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I'M READY.

[00:00:01]

COMMISSIONERS.

[CALL TO ORDER ]

GOOD MORNING.

IT'S ROLL CALL.

DISTRICT ONE.

DISTRICT TWO, PRESENT.

DISTRICT THREE.

PRESENT.

DISTRICT FOUR.

PRESENT.

DISTRICT FIVE.

PRESENT.

DISTRICT SIX.

PRESENT.

DISTRICT SEVEN.

PRESENT.

DISTRICT EIGHT.

SHE'S IN THE BACK.

OKAY.

DISTRICT NINE HERE.

DISTRICT 10, PRESENT.

DISTRICT 11.

PRESENT.

DISTRICT 12.

PRESENT.

DISTRICT 13.

DISTRICT 14 AND PLACE 15.

I'M HERE.

YOU, OF COURSE, SIR.

THANK YOU VERY MUCH, MS. FAINA.

GOOD MORNING COMMISSIONERS.

TODAY IS THURSDAY, OCTOBER 19TH, 2023, 9:18 AM WELCOME TO THE BRIEFING OF THE DALLAS CITY PLAN COMMISSION.

UH, AS ALWAYS, COMMISSIONERS,

[BRIEFINGS ]

THIS IS JUST THE TIME FOR QUESTIONS, UH, FROM COMMISSIONERS TO STAFF.

WE'LL KEEP ALL OUR COMMENTS AND, UH, POSITIONS FOR BRIEFING FOR THE, UH, HEARING THIS AFTERNOON, BEGINNING AT 1230.

UH, BEFORE WE GET STARTED, I'D LIKE TO WELCOME, UH, COMMISSIONER SLEEPER.

UH, WELCOME TO YOU, SIR.

THANK, THANK.

YOU'RE GONNA ENJOY YOUR TIME ON THE PLAN COMMISSION, AND, UH, YOU'LL FIND THIS GROUP THAT'S VERY HELPFUL.

UH, ALTHOUGH I THINK THE LEARNING CURVE FOR YOU MAY NOT BE AS STEEP AS, AS IT WAS FOR MOST OF US.

THANK YOU FOR JOINING US.

UH, COMMISSIONERS, UH, WE HAD CHANGED THINGS A LITTLE BIT.

UH, LOOKING FORWARD, I THINK THIS DOCKET AND THE NEXT ARE GONNA BE LIGHT, AND THEN THEY'RE GONNA GET VERY HEAVY AFTER THAT.

SO, UH, WE ARE NOW MOVING THE MINOR AMENDMENTS TO, UH, BRIEFING ON REQUEST.

SO IF ANYONE WOULD LIKE TO HAVE ITEM NUMBER ONE BRIEF, WE CAN DO THAT.

IF NOT, THEN WE WILL KEEP MOVING.

WOULD ANYBODY WANT, UH, LIKE ITEM NUMBER ONE, BRIEFED? I JUST, UH, HAD A COUPLE OF QUESTIONS FOR MS. BLUE HERE.

UH, UH, THIS PROPERTY WA WAS THIS PROPERTY ORIGINALLY WHAT WAS CALLED NORTHTOWN MALL? UH, SIR, I'M NOT FAMILIAR.

I KNOW THAT ORIGINALLY THEY HAD, UH, A MAINTENANCE SHOP.

I DON'T KNOW WHEN IT WAS BUILT.

UM, BUT THEY'RE COMING IN AND ACTUALLY ADDING, ADDING A PHASE TWO, UH, TO THIS PROPERTY.

OKAY.

OH, I'M SORRY.

I'M SORRY.

THIS IS THE WRONG PROJECT.

I DO APOLOGIZE.

THIS IS SOMETHING THAT I STOPPED THIS MORNING.

I'M SORRY.

UM, SO I DO NOT KNOW THE ORIGINAL, UH, STATE, UH, IF IT WAS A MODEL OR NOT, THAT IT, IT DOES LOOK LIKE A BALL.

UM, BUT I DID LOOK AT THE AREA REQUEST JUST FOR, UH, MY PROJECT.

OKAY, THANK YOU.

AND IT, I NOTICED THAT THERE'S A LOT OF CONSTRUCTION GOING ON OVER THERE.

IT'S, THEY'RE VERY BUSY, UH, EXPANDING THEIR OPERATIONS.

SO, UM, THERE SEEMS LIKE THERE'S PLENTY OF PARKING SPACES, UH, BECAUSE IT WAS A MALL OR SOMETHING LIKE THAT AT ONE TIME.

SO, YES, SIR.

AND I ALSO, UH, LOOKED AT THE PARKING COUNT THAT'S ON THE DEVELOPMENT PLAN AND MADE SURE THAT THEY'RE IN COMPLIANCE WITH WHAT THEY SAID THEY HAVE ON SITE AS FAR AS HOME USE.

AND THE QUESTION OF THE GENERATORS WOULD RUN ONLY DURING EMERGENCIES, POWER OUTAGES, THINGS LIKE THAT.

YES, SIR.

THAT'S WHAT THE APPLICANT, UH, SAID IN HIS, UH, APPLICATION.

OKAY.

SO THAT SHOULD NOT, I'M GUESSING IMPACT THE, THE NEIGHBORHOOD THAT'S ON THE OTHER WOULD BE ON THE OTHER SIDE OF THE WALL FROM THE, THE GENERATORS.

OKAY.

THANK YOU.

MM-HMM.

? YES SIR.

THANK YOU.

ANY OTHER QUESTIONS, COMMISSIONERS ON THIS ITEM? OKAY, WE WILL KEEP MOVING TO CASE NUMBER TWO, MR. PEPE.

GOOD MORNING.

GOOD MORNING.

THIS IS, UH, Z 2 1 2 3, 4 3.

WE'RE HAVING SOME NETWORK ISSUES, SO I WILL HAVE TO HAVE SOMEONE ELSE DISPLAY SLIDES FOR US TODAY.

AND IT'S TAKEN ONE MINUTE.

HEY, BUT THE MICS ARE VERY CRISP TODAY, I FEEL LIKE.

SO.

OOH, NO, .

I DON'T THINK THIS IS READY FOR, FOR MUSIC.

IT'S TOO, TOO CRISP.

[00:05:04]

THANK YOU.

SO Z 2 1 2, 3, 4, 3 IS NEXT SLIDE.

AN APPLICATION FOR AN MC, ONE MULTIPLE COMMERCIAL DISTRICT ON PROPERTIES ZONE, A CR COMMUNITY RETAIL DISTRICT, AND N S A NEIGHBORHOOD SERVICE DISTRICT AND AN MF TWO, A MULTIFAMILY DISTRICT ON THE WEST CORNER OF SOUTH FITZ HUE AVENUE IN GIFORD STREET.

NEXT SLIDE PLEASE.

IT'S ABOUT 13.6 ACRES AND IT'S LOCATED JUST EAST OF FAIR PARK IN DALLAS.

NEXT SLIDE.

HERE'S AN AERIAL MAP OF THE SITE AS IT EXISTS TODAY.

IT IS SURFACE PARKING ASSOCIATED WITH THE FAIR AT THIS TIME.

SPLIT BETWEEN A COUPLE DIFFERENT, UH, ZONING DISTRICTS.

AND THEN, UM, WE'VE GOT SOUTH FITZ HUE ON THE SOUTHEAST SIDE WITH THE BEAR PARK NEIGHBORHOOD TO THE SOUTHEAST.

NEXT SLIDE.

SO, SO THE NORTHEAST, THERE'S A COUPLE WAREHOUSES, THERE'S SOME SURFACE PARKING, UM, SORT OF CATTY CORNER ACROSS SOUTH FITZ HU.

UM, THERE'S A COUPLE PARCELS THAT ARE RETAIL OR UNDEVELOPED ALONG FITSU.

THERE'S MORE SURFACE PARKING ASSOCIATED WITH THE FAIR PARK TO THE SOUTHWEST, MORE OF THAT TO THE SOUTHWEST AND MORE OF THAT TO THE NORTHWEST AS WELL AS THE OTHER PARTS OF THE FAIRGROUNDS.

NEXT SLIDE.

SO THE AREA OF REQUEST IS CURRENTLY ZONED A CR COMMUNITY RETAIL DISTRICT THAT N SS A DISTRICT AND AN MF TWO, AND IT'S DEVELOPED WITH SURFACE PARKING FACILITY FOR FAIR PARK.

THE EXISTING SURFACE PARKING FACILITY CURRENTLY PROVIDES ROUGHLY 1,665 PARKING SPACES.

MC ONE IS A MULT MULTIPLE COMMERCIAL DISTRICT.

THE FUNCTIONS SIMILARLY TO MU ONE IN TERMS OF USES, BUT IT DOESN'T INCLUDE RESIDENTIAL USES.

THE DISTRICT WILL ALLOW THAT NECESSARY HEIGHT TO CONSTRUCT THE PROPOSED PARKING GARAGE, WHEREAS, UH, OTHER LIGHT COMMERCIAL DISTRICTS MAY NOT ALLOW THAT, UH, REQUESTED HEIGHT OF 56 FEET.

NEXT SLIDE.

SO WHEN WE GET DOWN TO THE AREA, WE'RE AT BURG ON THE NORTHEAST BOUNDARY OF THE PROPERTY.

UM, KIND OF HAVE TURNED OFF OF SOUTH FITZ HUE GOING INTO FAIR PARK AREA.

NEXT SLIDE.

UM, THIS IS THAT ALSO JUST THE SUBJECT PROPERTY ITSELF.

NEXT SLIDE.

AND NOW LOOKING, LOOKING SOUTH, UM, AT THE, KIND OF THE, THE NORTH MOST PART OF THIS PROPERTY.

UH, SO WE'RE ALMOST IN THE FAIRGROUNDS BY ALL MEANS.

UH, NEXT SLIDE.

AND THEN THAT'S WHAT IT LOOKS LIKE FROM THE FITZ HUE APPROACH.

SO WE'RE LOOKING IN NORTHWEST, UH, THERE'S A BIT OF A RISE AND THEN THE FENCE AND THEN THE SURFACE PARKING FACILITY BEHIND IT.

NEXT SLIDE.

AND ONE OF THE CURRENT GATES, UM, WHICH IS FROM FITZ HUE, IT'S ACTUALLY LEGO STREET.

UM, I BELIEVE IT BECOMES A, A SORT OF PRIVATE DRIVE ASSOCIATED WITH THE, UM, WITH FAIR PARK AT THIS POINT.

THAT'S WHY WE'VE GOT GATES THERE.

NEXT SLIDE, ANOTHER VIEW, NEXT SLIDE.

SO WHEN WE GET DOWN TO SURROUNDING USES, THIS IS ACROSS GUYER STREET WAREHOUSES ON, ON THE RIGHT OF GUYER STREET WHEN YOU'RE LOOKING NORTH.

NEXT SLIDE, MORE WAREHOUSES TO NEXT SLIDE.

MORE OF THAT NEXT SLIDE.

AND I THINK WE'VE TURNED AROUND.

