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 Good afternoon, at 5.33 p.m. on Wednesday, January 14th, with the quorum present, we'll

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 call this work session of the City of Denton Planning and Zoning Commission to order.

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 Our first item is any in-person comments on the Consent Agenda, are there any?

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 Not seeing any.

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 We will go to the clarification of the items in the agenda, so any questions on the Consent

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 Agenda?

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 No?

8
00:00:47,360 --> 00:00:51,360
 Okay.

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 Items for individual consideration, there was one that got emailed out to us, but yeah,

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 so for A, Mia.

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 Good afternoon, Chair, any presentation on this?

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 The Item 4A, the individual consideration, FP25-28.

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 Mia Hines, Senior Planner, filling in for Angie, to present this plat, this is the reserves

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 at Brush Creek, a final plat that is for about 15.5 acres for a property located on the north

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 side of Brush Creek Road, approximately 392 feet east of US 377.

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 At this time, the plat is not meeting all of our criteria for approval, so we will be

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 recommending denial, however, we have no objection to the requested extension to February 11th,

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 2026.

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 I haven't answered any questions on this one.

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 Any questions?

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 Is this our third extension?

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 I believe it is the fifth.

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 How many are they allowed?

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 They are allowed as many as they would like.

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 Okay.

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 They are allowed to request as many as they would like?

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 Does the reasoning matter, there are certain things they have to get ready?

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 With this particular one, the reserves at Brush Creek have been working through some

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 agreements regarding the funding of the Brush Creek improvements that will be coming through

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 with that CIP, and that's just been taking a little bit of time to get together.

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 Our approvals of the civil engineering plans are contingent upon that finalized agreement,

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 and the approval of the final plat is contingent upon those civil engineering plans.

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 At this time, that's the only item to be worked out, but our recommendation will remain the

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 same until such time it is.

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 Okay.

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 I'm just curious.

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 Okay.

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 Anything else?

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 No?

40
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 Okay, thank you, Mia.

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 Next item, I think, is also Mia's, FP25-38.

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 Yes.

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 This is a final plat for the Hickory Grove multifamily addition.

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 This is just over a 40-acre property located on the north side of West University Drive,

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 approximately 200, 2,800 feet west of Goldenhofe Drive.

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 Similarly, they are not meeting all of our criteria for approval at this time, but we

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 have no objection to the request extension to a date certain of February 11th, 2026,

48
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 and this is their first extension request for this item.

49
00:04:07,400 --> 00:04:08,400
 Okay.

50
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 Any questions?

51
00:04:09,880 --> 00:04:10,880
 No.

52
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 Thank you.

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00:04:13,540 --> 00:04:19,080
 Next up is PP25-5.

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 This item is a...

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 Mia Hines, senior planner, filling in for Sean.

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 This item is a preliminary plat for Roselon Meadows.

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 This just about six-and-a-half-point-acre site is located on the north side of Roselon

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 Drive east of the existing South Bonneberry Street.

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 Similarly, they are not meeting all of our criteria for approval at this time.

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 This was the extension request that came in later in the day, so they have submitted that

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 extension request and staff has no objection to that, which could be granted to February

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 11th, 2026.

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 Sorry.

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 That will be fixed for the regular session, the date there.

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 Okay.

66
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 Third.

67
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 Third extension on this item.

68
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 Yes.

69
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 I did read that up there.

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 I don't know if I missed it on the other one I asked about.

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 It wasn't on that one.

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 Okay.

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 Yeah.

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 Okay.

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 Any questions?

76
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 I don't see any.

77
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 Thank you.

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 Brings us to our public hearings.

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 The first item is Z25-18.

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 Good evening, Chair, members of the commission, Bryce VanArsdale, assistant planner.

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 This is Z25-0018.

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 This is a request to rezone approximately 0.74 acres from residential three to residential

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 seven.

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 This property is located at the northeast corner of the intersection of Bolivar Street

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 and Taliaferro Street.

86
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 Generally, this request is consistent with the low residential future land use map designation

87
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 as well as the comprehensive plan and development code, the development code.

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 Staff is recommending approval.

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 One thing to note with this request is that while this request does provide for greater

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 density than we typically expect within a low residential future land use map designated

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 area, it is consistent with the development pattern of the area over time, which has several

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 different uses in the area, such as single-family, duplexes, quadplexes, multi-family, and some

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 supporting commercial uses as well.

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 I have a longer presentation that I'll present at the public hearing, but I'm happy to stand

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 for any questions.

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 I don't see any.

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 Thank you, Joyce.

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 Our second public hearing will be 5B CA25-5.

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 Chair, there is a joint presentation for this item and the next item if you want to call

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 those.

101
00:07:03,880 --> 00:07:04,880
 Sure.

102
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 Item 5B, the comprehensive plan amendment is to change the comprehensive plan and future

103
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 land use designation from agricultural flume and low residential flume to regional mixed

104
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 use for a property located just north of West University Drive, south of that Legends Ranch,

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 Hickory Grove mud area in the city's ECJ.

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 This if you kind of recall some of the other items that we've heard, comprehensive plan

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 items that we've heard is just to the west of that item or those properties.

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 The property itself is just under 25 acres and then the second request for this is a

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 rezoning from RR and R2 to that is incorrect that actually should be suburban corridor.

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 Let's use this slide.

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 Sorry about that.

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 So the first request is a comprehensive plan amendment from the agriculture and low residential

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 future land use designation to the regional mixed use future land use designation and

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 then the zoning request is a request to change from zoning of R2 to the suburban corridor

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 district.

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 The purpose of these requests is to entitle the property for anticipated commercial development

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 given the Hickory Grove also known as the Legends Ranch municipal utility district to

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 the north within the city's ETJ.

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 I won't go over the history too much in detail as we've kind of been discussing this item

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 over the past couple of meetings but just to give you a brief reminder that municipal

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 utility district to the north of this property is a special purpose district created to provide

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 essential services such as water, waste water and drainage to areas outside the city limits.

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 This property or the subject property for this item was identified within that mud development

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 agreement for future commercial and so at this time the applicant is just following

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 suit with the proper entitlements for that to occur for them to develop the property

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 with commercial land use.

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 I do have a more in depth presentation in the normal or in the regular session but I'm

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 happy to answer any questions that you all have at this time.

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 Anybody?

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 Half of a question Commissioner Dyer?

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 This is the one at our last meeting in December where we were talking with people from the

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 roads department and they were talking about text out and all the turns and we voted on

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 all that stuff.

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 This is just another extension of that?

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 This is that same area.

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 Okay.

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 Awesome.

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 This is that property right here.

139
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 Okay.

140
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 Thank you.

141
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 Anything else?

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 That's our last public hearing and we do not have any work session reports.

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 Sorry.

144
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 No, we don't.

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 This week.

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 At 543 p.m. we will recess and reconvene at 630 in council chambers for the regular session.

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 Thank you.

148
00:10:46,280 --> 00:10:47,280
 Good evening.

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 It's 630 p.m. on this Wednesday, January 14th.

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 With the quorum present I will call our regular meeting to order.

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 Our first order of business is to stand and say the Pledge Allegiance to the U.S. and

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 Texas Flag.

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 I pledge allegiance to the flag of the United States of America and to the republic for

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 which it stands, one nation under God, indivisible with liberty and justice for all.

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 Under the Texas flag I pledge allegiance to the Texas one state under God, one indivisible.

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 Brings us to our first action item 2A, PZ 26-252.

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 Consider approval of the December 17th planning and zoning meeting minutes.

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 Open the floor for a motion or discussion.

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 Commissioner Riggs?

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 I'll make a motion to approve.

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 Commissioner Garland?

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 I will second that.

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 Motion to approve by Commissioner Riggs, seconded by Garland, I'll call for a vote on the board.

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 That item passes 6-0.

165
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 Brings us to our consent agenda.

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 Open the floor for a motion.

167
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 Commissioner Garland?

168
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 Motion to approve the consent agenda.

169
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 And Commissioner Dyer?

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 I second that motion.

171
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 It's a motion and a second.

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 Not seeing any discussion, I'll call for a vote on the board.

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 That item passes 6-0.

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 Brings us to our first item for individual consideration for a FP 25-28 for final plat

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 at the reserve at Brush Creek.

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 Chair, members of the commission, Mia Hines, senior planner.

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 This item is a final plat for the reserves at Brush Creek.

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 The property is approximately 15.437 acres, located just on the north side of Brush Creek

179
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 Road, approximately 392 feet east of US 377.

180
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 At this time, the plat is not meeting all of our criteria for approval, so we are recommending

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 denial.

182
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 However, staff has no objection to the requested extension, which could be granted to a date

183
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 certain of February 11, 2026.

184
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 This would be the fifth extension for this plat.

185
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 At this time, I'll happily answer any questions we have.

186
00:13:40,280 --> 00:13:42,480
 Any questions?

187
00:13:42,480 --> 00:13:43,480
 Not seeing any.

188
00:13:43,480 --> 00:13:45,160
 Commissioner Dyer?

189
00:13:45,160 --> 00:13:50,240
 I will make a motion that we approve the request for an extension to February 11th.

190
00:13:50,240 --> 00:13:51,240
 Commissioner Garland?

191
00:13:51,240 --> 00:13:53,240
 I will second that motion.

192
00:13:53,240 --> 00:13:54,920
 Motion and a second.

193
00:13:54,920 --> 00:14:02,600
 Seeing no discussion, I'll call for a vote on the board.

194
00:14:02,600 --> 00:14:04,960
 That item passes 6-0.

195
00:14:04,960 --> 00:14:13,200
 4B, FP 25-38 is the final plat for Hickory Grove.

196
00:14:13,200 --> 00:14:16,560
 Evening again, Mia Hines, senior planner.

197
00:14:16,560 --> 00:14:20,160
 This item is a final plat for the Hickory Grove multi-family addition.

198
00:14:20,160 --> 00:14:27,000
 The property is 41.39 acres, located just north of West University Drive, US 380, and

199
00:14:27,000 --> 00:14:30,520
 approximately 2,800 feet west of Golden Hoof Drive.

200
00:14:30,520 --> 00:14:34,000
 At this time, the plat is not meeting all of our criteria for approval, so we are recommending

201
00:14:34,000 --> 00:14:35,000
 denial.

202
00:14:35,000 --> 00:14:39,120
 However, we have no objections to the requested extension, which could be granted to a date

203
00:14:39,120 --> 00:14:43,720
 certain of February 11th, 2026, and this would be their first extension for this property.

204
00:14:43,720 --> 00:14:47,760
 Happy to answer any questions.

205
00:14:47,760 --> 00:14:49,640
 Any questions or a motion?

206
00:14:49,640 --> 00:14:50,640
 Commissioner Garland?

207
00:14:50,640 --> 00:14:56,600
 Motion to approve denial and grant the extension based on staff recommendations.

208
00:14:56,600 --> 00:14:57,600
 Sorry.

209
00:14:57,600 --> 00:14:58,600
 Oh, sorry.

210
00:14:58,600 --> 00:15:01,160
 For the extension or to deny it?

211
00:15:01,160 --> 00:15:02,880
 Yes, for the extension.

212
00:15:02,880 --> 00:15:03,880
 Okay.

213
00:15:03,880 --> 00:15:09,280
 Motion to continue to February 11th, and Commissioner Ketcham said?

214
00:15:09,280 --> 00:15:10,280
 I second that.

215
00:15:10,280 --> 00:15:11,280
 Okay.

216
00:15:11,280 --> 00:15:13,400
 We have a motion and a second.

217
00:15:13,400 --> 00:15:19,720
 Call for a vote on the board.

218
00:15:19,720 --> 00:15:22,840
 That item passes 6-0.

219
00:15:22,840 --> 00:15:30,360
 Brings us to 4C, PP25-5B, preliminary plat for Roselon Meadows.

220
00:15:30,360 --> 00:15:34,360
 Good evening again, Mia Hines, Senior Planner.

221
00:15:34,360 --> 00:15:39,200
 This is a preliminary plat for the Roselon Meadows subdivision.

222
00:15:39,200 --> 00:15:45,160
 The property is approximately 6.494 acres, generally located just north of Roselon Drive

223
00:15:45,160 --> 00:15:53,720
 and east of South Bonneberry Street and west of the future Bonneberry Street.

224
00:15:53,720 --> 00:15:57,160
 At this time, the preliminary plat does not meet all of our criteria for approval, so

225
00:15:57,160 --> 00:15:59,160
 staff is recommending denial.

226
00:15:59,160 --> 00:16:03,480
 The applicants did get an extension request in later this afternoon, which was forwarded

227
00:16:03,480 --> 00:16:05,080
 to this body.

228
00:16:05,080 --> 00:16:09,240
 So staff has no objection to that requested extension, which could be granted to a date

229
00:16:09,240 --> 00:16:14,020
 certain of February 11th, 2026, and this would be their third extension for this property.

230
00:16:14,020 --> 00:16:18,240
 I'm happy to answer any questions that you have at this time.

231
00:16:18,240 --> 00:16:19,240
 Not seeing any.

