* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.
          [Zoning Reform Meeting on June 26, 2025.]
          [00:00:03]
          ED, GOOD EVENING. 
          IT'S GREAT TO SEE SO MANY PEOPLE HERE. 
          THANK YOU FOR COMING OUT TO SPEND YOUR EVENING WITH US. 
          I'M MEGAN WEER. 
          I AM ONE OF THE ASSISTANT DIRECTORS WITH, UH, PLANNING AND DEVELOPMENT, THE CITY DALLAS, AND I HAVE MY COLLEAGUES WITH ME. 
          WE HAVE OUR DEPUTY DIRECTORS, ANDREA  AND ANDREA GILLIS AND OUR MANAGER, UH, JENNIFER GYER IN THE BACK FRIENDLY DALLAS FACES. 
          UM, AND AGAIN, I'M JUST VERY HAPPY TO SEE EVERYONE. 
          UM, I'M GOING TO HAND THE MIC OVER TO OUR, UH, CONSULTANTS TO TAKE IT FROM HERE. 
          OKAY, GREAT. 
          THANK YOU, MEGAN. 
          UM, THANK YOU ALL FOR COMING TONIGHT. 
          GREAT TO SEE EVERYBODY HERE THIS EVENING. 
          UM, WE DO HAVE A COUPLE ANNOUNCEMENTS, BUT I WANTED TO INTRODUCE MYSELF FIRST. 
          I'M ARISTA STRS. 
          I AM A PRINCIPAL AND PARTNER IN THE PLANNING FIRM OF ROS. 
          UH, THE MAIN OFFICE IS LOCATED IN CHICAGO, BUT I'M JOINED BY CHRIS JEANETTE, WHO IS OUR LOUISVILLE OFFICE, AND MITCHELL CORONA, WHO IS OUR CARRIE, NORTH CAROLINA ROUNDABOUTS, CARRIE, NORTH CAROLINA, UH, OFFICE. 
          UM, AND WE ARE VERY HAPPY TO BE HERE. 
          UH, SO WE WANNA MAKE A FEW ANNOUNCEMENTS AT THE OUTSET OF THIS BEFORE WE DIVE IN, UH, TO THE PRESENTATION. 
          UH, SO FIRST, KIND OF A LATE DEVELOPMENT TODAY. 
          UM, THIS MEETING IS ACTUALLY BEING BROADCAST WHEREVER YOUR MEETINGS ARE BROADCAST, UM, IN DALLAS, UM, AT THE REQUEST OF THE COUNCIL PERSON. 
          UM, SO THIS, SO JUST SO YOU'RE AWARE, YOU'RE ON TV. 
          I'M ON TV TOO, PROBABLY MORE THAN YOU GUYS, SO IT'LL BE OKAY. 
          UM, BUT YEAH, THIS WAS A LATE DEVELOPMENT. 
          WE HADN'T PLANNED TO BROADCAST THESE MEETINGS AS ARE TYPICAL COMMUNITY MEETINGS. 
          SO, UM, SO JUST SO YOU'RE AWARE, UH, THE WAY THAT THIS IS GONNA GO, I'M GONNA DO A PRESENTATION. 
          IT'S ABOUT 35 MINUTES LONG. 
          IF YOU WANT TO TIME ME, FEEL FREE. 
          UM, AND THEN AFTER THAT WE'LL DO A WHOLE Q AND A SESSION. 
          UH, A COUPLE THINGS ABOUT THIS. 
          UH, DALLAS IS A CITY OF MANY PLACES, MANY PEOPLE, MANY DIFFERENT OPINIONS. 
          EVERYBODY, PLEASE BE VERY RESPECTFUL. 
          WE DON'T WANT ANYBODY TALKING OVER OTHERS' COMMENTS OR KIND OF MAKING DISTRACTIONS. 
          UM, I READ ONLINE BY GOOGLE THAT TEXAS IS ONE OF THE MOST POLITE PLACES IN THE COUNTRY. 
          SO YOU HAVE A LOT TO LIVE UP TO. 
          . 
          UM, ALSO IN TERMS OF COMMENTS, UH, SOMEBODY WILL BE COMING AROUND WITH THE MIC. 
          IS IT JACOB? THAT'S GONNA BE JACOB. 
          UH, JACOB WILL BE COMING AROUND WITH THE MIC. 
          WE'RE GONNA TRY AND GET PEOPLE THAT WE HAVEN'T HEARD FROM FIRST AND THEN KIND OF CIRCLE BACK. 
          WE DO HAVE TO END AROUND JUST AFTER SEVEN 30 BECAUSE THE PEOPLE THAT WORK AT THE REC CENTER WANT TO GO HOME. 
          UM, SO JUST WANTED TO PUT THAT OUT THERE. 
          UH, JUST A COUPLE NOTES. 
          HERE WE ARE, AS YOU STAND UP AND GIVE US COMMENTS. 
          WE ARE TAKING NOTES ON WHAT YOU'RE SAYING, BUT WE'RE NOT TAKING VERBATIM COMMENTS. 
          WHAT WE REALLY WANT IS A WRITTEN RECORD, SO WE DON'T MISUNDERSTAND WHAT YOU ARE TRYING TO TELL US. 
          UM, THERE'S A NUMBER OF WAYS TO DO THAT. 
          UH, YOU'VE PROBABLY ALREADY BEEN INTRODUCED TO THE COMMON CARDS THAT ARE AT THE TABLE. 
          YOU CAN WRITE A RESPONSE ON THERE, SUBMIT IT. 
          IT'S ALL COMING TO US. 
          THE WEBSITE ALSO HAS A COMMENT FORM THAT YOU CAN USE IF YOU DON'T LIKE THE COMMON FORM. 
          THERE'S ALSO AN EMAIL ADDRESS THAT YOU CAN EITHER WRITE DIRECTLY, WRITE AN EMAIL, OR YOU CAN SEND IN A DOCUMENT. 
          UM, SO THERE'S A NUMBER OF DIFFERENT WAYS FOR US. 
          IT'S VERY IMPORTANT. 
          I'VE WRITTEN, UH, DOCUMENTATION SO THAT EVERYBODY ON THE TEAM IS SEEING ALL OF THE SAME STUFF. 
          UH, AND THEN FINALLY, THESE ARE MORE ANNOUNCEMENTS THAN ANY OTHER, OTHER MEETINGS. 
          SO YOU GUYS IN MEETING FIVE SHOULD FEEL KIND OF SPECIAL. 
          UM, THE VIDEOGRAPHER IS HERE. 
          HE IS BEEN HERE AT ALL OF THE MEETINGS. 
          HE COULD PROBABLY GIVE THE PRESENTATION FOR ME AT THIS POINT. 
          UM, HE WILL BE AFTER THE MEETING OUT IN THE HALLWAY. 
          IF YOU'D LIKE TO LEAVE A SHORT SOUND BITE WITH HIM, JUST YOUR KIND OF THOUGHTS ON THE PROCESS, THAT WOULD BE GREAT. 
          WE'RE USING THAT FOR PROMOTIONAL MATERIAL JUST TO SHOW WHAT'S BEEN GOING ON IN THESE MEETINGS. 
          UM, HE'S THE GUY WITH THE CAMERA. 
          I'M PRETTY SURE EVERYBODY COULD FIGURE THAT OUT. 
          BUT THAT IS CAMERON RIGHT THERE. 
          OKAY. 
          UM, ALL RIGHT, SO LET'S DIVE INTO THIS PRESENTATION. 
          SO THIS IS THE DALLAS ZONING REFORM. 
          OH, WAIT, ONE OTHER ANNOUNCEMENT. 
          WE DIDN'T WRITE IT DOWN 'CAUSE CHRIS GAVE ME NOTES AND I FORGOT THIS ONE. 
          UH, JUST SO YOU KNOW, ALL OF THIS, THIS PRESENTATION, THE CODE DIAGNOSTIC, THOSE PAPERS YOU'VE BEEN PICKING UP, THE EXECUTIVE SUMMARIES, ALL OF THAT IS ON THE WEBSITE. 
          UH, SO YOU CAN DOWNLOAD ALL OF THOSE. 
          YOU ARE FREE TO TAKE PICTURES OF THE POWERPOINT IF YOU WANT TO DO THAT. 
          UM, BUT THERE IS A FULL EXACT COPY OF IT IN PDF ON THERE THAT YOU CAN, YOU CAN DOWNLOAD. 
          SO, OKAY, DID I GET EVERYTHING? ALRIGHT, WE PRACTICED THIS IN THE CAR. 
          UM, SO DALLAS ZONING REFORM, SIMPLE, CLEAR, FUTURE READY. 
          UH, WE WANNA MAKE IT AN ORDINANCE THAT IS SIMPLE, STREAMLINE REGULATIONS THAT REDUCES ANY KIND OF UNNECESSARY COMPLEXITY, UH, CLEAR RULES THAT UNDERSTOOD BY EVERYBODY AND NOT JUST SPECIALISTS. 
          AND THEN FUTURE READY, DESIGNED FOR THE DALLAS. 
          WERE BECOMING NOT THE DALLAS OF YESTERDAY. 
          FOLKS HAVE ASKED, WHAT IS DALLAS BECOMING? WE'RE REALLY GETTING THAT GUIDANCE FROM FORWARD DALLAS, WHICH IS ONE OF THE FIRST OBJECTIVES OF THIS PROCESS. 
          SO, UH, WE ARE TRYING TO ACHIEVE A NUMBER OF THINGS WITHIN THIS. 
          UH, THE FIRST IS TO 
          [00:05:01]
IMPLEMENT FORWARD DALLAS. 
          THAT PROVIDES US OUR GUIDANCE ON LAND USE AND DEVELOPMENT. 
          UM, THE PLAN IS A COMPREHENSIVE PLAN. 
          IT IS JUST THAT COMPREHENSIVE. 
          SO EVERYTHING THAT IS IN FORWARD DALLAS CANNOT BE IMPLEMENTED THROUGH ZONING. 
          WE'RE LOOKING AT REALLY THINGS THAT RELATE TO DEVELOPMENT AND LAND USE AND HOW THOSE ARE HANDLED. 
          WE WANNA MAKE A CODE THAT'S VERY USER FRIENDLY, PREDICTABLE AND CONSISTENT. 
          UM, SOMETHING THAT'S A LOT EASIER TO UNDERSTAND THAN YOUR CURRENT BOOK, WHICH IS, IS QUITE BIG. 
          A LOT OF DETAIL IN THERE AND VERY HARD TO KIND OF FIGURE OUT WHAT YOU NEED TO FIGURE OUT. 
          UM, BUILDING ON SOME OF THE THEMES OF FORWARD DALLAS, CREATING NEW OPPORTUNITIES FOR DIVERSE AND AFFORDABLE HOUSING, UM, THAT WAS ONE OF THE MAIN POLICIES THERE. 
          SO LOOKING AT WHAT WE CAN DO WITHIN ZONING IN ORDER TO ACHIEVE THAT. 
          UM, PROMOTING SUSTAINABILITY AND RESILIENCY. 
          UM, YOU KNOW, WE WANNA MOVE FORWARD IN AN ENVIRONMENTALLY RESPONSIBLE MANNER, UM, INTEGRATING DESIGN STANDARDS THROUGHOUT THE CODE SO THAT AS DEVELOPMENT COMES IN, IT'S CONSISTENT AND IT'S OF A HIGH QUALITY. 
          UH, SO MAKING SURE WE'RE BRINGING THAT THREAD THROUGHOUT THE CODE. 
          REDUCING DEPENDENCE ON SPECIAL APPROVALS AND ALLOWING THINGS WE WANT TO SEE TO HAPPEN BY RIGHT. 
          UM, AND THEN INCREASING THE TRANSPARENCY OF DIFFERENT DEVELOPMENT APPROVALS WITHIN THE CITY. 
          SO WHAT IS THIS CODE DIAGNOSTIC? WHAT ARE WE HERE TONIGHT TO DISCUSS? SO REALLY WHAT THIS IS, IS A PRESENTATION OF OUR TECHNICAL REVIEW OF THE DOCUMENT AND SOME OF THE APPROACHES AND CONCEPTS WE WANT TO PUT FORWARD. 
          UM, REALLY A LOT OF THE WORK THAT WENT INTO THIS WAS THE TEAM THAT YOU SEE HERE READING THROUGH THE BOOK, REALLY LOOKING AT EVERYTHING THAT'S IN THERE. 
          UH, YOU KNOW, DOING AN ANALYSIS OF GIS, WE HAD SOME STAKEHOLDER INTERVIEWS, AND THOSE ARE REALLY WITH ONE-ON-ONE INTERVIEWS WITH CERTAIN TECHNICIANS THAT USE THE, THE CODE ON A MORE FREQUENT BASIS TO REALLY UNDERSTAND, HEY, I, I DO STUFF WITH THE ZONING CODE IN DALLAS. 
          HOW IS IT WORKING? WHAT'S GOOD, WHAT'S BAD? AND THEN OBVIOUSLY A LOT OF DISCUSSIONS WITH STAFF WHO WORK WITH THE CODE ON A DAILY BASIS TO REALLY UNDERSTAND KIND OF WHAT'S GOING ON ON A DAY-TO-DAY BASIS WITH ZONING AND DEVELOPMENT. 
          SO, UM, I KIND OF ALREADY ALLUDED TO THIS, BUT WHAT IS A CODE DIAGNOTIC? IT'S REALLY PRESENTING SOME OF THE BIGGER ISSUES, UM, LOOKING AT ALIGNMENTS WITH BEST PRACTICES AND ZONING, UH, AND COMMON SPECIAL APPROVALS THAT MAY BE HAPPENING THROUGHOUT THE CITY. 
          IT IS A PROPOSAL, AND THAT'S WHAT WE'RE HERE TO DO, IS TO GATHER SOME FEEDBACK ON, YOU KNOW, THE PROPOSALS WE'VE PUT FORTH. 
          WHAT DO YOU THINK ABOUT THAT? IT'S REALLY, UM, PRESENTING THESE CONCEPTS AND GETTING FEEDBACK AND THEN PROVIDING THIS DIRECTION AND DRAFTING. 
          I THINK, UH, IT'S IMPORTANT TO NOTE THE CO DIAGNOSTIC IS NOT BEING REVISED. 
          THE BOOK THAT YOU SEE THAT YOU DOWNLOAD FROM THE WEBSITE, THAT'S THE FINAL DOCUMENT BECAUSE IT'S REALLY INTENDED TO BE SOMETHING THAT FOLKS REACT TO. 
          UM, SO REALLY AS YOU LOOK AT IT, WE'RE STILL TAKING COMMENTS. 
          OBVIOUSLY WE'LL BE TAKING COMMENTS FOR A WHILE. 
          UM, PLEASE LET US KNOW WHAT YOU THINK. 
          SO LET'S START JUMPING INTO THE, THE GOOD STUFF, UH, ORGANIZATION. 
          UM, THE BOOK IS HARD TO FOLLOW. 
          UH, I'VE WORKED IN ZONING FOR OVER 25 YEARS. 
          I'VE SEEN SOME OF THE WORST OF THE WORST. 
          YOU'RE NOT THE WORST OF THE WORST, SO DON'T FEEL BAD. 
          UM, BUT THERE'S PLACE TO MAKE THIS MUCH EASIER FOR EVERYBODY TO UNDERSTAND. 
          UM, PART OF THIS IS A GRAPHIC ORIENTATION, REALLY ILLUSTRATING AS MUCH AS YOU CAN. 
          SO THAT WAY CONCEPTS ARE BOTH, ARE BOTH TEXT AS WELL AS ILLUSTRATED TO HELP FOLKS KNOW WHAT WE INTEND BY THE DIFFERENT, BY THE DIFFERENT REGULATIONS, UH, MAKING SURE WE DO GOOD DEFINITIONS FOR ALL THE TERMS OF THE ORDINANCE. 
          AND THAT INCLUDES EVERYTHING FROM GENERAL TERMS THAT ARE USED TO WHAT THE USES ARE. 
          SO WE REDUCE INTERPRETATION, MAKE ADMINISTRATION A LITTLE BIT EASIER. 
          UH, MEASUREMENT METHODOLOGIES, JUST TO BE CONSISTENT, PUT THEM ALL IN ONE PLACE AND MAKE SURE WE'RE MEASURING EVERYTHING THE SAME THROUGHOUT THE CITY. 
          UH, SO THAT WOULD BE SOMETHING LIKE BUILDING HEIGHT. 
          IT'D BE FOUND IN ONE SPOT. 
          WE'D BE ABLE TO ALWAYS IDENTIFY HOW EXACTLY THAT WOULD BE MEASURED, A CONSISTENT VOICE. 
          UM, AS YOU LOOK AT THE ZONING CODE, YOU CAN SEE THERE'S BEEN AMENDMENTS OVER THE COURSE OF THE 40 YEARS SINCE THERE'S BEEN A LAST COMPREHENSIVE LOOK AT IT. 
          UM, AND SO WE WANNA MAKE SURE THAT ONE VOICE IS BEING USED THROUGHOUT THE PROCESS. 
          AND THEN FINALLY, COMPARTMENTALIZATION. 
          UH, THIS IS A KEY THING THAT REALLY, REALLY HELPS MAKE A CODE EASY TO USE AND UNDERSTAND AND FIND WHAT YOU'RE LOOKING FOR, UH, IS MAKING SURE WE'RE GROUPING KIND OF THE, THE LAND USE REGULATIONS INTO LOGICAL CATEGORIES. 
          UM, USUALLY YOU CAN SEE SOME EXAMPLES HERE. 
          THERE'S A BIT MORE EXPLANATION WITHIN THE CODE DIAGNOSTIC ITSELF, UM, ABOUT KIND OF PUTTING WHITE WITH LIKE, SO WE WOULD HAVE ALL THE INDUSTRIAL DISTRICT REGULATIONS IN ONE SPOT. 
          USES WOULD ALL BE IN ONE SPOT. 
          SO WITH THIS KIND OF CREATING THIS NEW CODE, REMOVING AWAY FROM THE ALPHABET SYSTEM OF 51, 51 A, WE'RE NOT DOING 51 B, WE'LL BE DOING CHAPTER 63. 
          SOMEBODY ASKED Y 63. 
          IT'S THE NEXT OPEN CHAPTER WITHIN THE CITY CODE, WHICH IS WHERE ALL OF THIS LIVES. 
          SO IT'S JUST THE NUMBER THAT'S AVAILABLE RIGHT NOW. 
          UM, AND SO ESSENTIALLY WITH THE NEW CHAPTER 63, WE'RE GONNA MOVE ALL THE ZONING AND SUBDIVISION THERE. 