PENNSYLVANIA IS BEHIND ME IN THIS, AND THEN WE'RE LOOKING AT THE WAREHOUSES, UH, FURTHER.

NEXT SLIDE.

AND THEN, OH, IT'S ACTUALLY, YEAH, COLOSSEUM DRIVE IS KIND OF A CITY STREET INSIDE A FAIR PARK PROPERTY.

SO WE'RE LOOKING THE NORTHERN REACH OF THE, OF THE PROPERTY FOR, THAT'S UP FOR ZONING AND NEXT SLIDE AND THEN ALL THE WAY DOWN COLISEUM KIND OF RIGHT IN THE MIDDLE OF THE, WHERE THE SERVICE PARKING BECOMES FAIRGROUNDS, UM, LOOKING NORTHWEST.

NEXT SLIDE.

OBVIOUSLY THESE ARE TAKING A WHILE BACK, , AND WE'RE LOOKING ACROSS SOUTH FITZ U HERE.

THERE'S RETAIL AND SOME UNDEVELOPED PARCELS ACROSS FITS U.

NEXT SLIDE.

WE'LL KEEP GOING DOWN.

FITZ U, NEXT SLIDE.

AND RETAIL AT FITZ HU AND LEGO.

NEXT SLIDE.

THESE WERE DARK, THIS WAS A DARK DAY IT LOOKS LIKE.

UM, NOW I'VE, I'VE FLIPPED AROUND.

THAT'S THE FIRE STATION AT LEGO AND, AND FITZ HU.

NEXT SLIDE.

YEAH, THE SAME, SIMILAR VIEW LOOKING SOUTH.

NEXT SLIDE.

SO I PUT IN DEVELOPMENT STANDARDS, UM, IT'S SPLIT ZONE BETWEEN THREE DIFFERENT ZONING DISTRICTS

[00:10:01]

AT THIS TIME.

AND, BUT THEY WERE QUESTIONING MULTIPLE COMMERCIAL, WHICH IS A DISTRICT YOU MAY NOT, UM, HAVE SEEN BEFORE.

UH, BUT THERE ARE SEVERAL PARCELS THROUGHOUT THE CITY HERE AND THERE THAT ARE MC ONE AND IT KIND OF FUNCTIONS LIKE AN MU ONE, UM, IN BOTH STANDARDS AND USES, BUT IT DOESN'T HAVE THAT RESIDENTIAL COMPONENT.

UM, SO IT ALLOWS FOR SORT OF A MIX OF COMMERCIAL USES, BUT IT DOES GET US THE HEIGHT THAT THEY ARE REQUESTING FOR THE GARAGE.

NEXT SLIDE.

SO STAFF RECOMMENDATION IS APPROVAL.

NEXT SLIDE.

THAT'S IT.

THANK YOU VERY MUCH.

QUESTIONS, COMMISSIONER WHEELER.

AND DO YOU KNOW THE REASON THAT THEY'RE ASKING FOR A PARKING GARAGE AND UM, AT THE PRAYER PARK? YES, SO WE'VE GOT OUR SURFACE LOT THERE.

THERE'S ONE BIG SURFACE LOT, THERE'S ANOTHER SURFACE LOT TO THE SOUTHWEST, SIMILAR SIZE AND QUANTITY OF PARKING SPACES.

THE ONE TO THE SOUTHWEST PROBABLY KNOW THE COMMUNITY PARK THAT'S BEING PLANNED THERE AND CONSTRUCTED THERE.

UM, THAT SOUTHWEST LOT IS, IS INTENDED TO BECOME THE PARK.

THIS WOULD FREE UP, UM, SOME OF THE PARKING FROM THAT THAT'S BEING REMOVED, CONSOLIDATED INTO A STRUCTURE HERE.

UH, SO THEY DO NEED THE HEIGHT, UM, TO BUILD THE, THE GARAGE IN THIS CASE.

UH, BUT IT WOULD ALLOW THEM TO CONSOLIDATE FROM OTHER LOTS, ESPECIALLY THE ONE TO THE SOUTHEAST.

ARE THEY GOING BE, ARE THERE WILL BE, THE FRONT PARK WILL BE LOSING SOME PARKING, BUT THEY WILL BE MAKING, UM, WILL THEY BE MAKING, IS THAT BECAUSE THEY'RE GOING TO HAVE THAT PART AS THE, THE PARK THAT IN THE PARKING LOTS THAT THEY'RE NOW IS GONNA BECOME ON THAT SIDE? A THE BIG PARK THAT THE CITY IS BUILDING, UH, COMMUNITY PARK, THAT'S GONNA BE OUTSIDE THE FAIR PARK GROUNDS? YES.

SO THEY, IN IN FAIR PARK VERSUS PRESENTATIONS, THEY DID DO STATE THAT IT'S A NET REDUCTION IN PARKING BECAUSE THEY'RE TAKEN OUT TWO SURFACE LOTS, TWO HUGE SURFACE LOTS CONSOLIDATING INTO ONE GARAGE.

UM, AS WELL AS HALF OF THIS SITE, AS YOU SAID, IS GONNA BE COMMUNITY PARK, WERE YOU AWARE THAT THEY ARE GOING TO MAKE THE TOP, UH, DECK OF THAT PARKING GARAGE? I'D LIKE A OP, UH, OBSERVATORY.

UM, AND IT, I'M GONNA MAKE SURE THAT THEY PUT SOME TYPE OF DESIGN FACTOR SO IT BLENDS IN WITH THE COMMUNITY.

I, I AM AWARE, YES.

OKAY.

AND WERE THERE ANY COMMUNITY MEETINGS SURROUNDING THIS? I'VE BEEN TO A FEW, YES.

AND WHAT WAS THE CONSENSUS IS MIXED.

THAT'S A TOUGH QUESTION.

, THAT'S A TOUGH QUESTION MIXED, BUT THERE WAS COMMUNITY ENGAGEMENT QUITE A BIT OF IT.

THERE WAS, THERE WAS A SERIES OF MEETINGS, DEFINITELY.

I'M I'M SURE PEOPLE, IT APPEARED SUPPORTED THE PARK.

UM, AND THE, UH, FAIR PARK FIRST PRESENTED THIS AS A PREREQUISITE OR, OR TO A DEGREE, A NECESSARY CHANGE TO, TO BUILD THE PARK BECAUSE OF THE PARKING REQUIREMENT, PARKING NEEDS.

DO YOU KNOW THAT IF PEARL PARK FORCE IS GOING TO, WERE YOU WERE, OR DO YOU KNOW IF THEY'RE GONNA PRESENT THAT PRESENTATION TO SHOW WHAT IT COULD LOOK LIKE? SO IT DOESN'T LOOK LIKE AN EYESORE PRESENT TO HERE.

DO YOU KNOW IF THEY'RE GONNA, I I'M NOT SURE IF HE'S, IF THEY'RE GONNA HAVE THEIR FULL PRESENTATION THAT THEY PROVIDED AT THE COMMUNITY MEETINGS OR, OR NOT.

UM, WE'LL FIGURE IT OUT.

WE'LL SEE.

I'LL, I'LL REACH OUT, SEE WHAT THEY WANT TO PRESENT.

OKAY.

THANK YOU.

THANK YOU.

YES.

COMMISSIONER HAMPTON, PLEASE.

THANK YOU, MR. CHAIR.

UM, FOLLOWING UP ON COMMISSIONER WHEELER'S QUESTION, MR. PEPPY, ARE YOU AWARE IF THIS, UM, NEW STRUCTURE HAS BEEN PRESENTED TO LANDMARK COMMISSION YET? I'M NOT AWARE OF THAT YET.

UM, AND SO SINCE IT'S WITHIN THE FAIR PARK DISTRICT, ONCE THE ACTUAL PROJECT MOVES FORWARD, THAT WOULD BE A REQUIREMENT AS A PART OF THE PROJECT, IS THAT CORRECT? CORRECT.

THANK YOU.

THANK YOU, MR. CHAIR.

THANK YOU.

COMMISSIONER HALL, UH, THE HEIGHT OF 56 FEET, HOW MANY LEVELS IS THAT? I AM NOT SURE HOW MANY, HOW MANY LEVELS.

UM, IT'S, THEY'RE NOT HELD TO A CERTAIN AMOUNT OF DECKS.

UM, BUT SINCE THIS IS A GENERAL ZONING CATEGORY, WE'RE NOT, UH, WE'RE NOT, THEY'RE NOT HELD TO DECKS OR, OR ANY AMOUNT, BUT I'M NOT SURE WHAT THAT IS, BUT I CAN ASK THEM.

OKAY.

ARE THEY GONNA GO DOWN AS WELL? WOULD THERE BE, UH, SUB-LEVEL PARKING OR IS IT JUST, UH, ABOVE, ABOVE LEVEL? MY UNDERSTANDING, AS THEY SAID, THEY, THEY CAN'T, UH, GO DOWN DUE TO CERTAIN FACTORS ON THE SITE, AND SO THEY WON'T.

OKAY, THANK YOU.

BUT THEY CONSIDERED IT.

ANY OTHER QUESTIONS ON THIS ITEM? COMMISSIONERS? MAY I HAVE A QUICK QUESTION? YES.

COMMISSIONER ANDERSON.

THANK YOU, MR. CHAIR.

MR. PEPPER, DO YOU KNOW IF THERE IS A PLAN TO HAVE ANY LANDSCAPE OR RETAIL AT THE FIRST FLOOR OF THIS PARKING AND GARAGE IN ORDER TO KIND OF ENHANCE, UM, THE CURRENT STREETSCAPE?

[00:15:02]

YES.

WELL, THEY'RE GOING TO BE HELD TO THE ARTICLE 10 LANDSCAPING.

UM, UNDER THIS GENERAL ZONING CATEGORY, THEY HAVE TO DO THEIR, UM, BASE REQUIRED LANDSCAPING, WHICH INCLUDES, UM, A DEGREE OF BUFFERING, UM, SITE TREES AND, AND THE LIKE.

UM, OF COURSE, PART OF THE GROUND FLOOR WILL BE ENTRANCE TO THE COMMUNITY PARK, SO I'D ASSUME THAT THERE'S SOME LANDSCAPING AS WELL.

UM, WHEN I, I DIDN'T HEAR IF THERE WAS RETAIL WHEN THEY DISCUSSED IT, BUT THAT IS A, A TECHNICAL POSSIBILITY UNDER THE ZONING.

THANK YOU, MR. PAPER.

THANK YOU MR. CHAIR.

THANK YOU.

COMMISSIONER WHEELER, PLEASE.

WERE YOU AWARE, I MEAN, WERE YOU AWARE THAT IT'S POSSIBLY HE'S NOT GONNA HAVE RETAIL BECAUSE THE RETAIL WILL BE A PART OF THE PARK ITSELF.

THIS IS UP TO BE, IS THIS TO BE A PART OF THE PARK THAT IS GONNA BE BUILT AS A CITY, I MEAN, AT THAT, AT THE FAIR PARK.

SO THEY NEEDED THEIR PARKING REQUIREMENT TO ACCOMMODATE THAT PARKING? YES.

