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[BRIEFINGS (Part 1 of 2)]

[00:00:09]

YES, SIR.

DISTRICT ONE.

DISTRICT TWO.

DISTRICT TWO PRESENT.

THANK YOU.

DISTRICT THREE, PRESENT.

DISTRICT FOUR.

DISTRICT FIVE.

PRESENT DISTRICT SIX.

PRESENT.

DISTRICT SEVEN, DISTRICT EIGHT, DISTRICT NINE.

DISTRICT NINE IS PRESENT.

DISTRICT 10, PRESENT.

DISTRICT 11, DISTRICT 12.

DISTRICT 13.

PRESS DISTRICT 14 AND PLACE 15.

I'M HERE.

YOU HAVE FORM, SIR.

MORNING COMMISSIONERS.

TODAY IS THURSDAY, OFFICE 17TH, NINE 8:00 AM THIS IS THE OW PLAN COMMISSION.

AS ALWAYS, COMMISSIONERS.

THIS IS THE TIME TO ASK QUESTIONS OF STAFF.

WE'LL BE ALL IN COMMENTS FOR COURT.

1230.

UH, I'M GONNA JUMP RIGHT INTO THE AGENDA, WHICH I DON'T HAVE HAS A QUICK ANNOUNCEMENT FOR US.

I DO.

I WANTED TO INTRODUCE TWO NEW PLAYERS IN MY TEAM.

WE'VE AND , WHO HAS JOINED OUR TEAM THIS WEEK DAY.

SO LOOKING FORWARD TO WELCOME, WELCOME ON BOARD.

WE ALL LOOK TO WORKING WITH YOU.

AND, UH, JUST ONE QUICK NOTE.

THE FIRST TIME YOU PRESENT FOR US, IT HELPS TELL THE COMMISSION THAT YOUR MOTHER'S ONLINE WATCHING .

I ACTUALLY HAVE TO ANNOUNCE AS WELL.

UM, THE ZONING TEAM IS GONNA HAVE A FEW NEW SENIOR PLANNERS JOINING US, UM, OVER THE NEXT MONTH OR SO.

UM, OUR FIRST ONE STARTED, UH, WITH THIS LAST WEDNESDAY.

IT'S GIANNA BRIDGES, UM, GIANNAS JOINING US FROM DEVELOPMENT SERVICES SHE WAS PREVIOUSLY REPORTING TO.

OH, GOOD MORNING EVERYONE.

I'LL START OFF WITH FIRST CASE.

UM, TWO THREE.

IT'S A REQUEST OBTAIN FROM THE STREET, STREET CASING FURNISH REQUIREMENTS PER SECTION 51 20 IT THREE 17 SUB, SORRY, SUB AREA THREE, WHICH IS THE CEDAR AREA SPECIAL PURPOSE DISTRICT AND SUB AREA THREE IS CALLED OUT AS THE THREE RATE ORIENTED HIGH DENSITY, UH, AREA REQUEST 6.7577 ACRES.

AND IT'S IN COUNCIL DISTRICT TWO.

IT'S LOCATED ON THE SOUTHEAST CORNER OF COR AND STREET.

HERE IS, UH, SECTION ONE 20 IN DETAIL.

UM, SO CITY COUNCIL, CITY PLAN COMMISSION, I'M SORRY, LEMME SLOW DOWN.

CITY PLAN COMMISSION MAY APPROVE A SITE PLAN AT A PUBLIC HEARING THAT DOES NOT COMPLY WITH THE REQUIREMENTS REQUIRED STREET FRONTAGE REGULATIONS IN THIS SECTION.

UM, IN THIS CHART, I HAVE THE CODE AND I ALSO HAVE THE APPLICANT'S RESPONSE.

AND SO NUMBER ONE STATES THAT, UH, STREET COMPLIANCE WITH STREET REQUIREMENTS ARE IMPRACTICAL DUE TO SITE CONSTRAINTS AND WOULD RESULT IN A SUB SUBSTANTIAL HARDSHIP.

UH, THE, THAT, UH, RELIEF OF THE STREET FURNITURE REQUIREMENTS ALONG CORNELL DOES NOT CREATE A HARDSHIP, UH, VARIATION EXCEPTION OF THE STREET FRONTAGE REQUIREMENTS WILL ADVERSELY AFFECT SURROUNDING PROPERTY.

THE APPLICANT'S RESPONSE IS THAT THE EXCEPTION OF THE STREET BRANCH REQUIREMENTS WILL NOT AFFECT THE SURROUNDING PROPERTY SINCE THERE'S ONLY A EXISTING ROAD.

AND NUMBER THREE STATES THAT THE SITE PLAN MUST OTHERS FURTHER STATE PURPOSE OF THE DISTRICT.

UM, THE APPLICANT'S RESPONSE IS THAT THEIR APPLICATION DOES STATE DOES STATE THIS.

AND SO THE PURPOSE OF THE DISTRICT IS TO ENCOURAGE HIGH

[00:05:01]

DENSITY OFFICE LOING RETAIL RESIDENTIAL USES ALONG THE INTERSTATE HIGHWAY 30 FRONT, AND TO ENCOURAGE DEVELOPMENTS THAT TAKE ADVANTAGE OF THE REGIONAL FREEWAY ACCESS AND THE EXCELLENT DOWNTOWN VIEW, PRESERVING THESE VIEWS FOR OTHER SUBDISTRICTS IN THE CEDAR AREA.

SPECIAL PURPOSES HERE IS THE REQUEST IN DETAIL OF THE PURPOSE OF THIS REQUEST IS TO OBTAIN CITY PLAN CONDITION APPROVAL FOR RELIEF ON STREET FRONTAGE REQUIREMENTS FOR THE FULL 70%.

THEREFORE 0% OF THE REQUIRED 70 UH, PERCENT OF THE STREET FACING FACADE WOULD BE REQUIRED TO BE WITHIN THE FIVE TO EIGHT FEET MEN MAX FRONT YARD ALONG CORNELL STREET.

HERE'S SOME ADDITIONAL SUPPORTING ITEMS, UM, FOR THE REQUEST.

CORNELL STREET IS ADJACENT TO A BUSY DARK RAIL.

UM, THERE'S NO INGRESS OR EGRESS PROPOSED ALONG PARNELL STREET.

IN 1992, PARNELL STREET, EAST OF PARKER STREET WAS CLOSED, CREATING A DEAD END AT PARKER STREET.

AND CURRENTLY THERE ARE SIGNAGE, NO LEFT TURN THAT DOES NOT ALLOW ACCESS TO PARNELL STREET FROM PARKER.

AND THEN PARKER IS ALSO LIKE A REMNANTS OF THE STREET BECAUSE IT'S, IT ONLY RUNS, UH, 402 FEET.

AND IF YOU GET SOME CHANGE, THIS IS LOOKING AT THE NUMBERS, UH, FOR THE LENGTH OF THE STREET.

SO FURNITURE LAWN PARNELL STREET RUNS 412 FEET.

UM, THE SEVEN FEET REQUIREMENT, UM, IF IT WAS MET, WOULD HAVE TO BE AT 2 88 FEET.

RIGHT NOW, THE UH, PROPOSED DESIGN IS MEETING ZERO AND ZERO OF THE MEN MAX, AND THEN OUTSIDE, OUTSIDE OF THE MEN MAX OF THE 7% IT NEEDS TO BE 123 FEET.

RIGHT NOW, THE PROPERTY IS MEETING AT A HUNDRED PERCENT, 412 FEET OUTSIDE OF THE MINMAX.

AND SO THE APPLICANT IS REQUESTING THE FULL 70% RELIEF.

HERE'S THE AREA VIEW SHOWING THE DARK RAIL AND YELLOW, AND THEN ALSO THE PROPERTY HIGHLIGHTED RED.

HERE IS THEIR SITE PLAN SHOWING THE AREA OF REQUEST.

UM, THE BUILDING ALONG POINT STREET HAD TO BE CUT OFF.

THEY DID HAVE SOME PERCENTAGE BECAUSE OF THE VISIBILITY TRIANGLE.

THE BUILDING HAD TO BE ON THE BUILDING VISIBILITY TRAIL.

SORRY.

SO, UH, RIGHT NOW THEY'RE AT 0% LEADING THE AX.

HERE'S A LARGE SITE PLAN.

HERE'S SOME PICTURES.

UH, RIGHT HERE.

THIS FIRST PICTURE IS AT THE CORNER OF CORINTH AND PARNELL, KIND OF LOOKING EAST.

THIS OTHER PICTURE AT THE BOTTOM IS AT THE CORNER OF CORNELL AND PARKER LOOKING WEST.

UM, HERE'S SOME PICTURES OF THE DART TRAIN PASSING BY ALONG CORNELL STREET.

UM, AND THEN THIS OTHER PICTURE AT THE REAR OF THE CORNER AT PARKER AND CORNELL WHERE THE STREET DEAD ENDS.

UM, HERE'S SOME ADDITIONAL PICTURES.

UM, I WANTED TO PUT THESE IN HERE TO LET YOU KNOW THAT THE EAST SIDE OF PARNELL HAS ALREADY BEEN CLOSED AND SO THIS IS HOW IT LOOK ACTUALLY ON SITE.

STAFF RECOMMENDATION WILL BE APPROVAL, BUT SUBJECT TO SITE PLANS.

THANK YOU, YOUR HONOR.

QUESTIONS, COMMISSIONER .

THANK YOU MR. CHAIR.

AND THANK YOU MS. LUKE FOR THE GREAT CASE REPORT.

IT WAS REALLY HELPFUL, UM, TO CONFIRM THEY'RE MEETING THE FULL REQUIREMENTS ALONG BOTH, BOTH JOBS AND IN COURT, WHICH ARE THE, UM, I GUESS THE, THE PRIMARY PEDESTRIAN ACCESS STREET TO THE SITE.

IS THAT CORRECT? YES, MA'AM.

AND THEN THERE'S A LEAVE OUT ON THE BACK CORNER OF THIS SITE.

IT'S NOT PART OF THIS PROPERTY.

IS THAT THE DARK MAINTENANCE FACILITY? UM, AT THE EAST CORNER? YES, MA'AM.

THE LITTLE CUTOUT.

UH, I'M NOT FOR SURE IF IT'S IT'S DART'S PROPERTY OR NOT.

OKAY.

WE MAY BE ABLE TO ASK THAT.

THAT.

AND THE, UM, IS, I HOPE THE SECOND I'M LOOKING AT THOSE ARE GARAGE ACCESS POINTS FOR THE NEW DEVELOPMENT.

IS THAT CORRECT? YES.

SO THERE'S NO, UH, YES, MA'AM.

AND THERE REQUIRED BE ARTICLE 10, IS THAT CORRECT? YES, MA'AM.

THANK YOU.

THANK YOU MR. CHAIR.

THANK YOU.

MR. UH, COULD YOU GO BACK TO THE SLIDE RIGHT BEFORE THE SITE MAP? IT'S AN AREA THAT SHOWS THE STREET SYSTEM.

SORRY, I CLOSED IT OUT.

SO THE AREA VIEW THAT, OKAY.