232
00:16:19,240 --> 00:16:20,240
 Commissioner Riggs?

233
00:16:20,240 --> 00:16:26,280
 I'll make a motion to approve the extension to date certain February 11th, 2026.

234
00:16:26,280 --> 00:16:27,280
 Commissioner Garland?

235
00:16:27,280 --> 00:16:30,200
 And I will second that motion.

236
00:16:30,200 --> 00:16:31,200
 Okay.

237
00:16:31,200 --> 00:16:39,640
 Seeing a motion and a second, I'll call for a vote on the board.

238
00:16:39,640 --> 00:16:41,840
 That item passes 6-0.

239
00:16:41,840 --> 00:16:45,600
 Brings us to our first public hearing, Z25-18.

240
00:16:45,600 --> 00:16:53,520
 Good evening, Chair, members of the commission, Bryce VanArsdale, Assistant Planner.

241
00:16:53,520 --> 00:16:57,240
 This is Z25-18, Denton Duplexes.

242
00:16:57,240 --> 00:17:02,600
 This is a request to rezone approximately 0.74 acres from residential 3 to residential

243
00:17:02,600 --> 00:17:03,600
 7.

244
00:17:03,600 --> 00:17:08,240
 This site is located on the northeast corner of the intersection of Bolivar and Taliaferro

245
00:17:08,240 --> 00:17:12,320
 streets, and this purpose is to allow for the development of duplexes.

246
00:17:12,320 --> 00:17:16,360
 The surrounding area is comprised of a variety of housing types, such as duplexes, single

247
00:17:16,360 --> 00:17:23,180
 family, quadplexes, multifamilies, all some supporting uses, supporting commercial uses.

248
00:17:23,180 --> 00:17:27,040
 The current zoning is residential 3, which comes with a minimum lot size of 10,000 square

249
00:17:27,040 --> 00:17:31,980
 feet and some associated setbacks with a 40-foot maximum building height.

250
00:17:31,980 --> 00:17:37,440
 The requested zoning district of residential 7 has a minimum lot size of 4,000 square feet,

251
00:17:37,440 --> 00:17:41,160
 some similar setbacks, as well as a 40-foot maximum building height.

252
00:17:41,160 --> 00:17:47,320
 In regard to the Denton 2040 comprehensive plan and the future land use map, this area

253
00:17:47,320 --> 00:17:49,080
 is designated as low residential.

254
00:17:49,080 --> 00:17:54,040
 Typically, this would be predominantly single family areas with appropriately scaled commercial

255
00:17:54,040 --> 00:17:55,520
 uses.

256
00:17:55,520 --> 00:18:00,440
 This designation does come with a maximum density of five dwelling units per acre.

257
00:18:00,440 --> 00:18:04,600
 This request does provide for a little bit more than that, but it is consistent with

258
00:18:04,600 --> 00:18:08,040
 the development patterns of the neighborhood around it.

259
00:18:08,040 --> 00:18:12,720
 A few goals that this accomplishes that are in the comprehensive plan are land use goal

260
00:18:12,720 --> 00:18:18,360
 one, which is to grow compactly, land use goal three, to grow our assets, which is strengthening

261
00:18:18,360 --> 00:18:22,240
 and maintaining our current neighborhoods, as well as housing in neighborhoods goal one,

262
00:18:22,240 --> 00:18:27,160
 which is to develop and maintain a diverse housing stock, both in choices, costs, as

263
00:18:27,160 --> 00:18:30,240
 well as location.

264
00:18:30,240 --> 00:18:36,920
 With regard to the Denton development code, this request is in consistency with the R7

265
00:18:36,920 --> 00:18:37,920
 district purpose statement.

266
00:18:37,920 --> 00:18:42,040
 It maintains the existing character of the neighborhood, it addresses the need for missing

267
00:18:42,040 --> 00:18:47,880
 middle housing, and it is compatible with the surrounding area.

268
00:18:47,880 --> 00:18:52,960
 The criteria for approval is that this request is consistent with the R7 purpose statement.

269
00:18:52,960 --> 00:18:58,400
 It is generally consistent with the comprehensive plan and the future land use map goals and

270
00:18:58,400 --> 00:19:01,480
 the objectives set forth in those plans.

271
00:19:01,480 --> 00:19:06,280
 This proposed zoning and development would be compatible with the area surrounding the

272
00:19:06,280 --> 00:19:07,520
 city.

273
00:19:07,520 --> 00:19:10,080
 This project was notified in accordance to state statute.

274
00:19:10,080 --> 00:19:15,880
 We received four letters in opposition, which totaled 11.8%.

275
00:19:15,880 --> 00:19:19,600
 District does recommend approval of this, as it does meet the criteria set forth in

276
00:19:19,600 --> 00:19:22,120
 the Denton development code.

277
00:19:22,120 --> 00:19:23,200
 I'm happy to stand for any questions.

278
00:19:23,200 --> 00:19:28,200
 I do note the applicant is also here and has a presentation as well.

279
00:19:28,200 --> 00:19:30,200
 Any questions for staff at this time?

280
00:19:30,200 --> 00:19:31,200
 Yeah.

281
00:19:31,200 --> 00:19:32,200
 Commissioner Riggs.

282
00:19:32,200 --> 00:19:37,800
 I know you received four letters in opposition, but that was actually two people?

283
00:19:37,800 --> 00:19:38,800
 That is correct.

284
00:19:38,800 --> 00:19:39,800
 Okay.

285
00:19:39,800 --> 00:19:43,440
 So three of those letters are from a property owner who owns three properties within the

286
00:19:43,440 --> 00:19:48,160
 200 foot buffer area, and then there's a second property owner.

287
00:19:48,160 --> 00:19:49,160
 Okay.

288
00:19:49,160 --> 00:19:50,160
 All right.

289
00:19:50,160 --> 00:19:54,920
 And then how many duplexes could be put on this property?

290
00:19:54,920 --> 00:19:59,840
 So the concept plan, which is not at all set in stone, shows four duplex lots.

291
00:19:59,840 --> 00:20:02,720
 Whenever they get to that point, they will be reviewed to Denton development code standards,

292
00:20:02,720 --> 00:20:06,720
 which have their own landscaping, buffering, parking, all that sort of stuff will need

293
00:20:06,720 --> 00:20:13,720
 to be met by each individual lot on its own.

294
00:20:13,720 --> 00:20:14,720
 Okay.

295
00:20:14,720 --> 00:20:16,160
 I will open the public hearing at this time.

296
00:20:16,160 --> 00:20:25,920
 I don't see any more questions, Bryce, and I'll call up the applicant, Ms. Amy Bissett.

297
00:20:25,920 --> 00:20:29,920
 Good evening, Chair Pruitt, commissioners.

298
00:20:29,920 --> 00:20:30,920
 Happy New Year.

299
00:20:30,920 --> 00:20:36,920
 Give me just one moment to pull up a brief presentation, and we'll get started.

300
00:20:36,920 --> 00:20:46,440
 My name is Amy Bissett, 109 North Elm, Denton 76201.

301
00:20:46,440 --> 00:20:52,160
 As Bryce shared with you, we are proposing a duplex development on the corner of Bolivar

302
00:20:52,160 --> 00:20:53,400
 and Talia Farrow.

303
00:20:53,400 --> 00:20:56,200
 It's roughly three quarters of an acre.

304
00:20:56,200 --> 00:21:02,280
 Bryce is predominantly a single-family neighborhood, although there is a mix of duplexes and some

305
00:21:02,280 --> 00:21:09,340
 multifamily housing integrated in the surrounding area as well.

306
00:21:09,340 --> 00:21:13,760
 As Bryce also covered, I want to zoom out a little bit so you can see the development

307
00:21:13,760 --> 00:21:16,320
 pattern and zoning.

308
00:21:16,320 --> 00:21:21,800
 In this area, it's generally north of Sherman Drive along Elm and Locust, and there's a

309
00:21:21,800 --> 00:21:27,240
 mix of R3 zoning, R7 zoning, which is the pattern in the brown, and a little bit of

310
00:21:27,240 --> 00:21:31,480
 R4 zoning mixed in there as well.

311
00:21:31,480 --> 00:21:36,600
 An aerial overview of how the surrounding area is developed, you'll see our site outlined

312
00:21:36,600 --> 00:21:44,280
 in yellow, and then all of the areas outlined in red are duplex or multifamily-type developments,

313
00:21:44,280 --> 00:21:48,200
 and those outlined in blue are commercial developments.

314
00:21:48,200 --> 00:21:55,640
 While this is a single-family neighborhood in terms of the future land use plan, there

315
00:21:55,640 --> 00:22:03,000
 is an existing context here that this development would be considered consistent in terms of

316
00:22:03,000 --> 00:22:07,200
 scale and compatibility with the surrounding land uses.

317
00:22:07,200 --> 00:22:12,400
 I do also want to share a sentiment from the property owner, who is our client.

318
00:22:12,400 --> 00:22:13,560
 They're not a developer.

319
00:22:13,560 --> 00:22:18,760
 They're a family who has decided to make their first real estate investment here in the Denton

320
00:22:18,760 --> 00:22:20,120
 community.

321
00:22:20,120 --> 00:22:28,040
 They wish to develop a project that is compatible, that is nice in appearance and attractive

322
00:22:28,040 --> 00:22:35,960
 to neighbors, with patios and yards, and is scaled appropriately with the surrounding

323
00:22:35,960 --> 00:22:37,760
 context.

324
00:22:37,760 --> 00:22:42,200
 The concept plan, Commissioner Riggs, your question about how many duplexes can go on

325
00:22:42,200 --> 00:22:50,100
 this site, we did a concept planning exercise, and based on just the dimensional standards

326
00:22:50,100 --> 00:22:56,920
 associated with the R7 zoning district, there is no way to get more than four duplex buildings

327
00:22:56,920 --> 00:22:59,800
 on this site, which would be a total of eight units here.

328
00:22:59,800 --> 00:23:07,000
 You can see the way that we have it oriented in order to meet DDC requirements, those buildings

329
00:23:07,000 --> 00:23:13,580
 would face Taliaferro Street, and then we would provide access off of Bolivar to a shared

330
00:23:13,580 --> 00:23:19,120
 access easement across the four lots, and each lot would have four off-street parking spaces,

331
00:23:19,120 --> 00:23:24,580
 which does meet the DDC parking requirements as well.

332
00:23:24,580 --> 00:23:29,120
 We did hold two neighborhood meetings virtually in December.

333
00:23:29,120 --> 00:23:31,920
 Approximately 250 invitations were mailed.

334
00:23:31,920 --> 00:23:37,320
 We had a couple of attendees, one at each meeting, and then a couple of others who expressed

335
00:23:37,320 --> 00:23:40,340
 some interest that we followed up with.

336
00:23:40,340 --> 00:23:43,960
 We did hear a few concerns that I'm happy to share with you.

337
00:23:43,960 --> 00:23:50,440
 The first was increased traffic on these neighborhood streets, so I've provided the trip generation

338
00:23:50,440 --> 00:23:53,440
 tables on the next page for you to see.

339
00:23:53,440 --> 00:23:58,920
 The second concern is an increase in on-street parking and the current right-of-way width

340
00:23:58,920 --> 00:24:02,800
 to allow for room for on-street parking.

341
00:24:02,800 --> 00:24:08,080
 We do know that the developer, the property owner, will be required to dedicate right-of-way

342
00:24:08,080 --> 00:24:15,240
 along Taliaferro to widen that street, and early meetings with the city have indicated

343
00:24:15,240 --> 00:24:22,080
 that some improvements associated with Taliaferro may be required as well.

344
00:24:22,080 --> 00:24:27,880
 We have parked each lot with four off-street parking spaces as well.

345
00:24:27,880 --> 00:24:32,720
 We also heard some concerns about the removal of trees, and we did a preliminary tree preservation

346
00:24:32,720 --> 00:24:40,860
 plan and are currently showing preserving 14 of the 21 trees on-site.

347
00:24:40,860 --> 00:24:45,600
 Here are the trip generation tables that come directly from the Institute of Transportation

348
00:24:45,600 --> 00:24:47,600
 Engineers manual.

349
00:24:47,600 --> 00:24:54,280
 We anticipate a total of 58 trips per day that is entering and exiting the development

350
00:24:54,280 --> 00:25:00,560
 with a peak hour number of four in the morning within one hour and five in the evening within

351
00:25:00,560 --> 00:25:03,560
 one hour.

352
00:25:03,560 --> 00:25:04,560
 And that is all I have.

353
00:25:04,560 --> 00:25:10,200
 I'm happy to answer any questions, and thank you for your time.

354
00:25:10,200 --> 00:25:17,880
 Questions for the speaker at this time?

355
00:25:17,880 --> 00:25:18,880
 I've got one.

356
00:25:18,880 --> 00:25:24,200
 I think there's...is there a bus route that goes by here on Elm Street, is that right?

357
00:25:24,200 --> 00:25:27,520
 I believe there is, but I'd have to look it up just to be sure exactly where that stop

358
00:25:27,520 --> 00:25:28,520
 is.

