>> Good afternoon.
At 5 10 p.m. this Wednesday,
March 18th, I will call with a
quorum president the city of
Denton planning and zoning
commission work session to
order.
Our first order of business is
citizen comment on the consent
agenda.
I do not see anyone present, so
we'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
We'll move on to clarification
on the consent agenda.
Only one item on there.
FP 25-33A.
Are there any questions on the
consent agenda?
Not seeing any -- sorry, yes.
>> Yes, I just have a special
note to note, and that is I did
the Heresis and do know Robert
and worked with his brother
Richard, and I taught the son of
Richard, and so I did reach out
to Sean to check to see if he
thought it might be a conflict
of interest.
I got some information back, and
me and I spoke this morning, but
I did just want that to be noted.
I don't believe it is, but --
>> Appreciate your attention to
detail.
Thank you.
>> Thank you.
That moves us to items for
individual consideration.
FP 26-2.
Good afternoon, Mia.
>> Good afternoon, Chair,
members of the commission, Mia
Hines, senior planner.
This item is a final plan for
Hickory Grove phase 5, which is
just under -- about 87.645 acres
located at the southwest corner
of Hickory Grove.
We will be meeting our criteria
for approval, so we are
recommending denial.
However, we have no objection to
the requested extension to April
8th, 2026.
With that, happy to answer any
questions you have at this time.
Oh, and this would be their
second extension.
Happy to answer any questions.
>> Questions?
I don't see any.
Thank you.
>> Thank you.
>> Next item is for individual
consideration, item 4B, FP 26-3.
>> This item is Hickory Grove
phase 6, final plan for Hickory
Grove phase 6, which is about 66.5
acres located at the southeast
corner of Jackson Road and Nail
Road.
Similarly, they are not meeting
our criteria for approval at
this time, so we are
recommending denial.
With that, happy to answer any
questions you have.
>> Not seeing any.
4C, FP 25 -- 26-6.
>> Good evening, Chair, members
of the commission.
Angie Manglaris, assistant
planning director.
This is a final plan for
bridle ridge.
It is an approximately 66-acre
tract of land.
This is a final plan for bridle
ridge.
It is an approximately 66-acre
tract of land.
This is a final plan for bridle
ridge.
It is an approximately 66-acre
tract of land.
It is a final plan for bridle
ridge.
It is an approximately 66-acre
tract of land.
It is a final plan for bridle
ridge.
It is a final plan for bridle
ridge.
It is a final plan for bridle
ridge.
It is a final plan for bridle
ridge.
It is a final plan for bridle
ridge.
Any questions?
Seeing none, thank you, Angie.
4D, FP 26-8.
>> Good evening, Julie Wyatt,
principal planner.
This is a final plan for a
charter school located on the
south side of vintage road just
east of I-35W.
At this time, it does not meet
our criteria for approval for a
final plat.
However, staff has no objection
to an extension to April 8th.
It is the first request.
>> Any questions?
Not seeing any.
Thank you, Julie.
4E, FP 26-5.
>> Good evening, chair, members
of the commission.
Ashley, associate planner.
This is FP 26-5.
This is a final plat for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
It is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
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bridge.
This is a final plan for the
bridge.
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bridge.
This is a final plan for the
bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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bridge.
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This is a final plan for the
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This is a final plan for the
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This is a final plan for the
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This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
This is a final plan for the
bridge.
>> Good afternoon, commission.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
I'm going to take the mouse and
sit down because this is more
conversational.
Okay.
So in homage of the awesome Tina
fragrance, let's begin with the
end in mind.
The bill that we're talking
about today did a few different
things and brought in most
probative part.
It placed restrictions on the
city's ability to ask for
right-of-way dedication at the
plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
the plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
the plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
the plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
plat stage.
To come into compliance with
this but still get the business
of the city done, staff moved
the right-of-way dedication at
plat stage.
Okay, let's talk about
right-of-ways.
This is a recently approved
plat, reserves at Brush Creek.
I'm pointing you to the north
arrow, and I'm also flagging a
very specific right-of-way
portion in this green arrow.
You'll see that it is about
67.5 feet wide for a future
city of Denton Road.
You'll also see just for
comparison purposes, we've got
other streets marked as a
private right-of-way.
There's going to be streets
that are built and maintained
and owned by the community.
This is from the city of
Denton GIS page with the
mobility plan layer turned on.
So that's what we're talking
about here, the 2002 mobility
plan, and here's the little
legend.
Here in the green arrow is the
same spot on the plat we were
just looking at, and that's
basically how I, when I'm
looking at plats, what I tend
to kind of take a look at if I
have questions of like, hey, why
is this dedication 67 feet wide?
That seems real big.
So I would go to the map, and I
would see this, and I'd be
like, oh, it's a primary
arterial.
That makes sense.
And since I don't have widths
of everything memorized, I may
also go to the mobility plan
where I get a variety of
information like what's shown
here.
For our purposes on this
example, we see that the
right-of-way for the whole
thing is 135 feet.
I have the math, and half of
that is 67.5 feet, and so that
kind of puts two and two
together for why we had that
67-foot-wide dedication.
So that's probably a redundant
overview, but I thought it
helpful for context setting
purposes.
Any questions, comments, pirate
jokes?
Okay.
So the next piece is we're going
to walk through the bill.
So HB 3699 was passed in the
'80s legislation and was
effective in September of
2023.
The bill's goal was to refine
and standardize the Plaid
approval process, and it did a
number of things like what's
listed here.
In my view, the main goals of
the bill were to make it very
clear of when the shot clock
starts by making it very -- by
putting a responsibility on the
city to list everything that is
required in order to make a
Plaid application, and that the
shot clock starts once the
application and all of those
additional documents are
received.
Not Denton, but apparently other
cities had a little bit of
wiggly room such that NFDA
developers complained, and yep,
that's what we have.
Also, something else that we
changed as a result of this bill
was where we ask for
information like traffic reports
or drainage information.
Before this bill, we asked for
that information at the Plaid
application stage.
Challenge accepted.
How many times can I say that
today?
But now, because the city cannot
require any studies or analyses
other than very limited kinds of
information, we again asked for
that information at the zoning
compliance plan stage.
Okay.
>> Sorry, I'm going to butt in.
Just for our remembrance, is the
zoning compliance plan prior to
or after final Plaid?
