01:45:17.800 turnaround each time that they run those things. That's also not a... That's not an insignificant 01:45:17.800 --> 01:45:22.920 engineering analysis. Okay, so our first application that we have 01:45:22.920 --> 01:45:30.080 into you is the Comp Plan Amendment. As you've seen, the Feature Land Use Plan, or FLAM actually, 01:45:30.080 --> 01:45:37.520 is up before you. Let's start from the beginning. Sound planning takes time, and the city has 01:45:37.520 --> 01:45:44.880 been in that process. They started by involuntary annexing this acreage back in 2008 and 2009, 01:45:44.880 --> 01:45:54.100 and voluntarily annexed. In 2018, the water distribution system was updated for additional 01:45:54.100 --> 01:46:01.040 demand within this area. The 2022 thoroughfare plan also reflects three secondary arterials 01:46:01.040 --> 01:46:09.920 with which times went through. Each one carries 29,000 trips per day. That is not for agricultural 01:46:09.920 --> 01:46:15.480 land use. That's moving people. That's moving vehicles. The city has been planning for that 01:46:15.480 --> 01:46:22.560 growth. In your backup material, we provided information from RSI. T. Wilson will be speaking 01:46:22.560 --> 01:46:29.320 this evening about Dr. Perryman's economic report also. We also discussed it in our workshop 01:46:29.320 --> 01:46:37.080 with you all. Growth is coming. It's expensive to run a business and to live on the coasts. 01:46:37.080 --> 01:46:41.320 Business has always been open for business. We've been inviting businesses to come here, 01:46:41.320 --> 01:46:47.440 so that growth has come and is continuing to come. You will have read in your RSI study 01:46:47.440 --> 01:46:55.040 that the supply is less than at equilibrium, so that means that the housing stock is not 01:46:55.040 --> 01:47:01.880 there. As I said, planning doesn't happen overnight. It's taking two years just to get 01:47:01.880 --> 01:47:07.360 to this point. Once the zoning gets approved, then we have to go through all the iterations 01:47:07.360 --> 01:47:11.280 of the traffic studies, the environmental studies, the civil engineering associated 01:47:11.280 --> 01:47:17.640 with each section. You need time to be able to plan for this. It's not like it's just 01:47:17.640 --> 01:47:23.400 going to happen tomorrow. The DFW region has seen the substantial growth as I mentioned 01:47:23.400 --> 01:47:29.200 northward into Collin and Denton counties. As was mentioned, TxDOT is responding to 01:47:29.200 --> 01:47:35.920 this growth by studying and preparing for that regional outer loop. This amendment to 01:47:35.920 --> 01:47:41.040 bring the future land use plan into alignment with all of the city's planning that they've 01:47:41.040 --> 01:47:46.200 done to date. The second application that's before you is a thoroughfare plan. It's a 01:47:46.200 --> 01:47:53.240 mobility plan amendment. This one shows the city's thoroughfare plan in the upper quadrant, 01:47:53.240 --> 01:47:57.400 and you see the green dashed lines. Again, those are those secondary arterials, which 01:47:57.400 --> 01:48:03.760 carry 29,000 trips per day. The only deviation that we have here, because your code does 01:48:03.760 --> 01:48:09.620 allow for 1,000-foot deviation within where it's shown on the thoroughfare plan, is that 01:48:09.620 --> 01:48:15.040 small section that's in orange. That's the only deviation. The reason being that we are 01:48:15.040 --> 01:48:20.480 asking for that, as you can see the green line, is the thoroughfare plan shows it going 01:48:20.480 --> 01:48:27.200 directly through the floodplain and environmental sensitive area. This is the reason why we 01:48:27.200 --> 01:48:31.560 were asking for that variance. From an engineering perspective, you want to cross that floodplain 01:48:31.560 --> 01:48:37.400 in the environmental area at 90 degrees and try to minimize that location. This picture 01:48:37.400 --> 01:48:43.280 was taken when staff was actually out on the site with us. Again, it's the beauty of this 01:48:43.280 --> 01:48:48.640 sort of thing that you wouldn't want to bring that roadway horizontally through that floodplain 01:48:48.640 --> 01:48:53.760 and environmentally sensitive area. The third and final application that's before you this 01:48:53.760 --> 01:48:59.000 evening with regard to this master plan is the zoning. We're taking it from RR, which 01:48:59.000 --> 01:49:03.920 is a placeholder when it was involuntarily annexed back in 2008, and we're taking it 01:49:03.920 --> 01:49:10.320 to a planned development. Something of this size needs to have a PD on it. You wouldn't 01:49:10.320 --> 01:49:17.840 want to just do a cohesive R4 zoning, because that allows the flexibility and the planning 01:49:17.840 --> 01:49:22.800 over the next 20 years as this comes through. As was also mentioned, the majority of our 01:49:22.800 --> 01:49:27.800 neighbors are within the city ETJ. Anything that's green on this map reflects the land 01:49:27.800 --> 01:49:34.480 that is actually in the city limits. A master plan community provides a fabric of land use 01:49:34.480 --> 01:49:40.880 within the community and allows transitioning of densities. We have over 7,000 single family 01:49:40.880 --> 01:49:46.380 homes, over a thousand townhome and zero lot lines. Since our workshop that we had with 01:49:46.380 --> 01:49:53.000 you a few weeks back, we heard you and we reduced our multifamily units by 500, so that 01:49:53.000 --> 01:50:01.200 of this magnitude and this size, that reference is probably only three multifamily housing 01:50:01.200 --> 01:50:06.800 units or developments within this 2,500 acres. We'll also have two elementary schools, one 01:50:06.800 --> 01:50:13.320 for Sanger and one for Denton ISD and one Denton middle school. Again, the quality master 01:50:13.320 --> 01:50:19.280 plan community, which will have trail systems, which I'll go through in a second, will link 01:50:19.280 --> 01:50:25.880 each individual home with the pocket parks throughout and really be a green and heavily 01:50:25.880 --> 01:50:31.080 amenitized community. Something that we took for granted, the development team, because 01:50:31.080 --> 01:50:37.240 we do this on a daily basis, is not recognizing the longevity of a project like this. At its 01:50:37.240 --> 01:50:41.120 best, you're looking at a 20 year build out. This is not something that's going to be plopped 01:50:41.120 --> 01:50:45.120 on the ground and all this infrastructure is going to be developed. That's the worst 01:50:45.120 --> 01:50:48.720 thing you can do from a civil engineering perspective is build all the roadways, all 01:50:48.720 --> 01:50:52.920 the infrastructure and have nobody using it. You want to phase it. That's the best for 01:50:52.920 --> 01:50:58.920 your infrastructure. Within this plan, we show multiple phases with a 20 year build 01:50:58.920 --> 01:51:04.640 out, taking us to 2040, a variety of residential products offered to encourage people to stay 01:51:04.640 --> 01:51:08.720 within the community while their economic standing evolves. You might be young right 01:51:08.720 --> 01:51:14.520 out of college. You might only be in a zero lot line home or perhaps an apartment up to 01:51:14.520 --> 01:51:21.320 having something, a much larger lot, a yard space, dog family, what have you. I'm just 01:51:21.320 --> 01:51:24.380 going to run through these architectural product types. These are the same that you saw in 01:51:24.380 --> 01:51:29.340 the workshop, but these are representative of what the different lot sizes and product 01:51:29.340 --> 01:51:33.080 types that could be developed out here. This is the town home and live work, so more of 01:51:33.080 --> 01:51:38.720 the urban, something future, not something day one by any means. Also some of the neighborhood 01:51:38.720 --> 01:51:46.160 commercial perspectives. This is the land contribution plan. This is another reason 01:51:46.160 --> 01:51:51.760 why you have a bird in the hand with this developer. Again, you have the 2,500 acres 01:51:51.760 --> 01:51:56.200 and you have a single developer that you have the opportunity to negotiate all of these 01:51:56.200 --> 01:52:02.840 things. That is what your staff has done working with us on this project over the past year. 01:52:02.840 --> 01:52:11.440 This is a green and heavily amenitized park land open space plan. Out of the 2,500 acres, 01:52:11.440 --> 01:52:17.360 we have over 463 acres of combined green space or open space. That excludes the additional 01:52:17.360 --> 01:52:22.720 trails and the neighborhood parks. The planners have not had the opportunity to plan out each 01:52:22.720 --> 01:52:27.360 individual phase and within each one of those, there will have neighborhood parks associated 01:52:27.360 --> 01:52:34.480 with that. A reminder that your code only requires us to dedicate 67 acres of parkland, 01:52:34.480 --> 01:52:41.080 so clearly we are well over that amount. In addition, what the developer is giving are 01:52:41.080 --> 01:52:47.880 two fire stations at six acres. City parkland is over 360 acres. The trail system to date 01:52:47.880 --> 01:52:53.540 is only 13 and a half miles. It will definitely increase as, again, those planners are able 01:52:53.540 --> 01:52:59.480 to plan out each one of these phases. In addition, there is right of way for the water line transmission 01:52:59.480 --> 01:53:05.080 that will be running east and west through this area, elevated water storage tank and 01:53:05.080 --> 01:53:14.920 a donation of two school sites. All of that takes land. That has been donated by the developer. 01:53:14.920 --> 01:53:20.600 Just so it puts you in perspective for you, I needed this myself. What does 338 acres 01:53:20.600 --> 01:53:27.240 represent? Well, that's equivalent of almost 256 football fields put together, so quite 01:53:27.240 --> 01:53:34.800 a large area. Again, we have ponds within that central park area as you see here. These 01:53:34.800 --> 01:53:40.200 are examples of trail heads that we'll have along the trail system. This just represents 01:53:40.200 --> 01:53:45.360 that we are meeting and exceeding the city code with regard to all the circles represent 01:53:45.360 --> 01:53:51.600 the half mile radius that's required of each one of the homes. The benefit of this master 01:53:51.600 --> 01:53:56.360 plan community is a benefit for really for all. It's for the city, it's for the surrounding 01:53:56.360 --> 01:54:01.680 community and it's for the developer. Once you have a master plan community, you know 01:54:01.680 --> 01:54:07.500 what you're getting. You have the 2,500 acres, you have a development plan that's associated 01:54:07.500 --> 01:54:12.760 with that zoning case, and so everyone can feel comfortable about what's coming down 01:54:12.760 --> 01:54:18.560 the pike. Again, it's one of the large continuous property owners with a single ownership, and 01:54:18.560 --> 01:54:30.320 it's a well thought out and designed master plan which has not only the district maintaining 01:54:30.320 --> 01:54:36.600 the parkland, but also HOA opportunity to be maintaining that green space also. Heavy 01:54:36.600 --> 01:54:41.800 on the green space, and most importantly is self-funded by this MMD. It's not the city 01:54:41.800 --> 01:54:48.880 having to fund for this infrastructure. Again, in capping at build out, it's a $5.1 billion 01:54:48.880 --> 01:54:54.400 total assessed value with $1.2 billion in dent and tax revenue. That's not discussing 01:54:54.400 --> 01:54:59.740 the city and what happens with the school districts also. Funding contributions in addition 01:54:59.740 --> 01:55:05.960 to the land is $7.5 million. $3 million is to affordable housing. $2 million is for an 01:55:05.960 --> 01:55:12.600 offsite public works facility for the region, not just for this project, and then $2.5 million 01:55:12.600 --> 01:55:20.080 towards police and fire services. On top of that, the developer will be granting land, 01:55:20.080 --> 01:55:26.600 six acres of fire stations, the 360 acres for parkland, the 13.5 mile trail system, 01:55:26.600 --> 01:55:33.320 and easements for the water transmission line, elevated storage tank, and also $16 million 01:55:33.320 --> 01:55:37.560 worth of offsite wastewater. So that's all I have this evening, but I'd like to have, 01:55:37.560 --> 01:55:43.640 we also have T. Wilson that will be coming up. Zoe Thompson will be coming up to speak 01:55:43.640 --> 01:55:56.400 on behalf of Dr. Ray Perryman's economic study. Sure. Thank you. Good evening, chair and commissioners. 01:55:56.400 --> 01:56:02.440 Zoe Thompson with T. Wilson. We're a financial consultant for the developer. Thank you, Alexa, 01:56:02.440 --> 01:56:09.520 and thank you, Seth, for your wonderful presentations and for the concise but really well done summary 01:56:09.520 --> 01:56:17.440 of all of the work that has gone into this project over the past two years. As a result 01:56:17.440 --> 01:56:26.320 of all of this, sorry, all of the benefit and all of the work that has gone in, we wanted 01:56:26.320 --> 01:56:34.200 to quantify it. We wanted to say this is more than just an assessed, thank you, this is 01:56:34.200 --> 01:56:39.680 more than just assessed value that we're adding to Denton. We're adding secondary tertiary 01:56:39.680 --> 01:56:44.720 impacts. We're adding jobs. There's going to be more spending and so much more activity 01:56:44.720 --> 01:56:52.440 in business that will result from this development. And so how do we quantify that? It's hard 01:56:52.440 --> 01:57:01.200 to quantify 350 acres. It's hard to quantify how great of an impact that a development 01:57:01.200 --> 01:57:07.520 of this scale has on a community. So we went to the best economists that we could find. 01:57:07.520 --> 01:57:13.960 Ray Perryman has over 40 years of experience in the industry and he has a PhD from Rice 01:57:13.960 --> 01:57:19.360 University. And then we asked him to prepare the economic and fiscal impact analysis that 01:57:19.360 --> 01:57:25.460 shows just the gross benefit. He looked not only at assessed value and tax benefits but 01:57:25.460 --> 01:57:30.880 also at the total expenditures, the total additional dollars that would change hands 01:57:30.880 --> 01:57:36.360 as a result of this development, the total gross product, goods and services that would 01:57:36.360 --> 01:57:42.360 come, the total increase in personal income of employees in the community, in the city 01:57:42.360 --> 01:57:49.000 of Denton and surrounding it, and also the jobs that would come as a result of this community. 01:57:49.000 --> 01:57:54.520 So some of these things are mentioned here on this slide. But this is going to be a catalyst 01:57:54.520 --> 01:58:02.160 for growth for Denton, a catalyst for not just growth but for additional economic activity. 01:58:02.160 --> 01:58:06.400 And so in the words of Ray Perryman, Craver Ranch should be an excellent addition to the 01:58:06.400 --> 01:58:11.120 local economy, both from the activity it will generate as well as its role in supporting 01:58:11.120 --> 01:58:17.780 residents and commercial resources consistent with anticipated growth in the area. You know, 01:58:17.780 --> 01:58:24.920 in the analysis, he states that this area, the Metroplex here, is one of the third fastest 01:58:24.920 --> 01:58:34.120 growing Metroplexes. So as Alexis said, growth is coming. And this project, there's so much, 01:58:34.120 --> 01:58:39.040 you know, the Parkland, so much thought, so much time that has gone into it that will 01:58:39.040 --> 01:58:45.440 ultimately meet the growth that is coming to Denton in a way that is uniform, in a way 01:58:45.440 --> 01:58:51.160 that, you know, you can do with 2,500 acres that you can't do with other things. And, 01:58:51.160 --> 01:58:57.280 you know, it's going to have temporary benefits during the construction period, as noted here, 01:58:57.280 --> 01:59:04.480 50 million in temporary tax benefits during the construction period, including sales, 01:59:04.480 --> 01:59:09.980 also 30,800 drops for the city of Denton alone, some additional drops outside of the city 01:59:09.980 --> 01:59:18.160 during the construction period, but also permanent benefits after, you know, cumulative 18.2 01:59:18.160 --> 01:59:26.520 billion in gross product and, you know, permanent tax benefits of 38.6 million for the city 01:59:26.520 --> 01:59:34.440 of Denton. So this, you know, the impact study, Ray Berryman, he just kind of wanted to represent 01:59:34.440 --> 01:59:38.480 that this product is more than just buildings and more than just land that we're giving 01:59:38.480 --> 01:59:43.640 to the city of Denton, but it's going to spur economic activity that enhances the quality 01:59:43.640 --> 01:59:48.520 of life for the community, for the city of Denton, but also at the regional level and 01:59:48.520 --> 01:59:53.720 the state level. And that was the findings in the analysis. So just wanted to summarize 01:59:53.720 --> 01:59:56.560 that for you all. 01:59:56.560 --> 02:00:01.760 Thank you. Is that it for your presentation? 02:00:01.760 --> 02:00:06.920 Yes, sir. And we have slides to answer any questions. And, of course, everybody else 02:00:06.920 --> 02:00:09.120 here to answer questions. 02:00:09.120 --> 02:00:19.560 Thank you. Questions for the applicant from the commission? Yeah. Commissioner Dyer. 02:00:19.560 --> 02:00:24.280 When looking at the parks and the trail systems, will that just be utilized by the residents 02:00:24.280 --> 02:00:30.240 within Craver Ranch or will that be accessible to anybody in the area? 02:00:30.240 --> 02:00:36.320 It will be accessible to anybody in the area. Only the amenity centers, which will be internal 02:00:36.320 --> 02:00:40.440 to the site, would be reserved for residents only, but otherwise everything else is for 02:00:40.440 --> 02:00:44.240 the public. Okay. Thank you. 02:00:44.240 --> 02:00:58.240 Any other questions? I have a couple, I guess. One, could you explain, one thing I noticed 02:00:58.240 --> 02:01:08.880 in the text amendment of the PD regulations was that the majority of commercial uses are 02:01:08.880 --> 02:01:16.000 omitted and stricken out, as well as I think ADUs being prohibited for the residential 02:01:16.000 --> 02:01:23.880 areas. But then when I heard you speak, you were saying that this master planned method 02:01:23.880 --> 02:01:36.240 allows you to add flexibility. I'm trying to understand who wants there to be less allowed 02:01:36.240 --> 02:01:42.560 uses between the city or the applicant and how that gives flexibility. 02:01:42.560 --> 02:01:47.680 Sure. Thank you for that question because a lot of municipalities are the ones usually 02:01:47.680 --> 02:01:53.600 telling us, don't bring us the kitchen sink. Be succinct. What do you want? And therefore, 02:01:53.600 --> 02:01:59.200 that's the reason why we paired it back. Happy to add back in uses if you so like. We can 02:01:59.200 --> 02:02:03.040 certainly do that, but we paired it back to the general retail for the neighborhood and 02:02:03.040 --> 02:02:08.120 the commercial. The general retail has all the different sizing, so those are allowed 02:02:08.120 --> 02:02:13.400 in there. We just kind of paired back the things that we thought maybe were not something 02:02:13.400 --> 02:02:19.440 that would be well received within a master plan community. But again, open to receiving 02:02:19.440 --> 02:02:21.680 if you would like us to add something back in. 02:02:21.680 --> 02:02:29.880 And my understanding is, I'm not sure what the business relationship is, but as the developer, 02:02:29.880 --> 02:02:37.060 you would have some private contract control over what businesses were allowed there and 02:02:37.060 --> 02:02:40.600 what homes were allowed to be built and that sort of thing as well, just to control the 02:02:40.600 --> 02:02:42.280 initial build out. Is that correct? 02:02:42.280 --> 02:02:48.560 So those parcels would be, once the rooftops are there, that would be sold to a retail 02:02:48.560 --> 02:02:53.800 developer and yes, that they would work and bring in, come to the city with their plan 02:02:53.800 --> 02:03:02.160 with regard to what would be in that MN or MR designation and yes, work through their 02:03:02.160 --> 02:03:06.280 leasing agent with regard to what the uses would end up going in there. 