SO THAT, SO THE RETAIL IS, IS ACTUALLY SUPPOSED TO BE WITH ON THE ACTUAL FAIRGROUNDS, A PART OF THAT PARK INSTEAD OF BEING SEPARATE? THAT'S WHAT THEY'VE STATED, YES.

THANK YOU.

ANY OTHER QUESTIONS? OKAY, WE'LL KEEP MOVING.

THANK YOU VERY MUCH.

I DO HAVE ONE OTHER YES, PLEASE.

UH, IT'S JUST RELATED TO THAT, THAT SAME, UM, WELL, TO COMMISSIONER WHEELER WHEELER'S STATEMENTS.

UM, SO THE, THE, THE RETAIL OR WHAT, WHAT'S PLANNED TO REPLACE THE COMMUNITY RETAIL DESIGNATION WON'T NECESSARILY AFFECT THE SURROUNDING COMMUNITIES, BUT WILL BE RESERVED FOR RETAIL FOR THE PARK, IS THAT, IS THAT CORRECT? IT HAS COMMUNITY RETAIL ZONING, WHICH OBVIOUSLY ALLOWS RETAIL, UM, BY, RIGHT, SHOULD ANYONE CHOOSE TO USE IT AS SUCH.

THE MC ONE ALSO ALLOWS THAT, BUT RIGHT.

BUT I THINK INFORMALLY THEY'VE SAID THAT'S NOT THE PLAN FOR THIS PARTICULAR PART OF THE SITE.

THANK YOU, MR. .

THANK YOU, MR. CHAIR.

THANK YOU.

OKAY, WE'LL GO TO CASE NUMBER THREE.

STAYING WITH YOU, MR. PEPPE THREE IS GOING TO BE A Z 2 2 3, 2 4 7.

IF YOU COULD SHARE MY PRESENTATION.

SO Z OH NO, NEXT 1, 2, 4, 7 .

THANK YOU.

SO Z 2 2 3 2 4 7 IS AN APPLICATION FOR A SPECIFIC USE PERMIT FOR, YOU CAN GO RIGHT ON IN SPECIFIC USE PERMIT FOR A UTILITY OR GOVERNMENT INSTALLATION OTHER THAN LISTED, LIMITED TO A, TO AN ELEVATED WATER STORAGE RESERVOIR ON PROPERTY ZONE TO CS COMM COMMERCIAL SERVICE DISTRICT ON THE EAST LINE OF EXECUTIVE DRIVE, NORTH OF EAST NORTHWEST HIGHWAY, AND IT'S ABOUT 3.4 ACRES.

NEXT SLIDE.

I KIND OF WENT PAST IT PRETTY QUICK, BUT THIS IS ON NORTHWEST HIGHWAY NEAR, UH, L B J AND JUPITER.

YEAH, THANK YOU.

OKAY, SO THE PURPOSE IS TO ALLOW THE DEVELOPMENT OF AN ELEVATED WATER STORAGE TANK.

NEXT SLIDE.

THERE'S A SITE AS IT EXISTS TODAY.

IT'S PRETTY MUCH UNDEVELOPED, UM, AT THIS TIME.

UH, NEXT SLIDE.

SO TO THE WEST IS EXECUTIVE DRIVE.

THAT'S ACTUALLY A, A PUBLIC STREET OFFICE SERVICE PARKING ACROSS THE WAY THERE, THERE'S SOME MULTI-FAMILY TO THE NORTHWEST, THERE'S AN AUTO SERVICE CENTER TO THE SOUTHWEST.

THERE'S THREE OR FOUR RESTAURANTS WITH DRIVE-IN OR DRIVE-THROUGH SERVICE TO THE SOUTH.

I THINK ONE OF THOSE UNDEVELOPED PARCELS IS WE COME IN, UH, DRIVE THROUGH RESTAURANTS, WHY I SAY THAT.

AND VEHICLE OR ENGINE MAINTENANCE OR RE AND VEHICLE OR ENGINE REPAIR MAINTENANCE TO THE EAST.

UM, IT'S A PRIVATE DRIVE, PRIVATE ACCESS EASEMENT TO THE, TO THE, TO EAST OF THIS SITE.

AND THEN THERE'S AN UNDEVELOPED SITE TO THE NORTH.

SO EVERYTHING, EVERYTHING TO THE NORTH SOUTH EAST IS, UH, THAT CSS DISTRICT.

NEXT SLIDE.

SO IT IS AN UNDEVELOPED 3.4 OR TWO ACRE LOT PROPOSED USES AS UTILITY OR GOVERNMENT INSTALLATION OTHER THAN LISTED, LIMITED TO AN ELEVATED WATER STORAGE TANK, OTHERWISE KNOWN AS A WATER TOWER UTILITY OR GOVERNMENT INSULATION.

GENERALLY THE WHOLE DEFINITION, IS A UTILITY OTHER THAN LISTED IS A PUBLIC OR PRIVATE FACILITY, IS CERTIFIED FRANCHISE LICENSE OR OPERATED BY THE CITY AS A UTILITY THAT IS NOT SPECIFICALLY COVERED BY THE USE REGULATIONS IN THIS CHAPTER.

THAT IS TO SAY WE HAVE OTHER KINDS OF UTILITIES THAT

[00:20:01]

ARE COVERED IN A THAT OFTEN ARE ALLOWED BY RIGHT, OR, OR MORE SIMPLE.

THIS IS THE TYPE THAT DOES REQUIRE AN S U P BECAUSE IT'S SPECIFICALLY LISTED HERE, UM, GOVERNMENT OTHER THAN LISTED AS AN INSTALLATION OWNED, RELEASED BY A GOVERNMENT AGENCY THAT IS NOT SPECIFICALLY COVERED BY THE USE REGULATIONS IN THIS CHAPTER.

TYPICAL SUCH GOVERNMENT INSTALLATIONS INCLUDE CITY HALL COURTHOUSE OR AN ELEVATED WATER SEW RESERVOIR.

THE LOT WOULD BE ACCESSED FROM EXECUTIVE DRIVE AND THE PROPOSED USE REQUIRES THAT SS U P FOR, FOR THIS USE IN CSS DISTRICT.

NEXT SLIDE.

SO OUR SITE FROM EXECUTIVE DRIVE LOOKING EAST.

UH, NEXT SLIDE.

YOU CAN SEE THE, NOW WHERE'S THIS? THIS IS A LITTLE FARTHER EAST LOOKING A LITTLE SOUTHEAST.

YOU CAN SEE THE RESTAURANTS ON THE RIGHT.

NEXT SLIDE.

I THINK I'M ON THE PRIVATE DRIVEWAY, KIND OF LOOKING NORTHWEST AT THE, THE PROPERTY ITSELF.

THERE'S A BIT OF THE PROPERTY THAT'S CURRENTLY PAVED FOR WHATEVER REASON, WHATEVER USED TO BE THERE, I'M NOT QUITE SURE, BUT THERE'S A SMALL PAVED PORTION OF THE SITE.

NOT REALLY USED THOUGH, UM, BUT YOU CAN SEE THE OFFICE THAT'S KIND OF TO THE WEST.

UH, NEXT SLIDE.

LOOKING STRAIGHT NORTH ACROSS THE MIDDLE OF THE PROPERTY.

THAT'S THE OLD FRYS BUILDING, UM, IN THE, IN THE FAR BACKGROUND.

NEXT SLIDE.

NICE.

OH, THANK YOU.

AND JUST A LITTLE BIT FARTHER EAST.

NEXT SLIDE.

THAT'S LOOKING AT IT FROM THE ADJACENT DRIVE.

THE PROPERTY AS IT EXISTS TODAY.

IF IT HELPS, THE WATER TOWER IS LOCATED IN THE EAST MOST PART OF THE SITE.

SO IT'D PROBABLY BE IN THE VICINITY OF THE, THE MIDDLE GROUND HERE WHERE YOU'RE LOOKING.

UM, YOU WILL SEE THE SITE PLAN, BUT SOMETIMES IT HELPS TO VISUALIZE IN REAL LIFE.

NEXT SLIDE, THEN COME BACK TO EXECUTIVE AND DATA LOOKING AS DATA DRIVE.

UM, GOING STRAIGHT DOWN THE, THE FRAME, THERE'S SOME MULTIFAMILY TO THE NORTH, UH, THAT SAID THE WATER TOWERS LOCATED ON THE FARTHEST PART FROM FROM THE THIS SIDE.

NEXT SLIDE.

THAT'S THE OFFICE TO THE WEST ACROSS EXECUTIVE.

NEXT SLIDE.

AND THE RESTAURANTS TO THE SOUTH OF THE SUBJECT SITE.

NEXT SLIDE.

SO EXISTING CSS DISTRICTS, THEY HAD TO FOLLOW ALL REGULATIONS ASSOCIATED WITH THE CSS DISTRICT.

UM, TYPICALLY UTILITY AND PUBLIC SERVICE USES HAVE SOME DIFFERENT REGULATIONS IN TERMS OF HEIGHT.

UH, HOWEVER, ONE OF THE STIPULATIONS IS, UM, FOLLOWING RESIDENTIAL PROXIMITY SLOPE, WHICH IN THIS CASE THEY DO.

IT DOES CONFORM TO THAT BECAUSE IT'S PRETTY FAR FROM SINGLE FAMILY OR RESIDENTIAL.

NEXT SLIDE, S U P CONDITIONS CONTAINS STANDARD, UM, CONDITIONS.

UM, THEIR MAXIMUM HEIGHT WOULD BE ABOUT ONE 30 FEET, UH, OF THE, OF THE TOWER AND NO EXPIRATION DATE.

UM, THE GOVERNMENT INSTALLATION OTHER THAN LISTED USE STATES THAT A PARKING REQUIREMENT SHOULD BE STATED FOR THE USE TO ESTABLISH A PARKING REQUIREMENT.

SAY A REQUIREMENT IS ONE.

IN THIS CASE, THEY PROVIDE MORE THAN THAT.

AND NEXT SLIDE SITE PLAN AS THEY PROPOSE IT, AGAIN, ACCESSED FROM EXECUTIVE DRIVE, BUT WOULDN'T BE PUBLIC ACCESS.

UM, FENCED IN.

AND THEN THE WATER TOWERS LOCATED AT THE EAST MOST PART OF THE SITE, A COUPLE PARKING SPACES BACK THERE.

NEXT SLIDE.

WE'LL ZOOM IN VERSION.

NEXT SLIDE.

STAFF RECOMMENDATION IS APPROVAL FOR A PERMANENT TIME PERIOD.

NEXT SLIDE.

THAT'S IT.

THANK YOU SIR.

QUESTIONS, COMMISSIONERS, COMMISSIONER HAMPTON.

THANK YOU MR. PEPPY, COULD YOU GO BACK TO THE SITE PLAN? COULD WE GO BACK TO THE SITE PLAN? THANK YOU.

YEAH, YOU GOT IT.

FRONTING ON THE STREET THERE IS A RECTANGULAR BOX THAT SEEMS TO BE SERVICED BY A DRIVE.