>> The zoning compliance plan
prior to final Plaid.
>> For a by-right development,
that will be their first
application.
This is the zoning compliance
plan.
Chair, you might be the only one
who recalls that a residential
subdivision used to not have that
site plan or zoning compliance
plan step.
They started with a preliminary
plat.
Once this bill went into effect,
that was the biggest change that
we made internally was making
everyone now go through that
site plan.
So it still happens as the very
first step.
The exception would be if someone
comes before you all with an
SUP or a standard plan
development that includes the
plan as part of that, then that
replaces that zoning compliance
plan.
But all of that same analysis
gets done with that site plan
review instead.
So it still happens as the very
first step.
>> Okay.
Thank you.
>> Thank you, Haley.
>> Can I interrupt?
>> Of course.
>> Can I ask a not-related kind
of related question?
>> Light on me.
>> Okay.
So on the former screen.
>> Sure.
>> When you talked about how the
city must publicly post the
information and documentation
required in the plat
application.
So before -- like how easy is it
for, you know, Joe on the
neighborhood, you know, to find
this information?
And I only ask because I had
heard rumblings that there was a
very large grocery store coming
near my area.
This was before I was on the
planning and zoning.
So I went on to, like, the city
sites where all these are
supposed to be at.
And I'm putting in all the
keywords like ATB, landmark,
Hillwood.
And I couldn't find anything.
It wasn't until, like, some
people kind of directed me and I
got in where I could actually
find, you know, some of the plat
information.
So when the city is required to
publicly post that, like, how
come it doesn't feel like it's
as easy to find it?
>> You're kind of talking about
two different things, but they're
both good questions.
So here we're talking about what
you have to submit in order to
apply for a plat.
So that's going to be, like, the
checklist, the owner
information, how many blocks
you're doing, stuff like that.
It sounds like you're talking
about plats that might be in the
review process or recently
approved.
>> Well, possibly, like, any of
that stuff, because, you know,
like, citizens, we hear rumors
and you kind of want to confirm,
like, is it a rumor?
You know?
>> I see.
Okay.
>> Or is it, like, something that
is a rumor?
But it's true, because most
rumors are not true.
>> And fair enough.
So that concept isn't really
contemplated in the bill, but it
is something that we do
continually try to improve on
with, like, opting in.
>> That's why I said this was a
not related, kind of related
question.
>> Yeah, I think you accurately
characterized it, indeed.
>> Yeah, I would say even prior
to this bill, the city had
checklists for all of our
applications types, so we were
in compliance with that
requirement when they passed
this bill.
So our checklist is something we
routinely go through and update
what those standards might be as
needed.
Those are all, like, two to three
clicks in on our website if
anyone wants to go find them
under a helpful little box on our
land development page that says
applications and checklist.
They're all there, available,
what you're looking for is maybe
a little bit more difficult to
find.
I mean, we do have sources for
it on our website, namely our
GIS map that shows an active
project layer.
So that information is there to
find the level of detail that
you're speaking to might be a
little harder because someone
would need to create an account
through our eTracket system to
log in and look at the plans.
>> And I know that I am an
oddity because of my
profession, so I look at things,
you know, with a little bit
different than your average
citizen, but, you know, it's
just -- I was always just very
curious.
Like, sometimes I feel when we
talk about, like,
communication or transparency,
things are kind of buried.
Like, there's lots of layers
that you have to go through, and
you kind of have to know how to
go through the layers.
>> Sure.
After we're finished with this
part, we can walk through the
GIS mapping and how to play with
it a little bit.
>> Okay.
>> Would that --
>> I mean, maybe, but I was
just -- I'm just asking more
for, like, your average citizen
when they hear -- you know, if
all of this is supposed to be
public at some point, how does
the average citizen find the
information when you're looking
for, like, a main word, but
maybe that's not the main word
that is used to pull up, you
know?
>> Right.
So the non-answer answer,
unfortunately, is, like, if
you're really curious about,
like, you know, hey, something
is happening on the corner of
Oak and Elm, and I don't know
what it is.
I don't know how to describe it,
but I think something's
happening.
You know, at that point, it's
totally appropriate for them to
call the department.
>> Absolutely.
>> Yeah.
>> Okay.
Thank you.
>> I would say I don't think
this bill necessarily speaks to
requirements for specific plats
to be made publicly available
anyway.
>> No, no, no.
>> It is strictly speaking to
what a city has to publish so
that someone knows how to submit
a plat and what information they
have to put on it.
>> Right, because some cities
we're running into, like, hey,
here's -- here's -- here's a
complete plat application, and
then the city official might be
like, haha, but you didn't
include the -- the Dippity-Doo
on the form Q.
You gave it on a form T, and
therefore you're rejected.
Like, no, we need to be
transparent.
>> I have a question over here.
>> Yeah.
>> Dippity-Doo.
>> Sorry for the technical
language.
>> I do love that.
I think what Commissioner Dyer
was getting ready to say was
that she -- and I believe we've
talked about this in our public
image, public relations
materials, notifying the public
about the use of social media.
>> Well, for that wasn't
necessarily social media, but
when you hear a strong rumor
that a major grocery store is
coming to a certain area, and
like, I would click on the map,
too, and it just seems like I
just couldn't figure out how to
access, you know, between going
to the city and finding the GIS
and, you know, finding all that,
and you are correct.
There was -- I did get to a
screen where I needed project
numbers and stuff.
Well, I don't -- I don't know a
project number, you know, and I
was putting in all -- to me, all
the right words where I was
landmark, you know, Hillwood,
HEB, you know, and it just --
none of it was coming up with
anything, so.
>> Comment again, and we're
having a conversation.
>> Absolutely.
>> But I guess what I would
suggest or comment on is that
how to do this --
>> Oh, yes, yes.
>> -- might be on social media
in terms of City of Denton.
>> Well, I am a --
>> I think we had talked about
a how-to kind of thing.
>> I am a big proponent of
using social media to, you know,
I've seen the ones where we've
got some citizen who's like a
Mr. Rogers, and, you know,
that's out and about, but
sometimes I feel like some of
the important stuff is not there,
but, yeah, you know, it would be
kind of cool, a how-to, like a
City of Denton how-to, like how
to find a project, you know, in
your area, how to do this.
Is that kind of what you're
thinking, like?