02:03:06.280 --> 02:03:10.960 And then lastly, since you brought up once the rooftops are there, when I was looking 02:03:10.960 --> 02:03:16.760 at the fiscal impact analysis, it actually projected the commercial absorption and build 02:03:16.760 --> 02:03:23.160 out earlier than the residential, like all of the commercial was built after 10 years, 02:03:23.160 --> 02:03:27.840 where it was about half or a little over half of the residential and then the remainder 02:03:27.840 --> 02:03:32.640 of the residential got built out after that. I've always heard the reverse is usually what 02:03:32.640 --> 02:03:34.920 happens. Can you help explain that? 02:03:34.920 --> 02:03:39.840 Yeah, absolutely. And usually that is the case, right? So this was our best guess. We 02:03:39.840 --> 02:03:43.320 were asked to put that summary together. So that's what the developer thought, that once 02:03:43.320 --> 02:03:48.800 there's 4,000 single family homes on the ground, it's time to put some commercial in there. 02:03:48.800 --> 02:03:53.440 Now, whether or not it all ends up at that time, like it's underwritten now, that's a 02:03:53.440 --> 02:03:58.440 conservative way, but you're right. It probably will change and half of that commercial might 02:03:58.440 --> 02:04:04.120 come on later on. But today, when we're sitting here today at a zoning process, that's what 02:04:04.120 --> 02:04:07.360 we think it's going to be, but you're right. It will change. 02:04:07.360 --> 02:04:13.360 Thank you. Commissioner Garland. Thank you. I appreciate the various different 02:04:13.360 --> 02:04:17.820 kind of housing types that you've mentioned in the plan. Do you mind kind of elaborating 02:04:17.820 --> 02:04:25.160 on sort of the price point of kind of where the price point range sort of starts and starts 02:04:25.160 --> 02:04:27.480 and stops? Absolutely. But I'd like the developer to 02:04:27.480 --> 02:04:37.880 come up in response to that. Good evening, Commissioner. Kevin Lazarus 02:04:37.880 --> 02:04:43.800 with Old Prosper Partners. As far as the housing price points, depending on the different lot 02:04:43.800 --> 02:04:48.280 sizes and the different home sizes, we think that there's going to be a pretty broad variety 02:04:48.280 --> 02:04:53.320 of home prices, beginning probably in the low 300,000s and then extending up to about 02:04:53.320 --> 02:04:59.640 650, 700,000 in today's dollars. Depending on, and I don't know what the future holds 02:04:59.640 --> 02:05:05.320 as far as pricing price movements up or down. Okay. And this may be a silly question, but 02:05:05.320 --> 02:05:11.120 are you working with different, I don't know, kind of like developers or like how does that 02:05:11.120 --> 02:05:13.520 work exactly? Yeah. So we are the developer and we'll be 02:05:13.520 --> 02:05:18.200 the ones that put all the infrastructure in. And then we're working with various home builders 02:05:18.200 --> 02:05:25.640 to kind of gauge their interest on different lot sizes and kind of market depth and what 02:05:25.640 --> 02:05:31.080 the market needs in terms of like how we're crafting our plan and our density. 02:05:31.080 --> 02:05:36.760 Okay. All right. Thank you. Thank you. Any other questions from the commission 02:05:36.760 --> 02:05:48.640 before we hear from the public? Oh, yes. I want to comment that the proposals are very 02:05:48.640 --> 02:05:54.120 thorough. I believe the presentations that we've seen from the developers are very thorough. 02:05:54.120 --> 02:05:59.640 And I believe the last time we did hear from the developers and we had many, many points 02:05:59.640 --> 02:06:08.040 of input and I appreciate your adding those in to these proposals and we had some concerns 02:06:08.040 --> 02:06:16.080 about types of homes, types of dwellings, too many apartments, too many apartments, 02:06:16.080 --> 02:06:20.840 that kind of thing, multifamily. So I appreciate that. One of the things that threads through 02:06:20.840 --> 02:06:32.300 this for me is use of resources, use of resources of all types. Can someone comment on the use 02:06:32.300 --> 02:06:39.240 of water and the wastewater studies that have been done, the proposals? 02:06:39.240 --> 02:06:52.280 I'm Jim Knight, KFM engineering. I thought I was going to get by without any questions. 02:06:52.280 --> 02:06:59.440 We're actually the property is both staff and Alexa mentioned was specifically annexed 02:06:59.440 --> 02:07:04.560 by the city in the early 2000s and they did it because it's immediately adjacent to the 02:07:04.560 --> 02:07:11.120 city's water treatment facility and it's a perfect example for master development. We 02:07:11.120 --> 02:07:17.400 are dedicating land for the city to build as part of their water transmission system 02:07:17.400 --> 02:07:22.680 a 60 inch water line through the property and the developer is designing and building 02:07:22.680 --> 02:07:28.440 an elevated storage tank that will service not only this property but the entire area 02:07:28.440 --> 02:07:34.320 at no cost to the city. So there is no additional cost to the city for the water system for 02:07:34.320 --> 02:07:40.440 the services area. We're within both the chairman mentioned earlier about two miles of the existing 02:07:40.440 --> 02:07:45.560 water treatment plant. Actually it's very, very close. We've worked very closely with 02:07:45.560 --> 02:07:50.840 the city staff on the wastewater as well. We talked about multiple options and we are 02:07:50.840 --> 02:07:56.200 actually following the city's recommendation and we're building a gravity system to tie 02:07:56.200 --> 02:08:00.440 to the Clear Creek wastewater system that is moving forward through the city process 02:08:00.440 --> 02:08:05.680 right now that will connect to the city's wastewater treatment plant. That will allow 02:08:05.680 --> 02:08:12.920 the city to increase the land areas that can capture into the wastewater system at no cost. 02:08:12.920 --> 02:08:17.520 So the developer is spending roughly $100 million in water and wastewater infrastructure 02:08:17.520 --> 02:08:22.500 that will benefit the city outside the development. In addition, and I believe staff mentioned 02:08:22.500 --> 02:08:26.960 this as well, is we are working with the city that once the city's wastewater treatment 02:08:26.960 --> 02:08:31.640 plant is in place and they have wastewater reuse created, we're going to accept that 02:08:31.640 --> 02:08:35.960 wastewater reuse, that non-potable water, to take our public areas so that we reduce 02:08:35.960 --> 02:08:41.160 the impact of the city's water system. This will likely be the most sustainable water 02:08:41.160 --> 02:08:43.200 and wastewater community in Denton. 02:08:43.200 --> 02:08:49.880 Okay, thank you. So you're going to, I'm just concerned that I'm going to have enough water 02:08:49.880 --> 02:08:50.880 in Southridge. 02:08:50.880 --> 02:08:59.640 For everyone, you know. We worked with city staff, and Charlie Rosendahl mentioned this 02:08:59.640 --> 02:09:04.520 earlier, I believe, and staff has talked about it. We are going to drill water wells to take 02:09:04.520 --> 02:09:09.560 care of all of our irrigation, the public open areas, until the city has the reuse water 02:09:09.560 --> 02:09:14.360 there so that we don't have a demand on the city's potable water system. So we're specifically 02:09:14.360 --> 02:09:20.220 reducing the water demands and we're working on the wastewater reuse for recycling and 02:09:20.220 --> 02:09:22.220 the reuse of that material. 02:09:22.220 --> 02:09:23.220 Thank you. 02:09:23.220 --> 02:09:24.220 Yes ma'am. 02:09:24.220 --> 02:09:37.520 Any other questions on the commission? Okay. Thank you. The next card I have to speak is 02:09:37.520 --> 02:09:47.800 Winter Anderson. I'm sorry, or is it Venter? I'm not certain. Please excuse my pronunciation. 02:09:47.800 --> 02:09:52.840 It's Venter. Thank you. I happen to be the daughter of Mary Denny, who is one of the 02:09:52.840 --> 02:09:57.320 founding families of the Craver Ranch, and it is a privilege to stand before you and 02:09:57.320 --> 02:10:03.040 have my brother stand behind me. Having spent a number of years on the Craver as a child 02:10:03.040 --> 02:10:07.880 and as a grown adult running cattle, I understand that the needs for water on that property 02:10:07.880 --> 02:10:12.560 are going to be exorbitant for the families who are there. And while I genuinely understand 02:10:12.560 --> 02:10:17.040 the importance of reuse of the water that's going to be coming out of the wastewater facilities, 02:10:17.040 --> 02:10:30.560 where will the initial water come from? The State of Texas has notified us that our aquifers, 02:10:30.560 --> 02:10:37.040 whether it be Woodbine or Trinity, are significantly low. Deeper, bigger wells are not the solution. 02:10:37.040 --> 02:10:41.400 And I would like to ask our developer to consider an engineered wetland. An engineered wetland 02:10:41.400 --> 02:10:46.400 that would use 19 phenotypic plants to absolutely purify and clean the water, like the North 02:10:46.400 --> 02:10:51.120 Texas Water and Municipal District does at the John Bunker Sands Wetlands. I think that 02:10:51.120 --> 02:10:54.680 there are additional things that they can do to enhance this property, to make sure 02:10:54.680 --> 02:11:00.560 that we are good stewards of this land, and that we are understanding that not only do 02:11:00.560 --> 02:11:05.360 we have that risk, but we're also worried about Bolliver Water and the other water entities 02:11:05.360 --> 02:11:11.280 out there who have already declared that they do not have a 180-day water supply. And right 02:11:11.280 --> 02:11:15.880 now they are our current water providers. My home, our ranch, is directly across the 02:11:15.880 --> 02:11:20.160 street on the balance of the Craver Ranch acreage. And I can tell you right now that 02:11:20.160 --> 02:11:25.080 water shortages are going to be a problem if it isn't somehow addressed in advance. 02:11:25.080 --> 02:11:30.480 And I would very much like this board to consider how this developer, as beautiful and comprehensive 02:11:30.480 --> 02:11:38.080 as our plan is, is going to engage in a water preservation process as well as a reuse process. 02:11:38.080 --> 02:11:46.640 Thank you so much for your time. Thank you. Next card I have is from Brian 02:11:46.640 --> 02:11:56.400 Denny. I'll reserve my time until the 17th. Just so maybe everybody didn't hear, when 02:11:56.400 --> 02:12:04.920 the applicant came up, they stated that they're no longer asking for a continuous to December. 02:12:04.920 --> 02:12:11.640 So tonight is it. We're back to the original plan. If you can state your name and address, 02:12:11.640 --> 02:12:16.680 you'll have four minutes. My name is Brian William Denny. I live at 02:12:16.680 --> 02:12:28.680 8684 FM 2153. I was born in Flow Hospital, May 30th, 1977, and my mother is the only 02:12:28.680 --> 02:12:34.680 child of Kenneth Craver and Lois Skiles. My family has been in Denton, Texas since the 02:12:34.680 --> 02:12:48.680 1880s. I want it on the record that I am absolutely not unaware that progress and growth and all 02:12:48.680 --> 02:12:55.040 of these fantastic things that come with our city, having done what it has done over the 02:12:55.040 --> 02:13:00.800 last 50 years. I know all of this is coming. Well, I'm sure most of the people in this 02:13:00.800 --> 02:13:09.800 room do. My perspective and opinion is I just want it to be done well and properly. If anything 02:13:09.800 --> 02:13:16.680 over the last 50 years has shown us that sometimes things get missed and things get skipped and 02:13:16.680 --> 02:13:23.240 things get jumped around and jumped over. Water, as my sister brought up a second ago, 02:13:23.240 --> 02:13:30.440 is a massive, massive thing. For me in particular, being across the street in that top northeast 02:13:30.440 --> 02:13:38.680 corner, the roads are a massive thing to me. How much is the city going to take of the 02:13:38.680 --> 02:13:44.680 roads that we have existing now? The board of directors that have been assigned to this 02:13:44.680 --> 02:13:50.480 municipal district, according to the law that was passed and signed by the governor here 02:13:50.480 --> 02:13:57.640 recently, it says in there that they have the ability and will appoint a board of directors 02:13:57.640 --> 02:14:03.760 to their nonprofit that will help the further development. I'm looking forward to seeing 02:14:03.760 --> 02:14:09.720 what they come up with and who they come up with in regards to putting that together. 02:14:09.720 --> 02:14:18.240 Again, I know this is coming, but I want it to be done well and I want it to be done properly. 02:14:18.240 --> 02:14:28.480 Thank you. The next card I have is from Mark Laird. If 02:14:28.480 --> 02:14:32.360 you can state your name and address, you'll have four minutes. 02:14:32.360 --> 02:14:39.720 Yes. My name is Mark Laird. I live at 1328 Girls Springs Road, San Diego, Texas, 76266. 02:14:39.720 --> 02:14:45.120 I'd like to disclose I am an employee of the city of Denton, but tonight I am speaking 02:14:45.120 --> 02:14:50.880 to you as a county resident. I'm in opposition of this development here. I understand it. 02:14:50.880 --> 02:14:55.200 I understand the growth and need. Some of my disagreements that I have with the development 02:14:55.200 --> 02:14:59.920 is the type of zoning that they have. The zoning doesn't look like it transitions from 02:14:59.920 --> 02:15:05.640 existing what's next to what is proposed. A lot of the property that it's adjacent to 02:15:05.640 --> 02:15:12.600 is rural residential. Some of the properties that zone that they have is MR and MN. I think 02:15:12.600 --> 02:15:18.840 it's some of these areas that are shown as MR and MN as a benefit is back to rural residential 02:15:18.840 --> 02:15:25.760 or residential one or at least at the minimum or two. I understand the purpose of MR zoning 02:15:25.760 --> 02:15:30.640 and MN zoning. I feel that if that's the use and need of the area, that they'd be pushed 02:15:30.640 --> 02:15:36.040 further into the property instead of being outside of the border. One of the things that 02:15:36.040 --> 02:15:44.280 I'd like to see included if it's not included already include chapter 7.7.6, a landscape 02:15:44.280 --> 02:15:53.640 buffer, 7.7.8 walls and fences and screening, 7.10.6 building height and transition areas. 02:15:53.640 --> 02:15:57.720 I don't want somebody looking in my front yard eating at a restaurant across the street 02:15:57.720 --> 02:16:03.320 from me. The other important thing is exterior lighting. I think that's very important. The 02:16:03.320 --> 02:16:09.560 development code in these chapters only references city zoning property. If the rewarding could 02:16:09.560 --> 02:16:19.360 be put and be respective to the county residents adjacent to it, I think that would be really 02:16:19.360 --> 02:16:26.320 appropriate to do. The other issue I have and this is strictly related to my property 02:16:26.320 --> 02:16:35.960 exactly is that the north-south road that they're proposing in the mobility plan runs 02:16:35.960 --> 02:16:46.560 to my front yard and the Gribble Springs Road also runs across my front yard as well. Given 02:16:46.560 --> 02:16:52.560 the connection point, the intersection and spacing of what they have proposed doesn't 02:16:52.560 --> 02:16:57.480 meet the city's requirements for those types of roads, for that kind of intersection of 02:16:57.480 --> 02:17:08.160 the spacing. Not to mention that Gribble Springs Road is a 1950 judge-appointed, established 02:17:08.160 --> 02:17:13.080 rural road for that purpose and this Denton City Limits is located along the north line 02:17:13.080 --> 02:17:17.840 of that road and not inside of it. I have any questions for you guys. I'd be happy to 02:17:17.840 --> 02:17:29.400 answer them. Thank you. I don't see anything. Thank you. The next card I have is from Patricia 02:17:29.400 --> 02:17:39.040 Adams. You're welcome to come up, state your name and address and you'll have four minutes. 02:17:39.040 --> 02:17:50.840 Good evening. My name is Patricia Adams. I live at 0046 FM 2153 Aubrey, Texas. I, too, 02:17:50.840 --> 02:17:56.240 am an ATJ and I have a lot to say, so I'm going to say it as quickly as I can here with 02:17:56.240 --> 02:18:03.600 my three minutes. My concerns are, one is when I look at comprehensive plans and I look 02:18:03.600 --> 02:18:08.280 at the comprehensive plan process and I look at what state law says, I'm a lawyer, this 02:18:08.280 --> 02:18:13.200 is a practice area of mine. Comprehensive plans usually come about after you've had 02:18:13.200 --> 02:18:18.860 many stakeholder meetings and you have had input and citizen meetings and then you talk 02:18:18.860 --> 02:18:24.000 about what can be used. In the staff report, it says there is no documented discussion 02:18:24.000 --> 02:18:29.080 from the Denton 2040 comprehensive plan adoption process regarding the future land use of the 02:18:29.080 --> 02:18:35.640 area beyond the current agricultural designation. At the bottom, it says the comp plan amendment 02:18:35.640 --> 02:18:39.560 is not a change to existing zoning of any property within this subject boundary nor 02:18:39.560 --> 02:18:44.840 does it render any property non-conforming. It's not a change to zoning, but chapter 211 02:18:44.840 --> 02:18:48.920 of the local government code says you zone in accordance with your comprehensive plan. 02:18:48.920 --> 02:18:55.180 You be for a comprehensive plan retrofit. This was not an amendment that got vetted 02:18:55.180 --> 02:19:00.200 or that anyone gave any input on, that it should be this type of density in this area. 02:19:00.200 --> 02:19:05.600 This was simply here, we want to zone it this way, we know we have to do a comp plan amendment 02:19:05.600 --> 02:19:10.740 because state law requires it, so we're going to ask you to retrofit that for us. That's 02:19:10.740 --> 02:19:15.520 my problem. The density up here, I live up here, I travel this area, I didn't get any 02:19:15.520 --> 02:19:20.840 kind of notice, I just happened to see the signs, so I appreciate that Denton puts the 02:19:20.840 --> 02:19:28.840 signs up. As far as the mobility is concerned, what was referred to by one of the developers 02:19:28.840 --> 02:19:35.520 represented as a deviation, one of these roads deviation, that's my house next to this deviation. 02:19:35.520 --> 02:19:41.120 So it doesn't run through my front property, but it runs through right next to my fence 02:19:41.120 --> 02:19:45.360 line, I believe, based on what I can tell from the map. I live in the Lake Ray Roberts 02:19:45.360 --> 02:19:50.360 zoning district. We have minimum five acre tracks, that's what we have to have. I have 02:19:50.360 --> 02:19:58.280 a little over five, my neighbors have 10 and 15 acres. So this road, 2153, has no shoulders. 02:19:58.280 --> 02:20:06.040 2164, no shoulders. It's a textile road. So we're at Textile's Mercy, it took us three 02:20:06.040 --> 02:20:13.920 years to get a two lane bridge rebuilt. Three years. Our road was closed. So to hear that, 02:20:13.920 --> 02:20:17.320 well, you know, it's kind of wasteful to go ahead and put that infrastructure in upfront 02:20:17.320 --> 02:20:22.720 because nobody's going to use it. Well, why don't we just wait until it's dilapidated 02:20:22.720 --> 02:20:26.320 so much that we have to rebuild it and close it down for three years, and people can't 02:20:26.320 --> 02:20:33.480 get around. So the deviation is next to my home. That's my personal issue in it. My 02:20:33.480 --> 02:20:38.080 bigger issue is that you have a comprehensive plan and you have a process to go through 02:20:38.080 --> 02:20:43.960 so that people can participate. No one got to participate because there was no thought. 02:20:43.960 --> 02:20:50.240 And the speaker, staff speaker said 2030, no comment, 2040, no comment. Agricultural. 