Link

Social

Embed

Disable autoplay on embedded content?

Download

Download
Download Transcript


ARE YOU READY?

[00:00:01]

OKAY.

I THINK WE HAVE QUORUM COMMISSIONERS.

LET'S GO AHEAD AND GET STARTED.

WE DO HAVE A QUORUM.

YEP.

GOOD MORNING, COMMISSIONERS.

GOOD MORNING.

DISTRICT ONE, DISTRICT TWO PRESENT.

DISTRICT THREE.

YOU PRESENT? ON MY WAY UP? NO.

DISTRICT FOUR PRESENT.

DISTRICT FIVE.

PRESENT.

DISTRICT SIX.

PRESENT.

DISTRICT SEVEN.

DISTRICT EIGHT.

PRESENT.

DISTRICT NINE.

DISTRICT 10.

PRESENT.

DISTRICT 11.

PRESENT.

DISTRICT 12.

DISTRICT 13 HERE.

DISTRICT 14, DISTRICT 15.

I'M HERE.

THANK YOU.

YOU HAVE QUORUM, SIR.

THANK YOU VERY MUCH.

GOOD MORNING COMMISSIONERS.

TODAY IS THURSDAY, JUNE 6TH, 2024, 9:03 AM WELCOME TO THE BRIEFING OF THE DALLAS CITY PLAIN COMMISSION.

AS ALWAYS, COMMISSIONERS.

UH, THIS IS JUST A TIME FOR, UH, THE BODY TO ASK QUESTIONS OF STAFF.

WE'LL KEEP ALL OUR COMMENTS TO THE HEARING THIS AFTERNOON.

UH, BEFORE WE GET STARTED, I WOULD LIKE TO RECOGNIZE MS. LOU, GOOD MORNING, UH, COMMISSIONERS, OUR, OUR NEW DIRECTOR FOR THE PLANNING, PLANNING AND URBAN DESIGN DEPARTMENT.

WE ALL LOOK VERY MUCH, UH, FORWARD TO WORKING WITH YOU AND YOUR LEADERSHIP.

AND, UH, YOU CAME IN AT JUST THE RIGHT TIME.

NOTHING IS HAPPENING RIGHT NOW.

.

OH, WOW.

UH, COMMISSIONERS.

UH, WE'RE GONNA START WITH THE DEVELOPMENT PLANS.

WE HAVE TWO ON THE CONSENT AGENDA.

UH, THOSE WE CAN BRIEF BY REQUEST.

WELL, ACTUALLY, LET'S, LET'S TAKE

[BRIEFINGS]

A STEP BACK.

UH, WE DO, WE DO, UH, HAVE THE, UH, FORWARD DALLAS, THE LATEST DRAFT THAT WAS RELEASED LAST NIGHT.

I WANT TO THANK STAFF FOR ALL THE HARD WORK AND THE VERY HEAVY LIFTING THAT I KNOW HAPPENED.

AND, UH, I KNOW SOME TECHNICAL ISSUES ON TOP OF ALL OF EVERYTHING.

UH, AND THAT IS NOT GONNA BE BRIEF TODAY, COMMISSIONERS, BUT STAFF IS HERE IF ANYONE HAS A QUESTION FOR THEM.

UH, OTHERWISE, WE WE'RE GONNA TAKE A DEEP DIVE ON THE 17TH, PLEASE.

COMMISSIONER FORESITE, SINCE THE PLAN WAS JUST RELEASED LAST NIGHT, AND WE HAVE LESS THAN TWO WEEKS TO REVIEW, UH, THE NEW VERSION OF THE PLAN, UH, IT, IT WOULD SEEM TO ME THAT WOULD BE APPROPRIATE, UH, FOR THE COMMISSION TO GIVE, UH, UH, MEMBERS OF THE COMMISSION AS WELL AS THE PUBLIC, UH, MORE TIME TO BE ABLE TO REVIEW THE PLAN BEFORE WE HAVE THIS IN, IN-DEPTH MEETING.

UH, I, I THINK THAT AT LEAST THREE WEEKS, UH, WOULD BE APPROPRIATE.

AND I WOULD LIKE TO REQUEST THE CHAIR TO CONSIDER MOVING THE, UH, THE HEARING FROM JUNE 17TH TO, TO THE WEEK, THE LAST WEEK OF JUNE.

UH, YOU KNOW, LIKE THE, THE 27TH OF JUNE, DULY NOTED.

UH, AT, AT THIS TIME, WE'RE GONNA, WE'RE GONNA KEEP IT ON THE 17TH.

WE, WE'VE BEEN PLANNING THIS ALL ALONG, WE'VE NOTICED IT.

UM, AND, YOU KNOW, CONSIDERING HOW DIFFICULT IT IS TO GET EIGHT OR NINE OF US AT THE SAME PLACE AT THE SAME TIME, UH, I THINK WE'RE JUST GONNA KEEP IT THERE FOR NOW.

UH, BUT I, I APPRECIATE THAT RECOMMENDATION.

COMMISSIONER, UH, AS COMMISSIONER, UH, CARPENTER JUST STATED, WE CAN, WE CAN ALWAYS ADD AN ADDITIONAL MEETING AFTER THAT.

UH, AND IN FACT, UH, I, I DON'T SEE US, UH, ENDING THE PROCESS ON THE 17TH.

IT'S JUST, UH, TOO MUCH TO DISCUSS AND IT'S GONNA BE A LONG DAY.

I'M SURE THERE'S GONNA BE LOTS OF FOLKS, LOTS

[00:05:01]

OF PUBLIC SPEAKERS, AND SO, UM, WE'RE GONNA KEEP IT MOVING AS SCHEDULED.

UM, SO, SO THE, THE PROCESS THEN ON THE 17TH, UH, YOU WILL ALLOW FOR PUBLIC, UH, SPEAKERS IN THE MORNING.

ABSOLUTELY.

WE'RE GONNA START OUT WITH THE, WITH PUBLIC SPEAKERS, AND, UH, HOPEFULLY WE'LL GET TO OUR WORK IN THE AFTERNOON.

WILL, WILL FOLKS BE ABLE TO SPEAK REMOTELY, VIRTUALLY? UH, ABSOLUTELY, ABSOLUTELY.

COMPLETELY OPEN.

UM, JUST, YOU KNOW, AS ALWAYS, UH, PER OUR RULES, FOR THE FOLKS WHO WANT TO SPEAK REMOTELY, PLEASE MAKE SURE YOU REGISTER.

YOU DON'T HAVE TO REGISTER IF YOU, UH, WANT TO COME IN PERSON CHEER.

YES.

COMMISSIONER BLAIR.

UM, THANK YOU.

UH, I, I WOULD LIKE TO MAKE AN, UH, AN ANNOUNCEMENT TODAY AS A VERY SPECIAL DAY FOR ONE OF OUR COMMISSIONERS.

COMMISSIONER TURNOCK IS HAVING A BIRTHDAY TODAY.

OH, WOW.

WELL, HAPPY BIRTHDAY.

MY PRESENT TO YOU, COMMISSIONER IS THAT I'M NOT GONNA SING HAPPY BIRTHDAY.

MIGHT JUST END THE MEETING RIGHT THERE.

CAN WE BRING BACK COMMISSIONER STA FOR SOME FROM SONG AND DANCE? ANY OTHER QUESTIONS, COMMISSIONERS, BEFORE WE MOVE ON, PLEASE? COMMISSIONER FORESITE.

SO THERE IS AN OPPORTUNITY TO ASK QUESTIONS OF STAFF.

ABSOLUTELY.

OKAY.

SO I, I DID WANT TO ASK, UH, THE LAST PRESENTATION WHEN STAFF GAVE THEIR PRESENTATION AND WE, WE REVIEWED, UM, UH, THE ELEMENTS OF THE PLAN THAT THE STAFF WANTED TO CHANGE, UH, OR, OR BASED ON THE PUBLIC FEEDBACK THAT THEY HAD RECEIVED AT THE TOWN HALLS.

I, I WAS CONCERNED BECAUSE OF THE FACT THAT, UM, THE, THE, THAT PRESENTATION DID NOT ADDRESS, UH, TWO IMPORTANT AREAS THAT, THAT I FEEL NEED TO BE MADE OR CHANGES THAT I NEED TO BE, NEED TO BE MADE IN THE PLAN.

ONE OF THE AREAS THAT, UH, THE STAFF ADDRESSED AT THE TOWN HALL MEETINGS WAS THE, THE, THE, THE FACT THAT THE, THAT THEY WERE NOT TARGETING SINGLE FAMILY NEIGHBORHOODS WITH, WITH THIS INCREASED DENSITY, THAT THE, THAT THE MISSING MIDDLE HOUSING WOULD NOT BE PLACED IN THE MIDDLE OF A SINGLE FAMILY NEIGHBORHOOD, BUT THAT IT WOULD BE PLACED ALONG THE MAJOR TRANSPORTATION CORRIDORS.

AND, AND I DID NOT HEAR THAT, THAT, THAT, UH, ITEM BROUGHT UP DURING THE LAST MEETING.

ALSO, THERE WAS A, A PROMISE TO PROTECT HISTORIC DISTRICTS, CONSERVATION DISTRICTS, NEIGHBORHOOD STABILIZATION OVERLAY DISTRICTS, UH, IN PLANNED DEVELOPMENT DISTRICTS TOO.

AND, AND AGAIN, UH, THAT WAS, UH, LEFT OUT OF THE PRESENTATION, UH, AT THE LAST MEETING.

SO I'M, I'M CONCERNED THAT THESE TWO IMPORTANT ELEMENTS ARE, YOU KNOW, WERE, WERE NOT ADDRESSED, UH, BY THE STAFF.

UH, WERE NOT BROUGHT TO THE ATTENTION OF THIS BODY.

AND, AND I WANNA MAKE SURE THAT THOSE COMMITMENTS THAT, THAT, UH, HAVE BEEN MADE TO THE PUBLIC THAT, THAT WERE REALLY SERIOUS, THAT WE'RE GONNA PROTECT SINGLE FAMILY NEIGHBORHOODS AND WE'RE NOT GONNA BE TARGETING THEM WITH DUPLEXES AND TRIPLEXES AND QUADPLEXES BEING PLACED IN THE MIDDLE OF OUR STREETS AND SINGLE FAMILY NEIGHBORHOODS.

AND ALSO THAT WE'RE GONNA PROTECT THE HISTORIC DISTRICTS, THE CONSERVATION DISTRICTS, AND THE PLAN DEVELOPMENT DISTRICTS AND THE NSOS.

AND, AND, AND, UH, AND, AND THAT WAS THE QUESTION THAT I ASKED THAT I WOULD LIKE TO ASK OF STAFF.

