Aug 19, 2020 Planning and Zoning Commission on 2020-08-19 5:30 PM

August 19, 2020 Planning and Zoning Commission 74846

Meeting Details
Meeting Date: August 19, 2020
Board: Planning and Zoning Commission
Video ID: 74846
Has Transcript: Yes
Has Agenda: Yes
AI Summary by Dentron 3000

Meeting Summary: Planning and Zoning Commission Date: August 19, 2020 Time: 5:30 PM (Work Session) / 6:30 PM (Regular Meeting) Location: Council Work Session Room, City Hall, Denton, TX Format: Commissioners participated via video/teleconference. Public participation was conducted virtually or by telephone due to COVID-19 precautions.

Key Topics and Discussions - Minutes & Consent Agenda: Review and approval of August 5, 2020 meeting minutes. Consideration of FP20-0014, a final plat for an Oncor Electric Delivery Company substation (Blagg Addition). - FR20-0007a (McDonnell Highlands Replat): Staff recommended denial due to unresolved site design and easement configuration issues. Applicant may resubmit. - ZCP20-0014 (Rayzor Cottages Site Plan): Staff recommended approval for 37 single-family detached residences within the Rayzor Ranch overlay district. Approval is conditioned on prior approval of a matching replat. Sidewalk connectivity and HOA maintenance were noted. - PP19-0023a & GDP19-0001a (Agave Ranch Preliminary Plat & General Development Plan): Staff recommended approval for both items, citing compliance with the Denton Plan 2030, mobility plan, and engineering/utility standards. Commissioners discussed public notification procedures and legal obligations under Texas Local Government Code §212.005 regarding mandatory approval of compliant plats. - PP20-0015a (Drury Tract Preliminary Plat): Staff recommended denial due to non-compliance with reverse setback requirements for an existing gas well and failure to submit a required final plugged well report. - PDA19-0004c (Preserve at Pecan Creek Concept Plan Amendment): Public hearing initiated for a request to amend a planned development from retail/community uses to 21 single-family homes. Staff presented traffic and density analyses aligning with the updated mobility plan. - Project Matrix: Discussion scheduled regarding the Planning and Zoning Commission Project Matrix.

Motions, Votes, and Outcomes - Motion to Suspend Comment Card Rules (PDA19-0004c): Passed 7–0 to allow public comment submissions until the item is heard in the public hearing. - Approval of Minutes (August 5, 2020): Approved. - Consent Agenda (FP20-0014): Approved. - Staff Recommendations Accepted for Processing: Denial (FR20-0007a, PP20-0015a); Conditional Approval (ZCP20-0014); Approval (PP19-0023a, GDP19-0001a). - Note: The provided transcript excerpt concludes during the presentation for PDA19-0004c; subsequent public comments, commission discussion, and final votes are not recorded in the provided materials.

Decisions Made - Approved August 5, 2020 meeting minutes. - Approved Final Plat of Blagg Addition (FP20-0014). - Accepted staff recommendations for denial of FR20-0007a and PP20-0015a, with applicants permitted to resubmit upon compliance. - Accepted staff recommendation for conditional approval of ZCP20-0014. - Accepted staff recommendation for approval of the Agave Ranch General Development Plan and Preliminary Plat. - Authorized a closed session to review legal implications and liability regarding mandatory plat approval under T.L.G.C. §212.005.

Action Items and Next Steps - Applicants (FR20-0007a, PP20-0015a): Resubmit applications upon resolution of site design, easement, and gas well setback compliance issues. Staff will review resubmissions within 15 days. - Applicant (ZCP20-0014): Secure approval of a consistent replat prior to permitting. - Commission/Legal Counsel: Conduct closed session to review legal obligations regarding T.L.G.C. §212.005 compliance for the Agave Ranch plat. - PDA19-0004c: Proceed with public comment period, commission deliberation, and final vote/recommendation to City Council. - Staff: Continue tracking and reporting on agenda items per the Planning and Zoning Commission Project Matrix.

Agenda Chapters
1. After determining that a quorum is present, the Planning and Zoning Commission of the City of Denton, Texas will convene in a Work Session on Wednesday, August 19, 2020 at 5:30 p.m. in the Council Work Session Room at City Hall, 215 E. McKinney Street, Denton, Texas at which the following items will be considered:
0:08 - 0:21
2. 2. Clarification of agenda items listed on the agenda for this meeting
0:21 - 77:12
3. The Planning and Zoning Commission will convene in a Regular Meeting on Wednesday, August 19, 2020 at 6:30 p.m. in the Council Work Session Room at City Hall, 215 E. McKinney at which time the following items will be considered:
77:12 - 77:45
4. 1. PLEDGE OF ALLEGIANCE
77:45 - 78:22
5. 2. CONSIDER APPROVAL OF THE PLANNING AND ZONING COMMISSION MINUTES FOR:
78:22 - 79:16
6. 3. CONSENT AGENDA
79:16 - 80:32
7. Consider a Final Replat of Lots 1-R1 & 1-R2, Block A, McDonnell Highlands Phase One Addition; being a replat of Lot 1, Block A, McDonnell Highlands Phase One Addition. The approximately 3.241-acre property is generally located on the south side of E. McKinney Street and west of the intersection of Glenngary Way in the City of Denton, Denton County, Texas. Staff recommends denial of this request. (FR20-0007, E. McKinney Street Retail Development, Hayley Zagurski)
80:32 - 82:14
8. Consider a request by Allegiance Hillview LP for approval of a Site Plan for single-family detached residences to be constructed within the Rayzor Ranch South Mixed Use Subarea. The approximately 4.51-acre property is generally on the west side of Bonnie Brae Street between Linden Street and Crescent Street in the City of Denton, Denton County, Texas. (ZCP20-0014, Rayzor Cottages, Hayley Zagurski)
82:14 - 87:58
9. Consider a request by Agave Ranch Development, LLC for approval of a General Development Plan for Agave Ranch. The approximately 92-acre site is generally located generally located on the east side of East Sherman Drive (FM 428), approximately 1,465 feet north of Hartlee Field Road in the City of Denton, Denton County, Texas. (GDP19-0001a, Agave Ranch, Julie Wyatt)
87:58 - 140:47
10. Consider a request by Agave Ranch Development, LLC for approval of a Preliminary Plat for Agave Ranch. The approximately 92-acre site is generally located generally located on the east side of East Sherman Drive (FM 428), approximately 1,465 feet north of Hartlee Field Road in the City of Denton, Denton County, Texas. (PP19-0023a, Agave Ranch, Julie Wyatt)
140:47 - 156:25
11. Consider a request by Brock A. Pfister of Kimley-Horn and Associates, Inc., on behalf of Michael H. Drury, for approval of a Preliminary Plat of the Drury Tract Addition. The approximately 22.8025-acre site is generally located on the east side of Highland Park Road, approximately 750 feet south of Willowwood Street, in the City of Denton, Denton County, Texas. Staff is recommending denial of this request as it does not meet the established criteria for approval, and specifically Section 6.2.1C and Section 6.2.2F of the Denton Development Code. (PP20-0015, Forestar Rayzor Phase 1A Drury Tract, Ron Menguita).
