[00:00:02]
ALRIGHT, GOOD MORNING EVERYONE.
IT IS THURSDAY, MAY 7TH, 2026 AT 9:28 AM THIS IS THE MEETING OF THE DALLAS CITY.
THIS WEBINAR IS BEING TRANSCRIBED AND SUMMARIZED.
IT'S THURSDAY, AUGUST, OR MAY 7TH, THAT 9:28 AM THIS IS THE BRIEFING OF THE DALLAS CITY PLAN COMMISSION.
CAN WE START WITH A ROLL CALL PLEASE? DISTRICT ONE? I'M HERE.
WE ARE HAVING SOME TECHNICAL ISSUES, SO I NEEDED TO CALL THE MEETING TO ORDER, BUT WE ARE GOING TO RECESS AS WE WORK THOSE OUT, SO WE WILL BE BACK ONCE WE'VE SORTED THOSE OUT.
[BRIEFINGS (Part 2 of 3)]
GOOD MORNING EVERYONE.IT IS 9 39 AND THE CITY PLAN COMMISSION BRIEFING IS BACK ON THE RECORD.
UH, WE WENT OFF, WE WENT OFF INTO A RECESS AROUND 9 28 TO ADDRESS SOME TECHNICAL ISSUES.
UM, JUST WANTED TO SAY THANK YOU TO ALL OF THE MEMBERS OF CITY HAT STAFF WHO RODE TOGETHER TO GET THOSE TECHNICAL ISSUES RESOLVED SO WE CAN PROCEED WITH OUR REGULARLY SCHEDULED BRIEFING.
JUST AS A REMINDER TO EVERYONE, UM, THIS IS JUST THE BRIEFING RIGHT NOW.
THIS IS YOUR TIME TO ASK STAFF QUESTIONS, ANY DISCUSSION, COMMENTARY.
WE WILL SAVE THAT TO THE AFTERNOON, BUT WE'LL HAVE AN AMPLE OPPORTUNITY TO DO THAT.
UM, WE ARE GOING TO START WITH THE PD, THE BRIEFING ON THE PD 5 95 AUTHORIZED HEARING.
UM, THAT'S ACTUALLY GOING TO BE LED BY JOHN CERVANTES, WHO IS THE, UM, PROJECT MANAGER, CASE MANAGER ON THAT.
UM, YES, CASE MANAGER, GREAT CASE MANAGER.
AND THEN WE'RE GOING TO HAVE LINDSEY, JACKSON AND PATRICK BLADES AS WELL.
SO, UH, WITHOUT FURTHER ADO, WE WILL TURN IT OVER TO Y'ALL.
UM, AS, UH, CHAIR RUBIN, UH, MENTIONED.
I AM WITH THE, UH, PLANNING AND DEVELOPMENT DEPARTMENT SPECIFICALLY ON THE AUTHORIZED HEARING TEAM.
AND I'VE BEEN THE CASE MANAGER FOR, UH, THE SOUTH DALLAS FAIR PARK AUTHORIZED HEARING.
UM, AND AGAIN WITH ME, WE HAVE, UH, LINDSEY JACKSON AND, UH, PATRICK BLADES WHO ARE WITH THE NEIGHBORHOOD PLANNING TEAM.
UM, AND SO TODAY WE'RE, UH, JUST GONNA GIVE YOU A QUICK BRIEFING OF THE WORK THAT WE'VE BEEN DOING OVER THE LAST FEW MONTHS, AND THEN OVER THE LAST FEW YEARS, UM, TO KIND OF PAINT THE PICTURE, UH, TO HELP INFORM Y ON, UH, SO Y'ALL CAN MAKE Y'ALL'S DECISIONS.
UM, SO A QUICK OVERVIEW OF THE PRESENTATION TODAY.
SO WE'RE JUST DOING A, A BACKGROUND, UH, REGARDING SOUTH DALLAS FAIR PARK, ITS INCEPTION AND THE AREA PLAN ITSELF.
UM, SOME OF THE FRAMEWORK REGARDING THE AREA PLAN.
AND THEN, UH, I'LL EXPLAIN A LITTLE BIT MORE ABOUT THE AUTHORIZED HEARING PROCESS.
AND THEN FROM THERE, UH, PATRICK WILL GIVE YOU THE IMPLEMENTATION AND ACTUAL PROPOSAL, UM, FOR PD 5 95.
SO WITH THAT BEING SAID, LET ME GO AHEAD AND HAND IT OVER TO, UH, MS. JACKSON.
THE SOUTH DALLAS FAIR PARK AREA PLAN IS FIVE YEARS OF IMPACTFUL COMMUNITY ENGAGEMENT AND WORK AMONGST COMMUNITY MEMBERS, STAKEHOLDERS IN THE SOUTH DALLAS FAIR PARK TASK FORCE AND OUR STAFF.
THIS IS A COMMUNITY DRIVEN AREA PLAN THAT WAS DONE IN ALIGNMENT WITH FORWARD DALLAS 2.0.
AND AT THAT TIME, OUR CO-CHAIR NOW, COMMISSIONER WHEELER, ASKED THE COMMUNITY, WHERE DO YOU GO ON SATURDAY MORNINGS FOR GOODS AND SERVICES? AND THIS QUESTION WAS THE FOUNDATION OF HOW THE COMMUNITY DETERMINED WHAT USES THEY NEEDED IN THEIR COMMUNITY.
WE HEARD THINGS FROM THE COMMUNITY, LIKE COFFEE SHOPS, SMOOTHIE SHOPS, DINING RESTAURANTS.
UM, ALL OF THESE THINGS HAVE THE USES IN PLACE, SO THAT, EXCUSE ME.
SO THEY WANTED TO KNOW, YOU KNOW, HOW CAN WE HAVE THESE USES IN OUR COMMUNITY AND ALSO HAVE USES IN PLACE FOR SMALL SCALE DEVELOPMENT TO OCCUR SO THAT SMALL BUSINESSES CAN COME BACK TO SOUTH DALLAS.
AND THE COMMUNITY DETERMINED WHERE THOSE SPECIFIC USES SHOULD BE LOCATED.
[00:05:01]
SO WE CHOSE DIFFERENT FOCUS AREAS ALONG THE CORRIDORS.SO THOSE ARE THINGS LIKE SECOND AVENUE, THE MALCOLM, MALCOLM X BOULEVARD, THE MLK JUNIOR DART STATION, LC FAY HIGGINS, AS WELL AS DIFFERENT CORRIDORS LIKE AL LIPSCOMB.
AND AS WE CONTINUED THAT DEEP COMMUNITY ENGAGEMENT OVER TIME, WE HEARD CONCERNS ABOUT DISPLACEMENT AND THE NEED FOR MORE HOUSING AND HOUSING DESIGN STANDARDS AS THE HONORABLE, HONORABLE MS. DIANE RAGSDALE HAS MENTIONED NUMEROUS TIMES.
SOME OF THE NEW HOUSING IS GROSSLY INCOMPATIBLE WITH THE EXISTING CHARACTERISTICS OF THE SURROUNDING HOMES IN SOUTH DALLAS.
AND SO ALL OF THAT IS ENCAPSULATED IN THE SOUTH DALLAS FAIR PARK AREA PLAN.
UM, IT WAS APPROVED BY CITY COUNCIL, IT WAS ADOPTED BY CITY COUNCIL ON JUNE 25TH, 2025.
AND THIS PLAN TODAY, YOU'RE GONNA HEAR FROM THE AUTHORIZED HEARING TEAM ABOUT HOW WE WILL GO ABOUT IMPLEMENTATION.
SO I DO WANNA HIGHLIGHT, UM, THERE WERE OVER A HUNDRED MEETINGS THAT WE ATTENDED WITHIN THE LAST FIVE YEARS.
THIS INCLUDES NUMEROUS WORKSHOPS, NEIGHBORHOOD ASSOCIATION MEETINGS, PRESENTATIONS AT VARIOUS UM, SPACES, COFFEE SHOP, CONVERSATIONS, AND COMMUNITY MEETINGS.
UM, COMMISSIONER WHEELER, HANK LASA, AND I PRESENTED THE AREA PLAN AT THE TEXAS A PA IN ALLEN IN 2024.
AND I ALSO WANNA HIGHLIGHT THAT THIS AREA PLAN WON THE DUNNIGAN COMMUNITY ENGAGEMENT AWARD IN DECEMBER OF 2025 WITH THE GREATER DALLAS PLANNING COUNCIL.
AND ALSO IT WAS RECOGNIZED AS A FINALIST WITH THE EIGHTH IMPACT AWARDS BY THE URBAN LAND INSTITUTE FOR DALLAS-FORT WORTH.
AND MOST RECENTLY, APRIL 15TH, UM, CITY COUNCIL AND OUR CITY MANAGER, KIMBERLY TOLBERT, RECOGNIZED OUR TEAM FOR ALL OF THE WORK IN IMPACT THAT HAS BEEN DONE REGARDING THE SOUTH DALLAS FAIR PARK AREA PLAN.
SO TODAY WE'RE GONNA FOCUS ON LAND USE AND ZONING.
ALTHOUGH THE PLAN HAS, UM, SEVERAL GUIDING PRINCIPLES, ALL THAT THE COMMUNITY, UM, PICKED OUT.
THE PURPOSE OF THIS BRIEFING TODAY IS TO FOCUS ON THE LAND USE AND ZONING AND THE HOUSING AND DESIGN STANDARDS.
AGAIN, I JUST WANNA REITERATE THAT THE COMMUNITY HAS SPOKEN THROUGH THE AREA PLAN, AND THEY WOULD LIKE IMPLEMENTATION OF THIS PLAN TO BE EXECUTED THROUGH OUR AUTHORIZED HEARING PROCESS.
AND WITH THAT, I'LL HAND IT OFF TO JOHN.
SO AFTER THE ADOPTION OF THE AREA PLAN, UH, OUR TEAM ON THE AUTHORIZED HEARING TEAM, WE, UH, BEGAN THE PROCESS FOR INITIATING, UH, MEETINGS WITH THE COMMUNITY.
BUT BEFORE WE DID THAT, I WANT TO GIVE A LITTLE BIT OF A BACKGROUND OF THE ACTUAL MEMORANDUM THAT TOOK PLACE.
SO, UM, THIS ACTUALLY GOES BACK ALL THE WAY TO JANUARY OF 2020.
THIS IS WHEN, UH, COUNCIL MEMBER BASIL DUA FIRST INTRODUCED, UH, THE IDEA OF, UH, PROPOSING THIS AUTHORIZED HEARING.
NOW, UNFORTUNATELY, UH, BECAUSE OF THE ONSET OF COVID THAT DELAYED A LOT OF, UH, THE PLANNING AND COMMUNITY ENGAGEMENT THAT WOULD HAPPEN IN THE, IN THE, IN THE COMING YEARS.
SO THAT ACTUALLY DID NOT GET FORMALLY APPROVED UNTIL OCTOBER 12TH, 2022.
SO, JUST SO YOU GET AN IDEA OF, OF, YOU KNOW, HOW MUCH TIME AND WORK HAS GONE INTO THIS, UM, SPECIFIC PROJECT.
UH, WITH THAT BEING SAID, SO, UM, AFTER THE ADOPTION IN JUNE, UM, OF THE AREA PLAN IN 2025, UM, STAFF, UM, BEGAN GATHERING, UM, DATA INFORMATION, ANYTHING THAT WE NEEDED IN ORDER TO START THESE MEETINGS.
SO, UH, WE WERE PREPARING INFORMATION REGARDING THE NUMBER OF PARCELS IN THE SPECIFIC AREA, UM, LOOKING AT THE DOCUMENTS PERTAINING TO THE EXISTING ZONING AND, AND, UM, AND, UM, A PLETHORA OF OTHER ITEMS. UH, BUT AT THE FIRST MEETING, WHAT WE ESSENTIALLY DID, UH, WAS ANNOUNCED TO THE COMMUNITY, UM, THAT WE WERE TAKING ZONING ACTION IN SOUTH DALLAS.
UM, A LOT OF THIS WAS FAMILIAR TO COMMUNITY MEMBERS, BEING THAT THEY HAD JUST BEEN A PART OF THE AREA PLAN PROCESS.
AND FOR SOME COMMUNITY MEMBERS, THIS WAS BRAND NEW, RIGHT? UM, AND SO WE WANTED TO, UH, BRIDGE THAT GAP FOR THOSE THAT WERE KNOWLEDGEABLE.
AND THEN FOR THOSE THAT, UM, WERE FIRST HEARING ABOUT THIS, WE WANTED TO MAKE SURE WE WERE INCLUSIVE, UH, WITH THE INFORMATION THAT WE WERE, UH, PRESENTING.
SO ESSENTIALLY THAT KICKOFF MEETING ALLOWED US TO EXPLAIN WHAT AN AUTHORIZED HEARING DOES, UH, WHAT IT DOESN'T DO, UM, AND EXPLAIN THE DIFFERENCE BETWEEN AN AREA PLAN AND AN
[00:10:01]
AUTHORIZED HEARING.UH, AND THEN THAT MEETING ALSO HELPED US SET UP, UM, THE BASIC CONTEXT THAT WE NEEDED AND BUILT UPON THE CONTEXT THAT LINDSAY AND AND PATRICK HAD, UM, DURING THE AREA PLANT PROCESS.
SO WE CAN GATHER FEEDBACK AND INPUT, UH, REGARDING ANY CHANGES THAT WE WERE GONNA MAKE.
UM, IN THAT FIRST, UH, KICKOFF MEETING, WE HAD PRETTY GOOD ATTENDANCE, UM, FROM THE LAST COUNT THAT I DID.
UM, WE HAD ABOUT 85 INDIVIDUALS JOIN US, UH, FOR THE KICKOFF MEETING.
AND THE SUBSEQUENT MEETINGS RANGED ANYWHERE FROM 50 TO TO 70 TYPICALLY FOR ATTENDANCE.
UH, BUT SO AT THAT SECOND MEETING, UH, WE HAD AT THE X LINE RECREATION CENTER ON NOVEMBER, UH, 13TH, THAT MEETING WAS FOCUSED ON ZONING CONCEPTS, OR IN OTHER WORDS, TRYING TO EDUCATE THE COMMUNITY ABOUT HOW ZONING FUNCTIONS.
UM, THERE'S A LOT OF, UH, MISCONCEPTIONS OR, UM, THERE'S A LOT OF RELATED TOPICS TO ZONING, BUT DON'T NECESSARILY MEAN THAT THERE'S, THOSE ARE THINGS THAT CAN BE ADDRESSED DURING AN AUTHORIZED HEARING PROCESS.
UH, NEVERTHELESS, THOSE ARE STILL IMPORTANT CONCERNS TO HEAR OUT FROM THE COMMUNITY.
AND WE GOT THOSE INDIVIDUALS, UH, TO THE CORRESPONDING DEPARTMENT THAT THEY NEEDED TO SPEAK TO IF THEY HAD SOMETHING.
UM, SO WITH THE ZONING CONCEPTS, REALLY, UH, WHAT WE REALLY DID WAS, UM, EXPLAIN THE EXISTING ZONING, WHICH IS PD 5 95.
UM, WE EXPLAINED WHAT SUBDISTRICTS WERE INCLUDED IN THE EXISTING ZONING.
UH, WE TALKED ABOUT IF THERE WERE ANY OVERLAYS IN THE AREA, UM, ANY S DEED RESTRICTIONS.
UM, AND IT ALSO ALLOWED US TO EXPLAIN WHAT TYPES OF REGULATIONS WE MIGHT, UM, END UP IMPLEMENTING, UH, WHETHER THAT WAS CONSOLIDATING DISTRICTS, CREATING NEW DISTRICTS.
UM, AT THIS POINT, ALL THOSE DECISIONS HAD NOT BEEN MADE YET, AND SO WE REALLY JUST WANTED TO PRIME PEOPLE FOR WHAT TYPES OF, UH, CONCEPTS THEY WOULD SEE IN THE, IN THE UPCOMING MEETINGS.
AND THEN ON NOVEMBER, OR SORRY, ON, UH, DECEMBER 9TH, UH, WE HAD A COMMUNITY MEETING AT THE MLK RECREATION CENTER.
UM, IN THIS MEETING, WE TRIED TO FOCUS MORE SO ON THE ACTUAL, UH, RECOMMENDATIONS NOT ONLY, UH, SPECIFIED IN THE AREA PLAN, BUT ALSO FROM, UH, CONVERSATIONS THAT WE HAD HAD, UH, SINCE THAT AREA PLAN ADOPTION.
UM, AND SO IN THIS MEETING, UH, WE PRESENTED, UH, BASICALLY A, A PROPOSAL MAP, UH, A DRAFT AT LEAST FOR INDIVIDUALS TO TAKE A LOOK AT, TO SEE.
UM, AND IN THAT, UH, PROPOSAL OR OF, OF, UH, OF A DRAFT, WE HAD BREAKOUT TABLES.
AND SO ON SOME TABLES WE HAD GEOGRAPHIC AREAS OF, UH, THE ZONING MAPS.
IF THERE WAS A SPECIFIC PROPERTY THAT SOMEBODY WANTED TO LOOK AT, THEY COULD COME AND TELL US, HEY, WE, WE LIKE THIS IDEA.
WE DON'T LIKE THAT IDEA FOR A SPECIFIC ZONING.
AND WE ALSO HAD, UH, BREAKOUT TABLES REGARDING SPECIFIC CONCEPTS.
SO, AS PATRICK WILL TALK ABOUT, UH, SHORT, UH, IN A LITTLE BIT, UM, WE HAD, UH, TOPICS ABOUT SINGLE FAMILY, UH, DESIGN STANDARDS, DUPLEX DESIGN STANDARDS, TALKED ABOUT MIXED USE, UM, SUB-DISTRICTS AND, AND, AND ALL OF THE CONCEPTS RELATED TO THOSE THINGS.
AND SO, REALLY FROM THAT MEETING, UH, WE GOT A LOT OF FEEDBACK, A LOT OF NOTES, UM, OUR MAPS WERE DRAWN UP, AND, UH, WE WERE ABLE TO, TO TAKE THAT INFORMATION, UH, AND, AND UTILIZE IT TO START ACTUALLY DRAFTING THE PD RED LINE, WHICH WOULD THEN TELL US WHAT WE ARE CHANGING.
UM, SO AFTER THE, UH, ABOUT CHRISTMAS BREAK, WE WERE, WE WERE WORKING ON THAT, WORKING ON MAPS, WHETHER THAT'S GIS, UH, INFORMATION THAT WE NEED TO CLEAN UP, UH, A PLETHORA OF, OF JUST LITTLE, UH, CHECKLIST ITEMS THAT WE NEEDED TO DO IN ORDER TO, TO COME BACK TO THE COMMUNITY.
WHILE WE WERE DOING THAT, WE WERE STILL ENGAGING, UM, STAKEHOLDERS, ANYBODY WHO HAD QUESTIONS.
UM, AND WE PRESENTED EVEN WHEN WE WERE INVITED, UH, EVEN THE, THE PLANT, UH, POINT SOUTH GROUP, WHICH IS A, UH, BUSINESS GROUP THAT MEETS MONTHLY IN SOUTH DALLAS, ASKED US TO, TO PRESENT FOR THEM, JUST TO GIVE THEM AN UPDATE ON, ON THE CONCEPTS THAT WE WERE GONNA BE INTRODUCING.
UM, AND THEN AFTER THAT MEETING, UH, WE DECIDED TO HAVE A FOURTH COMMUNITY MEETING.
UM, NOT A REQUIREMENT PER OUR CODE, BUT WE THINK THAT IS A SMART PRACTICE TO COME BACK TO THE COMMUNITY, SHOW THEM WHAT THE ACTUAL PROPOSAL WAS GONNA BE, UM, SO THAT THE INDIVIDUALS IN THE COMMUNITY DON'T FEEL NEGLECTED OR AS IF WE, WE HELD OUT FROM ANNOUNCING ANYTHING TO THEM.
UM, NOW, UH, WITH THAT BEING SAID, SOME, SOME, UH, THEMES THAT WE HEARD FROM THE, UH, MEETINGS THAT WE HAD AND SOME THINGS THAT WERE REITERATED FROM PREVIOUS CONVERSATIONS DURING THE AREA PLAN, A LOSS OF CHARACTER, UM, UH, SPECIFICALLY WITH INFILL SINGLE FAMILY HOUSING THAT HAS BEEN, UH, UM, DEVELOPED IN, IN SOUTH DALLAS OVER THE LAST FEW YEARS.
UH, LACK OF SERVICES, WHETHER THIS COULD BE ADDRESSED THROUGH SPECIFIC LAND USE, UH, CHANGES IN THE, IN THE, IN THE, UH, STANDARDS.
AND THEN ACTUALLY JUST THE MIXED USE SUBDISTRICT IMPLEMENTATION AGAIN, UH, WHERE THOSE ARE, WHAT THEY MEAN, WHAT DOES THAT MEAN FOR HEIGHT, THOSE REGULATIONS, WHAT CAN I DO WITH MY PROPERTY? AND WITH ALL THAT BEING SAID, THAT ALSO GAVE US GREAT OPPORTUNITIES TO, TO, UH, UM, SHOW THE COMMUNITY WHAT COULD HAPPEN IN THE FUTURE.