UH, LAWRENCE AGU, CHIEF PLANNER, UH, PLANNING URBAN DESIGN.

SO, JUST TO CLARIFY A FEW THINGS.

YOU MENTIONED THE PRESENTATION THAT WE PROVIDED LAST TIME WE MET WITH YOU ALL WAS TO CLARIFY SOME, UH, KEY ISSUES THAT WE WANTED DIRECTION ON.

UH, SOME OF THE OTHER ISSUES THAT YOU MENTIONED IN TERMS OF THE LANGUAGE, UH, REGARDING SINGLE FAMILY, UH, COMMUNITIES.

THOSE WERE ALREADY CONFIRMED IN TERMS OF HOW WE'D ADDRESS THOSE IN THE PLAN.

AND IF YOU ARE, ARE ABLE TO READ THE PLAN THAT WAS ISSUED LAST NIGHT, YOU'LL SEE HOW THAT'S APPLIED TO THE DOCUMENT.

UH, SO IN TERMS OF WHAT WE DISCUSSED, THE PRESENTATION WASN'T A, THIS IS WHAT WE'RE GOING TO DO, IT WAS MORE A, UH, CPC, PLEASE PROVIDE DIRECTION ON WHICH WAY TO GO ON THESE KEY ITEMS. THERE WERE SEVEN ITEMS THAT WE WENT OVER, AND THOSE WERE WHAT WE DISCUSSED WITH THAT LAST PRESENTATION.

SO, UM, WITH THAT PRESENTATION IN THE LAST FEW MEETINGS THAT WE HAD, THE UPDATED PLAN DOCUMENT SHOULD ADDRESS ALL THAT YOU JUST MENTIONED, SIR.

ALRIGHT.

UNFORTUNATELY, WE DIDN'T GET THAT PLAN UNTIL 11 O'CLOCK LAST NIGHT, SO I DON'T THINK ANYONE'S HAD A CHANCE TO READ IT.

AND, AND, AND, UH, SO YOU'RE, YOU'RE INDICATING TO ME THAT THESE CONCERNS THAT, THAT WERE, UH, ADDRESSED AT THE TOWN HALL MEETINGS, THAT THOSE ARE BEING ADDRESSED IN THE NEW VERSION OF THE PLAN? YES, SIR.

GREAT.

I LOOK FORWARD TO READING BACK.

THANK YOU.

SOME, SOME GOOD ADJUSTMENTS IN THERE.

ANY OTHER QUESTIONS? COMMISSIONERS? OKAY.

THANK YOU,

[00:10:01]

COMMISSIONER.

THANK YOU, SIR.

, THE MIC IS ON, UH, COMMISSIONERS.

AGAIN, BACK TO ITEMS NUMBERS TWO AND THREE.

UH, DO WE HAVE ANYONE THAT WA WANTS EITHER OF THOSE BRIEFED? COMMISSIONER, UM, HAMPTON IS SHAKING HER HEAD NO.

NO.

OKAY.

SO THANK YOU MR. CHAIR.

OF COURSE.

GOOD MORNING TO YOU, UH, COMMISSIONERS.

LET'S GO TO OUR ZONING CONSENT AGENDA AT THIS, UH, AT THIS POINT, CASES FOUR, SIX AND SEVEN HAVE COME OFF CONSENT.

SO THE CONSENT AGENDA CONSISTS OF ITEMS NUMBER 5, 8, 9, AND 10.

WE'LL BEGIN WITH CASE NUMBER FOUR, MR. PAP.

GOOD MORNING, SIR.

GOOD MORNING.

OKAY, THIS IS Z 2 1 2 3 5 7.

AND IT'S LOCATED NORTH OAK CLIFF, AND IT'S AN APPLICATION FOR ONE, A NEW SUBDISTRICT FOR WMU EIGHT ROCKWELL MIXED USE DISTRICT USES.

AND TWO, THE REMOVAL OF A SHOP FRONT OVERLAY ON A PORTION.

AND THREE, THE TERMINATION OF A D LIQUOR CONTROL OVERLAY ON A PROPERTY ZONE.

SUBDISTRICT E WITHIN PLAN DEVELOPMENT DISTRICT NUMBER 4 68, THE OLD CLIFF GATEWAY SPECIAL PURPOSE DISTRICT WITH AN SH SHOPFRONT OVERLAY AND A D LIQUOR CONTROL OVERLAY.

IT'S ABOUT 1.67 ACRE.

WE CAN'T HEAR YOU, MIKE.

LEMME GIVE THIS A TRY.

I CAN BRING IT A LITTLE CLOSER.

ALL GOOD.

THE PURPOSE OF THE REQUEST IS TO, IS TO ALLOW MODIFIED DEVELOPMENT STANDARDS PRIMARILY RELATED TO PRI PERMITTED USES, SETBACKS, PARKING AND FORUM DISTRICT STANDARDS TO DEVELOP RESIDENTIAL AND LIVE WORK USES.

AND HERE'S THE PROPERTY AS IT EXISTS TODAY.

IT'S MADE UP OF SEVERAL PARCELS, BUT IT DOES CONSTITUTE AN ENTIRE BLOCK.

AND SO AS IT EXISTS TODAY, IT HAS THAT SHOPFRONT OVERLAY ON THE WHOLE PORTION.

UH, THERE'S SINGLE FAMILY AND MEDICAL CLINIC TO THE NORTH.

IT'S BLENDED RESIDENTIAL, UH, TO THE EAST WHERE THERE'S SINGLE FAMILY DUPLEX, MULTIFAMILY ALL NEXT TO EACH OTHER.

AND THEN THERE'S MULTIFAMILY TO THE SOUTH.

IT'S MULTIFAMILY TO THE WEST.

UH, THERE'S A HOTEL TO THE WEST ACROSS, UH, ZANG.

AND THERE CURRENTLY THAT SUBDISTRICT E WITHIN THE PD, UH, THAT PD IN ITS CURRENT FORM WAS MADE IN 2015, OR AT LEAST THE, THE MOST RECENT MAJOR, UH, AMENDMENTS TO IT.

AND THAT EXISTING MU EIGHT ENTITLES IT TO THE USE HEIGHTENED DENSITY, UH, THAT THEY NEED.

UH, THEY'D ACTUALLY BE BUILDING UNDER THAT.

I UNDERSTAND, BUT THEY HAVE THAT, THAT USE.

BUT REALLY WHAT THEY'RE HERE FOR IS SHOP SHOPFRONT OVERLAY.

SHOPFRONT OVERLAY APPLIES TO THE WHOLE PROPERTY AND DICTATES THAT THE WHOLE PROPERTY MUST BE MIXED USE SHOPFRONT DEVELOPMENT, UH, AND DICTATES THE TYPE OF USES, MEANS THAT THEY CAN'T PUT GROUND FLOOR RESIDENTIAL ON ANY OF IT AT THIS TIME.

SO THEY'RE PROPOSING A NEW SUBDISTRICT BASED ON A, THE EXISTING ZONING, UH, THAT ADDS LIVE, WORK USE, UH, WHICH IS ACTUALLY A USE IN THE PD ALREADY FROM OTHER SUBDISTRICTS.

THE NEARBY SUBDISTRICT CAN BE USED TO MEET SOME OF THE SHOP FRONT OVERLAY STANDARDS OR REQUIREMENTS.

AND SITE HAS THOSE DEVELOPMENT STANDARDS.

THE WMU EIGHT, UH, IT'S NOT CONSTITUTE APPROVAL OF ADDITIONAL HEIGHT DENSITY OR THE, DOES IT CONSTITUTE APPROVAL OF THE DEMOLITION OF ANY STRUCTURES ON THE SITE.

UH, THE APPLICANT PROPOSES ONLY TO MODIFY THE SHOP FRONT OVERLAY, UH, EXCUSE ME, TO MODIFY THE SHOP FRONT ONLY TO INCLUDE THE WESTERN FRONTAGE OF THE SITE.

ALONG ZANG, UH, THEY REMOVED THE, THE D OVERLAY ON THE ENTIRE SITE, AND THE SUBDISTRICT WOULD THEN SPECIFY SPECIFIC MAN THAT ZANG AND BECKLEY ARE PRIMARY STREETS.

AND SO, JUST IN THE EXISTING DEFINITION, LIVE WORK IS THIS DEFINITION, BUT IT BASICALLY ALLOWS A, UH, A TENANT OF A SPACE TO OCCUPY IT WITH RESIDENTIAL, UM, AND OFFICE RETAIL.

IT IMPLIES A CERTAIN DEGREE OF BUILT OUT LIKE A SHOP FRONT.

UH, AND IT'S A NON-RESIDENTIAL USE UNDER THE PD.

AND THAT

[00:15:01]

SAH PROHIBITS RESIDENTIAL USES ON THE GROUND STORY FACADE.

AND THE REQUEST TO REDUCE THE SH I HOPE IT'S VISIBLE TO A DEGREE ON THIS SLIDE, UH, THAT THEY'RE REDUCING IT FROM THE, THE ENTIRE SITE BACK TO THE LEFT FRONTAGE, LEFT THE WEST FRONTAGE, MEANING ZANG.

AND THEN THOSE GREEN FRONTAGES PER THE PD WOULD REMAIN PRIMARY STREETS THAT EAST AND WEST ALONG ZANG AND BECKLEY ZANG FURNITURE REMAIN SHOP FRONT.

UH, JUST SUBDISTRICT M DID SOMETHING SIMILAR.

UH, IT MODIFIED, IT ADDED LIVE WORK.

UH, IT'S NOT A ONE FOR ONE COMPARISON, WHAT THEY'RE DOING, BUT THEY ADDED LIVE WORK AS A USE THERE.

UH, AND THEN OTHER PARCELS ON THE BLOCK TO THE SOUTH TOOK OUT SOME OF THE SHOPFRONT OVERLAY.

SO AS WE GO AROUND THE SITE, HERE'S FIFTH STREET LOOKING SOUTH, WE MOVE AROUND.

THIS IS ON ZING, THE EXISTING MULTIFAMILY E OFFICE THAT EXISTS TODAY, LOOKING NORTH AND LOOKING WEST FROM BECKLEY, WHICH IS A FULL LAP OF THE SITE.

THERE'S A LOT OF GRADE DEFINITELY ON THE SITE.

UH, THE NORTHEAST CORNER BEING THE LOWEST PART I WAS TO LOOK NORTH.

THERE'S A DOCTOR'S OFFICE THAT'S A MULTIFAMILY AND HOTEL ACROSS, UH, BECKLEY, OR EXCUSE ME, ACROSS ZANG.

SO THE HOME ACROSS FIFTH STREET THAT LOOKS WEST AT THAT MULTIFAMILY, AND THERE'S MORE MULTIFAMILY TO THE SOUTHWEST SOUTH.