DO YOU KNOW WHAT THAT FUNCTION OF THAT IS? I UNDERSTAND THAT'S A, A UTILITY BOX WHERE IT, IT PULLS A DEGREE OF, OF UTILITY FROM THE, FROM THE STREET, BUT DW BE, MAY BE ABLE TO ANSWER THAT, UM, FOR US.

OKAY.

AND ARE THERE ANY, UM, REQUIREMENTS REGARDING THE TYPE OF FENCE OR ANY SCREENING ASSOCIATED WITH THIS? IT HAS TO BE, EXCUSE ME, IT HAS TO MEET THE BASE CODE OF ARTICLE 10.

UM, THEY DID NOT INCLUDE EXTRA LANDSCAPING PROVISIONS OR DIDN'T, UM, ALSO DIDN'T REDUCE THEIR, THEIR LANDSCAPING REQUIREMENTS.

UM, I'M NOT SURE WHAT SAFETY REQUIREMENTS THEY HAVE FOR, FOR THEIR FENCING ON SITE.

UH, WE CAN ASK THEM THAT IF THEY HAVE ANYTHING, UM, MORE INTENSE IN TERMS OF SECURITY THAN, THAN WHAT CODE REQUIRES.

YOU CAN ASK AND IT, I MAY HAVE OVERLOOKED IT.

I JUST SAW IT CALLED OUT AS THE FENCE.

I WASN'T ABLE TO DETERMINE WHAT IT WAS.

SO THANK YOU.

THANK YOU

[00:25:01]

MR. CHAIR.

THANK YOU.

ANY OTHER QUESTIONS? COMMISSIONERS? OKAY, SEEING NOW, WE'LL KEEP GOING.

CASE NUMBER FOUR.

MR. PEP, STAYING WITH YOU THREE.

UH, IT WAS BRIEF BEFORE NUMBER FOUR.

SO FOUR IS THE, UH, Z 2 12, 20 77.

I DID RECEIVE AN UPDATED SITE PLAN.

I'D BE HAPPY TO SHOW THAT IF WE COULD PULL UP THE POWERPOINT AND THEN SKIP ON DOWN TO THE SITE PLAN.

UM, THEY SUBMITTED A CHANGE AFTER THE DOCKET, WHICH I DID HAVE DISTRIBUTED TO, TO YOU FOLKS.

UM, BUT I DO WANNA MAKE SURE THAT'S PUT FORTH HERE.

YEAH, SO THOSE WERE THE PROPOSED SITE PLAN.

UM, AS THEY WERE TODAY, THEIR PROPOSED SITE PLAN DISTRIBUTED AFTER THE DOCKET ADDED A LANDSCAPE BERM AT THE NORTH PART OF THE SITE.

STAFF DID NOT OBJECT TO THAT.

UM, BUT THEY DID WANT, UM, AFTER THEY HAD A COMMUNITY MEETING, THEY DID WANT SOME LANDSCAPE BUFFERING AT THE NORTH PART OF THE SITE.

AND IF YOU CONTINUE ON STAFF RECOMMENDATION IS APPROVAL OF THE SITE OF THE SUBJECT TO A SITE PLAN AS BRIEFED AND CONDITIONS QUESTIONS.

COMMISSIONER WHEELER, IF THEY ALSO MAKE AN UPDATE TO THEIR, I KNOW THAT WE DON'T USE LAST, THAT THEIR CIVIL PLANS, UH, TO ACCOMMODATE THE DRAINAGE ISSUE.

THAT'S, THAT'S WHAT THEY STATED, BUT IT IS OUTSIDE, SO IT'S NON-REGULATORY TO OUR BODY.

BUT THEY, I UNDERSTAND THEY DID CHANGE THAT.

AND WAS THAT ONE OF THE BIGGEST CONCERNS OF THE COMMUNITY, THAT THERE WAS A DRAINAGE ISSUE FROM THE LAST TIME THIS S U P WAS APPROVED? I UNDERSTAND THEY MADE THIS CHANGE AND THAT CHANGE IN RESPONSE TO THE COMMUNITY MEETING.

YEAH.

WERE THERE ANY COMMUNITY MEETINGS AROUND THIS, UM, WHERE THIS, UH, PROPOSED, UH, RENEWAL AND ETI EXTINCTION? I BELIEVE THERE WAS ONE, YES.

COUPLE.

OKAY.

THANK YOU.

THANK YOU.

ANY OTHER QUESTIONS, COMMISSIONERS? OKAY, WE'LL GO TO CASE NUMBER FIVE.

THAT WAS NOT BRIEFED BEFORE.

THANK YOU MR. PEPE.

MS. MUNOZ, GOOD MORNING.

GOOD MORNING.

THIS CASE WAS ACTUALLY BRIEFED IN CONJUNCTION WITH C 2 1 2 3 3 2.

HOWEVER, I AM PREPARED TO BRIEF IT AGAIN AS WELL AS AN UPDATE ON THE DEEDED RESTRICTIONS THAT HAVE BEEN VOLUNTEERED.

SHALL I PROCEED? PLEASE DO.

OKAY.

CAN EVERYONE SEE MY PRESENTATION? YES, WE CAN.

THANK YOU VERY MUCH, CHAIR.

THIS ITEM IS Z 2 12 2 98.

IT'S AN APPLICATION FOR A CSS DISTRICT, UH, COMMERCIAL SERVICE DISTRICT WITH CONSIDERATION OF A MIXED USE DISTRICT ON PROPERTY THAT'S CURRENTLY ZONED IN AGRICULTURAL DISTRICT.

IT'S LOCATED ON THE NORTH LINE OF DOWDY FERRY ROAD, NORTHEAST OF L B J FREEWAY I 20, AND IT CONTAINS JUST OVER 51 ACRES.

THE UPDATE TO THIS CASE IS THAT DEEDED RESTRICTIONS HAVE BEEN VOLUNTEERED, WHICH AMEND THE USAGE GUIDELINES FOR THREE OF THE USES, REQUIRING A MINIMUM OF 80 ROOMS FOR ANY HOTEL OR MOTEL.

USE SETS A MAXIMUM FLOOR AREA THAT'S REDUCED BY 300 SQUARE FEET FOR A GENERAL MERCHANDISER FOOD STORE BY RIGHT AND NOTES THAT ALL QUEUING FOR A A RESTAURANT WITH DRIVE-IN OR DRIVE-THROUGH SERVICE USE IS REQUIRED TO BE ON SITE.

NO USES ARE PROHIBITED IN THE DEEDED RESTRICTION INSTRUMENT THAT WAS VOLUNTEERED AND NO DEVELOPMENT STANDARDS ARE LIMITED EITHER.

THIS PROPERTY, AS YOU CAN SEE, IS LOCATED IN THE SOUTHEAST PORTION OF DALLAS

[00:30:02]

AND HERE IS AN AERIAL MAP.

IT ALSO SHOWS THE ADJACENT SISTER CASE, UH, Z 2 12 3 3 2, WHICH WAS RECOMMENDED FOR APPROVAL BY C P C IN SEPTEMBER, UH, WITH DEEDED RESTRICTIONS VOLUNTEERED BY THE APPLICANT, WHICH RESTRICTED SEVERAL USES AS WELL AS INCLUDED THE THREE PROVISIONS THAT ARE INCLUDED IN TODAY'S DEEDED RESTRICTION INSTRUMENT FOR THIS LARGER PORTION OF THE OVERALL SITE.

AND IF YOU NOTICED ON THE AERIAL MAP, THERE ARE A FEW SPARSE USES IN THE VICINITY.

THERE IS A PUBLIC PARK LOCATED TO THE WEST AND THEN TO THE NORTH.

WE DO HAVE A BATCH PLANT AND SEVERAL SINGLE FAMILY USES ALL ALONG PLAINVIEW DRIVE A FULL NEIGHBORHOOD THERE TO THE EAST.

THERE ARE ADDITIONAL SINGLE FAMILY USES IN THE R SEVEN FIVE A DISTRICT, AND THEN WE HAVE UNDEVELOPED LAND IN THE NORTHWEST AS WELL AS ACROSS I 20 TO THE SOUTH.

NOW AS I NOTED, THIS PROPERTY ITSELF IS CURRENTLY ZONED IN AA DISTRICT.

IT IS ALSO UNDEVELOPED, AS YOU COULD SEE IN THE AERIAL MAP.

THE APPLICANT IS PROPOSING THE CSS DISTRICT FOR THE POTENTIAL TO REDEVELOP THE SITE OR DEVELOP THE SITE, EXCUSE ME, WITH A WAREHOUSE OR OTHER COMMERCIAL AND INDUSTRIAL USES, WHICH ARE PERMITTED IN THE PROPOSED DISTRICT.

THE CSS DISTRICT DOES ALLOW SEVERAL HEAVY COMMERCIAL AND LIGHT INDUSTRIAL USES THAT STAFF BELIEVES COULD HAVE TANGIBLE LAND USE IMPACTS ON THE ADJACENT NATURAL AREAS, CREEKWAY, FLOODPLAIN AND RESIDENTIAL PROPERTIES.

THEREFORE, WE HAVE RECOMMENDED AN ALTERNATIVE M U ONE DISTRICT, WHICH ALLOWS FOR THE DEVELOPMENT OF THE SITE WITH CONSIDERATION OF THE LOW DENSITY AND RESIDENTIAL NATURE OF THE AREA WHILE MEETING DEVELOPMENT GOALS OF THE AREA PLAN.

HERE ARE SOME SITE PHOTOS SHOWING THE TWO SITES IN CONJUNCTION SINCE THEY ARE WITHIN THE SAME PARCEL AT THIS NORTHEAST CORNER OF DOWDY FERRY.

ALL CURRENTLY UNDEVELOPED.

NOW WE ARE LOOKING, UH, EAST ON DOWDY FERRY WHERE THERE'S THIS SINGLE FAMILY NEIGHBORHOOD ON PLAINVIEW.

AND THEN THERE ARE ALSO, UM, THAT FENCED AREA.

THERE IS THAT CONCRETE BATCH PLANT THAT EXISTED TO THE NORTH OF THE SIDE THAT'S ADJACENT.

AND THEN OF COURSE THESE SINGLE FAMILY USES THAT ABUT THAT CONCRETE BATCH PLANT AT THIS TIME, WHICH IS ACTUALLY FOR SALE RIGHT NOW.

NOT CURRENTLY IN USE.

AND SINCE MY SITE VISIT THOUGH, I'M UNAWARE OF THE STATUS OF THE PROPERTY.

BUT THAT WAS THE VIEW AT THE TIME.

AND AS YOU CAN SEE, THERE ARE UNDEVELOPED PROPERTIES ADJACENT TO THE SITE AS WELL.

THIS IS TO THE SOUTH, UM, OF I 20.

AND HERE WE'RE LOOKING AT PROPERTIES TO THE NORTHWEST AND IMMEDIATELY ACROSS THE PARK, SOME INTERIOR VIEWS THERE OF THE PARK.