02:20:50.240 --> 02:20:54.480 All of a sudden we get some legislation that allows a special district that is a taxing 02:20:54.480 --> 02:20:59.760 unit. You're allowing a city to move in out there. They're going to tax. They're going 02:20:59.760 --> 02:21:04.960 to put parks, businesses, schools, trails. They're going to dedicate land to the city. 02:21:04.960 --> 02:21:09.720 And that's wonderful. But this commission's job in reviewing these is to look at the land 02:21:09.720 --> 02:21:14.260 use. Is it consistent with your future land and comprehensive plan? You don't have any 02:21:14.260 --> 02:21:20.600 direction on that because there was no analysis done. And then is your zoning consistent with 02:21:20.600 --> 02:21:25.440 that? I don't have any idea because we don't have anything in the comprehensive plan. This 02:21:25.440 --> 02:21:30.960 is agricultural. So it's absolutely not consistent unless you go ahead and approve the comprehensive 02:21:30.960 --> 02:21:35.280 plan amendment and then they're going to piggyback off of that. And that's what we will live 02:21:35.280 --> 02:21:42.160 with. So I'm opposed to this and I am not anti-development in the least. It is part 02:21:42.160 --> 02:21:50.880 of my practice area and I love seeing development go in. But this is just wrong. Thank you. 02:21:50.880 --> 02:22:10.760 Next card I have is for Adam Adams. I live at 10046 FM 2153. I would like to just say 02:22:10.760 --> 02:22:14.400 ditto what my wife said because it sounds a lot better than what I was going to say. 02:22:14.400 --> 02:22:20.880 But I do work for a city, a local city, and I just want to reiterate the deviation you 02:22:20.880 --> 02:22:26.080 talked about is correct. It is basically deviating right into my yard. But that's not it. It 02:22:26.080 --> 02:22:32.440 really is the road situation. Working with the city and I'm working in the public infrastructure 02:22:32.440 --> 02:22:39.160 area. TextDOT is chasing their tail everywhere they go right now. And they can't keep up 02:22:39.160 --> 02:22:43.880 with development. I mean that's the development can be so much quicker than TextDOT. And we 02:22:43.880 --> 02:22:49.680 have a massive problem. I know there's no easy solutions but I really would the phasing 02:22:49.680 --> 02:22:52.840 of the road. I understand the developer doesn't want to phase it because they're not using 02:22:52.840 --> 02:22:57.040 it because it's expensive. So they don't want to do the infrastructure prior to the buildings 02:22:57.040 --> 02:23:01.720 coming in. But they really need to look at the impact of the road outside of their development. 02:23:01.720 --> 02:23:06.600 The city I'm working for also is dealing with that issue as well because development comes 02:23:06.600 --> 02:23:13.760 in but the city or in this case the entity, the state doesn't have the ability to do the 02:23:13.760 --> 02:23:18.160 adequate road repairs and improvements for the development that just came in. And I can 02:23:18.160 --> 02:23:23.800 just tell you the past up there, there's a road up there called Running Bear Lane. It's 02:23:23.800 --> 02:23:29.120 the connection between this part of Denton to Ray Roberts and whatever. And it's already 02:23:29.120 --> 02:23:35.000 a nightmare. And I cannot imagine the traffic impact here. I understand the TIA is a later 02:23:35.000 --> 02:23:39.280 phase. But anyway I would like, I'm against it as well just because I think there needs 02:23:39.280 --> 02:23:43.280 to be some more studying on this especially with the mobility aspects. Thank you very 02:23:43.280 --> 02:23:44.280 much. 02:23:44.280 --> 02:24:00.120 Thank you. Next card I have is from Liam Gaum Wakefield. Come up and state your name and 02:24:00.120 --> 02:24:07.300 address. You'll have four minutes. Hello. My name is Liam Gaum Wakefield. My address 02:24:07.300 --> 02:24:19.000 is 411 Ponder Avenue, Denton, Texas. My worry about this is will this development be able 02:24:19.000 --> 02:24:25.240 to pay for itself? It said it brought in a certain amount of money but it was that a 02:24:25.240 --> 02:24:31.160 net when it comes to the 40 year life of the infrastructure, like the roads, the electricity, 02:24:31.160 --> 02:24:39.520 the water. And I appreciate all the infrastructure in park and like land, like for schools and 02:24:39.520 --> 02:24:48.040 police and fire. But unless, this is probably not going to be a popular statement to this 02:24:48.040 --> 02:24:55.160 crowd tonight. But the less dense this development is, the less likely it is to pay for itself. 02:24:55.160 --> 02:25:05.560 In the long run. And I don't like my rent going to subsidize green field developments. 02:25:05.560 --> 02:25:10.320 And that's not even bringing up the fact everybody's talking about the road. Text dot does text 02:25:10.320 --> 02:25:17.440 dot things and we're all at their mercy. But my worry is this is going to be very hard 02:25:17.440 --> 02:25:22.960 to service with public transportation. Like we already have, like let alone, like GoZone's 02:25:22.960 --> 02:25:29.640 going to struggle to get up there, let alone fix route. And one way to fix that would be 02:25:29.640 --> 02:25:37.240 to make that almost a self-sufficient neighborhood with groceries. I don't know exactly which 02:25:37.240 --> 02:25:43.920 uses were not permitted. Probably groceries allowed, but I don't know. But I would also 02:25:43.920 --> 02:25:51.280 think that allowing ADUs would also be a good thing for flexibility. But that's just, people 02:25:51.280 --> 02:25:56.040 should be able to use their land for what they want to. But I also don't like this because 02:25:56.040 --> 02:26:01.860 it's sort of leapfrogging the development of everything. If this was right next to, 02:26:01.860 --> 02:26:05.760 like right next to the loop 288 or something, I wouldn't have as much issue with this. But 02:26:05.760 --> 02:26:10.960 since it's so far out in its East Sherman, like so far up North East Sherman, or it's 02:26:10.960 --> 02:26:18.160 going to come down I-35, and it's going to be all car traffic, that's one of my other 02:26:18.160 --> 02:26:23.480 concerns. It's like there's no way, like it's going to be really hard to get, for people 02:26:23.480 --> 02:26:27.040 to get around without a car. So it limits the amount of, the type of people that can 02:26:27.040 --> 02:26:37.320 live out there. But I guess, and also having it be walkable up there, I do appreciate also 02:26:37.320 --> 02:26:43.120 the 10 foot side paths. And there's a lot of good work done into this. I want to say 02:26:43.120 --> 02:26:48.120 I appreciate that, but like I am just really torn because of the location of it. And like 02:26:48.120 --> 02:26:56.040 didn't we have like Hartley Field issue around this area as well? Like to the South right? 02:26:56.040 --> 02:27:03.200 And it feels weird to say no to that and then say yes to this. But I yield the remainder 02:27:03.200 --> 02:27:21.520 of my time. Next card I have is from Susan Smith. If you come down and state your name 02:27:21.520 --> 02:27:29.280 and address, you'll have four minutes. Thank you. Hello, my name is Susan Smith and I live 02:27:29.280 --> 02:27:40.160 at 7736 FM 428 Denton, Texas. And I am in opposition to this project because I am worried 02:27:40.160 --> 02:27:46.660 about the traffic that it is going to force onto 428. And we're experiencing a lot of 02:27:46.660 --> 02:27:52.600 traffic problems on 428 right now. Anyway, I can hardly turn left when I'm trying to 02:27:52.600 --> 02:27:56.720 get off of my property in the morning. And even getting to this meeting at night was 02:27:56.720 --> 02:28:02.280 difficult. There's a lot of development in the process right now going on. There's 02:28:02.280 --> 02:28:09.680 a Gavi Ranch that's going to bring in 253 more houses. There's another development that's 02:28:09.680 --> 02:28:14.920 trying to start across the street. There's all kinds of things going on in this area. 02:28:14.920 --> 02:28:21.920 And I am worried about the size of this development being something like a small city. And that 02:28:21.920 --> 02:28:28.200 is going to force more traffic onto 428. And I don't know how it's going to handle it. 02:28:28.200 --> 02:28:36.560 428, I don't know, did that go out? No. Okay. 428 is a very dangerous road and I live just 02:28:36.560 --> 02:28:42.720 south. In fact, Clear Creek goes through my property. And I mean, if you follow the traffic, 02:28:42.720 --> 02:28:49.840 there are tremendous problems with Clear Creek with fatalities, very, very significant issues 02:28:49.840 --> 02:28:56.760 there. And until 428 is widened, and I don't know when that's going to be, but I really 02:28:56.760 --> 02:29:04.020 feel like you have to deal with the mobility issues before you load all these people in. 02:29:04.020 --> 02:29:08.640 And I know it's going to be a significant amount of time, but I think there has to be 02:29:08.640 --> 02:29:16.040 some way that needs to be concurrent so that you're not stranding people in their own homes. 02:29:16.040 --> 02:29:23.040 The other problem I have is I do think some of the plans look beautiful, but I think that 02:29:23.040 --> 02:29:30.480 it is not following the 2040 comprehensive plan. And I think leaping from rural residential 02:29:30.480 --> 02:29:37.920 to R7 is excessive, along with too much multifamily. And I think you're just going to, you're just 02:29:37.920 --> 02:29:45.880 going to lock everybody in and something needs to be done with you guys doing your planning. 02:29:45.880 --> 02:29:51.400 We need to figure out a way to make all of this work so that we can move. And that those 02:29:51.400 --> 02:29:55.400 are my issues. So anyway, thank you. 02:29:55.400 --> 02:30:20.440 Thank you. Next card I have is from Ned Woodbridge. Good evening. I'm Ned Woodbridge of the North 02:30:20.440 --> 02:30:31.520 Denton Neighborhood Association, and I live at 3596 Hartley Field Road, Denton. Please 02:30:31.520 --> 02:30:39.120 vote no for these proposals. I have time to address only two of the many, many concerns 02:30:39.120 --> 02:30:45.800 of the residents in North Denton. First point, staff analysis acknowledges that this project 02:30:45.800 --> 02:30:50.720 is in violation of the comprehensive plan in a number of ways. So oddly argues that 02:30:50.720 --> 02:30:59.200 the comp plan should be amended, not the project. We argue the 2040 comp plan has adopted recently 02:30:59.200 --> 02:31:07.800 remains as valid as ever to guide future growth of Denton and should not be amended. Why? 02:31:07.800 --> 02:31:14.720 The principal tenant of the plan is that policy should promote infill of Denton and discourage 02:31:14.720 --> 02:31:22.680 suburban sprawl. Doing otherwise will hollow out the Denton downtown, instead promoting 02:31:22.680 --> 02:31:31.040 investment away from it. Unfortunately, this is exactly what we are seeing happen. A second 02:31:31.040 --> 02:31:38.120 reason is that the suburban sprawl has been shown conclusively to be an, to be uneconomic 02:31:38.120 --> 02:31:44.260 for a city. I'll get back to that. The city is supposed to use the 2040 comprehensive 02:31:44.260 --> 02:31:52.240 plan as a template for development. The plan states on page 2-3, and I quote, in our rural 02:31:52.240 --> 02:31:59.880 fringe areas of the city, in the extraterritorial jurisdiction, we see contiguous stage growth, 02:31:59.880 --> 02:32:06.080 which is fiscally and environmentally sound, reduces fragmentation and sprawl, discourages 02:32:06.080 --> 02:32:12.900 premature development, and conserves the city's environmental and natural resources. It goes 02:32:12.900 --> 02:32:17.960 on to say, and I quote, while the land use element does not speak to impede approved 02:32:17.960 --> 02:32:26.940 developments in outlying areas, it does support rational stage development in the fringe and 02:32:26.940 --> 02:32:34.000 discourage approval of additional large scale plan developments until currently approved 02:32:34.000 --> 02:32:40.840 developments approach build out. All you have to do is look at a map to see this is not 02:32:40.840 --> 02:32:48.280 contiguous by any stretch of the imagination and is leapfrog development. To argue otherwise 02:32:48.280 --> 02:32:53.720 is really a stretch and specious. This is a long way from any other major development, 02:32:53.720 --> 02:33:00.040 and the ETJ, by the way, is included in that definition of contiguous, as I read. Second 02:33:00.040 --> 02:33:06.560 point, so anyway, I guess I should finish by saying the comprehensive plan just explicitly 02:33:06.560 --> 02:33:12.360 and appropriately rejects the Craven Rance proposal. Second point, this pattern of development 02:33:12.360 --> 02:33:17.660 long term may be devastating to city finances and impose significant burdens on the taxpayers 02:33:17.660 --> 02:33:24.880 and community members. On this recommendation, on this, I recommend that you read analyses 02:33:24.880 --> 02:33:30.920 by Charles Marrone of Strong Towns and his case studies of many mid-sized cities that 02:33:30.920 --> 02:33:36.680 found suburban sprawl to virtually bankrupt those cities as cost, the cost to maintain 02:33:36.680 --> 02:33:45.480 and rebuild the infrastructure over time far exceeded the tax revenues received. Instead, 02:33:45.480 --> 02:33:52.560 he argues, a policy of infill is economic and produces vital towns, just like our Denton 02:33:52.560 --> 02:33:58.640 2040 plan dictates. The staff report says that the MMD will take some of that burden 02:33:58.640 --> 02:34:04.000 off the city. Nonetheless, won't the city now have to build a whole new waste treatment 02:34:04.000 --> 02:34:10.360 plan and piping to the development without water supplying water? While maintenance costs 02:34:10.360 --> 02:34:15.720 and replacement costs may be borne in part by the residents of the MMD, I can promise 02:34:15.720 --> 02:34:23.340 you residents will not anticipate the true burden in advance. It is unconscionable that 02:34:23.340 --> 02:34:29.060 you, the PNZ, vote for this without fully understanding who will carry what burden and 02:34:29.060 --> 02:34:35.280 whether that is fair. There are just too many issues. We need economic analysis. By the 02:34:35.280 --> 02:34:40.960 way, addressing an earlier, something I heard in the staff in the earlier meeting, Textot 02:34:40.960 --> 02:34:45.960 told me emphatically at their last public meeting that they have no plans to expand 02:34:45.960 --> 02:34:52.840 FM 428, which is already a huge problem. Level of service five, that's the worst, the highest 02:34:52.840 --> 02:34:59.400 and worst level of service, traffic service. So anyway, again, please vote no on really 02:34:59.400 --> 02:35:12.680 all three. Thank you. Thank you. Next card I have is from Mr. Clay Thurmond. You can 02:35:12.680 --> 02:35:25.600 come down and state your name and address. You'll have four minutes. Clay Thurmond, 1524 02:35:25.600 --> 02:35:32.000 Snyder Street, Denton. And I've been before this body several times over the past few 02:35:32.000 --> 02:35:39.680 decades arguing for open and green space. And this plan does offer quite a bit to be 02:35:39.680 --> 02:35:46.000 desired, I think. However, I have some other problems which have been stated by, Ned took 02:35:46.000 --> 02:35:54.120 some of my comments straight out of my mouth. I am concerned as it does with the 2040 plan 02:35:54.120 --> 02:36:00.520 that we were calling for contiguous development, not trying to leapfrog or fragment, and here 02:36:00.520 --> 02:36:06.400 I'm seeing us fragmenting. I'm usually concerned about fragmenting of green space, but I'm 02:36:06.400 --> 02:36:13.320 seeing we're fragmenting our urban space as well. As people have said, leapfrogging 02:36:13.320 --> 02:36:19.040 and sprawl, I think we're just increasing that. The mobility concerns, I have those 02:36:19.040 --> 02:36:26.320 too from the streets, public transport. When they talk about affordable housing, I'm wondering 02:36:26.320 --> 02:36:37.000 just what that definition of affordable is and how people that don't have the use of 02:36:37.000 --> 02:36:43.720 a car are going to get from there to wherever else they need to go. And also this does increase 02:36:43.720 --> 02:36:52.580 our car traffic and our pollution and everything from that. I'm sad to hear that 428 is not 02:36:52.580 --> 02:37:01.180 going to be widened. Fiscal burden on taxpayers is something else has been addressed by other 02:37:01.180 --> 02:37:07.680 speakers of us possibly subsidizing these other developments, and I am concerned about 02:37:07.680 --> 02:37:17.080 that. But what I originally came here for, and all those were in my mind as I was preparing 02:37:17.080 --> 02:37:27.160 to come here, was the environmental impacts. And one of the things that I've, when I was 02:37:27.160 --> 02:37:34.720 reading through some of the materials, I did not see anything addressing our wildlife corridors. 02:37:34.720 --> 02:37:40.320 And just two years ago, we met, I was part of a working group to create the wildlife 02:37:40.320 --> 02:37:46.880 corridors, and I'm not seeing anything addressing that. And it looks like TXDOTS is going to 02:37:46.880 --> 02:37:52.300 come right on top of one of those corridors. When we did the corridors, we extrapolated 02:37:52.300 --> 02:37:57.440 out into the county. So that is another thing that I'm concerned about, and I would like 02:37:57.440 --> 02:38:04.600 to see addressed if this goes forward. Otherwise, I have some, and I think as you've heard from 02:38:04.600 --> 02:38:14.200 the crowd, I think there's a lot of concerns about this being a physically viable product 02:38:14.200 --> 02:38:20.000 for the rest of the taxpayers here in Denton. Thank you. 02:38:20.000 --> 02:38:27.640 Thank you. Did you have a question? No. 02:38:27.640 --> 02:38:30.040 May I have a comment? 02:38:30.040 --> 02:38:32.280 On specifically on the... 02:38:32.280 --> 02:38:33.280 Public hearing comment? 02:38:33.280 --> 02:38:36.960 On Clay's comments? Okay. 02:38:36.960 --> 02:38:47.640 One of the e-comments that we got was talking about the long-term vision of the environment 02:38:47.640 --> 02:38:53.080 and incorporate a meaningful environment, environmental protection. We did talk about 02:38:53.080 --> 02:38:58.400 that in work session, and we are concerned with that, the wildlife crossings, the buffers 02:38:58.400 --> 02:39:04.560 to protect the wetlands. So there was some good answers, I thought, that came from the 02:39:04.560 --> 02:39:14.280 staff, the developers. So we might want to hear that, but we did visit that. 02:39:14.280 --> 02:39:19.480 Next card I have is from Olivia Lilly. 02:39:19.480 --> 02:39:20.480 Hi. 02:39:20.480 --> 02:39:26.880 Name and address, and you have four minutes. 02:39:26.880 --> 02:39:33.840 Olivia Lilly, 1630 Sheppard Road, Aubrey, Texas. I wasn't prepared to speak tonight, 02:39:33.840 --> 02:39:41.160 but after listening to the presentation and a few of my neighbors, I believe, our property 02:39:41.160 --> 02:39:51.520 is across the street from this proposed development. We did not get any type of notice. We try 02:39:51.520 --> 02:39:56.880 to stay connected with everything that's going on in our neighborhood. So we knew about this 02:39:56.880 --> 02:40:02.920 meeting and a previous meeting, but we never got a notice, nor would we have, I don't believe, 02:40:02.920 --> 02:40:10.240 because we are in the county, and none of this touches us exactly. We're on Sheppard 02:40:10.240 --> 02:40:16.040 above that dotted arrow. And that's what I want to talk about first, is that that dotted 02:40:16.040 --> 02:40:22.960 arrow line is representative of what would be one of the proposed outer loop routes. 