THAT'S THE SUB-DISTRICT M PROPERTY ACROSS SIXTH STREET.

AND THAT'S THE EXIT TO THE PROPERTY ON SIXTH STREET, ZIP BECKLEY AND SIXTH BECKLEY.

AND THAT'S ACROSS, THAT'S THE, UH, MULTIFAMILY ACROSS, UM, ACROSS BECKLEY.

AND THAT'S FULL WALK AROUND OF SITE.

SO THAT'S WHERE THE, THE DEVELOPMENT PLAN.

THIS LOOKS UNREADABLE FOR Y'ALL'S PURPOSES A LITTLE BETTER, HOPEFULLY.

POINT BEING, ARTICLE 13 HAS A BUILDABLE AREA THAT'S BETWEEN 10, UH, FIVE FEET AND 10 FEET OR 15 FEET FROM THE PROPERTY LINE.

SO THERE'S A BUILDABLE AREA, 10 FEET.

THAT'S WHAT YOU SEE IN THE HATCHED AROUND THE PERIMETER OF THE SITE.

THEN YOU SEE SHOP FRONT OVERLAY THAT THEY INTEND TO, UH, MAINTAIN ON THE WESTERN FRONTAGE OF THE SITE.

SO THE 30 FEET, UH, OF THE WESTERN FRONTAGE LABELED SH SEVEN.

AND THEN THE PROPOSED SHEET DESIGNATIONS, UH, THEY MODIFY HOW STREET DESIGNATIONS WORK.

UH, USUALLY IT'S THE LONGEST SIDE, IN THIS CASE, THE SN, NORTHERN AND SOUTHERN APPEAR TO BE THE LONGEST FRONTAGES BY JUST A LITTLE BIT.

UM, BUT IN WORKING WITH THEM, IT BASICALLY, THE, THE PATTERN OF THE SURROUNDING AREA KIND OF DICTATES THAT YES, THIS BLOCK HAS A SMALLER FRONTAGE ON THOSE, BUT AS YOU GO THROUGH THE WHOLE AREA, NORTH TO SOUTH IS THE PATTERN OF PRIMARY STREETS, AND IT HELPS REINFORCE THAT CORRIDOR THAT YOU DO BETWEEN THE HOSPITAL UP NORTH.

AND BISHOP ARTS ARE THE SOUTH.

SO WE MODIFIED THAT SPECIFICALLY IN THE CODE THAT THE PRIMARY STREETS ARE FACULTY AND ZANG.

I DID SHOW THE ADJACENT BLOCKS JUST TO KIND OF CLARIFY HOW THAT WORKS.

THESE ARE THE DEVELOPMENT STANDARDS FOR WMU.

IT'S A LITTLE DIFFERENT BETWEEN THE DEVELOPMENT TYPES.

SO I HAVE THOSE HERE.

I WON'T DRILL DOWN ON ANYTHING SPECIFIC, BUT WE HAVE IT IN CASE WE HAVE QUESTIONS.

BUT WITH THAT STAFF RECOMMENDATION IS ONE APPROVAL OF THE NEW SUB-DISTRICT FOR WMU MIXED USE DISTRICT USES WMU EIGHT, WALKABLE MIXED USE DISTRICT USES SUBJECT TO A DEVELOPMENT PLAN AND CONDITIONS, TWO, APPROVAL OF A REMOVAL OF A SHOPFRONT OVERLAY ON ABORTION, AND THREE APPROVAL OF A TERMINATION OF A DE LIQUOR CONTROL OVERLAY.

IS IT JUST ME OR YOU HAVE CONTROL? OVERSTANDING PLEASE.

THANK YOU, SIR.

QUESTIONS, COMMISSIONERS, COMMISSIONER HALL, MR. PEPE, UH, LOOKING AT YOUR PHOTOGRAPHS, WALKING AROUND IT, THE NEIGHBORHOOD DOESN'T LOOK ANYTHING ABOUT WHAT I ENVISION WHEN WE TALK ABOUT SHOP FRONT, UH, IT LOOKS LIKE A BUNCH OF, UH, OLDER HOMES, UH, AND, UH, A BLEND OF OTHER THINGS, BUT MAYBE HAD THAT HAD BEEN CONVERTED TO BUSINESSES.

YEAH, IT'S, SO, OF COURSE WHEN I, I'D IMAGINE THAT, WELL, CERTAINLY THE STRUCTURES ON THE SITE ARE OLDER THAN THE SHOP FRONT OVERLAY, OLDER THAN THE ARTICLE 13 ZONING OLDER THAN THE PD.

UM, SO A LOT OF THEM HAVE RESIDENTIAL USES.

SOME OF THEM HAVE OFFICE USES.

SO I WOULD SAY SOME OF THEM ARE OFFICE, SOME ARE MULTIFAMILY.

AND, AND SO I WOULDN'T SAY THAT THE MAJORITY OF THEM ARE BUSINESSES AT THIS TIME.

'CAUSE THE, THE ZONING IN PLACE DOESN'T IMPEL THEM TO BE BUSINESSES BECAUSE THEY'D PROBABLY,

[00:20:01]

WELL, THEY'D BE, THE USE WOULD BE ALLOWED, I THINK WE TALKED ABOUT THIS AT, UH, TALKED ABOUT DOWNTOWN ELMWOOD.

YOU KNOW, THEY'RE, THEY'RE NOT NON-CONFORMING USES.

THEY PROBABLY HAVE, WOULD THEY BE CONSIDERED NON-CONFORMING STRUCTURES TO THE SHOP FRONT OVERLAY REQUIREMENTS? THE ARTICLE 13 REQUIREMENTS? SO THOSE USES ARE, ARE STILL ALLOWED IN THEIR, IN THEIR OLD BUILDINGS.

UH, BUT I WOULDN'T SAY THAT THE MAJORITY OF THEM ARE BUSINESSES.

THEY'RE EITHER, UH, MAYBE SOME EX EXTENT MULTIFAMILY OR THEY'RE VACANT AT THIS TIME.

THIS ONE, I, I STILL HAD A CO FOR AN OFFICE, WHICH IS WHY I PULLED IT OVER.

BUT I DON'T KNOW IF THAT'S STILL OPERATING.

IS THE, WHAT'S GOING TO HAPPEN IF THIS, IS THERE GONNA BE DEMOLITION AND NEW THINGS BUILT, OR ARE THESE THINGS JUST GONNA BE PURPOSED OR, MY UNDERSTANDING IS IT'S GONNA BE MO ALMOST ENTIRELY DEMOLITION AND RECONSTRUCTION.

RECONSTRUCTION OKAY.

OF THE BLOCK.

MM-HMM.

.

SO I'LL, I LOOK FORWARD TO SEEING THE, THE, THE PRESENTATION THIS AFTERNOON THEN.

OKAY.

THANK YOU.

COMMISSIONER TURNOFF.

UH, I HAVE A QUESTION ON THE, UH, REGARDING THE LIVE WORK.

YOU SHOWED A DEFINITION, UM, IF YOU COULD BRING THAT BACK.

SO ON, ON THE LIVE WORKS IS CO DOES CODE ENFORCEMENT, ARE THEY THE ONES THAT ARE ENFORCING THAT AND EXACTLY HOW DOES THE PROCESS GO WITH BUILDING INSPECTION WHEN THE CO IS PULLED FOR THOSE? INITIALLY, THEY WOULD HAVE TO DEMONSTRATE THAT THEIR LIVE WORK TO PERMITTING.

SO THEY COME FOR PERMITTING.

I, I'M SORRY, CAN YOU, I, I CAN'T HEAR, HEAR YOU JUST MAYBE SLOWER AND LOUDER.

UNDERSTOOD.

IT SOUNDS REALLY LOUD.

RIGHT WHERE I'M STANDING, THERE MUST BE SOME KIND OF SPEAKER GOING RIGHT STRAIGHT DOWN ON ME.

UM, THEY, SO THEY, THEY, YES, THEY NEED TO GO IN FOR PERMITTING AND DEMONSTRATE, YOU KNOW, WHAT USES ARE WHERE IN THEIR BUILDING THEIR ARTICLE 13.

SO THEY NEED TO BUILD OUT THE DEVELOPMENT STANDARDS IN ACCORDANCE WITH THE ZONING, WITH SHOPFRONT OVERLAY.

AND THEN AS THEY'RE GETTING PERMITTING REVIEW NEED TO DEMONSTRATE WHERE THEIR USES ARE, THEY GET A CO FOR THE BUILDING.

THEN AS THEY GO ON IN TIME, YOU KNOW, LIVE WORK IN THE SHOP FOR, AND OVERLAY WOULD BE THE, WOULD BE A PERMITTED USE RESIDENTIAL WOULD NOT BE PERMITTED ON THE GROUND FLOOR IN THE SHOP FOR AND OVERLAY.

SO YES, CODE EN ENFORCEMENT OR CODE COMPLIANCE WOULD BE THE, WOULD BE POTENTIALLY, UH, RESPONSIBLE FOR ENFORCING OR CONFIRMING THAT THERE'S A NON-RESIDENTIAL USE ON THE GROUND FLOOR OVER TIME.

BUT INITIALLY THAT CONFIRMATION HAS MADE IT PERMITTING.

OKAY.

VICE CHAIR RUBIN, COMMISSIONER CARPENTER, THEN COMMISSIONER WHEELER.

YEAH.

AND, AND LET ME START OFF BY SAYING I'M HAVING IPAD ISSUES THIS MORNING, SO I APOLOGIZE THAT I DON'T HAVE THE DOCKET UP IN FRONT OF ME.

UM, MY UNDERSTANDING IS THAT THE SHOP FRONT OVERLAY IS SORT OF A NUDGE TO GET ACTUAL MIXED USES ON THE GROUND BY PROHIBITING RESIDENTIAL, BUT REQUIRING OTHER SORT OF STREET ACTIVATING USES.

IS THAT A FAIR DESCRIPTION? YES.

OKAY.

IT MANDATES THAT YOU HAVE TO USE THE MIX USE SHOP FRONT, OR YOU HAVE TO USE THE SHOP FRONT STYLE OF DEVELOPMENT, STEP ONE.

AND STEP TWO IS WHEN YOU'RE IN THAT DEVELOPMENT TYPE, YOU HAVE TO PUT, UH, NON-RESIDENTIAL USES ON THE GROUND FLOOR.

SO IT PROHIBITS THOSE ON THE GROUND FLOOR IN THE AREA WITH THE HOPE OF ENCOURAGING YES.

NUDGE, UH, NUDGING TOWARDS RE RETAIL USES OR THINGS LIKE THAT.