NOW THE DEVELOPMENT STANDARDS, WE HAVE THE EXISTING AGRICULTURAL DISTRICT, THE PROPOSED COMMERCIAL SERVICE DISTRICT, AND THE IN LIEU OPTION PRESENTED BY STAFF, WHICH HAS SEVERAL OF THE DEVELOPMENT STANDARDS FOR THE PROPOSED DISTRICT, SIMILAR INCLUDING THE FRONT YARD AND SIDE YARD SETBACK WITH ADDITIONAL CONSIDERATION GIVEN TO RESIDENTIAL ADJACENCY IN BOTH THOSE PROPOSED DISTRICTS.

NOW, THE AGRICULTURAL DISTRICT DOES HAVE SIGNIFICANTLY DIFFERENT SETBACKS, HOWEVER, ADJACENT DISTRICTS HAVE ALREADY MODIFIED THOSE.

AND OVERALL WE DO HAVE A REQUIREMENT THAT THE MOST RESTRICTIVE DISTRICT ON THE BLOCK FACE WOULD MAINTAIN CONTINUITY FOR THOSE SETBACKS.

WHAT WE ARE SEEING THOUGH, IS A CHANGE IN THE HEIGHT THAT'S PERMITTED 45 FEET FOR THE PROPOSED CSS DISTRICT AND THREE STORIES.

AND THEN ADDITIONALLY, FOR THE MU ONE DISTRICT PROPOSED BY STAFF, IT COULD GO ANYWHERE BETWEEN 80 AND 120 FEET.

HOWEVER, IN BOTH CASES, RESIDENTIAL PROXIMITY SLOPE DOES APPLY.

AND SO WITH THE ADJACENT R SEVEN FIVE DISTRICT TO THE EAST, I DO KNOW THAT WE WILL HAVE R P SS LIMITING THE OVERALL HEIGHT OF ANY PROJECT WITHIN THIS PROPERTY.

BUT WITH OVER 50 ACRES, THERE WILL BE AN OPPORTUNITY FOR SOME HEIGHT WITHIN THE PROPERTY.

NOW THE PROPERTY IS TRAVERSED BY FLOODPLAIN THOUGH, SO THAT OF COURSE, AND OTHER NATURAL ELEMENTS OF THE SITE WILL

[00:35:01]

ALSO RESTRICT WHAT IS ABLE TO BE DEVELOPED HERE.

THE BIGGEST DIFFERENCE BETWEEN THESE TWO DISTRICTS IS DEFINITELY THE LAND USES WHICH ARE PERMITTED.

THE CSS DISTRICT AS NOTED, BRING ON HEAVY COMMERCIAL AND INDUSTRIAL USES WITH SOME SUPPORTING RETAIL PERSONAL SERVICE AND OFFICE USES.

NO RESIDENTIAL IS PERMITTED, THEREFORE WE WOULD SEE THIS SITE COMPLETELY CHANGE FROM A CURRENTLY AGRICULTURAL USE WITH NATURAL FEATURES FOR THE AREA, YOU KNOW, MAINTAINING THE CREEKWAY FLOODPLAIN AND SUCH TO SOMETHING MORE COMMERCIAL INDUSTRIAL IN IN NATURE, AND NO OPPORTUNITY FOR ANY RESIDENTIAL DEVELOPMENT IN THE FUTURE.

ALTHOUGH BEING ADJACENT TO RESIDENTIAL USES IN LIEU, THE MU ONE DISTRICT GIVES AN OPPORTUNITY FOR DEVELOPMENT OF THIS ACREAGE WITH OFFICE RETAIL, PERSONAL SERVICE, LODGING, AND RESIDENTIAL USES NOT CLOSING THE DOOR ON THAT OPTION FOR THIS AREA.

NOW TO THE NORTH, A ZONE CHANGE WAS APPROVED FOR AN INDUSTRIAL DISTRICT.

HOWEVER, IT DID INCLUDE DEEDED RESTRICTIONS WHICH PROHIBITED THESE USES, WHICH ARE A LITTLE BIT MORE, UM, INTENTS IN NATURE, ALTHOUGH IT DID NOT PROHIBIT SEVERAL INTENSE USES AS WELL.

NOW FOR CONSISTENCY REVIEW, THERE IS AN AREA PLAN HERE, THE I 20 FREEWAY CORRIDOR LAND USE PLAN, WHICH NOTES THAT THIS PROPERTY IS LOCATED IN SUBDISTRICT TWO OF THEIR LAND USE STUDY.

AND THE PLAN DESIGNATES THIS PROPERTY AS BEING FOR RETAIL OR COMMERCIAL USES.

IT ALSO NOTES THE SIGNIFICANT NATURAL OPEN SPACE THAT IS IN THIS AREA DUE TO THE PRESENCE OF PRAIRIE CREEK AND THE TRINITY RIVER AND PROPOSES THE PROPOSED TSS DISTRICT DOES NOT ALIGN OR IS NOT CONSISTENT WITH BOTH THE PROPOSED LAND USE FOR THIS AREA OF RETAIL, COMMERCIAL, OR THE CHARACTER AS CALLED FOR BY THE PLAN.

ADDITIONALLY, ABSOLUTELY NO INDUSTRIAL USES ARE RECOMMENDED FOR THIS SUBDISTRICT.

HOWEVER, THERE IS A PLACE FOR INDUSTRIAL USES IN SUBDISTRICT, ONE WITHIN THIS NEIGHBORHOOD ON THE SOUTHEAST SIDE OF I 20 ON BOTH SIDES OF BONVIEW ROAD.

FOR THIS REASON, STAFF HAS RECOMMENDED THE M U ONE DISTRICT IN LIEU OF THE REQUESTED CSS DISTRICT TO ADD THAT COMPATIBLE MIX OF USES AND PROVIDE CONSIDERATION OF THOSE NATURAL RESOURCES, THE FLOODPLAIN AND INVESTMENT INTO THE ADJACENT PARK AND TRAIL SYSTEM, WHICH IS THE GREAT TRINITY FOREST GATEWAY PARK AND HORSE TRAILS.

AND OF COURSE, THE EXISTING LOW DENSITY SINGLE FAMILY USES LOCATED TO THE NORTH AND EAST AND FARTHER TO THE NORTHWEST.

THEREFORE, STAFF RECOMMENDATION IS DENIAL OF THE CSS DISTRICT AS NOTED FOR THE FOLLOWING REASONS, THE LACK OF SUPPORT IN THE AREA PLAN, THE RESIDENTIAL ADJACENCY AND THE SENSITIVITY OF THE NATURAL FEATURES.

AND FLOODPLAINS NOT BEING SUPPORTIVE OF THE HIGH INTENSITY USE IS PROPOSED IN THE CSS DISTRICT.

STAFF DOES RECOMMEND APPROVAL OF AN M U ONE DISTRICT IN LIEU.

FINALLY, IF C P C DOES RECOMMEND APPROVAL OF THE CSS DISTRICT, SUBJECT TO DEED RESTRICTIONS VOLUNTEERED BY THE APPLICANT TODAY, THE CITY COUNCIL NOTICE FOR PUBLIC HEARING WILL INCLUDE THE VOLUNTEER DEED RESTRICTIONS.

THANK YOU.

THANK YOU.

QUESTIONS, COMMISSIONERS, COMMISSIONER BLAT, MS. MUNOZ.

GOOD MORNING, HOW ARE YOU? GOOD MORNING.

UM, QUESTION FOR YOU WHEN IT COMES, OR, OR HAVE YOU, DID YOU KNOW THAT THIS PARTICULAR SITE ON THE, FOR THE NEW FORD DALLAS THAT'S BEING PROPOSED KEEPS THIS AS A GREEN SPACE? NO, I WAS NOT AWARE.

AND DO YOU KNOW, UH, WERE YOU AWARE OF THE, UM, THAT IT'S WOOD HEAVENLY WOODED, ISN'T IT? FROM THE PHOTOS I WAS ABLE TO TAKE, SINCE IT IS A VERY LARGE PROPERTY AT THE DOWDY FERRY SIDE, IT DOES NOT SEEM AS WOODED.

BUT FROM THE AERIAL PHOTO, YOU CAN SEE IN THE INTERIOR WHERE THE FLOODPLAINS TRAVERSES OR BISECTS THE PROPERTY, THERE IS A SIGNIFICANT AMOUNT OF TREES.

YES.

OKAY.

AND I REMEMBER IN A PREVIOUS CASE ON THIS PARTICULAR SAME LOT, UM, ONE OF THE THINGS THAT THE COMMUNITY WAS CONCERNED ABOUT, WERE YOU AWARE, WAS THAT IN THAT HEAVILY WOODED, UM, LOT, THAT THERE WERE TREES THAT WERE A HUNDRED YEARS OLD, A HUNDRED PLUS YEARS OLD, WERE YOU AWARE OF THAT? NO, I WASN'T.

BUT I WOULDN'T BE SURPRISED CONSIDERING THE UNDEVELOPED NATURE AND THE SIGNIFICANT FLOODPLAIN THERE

[00:40:01]

HAVE, WE HAD A HAVE HAS, DO YOU KNOW IF, UM, THE ARBORIST HAS HAD A CHANCE TO LOOK AT THIS PARTICULAR AREA AND ASSESS IT FOR THE TYPES OF TREES AND THE, AND IF THERE ARE TREES THAT ARE, ARE PROTECTED? I'M NOT AWARE THAT AN ASSESSMENT HAS BEEN DONE.

UH, DEFINITELY NOT IN RELATION TO THIS GENERAL ZONING CHANGE AT THIS POINT, NO PERMITS HAVE BEEN REQUESTED, NO PLANS HAVE BEEN PROPOSED.

NO LANDSCAPE, UM, PROVISIONS ARE BEING AMENDED, THEREFORE THERE WOULD NOT BE A TRIGGER FOR ANY SORT OF REVIEW BY OUR ARBORIST UNLESS HE HAD DEALT WITH THIS SITE.

IN RELATION TO ANOTHER REQUEST TYPE, MAYBE A BUILDING PERMIT REQUEST OR A PREVIOUS ZONING CASE THAT I'M UNAWARE OF.

OKAY.

AND THIS, THIS LOT, IT BACKS UP TO R SEVEN FIVE ON THE EAST AND, AND IT'S RIGHT ACROSS THE STREET FROM THE HORSE PARK ON THE WEST AND THAT UGLY STRIP OF, UH, OF THE OLD BATCH PLANT TO THE NORTH AND O ON THE OTHER SIDE OF THAT IS RESIDENTIAL, CORRECT? THAT'S CORRECT.

SO A QUESTION FOR YOU, UM, IN RESPECT TO THE, UM, REC, WELL TO THE, THE HOTEL, I WOULD ASSUME IT WOULD BE A HOTEL AND NOT A MOTEL WITH A MINIMUM OF 80 ROOMS. CORRECT? THAT IS WHAT'S PROPOSED IN THE DEEDED RESTRICTIONS THAT HAVE BEEN OFFERED.