>> Well, I was encouraging you
to continue with a conversation,
but, yes, FIQ is we just got
through at our big meeting, you
know, frequently asked
questions.
>> Yeah.
>> But I do think those kinds of
things would be helpful.
>> Because I think that you --
I mean, and we're getting a
little bit off topic.
>> A little bit.
>> But I do see, like, in the
chatter where, you know, people
-- things have been in front of
the planning and zoning or
things have been in front of the
city, and they're like, well,
how did we know?
Like, we didn't know that we
should, like, be going to these
meetings, and it's not just
here.
Like, it's another -- you know,
I see it in other cities, too.
It's not a Denton thing, but --
>> Okay.
I'm picking up what you're
putting down.
And so, Commissioner Dyer, I'm
going to suggest that maybe it
might be appropriate for
concluding items to talk about
some kind of item for how to --
>> If you're interested, we'd
be happy to come back with a
work session that shows you all
how to locate all of that stuff
and then certainly have heard
your feedback, and we can take
that to those who are more
technologically savvy than
myself and figure out how to
post some sort of FAQ on our
website for that topic.
>> And, frankly, that video of
how to locate information is
something that is recorded and
available on the website under,
like, the prior public meetings
and such.
So that could even be a
shareable resource.
>> Absolutely.
You just -- you know, whoever
manages the city's social media
pages, you just -- hey, have you
ever wondered how to find a
project?
Well, here you go.
Awesome.
And so I'm going to --
>> Yeah, sorry.
>> No, I think it was a valuable
discussion, but, like, you know,
I hear there's olive gardens, so
I want to keep this on track.
Anyway, so the meat of the bill
for our purposes today is the
text that I've shown on screen,
basically saying that the
municipal authority may not
require dedication of land for a
future street or alley if the
owner doesn't want to or if we
don't have it funded and
approved in a capital
improvement plan or if it's -- or
a similar plan by the county.
So that's kind of big language.
It's big talk.
And so that's why Chair Peru was
reasonably like, hey, what --
what should we do with this?
And so the next slides, we'll
talk more about that.
So what did we do about this?
So as we've already discussed,
we basically moved the plat
application studies and analysis
requests to the zone and
compliance plan stage.
And since we've made everyone do
the zone and compliance plan, we
don't really -- we've made the
preliminary plat an optional
step.
Okay.
So right-of-ways are based on
the mobility plan and are
informed by the proposed
development.
They are also an exaction.
So staff has processes and
checklists to make sure these
requests are proportional to the
proposed development.
There were some really, like,
vocabulary-dense words in there.
Does anyone want a recap of what
an exaction is or why
proportionality is important?
No shade.
Cool.
You would like a recap?
Okay.
So an exaction is basically a
development concession,
essentially, that a city requires
an exchange for development
approval.
For example, in this context,
hey, your building is going to
cause 100 more cars to be on the
road day in and day out.
Therefore, we need you to improve
a turn lane so that congestion is
managed.
That is likely proportional
because the amount of money and
time we're asking them to spend on
making the turn lane improvement
is about similar to how much
burden they're putting on our
transportation system.
However, if we said, hey, you're
adding 100 new drivers to this
street, we would like you to
build us a library.
That's unrelated and out of
proportion, and it would be
inappropriate.
Now, of course, those are two
examples, and there's a lot of
gray in the middle, and that's
why I have a job, and that's why
staff has robust checklists and
processes to pressure test
exaction requests.
So in the event that staff and
the applicant are crosswise about
a right-of-way request, there are
a few ways that we can go about
changing it.
We can do a mobility plan
amendment to either increase or
decrease the road
classification, and as we saw in
our example, that can change how
wide the dedication would need to
be.
If the developer thinks that we
are asking for a library when we
should be asking for a turn lane,
they can do something called the
exaction, proportionality,
determination, and appeal, which
doesn't really happen because we
don't ask for libraries if
they're not warranted.
And then finally, we can do a
development agreement as
authorized under Chapter 212 of
the Local Government Code to
memorialize a negotiated
solution.
So these facts backing up, so
that's the context for why we're
not actually too worried about
this language.
Generally speaking, an owner
who's putting in a multifamily
development is going to
understand, you know what, my
residents will need a way to get
to the main street.
I guess that's legit.
And further, we're just not
running into challenges.
So that's pretty squared away.
Yo.
>> So where I've kind of run
into this in the past, like you
have a development and they're
abutting, say, a two-lane road,
but it's on the mobility plan to
be a primary arterial.
And so their proportionate share
is maybe they do just need to add
a turn lane, but we can't require
them to build the full primary
arterial section.
>> That's true.
>> So that's really where it
kind of comes into play as
opposed to like a library, right?
>> Right, exactly.
>> Okay.
>> Right.
So in that instance, we could do
any number of things.
We could say, like, look, you
know, this is on the mobility
plan to go to the next higher
roadway classification.
Whenever that does happen,
we're going to be visiting you
for an easement at that time,
and we can take care of it now
with more roadway impact fee
credits, or we can take care of
it later, that kind of thing.
That's how I typically handle
it.
Yo.
>> Okay.
So I have another related, but
maybe it's unrelated question.
>> Let's do it.
>> Okay.
So when we're looking at kind
of your example about, you know,
a development or businesses that
are bringing increased traffic
to an area, and this HB 3699 was
written by the state legislator,
and TxDOT is a state agency.
How come there is not more
collaborative work effort to
make sure, because we hear a lot
with everything that's coming in
our area with all this
development, and how the roads
are not keeping up with it.
So if the state is wanting us to
do all of this, and we have all
of this increase, but yet we
seem to be missing something
from TxDOT to keep up with the
demand, why can't -- like, where
is the -- where is the missing
piece there?
And maybe you can't even address
that, but --
>> So the context here is in
cities approving plats.
And I think -- I've only worked
in Denton, but it's my
understanding that Denton has a
pretty high amount of TxDOT
roads.
So we have more than is typical
for, I think, municipalities of
our size.
Haley's nodding.
That always makes me feel
better.
So that's why our investment, I
guess, with TxDOT feels more so
because it is.
>> But you look at some of the
big housing developments that
have been approved over the past
few years or recently, and you
hear in the public comments
about the citizens' concerns
about the roadways and this and
that.
And I know that they're not
coming tomorrow.
>> Sure.
>> You know, some of these
communities are being built
over a, you know, five-year,
10-year, 20-, 40-year build
process.