OKAY.

AND THEN WE SEE SOME FAIRLY DENSE ELSEWHERE IN THE CITY, SOME FAIRLY DENSE, YOU KNOW, RESIDENTIAL, YOU KNOW, MULTI-FAMILY DISTRICTS.

I CAN THINK OF LIKE HENDERSON, WHERE THERE REALLY AREN'T ACTIVE GROUND FLOOR USES.

IT'S A LOT OF JUST RESIDENCES THAT, THAT ENTER ONTO THE STREET.

SO IS THE SHOP FRONT OVERLAY SORT OF TO NUDGE AWAY FROM THAT AND GET MORE, MORE ACTIVE, YOU KNOW, WALKABLE WALKER FRIENDLY GROUND FLOOR? YES.

YES.

SO I'M TRYING TO THINK THROUGH THE TRADE-OFFS IS GOING FROM A SHOP FRONT OVERLAY TO BASICALLY ALLOWING LIVE WORK UNITS.

UM, AGAIN, IT COULDN'T JUST BE STRAIGHT RESIDENTIAL UNITS ON THE GROUND FLOOR ALONG THESE TWO STREETS, RIGHT? NO, THEY HAVE TO, THEY HAVE TO, WELL, IN THE PORTION THAT REMAINS SHOP FRONT, IN THE PORTION THAT REMAINS SHOP FRONT, WHICH IS THE WEST FRONTAGE, THEY NEED TO DEMONSTRATE A PERMITTING AND OVER TIME THROUGH CODE COMPLIANCE THAT THEY ARE LIVE WORK UNITS.

AND THAT THEN THEY HAVE TO TRIGGER THE DEFINITION THAT WE, WE JUST SAW WHERE THEY COULD MAINTAIN AN OFFICE

[00:25:01]

USE, THEY COULD MAINTAIN A SMALL RETAIL PERSONAL SERVICE TYPE USE.

THOSE NEED TO BE MAINTAINED.

THAT APPLIES ONLY IN THE SHOP FRONT OVERLAY THAT THEY'RE MAINTAINING, WHICH AS I SAID IS THE WESTERN FRONTAGE, AND IT IS REMOVED FROM THE OTHER FRONTAGE.

SO THEY COULD PUT TRUE RESIDENTIAL ON THE OTHER THREE FRONTAGES.

OKAY.

AND AS PROPOSED.

AND WHAT'S, AND I GUESS LET'S JUST TALK ABOUT BECKLEY FOR A SECOND, WHERE THEY COULD PUT STRAIGHT RESIDENTIAL, WHAT IS STAFF'S RATIONALE FOR SUPPORTING THAT CHANGE FROM REMOVING THE SHOP FRONT OVERLAY ALONG BECKLEY, ALONG BECKLEY? YEAH, I MEAN, BECKLEY DEFINITELY HAS MORE OF A RESIDENTIAL CHARACTER.

WHEN YOU, WHEN YOU, UM, GO DOWN BECKLEY, YOU'RE GOING FROM NORTH TO THE SOUTH, UH, ESPECIALLY THE WEST SIDE OF THE STREET.

THAT SAID, I THINK THAT RETAIL AND PERSONAL SERVICE USES ARE COMPATIBLE WITH RESIDENTIAL USES WHEN THEY'RE IN A, IN A PROPER FORMAT.

UM, SO IT'S MAYBE NOT NECESSARILY A CONSISTENCY ARGUMENT, BUT UH, IT, IT, YOU'RE GOING TO HAVE A TRANSITION FROM ONE SIDE TO ANOTHER.

THAT WOULD BE THE SIDE TO HAVE IT, UH, TRANSITION ON.

AND FRANKLY, I, I AS A PLANNER HAVE SOME CAUTION ABOUT MANDATING RETAIL USES ON THE GROUND FLOOR.

I'M JUST GONNA SAY THAT, UM, I I I UNDERSTAND THAT THE LIVE WORK WILL ACT AS SOMETHING OF A, A TRANSITION POTENTIALLY ALLOW FINAL BUILD OUT OVER TIME.

UH, ESPECIALLY WHEN WE NEED HOUSING.

WE ARE, WE'RE TALKING ABOUT PROHIBITING HOUSING ON THE GROUND FLOOR.

UH, AS A PLANNER, I AM WARY OF, OF MANDATING RETAIL USES, EVEN IF WE'RE GOOD INTENTIONS THROUGHOUT.

YEAH.

YEAH.

BUT I DO THINK IF THERE'S A PLACE TO MAINTAIN IT, ZANG IS THE ONE.

OKAY.

YEAH.

THERE SEEMED TO BE SOME INTERESTING TRADE OFFS HERE IN THE DECISION THAT, THAT WE'RE, WE'RE BEING ASKED TO MAKE.

AND I THINK FOLLOWING UP ALONG WITH COMMISSIONER CHER'S QUESTION, YOU KNOW, ARE WE GONNA ACTUALLY BE ASSURED LIVE WORK UNITS ALONG ZANG OR, YOU KNOW, IN PRACTICALITY OR THERE'S JUST GONNA BECOME RESIDENTIAL UNITS WITHOUT THE WORK COMPONENT? HOW DO WE, I MEAN, ARE WE JUST PUTTING OUR FAITH IN, IN CODE COMPLIANCE HERE TO HAVE, WELL, THEY, THEY NEED TO BUILD OUT UNDER SHOPFRONT STYLE.

THEY NEED TO BUILD THEM OUT TO LOOK LIKE A SHOPFRONT WITH SHOPFRONT WINDOWS, UH, ON, ON ZANG WHERE THEY BUILD THOSE LIVE WORK UNITS.

SO IT'D LOOK A LITTLE DIFFERENT THAN WOULD A MAYBE A RESIDENTIAL, UH, FRONTAGE.

AND THEY'VE HAVE TO HAVE DEGREE OF TRANSPARENCY AS WELL WITH THAT.

UH, THEY HAVE TO HAVE VERY FREQUENT ENTRANCES, UH, FOR THOSE KINDS OF THINGS.

SO IF THEY DON'T, I WILL SAY YES.

IF, IF, IF WE ARE ASSUMING THAT MAYBE THEY'LL ONLY DO RESIDENTIAL FOR, THEY, THEY, THEY DON'T DO A TRUE LIVE WORK OR SOMETHING LIKE THAT, YOU KNOW, I, I HAVE FAITH, THEY'LL BUILD IT OUT HOW THEY'RE REQUIRED TO BY PERMITTING.

UM, SO IT WILL HAVE THAT, THAT LOOK ABOUT IT.

AND SO THE ONLY PLACE WE CAN SAY A GOOD COMPARISON IS TO THE SOUTH AND THE AESTHETICS OF THAT ASIDE.

YOU GO ON ZANG, THERE, THERE DO APPEAR TO BE BUSINESSES IN THERE, UH, AT LEAST THE, YOU KNOW, THAT'S THE, THE APPEARANCE.

'CAUSE THEY DO HAVE SIGNS OR THEY SAY WE'RE LEASING FOR A BUSINESS OR SOMETHING LIKE THAT ON, UH, THE PROPERTY TO THE SOUTH.

SOME OF THEM HAVE SIGNS THAT INDICATE BUSINESSES OR THINGS LIKE THAT.

THAT WAS THE MAIN TIP OFF FROM OBSERVATION WHEN YOU'RE THERE.

UM, AND THEY ARE, BECAUSE OF THE DEVELOPMENT STANDARDS CLOSE TO THE STREET, EASILY ACCESSIBLE 'CAUSE OF THOSE WINDOWS AND DOORS.

SO THAT'S, THEY HAVE TO BUILD IT OUT LIKE THAT.

AND THERE'S SOME DEGREE OF, OF, UH, MODEL TO THE SOUTH AS HOW IT DOES EXIST OR, OR PLAY OUT.

BUT I KNOW THERE MAY BE OTHER INTERPRETATIONS HOW THAT'S GOING .

AND REMIND ME, HOW, HOW LONG HAS THIS PD BEEN AROUND AND HOW LONG HAS IT BEEN IN THIS CURRENT FORMAT WITH THE SHOP FRONT OVERLAY? YOU KNOW, I DIDN'T RECORD THE HOW LONG THE WHOLE PD HAS BEEN AROUND, BUT THIS ORIENTATION OF USING WMU USING SHOPFRONT HAS BEEN SINCE FIFTH 2015.

OKAY.

THANK YOU.

COMMISSIONER CARPENTER? UH, YES, MR. PEPE, MY QUESTION HAS TO DO WITH, UM, I GUESS A LITTLE BIT OF DISCONNECT BETWEEN THE DEVELOPMENT PLAN THAT'S BEEN SUBMITTED AND WHAT'S REQUIRED IN THE PD.

BECAUSE THE DEVELOPMENT PLAN SAYS VERY SPECIFICALLY THAT EIGHT TO 10,000 SQUARE FEET OF RETAIL ARE REQUIRED, IT'S IN THE SITE TABLE, BUT THERE'S NOTHING IN THE PD LANGUAGE THAT, THAT SAYS RETAIL IS REQUIRED.

AND IN FACT, THE, THE, THE PURPOSE OF THE, OF THE CHANGES TO THE PD WOULD BE TO ALLOW LIVE WORK UNITS TO SATISFY THAT SHOPFRONT OVERLAY REQUIREMENT.

[00:30:02]

UM, SO WOULD THE, ASSUMING THAT THE, UH, SHOPFRONT OVERLAY ON ZANG IS SATISFIED BY LIVE WORK, WOULD A CUMULATIVE TOTAL OF EIGHT 10,000 SQUARE FEET OF RETAIL IN THOSE LIVE WORK UNITS SATISFY THAT DEVELOPMENT PLAN? OR WOULD A, A SEPARATE DEVELOP, EXCUSE ME, A SEPARATE DEVELOPMENT PLAN, HAVE TO BE SUBMITTED DOWN THE ROAD IF THEY DECIDE TO GO THE LIVE WORK ROUTE? I DON'T FIND THE DEVELOPMENT PLAN IS REQUIRING 8,000 SQUARE FOOT OF RETAIL.

IT SAYS MINIMUM AND MAXIMUM ON THE DEVELOPMENT PLAN.

YEAH.

IN THE TABLE.

IT'S NOT, THAT'S, I READ IT, IT'S NOT, YEAH, THAT WOULD BE, IT'S NOT EXPRESSLY, EXCUSE ME, I'M TRYING TO FIND IT.

ZOOM IN.

IT'S NOT EXPRESSLY REQUIRED BY THE, THE, EXCUSE ME, THE PD.

SO I DON'T SEE THAT AS TRULY REQUIRED, BUT THEY HAVE TO FULFILL THEIR SHOPFRONT OVERLAY ON ZANG.