          SOME OF THE STUFF IN 51 A IS NOT PART OF OUR PURVIEW TO UPDATE. 
          YOU CAN SEE THEM LISTED THERE. 
          THINGS LIKE PARKLAND, DEDICATION, FLOOD, PLAIN, HISTORIC PRESERVATION, GASTRO, THOSE WILL REMAIN IN 51 A. 
          [00:10:01]
UM, AND SO ONE THING TO SAY IS, UH, WE'RE GONNA GET TO THIS. 
          WE'RE GONNA DISCUSS THIS IN DETAIL. 
          WE KNOW PDS ARE A BIG THING HERE, BUT I WANT EVERYBODY TO BE CLEAR. 
          WE'LL BE MAINTAINING LIKE YOU HAVE 51, WE'LL BE MAINTAINING 51 A FOR ALL THOSE PLAN DEVELOPMENTS THAT HAVE BEEN APPROVED, UM, UNDER THAT TYPE OF, UNDER THAT, UH, SET OF CODES. 
          OKAY? BIG STUFF. 
          NOW USES, UM, LIST LISTS OF USES WITHIN INDIVIDUAL DISTRICTS. 
          UH, CREATES OPPORTUNITIES FOR INCONSISTENCIES, NOT ALLOWING USES. 
          YOU WANNA ALLOW, ALLOWING USES YOU DON'T WANNA ALLOW. 
          SO WHAT WE WANT TO DO IS PUT THEM ALL IN ONE SPOT WITHIN ONE GLOBAL USE MATRIX. 
          UH, AND YOU CAN SEE AN EXAMPLE HERE. 
          I'VE BEEN POINTING THIS OUT. 
          DON'T TRY TO READ IT AND THINK IT'S FOR DALLAS. 
          THIS IS HOT SPRINGS, ARKANSAS. 
          UM, BUT IT'S REALLY JUST SHOWING HOW THESE TABLES ARE LAID OUT. 
          THE BENEFIT OF DOING THIS IS WHAT YOU'LL SEE IS THERE ACROSS THE TOP ARE ALL THE DIFFERENT DISTRICTS THAT ARE FOUND IN THE CITY. 
          AND THEN DOWN THE SIDE ARE ALL THE USES THAT WE ALLOW BOTH PRINCIPAL AND ACCESSORY. 
          UM, SO IF I'M IN A CERTAIN DISTRICT, I CAN GO DOWN THE COLUMN AND SEE EXACTLY WHAT I CAN DO WITH MY PIECE OF PROPERTY. 
          IF I WANT TO OPEN A BUSINESS, SAY IT IS HIGHLIGHTED HERE, ARTS AND FITNESS STUDIO, I CAN GO ACROSS THE TABLE AND I CAN SEE WHICH DISTRICTS WOULD ALLOW ME TO DO THAT. 
          UM, IT ELIMINATES ANY INCONSISTENCIES. 
          IT MAKES SURE EVERYTHING IS ONLY HAPPENING IN ONE PLACE. 
          ADDING IN NEW USES AS THEY COME OUT. 
          MODIFYING USES OR MODIFYING USE PERMISSIONS BECOMES SIMPLER BECAUSE IT'S ALL LOCATED IN THIS ONE TABLE. 
          UM, KEY PART OF THIS AS WELL. 
          EVERY ONE OF THESE USES IS GOING TO BE DEFINED, AGAIN, THAT REDUCTION IN INTERPRETATION. 
          UM, AND IN SOME CASES, SOME OF THESE USES WILL HAVE STANDARDS AND CONDITIONS ATTACHED TO THEM, UH, THAT REGULATE SOME OF THEIR IMPACTS WHEN THEY LOCATE THERE. 
          SO IT MAY BE SOMETHING LIKE, THE COMMON EXAMPLE WE ALWAYS TALK ABOUT IS A DRIVE THROUGH. 
          LET'S HAVE SOME SIGHTING STANDARDS. 
          LET'S HAVE SOME, UM, YOU KNOW, SCREENING STANDARDS FOR THE NOISE AND STUFF THAT IT GENERATES. 
          SO JUST EVERY USE WOULD HAVE TO COMPLY WITH THAT. 
          SO THAT'S A KEY EXAMPLE. 
          UM, YOU HAVE A LOT OF WAYS TO APPROVE USES. 
          UM, YOUR MOST TYPICAL ONE HERE IS THE SPECIFIC USE PERMIT. 
          THIS IS COMMON TO PRETTY MUCH EVERYWHERE WE'VE EVER WORKED, EXCEPT FOR SOME WEIRD PLACES CHRIS HAS WORKED IN MAINE. 
          UM, THEY WANT TO DO IT DIFFERENTLY, BUT THIS IS A VERY COMMON THING. 
          IT'S A USEFUL TOOL WE'RE PROPOSING TO MAINTAIN IT AND REALLY USE IT, UM, THE WAY THAT IT SHOULD BE USED. 
          AND YOU'VE GOT OTHER TYPES OF USE PERMISSIONS IN PLACE THERE. 
          YOU'VE GOT THE LIMITED USES, THE DEVELOPMENT IMPACT REVIEW, THE RESIDENTIAL ADJACENCY REVIEW. 
          WE THINK A LOT OF THIS CAN BE ADDRESSED THROUGH THINGS LIKE LOOKING AT CREATING USE STANDARDS, CREATING CONDITIONS, AND LOOKING AT ISSUES LIKE MAYBE SOME USES WOULD REQUIRE THINGS LIKE A SITE PLAN REVIEW DEPENDING ON THEIR SIZE AND SCALE. 
          UM, ONE OF THE THING THAT'S VERY UNIQUE HERE TO DALLAS THAT WE HAVEN'T SEEN ELSEWHERE IS THE RENEWAL OF SPECIFIC USE PERMITS. 
          AND WE'VE, WE, THIS IS A TOUCHY SUBJECT WE'VE LEARNED OVER THE PAST FIVE MEETINGS. 
          SO, UH, WE JUST WANNA TALK ABOUT IT A LITTLE BIT. 
          AND SO BASICALLY OUR RECOMMENDATION WOULD BE, UH, TO NOT MAKE SPECIAL SUVS. 
          IF YOU HEARD ME SAY SPECIAL USES, IT'S THE SAME THING, UH, TO NOT MAKE U SUBJECT TO RENEWAL. 
          IT'S NOT COMMON. 
          IT'S ESSENTIALLY SAYING, WE THINK THIS USE IS APPROPRIATE IF IT'S SUBJECT TO THESE CONDITIONS, SUBJECT TO THIS ADDITIONAL LAYER OF REVIEW AND APPROVAL. 
          UH, AND SPECIAL USES TECHNICALLY RUN WITH THE LAND. 
          UM, WE THINK IT'S, IT CREATES AN UNPREDICTABLE ENVIRONMENT AT TIMES BECAUSE THERE'S ISSUES OF, WELL, HEY, I DON'T KNOW IF I WANT TO OPEN MY BUSINESS 'CAUSE IN TWO YEARS I'M GONNA HAVE TO COME BACK. 
          AND WHAT IF THEY DON'T RENEW IT? UM, THERE'S THINGS THAT LOOKS LIKE IT'S KIND OF TRYING TO CONTROL, YOU KNOW, HOW IT'S OPERATED AND MAKING FAVORITES, LIKE PLA FAVORITES WITH WHO'S TRYING TO OPEN A BUSINESS. 
          SO THAT'S WHAT WE'RE SEEING THERE. 
          WE THINK THERE'S A COUPLE OF THINGS, UM, THAT CAN REALLY HELP WITH THIS. 
          YOU CAN ALWAYS REVOKE A SPECIAL OR A SPECIFIC USE PERMIT THAT WOULD MAIN, THAT WOULD REMAIN. 
          WE CAN LOOK AT WAYS TO PUT CONDITIONS ON DIFFERENT TYPES OF USES, BUT WE THINK IT'S IMPORTANT TO AT LEAST DISCUSS THIS. 
          WE KNOW IT'S TOUCHY, BUT DISCUSS IT. 
          I, WE KNOW ONE OF THE WAY, ONE OF THE SPECIFIC USE PERMITS THAT'S OUT THERE THAT IS VERY SENSITIVE SINCE WE'RE TALKING ABOUT USES, IS INDUSTRIAL USES. 
          WE'RE VERY WELL AWARE OF THAT. 
          WE'RE GONNA CONTINUE TO DIVE INTO THAT MUCH DEEPER. 
          UM, JUST REALLY LOOKING AT HOW WE'RE TREATING INDUSTRIAL USES AND HOW THEY'RE WORKING KIND OF WITH OTHER, UM, WITH COMPATIBILITY ISSUES, QUITE FRANKLY. 
          UM, AND THEN FINALLY FOR USES, WE WANTED TO ADD A BUNCH. 
          MANY OF THESE ARE INTENDED TO BE, UH, KIND OF COOL, VIBRANT THINGS THAT WE THINK, YOU KNOW, THE CITY OF DALLAS SHOULD MAKE CLEAR THAT THEY'RE WELCOME TO LOCATE IN THE CITY. 
          SO THOSE ARE THINGS LIKE ARTISAN WORKSHOPS, FOOD, TRUCK PARKS, SPECIALTY FOOD SERVICE, AND NOBODY EVER KNOWS THAT THAT IS, IT'S LIKE A COFFEE ROASTER, UM, COMMERCIAL KITCHENS. 
          SO REALLY ALL THOSE KIND OF CREATIVE USES. 
          THE FIRST ONE YOU SEE THERE ON THAT LIST THOUGH, IS CORNER STORES. 
          AND WHAT WE WANT TO DO, WE WANNA TAKE A LOOK AT AREAS WHERE YOU HAVE KIND OF CORNER STORES, UM, COMMERCIAL USES THAT HAVE ALWAYS EXISTED AND THEY'RE OPEN NOW IN THE WAY THAT WE'VE PROPOSED IT WITHIN THE CODE DIAGNOSTIC. 
          AND AGAIN, WE WANNA EMPHASIZE IT'S A PROPOSAL. 
          SO WE WANT TO HEAR FROM YOU ON THESE THINGS, IS THAT IF IT IS THERE, IF IT 
          [00:15:01]
EXISTS, WE CAN CREATE A WAY TO ALLOW THAT USE WITHIN THE RESIDENTIAL DISTRICTS BECAUSE IT IS ALREADY EXISTING AND OPERATING. 
          THAT IS WHAT WE'RE TRYING TO LOOK AT WITH THAT. 
          AND THAT'S THE PROPOSAL THAT'S ON THE TABLE. 
          THERE MAY BE OTHER DISTRICTS, UM, YOU KNOW, WHEN YOU START TO GET OUT INTO MORE OF THE MIXED USE DISTRICTS OR DISTRICTS THAT HAVE, YOU KNOW, A VARIETY OF KIND OF, UH, RESIDENTIAL WITHIN THEM, THAT CORNER STORES MAY BE NEW ONES WOULD BE DESIRABLE. 
          UM, BUT REALLY THE INTENT OF THIS ONE IS TO CAPTURE THINGS THAT HAVE ALWAYS EXISTED ON THE CORNER. 
          AND THESE WOULD ALL HAVE VERY STRICT STANDARDS AROUND THEM, UH, TO REALLY CONTROL HOW THEY OPERATE, WHAT THEY CAN BE, HOW BIG THEY CAN BE, BECAUSE WE WANT THEM TO BE LOCAL. 
          WE'RE NOT TRYING TO BUILD BIG THINGS IN THESE AREAS. 
          SO WE'RE INTO THE BIG PART OF THE CODE. 
          SO THIS IS, THIS IS WHERE WE GET REALLY INTENSE. 
          WE'RE INTO THE DISTRICTS. 
          SO SOME OF THE KEY PROPOSALS THAT WE HAVE OUT THERE, UM, SIMPLIFYING THE SINGLE FAMILY AND INCREASING CONFORMANCE. 
          SO LOOKING AT YOUR CURRENT SINGLE FAMILY DISTRICTS, UM, WE'LL TALK ABOUT IT IN A SECOND. 
          UH, KIND OF THE DEVELOPMENT PATTERNS THERE AND MAKING SURE WE'RE CAPTURING 'EM APPROPRIATELY. 
          UM, CREATING ANOTHER SET OF GENTLE DENSITY DISTRICTS. 
          THESE WOULD BE NEW THAT WOULD ALLOW FOR MORE HOUSING DIVERSITY. 
          UH, REFINING, MULTIFAMILY AND TOWNHOUSE. 
          SO THEY'RE KIND OF LOGICAL AND FUNCTIONING. 
          CREATING A SCALE OF COMMERCIAL AND MIXED USE DISTRICTS THAT INCREASE IN INTENSITY AND SCALE. 
          UH, KIND OF GOING FROM THE NEIGHBORHOOD ALL THE WAY TO THE REGIONAL. 
          UM, INTEGRATING MIXED USE DEVELOPMENT INTO THE COMMERCIAL DISTRICTS. 
          I KNOW SOME OF YOU ARE ALL AWARE, SB EIGHT 40, SB EIGHT, THERE'S THREE OF 'EM. 
          I FORGET THE NUMBERS. 
          SB EIGHT 40 HAS KIND OF MADE MIXED USE, UH, MUCH EASIER TO DO. 
          WE'RE LOOKING AT IT. 
          WE DON'T HAVE A DEFINITIVE STATEMENT ON WHAT WE THINK SBA 40 SAYS, BUT JUST SO YOU'RE AWARE, WE'RE AWARE, UM, REFINING THE RANGE OF INDUSTRIAL DISTRICTS TO BE, UH, KIND OF VERY PRECISE ON WHAT THEY ARE, WHAT THEY MEAN, WHAT CAN LOCATE THERE. 
          UH, AND THEN MAKING SURE SPECIAL PURPOSE AND OVERLAY DISTRICTS, UH, ADDRESS THE THINGS THAT THEY NEED TO ADDRESS. 
          SO LET'S DIVE INTO THE FIRST ONE. 
          UM, THESE ARE YOUR EXISTING SINGLE FAMILY RESIDENTIAL DISTRICTS. 
          UH, WE DID A SIGNIFICANT AMOUNT OF ANALYSIS ON THESE ACTUALLY, JUST TO SAY MITCH DID A SIGNIFICANT AMOUNT OF ANALYSIS ON THESE, BUT I'M TAKING A LOOK AT THE DEVELOPMENT PATTERNS. 
          SO WHEN YOU'RE SEEING THINGS THAT WE SAY, UH, MAINTAIN OR REDUCE, WE'RE JUST LOOKING AT THE DEVELOPMENT PATTERN THERE. 
          THAT'S SAYING, SO AS WE LOOK AT THE R ONE ACRE DISTRICT, UM, WHAT WE SEE THERE IS, THERE'S A LOT OF LOTS THAT DON'T MEET THAT ONE ACRE MINIMUM. 
          IF IT WAS REDUCED TO WHAT'S CALLED A BUILDER'S ACRE OF 40,000 SQUARE FEET RATHER THAN 43,560 SQUARE FEET, UM, I ALWAYS REMEMBERED SEVEN 11. 
          UH, SO IF WE REDUCED IT TO THE BUILDER'S ACRE, YOU CAN UP THE COMPLIANCE. 
          AND AGAIN, THAT 3000 SQUARE FOOT DIFFERENCE REALLY WOULDN'T IMPACT THINGS LIKE SUBDIVISION OF THESE AREAS. 
          THE HALF ACRE SEEMS TO BE WORKING PRETTY WELL. 
          UM, IT'S NOT A LARGE PORTION OF THE CITY, BUT YOU KNOW, REALLY MOST LOTS THERE DO CONFORM. 
          I'M GONNA SKIP AHEAD TOO. 
          YOU SEE SOME GOOD CONFORMANCE WITHIN R SEVEN FIVE AND R FIVE. 
          THESE ARE KIND OF THE BIGGEST DISTRICTS WITHIN THE CITY. 
          UM, SO REALLY JUST LOOKING AT THOSE AND SAYING, YEAH, THEY'RE WORKING. 
          UM, AND THEN FINALLY YOU'VE GOT THE R 16, R 13 AND R 10. 
          UH, VERY LITTLE DIFFERENCE BETWEEN THESE THREE DISTRICTS. 
          THEY'RE REALLY, UM, THEY DON'T TAKE UP A LOT OF LAND AREA AND THEY'RE, THEY'RE VERY MINOR DIFFERENCES BETWEEN THEM. 
          UH, IF WE CAN CONSOLIDATE THEM INTO ONE SINGLE FAMILY DISTRICT, SAY THE R 10 OF 10,000 SQUARE FEET, UH, YOU WOULD GET A LOT OF COMPLIANCE WITH THE MINIMUM LOT SIZE. 
          'CAUSE YOU CAN SEE HERE THAT THEY'RE, THEY'RE REALLY NOT. 
          THEY'VE GOT SOME WONKINESS IN THE NUMBER OF, UH, LOTS THAT DON'T CONFORM TO THAT. 
          SO IT'S JUST A SIMPLIFICATION OF BRINGING THEM DOWN INTO ONE DISTRICT. 
          AGAIN, THESE ARE ALL SINGLE FAMILY DISTRICTS. 
          AND SO THIS ANALYSIS IS REALLY JUST BASED ON THE EXISTING DEVELOPMENT PATTERNS. 
          UH, WE ALSO ADDED A COUPLE PROPOSALS FOR SOME NEW STUFF. 
          UH, THE FIRST NEW DISTRICT WOULD BE IN R THREE SINGLE FAMILY DISTRICTS. 
          SO AGAIN, THIS WOULD BE SINGLE FAMILY, BUT THIS WOULD BE FOR SMALL LOTS, UH, TO CAPTURE SMALL LOT URBAN RESIDENTIAL AREAS. 
          UM, YOU'VE EVEN GOT SOME THAT ARE OUT THERE. 
          WE DID SOME PRELIMINARY ANALYSIS. 
          UM, THIS IS NOT A REZONING RECOMMENDATION. 
          THIS IS JUST AN ANALYSIS, UH, THAT YOU'VE ALREADY GOT LIKE 2000 PROPERTIES OUT THERE THAT ARE 3000 SQUARE FEET. 
          UM, SO IT, IT'S ALREADY OUT HERE IN DALLAS. 
          UH, NOW THE NEXT ONE I HAVE LEARNED, YOU'RE GONNA READ THE EXECUTIVE SUMMARY. 
          AND I HAVE LEARNED THAT ME TRYING TO BE, UH, VERY CREATIVE IN MY WRITING HAS CONFUSED PEOPLE. 
          WHEN I SAY A PARALLEL SET OF GENTLE DENSITY DISTRICTS, I WAS BEING DESCRIPTIVE. 