UH, WHEN IT COMES

[00:10:01]

UP ON THE SCREEN, COULD YOU SHOW US WHERE THE CURRENTLY OPEN PART OF PARNELL IS AND WHERE THE CLOSED PART IS? SO RIGHT NOW, PART, NOW ALONE WHERE? OH, LA OH, I'M SORRY.

WE CAN'T, OKAY, LET ME GO BACK.

I'M SORRY.

I DO APOLOGIZE.

THERE WE GO.

OKAY.

THE QUESTION WAS ABOUT THE OPEN AND CLOSED PARTS DEPARTMENT.

YES, SIR.

BUT CAN Y'ALL SEE MY MOUSE? IT? OKAY.

SO RIGHT HERE ALONG THE PROPERTY THAT'S HIGHLIGHTED ALL THE WAY TO, UH, PARKER STREET, THIS PARKER STREET THAT RUNS PERPENDICULAR.

AND SO THIS PORTION IS OPEN AND THEN ONCE YOU GET TO THE EAST SOUTHEAST OF, UH, PARNELL THEN IS CLOSED AT THIS BUILDING DOWN.

OKAY.

SO THAT LAST, UH, LITTLE BIT WITH THE ARROW ON THE END OF IT IS THE CLOSE PART? YES, SIR.

OKAY, THANK YOU.

YOU ARE WELCOME.

SAY PLEASE AND USING THIS, I JUST WANNA MAKE SURE I UNDERSTAND SOMETHING.

SO THE DRIVE THROUGH, I ASSUME THAT THERE'S GOING TO BE A DRIVE THROUGH, RIGHT? YES, MA'AM.

TO GET TO THE, THE REAR PARKING GARAGE, THE PARKING, THE PRIVATE GARAGES GO THE SITE, WELL, THE, THE DRIVE THROUGH OF, SO DOES THE DRIVE THROUGH GO PARALLEL TO PARNELL? YES.

IT RUNS PARALLEL.

YES, MA'AM.

AND THERE'S NO WAY TO GET IN AND OFF THE PROPERTY ALONG FROM ALONG FARM? YEAH.

YES MA'AM.

RIGHT, OKAY.

SO THEY COME IN AT BOTTOM AND THEN BUMP G AND THEN GO AROUND.

ACTUALLY THERE'S A DRIVER PATROLS AT PARKER.

OH, I SEE.

WHERE IT ISAM.

YES MA'AM.

AND THEN COME AROUND TO THEIR UNITS AND COME BACK AROUND.

AND WHERE DID THEY GO IN BACK OUT AT PARKER? THEY GO OUT THE SAME WAY.

THAT WAS WHAT I COULDN'T QUITE UNDERSTAND.

THANKS.

TRUE.

I JUST WANNA CONFIRM THIS.

A DARK STATION MAY BE A QUARTER MILE AWAY.

RIGHT? OKAY.

SUMMER.

WHAT? MAYBE EVEN LEFT.

YES.

BUT PARNELL DOES NOT GO ALL THE WAY TO THE DART STATION, RIGHT? UH, I, I DO NOT BELIEVE SO.

OKAY.

SO TO GET TO THE DART STATION FROM THIS DEVELOPMENT MEETING, YOU GET CALL FROM JOHN, WALK UP AND THEN GO CUT BACK TO THE DART STATION, RIGHT? YES.

JUST ONE MORE GENERAL QUESTION.

COMING FROM SOMEONE WHO'S NOT A DESIGN PROFESSIONAL, ARE THERE BEST PRACTICES FOR DESIGNING WHEN YOU'RE ADJACENT TO, UM, A RAIL LINE LIKE THIS IN TERMS OF PROXIMITY, WHETHER IT'S CLOSE SETBACK CONSIDERED FURTHER OR CLOSER? I THINK THE PD REGULATES THE SETBACKS FOR THE PROPERTY, BUT AS FAR AS DESIGN STANDARDS, I THINK THE BEST THING TO DO IS MAKE THE ATTENDANCE COMFORTABLE.

SO FIND SOME KIND OF WAY TO DESIGN TO, YOU KNOW, ALLEVIATE THE NOISE FROM THE TRAIN, COME IN, IN AND OUT.

SO MAYBE SOME KIND OF SCREENING OR SOMETHING LIKE THAT.

BUT THAT'S JUST MY OPINION.

SURE.

YES.

THANK YOU.

ANY OTHER QUESTIONS? COMMISSIONS? OKAY, THANK YOU.

WITH THE RECORD, UH, KIN AND KING, JOIN US AT 9:15 AM MORNING TODAY.

SO CASE NUMBER TWO IS, THIS IS REQUESTED FOR A MINOR AMENDMENT TO EXISTING DEVELOPMENT PLAN.

IT IS ON 29 POINT 10 ACRES.

IT'S IN COUNCIL DISTRICT 13, AND IT IS LOCATED IN PLAN DEVELOPMENT DISTRICT NUMBER 8 85.

IT'S IN SUB AREA A AND PARTIALLY SUB AREA B.

NOW SHOW THAT TO THE AREA.

IT'S LOCATED ON THE WEST SIDE OF MIDWAY ROAD, SOUTH OF JOHNSON FREEWAY.

THE PURPOSE OF THE REQUEST IS TO AMEND THE EXISTING DEVELOPMENT PLAN TO ALLOW FOR THE EXPANSION OF A HEALTH CENTER AND THE RECONFIGURATION OF THE PARKING.

UM, SO THE REQUEST, THE APPLICANT

[00:15:01]

IS REQUESTING TO CONSTRUCT A HEALTH CENTER THAT'S ABOUT 5,500 SQUARE FEET.

AND WITH THIS INCREASE, IT WILL INCREASE THE SQUARE FOOTAGE OF THE EXISTING GENERAL MERCHANDISE STORE.

UM, EXISTING RIGHT NOW THEY AT 190,000 AND SO IT'S GONNA BRING IT TO 190,500.

AND THEN ALSO THEY'RE GONNA RECONFIGURE SOME OF THE PARKING TO ACTUALLY GET THE HEALTH CENTER, UH, ON THE SITE.

AND SO THEY'RE GONNA GO FROM, UM, 692 SPACES TO 672 SPACES.

I CRUNCHED THE NUMBER AND IT DOES MEAN COMPLIANCE FOR THE, UH, RETAIL SPACE AT 652 SPACES REQUIRED AT 672 SPACES PROVIDED ON THIS ITEM.

HERE'S AN AREA VIEW OF THE PROPERTY SHOWING SUB AREA A AND AS I STATED EARLIER, SUB AREA B, HALF OF THE STRUCTURE, UH, OF THE RETAIL STORE, THE WALMART STORE ACTION SUB AREA B AS WELL.

AND THEN WE HAVE SURROUNDING PROPERTIES, PROPERTIES TO THE WEST.

WE HAVE PH TWO SOUTH, WE HAVE A R 10 RESIDENTIAL.

UM, EAST WE HAVE A CR AND THEN A D A, WHICH IS A DUPLEX.

HERE IS THE EXISTING DEVELOPMENT PLAN.

HERE'S THE LARS DEVELOPMENT PLAN WITH THE AREA OF REQUEST HIGHLIGHTED HERE.

HERE IS THE PROPOSED DEVELOPMENT PLAN AND HERE IS THE PROPOSED DEVELOPMENT PLAN.

UM, WITH THE AREA OF REQUEST SHOWN HERE, STAFF RECOMMENDATION IS APPROVAL.

AND THAT CONCLUDES OUR PRESENTATION.

THANK YOU SO MUCH QUESTIONS MR. STAN? UM, YES, UH, I HAVE A QUESTION, BUT I ALSO HAVE, I THINK THERE MIGHT NEED TO BE A CORRECTION ON THIS.

YES, MA'AM.

ON PAGE TWO IN THE PARAGRAPH AFTER REVIEWING, I THINK IT WAS MEANT TO SAY POSSIBLY SIGNIFICANTLY NOT SUFFICIENTLY.

DID YOU SEE THAT WORD? YOU CAN DO THAT LATER.

BUT HERE'S MY QUESTION.

I'M JUST CURIOUS ABOUT SOMETHING SINCE IT'S IN MY AREA AND I SEE THAT WE HAVE ANOTHER CASE.

UH, IS THIS GONNA BE A WALMART SPONSOR HEALTH CLINIC? DO YOU KNOW? WELL, WHEN I ASKED THE ADVOCATE, HE'S SHAKING HIS HEAD, SO HE SHAKING HIS HEAD.

SO I DID ASK WAS IT A HEALTH CENTER AS FAR AS RETAIL HEALTH CENTER TO SELL ITEMS OR IS THERE GOING TO BE ACTUALLY A MEDICAL CLINIC GOING INTO THE SPACE? AND SO I WAS INFORMED THAT THERE WAS A MEDICAL CLINIC GOING IN AND THERE WILL HAVE, THEY WILL HAVE DOCUMENTS THAT, YEAH, I JUST WAS WONDERING IF IT WAS, I WAS JUST CURIOUS IF IT WAS A SEPARATE, LIKE WE HAVE THOSE MINUTE CLINICS OR YOU KNOW, THERE WERE SEPARATE ENTITIES OR IF IT WAS A WALMART STORE OF SPONSOR.

THAT'S WHAT I WAS CURIOUS ABOUT, YOU KNOW, IF WALMART WAS GETTING ANY BUSINESS OF, 'CAUSE I SAW THERE WAS ANOTHER ONE OF HAVING SPONSORING HEALTH CLINICS.

SO ANYWAY, THANK YOU FOR YOUR WORK QUESTIONS.

THANK YOU, MR. CHAIR.

MS. FLU, I APOLOGIZE, BUT I DON'T THINK I HEARD YOU SAY THIS.

THERE'S EXISTING, UM, STREET, UM, TREES OR SITE PADE TREES, I SHOULD SAY SHOWN THOSE ARE BEING REMOVED TO BE PLANNED.

IS THE PLAN STILL COMPLIANT WITH ARTICLE 10? UM, YES MA'AM.

I HAD THE ARBORIST LOOK AT IT.

AND IS STILL IN COMPLIANCE WITH ARTICLE 10? YES, IT'S OKAY.

SO THEY'RE NOT REQUIRED, THEY'RE NOT REQUIRED TO PUT THOSE TWO TREES BACK TO WITH THIS NEW EXPANSION PROHIBITION? NO, MA'AM.

NOT THAT I KNOW OF.

AS LONG AS THEY MEET ARTICLE 10 STANDARDS FOR PERMITTING, THEY SHOULD BE FINE.

THANK YOU MS. BLUE.

THANK YOU MR. CHAIR.

THANK YOU.

OTHER QUESTIONS? ALL RIGHT.

CASE NUMBER THREE M 2 2 3 DASH 0 2 2 IS A REQUEST FOR A MINOR, A MINOR AMENDMENT TO THE EXISTING DEVELOPMENT PLAN.

IT IS AT 26.89 ACRES.

THE AREA REQUEST IS IN COUNCIL DISTRICT FLOOR AND IT'S LOCATED AT PLAN DEVELOPMENT DISTRICT NUMBER 8 63.

IT IS LOCATED ON THE SOUTHWEST CORNER OF SHARP BOULEVARD AND R RL LEARNING SERVICE ROAD.

HERE'S THE REQUEST IN DETAIL.