AND ONE WAY OF DOING IT, NOT THE ONLY WAY OF DOING IT IS THROUGH LIVE WORK UNIT, BUT IT COULD BE OTHER RETAIL.

THE WHOLE PROPERTY IS ENTITLED TO A GROUND FLOOR RETAIL AT THIS TIME, BUT NOT IMPELLED IF THIS IS APPROVED AS PROPOSED.

OKAY.

AND JUST TO, TO CLARIFY A LITTLE BIT, UM, EVEN THOUGH THE PD IS BEING AMENDED TO ALLOW LIVE WORK TO SATISFY THE SHOP FRONT OVERLAY REQUIREMENT, THE, THE GROUND FLOOR HAS TO, UM, CONFORM MEET THE REQUIREMENTS FOR THE, THE BUILT FORM OF A SHOPFRONT OVERLAY.

THEY'RE NOT BEING EXEMPTED FROM THAT ON ZANG.

ON ZANG, YES.

ON ZANG, UHHUH, HAS TO DO ALL OF THESE SPATIAL REQUIREMENTS OF ZANG OR OF SHOPFRONT OVERLAY ON ZANG, THE FLOOR PLATE, THE TRANSPARENCY, THE WINDOWS, THE ENTRANCES, ALL OF THAT, ALL OF THOSE THINGS.

AND THAT'S SORT OF WHAT I WAS GETTING AT TO CORRECT COMMISSIONER RUBIN'S QUESTION WAS THAT THEY NEED, THEY MAY PLAN TO OCCUPY THEM WITH LIVE WORK USES.

THE FLEXIBILITY OF WHETHER THAT'S RESIDENTIAL OR RETAIL, I, I WOULD IMAGINE IS SOMEWHAT FLEXIBLE, BUT THE BUILT FORM THERE HAS TO COMPLY WITH THE SH OVERLAY.

OKAY.

YEAH.

WHILE, WHILE I UNDERSTAND THE INTENT OF THE, UM, UH, THE REQUESTED CHANGES, I, I JUST STILL HAVE A LITTLE CONCERN ABOUT WHAT, HOW THAT BOX, UH, REQUIRING A CERTAIN AMOUNT OF RETAIL IS GOING TO BE INTERPRETED WHEN IT GETS TO PERMITTING.

SO THANK YOU.

UNDERSTOOD.

THANK YOU.

SURE.

WE ARE, I'M GONNA ASK YOU A QUESTION ABOUT IT, BUT IN A WAY, WELL, I HAVE TO ASK YOU A QUESTION.

SO I ACTUALLY ACTUALLY HAVE A LIVE WORK.

MY, MY ACTUAL HOMESTEAD IS A LIVE WORK, SO I CAN UNDERSTAND IT A LITTLE BIT MORE.

SO, UM, IS IT, IS IT TRUE THAT IN THE LIVE WORK THERE'S ONLY ONE DWELLING THAT CAN BE ON SITE? WELL, THIS ONE ON SITE, WELL, SO THIS IS, THESE ARE, IN THIS CASE, THESE ARE LEASED SPACES WITHIN A MULTI-FAMILY BUILDING.

SO IT'S NOT LIKE THE BROADER CODE OR OTHER PLACES WHERE IT'S A SMALL, ONE SMALL BUSINESS AND ONE SMALL, UH, DWELLING THAT GOES WITH IT.

IT'S NOT LIKE THAT.

THESE ARE, THEY'RE LIKE, IF THERE WAS, YEAH, I MEAN, THEY'RE LIKE MULTI-FAMILY UNITS THAT ARE A HYBRID OF, OF COMMERCIAL FINISHED OUT SPACE AND RESIDENTIAL, SO THEY CAN HAVE MULTIPLE ON A SITE IN THIS DEFINITION.

SO HOW WOULD THE LIVE WORK APPLY THEN IF THE, IF THE LIVE WORK IN CODE SAYS THAT A LIVE WORK CAN ONLY HAVE ONE DWELLING ON, ON, ON THE PROPERTY AND, AND THE DWELLING HAS TO BE, THE LIVE WORK CAN BE ON THE, ON THE, ON THE LOWER FLOOR.

THE, THE DWELLING AND THE LIVE WORK, BOTH CAN BE ON ONE LEVEL, BUT THE LIVE, THE THE WORK PART MUST BE 50% OR MORE OF THE ACTUAL PROPERTY THAN THE ACTUAL LIVE PART.

WE, WHAT I'LL SAY IS THAT WE DON'T LEAN ON THE BROADER CODE DEFINITION OF LIVE WORK.

THIS IS A, THIS IS A DEFINITION OF LIVED WORK THAT IS UNIQUE TO THIS PD.

AND SO IT LIKELY IS INTERPRETED DIFFERENTLY AS ANYWHERE ELSE YOU MIGHT BE FAMILIAR WITH.

THIS IS A, I I THOUGHT THE BROADER CODE CALLED IT LIVE UNIT OR SOMETHING LIKE THAT.

BUT THIS IS A, THIS IS A SPECIFIC USE FOR THIS PD.

IT WAS ACTUALLY CREATED BY THE DISTRICT TO THE SOUTH ORIGINALLY AND THEN INCLUDED IN THIS.

SO MY UNDERSTANDING, BECAUSE IT'S NOT LEANING ON THE BROADER DEFINITION IN CODE, IT'S NOT SUBJECT TO THOSE, SO IS THE DEFINITION, SO IS THE DEFINITION GOING TO BE CLEAR IN THIS PARTICULAR PD? UM, AND THE ONLY REASON WHY IT'S PD 5, 9 5 HAS A LIVE WORK UNIT AND IT READS AS, IT, IT READS OUT OF THE GENERAL CODE WHAT LIVE WORK IS.

SO HOW ARE, BECAUSE DEVELOPMENT SERVICES MIGHT INTERPRET IT DIFFERENTLY WHEN IT COMES TO LIVE WORK

[00:35:01]

AND, AND THEN EXCLUDED BECAUSE THEY'RE GONNA BE LOOKING AT THE SO IS IN THIS PD, IS THE DEFINITION, UM, GOING TO BE DEFINED ENOUGH WHERE, WHERE DEVELOPMENT SERVICES WILL NOT TAKE THE BROADER CODE? YES.

I MEAN, THAT HASN'T BEEN, THAT WASN'T THE CASE IN THE PROPERTY TO THE SOUTH.

UM, THEY'RE SUPPOSED TO PUT GROUND FLOOR, LIVE WORK UNITS ON THE PROPERTY TO THE SOUTH, FOR EXAMPLE.

SO MY UNDERSTANDING IS, AND DEVELOPMENT SERVICES HASN'T USED THAT BROADER DEFINITION OR THE PD 5 95 DEFINITION, JUST 'CAUSE THIS ONE IS UNIQUE TO, TO THIS ONE.

IT OVERRIDES OR, UH, SUBVERTS ANY, ANY OTHER BROADER CODE ONE, AND IT HAS BEEN USED TO THE SOUTH.

AND SO THERE IS IN CODE WHERE THEY WILL NOT MAKE THE MISTAKE BECAUSE AGAIN, DEVELOPMENT SERVICES OFTEN INTERPRETS IT AS, UM, BASED OFF OF WHAT, WHAT THE BROADER IS INSTEAD OF THE, SO THAT IT IS DIFFERENT A DEFINITION IN THERE.

IT'S UNIQUE AND WE KNOW THAT WE HAVE TO DEFINE DEFINITELY IN THESE PDS THAT IT IS DEFINED ON WHAT THAT BROADER IT IS NOT.

IT'S A, UH, IT MAKES WAY FOR THE WHAT, THE USE IN THIS PARTICULAR PD THAT MIGHT NOT IN THE BROADER YEAH, IT'S UNIQUE TO THIS ONE.

AND IT'S BEEN USED IN THIS DISTRICT, UH, TO THIS END WITHOUT THE, WITHOUT, YOU KNOW, THOSE, THOSE LIMITATIONS YOU SPOKE OF FROM, FROM BROADER CODE, BECAUSE I GOT A PD SOON AS THEY INTRODUCED LIVE WORK .

I MEAN, I GOT, I MEAN, I, I, I HAD THAT CO SOON AS THEY WERE ABLE TO PUT IT IN, IN, IN SOUTH DALLAS FOR ME TO HAVE A LIVE WORK UNIT.

THANK YOU.

COMMISSIONER CHAR, FOLLOW BY COMMISSIONER BLAIR ON, ON THE SHOP FRONT, UM, OVERLAY IS THERE, THERE'S A, A DEPTH REQUIREMENT OF THOSE UNITS OF 30 FEET OR NO, THE SHOP FRONT OVERLAY AS PROPOSED INCLUDES 30 FEET OF DEPTH.

SO THAT SHOULD MANDATE THAT DEVELOPMENT TYPE FOR AT LEAST THAT DEEP.

YOU CAN DO MULTIPLE DEVELOPMENT TYPE FOR, YOU CAN DO MULTIPLE ARTICLE 13 DEVELOPMENT TYPES WITHIN ONE BUILDING SITE.

BUT THE 30 FOOT EXTENT OF IT, UH, TO ME WOULD IMPLY THAT THEY'D HAVE TO HAVE NOT ONLY THAT DEPTH, BUT POTENTIALLY MORE FURTHER BACK.

BECAUSE YOU GOTTA DRAW THE LINE ON YOUR DEVELOPMENT TYPE SOMEWHERE WHEN THEY SUBMIT A SITE PLAN TO DEVELOPMENT SERVICES FOR ARTICLE 13, PROVING WHERE THEIR DEVELOPMENT TYPES BEGIN AND AT, SO I'M NOT SURE I UNDERSTOOD THE ANSWER IN THE SHOP FRONT OVERLAY, IS IT MANDATED THAT THEY HAVE A 30 FOOT DEPTH ON THEIR SHOP FRONT? I NEED TO, I, I NEED TO DOUBLE CHECK THAT FOR YOU.

OKAY.

AND WHAT I'M TRYING TO GET IS, IS BOTH THAT ON, IT'S KIND OF MY NEXT QUESTION.

THE LIVE WORK IS JUST BEING ADDED AS A USE.

SO IT'S, UM, ON ALL TH THREE SIDES OF FIFTH, SIXTH, AND ZANG, BUT NOT BECKLEY.

SO IT'S NOT THAT SHOPFRONT IS GOING AWAY, IT'S JUST BEING ADDED AS A USE.

SO IF THE DEVELOPER WANTED TO DO A COMMERCIAL SPACE, THAT WOULD BE ALLOWED BY NORMAL SHOPFRONT, THAT'S AN OPTION.