          IT IS NOT A TECHNICAL ZONING TERM PARALLEL, JUST, I, I THOUGHT I WAS CLEVER. 
          UM, SOMETIMES YOU FAIL. 
          SO WHAT WE WANNA DO IS CREATE AN ENTIRELY NEW SET OF DISTRICTS, BASICALLY TAKING WHAT YOU'VE GOT AS THE, UM, THE SINGLE FAMILY DISTRICTS, THE R 10 THROUGH THE R THREE, AND CREATE A SET OF DISTRICTS USING THAT. 
          THAT ADDS IN DUPLEX, TRIPLEX, QUADRUPLEX IN ADDITION TO SINGLE FAMILY. 
          THAT'S THAT GENTLE DENSITY, THAT MISSING MIDDLE. 
          THESE WOULD BE AN ENTIRELY NEW SET OF DISTRICTS. 
          AND 
          [00:20:01]
A LOT OF THIS, WHEN WE TALK ABOUT ZONING AND WHEN WE UPDATE CODES AND WHEN WE ADD NEW DISTRICTS, SOMETIMES THESE DISTRICTS DON'T EVEN MAKE IT ONTO THE MAP INITIALLY. 
          THE IDEA IS TO HAVE THE TOOLS IN THE TOOLKIT READY TO GO BECAUSE, UM, WE'RE GONNA TALK ABOUT IT. 
          YOU GUYS GOT A PROBLEM WITH PDS AND WE DON'T WANNA KEEP DOING EVERYTHING THROUGH PD. 
          WE WANT TO BE ABLE TO SAY, HEY, THIS AREA REALLY IS READY FOR THIS TYPE OF DEVELOPMENT. 
          WE HAVE, WE KNOW EXACTLY WHAT WE WANNA SEE WHEN THAT GOES INTO PLACE. 
          AND SO IT'S REALLY KIND OF, WE SOMETIMES TALK ABOUT 'EM AS BACK POCKET DISTRICTS. 
          AND THAT'S THE INTENT OF HAVING THESE HERE SO THAT YOU'RE READY TO GO WHEN AREAS ARE READY TO TRANSITION INTO THIS TYPE OF DEVELOPMENT. 
          UH, CLARIFYING THESE GUYS, THE TOWNHOUSE AND THE MULTIFAMILY. 
          UM, THERE ARE THREE TOWNHOUSE DISTRICTS. 
          UH, THE USE PERMISSIONS ARE IDENTICAL WITHIN THEM. 
          UM, THEY HAVE SOME DENSITY LIMITS, BUT THEY'RE, THEY'RE KIND OF, THEY GO FROM SIX TO 12. 
          UM, WE THINK THAT THESE CAN BE COMBINED, THESE CAN BE ANOTHER FORM OF THESE GENTLE DENSITY RESIDENTIAL DISTRICTS. 
          UM, AND TO CREATE SOME TOWNHOUSE DEVELOPMENT THAT, YOU KNOW, THAT THE CITY WOULD LIKE TO SEE. 
          SO CON CONSOLIDATING THESE THREE ON THAT SIMPLIFYING CONTROLS WITH A SINGLE MINIMUM LOT AREA PER DWELLING UNIT. 
          SO THAT WOULD CONTROL THE DENSITY. 
          I THINK WHAT'S IMPORTANT HERE IS ALSO THE CONTROLS, SOME DESIGN STANDARDS AND SOME SIDING STANDARDS FOR THESE. 
          SO YOU'RE GETTING, AS WE TALKED ABOUT, INTEGRATING DESIGN. 
          THIS WOULD BE ONE OF THOSE AREAS WHERE WE WOULD START TO INTEGRATE DESIGN INTO THE, THE TOWNHOUSE DEVELOPMENTS, UM, THE MULTI-FAMILY DISTRICTS AND JUST KIND OF LOOKING AT THESE AND, AND KIND OF ANECDOTAL INFORMATION ON 'EM. 
          THE BASE STANDARDS MAY BE TOO LOW. 
          UM, THERE SEEMS TO BE A HEAVY RELIANCE ON AFFORDABLE MIXED INCOME BONUSES FOR PROJECT FEASIBILITY. 
          UM, AND SO WHAT WE WANNA DO IS LOOK AT THE MULTIFAMILY DISTRICTS AND JUST MAKE SURE THAT WE'VE GOT KIND OF TWO THAT REALLY WORK FOR THE CITY. 
          AND SO RIGHT NOW YOU'VE GOT FOUR VERY LITTLE DISTINCTIONS BETWEEN THEM WHEN YOU GROUP THEM TOGETHER. 
          UM, SO WHAT WE'RE SAYING IS TO CONSOLIDATE MF ONE AND MF TWO, UH, THESE WOULD BE A LOWER SCALE, LOWER DENSITY MULTIFAMILY DISTRICT LOOKS TO ALLOW KIND OF A FULL RANGE OF DWELLINGS WITHIN IT. 
          UH, AND THEN MF THREE AND MF FOUR WOULD BE COMBINED TO CREATE A HIGHER DENSITY TIER, REALLY RESTRICTED, UM, TO THAT TYPE OF HIGH DENSITY DEVELOPMENT. 
          AGAIN, A LOT OF FORM SCALE, A LOT OF FORM CONTROLS, A LOT OF CONTROLS ON DESIGN, A LOT OF CONTROLS ON SCALE TO MAKE SURE THAT THESE BIGGER BUILDINGS, UM, ALSO LOOK GOOD. 
          UH, YOU CURRENTLY HAVE A MIXED INCOME BONUS. 
          UH, WE SEE UTILITY IN THAT. 
          WE, WE PROPOSE TO MAINTAIN THAT WE'RE GONNA HAVE TO TWEAK IT 'CAUSE IT'S GONNA BE TALKING ABOUT THINGS THAT KIND OF AREN'T IN THE CODE ANYMORE OR DISTRICTS HAVE CHANGED. 
          BUT THE, THE INTENT OF THAT, UM, IS A USEFUL TOOL. 
          THE COMMERCIAL DISTRICTS, UM, WANNA CREATE, LIKE I SAID, THAT LOGICAL SCALE. 
          UM, SO FIRST OFF, YOU HAVE OFFICE DISTRICTS. 
          UH, I THINK WE'RE ALL KIND OF WELL AWARE POST PANDEMIC, NOT REALLY OFFICE EXCLUSIVE. 
          SMALL OFFICE EXCLUSIVE DISTRICTS REALLY AREN'T, YOU KNOW, FEASIBLE. 
          UM, THERE'S NOT A LOT OF DEMAND FOR OFFICE SPACE KIND OF ANYWHERE. 
          UM, SO WE WANNA INTEGRATE THEM INTO THE MIXED USE DISTRICTS. 
          SO BASICALLY THEY JUST BECOME A COMPONENT OF THAT. 
          UM, ALSO CREATES KIND OF A MORE COMPREHENSIVE ENVIRONMENT. 
          YOU, YOU CAN ACTUALLY WORK THERE AND YOU CAN GET LUNCH SOMEWHERE AND YOU CAN DO AN ERRAND WHILE YOU'RE THERE. 
          SO REALLY JUST INTEGRATING THEM INTO THE OTHER DISTRICTS. 
          UM, THE NS AND THE CR ARE THESE, AGAIN, KIND OF SMALLER, UH, SMALLER SCALE COMMERCIAL, MAINTAINING THOSE, THESE REALLY KIND OF SERVE THE LOCAL ENVIRONMENT. 
          UM, YOU KNOW, WE SAY THIS NOW AND WE GOT HERE. 
          REISE, YOUR MIXED USE DEVELOPMENT OPPORTUNITIES STATE DID THAT FOR YOU. 
          SO, UM, SO REALLY SOME OF THESE ARE ARE THINGS WE'RE GONNA HAVE TO COMPLY WITH AS WE, WE DRAFT THIS CODE, UH, REGIONAL RETAIL, THAT'S THE RR DISTRICT. 
          UM, YOU NEED A PLACE FOR THE CAR DEALERS, YOU NEED A PLACE FOR THE IKEA, THE COSTCO. 
          UM, AND THAT'S REALLY WHAT THESE KIND OF, OF AUTOCENTRIC LARGE SCALE COMMERCIAL AREAS ARE FOR. 
          UM, SO IT IS BASICALLY MAKING SURE WE'VE GOT STANDARDS IN PLACE SO THAT THEY DEVELOP, UH, THE WAY THAT WE WANT THEM TO DEVELOP. 
          UM, MIXED USE DISTRICTS. 
          UH, REALLY JUST CREATING THAT FULL RANGE OF MIXED USE, GETTING RID OF THESE PERCENTAGES THAT YOU CURRENTLY HAVE THAT LIMIT THE AMOUNT OF DIFFERENT TYPES OF COMMERCIAL OR RESIDENTIAL THAT ARE IN PLACE. 
          UH, WE WANNA BE FLEXIBLE WITH THESE AND CREATE TRUE KIND OF VIBRANT MIXED USE DISTRICTS. 
          SIMILARLY, UH, TOD DISTRICTS TRANSIT ORIENTED DEVELOPMENT ARE A TYPE OF MIXED USE DISTRICT, BUT REALLY ORIENTED TOWARDS SUPPORTING TRANSIT STATIONS. 
          AND ONE OF THE THINGS WE KNOW IS ALL TRANSIT STATIONS ARE NOT CREATED EQUAL. 
          SO WE CAN'T JUST DO ONE TOD DISTRICT, WE WANNA LOOK AT ONES THAT ARE KIND OF LOWER IN SCALE AND THEN THOSE THAT ARE HIGHER IN SCALE. 
          SO IT'S REALLY JUST, UH, IMPORTANT TO BE KIND OF CONTEXT SENSITIVE AS TO WHERE THESE TOD DISTRICTS WOULD LOCATE, UM, THE CENTRAL AREA DISTRICTS, UH, THAT'S YOUR DOWNTOWN. 
          WE REALLY WANT TO TAKE A LOOK AT THAT AND MAKE SURE THAT WE'RE KIND OF ACKNOWLEDGING ITS CHARACTER. 
          UM, THE CVD HAS, WE'RE THINKING ENVISIONING IT REALLY AT THIS POINT WITH PURPOSE SPECIFIC SUBDISTRICTS. 
          UM, THE FIRST WOULD BE THE CORE, WHICH IS KIND OF THE CENTER OF THE DOWNTOWN, THE TALLEST BUILDINGS, YOUR SKYLINE. 
          UM, MAKING 
          [00:25:01]
SURE THAT WE'RE ALLOWING FOR THAT TO BE ENHANCED AS TIME GOES ON WITH NEW BUILDINGS. 
          UM, THE CBD OUTER CORE. 
          SO WHAT YOU SEE HERE IS YOU'RE STARTING TO FEATHER OUT FROM THE MIDDLE. 
          SO KIND OF THE SCALE GOES DOWN A LITTLE BIT, UM, TO, YOU KNOW, THAT KIND OF MIXED USE DEVELOPMENT THAT'S KIND OF DIRECTLY AROUND THE CORE. 
          UH, AND THEN FINALLY KIND OF ONCE YOU MOVE AWAY FROM THE COURT, AND IT'S NOT A PERFECT CIRCLE, I KNOW, BUT WE CAN JUST THINK ABOUT IT THAT WAY, UH, WOULD BE THE CBD RESIDENTIAL MIXED YOU AREA. 
          IT'S KIND OF FEATHERING DOWN REALLY TO THAT LOWEST SCALE THERE. 
          UM, AND I REALLY JUST MEANT TO KIND OF ACKNOWLEDGE THE CHARACTER OF THE CENTRAL BUSINESS DISTRICT. 
          UM, A COUPLE OF ONES THAT ARE IN THE CODE NOW THAT WE LOOKED AT, YOU HAVE THE URBAN CORRIDOR DISTRICTS HAVE A TON OF REQUIREMENTS IN THEM AND MAYBE THAT'S WHY THEY'RE NOWHERE TO BE FOUND ON THE MAP. 
          AND WE THINK THEY CAN JUST BE ELIMINATED AND ABSORBED, UH, INTO OTHER MIXED USE AREAS. 
          SIMILARLY, YOU HAVE THESE VERY ODD MULTIPLE COMMERCIAL DISTRICTS. 
          THEY HAVE A MIX OF REQUIRED NON-RESIDENTIAL USES IN THE BUILDING. 
          UM, THAT'S NOT NECESSARY. 
          YOU DON'T NEED TO DO THAT. 
          AND I DON'T BELIEVE THAT THEY'RE ON THE MAP EITHER. 
          UH, DON'T QUOTE ME ON THAT RIGHT NOW. 
          AND AGAIN, I THINK WE CAN JUST BRING THIS INTO THE KIND OF SCALE OF COMMERCIAL AND MIXED USE DISTRICTS. 
          AND THEN FINALLY THERE'S THE KIND OF UNIQUE COMMERCIAL DISTRICT OF THE FORM-BASED CODE. 
          UM, WITHIN THAT, YOU KNOW, YOU SEE A LOT OF DESIGN AND SCALE AND FORM, UH, BEING CONTROLLED THERE DIFFERENTLY THAN THE OTHER DISTRICTS. 
          WE THINK AS WE TAKE THE GOOD INTENT OF WHAT'S IN THE FORM-BASED DISTRICTS, WE CAN CONSOLIDATE THEM INTO THE OTHER DISTRICTS. 
          SO ESSENTIALLY WE'RE NOT LOSING THE GOOD STUFF ABOUT FORM-BASED CODE. 
          UM, AND THESE DISTRICTS THAT ARE IN PLACE THERE, WE'RE JUST BRINGING IT INTO EVERY, SO EVERYBODY ELSE LOOKS JUST AS GOOD AS THEY DO. 
          UM, SO THAT'S REALLY WHAT THE INTENT THERE IS. 
          AND, YOU KNOW, DISTRICTS CAN VARY ON THE AMOUNT OF DESIGN CONTROL THAT ARE, ARE PLACED UPON, UM, THE INDUSTRIAL DISTRICTS. 
          UH, A COUPLE THINGS HERE. 
          WE WANNA MAKE SURE THAT WE'RE REALLY CLEAR ON WHAT EACH OF THESE DISTRICTS MEAN AND THE TYPES OF USES THAT ARE ALLOWED. 
          SO THE PURPOSE AND THE USE ALL ALIGNS TOGETHER. 
          SO, UH, WE'VE MADE SOME PROPOSALS HERE, UM, TO MAKE THEM A LITTLE MORE PREDICTABLE AND INTENT. 
          SO CURRENTLY WE HAVE THE LIGHT INDUSTRIAL AND YOU HAVE THE INDUSTRIAL RESEARCH DISTRICT. 
          UM, VERY, THE DISTINCTIONS BETWEEN THEM ARE KIND OF VAGUE. 
          WE WANNA BRING THEM TOGETHER INTO ONE DISTRICT THAT IS THE RL RESEARCH AND LOGISTICS DISTRICT, UH, WHICH WOULD BE FOR LARGE SCALE OFFICE AND RESEARCH CAMPUSES, SOME LIGHT INDUSTRIALS, SOME LOGISTICS, KIND OF THE STUFF THAT ALL TAKES PLACE INSIDE AND DOESN'T HAVE ADDITIONAL IMPACTS ON THE OUTSIDE WHEN THEY'RE LOCATED THERE. 
          UH, THE BIG ONE WHERE I KNOW WE'RE GONNA BE DOING A LOT OF WORK IN LOOKING AT THE USES THAT ARE IN IT, THE USES AND THE CONDITIONS THAT ARE TIED TO THOSE IS YOUR CURRENT. 
          IM INDUSTRIAL MANUFACTURING. 
          UH, WE'RE PROPOSING AN AIM CHANGE TO GENERAL INDUSTRIAL, TO BE MORE SPECIFIC THAT IT IS A GENERAL INDUSTRIAL DISTRICT. 
          UM, AND JUST REALLY, YOU KNOW, WE'RE GONNA BE WORKING ON THAT ONE AND MAKE SURE, UH, WE CAN ADDRESS WHAT'S GOING ON WITHIN THAT. 
          AND WE'VE PROPOSED A NEW FLEX COMMERCIAL DISTRICT. 
          UM, THIS IS REALLY TARGETED TOWARDS AREAS THAT USED TO BE INDUSTRIAL, UM, THAT ARE STARTING TO TRANSITION. 
          UH, YOU KNOW, YOU SEE THEY STILL HAVE INDUSTRIAL USES GOING ON WITHIN THEM, BUT ALL OF A SUDDEN THERE'S A DOGGY DAYCARE AND THERE'S BIKE BREWERY AND THERE'S THE CURVES AND THERE'S AN INSIDE SOCCER, BUT IT'S STILL GOT INDUSTRIAL STUFF GOING ON. 
          UM, THEY'RE OFTEN KNOWN AS THE COOL PARTS OF TOWN. 
          WE WANNA MAKE SURE THAT WE'VE GOT A DISTRICT THAT FACILITATES THAT, THAT ALLOWS THAT TO HAPPEN WHEN THAT DOES HAPPEN. 
          UM, SO THAT YOU CAN GET THE PROPER MIX OF STUFF GOING ON IN THERE, THAT THERE'S LEVELS OF COMPATIBILITY THAT CAN BE MAINTAINED. 
          UH, AND THEN FINALLY YOU HAVE THE COMMERCIAL SERVICE DISTRICT CS. 
          UM, IT'S NOT, IT REALLY COMMERCIAL SERVICE ALMOST SOUNDS LIKE AN OFFICE DISTRICT. 
          SO WE WANNA RENAME IT TO THE BUSINESS INDUSTRIAL 'CAUSE IT IS INDUSTRIAL IN NATURE, UM, TO DISTINGUISH IT FROM THE COMMERCIAL DISTRICTS, UH, AND BETTER REFLECT THE KIND OF RANGE OF ACTIVITIES THAT ARE ALLOWED WITHIN IT. 
          UH, SO IT'S REALLY KIND OF IMPORTANT, UM, THAT WE, YOU KNOW, TALK ABOUT IN THE PURPOSE STATEMENT AND IN THE NAME EXACTLY WHAT THE BUSINESS INDUSTRIAL DISTRICT IS. 
          UM, THE LAST SET OF DISTRICTS WE'VE GOT, THESE ARE SPECIAL PURPOSE AND OVERLAY. 
          UM, SO SPECIAL PURPOSE DISTRICT IS TARGETING ONE PARTICULAR THING. 
          YOU'VE GOT A BUNCH IN PLACE, UH, AND WE HAVEN'T RECOMMENDED MAKING MANY CHANGES OR ANY CHANGES TO THE, THE THREE YOU SEE THERE. 