156:25 - 177:36
12. Hold a public hearing and consider making a recommendation to City Council regarding a request by Forestar Real Estate Group, Inc. for a Concept Plan amendment and Detailed Plan approval to Sections J & K of Planned Development 132, The Preserve at Pecan Creek. The 7.2-acre property is generally located at the southwest corner of Lakeview Boulevard and Edwards Road, in the City of Denton, Denton County, Texas. (PDA19-0004c, Preserve at Pecan Creek J & K Amendment, Julie Wyatt)
177:36 - 220:09
13. Hold a discussion regarding the Planning and Zoning Commission Project Matrix.
220:09 - 230:17
14. 7. CONCLUDING ITEMS
230:17 - 230:52
Transcript
58052 words
I'm going to turn it over to commission member. >> Good afternoon, ladies and gentlemen and welcome to the planning and zoning work session meeting for August 19, 2020. It is 534 and seeing that we have a quorum I will call this meeting to order. The first item on our agenda is citizen comments. We have none this evening so I will call this meeting to order. The second item is go out of order to consider suspension of rules for comment cards. As the commissioners I believe were made aware there was an issue with the delayed comment availability for PDA 19-004C. What I would like to do in the work session is to entertain a motion and a vote to suspend the rules allowing individuals to comment until we hear this item in public hearing. Commissioner Ellis? >> We have a decision to suspend the rules allowing comment cards up until we hear this item in public hearing. Commissioner Ellis? >> We have a decision to suspend the rules allowing comment cards up until we hear this item in public hearing. Commissioner Ellis? >> We have a decision to suspend the rules allowing comment cards up until we hear this item in public hearing. Commissioner Ellis? >> Can we have a quick discussion on that? >> Absolutely. >> My only issue with that is we can take comments up until that and I think that is the last thing on our agenda here but how are we going to have the opportunity to actually read them if we are in meeting? >> Typically on the comment cards we just read the details but we also will list like we do with every item those that submitted comment cards for or against. >> Often times they write in there too. We are just not going to have a chance to read them. >> That is correct. I think we would be able to get the actual verbiage. So I'm getting worried that we might be able to take a quick recess. Commissioner Ellis and forward those out if and when they come in. Would that be agreeable for a recess prior? >> I guess. I mean I don't love the whole idea to be honest with you. I think it is inconsistent with what we do. If we do have a lot of opposition for that, we are not going to be able to give it focus and attention by the time we get to that item today. If it was a city error, I think they should suck it up and repost it and hold it again. But that is just my opinion. >> Okay. Just for context, we have had one person submit a comment car for that item today. So there hasn't been a lot of traction in the limitation of the ability to speak from the amount of comments we have actually received on the item. Did you have something? >> I think we had two. But I agree with you, chair. >> So with that, is there any discussion on this quick motion? I will call vote by roll call. Commissioner Ellis? >> Aye. >> Commissioner Beck? >> Aye. >> Commissioner Cole? >> Aye. >> Commissioner Anderson? >> Aye. >> Commissioner Pernetta? >> Aye. >> Commissioner Smith? >> Aye. >> The chair is also an aye. That passes 7-0. So that will allow individuals to comment until we call the item and then we will work if we receive any in the next set of time, whether that is an hour or 90 minutes or however long it takes, we will certainly take a recess and ensure all commissioners have the chance to review that adequately. Going back to the agenda, we're just going to hop back into the consideration of minutes. That's item two on the regular meeting agenda. Is there any discussion around the minutes? Okay. Seeing none, we'll go to -- oh, Commissioner Ellis? >> Well, just to note, there were a couple of corrections, so I think that was emailed to everybody, though. >> Great. Thank you. Any other discussion on this? Great. The next item of business is our consent. Is there any questions? We just have one on the consent. Is there any questions on FP20-0014? Okay. Seeing none, we'll go into items for individual consideration. First item is item 4A, FR20-0007A, and I'll invite Haley Zygursky for a presentation. >> All right. Good evening, commissioners. >> Good evening. I'm Haley Zygursky. I'm here to present a replat for the East McKinney Street retail edition. The plat was previously on your agenda, and an extension was approved to allow them the additional 30 days to work through staff comments. During that time, unfortunately, some other issues arose with the site design and layout for this that may result in changes to the easement configuration. So the replat was not resubmitted to us. The original comments in the meeting section 2.4.5E of the code still stand at this time, and so we are recommending denial of the plat for those reasons. Happy to answer any questions. >> Haley, what's the next step for them? Will they just have to go back to square one in the filing, and it'll come back to us as a new project? >> Under the local government code, they can resubmit, and then we will have 15 days to bring that back to you all. >> And they can resubmit at any time, correct? >> Correct. >> Okay. Any questions for Haley on this item? Seeing none, we'll just move on to the next one. Thank you, Haley. You're actually on the next one, too, but it's item 4BZCP-14. >> All right. Yes, this is case ZCP 2014 for the razor cottages. The request before you is to consider site plan approval for a single-family development on approximately 4 1/2 acres. It's located in the area shown in yellow on this map, so on the west side of Bonnie Bray in between the new extensions of Crescent and Linden Streets. As you all may be familiar, site plans are -- within the razor range overlay district, site plans are required to come to P&Z for approval. This particular project is part of the south campus, and within the southern half of razor ranch, all developments do require the site plan approval that includes a site plan, landscape plan, and building elevations. There are criteria for approval, of course, outlined in the razor range overlay district. These criteria require that the site plan comply with the concept plan approved for razor ranch, that the plan provide for the design and arrangement of driveways and parking that is in accordance with the applicable requirements, the DDC and the razor range overlay, that there's adequate utilities, drainage, and supporting infrastructure, and if not, that it would be extended. And rather, the site plan fully complies with all of the other sections of the razor range overlay district, which would include their architectural and landscaping standards primarily. This shows the zoning map for the razor range overlay district. So in approximately 2009, their kind of concept bubble plan was replaced with more of a general zoning map. So this project is shown in red on the map. You can see that area is designated as SF for single family. The base zoning for the razor overlay district is still based on the 2002 code district, so this particular property has a base zoning district of neighborhood residential mixed use. This entire area shown on the map here within the purple and blue and green shaded areas is what's called the razor ranch south mixed use sub area. It's intended primarily for residential developments and less intensive commercial uses like office and hotels. This particular parcel is subject to the standards and exhibit C2B of the overlay that was provided in your backup. Those standards were adopted in 2019. Some of you may remember when we went through those. Those standards did designate this property as well as the other single family areas for garden style, kind of zero lot line style single family homes. In particular, this parcel was limited to one bedroom units that have a minimum square footage of 800 square feet. So this is a look at the site plan. North is to the top of the screen here, so you can see crescent street, bonnie bray on the east side, and then linden to the south. This would include 37 single family homes. You can see they are zero lot lines. The homes would abut the lot line on one side and then have approximately a six to eight foot side yard on the other sides. There are two parking spaces provided within each lot here, so one would be in the garage, one would be in the driveways. There is kind of an HOA amenity lot here in the middle that they've proposed a pavilion and some sidewalks and some seating areas. And