IT'S JUST LIVE WORK IS ALSO AN ADDITIONAL OPTION.

YES.

I MEAN, IT'S PRESUMED THAT THEY WOULD USE LIVE WORK IF THEY'RE ASKING FOR IT ON ALL SIDES, BUT IT DOESN'T MEAN THEY WOULD NECESSARILY DO LIVE WORK.

THEY MAY DO A COMBINATION OF LIVE WORK, THEY MAY DO SOME RETAIL SPACES, IT'S JUST ANOTHER OPTION.

CORRECT.

OKAY.

I WANNA BE CLEAR ON THAT.

YES.

YEP.

YEP.

AND IN THE LIVE WORK, UM, THOSE, THAT DEPTH OF THE, OF THE UNIT WILL STILL BE REQUIRED.

CAN CAN YOU LOOK THAT UP TOO WHEN YOU ARE CHECKING? I WILL, I WILL.

I'LL NEED A MINUTE THOUGH.

RIGHT.

AND WHAT I'M TRYING TO GET AT IS TO THE EXTENT POSSIBLE, UH, WILL THE SHELL REMAIN COMMERCIAL READY? SHOULD AT SOME POINT IN THE FUTURE, THE HIGHEST AND BEST USE OF THOSE GROUND FOUR UNITS, WHEN THE MARKET DICTATES THAT COMMERCIAL IS VIABLE, THEY WILL BE ABLE TO BE CONVERTED RELATIVE RELATIVELY EASILY.

YES.

SO I, I WILL SAY, I'LL HAVE TO LOOK AT THE, THE DEPTH OR GET AN INTERPRETATION ON THAT, BUT THE, THE FLOOR PLATE HEIGHTS, THOSE WILL APPLY, UM, IN, IN THE SHOP FRONT.

THEN THE WINDOWS, THE BUILT FORM OF THOSE PORTIONS THAT ARE IN SHOP FRONT STILL HAVE TO DO ALL OF THOSE SPATIAL THINGS.

RIGHT? AND IT'S, AND IT IS TRUE THAT THE WMU IS WHAT DICTATES THE MINIMUM 15 FOOT PLATE HEIGHT.

IT'S NOT THE SHOP FRONT OVERLAY, IT'S THE DEVELOPMENT TYPE.

IT'S THE DEVELOPMENT TYPE.

YEAH.

SO LET'S START OUR DISTRICT, OUR DISTRICT IS WMU.

THERE'S A WHOLE BUNCH OF DEVELOPMENT TYPES THAT ARE ALLOWED IN THERE, BUT THEN WE PUT A SHOP FRONT ON TOP OF IT THAT DICTATES THAT YOU HAVE TO

[00:40:01]

DO MIXED U SHOP FRONT WHERE THAT SHOP FRONT OVERLAY EXISTS.

AND SO THAT MEANS, OKAY, THE WESTERN PORTION OF THE BUILDING OR THE WESTERN BUILDING HAS TO BE MIXED USE SHOPFRONT DEVELOPMENT TYPE.

AND WHEN YOU BUILD A MIXED SHOP, MIXED USE SHOPFRONT DEVELOPMENT TYPE, YOU HAVE TO HAVE A CERTAIN FLOOR PLATE AND OTHER FINISHES AND OTHER USES IN IT.

IT'S, IT'S TRICKY.

SO I UNDERSTAND.

SO IT'S THE MIXED USE THAT DICTATES THE PLATE HEIGHT.

LIKE IF THEY COULD ALSO DO TOWN HOMES THERE, LIKE SAY THERE'S A DIFFERENT PROJECT THAT COMES THROUGH, I UNDERSTAND THERE.

A A, A DEVELOPMENT TYPE COULD BE TOWN TOWNHOME STACKED.

IT COULD BE AN APARTMENT, IT COULD BE A MIXED USE, BUT WHEN IT, THERE'S A MIXED USE PROJECT THERE, THAT GROUND FLOOR PLATE HEIGHT HAS TO BE 15 FEET MINIMUM, MAXIMUM OF 30, I BELIEVE THAT IS CORRECT.

AND IT'S MANDATED THAT THEY HAVE TO DO MIXED USE SHOP.

THEY HAVE TO DO MIXED USE DEVELOPMENT TYPE WHERE THE SHOPFRONT EXISTS.

RIGHT.

ANY OTHER QUESTIONS, COMMISSIONERS ON THIS ITEM? OKAY, THANK YOU VERY MUCH, MR. PII WAS JUST GONNA SAY I WAS, I WAS THANKFUL THAT Y'ALL DID DOWNTOWN ELMWOOD BEFORE THIS ONE AND GAVE ME GAVE US ALL, I THINK LITTLE, LITTLE FOOTING TO START WITH MR. BATE.

GOOD MORNING.

GOOD MORNING, COMMISSIONERS.

THIS IS, UH, CASE Z 2 2 3 DASH 2 57.

UH, MARTIN BATE, UH, THIS IS AN APPLICATION FOR A, SORRY, I'M JUST TRYING TO MOVE THIS WINDOW HERE AWAY FROM ME.

UH, THIS IS AN, OH, AN APPLICATION FOR AN AMENDMENT TWO AND EXPANSION OF PLAN DEVELOPMENT DISTRICT NUMBER 1 0 4 9 ON PROPERTY ZONE PD NUMBER 1 0 4 9.

AND I, OUR INDUSTRIAL RESEARCH DISTRICT AND IN IM INDUSTRIAL MANUFACTURING DISTRICT, IS LOCATED ON THE SOUTH LINE OF SINGLETON BOULEVARD AT THE TERMINUS OF NAVARRO STREET AND ON THE EAST LINE OF VIVI ROAD, SOUTH OF DULUTH STREET.

IT'S APPROXIMATELY 32.08 ACRES IN SIZE.

UH, IT'S LOCATED HERE IN WEST DALLAS.

HERE WE SEE THE AERIAL MAP SHOWING BOTH THE EXISTING, UM, THE EXTENT OF THE, UH, PD AND THEN THE PROPOSED ADDITION.

SO THIS DOTTED AREA HERE, THAT IS WHERE THE CURRENT BOUNDARIES ARE.

IF THE AMENDMENT OR THE EXPANSION WERE APPROVED, THEN IT WOULD EXPAND OUT TO INCLUDE THIS CORNER HERE.

ALL RIGHT, HERE'S THE EXISTING ZONING MAP SHOWING WHAT IS AROUND THE SITE.

UH, THE SUBJECT SITE IS STILL UNDEVELOPED.

UH, THE AREA TO THE NORTHWEST WHERE THEY'RE HOPING TO EXPAND INCLUDES VEHICLE DISPLAY SALES AND SERVICE IN A RESTAURANT USE TO THE WEST AS A PRIVATE SCHOOL.

UH, THERE'S SINGLE FAMILY AS WELL, AND THEN MULTIFAMILY AND SINGLE FAMILY OF THE EAST.

AND THEN INDUSTRIAL USE IS MAINLY FOR A, UM, UH, I BELIEVE IT'S BNSF, UH, RAILWAY, UH, LINE DOWN SOUTH.

SO THERE'S SOME BACKGROUND, UH, PD 10 49.

IT WAS ESTABLISHED BY CITY COUNCIL ON APRIL 14TH, 2021.

UH, THE AREA, THE REQUEST IS CURRENTLY UNDEVELOPED EXCEPT FOR THE PROPERTY IN THE IR AND IM DISTRICT AS MENTIONED.

UH, THE APPLICANT'S REQUESTING FIVE AMENDMENTS OF THE PD CONDITIONS AND EXPANSION OF THOSE BOUNDARIES.

AND THE APPLICANT HAS ALSO MADE A VERY SMALL AMENDMENT TO THE CONCEPTUAL PLAN.

JUST TO CLARIFY SOME INFORMATION IN THERE.

UH, THE FIRST AMENDMENT FOR THE, UH, FOR THE PD IS FOR THE HEIGHT LIMITS PERMITTING, THE ENCLOSED STAIRWELLS TO BE WITHIN 12 FEET, UH, WITHIN THE 12 FOOT ALLOWANCE FOR STRUCTURAL AND ARCHITECTURAL OVERRUNS.

UH, SO THESE CONDITIONS, THEY ALWAYS SAY, YOU KNOW, THIS IS THE MAX HEIGHT EXCEPT FOR A FEW ARCHITECTURAL TYPE FEATURES.

THOSE CANNOT BE ALLOWED TO GO TO 12 FEET OVER.

UH, THIS IS TO ALLOW THAT FOR ENCLOSED STAIRWELLS, AGAIN, ONLY FOR PARKING STRUCTURES.

UH, THE NEXT AMENDMENT IS TO ALLOW, ADJUST THE ALLOWABLE FLOOR AREA RATIO FROM 1.9 TO 2.2.

THE THIRD IS TO ALLOW COMMERCIAL AMUSEMENT INSIDE AS A PERMITTED USE WITHIN PHASE ONE OF THE PROPERTY.

AND MORE SPECIFICALLY, IT IS LIMITED TO A BOWLING ALLEY.

UH, NEXT AMENDMENT IS ALLOWING A MAXIMUM HEIGHT OF 85 FEET FOR STRUCTURES WITHIN PHASE ONE.

AND THE FIFTH AMENDMENT IS ADJUSTING HOURS OF

[00:45:01]

OPERATION FOR THE ARTIFICIAL SWIMMING LAGOON.

FINALLY, THE CONCEPTUAL PLAN HAS BEEN AMENDED TO SHOW THE EXPANDED AREA, AND THERE'S ALSO A SMALL NOTE THAT'S INCLUDED REGARDING PHASE ONE, THAT, UH, OR THE EXTENT OF PHASE ONE TO MATCH THE PD TEXT.

SOME SITE PHOTOS.

JUST TO ADD SOME COLOR TO THIS.

THERE'S, UH, THE VIEW ON SINGLETON BOULEVARD LOOKING SOUTH AND THEN LOOKING SOUTHEAST, THEN THE SOUTHWEST LOOKING NORTH AWAY FROM THE SITE, NORTHWEST AND WEST.

AND THERE YOU CAN SEE SOME OF THOSE USES THAT WILL BE, THAT ARE PART OF THE, UH, AREA TO BE EXPANDED INTO.

THEN ON SINGLETON, LOOKING NORTH TO THE NORTHEAST, THEN DI GOING DOWN DULUTH.

THIS IS ON DULUTH LOOKING EAST.

SO THIS IS WHERE DULUTH DEAD ENDS.

AND THEN BEYOND THOSE TREES IS WHERE THE SUBJECT SITE IS.