THE PURPOSE OF THIS REQUEST IS TO AMEN THE EXISTING DEVELOPMENT PLAN TO ALLOW FOR A HEALTH CENTER, UH, RETAIL EXPANSION, AND THEN ALSO THE RECONFIGURATION OF PARKING.

UM, HERE'S THE REQUEST.

SOME REQUEST WITH A COUPLE SQUARE FOOTAGE.

UM, JUST SO YOU CAN SEE.

[00:20:01]

UM, SO THERE'S GONNA BE A ART OF PICKUP EXPANSION THAT'S GONNA GO AROUND 6,300 SQUARE FEET TO HAVE CENTER EXPANSION'S GONNA BE 5,500 SQUARE FEET.

UM, SO THIS ALSO WOULD INCREASE THE FLOOR AREA FOR THE WALMART.

RIGHT NOW WE'RE LOOKING AT 191,882 AND IT'S GONNA BRING IT TO 2 0 3 AND SOME CHANGE.

UM, THE RECONFIGURATION OF PARKING IS GONNA GO FROM 8 54 SPACES TO 7 99.

THIS ALSO MEET THE REQUIREMENT AT 679 SPACES REQUIRED AND 7 99 SPACES ONSITE.

HERE IS THE AREA VIEW OF THE PROPERTY AND SURROUNDING, UH, ZONING DISTRICT.

ALONG THE WEST BOUNDARY WE HAVE CSS AND MC ONE, AND THEN NORTH WE HAVE MC ONE AS WELL.

AND THEN ALONG THE EAST BOUNDARY WE HAVE THE HIGHWAY RUNNING.

HERE'S THE EXISTING DEVELOPMENT PLAN.

HERE'S THE EXISTING DEVELOPMENT PLAN SHOWING THE AREA OF REQUESTS.

HERE'S THE PROPOSED DEVELOPMENT PLAN AND THEN ALSO THE PROPOSED DEVELOPMENT PLAN SHOWING THE AREA OF REQUEST WITH THE HELP CENTER ON THE EAST SIDE OF THE BUILDING.

AND THEN THE WEST SIDE, THEY'RE GONNA HAVE THE ON PICKUP.

AND THEN ALSO WE COULD FIGURE SOME OF THE PARKING TO HAVE THE, THE DRIVE IN, UH, PARKING TO PICK UP ORDERS AND STAFF RECOMMENDATION.

IF THIS IS APPROVAL, WHAT, CAN YOU GO BACK TO MY PAGE PLEASE? OKAY, YOU MAKE IT LITTLE FOR YES, I'M, UH, SO IS IT PAGE 11? NO, THAT'S 10 0 11 IS SOMETHING I HAD THAT'S 12, 11 IS FOR THE FINAL PAGE.

SO WAS IT ONE OF THE I NO, THE OTHER ONE THAT MAKE IT SEVEN SAYS SEVEN NOW SEVEN.

THIS ONE JUST EXISTING.

NO, NO, NO, NO.

1, 4, 6.

YEAH, THAT ONE.

OKAY, LET, OKAY, LET ME ENLARGE NOW.

IT'S NOT, OKAY, SO, OH, SO THE, THE HEALTH CENTER IS ON THE NORTHEAST SIDE OF THE BUILDING AND ON THE WEST SIDE, WHAT, WHAT ARE YOU ARE DOING ON THAT WEST SIDE? SO IT'S FOR ART PICK UP.

SO IF YOU ORDER SOMETHING WITHIN THE STORY, YOU CAN, I KNOW THIS ONE, THIS, THIS STORY INTIMATELY.

UM, SO YOU HAVE, SO BOG YOU HAVE TWO AREAS OF, OF IMPACT, RIGHT? YES, MA'AM.

OKAY.

SO ON THE, AND I MISSED, I DIDN'T QUITE APPRECIATE AND, AND I APOLOGIZE.

ON THE AREA OF THE, THE SECTION THAT THE ORDER PICKUP, ARE YOU INCREASING IT WITH? WHAT CHANGES ARE YOU? IT'S INCREASING TO, UM, 63 6.

OH, SO OH, OH, OKAY.

SO YES MA'AM.

SO ORDER PICKUP EXPANSIONS IS GOING TO 6,300 SQUARE FEET.

YES.

IT'S GONNA EXPAND.

DOES IT INCREASE THE NUMBER OF PARKING SPACE IN THAT AREA FOR PEOPLE TO, TO DRIVE IN AND PICK UP? AND SO I, WHAT I DID THE CALCULATIONS FOR THE PARKING, THE WAY THE CODE READS IT OUT IS PER THE TOTAL AREA OF THE, OF THE SQUARE FOOTAGE OF THE WALMART.

SO I JUST DID THAT AND DIVIDED, I THINK IT WAS ABOUT 200 OR WHATEVER THE NUMBER WAS, THINK I PUT IN THE CASE REPORT.

AND SO THAT'S HOW I CAME UP WITH THE NUMBER.

SO FROM WHAT THE APPLICANT HAD, WELL, I GUESS I CAN ASK AT THE, AT THE, UM, AT THE HEARING WHETHER THEY'RE INCREASING THE NUMBER OF, OF PARKING SPACES AT THE AREA OF PICKUP MM-HMM.

.

UM, OKAY.

AND, AND I KNOW THAT IT, THE, AND SO ALTHOUGH YOU'RE SAYING THAT THE NUMBER OF SPACES ALLOW IS STILL APPROPRIATE MM-HMM.

? YES MA'AM.

SO, SO YOU'RE SAYING THAT THEY'RE ONLY REQUIREMENTS HAVE 679 SPACES IN THAT WHOLE PARKING LOT? MM-HMM.

.

OUCH.

OKAY.

DID ANY OTHER QUESTIONS MR. STAN, PLEASE? COMMISSIONER STAN.

OKAY.

I DIDN'T NEED TO TALK AMONGST , I APOLOGIZE.

OKAY.

JUST FOLLOWING UP, JUST AGAIN OUTTA CURIOSITY 'CAUSE I'M A VERY PERSON ABOUT FUNCTIONALITY.

CAN WE GO BACK TO THAT PICTURE? SHE HAD, I GUESS PAGE NINE.

[00:25:01]

WELL, IT'S HARD TO TELL WHAT IT'S OKAY.

SO I'M JUST CURIOUS ON THE PICKUP.

IS IT JUST DRIVE THROUGH AND THE PERSON RUNS OUT WITH WHAT YOU PICKED UP? I THINK THEY'RE ACTUALLY, YEAH, YOU PARK, THEY'RE SIGN AND YOU PICK A NUMBER WHEN YOU PARK AND THEN THEY COME AND BRING OUT, BRING OUT.

OKAY.

SO THOSE ARE THE PARKING SPACES NEXT TO, SO THEY HAVE PUT PARKING SPACES NEXT TO THE PICKUP AREA? YES, MA'AM.

SO THEY'VE JUST MOVED SOME THERE.

I GOT WHAT YOU'RE SAYING.

I THINK THEY WERE EXISTING, THEY GONNA RETRIP AND PUT SIGN UP SO THAT WAY WE CAN COME AND PICK UP.

I WAS JUST CURIOUS OF HOW THAT WORKED WHEN YOU AT FIRST SAID THERE ARE NO ADDITIONAL ONES, BUT THEY ARE PROVIDING THEM AT THAT LOCATION.

MM-HMM.

.

OKAY.

GOT IT.

THANKS.

THANK YOU.

ANY OTHER QUESTIONS ON THIS ITEM? COMMISSIONERS? OKAY, WE'LL KEEP MOVING.

THANK YOU.

THANK YOU COMMISSIONER.

DECEMBER FOUR WILL BE HELD UNDER ADVISOR.

SEPTEMBER 21ST.

STOP LAUGHING AT ME PLEASE.

OKAY, I KNOW THAT NUMBER FOUR IS BEING HELD OVER.

MM-HMM.

, MAY I ASK A TECHNICAL QUESTION? OF COURSE, PLEASE.

YES.

OKAY.

I HAVE A TECHNICAL QUESTION.

I SUPPOSE THIS IS FOR, UH, DR HOW DO YOU DEFINE CLUSTER HOUSING? OH, IT'S FOR CODE.

IT'S A ZONING.

SORRY, IT'S FOR CODE.

IT'S A ZONING CATEGORY.

IT'S A ZONING DISTRICT CODE.

WELL, I COULDN'T SEE, I HAVE A PAGE THAT SAID CLUSTER, BUT THERE WASN'T MUCH THAT WHAT QUALIFIES AS CLOSER, DO YOU KNOW? NO, I DON'T.

BUT I, I SEE THEY, I'M PULLING UP THE BIG AND DON'T, IT DOESN'T REALLY HAVE ANY FORM REGULATIONS.

IT'S JUST A CERTAIN DENSITY OF MIXED SINGLE AND MULTIFAMILY.

YEAH, IT SAID 18 IF I REMEMBER CORRECTLY.

AND I GUESS THE REASON I'M BRINGING IT UP WHEN THIS IS DEALT WITH, WHAT, UH, HELD OVER WAS, IS THERE A POSSIBILITY THAT THIS COULD QUALIFY FOR CLUSTERED HOUSING? AND I WANTED ZONING DISTRICT.

I THINK IT HAS SQUARE MINIMUM REQUIREMENT.

I REMEMBER REQUIREMENT FOR OPEN.

THAT'S WHY IT DOESN'T WORK.

SO IT HAS TO BE OKAY.

DO YOU HAVE THAT? DOES IT SAY WHAT IT REQUIRES? YEAH, I GOT IT RIGHT HERE FOR OPEN.

WELL, NO, FOR WHAT IS, BECAUSE THE DEFINITION AND THE REQUIREMENTS OF CLUSTER GAS, THE PURPOSE IS TO PROVIDE FOR THE DEVELOPMENT AND PROTECTION AREAS OF MODERATE DENSITY STATE HOUSING WITH FLEXIBILITY TO ALLOW COMMON HOUSING SPACE.

YEAH.

SO IF IT ALLOWS FOR BIG OPEN LAND TO BE CONSERVED AND ALL THE HOUSES TOGETHER AND PRESERVE SOME THEIR LAND, THEY'LL CONSIDER CLOSE.

SO YOU CAN'T CLUSTER THE HOUSES AND HAVING THE LAND AROUND IT.

YOU CAN'T, CAN'T IS A, WHY COULDN'T YOU SAY THAT? NINE CLUSTER TONES AND THEN THE AREA AROUND IT IS THE OPEN SPACE.

NOT THAT MUCH AREA.

WELL, DID SAY IT DIDN'T SAY THAT MUCH.

SPACE SIZE EXACTLY.

SO THAT'S A MINIMUM SIZE FOR DISTRICT.

OH, THIS IS 0.6, I BELIEVE.

OKAY.

THANK YOU.

2000.

I WAS TRYING.

THANK YOU VERY MUCH FOR THE .

VERY CREATIVE.

OKAY, WE'LL GO TO CASE NUMBER FIVE.

GOOD MORNING COMMISSIONERS.

UH, FIVE IS Z TWO 12.

3 54.