          UM, THE AGRICULTURAL DISTRICT, THE MH MANUFACTURED HOME DISTRICT, AND THE CD CONSERVATION DISTRICT. 
          UM, SO THOSE WOULD BE MAINTAINED ON THE NEXT SET. 
          WE'RE PROPOSING KIND OF TWO NEW THINGS TO ADD TO THIS LIST. 
          UH, THE FIRST WOULD BE AN INSTITUTIONAL DISTRICT. 
          UM, IT'S ACTUALLY TAKING WHAT YOU HAVE AS AN INSTITUTIONAL OVERLAY AND CREATING A BASE DISTRICT SO WE CAN ADDRESS THE KIND OF CAMPUS FORM THAT MANY OF THESE TAKE, WHETHER THEY BE HEALTHCARE INSTITUTIONS, GOVERNMENT FACILITIES, OR COLLEGES AND UNIVERSITIES. 
          IN SOME CASES I'VE SEEN IT APPLY TO GIANT HIGH SCHOOLS. 
          UM, SO REALLY SO WE COULD REALLY FOCUS IN ON HOW THAT CAMPUS DEVELOPS. 
          SO WE WANNA MAKE SURE THAT WE HAVE A DISTRICT RESERVED 
          [00:30:01]
FOR THESE. 
          UM, THE OTHER SPECIAL PURPOSE IS THE OS OPEN SPACE. 
          UM, THIS WOULD BE FOR LARGE PARKS AND REC KIND OF RECREATION CENTERS, LIKE WHERE WE'VE BEEN AT A COUPLE TIMES NOW. 
          UM, AS WELL AS NATURAL FEATURES. 
          IT'S A DISTRICT THAT'S REALLY STRICTLY RESERVED FOR THOSE. 
          I WANT TO BE CLEAR, THAT DOESN'T MEAN YOU CAN'T HAVE PARKS IN OTHER DISTRICTS. 
          YOU CAN'T. 
          THIS IS A DISTRICT THAT'S TARGETING THESE LARGER SCALE ONES THAT ARE OUT THERE. 
          THEN MOVING ON, YOU'VE GOT THE OVERLAY DISTRICTS. 
          UM, IN MANY CASES WE JUST WANNA MAINTAIN THE CURRENT OVERLAYS THAT YOU HAVE. 
          UM, YOU MAY BE FAMILIAR WITH SOME OF THEM, THE HISTORIC, THE DEMOLITION DELAY, TURTLE CREEK, UH, NEIGHBORHOOD FOREST AIRPORT, FLIGHT PATH, NEIGHBORHOOD STABILIZATION. 
          UM, SO THOSE ARE THE ONES THEY SEEM TO BE FULFILLING THEIR PURPOSES IN OVERLAY. 
          UM, IF THERE'S ANY ALIGNMENTS OR TWEAKS THAT NEED TO HAPPEN, WE WILL DEFINITELY LOOK INTO THOSE. 
          UM, I'M GONNA TALK A LITTLE BIT. 
          I'M GONNA COME TO THE ONE I KNOW EVERYBODY'S EYEING IT, SO I'M GONNA COME BACK TO IN A SECOND. 
          UM, A COUPLE OF THESE LEGACY DISTRICTS THAT WE TALK ABOUT, THESE ARE DISTRICTS WHO CAN'T APPLY FOR ANYMORE, BUT WE NEED TO HAVE THEIR REGULATIONS ON THE BOOKS SOMEWHERE. 
          SO THEY CONTINUE TO BE THERE FOR THOSE THAT HAVE IT, BUT NOBODY CAN HAVE A NEW ONE. 
          IT'S THINGS LIKE THE LIQUOR CONTROL, UH, THE MODIFIED DELTA, WHICH IS PARKING, THE PARKING DISTRICT, WHICH IS PARKING. 
          UM, AND YOU ALSO HAVE THE PARKING MANAGEMENT DISTRICT, WHICH IS PARKING. 
          SO YOU NEED A LOT OF PARKING OVERLAYS, YOU DON'T NEED TO. 
          UM, SO WHAT WE WANNA DO IS MAKE SURE THAT WE, WE ELIMINATE THOSE. 
          UH, ONE OTHER, UH, SUGGESTION THAT WE'VE HAD ON HERE THAT YOU CAN SEE, AND THIS IS ONE WHERE WE'VE BEEN GETTING A LOT OF FEEDBACK ON, UH, BOTH POSITIVE AND NEGATIVE, UM, IS ELIMINATING THE A DU OVERLAY AND ALLOWING ADUS AS A USE WITHIN DISTRICTS. 
          UM, ESSENTIALLY MAKING ADUS THE PROPOSAL. 
          AGAIN, PROPOSAL. 
          SO WE WANNA HEAR FEEDBACK, UM, IS TO ALLOW THEM BY RIGHT, WITH A WHOLE SET OF VERY STRICT STANDARDS TIED TO THEM. 
          UM, SO THERE'S RESTRICTIONS ON SIZE, ON HEIGHTS, ON LOCATION, ON WHAT SIZE LOT YOU WOULD HAVE TO HAVE TO HAVE ONE. 
          THERE'S SO MANY DIFFERENT THINGS THAT YOU CAN DO IN TERMS OF REGULATING THEM TO ALLOW THEM MORE EASILY BY, RIGHT? UM, SO THAT'S KIND OF A BIG ONE THAT'S OUT THERE. 
          WE'VE HAD A LOT OF FEEDBACK ON THAT ALREADY. 
          WE, WE WELCOME MORE FEEDBACK ON THAT. 
          UM, AND WE KNOW THAT THAT'S AN ISSUE FOR THE CITY TO KIND OF KEEP THINKING ABOUT. 
          UM, SO WHAT ARE WE DOING WITH SOME OF THE DISTRICT CONTROLS MORE GENERALLY? UM, SO FIRST THOUGH, WE WANNA CREATE THE DISTINCTION BETWEEN THE YARD AND THE SETBACK. 
          UM, AND HAVE YOU'VE BEEN TO THESE MEETINGS BEFORE, 'CAUSE I SEE SOME FAMILIAR FACES. 
          UM, THE IMPORTANCE OF THIS IS A SETBACK IS THE REQUIRED MINIMUM OF THE DISTRICT. 
          SO THE DISTRICT MAY SAY YOUR HOUSE HAS TO BE SET A MINIMUM OF 20 FEET BACK, BACK, THAT WOULD BE THE SETBACK, BUT YOU WOULD LIKE A LARGER FRONT YARD. 
          SO YOU SET YOUR HOUSE BACK 30 FEET, THAT AREA BETWEEN THE BUILDING WALL AND WHERE THE MINIMUM SETBACK IS KIND OF A NO MAN'S LAND. 
          SO WHEN WE SAY YARD, WE MEAN THE FRONT OF THE BUILDING TO THE FRONT WALL LINE, AND THAT BECOMES YOUR YARD. 
          AND THAT'S WHAT THESE ARE ILLUSTRATING. 
          AND THE IMPORTANCE OF THESE, THE IMPORTANCE OF THIS IS THAT IF YOU CONTROL THINGS ONLY BY MINIMUM SETBACKS, THAT LEAVES THAT AREA, THAT 10 FOOT AREA IN A NO MAN'S LAND. 
          AND IF SOMEBODY'S AT THEIR HOUSE VERY FAR BACK AND YOU DON'T SPECIFICALLY SAY, AND THIS IS THE EXAMPLE, AND I SWEAR ONE OF THESE MEETINGS, SOMEBODY'S GONNA HAVE THIS, UM, YOU SAY NO SWIMMING POOLS IN THE FRONT YARD, THAT MAKES SURE THAT YOU DON'T GET A SWIMMING POOL IN FRONT OF THE HOUSE. 
          AND I HOPE THAT MAKES SENSE, BUT I THINK YOU KIND OF GET USED TO IT AS YOU GO ON. 
          IT'S REALLY A WAY TO CONTROL A LOT OF ACCESSORY STRUCTURES AND OTHER GENERAL DEVELOPMENT STANDARDS. 
          UM, WE WANNA TAKE A LOOK AT ALL THE SETBACKS. 
          UH, ONE OF THESE IS THE SINGLE FAMILY, UH, LOOKING AT REGULATING THE FRONT SETBACK BY AN AVERAGING PROVISION. 
          UH, THE BENEFIT TO THIS IS REALLY AS YOU GO ALONG THE BLOCK FACE, THE HOUSES HAVE THE SAME NATURAL RHYTHM AMONGST EACH OTHER RATHER THAN JUST KIND OF A RANDOM SETBACK THAT'S PUT INTO PLACE. 
          UM, SO THAT'S ONE OF THE REASONS THAT WE'RE MAKING THAT RECOMMENDATION. 
          UH, WE WANNA CLARIFY A NUMBER OF DIFFERENT THINGS LIKE INTERIOR SIDE YARDS, CORNER SIDE YARDS, REAR YARDS, UH, REALLY MAKING SURE THAT WE'VE SET THESE OUT SPECIFICALLY, UH, AND KIND OF LOOK AT HOW THEY'RE WORKING. 
          AND THEN FINALLY, CLARIFYING CONTROLS ON BUILDING COVERAGE, UM, WHICH YOU CURRENTLY HAVE AND ADDING IN ITS NEW BEST FRIEND, UH, THE IMPERVIOUS SURFACE MAXIMUM. 
          AND WHAT THAT CONTROLS IS BOTH THE NUMBER OF BUILDINGS ON THE LOT AS WELL AS THE PAVING. 
          UH, VERY IMPORTANT FOR STORMWATER RUNOFF CONTROLS. 
          SO ESSENTIALLY MAKING SURE THERE'S GREEN SPACE ON THE LOT, UM, NOT ONLY JUST TO KIND OF, YOU KNOW, LOOK GOOD, BUT ALSO TO FUNCTION AS AN ENVIRONMENTAL ASSET TO THAT LOT. 
          UH, COUPLE OF OTHER ZONING DISTRICT CONTROLS THAT WE WOULD LIKE TO UPDATE. 
          UH, FIRST OFF IS MEASURING BUILDING HEIGHT AND FEET NOT IN STORY SO THAT WE KNOW KIND OF WHAT THE OVERALL HEIGHT OF A BUILDING IS. 
          AND THAT WOULD BE THE FUNCTIONAL CONTROL. 
          UM, AGAIN, KIND OF TALKED ABOUT THIS ALREADY, BUT LOOKING AT THE MAXIMUM HEIGHTS, UH, FOR MULTIFAMILY AND NON-RESIDENTIAL, UH, MAKING SURE THAT WE'RE ALLOWING KIND OF THE RIGHT TYPES OF HEIGHTS IN THE RIGHT AREAS OF THE CITY. 
          UM, BIG ONE, ANOTHER BIG ONE, YOU GUYS ARE ON THE LAST MEETING, SO YOU GET TO HEAR WHAT EVERYBODY ELSE SAID. 
          SO, UH, ELIMINATING THE RESIDENTIAL PROXIMITY SLOPE 
          [00:35:01]
AND TOWER SPACING AND MOVING INTO A MORE CONTEXTUAL TRANSITION CONTROL. 
          WE UNDERSTAND THE IMPORTANCE OF RPS, THE RESIDENTIAL PROXIMITY SLOPE, AND WE UNDERSTAND THAT IT'S BIG BUILDINGS GOING IN NEXT TO SMALL BUILDINGS, IN PARTICULAR SINGLE FAMILY. 
          AND THERE'S WAYS TO DO THAT THAT DON'T HAVE THE COMPLICATED ISSUES THAT THE RRP S CREATES. 
          UM, IT'S BASICALLY, IT EXTENDS FOR INFINITY, IT SAYS INFINITE. 
          UH, AND SO WHAT WE REALLY WANT TO DO IS MAKE SURE THAT WE'RE, WE'RE DEALING WITH IT ON A MORE SITE SPECIFIC LEVEL. 
          CHRIS, I'M STEALING YOUR EXPLANATION, UM, ON A MORE SITE SPECIFIC LEVEL SO THAT WHEN THINGS ARE LOCATING NEXT TO EACH OTHER, WE CAN CONTROL THE HEIGHTS IN DIFFERENT WAYS AND MAKE SURE WE MAINTAIN THAT COMPATIBILITY. 
          WE DON'T HAVE THE FULL TECHNICAL DRAFT OF WHAT WE'RE GONNA DO, HOW WE'RE GONNA DO THAT. 
          UM, WE'VE DONE IT A COUPLE DIFFERENT WAYS IN OTHER PLACES. 
          UM, BUT THE THING IS, IS WE HAVE TO TAILOR EVERYTHING TO YOU. 
          SO WE'RE GONNA CONTINUE TO EVALUATE THAT AND WE HOPE THAT YOU WOULD LET US SHOW YOU THE PROPOSAL, UM, BECAUSE REALLY WE'RE NOT TRYING TO GET RID OF WHAT RPS IS DOING. 
          WE JUST WANT TO DO IT BETTER AND EASIER. 
          UM, KIND OF A COUPLE OTHER THINGS. 
          UH, ELIMINATING DWELLING UNITS PER ACRE. 
          IT'S KIND OF A MUCH OLDER WAY OF CONTROLLING, UH, DENSITY WE WANT TO CONTROL BY THE LOT AREA. 
          UH, SIMILARLY, FAR REALLY CREATED FOR SKYSCRAPERS. 
          WE THINK THAT THE OTHER CONTROLS IN PLACE, THINGS LIKE SETBACKS, BUILDING COVERAGE, ALL THESE DIFFERENT THINGS WE WANNA ADD IN. 
          UH, WE CAN CONTROL THE BUILDING VOLUME A LITTLE BIT BETTER. 
          UH, AND THEN I, I'VE SAID THIS BEFORE, BUT DESIGN STANDARDS INCLUDED WITHIN MOST DISTRICTS. 
          OKAY, SO I, I HAVE TO DO IT. 
          I'VE DONE IT AT EVERY MEETING. 
          SO NOW WE'RE AT THE TOP OF THE HILL AND NOW WE'RE GONNA BE GOING DOWN THE BOTTOM OF THE HILL. 
          UM, SO WE'RE GONNA GO THROUGH KIND OF, UH, THE REST OF THE SLIDES, BUT THAT IS REALLY KIND OF THE HEART OF THE CODE IS THE DISTRICTS AND THE USES. 
          UM, SO FIRST UP IS GENERAL DEVELOPMENT STANDARDS. 
          SO WE'VE KIND OF TALKED ABOUT AS WE TALK ABOUT USES IN DISTRICTS, IT'S THE PRINCIPAL USE OF THE LOT, THE PRINCIPAL STRUCTURE ON THE LOT. 
          WE WANNA TALK ABOUT ALL THE OTHER STUFF THAT HAPPENS ON A LOT. 
          UM, SO MANY OF THESE ARE KIND OF COMMON. 
          MAKE SURE WE HAVE THE RIGHT CONTROLS IN PLACE FOR THINGS LIKE FENCES, MECHANICAL EQUIPMENT, UM, SPECIAL REGULATIONS THAT THE CITY MAY HAVE. 
          YOU KNOW, THINGS LIKE DUMPSTERS AND RECYCLING CONTAINERS, MAKING SURE THAT WE'VE GOT THOSE ALL LAID OUT. 
          UH, WE WANNA LOOK AT EXTERIOR LIGHTING CONTROLS, YOU KNOW, NOT SOMETHING SO TECHNICAL THAT MOST FOLKS CAN'T PICK UP THE BOOK AND UNDERSTAND WHAT IT MEANS AND THAT STAFF NEEDS TO GET SPECIALISTS ON BOARD TO ADMINISTER THEM. 
          UM, BUT THINGS THAT REALLY DO HELP WITH GLARE POLLUTION AND TRESPASS. 
          UM, AND REALLY KIND OF AGAIN, LOOKING AT ENVIRONMENTAL SUSTAINABILITY, RESILIENCY. 
          YOU KNOW, SOME LIGHTING CONTROLS ARE TYPICALLY VERY HELPFUL, UH, ACCESSORY STRUCTURES, UM, GENERAL STANDARDS FOR THOSE. 
          BUT THEN SOME OF THEM NEED SOME SPECIFICS. 
          SO WE'D BE LOOKING AT THINGS LIKE DETACHED GARAGES, SHEDS, APIARIES, SOLAR AND WIND. 
          THERE MAY BE OTHERS. 
          JUST SOME EXAMPLES OF TYPICAL ACCESSORY STRUCTURES. 
          WE WANNA MAKE SURE THAT WE'VE GOT THOSE REGULATIONS IN PLACE TO KIND OF CONTROL WHERE THEY GO ON THE LOT. 
          AGAIN, LOOKING AT ISSUES OF COMPATIBILITY, UM, THIS LITTLE TABLE HERE, UM, IS KIND OF VERY IMPORTANT IF WE REMEMBER THE YARD SETBACK DISCUSSION. 
          UM, SO THIS IS REALLY LOOKING AT PERMITTED ENCROACHMENTS. 
          AND, UM, THIS IS NOT DALLAS. 
          AGAIN, THIS IS, I TOLD EVERYBODY IT'S PALOS PARK, ILLINOIS, IF ANYBODY KNOWS WHERE THAT IS. 
          UM, AND IT'S REALLY JUST LOOKING AT ARCHITECTURAL FEATURES THAT WOULD ENCROACH INTO REQUIRED SETBACKS. 
          SO THINGS LIKE EVES OR CHIMNEYS OR BAY WINDOWS, SO THAT AS YOU'RE BUILDING YOUR HOME IN PARTICULAR, A LOT OF THESE REALLY DO FOCUS ON KIND OF HOMES THAT ARE RESIDENTIAL COMPONENTS, UM, THAT YOU CAN HAVE, YOU KNOW, THE ABILITY TO ARTICULATE THAT FACADE TO ADD SOME ARCHITECTURAL INTEREST AS YOU SEE HERE ON THIS CHART. 
          IN SOME CASES SOME OF THEM AREN'T ALLOWED TO ENCROACH AND THEN IN OTHER CASES THEY CAN, BUT WE'VE GOT MAXIMUMS OF HOW MUCH THEY CAN GO IN, UH, HOW FAR THEY MIGHT HAVE TO BE FROM A WALL LINE. 
          SO THERE'S STILL CONTROLS. 
          IT'S NOT JUST A BLANKET, HEY, MAKE IT 10 FOOT EVEN AND GO TO THE WALL LINE. 
          WE WANNA MAKE SURE THAT THEY'RE CONTROLLED PROPERLY AS WELL. 
          SO YOU JUST GOT DONE WITH PARKING REFORM. 
          UM, AND SO NOW WE'RE COMING IN, UH, WITH A CODE UPDATE AND YOU'RE PROBABLY WONDERING HOW THE TWO ARE GONNA WORK TOGETHER. 