[00:15:01]
IT ALLOWED THEM TO SEE THAT THERE'S A PLETHORA OF DIFFERENT HOUSING OPTIONS THAT WOULD THEN BE AVAILABLE FOR THE COMMUNITY IN THE FUTURE.ALSO, UH, AS LINDSAY HAD MENTIONED, SPECIFIC AREAS, THE CORRIDORS, UM, THAT WE WERE LOOKING AT WHERE WE WOULD SEE THE MOST CHANGE IN TERMS OF ZONING, UH, TO, UH, ALLOW US TO ACCESS OR, UH, CREATE, UH, ECONOMIC INVESTMENT IN THOSE AREAS.
UH, WITH THAT BEING SAID, I'M GONNA GO AHEAD AND, UH, HAND IT OFF TO PATRICK, WHO WILL, UH, GO MORE SP UH, SPECIFICALLY INTO THE IMPLEMENTATION AND REGULATIONS.
UH, GOOD MORNING CHAIR, UH, MEMBERS OF THE COMMISSION, MS. SECRETARY.
MY NAME IS PATRICK BLADES, CHIEF PLANNER FOR NEIGHBORHOOD AND COMMUNITY PLANNING.
UM, BEFORE I GET INTO MY PRESENTATION, I'M, OTHER THAN JUST RECOGNIZING JOHN AND LINDSEY HERE, UH, I DO WANT TO ACKNOWLEDGE THE HUGE LIFT, UH, FOR THIS AREA OR FOR THIS AUTHORIZED HEARING.
THERE'S TENS OF THOUSANDS OF PROPERTIES HERE.
UH, TO GIVE YOU A, AN UNDERSTANDING OF HOW IN DEPTH THIS IS, UH, WHEN WE SEND OUT THE NOTICES, WE HAD TO PRINT OFF 54,000 SHEETS OF PAPER TO SEND TO EVERYONE HERE.
SO, UM, JOHN LINDSEY, UH, SETH, JP, UH, THE MICHAELS, DEWEY, UM, WAYNE, JASON, UM, I MEAN, THERE'S SO MANY PEOPLE WHO HAVE HELPED CHIPPED IN THERE.
LIKE BASICALLY IF ANYBODY'S, IF YOU'VE SEEN ANYBODY OVER THERE, THEY'VE ALL HELPED WITH THIS.
SO JUST WANTED TO ACKNOWLEDGE EVERYBODY OVER THERE.
SO, UM, IN THE AREA PLAN AND THROUGH THE AUTHORIZED HEARING, ONE OF THE TWO BIG THINGS THAT WE HEARD WAS WE WANT TO CHANGE OUR COMMERCIAL AREAS TO MIXED USE AREAS AND TO CREATE VIBRANCY THERE.
AND SO THERE'S THREE BIG, UM, EXISTING ZONING DISTRICTS IN PD 5, 9 5 THAT ARE COMMERCIAL.
ONE IS NEIGHBORHOOD COMMERCIAL, ONE IS COMMUNITY COMMERCIAL, ONE IS REGIONAL COMMERCIAL.
SO ONE OF THE BIG CHANGES THAT WE MADE WAS JUST TO SAY THAT THOSE ARE NOW NEIGHBORHOOD MIXED USE, COMMUNITY MIXED USE AND REGIONAL MIXED USE.
WE DIDN'T TAKE OUT ANY LAND USES THERE.
SO THERE ARE A COUPLE LAND USES THAT WE ADDED IN THAT ARE MORE ON THE COMMERCIAL RETAIL SIDE, BUT THE BIG ONE THAT WE ADDED IN IS THOSE THREE DISTRICTS NOW ALLOW, UM, SINGLE FAMILY DUPLEX AND MULTIFAMILY.
UM, IT KIND OF HELPS CODIFY EIGHT 40, BUT THERE ARE SOME THINGS OVER THERE WHERE SOME OF THESE PROPERTIES WOULDN'T QUALIFY.
UH, THE OTHER THING THAT WE WENT INTO IS, UM, THE HEIGHT FOR THESE AREAS, UM, BECAUSE WE'RE NOW, YOU KNOW, THE, THE NEIGHBORHOOD MIXED USE HAD A LOWER HEIGHT, BUT WITH EIGHT 40, THE STATE DICTATES AT THAT HEIGHT, NOW CAN BE UP TO 45 FEET.
SO FOR THE NEIGHBORHOOD MIXED USE, THAT HEIGHT IS 45 FEET.
FOR THE COMMUNITY MIXED USE, THAT'S THE LOW TO MID-RISE.
I'M GONNA GET INTO THAT ONE A LITTLE BIT MORE.
UM, BY, RIGHT, YOU CAN DO 45 FEET IF YOU'RE GONNA GO TALLER THAN THAT RESIDENTIAL.
RESIDENTIAL PROXIMITY SLOPES STILL APPLIES.
AND, UM, THERE'S SOME CAVEATS.
IF YOU'RE GONNA GO TALLER THAN 45 FEET, YOU HAVE TO MAKE THE GROUND FLOOR A BETTER FLOOR.
BASICALLY, IT MIMICS OUR, UH, OUR FORM DISTRICTS AND THEN THE REGIONAL MIX USE, THAT'S GONNA BE STUFF THAT'S TALLER THAN EIGHT STORIES UP TO 200 FEET TALL.
UM, BECAUSE WE HEARD FROM THE COMMUNITY, THOSE ARE, THERE ARE LOCATIONS IN SOUTH DALLAS, PARTICULARLY ALONG ROBERT COLUMN CAL TO FAIR PARK, WHERE THEY DO WANT HEIGHT.
THEY DO, THEY, THEY DO UNDERSTAND MORE DEVELOPMENT AND THEY WANT THAT TYPE OF DEVELOPMENT THERE.
UM, ALSO WE HAVE EXISTING M TWO ZONING IN THE PD.
UM, THAT M TWO ZONING IS BEING MOVED TO EITHER THE COMMUNITY MIXED USE, WHICH AGAIN IS A MIXED USE, UM, BELOW TO MIDRISE DISTRICT OR TO THE, UM, THERE'S A WALKABLE MIXED USE THREE DISTRICT.
UM, AND WHEN I SHOW YOU THE MAP, IT BASICALLY, THE, THE, THE, THE DIFFERENCE THERE IS THE STUFF THAT'S CLOSER TO FAIR PARK THAT'S CLOSER TO COMMUNITY MIXED USE THAT MF TWO BECOMES COMMUNITY MIXED USE.
THE STUFF THAT'S CLOSER TO, UM, THE FOREST DISTRICT, UM, CORNERSTONE OR ST UH, PHILLIPS, THERE'S ALREADY, UM, MU THREE OUT THERE AND IT'S JUST GONNA MIRROR THAT MU THREE.
SO AGAIN, UM, YOU HAVE HEARD ABOUT EIGHT 40 A NUMBER OF DIFFERENT TIMES.
UM, THIS IS, UH, THE FIRST AUTHORIZED HEARING THAT WE'VE REALLY DONE WHERE WE, UM, ARE ACKNOWLEDGING EIGHT 40 AND WORKING IT INTO, UM, THE HEIGHT REQUIREMENTS.
UM, AGAIN, FOR THE, THE, THE ONE THAT IT'S GONNA BE IN THE MOST POLITICAL IS THAT COMMUNITY MIXED USE WHERE IT'S POSSIBLE TO GO TO A HUNDRED FEET, BUT BECAUSE OF THE GEOMETRY OF CERTAIN LOCATIONS, YOU, YOU, YOU CAN'T GET TO THAT A HUNDRED FEET.
YOU ARE GOING TO BE LIMITED TO MORE OF THAT 45 OR THAT 50 FOOT TALL BECAUSE OF THE PROXIMITY OF RESIDENTIAL ZONING.
SO HERE'S JUST ANOTHER, UH, WAY TO CONCEPTUALIZE THE HEIGHT.
AGAIN, THE NEIGHBORHOOD MIXED USE, THAT'S GONNA BE THE FOUR STORIES, 45 FEET.
THE COMMUNITY MIXED USE, YOU CAN DO 45 FEET BY, RIGHT? IF YOU'RE GONNA GO TALLER THAN THAT, YOU HAVE TO MAKE THE GROUND FLOOR BETTER.
UM, AND THERE'S, UM, AGAIN, IT MIRRORS THE, THE FORM-BASED, UM, STIPULATIONS FOR TALLER BUILDINGS, THE REGIONAL MIXED USE, THAT'S GONNA BE 18 STORIES.
THERE ARE TWO OTHER MIXED USE DISTRICTS.
THAT'S A SERVICE MIXED USE AND THE INDUSTRIAL MIXED USE, THOSE ARE CLOSER TO, UM, THERE'S AREAS THAT ARE CLOSER TO THE FREEWAY OR CLOSER TO THE DART SERVICE YARD.
UM, THOSE, AGAIN, WE ARE NOT REMOVING ANY LAND USES THERE TO MAKE ANY OF THOSE NON-CONFORMING.
HOWEVER, WE ARE ADDING IN THE, THE SINGLE FAMILY, THE DUPLEX AND THE MULTIFAMILY INTO THOSE AREAS.
TALKING ABOUT THE HEIGHT, THIS IS AN EXAMPLE ALONG MARTIN LUTHER KING.
[00:20:01]
ON THE LEFT.UM, THAT'S GONNA BE COMMUNITY MAKES USE.
AGAIN, YOU COULD GO UP TO A HUNDRED FEET, BUT BECAUSE THAT BLOCK IS NOT MORE THAN 150 FEET DEEP, YOU CAN'T REACH A TOTAL HEIGHT OF MORE THAN 50 FEET BECAUSE OF RESIDENTIAL PROXIMITY SLOPE.
SO EVEN WITH EIGHT 40, THE, THE HEIGHT IS STILL LIMITED ON, ON MLK TO JUST A LOW RISE STRUCTURE.
UM, THERE ON THE RIGHT, THAT'S ROBERT B COLMAN SECOND AVENUE.
UM, ONCE YOU START TO GET MORE THAN A BLOCK AWAY FROM THAT RESIDENTIAL, YOU CAN SEE THAT'S WHERE YOU'RE GONNA START TO GET A TALLER STRUCTURE.
AND THAT AGAIN, IS WHAT WE HEARD FROM THE COMMUNITY, IS THAT'S WHAT THEY WANTED.
YOU CAN GET TALLER, BUT YOU'RE GONNA HAVE TO BE FURTHER AWAY FROM THE NEIGHBORHOODS TO GET THAT HEIGHT.
SO THIS IS THE EXISTING, UH, ZONING THAT'S ON THE GROUND.
UM, THE YELLOW, THAT IS A, UM, A, A RESIDENTIAL SUBDISTRICT FOR R FIVE, R SEVEN FIVE OR THE DUPLEX.
UM, THE RED, THAT IS THE COMMUNITY, UH, COMMERCIAL RIGHT NOW.
THE DARKER BURGUNDY IS THE REGIONAL MIXED USE.
UM, WE HAVE SOME OF THE KIND OF YELLOW OR THE ORANGE-ISH YELLOW, THAT'S THE MF TWO, THE BLUE THERE.
UM, ON THE LEFT, THAT'S GONNA BE THE, UH, UH, FORM-BASED DISTRICT.
UM, AGAIN, THIS IS WHAT'S ON THE GROUND NOW.
UH, THE PROPOSAL THAT COMES FROM THE COMMUNITY, UM, IT LOOKS A LOT THE SAME.
UM, YOU CAN SEE THAT THE BLUE THERE ON THE LEFT, UM, THE, THE MULTIFAMILY THAT BLUE HAS GROWN, UM, THAT BLUE JUST INCORPORATES THE EXISTING MULTIFAMILY THAT'S OUT THERE.
THE, UH, THE RED THAT'S GROWN CLOSER TO FAIR PARK.
UM, THAT'S A LOT OF MULTIFAMILY THAT NOW WOULD BE COMMUNITY, UM, MIXED USE.
UM, AND THEN THE REGIONAL MIXED USE, THAT'S GROWN A LITTLE BIT MORE.
UM, BECAUSE THE COMMUNITY HAS SAID WE, THAT, AGAIN, THAT'S AN INTENSITY THAT'S CLOSE TO FAIR PARK, THAT'S CLOSE TO THE DART STATION THAT'S DUE.
THAT IS WHERE THEY WANTED IN HEIGHT.
UM, MOVING ON TO THE RESIDENTIAL DISTRICTS.
SO THERE'S THREE BIG RESIDENTIAL DISTRICTS IN THIS PD, R FIVE, R SEVEN FIVE, AND DUPLEX.
THE VERY FIRST THING THAT WE DID IS WE CHANGED THE NAME OF THOSE DISTRICTS.
AND IF YOU SAY, WELL, WHY ARE YOU CHANGING THE NAME OF THOSE DISTRICTS? IT'S PRETTY SIMPLE.
SO WHEN WE DID THAT, UM, AND WE SENT IT TO CITY ATTORNEY'S OFFICE, THEY SAID, WHAT DO YOU DO? AND WHAT, WHAT'S GOING ON? AND WE WERE LIKE, EXACTLY, BECAUSE WE WANT EVERYBODY WHO EITHER LIVES IN HERE, WHO OWNS PROPERTY HERE, AN ARCHITECT, A PLAN TO REVIEWER TO READ THIS PD AND SAY, THERE'S SOMETHING DIFFERENT IN THIS SUBDISTRICT.
THERE'S A REASON WHY THERE'S SOMETHING DIFFERENT HERE.
THOSE ARE THE DESIGN STANDARDS.
IT'S A, IT'S A GIANT FLAG TO SAY, I SHOULD PAY MORE ATTENTION TO THESE, UM, THESE REQUIREMENTS THAN JUST THINK IT'S JUST NORMAL R FIVE.
SO AGAIN, THOSE ARE JUST GONNA BE THE SOUTH DALLAS SINGLE FAMILY, R SEVEN FIVE, SOUTH DALLAS, SINGLE FAMILY, R FIVE SOUTH DALLAS, SINGLE FAMILY DUPLEX.
SO WHEN WE TALK ABOUT THE DESIGN REQUIREMENTS, IF WE RECALL FROM ALMOST A YEAR AGO WHEN WE PRESENTED THE AREA PLAN, UM, THOSE DESIGN REQUIREMENTS TALKED ABOUT A PORCH IN THE FRONT GARAGE IN THE BACK, TWO STORIES OF HEIGHT, SOME TYPE OF A PITCHED ROOF WINDOWS ON THE FRONT, UM, AND, UH, A DRIVEWAY THAT DOESN'T TAKE UP ALL THE FRONT YARD.
SO HOW WE TRANSLATED THAT TO, UH, ZONING REQUIREMENTS, WE HAVE THE FRONT PORCHES.
SO YOU'VE GOTTA BE SIX FEET DEEP, YOU'VE GOTTA BE SIX FEET WIDE, AND YOU HAVE TO BE COVERED.
YOU HAVE TO MEET THOSE THREE REQUIREMENTS.
THEN THERE'S FOUR ADDITIONAL REQUIREMENTS THAT YOU HAVE TO MEET.
THREE OF YOU GOTTA MAKE THE PORCH A LITTLE BIT WIDER, A LITTLE BIT DEEPER.
HAVE ONE STEP ABOVE GRADE OR HAVE A RAILING OR A KNEE WALL AROUND IT.
SO AGAIN, YOU'VE GOTTA BE COVERED.
YOU GOTTA BE SIX FEET DEEP, YOU GOTTA BE SIX FEET WIDE.
AND THEN YOU CAN EITHER MAKE IT WIDER, DEEPER, HAVE A RAILING OR ANOTHER STEP UP.
THE GARAGES, WHEN WE SAY GARAGES IN THE BACK, WE DON'T NECESSARILY MEAN THAT IT IS REAR ACCESS.
SO ONE THING THAT WE DID HERE IS THEY DON'T WANT A GARAGE THAT TAKES UP THE ENTIRE LOT WHERE YOU JUST SEE A GARAGE.
SO THE, THE GARAGE CANNOT TAKE UP MORE THAN 50% OF THE FRONT FACADE.
AND THEN IF YOU DO PROVIDE A GARAGE, IT HAS TO BE EITHER ACCESS FROM THE REAR, THE ALLEY FROM THE SIDE, UH, A SIDE STREET.
IF IT'S DETACHED, IT'S GOTTA BE IN THE REAR 30%.
IF IT'S ATTACHED, UM, IT'S GOTTA BE SET BACK, UM, A MINIMUM OF SIX FEET FROM THE FRONT BUILDING LINE OR THE FRONT PORCH.
UM, AND ONE THING THAT, UM, I NEGLECTED TO GO OVER IN THE LAST SLIDE IS, UM, WE DO HAVE THE REQUIREMENT THAT THE FRONT PORCH CAN EXCEED SIX FEET INTO THAT FRONT STEP BACK.
SO THE IDEA IDEA IS THAT YOUR FRONT PORCH WOULD BE SIX FEET, AT LEAST SIX FEET BEYOND WHERE YOUR GARAGE IS.
SO THE FIRST THING THAT YOU'RE GONNA SEE WALKING DOWN THE STREET IS THE, THE PORCH AND NOT THE GARAGE, UH, ROOF PITCH.
UM, SO, UH, RIGHT NOW THE PROPOSAL IS THAT THE ROOF MUST HAVE AT LEAST A FOUR 12 ROOF PITCH.
UM, WE'VE HEARD SOME DIFFERENT CONVERSATIONS IN THE COMMUNITY THAT MIGHT CHANGE BY THE TIME WE GET TO THE PUBLIC HEARING.
UM, THE OTHER PART IS THAT THE ROOF PITCH HAS TO COME TOGETHER AT A GABLE OR AN EVE.
WE DON'T NEED FLYING ROOF PITCHES LIKE THIS.
[00:25:02]
IMPERVIOUS SERVICE IN THE FRONT YARD.UM, SO THE REQUIREMENTS THERE WOULD BE THAT IN THE FRONT YARD SETBACK THAT, UH, YOUR DRIVEWAY CAN TAKE UP, UM, ONLY 25% OR 200 FEET, WHICHEVER IS GREATER.
UM, AND THAT YOUR FRONT PORCH DOES NOT, UH, IS NOT INCLUDED IN THAT CALCULATIONS OF IMPERVIOUS SERVICE.
AGAIN, THAT'S TO ENSURE THAT WE DON'T HAVE A GIANT DRIVEWAY JUST IN YOUR FRONT YARD.
NOW, ONCE I WILL SAY ONCE YOU GET BEYOND THAT FRONT YARD SETBACK, YOU CAN WIDEN YOUR GARAGE.
SO THERE'S DESIGN, THERE'S AN ABILITY TO CREATE A WIDER DRIVEWAY.
IT JUST CAN'T BE THERE IN THAT FRONT YARD SETBACK, UH, WINDOWS.
SO, UH, THE, THE RED LINE VERSION IS WRITTEN TO SAY THAT, UM, ON THE, THE FRONT FACING FACADE THAT YOU HAVE TO HAVE ON THE FIRST FLOOR, A MINIMUM 10% TRANSPARENCY AND 20% TRANSPARENCY ON THE SECOND FLOOR.
AND THAT TRANSPARENCY WITHIN THE GARAGE DOOR WOULDN'T, UH, BE INCLUDED IN THAT CALCULATION.
UH, THERE'S ANOTHER, UM, AND AGAIN, TO TO BE CLEAR, UH, THESE WOULD BE THE REGULATIONS FOR THE R FIVE, THE R SEVEN FIVE, AND THE DUPLEX NEW DISTRICTS.
UM, AND IN THAT DUPLEX DISTRICT, UM, WE'VE CHANGED SOME OF THE REQUIREMENTS THAT BASICALLY, SO THAT IT MIRRORS THE R FIVE.
SO THE SETBACK IS THE SAME AS R FIVE.
THE HEIGHT IS THE SAME AS R FIVE.
THE MINIMUM LOT, UM, THE MINIMUM LOT SIZE FOR A DUPLEX WOULD NOW BE 5,000 SQUARE FEET, NOT 6,000 SQUARE FEET.
UM, WE'VE ALSO ADDED A LAND USE IN THERE CALLED SINGLE FAMILY ATTACHED.
AND THAT WOULD BE ALLOWED BY RIGHT, BUT THE MINIMUM LOT SIZE FOR SINGLE FAMILY ATTACHED WOULD BE 2,500 SQUARE FEET.
SO IT'S THE IDEA THAT YOU COULD BUILD A DUPLEX ON A PROPERTY.
YOU COULD ALSO ALSO SUBDIVIDE THAT PROPERTY, REPL IT TO TWO DIFFERENT LOTS AND BUILD TWO UNITS.
YOU STILL ARE BUILDING THE SAME STRUCTURE.