UH, THE REQUEST IS FOR A TH THREE, A TOWNHOUSE SUBDISTRICT ON PROPERTIES OWNED R FIVE, A SINGLE FAMILY SUBDISTRICT WITH PLAN DEVELOPMENT DISTRICT NUMBER 5 9 5 SOUTH DALLAS FAIR PARK SPECIAL PURPOSE DISTRICT.

UH, IT'S LOCATED ON THE SOUTHEAST LINE OF SYDNEY STREET, NORTHEAST OF SECOND AVENUE IS ABOUT 7,100 SQUARE FEET.

LOCATION MAP SHOWING THE PROPERTY AND THE CITY LIMITS AERIAL MAP WITH THE REQUEST AREA OUTLINED IN BLUE SONY MAP WITH SURROUNDING DISTRICTS AND LAND USES.

UH, SO TO THE NORTHEAST, UH, ARE SOME SINGLE FAMILY USES AS WELL AS SOME UNDEVELOPED LOTS.

UH, SOUTHEAST, MORE SINGLE FAMILY.

AND THE LITTLE FURTHER OUT ON EITHER SIDE OF HANCOCK STREET IS IN CHURCH, UH, THE SOUTHWEST, OUR SINGLE FAMILY

[00:30:01]

USES MORE SINGLE FAMILY TO THE NORTHWEST, UH, AS WELL AS SEVERAL UNDEVELOPED LOTS ON THE OTHER SIDE OF SYDNEY STREET.

AND THEN FURTHER OUT TOWARD L C FAS, UH, UNDEVELOPED LOTS.

UM, AND THEN AS WE MOVE A LITTLE FURTHER SOUTHWEST, UH, DOWN TO THE SECOND AVENUE, UM, ZONE, THE COMMUNITY COMMERCIAL DISTRICT WITHIN PD 5 95, WE HAVE SOME TYPICAL RETAIL USES, UH, GENERAL MERCHANDISE AS WELL AS AN ALCOHOLIC BEVERAGE ESTABLISHMENT.

SO SOME BACKGROUND, UH, THIS IS CURRENTLY ZONED IN R FIVE A SUBDISTRICT WITHIN PD 5 95.

AND IT IS UNDEVELOPED.

THE APPLICANT DEVELOPED, UH, EXCUSE ME, PROPOSES TO DEVELOP THE PROPERTY WITH RESIDENTIAL USES AND TO ALLOW FOR THOSE TO REQUESTING A TH THREE MADE SUBDISTRICT, WHICH WOULD ALLOW BOTH SINGLE FAMILY AND DUPLEX USES.

IN ADDITION TO THIS REQUEST, THE APPLICANT HAS ALSO VOLUNTEERED DEED RESTRICTIONS THAT WOULD LIMIT THE PROPERTY TO A MAXIMUM OF TWO DWELLING UNITS.

UH, RESTRICT THE MAXIMUM HEIGHT TO 30 FEET, RESTRICT MAXIMUM MOD COVERAGE TO 45% AND REQUIRE A 20 FOOT FRONT YARD ON SYDNEY STREET.

THIS IS BEING VOLUNTEERED, UH, IN AN EFFORT TO, UH, ENSURE THE, UH, PROPOSED USE COMPLIES WITH THE DEVELOPMENT STANDARDS OF THE ADJACENT R FIVE A LOTS.

UM, SO SITE PHOTOS, THIS IS ON SYDNEY STREET LOOKING SOUTHEAST AT THE FRONT OF THE PROPERTY.

AND THEN WE'RE KIND OF GOING IN A, UH, COUNTERCLOCKWISE DIRECTION ALONG SYDNEY STREET.

THIS IS NORTH.

UH, LOOKING FURTHER DOWN, SYDNEY, UH, YOU CAN SEE SOME OF THESE VACANT R FIVE A LOGS ON THE OTHER SIDE OF THE STREETS.

AND THEN, UH, FURTHER DOWN TOWARDS SECOND AVENUE, YOU CAN SEE SOME, SOME, UH, SINGLE FAMILY HOMES UNDER CONSTRUCTION ON THE OTHER SIDE OF SYDNEY STREET, FURTHER DOWN TOWARDS SECOND.

AND THESE ARE THE DEVELOPMENT STANDARDS OF THE EXISTING R FIVE A SUBDISTRICT AS RESULT AS THE PROPOSED TH THREE A SUBDISTRICT.

AND I ALSO INCLUDED A, A ROW FOR, UM, HOW THE DEVELOPMENT STANDARDS WOULD BE RESTRICTED WITH THOSE VOLUNTEER DEEDED RESTRICTIONS.

UM, SO TYPICALLY IN A TH THREE A DISTRICT, THERE WOULD NOT BE ANY FRONT YARD SETBACK.

UM, HOWEVER, DUE TO BLOCK BASED CONTINUITY, UM, THE MORE RESTRICTIVE FRONT SETBACK OF ALL THE ZONING DISTRICTS ON THE WOULD APPLY.

UM, SO THE 20 FOOT FRONT YARD OF THE ADJACENT R FIVE A LOTS WOULD APPLY TO THIS PH THREE A LOT.

UH, AND THEN AGAIN, THE, UM, DEEDED RESTRICTIONS ARE JUST REINFORCING, UM, THAT 20 FOOT FRONT YARD.

UM, ANOTHER THING, DEEDED RESTRICTIONS ARE DOING LIMITING THE MAXIMUM DWELLING UNITS DOWN TO A MAXIMUM TWO.

UM, THE HEIGHT AND THE BASE PH THREE A DISTRICT WOULD BE 36 FEET, HOWEVER, THEY ARE RESTRICTING THAT TO 30 FEET TO COMPLY WITH THE R FIVE A LOTS.

UM, ALSO DOING SOMETHING SIMILAR WITH THE BLOCK COVERAGE, IT WOULD USUALLY BE 60%, BUT THEY'RE RESTRICTING IT DOWN TO 45% WITH THAT STAFF'S RECOMMENDATION IS APPROVAL SUBJECT TO FEE RESTRICTIONS VOLUNTEERED BY THE APPLICANT.

AND I'M AVAILABLE FOR QUESTIONS.

AND THERE ARE QUESTIONS MR. YOUNG, UH, DO YOU KNOW IF THIS IS CURRENTLY ONE LOT OR TWO? I BELIEVE IT'S ONE LOT.

I CAN GO BACK TO THE PAPER.

OKAY.

BECAUSE I LOOK AT THE VICINITY MAP AND I SEE A LINE HORIZONTALLY THROUGH THE MIDDLE OF THE PROPERTY, BUT THEN I LOOK AT THE AERIAL MAP AND IT'S A SINGLE TAX PARCEL.

YOU MEAN THIS PARCEL LINE RIGHT HERE? THE YELLOW LINE? UH, YES, THAT'S A SINGLE PARCEL, BUT IF YOU, IF YOU HAVE THE VICINITY MAP SLIDES NOT UM, WELL IN ANY EVENT, UM, AS FAR AS YOU KNOW, THE APPLICANT CONTEMPLATES A SINGLE LOCK, CORRECT? THEY DID NOT.

ALRIGHT, THANK YOU.

WASN'T THIS ITEM PREVIOUSLY, UH, DENIED FOR, FOR A DUPLEX? UH, THAT'S CORRECT.

THIS REQUEST WAS PREVIOUSLY BEFORE THE COMMISSION AS A DUPLEX DISTRICT.

UH, IT WAS RECOMMENDED FOR DENIAL BY THE COMMISSION AND THEN APPEALED BY THE APPLICANT.

UH, AND THEN WE MANDATED TO CITY PLANNING COMMISSION BY CITY COUNCIL.

UM, AND SINCE THEN, UM, THE REQUEST HAS BEEN REVISED TO THAT TH THREE A SUBDISTRICT RESTRICTIONS, UH, TO KIND OF BE IN LINE WITH SOME OTHER SORT OF GENTLE DENSITY, UH, CASES WE'VE SEEN IN DISTRICT SEVEN AND A FEW OTHER DISTRICT.

BUT THIS IS PRETTY MUCH THE SAME APPLICATION, JUST A DIFFERENT, THE APPLICANT IS REALLY IS STILL WANTING THE SAME THING, JUST COULDN'T BE RESTRICTIONS.

BUT WAS IT ALSO, UM, UM, HOW ABOUT THE, THE WIDTH OF THE, THAT

[00:35:01]

THAT PARTICULAR STRIP IS, IS, IS IT NARROW? PRETTY NARROW? THE, WE GO TO THE STREET 56 FEET IN FRONT OF THE HIGHWAY.

MM-HMM.

, WAS IT NARROW? WAS IT NARROW WHEN YOU WENT DOWN THE STREET? MS. MULKEY? YEAH, THERE WAS, UM, THERE WAS ON STREET PARKING, UM, YOU KNOW, IN FRONT OF THIS LOT AND ADJACENT LOT.

UM, AND I CAN GO BACK TO THE SITE PHOTOS.

UM, IT IS A FAIRLY NARROW STREET THAT KIND OF IS A GOOD PHOTO OF THE WIDTH OF THE STREET.

UM, AND THEN WE ALSO, UM, ONE OF THE REASONS FOR DENIAL LAST TIME WAS BECAUSE IT'S SPOT ZONE, IT SOMEWHAT SPOT ZONE COMMISSIONER NOT SPOT ZONING.

WHAT WAS COMMISSIONER? COMMISSIONER SPOT ZONING IS A LEGAL TERM OF ART THAT HAS A SPECIFIC MEANING.

AND I WOULD TRY TO AVOID THAT BECAUSE ONLY A COURT CAN DETERMINE WHETHER OR NOT SOMETHING IS .

SO IS IT A MIDBLOCK UH, ? SO THE REASON FOR THE, NOW I EXPLAINED IT AT COUNCIL WAS BECAUSE THE FRONT YARD FOR DUPLEX IS BIGGER THAN THE FRONT YARD FOR THE R FIVE.

SO THEREFORE THE HOUSES AND THE, THE, THE REST OF THE LOTS WILL KIND OF LIKE LOSE SOME OF THEIR DEVELOPMENT RIGHTS.

AND I THINK IMMEDIATELY ADJACENT, THERE'S ALREADY A HOUSE THAT'S BUILT A LITTLE BIT OF CLOSER, CLOSER FOR THEIR FRONT YARD.

SO THAT'S WHY WHEN IT'S DUPLEX MID BLOCK, YOU NEED TO BE VERY, WE NEED TO BE VERY CAREFUL BECAUSE OF THE BLOCK CASE CONTINUITY.

SO I, I RECALL THAT IT WAS MULTIPLE REASONS FOR, FOR THAT DENIAL, BUT IT WAS, IT WASN'T JUST THAT IT WAS MULTIPLE REASONS, IT WAS A DENIAL.

UM, I RECOMMENDED DENIAL A RIDE ALONG.

WAS THAT ALRIGHT? THANK YOU.

YEAH, AND TO KIND OF PIGGYBACK UP ON ANDREA'S COMMENTS, UM, THAT'S ONE OF THE REASONS THE REVISED REQUEST IS FOR A T THREE A SUBDISTRICT, THE BASE TH THREE A DISTRICT DOES NOT HAVE A FRONT YARD, HAS A ZERO FOOT FRONT YARD.