          UM, WELL, WE ARE GONNA BE WORKING WITH WHAT WAS ADOPTED AND JUST MAKING SURE THE LINES WITH THE CODE. 
          WE'RE NOT MAKING ANY RE RECOMMENDATIONS FOR ANY KIND OF SIGNIFICANT CHANGES TO THAT. 
          WE JUST NEED TO MAKE SURE THAT IT'S WORKING WITH THE WAY THAT THE NEW CODE WOULD BE STRUCTURED, BUT SUBSTANTIALLY THE CONTENTS, THAT'S GONNA REMAIN WHAT YOU GUYS JUST WORKED THROUGH OVER THE COURSE OF A FEW YEARS. 
          UH, SIMILARLY LANDSCAPE, UM, NOT QUITE AS RECENT AS PARKING REFORM, BUT IT, IT IS SOMETHING THAT HAS BEEN RECENTLY UPDATED. 
          WE WANNA MAKE SURE AS WE'RE LOOKING THROUGH IT AGAIN, ALIGNING IT WITH THE REST OF THE CODE, MAKING SURE IT'S ALL, YOU KNOW, LIKE I SAID, THAT CONSISTENT VOICE, EVERYBODY'S TALKING TO EACH OTHER WITH THE SAME VOCABULARY. 
          UH, BUT IN GENERAL, IN THAT ONE, WE WILL DIVE INTO IT JUST A LITTLE BIT JUST TO MAKE SURE WE'VE GOT LANDSCAPING GOING ON IN ALL THE RIGHT PLACES. 
          SO THAT WOULD BE THINGS LIKE PARKING LOTS, BOTH THE INSIDE AND THE PERIMETER. 
          UH, THINGS LIKE ABOVE YARDS OR TRANSITION YARDS, BUILDING FACADE LANDSCAPE. 
          WE WANNA MAKE SURE THAT KIND OF WHAT WE CAN ADD IN, IN TERMS OF LANDSCAPE. 
          [00:40:01]
UM, WE'RE DOING THAT AND WE'RE MAKING THAT ALIGNMENT. 
          SO THE OTHER ELEMENT THAT'S HERE KIND OF IN THE GENERAL DEVELOPMENT STANDARDS, BUT I DON'T KNOW, I GAVE IT ITS OWN SECTION, UH, SIGNS, UH, WE NEED TO UPDATE THE SIGN CODE. 
          UH, WE NEED TO MAKE SURE THAT THE SIGN CODE IS CONTENT NEUTRAL. 
          THAT IS A STATEMENT THAT, OR A DECISION THAT CAME DOWN FROM THE SUPREME COURT. 
          UH, WE CANNOT REGULATE THE CONTENT OF SIGNS, SO WE NEED TO BE KIND OF VERY CAREFUL AND MAKE SURE THAT WE'RE NOT DOING THAT. 
          UM, THERE ARE STILL A COUPLE OF DISTINCTIONS YOU CAN MAKE THAT HAVE BEEN UPHELD. 
          ONE BEING ON-PREMISE VERSUS OFF-PREMISE, WHICH IS JUST VERY SIMPLY YOUR TYPICAL SIGN VERSUS THE BILLBOARD. 
          WE CAN STILL PROHIBIT BILLBOARDS. 
          UM, ALSO COMMERCIAL VERSUS NON-COMMERCIAL MESSAGING. 
          UH, WE WANNA REORGANIZE THE SIGN, UH, PROVISION SO THAT THEY'RE MUCH EASIER TO SEE. 
          UH, SO THAT'S REALLY SOMETHING THAT WE'VE SUGGESTED HERE. 
          UM, REALLY LOOKING AT A PURPOSE. 
          THE GENERAL SIGN STANDARDS. 
          PROHIBITED SIGNS, SIGNS THAT ARE EXEMPT FROM PERMIT, SIGNS THAT REQUIRE A PERMIT. 
          AND MY FAVORITE THING THAT YOU'VE GOT THAT I'M NOT GONNA CHANGE THAT'S IN THE CURRENT CODE IS THE EXTRAORDINARILY SIGNIFICANT SIGNS. 
          WE'VE ALWAYS CALLED THEM CLASSIC SIGNS. 
          NOW THAT SOUNDS SO BORING AND BLAND. 
          UM, SO WE WANNA KEEP YOUR EXTRAORDINARILY SIGNIFICANT SIGNS. 
          IT IS A GOOD THING TO HAVE. 
          IT IS SOMETHING WE RECOMMEND TO PEOPLE ALL THE TIME TO KEEP IN THEIR CODES, UH, BECAUSE THERE'S SOME VERY COOL SIGNS OUT THERE THAT REALLY CONTRIBUTE TO THE CHARACTER OF THE CITY. 
          AND WE WANT TO HAVE A MEANS, UH, TO ALLOW THEM, WHICH YOU ALREADY DO, WHICH IS GREAT. 
          UM, YOU'VE ALSO GOT SPECIAL PROVISION SIGN CONTROLS. 
          UM, IF YOU'VE EVER OPENED UP THE SIGN CODE, UM, AS SOMEONE MAYBE WANT TO DO IN THE EVENING WHEN THERE'S NOTHING ON TELEVISION, UM, YOU WOULD COME TO THINK THAT THE ONLY WAY TO GET A SIGN DONE WOULD BE THROUGH A SPECIAL PROVISION SIGN CONTROL PLAN. 
          THERE ARE SO MANY OF THEM IN THERE, THEY'RE VERY BIG. 
          WE'RE NOT PROPOSING TO ELIMINATE THEM BECAUSE THEY HAVE BEEN APPROVED AND THE RIGHTS HAVE BEEN GRANTED. 
          WE JUST WANT TO MOVE THEM TO AN APPENDIX. 
          SO WHEN SOMEBODY OPENS THE SIGN CODE, THEY SEE THAT THEY CAN BUILD A SIGN PER THE REGULATIONS. 
          LET'S JUST MAKE THAT SIMPLER PER THE TYPES OF SIGNS THAT WE WANT TO SEE. 
          SO OF THAT, TO THAT NOTE, UM, CURRENTLY YOUR SIGN REGULATIONS ARE SEPARATED INTO ATTACHED AND DETACHED SIGNS. 
          UM, WE WANNA MAKE THEM A LITTLE BIT MORE IN TUNE WITH WHAT'S GOING ON WITHIN THE DISTRICTS WHERE THEY'RE ALLOWED. 
          SO WE ARE PROPOSING A DIFFERENT APPROACH. 
          WE'RE GONNA LIST OUT THE DIFFERENT TYPES OF SIGNS. 
          I'M NOT GONNA READ ALL THESE, DON'T WORRY. 
          UM, BUT YOU CAN SEE HERE KIND OF SIGNS THAT REQUIRE A PERMIT, SIGNS THAT DON'T REQUIRE A PERMIT, UM, AND THEN GO DISTRICT BY DISTRICT. 
          SOME DISTRICTS MAY ALLOW CERTAIN TYPES OF SIGNS, SOME MAY NOT. 
          UH, SOME MAY ALLOW THEM, BUT THEY MUST BE MUCH SMALLER, OTHERS MUCH LARGER. 
          AND THE IMPORTANT, WHAT WE WANNA GET TO THERE IS WE WANNA ALLOW HOW SIGNS LOOK, HOW BIG SIGNS ARE, WHAT TYPES OF SIGNS ARE IN PLACE WITH THE DESIGN, THE FORM, AND THE SCALE OF THE DISTRICT IN WHICH THEY'RE LOCATED. 
          OKAY, WE'RE REALLY NEARING THE END HERE. 
          SO THIS IS GOOD ADMINISTRATION. 
          UM, A COUPLE THINGS HERE. 
          UH, WE WANNA MAKE SURE THAT ADMINISTRATION IS CLEAR. 
          A LOT OF THESE THINGS COME DOWN THROUGH THE STATE. 
          UM, AND WITH THAT IN PLACE, WE HAVE TO ABIDE BY THOSE. 
          UM, BUT WE AT LEAST WANNA MAKE IT VERY CLEAR WHAT'S GOING ON HERE. 
          UH, SO WE PROPOSED TO STRUCTURE WITHIN IN FOUR ARTICLES. 
          UH, WHO DOES WHAT THE CODE ADMINISTRATORS, UM, HOW DO I DO IT, THE ZONING APPLICATION PROCEDURES, AND THEN WHAT HAPPENS WHEN I'VE DONE IT. 
          UH, THE ZONING APPROVALS, WHAT THAT WHOLE PROCESS WOULD BE LIKE. 
          AND WE'VE SAID ZONING, ZONING, ZONING. 
          AND ALSO SUBDIVISION WOULD BE IN THERE AS WELL. 
          A COUPLE OF THINGS THAT WE'VE LOOKED AT, UM, THAT WE WOULD LIKE TO, UH, YOU KNOW, PROPOSE SOME MODIFICATIONS TO. 
          THE FIRST IS VARIANCES. 
          YOU HAVE LIMITS ON THE TYPES OF VARIANCES THAT CAN BE APPLIED FOR. 
          UM, A VARIANCE IS SUPPOSED TO BE SOMETHING YOU COULDN'T THINK OF THAT IS SOMETHING VERY UNIQUE. 
          UH, SOME KIND OF HARDSHIP RELATED TO THE LOT. 
          SO KIND OF COUNTERINTUITIVE TO SAY, THESE ARE WHAT YOU CAN APPLY FOR WHEN REALLY A VARIANCES, YOU DON'T KNOW THAT YOU'RE GONNA NEED TO APPLY FOR SOMETHING. 
          SO WE WANNA MAKE SURE THAT THE VARIANCE MAINTAINS THAT FLEXIBILITY. 
          UH, IMPORTANT TO NOTE THE PROCESS WOULD REMAIN THE SAME. 
          UH, YOU STILL HAVE TO GO THROUGH, UH, BOARD OF ADJUSTMENT. 
          YOU STILL HAVE TO DO ALL THE EVALUATIONS OF STUFF LIKE THAT. 
          I MEAN, IT'S REALLY JUST THAT, IT'S JUST ELIMINATING THAT LIMITATION ON THE TYPES OF VARIANCES. 
          UM, WE'VE ALSO PROPOSED TO ADDED ADMINISTRATIVE MODIFICATION. 
          UM, THIS WOULD BE A NEW PROCEDURE. 
          THIS WOULD BE SOMETHING THAT WOULD BE OFTENTIMES CALLED BABY VARIANCES, UM, THAT WOULD BE APPROVED BY THE ZONING ADMINISTRATOR. 
          UM, COUPLE OF THINGS ABOUT THIS. 
          THEY'RE VERY TIGHTLY DRAWN. 
          WE HAVE PROVIDED ONE EXAMPLE HERE OF A MODIFICATION OF 10% OR LESS TO ANY DIMENSIONAL STANDARD. 
          UM, THAT'S SOMETHING A LOT OF PLACES USE. 
          DOESN'T HAVE TO BE WHAT YOU USE. 
          WE CAN REALLY TAKE A LOOK AT THIS AND SEE WHERE THE PARAMETERS EVERYBODY IS COMFORTABLE WITH IN TERMS OF ALLOWING FOR THAT. 
          UM, IT ALSO IS IMPORTANT THAT TYPICALLY THERE IS SOME NOTICE WITH THAT. 
          UM, THE NEIGHBORS, IT WOULDN'T BE THE KIND OF LARGER NOTICE OF A VARIANCE, BUT AT LEAST THE NEIGHBORS SURROUNDING THE PROPERTY CAN BE NOTIFIED. 
          [00:45:01]
WE CAN LOOK AT ISSUES LIKE THAT. 
          UH, AND THEN FINALLY THERE'S THE EVALUATION STANDARDS FOR THE ADMINISTRATIVE MODIFICATION AS WELL. 
          UM, SITE PLAN REVIEW. 
          AND WE WANNA EVALUATE THE TRIGGERS FOR SITE PLAN REVIEW. 
          I MEAN, REALLY THIS IS INEVITABLE AS YOU'RE DOING A NEW DISTRICT STRUCTURE, YOU'RE DOING NEW USES, YOU'RE LOOKING AT ALL THESE DIFFERENT THINGS. 
          WE WANNA SEE WHAT EXACTLY IS TRIGGERING SITE PLAN REVIEW. 
          SO IT'S REALLY GONNA BE, UH, KIND OF A BIG EVALUATION OF THAT, UM, TAILORED BY USE OR BY DISTRICT AND OR BY DISTRICT, UM, BY DEVELOPMENT SIZE AND BY WHEN YOU HAVE ALTERATIONS OR EXPANSIONS OF LARGER DEVELOPMENTS. 
          OKAY, I TALKED FAST. 
          I KNOW. 
          OKAY, SO THERE'S ALSO, UM, KIND OF IN THE LAST PART SUBDIVISION. 
          UM, GENERALLY YOUR SUBDIVISION PROCESS IS DIFFICULT. 
          I MEAN, IT'S THE DIVISION OF LAND. 
          UH, YOU'RE KIND OF JUST GOING THROUGH THAT REGULAR PROCESS. 
          UM, NOW THERE'S FUNDING IN THERE THAT STRUCK US, UH, AS KIND OF NOT IN ALIGNMENT WITH THE WAYS SUBDIVISION HAPPENS. 
          UH, YOU'VE GOT THIS LANGUAGE THAT SAYS LOTS MUST CONFORM IN WIDTH, DEPTH AND AREA TO THE PATTERN ALREADY ESTABLISHED IN ADJACENT AREAS HAVING DUE REGARD FOR THE CHARACTER OF THE AREA. 
          THIS IS VERY ATYPICAL FOR SUBDIVISION STANDARDS. 
          QUITE FRANKLY. 
          WE DON'T SEE IT ALL THAT OFTEN IF WE'VE EVER SEEN IT AT ALL. 
          UM, WHEN YOU'RE SUBDIVIDING LAND, YOU'RE IN A DISTRICT, YOU HAVE TO COMPLY WITH THE STANDARDS OF THAT DISTRICT. 
          THAT'S REALLY YOUR EVALUATION CRITERIA. 
          UH, THE LANGUAGE HERE IS VAGUE SUBJECTIVE. 
          IT'S OPEN TO INTERPRETATION, WHAT'S CONFORMING, WHAT'S WITH DUE REGARD, HOW FAR DOES ADJACENT GO. 
          UM, SO REALLY IT LEADS TO A LOT OF SUBJECTIVITY. 
          AND SO WE WANT TO LEAD AND, AND THAT LEADS TO INCONSISTENT APPLICATION OF REGULATIONS. 
          SO AGAIN, KIND OF AS IT SAYS HERE, ROOM FOR BIAS OR ARBITRARY DECISIONS, RISK OF LEGAL CHALLENGES AS WELL AS UNCERTAINTY. 
          SO WHAT WE WANNA DO IS REALLY LOOK AT SUBDIVISION AND GIVEN THE PROCESS THAT SUBDIVISION DESERVES, WHICH IS REALLY JUST LOOKING AT THE DISTRICT STANDARDS, OKAY, PLAN DEVELOPMENT. 
          YOU GUYS LOVE PLAN DEVELOPMENT. 
          YOU HAVE OVER 1200 PDS, AND BY THE TIME WE'RE GETTING THROUGH THIS PROCESS, I'M SLIGHTLY AFRAID TO KNOW HOW MANY THERE'S GOING TO BE. 
          AT THAT POINT. 
          WE HAVE SOMEBODY BACK AT THE OFFICE LOOKING AT ALL 1200 PDS TO SEE WHAT'S IN THEM. 
          UM, PD IN ITSELF IS NOT A BAD TOOL. 
          IT'S A GOOD TOOL TO HAVE IN THE CODE. 
          REALLY THE INTENT OF, UH, PLAN DEVELOPMENT OR PD, IT WAS CREATED TO ALLOW FOR UNIQUE AND INNOVATIVE DEVELOPMENTS. 
          UM, MODIFICATIONS TO THE BASE ZONING FOR SOMETHING THAT YOU DIDN'T EXPECT TO SEE OR NEEDED. 
          SOME KIND OF, UH, A LITTLE BIT MORE FLEXIBILITY. 
          BUT YOU HAVE TO GO THROUGH A PROCESS THAT AS YOU DO NOW, UH, WHERE YOU'RE TAKING A LOOK AT KIND OF EVERYTHING YOU, YOU'RE SEEING IT GOING THROUGH COUNCIL, WHAT A PD WOULD BE. 
          IT'S A GOOD TOOL WHEN IT'S USED THAT WAY ANYWHERE NOW INTO THE POINT WHERE YOU'RE AT RIGHT NOW. 
          IT'S MOVED BEYOND ITS ORIGINAL INTENT. 
          UM, IT'S REALLY BECOMING SOMETHING TO FILL THE GAPS BETWEEN WHAT'S HAPPENING OUT THERE AND WHAT THE CODE ALLOWS. 
          AND WHEN WE SEE THIS MANY PDS, AND YOU'RE NOT THE ONLY ONES THAT HAVE DONE THIS, YOU DON'T FEEL BAD. 
          UM, IT'S A SIGN THAT THE CODE IS, IS FUNDAMENTALLY SOMETHING'S BROKEN WITHIN IT. 
          BECAUSE IF THAT'S THE ONLY WAY THAT YOU CAN DO A P DO DEVELOPMENT, UM, YOU KNOW, YOUR CODE'S NOT RESPONDING TO WHAT'S OUT THERE. 
          UM, AND IT'S SERVING AS A WORKAROUND ESSENTIALLY. 
          UH, A COUPLE OF THINGS WITH PDS, THEY'RE TIME CONSUMING FOR EVERYBODY. 
          THEY ARE TIME CONSUMING FOR THE PERSON SUBMITTING THE PD. 
          THEY'RE TIME CONSUMING FOR STAFF AND FOR THE BODIES THAT EVALUATE THE PD, THEY'RE TIME CONSUMING FOR THE NEIGHBORS WHO ARE CONCERNED ABOUT THE PD. 
          SO YOU'RE ALWAYS KIND OF WATCHING WHAT THE PDS DOING. 
          AND I THINK THERE'S KIND OF OTHER WAYS THAT, YOU KNOW, IF THINGS ARE MORE PREDICTABLE AND CONSISTENT, YOU DON'T NEED TO DO THESE PDS. 
          YOU'LL GET SOME OF YOUR TIME BACK. 
          UM, IT CAN BE UNCERTAIN, YOU KNOW, WHAT IS THE PD, WHAT IS THE FINAL RESULT? WHAT I'M SUBMITTING? IS THAT GONNA BE OKAY? AT THE END OF THE PROCESS, THE NEIGHBORS MAY DROP OFF AND THINGS MAY CHANGE. 