then there is another HOA lot that would be the street system through here. These are proposed to be private streets and alleys that would be maintained by that homeowners association. Currently this property is platted as one lot, so there would be a need to replat in a consistent manner with what you see here prior to them going to the permitting phase. This is a look at the landscape plan. Since this is a single family, it's not as intensive as what we typically look at for a commercial development. It does meet the street tree requirements of the overlay, which is again based on our 2002 code. So that's one tree per lot for those with 60 feet or less of frontage and two on lots with more than 60 feet. So a total of 59 street trees are provided throughout the development. Each individual lot, they provided a schematic that shows how they would meet the 20% minimum landscape area. And then they do have some enhanced landscaping here around that central amenity area, as well as to help screen these guest parking spaces from the homes that are closest to them. This is a look at some of the proposed elevations. Again, these are kind of cottage-style homes, so a little bit smaller than what we typically see. They do meet the minimum requirements of the overlay district for 20% windows and doors on the street side. They do meet the minimum of 40% brick and stone, as well as the overall 80% brick, stone, stucco and fiber cement requirement. This is a look at two of the other proposed elevations, again, that meet all of those standards from the overlay district. And staff is recommending approval of this request with the condition that a replant consistent with the lot layout shown on the site plan be approved prior to issuance of building permits for the single-family homes. I'm happy to answer any questions. >> Commissioner Ellis. >> Hey, there. I'm just curious to say, Kaylee, is this an age-restricted community? >> It is not specifically. I believe the developer expects it to be primarily older or single or just young couples perhaps without children, but it's not deed-restricted or anything that I'm aware of. >> Any other questions for Kaylee? >> Chair? >> Yeah, it looks like we're frozen on video I am, but Commissioner Beck. >> Yeah, Kaylee, can you pull up any of your maps of the property and indicate where the sidewalks are? I was really unclear in the maps of the property. >> This is germane to public feedback that we got. >> Yes, so there are perimeter sidewalks you can see here on Crescent and Linden Street that were recently installed. I believe with the build-out of Bonnie Bray there will ultimately be sidewalks along Bonnie Bray, and then each individual unit you can see does have their own sidewalks. There's a sidewalk system here surrounding the HOA lot as well as behind the parking spaces to guide pedestrians throughout the development. >> And there will be pedestrian connectivity over to the business west side of the property? >> Correct. I don't know if you've been out there recently, but all the infrastructure for the east side of razor ranch, so everything here east of heritage trail was recently completed. Kind of all in one fell swoop, so there may be a gap in the sidewalks for the multifamily projects that are currently under construction or soon to be under construction. Other than that, all the sidewalks have been built to get pedestrians out to heritage trail, and then, of course, there's sidewalks being constructed as they go on the town center side. >> Well, thank you, Haley. I appreciate it. >> Yep. >> Any other questions for Haley? Okay. I don't see anyone. It looks like all videos are working right now. So with that, we'll move on to the next item, item 4c, pp19-0023a. And this item and the next are both Julie Wyatt. So I'll invite her for what I believe will be an update from last meeting. So I'll let her use the discretion on what slides or updates to be made. We just recently heard this two weeks ago. >> Good evening. I'm Julie Wyatt, senior planner. Let me pull up the presentation. And let me see if I can get there. Ah, here we go. Okay. So this is -- this is the agave ranch project, and there are two items on your agenda tonight. We're going to look at those independently. But first I want to talk briefly about the history of the agave ranch project. Because I know there's been a lot of discussion and concern from residents. So just a little bit of history. I know you all have seen this before. This project has been in front of you several times. Back in 2002, the area adjacent to us, the agave ranch project, in 2002, the area adjacent to Sherman, so there was a linear portion of the site adjacent to Sherman that was within the city. And it was -- it was designated as our D5 district during the citywide rezoning. In 2005, there was an annexation of the eastern 55 acres as part of a larger annexation program within the city of 3,300 acres. And then last year, you saw this case, I believe it was three times. First, the property owner came forward with a zoning -- an initial zoning and a rezoning of NR4 district. That was denied. That recommendation of denial was approved by the planning and zoning commission. They came back with a revised zoning plan to have NR4, NR3, and NR2 districts. I believe at that time the planning and zoning commission still felt like that was too dense for the area. So the item was postponed. The applicant went back to the drawing board. They came back with a new zoning plan of NR3 and NR2. That was recommended approval with conditions. We'll look at those conditions in a minute. On June 19th of last year, and then it went to city council on June 16th, and that was approved, those conditions. So that changed that zoning to NR3 and NR2. And then last -- or at your last meeting, we talked about the preliminary plan and general development plan. We talked about this at the last meeting. I won't go into detail. But as part of that rezoning, there was that transportation study that kind of looked at the general mobility of this surrounding area and how cars were going to move through the area in the future. So on July 16th, that -- as I said, that zoning was approved. It had 46.5 acres of residential 2 and then 45.5 acres of residential 3. As part of that, there were several overlay conditions that were related to open space, to screening, to setbacks from the FM428 roadway. And so the applicant provided a concept plan associated with that, kind of laying out what those conditions would look like and also the mobility, including that Hartley Field Road area. And so I know a lot of discussion has centered around the mobility and in particular for the Hartley Field roadway. And so I wanted to talk a little bit about what our mobility plan is. So it is a component of our comprehensive plan. The roadway component map, what we call the mobility plan, is that guiding document for the development of our street network. And the comprehensive plan goes further to say it should be an integral part of the street layout networks in our site review process. So it's something we look at with every project. That mobility plan, that map, is approved through the comprehensive plan amendment process. It was last modified in 2015. And it requires a dual public hearing process. It's similar to a rezoning. In fact, y'all just recently saw a comprehensive plan amendment come forward. And that process is outlined in section 2.7.1 of the 2019 Denton Development Code. As we've talked about with our comprehensive plan boot camps, comprehensive plans are more than just the maps. They also include goals and vision statements and also actions and policies. So Denton Plan 2030, that element six related to mobility, also includes two actions. One is that we should ensure that new development is consistent with and preserves those new roads and road improvements identified in the mobility plan. And as part of the development review process, as I said, we check that mobility plan. And then it also -- we have a procedure for all roads in Denton to comply with those consistent standards that we adopt. And that includes not only city roads, but also county roads, text out roads. So now we'll go a little -- we'll talk about the first item, which is that GDP. There are -- >> Chair? >> Yes. Chris Relles. >> Thank you. Julie, before we move on, just a quick question about the comprehensive amendment, if you amended the mobility plan. Who can bring about that? Is that something that staff would bring before or anyone from the public? I mean, who is allowed to initiate that? >> Let me check the code and make sure that I answer that correctly. Because the process should outline that. Just a minute. Getting closer. So an amendment to the comprehensive plan may be initiated by the city council, the planning and zoning commission, the director, or the property owners with an application