SO IT WOULD NOT IMPOSE AN ADDITIONAL FIVE FEET, UM, THAT THE DUPLEX DISTRICT WOULD ON THOSE ADJACENT R FIVE A LOTS RATHER.

WITH THIS REVISED REQUEST, THE R FIVE A LOTS ARE IMPOSING THEIR 20 FOOT FRONT YARD ON THE TH THREE A LOT.

UM, THAT WOULD BE IN CODE UNDER THE BLOCK BASED CONTINUITY CONDITION.

AND THEN IN ADDITION TO THAT, JUST TO ENSURE A LITTLE BIT MORE COMFORTABILITY, UM, THE APPLICANT HAS VOLUNTEERED A RESTRICTION, UM, THAT YOU KNOW, SPECIFICALLY IMPOSES A 20 FOOT FRONT YARD ON THIS LOT JUST TO ABSOLUTELY ENSURE THROUGH BLOCK BASED CONTINUITY AND THE DEEDED RESTRICTIONS, UM, THAT THAT FRONT YARD IS MAINTAINED.

UH, YES.

FOLLOWING UP ON THAT, I'M JUST CURIOUS 'CAUSE I REMEMBER ANDREA EXPLAINING THIS BEFORE, BUT BASICALLY WHY WOULD YOU NOT USE TH ONE OR TH TWO? WHY HAVE YOU ENDED UP THAT IT'S TH THREE AND THEN YOU DO ALL THE D RESTRICTIONS? IS THERE SOMETHING DIFFERENT ABOUT A SETBACK ON TH THREE? VERY GOOD QUESTION.

OKAY.

UM, WE HAVE TH ONE, TWO, AND THREE AND, UM, BETWEEN ALL THREE T HT TH DISTRICTS, UM, THE ONLY DIFFERENCE IN TERMS OF DEVELOPMENT STANDARDS IS DENSITY.

EVERYTHING ELSE IS EXACTLY THE SAME MINIMUM LOT SIZE, UH, ZERO FOOT, FRONT YARD SETBACK, ALL THAT KIND OF STUFF.

UM, IN A TH THREE A DISTRICT, YOU'RE ALLOWED A MAXIMUM OF 12 DWELLING UNITS PER ACRE.

AND YOU CAN SEE ON MY TABLE, I'M HAPPY TO ZOOM IN ON THERE.

MM-HMM.

.

UM, SO WHY DID WE DO T H THREE? UH, THE LOT IS ABOUT 7,100 SQUARE FEET AND WITH A DWELLING UNIT DENSITY OF 12 JUNE DWELLING UNITS PER ACRE, UH, YOU NEED ABOUT AN AVERAGE OF 3,600 SQUARE FEET PER DWELLING UNIT TO MEET THAT DENSITY REQUIREMENT.

UM, AND BEING THAT THE LOT IS 7,100 SQUARE FEET, UH, TH ONE OR TH TWO WOULD NOT ALLOW FOR TWO DWELLING UNITS AND A TH ONE.

UM, IT'S A MAXIMUM OF SIX PER ACRE AND THEN TWO, IT IS A MAXIMUM OF NINE 12 METER SQUARE AC.

INTERESTING.

SO THE AVERAGE SQUARE FOOTAGE YOU WOULD NEED PER DWELLING UNIT IN THOSE DISTRICTS WOULD BE TOO MUCH IN ORDER TO PUT TWO DWELLING UNITS ON THE LOT.

WHEN WE ONLY NEED 3,600 SQUARE FEET AVERAGE, YOU CAN DO TWO UNITS.

SO YOU DID IT, YOU GET A SMALLER REQUIREMENT FOR SIZE.

THAT'S CORRECT, YEAH.

OF THE DWELLING UNIT.

MM-HMM.

NOT TO GET MORE OF 'EM, BUT TO GET A SMALLER SIZE AND ACCOMMODATE FOR THE TWO.

AND THAT KIND MAKES SENSE BECAUSE I DID NOT GET THAT BEFORE.

RIGHT.

RIGHT.

AND THEN AGAIN, TO SORT OF COMPLIMENT THAT, JUST LIKE WITH THE FRONT YARD STEP BACK, YOU CAN SEE HERE ON THE TABLE WITH THE DEEDED RESTRICTIONS, UM, UNDER BASE CODE, IT'S VERY LIKELY THAT THEY COULD ONLY GET A MAXIMUM OF TWO DWELLING UNITS ON THE SITE 'CAUSE OF THAT BASE, UH, DWELLING UNIT DENSITY.

[00:40:01]

BUT AGAIN, TO ENSURE A LITTLE BIT MORE COMFORTABILITY, UM, THEY ARE LIMITING THE PROPERTY TO A MAXIMUM OF TWO DWELLING UNITS.

TWO, THEY PROBABLY HAPPEN ANYWAY, BUT THE DE RESTRICTIONS JUST WE'RE VERY SPECIFIC.

OKAY.

NO, THAT DOESN'T ENSURE.

OKAY.

TWO OTHER QUESTIONS THAT REALLY HELPED.

'CAUSE THEN IN THE FUTURE WE CAN UNDERSTAND THAT TWO OTHER WITH ACTUALLY THREE OTHER QUESTIONS.

OKAY.

JUST QUICKLY, IS GENTLE DENSITY NOW A CODE TERM OR IS THAT A PLANNER'S TERM? I'M JUST CURIOUS, MISSING MIDDLE.

OKAY.

SO WE'RE TALKING SORT OF INFILL KIND OF THING, RIGHT? THE, THE KIND OF LIKE, THERE'S NOT A CODE TERM FOR ANY OF THOSE.

OKAY.

SMART CODE.

IT'S NOT TYPICALLY SOMETHING YOU WOULD FIND IN A DEVELOPMENT CODE.

THE SORT OF LIKE INDUSTRY STANDARD TERM, IF YOU GO TO A PLANNING CONFERENCE AND YOU HEAR PEOPLE THROWING AROUND BUZZWORDS IS MISSING MIDDLE.

UM, GENTLE DENSITY WAS A PHRASE THAT I'VE BEEN HERE BEFORE I CAME HERE, BUT I DO LIKE, IT'S KIND OF, I KNOW IF I HEARD MISSING MIDDLE WITH LOW CAP ONE MORE TIME.

SO NO NERDING ON PLANNING THE MISSING METAL CAN MEAN ANYTHING, WHICH CAN ALSO MEAN A HIGHER DENSITY WORK.

CORRECT.

AND GENTLE DENSITY JUST TO LIKE EXPLAIN THAT WE'RE TALKING ABOUT THIS.

YEAH.

NOT SOMETHING SUDDENLY A HUGE APARTMENT ABSOLUTE OF, AND THEN ANOTHER TERMINAL HERE IS CONTEXT SENSITIVITY.

SO I FEEL LIKE GENTLE DENSITY KIND OF LIKE ENCAPSULATES.

OKAY.

I WAS JUST CURIOUS ABOUT THAT.

OKAY.

GOING TO THAT.

I HAVE TWO OTHER QUESTIONS WHICH ARE IN THERE QUICK, WHICH IS, IS THIS, HAVE YOU, HAVE YOU ASKED THE NEIGHBORS ABOUT THIS AND WHAT HAS BEEN THE RESPONSE? AND IS HOW IS THIS IN THE MIDDLE OF THE BLOCK, NOT THE CORNER? WE HAD ANOTHER CASE LIKE THIS THAT WAS THE CORNER.

IS THIS THE ONE THAT HAS SINGLE FAMILY ON THE CENTER? SORRY, I CAN'T ANSWER YOUR SECOND QUESTION.

THIS ONE IS MID BLOCK.

CAN'T ANSWER YOUR FIRST ONE, BUT THE APPLICANT WILL BE HERE THIS AFTERNOON TO TALK ABOUT THE COMMUNITY ATION.

I CAN'T, OKAY.

I COULD ANSWER THAT.

THERE WAS NOT THE COMMUNITY, THERE WAS NOT COMMUNITY ENGAGEMENT.

NO, HE DID NOT.

HE DID NOT.

HE TALKED TO ONE PERSON AND HE DID NOT TALK TO THE NEIGHBORS.

THE SAME THING WE RECOMMENDED DID LAST NIGHT FOR HIM TO TALK TO THE NEIGHBORS.

HE DID NOT.

JUST A, A QUICK FOLLOW UP QUESTION ON COMMISSIONER WHEELER'S QUESTION TO DR.

BREA.

WHEN YOU WERE REFERRING TO FEW REASON FOR DENIAL LAST TIME, YOU'RE TALKING ABOUT STASS RATIONALE FOR RECOMMENDING YES.

RIGHT.

AND THE SOLE REASON WAS THE YES.

BLOCK BASED CONTINUITY ISSUE.

YES.

OKAY.

THE COMMISSION MAY HAD OTHER REASONS FOR RECOMMENDING YES, BUT STAFFS ONE CALL WHAT THIS WAS THE BLOCK BASED CO ISSUE.

GREAT.

YES.

THANKS.

ANY OTHER QUESTIONS? UM, JUST ONE QUICK FOLLOW UP TO COMMISSIONER STANFORD QUESTION WITH YOU MR. MUL.

JUST GLOBAL QUESTION.

UH, WHEN AN APPLICANT COMES IN AND WE'RE, WE'RE ESSENTIALLY HAVING TO DO THIS KIND OF JEDI MIND TRIP WITH THE CODE TO ALLOW TO EVEN CONSIDER, YOU KNOW, WHAT WE'RE CONSIDERING HERE.

IS THAT MAYBE A REFLECTION OF THE AGE OF OUR CODE OR CODE THAT DOESN'T PART INTO ACCOUNT THIS KIND OF, YOU KNOW, UH, DENSITY FROM, YOU KNOW, THE EIGHTIES, LATE EIGHTIES? UM, YEAH, I, I WOULD SAY YES.

UM, I ALWAYS HAVE TO SAY THIS, IT'S JUST A FUNNY LITTLE QUIP.

OUR CODE IS ONE YEAR OLDER THAN I AM.

UM, UH, YEAH, I I DON'T THINK, UM, IN 1987, LIKE I SAID, IT WASN'T ALIVE THEN, BUT I DON'T THINK, UM, WE WERE HAVING SOME OF THESE DISCUSSIONS ABOUT, YOU KNOW, BEING IN A HOUSING CRISIS AND REALLY NEEDING, UH, A LOT MORE HOUSING UNITS THAN WHAT WE CURRENTLY HAVE AND YOU KNOW, HOW WE'RE GOING TO COME UP WITH SOLUTIONS TO ADDRESS THAT ISSUE.

UM, I AM GONNA TAKE A SHOT IN THE DARK AND SAY THAT IN 1987, YOU KNOW, WE WERE STILL VERY MUCH IN THE MINDSET OF DETACHED SINGLE FAMILY HOMES AS SORT OF THE HIGHEST AND BEST USE IN QUOTES.

UM, AS FAR AS RESIDENTIAL IS CONCERNED.

UM, YEAH, THAT'S KIND OF WHAT I CAN, IT'S NOT A BOMBER MATERIAL.