THEN LOOKING WEST AWAY FROM THE SUBJECT SITE ON DULUTH, AND THEN ON THE SOUTHEAST CORNER OF REAL BIG AND SINGLETON LOOKING EAST, LOOKING NORTH, LOOKING NORTHWEST AND LOOKING WEST.

UH, HERE'S THE EXISTING CONCEPTUAL PLAN.

AS YOU CAN SEE, IT DOES NOT INCLUDE THOSE LOTS TO THE NORTHWEST.

AND THEN THE PRO PROPOSED CONCEPTUAL PLAN, IT, THE MAIN THING IS IT JUST EXPANDS TO INCLUDE THAT NEW PROPERTY.

AND THERE IS A NOTE JUST EXPLAINING HOW THE PHASING FOR THIS PROPERTY WILL WORK.

UH, IN TERMS OF THE CHANGES TO THE DEVELOPMENT STANDARDS, HERE WE HAVE SOME OF THEM HIGHLIGHTED.

THE FAR GOES UP FROM 1.9 TO 2.2.

UH, THE HEIGHT WAS ONE OF THE MAIN CHANGES WHERE ORIGINALLY THE WAY THE HEIGHT LIMITATION WAS DESCRIBED WAS THAT FOR STRUCTURES OF 50 FEET OR GREATER, UH, FRONTAGE ALONG SINGLETON BOULEVARD, THEIR MAX HEIGHT COULD BE 85 FEET.

YOU WOULD ALSO HAVE 85 FEET FOR ONE SEVEN STORY PARKING GARAGE IN PHASE ONE, AND THEN 65 FEET FOR ALL OF THE STRUCTURES WITH THE CHANGE TO THE AMEN OR THE AMENDMENT TO THE PD.

THE HEIGHT LIMIT WOULD SIMPLY BE 85 FEET FOR STRUCTURES IN PHASE ONE, AS WELL AS THE ENCLOSED STAIRWELL FOR THE PARKING STRUCTURE BEING INCLUDED IN THE, UH, 12 FOOT MAX HEIGHT OVERRUN ALLOWANCE.

THE COMMERCIAL AMUSEMENT INSIDE LIMITED TO A BOWLING ALLEY IS ONLY PERMITTED IN PHASE ONE.

AND THEN THE ARTIFICIAL SWIMMING LAGOON HOURS, THE EXPANSION OF THE HOURS IS, UH, ESSENTIALLY ONE HOUR EXTRA IN THE MORNINGS AT 7:00 AM AND THEN GOING UNTIL 10:00 PM MONDAY THROUGH THURSDAY, AND THEN UNTIL 12 MIDNIGHT FRIDAY THROUGH SUNDAY.

AND STAFF RECOMMENDATION IS APPROVAL SUBJECT TO AN AMEND AMENDED CONCEPTUAL PLAN AND AMENDED CONDITIONS.

THANK YOU, SIR.

QUESTIONS, COMMISSIONERS, COMMISSIONER, CARPENTER, UM, MR. BATE AND FELLOW COMMISSIONERS? I, I BELIEVE THAT COMMISSIONER HOUSEWRIGHT AND CHAIR SHE DID, AND I WERE THE ONLY PEOPLE, UH, ARE THE ONLY PEOPLE HERE NOW WHO REMEMBER THIS CASE FROM OVER THREE YEARS AGO.

IT WERE YOU, OKAY.

SORRY, I DIDN'T MEAN TO EXCLUDE YOU.

IT WAS AN INCREDIBLY CONTENTIOUS CASE.

AND SO THIS IS A MIRACLE IN OUR TIME THAT WE HAVE NO THAT THESE, UH, CHANGES ARE, ARE, ARE CONSIDERED TO BE NON-CONTROVERSIAL.

UH, FOR THOSE OF YOU WHO DON'T KNOW WHAT THE CASE IS, BUT MAY HAVE READ ABOUT IT, THIS IS THE PROPERTY THAT'S MIXED USE IS GONNA HAVE A CRYSTAL LAGOON IN THE MIDDLE.

AND THE, UH, RESIDENTS ARE ACTUALLY VERY MUCH LOOKING FORWARD TO THIS.

AND WHAT HAS DRIVEN, I, I'M SORRY.

ARE YOU AWARE THAT, UM, WHAT HAS BASICALLY DRIVEN THIS, UH, COMING BACK TO US IS THAT SOME OF THE PROPERTY THAT ORIGINALLY WAS NOT AVAILABLE TO THIS PROJECT HAS NOW, YOU KNOW, THE OWNERS HAVE BEEN WILLING TO SELL.

SO THAT'S WHY WE'RE, UH, AND IT WILL REALLY, UM, EVEN UP THE, UM, SINGLETON FRONTAGE AND EVERYTHING ELSE IS J IS JUST, UH, BASICALLY A, A CLEANUP, SOME ADDITIONAL, UH, TWEAKS THAT HAVE, UH, REVEALED THEMSELVES IN THE LAST THREE YEARS.

YES, I'M AWARE OF THOSE CONDITIONS.

YES.

THANK YOU.

WE HAVE COME A LONG WAY.

UH, COMMISSIONER HALLAL, THAT COMMISSIONER HOUSEWRIGHT, UH, MR. BATES, I JUST, UH, WANT TO UNDERSTAND EXACTLY WHAT'S GOING ON IN THIS PROPERTY.

'CAUSE I HAVE NO RECOLLECTION OF THE, IS IT GONNA BE RESIDENTIAL SURROUNDING A ARTIFICIAL LAGOON WITH A BOWLING ALLEY? BOWLING ALLEY? YES.

SO IT'S GOING TO BE A RESIDENTIAL MIXED USE PROJECT.

UH, THERE'S A LARGE RESIDENTIAL COMPONENT IN PHASE.

SO IN PHASE ONE, MY UNDERSTANDING FROM READING THE, UH, PD AND TALKING TO THE APPLICANT IS IT IS A MIX OF BOTH RESIDENTIAL AND RETAIL USES.

UH, PHASE TWO I BELIEVE WOULD BE FOR PURELY RESIDENTIAL.

UM, BUT THE MAIN PHASE ONE, IT INCLUDES THE ARTIFICIAL SWIMMING LAGOON.

AND SO, UH, IF YOU READ THROUGH THE CONDITIONS, UH, THE WAY IT WAS KIND OF LAID OUT, IT, YOU KNOW, TYPICALLY PHASING I THINK HAS MORE OF A DELINEATION, BUT IN THIS CASE, IT WAS SAID THAT THE ARTIFICIAL SWIMMING LAGOON, IT MUST BE WITHIN 800 FEET OF THE, UH, OF SINGLETON.

AND SO EVERYTHING FROM THE LAGOON NORTH IS PHASE ONE.

SO WITHIN THAT PHASE ONE, YOU'LL HAVE RESIDENTIAL AND RETAIL USES.

I, I WOULD THINK THAT JUST THROUGH THE,

[00:50:01]

UH, SORT OF THE DESIGN AND DEVELOPMENT AND ID IDEATION PHASE THAT, UH, THEY DECIDED THEY WANTED TO DO THE, UH, BOWLING ALLEY WITHIN THE MIXED USE, UH, RESIDENT OR MIXED USE AND RETAIL PORTION OF THE SITE.

UH, BUT BECAUSE THAT USE WAS NOT SPECIFICALLY DELINEATED IN THE ORIGINAL CONDITIONS, THEY HAD TO ADD IT IN AS COMMERCIAL AMUSEMENT INSIDE LIMITED TO A BOWLING ALLEY.

UH, WHICH PREVENTS SOME OF THE MORE, LET'S SAY, UH, INTENSIVE OB NOXIOUS VERSIONS OF COMMERCIAL AMUSEMENT INSIDE FROM OCCURRING.

THERE IS, WOULD THE BOWLING ALLEY BE OPEN TO THE PUBLIC? UH, THAT I'M NOT SURE OF.

IF IT'S, UH, WE, WE CAN ASK THE DEVELOPMENT.

YEAH, THAT'D BE A QUESTION FOR THE APPLICANT.

OKAY.

THANK YOU.

THANK YOU.

I'M SORRY, THE, THE, THE CASE IS ON CONSENT, SO THE APPLICANT WILL, WILL NOT BE SPEAKING.

OH, BUT, BUT HE WAS SHAKING HIS HEAD UP AND DOWN.

YES.

THANK YOU.

COMMISSIONER HOUSE DRIVE, FOLLOWED BY COMMISSIONER HERBERT.

UH, MR. BAT, I'M JUST, UH, WANNA GET A LITTLE MORE EDUCATED ABOUT THIS PARKING REDUCTION FOR RETAIL.

THAT WAS A LITTLE BIT OF A NEW ONE ON ME, BUT THAT APPARENTLY THAT 15% REDUCTION HAS BEEN IN THE PD ALL ALONG AND WILL CONTINUE TO BE IN THE PD.

IS THAT, THAT'S WHAT WE'RE READING, RIGHT? YES.

UH, THAT WAS WHAT WAS ORIGINALLY WRITTEN TO THE PD, AND THERE WAS NO PROPOSED CHANCE TO THAT.

OKAY.

AND SO THEN THESE SPACES FOR RIDE SHARE VEHICLES, I GUESS WOULD BE DISTRIBUTED ACROSS THE ENTIRE 32 ACRES? IT'S, IT'S NOT THAT YOU'RE PUTTING SEVEN PARKING SPACES FOR RIDE SHARE IN ONE LOCATION.

I MEAN, I GUESS THE PD DOESN'T REQUIRE IT ONE WAY OR THE OTHER, I GUESS.

BUT I GUESS THAT, THAT, THAT MUST BE THE INTENT IS THAT YOU COULD THEN DISTRIBUTE THESE RIDE SHARE, UM, SPACES AROUND THE SITE.

I CAN'T SPEAK TO THE ORIGINAL INTENT OF WHEN THIS WAS, UH, AS THESE CONDITIONS WERE WRITTEN, BUT YES, THE WAY IT IS WRITTEN, IT DOES NOT SPECIFY WHERE ON THE SITE, UM, THAT THOSE HAS TO BE PROVIDED.

IT JUST HAS TO BE, UH, ANYWHERE WITHIN THE PRIVATE, UH, PRIVATE PROPERTY AS IT WERE.

SO ON THE SITE, YES.

COMMISSIONER HARBERT? YEAH, I'M, UM, I'M CURIOUS.

I KNOW THE AREA I'VE DRIVEN IN A WHILE AND IT, THERE'S A CATHOLIC CHURCH THAT RESEMBLES A PRISON COMPLEX.

IS IT STILL IN OPERATION? THE ST.