executed by all property owners or their authorized agents. >> Property owners within a certain range? Is that spelled out? >> Well, that -- you know, and that process is laid out for not only those texts and those maps that are associated with the comprehensive plan, but also for a property owner who would seek a comprehensive plan amendment for their property. So something like updates to our comprehensive plan or small area plans related to the comprehensive plan or the mobility plan are typically initiated by the city as part of our updates to our comprehensive plan, those regular updates. >> Mr. Beck. >> Thank you, chair. This falls directly on commissioner Ellis' question, and that is, do we have the four changes to the mobility plan? Do we have the same sort of notification schema that we utilize? Were we notifying Hartley field folks and would -- the other adjacent neighborhood folks that this was the plan to put a four-lane road there? They all -- the feedback seemed to indicate surprise. >> So that -- the mobility plan that was adopted in 2015, I don't know what their outreach program was, but like with any of our comprehensive plan amendments, we have a community outreach program that we do talking with stakeholders, community meetings. You know, it would be a little more akin to how we adopt our -- how we adopted our new debt and development code, and that is there would be a notification within the paper, but not necessarily -- we did notify the property owners with the 2019 adoption, but that was more related to the map and not necessarily just the text of that code amendment. And Richard may want to weigh in here, but it would be my understanding that a kind of a text amendment to that comprehensive plan would follow the notification of the public notification within the newspaper. >> So there wouldn't be a mailing to the entire city? >> Correct. >> And there would not be a mailing to the affected properties? >> It would be a mailing -- we're talking mailing every person in the city. >> No. If you're going to change the roads and there's an impact on right-of-ways for certain roads, you're not talking about changing the entire city, you're talking about changing certain roads in a plan. It just seems reasonable to give the impacted property owners at least some opportunity for feedback. So that it doesn't occur to us during planning. >> I think with Hartley Field, I think there's a number of things going on. One is it is a county road, and so if you look at the county's mobility plan, there's kind of matches what the city matches. So I don't know how the county notified those residents in the county of that -- of their plan. I can find out -- I know Brian will be here about the notification process that we had when they had the number of meetings for this current mobility plan update and what's planned for that adoption. >> So part of the reason that I'm asking those questions there is it seems -- and I'm glad Commissioner Ellison brought this up at this moment. It seems like ultimately the -- nobody is in opposition to the development. They're in opposition to the mobility plan. But if the development goes in as specified by the mobility plan, then we're going to catch 22. So it feels like we've gotten development out in front of things here. So I'll reserve other comments for after presentation. Thank you. >> All right. I'll go ahead and share my screen again. >> Okay. So the review criteria for a general development plan is outlined in subchapter 16 of the 2002 Denton development code. And there are four criteria. First is it conformed to the infrastructure policies identified in the Denton plan, Denton plan 2030 or comprehensive plan, and any other city infrastructure master plan and the city's current and future parks and playground facilities. The second conforms to the rules in its extraterritorial jurisdiction identified in the Denton plan, Denton 2030 plan, and any other city of Denton infrastructure master plan. Conforms to any rules adopted under section 212.002 or is set forth in the application criteria manual. Complies with all construction standards and complies with all applicable laws and subchapters. We'll talk about these related to those exhibits. I'm going to take them out of order so hopefully I won't be too long. Julie, can I interrupt you real fast? Sure. On the top of that slide you were just on, it references 212.005. It says must approve a plat that is required to be prepared. Is the GDP considered a plat? Is this -- it's different than a preliminary plat, but is the GDP in terms of the local government code considered a plat? It is considered part of our subdivision ordinance. So as part of our subdivision ordinance, this section 212.002 right here gives the city of Denton to establish the rules for subdivision. And so underneath our subdivision rules, that GDP would follow these requirements. So there's not a dissimilarity to the compulsion of the commissioners as it pertains to a GDP versus a PP or an FP? Correct. Okay. Thank you. So the first exhibit we're looking at is their open space and screening plan. So this relates to that criteria number one. Our findings are that it conforms to all applicable requirements. Additionally, that open space required by the overlay conditions, you know, those parks, the trails, the screening along FM 428, establish those opportunities for recreation for residents in that trail section for future connections. So it does comply with that criteria one. Second, looking at the paving plan that they provided. It conforms to that criteria two, the extension of the city's infrastructure within the municipality and in its ETJ as identified by the comprehensive plan and any other city of Denton infrastructure master plans. Those extensions as required by the Denton plan 2030 and mobility plan are do conform and it does comply with that requirement as well as with the city construction standards are showing those pavement sections as required. I'll go a little deeper into this on this next slide related to mobility and water and waste water. The mobility plan does identify FM 428 as an arterial. As such, they're required to dedicate 110 feet of, or I'm sorry, 10 feet of right of way along FM 428 for the expansion of that road. As well as 110 feet of right of way for the future alignment of Hartley Field Road, which is in this general area. Now, there was a change to the plan that you saw on August 5th from the one that you saw tonight and that is the change of name from Hartley Field to Big Sky. I don't know if you can see here, but there is a gap between the subject site, the Agave Ranch, and the future connection to Hartley Field Road. Right now, the city, neither the city nor the county are contemplating closing that gap and extending that road and connecting it. The applicant talked with the city and they felt like it was maybe confusing to have the two Hartley Field Roads here. They're proposing that Big Sky name because we don't know when that road would connect in the future. To keep it consistent with what the existing roadway pattern is now. The second item is that wastewater and that's they have to connect to, they have to extend that 16 inch water line along FM 428 toward the north as well as the sanitary sewer within a 20 foot public utility easement that they will dedicate along FM 428. Richard mentioned the Denton County plans. This goes into that criteria number five and that it complies with all applicable laws and subchapters and that extends to our ETJ. And this is, this was the county's 2017 plan and here is their current plan. It shows Hartley Field west of the subject property, I'm sorry, east of the subject property as a minor two lane road connecting to the future Cooper Creek but along the subject property it would be that major four lane divided and so they're dedicating that adequate right of way for that. And then the final thing that it conforms to any rules adopted under that section 212, that's where the Texas Local Government Code gives us the authority to create that subdivision ordinance and so it complies. So staff recommends approval of the request in accordance with the Texas Local Government Code because it does comply with all applicable DDC standards for general development plans and it does comply with that 212.005 that the municipal authority for approving plats must approve a plat if it is required to be prepared and satisfies all applicable regulations. That's all I have for the GDP. I didn't know if you wanted to me to just continue on with the preliminary plat, it's shorter. Yeah, Jill, let me just break real fast in case there's some questions here we can tackle real fast. Is there any questions on the GDP or we can certainly listen to the plat and Commissioner Beck? Chair, are we going to discuss these items I mean, you're obviously discussing them separately but are we discussing