359
00:25:28,520 --> 00:25:29,520
 That's fine.

360
00:25:29,520 --> 00:25:30,520
 Thank you.

361
00:25:30,520 --> 00:25:31,520
 Thank you.

362
00:25:31,520 --> 00:25:45,140
 Next up, we have Denise Galeta, if you come up and state your name and address, you'll

363
00:25:45,140 --> 00:25:46,140
 have four minutes.

364
00:25:46,140 --> 00:25:51,280
 My name is Denise Galeta, and I appreciate the opportunity to speak here tonight.

365
00:25:51,280 --> 00:25:56,000
 And I'm talking about Talia Farrow and Bolivar Streets.

366
00:25:56,000 --> 00:26:00,200
 I respectfully oppose the rezoning request.

367
00:26:00,200 --> 00:26:04,320
 The property is located within an established residential neighborhood that has long been

368
00:26:04,320 --> 00:26:09,920
 characterized by low density development consistent with R3 zoning.

369
00:26:09,920 --> 00:26:14,600
 The existing zoning reflects the scale, rhythm, and expectations of the surrounding homes,

370
00:26:14,600 --> 00:26:20,080
 many of which were built with the understanding that nearby parcels would remain compatible

371
00:26:20,080 --> 00:26:22,760
 in density and intensity.

372
00:26:22,760 --> 00:26:28,680
 Rezoning this site to R7 represents a significant increase in density that is out of character

373
00:26:28,680 --> 00:26:31,360
 with this immediate area.

374
00:26:31,360 --> 00:26:36,040
 While growth and housing diversity are important goals in Denton, they must be balanced with

375
00:26:36,040 --> 00:26:42,520
 neighborhood compatibility, infrastructure capacity, and long-term planning consistency.

376
00:26:42,520 --> 00:26:47,860
 So this rezoning would introduce a density jump that surrounding streets were not designated

377
00:26:47,860 --> 00:26:48,860
 to support.

378
00:26:48,860 --> 00:26:53,840
 Bolivar and Talia Farrow are narrow streets, and I know they mentioned they would widen

379
00:26:53,840 --> 00:26:56,200
 Talia Farrow.

380
00:26:56,200 --> 00:27:01,040
 And they already experience congestion from on-street parking, service vehicles, and daily

381
00:27:01,040 --> 00:27:02,840
 neighborhood traffic.

382
00:27:02,840 --> 00:27:08,920
 And increased density will inevitably bring more cars, more parking demand, and more traffic

383
00:27:08,920 --> 00:27:09,920
 conflicts.

384
00:27:09,920 --> 00:27:16,720
 Particularly like North Elm Street, which is so heavily driven there, I'm scared to

385
00:27:16,720 --> 00:27:17,720
 walk on the street.

386
00:27:17,720 --> 00:27:19,240
 They drive so fast down there.

387
00:27:19,240 --> 00:27:23,520
 But second, the proposed rezoning was setting the precedent.

388
00:27:23,520 --> 00:27:28,960
 Approving R7 zoning on a small infill parcel surrounded by R3 zoning opens the door for

389
00:27:28,960 --> 00:27:32,200
 similar requests elsewhere in the neighborhood.

390
00:27:32,200 --> 00:27:37,040
 Over time, this can lead to piecemeal erosion of the established zoning patterns, undermining

391
00:27:37,040 --> 00:27:40,920
 the purpose of Denton's zoning framework and comprehensive plan.

392
00:27:40,920 --> 00:27:45,280
 And third, the compatibility is not just about building height or setbacks.

393
00:27:45,280 --> 00:27:48,680
 It's about scale, livability, and quality of life.

394
00:27:48,680 --> 00:27:54,580
 Higher density development on this site could affect privacy, noise levels, stormwater runoff,

395
00:27:54,580 --> 00:27:59,200
 and tree canopy, all of which are important to the character and environmental health

396
00:27:59,200 --> 00:28:01,560
 of the neighborhood.

397
00:28:01,560 --> 00:28:07,000
 And then also note that Denton has other areas, particularly along major corridors, and already

398
00:28:07,000 --> 00:28:12,120
 high density zones, where R7 development is more appropriate and better supported by the

399
00:28:12,120 --> 00:28:17,120
 infrastructure, transit access, and existing land use patterns.

400
00:28:17,120 --> 00:28:23,040
 This site, however, sits within a transitional residential block, and it's not highly density

401
00:28:23,040 --> 00:28:24,880
 area.

402
00:28:24,880 --> 00:28:27,080
 And I'm not opposed to rezoning.

403
00:28:27,080 --> 00:28:29,160
 It's not against housing.

404
00:28:29,160 --> 00:28:34,120
 It's just a request that it should be thoughtful, contextual, and consistent with adopted plans

405
00:28:34,120 --> 00:28:36,640
 and existing neighborhoods.

406
00:28:36,640 --> 00:28:41,920
 And the current R3 zoning already allows for residential development that respects the

407
00:28:41,920 --> 00:28:47,520
 surrounding homes while still providing flexibility for thoughtful in-built.

408
00:28:47,520 --> 00:28:50,760
 There are duplexes along Bolivar.

409
00:28:50,760 --> 00:28:55,160
 There has been no compelling justification presented that demonstrates why the existing

410
00:28:55,160 --> 00:29:01,200
 zoning is inadequate or why this level of density is necessary at this specific location.

411
00:29:01,200 --> 00:29:09,280
 I mean, when I think of eight units and 16 parking spots, and people parking on the street,

412
00:29:09,280 --> 00:29:12,600
 it's just a lot of traffic.

413
00:29:12,600 --> 00:29:17,720
 So for these reasons, neighborhood compatibility, infrastructure concerns, precedence, and planning

414
00:29:17,720 --> 00:29:22,840
 consistency, I respectfully ask the Planning and Zoning Commission to recommend denial

415
00:29:22,840 --> 00:29:26,240
 of this rezoning request from three to seven.

416
00:29:26,240 --> 00:29:31,640
 And I thank you for your time, and appreciate you listening to me.

417
00:29:31,640 --> 00:29:35,040
 Thank you.

418
00:29:35,040 --> 00:29:40,040
 Next up, I have Joe Langham.

419
00:29:40,040 --> 00:29:44,200
 I knew you wouldn't get my name right.

420
00:29:44,200 --> 00:29:45,200
 I'm Joe Langham.

421
00:29:45,200 --> 00:29:47,320
 I'm the guy that sent in three.

422
00:29:47,320 --> 00:29:50,400
 I have the maps gone.

423
00:29:50,400 --> 00:29:54,320
 I'm right there on the front line, so I've got the house right across the street on the

424
00:29:54,320 --> 00:29:56,760
 corner of Bolivar and Fane.

425
00:29:56,760 --> 00:30:01,600
 I've got the lot next door to that, so I'm right there where that's all going to come

426
00:30:01,600 --> 00:30:02,600
 out.

427
00:30:02,600 --> 00:30:07,640
 And then I own the house on Fane, the only one that has an address on Fane.

428
00:30:07,640 --> 00:30:11,560
 I already have too much traffic.

429
00:30:11,560 --> 00:30:13,480
 There's no place for anybody to go there.

430
00:30:13,480 --> 00:30:17,560
 You have the residents, but where are all the visitors and all the friends going to

431
00:30:17,560 --> 00:30:18,560
 go?

432
00:30:18,560 --> 00:30:23,280
 They're going to come right out there on Bolivar that's already been skinned down because they're

433
00:30:23,280 --> 00:30:24,280
 trying to control the speed.

434
00:30:24,280 --> 00:30:32,440
 Well, now you're going to put in this many more, and it's just too much for the neighborhood.

435
00:30:32,440 --> 00:30:33,440
 Basically single-family.

436
00:30:33,440 --> 00:30:36,400
 They speak of commercial, which is over on Elm.

437
00:30:36,400 --> 00:30:44,280
 They speak of other duplexes that were built by Russell Trapp 30, 40 years ago, where they

438
00:30:44,280 --> 00:30:51,680
 had two houses, two lots, so they put in the duplex with shared walls, so it's much more

439
00:30:51,680 --> 00:30:55,800
 of an impact than it's being presented to you.

440
00:30:55,800 --> 00:31:05,680
 I just don't ... I'd say a duplex going there, but to put four duplexes on it, I find it

441
00:31:05,680 --> 00:31:09,480
 disappointing that we're even up here suggesting this.

442
00:31:09,480 --> 00:31:14,880
 It's just way too much for the neighborhood, way too much for me.

443
00:31:14,880 --> 00:31:22,440
 I see what happens in the street on Bolivar now, and to add, to put more on it, I just,

444
00:31:22,440 --> 00:31:26,040
 I can't see it happening.

445
00:31:26,040 --> 00:31:27,040
 Just too many.

446
00:31:27,040 --> 00:31:34,240
 That's all I've got to say, no need to keep repeating too many, so I appreciate you.

447
00:31:34,240 --> 00:31:39,160
 Thank you.

448
00:31:39,160 --> 00:31:43,600
 This is a public hearing, if anybody else would like to speak, you're more than welcome

449
00:31:43,600 --> 00:31:44,600
 to.

450
00:31:44,600 --> 00:31:47,600
 Come on down.

451
00:31:47,600 --> 00:31:54,120
 State your name and address, and you'll have four minutes.

452
00:31:54,120 --> 00:31:55,120
 Okay.

453
00:31:55,120 --> 00:31:56,120
 My name's Sam Bunn.

454
00:31:56,120 --> 00:32:00,280
 I'm at 2312 Bolivar, literally right next door to this lot.

455
00:32:00,280 --> 00:32:03,960
 This is my first time seeing any of the plans.

456
00:32:03,960 --> 00:32:06,000
 We've actually talked with the developer before.

457
00:32:06,000 --> 00:32:09,360
 He seems like a nice enough guy.

458
00:32:09,360 --> 00:32:15,140
 When we spoke to him, we'd said that we had three basic requests.

459
00:32:15,140 --> 00:32:23,080
 We moved in with a single story home next to us, so we asked him if he could plan to

460
00:32:23,080 --> 00:32:28,120
 keep it single story, which looks like he has, which is great.

461
00:32:28,120 --> 00:32:30,280
 All we want to do is preserve our privacy.

462
00:32:30,280 --> 00:32:32,920
 We have an active garden in our backyard.

463
00:32:32,920 --> 00:32:36,180
 We're out there nonstop.

464
00:32:36,180 --> 00:32:38,480
 We also asked him to preserve his made trees.

465
00:32:38,480 --> 00:32:41,920
 This looked like he's made an effort for that.

466
00:32:41,920 --> 00:32:49,480
 He says 14 out of 21, so are these four inch trees, or are they the 80-year-old oaks that

467
00:32:49,480 --> 00:32:51,640
 make our neighborhood special?

468
00:32:51,640 --> 00:32:57,280
 You can't ... 80-year-old oaks.

469
00:32:57,280 --> 00:33:02,360
 It's terrible because just up the street at the Evers farmstead, they just ripped out

470
00:33:02,360 --> 00:33:04,400
 all of those oak trees.

471
00:33:04,400 --> 00:33:07,680
 This is dentin, y'all.

472
00:33:07,680 --> 00:33:16,320
 So the third thing for us was just if they did build tall, to not put any windows on

473
00:33:16,320 --> 00:33:18,360
 our sides.

474
00:33:18,360 --> 00:33:26,360
 We've discussed about having a privacy fence too, but just seeing the plans, I got 16 cars

475
00:33:26,360 --> 00:33:29,840
 pointed at my house now.

476
00:33:29,840 --> 00:33:39,280
 And that is ... I moved into next to a single family home, not four duplexes with 16 cars

477
00:33:39,280 --> 00:33:41,160
 pointed at my house.

478
00:33:41,160 --> 00:33:43,560
 This is insane.

479
00:33:43,560 --> 00:33:44,560
 I'm a new homeowner.

480
00:33:44,560 --> 00:33:49,880
 I bought this home three years ago, and it's a true starter home for us.

481
00:33:49,880 --> 00:33:56,040
 It was $250,000, and we made that on $20 an hour.

482
00:33:56,040 --> 00:33:57,380
 We scrimped and saved for 10 years.

483
00:33:57,380 --> 00:34:02,220
 I moved here from California 10 years ago to buy a home.

484
00:34:02,220 --> 00:34:04,080
 My wife also.

485
00:34:04,080 --> 00:34:17,440
 We decided this was our dream, and so I don't have a problem with developers making money.

486
00:34:17,440 --> 00:34:22,840
 He needs to recoup his investment, and I understand that, but I don't want 16 cars pointed at

487
00:34:22,840 --> 00:34:24,880
 my house.

488
00:34:24,880 --> 00:34:30,000
 The neighborhood, the streets are so congested the way it is, they have to pass single file.

489
00:34:30,000 --> 00:34:34,120
 We have to wait for other cars to get out of the way so you can move through.

490
00:34:34,120 --> 00:34:37,560
 And my house, it's all right in front of my house.