But still, you know, there just
seems to be -- nobody -- not
everybody seems to be on the
same page.
>> Okay.
And you know what?
I think that is a fair
statement, and the explanation
for that, at least in the
context of this discussion, is
that TxDOT isn't usually a
party to a private developer
applying for a plat, and then
the city --
>> But I guess in my mind, if
the state's saying you have to
do this, and TxDOT is a state
agency, and so the city is
having to abide by this, like,
shouldn't TxDOT now also -- you
know, and maybe this is more
something we just talk with our
state legislators about.
>> Yeah, I think we're in that
territory, because it's like,
yeah, that would make sense.
That's not the world we live in
today, though.
>> Maybe I'm misunderstanding,
but my understanding of this is
that these are the things --
these are the limitations on the
city on what we can require a
private developer to do in the
process of doing their
development, right?
We don't have any purview to
require TxDOT to do anything,
right?
And so we can do these for city
of Denton roads, right, roadways,
future right-of-ways.
We can't do these for TxDOT
roads, and that's a separate
government entity.
Is that a fair statement?
>> Yeah, I was going to say, for
the purposes of platting, while
you will see, like, certainly
identify adjacent TxDOT roadways
on plans, as the city, we can't
even tell someone, hey, we know
TxDOT plans to widen this road
to this width.
You should go ahead and dedicate
that right-of-way, because it's
just not our role and not our
purview.
TxDOT -- it's on them to come in
when they are ready to actually
do that project to acquire the
right-of-way that they need and
that sort of thing.
So while the city works
collaboratively with TxDOT as
best we can, our transportation
services team meets with them on
a monthly or every other week
basis to discuss projects, we in
reality have very little ability
to influence how their projects
get funded and what timeline
they occur on.
>> And I will say that usually
the applications that come before
us where there's an adjacent
TxDOT roadway, there's pretty
good collaboration between the
applicant and TxDOT, because
they need that collaboration in
order to get the right to have
access from that roadway, to
have a curb cut.
The things where everybody's
kind of looking at the cloud
saying, I don't know who's going
to do this, are things where
maybe there's offsite
improvements that would be
necessary as a result, right?
And there's no trigger in that
that I'm aware of, because even
when we do a development
agreement, we don't have any
ability to influence what we can
try to influence, but we don't
have any ability to require any
development agreement, something
that TxDOT does, because it's
between the city and the
developer.
>> Right.
And so to further refine the
scope of what we're talking
about here, this language here
just says that we cannot
condition plat approval on a
dedication of roadway unless it
meets these two things.
And our position is that we're
not conditioning plat approval
on that.
They've already agreed through
the zoning compliance plan or
the SEP or plan development
district that these
dedications are appropriate, and
we're just reflecting that on
the plat.
So we've already talked about
this slide.
And we've already talked about
this slide.
Excellent.
So did we experience
complications from the bill?
No, not really.
And yeah, existing -- sorry,
Haley, you can speak to this,
but basically any of the
complications we ran into were
from just typical code change
stuff.
Okay.
The process remains the same.
We just moved it from where and
when in the process.
I'm on a couple of attorney
listservs, and this hasn't come
up.
I've actually had someone ask,
hey, has this come up?
And generally speaking, well,
the answer was no.
And the rationale is thought to
be that developers basically
understand, like, hey, yeah, I
get it.
I need a road to connect my
subdivision to the main drag.
What does this mean for y'all?
It means that I hope as a result
of this work session you have a
better understanding of how
roadway dedication works.
But platts are still a
ministerial approval.
So if you wish to vote against a
plat, this is just a generic
extra reminder because I love to
remind y'all of things.
State the criteria for approval
that you think staff missed, and
then explain why you think staff
missed that.
Whenever you can give a reason
for voting, it makes my little
parliamentary and heart happy,
so thank you.
When you're looking at a plat
that staff is recommending for
approval, you can be assured
that staff's existing right-of-way
procedures are working pretty
well, or the plat wouldn't be in
front of you yet.
Yeah.
So sometimes we may have a
plat that's delayed for a
development agreement that
relates to a right-of-way
dedication or timing of work
being done.
There's one whose name I can't
remember, but you've extended it
two or three times already.
And it's because there's two
parcels next to each other that
both have improvements that they
need to do, but because of their
development timing, it makes
sense for personal aide to do A
and B at the same time, and so
we're waiting for parcels A and
B to decide how they want to
handle that.
But in the meantime, staff can't
come before you and say
right-of-way, squared away.
So that's why you haven't seen
the plat for approval.
Oh.
And that's the end.
I thought I had a question slide,
but apparently I did not.
>> We're supposed to ask
questions and pirate jokes in
between.
>> Okay.
So why couldn't the 12-year-old
pirate get into the new pirate
movie?
It was rated R.
One more.
What is the pirate's favorite
letter of the alphabet?
No, for his true love be the C.
Thank you.
I'll show myself out.
>> That's pretty good.
Thank you.
One question I had on this is I
know that in the 2020/2022
mobility plan, we kind of pulled
off the collector roadways from
the mobility plan map because my
interpretation was that we had
learned that we're not very good
at drawing those lines
specifically where they should
go ahead of time.
And so I wonder -- I take it that
the choice of how many collector
roadways and where they should
go is a professional discussion
between the applicant and staff
and that sort of thing because
they're not clearly identified
on the map.
And I wasn't sure whether HB3699
was creating any barriers to
good resolutions to those
conversations.
Does that make sense?
>> Let's say I don't believe
we've had any challenges with
that.
There is still language
preserved in the mobility plan
itself that speaks to, you know,
once certain thresholds are hit,
staff can still identify the
need for collectors in certain
areas to support the traffic.
So generally it is just that
kind of open discussion and
negotiation with developers when
they come in to lay out a new
subdivision or a new, you know,
multi-lot commercial development
of like, hey, at this point you've
hit X number of trips and you
really do need a wider road to
support that.
So it's just part of that
negotiation and work on the front
end of a project.
>> Okay.
Good to hear.
Any other questions?
Commissioner Riggs.
>> Yeah, I just have a comment.
I know what some communities have
done in relation to this bill is
they've actually said, well,
since we can't require you to
dedicate it as part of the plat,
we'll ask you to set it aside as
a separate lot that then the city
can come back and purchase in the
future.