          AND YOU DON'T KNOW EXACTLY WHAT'S IN THAT PD. 
          AND PROBABLY IT'S BIGGEST ISSUE IS ESSENTIALLY THESE PDS ARE ALL MINI ZONING CODES ALL OVER THE CITY. 
          AND SO WHEN YOU SEND SOMEBODY OUT FOR ENFORCEMENT BECAUSE HE MANAGED TO MAKE IT THROUGH THE CODE, AND HE FOUND A REGULATION THAT THEY'RE VIOLATING, AND YOU ASK FOR ENFORCEMENT TO DO IT, THEY MAY HAVE A PD THAT'S DIFFERENT AND THEY DON'T KNOW THAT. 
          YOU DON'T KNOW THAT. 
          'CAUSE SOME OF THESE ARE VERY OLD. 
          AND IT, IT ESSENTIALLY, YOU HAVE TO GO RESEARCH AND FIND OUT WHAT THE PD SAYS TO SEE IF THERE'S A VIOLATION. 
          IF YOU WANT MORE CONSISTENT ENFORCEMENT, YOU KNOW, IF MORE OF THE CITY IS JUST SUBJECT TO THE BASE ZONING STANDARDS, IT'S MUCH EASIER TO TRACK WHEN VIOLATIONS ARE OCCURRING. 
          THEY MAKE ENFORCEMENT MUCH MORE COMPLEX. 
          SO HOW DO WE SOLVE THE ISSUE? UM, SOME OF THIS YOU'VE ALREADY KIND OF CONFIGURED OUT FROM WHAT WE'VE BEEN SAYING, UM, ESTABLISHING A MORE RESPONSIVE DISTRICT AND USE STRUCTURE. 
          THIS IS REALLY SOMETHING THAT, YOU KNOW, THINGS THAT YOU'RE DOING BY PD, YOU KNOW, IF YOU'VE GOT 'EM IN THE CODE, YOU CAN JUST DO 'EM BY THE CODE. 
          UM, OFTENTIMES WE SEE THIS WITH PD AND ONCE WE GET, I THINK, INTO 
          [00:50:01]
THE HIGHER NUMBERS OF THE PD AND OUR ANALYSIS, WE'LL START TO SEE IT TOO. 
          THERE'S COMMON CONDITIONS THAT JUST KEEP GETTING APPLIED TO ALL OF THEM. 
          IT'S THE SAME THING OVER AND OVER AND OVER. 
          AGAIN, UH, WE'VE WORKED IN COMMUNITIES WHERE THERE'S LITERALLY JUST A SHEET THAT THEY GIVE THEM. 
          YOU'RE GONNA HAVE TO DO ALL OF THIS, PUT IT IN THE CODE. 
          I MEAN, THAT'S THE EASIEST WAY TO DO IT. 
          SO WE JUST WANNA TAKE THOSE CONDITIONS THAT KEEP BEING APPLIED, UH, AND CONVERT THEM INTO STANDARDS. 
          UH, AND THEN FINALLY, SOME ADMINISTRATIVE FLEXIBILITIES. 
          THINGS LIKE THE ADMINISTRATIVE MODIFICATIONS. 
          OFTENTIMES PDS ARE COMING IN BECAUSE THERE ARE A WHOLE BUCKET OF VARIANCES, AND THEY WANT TO AVOID THE VARIANCE PROCESS. 
          SO WHAT WE WANNA DO AND MAKE SURE IS THAT WE'VE GOT OPTIONS TO DEAL WITH SMALL MODIFICATIONS THAT ARE NEEDED. 
          UM, SO FINALLY, OUR LAST THING ON PD, UH, IS AN ALTERNATIVE APPROACH TO PLAN DEVELOPMENT. 
          THINGS TO MAKE IT A LITTLE BIT EASIER TO UNDERSTAND, UH, AGAIN, A LITTLE BIT MORE PREDICTABLE. 
          CURRENTLY, YOUR CODE TREATS, PD, OH, AND I SHOULD SAY THIS BEFORE ANYTHING ELSE, ALL THE EXISTING PDS THAT ARE OUT THERE, AND THAT WILL BE OUT THERE BEFORE CHAPTER 63 COMES INTO EFFECT REMAIN. 
          WE CAN'T CHANGE THOSE. 
          THEY ARE VESTED. 
          THEY ARE IN PLACE. 
          IF SOMEBODY WHO OWNS THE PD WOULD LIKE TO REVOKE IT, THAT IS ON THEM. 
          BUT GENERALLY, PDS, NOT GENERALLY PDS ARE VESTED AND PDS ARE GONNA CONTINUE THE WAY THEY ARE, INCLUDING UNDER WHAT CODE THEY WERE ADOPTED. 
          SO CODES THAT REFERENCE 51 A ARE GONNA CONTINUE TO REFERENCE 51 A. 
          SO JUST WANNA BE VERY CLEAR ON THAT. 
          UM, SO REVISING THE PROCESS ON AN ALTERNATE APPROACH. 
          UM, WE FIND THIS ONE TO BE A LITTLE BIT MORE, UM, MANAGEABLE IN TERMS OF PD, AND IT'S A RECOMMENDATION WE'VE PUT FORWARD. 
          UM, RATHER THAN HAVE IT BE A DISTRICT, LET'S HAVE IT BE AN APPROVAL PROCESS. 
          UM, SO ESSENTIALLY YOU START WITH THE BASE DISTRICT, AND THEN YOU DO WHAT THE PD DOES, THE MODIFICATIONS IT'S REQUESTING AS PART OF THAT APPROVAL, AND IT LAYS ON TOP OF THAT BASE DISTRICT. 
          ONE OF THE BENEFITS THERE, SOMEBODY GOES, THEY GET A PD, THEY GET THE APPROVAL ON IT, UM, IT FITS AND SITS AND SITS. 
          AND AFTER A CERTAIN NUMBER OF YEARS, IF THEY DON'T ACT ON IT, YOU CAN SAY, HEY, THE APPROVAL EXPIRED. 
          UH, YOU CAN'T DO THAT ANYMORE. 
          IT'S GOING RIGHT BACK TO THE DISTRICT THAT IT WAS. 
          UM, AND THEN ALSO WHAT THAT DOES IS YOU SEE THE BASE DISTRICT STANDARDS THAT ARE APPLYING TO IT. 
          SO IT MAKES IT EASIER TO SEE ON A MAP. 
          YOU'LL SEE MAYBE IT'S A C DISTRICT, A COMMERCIAL DISTRICT WITH A HATCH ON IT, YOU KNOW, AT LEAST THAT C ONE DISTRICT MAKING UP A NAME, C ONE DISTRICT STANDARDS ARE THERE. 
          THE PDS JUST MODIFYING THOSE. 
          IT'S A LITTLE MORE PREDICTABLE IN TERMS OF SEEING, YOU KNOW, HOW THIS RELATES. 
          WE'RE NOW PROPOSING CHANGES TO THE PROCESS FOR THIS. 
          IT'S REALLY JUST CHANGING KIND OF THE NATURE OF WHAT IT IS. 
          OKAY, LAST SLIDE. 
          YEAH, SURE. 
          SO, NONCONFORMITIES, UM, WE ARE TRYING TO DO EVERYTHING WE CAN TO ELIMINATE NONCONFORMITIES, BUT THAT'S IMPOSSIBLE. 
          AND SO WE'RE STILL GONNA HAVE A BUNCH OF THEM OUT THERE. 
          SO WE WANNA MAKE SURE THE RULES FOR HOW THEY GET TO OPERATE, HOW THEY GET TO CONTINUE ARE VERY CLEAR. 
          NOW YOU SEE THE FIVE CATEGORIES THAT WE'VE GOT HERE. 
          UH, NON-CONFORMING USES, NON-CONFORMING STRUCTURES. 
          UH, THE OTHER TWO TYPICAL ONES, A NON-CONFORMING LOT, A NON-CONFORMING SIGN ON, A NEW ONE WE WOULD LIKE TO ADD, WHICH IS THE NON-CONFORMING SITE CHARACTERISTIC. 
          UH, AND THIS IS SOMETHING LIKE LANDSCAPE FENCING OR A PARKING LOT DESIGN, SO THAT WE'RE NOT PENALIZING THE STRUCTURE ITSELF. 
          WE'RE JUST LOOKING AT THAT ONE ELEMENT THAT DOESN'T WORK. 
          AND SO ESSENTIALLY SAYING, HEY, WHEN YOU FINALLY REPLACE, SAY I'M MAKING THIS UP, 50% OF YOUR FEDS, THAT'S WHEN YOU GOTTA BRING THE WHOLE FENCE INTO CONFORMANCE. 
          AGAIN, MAKING THAT UP JUST AS AN EXAMPLE. 
          UM, THERE IS ONE NEW PROVISION THAT WE'VE PROPOSED. 
          UM, IT'S SOMETHING THAT WE'RE SEEING A LOT, UM, AND WE'RE ADDING INTO A LOT OF CODES. 
          UM, AND IT'S THE IDEA OF ALLOWING FOR SOME FLEXIBILITIES FOR EXISTING SINGLE FAMILY OR TWO FAMILY OR DUPLEX DEVELOPMENTS THAT ARE CURRENTLY EXISTING, UM, THAT ARE IN PLACE AS AT AS THE TIME THE CODE WENT INTO EFFECT. 
          UM, SO YOU'RE NOT CREATING NEW ONES. 
          UH, AND ESSENTIALLY SAYING THAT, HEY, IF THE WALL IS A LITTLE BIT TOO MUCH INTO THE REAR YARD, OR IF THE WALL IS A LITTLE TOO MUCH INTO THE SIDE YARD, AND SAY FOR EXAMPLE, YOU WANTED TO POP THE TOP ON A, YOU KNOW, LOW SCALE RANCH AND ADD A SECOND FLOOR JUST TO MAKE IT MORE LIVABLE FOR YOUR FAMILY, WE WOULD ALLOW YOU TO DO THAT IN LINE WITH THE WALL THAT'S ALREADY ESTABLISHED WITHOUT HAVING TO GET A VARIANCE. 
          OTHERWISE, WITH A VARIANCE, YOU WOULD HAVE TO GO AND YOU WOULD HAVE, YOU WOULD EITHER HAVE TO SET IT BACK, YOU'D OFFSET IT, UH, WHICH LOOKS ODD SOMETIMES. 
          UM, OR YOU HAVE TO GO THROUGH THE VARIANCE PROCESS. 
          YOU CANNOT VIOLATE ANYTHING ELSE. 
          THE HEIGHT OF THE DISTRICT CONTROLS THE BUILDING COVERAGE, THE IMPERVIOUS SURFACE, THE SET, THE OTHER SETBACKS, EVERYTHING ELSE CONTROLS. 
          THIS IS REALLY JUST DEALING WITH THAT SIDE OR REAR WALL CONDITION THAT'S IN PLACE AND BASICALLY ALLOWING YOU TO JUST EXTEND IN LINE WITH WHAT'S ALREADY THERE. 
          UM, AGAIN, BEING VERY SPECIFIC ON THIS, IT'S JUST THAT EVERYTHING ELSE, YOU GOTTA COMPLY WITH WHAT THE CODE SAYS. 
          IN PARTICULAR THINGS LIKE HEIGHT AND COVERAGE. 
          YOU MAY NOT BE ABLE TO GO BACK WHEN WE'RE TALKING ABOUT A HORIZONTAL ABSTENTION BECAUSE YOU'RE ALREADY COVERING TOO 
          [00:55:01]
MUCH CROP TOO. 
          AND WITH THAT BRINGS US TO THE END, UH, AND THE END OF THE LAST PUBLIC MEETING. 
          UM, NOT THE Q WE'RE DOING Q AND A, SO DON'T, DON'T WORRY, I'M NOT, NOT RUNNING AWAY. 
          UM, DALLAS ZONING REFORM.COM IS THE WEBSITE. 
          UM, JUST TO REITERATE, THE PRESENTATIONS ON THERE, THE EXECUTIVE SUMMARY, THE CO DIAGNOSTIC, THERE IS A COMMENT FORM. 
          THERE IS AN EMAIL THAT IS ALSO THERE ON THE SITE WHERE YOU CAN SEND US YOUR COMMENTS. 
          FOR US, IT'S VERY, VERY IMPORTANT FOR US TO GET WRITTEN COMMENTS. 
          WE NEED THAT DOCUMENTATION SO EVERYBODY'S SEEING THE SAME MESSAGE THAT YOU'RE SENDING US. 
          UM, SO PLEASE, UH, PLEASE, YOU KNOW, USE THE WEBSITE TO, TO THAT UTILITY. 
          AGAIN, THERE'S AN EMAIL THERE IF YOU DON'T WANNA USE IT. 
          THE COMMENT FORMS, UM, AS WE GO ON, ALL MATERIALS WILL KEEP BEING POSTED ONTO THE DALLAS ZONING REFORM. 
          IF WE GET A LINK TO THIS BROADCAST, WE'LL HAPPILY PUT THAT ON THE WEBSITE AS WELL. 
          UM, BUT AT THIS POINT, I WOULD REALLY LIKE TO OPEN UP THE ROOM TO THE Q AND A SESSION. 
          UM, JACOB IS THE MAN IN CHARGE. 
          HE DID A FANTASTIC JOB LAST NIGHT. 
          UM, WE'RE GONNA START, LIKE, WE WANT TO BE ABLE TO HEAR SOME VOICES WE HAVEN'T HEARD, SO MAYBE SOME PREFERENCE TO THAT. 
          BUT JACOB, SHAKE IT AWAY. 
          AH, NO, JUST WAIT. 
          THIS THING'S REALLY COOL. 
          IT LIGHTS UP, SO IT'S GONNA BE A PARTY. 
          OKAY. 
          CAN WE ASK QUESTIONS ON THE FLIP? OH, YES, OF COURSE. 
          YOU DON'T HAVE TO JUST LEAVE COMMENTS. 
          YOU CAN SEND THAT QUESTIONS, CLARIFICATIONS, ANYTHING YOU WANNA TELL US, UH, ON THE WEBSITE? THAT'S PERFECTLY FINE. 
          YES, WE ACCEPT EVERYTHING. 
          OKAY. 
          DID YOU JUST SAY IT'S GONNA BE EVERY, ALL OUR COMMENTS POSTED ON THE WEBSITE, WE'RE TALKING TO STAFF ABOUT WHETHER THAT'S GONNA BE HAPPENING OR, SO I WAS LOOKING FOR ADDIT CARE ALREADY. 
          YEAH, THEY'RE NOT POSTED ON THERE RIGHT NOW. 
          WE, WE'VE JUST RECEIVED THE COMMENT CARDS. 
          WE HAVE NOT CHRONICLED THEM AT ALL AT THIS POINT. 
          EVERYONE HEAR ME? VERY BEST TO HIT ALL FOUR CORNERS. 
          WE'RE TRY HEAR. 
          I HAVE A QUESTION, BUT YOU ALSO ASKED FOR COMMENTS REGARDING AUS. 
          SURE. 
          DEFINITE NO. 
          OKAY. 
          UH, WE DON'T WANT THEM BY WRITING. 
          THERE'S A PROCESS FOR THAT. 
          CURRENTLY GOING THROUGH BOARD ADJUSTMENT TOWARD FINE. 
          THERE'S NO POINT IN CHANGING, SO PLEASE CONSIDER THAT. 
          OKAY. 
          SO YOUR DIAGNOSTIC REPORT SAYS THAT PROPOSED DEVELOPMENT CODE AMENDMENTS ARE BASED ON 30 STAKEHOLDER INTERVIEWS. 
          MM-HMM . 
          UH, WITH REPRESENTATIVES, LOCAL MANAGE GROUPS, DEVELOPERS, REALTORS, ENGINEERS, ARCHITECTS, NUMEROUS CITY DEPARTMENTS AND MEMBERS OF CITY BOARDS AND COMMISSIONS. 
          WHY DOESN'T IT LIST ANY HOAS OR NEIGHBORHOOD ASSOCIATIONS? THE WAY WE INITIALLY STRUCTURED THAT STAKEHOLDER, THOSE STAKEHOLDER INTERVIEWS, WE WERE LOOKING FOR THOSE THAT ARE WORKING IN A MORE TECHNICAL LEVEL WITH THE CODE TO SEE HOW THE CODE'S FUNCTIONING. 
          IT'S NOT REALLY INTENDED TO DO SIGNIFICANT PROPOSAL. 
          SO IT WAS LOOKING AT PEOPLE LIKE DEVELOPERS OR ARCHITECTS WHO USE THE CODE AND SAY, YOU KNOW, CAN POINT US TO THINGS THAT ARE TECHNICALLY, UH, GOING ON WITH THE CODE AS WE MOVE THROUGH THIS PROCESS. 
          AND, UM, I'M GONNA PIGGYBACK ON YOUR QUESTION TO KIND OF TALK ABOUT THIS A LITTLE BIT MORE. 
          SO THE PROCESS NOW IS WE'VE GOT THE CODE DIAGNOSTIC OUT. 
          WE'VE BEEN DOING THESE MEETINGS, WE'RE GATHERING FEEDBACK, WE'RE CONTINUING TO TAKE FEEDBACK. 
          UM, AND THEN WE'RE GONNA GO AND WE'RE GONNA DRAFT ONCE WE GET THE ACTUAL DRAFT DOCUMENT OUT. 
          THIS TYPE OF PUBLIC ENGAGEMENT IS GONNA MULTIPLY BY MANY, MANY, MANY MEETINGS. 
          SO AS THERE ARE THINGS OUT THERE, IF THERE ARE ORGANIZATIONS THAT WANT US TO MEET, ONCE THE PUBLIC DRAFT IS OUT THERE, WE ARE HAPPY TO COME AND START TALKING ABOUT THE LANGUAGE THAT IS WITHIN THAT. 
          UM, I JUST WANTED THAT FOR THE ROOM. 
          WE ARE LOOKING TOWARDS AN END OF THE YEAR FOR A PUBLIC DRAFT. 
          THAT IS OUR GOAL. 
          UH, THAT'S WHAT WE WANT TO GET TO. 
          UM, BUT THEN WE'LL BE COMING OUT AFTER THAT TO DO KIND OF PUBLIC, THE PUBLIC DRAFT ONE, UM, CONVERSATIONS AFTER THAT. 
          ONCE WE COMPLETE THOSE, WE'LL DO A PUBLIC DRAFT TWO WITH RED LINE. 
          THANK YOU. 
          I APOLOGIZE FOR KIND OF HIJACKING YOUR QUESTIONS. 
          I WANTED TO GET THAT OUT THERE. 
          I DIDN'T, I DIDN'T HAVE A CHANCE TO SAY THAT. 