YOU'RE NOW JUST ABLE TO SELL THE STRUCTURE AND THE PROPERTY IN AN EASIER MANNER, UH, THAN YOU'D BE ABLE TO DO NOW.
UM, ALSO, UM, AGAIN, UM, ONE OF THE THINGS, THE AREA PLAN CALLED OUT, ONE OF THE THINGS WE HEARD FROM THE COMMUNITY IS THE NEED FOR MORE HOUSING.
UM, AND ONE OF THE, UH, CONCEPTS THAT WE TALKED TO THEM ABOUT THAT THEY SAID, YES, THAT MAKES SENSE, ARE THE ADU.
UM, BECAUSE, UH, I, I I WILL ADMIT THAT SOMETIMES WHEN WE TALKED ABOUT ADU, UM, PEOPLE IN SOUTH DALLAS WOULD SAY, YES, I KNOW ABOUT THOSE ADU AND JUST KIND OF COVER THEIR, THEIR EYES.
'CAUSE THERE ARE, THERE ARE AD'S OUT THERE, SOME OF THEM WERE BUILT MAYBE ON SUNDAYS.
UM, BUT IT'S, UH, LEGALIZING THOSE ADUS THAT ARE OUT THERE ALLOWING FOR MORE SIMPLER PROCESS.
UM, THEY'D BE SUBJECT TO THE DESIGN REQUIREMENTS RIGHT NOW IN 51 A.
UM, AND AGAIN, YOU KNOW, WE HEARD THAT, YOU KNOW, THE, THE GRANNY FLATS OR, UH, WHAT I HEARD IN SOUTH A THAT THEY WERE CALLED A, A GRANDDADDY'S HOUSE.
UM, THOSE WOULD BE ALLOWED IN THOSE THREE RESIDENTIAL DISTRICTS.
THERE ARE SOME ADDITIONAL CHANGES, UM, THAT KIND OF DON'T REALLY FALL IN LINE WITH THAT MIXED USE OR THE, THE, THE, THE RESIDENTIAL STANDARDS.
UH, ONE IS CATERING SERVICE RIGHT NOW, IT'S NOT REALLY ALLOWED.
UM, WE'VE CHANGED THAT TO BE ALLOWED BY RIGHT IN MANY OF THESE, UH, MIXED USE DISTRICTS.
AND ALSO THAT, UM, RESTAURANTS WHERE ALL THE FOOD IS TO GO.
SO KIND OF THE GHOST KITCHEN OR JUST THE, THE ALL TAKEOUT PLACES WOULD BE INCLUDED IN THAT LAND USE, UH, MARKET GARDENS.
UM, RIGHT NOW, THOSE, UM, ARE, UM, REQUIRE AN SUP BECAUSE OF STATE LAW WHERE WE'RE MOVING, WE'RE REMOVING THAT.
WE CAN'T REQUIRE AN SUP FOR THOSE, UM, IN THE PD ANYMORE.
UM, MASSAGE ESTABLISHMENTS, UH, RIGHT NOW THEY'RE NOT ALLOWED.
UM, WE WOULD BE ALLOWING MASSAGE AS AN ACCESSORY USE.
SO IF YOU HAVE A NAIL SALON OR BARBERSHOP OR SOMETHING LIKE THAT AND YOU PROVIDE, YOU KNOW, YOU'RE DOING FOOT MASSAGES, YOU COULD DO THAT.
UM, BUT JUST AS AN ACCESSORY USE TO OTHER PERSONAL SERVICES.
ALSO CHANGING THE, UH, TOBACCO SHOP, UM, TO INCLUDE ELECTRONIC SMOKING DEVICES VAPING, THAT, THAT, THAT WOULD BE INCLUDED IN THAT.
UM, IN THAT LAND USE, WHICH IS NOT ALLOWED, UM, IN THE PD, UM, THERE'S A 30 FOOT MINIMUM FRONT SETBACK FOR PARKING THAT WE'RE REMOVING BECAUSE IT HAS PROVEN VERY DIFFICULT IN SOME OF THOSE OLDER STRUCTURES TO GET COS WITH THAT REQUIRED PARKING.
WITH THAT STIPULATION, UM, WE'RE REMOVING THE FLORIDA AREA RATIO, UM, UM, IN THE MIXED USE DISTRICTS, UM, PROVIDING AN OPTION TO HAVE HOTELS OR MOTELS THROUGH AN SUP, UM, IN THOSE MIXED USE DISTRICTS.
UM, WE'RE REDOING THE LIVE WORK UNITS.
UM, THERE'S SOME STIPULATIONS ABOUT THE, UM, THE SIZE OF THOSE UNITS AND THE PERCENTAGE AND THE NUMBER THAT YOU CAN HAVE, UM, IN PROPERTIES WE'RE REMOVING THOSE REQUIREMENTS.
UM, ALSO THERE ARE A HANDFUL OF DUPLEXES THAT, UM, ARE OUT THERE THAT ARE NOT ZONED FOR DUPLEXES.
UM, AND THEY'VE BEEN THERE A HUNDRED YEARS.
UM, WE'RE INCLUDING A PROVISION IN THE SINGLE FAMILY DISTRICTS THAT IF YOU CAN SHOW THAT YOU WERE A DUPLEX BEFORE 2001 OR SEPTEMBER 11TH, 2001, WHICH IS WHEN THE PD WAS CREATED, THAT THAT IS ESSENTIALLY A LEGAL NON-CONFORMING LAND USE.
YOU CAN HAVE A DUPLEX OR YOU CAN KEEP YOUR DUPLEX THERE.
UM, THERE, UH, IS ONE ADDITIONAL, UH, WELL, TWO ADDITIONAL THINGS THAT WE DIDN'T INCLUDE ON THIS SLIDE, BUT I I WILL GO OVER.
ONE IS THAT WE WERE VERY SIMPLY SAYING THAT SIDEWALKS ARE REQUIRED IN THIS PD.
UM, BECAUSE RIGHT NOW PEOPLE ARE BUILDING HOMES IN SOUTH DALLAS AND THEY'RE JUST GETTING SIDEWALK WAIVERS.
AND SO WE HAVE WHOLE BLOCKS THAT
[00:30:01]
USED TO HAVE SIDEWALKS ON THEM, BUT THE HOMES WERE TORN DOWN, AND THEN THE NEW BUILDERS ARE JUST NOT BUILDING SIDEWALKS.AND WE HEARD FROM THE COMMUNITY, THAT'S NOT WHAT WE WANT.
AND SO WE'RE JUST REQUIRING THAT IF YOU'RE GONNA BUILD A HOUSE IN SOUTH DALLAS, THAT HOUSE NOW HAS TO HAVE A SIDEWALK.
UH, THE OTHER THING IS, UM, IN THE AREA THAT'S CLOSE TO ST.
PHILIP'S, UM, AND CORNERSTONE, THEY'VE RUN INTO A LITTLE BIT OF ISSUE BECAUSE IN THE WMU THREE FORM DISTRICT, UM, EVEN THOUGH THE PD SAYS A SINGLE FAMILY LAND USE HAS ALLOWED A SINGLE FAMILY STRUCTURE IS NOT.
SO THEY'RE HAVING TROUBLE BUILDING HOMES AND DUPLEXES IN THAT, IN THAT, IN THOSE AREAS.
SO WE'RE CHANGING IN THE PD TO SAY THAT STRUCTURE ISN'T ALLOWED STRUCTURE, SUBJECT TO THE EXACT SAME DESIGN REQUIREMENTS THAT THE, UM, THAT THE SOUTH DALLAS DUPLEX DISTRICT WOULD HAVE.
SO THE SAME PORCH IN THE FRONT GARAGE IN THE BACK PITCHED ROOF THAT YOU COULD BUILD THAT STRUCTURE IN, IN THE, IN THAT FORM DISTRICT.
UH, SO, UM, AGAIN, WE WILL BE HAPPY TO ANSWER ANY QUESTIONS THAT YOU HAVE, UM, AND LOOK FORWARD TO PROVIDING YOU, UM, WITH THE CASE REPORT, UM, AND THE REDLINE VERSION, UM, FOR YOUR COMMENTS AND QUESTIONS.
UM, THIS WAS A REALLY GREAT BRIEFING.
I KNOW A LOT OF TIME HAS AND EFFORT HAS GONE INTO THIS.
UM, WE'LL HAVE TIME TO RECOGNIZE THAT WHEN WE ACTUALLY TAKE IT UP AT THE PUBLIC HEARING.
I DID WANNA RECOGNIZE THAT WE HAVE FORMER COUNCIL MEMBER DIANE RAGSDALE HERE WITH US.
THANK YOU SO MUCH FOR, FOR JOINING US AND WE'LL LOOK FORWARD TO HEARING YOU AT THE PUBLIC HEARING WHERE I'M SURE YOU'LL HAVE REALLY GOOD INPUT FOR US.
UH, ANY QUESTIONS FOR STAFF COMMISSIONER WHEELER? UM, FIRST QUESTION IS A, UM, WHERE ARE THERE MINIMUM RETAILS? WHAT ABOUT THE MINIMUM RETAIL STANDARDS? SORRY, COULD YOU REPEAT THE QUESTION? THE MINIMUM RETAIL STANDARDS.
OH, SO, UH, THERE ARE, FOR BUILDINGS THAT ARE TALLER THAN, UM, 45 FEET, UM, THERE ARE STANDARDS ABOUT THE, UH, THE TRANSPARENCY ON THE GROUND FLOOR ABOUT, UM, THOSE BUILDINGS HAVING, UH, A CERTAIN WIDTH WITH THE LOT.
UM, SO IT'S 90% OF THE PRIMARY STREET THAT THAT BUILDING HAS TO BE PUSHED CLOSER TO THAT STREET AND IT HAS TO FILL THAT SPACE AND HAS TO HAVE A TRANSPARENT LOOK, YOU KNOW, WHERE YOU'RE WALKING BY AND YOU CAN SEE INTO THAT STRUCTURE.
UM, THOSE ARE TWO OF THE ONES, UM, THAT I KNOW ARE IN THE PD.
THERE'S, UM, I BELIEVE ONE MORE, UM, THAT WE'VE PUT IN THERE, BUT IT, IT ESSENTIALLY JUST TAKES THE STANDARDS FROM WMU THREE AND FIVE AND PUTS IT IN THE OTHER MIXED USE DISTRICTS.
IF YOU'RE GONNA GO TALLER THAN 45 FEET, ESSENTIALLY IT'S A, UH, IF YOU'RE GONNA GO TALLER, IT, IT'S A BONUS FOR MAKING A BETTER GROUND FLOOR.
UM, ON THE RESIDENTIAL DESIGN STANDARDS, UM, I KNOW THAT THE RECOMMENDATION FROM STAFF WAS FOR, UH, FOUR TO 12, BUT DID THE COMMUNITY RECOMMEND ANOTHER FOR SINGLE FAMILY FOR THE, UM, ONE STORY AND ALSO FOR THE TWO STORY? YEAH, I, I BELIEVE WHEN WE HAD CONVERSATIONS THAT, UM, THERE IS, UH, SOME COMMUNITY MEMBERS WHO SAID, YES, WE, YOU KNOW, WE, WE DO FOUR 12 IS FINE, BUT WE'D ACTUALLY LIKE FIVE 12.
UM, AND I THINK STAFF IS 100% OPEN TO, TO MAKING THAT CHANGE.
IF, IF THAT'S THE, IF THAT'S THE RECOMMENDATION.
AND THE RECOMMENDATION, SORRY, JUST A QUICK CLARIFICATION.
WHEN YOU SAY 4 12, 5 12 US THAT ROOF PITCH? YES.
IT'S GOING FROM A FOUR 12 TO A FIVE 12.
UM, AND AGAIN, IF STAFF AGAIN SAYS, I MEAN THAT, THAT'S, THAT'S, IT'S A THING THAT IF, AGAIN, CPC SAYS THAT, THAT SEEMS REASONABLE, THAT'S A, AGAIN, STAFF AGREES WITH THAT.
AND THE CONSIDERATION FOR TWO STORIES WOULD STILL BE THE FOUR 12.
YES, WE CAN CREATE A DIFFERENT ROOF PITCH FOR A ONE STORY STRUCTURE VERSUS A TWO STORY STRUCTURE.
UM, ALSO, UM, THE MOTEL HOTEL, IT, THE STAFF CONSIDER IN, BECAUSE IT'S THROUGHOUT ALL MU FOR THE, UH, CONSIDERATION TO HAVE IT BY SUP WITH THAT CONSIDERATION, COULD THAT CONSIDERATION CHANGE THAT STILL DOES IT NOT ALLOWED IN THE, IN, IN THE NEW, UM, PREVIOUS NC, WHICH IS MOSTLY SURROUNDED BY HOMES THAT IS MORE NEIGHBORHOOD INSTEAD OF THE MORE, UM, THE DISTRICTS THAT HAVE MORE DENSITY, BUT IN THE NC NOT KEEPING IT NOT ALLOWED? YES.
AND I PROMISE YOU ALL OF THAT.
UM, ARE YOU ALL REMOVING THE LANGUAGE IN THE R-A-S-M-U THAT SAYS, UM, FOR MA UM, MULTI-FAMILY AND RETIREMENT HOUSING, THAT MUST BE A COMPONENT OF A MIXED USE PROJECT MAY NOT EXCEED 85% OF THE FOUR SPACE SO THAT IT CAN BE IN LINE WITH EIGHT 40 Y? YES, MA'AM.
AND TO MIMIC THE RSMU COULD ALSO IN THE CC AND IN THE FARM DISTRICT THAT, UH, THE SUP REQUIREMENT BE REMOVED FROM THE COMMUNITY SERVICE CENTERS IN THOSE TWO DISTRICTS ALONE IN THE, IN THE COMMUNITY
[00:35:01]
MIXED USE, IT'S, THEY'RE ALREADY ALLOWED BY WRIGHT IN THE RSMU MM-HMMBUT ALSO TAKEN INTO CONSIDERATION TO, IN THE CC IN THE COMMUNITY, UM, THE NEW COMMUNITY MIXED USE AND ALSO IN THE FARM DISTRICT TO ALLOW IT.
THE COMMUNITY SERVICE CENTER BY WRIGHT.
UM, AND I THINK THAT THAT'S IT.
START WITH COMMISSIONER CARPENTER.
I HAVE A QUESTION ABOUT THE NEWLY PROPOSED INDUSTRIAL MIXED USE SUBDISTRICT.
NOW I KNOW WE HAVE A, BEEN GIVEN THE RED LINE VERSION OF, OF THE PD, BUT IF YOU'RE ADDING MULTIFAMILY SINGLE FAMILY AND DUPLEX TO A DISTRICT THAT RIGHT NOW, UH, THE, THE SIMILAR DISTRICT IS THE REGIONAL SERVICE INDUSTRIAL SUBDISTRICT, I'M ASSUMING THE BOUNDARIES ARE, ARE ABOUT THE SAME.
UM, THERE ARE SOME VERY INCOMPATIBLE USES ON THAT LIST.
HAVE YOU DONE ANY EDITING OF THAT LIST TO REMOVE, UH, TROUBLESOME USES THAT PERHAPS DON'T EXIST THAT YOU DON'T WANT IN THE FUTURE THAT WOULD BE MORE COMPATIBLE WITH MIXED USE? I MEAN, WHAT, WHAT'S, WHAT'S BEING PROPOSED THERE? SO, UM, WE HAVEN'T REMOVED, WELL THERE'S ONE, ONE OF THOSE DISTRICTS WERE REMOVING THE WAREHOUSE LAND USE.
UM, BUT THE OTHER POTENTIAL INCOMPATIBLE OR POTENTIALLY WHERE YOU HAVE RESIDENTIAL AND INDUSTRIAL, UH, WE'RE, WE HAVEN'T PROPOSED TO REMOVE THOSE LAND USES BECAUSE IN REMOVING THOSE LAND USES, UM, THAT CHANGES WHAT THE AUTHORIZED HEARING THAT THAT CHANGES WHAT WE WOULD HAVE TO DO, UM, BECAUSE WE'RE POTENTIALLY THEN MAKING SOME OF THOSE BUSINESSES, UH, NON-CONFORMING AND THAT WOULD COMPLICATE THE ENTIRETY OF THE AUTHORIZED HEARING.
AND I UNDERSTAND THAT THAT ISSUE.
UM, BUT FROM THE COMMUNITY, UH, WHAT WE HEARD WAS THAT THAT WASN'T THE PRIORITY.
THE PRIORITY WAS CHANGING THIS TO MIXED USE AND GETTING HEIGHT AND THEN DESIGN STANDARDS FOR THE EXISTING HOMES.
NOW I UNDERSTAND THE, THE PROBLEM THAT'S ASSOCIATED WITH MAKING AN EXISTING USE INCOMPATIBLE, BUT IF YOU HAVE, UH, POTENTIALLY TROUBLESOME USES THAT ARE ALLOWED ON THE, IN THIS PD THAT DON'T EXIST NOW, WAS THERE ANY CONSIDERATION GIVEN TO REMOVING THOSE USES? I DON'T KNOW IF WE HAVE LAND.
WELL, FOR EXAMPLE, LOCAL UTILITIES IS ALLOWED HERE, WHICH COULD BE DATA CENTERS.
I DON'T THINK MANY PEOPLE WOULD WANNA LIVE NEXT TO A DATA CENTER.
SO DOWN, IF THERE ARE ANY DATA CENTERS THAT EXIST THERE NOW WE CAN DOUBLE CHECK TO MAKE SURE THAT THE BUSINESSES THAT WE HAVE COS FOR IF THERE ARE EXISTING LAND USES THAT ARE ALLOWED IN THOSE TWO INDUSTRIAL DISTRICTS, THAT WE DON'T HAVE ANY COS FOR THOSE BUSINESSES.
AND IF THOSE ARE BUSINESSES THAT THE COMMUNITY RIGHT WOULD, WOULD NOT WANT, WE CAN LOOK INTO REMOVING THOSE FROM THE RED LINE VERSION.
ALRIGHT, THANK YOU COMMISSIONER KINGSTON.
COMMISSIONER HALL, THANK YOU FOR THE PRESENTATION.
THERE WAS AN ARTICLE IN THE DALLAS MORNING NEWS YESTERDAY ABOUT A PROPOSAL TO DEVELOP HOTELS AND OTHER THINGS IMMEDIATELY AROUND FAIR PARK.
IS ANYTHING LIKE THAT PART OF, OF YOUR PLAN HERE? SO, UM, THERE, THERE HAS BEEN, I I BELIEVE THE ARTICLE THAT YOU WERE REFERRING TO WAS BASED UPON THE MEETING ON MONDAY, UM, IN FAIR PARK WHERE THEY TALKED ABOUT, UH, TO THE NORTHEAST PART OF THE PARK WHERE THERE ARE A LOT OF BIG PARKING LOTS THAT THE PARKS DEPARTMENT IS LOOKING INTO DEVELOPING THOSE AS SOME TYPE OF RESTAURANT RETAIL AND LODGING MM-HMM
UM, BECAUSE THOSE ARE OUTSIDE OF THE, THE PDS BOUNDARIES, UM, THIS AUTHORIZED HEARING, UM, DOESN'T DIRECTLY CONTEMPLATE THOSE, BUT INDIRECTLY, UM, THE AREA THAT IS IN THE AUTHORIZED HEARING AREA, THE AREA ON FITS YOU, UM, WHICH ON THE MAP HERE IS KIND OF THE, THE LIGHT PINK AREA.
UM, BECAUSE FAIR PARK IS TALKING ABOUT REDEVELOPING THOSE PARKING LOTS, THE STUFF ACROSS THE STREET THAT RIGHT NOW IS JUST ZONE FOR DUPLEXES.
UM, THE AUTHORIZED HEARING IS REZONING THAT TO NEIGHBORHOOD MIX USE TO ALLOW FOR THINGS LIKE RESTAURANTS AND RETAIL AND HOUSING.
SO THAT IF THAT DOES DEVELOP AS MORE THE, THE FAIR PARK AREA THAT IT DOES DEVELOP AS MORE RETAIL AND HOUSING THAT RIGHT ACROSS THE STREET, THOSE PROPERTY OWNERS ARE THEN ABLE TO TAKE ADVANTAGE OF THAT REDEVELOPMENT OF FAIR PARK AND BUILD A RESTAURANT OR A STORE, UM, YOU KNOW, OR YOU KNOW, HOUSING OR HOTELS THERE AS WELL.
SO IT, THE ZONE THAT THEY'RE PROPOSING THIS IN LIES OUTSIDE OF THE PD? YES, IT'S IN FAIR PARK PROPER.
UM, AND I BELIEVE THEIR, UH, ZONED,
[00:40:01]
UM, CS I WANT TO SAY IN THAT PARKING LOT.SO, UM, BUT I MEAN WE'RE AWARE OF WHAT, UH, FAIR PARK IS DOING OR, OR THE PARKS DEPARTMENT IS DOING WITH FAIR PARK AND THAT HAS HAD A, UM, IMPACT ON THIS PROCESS, BUT JUST NOT DIRECTLY 'CAUSE IT'S NOT WITHIN THE PD.