02:40:22.960 --> 02:40:31.520 Previously, I believe, in the first person that spoke from staff showed the outer loop. 02:40:31.520 --> 02:40:41.260 What TextDOT has shown us are the proposed route A and route B, everything that you guys 02:40:41.260 --> 02:40:47.840 talked about, has said that that is where it's going to go and that it's going to connect 02:40:47.840 --> 02:40:55.400 to Milam Road. That is not what the residents have been told. It has been told to us that 02:40:55.400 --> 02:41:03.480 that decision has not been made and will not be made until 2026, I believe. We had another 02:41:03.480 --> 02:41:11.280 phone call today about that, actually, and so that the north route, the A route, would 02:41:11.280 --> 02:41:17.760 go through this development. For us that live out there that have been going to the meetings 02:41:17.760 --> 02:41:27.040 for the proposed outer loop for the last 20 years or so, we feel like we've been lied 02:41:27.040 --> 02:41:34.760 to, maybe, and that how could you be proposing this development with the city when the outer 02:41:34.760 --> 02:41:42.640 loop may be bisecting your development? And one of the arguments that all of us residents 02:41:42.640 --> 02:41:48.240 have had out there was that this is one landowner that would be affected by the outer loop. 02:41:48.240 --> 02:41:53.840 And in all of our interviews, we were told it still might go there and that the engineers 02:41:53.840 --> 02:42:01.320 are looking at that. And so our concern had been, why would you affect all of the residents 02:42:01.320 --> 02:42:06.760 that have lived here? And then I'm going to back up a little bit. My children, we are 02:42:06.760 --> 02:42:14.280 fourth or fifth generation out there. We live on 300 acres. We are actually broken up under 02:42:14.280 --> 02:42:25.680 one giant family, so we're a small 300 acres. But all of our cousins live out there. My 02:42:25.680 --> 02:42:33.240 mother-in-law's grandfather was the master gardener at TWU. We are all farmers. We have 02:42:33.240 --> 02:42:43.640 cattle. We have crops. Our goal was to pass on to our children. And now we're thinking 02:42:43.640 --> 02:42:51.080 we might have schools across the street from us and a highway going through our land. So 02:42:51.080 --> 02:42:56.800 we've been in arguments with the outer loop situation, recognizing that it's going to 02:42:56.800 --> 02:43:03.940 go somewhere out here. But then it turns out that this developer has been in communication 02:43:03.940 --> 02:43:12.200 or owners with a developer with communication with the city and working some deals to give 02:43:12.200 --> 02:43:19.120 back money and so forth when we actually don't even have a paved road out by us because it 02:43:19.120 --> 02:43:25.100 doesn't get enough traffic on that road because there's exactly two driveways. There was talk 02:43:25.100 --> 02:43:32.160 about wildlife because of the development that's been coming north from 288 and on. 02:43:32.160 --> 02:43:39.920 For us on our acreage, we have an issue with the feral pigs and all kinds of wildlife that 02:43:39.920 --> 02:43:48.520 is being pushed up because we don't have enough open land. And I actually happen to be a licensed 02:43:48.520 --> 02:43:54.360 architect in the state of Texas. I am for development. I am for building houses. I love 02:43:54.360 --> 02:44:03.960 some custom home residential. But I hate sprawl. I do a lot in community service with the city 02:44:03.960 --> 02:44:13.000 of Denton. And we need to do things for our city residents in the city. And I believe 02:44:13.000 --> 02:44:19.960 in infill instead of the sprawl. And I 100% believe that you're leapfrogging, creating 02:44:19.960 --> 02:44:25.680 a mini city outside of a larger city. Thank you. 02:44:25.680 --> 02:44:34.440 Thank you. Sorry. It's a planning and zoning hearing, not a sporting event. So we can laugh, 02:44:34.440 --> 02:44:43.680 but let's keep the ruckusness down. This is a public hearing. I have a white card from 02:44:43.680 --> 02:44:54.960 an Elizabeth Seymour that typically is used to signal support or opposition, but neither 02:44:54.960 --> 02:45:00.400 box is checked. So just for the record, if you filled this out and you'd like to have 02:45:00.400 --> 02:45:08.160 that clear on the minutes of the meeting, if you could signify that at some point, that 02:45:08.160 --> 02:45:13.920 would help. But it is a public hearing, so you don't have to have filled out a card ahead 02:45:13.920 --> 02:45:18.480 of time. You're welcome to come and speak if you would like and then just fill out a 02:45:18.480 --> 02:45:27.040 card afterwards. Come on up. Same drill, name and address and you'll have four minutes. 02:45:27.040 --> 02:45:31.960 Hi, my name's Elizabeth Seymour. I own property on Shepparger Road. I am one that is a big 02:45:31.960 --> 02:45:38.560 one and the devil of the details. We went to the community meetings and just as this 02:45:38.560 --> 02:45:47.400 architect just said, who's across my street neighbor that I've never met, she stated 02:45:47.400 --> 02:45:55.240 right when the developers, they proposed their pictures and you can look in Mia Hines' slides 02:45:55.240 --> 02:46:01.260 and the first thing it says is A goes right through that development. So why are we prematurely 02:46:01.260 --> 02:46:07.040 making the decision leapfrogging and doing this when automatically everybody thinks right 02:46:07.040 --> 02:46:15.920 now that it's going to go to B or B2. So that is a concern that we have. I think it's premature 02:46:15.920 --> 02:46:21.180 to make that decision in regards to zoning if we don't even know what tax cost is going 02:46:21.180 --> 02:46:27.040 to do, especially when they have a molasses pace. The next thing I have is look at 380. 02:46:27.040 --> 02:46:32.800 So I grew up in Denton. I'm a Ryan High graduate. My husband's been here since the '80s. We 02:46:32.800 --> 02:46:40.720 live in Forest Ridge. We have property. We are Dentonites and I watched my high school 02:46:40.720 --> 02:46:46.360 friends who lived out on 380 and there was this little old Indian smoke shop in an agricultural 02:46:46.360 --> 02:46:51.560 area. You cannot drive 380 without having severe traffic. We know that the deaths are 02:46:51.560 --> 02:46:56.480 high out there. We know that everybody put up Savannah and all these other neighborhoods 02:46:56.480 --> 02:47:02.320 very quickly and look at the disaster that it is in regards to traffic and fatalities 02:47:02.320 --> 02:47:08.680 just alone. That's a traffic issue. So I think there's a concern that we have that 02:47:08.680 --> 02:47:18.280 this area already has 29,000 per day per their engineer's calculations of people on the roads. 02:47:18.280 --> 02:47:22.280 The next thing that I asked at this community meeting was how many people are actually going 02:47:22.280 --> 02:47:28.700 to be in this community? They said, "Oh, average family of three." No, it's not an average 02:47:28.700 --> 02:47:33.600 family of three. It's an average family of four, maybe more. So if I have 7,000 housing 02:47:33.600 --> 02:47:39.800 units, there's four people to a family on average. You're talking 28,000 maybe, I don't 02:47:39.800 --> 02:47:45.440 know, 30,000 people in this area. Again, we don't have the road and we don't have the 02:47:45.440 --> 02:47:49.920 traffic capabilities to deal with that. We already don't have it and we're still rural 02:47:49.920 --> 02:47:57.360 out there. I would also like to talk about the agricultural effects. We have cattle and 02:47:57.360 --> 02:48:02.480 I'm a beekeeper. I'm your local beekeeper and I provide honey and I do all those things. 02:48:02.480 --> 02:48:07.560 So I care about the agriculture. I care about the water. My husband hunts. My husband, the 02:48:07.560 --> 02:48:12.240 boys, they fish out there. We kill tons of feral pigs out there. That's all going to 02:48:12.240 --> 02:48:18.520 continue to just keep going north. I hate to say it, but you're not going to have some 02:48:18.520 --> 02:48:22.680 crazy man out there with a gun who's shooting in the middle of the neighborhood because 02:48:22.680 --> 02:48:29.520 there's wild boar tearing up your sod and your grass. So that is an issue that's continuing 02:48:29.520 --> 02:48:36.480 to go on. The comment about drilling wells, I'm not a water expert, but it's very hard 02:48:36.480 --> 02:48:42.360 for me to understand we're going to fix the water problem by drilling wells for possibly 02:48:42.360 --> 02:48:49.960 28,000 people that are just north of us, especially when there's a water shortage already. I think 02:48:49.960 --> 02:48:54.600 that it's the population, it's the traffic, it's the taxes. It's all these things that 02:48:54.600 --> 02:48:59.440 are coming in that are going to affect landowners, homeowners, and people that live there. I 02:48:59.440 --> 02:49:04.680 think it's too premature to get ahead before TxDOT says it's going to be B, B2, or Road 02:49:04.680 --> 02:49:09.320 A. I'm hoping it's Road A because then they can figure out what they want to do with it. 02:49:09.320 --> 02:49:14.480 The rest of us won't be as impacted, but we all have a place here of how we're going 02:49:14.480 --> 02:49:19.320 to be impacted by it. Do not Dallas my Denton. Thank you. 02:49:19.320 --> 02:49:26.280 This is a public hearing. If anybody else would like to speak, you're certainly more 02:49:26.280 --> 02:49:39.240 than welcome to. I see possible movement. Yes, I see movement. Come on down. 02:49:39.240 --> 02:49:56.400 Good evening. My name is Bridget Marshall. I live at 3539 Pine Trail, Denton. I have 02:49:56.400 --> 02:50:01.600 many other concerns about this development besides the traffic issues I discussed in 02:50:01.600 --> 02:50:08.160 my emails to you and am strongly opposed to all three Craver Ranch proposals. The comprehensive 02:50:08.160 --> 02:50:14.680 plan is the blueprint for development in Denton. It was created with the input of the public, 02:50:14.680 --> 02:50:19.920 the planning staff, and the city government. It is updated every several years by a thoughtful 02:50:19.920 --> 02:50:25.600 and inclusive process. Most importantly, it has strong support in the community. I'd like 02:50:25.600 --> 02:50:31.920 to reiterate what Ned Woodbridge said about the comprehensive plan in the rural fringe 02:50:31.920 --> 02:50:39.420 areas in the ETJ. On page 2-3 and throughout the document, it states, "In our rural fringes 02:50:39.420 --> 02:50:46.200 areas of the city in the ETJ, we see contiguous stage growth, which is fiscally and environmentally 02:50:46.200 --> 02:50:52.120 sound, reduces fragmentation and sprawl, discourages premature development, and conserves the city's 02:50:52.120 --> 02:50:58.480 environmental and natural resources. Conservation development, which retains rural character, 02:50:58.480 --> 02:51:03.800 protects open space and greenways, enhances development value, and provides greater land 02:51:03.800 --> 02:51:10.120 use pattern choices to landowners. While the land use element does not seek to impede approved 02:51:10.120 --> 02:51:15.600 developments in outlying areas, it does support rational stage development in the fringe, 02:51:15.600 --> 02:51:20.480 and it discourages approval of additional large-scale planned developments until currently 02:51:20.480 --> 02:51:26.360 approved developments approach build out." On page 2-14, it specifically talks about 02:51:26.360 --> 02:51:31.360 managing growth at the edge and states, "Conservation development is an approach to the design of 02:51:31.360 --> 02:51:36.760 rural residential subdivisions, which is highly suited to agricultural fringe areas where 02:51:36.760 --> 02:51:44.520 the retention of rural character and open space is desired." Item 2.14 states, "Protect 02:51:44.520 --> 02:51:49.680 rural character and scenic open space at the city's edge to promote the achievement of 02:51:49.680 --> 02:51:56.640 the preferred growth concept, preferred land preservation plan, and the flum. Craver Ranch 02:51:56.640 --> 02:52:02.440 clearly violates the 2040 Comprehensive Plan. The land use description for Master Plan Community 02:52:02.440 --> 02:52:07.080 in the Comprehensive Plan mentions providing connectivity to other developments throughout 02:52:07.080 --> 02:52:12.340 the city. Craver Ranch will not provide connectivity to other developments throughout the city due 02:52:12.340 --> 02:52:19.460 to its remote location. It violates the Comprehensive Plan by leapfrogging development, which creates 02:52:19.460 --> 02:52:26.700 fragmentation and sprawl, the exact things that the Comprehensive Plan deems undesirable." 02:52:26.700 --> 02:52:31.880 From page 2-1, the consequences of the sprawl trend has been experienced in longer auto 02:52:31.880 --> 02:52:37.160 trip lengths, greater levels of congestion, strained environmental and fiscal resources, 02:52:37.160 --> 02:52:41.960 and challenges for public services and facilities to keep up with the demands of this rapidly 02:52:41.960 --> 02:52:48.280 enlarging development footprint. The Denton Development Code under Chapter 1 clearly gives 02:52:48.280 --> 02:52:53.480 instructions to implement the city's Comprehensive Plan and other tenants. These two are being 02:52:53.480 --> 02:52:59.920 ignored. Why is another MPC needed and in such a remote location? Denton has several 02:52:59.920 --> 02:53:05.420 MPCs, including the Hunter Cole Ranches, the Hills of Denton near I-35 north of Loop 288, 02:53:05.420 --> 02:53:10.680 and another one north of Discovery Park with much better accessibility to transportation 02:53:10.680 --> 02:53:16.160 and businesses. With Craver Ranch, there is no connection to pedestrian and bicycle networks, 02:53:16.160 --> 02:53:20.960 to transit, shared spaces, or local businesses, and retail businesses won't be built until 02:53:20.960 --> 02:53:28.000 much later phases in the project. It will be an island unto itself. 02:53:28.000 --> 02:53:32.600 As you can see, Craver Ranch violates the Comprehensive Plan and the DDC and is not 02:53:32.600 --> 02:53:37.120 an example of the type of smart growth the Comprehensive Plan advocates for the Outer 02:53:37.120 --> 02:53:42.960 French. I ask that you please deny Craver Ranch's three proposals and adhere to the 02:53:42.960 --> 02:53:51.380 current 2040 Comprehensive Plan's tenants. Thank you so much for your time and consideration. 02:53:51.380 --> 02:54:01.360 Thank you. Any other members of the public wanting to speak before I close the public 02:54:01.360 --> 02:54:10.120 hearing? Yeah, come on up. State your name and address and you have four minutes. 02:54:10.120 --> 02:54:17.740 My name is Beth Leonard and I live at 3470 Shepherd Road. I can sit on my front porch 02:54:17.740 --> 02:54:24.200 every day and look at the beautiful Craver Ranch and their historic houses right across 02:54:24.200 --> 02:54:32.720 from me. I've enjoyed the opportunity to live out there for over a decade. One of my 02:54:32.720 --> 02:54:37.200 biggest complaints about development, which I'm not anti-development, is when there is 02:54:37.200 --> 02:54:43.960 not a master plan. I also commend all of the master planners here and whoever else was 02:54:43.960 --> 02:54:49.560 involved in coming up with something that isn't piecemeal and that there is a master 02:54:49.560 --> 02:54:56.880 plan and a bigger vision. I think that's really important. I really commend that effort. However, 02:54:56.880 --> 02:55:01.900 I can tell with everything that's been said here tonight that there's a lot of perhaps 02:55:01.900 --> 02:55:09.840 missed steps, perhaps some greater concerns that maybe haven't been fully fleshed out 02:55:09.840 --> 02:55:14.760 of the people that live out there. Many of the people who spoke here tonight have lived 02:55:14.760 --> 02:55:21.040 out there way longer than myself. I came into their community, but most of the people that 02:55:21.040 --> 02:55:30.560 surround me have been there for generations and they're watching this outer loop, big 02:55:30.560 --> 02:55:37.040 master plan development encroach on everything that has been special to their family. Just 02:55:37.040 --> 02:55:48.260 out of respect for that, I think it's cause for pause to take into consideration the concerns 02:55:48.260 --> 02:55:57.400 of the community and to not perhaps forever not do anything to the Craver Ranch, but to 02:55:57.400 --> 02:56:02.440 make sure that the community that surrounds it is more involved and has all of their concerns 02:56:02.440 --> 02:56:07.560 addressed. I'm not here to say to vote for or against it. I'm just saying that with everything 02:56:07.560 --> 02:56:18.080 said here tonight that there's reasons to perhaps pause and take into consideration the obstacles 02:56:18.080 --> 02:56:28.800 and concerns of the community, which clearly have not been fully addressed. Thank you. 02:56:28.800 --> 02:56:39.040 This is a public hearing. Anyone else? Not seeing anyone, I will close the public hearing 02:56:39.040 --> 02:56:49.200 for... I'm sorry, I take that back. There's part of our rules and procedures for public 02:56:49.200 --> 02:56:57.320 hearings wherein the applicant after the public has spoken has the option, if they would like, 02:56:57.320 --> 02:57:04.280 to come up and address any of the issues in a rebuttal phase. You don't have to take this. 02:57:04.280 --> 02:57:08.680 If you don't choose to take it, then the public hearing will be closed. If you would like 02:57:08.680 --> 02:57:16.120 to take it, then only the members who spoke in the first phase of the public hearing may 02:57:16.120 --> 02:57:22.440 come up for only one minute to have the last word to address anything. So it's your decision 02:57:22.440 --> 02:57:29.000 as to whether you'd like to do that or not. Question, is it one minute per item like our 02:57:29.000 --> 02:57:33.300 engineer would like to speak and then also I would like to address? Sorry, the one minute 02:57:33.300 --> 02:57:46.160 is for the members of the public. The applicant, I believe, gets a total of two minutes. Okay. 02:57:46.160 --> 02:57:54.240 There were lots of issues raised, so we'll do... It's five minutes reasonable? Yes. I'd 02:57:54.240 --> 02:57:58.360 like the engineer to also address some items. Sure, come on. Some of the items I just wanted 02:57:58.360 --> 02:58:08.400 to address was that I would like to go back to the variance. The only piece for the thoroughfare 02:58:08.400 --> 02:58:14.240 plan variance is in orange. That's internal to the site. It is not external to the site, 02:58:14.240 --> 02:58:21.520 so it is not affecting anybody but future residents within the property. I did not mention 02:58:21.520 --> 02:58:28.080 that we are minding all the environmental corridors. Those are set aside, so we have 02:58:28.080 --> 02:58:35.680 done that. With regard to the water and everything, I would like our engineer to address that. 02:58:35.680 --> 02:58:45.520 Mr. Chairman, I'm happy to address that and a couple of other things. As Alexa just mentioned, 02:58:45.520 --> 02:58:51.560 all the roadways proposed are within the property. We are not impacting any property off outside 02:58:51.560 --> 02:58:56.360 of this property at all. From a transportation plan, we've done three separate transportation 02:58:56.360 --> 02:59:00.920 studies using the exact models provided to us by the city. The city staff challenged 02:59:00.920 --> 02:59:04.580 us to go back and change those again. We've modified them three times to show that every 02:59:04.580 --> 02:59:09.360 time that the existing roadway system would work and we would be able to make the roadway 02:59:09.360 --> 02:59:13.560 improvements as the project went forward. That's been the way projects have been built 02:59:13.560 --> 02:59:18.800 forever, and that's the way every project's been done in Denton as well. Additionally, 02:59:18.800 --> 02:59:26.480 from the water standpoint, we are drilling wells to use water from 2,200 feet deep, not 02:59:26.480 --> 02:59:31.920 from the city's water system, for the irrigation of the open spaces and natural areas. But 02:59:31.920 --> 02:59:36.640 we've also agreed with the city, as soon as the city's current wastewater treatment facility 02:59:36.640 --> 02:59:42.120 is upgraded to use wastewater reuse, we will accept that on the site to make this a very 02:59:42.120 --> 02:59:47.040 sustainable environmentally sensitive project. I will additionally say there's been questions 02:59:47.040 --> 02:59:54.120 about the infrastructure and the cost of it. The city engaged their own economic analysis, 02:59:54.120 --> 03:00:00.760 and after all the, the city consultant said that after all the maintenance was taken care 03:00:00.760 --> 03:00:08.100 of and all the infrastructure was taken care of, there was over $106 million of in surplus 03:00:08.100 --> 03:00:13.840 tax revenue to the city after all maintenance items were taken care of. Our actual study 03:00:13.840 --> 03:00:19.960 shows that it's more than $35 million a year, not over 40 years. So there's a significant 03:00:19.960 --> 03:00:24.680 economic benefit to the city overall. Thank you. 03:00:24.680 --> 03:00:39.560 Thank you. Yeah. So members of the public, if you spoke the first time, you may come 03:00:39.560 --> 03:00:45.040 down for up to one minute more. I would ask though that your comments need to be restricted 03:00:45.040 --> 03:00:53.760 to the subjects that the applicant addressed. So that includes the infrastructure costs 03:00:53.760 --> 03:01:07.480 and tax or fiscal impacts. That includes the well water used for irrigation of public spaces 03:01:07.480 --> 03:01:18.240 and then being replaced with gray water after that. And that includes, what was the first 03:01:18.240 --> 03:01:28.720 thing? Yes, the wildlife corridors and the environmental impacts as well as the mobility 03:01:28.720 --> 03:01:35.040 plan road, just clarification that it's the orange segment in the middle of the property 03:01:35.040 --> 03:01:47.400 that is changing and only the roadways within the property would be improved. Yes. So yes, 03:01:47.400 --> 03:01:50.640 if you spoke the last time and you'd like, then you can come down for one minute. 