          MR. WILL YOU PROVIDE THE PUBLIC, THE RESIDENTS, THE PEOPLE THAT PAY TAXES IN THIS CITY AND HAVE AN INTEREST IN THIS? A LIST OF THOSE STAKEHOLDERS, THE 30 STAKEHOLDERS. 
          IT'S IMPORTANT THAT WE KNOW WHO THEY ARE AND WHAT INTERESTS ARE. 
          AND PLEASE DON'T UNDERESTIMATE HOMEOWNERS IN THIS CITY, PARTICULARLY SOME OF US WHO HAVE BEEN INTENTLY INVOLVED IN A LOT OF ZONING DECISIONS, UH, A LOT OF ISSUES, INITIATIVES LIKE FORWARD DALLAS, UH, OTHER ISSUES. 
          WE, WE, WE KNOW PROBABLY A LOT MORE THAN YOU GIVE US CREDIT FOR. 
          SO PLEASE CONSIDER THAT. 
          UH, AND AND PLEASE DON'T THINK, I DON'T THINK YOU KNOW, THE ZONING CODE. 
          I, I DON'T WANT THAT IMPRESSION. 
          WE KNOW THAT THERE ARE MANY THAT, 
          [01:00:01]
YOU KNOW, MANY FOLKS THAT AREN'T WITHIN THE TECHNICAL FIELDS THAT DO UNDERSTAND IT. 
          I DON'T WANNA GIVE THAT IMPRESSION THAT WE DON'T THINK, YOU KNOW, WHAT YOU'RE, WHAT THE CODE SAYS. 
          I STEPPED UP LOUD ENOUGH THAT, BUT, UM, MY NAME IS KATIE ANNE. 
          I'M THE DESIGN DIRECTOR FOR DALLAS ISD AND I'M ALSO AN ARCHITECT. 
          SCHOOLS ARE NOT CURRENTLY ALLOWED BY RIGHT IN OUR CODE. 
          AND THAT'S WHEN A REALLY BIG OBSTACLE FOR US TO OVERCOME IN BUILDING NEW SCHOOLS AND DEPEND CONDITIONS ON SCHOOLS. 
          HOW ARE THESE REFORMS GOING TO TAKE INTO CONSIDERATION, UM, IMPROVING THE PROCESS SO THAT WE CAN BUILD OUR SCHOOLS BETTER, FASTER AND PROVIDE BETTER SPACES FOR OUR STUDENTS? UM, WE ARE DONE. 
          WE, WE HEARD A COMMENT. 
          WE'VE ALREADY HEARD A COMMENT REGARDING THE ISSUES WITH SCHOOLS AND HOW THE CODE WILL DO THAT. 
          WE WILL BE LOOKING AT, AT THAT AS A USE, DEFINING IT AS A USE AND THEN LOOKING AT ITS PERMISSION. 
          RIGHT NOW, I CAN'T COMMIT TO IT CHANGING FROM AN SUP TO A PERMITTED USE, UM, JUST BECAUSE WE'RE NOT IN THAT TECHNICAL PHASE OF DRAFTING YET. 
          BUT THAT IS AN ISSUE THAT HAS BEEN BROUGHT TO OUR ATTENTION. 
          UH, THAT IS SOMETHING THAT WE'RE GONNA ABSOLUTELY BE LOOKING INTO. 
          THANK YOU. 
          ARE CHURCHES PART OF THAT AS WELL? CHURCHES AND CHURCHES THAT HAVE SCHOOLS? WOULD THAT BE PART OF THE SAME SPECIAL CATEGORY OR NO, MICRO, SORRY. 
          YEAH, JUST SO WE YEAH, BECAUSE WE'RE BROADCASTING ADD ON THE OTHER QUESTION. 
          GREAT. 
          CHURCHES AND CHURCHES, CHURCHES AT SCHOOLS ATTACHED BE INCLUDED IN THAT SEPARATE CATEGORY OR WE NEED ASK FOR ANOTHER SEPARATE CATEGORY. 
          UM, GENERALLY WHAT I'M GONNA TELL YOU IS GENERALLY ZONING DOESN'T CARE. 
          UM, AND IN PARTICULAR BECAUSE OF THE PROTECTIONS ON PLACES OF WORSHIP THAT COME FROM THE FEDERAL LEVEL AND RUPPA, THAT KIND OF ADDS ANOTHER DIMENSION TO IT. 
          GENERALLY, THE WAY WE'VE DONE IT, WE HAVEN'T MADE THAT DISTINCTION. 
          UM, AS WE LOOK AT SCHOOLS, WE'LL, WE'LL LOOK AND SEE IF THERE IS A NEED FOR THAT, BUT I WILL JUST SAY FROM OUR EXPERIENCE, WE HAVEN'T. 
          IT'S ALL BEEN JUST, IT'S AN EDUCATIONAL FACILITY. 
          PRIMARY, SECONDARY. 
          THANK YOU. 
          MY NAME'S MATT AND UH, I APPRECIATE YOU COMING OUT AND PRESENTING. 
          UM, I HAD A CONCERN, UH, BASICALLY YOU'RE SAYING THIS IS IN A SENSE PATTERN AFTER THE FLORIDA DALLAS, AND I CAN TELL YOU PROBABLY MANY PEOPLE IN THIS ROOM WERE NOT VERY HAPPY WITH THE WAY FLORIDA DALLAS WAS. 
          UH, IT WAS NOT A GIVE AND TAKE. 
          IT WAS MOSTLY HERE IT IS EXCEPT, AND I HOPE THIS IS NOT THE SAME WAY. 
          THAT'S ONE QUESTION. 
          UM, SECONDARILY, ONE OF THE MAJOR CAUSES FOR DOGS FOR ME WAS THE WAY SINGLE FAMILY NEIGHBORHOODS WERE TREATED. 
          BASICALLY, THEY WERE NOT PROTECTED AND WE WERE KIND OF TOLD, WE JUST NEED TO ACCEPT THE IDEA OF POTENTIAL DENSITY AGAIN, WHICH IS NOT REALLY WHAT MOST RESIDENTS WANTED. 
          SO I HOPE FOR THE OPPORTUNITY AND IT REALLY ISN'T A DONE DEAL AND YOU JUST KIND OF TAKE COMMENTS AND THEN MARCH ON DALLAS. 
          UM, YEAH, NOTHING IS A DONE DEAL IN PARTICULAR WITH THIS IS, AS YOU'VE SEEN WHEN WE TALKED ABOUT IT, WE STILL HAD SINGLE FAMILY DISTRICTS AND THEN WE HAD NEW DISTRICTS THAT WOULD ADDRESS THAT. 
          UM, AS WE LOOK AT THE, WE DO HAVE TO LOOK AT THE DIRECTION THAT FORWARD DALLAS PROVIDES BECAUSE IT IS THE ADOPTED DOCUMENT, THE ADOPTED POLICY OF THE CITY, BUT ZONING'S ONLY ONE COMPONENT OF OF FORWARD. 
          IT'S ONLY ONE TOOL TO IMPLEMENT FORWARD DALLAS OF MANY. 
          SO IT'S NOT THE BE ALL END ALL OF, YOU KNOW, GETTING FORWARD DALLAS ON THE GROUND. 
          UM, WE ARE GOING TO HAVE A LOT OF OPPORTUNITY FOR INPUT ON THIS. 
          AS WE TALKED ABOUT KIND OF IN THAT PROCESS. 
          THERE'S A PUBLIC DRAFT 1.0. 
          WE WILL BE COMING TO LOTS AND LOTS OF PEOPLE. 
          THEY'RE NOT GONNA BE JUST FIVE MEETINGS. 
          THERE'S PROBABLY GOING TO BE 20 OR 30 MEETINGS, UM, AS WE GO ON OUR ROAD SHOW WITH WHAT'S IN THE DRAFT. 
          UH, FOLLOWING THAT, WE'RE NOT EVEN GOING TO ADOPTION WITH THAT. 
          WE'RE NOT EVEN GOING TO TO UM, UH, ANY KIND OF ADOPTION PROCESS OR HEARING PROCESS. 
          WE WOULD DO A PUBLIC DRAFT 2.0, WHICH IS A RED LINE DRAFT THAT SHOWS THE CHANGES THAT ARE IN THE CODE, UH, FROM THE FIRST ONE YOU SAW, SO THAT WE CAN GET INPUT ON THAT. 
          THAT'S THE ONE THAT WE HOPE WOULD SERVE AS THE BASIS FOR THE PUBLIC HEARING DRAFT. 
          I'VE SAID THAT BEFORE IN OTHER PLACES, AND IT'S NOT, SOMETIMES IT IS. 
          SO WE'LL SEE HOW THAT GOES. 
          UM, I THINK IT'S IMPORTANT TO REMEMBER IN PARTICULAR AS WE START TO KIND OF HEAD INTO THE NEXT PHASE AND START, YOU KNOW, BEGIN TO EVALUATE THIS STUFF, UH, AND THE ACTUAL TECHNICAL PROPOSALS. 
          THERE'S A LOT OF VOICES IN THE ROOM. 
          THERE'S A LOT OF VOICES IN THE CITY OF DALLAS. 
          IT'S MADE UP OF A LOT OF DIFFERENT PLACES AND A LOT OF DIFFERENT PEOPLE WITH A LOT OF DIFFERENT OPINIONS. 
          WE HAVE TO BALANCE EVERYTHING THAT WE HEAR. 
          UM, YOU KNOW, SO THAT'S JUST SOMETHING AS WE'RE GOING FORWARD, YOU'LL BE SEEING THAT KIND OF BALANCE COMING OUT IN THAT FIRST PUBLIC DRAFT. 
          PROBABLY MORE OBVIOUSLY IN THE SECOND PUBLIC DRAFT. 
          UM, BUT THAT, THAT'S REALLY FOR US, IT'S IMPORTANT THAT, UM, EVERYBODY GET A CHANCE TO LOOK AT, EVALUATE IT AND, YOU KNOW, BRING US THEIR FEEDBACK. 
          [01:05:17]
LEMME MOVE HERE. 
          IT'S OKAY. 
          HOW LONG? UM, I LIVE IN, UH, DISTRICT 10 AND, UM, I DO LIVE IN A, UM, TOWNHOUSE DEVELOPMENT, WHICH, YOU KNOW, IS, UH, HAS A LOT SIZE LOWER THAN, UH, 3000, UM, SQUARE FEET. 
          SO, UM, JUST IN GENERAL, I WOULD LIKE TO SEE THE PLAN HAVE, UH, MORE ABILITY TO INCREASE HOME OWNERSHIP, UM, BY ALLOWING FOR, UM, SMALLER BLOCK SITES IN MORE PLACES. 
          UM, AND, YOU KNOW, DOING OTHER THINGS THAT ARE GONNA MAKE IT EASIER FOR US TO INCREASE, UM, HOME OWNERSHIP. 
          I DO THINK THAT THE GENTLE CITY IS REALLY GREAT IN A LOT OF WAYS, BUT I'D LIKE TO SEE MORE EFFORT AND EMPHASIS PUT ON THAT. 
          UM, AND THEN JUST A QUESTION TOO, UM, YOU KNOW, IS THERE ANY CHANCE OF, UH, STRENGTHENING, UH, THE TREE ORDINANCE POTENTIALLY? UM, AND ALSO, UM, I'M CURIOUS ABOUT DEMOLITION THAT OUTSIDE OF THIS OR, UM, HOW WE CAN HAVE, IF THERE'S SORT OF WAYS TO CONTROL THAT THING. 
          UM, OKAY, SO YOUR LAST POINT. 
          WE'RE STARTING TO HEAR A LOT MORE THINGS ABOUT TREES AND TREE PRESERVATION AND LANDSCAPE. 
          SO WE'RE GONNA BE TAKING A LOOK. 
          I WILL TELL YOU RIGHT NOW OFF HAND, I CAN'T REMEMBER HOW THE LANDSCAPE PORTION OF THE CURRENT ZONING CODE, HOW MUCH DETAIL IT GOES INTO, BUT THAT'S, WE'RE, WE'VE BEEN HEARING THAT, WE'VE BEEN HEARING STUFF ABOUT STORM WATER CONTROLS RELATED TO LANDSCAPING. 
          SO WE'RE DEFINITELY GONNA TAKE A LOOK AT THAT. 
          UH, IN TERMS OF DEMOLITION, YOU HAVE A DEMOLITION, UH, OVERLAY DISTRICT THAT WE CAN TAKE ANOTHER LOOK AT OUR FIRST PASS THROUGH. 
          UH, WE DIDN'T REALLY FLAG ANYTHING THAT WAS AT ISSUE WITH IT, BUT WE CAN ABSOLUTELY TAKE A A SECOND. 
          WE'RE GOING TO, REGARDLESS OF WHETHER IT CAME UP A SECOND, LOOK AT IT AND MAKE SURE, UM, THAT IT'S FUNCTIONING PROPERLY. 
          HI, UM, I GOT A COUPLE OF CONCERNS. 
          THE MAIN ONE THIS WAS MENTIONED ABOUT ANYTHING MY RIGHT TAKEN, TAKEN AWAY THE VOICE OF THE NEIGHBORHOOD, WHEREVER WE'RE AT, THAT BE PART OF THE PRESENTATION OR PLAN. 
          AND THE SECOND THING, AND I DIDN'T HEAR IT, I HEARD IT, I FOLLOWED THROUGH THE LAST THREE MEETINGS. 
          UH, THE SUP, UH, WE JUST WENT THROUGH AN SUP THIS MORNING OR THIS AFTERNOON, UH, FOR A BATCH PLAN. 
          UH, AND IT'S ABOUT A RENEWAL, UH, PROCESS FOR RENEWAL. 
          I DIDN'T HEAR YOU SAY ANYTHING ABOUT REMOVING IT. 
          YOU, I SAID REMOVING THE TIMEFRAME HERE OF KEEPING THE SU REMOVE THAT, THAT, THAT PROCESS OF RENEW. 
          AND I, I THINK THAT AGAIN, IS TAKEN AWAY FROM THE WASTE OF PEOPLE BECAUSE WE HAVE A BAD ACTOR DISTRICT SIT, WE HAVE A BUNCH OF BATCH MASKS. 
          THIS AREA, OUR, OUR DISTRICT IS SATURATED WITH BATCH MASKS, 30 INDUSTRIES, AND THERE'S NOTHING IN THERE. 
          I KNOW YOU COVERED IM, BUT THEY'RE NOT TO SAME IN OUR NEIGHBORHOODS. 
          I DON'T SEE ANYTHING THAT WOULD STOP, ESPECIALLY THE PROCESS AS OPINION ANYWAY. 
          YEAH. 
          UM, I I'M SORRY IF IT WASN'T CLEAR ENOUGH. 
          WE'VE, AND WE'VE BEEN SAYING THIS IN ALL FIVE PRESENT PRESENTATIONS THAT WE, WE ARE MAKING THE RECOMMENDATION RIGHT NOW TO ELIMINATE RENEWAL OF SUVS. 
          WE UNDERSTAND THIS IS A BIG CONTENTIOUS ISSUE. 
          SO IT'S SOMETHING THAT WE'RE THINKING ABOUT IN ORDER FOR US TO KIND OF, WE UNDERSTAND THE ISSUES IN PARTICULAR WITH INDUSTRIAL AND IN PARTICULAR WITH THE BATCH PLANS, BATCH BATCH PLANS, THAT THAT'S AN ISSUE. 
          AND WE'RE, I DON'T HAVE AN ANSWER FOR RIGHT NOW, HOW TECHNICALLY WE CAN LOOK TO ADDRESS THOSE. 
          BUT WE'RE GONNA CONTINUE TO EVALUATE THE COMMENTS THAT COME IN ON THESE SUVS, ON THESE BATCH PLANS. 
          UM, THEY'RE KIND OF, THEY'RE RELATED ISSUES, BUT THEY'RE TWO SEPARATE ISSUES AS WELL. 
          IN PARTICULAR, YOUR HEAVY INDUSTRIAL USES, WHERE THEY'RE LOCATED, HOW THEY'RE CONTROLLED, WHAT CONDITIONS ARE ON 'EM. 
          UM, THE SUP DISCUSSION HAS BROUGHT ALL OF THAT TO THE SURFACE, WHICH IS SOMETHING IT IS RELATED, BUT IT'S ALSO SEPARATE THAT WE NEED TO LOOK AT AS WELL. 
          IT SHOULDN'T EVEN BE PART PRESENTATION AWAY WITH THAT REVIEW PROCESS IF YOU DON'T HAVE ASKED FOR IT ALREADY, THAT, THAT MAKES NO SENSE TO YOU. 
          OKAY. 
          UM, HI, MY NAME IS LISA AND I LIVE IN DISTRICT 13. 
          UM, I DIDN'T HEAR THE ANSWER TO HIS QUESTION. 
          I HAVE THREE COLLEGE GRADUATES THAT CAN'T EVEN AFFORD TO LIVE IN A, IN THE AREA WHERE THEY GREW UP, WENT TO SCHOOL. 
          UM, AND SO, UM, BLOCK SIZES, HAVE Y'ALL MADE RECOMMENDATIONS? I KNOW THAT HOUSTON HAS DONE SUCH A GOOD JOB WITH THAT. 
          THEY'VE MADE MORE AFFORDABLE HOUSING BECAUSE OF THE LOT SIZE CHANGE AND, UM, I I, I, I MIGHT HAVE MISSED AT THE VERY BEGINNING, SO IF YOU COULD JUST GO OVER IF WHAT THE POSSIBILITY OF LOWERING THAT WOULD BE. 
          THANK YOU. 
          UM, 
          [01:10:01]
SO RIGHT NOW WE PUT FORWARD A COUPLE RECOMMENDATIONS. 
          UM, IN TERMS OF, YOU'VE GOT DISTRICTS THAT GO DOWN TO 5,000 SQUARE FEET. 
          WE HAVE MADE THE RECOMMENDATION TO ADD IN A DISTRICT OF 3000 SQUARE FEET. 
          UM, THAT IS THE RECOMMENDATION AS IT STANDS NOW. 
          ALSO TO MAKE A DISTRICT THAT WOULD BE 3000 SQUARE FEET FOR, YOU KNOW, THAT WOULD ALSO INCORPORATE SINGLE FAMILY DUPLEX, TRIPLEX AS WELL. 
          UM, THIS IS THE PROPOSAL BEING PUT FORWARD. 
          THESE WOULD BE NEW DISTRICTS WHERE THEY WOULD GO ON THE MAP. 
          RIGHT NOW, WE DON'T KNOW. 
          UM, BUT WE WOULD BE RECREATING THE TOOLS TO ALLOW FOR THOSE TYPES OF DISTRICTS, UH, TO EXIST. 