UM, A LOT OF THE DEVELOPMENT THAT YOU ILLUSTRATED HERE, WOULD THAT ALL BE FUNDED PRIVATELY? LIKE IF SOMEONE WANTED TO BUILD A HOUSE THEMSELVES OR TO REMODEL OR DO SOMETHING OR WOULD THERE BE ANY USE OF PUBLIC FUNDS TO DO, UH, ANY OF THIS WORK OR, UM, SO, UH, I MEAN, IT, IT COULD BE POSSIBLE.
UM, I MEAN IF, IF THERE ARE DIFFERENT PROJECTS THAT WANT TO SEEK PUBLIC FUNDING, THEY CAN, YOU KNOW, 100% SEEK THAT.
UM, THIS AUTHORIZED HEARING DOESN'T NECESSARILY CONTEMPLATE WHETHER IT'S PUBLIC OR PRIVATE FUNDING THAT ACHIEVES SOME OF THIS.
UM, BUT IT DOES, UM, AS WE SAID, UM, AND WE TALKED TO PEOPLE WHO OWN PROPERTY OUT HERE WHO HAVE OWNED IT FOR 20, 30 YEARS WHO HAVE WANTED TO DEVELOP, UM, AND THEY'RE LIKE, OH, THESE, WE HAVE ALL THESE BARRIERS.
THIS REMOVES ONE OF THOSE BARRIERS WHERE THEY DON'T HAVE TO GO BACK AND REZONE THE PROPERTY BECAUSE NOW IT ALLOWS FOR THE DEVELOPMENT THEY WANT TO DO.
SO WE'RE, WE'RE FOCUSED STRICTLY ON LAND USE, NOT ABOUT YEAH.
COMMISSIONER COX, PATRICK, JUST A CLARIFICATION ON THE LOT SIZES.
YOU MENTIONED DUPLEX WAS REDUCED FROM 6,005,000 AND THEN YOU MENTIONED SINGLE FAMILY IS DOWN TO 2,500.
WAS THAT REDUCED AS WELL FROM A, SO, UM, IN THE, IN THE SINGLE FAMILY DISTRICTS, THE SOUTH DALLAS FIVE AND THE SOUTH DALLAS 7.5, THOSE MINIMUM LOT SIZES STILL STAY THE SAME.
UH, THE MINIMUM LOT SIZE WOULD ONLY CHANGE IN THE SOUTH DALLAS DUPLEX DISTRICT AND IT WOULDN'T, IT, IT WOULD NOT GO DOWN TO 2,500 FOR A DUPLEX.
IT WOULD ONLY GO DOWN FOR 2,500 FOR SINGLE FAMILY ATTACHED.
SO ON ONE 5,000 SQUARE FOOT PROPERTY, YOU CAN STILL ONLY BUILD TWO UNITS, UM, WHETHER YOU SUBDIVIDED IN THE MIDDLE OR NOT, BUT YOU CAN'T SUBDIVIDE IT AND THEN BUILD A DUPLEX HERE AND A DUPLEX HERE, YOU CAN'T DO FOUR UNITS, YOU CAN JUST DO TWO UNITS.
THANK YOU FOR THE CLARIFICATION.
UH, START OFF WITH COMMISSIONER HOUSEWRIGHT.
UM, YEAH, THANKS FOR THE PRESENTATION.
I THINK I FOLLOW UH, THINGS, BUT I JUST WANTED TO ASK A COUPLE OF CLARIFYING QUESTIONS ON YOUR SOUTH THW SINGLE FAMILY, UH, SEVEN FIVE SOUTH THW SINGLE FAMILY, FIVE SOUTH TH DUPLEX, THOSE ZONING CATEGORIES WOULD BE UNIQUE TO PD 5 95, CORRECT? THAT IS CORRECT.
AND IT'S ESSENTIALLY THE DESIGN STANDARDS THAT ARE MAKING THEM UNIQUE? YES.
UM, IT'S NOT A CONSERVATION DISTRICT BUT IT FUNCTIONS SIMILAR TO A CONSERVATION DISTRICT.
AND IS THAT TRUE FOR THE NEIGHBORHOOD MIXED USE COMMUNITY, MIXED USE, REGIONAL MIXED USE? THAT WOULD BE A SOMEWHAT UNIQUE TO 5 95.
THEY WOULD BE UNIQUE IN THEIR LAND USES BECAUSE THERE'S A COUPLE OF LAND USES, UH, PARTICULARLY THAT THE CONVENIENCE STORE LAND USE, WHICH REALLY ONLY EXIST IN 5 9 5.
AND SO THEY'RE NOT TOTALLY DIFFERENT, BUT THE LAND USES ARE A LITTLE BIT DIFFERENT THAN, THAN OTHER AREAS.
AND THEN ON UH, PAGE 13, I WAS HAVING A HARD TIME TRACKING WHAT THAT WAS TELLING ME WHEN I LOOKED AT THIS BEFORE THE MEETING.
I THINK YOU CLARIFIED IT THAT IT'S REALLY TRYING TO ILLUSTRATE THE IMPACT OF RPS ON SOME OF THESE NEW HEIGHT LIMITS.
THAT ALTHOUGH THE MAXIMUM HEIGHT IN THE COMMUNITY MIXED USE DISTRICT IS 100, THE EFFECTIVE HEIGHT AT A LOT OF THAT IS 45 OR 48 OR 52 FEET.
UM, ON THE 80 DUS, COULD YOU JUST CLARIFY FOR ME, ARE YOU, YOU SAYING THAT THE ORDINANCE WILL ALLOW THEM BY, RIGHT.
IN THE THREE RESIDENTIAL DISTRICTS IT WOULD ALLOW ADUS BY RIGHT.
YOU WOULDN'T HAVE TO GO THROUGH THE BOARD OF ADJUSTMENT.
AND THEN WOULD THE SAME DESIGN STANDARDS APPLY THAT WE CURRENTLY HAVE HERE IN THE CITY FOR HOW YOU CALCULATE THE MAXIMUM SIZE, ET CETERA? YES SIR.
BUT THE NEIGHBORHOOD WOULD NOT HAVE TO OPT IN THE WAY THAT THE ORDINANCE IS RIGHT NOW.
ESSENTIALLY THIS IS THEM OPTING IN.
UM, THEN THE ONLY OTHER QUESTION I HAD IS I, I THINK I'M IN, IN GENERAL SUPPORT THE DESIGN STANDARDS.
I MEAN, I THINK THAT THEY MAKE SENSE TO ME.
I WAS CURIOUS IN THE STAKEHOLDER GROUPS IF THOSE INCLUDED ANY OF THE, UM, DEVELOPERS, HOME BUILDERS, INVESTORS AND WHAT KIND OF RESPONSE YOU RECEIVED TO THEM? I, YOU KNOW, I DON'T THINK ANYBODY WANTS AN UNINTENDED CONSEQUENCE WHERE THE INVESTMENT GOES AWAY BECAUSE THEY DON'T LIKE THE DESIGN STANDARDS AND, AND I'M NOT SAYING THAT THEY'RE THAT THAT ONEROUS EITHER.
I'M JUST KINDA CURIOUS WHAT KIND OF RESPONSES YOU, YOU GOT TO THOSE.
WHAT I WILL SAY IS THAT OUR CO-CHAIR, UM, IS A DEVELOPER AND A BUILDER MM-HMM
UH, AND SO, UM, I THINK IT WAS VERY GOOD THE AUDIENCE,
[00:45:01]
MR. SMITH, UM, HE WAS VERY GOOD TO LIKE RUN THOSE OFF OF.AND I THINK IT CREATED A REALLY GOOD DYNAMIC BECAUSE WE HAD BOTH BUILDERS AND COMMUNITY MEMBERS AND NEIGHBORHOOD LEADERS WHERE THEY'RE ABLE TO GO BACK AND FORTH AND GET SOMETHING THAT, YOU KNOW, WORKS FOR BOTH OF 'EM.
SO YOU'RE TELLING ME THEY'RE SUPPORTED BY THIS? WELL, THE Z STANDARDS ARE SUPPORTED, I WOULD SAY NOT EVERYONE WILL BE MM-HMM
THERE, THERE PROBABLY WILL BE BUILDERS THAT DON'T LIKE THEM.
JUST LIKE WHEN YOU DO A CONSERVATION DISTRICT, THERE ARE BUILDERS THAT DON'T LIKE 'EM.
BUT, UH, WE DO HAVE BUILDERS AND DEVELOPERS, UM, WHO HAVE BEEN WORKING IN SOUTH DALLAS WHO HAVE BEEN LOOKING AT THIS AND SAID, YEAH, THIS MAKES SENSE.
OKAY, LET'S GO DOWN THE LINE TO MY RIGHT.
ANYONE ELSE WITH QUESTIONS? COMMISSIONER HAMPTON, THANK YOU FOR THE PRESENTATION.
UM, AND ALL THE WORK THAT WENT INTO THIS, UM, ON THE COMMUNITY SIDE IN STAFF, UM, THE ONE THING AND I WAS TRYING TO READ THROUGH TO MAKE SURE I UNDERSTOOD IT, I SAW THAT THERE WAS A PROPOSAL TO REMOVE THE PARKING SETBACK, BUT I ALSO HEARD THAT THERE'S A DESIRE TO IMPROVE WALKABILITY.
AND SO COULD YOU JUST HELP ME UNDERSTAND IF THERE'S ANY OVERLAY OF PROVISIONS THAT SORT OF, UM, ALIGN THOSE TWO THAT WOULD SEEM TO BE IN CONFLICT? SO, UM, THE 30 FOOT, THE REQUIREMENT THAT ALL PARKING BE 30 FEET, UM, FROM THE FRONT BUILDING LINE, UM, IS KIND OF A, A, A, A BLUNT FORCE TOOL.
UM, AND WHAT WE FOUND IN REALITY WAS YOU HAD A LOT OF EXISTING BUILDINGS THAT WERE BUILT 40 YEARS, 50 YEARS, 80 YEARS AGO THAT DID HAVE, YOU KNOW, A ROW OF PARKING IN THE VERY FRONT.
YOU KNOW, LIKE STUFF THAT USED TO HAPPEN ON GREENVILLE OR BISHOP OR DAVIS THAT THEY WEREN'T ABLE TO USE THAT PARKING.
BUT THAT'S THE WAY THAT THEY WERE BUILT.
AND BECAUSE OF LAPSES IN CEOS AND DIFFERENT THINGS, BUILDINGS HAD ISSUES WHERE YOU COULDN'T MOVE INTO THOSE BUILDINGS BECAUSE OF THAT BUILT CONDITION.
AND SO WE DO HAVE SOME STUFF, STUFF THAT TALKS ABOUT, ESPECIALLY IN THE FORM-BASED DISTRICTS ABOUT THE LOCATION OF SOME OF THOSE PARKING AND IN THE COMMUNITY MAKES USE DISTRICTS WHEN YOU'RE GONNA GO TALLER THAT, UM, I THINK SPEAKS TO THAT.
BUT THAT WOULD BE FOR THE MORE REDEVELOPMENT SITES.
AND SO EXISTING BUILDINGS THAT DON'T HAVE THAT PARKING THAT NEED THAT OR THAT CAN ONLY ACHIEVE THAT PARKING IN THE FRONT BECAUSE OF THE WAY THAT THEY WERE BUILT IN THE LOTS CONFIGURATIONS, IT ALLOWS FOR THEM TO BE OCCUPIED WHILE ALLOWING FOR NEW DEVELOPMENT TO BE SENSITIVE TO THAT WALKABILITY.
SO I THINK IF I'M FOLLOWING YOU, YOU AND I'LL READ THE ORDINANCE IN MORE DETAIL TO MAKE SURE I'M CLEAR.
NEW DEVELOPMENT, IT'S ACTIVE USES AND I HEARD YOU SPEAK ABOUT HOW THAT'S BEING FOSTERED, BUT THIS IS REALLY THINKING ABOUT EXISTING BUILDINGS EXISTING, WHETHER IT'S ON STREET OR JUST THAT FRONT ROW OF, YOU KNOW, WHAT'S RETAIL TEASER PARKING MM-HMM
UM, BUT STILL SIDEWALK STANDARDS, UM, AND OTHER COMPONENTS THAT SPEAK TO THE WALKABILITY.
SO IT REALLY IS A LAYERING ON BUT NOT TRYING TO REMOVE PARKING THAT HAS EXISTED FOR MULTIPLE YEARS YEAH.
WE'RE, WE'RE TRYING TO PREVENT, UM, AND UH, WE DON'T HAVE IT IN THIS SLIDE, BUT THERE'S A DOMINOES DOWN THERE THAT BECAUSE OF SOME OF THESE STANDARDS HAD TO BASICALLY BUY A SECOND LOT BEHIND IT.
AND BUILD A WHOLE NEW PARKING LOT WHERE YOU'RE LIKE, THAT'S RIDICULOUS FOLKS.
UM, AND SO IT'S TRYING TO ALLOW FOR EXISTING STRUCTURES TO BE UTILIZED TO GET COS TO HAVE BUSINESSES THAT ARE OPERATING THERE.
BUT IF YOU'RE GONNA REDEVELOP AGAIN, ESPECIALLY IF YOU'RE GONNA REDEVELOP WITH SOME HEIGHT, YOU'RE GONNA HAVE TO DO A, A, A BUILDING THAT DOES SPEAK TO THAT WALKABILITY.
ANYONE ELSE? CARPENTER ROUND TWO? YES.
UH, FOR THESE PROPOSED LOTS THAT ARE AS SMALL AS 2,500 SQUARE FEET WILL THE SAME ALLOWANCE FOR IMPERVIOUS COVERAGE IN THE FRONT YARD, UM, BE THE SAME.
THE 200 SQUARE FEET IT SEEMS LIKE YOU'RE GONNA END UP WITH, YOU COULD END UP WITH, UM, LOTS THAT ARE JUST ABOUT ALL CONCRETE IN THE FRONT YARD.
SO IT IS, IT ESSENTIALLY ALLOWS FOR THAT 2,500 SQUARE FOOT LOT TO HAVE A ONE CAR DRIVEWAY.
AND YOU KNOW, THAT'S 'CAUSE WE DON'T WANT TO NECESSARILY PREVENT THAT MM-HMM
UM, BUT RIGHT NOW THOSE LOTS CAN HAVE, WELL 'CAUSE THEY'RE, IF YOU DON'T HAVE THE IMPERVIOUS SURFACE, YOU COULD HAVE JUST THE ENTIRETY OF THAT BE A DRIVEWAY ALL 25 FEET WIDE.
UM, SO THIS JUST PREVENTS A 25 FOOT WIDE DRIVEWAY AND IT BASICALLY LIMITS IT TO A ONE CAR WIDE DRIVEWAY.
AND SECOND QUESTION, UH, WHEN ARE WE GOING TO BE RECEIVING THE RED LINE VERSION OF THE PD? UH, WE LOOK FORWARD TO PROVIDING, TO LOOK FORWARD TO PROVIDING THAT TO THE COMMISSION VERY SHORTLY.
CAN UM, DID WE HAVE ANY CONSIDERATION FOR CLUSTER HOUSING, UM, IN AREAS THAT ALREADY HAVE, UM, A GOOD COMBINATION OF HOUSING SUCH AS IN CERTAIN AREAS OF MILL CITY? WE, WE DO HAVE A, A SUBDISTRICT FOR CLUSTER HOUSING IN THE PD.
[00:50:01]
AND WHERE WOULD THAT BE LOCATED? THERE'S ONE DISTRICT, YEAH.UH, SO THERE'S THREE POCKETS OF IT.
UM, THERE'S ANOTHER ONE, A SMALL ONE HERE, UH, NEXT TO THE FORM BASE, UH, MIGHT NOT BE ABLE TO SEE ON THIS MAP.
UM, AND THEN I BELIEVE THERE'S ANOTHER ONE, THERE'S, THERE'S TWO HERE BASICALLY AND THEN ONE DOWN HERE, DOWN HERE.
SO THREE TOTAL POCKETS OF CLUSTERED HOUSING AND IS ONE OF THOSE IN MILL CITY? 'CAUSE I CAN'T REALLY SEE IT.
IS ONE OF THOSE IN MILL CITY? YES.
UM, I, I KNOW THAT SOME PEOPLE ARE, ARE GETTING HUNG UP ON.
CAN WE MAKE SURE THAT, SO THE EXPLANATION IS THE 2,500 SQUARE FOOT LOTS ARE ONLY FOR THE SINGLE FAMILY ATTACHED, WHICH IS PARTICULARLY A DUPLEX.
AND CAN YOU EXPLAIN THAT HOW CURRENTLY IN SOUTH DALLAS THAT, THAT THE, YOU EITHER WHY WE HAD TO PUT THAT INTO THE LANGUAGE.
UM, SO, UH, IF THE COMMISSION REMEMBERS FROM WHEN WE DID THE AREA PLAN, THERE IS A UNIQUE SITUATION THAT IS IN SOUTH DALLAS.
YOU HAVE A NUMBER OF PROPERTIES THAT ARE IN PD 5 95 R FIVE, BUT THEY'RE PLOTTED AS 25 FOOT WIDE LOTS.
SOMETIMES THOSE HOMES WERE A SHOTGUN HOME.
SOMETIMES THOSE HOMES, SOMEONE BOUGHT TWO OF THOSE LOTS AND THEY PUT ONE HOUSE ON IT.
AND SO THE PD IS WRITTEN IN SUCH A WAY TO ENCOURAGE THE DEVELOPMENT OF PROPERTY THERE, BUT ALSO TO UNDERSTAND THAT IF YOU HAVE THAT SOUTH DALLAS R FIVE LOT, YOU COULD WITHOUT RE PLATTING, REZONE IT TO A DUPLEX LOT AND THEN GO AHEAD AND BUILD THOSE TWO HOMES ON IT.
SO IT'S TRYING TO ENCOURAGE TO UNDERSTAND THAT IT'S GOOD TO HAVE THOSE STRUCTURES AND THAT LOT CONFIGURATION.
UM, BUT WE DON'T WANT TO ALTER IT SO MUCH THAT WE, UM, PREVENT PEOPLE FROM DEVELOPING A 25 ON A 25 FOOT WIDE LOT.
UM, BUT IF THEY'RE GOING TO DO IT, IT HAS TO LOOK AT A CERTAIN WAY AND HAVE A CERTAIN FIELD TO IT.
UM, SO I THINK THAT'S PART OF THE REASON WHY, UH, THE REGULATIONS ARE WRITTEN IN THE WAY THEY ARE.
AND ALSO TO SPEAKING TO THE REASON THAT, UM, THAT DURING THE TIME THAT WE WERE DOING THE AREA PLAN, THAT PARKING WAS THE, ONE OF THE BIGGEST GRIEVANCE THAT WAS HAD NECESSARILY, UM, WASN'T TOTALLY ADDRESSED BECAUSE OF WAITING ON, UM, ZAC TO FINISH THE PARKING REFORM FOR THE CITY OF DALLAS.
BUT HOW THAT 30 FOOT HAS ACTUALLY MADE WHERE SOME BUSINESS, SOME MULTI PROPERTY OWNERS WHO HAVE MULTIPLE SUITES COULD NOT RENT THOSE SUITES BECAUSE OF THAT 30 FEET FROM THE CURB LIMITATION ON PARKING.
UM, AND I WILL SAY THE PARKING REFORM DOES, UM, DRAMATICALLY HELP SOUTH DALLAS AND UM, ITS ABILITY TO DEVELOP AS WELL.
AND COULD YOU GIVE SOME, CAN JUST KIND OF CONSIDERATION HOW 30 FEET FROM THE CURB, UH, FROM THAT YOUR PARK, YOUR FIRST PARKING STARTS, HOW THAT COULD GREATLY AFFECT A PROPERTY THAT SITS ON THAT HAS TWO, UM, I DON'T KNOW THE CORRECT LANGUAGE, BUT YOU HAVE A STREET ON ONE OR TWO, ONE OR MORE SIDE.
YEAH, SO SOMETIMES THE INSTANCE WOULD BE YOU WOULD HAVE A SHOPPING, UH, YOU'D HAVE A STRUCTURE THAT YOU COULD ONLY END UP, UH, OCCUPYING PART OF THAT STRUCTURE, PART OF THAT STRIP CENTER.
UM, BECAUSE OF THAT LIMITATION ON PARKING THAT YOU ONLY HAD ENOUGH PARKING, REQUIRED PARKING LOCATED BEYOND THAT 30 FEET TO ONLY OCCUPY PART OF THAT BUILDING.
UM, WE DID FIND THAT, UM, FOR SEVERAL OCCASIONS OR IN SEVERAL INSTANCES, SORRY, SEVERAL INSTANCES IN SOUTH DALLAS.
AND THAT COULD BE CONSIDERED THE 30 FEET IS JUST NOT ON THE FRONT FAC SIDE.
IT'S ON SIDES ALL WAY AROUND BOTH SIDES.
IF THERE'S A STREET, YES MA'AM.