491
00:34:37,560 --> 00:34:40,080
 We don't have sidewalks.

492
00:34:40,080 --> 00:34:41,360
 There's kids all over the neighborhoods.

493
00:34:41,360 --> 00:34:44,960
 We have kids who are running through our neighborhoods, through our yards.

494
00:34:44,960 --> 00:34:51,680
 We know these kids, and where are they supposed to go?

495
00:34:51,680 --> 00:35:02,080
 And I guess I'm a little disappointed seeing the plan, but yeah, I think I've made my voice

496
00:35:02,080 --> 00:35:03,080
 heard.

497
00:35:03,080 --> 00:35:08,080
 Thank you for your time.

498
00:35:08,080 --> 00:35:09,080
 Thank you.

499
00:35:09,080 --> 00:35:13,440
 Anyone else before I close the public hearing?

500
00:35:13,440 --> 00:35:14,440
 Not seeing anybody.

501
00:35:14,440 --> 00:35:20,960
 I'll close the public hearing, open the floor for any questions of staff or discussion.

502
00:35:20,960 --> 00:35:26,800
 Or a motion.

503
00:35:26,800 --> 00:35:27,800
 Commissioner Riggs?

504
00:35:27,800 --> 00:35:28,800
 Yeah.

505
00:35:28,800 --> 00:35:29,800
 I have a question for staff.

506
00:35:29,800 --> 00:35:38,920
 I'm looking, sorry, I'm looking at the duplexes on Elm and the parking lot basically behind

507
00:35:38,920 --> 00:35:39,920
 it.

508
00:35:39,920 --> 00:35:46,080
 And it looks like for those four duplexes, they have, I don't know, like over 25 spots.

509
00:35:46,080 --> 00:35:51,120
 Is there, I guess this is just the bare minimum for the zoning, according to that plan?

510
00:35:51,120 --> 00:35:56,320
 I believe those were developed in 2017, prior to the 2019 development code update.

511
00:35:56,320 --> 00:36:01,120
 I couldn't tell you the duplex parking off the top of my head, but the 16 is what would

512
00:36:01,120 --> 00:36:06,160
 be required with our current zoning code, and with that, they would be allowed, if needed,

513
00:36:06,160 --> 00:36:09,360
 to go up to 125% of that, but those have additional standards.

514
00:36:09,360 --> 00:36:16,040
 So that 16 is what they are proposing.

515
00:36:16,040 --> 00:36:17,040
 Commissioner Dyer?

516
00:36:17,040 --> 00:36:23,200
 To kind of piggyback on that, I know we're not approving a plat, but are there going to

517
00:36:23,200 --> 00:36:28,080
 be like garages attached to these duplexes, or is it just the parking lot behind them?

518
00:36:28,080 --> 00:36:30,800
 I think I would leave that up to the applicant.

519
00:36:30,800 --> 00:36:37,440
 As far as I'm aware, it would just be the parking, is that correct?

520
00:36:37,440 --> 00:36:42,240
 Our client has not done architectural design yet, because we're only at zoning.

521
00:36:42,240 --> 00:36:47,920
 I believe that they are hoping to get at least a one-car garage back there, but also have

522
00:36:47,920 --> 00:36:55,160
 space for a backyard that correlates with each unit, but I've not seen architectural

523
00:36:55,160 --> 00:36:57,080
 plans.

524
00:36:57,080 --> 00:37:01,360
 Speaking of which, this is a non-binding concept plan as well.

525
00:37:01,360 --> 00:37:09,240
 We did a couple of layouts to show potentially how the site could function, but the layout

526
00:37:09,240 --> 00:37:14,320
 is not locked in by the zoning change.

527
00:37:14,320 --> 00:37:15,320
 Okay.

528
00:37:15,320 --> 00:37:19,420
 I'm just kind of curious, maybe this is more for staff.

529
00:37:19,420 --> 00:37:23,520
 If residents have a concern about the amount of parking, and we've already got the four

530
00:37:23,520 --> 00:37:32,040
 duplexes here to the east of this area, and they have way more parking, what is it in

531
00:37:32,040 --> 00:37:39,280
 the development code for developers that if you go to this designation, the zoning designation,

532
00:37:39,280 --> 00:37:44,520
 that it will not impact the street traffic as much?

533
00:37:44,520 --> 00:37:48,920
 What would the developer be beholden to?

534
00:37:48,920 --> 00:37:53,200
 Just to understand your question correctly, the zoning designation does not change the

535
00:37:53,200 --> 00:37:54,560
 parking requirement.

536
00:37:54,560 --> 00:37:59,680
 There will be, with the ZCP, the Zoning Compliance Plan, as well as civil engineering plans,

537
00:37:59,680 --> 00:38:03,640
 there's a TIA, as well as a trip gen analysis, which we'll go hand in hand with those, and

538
00:38:03,640 --> 00:38:07,080
 those will relate to any of the right of way stuff that needs to be done.

539
00:38:07,080 --> 00:38:13,560
 Even if they were put back into three single family lots, they would still have the same

540
00:38:13,560 --> 00:38:16,480
 parking requirements as four duplexes?

541
00:38:16,480 --> 00:38:18,440
 The parking is dictated by the use.

542
00:38:18,440 --> 00:38:23,040
 The duplex comes with it where there's four spots assigned to that, and with the single

543
00:38:23,040 --> 00:38:25,920
 family that will change based on the use of the parking requirement.

544
00:38:25,920 --> 00:38:30,600
 And I guess maybe that's kind of what I'm asking in a roundabout way, is with this designation,

545
00:38:30,600 --> 00:38:37,720
 especially we know there are going to be duplexes, what kind of parking, does it change the parking

546
00:38:37,720 --> 00:38:42,600
 restriction that they will have to abide by?

547
00:38:42,600 --> 00:38:45,240
 The zoning designation will not change that.

548
00:38:45,240 --> 00:38:49,800
 The use that they decide to go with the developer, that will dictate what their parking requirement

549
00:38:49,800 --> 00:38:50,800
 is.

550
00:38:50,800 --> 00:38:51,800
 Okay.

551
00:38:51,800 --> 00:38:56,200
 Commissioner Garland.

552
00:38:56,200 --> 00:39:01,760
 I was wondering if you could speak to, or the applicant could speak to, I know you said

553
00:39:01,760 --> 00:39:08,520
 that the design kind of wasn't set, but there's four duplexes, that's eight units.

554
00:39:08,520 --> 00:39:14,280
 Can you speak to how many bedrooms are going to be in each unit, or kind of what the thinking

555
00:39:14,280 --> 00:39:15,280
 is on that?

556
00:39:15,280 --> 00:39:24,880
 So when we prepared our concept plan, our client gave us a few templates to work with

557
00:39:24,880 --> 00:39:31,200
 in terms of duplex layouts and bedrooms.

558
00:39:31,200 --> 00:39:37,920
 And based on our current plan, those are very narrow duplexes, so you're looking at a maximum

559
00:39:37,920 --> 00:39:45,600
 of two bedrooms within that, just because the width of each frontage is too narrow to

560
00:39:45,600 --> 00:39:48,680
 support more than that.

561
00:39:48,680 --> 00:39:53,600
 If the zoning is approved, they might decide to go with a wider plan, but that would be

562
00:39:53,600 --> 00:39:55,940
 fewer lots and fewer units.

563
00:39:55,940 --> 00:40:02,680
 This is just, the concept planning was an exercise to determine for their understanding

564
00:40:02,680 --> 00:40:04,440
 what could go here.

565
00:40:04,440 --> 00:40:05,440
 Okay.

566
00:40:05,440 --> 00:40:13,040
 So eight units and then two bedrooms, probably max per unit, is what we would be looking

567
00:40:13,040 --> 00:40:14,040
 at.

568
00:40:14,040 --> 00:40:18,280
 I think always kind of the concern is, Denton, is this is a college town, and we always think

569
00:40:18,280 --> 00:40:24,480
 that students, that's four bedroom house, that's four students, four cars to each house.

570
00:40:24,480 --> 00:40:33,000
 And so is there a way that you could kind of cap each unit and say each unit is a two-car

571
00:40:33,000 --> 00:40:37,640
 maximum, or have you kind of gotten that far ahead in sort of the planning?

572
00:40:37,640 --> 00:40:40,320
 We have not gotten that far ahead.

573
00:40:40,320 --> 00:40:46,040
 So what we're operating under is the Denton Development Code parking requirements, which

574
00:40:46,040 --> 00:40:48,920
 gives us essentially a minimum and a maximum.

575
00:40:48,920 --> 00:40:54,200
 And like Bryce said, we could go up to 125% of that maximum, so we might be able to get

576
00:40:54,200 --> 00:40:56,080
 a couple more spaces in there.

577
00:40:56,080 --> 00:41:00,740
 If you look at the site, that is the number of spaces that will fit.

578
00:41:00,740 --> 00:41:06,160
 The way that we laid it out, we pushed the duplexes to Tally of Pharaohs so that there

579
00:41:06,160 --> 00:41:11,520
 was a room for a backyard and for a garage, a single car garage to accompany each one

580
00:41:11,520 --> 00:41:16,080
 of those, because that was the desire of our client.

581
00:41:16,080 --> 00:41:21,920
 But in terms of restricting the number of cars or the number of parking, I don't know

582
00:41:21,920 --> 00:41:27,000
 that there's a way to do that, except maybe in a lease agreement, so you're allocated

583
00:41:27,000 --> 00:41:32,800
 these two parking spaces, and that's it.

584
00:41:32,800 --> 00:41:36,840
 But if it was a single-family home and they had guests, they would park on the street

585
00:41:36,840 --> 00:41:37,840
 as well.

586
00:41:37,840 --> 00:41:44,000
 So being able to regulate that really comes down to regulating the city regulating on-street

587
00:41:44,000 --> 00:41:46,080
 parking in this neighborhood.

588
00:41:46,080 --> 00:41:47,080
 Okay.

589
00:41:47,080 --> 00:41:50,640
 Thank you.

590
00:41:50,640 --> 00:41:53,640
 Any other questions?

591
00:41:53,640 --> 00:42:00,640
 I guess I have one, Bryce.

592
00:42:00,640 --> 00:42:08,040
 I saw the history as far as when it had transitioned to under the '69 code.

593
00:42:08,040 --> 00:42:15,640
 There was talk about existing homes being built in this area, having some understanding

594
00:42:15,640 --> 00:42:18,520
 of the expectation of the neighborhood.

595
00:42:18,520 --> 00:42:24,200
 Has there been recent development here, or was it all prior to 1980 kind of timeframe?

596
00:42:24,200 --> 00:42:25,200
 Sure.

597
00:42:25,200 --> 00:42:31,680
 So since 1980, I believe it was 1995, we saw some quadplexes go in, and I don't have my

598
00:42:31,680 --> 00:42:32,680
 backup in front of me.

599
00:42:32,680 --> 00:42:38,000
 I believe it was 2017, the duplexes directly behind the lot went in, and the development

600
00:42:38,000 --> 00:42:40,440
 has kind of come in more or less waves over the years.

601
00:42:40,440 --> 00:42:41,440
 Okay.

602
00:42:41,440 --> 00:42:44,760
 But the single-family homes within this neighborhood were prior to that.

603
00:42:44,760 --> 00:42:52,960
 Those were first, and the more intense uses came afterwards, yes, sir.

604
00:42:52,960 --> 00:42:53,960
 Okay.

605
00:42:53,960 --> 00:42:54,960
 Okay.

606
00:42:54,960 --> 00:42:55,960
 Anything else?

607
00:42:55,960 --> 00:42:56,960
 Okay.

608
00:42:56,960 --> 00:43:00,840
 Thank you.

609
00:43:00,840 --> 00:43:03,840
 Discussion or emotion?

610
00:43:03,840 --> 00:43:06,880
 Okay.

611
00:43:06,880 --> 00:43:09,880
 I will move approval on this, and I'll just say a couple things.

612
00:43:09,880 --> 00:43:24,900
 I think when we see these type of lots within a neighborhood, change is nervous.

613
00:43:24,900 --> 00:43:27,040
 I get that.

614
00:43:27,040 --> 00:43:30,800
 At the same time, we're talking about less than an acre.

615
00:43:30,800 --> 00:43:35,840
 We're not talking about a 10-acre subdivision or more, right?

616
00:43:35,840 --> 00:43:44,280
 So I guess I just feel like the amount of change here would be consistent with the previous

617
00:43:44,280 --> 00:43:49,320
 pattern of incrementally providing these additional housing types.

618
00:43:49,320 --> 00:43:58,360
 I don't think there's a mandate or a desire to restrict the number of homes here.

619
00:43:58,360 --> 00:44:03,680
 It's right on a bus corridor between Discovery Park and downtown.

620
00:44:03,680 --> 00:44:09,640
 It seems like it ticks all the boxes as far as allowing more people to live closer to

621
00:44:09,640 --> 00:44:14,120
 schools, to retail options, etc.

622
00:44:14,120 --> 00:44:20,160
 So with that, I'll move approval as staffed presented.