DOESN'T THIS CASE BOIL DOWN TO A POLICY DECISION OF DO WE WANT DUPLEX IN THE MIDDLE OF A SINGLE FAMILY NEIGHBORHOOD OR NOT? SURE.

YES.

YEAH.

UM, I WOULD ALSO KIND OF ADD TO THAT, THAT, UM, WITH A CASE LIKE THIS AS WELL AS THE OTHER SORT OF POTENTIAL DENSITY CASES THAT WE'VE HAD RECENTLY, I THINK IT'S IMPORTANT TO KIND OF CONSIDER WHAT VALUES OR GOALS OR OBJECTIVES ARE UNDERPINNING OUR DIALOGUE ABOUT THIS, OUR DECISION MAKING.

UM, ONE OF THE VALUES AT PLAY COULD BE THAT, YOU KNOW, SINGLE FAMILY NEIGHBORHOODS NEED TO BE PRESERVED AS THEY ARE.

UM, I'M NOT MAKING VALUE JUDGEMENTS ABOUT THAT.

I'M, I'M, I'M NEUTRAL.

THAT'S MY JOB AS CITY STAFF IS TO REMAIN NEUTRAL.

BUT THAT COULD BE A VALUE THAT'S INFLUENCING DECISION MAKING.

UH, ANOTHER VALUE COULD BE, LIKE I SAID, WE, WE ARE HAVING,

[00:45:01]

UH, THESE SORT OF HOUSING CRISES WHERE WE NEED TO FIND WAYS TO ADD MORE HOUSING UNITS TO THE CITY.

UM, THAT'S ANOTHER VALUE THAT COULD BE, UM, UNDERPINNING OUR DECISION MAKING.

UM, I WOULD ALSO, UH, JUST SUGGEST THAT THOSE TWO VALUES MAY NOT BE IN CONFLICT WITH EACH OTHER.

THERE MAY BE, UM, OPPORTUNITIES FOR, UM, MIDDLE GROUND AND CONSENSUS AND WHATNOT.

UM, BETWEEN THOSE TWO VALUES OR REALLY ANY OTHER KIND OF VALUES THAT WOULD INFLUENCE DECISION MAKING HERE.

WELL, I HAVE A LOT OF OTHER THINGS TO SAY, BUT I THINK WE ALL HAVE THAT.

SO PIGGY COMMISSIONER JOHN WOULDN'T, ARE WE, WE KNOW WE'RE IN THE MIDDLE OF A HOUSING CRISIS AND THAT WE, UM, BUT WE ALSO WANNA PROTECT A SINGLE FAMILY HOME.

BUT ARE WE ALSO LOOKING, WHEN YOU'RE LOOKING AT THESE PLACES AND YOU'RE LOOKING AT OTHER ALTERNATE, UM, UM, ARE WE GOING, IS THIS BECAUSE IT'S BECOME, IT SEEMS LIKE EVEN THOUGH YOU, I KNOW WHAT YOU'RE GONNA SAY WHEN I SAY THIS, UM, CASE BY CASE INSTEAD OF WE JUST NEED TO PUT THE, UM, AS WE KNOW, I MEAN IF YOU DON'T KNOW THIS, APPLICANT HAS TWO ON THE AGENDA TODAY AND, AND THEY'RE NOT, THEY FURTHER CLOSE TO EACH OTHER.

ONE IS APPROVAL AND I MEAN BOTH OF 'EM ARE SET FOR APPROVAL.

ONE OF 'EM FITS THAT APPROVAL BETTER BECAUSE OF WHERE IT SIT.

SO WHAT YOU BELIEVE MEAN, HOW DO YOU, UM, EVALUATE THAT BOTH OF THEM WAS FOR APPROVAL WHEN ONE ACTUALLY CAN FIT? WE CAN SEE WHY.

BUT THIS ONE, WE DENIED IT FOR A REASON LAST TIME.

AND THE REASON IS BECAUSE OF IT WAS, UH, BECAUSE OF WHERE, WHERE IT SAT IN THE MIDDLE OF THE BLOCK.

UH, PART OF IT WAS WE DID LOOK AT LAST TIME THE STREET, THE WEEK OF THE STREET.

SO, 'CAUSE I I I THINK WHERE YOU ARE MORE LAST TIME FOR SOME OF THOSE ITEMS. SO THE QUESTION IS, HOW DID STAFF EVALUATE THIS CASE WHEN IT WAS, WHEN THE REQUEST ITSELF WAS REVISED? I DON'T THINK I, BECAUSE I DON'T KNOW IF I CAN INCLUDE BOTH OF 'EM.

CAN I SPEAK ABOUT BOTH OF 'EM AT THE SAME TIME? NO.

IS THE SITE APPLICANT NOT, IT IS JUST THIS ONE, THE 2 1, 2, 3, 5 4 AT THIS POINT.

OKAY.

OKAY.

UM, I, SO I CAN, I CAN SAY HOW STAFF EVALUATED THIS, UM, DIFFERENTLY THAN THE REQUEST AS IT ORIGINALLY WAS PROPOSED.

UM, LIKE ANDREA SAID, UH, ONE OF OUR, ONE OF STAFFS PRIMARY REASONS FOR RECOMMENDING DENIAL LAST TIME WAS BECAUSE OF THAT BLOCK FIXED CONTINUITY ISSUE, DUPLEX DISTRICT WOULD POSE THAT PROBLEM, UM, WITHIN THIS AREA.

UM, STAFF'S RECOMMENDATION ON THIS REVISED REQUEST IS DIFFERENT.

WE'RE RECOMMENDING APPROVAL NOW WITH THOSE FEED RESTRICTIONS, UM, BECAUSE YOU KNOW THAT THAT ISSUE HAS GONE AWAY.

UM, YOU KNOW, I I THINK, UM, SINCE THE COMMISSION ORIGINALLY DISCUSSED THIS CASE VERSUS NOW WE'RE DISCUSSING IT TODAY, I THINK, UM, WE'VE HAD A LOT OF DISCUSSIONS ABOUT THIS AND DEVELOPED SOME POSSIBLE SOLUTIONS.

YOU KNOW, I HAVE A CASE, UM, I THINK IT'S GOING TO COUNCIL NEXT WEEK THAT THE COMMISSION DID RECOMMEND APPROVAL OF, UM, IT WAS SIMILAR TO THIS.

IT HAD SOME OF THOSE FEE RESTRICTIONS.

I THINK THERE'S BEEN A LOT OF LEARNING AND GROWTH THROUGHOUT THAT, THAT TIMELINE.

UM, AND WE CAN SEE THAT REFLECTED IN THE REQUEST.

I THINK THE APPLICANT HAS, UM, DONE WHAT THEY NEED TO DO TO ENSURE GREATER COMPATIBILITY WITH THIS PROPOSAL WITH THE SURROUNDING AREA.

UM, SO THAT'S KIND OF WHAT STAFF EVALUATED HERE.

SO I MAYBE NEED TO, SO, 'CAUSE I'M ALMOST FOR SURE AT WHEN WE GET BEFORE THE, THE, UM, WHEN WE GO BEFORE WHEN WE START THE HEARING, THE APPLICANT IS GONNA REFER TO ONE OF THOSE CASES YOU'RE TALKING TO AND, AND THIS PARTICULAR CASE, THE NEXT CASE SAYS YES.

IF, IF, IF, UM, SO WE, UM, WE'LL CONSIDER 'EM SEPARATELY.

SO DO WE TAKE THIS STUFF, CONSENT? THIS OF THE NOT, WE ACTUALLY DON'T HAVE IT.

I'M TRYING TO MAKE SURE MY BRAIN, BUT TO YOUR POINT, COMMISSIONER WHEELER, IF THE APPLICANT TRIES TO MENTION BOTH CASES WHILE WE'RE CONSIDERING ONE OF THE CASES, DANIEL WILL SAY THE SAME THING TO HIM.

BUT COMMISSIONER AND, AND I APOLOGIZE, WE'VE BEEN ASKED ALREADY, BUT THE STAFF CONSIDER MIDBLOCK DIFFERENTLY THAN YOU DO END OF BLOCK IN THESE TYPES OF CASES.

UM, IN AN ABSTRACT WAY PERHAPS, UM, IN A MORE, YOU KNOW, PRAGMATIC WAY.

UM, OKAY,

[00:50:01]

I I, THIS IS JUST KIND OF ME, MY PROFESSIONAL OPINION, I DON'T SEE ANY REAL SUBSTANTIVE DIFFERENCE.

UM, I UNDERSTAND THAT A LOT AT THE END OF THE BLOCK OR AT THE CORNER, UM, UH, MIGHT BE A LITTLE BIT EASIER TO SELL, YOU KNOW, UM, BUT YOU KNOW, AS YOU CAN SEE ON THESE DEVELOPMENT STANDARDS, WHETHER IT'S MID-BLOCK OR CORNER OR END OF A BLOCK OR WHATEVER, I MEAN THE SAME KIND OF, UM, COMPATIBILITY CAN STILL BE GUARANTEED, YOU KNOW, THROUGH THE CREATIVE ZONING SOLUTIONS AND DE RESTRICTIONS AND AND WHATNOT.

SO ON A MORE HOLISTIC LEVEL, THIS MAYBE SOMETHING FOR FUTURE RECONCILIATION.

IF WE'RE GOING TO CONTINUE TO TRY TO MAKE OUR EXISTING CODE FIT INFILL HOUSING, SHOULD THERE BE CONSIDERATION OF A RESIDENTIAL INFILL HOUSING HISTORY? I THINK THAT'S A GREAT POINT TO MAKE ON THE RECORD FOR FUTURE DISCUSSIONS.

, AGAIN, JUST WANNA, I MEAN, WE'RE SAYING AS COMMISSIONER WHEELER SAID, I THINK AT LEAST ONE ALL OF OUR AGENDAS, IT JUST SEEMS TO INDICATE WE'RE TRYING TO SOLVE A PROBLEM WITH THE TOOLS WE HAVE, BUT WE HAVE THE RIGHT TOOLS.

THANK YOU MR. CHAIR.

YEAH, I'LL, I'LL EXPOUND ON THAT A LITTLE BIT.

SO I'M USING EVERY QUESTION IS AN EXCUSE TO EXPOUND, BUT , UH, YEAH, SO I MEAN THIS, THIS BODY CONSIDERS A LOT OF DIFFERENT THINGS, SOME OF WHICH ARE MORE LONG RANGE PLANNING, SOME OF WHICH ARE MORE CURRENT PLANNING, UM, WHEN THE COMMISSION IS CONSIDERING INDIVIDUAL ZONING CASES THAT ARE COURT AUTHORIZED HEARINGS OR SOMETHING LIKE THAT.

UM, WE ARE SORT OF BY DEFINITION ON A CASE BY CASE BASIS, YOU KNOW, IT IS INCREMENTAL IN NATURE.

UM, HOWEVER, I WOULDN'T BE THE MANAGER OF THIS SECTION IF I DIDN'T THINK INCREMENTAL CHANGE WAS IMPORTANT AND THAT IT LED TO BIGGER CHANGE OVER TIME.