SECOND ROUND COMMISSIONER HALL, THE, UM, DESIGNATION OF, UH, R 7 5, 5, AND D FOR THIS, THIS DISTRICT ONLY, WOULD THOSE BE ENSHRINED IN THE DALLAS CODE BOOK IT SO THEY WOULD BE PART OF THE PD? UM, AND ONE THING THAT WE'RE WORKING VERY DILIGENTLY WITH OUR GIS STAFF IS TO ENSURE THAT, UM, THE DATE THAT THIS PD IS CHANGED AND BECOMES EFFECTIVE WHEN YOU CLICK ON THE, YOU KNOW, WHEN YOU CLICK ON THE MAP, IT'S GONNA PULL IT UP AND IT'S GONNA HAVE THE LINK TO THESE REQUIREMENTS.
UM, SO THAT, YOU KNOW, THEY'RE VERY OBVIOUS FOR, FOR EVERYONE.
SO IT'S NOT PART OF THE, THE BIG CODE BOOK THAT WE ALL CARRY AROUND, BUT IT'S, UH, LOCATED ONLINE.
UM, MAYBE THIS IS A LOADED QUESTION.
UH, DO YOU THINK THIS WOULD SET A PRECEDENT FOR OTHER DISTRICTS? UM, I THINK, UM, WE WOULDN'T HAVE CONVERSATIONS IN OTHER DISTRICTS.
WHAT WORKS IN SOUTH DALLAS MIGHT NOT WORK IN OTHER AREAS.
I PERSONALLY WOULD NOT BE OPPOSED TO DOING SOMETHING LIKE THAT.
[00:55:01]
USE IN OTHER, OTHER DISTRICTS.BUT COMMISSIONER HALL, WE'RE GONNA JUST KEEP IT TO QUESTIONS RIGHT NOW.
ANY OTHER QUESTIONS? UM, I'VE GOT JUST ONE.
UM, THERE'S A LITTLE BIT OUTSIDE THE BOX.
UM, SO FORGIVE ME AND IF YOU DON'T HAVE AN ANSWER, THAT'S FINE.
I, I SEE THESE DESIGN STANDARDS, UM, FOR SOME OF THE HOUSING IS, IS BEING IN LINE WITH SOME OF THE GOALS IN, IN IN FOR DALLAS.
I KNOW WE'RE APPROVING AN ORDINANCE HERE, WHICH IS GREAT.
IS THERE ANY WAY TO, YOU KNOW, SORT OF BUILD A CASE STUDY OUT OUT OF THIS TO SEE HOW IT WORKS AND, YOU KNOW, AND WE COULD GET REPORTED BACK ON IT PERIODICALLY TO SEE IF, IF THESE DESIGN STANDARDS ARE WORKING, IF THERE ARE PAIN POINTS, UM, JUST SO WE KNOW FOR MANY PURPOSES MOVING FORWARD.
UM, WE DID HAVE OUR STAFF PULL BASICALLY BASELINE DATA FROM THE END OF 2025 TO SAY, OKAY, HERE'S WHAT'S ON THE GROUND.
WE'RE GONNA PULL BASELINE DATA IN SUBSEQUENT YEARS TO HELP UNDERSTAND WHEN THIS CHANGE IS MADE, WHAT'S THE REALITY? HOW MANY MORE DUPLEXES ARE BUILT, HOW MANY MORE ADUS ARE BUILT, HOW MANY, YOU KNOW, WHAT'S THE CHANGE IN, YOU KNOW, HOW MANY MORE HOMES ARE BUILT, HOW MANY APARTMENTS? LIKE WHAT, WHAT, WHAT SOME OF THESE THINGS HAPPEN BASED UPON THE, THE CHANGE IN THE ZONING OR IN PART BECAUSE OF THE CHANGE IN THE ZONING AND IF THERE ARE PARTICULAR SNAGS THAT ANY OF THESE DESIGN STANDARDS HIT, IF IT GETS APPROVED, WOULD THE PROCESS FOR RELIEF BE GOING THROUGH BOARD OF ADJUSTMENT OR IS THERE SOME SORT OF ADMINISTRATIVE PROCESS BAKED IN THAT YOU COULD GO THROUGH, YOU KNOW, DIRECTOR, IT WOULD, IT WOULD BE THE BOARD OF ADJUSTMENT OR, OR JUST A, A ZONING CHANGE.
BECAUSE IF, LET'S SAY IF YOU BUY THREE PROPERTIES HERE AND YOU'RE LIKE, I CAN'T, I, I DON'T, I DON'T WANT TO BUILD THESE TYPES OF HOMES, YOU COULD COME, EXCUSE ME, AND ASK TO JUST CHANGE THE ZONING ON THESE PROPERTIES JUST TO R FIVE AND THEN THAT R FIVE DISTRICT WOULDN'T HAVE THESE STANDARDS.
ANY OTHER QUESTIONS? COMMISSIONER WHEELER? SO YOU'RE SAYING IF THEY, IF THEY GO TO, IF, IF THEY GO TO A, UM, GET A ZONING CHANGE, SO R FIVE DESIGN STANDARDS WOULD NOT AFFECT THESE WHEN I THINK, SO IT, IT WOULD BE WITHIN THE RIGHT OF ANY PROPERTY OWNER TO SAY, I WOULD LIKE TO CHANGE MY ZONING, AND THEN THEY CAN PROPOSE A DIFFERENT ZONING DISTRICT.
THEY COULD PROPOSE BECAUSE THIS SUB, UM, THIS PD HAS ALL THE TOWN HOME DISTRICTS AS WELL.
THEY COULD PROPOSE TO CHANGE IT TO A TOWN HOME DISTRICT.
THEY COULD PROPOSE TO CHANGE IT TO AN, UH, AN RTN DISTRICT, A FORM-BASED DISTRICT.
THEY COULD PROPOSE TO REMOVE IT FROM THE PD.
UM, THAT'S WITHIN THEIR RIGHT.
THEY COULD PROPOSE TO CHANGE IT TO A DIFFERENT SUBDISTRICT WITH ITS OWN REGULATIONS AS WELL.
UM, AND, YOU KNOW, AN AUTHORIZED HEARING CAN'T REMOVE THAT INDIVIDUAL'S ABILITY TO MAKE THAT REQUEST.
SO IF IT'S A TOWN HOME DISTRICT THAT ALLOWS FOR A DUPLEX TO BE BUILT, THE DESIGN STANDARDS WOULD NOT APPLY TO THE DUPLEX WHEN THEY'RE UP.
BUT TO BE CLEAR, THIS, THAT, THAT WOULD HAVE TO COME BEFORE PLAN COMMISSION AND IT WOULD BE PUBLICLY NOTIFIED AND WOULD THEN HAVE THE TWO PUBLIC HEARINGS ULTIMATELY AT CITY COUNCIL.
IT'S NOT THAT THEY CAN DO THAT, JUST THEIR RIGHT IS TO ASK FOR THAT, BUT THEN IT'S THE COMMUNITY AND CPC AND COUNCIL'S RIGHT.
TO, TO WEIGH IN ON WHETHER THAT'S A GOOD IDEA OR A BAD IDEA.
NO, I THINK THAT'S NOT WHAT THE QUESTION IS.
SO IF THE, IF IT IS A RE ZONE TO A TH DISTRICT THAT IS, THAT ALLOWS FOR DUPLEXES AND BECAUSE THEY, THEY DID THE, BECAUSE THEY CHANGED FROM, UM, A DUPLEX DISTRICT OR WHATEVER BECAUSE THEY'RE TRYING TO CIRCUMVENT THE DESIGN STANDARDS.
YOU'RE SAYING THAT EVEN WHEN THEY MAKE IT TO DEVELOPMENT SERVICES AS IT BEING A DUPLEX, THE DESIGN STANDARDS WOULD NOT APPLY TO IT EVEN THOUGH THEY'RE BUILDING A DUPLEX.
IF CPC RECOMMENDS APPROVING THAT ZONING CHANGE AND COUNCIL APPROVES IT, THEN THEY CAN GO DEVELOPMENT SERVICES.
BUT THE, THE INTENT OF CREATING THE DESIGN STANDARDS FOR THE DUPLEX DISTRICT IS THAT IT WOULD BE EASIER FOR SOMEONE, THE, THE COMMUNITY WOULD FEEL BETTER ABOUT HAVING THAT CHANGE BECAUSE THAT DUPLEX SUBDISTRICT HAS THOSE DESIGN STANDARDS THAT SOMEBODY TRYING, TRYING TO CHANGE IT TO TX OR T EXCUSE ME, WOULD SAY, WELL, PERHAPS A COMMUNITY DOESN'T LIKE THAT AND CPC DOESN'T LIKE THAT.
AND THEN CPC AND THE COMMUNITY CAN WORK WITH THE DEVELOPER TO SAY, YES, YOU CAN BUILD A DUPLEX, BUT YOU HAVE TO BUILD IT IN THE, THE DUPLEX ZONING DISTRICT.
'CAUSE IT HAS THE DESIGN STANDARDS.
AND THEN BECAUSE THEY CHANGE IT TO THAT DUPLEX SUBDISTRICT, THEN CITY STAFF WOULD REVIEW IT FOR THOSE DESIGN STANDARDS.
ALRIGHT, ANY ADDITIONAL QUESTIONS? WHY DON'T WE TAKE A FIVE MINUTE BREAK, UM, AND COME BACK AT 10 43? THANKS.
[01:00:01]
COMMISSIONERS, LET'S GET BACK ON THE RECORD.IT IS 10:48 AM IT'S LIKE WE DO HAVE A QUORUM.
WE'RE GOING TO, UH, FOR THE TIME BEING SKIP OVER THE M-I-H-D-B BRIEFING.
IF WE HAVE TIME, WE'LL GET TO THAT.
IF NOT, WE CAN RESCHEDULE IT FOR A LATER DATE.
WE'LL MOVE ON TO OUR CONSENT DOCKET.
ITEMS 1, 2, 4, 5, 6, 9, 10, 12, AND 14 ARE ALL OFF CONSENT.
THAT LEAVES 3, 7, 8, 11 AND 13 ON CONSENT.
THE TIME BEING, DOES ANYTHING ELSE NEED TO BE REMOVED FROM CONSENT? I'M SORRY, CAN YOU REPEAT THAT? HOLD ON JUST A SEC.
UH, CONSENT RIGHT NOW CONSISTS OF 3 7 8 11 13.
SO OUR CONSENT AGENDA IS NOW DOWN TO THREE, SEVEN, AND EIGHT.
NOW WE CAN LEAVE THIS ON FOR THE TIME BEING.
13 IS STILL ON CONSENT, SO 3 7 8 13.
UM, I UNDERSTAND THAT WE DO NEED NUMBER ONE TO BE BRIEFED.
OH, JUST A QUESTION FOR STAFF, MR. GREGORY ON THE MIXED INCOME HOUSING ROOFING.
IF WE HAVE TIME, WE'LL GET TO IT.
UM, I HAD SENT THIS TO YOU, UM, AND JUST WANTED TO, WELL, THIS IS A FOLLOW UP.
WE, UM, RECEIVED, UH, RESPONSES IN OPPOSITION TO THE RENEWAL OF THIS VIDEO BOARD SIGN.
IT APPEARED, IT, UM, WAS RELATIVE TO THE, UM, IMPACT OF THEM ON ADJACENT PROPERTIES.
COULD YOU JUST, AND I KNOW IT'S IN THE CASE REPORT, BUT COULD YOU STATE THAT THESE ARE REVIEWED, THEY'RE LIMITED IN NUMBERS AND THAT THE MESSAGING IN THE LIGHT IS ALL REQUIRED TO BE COMPLIANT WITH THE ORDINANCE, IS THAT CORRECT? YES, MA'AM.
AND IT IS OUTLINED IN THE REPORT.
AND THEN THE PRIOR RENEWAL PERIOD, UM, WAS SIX YEARS, WHICH I BELIEVE IS FAIRLY TYPICAL FOR THE VIDEO BOARDS MM-HMM
IS THAT ALSO CORRECT? I BELIEVE THAT IS CORRECT.
ANY OTHER QUESTIONS ON ITEM NUMBER ONE? OKAY, ITEM NUMBER TWO IS GOING TO BE HELD UNTIL JUNE THE FOURTH, AND I DON'T BELIEVE THAT NEEDS TO BE BRIEFED.
I'VE GOT MY CALENDAR OFF THEN I'LL FIX THAT.
COMMISSIONER KUNZ, DO YOU WANT THAT ONE BRIEFED OR ANY QUESTIONS FOR STAFF? NO QUESTIONS.
ANYONE ELSE? ITEM FOUR IS GOING TO BE HELD UNTIL THE 21ST.
DOES NOT NEED TO BE BRIEFED, IS MY UNDERSTANDING FROM COMMISSIONER HAMPTON.
ITEM FIVE IS GOING TO BE HELD.
I DON'T KNOW IF WE HAVE A DATE YET.
OKAY, THE SECOND JUNE 25TH, 6 25.
ANYONE HAVE QUESTIONS UNDERNEATH THAT BRIEFED? OKAY, ITEM NUMBER SIX IS COMING OFF OR A TIME ADJUSTMENT? UM, ANYONE HAVE QUESTIONS UNDERNEATH THAT BRIEFED? OKAY, ITEM NUMBER SEVEN, COMMISSIONER HAMPTON DID WANT THIS ONE BRIEFED.
OKAY, THAT'S GOOD TO MS. GARZA THEN.
[01:05:02]
GOOD MORNING.ITEM NUMBER SEVEN IS KZ 26, UH, LAST DIGITS FOUR EIGHT.
THE REQUEST IS AN APPLICATION TO AMEND THE LAND USE MAP TO ALLOW A DUPLEX USE ON PROPERTY THAT CURRENTLY ALLOWS A SINGLE FAMILY USE WITHIN BURY WITHIN PLANT DEVELOPMENT DISTRICT 1 34 ON THE NORTHEAST LINE OF MOUNT AUBURN AVENUE BETWEEN EARLY AVENUE AND EAST GRANT AVENUE.
THE PURPOSE OF THE REQUEST IS TO ALLOW A DUPLEX USE.
THIS IS THE LOCATION MAP, THE AERIAL OF THE SITE.
UH, SO BACKGROUND, THE AERIAL REQUEST IS CURRENTLY DEVELOPED WITH A DUPLEX, A PERMANENT FORAY.
UM, PD 1 34 ACCOMPLISHES ZONING OF SIZE THROUGH A LAND USE MAP THAT DIS NEEDS SPECIFIC PARCELS AS BEING FOR SINGLE FAMILY OR FOR DUPLEX USE AS WELL AS OTHER USES.
THE ONLY USES PERMITTED WITHIN SUB A ARE SINGLE FAMILY AND DUPLEX, UM, AND USES PERMIT IN THE R SEVEN, UH, 0.5, A SINGLE, UH, FAMILY DISTRICT.
THE CURRENT DUPLEX USE DOES NOT COMPLY WITH PD 1 34 LAND USE MAP, WHICH DESIGNATES A PARCEL AS SINGLE FAMILY.
THEREFORE, THE APPLICANTS ARE REQUESTING THAT THE POWER BE BE REZONED TO THE DUPLEX USE WITHIN PD 1 34 SUB AREA A.
THE ORDINANCE WITH THIS CASE WOULD ALLOW STAFF TO ENCODE AN UP UPDATED DIGITAL VERSION OF THE LINE USE MAP EXHIBIT 1 34 A.
THE DRAFT DIGITAL LINE USE MAP IS ATTACHED TO THIS REPORT.
UM, STAFF NOTES THAT THE PRACTICAL CHALLENGE OF READING AND INTERPRETING THE EXISTING W CAN CONTRIBUTE TO DIFFICULTIES AT PERMITTING.
UH, SO SURROUNDING USES AROUND THE SIDE ARE SINGLE FAMILY AND THERE ARE A FEW DUPLEXES.
THESE ARE SOME OF THE PHOTOS OF THE SITE, SORRY, LOOKING NORTHEAST AND THEN SURROUNDING, UH, PHOTOS AND THEN THE STARTED.
SO THE EXISTING PD 1 34, SINGLE FAMILY, UM, AND DUPLEX, UM, ARE WHAT IS ALLOWED.
UM, AND THEN FOR COMPARISON, UM, ON THE TOP IT'S THE R SEVEN FIVE, UH, SINGLE FAMILY.
AND THEN, UH, THE, THE DUPLEX, UM, FOR COMPARISON ON THE, ON THE SOUTH, UH, SO THIS IS THE EXISTING LAND USE MAP, UM, THAT I MENTIONED.
AND THEN, UH, WE WILL BE, UM, STAFF WILL BE AMENDING IT FOR TO A DIGITAL, UH, WHICH IS MORE, UH, READABLE.
AND THEN, UM, SO IT IS WITHIN THE COMMUNITY RESIDENTIAL PLACE TYPE A $4 2.0.
AND THEN STAFF RECOMMENDATION IS APPROVAL SUBJECT TO AN AN AMENDED EXHIBIT.
A QUESTIONS FOR STAFF COMMISSIONER HAMPTON.
UM, MS. GARZA, ARE YOU AWARE IF THERE HAS BEEN COMMUNITY OUTREACH REGARDING THIS REQUEST? YES, I BELIEVE THAT THERE WAS, AND I DID RECEIVE, UH, AN EMAIL.
AND IS IT, I KNOW, UM, THERE WAS A LETTER THAT WAS CIRCULATED, UM, BY THE, UH, COMMUNITY MEMBERS AND FOLLOW UP TO THAT MEETING THAT THEY'RE NOT OPPOSED TO THIS REQUEST.
UM, ONE THING I WAS SEEKING TO UNDERSTAND IS, UM, AS YOU NOTED IN YOUR CASE REPORT, THE DUPLEX WAS PERMITTED IN ERROR, IT WAS CONSTRUCTED.
UM, THE CURRENT OWNERS IDENTIFIED THIS AND ARE SEEKING TO RESOLVE THE QUESTION.
UM, COULD YOU HELP ME UNDERSTAND, IS IT THE DIGITIZING OF THE EXHIBIT THAT IS SEEKING TO ENSURE THAT THERE'S MORE CLARITY IN THE FUTURE? YES.
ESSENTIALLY PREVENT THIS FROM HAPPENING AGAIN? YES.
THAT WAS A PRIMARY QUESTION DURING ALL OF THE MEETINGS.
HOW DID IT HAPPEN AND HOW DOES IT NOT HAPPEN AGAIN? YES.
SO, UM, ON OUR, THE, THE POWERPOINT IS JUST A SMALL SECTION OF THAT, BUT WE WILL BE DIGITIZING THE WHOLE ENTIRE, UM, PD 1 34 SUBDISTRICT, UM, EXHIBIT.
AND I KNOW WE'VE HAD A NUMBER OF THESE, UM, REQUESTS COME THROUGH.
SO, UM, HOPEFULLY THAT IS BEING EXPEDITED SINCE WE'VE HAD A NUMBER OF THESE ALREADY, UH, TAKE PLACE.
UM, I'LL DEFER TO MY OTHER COMMISSIONERS.
ANY OTHER QUESTIONS ON THIS ITEM? OH, COMMISSIONER HOUSEWRIGHT.
UM, YEAH, I'VE GOT A COUPLE OF QUESTIONS THAT I THINK MAY GET HISTORICAL AND MAY ACTUALLY TURN TO COMMISSIONER HAMPTON COUNTING ON HER, HER, UH, KNOWLEDGE OF, OF THE HISTORY.
BUT, UM, DID I READ THAT THERE WAS AN ORIGINAL DUPLEX ON THIS LOT THAT THEN BEEN REPLACED WITH A NEW DUPLEX? IS THAT, I DIDN'T READ THAT.
IS THIS, IS THIS A, IS THIS A NEW STRUCTURE? YES.
[01:10:01]
A, THAT WAS ON A VACANT LOT SINGLE FAMILY LOT.ON, ON A, ON A SINGLE FAMILY LOT.
THAT THEN THAT, THAT, UM, I'LL JUST MAKE, I'LL JUST MAKE ONE.
WELL, NO, I CAN'T MAKE COMMENTS.
WE'LL WAIT TILL THIS AFTERNOON.
ANY OTHER QUESTIONS? COMMISSIONER WHEELER? UM, READING FROM, UH, A EMAIL THAT WE RECEIVED FROM, UM, I'M ASSUMING THE NEIGHBORHOOD ASSOCIATION.
UM, THE ISSUE IS THAT WITH THIS, IS THAT SOME KIND OF WAY IT GOT THROUGH THE CRACKS AT PERMITTING AND IT ALLOWED FOR THIS TO BE BUILT EVEN THOUGH THAT THE ZONING WAS IN PLACE FOR, UM, THAT WOULD'VE REQUIRED THEM TO COME CPC PRIOR.
BUT, UM, BUT SOMEWHERE OVER AT PERMITTING, THEY ALLOWED THIS TO SLIP THROUGH THE PROCESS.
SO, UM, I BELIEVE THAT, UM, THE PERMIT WAS ISSUED IN 2022.