623
00:44:20,160 --> 00:44:26,800
 Oh, sorry, Commissioner Riggs?

624
00:44:26,800 --> 00:44:36,640
 I have to say, I'm torn on this one because I know we do have a desire and our future

625
00:44:36,640 --> 00:44:42,920
 plans are to basically do these type of infill lots and try to get some affordable housing

626
00:44:42,920 --> 00:44:47,240
 and those types of things, but also hearing from the residents, particularly the ones

627
00:44:47,240 --> 00:44:53,880
 right next door, you do have an expectation when you buy into a subdivision that the use

628
00:44:53,880 --> 00:45:10,400
 right next door, she's not just going to change overnight, so I'm undecided on this.

629
00:45:10,400 --> 00:45:11,960
 I would agree with Commissioner Riggs.

630
00:45:11,960 --> 00:45:19,680
 I know we talk a lot about the amount of infill lots within the city that still need to be

631
00:45:19,680 --> 00:45:21,040
 developed.

632
00:45:21,040 --> 00:45:28,280
 We talk a lot about finding ways for affordable housing, but I understand the concerns about

633
00:45:28,280 --> 00:45:34,280
 the amount of parking that this could put in this community on smaller streets.

634
00:45:34,280 --> 00:45:42,080
 We heard this several months ago on another, right around the corner from this, in another

635
00:45:42,080 --> 00:45:48,960
 area, and so I'm torn.

636
00:45:48,960 --> 00:45:55,400
 I guess I have another question for staff, Bryce.

637
00:45:55,400 --> 00:46:00,440
 I know the city is currently doing a citywide parking study.

638
00:46:00,440 --> 00:46:09,000
 Are we looking at tools and policies which could address existing on-street parking issues

639
00:46:09,000 --> 00:46:10,640
 within that?

640
00:46:10,640 --> 00:46:16,360
 I think I'll have to defer to Angie on that one.

641
00:46:16,360 --> 00:46:19,340
 And Charlie's even more in the know than I am, and he's coming down.

642
00:46:19,340 --> 00:46:24,960
 I know the citywide parking study is evaluating several different facets of parking, but I'll

643
00:46:24,960 --> 00:46:26,960
 defer to Mr. Riggs.

644
00:46:26,960 --> 00:46:27,960
 Hi.

645
00:46:27,960 --> 00:46:28,960
 Good evening, Commission.

646
00:46:28,960 --> 00:46:31,280
 Charlie Rizonol, Interim Director of Development Services.

647
00:46:31,280 --> 00:46:35,720
 As it relates to neighborhood parking, a lot of the recommendations around the citywide

648
00:46:35,720 --> 00:46:43,360
 parking study are related to residential permits, and those are targeted in areas near the universities

649
00:46:43,360 --> 00:46:44,360
 primarily.

650
00:46:44,360 --> 00:46:52,240
 In addition to that, that would be an intermediate phase of the study, so that wouldn't be an

651
00:46:52,240 --> 00:46:55,800
 immediate action item out of that study.

652
00:46:55,800 --> 00:46:56,800
 Okay.

653
00:46:56,800 --> 00:47:01,720
 But we are going to learn about some of those tools as a result of that.

654
00:47:01,720 --> 00:47:02,720
 Is that correct?

655
00:47:02,720 --> 00:47:03,720
 Yeah.

656
00:47:03,720 --> 00:47:04,720
 Yeah.

657
00:47:04,720 --> 00:47:08,920
 Residential parking permits was an action item out of that.

658
00:47:08,920 --> 00:47:15,000
 And do those types of tools regulate only new development, or do they regulate the street

659
00:47:15,000 --> 00:47:19,160
 parking for surrounding the existing developed lots?

660
00:47:19,160 --> 00:47:27,240
 I guess my question is when you regulate parking on new development, that doesn't have the

661
00:47:27,240 --> 00:47:34,600
 potential to change existing residences that may be using the on-street parking, but some

662
00:47:34,600 --> 00:47:38,320
 of these tools may have the potential to improve that.

663
00:47:38,320 --> 00:47:40,200
 Is that a valid statement?

664
00:47:40,200 --> 00:47:41,200
 Yeah.

665
00:47:41,200 --> 00:47:48,560
 I would think that's accurate, but like I said, the study found that primarily the on-street

666
00:47:48,560 --> 00:47:54,780
 parking issues were targeted more around the universities, but a residential parking permit

667
00:47:54,780 --> 00:48:00,600
 is an action item out of there, which would require on-street parking to have some type

668
00:48:00,600 --> 00:48:02,680
 of residential permit associated with it.

669
00:48:02,680 --> 00:48:03,680
 Okay.

670
00:48:03,680 --> 00:48:04,680
 Thank you.

671
00:48:04,680 --> 00:48:05,680
 Did you have something else?

672
00:48:05,680 --> 00:48:06,680
 Okay.

673
00:48:06,680 --> 00:48:11,720
 Yeah, Commissioner Dyer.

674
00:48:11,720 --> 00:48:17,680
 So if this doesn't pass, what options does the owner have?

675
00:48:17,680 --> 00:48:24,560
 So any of the uses developed by the ESCP process within the R3 zoning district, which typically

676
00:48:24,560 --> 00:48:29,800
 be limited to single-family housing as well as some supporting commercial uses such as

677
00:48:29,800 --> 00:48:34,260
 lower impact general retail or things of that nature.

678
00:48:34,260 --> 00:48:39,760
 So instead of duplexes, the owner could put a retail space in there is what you're saying?

679
00:48:39,760 --> 00:48:41,320
 I think I misspoke on that.

680
00:48:41,320 --> 00:48:42,320
 I don't believe it's retail.

681
00:48:42,320 --> 00:48:43,320
 Okay.

682
00:48:43,320 --> 00:48:46,640
 But there are supporting uses that can go within that zoning district that are not residential

683
00:48:46,640 --> 00:48:49,640
 as well.

684
00:48:49,640 --> 00:48:50,640
 Can you give us some examples?

685
00:48:50,640 --> 00:48:53,480
 I'm going to have to defer to Andy on that one.

686
00:48:53,480 --> 00:48:54,480
 Sure.

687
00:48:54,480 --> 00:48:58,920
 So just to clarify, there's not commercial, like a typical commercial use in the R3 zoning

688
00:48:58,920 --> 00:49:01,120
 district that you could expect by right.

689
00:49:01,120 --> 00:49:08,960
 Some things allowed in R3 are single-family homes, community homes, daycare, a community

690
00:49:08,960 --> 00:49:17,520
 service facility, some agricultural uses in private schools, typically lower intensity

691
00:49:17,520 --> 00:49:19,560
 or residential.

692
00:49:19,560 --> 00:49:22,680
 So if this weren't to pass and they didn't pursue a different rezoning, those would be

693
00:49:22,680 --> 00:49:24,160
 what they were limited to.

694
00:49:24,160 --> 00:49:27,840
 Of course, the applicant could also still decide to move this application forward to

695
00:49:27,840 --> 00:49:34,840
 counsel who would have the ultimate vote.

696
00:49:34,840 --> 00:49:42,040
 I guess, Bryce, just so that everybody can do the mental geometry, I'm thinking it looked

697
00:49:42,040 --> 00:49:50,520
 like this parcel is a little bit more than 200 feet wide, and with R3 with a 10,000 square

698
00:49:50,520 --> 00:49:54,600
 foot minimum lot size, you're probably looking at no more than three lots.

699
00:49:54,600 --> 00:49:55,600
 Correct.

700
00:49:55,600 --> 00:49:58,840
 So there's 32,000 square feet, which allow three lots.

701
00:49:58,840 --> 00:49:59,840
 Okay.

702
00:49:59,840 --> 00:50:00,840
 Thank you.

703
00:50:00,840 --> 00:50:01,840
 Yeah.

704
00:50:01,840 --> 00:50:02,840
 Commissioner Ketchers said?

705
00:50:02,840 --> 00:50:03,840
 So I heard you right.

706
00:50:03,840 --> 00:50:12,840
 You said three lots, but we're saying four.

707
00:50:12,840 --> 00:50:13,840
 Sorry.

708
00:50:13,840 --> 00:50:21,360
 As usual, I'm confusing people, and I apologize.

709
00:50:21,360 --> 00:50:27,000
 What I was attempting to do was explain that if the zoning change were not approved and

710
00:50:27,000 --> 00:50:34,040
 the applicant still wanted to redevelop the property by right, what they could build,

711
00:50:34,040 --> 00:50:38,840
 I believe, would be approximately three single family homes.

712
00:50:38,840 --> 00:50:44,000
 Amy, do you want to address that so I don't put words in your mouth?

713
00:50:44,000 --> 00:50:45,000
 And I have one more quick one.

714
00:50:45,000 --> 00:50:49,200
 They could also get an SUP, correct, to build duplexes?

715
00:50:49,200 --> 00:50:50,200
 Not in R3.

716
00:50:50,200 --> 00:50:51,840
 That's not allowed.

717
00:50:51,840 --> 00:50:58,040
 So we actually had all of these conversations with our client before we chose the path forward

718
00:50:58,040 --> 00:51:00,480
 that we chose.

719
00:51:00,480 --> 00:51:08,120
 I believe we could get two lots in, one that fronts Bolliver and one that fronts Taliaferro.

720
00:51:08,120 --> 00:51:16,640
 I would like to point out that those two lots could each have a main house and an ADU, accessory

721
00:51:16,640 --> 00:51:17,640
 dwelling unit.

722
00:51:17,640 --> 00:51:23,080
 So you're getting a similar density in that regard.

723
00:51:23,080 --> 00:51:28,680
 We also discussed going with an R4 zoning with a specific use permit.

724
00:51:28,680 --> 00:51:33,680
 What we have found, we've looked at several of these lots over the last six months with

725
00:51:33,680 --> 00:51:34,680
 property owners.

726
00:51:34,680 --> 00:51:41,680
 What we have found is that an R4 with an SUP to get a couple of duplexes in is financially

727
00:51:41,680 --> 00:51:47,800
 infeasible because the SUP process alone is about $75,000.

728
00:51:47,800 --> 00:51:48,800
 And it's all at risk.

729
00:51:48,800 --> 00:51:52,920
 You've got to do full engineering plans, landscape plans, tree preservation plans.

730
00:51:52,920 --> 00:51:56,360
 And so that was just not an option for them.

731
00:51:56,360 --> 00:52:00,360
 They're a family who's cash funding this zoning change.

732
00:52:00,360 --> 00:52:10,040
 And so when we looked at the variable options and we went to a pre-application meeting with

733
00:52:10,040 --> 00:52:18,920
 the city with the pattern of R7 zoning around the area, we felt that it was consistent with

734
00:52:18,920 --> 00:52:22,560
 the goals of the comprehensive plan and the surrounding context.

735
00:52:22,560 --> 00:52:26,360
 And so that's why we went with the R7 zoning.

736
00:52:26,360 --> 00:52:30,960
 R4 with an SUP is an alternative, but it is not one that we would take because they simply

737
00:52:30,960 --> 00:52:32,680
 wouldn't spend that money.

738
00:52:32,680 --> 00:52:35,640
 However, I do want to say one more thing.

739
00:52:35,640 --> 00:52:40,120
 You guys see me up here frequently and we're a local zoning consultant.

740
00:52:40,120 --> 00:52:45,880
 What I can do is commit to ongoing neighborhood engagement and working with the neighbors.

741
00:52:45,880 --> 00:52:50,440
 Specifically, this is the first time we've heard the concern about the cars aiming towards

742
00:52:50,440 --> 00:52:52,540
 the neighboring house.

743
00:52:52,540 --> 00:52:58,440
 That is a concern and it's one that I think that it's our responsibility to address along

744
00:52:58,440 --> 00:53:02,120
 with just ongoing neighborhood concerns.

745
00:53:02,120 --> 00:53:07,320
 If this were to move forward and we move into design, I would personally commit that we

746
00:53:07,320 --> 00:53:13,120
 would remain involved with the neighborhood to gain feedback over time to do our best

747
00:53:13,120 --> 00:53:15,960
 to make this something that is compatible with them.

748
00:53:15,960 --> 00:53:16,960
 Thank you.

749
00:53:16,960 --> 00:53:17,960
 Commissioner Riggs.

750
00:53:17,960 --> 00:53:24,200
 Yeah, this is actually, excuse me, I've got something for staff.

751
00:53:24,200 --> 00:53:29,600
 So with this being, if this were to be approved, it would be a residential use next to a residential

752
00:53:29,600 --> 00:53:30,740
 use.

753
00:53:30,740 --> 00:53:35,300
 So is there any kind of screening requirements, particularly for the concern about the parking

754
00:53:35,300 --> 00:53:36,300
 lots?

755
00:53:36,300 --> 00:53:39,160
 So there's not any buffering requirements for these two adjacent uses.

756
00:53:39,160 --> 00:53:42,280
 If the developer does choose to do something along that nature, that's between them the

757
00:53:42,280 --> 00:53:46,320
 neighborhood engagement, but there's nothing in the development code which will require

758
00:53:46,320 --> 00:53:47,320
 that.