them as a totality during this workstation? These two related items? I don't think that's implicit. I mean, we can separate them or speak any way you want. I mean, if you have questions about the GDP certainly you can ask now or if a presentation on the plat would provide clarity for better questioning, that's probably fine. Well, I'll ask a GDP question then. Thank you, Chair. Julie, can we recommend additional restrictions? I don't believe that the 2002 code allowed for conditions on GDPs but I will check that and let you know. I'm going to pull that up right now. Okay, thank you. That's my current question so I'll pass back while she looks that up. While she's looking that up, Commissioner Beck, can I ask what restrictions would be of interest? In the feedback that we've received the majority of them are not opposed to development, they're not opposed to future Carter Ranch development. In fact, many of the residents seem to propose if the turn around, the big sky turn around where the current barn is could be locked in place and not punched through that the residents wouldn't oppose that. So if we could put that restriction as proposed by the citizens then that would be something of interest to me in trying to satisfy citizen feedback. You're saying not dedicate the right away? Not so much the right away as put a restriction that without future amendment process there isn't I guess that would be not dedicate the right away. I'm not sure of the exact mechanism that one would preclude a road going through there but if we could preclude that circle connecting up to Hartley Field dogleg through a GDP overlay restriction that was a suggestion by citizen and I think that's quite reasonable. I can answer about the GDP conditions. The 2002 code does not allow for conditional approval. Thank you for that clarification. Any other questions on the GDP presentation? All right, let's go ahead and do the preliminary plot. This is, let me pull up the agenda item to kind of announce it but it's item four oh man, there's no letters on here. We'll call it E. It's PP20-0015A. All right, so I am I'm presenting the review criteria for preliminary plots and this is in, this is related to PP19-0023. It's a Gavé Ranch preliminary plot. There are six standards for approval within it for preliminary plots within the 2002 Denton Development Code. First, does it conform to the general development plan which we just talked about. Second, does it conforms to the Denton Plan 2030, its land uses, its current and future streets, alleys, parks, playgrounds, and public facilities. Three, conforms to the Denton Plan 2030 for its future land uses, extensions of city roads, streets, and public highways within the municipality taking to account access to an extension of sewer and water mains and the instrumentalities of public utilities. Four, complies with all applicable sections of the criteria manuals. Five, complies with all applicable laws and sublaws. And then six, the proposed provision of and configuration of roads, water, waste water, and drainage facilities. And easements and rights of way are adequate to serve the subdivision and meet applicable standards in a timely and efficient manner in conformance with the standards of subchapters 19 through 21, section 35.16.20.G. So this, we've been over a lot of this with the general development plan. It's pretty consistent with that general development plan, but I just want to talk about a few things briefly. First, that criteria, we're going to take these a bit out of order, but that first criteria, does it conform to the general development plan as proposed? And it does. Second, conforms to the Dent Plan 2030, its land uses, its current and future streets, alleys, parks, playgrounds, and public utility facilities. The plot conforms to the zoning that was approved last year, that R3 and R2, and it also complies with the Dent Plan 2030. And it complies with, it conforms to the Dent Plan 2030 for the future land uses, extension of city roads, streets, and public highways within the municipality. It meets the overall goals of that 2030 plan as discussed with that zoning plan. So there are conditions on the zoning which meet that intent of that comprehensive plan. It also complies with the mobility plan component of the Dent Plan 2030, and provides the extension of those public utilities. It complies with all applicable sections of the criteria manuals. Those are those engineering criteria manuals, and it does comply. And also with all applicable laws and sub-laws, and it does comply. And then the proposed provision and configuration of the roads, water, wastewater, and drainage facilities and those easements. They're providing that internal road capacity and connectivity. They're also connecting to that water and wastewater south of the subject property as well as constructing that sewer lift station for this general area to connect. So it does comply with that provision as well. So based upon that, staff recommends approval of that preliminary plat because it does comply with those standards in the Debt and Development Code. And once again, it does comply with that Texas Local Government Code 212.005 that the municipal authority responsible for approving plat must approve a plat that is required to be prepared and satisfies all applicable regulations. So that's all I have for the preliminary plat. - Chair Shirelles. - Thank you, Chair. Julie, so there's a note on there about this being contingent upon the an all ESA approval. So if there is, I mean, is there some kind of criteria they're not meeting yet or? - Commissioner, I apologize. If you have called in on the line, if you could mute your phone, we're hearing some sweet jazz music just then. And I wanted to make sure we understood Commissioner Ellis's question. I apologize for interrupting Commissioner Ellis. Floor is yours. - The music's my fault. - Oh, great. - Let me share my screen and I think I can talk about that. So there is a section that may be considered ESA. It is in this area right here. Right now they're not proposing any impacts to that. But because there is ESA within the general area of the property, our water administration group felt like it was the safest thing to do, to add that note, just to make sure that they were aware that if any future impacts, any drainage impacts in that ESA, if they were going to propose that, they would have to seek approval of an alternative ESA before they could move forward with that. - Commissioner Smith. - I actually think Commissioner Anderson raised his hand before I did, but I'll be brief and quick. Sorry, Ronnie. Julie, will you go back to the first part of your slide when you're talking about what the local government code says we have to abide by as a commission? - Sure. - Go back. Yep, you got it. So the underlined part, just to make sure you hear it clearly and then I'll make a request to legal. Most, so the municipal authority responsible for approving plats must approve a plat that is required to be prepared and that satisfies all applicable regulations. So basically the way that Texas local government code is worded is that if you go through and we've gone through and checked off complies, complies, complies, complies, the Texas local government code says that we are then compelled to approve the plat because it meets and satisfies all applicable regulations. Is that correct, Julie, in the way that it's written? - I might defer to legal to answer that, but that is my understanding of the Texas local government code. - And Cynthia, just to give you a heads up, I think I can use my crystal ball to predict what you're going to say. And if I'm right, then maybe what I'm going to say will make sense. After we get done with the other items, before we go into public session, I'd like to have a closed session if it's prudent for us to have that discussion there, Cynthia. - Commissioner Smith, could you repeat your question? - Yeah, so that question, that Texas local government code 212.005 says that a municipal body whose charge is to approve preliminary plats, that if the preliminary plat meets all regulations and complies, that they are compelled essentially then to approve that preliminary plat. In my reading, I understand that Texas local government code correctly, and then understanding Julie's presentation correctly, and that right now, as this preliminary plat stands, it complies in all areas. - That's what Ms. White is saying in her staff report, that it complies with all the requirements in the DDC. - Okay. So if for some reason we did not do that, then we could have a legal issue. And if your answer is going to be we need to go into closed session to discuss that, I would request to do that after all the other items have been discussed. - That's correct. - Okay. All right. So you're saying that it's correct that it would be, it would be not good for us to do