03:01:50.640 --> 03:01:58.400 Sir, well, I appreciate that those wells will go down 2,200 feet. I have run cattle on the 03:01:58.400 --> 03:02:05.120 Craver for a long time and the wells that are presently there are absolutely dry and 03:02:05.120 --> 03:02:07.480 of no use. My concern is that according to Mia who spoke earlier, there is going to be 03:02:07.480 --> 03:02:12.520 a large trend of these kinds of developments coming in through this corridor. The Trinity 03:02:12.520 --> 03:02:18.440 and Woodburn aquifers are already exceedingly low and have been on the V climb for decades. 03:02:18.440 --> 03:02:23.320 How is this going to adversely affect the balance of those who are needing that water 03:02:23.320 --> 03:02:29.640 in our wells for our agricultural use in your perimeter who are now going to be taxed even 03:02:29.640 --> 03:02:34.960 greater on the volume of water available because of the possibly temporary nature of the wells 03:02:34.960 --> 03:02:39.640 you're digging now? And what would be the retirement date and the remediation processes 03:02:39.640 --> 03:02:46.800 for these wells once they were installed? Thank you. Thank you. Would anyone else like 03:02:46.800 --> 03:02:59.240 to address? Hello. I guess to go more on I guess the infrastructure costs, but I guess, 03:02:59.240 --> 03:03:08.240 again, torn on this, but one thing that would make me feel a bit better on this would be 03:03:08.240 --> 03:03:13.360 looking into ways, like I know it brings in more, but that's if the development goes the 03:03:13.360 --> 03:03:19.560 way and we don't know that there's no guarantee on the economic development of this with trends. 03:03:19.560 --> 03:03:26.520 You never see the one that gets you, like for economic conditions, but instead of doing 03:03:26.520 --> 03:03:33.420 lighted signals at intersections like roundabouts and the such, I don't know how much that pencils 03:03:33.420 --> 03:03:41.240 out for you and willingness to talk to DCTA to work out for public transit because if 03:03:41.240 --> 03:03:47.160 you can't get to work, if you work in the city and you don't have a car in that, I mean 03:03:47.160 --> 03:03:50.880 that's also the city, if you work in downtown and you don't have a car, you can't really 03:03:50.880 --> 03:04:05.160 live in Craver Ranch if that happens. Thank you. I see. Okay. Was it Brian? Mark. Mark. 03:04:05.160 --> 03:04:09.900 Mark. Okay. Thank you. With all due respect, I did notice that you guys are attempting 03:04:09.900 --> 03:04:17.360 to address the mobility plan, but you guys do have a PD and when you have a PD, the roads 03:04:17.360 --> 03:04:22.040 and those improvements listed within that PD is taken for the gospel. And so part of 03:04:22.040 --> 03:04:27.680 the PD, you show these roads in these locations and so they do cause effect. They affect my 03:04:27.680 --> 03:04:34.200 property as well. And so that was my concern I presented to you. And so my issue is with 03:04:34.200 --> 03:04:39.000 the development of the adoption of the PD and the roads that are within it, it doesn't 03:04:39.000 --> 03:04:44.880 really have any adjustment for flexibility to it. So that's all I have. Thanks. Sorry, 03:04:44.880 --> 03:04:50.800 I have just one question. I remember from your earlier comment that you live on the 03:04:50.800 --> 03:04:56.480 border. Yes. Is that north of this property? My property, looking at this map, if you see 03:04:56.480 --> 03:05:03.440 where the Gribble Springs Road, where the letter S is, at this bottom right-hand corner. 03:05:03.440 --> 03:05:07.960 Ah, yes. Gribble Springs Road. Got it. If you see that little, where the S is, my property 03:05:07.960 --> 03:05:13.740 is at that intersection where the three roads intersect. And so at those three roads intersections, 03:05:13.740 --> 03:05:18.640 if you look at the DIT and development code, the requirements for spacing, for those types 03:05:18.640 --> 03:05:25.800 of intersections, for those types of roads, that doesn't work. Okay. What was being proposed 03:05:25.800 --> 03:05:48.200 and that's my concern. So thank you. Thank you. Yeah, there's, I think. It's Ned, correct? 03:05:48.200 --> 03:05:55.520 Ned Woodbridge again. To address some of the economic issues. As a former corporate CFO, 03:05:55.520 --> 03:05:58.760 I always laugh when someone would come to me and say, but look at the revenues we're 03:05:58.760 --> 03:06:05.000 going to generate on this, with no mention of the costs. That's what I heard today on 03:06:05.000 --> 03:06:11.720 that presentation earlier. I did hear a little bit of the discussion just now that maintenance 03:06:11.720 --> 03:06:16.520 costs, but that's just a small part of it. If you, again, I point you to Chuck Morrone's 03:06:16.520 --> 03:06:22.800 analysis at Strong Towns. You go and look. Yes, next year, year one, after the infrastructure 03:06:22.800 --> 03:06:28.400 is developed, there's very little maintenance. But what happens when all that has to be replaced? 03:06:28.400 --> 03:06:33.440 That's where the major cost comes in and that's a burden on the city or in an MMP. Maybe it's 03:06:33.440 --> 03:06:40.840 a burden on the people who live there. I don't know which. That was my point earlier. Anyhow, 03:06:40.840 --> 03:06:46.600 be careful about how you read what you're hearing because I have great skepticism on 03:06:46.600 --> 03:06:52.920 that. The second thing is, please be wary about, we need to solve that water problem. 03:06:52.920 --> 03:07:04.000 That water needs to come from the dam or whatever, not from wells. Thank you. 03:07:04.000 --> 03:07:15.480 Again, Patricia Adams. Okay, so sticking with the topics that we're to discuss, all I heard 03:07:15.480 --> 03:07:19.360 after all the responses from the people who live out there that are worried about traffic 03:07:19.360 --> 03:07:26.960 and other impacts and just putting 28,000 to 30,000 people on the roads was money. Money, 03:07:26.960 --> 03:07:31.440 money. This is how much benefit it is, how much everybody's going to make. Y'all are 03:07:31.440 --> 03:07:37.160 here tonight to determine land use and zoning and I ask that you focus on that and that 03:07:37.160 --> 03:07:42.240 we apply those standards and not the money. Thank you. 03:07:42.240 --> 03:07:50.840 Thank you. Would anyone else? Yes. I'm just going to make a follow up question 03:07:50.840 --> 03:07:59.040 about the water. Again, Olivia Lilly. Our grandparent's well is dry and we have two 03:07:59.040 --> 03:08:04.720 wells on our property that we put in ourselves because we had to, to live there. We are tapped 03:08:04.720 --> 03:08:12.360 into the Trinity. It is 1800 feet down and it's been said out in our area, every time 03:08:12.360 --> 03:08:17.480 somebody goes and sells a larger portion of land, how many wells are going to go on those 03:08:17.480 --> 03:08:24.720 properties? It's just adding more straws to the same drink. And so water is a problem 03:08:24.720 --> 03:08:29.420 for all of us in Texas. It's going to be a big problem out there. I understand that's 03:08:29.420 --> 03:08:35.360 your solution. I don't think it's a longterm solution. Thank you. 03:08:35.360 --> 03:08:43.600 Okay. But anyone else who spoke before like to have the one minute? I don't see anyone. 03:08:43.600 --> 03:09:03.960 Thank you. With that, I will close the public hearing. Sorry. 5A CA25-1 PD25-3 for B and 03:09:03.960 --> 03:09:15.320 MPA25-3A for C and close those public hearings at this time. Open it up for discussion or 03:09:15.320 --> 03:09:23.080 questions of staff from the commission. Yes. Commissioner McTade. 03:09:23.080 --> 03:09:30.400 A question from staff regarding changes and amendments to the comprehensive plan. What 03:09:30.400 --> 03:09:39.000 are the steps in the process? I'll start and then Haley can add or correct 03:09:39.000 --> 03:09:47.120 me if I'm wrong. We do have this process as an application process where a property 03:09:47.120 --> 03:09:51.160 owner can request to have an amendment that is an application process that we have posted 03:09:51.160 --> 03:09:58.960 on our website as well as provided for in our DDC. Subsequently, and I think more familiarly 03:09:58.960 --> 03:10:03.880 probably what we've seen is they're typically staff initiated where it's a policy, we've 03:10:03.880 --> 03:10:09.480 been given direction from the PNC or city council to further explore an area more or 03:10:09.480 --> 03:10:14.360 we've been receiving significant development inquiry. And again, we've received some type 03:10:14.360 --> 03:10:19.560 of direction to take on a staff initiated change to the comprehensive plan amendment. 03:10:19.560 --> 03:10:23.040 The most recent one I can think about if I can throw that in there that you all heard 03:10:23.040 --> 03:10:30.740 was the corridor on 380 on the east side of town. So the comprehensive plan amendments 03:10:30.740 --> 03:10:34.440 have come before you and that's the most recent one I can think of. 03:10:34.440 --> 03:10:41.480 Yes. Go ahead. Excuse me. So part of the process is a public 03:10:41.480 --> 03:10:43.640 hearing? Yes. This is part of the process. 03:10:43.640 --> 03:10:49.600 And this would be the process. Thank you. If I could, I would just add everything Mia 03:10:49.600 --> 03:10:54.960 said is correct. The code does allow for this process to be initiated by city staff, by 03:10:54.960 --> 03:10:58.560 the planning and zoning commission, by city council or by a landowner or their representative. 03:10:58.560 --> 03:11:03.960 So we are following that process. It is utilized maybe not as frequently as the zoning tool, 03:11:03.960 --> 03:11:07.640 but these come before you all a handful of times per year. And it follows the same process 03:11:07.640 --> 03:11:11.120 that you're familiar with in zoning where we encourage the neighborhood outreach, but 03:11:11.120 --> 03:11:15.600 it's not strictly required. They have a public hearing at PNC and then it goes to city council 03:11:15.600 --> 03:11:19.520 with your recommendation and council is the final decision maker. I'm also at a public 03:11:19.520 --> 03:11:28.720 hearing. Thank you. Commissioner Dyer. 03:11:28.720 --> 03:11:34.920 For city staff, just to kind of piggyback on commissioner McDade's question. Obviously 03:11:34.920 --> 03:11:43.000 this area was annexed into the city limits in 2008, 2009 with the intention that in the 03:11:43.000 --> 03:11:50.240 future it was going to be a large development. So, um, is staff able to say why it was not 03:11:50.240 --> 03:11:58.040 included in the 2030 or the 2040 plan if staff already knew that this wasn't the intention? 03:11:58.040 --> 03:12:03.480 I'm not, I'm not sure. Um, that's what my reference in the backup was as far as no documented 03:12:03.480 --> 03:12:09.280 discussion on, on why there is in the minutes of when this was annexed, there is discussion 03:12:09.280 --> 03:12:14.560 that development wasn't anticipated. Um, that's there, but as far as why it wasn't considered 03:12:14.560 --> 03:12:20.120 in the didn't 2030 or, um, um, in, in that plan, I'm not sure. And then I think the didn't 03:12:20.120 --> 03:12:25.720 2040 plan was a minor update. So if you look across the feature land use, um, map, a lot 03:12:25.720 --> 03:12:29.820 of those designations are the same where they've carried over trends and transition to what 03:12:29.820 --> 03:12:33.520 we would then we now call them in the didn't 2040. 03:12:33.520 --> 03:12:43.280 Okay. Thank you. Um, just to add to that net a little more light, often, um, if development 03:12:43.280 --> 03:12:49.320 is not eminent or has not been applied for at that time, um, the staff P and Z council 03:12:49.320 --> 03:12:52.920 or the consultants helping us on plans will default to what the existing land use is as 03:12:52.920 --> 03:12:57.600 a placeholder until such time as something comes along. So to me, his point, those future 03:12:57.600 --> 03:13:01.480 land use map updates that were made with the 2040 plan were very limited in scope to those 03:13:01.480 --> 03:13:06.220 areas where development interest had been expressed at that time or may have already 03:13:06.220 --> 03:13:11.280 occurred in the map was not updated, um, previously. So very limited in scope. 03:13:11.280 --> 03:13:14.800 And I'm curious if staff can answer this. Cause that was one thing I thought of, you 03:13:14.800 --> 03:13:21.940 know, you look at, for example, landmark where that property was purchased in the eighties. 03:13:21.940 --> 03:13:28.080 And so that took almost 40 years. I mean, 30, 34, 35 years for it to come to the plan 03:13:28.080 --> 03:13:33.100 and do what, you know, we're doing right now with Craver Ranch. So if you think about it, 03:13:33.100 --> 03:13:40.720 you know, 2008, 2009 to 2025, you know, that's essentially 17 years ago. So maybe, you know, 03:13:40.720 --> 03:13:45.560 with staff thinking that this, we got like 10 more years, we can do it at the next review, 03:13:45.560 --> 03:13:49.680 you know, cause you review that every five years. So that's why I was just kind of curious 03:13:49.680 --> 03:13:54.800 like, you know, what that discussion was. Sure. And, and to me at this point, I don't 03:13:54.800 --> 03:13:59.400 believe there was any specific discussion with that limited scale update of the plan, 03:13:59.400 --> 03:14:05.720 um, from the 2030 to the 2040 plan. Um, the agriculture use is often just a placeholder 03:14:05.720 --> 03:14:09.840 knowing that that's the existing use and the land can stay with that. It's the same thing 03:14:09.840 --> 03:14:14.120 that happens when properties annexed into the city. It automatically is assigned an agriculture 03:14:14.120 --> 03:14:21.760 zoning for that purpose as a placeholder until development occurs. Okay. Thank you. Commissioner 03:14:21.760 --> 03:14:29.120 Kettresett. So I would like to hear more about the Gribble Springs road intersection and 03:14:29.120 --> 03:14:39.400 how that may or may not be, you know, encode. Um, so I'll look to Chandra, um, our transportation, 03:14:39.400 --> 03:14:44.520 um, from our transportation team. Um, I speak to the current alignments on the mobility 03:14:44.520 --> 03:14:49.400 planets, which are seeing there, um, that has that, that crossing. It's a sort of realignment 03:14:49.400 --> 03:14:54.920 of Gribble Springs road, um, and shepherd road to be one. Um, and then the primary or 03:14:54.920 --> 03:15:03.920 secondary arterial that's shown that, uh, intersects it, but I'll defer to Chandra. 03:15:03.920 --> 03:15:11.440 Good evening commissioner Chandra city traffic engineer. The road that is shown in our mobility 03:15:11.440 --> 03:15:16.980 plan actually intersects, uh, as a straight connecting road. Uh, it will be a connecting 03:15:16.980 --> 03:15:23.120 road either to the north of Gribble Springs, or it could be shifted. Staff has the authority 03:15:23.120 --> 03:15:30.040 to shift the roadway 1000 feet and there is a mound going on the north south road. So 03:15:30.040 --> 03:15:36.160 it could be shifted for the east as well. So it's not a, um, set on stone. These are 03:15:36.160 --> 03:15:42.440 just a 30 foot, 30,000 foot level lines on a map. So this could be shifted either way 03:15:42.440 --> 03:15:53.640 and uh, planned, uh, as the phasing and the development happens. 03:15:53.640 --> 03:16:00.960 I think maybe some of the, just to clarify some of the confusion is when I hear intersection 03:16:00.960 --> 03:16:10.160 spacing conflict, I think a point of an intersection is nearby another point, but I'm not sure 03:16:10.160 --> 03:16:13.680 I understand where that other point is. Are you familiar enough with the area to speak 03:16:13.680 --> 03:16:20.680 to that? Yes. Okay. So as you see, uh, this dotted green lines, that is the actual, uh, 03:16:20.680 --> 03:16:28.440 lines on our mobility plan. So the PD changes to say, uh, it's shifting to like a blue lines, 03:16:28.440 --> 03:16:37.320 right? So it shift us within 1000 feet. They could do that. That is, uh, legally allowed, 03:16:37.320 --> 03:16:42.640 but if it's more than 1000 feet, that's where they're doing this PD change from it's crossing 03:16:42.640 --> 03:16:49.120 that, uh, floodplain. So they're shifting 1900 feet approximately. So that's why that 03:16:49.120 --> 03:16:55.400 roadway change, this gray line has come forward because it's more than the thousand feet shift. 03:16:55.400 --> 03:17:00.120 But if they want to move this blue line that's connecting here, little up north, that is 03:17:00.120 --> 03:17:06.600 doable. So every line that is shown, it's really, uh, a road that is needed. It doesn't 03:17:06.600 --> 03:17:12.040 have to be on Gribble Springs. It could go north, it could go south, it could go east 03:17:12.040 --> 03:17:22.480 or west within the 1000 feet limit. Okay. Thank you. Sure. Uh, I'm going to bring it 03:17:22.480 --> 03:17:29.920 back to the, the last question Mia. Um, because I, I just want to get a little bit more clarity. 03:17:29.920 --> 03:17:37.280 I know none of us woke up yesterday in 2013 or 2014 when the public process was ongoing 03:17:37.280 --> 03:17:43.440 for the 2030 plan. Uh, it, it seems to me, and I think one of the public members of the 03:17:43.440 --> 03:17:51.400 public actually read a portion of the plan that specifically says, um, we, we should 03:17:51.400 --> 03:18:00.320 essentially encourage the existing MPCs, which I'm aware of Hunter Coal and then, um, what's 03:18:00.320 --> 03:18:07.720 the one on, on the northeast side of the loop and 35 Hills of Denton. Um, are, are those 03:18:07.720 --> 03:18:13.560 built out now? I do not believe so. I know Hills of Denton has not. Um, I don't believe 03:18:13.560 --> 03:18:17.880 that they started construction. And then, uh, what were the other ones? Landmark is 03:18:17.880 --> 03:18:24.160 under construction. Um, coal is under construction. They're kind of just getting started, right? 