759
00:53:47,320 --> 00:53:48,320
 Okay.

760
00:53:48,320 --> 00:53:55,360
 So that would just, that wouldn't be part of this decision.

761
00:53:55,360 --> 00:53:59,720
 Correct.

762
00:53:59,720 --> 00:54:01,440
 Commissioner Ketchers had?

763
00:54:01,440 --> 00:54:08,280
 Would it be possible to have a community benefits agreement, like on a postpone and then come

764
00:54:08,280 --> 00:54:12,760
 back and present that with this?

765
00:54:12,760 --> 00:54:16,060
 I think those are typically much larger legal agreements.

766
00:54:16,060 --> 00:54:19,560
 Something like this is, it's not really feasible.

767
00:54:19,560 --> 00:54:25,400
 Because I think part of the hold up here is that even though we trust that this will get

768
00:54:25,400 --> 00:54:32,440
 done, once the zoning change has happened, you can do this by right with really nothing

769
00:54:32,440 --> 00:54:33,680
 stopping you.

770
00:54:33,680 --> 00:54:39,680
 Yeah, and I would say that's probably the way we should consider all of our deliberations

771
00:54:39,680 --> 00:54:43,840
 whenever we're talking about zoning changes is they have, at this point, they haven't

772
00:54:43,840 --> 00:54:46,560
 done the due diligence to figure out exactly what needs to happen.

773
00:54:46,560 --> 00:55:08,800
 So this just leaves all the options on the table for that zoning.

774
00:55:08,800 --> 00:55:14,500
 I think though, that being said, I do think we have overall goals to try to find affordable

775
00:55:14,500 --> 00:55:18,440
 housing and find these info lots.

776
00:55:18,440 --> 00:55:22,840
 I think I'm okay with it and just understand that I do think the developer will continue

777
00:55:22,840 --> 00:55:25,840
 to work with you all.

778
00:55:25,840 --> 00:55:34,600
 Yeah, I guess I'll say just to the concern about what specifically would happen, we have

779
00:55:34,600 --> 00:55:44,920
 the Denton Development Code for a reason in order to set the requirements for equitable

780
00:55:44,920 --> 00:55:48,880
 development in these cases.

781
00:55:48,880 --> 00:55:58,320
 So if there's a concern that the commission has about what is required or allowed by right

782
00:55:58,320 --> 00:56:05,600
 in these types of cases, then I think it's certainly within our purview to ask DCRC to

783
00:56:05,600 --> 00:56:14,360
 look at that and especially if there's a specific concern that keeps coming up.

784
00:56:14,360 --> 00:56:23,720
 But I think that trying to create a specific plan for every 0.7 acre lot in the city, we

785
00:56:23,720 --> 00:56:30,320
 would need 18 planning and zoning commissions that meet once a week perhaps.

786
00:56:30,320 --> 00:56:31,320
 Commissioner Dyer.

787
00:56:31,320 --> 00:56:39,800
 I mean, I agree with what you're saying and with Commissioner Riggs.

788
00:56:39,800 --> 00:56:47,640
 If we pass this, well, yes, we have a gentlelady's agreement that she will work with the community.

789
00:56:47,640 --> 00:56:53,000
 It's not a guarantee because in the end, the owner owns the land and he can do what they

790
00:56:53,000 --> 00:56:56,320
 want to do with the land according to how it's zoned.

791
00:56:56,320 --> 00:57:03,920
 Yes, we have been talking so much in this body in the Development Code Review Committee.

792
00:57:03,920 --> 00:57:10,880
 City Council has been talking about the infill lots and the affordable housing and trying,

793
00:57:10,880 --> 00:57:16,720
 you know, balancing that with the neighborhood's concern when there is one of these empty lots

794
00:57:16,720 --> 00:57:23,240
 and it's got to get developed because I would have to imagine a developed lot is a whole

795
00:57:23,240 --> 00:57:29,080
 lot better to live next to than a vacant lot.

796
00:57:29,080 --> 00:57:37,480
 But at some point, we have to think about these things when you're in such a zone that's

797
00:57:37,480 --> 00:57:44,160
 mainly single family homes when the city has these lots that every single lot can't always

798
00:57:44,160 --> 00:57:51,720
 be built this way and we don't want to set the precedent that every time it comes.

799
00:57:51,720 --> 00:57:53,360
 So it's a balancing act.

800
00:57:53,360 --> 00:57:57,800
 In this one, I will probably vote in favor of the zoning change.

801
00:57:57,800 --> 00:58:04,000
 I would like to impress upon Mr. Van Arsdell that to take the notes of what the community

802
00:58:04,000 --> 00:58:12,720
 has so when you're working with the developer, with the owners, that the parking is, you

803
00:58:12,720 --> 00:58:17,360
 know, first and foremost because it's going to come back in front of us and it will eventually

804
00:58:17,360 --> 00:58:18,360
 come back.

805
00:58:18,360 --> 00:58:21,160
 You know, it will go up in front of the City Council as well.

806
00:58:21,160 --> 00:58:24,720
 And to make sure because we'll have another public hearing and I'm sure all of these people

807
00:58:24,720 --> 00:58:28,100
 and potentially more will be back.

808
00:58:28,100 --> 00:58:32,760
 So we want to make sure that their concerns are heard for the next round.

809
00:58:32,760 --> 00:58:34,680
 Commissioner Riggs?

810
00:58:34,680 --> 00:58:38,440
 Yeah, I was going to make another point.

811
00:58:38,440 --> 00:58:46,080
 It was mentioned here tonight, but, you know, one of the things is if it stays residential,

812
00:58:46,080 --> 00:58:51,120
 Chair Pruitt to your point, you could put three individual lots on there and then they

813
00:58:51,120 --> 00:58:53,400
 would also could put in ADU.

814
00:58:53,400 --> 00:58:56,960
 So you essentially end up with two units on a lot, which sounds like that would probably

815
00:58:56,960 --> 00:58:58,480
 be the plan.

816
00:58:58,480 --> 00:59:06,240
 And now no dedicated parking, so definitely all that parking would be on the street.

817
00:59:06,240 --> 00:59:19,400
 So we do need a motion tonight.

818
00:59:19,400 --> 00:59:22,480
 I can go for it again, sure.

819
00:59:22,480 --> 00:59:29,200
 I'll move that we approve the staff recommended change to R7 for this lot.

820
00:59:29,200 --> 00:59:30,200
 Commissioner Riggs?

821
00:59:30,200 --> 00:59:31,880
 I second.

822
00:59:31,880 --> 00:59:36,620
 Any other questions?

823
00:59:36,620 --> 00:59:37,620
 Not seeing any.

824
00:59:37,620 --> 00:59:49,960
 I'll call for a vote on the board.

825
00:59:49,960 --> 00:59:53,800
 And that item passes five one.

826
00:59:53,800 --> 01:00:01,040
 That brings us to both our second and third public hearings.

827
01:00:01,040 --> 01:00:09,360
 We're going to hold concurrently because they're on the same lot boundaries.

828
01:00:09,360 --> 01:00:17,360
 Sorry, CA25-5 and Z25-22.

829
01:00:17,360 --> 01:00:25,880
 Evening, Chair, members of the commission, Mia Hines, senior planner.

830
01:00:25,880 --> 01:00:30,760
 This is one presentation for two separate items, so they will require two separate votes.

831
01:00:30,760 --> 01:00:34,920
 And that is comprehensive plan amendment 25-5 and zoning case 25-22.

832
01:00:34,920 --> 01:00:37,400
 Again, this is two requests.

833
01:00:37,400 --> 01:00:41,040
 The property itself is just under 25 acres.

834
01:00:41,040 --> 01:00:45,560
 The existing future land use designation for this property is agriculture and low residential.

835
01:00:45,560 --> 01:00:48,880
 The proposed future land use designation for this property is regional mixed use.

836
01:00:48,880 --> 01:00:52,520
 And I'll get into some details about that request here in a second.

837
01:00:52,520 --> 01:00:57,440
 The existing zoning is residential two or R2, and the proposed zoning is suburban corridor

838
01:00:57,440 --> 01:01:01,960
 or SC, and that will follow, again, the comprehensive plan discussion.

839
01:01:01,960 --> 01:01:08,640
 The purpose of these requests is to entitle the property for anticipated commercial development

840
01:01:08,640 --> 01:01:11,920
 in terms of the hickory growth development to the north of this property.

841
01:01:11,920 --> 01:01:16,480
 I'm going over this slide in a couple of presentations that we've had recently, but the history of

842
01:01:16,480 --> 01:01:20,040
 this project is that it is undeveloped land.

843
01:01:20,040 --> 01:01:25,580
 In the Denton plan 2030, the future land use designation was all rural areas.

844
01:01:25,580 --> 01:01:30,060
 And then with a minor update of the Denton 2040 plan, we changed that to agricultural

845
01:01:30,060 --> 01:01:35,200
 flume and a low residential flume, which covers just a little bit of the northern half of

846
01:01:35,200 --> 01:01:44,520
 that westernmost tract there that you see there on the screen west of Golden Hill Drive.

847
01:01:44,520 --> 01:01:50,520
 The hickory growth municipal utility district does not include this lot, but it did call

848
01:01:50,520 --> 01:01:55,240
 out for future commercial on the subject property.

849
01:01:55,240 --> 01:01:59,320
 Just in terms of recent applications that we've seen related to that development and

850
01:01:59,320 --> 01:02:04,920
 sort of in line with how we've gotten here to this application this evening, the mud

851
01:02:04,920 --> 01:02:10,880
 was created in 2022, an amendment to the agreement to include some additional multi-family units

852
01:02:10,880 --> 01:02:15,440
 to the west of this subject property was approved in August 2024, and then some zoning changes

853
01:02:15,440 --> 01:02:19,920
 and entitlements have come before this body, as well as city council over the past couple

854
01:02:19,920 --> 01:02:22,380
 of months.

855
01:02:22,380 --> 01:02:26,280
 So that agriculture or that comprehensive plan amendment is that first part of the request.

856
01:02:26,280 --> 01:02:30,160
 Here to the left is the existing future land use designation, showing again that agriculture

857
01:02:30,160 --> 01:02:34,520
 and a little bit of that low residential to the north of that westernmost tract.

858
01:02:34,520 --> 01:02:39,080
 The proposed future land use designation would be regional mixed use, which would encompass

859
01:02:39,080 --> 01:02:41,680
 the entire subject area.

860
01:02:41,680 --> 01:02:44,880
 The area highlighted to that west there is the application that you guys considered a

861
01:02:44,880 --> 01:02:52,500
 little while ago, approved yesterday evening, I believe, for the regional mixed use future

862
01:02:52,500 --> 01:02:53,640
 land use designation.

863
01:02:53,640 --> 01:02:58,040
 So along this corridor we do see some more regional mixed use designation, and then to

864
01:02:58,040 --> 01:03:02,920
 the north we have that low residential that's being developed as a part of that mud.

865
01:03:02,920 --> 01:03:08,280
 The regional mixed use future land use designation is intended to apply to areas that serve as

866
01:03:08,280 --> 01:03:10,480
 regional destinations within Denton.

867
01:03:10,480 --> 01:03:15,280
 This does include residential, commercial, office entertainment, and other uses except

868
01:03:15,280 --> 01:03:19,040
 for industrial, at the highest level of scale and density within the city.

869
01:03:19,040 --> 01:03:23,860
 I just wanted to show this graph here to sort of show you where we have some of our clusters

870
01:03:23,860 --> 01:03:28,400
 of regional mixed use, particularly around the intersections of some of our major thoroughfares

871
01:03:28,400 --> 01:03:36,280
 being US 380 and I-35 north, as well as along just some of those major highway corridors.

872
01:03:36,280 --> 01:03:38,200
 And so this is the subject property here.

873
01:03:38,200 --> 01:03:44,280
 This would be sort of one more small cluster of regional mixed use.

874
01:03:44,280 --> 01:03:47,720
 We did put this request up against the criteria for approval and ultimately found that it

875
01:03:47,720 --> 01:03:51,560
 meets our criteria, specifically the regional planning and development trends that we see

876
01:03:51,560 --> 01:03:57,520
 in this area does reflect the need to plan for development of the area beyond agriculture.

877
01:03:57,520 --> 01:04:01,800
 Additionally, the request is compatible with existing and proposed development occurring

878
01:04:01,800 --> 01:04:07,400
 within the city and in the city's ETJ, providing for a land use and a retail or commercial

879
01:04:07,400 --> 01:04:10,720
 service that doesn't currently exist within this corridor.

880
01:04:10,720 --> 01:04:14,600
 And then finally, the regional mixed use is intended to encourage development at the highest

881
01:04:14,600 --> 01:04:19,360
 density along the major corridor, which is US 380.

882
01:04:19,360 --> 01:04:22,840
 Here you've seen this image before, just showing some of the regional development trends

883
01:04:22,840 --> 01:04:24,640
 that we've seen in the area.