UM, THE EXISTING LINE USE MAP THAT IS, UM, THAT I'VE SHOWING, UM, IS WHAT THEY WERE USING.
AND BECAUSE IT IS REALLY HARD TO TELL THE DIFFERENCE BETWEEN A SINGLE FAMILY AND A DUPLEX, UM, IT WAS PERMITTED.
UM, AND THAT IS WHY, UM, THE CONSTRUCTION HAPPENED AND IT IS EXISTING.
UM, AND THEN AFTER THE FACT THAT IS WHEN, UH, STAFF WENT MORE IN AND REALIZED THAT IT WAS PERMITTED, UM, AND, UM, AN ISSUE.
COMMISSIONERS, ANY OTHER QUESTIONS ON THIS ITEM? OKAY, WE WILL MOVE ALONG.
COMMISSIONER SIMS, DO YOU NEED A BRIEFING THERE? ANY QUESTIONS FOR STAFF? ITEM NUMBER NINE, COMMISSIONER SERATO.
ANY QUESTIONS? NEED A BRIEFING? OKAY.
UM, THAT IS COMING OFF CONSENT AND I BELIEVE COMMISSIONER HAMPTON DID ONE AT THAT BRIEFED BY DR.
AND THAT CAN BE BRIEFED CONCURRENTLY WITH ITEM 14 PRIMARILY JUST FOR QUESTIONS.
SO WHY DON'T, DO YOU WANT A FULL BRIEFING OR DO YOU JUST HAVE QUESTIONS ON THESE? I'M, I'M HAPPY TO JUST ASK QUESTIONS UNLESS THE OTHER COMMISSIONERS, LET'S GO AHEAD AND JUST ASK QUESTIONS ON THIS ONE UNLESS SOMEONE WANTS A OKAY.
UH, SO THERE'S, AND GOOD MORNING MISS HIN.
I KNOW YOU AND I HAD SPOKEN REGARDING THIS REQUEST.
SO THIS IS AN AREA, UM, CAPITAL AND THERE'S TWO REQUESTS, 10 AND 14 DIFFERENT OWNERS, DIFFERENT PROJECTS.
UM, IT'S ALL WITHIN THE R SEVEN FIVE ZONING, IS THAT CORRECT? THAT'S CORRECT, YEAH.
AND THEN THE ADJACENT IS ALL MF OR NOT ALL, BUT THE PERIMETER AROUND THIS IS MF TWO? THAT'S CORRECT.
AND SO THE APPLICANTS HAVE REACHED OUT TO YOU BECAUSE THEY'D LIKE TO DEVELOP TWO UNITS, IS THAT CORRECT? YES.
UM, AND I KNOW EACH ONE IS A DIFFERENT LOT SIZE, BUT THERE'S, AT LEAST ON TWO OF THEM, MORE THAN TWO UNITS WOULD BE ALLOWED, WHICH, SO IT'S GREATER THAN REALLY WHAT'S EITHER REQUESTED OR IS TYPICAL FOR THE AREA.
IS THAT CORRECT? THAT'S CORRECT, YEAH.
AND IS IT, UM, CORRECT THAT THE HISTORICAL DATA INDICATES THAT THIS IS R SEVEN FIVE BECAUSE IT IS PREDOMINANTLY A MIX OF SINGLE FAMILY AND DUPLEXES HISTORICALLY? YES.
UM, SO IS IT FAIR TO SAY THAT THE CHARACTER WOULD CHANGE WITH THE MF TWO FROM THE FRONT YARD SETBACKS TO LOCK COVERAGE, UM, VERSUS THE DUPLEX, WHICH HAS BEEN MORE COMMON, UM, IN THE TWO OTHER NEARBY CASES, PARTICULARLY FOR THIS LOCATION ON CARROLL? IT IS POSSIBLE, YEAH.
UM, UH, HAVE YOU BEEN IN CONTACT WITH THE, UM, OWNERS ON THESE UM, PROPERTIES? I WAS, YEAH.
AND ARE YOU AWARE IF THERE HAS BEEN, UM, VOLUNTEER DEED RESTRICTIONS THAT ARE BEING, UM, VOLUNTEERED BY THOSE OWNERS ON THESE CASES? IT SEEMS THEY ARE OKAY.
UM, SO WE WILL, I BELIEVE THEY'RE BOTH BEING HEARD INDIVIDUALLY AND THE OWNERS ARE, UM, INTENDING TO, UH, BE HERE THIS AFTERNOON.
SO THANK YOU MS. HASHIMI, COMMISSIONERS.
ANY OTHER QUESTIONS ON ITEMS 10 OR 14? OKAY, THANK YOU DR.
UM, THAT IS COMING OFF CONSENT, I BELIEVE THAT'S COMMISSIONER HERBERT'S DISTRICT.
HE'S GONNA BE JOINING US A LITTLE LATER, SO IF THERE, I DID HAVE A QUESTION.
YEAH, NOW MY QUESTION WAS ABOUT THE STAFF RECOMMENDATION FOR AUTO RENEWAL.
'CAUSE WE, WE GO THROUGH THIS PERIODICALLY.
THE STAFF REPORT SAYS THAT THE REASON, ONE OF THE REASONS FOR RECOMMENDING THE AUTORENEW IS IT ALLOWS THE STAFF TO EVALUATE THE COMPATIBILITY OF THE USE WITH THE SURROUNDING AREA.
BUT THAT'S NOT WHAT HAPPENS WITH AUTO RENEWALS.
I MEAN, IF AUTO RENEWAL, IF YOU DO YOUR PAPERWORK BY THE DEADLINE AND PAY YOUR FEE AND YOUR INSIGHT PLAN COMPLIANCE, YOU GET, I MEAN, IT, IT'S
[01:15:01]
AN AUTO, IT'S A STAFF, UH, ADMINISTRATIVE DECISION.I MEAN, THEY, THEY HAVE TO APPROVE IT.
UH, AND IN THIS PARTICULAR CASE, IT'D BE VERY DIFFICULT FOR THE NEIGHBORS TO MEET THE 20% REQUIREMENT TO PROTEST BECAUSE OF THE, THE CONFIGURATION OF THE SURROUNDING LAND.
SO I GUESS MY QUESTION IS, GIVEN THAT, WHY, WHY ARE WE SEEING THESE RECOMMENDATIONS FOR AUTO RENEWALS WHEN IT WOULD SEEM, UH, A RECOMMENDATION WITHOUT AUTO RENEWAL WOULD BE ALLOWING THE PERIODIC REVIEW THAT THE REPORT SEEMS TO THINK IS NECESSARY? UM, MARKEL, COULD YOU PLEASE TRY? YEAH, NO, NO, THANK YOU FOR THAT.
I MEAN, GENERALLY A BIG PART OF IT IS RIGHT NOW THE, THE LAND USE IS APPROPRIATE RIGHT NOW AT THIS TIME.
UM, OUR PLACE TYPE CALLS FOR SOME DIVERSIFICATION OF USES THERE.
IF WE SEE THAT OCCUR, THEN WE MAY HAVE MORE PROPERTY OWNERS NEARBY WHO MAY SEND IN RESPONSES.
UH, NO, AND, AND DON'T MEAN WE DON'T MEAN TO INTEND, UH, TO IMPLY THAT, UM, THERE ARE ARE SUBJECTIVE REVIEWS THAT OCCUR WHEN IT COMES BACK FOR AN AUTO RENEWAL.
UM, BUT AS WE SAID, WE DO, WE WILL REVIEW FOR COMPLIANCE WITH CONDITIONS.
I THINK THAT'S PART OF COMPATIBILITY AT THAT POINT IS THE, IS THE BUILD OUT OF THE PROPERTY STILL FUNCTIONING RELATIVE TO ITS NEIGHBORS? AND THEN YES, A BIG PART OF IT IS, UM, THE WAY THAT PROPERTY OWNERS MAY OR MAY NOT RESPOND BACK IF, FOR EXAMPLE, THE PROPERTY, UH, THE AREA AS IS PLANNED TO, UH, BECOMES MORE RESIDENTIAL OR AT THE VERY LEAST MIXED.
YEAH, BECAUSE RIGHT NOW IS COMMERCIAL, BUT UH, THE ADJACENT PROPERTY IS MF TWO, BUT IT IS UNDEVELOPED RIGHT NOW, AND THE REST ALL ARE COMMERCIAL.
THANK YOU, COMMISSIONER WHEELER.
UM, I THINK I MIGHT HAVE SOME CONFUSION ON ME ON, I MEAN, I UNDERSTAND WHY WE DID THE AUTOMATIC RENEWAL AND I, WHAT, SO WHAT WOULD HAPPEN ON SOMETHING THAT IS, IS A, UH, FOR A CELL TOWER, IF SOMETHING IS BUILT AROUND IT, AND THEN THOSE NEIGHBORS ARE SAYING, WE DON'T WANT A CELL TOWER, AND THE CELL TOWER DOESN'T JUST, IT GREATLY AFFECTS JUST NOT THE COMMUNITY IT'S IN AND IT'S BEEN THERE 10 YEARS FOR A REASON, AS AS THE WORLD CONTINUES TO GROW AND SELL YOUR USE RATHER THAN LANDLINES.
WELL, UH, IF, IF, IF APPROVED FOR AUTO RENEWAL, THEN IT HAS TO COME BACK IN 10 YEARS.
IT HAS TO SUBMIT DOCUMENTATION THAT THEY, UM, HAVE BUILT OUT ACCORDING TO THE SITE PLAN, BUILT OUT ACCORDING TO THE CONDITIONS, THOSE KINDS OF THINGS.
AND WE HAVE TO NOTIFY, UM, IN ACCORDANCE WITH THE NOTIFICATION PROCEDURES, WHICH IN THIS CASE IS 500 FEET FROM THE, THE PROPERTY LINE.
SO ALL THOSE NEIGHBORS DO NEED TO, UH, BE NOTIFIED AT THAT POINT.
UM, IF THEY, YOU KNOW, DECIDE THAT THEY ARE, YOU KNOW, IN, IN OPPOSITION TO IT, THEY RESPOND BACK AND REACH THE THRESHOLD AT 20%, THEN WE WILL HAVE A, A PUBLIC HEARING AGAIN.
WE HAD, UH, AN AUDIT RENEWAL HEARING, UH, A FEW WEEKS AGO FOR, UH, PROPERTY THAT HAD OPPOSITION, UH, NEAR IT.
SO BASICALLY THAT'S WHAT OCCURS.
IT, IT, IT DOESN'T FORCE THEM TO LEAVE, BUT IT FORCES ANOTHER PUBLIC HEARING AND ANOTHER, UH, DECISION BY THE CPC AND COUNCIL AT THAT TIME.
ANY OTHER QUESTIONS ON THIS ITEM? OKAY.
WE WILL MOVE ON TO ITEM NUMBER 12, WHICH I BELIEVE IS GOING TO BE HELD.
IS THAT RIGHT? DO WE HAVE A DATE YET? IF NOT, IT'S OKAY.
WE WILL DEFINITELY HAVE IT BY THE TIME A MOTION IS MADE.
ITEM NUMBER 13, COMMISSIONER WHEELER.
DOES THAT ONE NEED TO BE BRIEFED? ANY QUESTIONS ON ITEM 13? OKAY.
AND WE'VE ADDRESSED 14 ALREADY.
COMMISSIONER FRANKLIN, WE'VE HELD THAT ONE.
WOULD YOU LIKE IT BRIEFED? OKAY.
AND I, MY UNDERSTANDING IS THAT CONDITIONS CAME IN ON THAT RECENTLY.
ARE WE GONNA BE GOOD TO GO ON THE 21ST? WE'VE BEGUN OUR, WE'VE BEEN BEGUN REVIEW ON THE PLAN AND CONDITIONS, SO CAN BE INCORPORATED INTO OUR REPORT THAT GOES TO THE, THE 21ST.
UM, IT WILL BE A, I JUST, BUT AS WE CONTEMPLATE, I'M NOT TRYING TO PUSH ANY, ANY, ANY PARTICULAR DECISION, BUT AS WE CONTEMPLATED IT WILL BE A BUSY, UH, HEARING.
WELL, WE'LL BRING OUR SLEEPING BAGS.
UH, COMMISSIONER HAMPTON, I THINK YOU SAID YOU WANTED THIS ONE BRIEFED, OR QUESTIONS? EITHER WAY IS FINE.
WE, WE HAVE NOT BRIEFED IT BEFORE.
I DON'T KNOW IF THE OTHER, MY COLLEAGUES HAVE ANY QUESTIONS.
[01:20:02]
LET'S BRIEF IT.IT LOOKS LIKE I'M NOT SHARING THIS.
I CAN'T REMEMBER HOW TO TAKE IT.
ITEM Z 2 5 1 64 IS REQUEST FOR AN APPLICATION FOR A ZONING CHANGE FROM R SEVEN FIVE, A RESIDENTIAL, SORRY, FROM R SEVEN FIVE, A RESIDENTIAL DISTRICT WITH SUP 42 FOR A PRIVATE SCHOOL KINDERGARTEN AND DAY NURSERY.
AND THE REQUEST IS TO REZONE TO TH THREE, A TOWNHOUSE DISTRICT WITH DEED RESTRICTIONS VOLUNTEERED BY THE APPLICANT TO ALLOW SINGLE FAMILY DWELLING UNITS LOCATED ON THE WEST LINE OF FERGUSON ROAD BETWEEN LARRY DRIVE AND PROVINCE LANE.
THIS IS THE LOCATION OF THE PROPERTY IT'S IN COUNCIL DISTRICT TWO.
I'M SORRY, THERE'S A LITTLE BIT OF A DELAY.
UH, THIS IS THE AERIAL SHOWING THE PROPERTY OFF OF FERGUSON ROAD.
SUBJECT PROPERTY IS ZONED R 75, A RESIDENTIAL DISTRICT WITH SUP 42 AND IS CURRENTLY UNDEVELOPED.
AND AGAIN, THE APPLICANT IS PROPOSING A NEW, UM, SINGLE FAMILY DEVELOPMENT TO ALLOW THEY WERE GONNA ALLOW EIGHT SINGLE FAMILY HOMES.
UM, I DID WANNA SAY THAT AFTER, UM, MOST RECENTLY THE APPLICANT WILL BE VOLUNTEERING SOME AMENDED DEED RESTRICTIONS, SO THIS HAS NOT BEEN UPDATED.
IT WAS ALREADY, UM, TOO LATE FOR THAT, BUT, UM, SO I BELIEVE THE DEED RESTRICTIONS WILL RESTRICT THEM TO SEVEN SINGLE FAMILY HOMES.
BUT I'LL LET THE APPLICANT, UH, EXPLAIN THAT.
UM, THE DEED RESTRICTIONS WILL ALSO LIMIT THE HEIGHT OF THE SINGLE FAMILY HOMES TO 30 FEET TO BE CONSISTENT WITH THE ADJACENT RESIDENTIAL HOMES.
THE PROPERTY IS SURROUNDED TO THE NORTH, SOUTH, AND WEST WITH R 75 A ZONING, RESIDENTIAL ZONING, IT'S BEEN IN PLACE SINCE 1989 AND THE AREAS SURROUNDED ON THOSE SIDES WITH SINGLE FAMILY HOMES.
UM, TWO OF THE RESIDENTIAL ZONED LOTS, BOTH ON THE NORTH AND SOUTH, UM, ARE ZONED WITH SUP 42 FOR THAT PRIVATE SCHOOL, KINDERGARTEN AND DAY NURSERY.
[01:25:01]
BUT THEY'RE DEVELOPED WITH SINGLE FAMILY HOMES.NOW, UM, THE PROPERTY, IT DOES HAVE FRONTAGE ON FERGUSON ROAD, WHICH IS A PRINCIPAL ARTERIAL.
INDIVIDUAL DRIVEWAYS ARE NOT ALLOWED ONTO FERGUSON ROAD.
UM, SO OUR UNDERSTANDING THEIR, THEY'RE, UM, THEY WILL NEED A SHARED ACCESS FROM FERGUSON ROAD TO GET TO THE DEVELOPMENT PROPERTY WOULD BE SUBJECT TO BLOCK FACE CONTINUITY REQUIRING 25 FOOT FRONT YARDS, AS WELL AS LANDSCAPING REQUIREMENTS FOR SHARED ACCESS DEVELOPMENTS IF THEY DO THAT PER ARTICLE 10.
AND THIS IS THE AERIAL LAND USE MAP.
AGAIN, AS YOU CAN SEE, UM, IT'S SURROUNDED BY THE, UM, BASICALLY TO THE NORTHWEST AND SOUTH BY SINGLE FAMILY HOMES.
AND THEN RIGHT ACROSS FERGUSON ROAD, THEY HAVE, YOU HAVE RETAIL AND PER PERSONAL SERVICE USES.
AND THEN SOME ALSO A COMMERCIAL USE WITH AN SUP.
THIS IS LOOKING INTO THE PROPERTY TO THE WEST RIGHT OFF OF FERGUSON ROAD.
UH, THIS IS LOOKING SOUTHWEST AT THE EDGE OF THE PROPERTY.
UM, AS YOU CAN SEE, THERE'S A DART BUS RIGHT THERE.
THERE IS, HE'S, IT'S COVERING IT UP, BUT THERE IS A, A DART BUS STOP RIGHT THERE AT THE EDGE SURROUNDING PHOTOS.
UM, THERE'S THE BUS, UM, DART BUS STOP.
THIS IS LOOKING SOUTH ON FERGUSON ROAD TOWARD THE CREEK.
THERE IS A CREEK THERE, UM, LOOKING SOUTH, UM, DOWN FERGUSON ROAD WHERE YOU HAVE MORE RETAIL AND PERSONAL SERVICE TYPE USES.
THIS IS LOOKING ACROSS TO THE SOUTHEAST ACROSS FERGUSON ROAD TO THAT RETAIL AND PERSONAL SERVICE DEVELOPMENT LOOKING EAST, EAST ACROSS FERGUSON ROAD, LOOKING NORTHEAST ACROSS FERGUSON ROAD.
UM, THERE'S AN ALLEY IN BETWEEN THE RETAIL DEVELOPMENT AND THE SINGLE FAMILY HOMES.
UM, LOOKING AT THE SINGLE FAMILY HOME HOMES ON THE NORTHEAST SIDE OF FERGUSON ROAD.
AND THIS IS LOOKING NORTH DOWN FERGUSON ROAD AND NORTH AGAIN, FERGUSON AND LARRY DRIVE.
UM, THE PROPERTY DOES IS ADJACENT, UM, IMMEDIATELY LOOKING SOUTH OFF OF LARRY DRIVE.
AND AGAIN, THAT'S ALL SINGLE FAMILY AS WELL.
SO, UM, THIS IS JUST LOOKING AT THE COMPARISON OF THE, THE STANDARDS.
UM, AGAIN, THE, THE, UM, APPLICANT IS VOLUNTEERING THOSE D RESTRICTIONS TO MAKE IT MORE COMPATIBLE.
THIS IS GOING, THIS IS UPDATED EVEN FURTHER WITH, UM, SOME REVISIONS TO THE VOLUNTEER DE RESTRICTIONS BY THE APPLICANT.
BUT, UM, THE PRIMARY USE IS PRETTY MUCH THE SAME.
UM, MINIMUM LOT SIZE 6,000 SQUARE FEET FOR DUPLEX, 2000 FOR SINGLE FAMILY.
UM, AGAIN, THE VOLUNTEER DEED RESTRICTIONS WILL MATCH THE HEIGHT AT THE 30 FEET AND, UM, MAX OUT THE DWELLING UNITS TO SEVEN IF THEY'RE ABLE TO DEVELOP THAT.
OF COURSE, UM, WITH THE VOLUNTEER DEED RESTRICTIONS, IT IS COMPATIBLE WITH THE COMMUNITY RESIDENTIAL PLACE TYPE.
SO STAFF IS RECOMMENDING APPROVAL SUBJECT TO THE APPLICANT'S VOLUNTEER DEED RESTRICTIONS.
I THINK THAT WOULD NOW BE THE REVISED, THE APPLICANT'S REVISED VOLUNTEER DEED RESTRICTIONS AND WITH, THAT'D BE HAPPY TO ANSWER ANY QUESTIONS.
THANK YOU, COMMISSIONER HAMPTON.
THANK YOU MR. CHAIR AND THANK YOU MS. LEVY.
I KNOW WE'VE HAD A LOT OF COMMUNICATION THIS WEEK.
UM, ONE OF THE PRIMARY QUESTIONS THAT CAME FROM THE COMMUNITY MEETINGS HAD TO DO WITH THE CREEK FRONTAGE, WHICH IS THE LONG BOUNDARY, UM, OF THE LOT, THE SOUTHERN LOT, UM, LINE FROM THE REVIEW.
AND I CAN ASK THIS TO MR. NAVAREZ IF, IF THAT WOULD BE EASIER OR, UM, STAFF, BUT THE QUESTIONS THAT THE COMMUNITY TO ASK IS HOW THE ENGINEERING IS REVIEWED, WHICH IS AT PERMITTING, UM, IN TERMS OF POTENTIAL IMPACTS TO THE CREEK AND HOW THE CITY, UM, PARTICIPATES IN EITHER MAINTENANCE OR EVALUATION OF THE CREEK.