03:18:24.160 --> 03:18:33.120 Right. Okay. So, so I understand the process of updating the comp plan and I could understand, 03:18:33.120 --> 03:18:39.440 I completely understand why the, the 2040 plan update just left that as is. It wasn't 03:18:39.440 --> 03:18:47.560 a major point that we looked at, but the 2030 plan wrote that language that says we should 03:18:47.560 --> 03:18:57.520 encourage these before we go afar. And, and so my, my confusion and I appreciate staff's 03:18:57.520 --> 03:19:03.960 answers. I think there was one answer that, well, with within this process of a limited 03:19:03.960 --> 03:19:10.280 to sort of the, the comprehensive plan amendment of a public hearing notice and then pass, 03:19:10.280 --> 03:19:17.040 we wouldn't suggest changing the vision statement or, or that type of verbiage, right? Because 03:19:17.040 --> 03:19:25.640 that's sort of a more fundamental change. Um, I'm just confused. Like, do you see or 03:19:25.640 --> 03:19:31.880 does staff see this as an example of what the text in the comp plan is saying that we 03:19:31.880 --> 03:19:38.600 should fill up these existing MPCs before? Yeah. Yeah. So in, in my analysis, I tried 03:19:38.600 --> 03:19:43.960 to capture the, the, there, there are somewhat of competing goals in a Denton 2040 plan and 03:19:43.960 --> 03:19:47.920 it's not, um, inherently competing. It's, it's based on the subject or the property 03:19:47.920 --> 03:19:51.840 of the development that you're talking about at the time. Um, like this one is helping 03:19:51.840 --> 03:19:55.360 us achieve some housing goals. It's helping us achieve some open space goals. It's helping 03:19:55.360 --> 03:20:00.880 us achieve some development goals that are in the comprehensive plan. Um, but it does, 03:20:00.880 --> 03:20:04.960 it does speak to some of the sprawls, some of the things that we've heard, um, um, this, 03:20:04.960 --> 03:20:14.160 this evening. Um, so, um, always Haley to add something here, but I think, I think that 03:20:14.160 --> 03:20:19.320 the, that, that staff acknowledges that there's some, some conflict here and we have an application 03:20:19.320 --> 03:20:23.840 at hand that we're, we're trying to take advantage of an opportunity that's coming forward, or 03:20:23.840 --> 03:20:27.600 we're recommending approval of taking advantage of an opportunity that's coming forward, um, 03:20:27.600 --> 03:20:31.000 with this development of a property. Those properties, like we mentioned earlier, the 03:20:31.000 --> 03:20:37.200 other, uh, MPCs are developing. Um, there's zoning changes with them. There's active projects 03:20:37.200 --> 03:20:41.760 that are going on with those. So staff is in the meantime also encouraging the growth 03:20:41.760 --> 03:20:46.920 and the, and the actual, um, construction of those and processing that, um, through 03:20:46.920 --> 03:20:52.240 this is an application that we have on hand that we feel is, is, is also helping us meet 03:20:52.240 --> 03:20:56.080 and achieve some of those goals within the, the comprehensive plan. And the reason that 03:20:56.080 --> 03:21:00.680 the, the comprehensive plan amendment is a part of this also is cause that is, needs 03:21:00.680 --> 03:21:04.640 to be a part of the discussion. Do we feel that the, the master plan community future 03:21:04.640 --> 03:21:10.640 land use designation here is, is appropriate? And if, and, and, and in the context the applicant 03:21:10.640 --> 03:21:15.400 has presented their full idea in this case, and not just the blanket, do we feel that 03:21:15.400 --> 03:21:24.120 MPC is appropriate? Okay. If that makes sense. Yeah. Thank you. Questions or discussion? 03:21:24.120 --> 03:21:34.960 Commissioner Dyer. Um, I know that I asked this, um, in our workshop, but just to, um, 03:21:34.960 --> 03:21:39.320 you know, and for the crowd and those watching that may not have been watching the workshop, 03:21:39.320 --> 03:21:44.800 can you please just address the whole leapfrog thing? Um, cause I know we talked about it 03:21:44.800 --> 03:21:49.600 a couple of weeks ago when this was first introduced to us, um, to start, you know, 03:21:49.600 --> 03:21:55.280 giving us some background information and just examples of Denton going a little bit 03:21:55.280 --> 03:22:01.080 farther out from the center of the city and doing that typical, you know, growth where 03:22:01.080 --> 03:22:06.040 you started, started the center and kind of work your way out. Why there have been some, 03:22:06.040 --> 03:22:11.220 you know, different developments like a ropes and ranch, like a coal ranch hunter landmark, 03:22:11.220 --> 03:22:15.840 you know, all of that. Um, if you could just kind of address that place. Yeah. So clearly 03:22:15.840 --> 03:22:21.080 this is a 2,500 acre property that is on the Northern edge of the city. It is farther. 03:22:21.080 --> 03:22:25.240 It is far from the city center. That's, that's not something that we're saying is not the 03:22:25.240 --> 03:22:32.680 case. Um, there are some other things to consider though. This is the, with the 2,500 acres, 03:22:32.680 --> 03:22:38.060 it's one property owner. So it's allowing us the opportunity to, um, um, deal with one 03:22:38.060 --> 03:22:43.960 property owner in the full development of this property. It's not, um, that the properties 03:22:43.960 --> 03:22:52.500 between that property and the city of Denton, um, are not developing. There is some challenges 03:22:52.500 --> 03:22:56.580 with developing those properties. There's floodplain that crosses through there. Um, 03:22:56.580 --> 03:23:00.960 but we have received interest and inquiries in the development of those properties. So 03:23:00.960 --> 03:23:08.480 while this is, this is kind of remote to the, uh, the city of Denton, um, it, it isn't, 03:23:08.480 --> 03:23:14.240 it is holding, uh, are offering things that are, are able to support the, the development 03:23:14.240 --> 03:23:18.360 and the residents that is proposing. Um, so it is kind of proposing to be a community 03:23:18.360 --> 03:23:23.400 within itself. Um, but it does also, um, like I said, an opportunity to develop with, with 03:23:23.400 --> 03:23:30.080 one property owner and then, um, um, it, this is not to say that the properties between this 03:23:30.080 --> 03:23:40.760 development and the, the core city of Denton wouldn't develop, um, as well. Thank you. 03:23:40.760 --> 03:24:04.320 Everybody's quiet tonight. Uh, Commissioner MacDuff. I will say, uh, I knew this was coming. 03:24:04.320 --> 03:24:09.520 I didn't know that we'd be considering it this, in November, this time of year, you 03:24:09.520 --> 03:24:14.960 know, we first started talking about it October. Well, that said, I think that Mia, Miss Hines, 03:24:14.960 --> 03:24:20.280 you've done a good job in addressing these concerns. What I hear, I heard two big things 03:24:20.280 --> 03:24:28.760 besides the, the resource concerns, I'll call them, uh, the outer loop in the mobility. 03:24:28.760 --> 03:24:34.560 I'm not sure if we've addressed that fully, but also the thing that struck me the most, 03:24:34.560 --> 03:24:40.880 and I think Brian Denny has gone, has left the building, right? Miss Anderson, what he 03:24:40.880 --> 03:24:49.360 said struck me and I thought about that today. Uh, and he said, I just want this development 03:24:49.360 --> 03:24:55.480 to be done well and proper, properly to honor my mother's legacy. So I think what we have 03:24:55.480 --> 03:25:03.560 to say is, are all these things, can we get these in line with, can we bring these concerns 03:25:03.560 --> 03:25:11.760 in, can we address them so that Mary Denny's legacy is honored well and properly? 03:25:11.760 --> 03:25:18.280 I would say the, the proposal as it is before you tonight is, is what it is. I think I'd 03:25:18.280 --> 03:25:23.280 have to defer to the applicant on any, um, changes on the, on the plan. 03:25:23.280 --> 03:25:25.320 Absolutely. Thank you. 03:25:25.320 --> 03:25:32.480 Sure. So I'll just remind the commission that as we deliberate, our opportunity now 03:25:32.480 --> 03:25:41.320 is to explain, um, if there are specific or long-term planning things, whatever it is 03:25:41.320 --> 03:25:46.800 that, um, that we like about this or that we are concerned about, let's, let's make 03:25:46.800 --> 03:25:54.120 those clear to staff, um, so that they can, uh, take that feedback in, in the future, 03:25:54.120 --> 03:26:02.840 um, for, for this and others. Um, I'll, I'll say a few things. I, I really appreciate, 03:26:02.840 --> 03:26:07.800 um, staff, you know, clarifying, hey, it's a difficult application and, and there are 03:26:07.800 --> 03:26:14.360 some things like develop, like planning out the 2,500 acres at once allows you to do some 03:26:14.360 --> 03:26:20.520 unique things. Um, and, and when you look at our comprehensive plan, there's, there's 03:26:20.520 --> 03:26:29.720 a lot of goals, right? There's, and so a large application like this is going to help 03:26:29.720 --> 03:26:35.840 in many of those. It may be contrary to some of them as well. Um, and, and I appreciate 03:26:35.840 --> 03:26:42.160 you saying that because I'm going to try to be very specific about, um, what concerns 03:26:42.160 --> 03:26:50.440 I have, not just in this and that concern, but in this is my concern because I believe 03:26:50.440 --> 03:26:55.240 it should be a higher priority than some of the other goals, right? And I imagine that's 03:26:55.240 --> 03:27:03.480 a, that's an iterative process to understand what the direction is. Um, so, so I'll try 03:27:03.480 --> 03:27:10.280 to go quickly. Um, but I have a few things here. So, um, appreciate the, the staff presentation 03:27:10.280 --> 03:27:17.360 showing kind of the, the other development in the, um, Collin County portion of the outer 03:27:17.360 --> 03:27:23.920 loop and some of the things around Salina. Like my feeling when I read the comprehensive 03:27:23.920 --> 03:27:29.400 plan and I talked to other people in Denton is that we're not dreaming of becoming a city 03:27:29.400 --> 03:27:37.960 like Salina. Um, TextDOT is going to do what TextDOT does. Uh, I think this is a prime 03:27:37.960 --> 03:27:47.920 example of, um, uh, quite honestly, TextDOT carrying through a very long-term planning 03:27:47.920 --> 03:27:53.960 process. Um, but we've seen that they're saying, well, we're still considering these 03:27:53.960 --> 03:27:59.400 other roads and we're going to do an environmental clearance and then make a decision. Um, at 03:27:59.400 --> 03:28:06.720 the same time, Texas is one of the few state DOTs that has the ability to do its own environmental 03:28:06.720 --> 03:28:12.440 clearance instead of the federal government doing that. Um, and it seems obvious to me 03:28:12.440 --> 03:28:21.880 that, that the, the end goal is known by people in certain rooms and not explained openly 03:28:21.880 --> 03:28:28.240 in the open meetings that TextDOT has. And so I'm sorry for that, but we don't have any 03:28:28.240 --> 03:28:36.160 power over TextDOT. Um, that's also a concern for me because we don't have power over them, 03:28:36.160 --> 03:28:41.440 which means that all the connecting roads between the developed portion of Denton and 03:28:41.440 --> 03:28:51.260 the Craver Ranch, um, we cannot help our residents deal with that, right? Short of no longer 03:28:51.260 --> 03:28:56.060 having budget crunches and having to freeze staff salaries, which we did this year, uh, 03:28:56.060 --> 03:29:02.480 so that we can hire more lobbyists to go to Austin and beg for more transportation money 03:29:02.480 --> 03:29:11.920 that we don't have any control. Um, the, there was something that I want to address in, in 03:29:11.920 --> 03:29:20.180 the staff backup, um, where mobility plan, uh, showing these roadways was talked about 03:29:20.180 --> 03:29:26.840 as one of the reasons why now this area is ready for development. There's a very circular 03:29:26.840 --> 03:29:32.120 process. Um, I'm happy to be corrected in the future because I don't think it should 03:29:32.120 --> 03:29:41.080 happen this way, but what I've seen is that we put lines on a map and as shown by the 03:29:41.080 --> 03:29:47.280 mobility plan amendment, they're not always exactly where they make sense to go. Um, but 03:29:47.280 --> 03:29:55.560 we, we put those lines there, yes, to some extent for planning, but also because if we 03:29:55.560 --> 03:30:03.000 draw lines there, we can put them in our 10 year CIP, which then justifies a impact fee 03:30:03.000 --> 03:30:09.600 study so that we can collect enough money to build them. Um, and, and so this, it's 03:30:09.600 --> 03:30:13.840 the circular process of, you don't want to be behind on impact fees. So you put the lines 03:30:13.840 --> 03:30:19.040 on the, on the map, even if it's designated as rural and you know, if it stays rural, 03:30:19.040 --> 03:30:24.560 you'll never build it, right? But you do those so that you can raise impact fees so that you 03:30:24.560 --> 03:30:28.200 can get money and build them. And then when you build them or you plan to build them, 03:30:28.200 --> 03:30:37.360 well, of course it shouldn't be rural anymore. Um, so, so transportation planning wags the 03:30:37.360 --> 03:30:47.480 tail of land use planning in Texas and I don't think that's the way it should be. Um, the, 03:30:47.480 --> 03:30:53.680 the thing I would say just overall that is the highest priority for me, I've heard it 03:30:53.680 --> 03:31:02.560 from several residents, but I don't know about the commission as a whole is the fiscal concerns. 03:31:02.560 --> 03:31:08.800 Um, I understand a study was done. I understand that this process started two years ago to 03:31:08.800 --> 03:31:14.600 develop this plan. And then I understand that, Oh, we got the fiscal impact study maybe six 03:31:14.600 --> 03:31:22.600 weeks ago. That's backwards. And I understand, I say that understanding that you can't have 03:31:22.600 --> 03:31:29.120 everything figured out at the beginning. But when I read our comprehensive plan, it says 03:31:29.120 --> 03:31:36.480 the purpose for doing conservation development at the fringe for doing infill for doing additional 03:31:36.480 --> 03:31:41.480 housing types, all these types of things that are actions in our comprehensive plan. One 03:31:41.480 --> 03:31:51.000 of the main reasons why that was done is to grow Denton in a way that makes us more fiscally 03:31:51.000 --> 03:31:57.040 strong in the future instead of less. Okay. Uh, and, and there's a whole lot of that in 03:31:57.040 --> 03:32:02.920 the first chapter introduction of the comprehensive plan to back that up. Um, as I look at this 03:32:02.920 --> 03:32:07.800 particular, uh, fiscal analysis and just so everybody's aware of the way this happens 03:32:07.800 --> 03:32:14.800 with very large developments like this, um, the developer basically pays for a third party 03:32:14.800 --> 03:32:21.800 company to do the analysis on their plan. Um, so, so the analysis was done not by the 03:32:21.800 --> 03:32:27.960 city and not by the applicant, but by someone else who, who was paid to, to do it as contract 03:32:27.960 --> 03:32:38.080 work. Um, when I look at that, I see several shortcomings that do concern me, right? Um, 03:32:38.080 --> 03:32:46.240 I'll just say that in general, it, it pretends like costs in the future are going to be the 03:32:46.240 --> 03:32:56.400 same that they have been in the past for the city, um, per some metric. One of the, um, 03:32:56.400 --> 03:33:05.040 just as an example of this, right back when we were doing the 2019 bond package, um, there 03:33:05.040 --> 03:33:12.660 were questions about, okay, how does this, uh, how does some of the roadway projects 03:33:12.660 --> 03:33:16.640 pencil out and are we going to be able to afford maintaining them? Um, so there was 03:33:16.640 --> 03:33:21.800 some discussion then about how much do we spend on maintenance? And the, the response 03:33:21.800 --> 03:33:29.720 that we got from staff was, well, um, not all of our roadways of the 1600 lane miles 03:33:29.720 --> 03:33:38.360 are being maintained. Um, and, but for the ones that are being maintained because they're 03:33:38.360 --> 03:33:47.400 in good enough repair that small maintenance would give them a longer life, um, would, 03:33:47.400 --> 03:33:57.200 uh, would, were costing roughly 6,000 or $11,000 a year amortized to maintain. So, so this 03:33:57.200 --> 03:34:02.720 fiscal analysis, just because of the methodology, which is very clearly laid out, um, assumes 03:34:02.720 --> 03:34:12.600 that these roads, uh, are going to cost $4,300 a year to maintain, right? And not only that, 03:34:12.600 --> 03:34:22.080 but call it $9,000 a year in 2019 with construction inflation for roads is more like 15 or 16,000 03:34:22.080 --> 03:34:27.160 a year. Um, so, so I look at all those things and I add up these numbers and the end result 03:34:27.160 --> 03:34:37.720 I get is a, uh, roughly, you know, call it 300 to $400 million deficit, um, at the end 03:34:37.720 --> 03:34:44.920 of this period that somebody has to pay. And, uh, as, as we heard, some members of the public 03:34:44.920 --> 03:34:54.400 are nervous about that. So to me that's a very high priority. Um, the challenge is how 03:34:54.400 --> 03:35:02.040 do we build a community that our residents like, enjoy, where we don't have to start 03:35:02.040 --> 03:35:09.200 raising and raising taxes to start rebuilding roads and pipes, um, in the future. And, and 03:35:09.200 --> 03:35:15.640 in order to do that, we have to start the process of considering new development from 03:35:15.640 --> 03:35:23.600 the perspective of how can we achieve these things that residents want while also achieving, 03:35:23.600 --> 03:35:30.520 um, better fiscal stability so that we're not asking our children to pay for things. 03:35:30.520 --> 03:35:37.640 So commissioner catcher said, it seems to me like there's a lot of things that are unanswered 03:35:37.640 --> 03:35:45.200 still including this Gribble Springs road intersection. So I motion to table this certain 03:35:45.200 --> 03:35:50.400 of December 17th, uh, 2025 meeting. 03:35:50.400 --> 03:35:57.640 Let me just ask a procedural question for a public hearing. Once we've had the public 03:35:57.640 --> 03:36:05.400 hearing and we closed the public hearing, if we continue it before a vote, is it just 03:36:05.400 --> 03:36:11.320 come back as a item for individual consideration and we vote on it then? 03:36:11.320 --> 03:36:20.360 Well chair, um, I would say you have discretion to reopen the public hearing because, um, 03:36:20.360 --> 03:36:25.040 everyone who would need to be noticed that the public hearing was still happening at 03:36:25.040 --> 03:36:31.040 December 17th this year in the room. Um, and that would be my recommendation. 03:36:31.040 --> 03:36:41.200 Okay. Thank you. So with that we have a motion to, um, table, uh, to a date certain of December 03:36:41.200 --> 03:36:45.520 17th. Is that your intention? Okay. 03:36:45.520 --> 03:36:57.760 Yes. Oh, um, all of the items. Let's see. Let me pull them up. 03:36:57.760 --> 03:37:07.680 Yeah. The five, five a, b and c. Yes. Okay. Commissioner Dyer. 03:37:07.680 --> 03:37:13.340 Can I just ask what additional information you're hoping to get between now and then 03:37:13.340 --> 03:37:18.360 to be able to do a vote? Well, so I asked the question about Gribble 03:37:18.360 --> 03:37:27.080 Springs and I didn't actually get an answer from that, um, for sure. Um, and I think we 03:37:27.080 --> 03:37:35.920 still maybe could get a little bit more clarification on the water, um, usage because we had another 03:37:35.920 --> 03:37:43.840 person come up, you know, and reiterate how they're having water issues right now. And 03:37:43.840 --> 03:37:59.080 I think maybe we could revisit that as well with more information. 03:37:59.080 --> 03:38:11.320 Is there a second for the motion? Not seeing one. We'll, uh, we'll continue and be open 03:38:11.320 --> 03:38:20.880 for a, for a motion or more discussion. I, I think honestly, um, uh, commissioner McDade. 03:38:20.880 --> 03:38:35.400 Okay. So there's just for clarification, there's the comprehensive plan map amendment, which 03:38:35.400 --> 03:38:42.580 changes the future land use from rural, uh, individually, right? But, but two of them 03:38:42.580 --> 03:38:49.160 are technically amendments to the comprehensive plan because the mobility plan is a component 03:38:49.160 --> 03:39:11.920 of it. Um, okay. Okay. So five a, um, to, uh, amend the comprehensive plan for a future 03:39:11.920 --> 03:39:21.160 land use designation from rural residential to, or from agriculture to master plan community. 