that? Or you want me to go into closed session and talk about that? - If your question is, is there a legal issue with you? - Not approving the plat, even though it meets all the requirements of the DDC. - Yes, that's a legal issue. Yes. If the commission wants to go into closed session, to discuss that specific question, that's something that we can do. - Okay. I'll ask for us to do closed session after we get through the other items before we go into public session, Chair. - Okay. Commissioner Anderson. - Thanks. - Can you share your screen one more time with the pages that Commissioner Smith was talking about? - Sure. - Because if I'm reading this correctly, number one is to conform to the general development plan. And I'm looking at their plat, the preliminary plat, and it doesn't, to me, I don't see the same. I don't see it matching because it has Big Sky Ranch. There's no roundabout on their preliminary plat. Their plan shows a roundabout. So that's a conflict, correct? - Well, the preliminary plat wouldn't show those proposed improvements. It would just show the right of way that would be dedicated to accommodate those improvements. - Okay. But weren't the developers asked numerous times by city council and PNZ before I was on it to not connect this road through? And my understanding is they didn't take that recommendation. They're doing it on their own anyways. So now we're kind of caught because they are following their the rules, but even though they're not going by what was asked of them to get this approved. - The with the development that we they have to comply with the mobility plan as as adopted as a component of the comprehensive plan. But I mean, if you're showing me a preliminary plat and this is the plat of the area and there's no roundabout to me, it doesn't match the general development plan because that's the other plan is what they, I mean again, I'm relatively new at all this stuff that we're talking about right here. But back to what Commissioner Smith said earlier, I mean, Commissioner Beck said earlier is all the neighbors, they're not against the whole thing. You know, they're not against the development. They're against this street tapping into their street and making it a major road, which and I'm looking at the plan and I don't see if the preliminary plat doesn't have a roundabout and the through fair and now we're saying, you know, now they're saying they want to have it even though they were told by like city council and the previous you know, PNZ commissioners to not do that, but they went ahead and did it on their own. Their plan does conform with the mobility plan as adopted. So it was a requirement to comply with that mobility plan. And then the roundabout, I see what you're saying about the roundabout, it's shown on the general development plan, but not on the preliminary plat. That general development plan shows what those eventual improvements would be. So it does show what that pavement section would be. The preliminary plat isn't intended to show those improvements. It would just show that right of way that would be needed to be dedicated to accommodate those improvements. So it wouldn't necessarily show those roads as they're going to be eventually designed. It's just going to show that right of way dedication. So you can kind of make up a preliminary plat of how you want it just to get it through and then you can change it up later. I'm just asking for future reference. Well, the preliminary plat does show that that right of way dedication is being dedicated to accommodate that future roundabout. So it wouldn't, they are consistent in that right of way section. That width that's being dedicated. Those future improvements wouldn't be shown on that preliminary plat. We don't show sidewalks or driveways on a preliminary plat. We just kind of show where the lots are going to go, where that right of way dedication is and where those easements would be. Does that make sense? Did I? Yeah, thank you. Chair, if I can just add some clarification. Please. When the City Council approved that rezoning, there were overlay conditions. The prohibition about a road connecting through was not included in those conditions of approval. Part of that, part of the discussion with this road, kind of this future extension, which may or may not happen. But there was a specific study I think Julie had hinted to and can probably pull it up. But as a result of the growth that we had on the other side of 428, this development and some of the others, there was a specific transportation study that City Council commissioned. One for this section of the city, and then there was one at the south end of the city as it related to Ryan Road and the development around Hickory Creek. And so we had those two going on simultaneously. And that's what kind of prompted a re-examination of these east-west, north-south connections. I also timed with what TxDOT is looking to do with 428. There, you know, again, that is a plan to be a six-lane, a six-lane road. And so that is, TxDOT's plans are, so think of the loop. That's what you will see at 428 in, I don't know, in the near future or the late future. But that is the state's plan for that road. Chris, you're back. Thank you, Richard. Thank you, Chair. I'm not sure if this is a Julie question or Richard question or a Brian question. My understanding from the discussion last time was that the mobility plan and the general layout was not specific to a given piece of property for a road-throughway. That it was, that there was a plus or minus 1,250 feet or 1,000 feet or something like that in order to accommodate development as it proceeds in the future. And so if there's wiggle room in the mobility plan, so that's sort of the first part of this question. If there's wiggle room in the development plan as to the precise location, then by the developer specifying what they're seeding as the right-of-way, they're essentially locking it in, even though the mobility plan itself is not in. Is that correct that there's wiggle room in the exact location? Well, let me share my screen and I can kind of show you what the mobility plan. And I believe Brian, our traffic engineer, is on the line if we want to tap him in to answer. Maybe he can assist with some of these. Well, I will just, I just wanted to pull up the current mobility plan. So you can actually see that the Hartley Field Road is intended to, the mobility plan does show it a little south of where it's actually proposing. It's actually proposing to go more north than what the mobility plan is showing. So that, if that's the operating map, but then the developers had the wiggle room to put the roundabout in there and seed that particular location because it met their purposes, which is, I mean, that's fine. They get to design their interior property as best it suits them. But if they have the wiggle room to do that, because the mobility plan is not locked in and we, we've accepted now their right-of-way seeding as confirming because we have wiggle room in the mobility plan, it feels like if we have wiggle room in the mobility plan and we feel like this is going to create a a safety and financial hardship on those folks whose will be punched through there, then this isn't just an innocent "I have to match the mobility plan" kind of argument. This is their precise GDP is locking that right-of-way into that location and it feels like that we've been, we're sort of being told that we're locked in, we can't do anything, but we clearly have wiggle room. You just showed pictures of wiggle room. And maybe, maybe Brian can chime in, but I think that, that wiggle room, it gets, as we, as we looked at with Sagebrook, once there is a development, that envelope starts shrinking more and more. And you start looking at that, those future alignments. And so that, that's kind of where we are today with how this, how this aligned. And, and, and again, the, I want to make sure everyone on the roundabout is, is temporary. That's just a temporary solution. This may connect in the future, it may not. It may be another road and not Hartley Field again. That segment, the city segment is a very narrow before it makes the two jogs. That's the only section that the city maintains. Once it makes that first break to the north and then back east, all of that is maintained from, by, by Denton County. And so what we're really looking at is, is a subdivision that, that is zoned, that is going to be on a six lane highway. And we want to make sure that there's enough mobility through those areas, both north, south, and east, west, for them to move in. And I don't know if Brian wants to provide any additional. But real quick before Brian jumps in, and because he'll have some of these answers, but the developer of their self was willing to, based on two weeks ago conversation, connect at Starlight, and instead connected here for reasons of