CAN YOU JUST GENERALLY TALK ABOUT HOW THAT'S CONSIDERED? YES, BECAUSE I KNOW IT, IT'S NOT SPECIFICALLY RELATED TO THE ZONING, BUT OBVIOUSLY WHEN THEY GO FOR PERMITTING, THEY'LL HAVE REQUIREMENTS THAT HAVE TO BE MET.
UM, OUR DALLAS WATER UTILITIES DEPARTMENT, UM, DOES
[01:30:01]
TAKE A LOOK AT AND, AND HELPS TO MAKE SURE THAT THERE ARE, THERE IS PROTECTION FOR CREEKS, UM, WITH RESPECT TO PROXIMITY.UM, A LOT OF THE CREEKS AND WATERSHEDS THROUGHOUT THE CITY, NOT ALL, BUT, BUT MOST OF THEM ARE PRIVATELY OWNED.
UM, AND SO THEY, THEY ARE SUPPOSED TO BE MAINTAINED PRIVATELY AS WELL TO KEEP OUT THE TRASH AND THE DEBRIS.
UM, THE DALLAS WATER UTILITIES GROUP WILL HELP TO EDUCATE THE RESIDENTS ABOUT HOW TO KEEP THE CREEKS CLEAN.
THEY WILL KIND OF MONITOR THAT AS WELL.
UM, AND THEN OUR, UM, ENGINEERING GROUP ALSO MAKE SURE THEY LOOK AT DEVELOPMENTS TO MAKE SURE THAT, UM, NEW DEVELOPMENT DOES NOT NEGATIVELY IMPACT OR, UM, INCREASE ANY, UM, STORM WATER ISSUES WITH NEW DEVELOPMENT.
THEY, THEY MAKE SURE THAT IT, IT STAYS THE SAME, IT JUST CANNOT INCREASE DEVELOPMENT, CANNOT INCREASE ANY FURTHER, UM, DEGRADATION OR, OR IMPACT ON STORM WATER RIGHT.
AND I THINK THAT WAS REALLY, I THINK THE PRIMARY QUESTION IS THAT WE'RE INCREASING THE ALLOWED DEVELOPMENT RIGHTS, BUT EVEN WITH THAT, THEY STILL HAVE TO ESSENTIALLY, UM, DEMONSTRATE THAT THEY'RE NEUTRAL AT THE TIME OF PERMITTING IN TERMS OF THE IMPACTS ON THE ADJACENT CREEK.
AND THERE'LL BE SETBACKS THAT ARE EVALUATED.
ALL THE OTHER PROVISIONS RELATED TO ENGINEERING, THOSE ALL GET REVIEWED DURING PERMITTING AND IF THEY'RE NOT ABLE TO DEMONSTRATE THAT THEY CAN'T RECEIVE A BUILDING PERMIT.
ALL OF THAT IS HANDLED THROUGH PERMITTING.
UM, I KNOW THE, THE ORIGINAL APPLICANT FOR THE PROJECT DID MEET OR SAID THEY MET WITH, UM, SOME OF THE STAFF TO VET OUT SOME OF THOSE ISSUES, BUT OF COURSE, NOTHING WAS FORMALLY SUBMITTED.
THEY'LL, THEY'LL, YOU KNOW, AND THEY UNDERSTOOD WHAT THE REGULATIONS ARE WHEN THEY GO THROUGH PERMITTING.
ALL OF THAT WILL BE VETTED OUT HERE.
WE'RE, THIS IS STRAIGHT ZONING.
UM, SO HERE WE'RE JUST, YOU KNOW, CHANGING, ASKING FOR THE APPLICANT'S, ASKING FOR A REQUEST IN THE ZONING CHANGES.
UM, SO IT IS MEETING THE REGULATIONS AS FAR AS WHAT WE CAN ASCERTAIN WITHOUT A PLAN.
BUT YES, IT WILL BE ALL HANDLED THROUGH OUR PERMITTING DIVISION.
AND THEN, UM, AND I REALIZE THE COMMISSION HAS NOT SEEN THESE YET, BUT FROM THE REVIEW, UM, YOUR UNDERSTANDING IS THAT THE APPLICANT, UM, WILL BE, UM, ADDING PROVISIONS, REDUCING THE NUMBER OF UNITS, ADDING OPEN SPACE PROVISIONS, AND THEN ALSO REDUCING THE LOCK COVERAGE.
IS THAT CORRECT? TO KEEP IT CONSISTENT WITH WHAT THE R SEVEN FIVE IS TODAY, UM, WHICH REFLECTS THEIR PLAN, BUT AGAIN, SPEAKS TO THIS IDEA OF TRYING TO, UM, CONTINUE TO HAVE MORE, UM, IMPERVIOUS OR IMPERVIOUS COVER, I SHOULD SAY, TO HELP JUST ADDRESS THAT CONCERN OF WHAT THE COMMUNITY IS SEEING IN TERMS OF THE SPEED AND EROSION, UM, THAT IS HAPPENING, UM, TODAY AT THE SURROUNDING PROPERTIES.
AND, UM, SINCE THEY ARE VOLUNTEER DEED RESTRICTIONS, WE WILL LET THE APPLICANT AND, AND THEY'RE REVISED NOW,
I, I BELIEVE HE'S HERE AND PREPARED TO SPEAK TO THAT.
EVERYTHING YOU SAID WAS WAS PERFECT ON, ON ON FLOODPLAIN MANAGEMENT.
LIKE YOU SAID, THEY'RE, THEY'RE PRIVATELY MAINTAINED CREEKS.
A LOT OF THESE, UH, THE GOOD OR THE THING THAT WORKS IN THIS PROJECT'S FAVOR COULD BE, YOU KNOW, THE, UH, THE BEST WAY THEY CAN BUILD IT OUT IS A SHARED ACCESS DEVELOPMENT.
TYPICALLY, SHARED ACCESS DEVELOPMENTS HAVE A COLLECTIVE MANAGEMENT ORGANIZATION AND SO THAT TO A DEGREE, COLLECT EYES IS THE MAINTENANCE OF THE CREEK.
AND I THINK THAT USUALLY, UH, WILL BE BETTER THAN, YOU KNOW, IF THEY HAD SIX OR EIGHT INDIVIDUAL HOMEOWNERS VERSUS THAT COLLECTIVE MANAGEMENT ORGANIZATION.
SO JUST WORKING IN THEIR FAVOR, I WOULD SAY.
I HAVE A QUESTION ABOUT THE, UH, DEED RESTRICTIONS YOU WERE SAYING WE'RE GOING TO BE COMING.
ARE, ARE THOSE GOING TO HAVE TO BE PRIVATE DEED RESTRICTIONS GIVEN THE NEW STATE LAW? I'M SORRY, CAN YOU REPEAT THAT? OH, YES.
THE NEW DEED RESTRICTIONS THAT YOU SAY ARE COMING AS FAR AS LIMITING THE NUMBER OF DWELLING UNITS AND THE HEIGHT, ARE THOSE GOING TO HAVE TO BE PRIVATE DEED RESTRICTIONS? THE HEIGHT'S LOWER THAN 45 FEET.
THIS IS NOT, SINCE THIS IS NOT A MULTIFAMILY USE.
BECAUSE THIS IS GONNA BE A, A SINGLE FAMILY, UH, USE.
WE CAN PUT PUBLIC RESTRICTIONS ON IT.
[01:35:01]
OKAY.UM, I THINK COMMISSIONER KONZ HAS A CONFLICT ON THIS, SO WE'LL ALLOW HIM TO STEP OUT.
COMMISSIONER KINGSON, I DON'T KNOW WHAT YOU'RE THINKING ON BRIEFING, BUT AT THE VERY LEAST I'D LIKE STAFF TO JUST ADDRESS THE POINTS OF WHERE THEY HAVEN'T LANDED ON THE SAME PAGE WITH DO YOU, IF YOU WANT A FULL BRIEFING, THAT'S FINE TOO.
WOULD ANYONE LIKE A FULL BRIEFING ON ITEM NUMBER 17? DID YOU WANT A FULL BRIEFING? IS THAT WHAT YOU, WHY DON'T WE DO A BRIEF BRIEFING? I JUST WANNA REALLY FOCUS ON WHAT'S IN, IN CONTENTION HERE AND WHAT THE REALLY SALIENT LAND USES LAND USE ISSUES ARE.
WITH, WITH THAT, NO, MY ASK IS, YEAH, WE, WE, WE COULD JUST GIVE THE BRIEF BACKGROUND AND THEN, UM, HIGHLIGHT, UH, WHERE OUR RECOMMENDATIONS DIFFER.
THAT'S THE REASON IT'S ON INDIVIDUAL.
UH, I'M HEARING THAT WE DON'T NEED THE, THE, YOU KNOW, WE DON'T NEED ALL OF OUR FULL, UM, BACKGROUND ANALYSIS AND PHOTOS, JUST THAT, THOSE, MAYBE THE BACKGROUND.
UM, AND THEN IF YOU HAVE, UH, NOTES ABOUT THE RECOMMENDATION AND THINGS LIKE THAT, THAT'S GREAT.
COULD YOU GO TO THE TOP LEFT AND DO, UH, I THINK IT'S FILE AND THEN VIEW IN THE DROPDOWN? I'M SORRY.
'CAUSE I DIDN'T, I DIDN'T GET TO SEE WHAT HE
I THINK I JUST NEED TO MAKE IT BIGGER ON HERE.
ALL THAT APPLAUSE IS FOR US, RIGHT? YES.
THIS IS AN APPLICATION FOR A NEW SUBDISTRICT FOR ZERO DASH TWO OFFICE SUBDISTRICT USES AND IT ALSO INCLUDES TERMINATION OF EXISTING DEED RESTRICTIONS Z 7 9 1 8 9.
THIS IS ON PROPERTY ZONED OH TWO SUBDISTRICT WITHIN PLAN DEVELOPMENT, 1 93 OAKLAWN SPECIAL PURPOSE DISTRICT.
IT'S ON PROPERTY BANNER BY ALLEN STREET, COLE AVENUE AND SNEAD STREET.
IT'S LOCATED IN DISTRICT 14, AND THIS IS THE AREA OF REQUEST.
AS YOU CAN SEE, IT'S BOUNDED ON ALL SIDES BY STREETS AND IT'S CURRENTLY DEVELOPED WITH AN OFFICE BUILDING.
AND THE APPLICANT IS REQUESTING TERMINATION OF THE DEED RESTRICTIONS AND AN AMENDMENT TO THE PD TO CREATE A NEW SUBDISTRICT THAT WILL ALLOW A NEW SIX STORY, UM, SIX STORY HOTEL ON THE PROPERTY.
CURRENT DEED RESTRICTIONS, WHICH PROHIBIT STRUCTURES OVER THREE FLOORS OF OCCUPANCY WITHIN THE BUILDING, OR TO EXCEED 40 FEET, 48 FEET IN HEIGHTS.
SO THAT'S THE PURPOSE OF TERMINATING AND DEED RESTRICTIONS.
AND AGAIN, THERE'S FRONTAGE ON ALL SIDES.
[01:40:01]
UH, COLE ALLEN, COLE AVENUE, ALLEN STREET AND SNEAD STREET.APPLICANT IS PROPOSING A 15 FOOT FRONT SETBACK ALONG COLE AVENUE, 10 FEET SETBACK SIDE SETBACKS FOR ALLEN AND SNEAD STREETS, AND A FIVE FOOT YARD SETBACK FOR THE NORTHWESTERN PROPERTY LINE FACING CARLISLE STREET.
AND, UM, WITHIN THAT SUBDISTRICT AND A REQUIREMENT OF A 20 FOOT FRONT SETBACK IN LIEU OF A 20 FOOT FRONT SETBACK AND DOUBLE FRONTAGE FOR THE LONGEST STREET.
UM, THE APPLICANT IS ALL ALSO PROPOSING DESIGN STANDARDS THAT INCLUDE A HABITAT GARDEN, SOME DES BUILDING DESIGN, STANDARD STANDARDS, PEDESTRIAN SIDEWALKS AND PATHS, SIDEWALK AMENITIES, AND A TROLLEY STOP FOR THIS VERY URBANIZED AREA.
UH, THIS IS THE AERIAL AND LAND USE MAP.
AGAIN, IT'S SURROUNDED BY, UM, MULTIFAMILY USES TO THE NORTH AND, UH, WEST OF THE PROPERTY.
HAS SOME OFFICE OVER TO THE WEST AND SOME MULTIFAMILY AS WELL ALONG ALLEN STREET.
AND THEN, UM, DIRECTLY TO THE EAST RIGHT ACROSS IS WILLIAM B. TRAVIS.
UH, THIS IS ON COLE AVENUE LOOKING WEST.
UH, AGAIN, IT'S DEVELOPED WITH AN OFFICE BUILDING.
NOW, UM, THIS IS JUST ANOTHER VIEW OF IT.
UM, YOU CAN KIND OF SEE PERSPECTIVE OF, UM, SOME TALLER BUILDINGS.
AGAIN, IT'S A VERY HIGHLY URBANIZING AREA.
THIS IS ON COLE AVENUE AND SNEAD STREET, LOOKING WEST.
THIS IS COLE AVENUE, LOOKING NORTH SOUTH ON SNEAD, LOOKING SOUTH.
AND AGAIN, YOU CAN SEE THE, SOME OF THE MULTI-FAMILY IN THE BACKGROUND.
ALLEN, THIS IS SNEAD STREET LOOKING SOUTH.
UH, THIS IS SNEAD AND ALLEN LOOKING EAST ALLEN STREET LOOKING EAST.
UM, AGAIN, THESE ARE SOME OF THE SURROUNDING PHOTOS.
LOOKING EAST OFF OF COAL, LOOKING SOUTH ON COAL.
AND THIS IS ON SNEAD, LOOKING WEST, LOOKING NORTH.
SNEAD AND COAL, LOOKING NORTH ON SNEAD.
LOOKING NORTHWEST, AGAIN, YOU CAN SEE HIGH RISE SNEAD AND, UM, AT CARLISLE LOOKING NORTHWEST WEST.
THIS IS ALLEN LOOKING SOUTHWEST, ALLEN STREET LOOKING SOUTH.
THIS IS THE PROPOSED DEVELOPMENT PLAN.
UM, THERE ARE QUITE A FEW, UM, CONDITIONS, OF COURSE IN THE PD.
I WON'T READ THEM ALL, BUT YEAH.
UM, CAN WE SHOW WHAT WE, IF THERE WERE CHANGE, WE HAD CHANGES DISTRIBUTED, I THINK CAN WE SHOW THOSE PRIMARILY? 'CAUSE I THINK THAT THEY'VE SEEN THE PD.
I THINK WE JUST NEED TO MAYBE SEE WHAT WAS DISTRIBUTED IN OUR RECOMMENDATION.
DID WE PUT, DO WE PUT THE DISTRIBUTED CONDITIONS IN? SO THEY'RE PRO, THEY ARE, UM, PROHIBITING SOME USES THROUGH, UM, THE PD, UM, JUST TO, YOU KNOW, FURTHER, UM, HAVE THE, HAVE IT BE THE O2 DISTRICT WITH MAINLY THE INTENDED USE OF THE HOTEL.
AND THEN, UM, SO TAKING SOME OUT ACCESSORY USES.
AGAIN, THIS IS THE YARD LOT AND SPACE REGULATIONS PROPOSED OFF STREET PARKING AND LOADING.
THEY ARE, UM, ASKING FOR, UM, SOME MODIFIED PARKING REGULATIONS FOR THE HOTEL, UM, RESTAURANT WITH DRIVE IN OR DRIVE THROUGH SERVICE.
AND THIS, THIS HAS ACTUALLY BEEN UPDATED, SO I'M NOT SURE THIS IS THAT, UM, REVISED POWERPOINT.
I THINK YOUR NEXT SLIDE HAS THAT.
SO THEY UPDATED THE STANDARDS AFTER THE DOCKET WENT OUT.
SO, UM, THE PROPOSAL NOW IS RESTAURANT WITHOUT DRIVE IN OR DRIVE THROUGH SERVICE AT ONE SPACE
[01:45:01]
FOR EACH 250 SQUARE FEET OF FLOOR AREA FOR THE FIRST 3000 SQUARE FEET.AND THEN TO CONSULT PART ONE WITHIN THE PD 1 93 FOR FLOOR AREA GREATER THAN 3000 SQUARE FEET.
STAFF RECOMMENDATION IS A LITTLE BIT DIFFERENT.
UM, WE ARE RECOMMENDING THAT, UM, THE PARKING AND LOADING DEFER TO CHAPTER 51 AS AMENDED LANDSCAPING.
UM, THEY ARE PROPOSING HABITAT GARDEN STANDARDS AND THEN UPDATED.
UM, THEY WANTED TO INCLUDE SOME HABITAT GARDEN SIGNAGE WITH A UNIFIED SIGNAGE PROGRAM, IDENTIFYING THE HABITAT GARDENS WITH REFERENCE TO OUR CCAP, UH, THAT MAY BE PROVIDED IN PLANTING AREAS WITH THE MINIMUM OF ONE SIGN PER STREET FRONTAGE, UM, STAFF, UM, I'M JUST REMEMBERING, BUT, UM, STAFF IS RECOMMENDING THAT WE NOT INCLUDE THE SIGNAGE FOR THE HABITAT GARDEN STANDARDS THAT, YOU KNOW, JUST KEEPING THE HABITAT GARDEN STANDARDS BUT NOT THE SIGNAGE.
UM, AND HAVE THE SIGNS JUST DEFER TO ARTICLE SEVEN BECAUSE AGAIN, WE, WE, WE DON'T HAVE SPECIFIC REGULATIONS FOR HABITATS GARDEN SIGNAGE, SO IT'S NOT, YOU KNOW, THEY CAN, THAT CAN BE HANDLED THROUGH, UH, PERMITTING, YOU KNOW, THAT WOULD MEET ARTICLE SEVEN.
SO IN OTHER WORDS, WE THINK THAT THEY WOULD BE ALLOWED, BUT SINCE WE DON'T HAVE STANDARDS, THAT'S WHY WE, WE DON'T WANT TO PUT THAT LANGUAGE IN THERE.
WE JUST WANT IT TO REFER TO, TO THE ARTICLE SEVEN SIGNAGE.
SO WE WANTED TO, WE DID NOT WANT TO HAVE THAT IN HERE, AND THAT'S NOT WHAT WE'RE RECOMMENDING.
UM, ALSO THE APPLICANT IS PROPOSING A MINIMUM FIVE FOOT WIDE UNOBSTRUCTED SIDEWALK WITH A MINIMUM FIVE FOOT WIDE BUFFER STAFF RECOMMENDATION IS A MINIMUM SIX FOOT WIDE UNOBSTRUCTED SIDEWALK WITH A MINIMUM FIVE FOOT WIDE BUFFER AND PRETTY MUCH STANDARD.
WE JUST FEEL LIKE SIX FOOT SIDEWALKS OR MORE WALKABLE.
THIS IS A, A HIGHLY URBANIZING AREA.
UM, SOME PEDESTRIAN AMENITIES.
UM, THEY'RE PROPOSING ONE BENCH AND ONE TRASH RECEPTACLE ALONG SNEAD AND COAL AVENUE.
AND, UM, MINIMUM OF ONE BENCH AND A TRASH RECEPTACLE PROVIDED AT THE TROLLEY STOP.
AND, UM, THIS IS JUST A COMPARISON CHART.
UM, AGAIN, IT'S A LOT OF IT IS VERY SIMILAR.
JUST THEY DID HAVE THE, THE, UM, REDUCTION FOR THE, UM, SETBACKS BECAUSE IT'S SUCH A SMALL PROPERTY AND, UM, GOING UP THEY'RE, THEY'RE, YOU KNOW, MUCH, UH, LOWER IN HEIGHT THAN WHAT THEY WOULD BE ALLOWED TO DO.
BUT, UM, AND JUST SLIGHTLY HIGHER DENSITY AT 4.7.
AND AGAIN, ASKING FOR, UH, INCLUDING A LOT OF STANDARDS IN HERE TOO, STAFF.
SO FORWARD DALLAS DOES RECOMMEND REGIONAL MIXED USE FOR THE AREA.
AND SO THIS WOULD BE COMPATIBLE WITH THE LOWER, UM, HEIGHT AND, UM, HIGHLY URBANIZED AREA STAFF IS RECOMMENDING APPROVAL SUBJECT TO THE DEVELOPMENT PLAN AND STAFF'S RECOMMENDED CONDITIONS.
WITH THAT, I'D BE HAPPY TO ANSWER ANY QUESTIONS.
OKAY, QUESTIONS FOR MS. MISLEADING, MR. KINGSTON.