So I think it's really smart that
we moved it to the zoning because
that would be the alternative.
>> That sounds awful.
>> Yeah.
>> Cool.
>> All right.
I'm not seeing -- oh, no, not
seeing anything else.
That is all of our work sessions.
So at 6.04 p.m., I will close
this work session.
We will reconvene in council
chambers at 6.30 p.m.
Thank you.
>> Good evening.
At 6.33 p.m., this Wednesday
March 18th, we will call the
regular meeting of the city of
Denton planning and zoning
commission to order with the
quorum present.
Our first item of business is to
stand and say the pledge of
allegiance to the U.S. and Texas
flag.
>> I pledge allegiance to the
flag of the United States of
America and to the republic for
which it stands, one nation,
under God, indivisible, with
liberty and justice for all.
>> Honor the Texas flag.
I pledge allegiance to the
Texas one state, under God, one
indivisible.
>> That brings us to item 2A,
PZ26-38, consider approval of
the planning and zoning minutes
from the February 25th meeting.
Open the floor for a motion.
Commissioner Biggs.
>> I make a motion to approve.
>> And commissioner Mcduff.
>> I second that motion.
>> Motion and second on the
board.
I don't see anybody with any
other questions.
So I'm going to turn it back over
to commissioner Mcduff for a
vote.
It looked like it started to go
because the motion moved up into
the text.
If it's easier, we can redo the
buttons.
No, the board looks like it's
cleared.
Would it help if we tried that
again?
There we go.
That item passes 5-0.
Brings us to our consent agenda.
One item on the consent agenda.
Do we have any motion or discussion
on 3A FP25-33A?
Commissioner Mcduff.
>> Yes, approval of this proposal
with the Robert Harris final
plan.
>> And commissioner Riggs.
>> I second.
>> Not seeing any discussion.
I call for a vote on the board.
That item passes 5-0.
Brings us to our items for
individual consideration.
4A FP26-2A.
>> Evening, chair.
Members of the commission, Mia
Hines, senior planner.
This item is a final plan for
Hickory Grove phase 5, which is
an approximately 87.645 acre site
generally located at the
southwest corner of Jackson Road
in the city of Thenton, ZTJ
division 1.
At this time, the plan is not
meeting all of our criteria for
approval.
So staff is recommending denial
of the final plan at this time.
However, we have no objection to
the requested second extension
to a date certain of April 8,
2026.
With that, I'll stand for any
questions.
>> Thank you.
Commissioner Dyer.
>> I would like to go ahead and
make a motion that we deny this
for tonight but grant the
extension for the April 8th
meeting.
>> And commissioner Ketchers
said?
>> I second that motion.
>> Not seeing any discussion.
Call for a vote on the board.
That item passes 5-0.
Brings us to 4B, FP26-3A.
>> This item is a final plan
for Hickory Grove phase 6
located or approximately
66.521 acres located at the
southeast corner of Jackson
Road and Nail Road.
Similarly, at this time, the
plan is not meeting all of our
criteria for approval, so we are
recommending denial.
However, we have no objection to
the requested extension to a date
certain of April 8, 2026.
With that, I'll stand for any
questions.
>> Thank you.
Commissioner Dyer.
>> I would like to make a motion
that we go ahead and grant the
extension for April 8th.
>> Commissioner Ketchers said?
>> I second that motion.
>> Not seeing any discussion.
Call for a vote on the board.
Any discussion?
That passes 5-0.
4C, FP26-6.
>> Good evening, Chair, members
of the commission.
Angie Mangleris, assistant
planning director.
This is FP26-6, final plan for
Bridal Ridge.
This is approximately a 66.6
acre tract of land generally
located north of Johnson Lane
and approximately 2400 feet east
of John Payne Road.
The purpose of this plot is to
establish 210 single-family
residential lots.
At this time, the final plot does
not meet our criteria for
approval, but staff has no
objection to the requested
extension, which could be
granted to April 8th.
Happy to answer any questions.
>> Thank you.
Commissioner Riggs.
>> I make a motion to grant an
extension to April 8th.
>> Commissioner MacDuff.
>> I'd like to second that
motion.
>> Not seeing any discussion.
Call for a vote on the board.
That item passes 5-0, brings us
to 4E, FP26-5.
>> Good evening, Julie Wyatt,
principal planner.
>> Sorry.
I called the wrong item.
It's FP26-8.
>> Julie Wyatt, principal
planner.
And this item is a final plot
for a charter school.
The property is located on the
south side of Vintage Road, just
east of I-35W.
At this time, it does not meet
the criteria for approval.
However, staff has -- so staff
recommends denial.
However, we have no objection
to the requested extension to
April 8th, and I'll be happy to
answer any questions.
>> Thank you, Julie.
Commissioner Dyer.
>> I would like to make a
motion that we go ahead and
grant the extension for this
plot to April 8th.
>> Commissioner Riggs.
>> I second.
>> Seeing no discussion, we'll
call for a vote on the board.
That item passes 5-0.
Now we're at 4E, FP26-5.
>> Good evening, Chair,
members of the commission,
Ashley Eckstead, associate
planner.
This is FP26-5.
This is a final plot for the
AMBE addition.
This is an approximately 2.23
acres site on the west side of
35 north of Jim Crystal.
At this time, staff has
recommended denial, but we have
no objection to the requested
extension until April 8th, 2026,
and I'm happy to answer any
questions.
>> Thank you, Ashley.
Commissioner McDuff.
>> Yes, I'd like to make a
motion for agreement with staff
and for an extension to a date
certain of April 8th, 2026.
>> And Commissioner Ketcherset.
>> I second that motion.
>> Not seeing any discussion.
I'll call for a vote on the
board.
That passes 5-0.
Brings us to our last item for
individual consideration for
FMR25-17.
>> Good evening, commission,
Matt Bodine, assistant planner.
Here to present a final replat
to create two lots of record
data from a 9.873 acre lot
located on the east side of
North Locust, approximately
4,800 feet north of 288.
Currently does not meet our
criteria for approval.
Therefore, staff has
recommended denial, but has no
objection to their request for
an extension to April 8th.
>> Thank you.
Commissioner Ketcherset.
>> I motion to approve the
extension request to April 8th.
>> Commissioner Riggs.
>> I second.
>> Seeing no discussion, I'll
call for a vote on the board.
That item passes 5-0.
Brings us to our public
hearings.