mobility plan, even though the mobility plan is more to the south. So we've had south, central, and north suggestions all by the developer. This feels like a, the reverse of a perfect storm where, you know, we're getting the worst result possible kind of thing, instead of the best result possible. And anyway, I'll, yes, I'd like to hear Brian's discussion about the Wiggle Room. Okay, can you hear me? This is Brian Jahn, city traffic engineer. Yes. Okay, excellent. So regarding the Wiggle Room, and this is my experience with, and having dealt with several, this is my fourth city, so several cities worth of mobility plans or master therapy plans, or whatever you want to call them, we identify the type of facility, and it needs to go from A to B. And we leave some of the engineering to the developer, as far as which exact alignment, because as you can see from the 2015 mobility plan, these are not engineered alignments. They are aligned on a map. And so the Wiggle Room primarily relies with the developer, as far as they can move it a little bit north, they can move it a little bit south, but if they provide the connectivity that we're requesting, I'm not aware of any provision that allows staff to say, no, you have to move it north, you have to move it south. That would be city council, it would be an amendment to the thoroughfare plan if you want to move it significantly out of this area. So we've got a certain amount of range of what we call Wiggle Room, but that primarily lies in the hands of the developer who's developing the property and developing that site plan. So the Wiggle Room doesn't rely on staff, it relies on the developer. I'm sorry, go ahead, Brian. No, that's it. I guess my point was that you're almost making the case for the citizens, or them, if this is the developer's plan and it would equally satisfy the mobility plan to be on the south at the original place, here in the center, would satisfy, and at the north at Starlight would satisfy. If all of those would satisfy the mobility plan, then the onus, therefore, is back on the developer to put that on a place that overall meets the needs of the citizens, and all of those locations would satisfy the mobility plan. So whether it was at the south, the center, or on Starlight, that would continue to satisfy the mobility plan. Correct. I guess my clarification would be that and Richard or Scott or whoever needs to jump in, jump in, but the determination of where that road goes is if, I mean, it's in the court of the developer. If they're accommodating our connectivity requirements based on the mobility plan, 2015, 2020, in this case, we're looking at 2015, because that's what's enforceable right now. If what they are proposing satisfies that accommodation, I'm not aware of a provision, again, help me if I'm wrong, but if I'm not aware of a provision that says that an adjacent or nearby property owner can compel a relocation or a third of the property amendment or however that needs to happen. Part of this is we leave it up to the developer to determine what is best for them and that, you know, that satisfies our requirements as far as the mobility plan is concerned. So, again, I go back to the while there is wiggle room, that wiggle room is really, it's given to the person that owns the property. So, we can go ahead. I was just going to appreciate the insight. I wanted to kind of come back to if Brian as Commissioner Beck has any other questions just being cognizant of time. Yeah, real brief, and this is a lookup thing because I don't have it in front of me. Could someone remind me of the chapter in subsection that talks about both traffic safety hazards and as well as the financial burden section for development? If someone could just remind me of those sections. It doesn't have to be now. I can take my answer separately out of BAM. Thank you, Commissioner Beck. So, any other questions on the preliminary plan? I'm sure we'll have good conversation in the public hearing as well, but I want to provide an opportunity to ask Julie questions about the preliminary plot here. Okay. Seeing none, we still have one more plot to go over before we get to the public hearing item. It's PP20-15A. And the item here is for Ron Maguida. Can you all hear me? Yes. Great. I can have Julie go to the next slide. There we go. I'm here. Great. Thanks, Julie. Ron Maguida, principal planner with Development Services. This is a preliminary plot for a property of approximately 22 acres. The proposed development, as you see here, is for a 64 residential, single-family residential lot with seven HOA buildings. The preliminary plot is staffs recommending a denial of the request for the reason that they have not complied with the approval criteria, specifically section 622C2C, which is a correction to the AIS as well as section 22F of the Denson Development Code. These two sections refer to the reverse setback to an existing gas well. The reason for the denial, again, is only one comment in relationship to these sections, and that is the submittal of a final plugged well report, which the applicant has not yet submitted to the city. The submittal would be submitted by now, but it has not. Therefore, the staff is recommending denial of this preliminary plot. - Thank you, Ron. Are they seeking an extension for this or... - No, they're not. We did speak or I did talk to or receive an email from the applicant. They are not requesting an extension. The question for the Applying Zone Commission is to deny, if it is denied, the applicant is able to resubmit after and when they do, we will then have to bring it back to PNZ within 15 days. - Thank you. Any questions for Ron in the presentation on this preliminary plot? Okay, great. So the next item is our last item. It's public hearing item 5A, PDA 19-0004C. And this is Julie Wyatt's item. - All right. So let me share my screen. I'll try to go quickly. This is a public hearing item PDA 19004, the Preserve at Pecan Creek. The request before you is for concept plan amendment and detailed plan approval for PD 132, that is the Preserve at Pecan Creek. The intent is to develop 21 single family homes and two open space lots. It's a 7.2 acre property. It's outlined there in yellow. It's on the southwest corner of Edwards Road and Lakeview Boulevard. I think this may be the last time y'all get to see this slide. This is one of those legacy PDs, and due to project submittal timing, it goes under the 91 process for PD amendment. And it is that is a two-step process. I'm sure y'all have this memorized, but it is a two-step process. General concept plan kind of establishes that PD, the general uses, development standards. And then the detailed plan gives those where the buildings will be located or the lot lines or the streets. It gives those more detail. Detailed plan expires, the general concept plan stays in place. So this PD was established in 1988 and then it was added to in 1989, so it includes 414 acres. About 300 acres are dedicated to single family. A third of that is 10,000 square foot lots and then the remainder was 7,000 square foot lots. 10 acres of town homes they were proposing on the north side in kind of that orangey area. It originally proposed 16 acres of multi-family in this general area in this area. Six acres of neighborhood service here in the pink. 12 acres of general retail at the intersection of what was then going to be Colorado Boulevard and Lakeview Boulevard, but now it is Edwards. 18 acres of parks, three acres of community facilities and then a school site. That was revised in 1988 to refine that mix of land uses. It also reduced the general area, general retail area to 6.24 acres and added two acres of community facilities in this area. Those remained undeveloped. The PD was contemplated from the beginning to have a central spine, this Lakeview Boulevard. The original concept was to have it be an arterial. Back in 1988, this part of Denton was not developed. It was pretty rural and there was not a north-south spine that connected I-35 to 380 in this area. The intent with the development of the preserve was to create that north-south arterial. Six lane divided and it was going to, a lot of the original PD wrestled with the phasing of Lakeview Boulevard. With each section of the preserve, it was going to build another section of Lakeview Boulevard, eventually connecting to 380. You can see there were signals proposed for McKinney and Black and Mills. It was going to be a primary corridor. In 2004, we modified our mobility plan and that was approved to downgrade Lakeview Boulevard to be a collector street for the preserve at Pecan Creek. You can see in the green, it was going to dead end. It was no longer going to connect all the way to 380. Instead, they determined that Post Oak was a better location for that arterial. Post Oak will eventually connect, but it's a line on the map right now. Now we'll get a