884
01:04:24,640 --> 01:04:30,720
 This aerial imagery here to the left is from 2021, showing very little development in this

885
01:04:30,720 --> 01:04:31,720
 area.

886
01:04:31,720 --> 01:04:39,600
 This on the right is from 2025, showing some of those muds in the ETJ2 and the ETJ1 being

887
01:04:39,600 --> 01:04:42,680
 under construction with single family residential developments.

888
01:04:42,680 --> 01:04:46,920
 We had that case just to the west of the subject property come forward for a more moderate

889
01:04:46,920 --> 01:04:50,800
 density residential style developments and multifamily.

890
01:04:50,800 --> 01:04:55,440
 And then further east along that corridor, we've seen a significant increase in the amount

891
01:04:55,440 --> 01:04:57,960
 of industrial and warehouse uses.

892
01:04:57,960 --> 01:05:00,280
 So there's been jobs that's brought to the area.

893
01:05:00,280 --> 01:05:02,280
 There's been some rooftops that's been brought to this area.

894
01:05:02,280 --> 01:05:07,080
 And then of course, there's a sort of retail center on the east side of I-35.

895
01:05:07,080 --> 01:05:12,280
 So we are seeing that regional growth happening along the western edge of our city.

896
01:05:12,280 --> 01:05:16,080
 And this is in line with what we're seeing there.

897
01:05:16,080 --> 01:05:20,040
 With that, staff is recommending approval of the comprehensive plan amendments.

898
01:05:20,040 --> 01:05:24,800
 And that pretty much concludes my presentation on the comprehensive plan piece.

899
01:05:24,800 --> 01:05:29,680
 As for the zoning case, the current zoning is shown on the image to the left.

900
01:05:29,680 --> 01:05:34,160
 That is R2 for both subject properties.

901
01:05:34,160 --> 01:05:37,160
 And then the requested zoning change is two suburban corridor.

902
01:05:37,160 --> 01:05:39,560
 That is the image on the right.

903
01:05:39,560 --> 01:05:44,360
 A main difference within these districts is that R2 is a primary residential district.

904
01:05:44,360 --> 01:05:49,480
 And the SC district primarily allows for commercial land uses.

905
01:05:49,480 --> 01:05:55,160
 We did put this request up against our criteria for approval and found that it does meet our

906
01:05:55,160 --> 01:05:56,160
 criteria.

907
01:05:56,160 --> 01:06:00,800
 Currently, the proposal is intended to allow the property to develop according to the prior

908
01:06:00,800 --> 01:06:04,440
 approvals which anticipated future commercial for this property.

909
01:06:04,440 --> 01:06:08,880
 The proposal is also intended to allow development to be compatible with surrounding development

910
01:06:08,880 --> 01:06:10,440
 in the ETJ.

911
01:06:10,440 --> 01:06:14,560
 Generally, this is consistent with the goals and policies of the proposed future land use

912
01:06:14,560 --> 01:06:18,280
 map amendment that is before you this evening as well.

913
01:06:18,280 --> 01:06:22,640
 And then the regional growth trends that I talked about with the comprehensive plan amendment

914
01:06:22,640 --> 01:06:28,760
 again, indicates a need for some zoning that allows for commercial and retail services

915
01:06:28,760 --> 01:06:32,920
 within this area with all the growth that we're seeing out that way.

916
01:06:32,920 --> 01:06:38,280
 That suburban corridor district is intended to provide moderate to high-intensity commercial

917
01:06:38,280 --> 01:06:42,560
 office and retail uses along high-traffic corridors like US 380.

918
01:06:42,560 --> 01:06:46,920
 It's also intended to elevate building and landscape design, have buildings oriented towards

919
01:06:46,920 --> 01:06:52,160
 the street, and provide appropriate buffering for adjacent neighborhoods, which we do have

920
01:06:52,160 --> 01:06:55,040
 just adjacent to this site to the north.

921
01:06:55,040 --> 01:07:00,600
 The SC district isn't primarily auto-oriented, which is fitting for the US 380 corridor,

922
01:07:00,600 --> 01:07:09,240
 but is intended to also provide a safe environment for pedestrian and cyclists for future developments.

923
01:07:09,240 --> 01:07:11,440
 Just a little zoning district comparison.

924
01:07:11,440 --> 01:07:14,520
 So the column here is the R2 column.

925
01:07:14,520 --> 01:07:18,180
 That is the existing zoning and some of the standards that come with that.

926
01:07:18,180 --> 01:07:26,280
 Some of these two are some of the other zoning options and districts that we tossed around

927
01:07:26,280 --> 01:07:32,060
 to see if they would be a better fit in this area, and ultimately we landed on the SC.

928
01:07:32,060 --> 01:07:36,360
 The main differences that I want to point out to you is related to the building scale

929
01:07:36,360 --> 01:07:41,800
 and the permitted uses that are different within these two zoning districts, or across

930
01:07:41,800 --> 01:07:43,520
 these zoning districts, rather.

931
01:07:43,520 --> 01:07:48,900
 So in the R2 zoning districts, we have a max 40-foot building height, and the SC zoning

932
01:07:48,900 --> 01:07:51,800
 district, we have a max 55-foot building height.

933
01:07:51,800 --> 01:07:56,960
 The highway corridor districts, actually the Hickory Grove development agreement specifies

934
01:07:56,960 --> 01:08:01,600
 that properties that are adjacent along US 380 should be developed according to the highway

935
01:08:01,600 --> 01:08:04,120
 corridor development standards.

936
01:08:04,120 --> 01:08:11,480
 We ended up going with the suburban corridor zoning because of the scale that is slightly

937
01:08:11,480 --> 01:08:15,360
 more appropriate when adjacent to some of those single-family residential lots that

938
01:08:15,360 --> 01:08:16,760
 we see to the north.

939
01:08:16,760 --> 01:08:22,840
 Additionally, as far as uses go, the primary use for the existing zoning is residential

940
01:08:22,840 --> 01:08:25,440
 in agriculture versus the urban corridor.

941
01:08:25,440 --> 01:08:27,880
 The primary uses are commercial.

942
01:08:27,880 --> 01:08:33,360
 Specific use permits or multifamily residential could be allowed with specific use permits.

943
01:08:33,360 --> 01:08:37,760
 The applicant has stated that their intent is to develop the site with commercial, but

944
01:08:37,760 --> 01:08:43,240
 if that were to change and a greater residential density were to be proposed, that would, of

945
01:08:43,240 --> 01:08:48,160
 course, have to come before this body with a specific use permit.

946
01:08:48,160 --> 01:08:55,280
 So not to recapture too much on this slide, just to remind you of the history of this,

947
01:08:55,280 --> 01:09:02,400
 this was a future commercial was anticipated for the development of this property.

948
01:09:02,400 --> 01:09:08,040
 With both of these cases, we did send out notifications within property owners within

949
01:09:08,040 --> 01:09:14,400
 200-foot, 500-foot buffer, and we have received none in response, no responses as of the making

950
01:09:14,400 --> 01:09:17,000
 of this presentation.

951
01:09:17,000 --> 01:09:21,160
 With that, staff is recommending approval of this rezoning request in conjunction with

952
01:09:21,160 --> 01:09:24,760
 that comprehensive plan amendment request.

953
01:09:24,760 --> 01:09:28,620
 And this is just a reminder that these are two separate items, a comprehensive plan amendment

954
01:09:28,620 --> 01:09:32,480
 to change the future land use designation from agriculture and low residential future

955
01:09:32,480 --> 01:09:36,800
 land use designation to regional mixed use future land use designation, and then a separate

956
01:09:36,800 --> 01:09:41,680
 item is the zoning change to change the zoning from R2 to suburban corridor for both of

957
01:09:41,680 --> 01:09:43,560
 these properties.

958
01:09:43,560 --> 01:09:44,560
 That concludes my presentation.

959
01:09:44,560 --> 01:09:48,240
 I will happily take any questions that you have at this time, and the applicant is here

960
01:09:48,240 --> 01:09:50,680
 also if you have any questions for him.

961
01:09:50,680 --> 01:09:51,680
 Thank you.

962
01:09:51,680 --> 01:09:59,040
 At this time, I will open the public hearing for both of these items, which is CA 25-5

963
01:09:59,040 --> 01:10:01,920
 and Z25-22.

964
01:10:01,920 --> 01:10:06,960
 Any questions for staff at this time?

965
01:10:06,960 --> 01:10:07,960
 Not seeing any.

966
01:10:07,960 --> 01:10:09,400
 Thank you.

967
01:10:09,400 --> 01:10:11,640
 With that, I'll call the applicant.

968
01:10:11,640 --> 01:10:15,120
 He has a card, Mr. Thomas Future?

969
01:10:15,120 --> 01:10:16,120
 Future?

970
01:10:16,120 --> 01:10:17,120
 Fletcher.

971
01:10:17,120 --> 01:10:18,120
 Fletcher.

972
01:10:18,120 --> 01:10:21,800
 I apparently am mistaking L's for U's, I apologize.

973
01:10:21,800 --> 01:10:22,800
 No worries.

974
01:10:22,800 --> 01:10:24,800
 Good evening, Chairman and Commissioners.

975
01:10:24,800 --> 01:10:27,680
 I appreciate the opportunity to be with you tonight.

976
01:10:27,680 --> 01:10:31,720
 Thomas Fletcher, 6161 Warren Parkway, Frisco, Texas.

977
01:10:31,720 --> 01:10:34,000
 I am the consultant for the applicant.

978
01:10:34,000 --> 01:10:40,720
 I just wanted to be available to answer questions, but I did want to share a couple of things.

979
01:10:40,720 --> 01:10:45,400
 We didn't have a neighborhood meeting, but we sent out letters to everyone within the

980
01:10:45,400 --> 01:10:49,220
 200 and the 500-foot notification distance.

981
01:10:49,220 --> 01:10:54,240
 The adjacent property owners, there's a couple of existing residences.

982
01:10:54,240 --> 01:11:00,720
 There's properties, undeveloped properties to the south that are undeveloped but are

983
01:11:00,720 --> 01:11:03,200
 proposed for future development.

984
01:11:03,200 --> 01:11:08,020
 Then we have the Hickory Grove Municipal Utility District, which is the residential development

985
01:11:08,020 --> 01:11:11,600
 that is currently under construction just to the north.

986
01:11:11,600 --> 01:11:16,560
 All of the homeowners within the notification are still owned by the home builders, and

987
01:11:16,560 --> 01:11:19,880
 there's really not an established HOA yet.

988
01:11:19,880 --> 01:11:24,600
 I did send out notifications, a letter that explained what we're doing, what we're proposing

989
01:11:24,600 --> 01:11:28,840
 along with the map that shows that I, at this time, have not gotten any.

990
01:11:28,840 --> 01:11:33,040
 I provided my phone number and my email, I haven't gotten any responses or any questions,

991
01:11:33,040 --> 01:11:37,920
 which looks like it's consistent with what the city staff has found as well.

992
01:11:37,920 --> 01:11:43,040
 When we did the overall project, this is not within the district boundaries of the mud,

993
01:11:43,040 --> 01:11:47,880
 but the original owner did purchase all the property and work to entitle it together,

994
01:11:47,880 --> 01:11:51,660
 so they did look at it as a master plan community.

995
01:11:51,660 --> 01:11:57,880
 With this portion of the project being along US 380, envision that as commercial land in

996
01:11:57,880 --> 01:11:59,560
 the future.

997
01:11:59,560 --> 01:12:04,040
 Now that the residential development has been developing and they're starting to get homeowners,

998
01:12:04,040 --> 01:12:10,800
 they're starting to get inquiries on the commercial, and now is the time that we wanted to go and

999
01:12:10,800 --> 01:12:17,160
 get the zoning in place to start working towards the vision of this complete master plan community

1000
01:12:17,160 --> 01:12:21,320
 with retail services adjacent to the development.

1001
01:12:21,320 --> 01:12:26,000
 When we did the preliminary plat for the overall development, we did include these tracks.

1002
01:12:26,000 --> 01:12:27,480
 Those were shown.

1003
01:12:27,480 --> 01:12:32,520
 We looked at and determined what utilities were going to be necessary to support the

1004
01:12:32,520 --> 01:12:36,400
 developments when we did the water study for the overall development.

1005
01:12:36,400 --> 01:12:42,380
 We looked at this as commercial, so from a utility perspective, that was taken into consideration.

1006
01:12:42,380 --> 01:12:45,960
 When we did the traffic impact analysis as part of the preliminary plat, we looked at

1007
01:12:45,960 --> 01:12:48,080
 this as commercial as well.

1008
01:12:48,080 --> 01:12:53,440
 If this gets approved and we go forward with commercial, depending on the requirements

1009
01:12:53,440 --> 01:12:59,080
 of the DDC, we may end up having to update traffic impact analysis for given users to

1010
01:12:59,080 --> 01:13:03,120
 determine if any additional improvements are required.

1011
01:13:03,120 --> 01:13:08,400
 As part of that TIA, there are provisions that we have to do as far as turn lanes and

1012
01:13:08,400 --> 01:13:09,960
 some other improvements.