COMMISSIONER? YEAH, MY, UH, QUESTION I WAS GONNA ASK THE SAME THING THE COMMISSIONER HAMPTON DID AND THEN I WAS GONNA GO ONE STEP FURTHER, NOT ONLY THE MIDDLE OF THE BLOCK IF THAT'S A CONSIDERATION, BUT, AND YOU SORT OF SPOKE TO THIS, YOUR PERSONAL OPINION, BUT DO YOU LOOK AT SOMETHING THAT'S A DUPLEX OTHER THAN THE FACT THAT THE BLOCK FACE AND SAY, OH NO, THIS IS SINGLE FAMILY, THIS CAN'T GO HERE.

PROFESSIONAL OPINION, NOT PERSONAL OPINION.

UM, YEAH, YOU KNOW, IT'S, IT'S REALLY, IT'S REALLY NOT WHAT, WHAT STAFF'S ANALYSIS INVOLVES.

UM, WE MAY START WITH GENERAL IMPRESSIONS, YOU KNOW, GENERAL COMPRESSIONS WOULD BE, OH, YOU'RE PROPOSING A DUPLEX ON A SINGLE ONLY BLACK PLACE.

I DUNNO HOW I FEEL ABOUT THAT.

BUT THAT'S NOT WHERE WE STOP.

AND, AND, AND WE HOPE THAT THE COMMISSION DOES NOT STOP WITH THAT GENERAL IMPRESSION EITHER.

YOU KNOW, WE DIG INTO DEVELOPMENT STANDARDS, WE DIG INTO THE POSSIBILITY OF D RESTRICTIONS OR OTHER TOOLS THAT WE HAVE IN OUR TOOL BELT, UM, TO HOPEFULLY ARRIVE AT SOME SORT OF SOLUTION.

MM-HMM .

AND I DO THINK, UH, YOU KNOW, IT'S HARD TO PUT THIS AS A QUESTION.

I DO THINK GOING TO WHAT COMMISSIONER HAMPTON SAID, IF WE CAN'T USE THESE DISCUSSIONS WHEN THESE CASES COME UP AND WE KEEP GETTING, WE GET THE SAME DISCUSSION TO LEAD US TO CHANGING CODE AND MODIFYING IT TO FIT TODAY'S TIME AND TODAY'S NEEDS, THEN IT'S A WASTE OF TIME FOR US TO HAVE DISCUSSIONS.

I THINK IT SHOULD LEAD, YOU KNOW, TO THOSE THINGS THAT, YOU KNOW, WHY ARE WE CONSIDERING DUPLEX AS A DIRTY WORD IN THE MIDDLE OF A SINGLE FAMILY HOUSING? I'VE GOT 'EM A BLOCK FROM ME IN PRESTON HOLLOW AND I THINK THEY'RE WONDERFUL, BUT THAT'S A COMMENT ANYWAY.

DON'T YOU AGREE ? DON'T YOU AGREE ? GOOD QUESTION.

I REALLY DO TRULY THINK THESE DISCUSSIONS, ALTHOUGH ON A BASIC LEVEL THEY ARE INCREMENTAL, THEY ARE CASE BY CASE.

UM, THERE IS AN OPPORTUNITY WITH THE COMMISSIONERS, WITH STAFF, WITH, I MEAN WE, WE HAD YOUR, YOUR CASE AT, AT AUGUST 3RD WHERE WE HAD A SPEAKER TO SOMEONE IN THE COMMUNITY, UM, COME OUT AND OFFER ALL THESE WONDERFUL SOLUTIONS ABOUT TRANSIT ORIENTED DEVELOPMENT.

YOU KNOW, I THINK AT THE END OF THE DAY, THIS IS CASE BY CASE.

WE HAVE TO STICK TO THESE PROPERTIES, BUT THERE IS AN OPPORTUNITY FOR THOUGHT LEADERSHIP.

THERE IS AN OPPORTUNITY FOR INFLUENCING, I HATE THAT WORD SO MUCH IF IT'S SO OVERUSED.

UM, BUT HERE ARE OPPORTUNITIES.

THANK YOU.

COMMISSIONER HOUSE.

OKAY, QUESTION.

UH, YES, MR. MUL ON YOUR REPORT, PAGE FIVE 11, THERE'S THE GREAT SATELLITE PHOTO OF THIS NEIGHBORHOOD THAT WE'RE LOOKING AT.

AND I WAS WONDERING IF YOU HAD NOTICED THAT OF THE R FIVE LOTS DEPICTED IN THAT SATELLITE PHOTO, THAT HALF OF THEM ARE VACANT WITH NO STRUCTURES ON THEM.

AND I WAS CURIOUS WHAT CONCLUSION YOU MIGHT DRAW FROM THAT.

[00:55:01]

AND THEN, BUT, AND THE SECOND PART OF, BEFORE YOU ANSWER, HAVE YOU LOOKED AT GOOGLE EARTH AND CLICKED ON DATE TIME THAT THE DATES CROSSED THE BOTTOM AND NOTICED THAT IN GOOGLE EARTH, THAT IT HAS BEEN, AS I DESCRIBED, FOR AT LEAST 25 YEARS? YEAH, I DIDN'T DO LIKE A TIME LAPSE THING ON THIS ONE.

UM, I HAD A CASE IN DISTRICT FIVE AT THE END OF LAST YEAR THAT WAS ALSO KIND OF A CREATIVE TOWNHOUSE DISTRICT SOLUTION.

UH, I DID DO TIME LAPSE ON STREET VIEW ON THAT ONE AND IT HAD BEEN VACANT FOR LIKE 10 OR 15 YEARS, YOU KNOW, WHICH CAN GIVE US AN INDICATION OF, OF, UM, DEVELOPMENT PATTERNS IN THE AREA.

UM, YEAH, YOU KNOW, AND, AND WOULD ONE DRAW CONCLUSIONS ABOUT THE, THE MOMENTUM OF SINGLE FAMILY DEVELOPMENT? FROM THOSE OBSERVATIONS? ONE COULD POSSIBLY DRAW THOSE CONCLUSIONS.

THANK YOU.

MR. WOULD YOU ALSO SAY THAT WHEN IN THAT AREA THAT DEVELOPMENT IS WRAPPING AND THE SINGLE FAMILY HOMES, THERE ARE HOUSES BEING BUILT, UM, IN THAT AREA ALMOST EVERY DAY WITH YOUR SINGLE FAMILY HOMES.

YOU COULD ALSO SEE ON THE OPPOSITE SIDE OF CITY, THEY WRAP UP THE BUILDING, SINGLE FAMILY HOMES, THEY'RE WRAP BUILDING SINGLE FAMILY HOMES IN THAT AREA AND WELL, MOST OF THE AREA SURROUNDING IT, RIGHT? YEAH, IT'S SORT OF, BOTH OF THESE POINTS ARE, ARE VALID.

UM, YOU KNOW, YOU CAN SEE FURTHER DOWN THE BLOCK IN THESE STREET VIEW IMAGES.

SO THIS, THIS IMAGE ON THE SCREEN RIGHT NOW IS DIRECTLY ACROSS FROM, UH, THE PROPERTY YOU'RE TALKING ABOUT.

UM, YOU CAN SEE KIND OF TO THE NORTHEAST.

THOSE ARE, THOSE ARE VACANT LAWS.

ALTHOUGH AGAIN, YOU CAN SEE THERE WERE HOMES ON ONE DAY.

THEY HAVE THESE, UM, LITTLE, YOU KNOW, STAIRWAYS TOO, WHATEVER YOU WANNA CALL THEM.

UM, UH, LET'S GO BACK TO THE OTHER SIDE OF THE STREET.

YEAH.

SO THIS IS ONE THAT, AND THIS, I, THESE PHOTOS ARE ABOUT SIX MONTHS OLD.

UM, 'CAUSE THIS CASE HAS BEEN AROUND FOR A MINUTE, BUT, UM, YEAH, THESE WERE HOMES THAT WERE UNDER CONSTRUCTION WHEN I, NO, I'M TALKING THAT BECAUSE EVEN THOUGH THEY, THERE ARE VACANT LOTS IN THE AREA FOR ABOUT 25 YEARS THAT THEY'RE RIGHT INTO TO DATE, THAT THEY'RE RAPIDLY BUILDING IN AN AREA.

AND THE MAJORITY IS SINGLE FAMILY AS WELL.

I IS RIGHT NOW THAT THEY'RE BUILDING.

AND DID YOU TAKE, UM, TO, TO KIND OF ANSWER THIS VERSION, WOULD YOU CONSIDER THAT A THE MAJORITY OF THOSE ARE OWNED BY THE CITY OF DALLAS IN THE LAND, RIGHT? I'M, I'M NOT AWARE OF THE OWNERSHIP.

UM, I WILL SAY THOUGH, UM, ANY KIND OF BUY RIGHT DEVELOPMENT, UM, I'M LESS AWARE OF BECAUSE IF SOMETHING, IF SOMEONE WANTS TO BUILD SOMETHING ON A PROPERTY THAT'S ALLOWED BY RIGHT? THEY DON'T COME TO ZONING BECAUSE THEY DON'T NEED TO.

UM, WHAT WE SEE, AND YOU KNOW, I, WE UNFORTUNATELY HAVE A BACKLOG OF ABOUT 70 CASES RIGHT NOW.

YOU KNOW, I'M ASSIGNING ALL THESE CASES TO FOLKS I HAVE SEEN SINCE I BECAME PLANNING MANAGER LAST OF NOVEMBER.

I HAVE SEEN IN OUR BACKLOG PROBABLY 15 REQUESTS FOR DUPLEX, TOWNHOUSE, MULTI, WELL, I WOULD SAY PROBABLY INCLUDING TOWNHOUSE AND MULTIFAMILY, PROBABLY MORE LIKE 25 OR 30.

UM, DUPLEX, TOWNHOUSE OR MULTIFAMILY, KIND OF THIS MISSING MIDDLE, GENTLE DENSITY KIND OF REQUESTS WOULD BE FILED AT OUR OFFICE.

SO I'M NOT TALKING, I'M TALKING ABOUT IN THAT AREA BECAUSE YOU DROVE THE AREA.

AM I CORRECT? I DROVE JUST THE AREA SURROUNDING THIS PROPERTY.

THAT'S WHAT WE DID.

AND THE DEVELOPMENT, I THINK YOU SHOWED DEVELOPMENT ON THE OTHER SIDE.

SO CITY, CITY IS KIND OF SPLIT BECAUSE OF A CURVE OR SOMETHING, HOW IT SPLITS.

YOU SHOWED THE PICTURE WHERE IT'S, UM, YEAH, IT'S, IT'S KIND OF A WEIRD PLANNING SITUATION EXCEPT THE STREET A WHILE BACK.

YEAH, WE WE DID DISCUSS THAT.

UH, YEAH, THE, THE LOTS IN THE STREETS HERE ARE, UH, SYDNEY STREET.

I DON'T CONNECT CONNECTED THROUGH HERE.

YEAH.

SO WE INTERSECTS WITH YOU.

SO THE CURVE, YOU KNOW, KIND OF CURVE AROUND, BUT COULD YOU SEE SINGLE FAMILY HOMES BEING KILLED ON THE OTHER SIDE? WHEN I DID MY SITE VISIT, I DID NOT.

YOU SHOWED ONE DIDN, ANY OF THESE LAWS.