little more specific about what they're proposing. Like I said, they're proposing 21 single-family dwellings. The minimum lot size as they're proposing is 6,600 square feet, but I've got to ask for advice on that because that really is just to address one lot. There is one smaller lot on the side. It's got common areas to accommodate drainage and also a perimeter wall, so it's a little smaller than the rest of the lots. The typical lot size in the development is 7,200 square feet. It's consistent with the platted lots surrounding it. They're proposing three dwelling units per acre, which is also consistent with the surrounding area. Two open space lots, 1.7 acres, and then that neighborhood street connection to Lakeview Boulevard. They also provided a landscape and hardscape plan with their plan or with their amendment, and that includes street trees along the perimeter streets. The existing perimeter streets, they're proposing 22 street trees. They are proposing some tree preservation in the open space areas, so they want to make sure they don't conflict with that. And then street trees that planted at one every 30 feet along the proposed neighborhood street, they're proposing a basinry, a perimeter wall along Lakeview and the open space, which is consistent with what is out there today. You can see there's a photograph here that's consistent with what's on Lakeview. And then a mixed materials from the fence on Edwards, which includes that board on board. Julie, can I interrupt you real fast and just remind individuals who might have called in or logged on to their audio to please mute their microphones? We're getting some background noise again. Thanks. Back to you, Julie. All right. So, and those those perimeter walls would be and those street trees would be in HOA lots. As part of our recommendation, we are adding that an additional lot tree and minimum landscaping, which is really just consistent with the current regulations. So, the criteria for approval are in the 91 ordinance. There's one criteria for the concept plan and then four for the detail plan. I won't read all these to you. They're in your backup, but we will discuss them as we talk through the project. So, first the concept plan amendment. The proposal must be proposed amendment must be in harmony with the plan for the entire district. So, as as you may know, PD-132 is a residential development. It's kind of one of our suburban residential developments. It's developed with single family dwellings at densities ranging from 1.8 lots per acre to 4.9 lots per acre, averaging about 3.4 lots per acre. The proposal is consistent with that at three dwelling units per acre. The original zoning plan had this lot as general retail, and it really had some permitted uses that were what we see on some of our larger arterials, things like gas stations or auto sales and repair, restaurants, retail. Those are typically uses we see in more of our auto-oriented and our materials. The community area that's southern two acres permitted, things like hospitals, art galleries, churches, schools, nursing homes. Once again, more intense uses. And this really does speak to what the intent of Lakeview Boulevard was at the time when this PD was adopted. In '98, or in '88 and then in '98, Lakeview Boulevard once again really was intended to be a primary north-south spine within the city of Denton. With that modification to that mobility plan in 2004, it really changed the nature of Lakeview Boulevard to that it is an internal street just to serve that subdivision. Those mobility changes and that change to that road really does kind of indicate that those permitted uses that are for the site now would be disruptive, not only to traffic generation, but also that development intensity, the difficulty in buffering and screening. If you look at the development pattern along Edwards, you have houses that are facing the subject property. So if this did develop with something like a gas station use or a more intense retail, things like signs, screening, that buffering and screening that we like to see between these two uses to increase that compatibility really just wouldn't be possible. The proposal really is in harmony with those adjacent uses, those lot sizes and densities, and that additional space and that additional open space. So now we get to the detail plan. That was for that to change that general retail, those commercial uses to just that single family residential use. Now we're looking at the details of that site. So first, does it comply with the concept plan? If that concept plan amendment is approved, then the detail plan would be consistent with that. We also look at the compatible properties, the adjoining properties outside the plan. So the criteria for approval really looks at what are the properties outside of the plan and how does this change affect it. But we also look at how it affects inside the plan because we want to look at those adjacencies as well. So the proposed use and density, you can see I kind of overlaid the proposal with that adjacent plat showing those similar lot sizes. That density and those lot sizes are really consistent with the adjoining properties. It's a compatible use. It's the same use as those adjacent properties. So we don't feel like there's issues with compatibility. And then the site is centrally located within the plan development. So we don't anticipate that a change in the permitted uses would have a detrimental impact to those adjoining properties. Adequate safe circulation of vehicular traffic. Once again, we want an external onsite. The development would have to meet the current standards with for transportation and that includes that 55 feet of right of way dedication for those neighborhood streets. The proposal would generate about 210 trips per day. And I found the staff report from the 1998 plan that was approved and it did have that trip generation. And so they were anticipating 3,500 trips to be generated by this site as developed with general retail. But once again, you've got to think about it the way they were looking at the mobility and that Lakeview Boulevard that that would have been that major arterial. So this would be a net reduction in trips from that 1998 plan. And then we want to just look at what that roadways surrounding it. So Lakeview and Edwards are collector roadways within the city of Denton and those can accommodate about 5,500 trips per day for engineering. We don't have accurate counts for right now because the pandemic really is sort of it's difficult to get accurate counts based upon how people are moving around right now. So I was provided with some counts that the Denton Police Department did in 2017. They did a speed study along Lakeview Boulevard. And it averaged 2,300 trips per day on Lakeview. 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Agenda
6 pages
City of Denton City Hall 215 E. McKinney St. Denton, Texas 76201 www.cityofdenton.com Meeting Agenda Planning and Zoning Commission Wednesday, August 19, 2020 5:30 PM Council Work Session Room WORK SESSION BEGINS AT 5:30 P.M. IN THE COUNCIL WORK SESSION ROOM REGULAR MEETING BEGINS AT 6:30 P.M. IN THE COUNCIL WORK SESSION ROOM Note: Chair Andrew Rozell, Vice Chair Margie Ellis and Commissioners Ronnie Anderson, Brian Beck, Jason Cole, Mat Pruneda, and Tim Smith will be participating in the Planning and Zoning meeting via video/teleconference. Due to COVID-19 precautions, members of the public will not be able to attend the August 19, 2020, Planning and Zoning Commission meeting in-person. To accommodate and receive input on agenda items, citizens will be able to participate in one of the following ways (NOTE: Other than public hearings, citizens are only able to comment one time per agenda item; citizens cannot use both methods to comment on a single agenda item. Public comments are not held for work session reports.): • Virtual White Card – On Friday, August 14, 2020, the agenda was posted online at www.cityofdenton.com/publicmeetings. Once the agenda is posted, a link to the Virtual White Card, an online form, will be made available under the main heading on the webpage. Within this form, citizens may indicate support or opposition and submit a brief comment about a specific agenda item. Comments may be submitted up until the start of the meeting, at which time, the Virtual White Card form will be closed. Similar to when a citizen submits a white card to indicate their position on the item, these comment forms will be sent directly to Planning and Zoning Commission members and recorded by the Secretary. Planning and Zoning Commissioners review comments received in advance of the meeting and take that public input into consideration prior to voting on an agenda item. The Chair will announce the number of Cards submitted in support or opposition to an item during th…

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