AND THOSE, EXCUSE ME, THOSE DEEDED RESTRICTIONS ARE FOR THE MU ONE AND NOT THE CSS, IS THAT CORRECT? NOT THAT I'M AWARE OF.

UM, IT'S FOR, SO THE DEED RESTRICTIONS, YOU'RE, THAT WAS BEING SPOKEN OF ARE STRICTLY FOR THE CS, THE PROPOSED CSS FROM THE APPLICANT, CORRECT? TO MY UNDERSTANDING, YES.

OTHERWISE, I HOPE THE APPLICANT CAN, UM, FURTHER EXPAND UPON THAT.

YEAH, EXACTLY.

THANK YOU.

, UH, OKAY.

SO JUST TO MAKE SURE THAT WE ARE ALL ON THE SAME PAGE, THAT, THAT THE DEEDED RESTRICTIONS THAT WERE SUBMITTED AND BY THE APPLICANT WAS FOR THEIR PROPOSED, UH, USE OF CSS, WHICH ALLOWS WAREHOUSING AND MORE, UM, LIBERAL USES THAN THE MU ONE, CORRECT? TO MY UNDERSTANDING, YES.

AND SO UNDER MU ONE, THERE ARE, THERE ARE NO RESTRICTIONS BEING REQUESTED BECAUSE THIS, THIS MU ONE IS WHAT THE STAFF IS RECOMMENDING IN LIEU OF THE CSS.

CORRECT? STAFF WOULD NEVER RECOMMEND ANY DEEDED RESTRICTIONS WE HAVE FOUND.

NO, I'M I'M SAYING THAT, THAT YOU, YOU'RE, YOU GUYS ARE RE THERE'S NO, THERE'S NOTHING, THERE IS NOTHING THAT THE M U ONE IS IS IT'S A TOTAL M U ONE, UH, UM, RECOMMENDATION BECAUSE THE, THE, WHAT THIS APPLICANT IS PROPOSING IS STRICTLY FOR THE CSS.

YES.

YES.

THANK YOU.

ANY OTHER QUESTIONS? COMMISSIONERS? COMMISSIONER WHEELER, PLEASE.

SO, SO IN THIS PARTICULAR CASE, ARE WE SUPPOSED TO BE LOOKING AT EITHER IF WE DENY THE CS THEN LOOKING AT THE MBU FOR APPROVAL OR HAS THE APPLICANT NOT APPLIED FOR THE MU THEY HAVE NOT APPLIED FOR IT, BUT STAFF DID NOTICE FOR IT TO GIVE YOU THE OPTION BECAUSE WE FIND IT TO BE MORE SUITABLE AND THE MU WOULD FIT MORE OF THE INDUSTRIAL ENVIRONMENT THAT'S IN THAT AREA.

NO, IT WOULD NOT FIT AN INDUSTRIAL ENVIRONMENT.

IT IS NOT INDUSTRIAL IN NATURE.

THERE THE, IT'S RESIDENTIAL AND THERE ARE LOTS OF NATURAL RESOURCES, SO VERY LOW DENSITY AND THERE IS A FLOODPLAIN RUNNING THROUGH THE PROPERTY, SO DEFINITELY NOT INDUSTRIAL.

SO WHAT WOULD THE ME WHAT WILL, CAN YOU GO BACK A SLIDE? 'CAUSE I THOUGHT YOU SAID SOMETHING ABOUT THE MU WOULD FIT INDUSTRIAL OR SOMETHING.

MAYBE, LET ME WAKE UP.

HOLD ON.

IS THERE ANY WAY YOU COME BACK TO THE SLIDE WHERE THE, THE LAST SLIDE THAT YOU PRESENTED? CERTAINLY, HUH? INDUSTRIAL.

YEAH, BUT IT WAS SOMETHING THAT SHE WROTE, DIDN'T IT? THAT I, THAT I LOOKED AT? I WOKE UP JUST SOMETIMES THIS IS THE LAST SLIDE.

SLIDE.

OKAY.

SO THE AREA PLAN DOES NOT SUPPORT INDUSTRIAL, NOT ONLY RESIDENTIAL BASIS.

UH, AND

[00:45:01]

THOSE ARE THE REASONS FOR DENIAL OF THE CSS DISTRICT.

CAN, CAN YOU SHOW AGAIN WHAT THE MU WOULD SUPPORT THE MU ONE DISTRICT WOULD SUPPORT? SO HERE ON THE DEVELOPMENT STANDARDS, I HAVE THE LAND USES BASICALLY THE PRIMARY USES PERMITTED IN EACH DISTRICT.

OKAY, THANK YOU.

CERTAINLY.

THANK YOU.

ANY QUESTIONS ON THIS ITEM? COMMISSIONER SCHWAR? YES.

COMMISSIONER RIGHTAWAY.

THANK YOU CHAIR.

UM, IS, IS IT POSSIBLE TO REQUIRE SOME PORTION OF THIS LARGE, UM, PIECE OF LAND TO REMAIN UNDEVELOPED BECAUSE IT DOES HAVE SO MANY TREES? IS THAT SOMETHING THAT HAS BEEN DISCUSSED AT THIS TIME? A CONSERVATION EASTMAN HAS NOT BEEN OFFERED AND IT WOULD BE SOMETHING SEPARATE THAT'S DONE BY OTHER MEANS.

SO RIGHT NOW IT'S JUST A ZONE CHANGE THAT THEY'RE REQUESTING AND IT'S JUST A GENERAL ZONE CHANGE.

BUT YOU MENTIONED THAT THE FLOODPLAIN WILL RESTRICT DEVELOPMENT.

UM, YES.

SO THAT, THAT'S JUST A FACT.

YES.

UH, BUT HOW I'M NOT, I'M UNCERTAIN.

IT DEPENDS ON HOW THEY PROCEED WITH APPLYING THROUGH THE FLOOD PANE REVIEW OFFICE TO SEE WHAT NEEDS TO BE DONE IN ORDER TO DEVELOP THE SITE.

AND A CONSERVATION EASEMENT WOULD COME.

CAN WE REQUIRE THEM TO, TO GET ONE OR HOW DOES THAT PROCESS WORK? I WILL ASK DANIEL TO PLEASE ASSIST WITH THAT QUESTION.

I'M SORRY, COMMISSIONER TREADWAY, YOUR QUESTION WAS HOW DO THEY GET WHAT PERMIT A CONSERVATION EASEMENT? SO I'M JUST INQUIRING WHAT WOULD THE PROCESS BE IF WE WANT TO ENSURE THAT PART OF THIS IS, IS, IS MAINTAINED AS GREEN SPACE? BECAUSE I THINK I HEARD COMMISSIONER BLAIR SAY THAT THERE IS A PLAN UNDERWAY AND, AND, AND THIS IS THIS, THIS LAND, ONE OF THE INTENTS MIGHT BE TO, TO PRESERVE IT AS GREEN SPACE.

SO HOW DOES THAT PROCESS WORK TO PRESERVE IT AS GREEN SPACE? GIMME ONE SECOND TO LOOK THAT UP.

COMMISSIONER TREADWAY.

COMMISSIONER TREADWAY.

JUST A LITTLE CLARIFICATION.

UH, FOR DALLAS ON THE FUTURE LENSES MAP IS GONNA IDENTIFY THE PUBLICLY OWNED LAND THAT'S FOR GREEN SPACE, NOT ALL THE GREEN SPACE.

AND THIS IS PRIVATELY OR PRIVATE.

THANK YOU.

COMMISSIONER ANDERSON, YOU'LL, YOU'LL, UH, COME IN RIGHT AFTER DANIEL HAS A CLARIFICATION HERE.

OKAY, WHILE HE'S LOOKING THAT UP, UH, COMMISSIONER ANDERSON WILL TAKE YOUR QUESTION.

NEXT, SIR.

THANK YOU MR. CHAIR.

SO I'M WONDERING, UM, WHAT THE MAIN DEVELOPMENT GOALS ARE, UH, FOR THAT SITE, IN THAT AREA? AND, AND I'M, I'M ASKING BECAUSE I'M WONDERING IS THERE A WAY TO PROTECT THE GREEN SPACE, UM, BUT ALSO DEVELOP, UM, SO DEVELOP WITHIN THE TREES AS, AS OPPOSED TO, UM, RAISING THE TREES? BECAUSE I THINK THERE MAY BE SOME DEVELOPMENT GOALS THAT MIGHT WANNA MOVE THAT, THAT AREA IN THAT DIRECTION, BUT SO WHAT ARE THE MAIN DEVELOPMENT GOALS? AND THEN IS THERE A METHOD WHERE WE COULD PRESERVE TREES

[00:50:01]

AND, UM, DEVELOP? THOSE ARE GREAT QUESTIONS.

AND THAT IS SOMETHING THAT I TALKED TO THE REPRESENTATIVE MR. COKER ABOUT EARLY ON WHEN I WAS DETERMINING TO MAKE THE MU ONE, UH, RECOMMENDATION INSTEAD IN LIEU OF THE CSS DISTRICT.

WE DID DISCUSS, SINCE THERE IS NO ACTUAL PLANNED DEVELOPMENT AT THIS TIME, THERE'S NO PROSPECTIVE BUYER.

THERE ARE ONLY INTERESTED PARTIES WHO ALL ARE SEEKING WAREHOUSE DEVELOPMENT, BUT AT THIS POINT IT'S STILL A SPECULATIVE PROCESS OF TRYING TO REZONE SO THAT IT'S PREPARED FOR DEVELOPMENT.

AND SO IN TALKING TO MR. COKER, WE TALKED ABOUT HOW THEY COULD INSTEAD USE THOSE NATURAL FEATURES AS AN ELEMENT THAT WAS AN OPPORTUNITY FOR DEVELOPMENT.

SO FRONT, YOU KNOW, ALONG THE NATURAL RESOURCES, MAKE IT AN ASSET TO ANY POTENTIAL DEVELOPMENT.

TRY TO PRESERVE AS MANY TREES AS POSSIBLE.

OF COURSE, ARTICLE 10 HAS SEVERAL PROVISIONS ABOUT PROTECTING ANY HISTORIC TREES, PRESERVING TREES, AND OF COURSE CONSERVATION.

SO ALL OF THAT WOULD BE ADDRESSED THROUGH THE BUILDING PERMIT STAGE ONCE IT IS REZONED OR EVEN NOW AS AN AGRICULTURAL DISTRICT.

BUT FIRST THEY HAVE TO GET REZONED SO THAT THEY CAN DEVELOP THE SITE.

WE AREN'T ACTUALLY WORKING ON PLANNING THE SITE, WE'RE NOT DESIGNING THE SITE AT THIS POINT.

IT'S JUST A REZONING AND IDENTIFYING WHAT DISTRICT AND WHAT FUTURE USES WOULD BE MOST APPROPRIATE.

SO THAT'S WHAT WE'VE DONE TODAY.

IS THERE A WAY TO, UM, REQUIRE, FOR INSTANCE, A THEY MAINTAIN A 70% TREE CANOPY AS OPPOSED TO LIKE A FLOOR AREA RATIO OR SOMETHING LIKE THAT? OR WOULD THAT BE OUT OF BOUNDS? THIS IS JUST A GENERAL ZONE CHANGE.