YOU SHOWED ONE ON THE OTHER SIDE OF SYDNEY IN THE PICTURES, RIGHT? THOSE, THOSE WERE DOWN HERE CLOSER TO SECOND STREET.

UM, NO, I THOUGHT YOU, WELL MAYBE I'M NOT, I THOUGHT I SAW ONE ON THE CONSTRUCTION, BUT YEAH, I GUESS I ANSWERED THAT.

COMMISSIONER RUBIN, JUST GOING BACK TO THE LARGER POLICY DISCUSSION, THE CITY'S RETAINED A CONSULTANT TO LOOK AT OUR ENTIRE DEVELOPMENT CODE AND POTENTIALLY SUGGESTS CODE CHANGES.

CODE FORMS, CORRECT? CORRECT.

HOW WOULD WE MAKE SURE THAT THESE ISSUES RELATING TO MISSING MIDDLE HOUSING, GENERAL DENSITY, WHATEVER YOU WANNA CALL IT, GET ON INCLUDED IN THAT DISCUSSION SO IT CAN AT LEAST BE CONSIDERED WHEN WE LOOK AT THAT PROCESS? MAKING EXCELLENT POINTS ON THE RECORD WHEN WE'RE DISCUSSING ZONING CASES IS ONE WAY TO DO IT.

UH, UM, WE ARE GONNA WORK CLOSE, CLOSE WITH 'EM.

THE FIRST, UH, TASK, UM, THAT WE HAD FOR THE CONSULTANT WAS TO HELP US EVALUATE THE CURRENT CODE AND DO A DIAGNOSIS AND SEE WHAT IS ACTUALLY BEING FILLED,

[01:00:01]

WHAT IS THE CODE SAYING, WHY DO WE HAVE SOME EXOTIC CASES? WHY DO WE HAVE SO MANY PDSS? WHY DO WE HAVE SO MANY BID RESTRICTIONS AND WHERE IS THE CODE LACKING? SO IT'S, AND AS I SAID, AND I'LL SAY THAT EVERY C C MEETING HOUSING IS GONNA BE AT THE FOREFRONT OF THE .

DO WE HAVE A TIMELINE WHERE WE EXPECT TO SEE THAT FIRST COURT PRODUCT FROM THE CONSULTANT? NOT YET.

WE JUST KICKED OFF.

WE HAD OUR FIRST MEETING WITH 'EM, WE'RE GONNA HAVE ANOTHER ONE NEXT WEEK.

UM, WE'RE GONNA DRAW A TIMELINE TOGETHER WITH 'EM, BUT THE CONTRACT IS FOR TWO YEARS, SO WE GONNA IT'S FAST.

IT'S GONNA BE FAST.

THANK YOU.

THAT GREAT.

EXCELLENT.

THANK, THANK YOU COMMISSIONER HENDERSON.

GOOD MORNING, MR. CHAIR.

UM, MR. MULKEY, THANKS FOR THE VERY WORD IN GREAT COMMENTS.

UM, CAN YOU SPEAK TOWARDS HOW THE CODE RENOVATIONS AND I SAY RENOVATIONS OF THE CODE, UM, WORK VERSUS THE AREA PLAN? UM, AND BECAUSE I'M TRYING TO MAKE SURE THAT, OR, OR SEE IF, IF THERE'S AN ATTEMPT AT HAVING A COMPREHENSIVE APPROACH TO THESE AREAS AS OPPOSED TO SAYING, YOU KNOW, THERE'S BEEN A LOT OF PERMITS THAT HAVE BEEN ISSUED FOR REQUESTS FOR DUPLEXES, THOSE SINGLE FAMILY SINCE THERE'S A LOT OF THEM, WE SHOULD PUT THEM HERE.

UM, I'M, I'M WONDERING ARE WE COMPREHENSIVE APPROACH TO LOOKING AT THESE COMMUNITIES AND, AND HOW THEY SHOULD BE, UM, VERSUS JUST RESPONDING TO, YOU KNOW, WHAT THE MARKET, UH, I I'LL TAKE THIS.

YES, THAT'S WHY WE CAREFUL, WE WERE CAREFUL INTO LAUNCHING THIS TO STAGGER RIGHT ON THE FOUR DALLAS.

SO I THINK, UM, WE'RE KIND OF LIKE GETTING CLOSE WITH FOUR DALLAS AND THE FUTURE ES MAP.

AND THEN BASED ON THAT, UH, WHATEVER AREA PLANS OR AUTHORIZED HEARINGS WE'LL NEED TO STEM.

AND THEN WE ALSO HAVE THE COVID FORM.

SO WE'RE TRYING TO HAVE TO SET UP THE FUTURE OF THE CITY TOGETHER WITH YOU.

SO WILL, WILL THOSE TWO EFFORTS COMMUNICATE WITH EACH OTHER, UM, AND WORK IN PARALLEL OR WILL IT BE A HANDOFF? WELL, UH, ZONING IS A IMPLEMENTATION ZONING AND CODE DEVELOPMENT CODES ARE IMPLEMENTATION TOOLS FOR PLANS.

SO THAT'S WHAT WE ARE GONNA FOLLOW.

SO IF WE ARE GONNA AGREE, AND IT'S AN IMPLEMENTATION TOOL FOR, UH, A COMPREHENSIVE PLAN, BUT ALSO FOR OTHER PLANS THAT ARE VOTING IN THE CITY.

VOTING IN THE CITY, LIKE C A, THE PLAN, ACTION PLAN LIKE THE HOUSING PLAN, UH, CON DALLAS, UH, OUR, UH, MOBILITY PLANS.

SO AGAIN, THE DEVELOPMENT CODE AND ZONING IS ONE OF THE IMPLEMENTATION TOOLS FOR ALL THESE PLANS.

SO THEY WILL HAVE, THAT'S WHAT WE'RE, WE'RE, UH, AIMING TOWARDS THIS CODE REFORM.

'CAUSE FOR, FOR INSTANCE, WHEN WE DID FOR DALLAS UPDATE LAST TIME AND THEN AFTER WE VOTED, UH, THE CITY COUNCIL ADOPTED CLIMATE ACTION PLAN AND HOUSING PLAN, WE NEED TO FOLLOW WITH THE CODE REFORM IN SUMMARY TO IMPLEMENT, TO START CONNECTING THOSE PLANS ON THE LANDR SIDE.

WELL, I UNDERSTAND, UM, I JUST THOUGHT THAT I, I HAD HEARD THAT UM, THE CONVERSATIONS FOR CODE REFORM WILL KIND OF BEGIN TO LOOK AT THESE HOUSING TYPE POLICIES BASED ON, YOU KNOW, PERMIT APPLICATIONS AND ALL THAT KIND OF STUFF AND JUST WANTED TO MAKE SURE THAT, YOU KNOW, BECAUSE REFORM WOULD BE A RESULT OF FOR THE EXECUTION OF THE AREA PLANS AND THE OTHER PLANS THAT WE'RE WORKING WITH.

ABSOLUTELY.

AND I'LL THINK I WILL HAVE THAT ALL VIA THE NEW HALL COMMUNITY MEETINGS AND COMMUNITY ENGAGEMENT AND COMMUNITY.

THANK YOU SIR.

LET'S KEEP MOVING ON CASE NUMBER SIX.

I BELIEVE THIS ONE NOT AGREED.

OKAY, NEXT IS ITEM SIX, KC 2 23 DASH THREE.

THE REQUEST IS FOR A CSS COMMERCIAL SERVICE DISTRICT ON PROPERTIES ON THE N O A NEIGHBORHOOD OFFICE DISTRICT.

IT'S LOCATED ON THE WEST LINE OF SOUTH SMITH

[01:05:01]

STREET, SOUTH OF WEST JEFFERSON BOULEVARD.

IT'S ABOUT HALF AN ACRE, OR I'M SORRY, ONE HALF AN ACRE, UH, LOCATION MAP SHOWING THE PROPERTY WITHIN CITY LIMITS AERIAL MAP WITH THE AREA OF REQUEST OUTLINED IN BLUE.

IT'S THESE TWO YELLOW PARCELS HERE.

AND BECAUSE WE ZONE TO THE CENTER LINE OF RIGHT OF WAY, IT KIND OF EXTENDS BACK TO THE MIDDLE OF THE HIGHWAY.

ZONING MAPS SURROUNDING DISTRICTS AND LAND USES, UH, IMMEDIATELY TO THE NORTH, UM, ARE UNDEVELOPED PLOTS.

UH, FURTHER NORTH ARE SINGLE FAMILY USES, UH, OTHER SINGLE FAMILY USES TO THE NORTHEAST.

AND THEN IMMEDIATELY EAST IS A PUBLIC PARK ZONE.

R 75 A, UH, TO THE SOUTHEAST, UM, IS A CHURCH USE AND THEN TO THE SOUTH, UM, R SEVEN DEVELOPED LOTS.

UM, FURTHER SOUTH OF THAT IS AN EXISTING MULTIFAMILY DEVELOPMENT.

AND THEN TO THE WEST, ACROSS THE HIGHWAY, THERE'S UNDEVELOPED PROPERTY.

IT'S CURRENTLY OWNED IN OA DISTRICT AND IT IS UNDEVELOPED.

THE APPLICANT PROPOSES TO DEVELOP A PROPERTY WITH VEHICLE DISPLAY AND SALES AND SERVICE.

UH, TO ACCOMPLISH THIS, TO REQUEST A NEW CSS DISTRICT, BELIEVE THAT'S THE FIRST NON-RESIDENTIAL DISTRICT THAT WE HAVE WHERE THAT VIEWS IS PERMITTED BY BRIGHT, UH, SINCE I PHOTOS, THIS IS ON SOUTH SMITH STREET, LOOKING NORTHWEST AT THE FRONTAGE OF THE PROPERTY.

AND THEN JUST KIND OF GOING FURTHER DOWN THAT STREET, SOME MORE DETAILED VIEWS OF THAT FRONTAGE.

AND THEN SURROUNDING USES, UM, THIS IS TO THE SOUTH, BUT THE REAR OF THIS LOT IS AN EXISTING CHURCH USE.

AND YOU CAN SEE IN THE BACKGROUND, UM, SOME MULTIFAMILY STRUCTURES.

AND THIS IS LOOKING NORTHEAST, UM, AT THAT PARK.

UM, THIS IS SORT OF THE BACKSIDE OF THE PARK, BUT AS YOU MOVE FURTHER EAST, THERE'S A LOT OF RECREATIONAL BUILDINGS AND IT'S A PRETTY BIG PARK.

AND THIS IS, UH, NORTH OF THE SITE AT SMITH AND ARCADIA, UH, WHERE WE NEED TO SEE SOME OF THOSE SINGLE FAMILY HOMES.

AND THIS IS, UH, WEST ALONG SMITH STREET.

YOU CAN SEE SOME OF THOSE UNDEVELOPED LOTS, UH, IN OUR BUILDING.

UH, THESE ARE THE EXISTING AND PROPOSED DEVELOPMENT STANDARDS.

UM, UH, KIND OF THE MAJOR THING TO NOTE HERE, THERE WOULD BE, UH, INCREASE IN HEIGHT, UH, AS WELL AS A PRETTY SIGNIFICANT INCREASE IN LOCK