Our first public hearing is
5APD26-1.
This hearing has been
requested by the applicant to
be postponed.
And I will go ahead and open
the public hearing now.
And we will leave the public
hearing open.
So if this is something you're
interested in, we'll be hearing
this on April 29th in about six
weeks.
Sounds right.
That brings us to 5BMPA26- --
sorry.
Thank you.
Do we have -- Commissioner
Ketcherset, a motion to --
>> I motion to approve the
applicant's request for this to
be postponed to April 29th,
2026.
>> Motion to postpone.
Commissioner Dyer.
>> I will go ahead and second
that motion.
>> And seeing no discussion,
call for a vote on the board.
Motion to postpone.
That item passes 5-0.
Brings us to 5B and 5C will be
re-noticed.
I'm not going to open the public
hearing at this time because of
that.
But stay tuned to the
announcements on the city web
site and other avenues for when
that comes before us in the
future.
So that brings us to item 5DZ26-1.
>> Good evening, commission.
This is rezoning request Z26-1
Mayhill Road rezoning.
My name is Mappo Dean, assistant
planner.
So this is a request to rezone
an approximately 1.6 acre
property from the rural
residential RR district to the
light industrial LI district.
This property is located on the
east side of Mayhill Road,
approximately 75 feet south of
Moore Street.
The property is currently being
used for nonconforming outdoor
storage development which was on
this site since prior to
annexation.
And as a note, rezoning is the
first step in bringing this
development into compliance with
the development code.
This request was reviewed
against our general and zoning
criteria for approval.
To go over a few of those in
particular, the comprehensive
plan designates this area as
industrial commerce which is
intended for light and heavy
industrial uses.
The LI zoning district
additionally is intended for
those light industrial employment
uses and calls out outdoor
storage as a specific example.
Why this district is chosen over
a couple others or others, one
of the reasons is that the other
district that was considered
heavy industrial is not
appropriate since this property
does not meet that district's
dimensional standards for its
lot.
Additionally, the LI zoning being
on Mayhill helps serve as a
transition between the
commercial uses on the west side
of that road to the heavy
industrial on the east.
Additionally, an SCP would be
required if the applicant wanted
to continue the outdoor storage
use to bring it into full
compliance.
This site was notified to the
public according to state and
city law.
Staff did not receive any
responses.
Staff is recommending approval
of the requested rezoning and
is here to answer any questions.
This is a public hearing, so I
will open the public hearing at
this time.
I don't have any cards to speak,
but if you would like to speak,
you're welcome to come up.
>> Hello, my name is Nathan
Toon, 513 West Oak Street,
Texas.
I'm the applicant.
I think Matt did a great job of
presenting the case.
Don't have anything else to add
except for maybe -- I thought as
part of this request, the SUP was
coming as part of it.
Do we have to do that separately?
Okay.
So I'm here for any questions if
you guys have them.
>> Any questions?
Commissioner Riggs?
>> So currently the use is --
what it is is basically outdoor
storage, which is basically
nonconforming, and there's --
that's fine, so I'm just curious
as to what triggered you wanting
to go for rezoning.
>> So I just purchased the
property, and the use was
existing before we bought the
property.
It's leased to the Mazda Denton
dealership.
They're parking excess inventory
space there.
I had previously decided that
they were going to build a
service facility at their
dealership, so they lost a
pretty good amount of inventory
space.
So they found this location
maybe almost two years ago, I
believe, is when the lease was
signed, and we bought the
property a few months ago and
decided it was prudent to get
some zoning since there is no
zoning currently.
>> Any other questions?
I don't see any.
Thank you.
>> Thank you.
>> Matt, just -- when we say
there's no zoning currently,
what's the current status of the
parcel?
>> So it's -- the current zoning
is our residential.
It was established essentially
as a placeholder from annexation.
It hasn't changed that since
being annexed.
>> Okay.
Thank you.
This is a public hearing.
Anybody else not seeing anyone
else, I will close the public
hearing, open the floor for
discussion or motion.
Commissioner McDuff.
>> I move to make a motion to
agree with staff for the
request for this rezoning.
>> And Commissioner Ketcherset.
>> I second that motion.
>> Okay.
Any discussion or questions?
Not seeing any.
I will call for a vote on the
board.
That item passes 5-0.
Brings us to our last public
hearing of the evening.
Which is -- sorry.
5-E DCA 26-1.
>> Good evening, planning and
zoning commission.
My name is Leah Atkinson.
I serve as the housing programs
coordinator on the community
services team.
Approximately a year ago, a
little bit longer than that,
staff came in front of this
commission to propose a new
program called the affordability
incentive program which should
be housed in section 212 of the
debt and development code.
We've been working on this
for a long time.
We've been working on this
for a long time.
We're here to propose some
amendments to that program.
So as background, the section
212 affordability incentive
program was created on October
15th of 2024.
The program offers nine
different zoning incentives for
residential developments that
commit to leasing or selling
properties.
I'm agreeing to commit some of
my homes as affordable housing
and in exchange I'd like to
access some zoning incentives.
Since the program's creation,
four multifamily developments
and two single-family
developments have applied for
the incentives.
Of these applications, two of
the multifamily have moved
forward and executed contracts
and are in construction now.
They've also been applied to
single-family development.
They've also been applied to
mobile as well as the rate at
which they've been applied for
across both multifamily and
single-family developments.
So most utilized by far so far
has been the parking reduction.
Additionally, among the available
incentives is a landscaping area
point system reduction, the unit
size reduction, a building height
increase, a minimum lot area
height reduction, and a
remote parking reduction.
In summary, staff is committed
to evaluating this program on an
ongoing basis to ensure that it's
operating as effectively as possible.
In the years since program creation,
staff have identified four
opportunities to improve the program.
First, staff is proposing to remove
the right of first refusal requirement.
Next, staff is proposing to increase
access to the incentives by removing
the scaling qualification.
Finally, staff is proposing to
increase affordability requirements
to across the board be affordable
for Denton, meaning below our market
rate, and distinguishing between
those different rental and ownership
markets.
Lastly, staff is proposing to clarify
the affordability requirements for
small developments which have fewer
than 20 homes.
So first and foremost, staff is
proposing to remove that right of
first refusal requirement.
Staff was first proposed.