1013
01:13:09,960 --> 01:13:14,600
 That has been factored in and is considered as part of this, but I appreciate your time

1014
01:13:14,600 --> 01:13:15,600
 tonight.

1015
01:13:15,600 --> 01:13:19,200
 I just wanted to be available in case there were questions that you had, and happy to

1016
01:13:19,200 --> 01:13:21,000
 stand for any questions.

1017
01:13:21,000 --> 01:13:25,360
 Any questions of the applicant?

1018
01:13:25,360 --> 01:13:30,920
 I guess I have one.

1019
01:13:30,920 --> 01:13:32,160
 If you don't know, that's fine.

1020
01:13:32,160 --> 01:13:45,000
 I can check with staff, or maybe we just don't know yet, but the Thomas J. Egan Road that's

1021
01:13:45,000 --> 01:13:52,520
 on the eastern side of this sort of parallels the Golden Hoof.

1022
01:13:52,520 --> 01:14:02,160
 I said it, that's not Hope, Golden Hoof Drive, but they look fairly close to each other.

1023
01:14:02,160 --> 01:14:09,400
 Are there future plans to expand the Thomas J. Egan, or is really the Golden Hoof the

1024
01:14:09,400 --> 01:14:14,800
 main entrance to this area as well as the residential portion of the mud?

1025
01:14:14,800 --> 01:14:21,000
 Golden Hoof is a secondary arterial on the mobility plan, so it will eventually get expanded.

1026
01:14:21,000 --> 01:14:28,440
 Adjacent to our property, the first phases that we've developed, we have built our half

1027
01:14:28,440 --> 01:14:31,240
 section of Thomas J. Egan.

1028
01:14:31,240 --> 01:14:35,520
 We've widened that and we've added sidewalks, so if you look just to the north of where

1029
01:14:35,520 --> 01:14:41,840
 this tract is, there is improvements to Thomas J. Egan that have been made.

1030
01:14:41,840 --> 01:14:48,120
 With development of the commercial on the corner, there will also have to be improvements.

1031
01:14:48,120 --> 01:14:54,200
 In our TIA, our phase five of our residential development, so if the commercial doesn't

1032
01:14:54,200 --> 01:15:01,160
 develop prior to the portion of the residential that's at the southwest corner of Jackson

1033
01:15:01,160 --> 01:15:07,140
 and Egan Road, if that residential develops first, they have to build a right turn lane

1034
01:15:07,140 --> 01:15:11,000
 onto Egan and a right turn lane onto US 380.

1035
01:15:11,000 --> 01:15:14,120
 That was identified in the TIA.

1036
01:15:14,120 --> 01:15:18,160
 If the commercial develops first, then they have to do their perimeter road improvements,

1037
01:15:18,160 --> 01:15:24,040
 but as part of the development, there will be additional improvements to Egan, and ultimately

1038
01:15:24,040 --> 01:15:28,160
 Egan will be developed as a secondary arterial.

1039
01:15:28,160 --> 01:15:32,000
 I believe I've got that correct as secondary and not primary.

1040
01:15:32,000 --> 01:15:40,520
 Then Golden Hoof, part of the reason that it is closer to Egan at the intersection is

1041
01:15:40,520 --> 01:15:46,240
 because Golden Hoof was an existing road at the connection of US 380, and because there's

1042
01:15:46,240 --> 01:15:52,920
 existing residents that connect to that, when we were looking at what was appropriate for

1043
01:15:52,920 --> 01:15:59,160
 the development, we wanted to maintain their access, so we connect there, but if you look

1044
01:15:59,160 --> 01:16:05,040
 at the overall residential plan, it starts curving to the northwest and then connects

1045
01:16:05,040 --> 01:16:10,760
 at Jackson, further away from Egan, so that there's more separation there.

1046
01:16:10,760 --> 01:16:14,880
 Okay, thank you.

1047
01:16:14,880 --> 01:16:18,880
 I don't see any more questions, thank you.

1048
01:16:18,880 --> 01:16:20,920
 Thank you, appreciate your time.

1049
01:16:20,920 --> 01:16:24,600
 This is a public hearing, so if anyone else would like to speak, you're more than welcome

1050
01:16:24,600 --> 01:16:26,100
 to.

1051
01:16:26,100 --> 01:16:30,120
 Not seeing anyone, I'll close the public hearing.

1052
01:16:30,120 --> 01:16:32,560
 Open the floor for discussion.

1053
01:16:32,560 --> 01:16:36,120
 Commissioner Ketcham said.

1054
01:16:36,120 --> 01:16:38,280
 I motion to approve.

1055
01:16:38,280 --> 01:16:39,280
 Commissioner Dyer?

1056
01:16:39,280 --> 01:16:42,280
 I second that motion.

1057
01:16:42,280 --> 01:16:43,280
 Okay.

1058
01:16:43,280 --> 01:16:44,280
 Yes, yeah.

1059
01:16:44,280 --> 01:16:49,280
 So I motion to approve Z25-0022.

1060
01:16:49,280 --> 01:16:50,280
 Okay.

1061
01:16:50,280 --> 01:16:58,040
 I think we want it in the opposite order.

1062
01:16:58,040 --> 01:17:01,560
 I think we want the comprehensive plan amendment.

1063
01:17:01,560 --> 01:17:14,800
 Can we make a motion on both items and vote on both items?

1064
01:17:14,800 --> 01:17:15,800
 Okay.

1065
01:17:15,800 --> 01:17:16,800
 Yeah.

1066
01:17:16,800 --> 01:17:17,800
 So let's try that.

1067
01:17:17,800 --> 01:17:22,520
 I think it'll just be cleaner, Commissioner Riggs, if we just go one by one.

1068
01:17:22,520 --> 01:17:23,520
 Commissioner Ketcham said.

1069
01:17:23,520 --> 01:17:29,240
 Okay, I motion to approve CA25-0005.

1070
01:17:29,240 --> 01:17:31,520
 And Commissioner Dyer?

1071
01:17:31,520 --> 01:17:39,080
 I second that motion to make a recommendation to the City Council to approve the comprehensive

1072
01:17:39,080 --> 01:17:43,880
 plan amendment.

1073
01:17:43,880 --> 01:17:44,880
 Any discussion?

1074
01:17:44,880 --> 01:17:54,800
 Yeah, I'll just say I have full faith in our staff to be able to apply our rules and regulations.

1075
01:17:54,800 --> 01:18:01,600
 I have heartache about this entire corridor because I haven't heard people asking for

1076
01:18:01,600 --> 01:18:06,280
 more of 380 east of town to happen west of town also.

1077
01:18:06,280 --> 01:18:14,880
 I understand that that's not the way that quote unquote it's usually done in Texas.

1078
01:18:14,880 --> 01:18:20,800
 And so it's a big rock to push upon.

1079
01:18:20,800 --> 01:18:27,960
 You know, ultimately, I think the city has control over land use, and we don't have control

1080
01:18:27,960 --> 01:18:30,360
 over a textile roadway.

1081
01:18:30,360 --> 01:18:37,360
 And so when we're looking at safety implications and the future traffic flow, the only tool

1082
01:18:37,360 --> 01:18:43,480
 we have is to influence the land use.

1083
01:18:43,480 --> 01:18:46,040
 Not seeing any more questions?

1084
01:18:46,040 --> 01:18:54,560
 Call for a vote on the board.

1085
01:18:54,560 --> 01:18:57,660
 That item passes 5-1.

1086
01:18:57,660 --> 01:19:03,640
 And I'll take a motion for the second hearing.

1087
01:19:03,640 --> 01:19:06,800
 Commissioner Ketcham said.

1088
01:19:06,800 --> 01:19:13,280
 I motion to approve the zoning change 0022.

1089
01:19:13,280 --> 01:19:14,280
 And Commissioner Riggs?

1090
01:19:14,280 --> 01:19:15,280
 I second.

1091
01:19:15,280 --> 01:19:17,320
 Very good.

1092
01:19:17,320 --> 01:19:21,240
 Any other questions or comments?

1093
01:19:21,240 --> 01:19:22,240
 Not seeing any.

1094
01:19:22,240 --> 01:19:30,300
 I'll call for a vote on the board.

1095
01:19:30,300 --> 01:19:33,880
 And that item passes 5-1.

1096
01:19:33,880 --> 01:19:34,960
 Thank you, sir.

1097
01:19:34,960 --> 01:19:45,680
 That brings us to item 6A, planning and zoning commission project matrix.

1098
01:19:45,680 --> 01:19:46,680
 Thank you, Chair.

1099
01:19:46,680 --> 01:19:51,960
 So at our December meeting, we added several items to the matrix, which you should see

1100
01:19:51,960 --> 01:19:58,320
 reflected in your backup, including upcoming discussions on the comprehensive plan, further

1101
01:19:58,320 --> 01:20:04,440
 discussion on zoning and annexation, some updates on apartment vacancy levels, a request

1102
01:20:04,440 --> 01:20:10,920
 to 380 study, explanation of the financial tool staff uses, and explanation on why various

1103
01:20:10,920 --> 01:20:12,920
 departments don't attend all meetings.

1104
01:20:12,920 --> 01:20:15,480
 So we've captured all of those.

1105
01:20:15,480 --> 01:20:21,420
 And we'll continue to work through our matrix at future work sessions and upcoming meetings.

1106
01:20:21,420 --> 01:20:27,840
 But happy to add any more if we would like, or yeah, further discussion.

1107
01:20:27,840 --> 01:20:34,200
 Any items to add to the matrix from the commission?

1108
01:20:34,200 --> 01:20:39,440
 I think that sounds like plenty for staff to get through.

1109
01:20:39,440 --> 01:20:40,960
 Yeah.

1110
01:20:40,960 --> 01:20:46,120
 It is a lot.

1111
01:20:46,120 --> 01:20:50,360
 I do want to add something not urgent, but I think it's important to talk through this

1112
01:20:50,360 --> 01:20:55,700
 as we get to the comprehensive plan in the future to the update.

1113
01:20:55,700 --> 01:21:07,300
 And that is I think we need a continuation of the state bill discussion, specifically

1114
01:21:07,300 --> 01:21:16,260
 on SB 840 from this previous session.

1115
01:21:16,260 --> 01:21:20,600
 Thank you.

1116
01:21:20,600 --> 01:21:26,160
 I think the commission would benefit from an understanding of not only what the current

1117
01:21:26,160 --> 01:21:33,000
 status is, but what we expect to happen based on historical trends of how these bracketed

1118
01:21:33,000 --> 01:21:42,800
 bills operate by 2030, and to give us a rational appreciation for what is coming so that we

1119
01:21:42,800 --> 01:21:49,760
 can adjust to that beforehand instead of afterwards.

1120
01:21:49,760 --> 01:21:52,000
 Not seeing any else.

1121
01:21:52,000 --> 01:21:53,000
 Close that item.

1122
01:21:53,000 --> 01:21:58,560
 And that brings us to item 7, concluding items.

1123
01:21:58,560 --> 01:22:00,640
 Anyone have any concluding items?

1124
01:22:00,640 --> 01:22:03,640
 Yep.

1125
01:22:03,640 --> 01:22:07,560
 Wanted to give you all an update on some items that council considered at their meeting last

1126
01:22:07,560 --> 01:22:10,800
 night that you all considered at your December meeting.

1127
01:22:10,800 --> 01:22:14,840
 The ADU and town home amendments did pass.

1128
01:22:14,840 --> 01:22:18,320
 Planning and Zoning Commission, you all had recommended approval of the amendments with

1129
01:22:18,320 --> 01:22:24,360
 the modification that an additional ADU per lot could be added with an SUP and less within

1130
01:22:24,360 --> 01:22:27,480
 a mile and a half of the downtown square district.

1131
01:22:27,480 --> 01:22:30,080
 City council passed that with a modification.

1132
01:22:30,080 --> 01:22:35,480
 So removing that mile and a half buffer, but you can get the additional ADU with an SUP.

1133
01:22:35,480 --> 01:22:37,920
 So those passed yesterday.

1134
01:22:37,920 --> 01:22:44,160
 As well as the Hickory Grove, the companion case that we saw last month, the comp plan

1135
01:22:44,160 --> 01:22:46,820
 and the mobility plan passed last night.

1136
01:22:46,820 --> 01:22:51,240
 The zoning case will be considered at the February 3rd meeting.

1137
01:22:51,240 --> 01:22:57,800
 The Craver Estates Zoning District or Redistrict passed as well, so that was further north

1138
01:22:57,800 --> 01:23:00,240
 closer to Lake Ray Roberts.

1139
01:23:00,240 --> 01:23:06,400
 As well as the modular data center SUP and the special sign district for Hunter Ranch.

1140
01:23:06,400 --> 01:23:11,760
 All of those were considered at their meeting last night and that's all I have.

1141
01:23:11,760 --> 01:23:15,680
 Any other concluding items?

1142
01:23:15,680 --> 01:23:21,400
 Seeing none, without objection, I will adjourn our meeting at 743 PM.

1143
01:23:21,400 --> 01:23:23,400
 Thank you.