SO ANYTHING THAT WE ARE PROPOSING HAS TO FALL WITHIN THE BOUNDS OF THAT DISTRICT.

IF THE APPLICANT WANTS TO RESTRICT THEMSELVES FURTHER IN THEIR DEED RESTRICTIONS OFFERED, THEY CAN ADD ADDITIONAL LIMITATIONS SO THEY CAN, UM, DECREASE THE OVERALL BLOCK COVERAGE.

THEY CAN REDUCE THE DEVELOPMENT RIGHTS OF THE PROPOSED DISTRICT.

THEY CANNOT ADD ANYTHING THAT'S MORE THAT ENCUMBERS ANY ADDITIONAL PROVISIONS THAT ARE NOT REQUIRED IN OUR CODE THOUGH.

SO I WOULD LOOK TO OUR DEVELOPMENT CODE FIRST AND SEE WHAT OPTIONS THEY WOULD ALREADY FALL UNDER BEFORE TALKING ABOUT HOW TO REQUIRE CERTAIN ELEMENTS THROUGH THE GENERAL ZONE CHANGE.

THANK YOU MS. MUNOZ.

UM, MY INTEREST WOULD BE, UM, TRYING TO DETERMINE HOW WE MIGHT BE ABLE TO INFLUENCE DEVELOPMENT IN THAT AREA THAT IS UNOBTRUSIVE OF THE NATURAL ENVIRONMENT, YET STILL BEING MORE CONDUCIVE FOR MOVING FORWARD IN THE DALLAS FORWARD KIND OF WAY.

UM, THANK YOU FOR THOSE GREAT COMMENTS.

THAT IS CLEAR TO ME AND I APPRECIATE, THANK YOU MR. CHAIR.

THANK YOU MR. MOORE.

THANK YOU MR. CHAIR.

TO GO BACK TO YOUR QUESTION, COMMISSIONER TREADWAY, A CONSERVATION EASEMENT WOULD BE SOMETHING THAT WOULD BE DEDICATED ON A PLAT THAT THE APPLICANT WOULD HAVE TO VOLUNTARILY PROVIDE WHEN THEY COME TO GET THEIR PROPERTY.

PLATTED COMMISSIONER TREAD WRIGHT.

THANK YOU.

CAN WE REQUIRE THEM TO GET A CONSERVATION EASEMENT SORT SORT OF PIGGYBACKING ON, UH, SOME OF THESE OTHER QUESTIONS TO REQUIRE THAT, YOU KNOW, 50% OF THE LAND BE, YOU KNOW, HAVE A CONSERVATION EASEMENT.

I MEAN, IS THERE, IS THERE A REQUIREMENT THAT WE CAN SET AT THIS STAGE OR NO? NO, IT DOESN'T LOOK LIKE IT, IT LOOKS LIKE A CONSERVATION EASEMENT IS SOMETHING THAT THE APPLICANT, WHEN THEY ARE PLATTING COMES INVOLUNTARILY SAYS, HEY, I'D LIKE TO ADD A CONSERVATION EASEMENT TO CONSERVE SOME OF THE TREES AND OTHER NATURAL FEATURES ON THE PROPERTY.

BUT IT'S NOT SOMETHING THAT THE C P C CAN IMPOSE ON THE APPLICANT AT THIS TIME OR AT THE PLATTING STAGE.

AND SINCE PLATTING IS PRETTY MUCH MINISTERIAL, WE, WE CAN'T ASK THEM TO DO THAT IF THEY JUST COME IN FOR A PLAT REQUEST, CORRECT? THAT IS CORRECT.

SO THERE'S NO TOOL THAT WE HAVE IN OUR TOOLBOX TO ENCOURAGE APPLICANTS TO APPLY FOR A CONSERVATION

[00:55:01]

EASEMENT.

IT HAS TO BE COMPLETELY VOLUNTARY BY THEM.

THAT IS CORRECT.

I THINK IT'S LIKE, UH, JENNIFER SAID INTO, IN RESPONSE TO COMMISSIONER ANDERSON'S QUESTION, UM, AT THE APPLICANT CAN PROVIDE DEED RESTRICTIONS SAYING THEY WANT TO KEEP SOME OF THOSE TREES, BUT THERE'S, THIS IS JUST A GENERAL ZONING CHANGE.

SO, UH, I DON'T HAVE ANY MORE QUESTIONS.

THANK YOU.

THANK YOU COMMISSIONER TREADWAY ONE ONE QUICK FOLLOW UP, UH, MS. MUNOZ TO COMMISSIONER ANDERSON AND COMMISSIONER TREAD WAY'S, UH, KIND OF EXPLORATION.

UH, AS YOU KNOW, ARTICLE 10 PROVIDES DIFFERENT MECHANISMS TO MEET YOUR TREE MITIGATION AND ONE OF THEM IS TO MEET IT ON SITE, UH, WHERE, UH, THE, THE NUMBER OF TREES REMOVED AND, UH, THE INCHES OF CALIPER COULD BE MET BY SAVING SOME OF THESE TREES THAT WE'RE TALKING ABOUT HERE.

AND SO WHEN WE'RE TALKING ABOUT TOOLS, ALTHOUGH THIS IS A GENERAL ZONING CHANGE, THE APPLICANT COULD CHOOSE TO SAY THAT, UH, I'M GOING TO TRY TO MEET MY, UH, TREE MITIGATION ON SITE AND THEREFORE THROUGH DEEDED RESTRICTION, SET ASIDE A PIECE OF THE PROPERTY TO DO JUST THAT.

IS THAT POSSIBLE? I BELIEVE SO.

I THINK I'VE SEEN SOMETHING SIMILAR IN THE PAST.

HOWEVER, WHENEVER WE GET INTO CONSERVATION EASEMENTS, I'VE HAD ONE OTHER CASE IN THE PAST WHERE THEY WANTED TO DO IT THROUGH A PLAN DEVELOPMENT DISTRICT AND THAT WAS NOT A VIABLE OPTION FOR THE SAME REASON THAT WE DESCRIBED OR THAT DANIEL, UH, MENTIONED, IS THAT IT HAS TO BE SOMETHING THAT IS VOLUNTARY IN NATURE AND OFFERED AT THE PLATING PHASE.

BUT CHAIR SHE DID, IF THE APPLICANT WANTED TO DEEDED, RESTRICT TO PROTECT SOME TREES, THE APPLICANT IS MORE THAN ABLE TO DO THAT.

THIS, THAT IS JUST NOT SOMETHING THAT C P C CAN REQUIRE.

YES, THAT'S CORRECT.

YES, IT'S ALL GONNA BE VOLUNTEERED.

THANK YOU FOR THE CLARIFICATION.

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

MR. PEPE, BACK TO YOU SIR.

STATING DISTRICT DATE? THIS IS GONNA BE Z 2 1 2 2 2 3 1 0 6.

THANK YOU.

WE CAN SKIP AHEAD TO THE SITE PLAN, AS I BELIEVE WE BRIEFED THIS.

THERE WAS JUST AN UPDATE, MINOR UPDATE TO THE SITE PLAN AND CONDITIONS.

YES.

SO THIS WAS THE SITE PLAN YOU SAW PREVIOUSLY.

WE SKIPPED ONE SLIDE OR TWO SLIDES AHEAD.

NEXT ONE.

AND I THINK YES.

SO YOU, YOU CAN SEE THEY MADE A MINOR CHANGE, UM, ALONG THE CREEKWAY.

UM, THEIR SITE PLAN MOVES A COUPLE OF, UH, THE TRUCK PARKING SPACES, MOVES SOME OF THE PAVEMENT BACK, UH, TO A DEGREE.

AND COULD YOU HIT THE NEXT SLIDE? SEE IF THAT'S CONDITIONS.

NEXT ONE.

WE CAN COME BACK TO THIS IF ANYONE NEEDS TO SEE IT CLOSER.

THEY ADDED A CONDITION FOR A 30 FOOT BUFFER WILL BE PROVIDED IN THE LOCATION SHOWN ON THE SITE PLAN.

UM, MY UNDERSTANDING IS THAT'S MEANT TO HAVE BUFFERING AND THE SA THE WET EASTERN BOUNDARY ALONG THE CREEK WAY, UM, WHERE THE USE WOULD, WOULD ABUT OR SORT OF SLOPE OFF INTO THE CREEK.

SO THOSE ARE THE CHANGES.

UM, STAFF RECOMMENDATION REMAINS AS IT IS.

DENIAL.

UM, THAT'S IT.

THANK YOU SIR.

QUESTIONS? OKAY, NO QUESTIONS.

LET'S GO TO CASE NUMBER SEVEN.

THIS WAS BRIEF BEFORE, BUT I KNOW THAT THERE ARE UPDATES.

OH, YES.

ONE MR. PEPE, ONE QUESTION FOR YOU SIR.

SORRY.

COMMISSIONER BLAIR, PLEASE.

UM, MR. PEPE, ONE OF THE REASONS WHY YOU, YOU MADE THE RECOMMENDATION OF DENIAL IS BECAUSE OF THE, UM, THE, UH, PROXIMITY TO THE CREEK, CORRECT? THAT'S CORRECT.

AND YOU'RE, ONE OF THE THINGS THAT YOU STATED ON THE, THAT THE, THE CREEK WAS THAT THE, THAT THE POSSIBLE RUNOFF WOULD, WOULD, UH, IF, IF I REMEMBER CORRECTLY, ONE OF THE REASONS WAS YOU STATED IN YOUR REPORT, WAS THAT ONE OF THE RE THAT, THAT

[01:00:01]

THE POSSIBLE RUNOFF COULD IMPEDE THE HEALTH OF THE, THE CREEK, CORRECT? THAT'S CORRECT.

BUT WOULDN'T I JUST HAVE A A, A UNDERSTANDING I NEED A QUICK UNDERSTANDING WOULD NOT IN, UM, IN THE PERMITTING PROCESS, THE ENGINEERS WOULD LOOK AT THAT AND MAKE SURE THAT THE DESIGN STANDARDS THAT THE DEVELOPER WAS USING WOULD, WOULD NOT ALLOW FOR THAT TO HAPPEN.

YES.

IT'S NOT NECESSARILY ABOUT LOT TO LOT DRAINAGE.

IT'S ALSO ABOUT, UH, CONTAMINATION OF AN IN INDUSTRIAL USE WITH A MORE THAN LIKELY NOT, UH, PERVIOUS SURFACE.

UH, SO IT'S NOT NECESSARILY A LOT TO LOT DRAINAGE ISSUE THEY HAVE TO PROPERLY MITIGATE IN TERMS OF THAT.

BUT THERE'S CONTAMINATION AND, AND EROSION THAT MAY BE, UM, BECAUSE THE SITE, NOT JUST SITE TO SITE, BUT THE SITE INCLUDES A PORTION OF THE CREEK.

SO THAT SORT OF WEIGHS INTO THAT.

BUT WE'RE AT THE SAME RATE.