MARY'S IMMACULATE CHURCH WITH THE BARBED WIRE FENCES ALL AROUND? IT WAS, IS THAT CHURCH STILL LIKE AN OPERATION? I BELIEVE THERE IS A CHURCH NEARBY THAT IS AN OPERATION I WASN'T AWARE OF, UH, THE BARBED WIRES BARBED WIRE THAT DIDN'T CATCH MY EYE, AT LEAST THEN IT CATCHES MINE EVERY TIME.

UM, BUT NO, UM, IS, I WAS JUST CURIOUS IF THERE WAS ANY COMMUNICATION OR, UH, INTERVENTION OR CONVERSATION WITH THAT CHURCH OR WORD FROM THEM? UH, THEIR APPLICANT IS SHAKING HIS HEAD.

THEY HAVE REACHED OUT AND COMMUNICATED WITH THEM REGARDING THE CHANGES.

YES.

THANK YOU.

THANK YOU.

COMMISSIONER CARPENTER, PLEASE.

SORRY, YOU, ARE YOU AWARE QUESTIONS? YES.

ARE YOU AWARE THERE HAS BEEN EXTENSIVE OUTREACH WITH THE CATHOLIC CHURCH AND SCHOOL, UH, NEXT DOOR, AND THEIR ONLY CONCERN ORIGINALLY WAS FOR CLARIFICATION ON THE BOWLING ALLEY.

IT'S NOT INTENDED TO BE A FREESTANDING BOWLING ALLEY, IT'S JUST SOME LANES ADDED AS AN AMENITY TO THE CENTRAL AMENITY BUILDING.

AND, UM, ALSO, YOU KNOW, ARE YOU AWARE THAT ALL OF THESE, OF THESE AMENITIES, , THE CRYSTAL LAGOON AND EVERYTHING THAT'S OFFERED IN THE BUILDING ADJACENT TO IT CLOSER TO SINGLETON, UM, THAT WILL HAVE RESTAURANTS, SPAS, THE BOWL, IT'S, IT'S ALL COMPLETELY OPEN TO THE COMMUNITY.

SO THE COMMUNITY IS ANTICIPATING IT AS A, AS A SIGNIFICANT ADDITION TO WHAT'S OFFERED, UM, IN THAT AREA.

OKAY.

AND I DIDN'T SEE ANY BARBED WIRES IN THE PD, SO I'M IN THE PLAN, SO THAT'S GOOD.

THANK YOU.

NO BARBED WIRE.

ANY OTHER QUESTIONS? COMMISSIONERS? OKAY.

THANK YOU, SIR.

CASE NUMBER SIX.

WE DON'T NEED TO, IT'S GONNA BE HELD.

OKAY.

UH, DO WE HAVE A DATE FOR THAT COMMISSIONER VAL? UM, ONE, UH, NEXT TO THE NEXT, OUR NEXT ONE WOULD BE 6 6 20.

OKAY.

WE WILL HOLD THAT TO JUNE 20TH.

WE WILL BRIEF IT.

THEN WE'LL GO TO CASE NUMBER SEVEN, WHICH HAS COME OFF CONSENT.

MORNING CHAIR, CAN YOU, GOOD MORNING.

CAN YOU HEAR ME? THIS IS WONDERFUL.

WE CAN'T HEAR YOU.

YES, SIR.

EXCELLENT.

MORNING CHAIR.

GOOD MORNING.

COMMISSION.

UH, PURSU THIS NUMBER SIX.

PARDON ME? NUMBER SEVEN, BEAR WITH ME AS I GET IT PULLED UP HERE.

[00:55:11]

IS THAT VISIBLE TO THE GROUP? WE CAN SEE IT, YES.

WE, WE CAN, WE CAN.

OKAY, SIR.

THANK YOU.

WONDERFUL.

I'M GONNA GET IT FULL SCREEN FOR YOU HERE AND LET'S, OKAY.

I SHOULD BE SEEING 1, 2, 3.

UH, GOOD MORNING COMMISSION.

THANK YOU FOR HAVING ME.

CONNOR ROBERTS HERE.

UM, IS THIS CASE Z 2 3 4 1, 2 3, LOCATED AT, UH, 35 51 BERNAL.

THAT'S AT ZONING CHANGE.

UH, STRAIGHT ZONING CHANGE REQUEST FROM RESIDENTIAL, THAT'S THE R FIVE A DISTRICT TO THE NEIGHBORHOOD SERVICES, NSA DISTRICT, UH, APPLICANT'S SEEKING TO, UH, DEVELOP A 3,500 SQUARE FOOT RETAIL, UH, BUILDING WITH FOUR, UH, COMMERCIAL UNITS.

I COULD SEE IT'S LOCATION THERE.

UH, TAKING A LOOK AT THE SURROUNDING ZONING CONDITIONS, YOU SEE IT'S THE R FIVE A DISTRICT ON ALL SIDES, UH, EAST, NORTH AND WEST.

UH, THERE'S A PARK PROPERTY ACROSS BERNAL TO THE SOUTH.

AGAIN, UH, THE REQUEST IS, UH, TO REZONE THE PROPERTY FROM R FIVE A TO THE NS NEIGHBORHOOD SERVICES DISTRICT.

UH, IT'S CURRENTLY A VACANT SITE.

UH, THERE APPEARS TO BE A, A BUILDING SLAB ON SITE INDICATING THERE, THERE WAS A BUILDING AT ONE POINT.

UM, AND AGAIN, IT IS THE INTENT TO DEVELOP WITH A 3,500 SQUARE FOOT, UH, RETAIL COMMERCIAL STORE BEFORE STOREFRONTS.

UM, TAKING A LOOK AT THE SITE, UM, LOOKING NORTH ON BERNAL, YOU CAN SEE IT'S VACANT THERE.

THIS IS LOOKING, UH, WEST, UH, NORTHWEST AND THEN LOOKING, TAKING A LOOK BACK EAST, BUT BERNAL JUST THERE ON, UM, PHOTO, RIGHT? A LITTLE BIT OF A DEVELOPMENT STANDARDS, UH, PERSPECTIVE HERE.

SO OUR, OUR EXISTING CONDITIONS ARE IN THE R FIVE A, UH, ROW WITH THE PROPOSED AT THE NSA, UH, ROW, UH, REDUCTION IN THE FRONT YARD SETBACK OVERALL, BUT WITH THE, UH, 20 FOOT SIDE AND REAR SETBACK ADJACENT TO THOSE, UH, RESIDENTIAL PROPERTIES.

AND, UH, COMPLIANCE OF THIS WOULD BE EXPECTED AT TIME OF, UM, SITE DESIGN AND PERMITTING.

UH, JUST TAKING A LOOK AT THE, THE FOUR DALLAS PLAN, UH, PROMOTING BALANCED GROWTH AND ENSURING THAT ZONING IS FLEXIBLE AND CHANGING ECONOMIC CONDITIONS.

I THINK THAT IT WAS APPLICABLE IN THIS CASE AS WELL AS ESTABLISHING A WALK TO CONVENIENCE, UM, AS A VACANT SITE AND CLOSE PROXIMITY TO QUITE A BIT OF RESIDENTIAL PROPERTY, UH, PROVIDING LOCALIZED AND COMMERCIAL, UH, COMMUNITY SCALED RETAIL, WE FELT WAS APPLICABLE TO THAT GOAL.

UH, WITH THAT IN MIND, UH, STAFF'S RECOMMENDATION IS APPROVAL.

I'M HAPPY TO DISCUSS AND ANSWER ANY QUESTIONS AS BEST I CAN.

THANK YOU, SIR.

QUESTIONS, COMMISSIONER? THANK YOU.

COMMISSIONER CARPENTER.

UH, CAN YOU CONFIRM THAT THE DEVELOPMENT PATTERN ALONG, UH, VERNAL AND THE, THE ZONING ON THESE ADJOINING PROPERTIES IS ALL RESIDENTIAL? YES, THAT'S CORRECT.

THANK YOU.

MM-HMM, .

NO PROBLEM.

COMMISSIONER, COMMISSIONER HALL.

MR. ROBERTS, WHEN I LOOKED AT A MORE RECENT GOOGLE, GOOGLE IMAGE OF THIS, UH, THE PROPERTIES TO THE, UH, EAST, THEY APPEAR TO BE SINGLE FAMILY HOMES, BUT ALSO BUSINESSES.

DID, UH, DID YOU NOTICE THAT WHEN YOU DID YOUR SITE VISIT? I MEAN, IT LOOKED LIKE THERE WERE A LOT OF TRUCKS AND MATERIALS AND THINGS.

THAT'S NOT SOMETHING THAT, THAT WE NOTICED, UH, DURING THE SITE VISIT COMMISSIONER.

UM, I BELIEVE IT'S ZONED AND, AND IS AT LEAST OUR OBSERVATION WAS USED AS A RESIDENTIAL PROPERTY.

OKAY.

THANK YOU.

THANK YOU.

COMMISSIONER HOUSE, RIGHT? YES.

UM, I'D JUST BE INTERESTED IN GETTING SOME MORE BACKGROUND ON WHY YOU RECOMMEND APPROVAL HERE.

I MEAN, WE'VE GOT A SIMILAR CASE IN COMMISSIONER HALL'S DISTRICT WITH MASSIVE OPPOSITION ON THE SURFACE OF IT, DROPPING A, A COMMERCIAL USE IN THE MIDDLE OF A RESIDENTIAL STREET ACROSS FROM A LOVELY PARK JUST WOULDN'T NORMALLY PASS THE TEST HERE.

SO WHAT, WHAT AM I MISSING? WELL, I THINK IT'S SORT OF THE BEAUTY OF THIS REQUEST AND, AND, AND THIS PROCESS IS THAT WE, YOU KNOW, GET TO TALK ABOUT THAT NUANCE.

AND IN OUR PERSPECTIVE, SORT OF GOING BACK TO OUR FORWARD DALLAS ASSESSMENTS, UM, YOU KNOW, IN TERMS OF WALKABLE, LOCAL SCALE, COMMUNITY, RETAIL AND THINGS OF THAT NATURE, WHICH IS WHAT THE NS DISTRICT IS ULTIMATELY TRYING TO GET AT.

UM, YOU KNOW, SOMETIMES THOSE NESTLED INTO NEIGHBORHOODS, UH, CAN WORK REALLY WELL AND IT CAN ACTUALLY SERVE A,

[01:00:01]

A GREAT FUNCTION FOR RESIDENTS.

UM, IT'S INTENDED TO BE A DISTRICT THAT PROMOTES, UM, UH, UH, LOCAL PERSONAL SERVICES AND THINGS OF THAT NATURE, NOT SOMETHING THAT'S, UH, UH, YOU KNOW, OF A LARGE SCALE, UM, INTENSE COMMERCIAL USE.

UM, AND SO THAT, THAT, THAT, THAT WAS THE LARGE