          I HOPE THAT ANSWERS THE QUESTION. 
          OKAY, THANK YOU. 
          BUT IF THE DISTRICT, YOU'RE NOT GONNA GO INTO A NEIGHBORHOOD THAT SAYS, I WANT LODGE AND SAY NO, NO. 
          GOES DOWN. 
          YEAH, WE NEED TO YEAH, YOU REPEAT THAT. 
          I JUST ASK YOU, YOU GONNA REDO THE NEIGHBORHOODS THAT HAVE SAY HALF ACRE LOT TO, AND A HOUSE COMES DOWN, YOU SAY, WE'RE NOW TO PUT TWO 2000. 
          I MEAN, THE INTENT IS TO CREATE FOR THE, THE WAY THERE'S NOW THE PROPOSAL THAT WE PUT FORTH ON THE TABLE IS THAT WE'RE JUST RIGHT SIZING THOSE DAYS. 
          SO THE ACRE LOT WOULD GO FROM 43, 5, 60 TO 40,000 JUST BECAUSE IT MAKES MORE LOTS CONFORM. 
          OUR INTENT IS NOT, WE DON'T INTEND TO TAKE THOSE AREAS AND REZONE THEM FOR SOMETHING. 
          UM, WE WERE LOOKING AT THE WAY THAT THESE DISTRICTS ARE AND JUST MAKING SURE THAT THE STANDARDS WORK. 
          THERE IS A WHOLE SEPARATE CONVERSATION THAT COMES UP ABOUT WHAT HAPPENS ON THE MAP. 
          UM, BUT RIGHT NOW OUR INTENT IS NOT TO DO THAT. 
          WHAT ARE THE KIND OF COMPLAINING IN OF RESIDENTIAL PROXIMITY? UM, SO WE HAVE A COUPLE OF THINGS WE'VE DONE ELSEWHERE. 
          WE DON'T HAVE THE SPECIFIC, OBVIOUSLY THIS IS BROUGHT FORTH AS A CONCEPT. 
          WE HAVE NOT DONE THE TECHNICAL KIND OF DETAILED STUDY OF WHAT WE'RE GOING TO PROPOSE. 
          BUT IN MANY CASES, AS YOU'RE LOOKING AT ADJACENCIES TO A SITE, SO YOU'VE GOT A SINGLE FAMILY LOT AND IT'S ADJACENT TO SOMETHING THAT WOULD ALLOW FOR TALLER DEVELOPMENT, UH, WHERE WE CAN DO THAT, UM, YOU KNOW, WE ARE GOING TO CREATE KIND OF A TRANSITIONAL HEIGHT THAT HAPPENS. 
          SO PARTS OF THE BUILDING MUST BE LOWER, A CERTAIN DISTANCE AWAY. 
          THAT'S ONE WAY TO DO IT. 
          THERE'S DISTANCING REQUIREMENTS. 
          WE DON'T HAVE THE SPECIFICS ON THAT YET, THAT COMES IN THE NEXT PART. 
          UH, BUT THAT DOESN'T MAKE ME FEEL VERY SURE THAT YOU'RE ALREADY SAYING, WE'RE GONNA GET RID OF THIS TO COME UP WITH SOMETHING NEW AND WE HAVE NO IDEA WHAT THAT'S GONNA BE. 
          AND, AND THAT WILL BE PART OF PUBLIC DRAFT 1.0 WHERE YOU SEE EXACTLY WHAT WE'RE TALKING ABOUT AND HOW WE'RE TALKING ABOUT IT AND HOW IT WOULD BE IMPLEMENTED. 
          UH, BOB, THIS NAME, UH, ARCHITECT PLANNER, UH, ALSO CAN'T TEXAS AND UH, HAVE REAL LOVE FOR DALLAS. 
          I WANTED TO FOLLOW UP WITH SOME QUESTIONS THAT OTHERS HAVE ASKED. 
          UH, SO THIS MISSING MIDDLE THAT THEY TALKED ABOUT, UH, IF THAT PROPOSED BEEN CALLED DALLAS, UH, DID YOU SAY THAT THIS WAS ONLY APPLIED TO NEW DISTRICTS OR NEW PLANARY FOR WOULD BE ALLOWED EXISTING, LET'S SAY R SEVEN FIVE DISTRICTS, TO BE CLEAR, ANY DISTRICT, BUT SHE ALSO SAID THAT YOU MIGHT TAKE IT TO R REASON. 
          SO THEN THERE SOME TAKE THING OF R SEVEN FIVE, WHICH IS PRETTY MUCH THE DOMINANT AMOUNT, RIGHT. 
          OF WHAT WE HAVE IN BALANCE. 
          OKAY. 
          VERY GREEN, VERY, VERY NICE AREA. 
          IT'S VERY UNIQUE. 
          UH, BUT YOU SAY  INTO TWO MONTHS, IS THAT WHAT'S BEING PROPOSED? WE ARE NOT MAKING ANY PROPOSALS ON CHANGING ANYTHING ON THE MAP AT THIS POINT. 
          WE WE'RE NOT AT THE MAPPING STAGE OF THIS. 
          I THINK WHAT'S IMPORTANT TO NOTE IS ANY DISTRICT IN THE CODE CAN BE PROPOSED ANYWHERE IN THE CITY. 
          SOMEBODY CAN COME IN AND ASK FOR IT. 
          THAT IS JUST THE NATURE OF THE CODE. 
          THAT'S HOW THAT WORKS. 
          SO NOW YOU'VE PROBABLY BEEN SETTING DALLAS KNOW PRETTY WELL AND YOU KNOW THAT WE HAVE 142 SQUARE MILES OF VACANT HOME MM-HMM . 
          AND WHEN THAT QUESTIONS POSED TO THE CITY OF COUNCIL AND OTHERS, WHY AREN'T WE ATTACKING OR AGING AREAS ALREADY THAT ARE OKAY, WHY AGING HAVE, WHY DON'T WE TAKE THESE LARGE AREAS, WHICH IS, IF YOU TOOK THAT AREA BY ITSELF, IT WOULD BE THE NINTH LARGEST CITY IN THE STATE OF TEXAS. 
          AND DALLAS IS, HAS THE GREATEST DENSITY OF ANY CITY IN GOLDEN TRIANGLE. 
          WE 3,800 SQUARE, 3,800 PEOPLE PER SQUARE MILE. 
          WE HAVE SOME DISTRICTS THAT ARE 12,000. 
          THEY HAVE HIGH, WHICH IS A REAL CONCERN. 
          AND THEN JUST ONE OTHER THING JUST FOR YOU TO UNDERSTAND MM-HMM . 
          WHEN YOU'RE TALKING ABOUT PRESTON HOLLOW OVER THE INTERIOR AREAS, YOU'RE TALKING ABOUT ACRE, HALF ACRE, PREDOMINANTLY R 16. 
          MM-HMM. 
          THAT'S RIGHT. 
          [01:15:01]
THEY ARE POLITICALLY CHARGED. 
          AND IF YOU THINK YOU'RE GONNA GO IN THERE AND APPLY THIS FOR THOSE AREAS, THEY'RE NOT WORRIED ABOUT THIS. 
          THE AREAS THAT ARE WORRIED ABOUT THIS ARE THE R 75 DEEPER BECAUSE THEY CAN'T DEFEND THEMSELVES FROM THIS PLANNING TECHNIQUE FROM, UH, THAT WAS ADOPTED. 
          CORAL DALLAS. 
          AND THOSE PLANNING TECHNIQUES HAVE FAILED. 
          AND MANY CITIES AROUND THE COUNTRY THAT HAVE ADOPTED, WE UNFORTUNATELY ADOPTED IT. 
          IT'S A, IT'S A FLAW. 
          SO WE'RE DEALING WITH IT NOW AND THERE'S A LOT OF CONCERNS AND THERE'S GONNA BE A, A LOT OF FIGHT AND PEOPLE ARE, ARE, ARE DISTURBED BY THIS. 
          I AM. 
          I THINK IT'S JUST BAD. 
          AND I'VE DONE PROBABLY MORE PLANNING THAN ANYBODY IN THIS ROOM. 
          I'VE BEEN INVOLVED IN THIS FOR 50 YEARS. 
          I LOVE THIS ONE. 
          AND THIS IS JUST A LOT OF BAD IDEAS. 
          OKAY. 
          THANK YOU FOR YOUR COMMENT. 
          DID ANYONE ELSE WANNA COMMENT? ASK A QUESTION. 
          HI, UH, ER I'M AN ARCHITECT. 
          I'VE BEEN WORKING IN DALLAS FOR, UH, 15 YEARS AT EVENTS SINCE GRADUATED COLLEGE. 
          AND, UH, I I REALLY APPRECIATE THE, UH, THE DIAGNOSTIC BEFORE. 
          I THINK YOU DID A REALLY FANTASTIC JOB ON THAT. 
          IT, YOU GO THROUGH THAT BEFORE, BASICALLY A CHECKLIST OF, OF MANY OF FRUSTRATIONS THAT, THAT I'VE RUN INTO WITH, WITH HOMEOWNERS TRYING TO MAKE THE BEST PIECE OF THEIR PROPERTY OVER THE YEARS AND JUST ALSO LITTLE HEADACHES AND WAY CODES ORGANIZED. 
          DON'T FIND OUT PROBLEMS UNTIL YOU ACTUALLY PUT SOMETHING IN FOR REVIEW. 
          SO, SO I THINK YOU'VE REALLY DONE A GREAT JOB BY IDENTIFYING THE PROBLEMS, BUT OBVIOUSLY THERE'S A BIG QUESTION ABOUT, YOU KNOW, WHAT THE NEXT STEPS ARE. 
          MM-HMM . 
          UM, ONE KIND OF JUST A SIMPLE QUESTION. 
          UM, FORM BASED CODE, I'VE WORKED IN FORM BASED CODE. 
          I'M CURIOUS HOW MANY THERE ACTUALLY ARE. 
          I KNOW ONE. 
          UM, AND THEN THE, THE QUESTION DESIGN STANDARDS AND, AND IF YOU CAN, IF YOU HAVE ANY IDEA WHAT THAT LOOKS LIKE, UM, YOU KNOW, HOW, HOW SOMETHING LIKE THAT WOULD WORK. 
          'CAUSE I'VE SEEN THERE ARE VARIOUS AESTHETIC STANDARDS IN CERTAIN PARTS OF THE CODE RIGHT NOW, UM, THAT SORT OF END UP WITH PLANNERS DICTATING TO DESIGNERS AND HOMEOWNERS WHAT THEIR BUILDING NEEDS TO LOOK LIKE. 
          AND I'M, I'M WARY OF STUFF LIKE THAT. 
          YEAH. 
          UM, SO OUR INTENTS, AND I'M GONNA GO, I'M GONNA START, I ALWAYS KEEP, I ALWAYS SAY THIS, I'M GONNA START BACKWARDS. 
          UM, OUR INTENT WITH DESIGN STANDARDS, NUMBER ONE IS WE'RE NOT TRYING TO DICTATE ARCHITECTURE. 
          WE'RE TRYING TO DICTATE THE GOOD BONES OF THE BUILDING AND WE'RE TRYING TO BE OBJECTIVE. 
          UH, SO WE'RE NOT, YOU KNOW, YOU SHOULD DO THIS OR IT, IT HAS TO HAVE, AND NOT BEING VERY CLEAR ON WHAT THOSE ELEMENTS ARE. 
          AND IT WOULD VARY AND IT MAY VARY ALONG THE SPECTRUM OF THE DIFFERENT DISTRICTS THAT ARE IN PLACE IN TERMS OF WHAT'S REQUIRED. 
          UM, AND TRYING TO TACKLE SOME OF THE ISSUES THAT PEOPLE MAY NOT LIKE IN TERMS OF NEW BUILDINGS THAT ARE COMING IN AND ADDRESS, ADDRESS THOSE. 
          WE DON'T WANNA BE THE ARCHITECTURE POLICE. 
          YOU DON'T HAVE AN ARCHITECTURAL REVIEW BOARD. 
          NOTHING WRONG WITH ARCHITECTS. 
          THAT'S, IS THAT WHAT I'M SAYING? BUT YOU KNOW, YOU'RE NOT SET UP FOR THAT RIGHT NOW. 
          WE DON'T WANT TO KIND OF INTEGRATE A SYSTEM THAT'S, IT'S NOT REALLY GONNA WORK OR, OR TAKE FOREVER. 
          UM, WE KNOW THE STATE OF TEXAS LIKES TO STEP IN, UM, NOT AS MUCH AS THE STATE OF TENNESSEE. 
          WE WORK IN TENNESSEE. 
          THEY REALLY LIKE TO STEP IN. 
          UM, SO WE KNOW WE HAVE SOME LIMITATIONS. 
          THINGS LIKE BUILDING MATERIALS, WE CAN'T TOUCH 'EM, CAN'T DO ANYTHING ABOUT THAT. 
          SO, UM, SO WE'RE MINDFUL OF THAT AS WELL AND KIND OF KEEPING AN EYE, IF ANYTHING ON THAT END CHANGES. 
          SO OUR GOAL IS, UH, AND WE WOULD HOPE THAT, YOU KNOW, ARCHITECTS IN THE CROWD, UH, ARCHITECT GROUPS WOULD TAKE A LOOK AT IT AND TEST WHAT WE'RE DOING AND SAY, YOU KNOW, EVERYTHING YOU PROPOSED HERE DOESN'T WORK. 
          WE'RE, WE'RE HAPPY TO HAVE THAT WHEN THE DRAFT CODE COMES OUT WITH THE STANDARDS. 
          THE FORM BASED CODE QUESTION, I DIDN'T QUITE CATCH IT. 
          ARE ARE YOU TALKING ABOUT LIKE GENERALLY OR OURS OR DALLAS? SO IN DALLAS. 
          IN DALLAS. 
          JUST HOW MANY, HOW MANY DISTRICTS ARE THERE? BECAUSE I THINK IT'S ONLY ADOPTED THROUGH PDS AND I'M AWARE OF ONE AND I'M JUST CURIOUS IF THERE WERE ACTUALLY ANY OTHERS IN THE CITY. 
          UM, I AM NOT SURE. 
          I WE WILL, YES. 
          I'M GETTING A THUMBS UP THAT YES, THERE ARE OTHERS THAT ARE OUT THERE THAT ARE USING THE FORM BASE AND I THINK THOSE FORM BASED DISTRICTS, I DON'T WANNA INSULT THEM. 
          I HOPE IT DIDN'T SOUND LIKE I WAS INSULTING THEM, BUT THEY'RE KIND OF A WHOLE DIFFERENT WAY OF DOING ZONING. 
          WE WANNA TAKE THE GOOD THINGS FROM THOSE AND INTEGRATE 'EM INTO ALL THE DISTRICTS AND VARIOUS FORMS TO, TO GET THAT DESIGN. 
          I THINK THERE'S ONE MORE FORM-BASED COMMENT THOUGH. 
          I CAN'T TELL YOU WHERE THEY ARE, IF THAT'S YOUR QUESTION. 
          SO, UH, IT IS JUST LIKE A, A REALLY FRUSTRATING EXPERIENCE USING IT BECAUSE THE WAY IT WORKS IS YOU HAVE TO HAVE THE BASE CODE UP HERE AND THEN YOU HAD TO READ THE PD REGULATIONS, WHICH THEN ALTERED THE FORM CODE. 
          SO YOU COULDN'T JUST LOOK AT THE FORM CODE DOCUMENT. 
          YOU HAD TO BE READING TWO OR THREE DOCUMENTS SILENT. 
          WE, WE NOTICED, WE NOTICED THAT. 
          THAT'S ONE OF THE THINGS WE NOTICED. 
          SORRY. 
          OKAY. 
          YOUR REPORT PROPOSES 
          [01:20:01]
DUPLEXES, PLEXES AND QUADRAPLEXES AS RESIDENTIAL HOUSING TYPES, RECENT CHANGES TO THE PARKING REQUIREMENTS. 
          AND THE BUILDING CODE ALSO ENCOURAGES BUILDING EVEN SIX OR EIGHT PLEXES ON A STANDARD R FIVE OR R SEVEN FIVE BLOCK. 
          ALL OF THIS PROPOSED INFIL ELIMINATES THE SINGLE FAMILY ZONING THAT CURRENTLY EXISTS. 
          HOW IS THIS COMPATIBLE WITH FORWARD DALLAS 2.0 THAT CALLS FOR THE PLACING OF THIS TYPE OF GREATER DENSITY AT TRANSITIONAL AREAS SUCH AS MAJOR INTERSECTIONS, WHETHER YOU'RE PROPOSING WHAT YOU ARE PROPOSING VIOLATES FORWARD DALLAS 2.0. 
          SO WE'VE MADE NO PROPOSALS AS TO WHERE THESE DISTRICTS GO. 
          WHAT WE'RE DOING IS PROVIDING THE TOOLS. 
          IT IT IS THE TOOLS IN THE TOOLKIT. 
          IT'S CREATING THE DISTRICTS THAT FORWARD DALLAS TALKS ABOUT THAT, UM, ARE KINDA THAT MISSING MIDDLE GENERAL DENSITY DEVELOPMENT THAT'S DESIRED AND REALLY MAKING SURE THAT WE'RE GETTING THOSE INTO PLACE. 
          UM, SO THAT WHEN THERE'S AREAS THAT ARE APPROPRIATE FOR THOSE, THAT THEY'RE, THEY'RE DONE, THEY'RE ABLE TO BE USED. 
          THEY DON'T HAVE TO GO THROUGH THESE OTHER PROCESSES. 
          AT THIS POINT IN THE PROCESS, WE HAVE NOT MADE ANY PROPOSALS AS TO WHERE THOSE DISTRICTS GO. 
          UH, SO THAT IS JUST TO BE VERY CLEAR ON THAT. 
          'CAUSE THERE'S A WHOLE SECOND COMPONENT TO THIS, WHICH IS THE MAP AND THAT'S WHERE DISTRICTS GO. 
          BUT WE HAVE NOT MADE ANY RECOMMENDATIONS, UM, ON THAT END. 
          AND I THINK, DID WE? OKAY. 
          UM, UNFORTUNATELY WE DO HAVE TO WRAP UP. 
          THE REC CENTER IS CLOSING, SO WE'RE GONNA HAVE TO CLOSE UP THE COMMENT PERIOD. 
          AGAIN, WE REALLY RECOMMEND THAT EVERYBODY PROVIDE WRITTEN COMMENTS ON THIS. 
          UM, VISIT THE WEBSITE, SEND US EMAILS. 
          WE REALLY APPRECIATE IT.
* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.