Staff included the right of
first refusal, which is a requirement
that anytime within the affordability
period, which is 30 years,
should the developer sell the property
to another operator, they would need
to offer the city the right to purchase that property
first. It was initially
included as additional protection on the
affordability. Staff has since determined that it
does very little to protect the affordability,
which is perfectly well protected by our
existing lien process.
Additionally, we found that it causes
significant administrative challenges
for developers, for their lenders, and
for city staff. For these reasons, we are
proposing to remove the requirement.
Additionally,
staff is proposing to adjust the
qualification requirements to access
this program to increase access
to the incentives and reflect the separate
market rates of local rental
and home ownership markets.
We've got a visual for this on the next slide
to dig in a little bit deeper on all of these items.
First, across the board, we are
proposing to remove those scaling qualifications
to access more incentives.
Instead, setting 15%
of all of your units being affordable
as a threshold to access any
number of incentives that might improve the project.
On the rental side,
we're looking to reduce the target income thresholds
to be entirely affordable for
Denton, meaning entirely below
Denton's market rate. On the home ownership
side, we're actually looking to increase the target
income threshold to only include 80%
AMI, as that is still
below Denton's market rate, and it increases
the financial feasibility to actually
construct affordable home ownership opportunities.
Additionally, we are
looking to align the affordability period
specifically for home ownership
projects to existing
programs that already encourage affordable home
ownership, so decreasing it from 30 years to
five years.
So this is a visual
on top of the screen. We have what
currently exists in today's DDC.
As you can see, to
access three or fewer incentives,
a threshold amount of 20%
of the units in a project being
affordable is the threshold
to qualify. There are subcategories
within that. 5% of the total units
need to be set aside for
residents who are extremely low
income, meaning they're living below
30% of the area median income.
10% need to be set aside for
households at very low income,
which is 50% of the area median income,
or AMI.
And then an additional 5%
need to be set aside for households that are
low to moderate income, meaning 80%
of the AMI or below.
If a developer
wants to access more incentives,
they need to scale up the amount of affordability
that is provided,
all the way up to a maximum of 65%
as the requirement for affordability,
if they want to access up to all
nine of the incentives, in theory.
This
table does not differentiate between
rental or homeownership, and
additionally, it sets the duration of affordability as
30 years across the board.
As a few notes on this, we actually
have not received any applications requesting
more than three incentives,
so even actually
some of our applicants who would have qualified
for as many incentives as they liked
found that only two or three actually made
sense for their project at a time,
and so we have not seen a higher
usage beyond that.
Additionally,
the community services team
did conduct a work session
with city council last fall
regarding our housing tax credit program
in which we looked at our market rates
and saw that actually, especially on the
rental side, units that were set
for households that were low to
moderate income at that 80% rate
typically fell above Denton's market
rate, and so our residents
actually weren't receiving a rental reduction
from those units and those qualifications.
We're going across the board in our programs
making sure that when we set a rental reduction, or when
we set a qualification for
a program, it actually provides a cost
reduction to our residents.
For these reasons,
yeah, I think that's everything,
for these reasons we are
looking to propose the following
changes.
So on the rental side,
we're going to maintain, we're proposing to maintain
that 5%
of homes for extremely low income households
and 10% of homes for very low income
households, but eliminating that
5% of homes for low to moderate
income households that was not providing a cost
reduction for residents.
On the homeownership side, we're looking to
bring up those affordability
qualifications to
15% total at the low to moderate
income threshold,
which is entirely still below
market rate, especially when we consider that all of
these homes are going to be new construction builds.
So it's still providing a
reduction from our typical sales
prices that we see, but it allows
for a little bit more feasibility,
hopefully help this program get used
by these developments.
We are also proposing to bring that
down to five years, which aligns it
with other existing affordable homeownership
programs, such as our home buyer
assistance program and the federal
home improvements program, and also
just prevents the situation where a
debt in resident has a 30-year
city lien on their homestead,
preventing them from moving in if they should need to.
Lastly here, staff is proposing to clarify
the affordability qualifications for developments
that have fewer. We are qualifying these developments
in increments of 5%,
which can be difficult for staff to uniformly apply
when a development is three single-family homes.
So we want to make sure that these requirements
are clear and standard
and easy to interpret.
Additionally, in the year that this program
has existed, it has shown some early
promise in being able to
help get these smaller infill
developments built on maybe these weird
lots under the existing DDC
without needing to go through the plan development
process. So we want to preserve that and
encourage that. Staff are proposing
two new rules to make
sure that the rules are clear and accessible to
small projects. First,
four projects with nine or fewer
homes. Staff is proposing to qualify
that by one unit at the highest applicable
income level. As a reminder, that would be
50% AMI for rental or 80%
AMI for home ownership. And then
for projects with between 10 and 19
units, staff would qualify
that by a minimum of 15% of the
units overall, but at the highest applicable
income level rather than including units
at lower income categories.
So for example, a rental development with
19 units total would need to include
three affordable units,
which would be 16% of their total.
But all three could be at 50% AMI
rather than two at 50%
and one at 30%.
That is all the amendments that we have proposed.
Options today are to
recommend approval of the Denton Development Code text
amendments as presented, recommend
approval of the proposed amendments with conditions,
recommend denial, or postpone
to a date certain to allow for further
deliberation. Staff does recommend
approval of the
amendment as the purpose of this
amendment really is to increase
housing access in Denton.
And the ordinance does meet the criteria for code
amendments outlined in DDC Section 274D.
Thanks so much
for your time. What questions can I answer?
Thank you, Lea. I will
open the public hearing at this time
so I don't forget. Any questions of
staff?
Commissioner Ketchur said.
So
we've had five
people use...
Six have applied so far. Six have applied.
How many of those would have
built with us
anyway?
This is to encourage outside
development, basically, right?
Sure.
So, just clarifying,
we're asking how many of these were already
participating in affordability programs?
Well, right, or
like, you know, four of them were
low housing
income tax credits.
So, were they going to try
that anyway?
And they just were able to get
other incentives because
of this? Yeah, so we've had
six apply so far.
What we're doing is addressing pain points
that we've seen so far, both from those
who have actually executed these contracts
and those who are applying
to try to make it easier to access
and hopefully encourage
further and future housing tax credit projects
and other multifamily and single family
projects. So we're hoping for, like, word of mouth
on the ones that we've had already.
Yeah, essentially, and then also
additionally, staff does attend
pre-application conferences and things like that to
help make sure that word gets out about the program.