03:39:21.160 --> 03:39:47.760 Okay. Is there a second for the motion? Commissioner Dyer. Sorry. I will second that, um, motion 03:39:47.760 --> 03:39:58.040 to go ahead and approve that we, um, move the current designation of agriculture to 03:39:58.040 --> 03:40:08.520 the, um, I'm losing it. Master plan community, future land use. But I've, are we going to 03:40:08.520 --> 03:40:12.000 have a discussion just a little bit more? Cause there's a couple of things I'd like 03:40:12.000 --> 03:40:19.960 to say. Okay. So, um, actually with all three, I feel very comfortable, um, voting in favor 03:40:19.960 --> 03:40:26.460 of them. I read all the emails that I got and I heard everything and this is where it's 03:40:26.460 --> 03:40:34.920 hard because you're balancing out all these homeowners needs and the community needs and 03:40:34.920 --> 03:40:39.480 the property owners needs. And one of the things, some of the things I would like to 03:40:39.480 --> 03:40:47.800 say is this is a level of trust between a developer in a city that we as a board in 03:40:47.800 --> 03:40:55.560 voting for this is, is giving you. And I would really hope that both the city and the developer 03:40:55.560 --> 03:41:01.380 would listen to the citizens comments because these are your neighbors. And as you heard, 03:41:01.380 --> 03:41:08.040 some of these individuals have been here for generations. And when you have a development 03:41:08.040 --> 03:41:13.560 of this size, I mean, I live in an area right now. I live in ropes and ranch and we have 03:41:13.560 --> 03:41:18.040 ropes and ranch and we have what North Lake is doing across the street and we now have 03:41:18.040 --> 03:41:24.960 landmarks. So I'm in it. I I'm in where you guys may be in the next five to 10 years, 03:41:24.960 --> 03:41:30.160 um, when you get to it. So, so I do have a heart for that. So I would really encourage 03:41:30.160 --> 03:41:37.440 the city staff and the developer to work together. Um, and the city council, I know city council's 03:41:37.440 --> 03:41:44.180 not here, but work with your city, um, elected officials, work with your county elected officials, 03:41:44.180 --> 03:41:50.280 work with your state elected officials, because obviously Craver ranch is not the only, this 03:41:50.280 --> 03:41:55.400 is the largest in that area, but there are other smaller developments coming. Even, you 03:41:55.400 --> 03:42:01.520 know, Ms Mia said that they've got other applicants who have been, you know, talking about developing 03:42:01.520 --> 03:42:10.080 some of the other neighboring areas on this road, figure out a way that water and road 03:42:10.080 --> 03:42:18.080 can be met. The needs can be met without it before it becomes a problem because this isn't 03:42:18.080 --> 03:42:23.840 going to be built for three years and it's not like you're going to have, you know, 9,000 03:42:23.840 --> 03:42:29.160 door fronts in five years. Like this is a, you know, from today until it's done, you're 03:42:29.160 --> 03:42:36.440 talking like a 20 year process, but be forward thinking and please find a way to get all 03:42:36.440 --> 03:42:42.360 of this done. So these people sitting in the audience, the homeowners who are watching 03:42:42.360 --> 03:42:47.520 on the internet and those who are not making it and future homeowners, because some of 03:42:47.520 --> 03:42:50.940 these people are going to sell their lands. There's, there's vacant lands. There's a vacant 03:42:50.940 --> 03:42:54.960 land across the street. That's for sale. That's going to be purchased one day and built on. 03:42:54.960 --> 03:43:01.280 So just be good, be good neighbors and figure out a way for the city to support citizens 03:43:01.280 --> 03:43:09.120 for the developer of Craver to make sure that everybody can kind of find a way so that the 03:43:09.120 --> 03:43:22.880 hardship is not so hard. Any other? Like I said, this is our opportunity to explain what 03:43:22.880 --> 03:43:41.880 we like and what we don't. Okay. Okay. With that, seeing no further discussion, I'll call 03:43:41.880 --> 03:43:56.640 for a vote on the board. That item passes four to two. We still have two other items 03:43:56.640 --> 03:44:07.960 that we need a motion for. I'll ask that we go ahead and I'll just do it. I will move 03:44:07.960 --> 03:44:21.200 that we adopt the proposed mobility plan amendment for this. While I'm not in favor of the rest 03:44:21.200 --> 03:44:32.160 of this plan, thank you. I, I see this as honestly just cleaning it up regardless of 03:44:32.160 --> 03:44:38.840 whether this, uh, this development happens or not. Uh, this, this mobility plan shouldn't 03:44:38.840 --> 03:44:46.680 have a line going through, uh, the sideways on a flood point. Uh, commissioner Macduff. 03:44:46.680 --> 03:44:54.000 Oh, yes. I will second, uh, that motion to approve the thoroughfare map of the 2022 mobility 03:44:54.000 --> 03:45:13.000 plan amendment. Any discussion? Not seeing any. I'll call for a vote on the board. That 03:45:13.000 --> 03:45:26.440 item passes a five one and we're open for, uh, more discussion or emotion for the remaining 03:45:26.440 --> 03:45:38.720 public hearing commissioner Dyer. I would like to make a motion that we move to approve 03:45:38.720 --> 03:45:43.960 this area going from rural residential to a plan development district. Commissioner 03:45:43.960 --> 03:46:02.720 catcher said, I second that any discussion, no comments. Yeah, I'll just say, um, this 03:46:02.720 --> 03:46:15.440 will be a continuation of, um, suburban growth in Northern Denton and Collin County. Uh, 03:46:15.440 --> 03:46:22.440 it will cause Denton to have to raise taxes significantly 40 or 50 years from now and 03:46:22.440 --> 03:46:32.160 our children will be paying for it. Uh, commissioner Garland. Um, I will go ahead and say that 03:46:32.160 --> 03:46:36.800 I have to be honest that I have received a lot of pressure from people outside of our 03:46:36.800 --> 03:46:43.600 community to pass this, um, which is something that immediately makes me suspicious when 03:46:43.600 --> 03:46:50.920 I feel like there are outside pressures. Um, especially when it's evident that there isn't, 03:46:50.920 --> 03:46:56.280 there doesn't seem to be a lot of community support. Um, I think that the neighbors made 03:46:56.280 --> 03:47:04.720 some extremely valid concerns tonight with regards to water and the environmental impact. 03:47:04.720 --> 03:47:11.320 Um, as it sits, I love the idea of a master plan community. Um, I thought the homes were 03:47:11.320 --> 03:47:16.680 beautiful. I thought everything looked great. Um, it looks like somewhere I would want to 03:47:16.680 --> 03:47:23.000 live, but I do think that there is quite a bit that still needs quite a few discussions 03:47:23.000 --> 03:47:33.800 that need to be have and need to be had. And, um, yeah, it's just, there's a lot I live. 03:47:33.800 --> 03:47:39.880 Um, I commute down Sherman, I turn right on the loop and in an effort to make a commute 03:47:39.880 --> 03:47:45.920 to South Dallas every single day. And so I battle that traffic as it exists now. And 03:47:45.920 --> 03:47:50.800 so I do think everybody is very valid in their concerns of what that impact of just having 03:47:50.800 --> 03:48:03.600 so many people in a space is going to look like. Um, and so, yeah, we'll see any other 03:48:03.600 --> 03:48:18.920 discussion, not seeing any, I'll call for a vote on the board. That item passes four 03:48:18.920 --> 03:48:25.880 to two. Um, I'm going to call a five minute recess just to let the commission stretch 03:48:25.880 --> 03:48:38.240 their legs and let the room empty out. We will reconvene at nine 34 PM. And with the 03:48:38.240 --> 03:48:49.160 record in present, we will reconvene after the recess, brings us to item five D, uh, 03:48:49.160 --> 03:48:53.040 MPC 25 dash one. 03:48:53.040 --> 03:48:59.520 This is a rezoning for approximately 19.6 acres from master plan community zoning district 03:48:59.520 --> 03:49:05.280 to a master plan committee with a mixed use, uh, regional based zoning district. Um, it 03:49:05.280 --> 03:49:11.160 will also amend the Hunter ranch MPC development map as well as, uh, related exhibits. Uh, 03:49:11.160 --> 03:49:16.680 the zoning is currently surrounded by that coal ranch MPC to the North and the West. 03:49:16.680 --> 03:49:23.680 And then the landmark, um, now or landmark, futurely known as Hunter ranch, uh, MPC at, 03:49:23.680 --> 03:49:30.360 to the South East and Northeast. Uh, currently the property is open pasture and it does have 03:49:30.360 --> 03:49:36.040 confirmed and potential ESAs on site. Um, the current zoning, which is that master plan 03:49:36.040 --> 03:49:40.520 community district is not enforceable by the city because it does not have a base zoning 03:49:40.520 --> 03:49:46.160 district. Um, the total acreage, uh, would be approximately within that Hunter and, uh, 03:49:46.160 --> 03:49:54.100 ranch MPC would now be, uh, approximately 3,187 acres. Uh, staff did look at the approval 03:49:54.100 --> 03:50:02.480 criteria within the Hunter ranch MPC in section 2.4.5 E. Um, one of the areas I want to focus 03:50:02.480 --> 03:50:06.920 on is that Denton 2040 plan. Um, the future land use for this area is that master plan 03:50:06.920 --> 03:50:12.680 community, uh, which does apply to large scale multi-phase developments, which is the, uh, 03:50:12.680 --> 03:50:17.000 the Hunter ranch MPC is one of those. Um, it does, as I stated, add that approximately 03:50:17.000 --> 03:50:22.160 19.6 acres to the Hunter ranch MPC development plan, but it does remain consistent with that 03:50:22.160 --> 03:50:27.760 future land use map. Um, additionally, um, it is consistent with action item two dot 03:50:27.760 --> 03:50:35.160 11 dot one, um, by allowing or providing a mix of housing types and uses. Public outreach 03:50:35.160 --> 03:50:40.320 was done, um, in the newspaper website and signs were posted on November 6th. Um, mail 03:50:40.320 --> 03:50:46.080 notices were sent to that 200 foot, um, area and that 500 foot buffer. We did not receive 03:50:46.080 --> 03:50:52.120 any responses. Staff is recommending approval of the request as it complies with that criteria 03:50:52.120 --> 03:50:57.520 section 2.4.5 E of the Hunter ranch MPC for approval of all applications. And this is 03:50:57.520 --> 03:51:02.400 scheduled to go to city council on December 16th. Um, and I do want to invite the applicant 03:51:02.400 --> 03:51:07.540 to come up to address that, uh, request of that MR based zoning that was, uh, brought 03:51:07.540 --> 03:51:12.340 up during work session. Thank you. Let me go ahead and open the public hearing at this 03:51:12.340 --> 03:51:23.840 time for MPC 25 dash one and you can come on up. Good morning commissioners. Andrew 03:51:23.840 --> 03:51:30.280 Piper with Hillwood communities, a 3000 Turtle Creek Boulevard Dallas, Texas. Um, so this 03:51:30.280 --> 03:51:37.000 is a unique opportunity for us. Uh, this tract is owned by the diocese of Dallas. Um, we 03:51:37.000 --> 03:51:41.600 have the property under contract. Uh, we hope to close, uh, hopefully with, with the zoning 03:51:41.600 --> 03:51:48.760 that's consistent with our MPC. Um, so the MR zoning, uh, is really, we feel consistent 03:51:48.760 --> 03:51:56.000 with the zoning up and down the highway, uh, and the, um, the setback from 35. Um, can 03:51:56.000 --> 03:52:08.280 I put the map back on? Yes. So you can see the dark purple is MR. Um, we do have some 03:52:08.280 --> 03:52:15.020 MN to the West, you know, whether, whether this is MR, uh, or not, we're still adjacent 03:52:15.020 --> 03:52:21.120 to MN with our current MR zoning. Um, this piece of property is unique in that it sits 03:52:21.120 --> 03:52:28.800 in the Northwest corner of future, all red, um, interchange on 35. Um, currently that's 03:52:28.800 --> 03:52:34.800 already an overpass. There's no on off ramps. Tech stats plans include a full interchange 03:52:34.800 --> 03:52:41.520 there. Um, that would, uh, once that's complete, um, those are four intersections, excuse me, 03:52:41.520 --> 03:52:48.080 four corners, uh, solely in the, um, city of Denton. This has the opportunity to really 03:52:48.080 --> 03:52:54.720 be one of the largest intersections in the city. Um, and certainly south of, of the city. 03:52:54.720 --> 03:53:01.140 Um, so this, this MR zoning we feel is consistent with not only the property around us, but 03:53:01.140 --> 03:53:06.840 also what's coming in terms of these four intersections. Um, because of this property, 03:53:06.840 --> 03:53:11.080 we can now kind of curve John Payne a little bit and make that Northwest corner a little 03:53:11.080 --> 03:53:17.920 bit larger. And so with that larger intersection, having consistent zoning in that whole Northwest 03:53:17.920 --> 03:53:23.700 quadrant, we think is, is, uh, is vital and it gives us the best flexibility to create 03:53:23.700 --> 03:53:30.300 a good commercial corridor. So, um, it is at a future phase, you know, largely will 03:53:30.300 --> 03:53:37.200 be dependent on 35 improvements being complete before we get there. Um, so more to come, 03:53:37.200 --> 03:53:41.800 but, um, the MR zoning, we think is, is the best fit. 03:53:41.800 --> 03:53:50.320 Okay. Any questions from the commission? I'll try to keep this quick. I, I'm trying to, 03:53:50.320 --> 03:53:57.240 I really don't like having to read tea leaves. You know, I'm reading tea leaves from staff 03:53:57.240 --> 03:54:05.540 on previous items. I, is it really just that the plan of this is a big shopping center 03:54:05.540 --> 03:54:13.920 and you need MR because MN has the front parking requirement that you don't have front parking? 03:54:13.920 --> 03:54:19.720 Like, like, is that it? It's just, we're, we're building like razor ranch version 17. 03:54:19.720 --> 03:54:25.400 Yeah, I would say, yeah, with the addition of this property, there could be this Northwest 03:54:25.400 --> 03:54:31.240 corner, um, you know, could be split MR and MN. And so you just have this artificial divide 03:54:31.240 --> 03:54:35.800 in the middle of the corner that would, you know, create some inconsistency with uses 03:54:35.800 --> 03:54:42.920 and prohibit some, um, you see what I'm saying? I mean, there's a line demarcation of zoning 03:54:42.920 --> 03:54:48.920 between MN and MR, uh, now in that Northwest corner, um, which is a very active corner. 03:54:48.920 --> 03:54:58.720 So do you not see? I actually, I need your help cause I don't see it. Yeah. Cause what 03:54:58.720 --> 03:55:03.580 I understand is that there's a roadway to the east of the subject parcel and there will 03:55:03.580 --> 03:55:15.640 be an extended and rerouted John Payne road to the south. Yeah. And the adjacent MR zoning 03:55:15.640 --> 03:55:23.520 is to the east across the North South road and everything else is MN around it. North 03:55:23.520 --> 03:55:29.160 Southwest. Is that correct? Sorry, I was looking at the screen while you, can you maybe just 03:55:29.160 --> 03:55:41.360 repeat your question? So, so maybe I was looking at it wrong and please educate me. Yeah. Okay. 03:55:41.360 --> 03:55:49.120 This helps, I think. So, so are we saying that the, the small property between the subject 03:55:49.120 --> 03:55:56.240 rectangle and the West and South up until you hit the dashed red and green lines is 03:55:56.240 --> 03:56:02.920 already MR? Correct. Okay. And so now with that, that answers my question. When I looked 03:56:02.920 --> 03:56:10.320 at the map, it looked like it was MN to me. So, well, there is some MN at some point to 03:56:10.320 --> 03:56:16.980 the North. Yeah. But, but between this subject property and the planned intersection location. 03:56:16.980 --> 03:56:23.560 Is that what you're referring to? Yeah. Yeah. Cause it's just, when everything's orange, 03:56:23.560 --> 03:56:30.280 it's because of the MPC coloring. The purple shades of purple is probably the best reference. 03:56:30.280 --> 03:56:38.320 Okay. So really both sides of the highway. Is this dark purple? Sorry. Well, and this, 03:56:38.320 --> 03:56:44.040 this one's kind of not very good. I, I think I understand now. So thank you. Yeah. So it's 03:56:44.040 --> 03:56:50.520 really just consistency really up and down. I mean, the sites, about around a thousand 03:56:50.520 --> 03:56:55.640 feet setback from the highway, which is that MR zoning up and down, but really both sides 03:56:55.640 --> 03:57:01.240 of the highway exceeds a thousand feet. So it's really kind of consistent with our frontage 03:57:01.240 --> 03:57:07.600 up and down. Okay. 35. Thank you. Any questions of the applicant? After I made a fool of myself 03:57:07.600 --> 03:57:13.120 not understanding the map, I guess it's a good thing I'm not in cartography commissioner 03:57:13.120 --> 03:57:19.020 Dyer and, and it says a public hearing. If anybody would like to speak, you're welcome 03:57:19.020 --> 03:57:25.680 to come down. Not seeing any motion that will close the public hearing. Thank you. Commissioner 03:57:25.680 --> 03:57:35.520 Dyer. I would like to go ahead and make a motion that we approve the rezoning of a master 03:57:35.520 --> 03:57:47.380 plan community to an mixed use MR region. Very good. Commissioner catcher said I second 03:57:47.380 --> 03:58:01.200 that motion. Okay. Any other questions? Discussion? Seeing none. I'll call for a vote on the board. 03:58:01.200 --> 03:58:17.200 That item passes six zero moves us to item five E as 25 dash 10. Good evening chair members 03:58:17.200 --> 03:58:24.120 of the commission. Ashley exit associate planner. This is S 25 10 joyful journey group home. 03:58:24.120 --> 03:58:27.920 This is a request for a specific use permit to allow a group home use on approximately 03:58:27.920 --> 03:58:33.320 0.4 acres of land located on the southwest corner of sandpiper drive and Abbott's lane. 03:58:33.320 --> 03:58:38.800 The existing zoning is our three and the future land use is low residential as discussed in 03:58:38.800 --> 03:58:42.960 the work session. There are other similar uses in this neighborhood. There are other 03:58:42.960 --> 03:58:47.760 community homes. There is one to the south of this parcel and there's also a community 03:58:47.760 --> 03:58:54.040 home on Skylark and on chapel. There are no other group homes in this neighborhood. This 03:58:54.040 --> 03:58:59.200 business will provide 24/7 care to a maximum of six residents. That care will include things 03:58:59.200 --> 03:59:03.760 like assistance with meals, medication management, and daily living activities in a home like 03:59:03.760 --> 03:59:08.400 setting. They will not be proposing any exterior alterations to the existing single family 03:59:08.400 --> 03:59:13.640 structure. These residents do not drive. So any vehicular traffic will consist of staff 03:59:13.640 --> 03:59:21.120 and visitors. It does meet the criteria for approval. It's consistent with the dead in 03:59:21.120 --> 03:59:25.620 40 comprehensive plan. It's compatible with the surrounding area. It's not expected to 03:59:25.620 --> 03:59:32.040 generate adverse fiscal impacts and utilities and infrastructure already serving the property. 03:59:32.040 --> 03:59:36.200 It does meet the low residential future land use which includes single family neighborhoods. 