YES, ENGINEERING DOES REVIEW FOR, UH, DRAINAGE OVER THAT AMOUNT OF TIME, BUT CONTAMINATION IS, IS STILL A POSSIBILITY AND A CONCERN OF, OF OUR STAFF.

BUT THAT'S JUST A POSSIBILITY, NOT A PROBABILITY THAT IT WILL, IT'S JUST A POSSIBILITY THAT IT COULD CORRECT.

IT IS A LIKELY SCENARIO IN THE EVENTS OF DEVELOPMENT WITH INDUSTRIAL USES.

UM, WE HAVE A SITE PLAN.

WE HAVE A NEW SITE PLAN ASSOCIATED WITH AN S U P THAT INCLUDES A DEGREE OF BUFFER, BUT WE ARE STILL CHANGING FROM A AGRICULTURAL ZONING RESIDENTIAL DISTRICT TO A COMMERCIAL DISTRICT.

AND THERE ARE STILL, UH, BY RIGHT USES THAT REMAIN, THAT ARE NOT BOUND TO THE SITE PLAN, NOT BOUND TO THE CONDITIONS.

UM, AND ANYTIME WE'RE DEALING WITH GENERAL ZONING CHANGES, NOTHING'S A GUARANTEE AS, AS WE KNOW.

UM, BUT EVERYTHING IS A PROBABILITY QUESTION AND THE PROBABILITY OF A, UM, OF AN INAPPROPRIATE SITE DESIGN IS NOT NECESSARILY CONTROLLED FOR, UM, JUST BY THE S U P IF THERE ARE BY ROUTE USES AS WELL.

SO THAT PLAYS INTO EVALUATION OF THIS SITE PLAN, THE AMENDED SITE PLAN AND, AND EVERYTHING ELSE.

BUT COULDN'T THAT NOT BE SAID BY ANY KIND OF ZONING CHANGE THAT WE OFFER THAT THERE IS A POSSIBILITY THAT THERE COULD BE SOMETHING NEGATIVELY IMPACTING THE ENVIRONMENT OR THE, THE COMMUNITY IN WHICH IT SITS? YES, CERTAINLY.

AND GENERAL ZONING CHANGES COME WITH UNCERTAINTY AS WE DISCUSSED MOMENTS AGO AS WELL.

UM, BUT IT'S WHAT'S THE MOST LIKELY SCENARIOS? WHAT ARE THE MEDIAN SCENARIOS? UM, WE, WE CAN NEVER TELL, BUT GENERAL ZONING CATEGORIES ARE, ARE A MIX OF, OF OUTCOMES.

UM, AND SO OBVIOUSLY THERE'S POTENTIAL HARM IN MANY REQUESTS, UH, BUT STAFF EVALUATED IS, UH, MORE LIKELY TO HAVE, UH, ADVERSE IMPACTS THAN, THAN ESPECIALLY THEIR EXISTING ZONING.

BUT WOULDN'T THAT NOT BE SOMETHING THAT THE ENGINEERS WOULD MAKE THE, THE DETERMINATION AT A LATER TIME IN THE PROCESS? ENGINEERING WILL DO DRAINAGE REVIEW, BUT THEY'RE, WE'RE NOT GOING TO HAVE THE SAME, UH, LISTEN, WE'RE NOT, WE'RE NOT GOING TO BE ABLE TO PREDICT ANYTHING IN REGARDS TO OTHER USES THAT ARE PERMITTED BY WRIGHT AND CS OR, OR OTHER THINGS LIKE THAT.

BUT DIDN'T THE APPLICANT, UH, OFFER UP DEED RESTRICTIONS TO LIMIT THE USES SO THAT THIS IS NOT A TRUE UNFILTERED CSS ZONING? ONE OF THE USES THAT THEY'RE PROPOSING IS A BUYRIGHT CSS USE THE VEHICLE VEHICLE COMMERCIAL PARKING ENGINE REPAIR MAINTENANCE.

MM-HMM.

, THAT IS A BUY RIGHT USE THAT'S IN THE CS UNDER CSS.

YOU DON'T REALLY HAVE A MEANS TO SAY, WELL, THIS CAN OR CAN'T HAS LIMITS ON IT OR CERTAIN LIMITS ON IT.

UM, AND AT THE SAME RATE APPROVING A COMMERCIAL DISTRICT WITH ALL BUT THREE, TWO OR THREE USES TAKEN OUT IS NOT GOOD LAND USE PLANNING.

IT'S NOT, IT'S NOT PLANNING AT ALL.

IT'S, IT'S, IT'S CHOOSING A PARTICULAR SITE FOR USE.

I THINK WE CAN CAN YOU PUT YOUR, YOUR SLIDE BACK UP SO YOU CAN SEE THE LAYOUT OF, UH, DO YOU HAVE THAT IF YOU COULD, UH, GEORGE AND THE SITE PLAN? YEAH, THE SITE PLAN.

AND IN THAT SITE PLAN, THE, THE, THE THE, WHAT YOU'RE SPEAKING OF IS ON THE WEST SIDE OF THE DEVELOPMENT, NOT ON THE CREEK SIDE.

CORRECT.

THIS IS Z 2 2 3 1 0 6.

UM, THEY ADDED A PROVISION FOR A 30 FOOT BUFFER ASSOCIATED WITH THE S U P.

NO, THAT'S NOT WHAT I ASKED.

I ASKED IS NOT THE, THE ENGINE REPAIR ON THE WEST SIDE

[01:05:01]

OF THE DEVELOPMENT, WHICH IS NOT ON THE CREEK SIDE.

THE CREEK SIDE WOULD BE THE SOUTH AND THE EAST BECAUSE IT'S A BY RIGHT USE, IT'S NOT ACTUALLY TIED TO THE SITE PLAN THAT USE THE COMMERCIAL MOTOR VEHICLE PARKING IS, IS TIED AND CONTROLLED BY AN SS U P SITE PLAN.

BUT VEHICLE ENGINE REPAIR MAINTENANCE IN A DIFFERENT SCENARIO IN THIS SCENARIO IS NOT LIMITED TO THE, UM, IS NOT LIMITED TO THE SITE PLAN.

SO ARE YOU SAYING THAT THIS PARTICULAR SITE, THIS PARTICULAR SITE AND THE LAYOUT IS SOMETHING WE SHOULD NOT EVEN CONSIDER BECAUSE THIS IS JUST A GENERAL ZONING? IT'S, IT'S, IT'S A MULTI, UH, AS YOU KNOW, MULTI-PART REVIEW.

WE, WE CAN, WE CAN HAVE, UM, AN EXPECTATION OF CERTAINTY SHOULD THEY DEVELOP THESE SITE PLAN.

THE SITE PLAN IS REGULATORY FOR THE COMMERCIAL MOTOR VEHICLE USE, BUT WE ARE PROVING ONE, A GENERAL ZONING CHANGE AND TWO, AN SS E P AS YOU KNOW, THERE'S MULTI-PART SO THEY COULD SCRAP NOTHING HOLDS THEM, SAYS I NEED TO DO AN S E P WHEN I GET AN S U P AND A GENERAL ZONING CHANGE ON A PROPERTY, NOTHING SAYS I MUST DEVELOP MY SS U P USE.

I COULD SWITCH IT UP.

AND I'M NOT SAYING I DON'T TRUST 'EM OR THAT THEY ARE, UM, YOU KNOW, THAT THEY'RE LYING TO YOU OR ANYTHING LIKE THAT.

I'M STATING A FACT BECAUSE WE'RE TRYING TO MAKE PLANS FOR DISTRICTS AND PROPERTIES OVER SEVERAL YEARS, OVER SEVERAL DECADES POTENTIALLY.

SO, SO IN LOOKING AT THIS SITE PLAN AND JUST HEAR WHAT I'M SAYING, THE WAY THAT THIS SITE PLAN IS LAID OUT THAT THEY, NOT ONLY IS THERE A 30 FOOT BUFFER BEING OFFERED BY THE APPLICANT ALONG THE CREEK, BUT THERE IS NOT ANY E COMMERCIAL VEHICLE PARKING ON THE SOUTH SIDE AND THERE AND, AND ON THE, OH, WHAT IS THAT? IS THAT THE EAST SIDE? YEAH, THERE NOT, NOT ONLY IS THE 30 FOOT BUFFER, BUT THERE IS A DRIVE PATH THAT WOULD ALSO BUFFER THE PARKING OF ANY COMMERCIAL VEHICLES ALONG THE CREEKSIDE.

CORRECT.

THAT IS TRUE OF THE COMMERCIAL MOTOR VEHICLE PARKING USE.

YES.

AND ON THE WEST SIDE, THERE IS NO CREEK AT ALL.

THAT'S CORRECT.

THAT'S A RESIDENTIAL ADJACENCY ON THE WEST.

UM, LET, LET'S, LET'S JUST CHANGE THE, THE QUESTIONING FOR A MINUTE.

FOR WHAT IS THIS PARTICULAR AREA? YOU, IN YOUR REPORT YOU SAID THAT IT'S TRANSITIONAL AND YOU NEED, AND YOU WERE LOOKING FOR WALKABILITY.

IS THAT NOT CORRECT? I DON'T REMEMBER.

I DON'T BELIEVE I MENTIONED WALKABILITY NECESSARILY.

UM, 'CAUSE I THINK IT'S A, THAT WOULD BE, LET ME GO TO IT.

I THINK IT'D BE A DIFFICULT, UM, UNDERTAKING TO A DEGREE WE'RE NOT GOING TO, TO FOOL OURSELVES IN THAT REGARD.

UM, BUT I DO THINK THAT, UM, COMMERCIAL HEAVY COMMERCIAL USES IN PROXIMITY TO RESIDENTIAL, UH, COULD IMPACT THAT I DO IT IS PART OF THE, UM, COMPREHENSIVE PLAN WHICH APPLIES TO THE ENTIRE CITY.

SO I DID LIST THAT AS A GOAL THERE.

UM, AND I THINK THAT'S NOT NECESSARILY SAYING THERE'S GONNA BE A DENSITY OR, OR WALKABILITY HERE, UM, BUT IN, IN A TRADITIONAL SENSE.

BUT IF THERE IS GOING TO BE ANY AMOUNT OF HOMES NEARBY, UM, WHICH THE AREA SURROUNDING IS OWN RESIDENTIAL, UM, COULD HAVE AN IMPACT ON, ON ANY POSSIBILITY FOR THAT.

BUT ISN'T THIS, ISN'T THIS ONE OF THE THINGS YOU SAID IN YOUR, YOUR SITE IN YOUR REPORT WAS THIS IS, UH, AREA THAT'S IN TRANSITION AND ISN'T NOT, IT ISN'T NOT THE TRANSITION NOT TOWARDS RESIDENTIAL, BUT TOWARDS HEAVY INDUSTRIAL AND COMMERCIAL SINCE THIS IS, UM, ALONG THE SAME PATHWAY AS ALL KINDS OF WAREHOUSING IN PD 7 61, WHICH IS THE INTERNATIONAL INLAND PORT OF DALLAS,