Right. I feel like it could
be a little more aggressive,
actually, in pulling in
other developers for that.
That was my question, really.
Okay.
Lea, I think, I'm not
sure what schedule it's on, but there is
a developer town hall periodic meeting,
is that correct? Is this something we've shared
with that community at that forum
before? Not this amendment specifically.
We have brought the program overall
a few different times, a few before
it was approved and then a few after it was approved.
But not this amendment specifically.
So we would imagine doing a similar
thing, giving them an update
if council goes through and approves this?
We certainly could. Okay.
Yeah.
Commissioner Dyer?
I'm going to assume that there is a waiting list
for individuals that need housing like this.
Do you know, like, how
long that waiting list is?
So I can speak a little bit. There is not
a universal one, because
a lot of these are independently operated.
The housing authority's waitlist
right now, I believe, I just
read recently, was about five years long
for their voucher program, specifically.
So we do know that these
waitlists, especially for
extremely low income households, tend to span
several years. Okay. Thank you.
Yeah. Commissioner
I'm just off tonight. I'm sorry.
Commissioner McDuffie? There you go.
I just wanted for the record and for the
public hearing, there were some concerns
in our
work session that
this document
did not go through the development code
review committee. So I'm saying
that for the record for the public hearing.
And there were also questions, concerns
of why we
deleted the right of first
refusal requirement.
Did you discuss that? Yes.
Okay.
I guess just
a couple small things as
we consider
ways going forward.
First, thank you very much for bringing
this back. I've
said many times that this
is never done,
right? Things
change, economies change,
how much land there is in the city changes,
et cetera.
And so this is the type of
thing that we need to be revisiting periodically.
So thank you for doing that.
I noticed on the little bar chart
that you had that it looked like
the home ownership
opportunities
took advantage of parking
and lot area.
Is it a fair assessment
of that to say that if
we want more
smaller, affordable
home ownership opportunities, whether or not
they're subsidized or not, that
minimum lot size is a big
barrier to seeing those
be built in the city?
Yeah, I will say of the two applications that we've seen,
both of which are infill
and are supported by some other
program as well, we
have seen that the lot area reduction has had a big
impact on the project, specifically in
what they're able to fit
there and what they're able to make work.
OK, thank you.
Is
a public hearing? I don't see anyone
coming down, so I will
close the public hearing.
I guess just
one more point.
The
I think when we passed this
a year and a half ago-ish,
there was some discussion in the future
perhaps of looking at additional zoning
categories that we could open up for
affordable developments.
I think maybe in the
context of the
SB 840 discussion that we already have on the
matrix, I'd like to see
an update on
whether that
sort of incentive would
be possible in the future
as we continue
to refine this in the future.
Yeah, we'll continue to coordinate with planning.
OK, thank you.
Commissioner Kutcher said.
I would like to motion to approve
the updates.
Commissioner Riggs?
Yeah, I just want to say thank you for going
into each one of those details
and I'll second.
Any discussion?
Not seeing any.
I'll call for a vote on the board.
That item
passes
5-0.
And brings us
to our
planning and zoning matrix.
Just a couple of updates for you all
in terms of council action that's occurred
on items that have come before you.
We did have the specific
use permit for the outdoor storage
that was on the lot west of I-35
near one of the concrete
batch plants that was approved by council at their
May 3rd meeting.
And I see that he has left the room, which is
unfortunate, but I did want to let you all know that we
were able to promote Sean, the senior planner.
So if you see him, give him a hearty congratulations
for a well-deserved promotion.
Very, very well-deserved
congratulations. I think
I got here maybe
two,
two and a half years or so after Sean started.
And I've
seen him
really take the reins and
you know, the one thing I've seen
with Sean's projects is
that there's never
any surprises because he's always done such
a good job at interacting with
the community and the
applicant and everybody
on the front end. So well-deserved.
Any items
for the matrix?
Questions? Commissioner McTuff?
Yes, I'd like to
just to note that
my agenda item
is number four and is still on here.
So we'll want to look at that.
But I also have an addition
that I'd like to bring
forward and that is just
from looking at the
what our proposal of
the data center
project that we just approved,
but also considerable conversation
in social media
and just in the community. So
if we could add on there
and you'll
need to wardsmith this,
Chair Pruitt,
but rules and
regulations, guidelines
for data centers
in the city of Denton.
Are you looking for
something expository about what presently
exists? Well, that would be part
of it, yes, certainly.
What other
parts are you talking about? Well,
I think that
that's a good start.
Rules
and regulations, what currently exists.
I'll make a
slight suggestion. Please.
And especially since you mentioned the
public conversation which has taken place
over this, I think
maybe it would also help to have
a DME representative at that work
session to explain
what
safeguards we have
from a DME perspective, as well
as what requirements we have
given the Texas
PUC and ERCOT
to serve those loads
that,
you know, given
the land use control
that we have, just so that
that whole picture can be on the table.
Commissioner Riggs?
Along those lines, I think we should also talk about
the amount of water that's required.
I know some of the technologies
recycle water, but it would be good to have
that conversation as well.
Yes, I think our work sessions
are very helpful on these
items from an
educational basis, certainly,
and from conversation.
Very good.
At the risk of putting two things on the matrix in one night,
but I hope
this one will come
as a help for staff
at least long term.
One thing I see
as we
launch into the comprehensive plan update
and things going forward,
is that we continue to have a lot of
growth and development pressure
and our staff
is doing an amazing job
managing all that.
And I really want
to hear some ideas from
staff on
what we can do so that
staff time is
so that the
normal everyday things,
right, processing of
applications,
plats, et cetera,
can be done
in less time so that they'll
have more time to devote to
some of the public engagement to
the comp plan coming up.
You know, we've been under this
shot clock per view
on plats for several years now
and that's one item
that I imagine, you know,
had a parade of
people here tonight who didn't
go home to their families
at a normal time when
maybe that would have helped.
So I don't know what the right
answer is there, but
if we could just kind of understand
what, not
just limited to plats, but also
what ideas staff
may have that we can
help staff be more efficient
and
be able to have time to do those
things that we really care about long term.
Anything else for the matrix?
Brings us to concluding items.
Anyone
have concluding items?
Okay. I don't
see any. And with that,
at 7.13 PM,
I will call
this meeting to a close without
objection.