03:59:36.200 --> 03:59:40.840 It also complies with other goals of the plan including developing a housing stock that 03:59:40.840 --> 03:59:45.880 means the needs of all residents and encouraging the development of options for senior housing 03:59:45.880 --> 03:59:52.320 with a variety of unit types and cost choices. As we're posted in the newspaper on the website 03:59:52.320 --> 03:59:56.280 and signs were posted on the property, we mailed out notices to everyone within 500 03:59:56.280 --> 04:00:01.040 feet. We have received two responses in favor shown here on the map in blue for a total 04:00:01.040 --> 04:00:06.400 of around 11% of the land area within 200 feet and the applicant also held two neighborhood 04:00:06.400 --> 04:00:12.120 meetings. Staff does recommend approval with the conditions in your backup. The next step 04:00:12.120 --> 04:00:17.240 is this is scheduled for city council on December 16th. Happy to answer any questions and the 04:00:17.240 --> 04:00:26.680 applicant is also here for questions. Any questions for staff? No. At this time I will 04:00:26.680 --> 04:00:45.840 open the public hearing. I have one card wishing to speak for Marcel Huffman. Hi. I'm Marcel 04:00:45.840 --> 04:00:56.240 Huffman. I live at 11620 Airway Boulevard in Roanoke. This is my home. So a joyful journey 04:00:56.240 --> 04:01:02.720 is has been in operation for 14 years on the Abbott's Lane in Denton. Not a lot of people 04:01:02.720 --> 04:01:10.040 were even aware that this exists. It's a small home. We have six residents and we're looking 04:01:10.040 --> 04:01:18.360 to expand and use the home actually right next door and have an additional six residents. 04:01:18.360 --> 04:01:25.340 So I spend my days with the elderly helping them with various needs and this is a growing 04:01:25.340 --> 04:01:32.720 need in the community. I have requests all the time for people to come and take residency 04:01:32.720 --> 04:01:40.760 but unfortunately we just don't have the beds. So this is as our population you talk about 04:01:40.760 --> 04:01:50.280 growth all evening. 70% of our population is aging out and most of them do need help 04:01:50.280 --> 04:01:58.040 at some point and not all families can provide that. So that's where we step in. We provide 04:01:58.040 --> 04:02:02.640 the assistance and the care that they need in a loving home environment so that they 04:02:02.640 --> 04:02:13.940 can essentially age in place. So I'm open to questions. Any questions? Okay. Thank you. 04:02:13.940 --> 04:02:19.000 This is a public hearing. If you'd like to speak on this item you're more than willing 04:02:19.000 --> 04:02:28.720 or more than welcome. Seeing no movement I will close the public hearing. Open the floor 04:02:28.720 --> 04:02:42.160 for discussion or motion. Commissioner Garland. I would like to make a motion to approve. 04:02:42.160 --> 04:02:50.880 Commissioner McDade. I will second that motion. It's a motion to recommend approval. Anymore 04:02:50.880 --> 04:03:03.040 discussion? Seeing none I'll call for a vote on the board. That item passes 6-0. Brings 04:03:03.040 --> 04:03:20.760 us to item 5F, S25-13. Ashley Eckstad, Associate Planner. This is S25-13, Milo Installation. 04:03:20.760 --> 04:03:25.680 This is a request for a specific use permit for a medium impact manufacturing use to permit 04:03:25.680 --> 04:03:30.600 household insulation production in one suite in an existing building. This is located west 04:03:30.600 --> 04:03:36.240 of Worthington Drive and south of Shuler Street. The material used to produce this insulation 04:03:36.240 --> 04:03:41.720 is biodegradable, all natural and made from milled grain sorghum seeds. The production 04:03:41.720 --> 04:03:47.200 process is said to sound like an air compressor and smell like popcorn or baked bread. The 04:03:47.200 --> 04:03:52.200 entire production process will be done inside of the existing structure. So the noises and 04:03:52.200 --> 04:03:57.640 smells will not be heard or smelled outside of the building. It does meet the criteria 04:03:57.640 --> 04:04:02.120 for approval. It's consistent with the goals of the 2040 Comprehensive Plan, the LI Zoning 04:04:02.120 --> 04:04:07.200 District Statement. It's not expected to generate adverse impacts and utilities and infrastructure 04:04:07.200 --> 04:04:13.360 are already in place. The LI Purpose Statement provides for light manufacturing, assembling 04:04:13.360 --> 04:04:18.440 and fabrication. This is considered a medium impact manufacturing use due to the use of 04:04:18.440 --> 04:04:23.760 raw materials in the production process. It is low intensity manufacturing and in an existing 04:04:23.760 --> 04:04:29.520 industrial area. This map on the screen shows some of the surrounding uses. There's auto 04:04:29.520 --> 04:04:37.320 repair, low impact manufacturing, outdoor storage and office uses in this area. The 04:04:37.320 --> 04:04:40.880 light industrial future land use provides for light industrial and supporting commercial 04:04:40.880 --> 04:04:45.760 uses and activities. So it does conform to the phone goals and purpose. It also achieves 04:04:45.760 --> 04:04:51.880 our goals of growing compactly and improving the city's job to worker ratio. Signs were 04:04:51.880 --> 04:04:55.640 posted in the newspaper on the website and a sign was posted on the property. We mailed 04:04:55.640 --> 04:05:00.440 out notices to everyone within 500 feet. We have not received any responses in opposition 04:05:00.440 --> 04:05:05.640 or in favor. Staff does recommend approval with their conditions in your backup and this 04:05:05.640 --> 04:05:11.520 item is scheduled for City Council on December 2nd. Happy to answer any questions. 04:05:11.520 --> 04:05:19.880 Any questions? Commissioner Dyer? What's the condition that staff is recommending? 04:05:19.880 --> 04:05:25.440 So the conditions are that it's limited to the 4,500 square feet within suite 100. They 04:05:25.440 --> 04:05:29.040 can't alter the building or any areas of the building without a new SUP. 04:05:29.040 --> 04:05:42.720 Okay. Thank you. I will open the public hearing at this time. You're welcome to come down 04:05:42.720 --> 04:05:48.400 and speak if you'd like. I don't see any movement, so I will close the public hearing and open 04:05:48.400 --> 04:05:59.040 the floor for discussion or a motion or questions for staff. Commissioner Dyer? 04:05:59.040 --> 04:06:08.440 I would like to make a motion that we go ahead and approve the special use permit with the... 04:06:08.440 --> 04:06:12.360 I just lost the word. Staff recommended... 04:06:12.360 --> 04:06:19.000 The staff recommended... Conditions. Conditions was a word that my brain just went blank on. 04:06:19.000 --> 04:06:22.080 Yes. Commissioner Garland? 04:06:22.080 --> 04:06:28.040 And I will second that. Very good. Not seeing any more discussion. I'll call 04:06:28.040 --> 04:06:40.400 for a vote on the board. That item passes 6-0 and brings us to our last public hearing 04:06:40.400 --> 04:06:50.640 of the night, item 5G DCA 25-2. 04:06:50.640 --> 04:06:56.320 Good evening, Julie Wyatt, presenting DCA 25-2 legislative updates. As we discussed 04:06:56.320 --> 04:07:01.880 in the work session, the purpose of this DDC text amendment is to address conflicts in 04:07:01.880 --> 04:07:10.960 the code with new state law that was adopted with the 89th regular session of the legislature. 04:07:10.960 --> 04:07:14.680 There's three bills that really impacted the Denton Development Code. The first one is 04:07:14.680 --> 04:07:22.280 Senate Bill 1567. It applied to cities that had a population of less than 250,000, but 04:07:22.280 --> 04:07:28.400 also had a university that had an enrollment greater than 20,000. Denton falls within that. 04:07:28.400 --> 04:07:33.920 It prohibits regulating the number of occupants of a dwelling unit based upon age, familial 04:07:33.920 --> 04:07:40.480 status, occupation, relationship status, or relation, but it does allow occupancy regulations 04:07:40.480 --> 04:07:46.080 related to the square footage of a bedroom. In particular, each bedroom in a dwelling 04:07:46.080 --> 04:07:56.000 that is 70 square feet could have one person, and then an additional 120 square feet would 04:07:56.000 --> 04:08:02.280 allow for two people. That would be the basis of the occupancy. That conflicts with our 04:08:02.280 --> 04:08:08.160 current Denton Development Code, which states that a maximum of four unrelated persons may 04:08:08.160 --> 04:08:13.720 occupy a dwelling. The proposed change would strike that language, which is inconsistent 04:08:13.720 --> 04:08:20.760 with state law, and really using that state law straightforwardly as that basis for occupancy 04:08:20.760 --> 04:08:27.240 in the city of Denton. We're also proposing to change our definition of bedroom so that 04:08:27.240 --> 04:08:32.760 it gives a little more clarity as what could be considered a bedroom, using that international 04:08:32.760 --> 04:08:38.840 building code as well as the square footage, and then also changing our definition of family 04:08:38.840 --> 04:08:43.080 to remove that familial relationship, just so it's nice and consistent with all state 04:08:43.080 --> 04:08:51.520 law. The second bill is Senate Bill 2464. This is related to home-based businesses, 04:08:51.520 --> 04:08:57.440 and it establishes a no-impact home-based business, and it says cities may not prohibit 04:08:57.440 --> 04:09:03.560 the operation of those no-impact home businesses. Those are things that would not generate any 04:09:03.560 --> 04:09:12.640 on-street traffic, would not create any negative impacts, or even be visible from the street. 04:09:12.640 --> 04:09:20.760 For all other home-based businesses, it wouldn't fall within that no-impact home-based business. 04:09:20.760 --> 04:09:27.400 Cities can prohibit specific uses, but we cannot require the rezoning or installation 04:09:27.400 --> 04:09:34.840 of fire sprinklers in a single family or duplex. We can also regulate fire and building code, 04:09:34.840 --> 04:09:39.520 health and sanitation, transportation or traffic control, waste, pollution, and noise. Use 04:09:39.520 --> 04:09:45.200 is incompatible with residential neighborhoods scale, that is, the home-based business needs 04:09:45.200 --> 04:09:50.400 to be secondary to the dwelling unit, and limitation on prohibition for alcohol sales, 04:09:50.400 --> 04:09:57.280 so we're living and sexually-oriented businesses. The proposed changes would update our table 04:09:57.280 --> 04:10:04.800 of allowed uses to allow home-based businesses across our zoning districts, and then also 04:10:04.800 --> 04:10:10.240 provide additional standards and our use-specific standards to update them so that they're consistent 04:10:10.240 --> 04:10:15.840 with that state law. Providing for those things that the city can regulate, and also for that 04:10:15.840 --> 04:10:24.080 no-impact home-based business. Also providing the definition of no-impact home-based business 04:10:24.080 --> 04:10:31.320 based upon the state law definition. Then finally, House Bill 24. This is related 04:10:31.320 --> 04:10:38.200 to notification and protest requirements. This is probably the one you're going to see 04:10:38.200 --> 04:10:45.460 the most here. It establishes some different levels of notification. First, we have a comprehensive 04:10:45.460 --> 04:10:52.340 zoning change that is defined as a city-initiated zoning change that would allow more housing 04:10:52.340 --> 04:10:57.640 and applies to one or more zoning districts, would be an adoption of a new zoning code 04:10:57.640 --> 04:11:03.380 or map that implies to the entire city, or adoption of a zoning overlay that allows more 04:11:03.380 --> 04:11:10.400 housing and is along a major roadway, highway, or transit corridor. Comprehensive zoning 04:11:10.400 --> 04:11:17.700 changes only would require the newspaper and website notice, then they would be exempt 04:11:17.700 --> 04:11:24.640 from any protest. That would be that 20% of property owners within 200 feet of the subject 04:11:24.640 --> 04:11:30.720 property. Other zoning changes, which allow additional housing or meet specific standards 04:11:30.720 --> 04:11:37.360 for mixed-use development, would follow the previous practice for notice, but would require 04:11:37.360 --> 04:11:49.400 written notice of at least 60% of property within 200 feet of the subject site. If it 04:11:49.400 --> 04:11:54.960 reaches that threshold, a majority of city council members, for example, four out of 04:11:54.960 --> 04:12:01.400 seven members or four out of five members who are present at a meeting, would be required 04:12:01.400 --> 04:12:09.000 to approve that. All other zoning changes, so if it was from HI to LI, would remain the 04:12:09.000 --> 04:12:17.160 same process. Our DDC updates are really just updating our defined protest procedures so 04:12:17.160 --> 04:12:25.480 that they are, and notification procedures so that they are consistent with this requirement. 04:12:25.480 --> 04:12:29.760 The proposal meets the criteria for approval. It's consistent with the comprehensive plan. 04:12:29.760 --> 04:12:34.960 It doesn't conflict with other provisions, and they are needed to ensure consistency 04:12:34.960 --> 04:12:42.080 with state law. Public outreach was sent out, and staff recommends approval as it is consistent 04:12:42.080 --> 04:12:47.280 with state law and the criteria for approval. It is tentatively scheduled for December 16th 04:12:47.280 --> 04:12:53.440 if it moves forward tonight, and I'll be happy to answer any questions. 04:12:53.440 --> 04:13:01.520 Questions for staff? I will open the public hearing. If anyone would like to speak on 04:13:01.520 --> 04:13:09.440 this item, you're welcome to. I see no motion, but I see laughs, so I will close the public 04:13:09.440 --> 04:13:22.120 hearing. Yeah. Commissioner Ketcham said. A motion approval for the proposals to the 04:13:22.120 --> 04:13:31.280 DDC. And Commissioner Garland? And I second that motion. 04:13:31.280 --> 04:13:44.720 I have a question/comment, Julie. For the first item, 1567 for occupancy, can you help 04:13:44.720 --> 04:13:54.480 me understand why we didn't just do a simple red line like that doesn't exist anymore and 04:13:54.480 --> 04:14:02.960 why we - it seems like every opportunity we have to simplify our code, we add more stuff. 04:14:02.960 --> 04:14:13.120 And I look at the additional specificity of a bedroom, and it's not this and this and 04:14:13.120 --> 04:14:18.360 this, and it is this, and you have to have so many square feet per person for occupancy, 04:14:18.360 --> 04:14:28.360 and I don't think that's ever going to be enforceable, right? Like, it's a home. 04:14:28.360 --> 04:14:36.600 Well, we did meet with our building safety group to discuss just that, especially the 04:14:36.600 --> 04:14:43.000 enforceability. And that's really why we came up with the revision to the bedroom definition, 04:14:43.000 --> 04:14:51.160 to be more consistent with the International Residential Code, so that all of these items 04:14:51.160 --> 04:14:56.720 marry. They have minimum requirements for a bedroom to be considered a bedroom. It has 04:14:56.720 --> 04:15:01.880 to have egress, and it has to have a minimum 70 square feet. So it really did align quite 04:15:01.880 --> 04:15:10.160 nicely. We also added a provision that the bedrooms need to be labeled on the building 04:15:10.160 --> 04:15:17.400 plans so that we as a city can understand what rooms in a home would be considered a 04:15:17.400 --> 04:15:25.600 bedroom. As far as applicability, yeah, we don't issue certificates of occupancy for 04:15:25.600 --> 04:15:31.480 residential dwellings, but there could be situations where maybe our code of ordinances 04:15:31.480 --> 04:15:35.640 talks about overcrowding, where there could be a health and safety issue that the city 04:15:35.640 --> 04:15:42.600 would need to address. And in that case, having some parameters in which we can look at to 04:15:42.600 --> 04:15:48.800 see if we're following our policies and regulations and to make sure that we can apply them fairly 04:15:48.800 --> 04:15:56.040 is with the intent of having this. Thank you for that. I appreciate that honest 04:15:56.040 --> 04:16:06.920 explanation. I wish that... I'll just say two years ago the DCRC said we don't like 04:16:06.920 --> 04:16:14.160 these silly occupancy limits that have roots in classist and racist histories, and we didn't 04:16:14.160 --> 04:16:20.400 do anything until state law changed, and now all of a sudden we do something. It's not 04:16:20.400 --> 04:16:27.360 a big deal. It's just I don't understand why we can't move faster than that. So any other 04:16:27.360 --> 04:16:31.480 comments or questions from the commission? Chair, I would just add you'd be surprised 04:16:31.480 --> 04:16:36.800 how many conversations we've already had to have, and you rely on the standard for various 04:16:36.800 --> 04:16:41.400 things that people have attempted to do, knowing that this law has been passed. So the numeric 04:16:41.400 --> 04:16:46.120 standards are helpful, and we are finding them to help with enforcement issues for concerns 04:16:46.120 --> 04:16:53.080 that have been raised already. Please come to me and surprise me instead 04:16:53.080 --> 04:17:01.960 of me flailing and trying to guess why we are supporting things. Any other questions? 04:17:01.960 --> 04:17:10.120 Yes, Commissioner McDade. With the changes to the wording to the code, 04:17:10.120 --> 04:17:16.200 the living room could be a sleeping area. People can sleep in the living room, right? 04:17:16.200 --> 04:17:25.840 Well, hold on. Let me check my definition. Make sure I don't misquote it. All right. 04:17:25.840 --> 04:17:32.840 So it's really kind of two parts to that. So a bedroom can mean any room used predominantly 04:17:32.840 --> 04:17:38.600 as a sleeping room other than a living room, family room, dining room, kitchen, bathroom, 04:17:38.600 --> 04:17:44.080 closets or utility room. And the reason for that is how we define a dwelling is you have 04:17:44.080 --> 04:17:48.840 to have sleeping area, you have to have sanitation, you have to have a place to cook, and you 04:17:48.840 --> 04:17:53.680 have to have a place to live. So those parts of the house that are really needed to be 04:17:53.680 --> 04:18:02.720 considered a dwelling are ones that are exempted from that. But things like dens or studies, 04:18:02.720 --> 04:18:08.900 bathroom room like that, media room, those could be changed to a bedroom provided that 04:18:08.900 --> 04:18:20.560 they have the proper egress and then the square footage. 04:18:20.560 --> 04:18:37.040 Any other questions? Okay. Seeing none, I'll call for a vote on the board. That item passes 04:18:37.040 --> 04:18:44.040 6-0. Brings us to our Planning and Zoning Commission matrix. 04:18:44.040 --> 04:18:51.920 Yes, I don't believe we had any changes to the matrix this time. A few council updates 04:18:51.920 --> 04:18:56.600 just last night. We had three cases that you all have recently seen that were approved. 04:18:56.600 --> 04:19:00.280 The zoning change on McKinney Street that came to you all as MN but you recommended 04:19:00.280 --> 04:19:07.840 R7 was approved as R7. And then the plan development at the corner of Brush Creek and 377 was approved 04:19:07.840 --> 04:19:14.320 as well as the plan development amendment for that charter school on Vintage near I-35W. 04:19:14.320 --> 04:19:19.600 And one other thing I did want to note since our last meeting in October, Erin Stanley 04:19:19.600 --> 04:19:24.000 has left the city of Denton to go work for the much larger and more exciting city of 04:19:24.000 --> 04:19:28.640 Boston. So we're very sad to see her go but happy for that opportunity for her to go be 04:19:28.640 --> 04:19:32.980 a planner in the city of Boston. So just wanted to let you all know why you were seeing various 04:19:32.980 --> 04:19:37.880 other staff in place of Erin on the agenda tonight. 04:19:37.880 --> 04:19:43.080 Any additions to the matrix? Yes, Commissioner McDonough. 04:19:43.080 --> 04:19:50.000 Yes, I did have something else to say. Obviously, I still need to discuss the best practices 04:19:50.000 --> 04:19:56.360 for responding to developer and city inquiries. So I'm just wondering if I'm not saying let's 04:19:56.360 --> 04:20:04.480 do it next week at our next meeting. But anyway, I'd like to move that. 04:20:04.480 --> 04:20:10.880 Yes, I do believe we have that as well as the notification item coming next month. 04:20:10.880 --> 04:20:22.880 Great. Thank you for taking note of that. Any other matrix items? Not seeing any. Brings 04:20:22.880 --> 04:20:31.800 us to item 7, concluding items. Anyone have any concluding items? Ah, Commissioner Dreier. 04:20:31.800 --> 04:20:39.120 I hope everyone has a great Thanksgiving. Yes, very good. With no objection, I will 04:20:39.120 --> 04:20:41.520 We'll adjourn our meeting at 10, 12 p.m.