SO ARE YOU AWARE THAT THE RECOMMENDATION OR THE REQUEST FOR FIVE FOOT SIDEWALKS INSTEAD OF SIX IS IN ORDER TO PRESERVE MATURE TREES ALONG ALLEN AND THAT THE APPLICANT IS ACTUALLY INTENDING TO PUT SIX FOOT SIDEWALKS ACROSS MOST OF THE SITE? UM, I'M SORRY, I THINK YOU, WERE YOU SAYING THAT SOME OF THE SIDEWALKS WOULD BE FIVE OR YES.
ARE YOU AWARE THAT THE APPLICANT INTENDS TO USE SIX FOOT SIDEWALKS ACROSS MOST OF THE SITE, BUT ALLOWING FOR FIVE, FIVE FOOT SIDEWALKS GIVES THEM THE FLEXIBILITY
[01:50:01]
TO PRESERVE MATURE TREES ALONG ALLEN? I, FROM STAFF'S PERSPECTIVE, WE FEEL LIKE THERE IS ROOM TO DO THE SIX FOOT.UM, AND, AND I'LL SAY, AND THAT'S JUST OUR RECOMMENDATION.
IF THEY HAVE RIGHT OF AWAY, THEY CAN PUT SIDEWALKS INSIDE, INSIDE THEIR, THEIR PROPERTY, AND IT'S FAIRLY EASY PROCESS TO DO A, AN EASEMENT.
UH, WE COULD ALSO TEMPER THE LANGUAGE IF THEY TRULY NEEDED SOME KIND OF BREAK ON SIDEWALKS.
THEY COULD LIMIT IT TO A FRONTAGE OR SOMETHING LIKE THAT.
IF, IF THEY TRULY NEEDED A BREAK ON SIDEWALKS ON ONE OF THEIR FRONTAGES, THERE COULD BE LANGUAGE THAT COULD LIMIT IT TO ONE UP FRONTAGE OR OTHER.
AND THEN THE OTHER SIGNIFICANT DIFFERENCE IS STAFF'S RECOMMENDING A DEFAULT TO 51 A FOR PARKING AND THE APPLICANT IS SUGGESTING A MODIFICATION OF PD ONE 90 THREE'S PARKING STANDARDS.
ANY OTHER QUESTIONS ON THIS ITEM? COMMISSIONER HOUSEWRIGHT? UM, YEAH, I'LL, I'LL ASK, I I DON'T KNOW IF THIS IS MS. LEVY OR PERHAPS, UH, COMMISSIONER KINGSTON, BUT, UM, I'M PUZZLED WHY IN ONE OF THE NEIGHBORHOODS IN DALLAS THAT IS MOST WALKABLE AND MOST TRANSIT RICH, WE CONTINUE TO REQUIRE PARKING ABOVE AND BEYOND THE RECENTLY REDESIGNED PARKING ORDINANCE.
WELL, WE HAVE SIGNIFICANTLY LIMITED THE PARKING, UH, BELOW WHAT PD 1 93 REQUIRES.
HOWEVER, IT'S ALSO A VERY CONGESTED AREA.
AND IF WE DON'T REQUIRE PARKING, THEN A THE COMMUNITY DOESN'T SUPPORT PROJECTS LIKE THIS BECAUSE THEY UNDERSTAND THAT WHEN YOU DON'T HAVE REQUIRED PARKING, SOMETIMES YOU END UP WITH INSUFFICIENT PARKING AND OUR NARROW STREETS GET USED FOR PARKING AND THEY DON'T, THEY END UP NOT HAVING ENOUGH PARKING AND IT CREATES A LESS WALKABLE AREA.
SO, YOU KNOW, WHAT WE STRIVE TO DO IS RIGHT SIZE THE PARKING.
AND FRANKLY, I DIDN'T PARK, I DIDN'T VOTE FOR THE PARKING AMENDMENT BECAUSE I DON'T THINK WE GOT IT RIGHT.
AND I THINK IN THESE URBAN AREAS, IT MAKES SENSE TO TAKE A LOOK AT EACH, USE EACH SITE AND TRY TO RIGHT SIZE IT.
AND THAT'S WHAT WE'VE ATTEMPTED TO DO HERE.
WE'VE GREATLY REDUCED THE PARKING FOR A HOTEL USE.
UM, AND WE'VE TAKEN INTO CONSIDERATION A SMALL RESTAURANT WHICH DOESN'T REQUIRE A LOT OF PARKING.
IF THEY WERE TO SAY, LOOK, WE WANTED LARGE BANQUET SPACE OR LARGE, UM, FACILITY SPACE LIKE SOME HOTELS WOULD REQUIRE, THEN WE MIGHT LOOK AT A DIFFERENT PARKING SCENARIO.
BUT THAT'S NOT WHAT THEY'RE ASKING FOR.
AND SO, YOU KNOW, REALLY THEY'RE NOT ASKING FOR A LOT OF PARKING.
BUT, UM, THE OAK LAWN COMMITTEE IS VERY CLEAR THAT THEY WANT TO EVALUATE THE PARKING ON EACH SITE AND EACH USE.
AND FRANKLY, I THINK IT'S ONE OF THE MOST SOPHISTICATED, UM, COMMUNITIES IN THE CITY AND I THINK THEY'RE CAPABLE OF DOING THAT AND I'M PERFECTLY HAPPY TO BACK THEM ON THAT.
ALRIGHT, I THINK THIS IS A PERFECT CONVERSATION FOR THE PUBLIC HEARING THIS AFTERNOON, WHICH WE CAN HAVE AS ROBUSTLY AS WE'D LIKE.
ANY OTHER QUESTIONS FOR STAFF? OKAY.
[Additional Item ]
COMMISSIONER, VICE CHAIR HERBERT IS OUT.I'M GOING TO NEED TO STEP OUT IN A FEW MINUTES TO ATTEND TO A, UH, PERSONAL MATTER.
UM, COMMISSIONER CARPENTER HAS GENERALIST GENEROUSLY AGREED TO STEP IN AS VICE CHAIR.
COULD WE GET A MOTION TO TEMPORARILY APPOINT HER TO DO SO? SECOND.
WE GOT A MOTION BY COMMISSIONER WHEELER, SECONDED BY COMMISSIONER SIMS TO TEMPORARILY APPOINT, UH, COMMISSIONER CARPENTER AS OUR VICE CHAIR UNTIL, UM, WE GET COMM VICE CHAIR HERBERT BACK.
[BRIEFINGS (Part 3 of 3)]
BACK TO OUR M-I-H-D-B BRIEFING.I'M GLAD WE GOT TO
[01:55:01]
SO I HAVE, UH, BOOKED US TODAY FOR, UM, A, A PRESENTATION ABOUT M-I-H-D-B.UM, IF YOU'VE BEEN HERE FOR TWO, THREE YEARS, UM, ABOUT 60% OF THIS, 70% OF THIS IS, UM, SIMILAR TO A, YOU KNOW, A TRAINING YOU MIGHT HAVE RECEIVED BEFORE.
UM, WE HAVE SOME GREAT NEW FACES HERE THAT WOULD BENEFIT, I THINK FROM THAT INFORMATION.
KIND OF THE REMAINDER HAS SOME, UM, THERE'S SOME NEW DATA, UM, BUT SOME OF IT IS ALSO UPDATES WITH REGARDS TO EIGHT 40 AND, AND IT'S VERY INVOLVED WITH ZONING, SO I'M HAPPY TO, UM, GIVE SOME OF WHERE WE'RE AT WITH THAT.
UM, JUST FOR EDUCATION SAKE, UM, M-I-H-D-B IS, YOU KNOW, A A PROGRAM THAT HAD BEEN TO A GREAT DEGREE, UM, ADMINISTERED BY THE HOUSING DEPARTMENT.
UM, AND LAST OCTOBER THEY REORGANIZED SOME OF THE HOUSING DEPARTMENT.
UM, SOME THINGS WERE MOVED AROUND.
ONE OF THE THINGS WAS THAT, UH, THE, THE INTAKE FOR M-I-H-D-B CAME OVER TO OUR TEAM.
SO I, I OVERSEE, UM, THAT PROGRAM WITH ITS ONE EMPLOYEE.
BA HARRAN
AND SHE MAY HELP US IF WE'VE GOT, UM, KIND OF, UH, LOGISTICAL QUESTIONS.
UM, BUT THAT'S, THAT'S KIND OF THE BACKGROUND.
AND SO THINGS ARE A LITTLE DIFFERENT.
I THINK IT'S A GOOD CHANGE, UM, BECAUSE THE INTAKE FOR THIS IS VERY INVOLVED WITH ZONING, UM, AND NOW VERY ENTWINED INTERTWINED WITH STATE LAW.
SO I'LL GO THROUGH, THESE ARE THE GENERAL KINDS OF THINGS I WANT TO, UM, COVER.
JUST IN HIGH LEVEL, UH, TALKING ABOUT DEFINITIONS.
THIS PROGRAM IS FRAUGHT WITH ACRONYMS. SO M-I-H-D-B IS MIXED INCOME HOUSING DEVELOPMENT BONUS.
GENERALLY THAT'S JUST A PROGRAM THAT'S BUILT INTO OUR, OUR OVERALL CITY INFRASTRUCTURE AND OUR ZONING CODE, UM, THAT ALLOWS ADDITIONAL ENTITLEMENTS, UM, IN EXCHANGE FOR HOUSING.
UM, THE BONUSES ARE ENTITLEMENTS GRANTED WENT INTO MIXED INCOME HOUSING AS PROVIDED, PROVIDED IT'S IN QUOTES 'CAUSE THERE'S SOME DIFFERENT METHODS OF THAT.
UH, THE METHOD, METHODS OF PROVISION ARE ON SITE.
ON SITE JUST MEANS THAT OUR UNITS IN THIS BUILDING, IN THIS BUILDING SITE, UM, THAT'S GETTING A BONUS, UM, THAT HAVE SOME KIND OF AFFORDABILITY, SOME KIND, UH, FIL OR FEE AND LIE IS THE ALTERNATIVE METHOD OF PROVISION THAT IS A POTENTIAL FEE PAID INTO THE MIXED INCOME HOUSING FUND AS AN ALTERNATIVE TO, TO ACTUALLY PROVIDING THOSE ON SITE.
UH, A MI OR A MFI, THEY'RE BOTH SIMILAR.
UM, ARE THE AVERAGE INCOME OF A HOUSEHOLD IN THE D-F-W-M-S-A, UH, DETERMINED AND UPDATED BY HUD, UM, OVER, OVER TIME.
SO A LOT OF THESE INCOMES ARE PEGGED TO THAT.
SO THEY DO TRACK WITH INFLATION.
UM, MSA, YOU KNOW, THE METROPOLITAN STATISTICAL AREA, IT'S, IT'S WAY BIGGER THAN, THAN DALLAS, WAY BIGGER THAN DALLAS COUNTIES.
IT'S 13 COUNTIES ACROSS, ACROSS THE AREA, EVEN OUT TO ROCKWALL
I WOULD LIKE TO USE THE TERM RESERVED.
UH, 'CAUSE SOMETIMES THOSE CAN GET CONFLATED, THEY CAN BE SIMILAR RENTS.
UH, BUT RESERVED UNITS IN A BUILDING, UM, ARE THE ONES THAT AT LEAST THE, THE CITY, UH, AND THIS PROGRAM WILL BE CONCERNED WITH MONITORING OVER TIME.
MVA MEANS MARKET VALUE ANALYSIS.
THAT'S AN ONGOING, UH, STATISTICAL ASSESSMENT OF LOCAL REAL ESTATE MARKETS.
IT'S DOWN TO THE, UH, I WANNA SAY IT'S THE CENSUS BLOCK GROUP LEVEL.
UM, THAT'S ALL MY DEFINITIONS FOR NOW.
I GUESS THERE'S A COUPLE ACRONYMS HERE.
SO, UH, THIS KIND OF CAME ALONG AFTER THE FIRST COMPREHENSIVE HOUSING POLICY PASSED BY THE CITY IN 2018.
A BIG PART OF THAT WAS IDENTIFYING, UH, SIGNIFICANT UNIT SHORTAGE OVERALL.
UM, THEY, THEY SOON AFTER THAT PASSED TO CITYWIDE M-I-H-D-B.
UM, AND FOLLOW UP TO THAT 2023, UH, IT'S MAINLY HERE FOR CONTEXT.
UM, TALKING ABOUT THE DALLAS, HOW HOUSING POLICY WAS THE NEXT HOUSING POLICY.
THE CITY, UH, YOU KNOW, FURTHER, WE, WE ALL KNOW NORTH SOUTH DIVIDE, BUT, UM, THAT'S A BIG OVERCOMING THAT IS, WAS, WAS A BIG PART OF IT.
UM, TALKING ABOUT A 14 DISTRICT MODEL, MEANING, YOU KNOW, IMPROVING HOUSING AFFORDABILITY, UH, IN ALL 14 DISTRICTS.
'CAUSE THE CITY'S HAD A, A DOCUMENTED HISTORY OF, YOU KNOW, SORT OF UNDUE CONCENTRATION OF ONE TYPE OF HOUSING OR THE OTHER.
UM, IT, IT SET GOAL FOR HOUSING OVERALL, INCLUDING PERCENTAGES OF MIH UH, RESERVED UNITS, UH, WITHIN THESE PLACES.
AND I DO HAVE AN ASTERISK BUY-IN BECAUSE THE CITY HAS, UM, SINCE REPEALED IT.
BUT IT IS PART OF THE CONTEXT OF THE HISTORY OF THE APPROVAL OF THIS PROGRAM.
'CAUSE THE PROGRAM STILL CONTINUES.
UM, BIG PART OF IT, YOU KNOW, WHY BOTH OF THOSE, THOSE POLICIES IDENTIFIED SIGNIFICANT TOTAL HOUSING SHORTAGE.
[02:00:01]
THAT TIES IN WITH BOTH ARMS OF THE BONUS, ADDITIONAL, UH, MARKET RIGHT UNITS, ADDITIONAL RESERVED UNITS.UM, THERE'S MORE, THERE'S PLACES WHERE RESERVED OR, UM, OR, YOU KNOW, AFFORDABLE UNITS ARE EXTREMELY SCARCE, CERTAIN GEOGRAPHIES.
UM, WE ALSO KNOW THAT THAT, UH, GEOGRAPHIC ACCESS TO RESOURCES THAT'S, YOU KNOW, CORRELATED WITH OUTCOMES.
SO IT'S, IT'S ABOUT OPPORTUNITY AT THAT POINT.
UM, EACH NEIGHBORHOOD NEEDS A STRATEGY.
SO EVERYWHERE, EVERYWHERE IN THE CITY NEEDS TO, UM, IT DOESN'T HAVE TO BE THE ONLY SOLUTION.
IT DOESN'T MEAN THEY HAVE TO HAVE AN UNDUE BURDEN.
UM, BUT EVERY, WE HAVE TO HAVE A STRATEGY FOR EVERY SINGLE PLACE.
AND JUST TO TALK MORE ON THE RIGHT IS OUR MVA MAP, THAT'S THE MARKET VALUE OF, OF VARIOUS AREAS.
UM, TALKING ABOUT THE STRENGTH OF LOCALIZED REAL ESTATE MARKETS.
AND, YOU KNOW, I TALK ABOUT THINGS LIKE LIFE, LIFE EXPECTANCY.
YOU DON'T ALWAYS GET TO TALK ABOUT THEM IN ZONING, BUT THEY'RE TIED TO HOUSING WHETHER WE LIKE IT OR NOT, UM, IN DALLAS AND IN THE REST OF THE UNITED STATES.
UM, SO THAT'S PART OF THE WHY IS, IS WHERE DO WE GET THESE, THESE OPPORTUNITIES FOR PEOPLE TO LIVE IN PLACES WHERE THEY CAN LIVE LONGER, UM, ACCESS RESOURCES, THINGS LIKE THAT.
SO, LIKE I SAID, UH, ORIGINALLY CREATED IN 2019, THEY, THEY TUCKED IT INTO THE ZONING CODE AS WELL AS, UH, OTHER THINGS.
THERE IS SOME PRECURSORS IN THE CITY OF DALLAS, BUT THIS IS THE, THE MOST CITYWIDE VERSION OF IT, UH, UPDATED IN 2022.
MANY FOLKS HERE WERE IN INVOLVED IN THAT.
UM, I KNOW, UM, AND, AND JUST PUT VERY SIMPLY, IT, IT TRADES ADDITIONAL DEVELOPMENT RIGHTS, UM, THINGS LIKE HEIGHT, FLOOR RATIO, DENSITY, UH, PARKING, UH, IN MULTIFAMILY MIXED USE DEVELOPMENTS, UM, FOR SOME ONSITE AFFORD MORE AFFORDABLE UNITS, UH, OR A FEE IN LIEU OF, OF THAT, UM, ON SITE.
UH, IT'S DISTINCT FROM TAX CREDIT, HOUSING SUBSIDIZED HOUSING OR SOCIAL HOUSING.
IT COULD BE PAIRED WITH SOME OF THOSE TOOLS.
AND IT OFTEN IS PAIRED WITH SOME OF THOSE TOOLS, UH, BUT NOT STRICTLY A, UM, ANY OLD DEVELOPER CAN GO USE THAT WITHOUT, UM, MAKING USE OF THOSE OTHER PROGRAMS, UH, A BIG WAY WHY IT WORKS THAT WAY.
WHY IS IT A BONUS? WELL, STATE LAW GENERALLY SAYS WE CAN'T HAVE, UH, IT'S GOTTA BE AN INCENTIVE.
IT CAN'T BE, WE DON'T HAVE INCLUSIONARY, UH, ZONING, UM, WITHIN OUR, UH, WITHIN OUR STATE.
IT'S GOTTA BE RELATIVE TO A BONUS.
UH, A LOT OF STUDIES ALSO SHOW LIKE IT CAN BE COUNTERPRODUCTIVE.
UH, IF WE HAVE TRUE INCLUSIONARY ZONING WHERE WE DON'T INCREASE, UH, HOW MANY UNITS YOU CAN DO AND YOU JUST WIND UP AT THE SAME, UH, SQUARE ONE.
AND, AND WE'RE SEEING THAT BEAR OUT LIKE 75 PROJECTS TOTAL SINCE 2018.
THAT'S 15, LET'S CALL IT 16,000 UNITS, UM, HAVE BEEN DEVELOPED USING THE PROGRAM.
THAT'S, THAT'S MARKET RATE AND AFFORDABLE, UH, 750, ALMOST RESTRICTED RENT UNITS.
SO IT'S ALMOST ABOUT 5% OF, OF HOW MANY UNITS TOTAL HAVE BEEN DONE.
FIVE, THAT 5% NUMBER KIND OF COMES UP AGAIN AND AGAIN.
UM, BUT BEYOND THE RESTRICTED RENTS, UH, 20 PROJECTS PLANNED TO PAY FEES IN LIEU, UH, 12 UNITS HAVE HAVE ALREADY PAID AND THEY'VE PAID ABOUT 18 MILLION, ROUGHLY 18.5, UH, OVER THOSE YEARS.
THE, THE FEE HAS ONLY EXISTED SINCE 2022.
UM, SO THAT'S, I'D SAY THAT'S A LOT.
UM, I CAN TALK ABOUT THE FUND LATER, UM, AND JUST TALK ABOUT WHAT'S BEEN USED.
UM, I, THESE ARE THE BONUSES THAT HAVE BEEN USED WEIGHTED BY DENSITY, OR EXCUSE ME, WEIGHTED BY UNITS.
FLURRY RATIO, UH, 20 PER, ONLY 20% OF PROJECTS USED OF THAT, UM, HEIGHT BEING THE MOST POTENT.
UM, AND SO THAT'S SORT OF MEANT TO SAY IT'S NOT JUST PROJECTS THAT ARE USING IT, IT'S, UM, IT'S UNITS GETTING DONE, UH, AT THE END OF THE DAY, UH, USING THESE.
SO, SO DENSITY, HEIGHT AND PARKING HAVE BEEN REALLY POTENT BONUSES.
AND SOME OF THAT IS, YOU KNOW, MAYBE THAT'S WHERE OUR BASE CODE, UH, FALLS SHORT IN TERMS OF ALLOWING, UH, HOUSING PRODUCTION.
UH, SOME OF IT MIGHT BE HOW THE BONUSES ARE CALIBRATED.
UM, HOW DOES IT WORK? I BOIL IT DOWN TO THE MOST SIMPLE EXAMPLE.
UH, SO WE'VE GOT A ZONING DISTRICT THAT ALLOWS CERTAIN TYPE OF, UH, BUILDING TO BE BUILT ON IT.
THE BUILDINGS, UH, YOU KNOW, A LOT OF PEOPLE IN, IN A, IN A VALUABLE ENVIRONMENT MAX OUT THE ZONING.
UH, THEY BUILD WHAT THEY CAN BASED ON HEIGHT REALLY COMMONLY IF THEY PARTICIPATED IN M-I-H-D-B, IF THEY'RE AN ELIGIBLE DISTRICT ELIGIBLE, UH, GEOGRAPHY.
UM, THEN THEY HAVE A SMALL SECTION OF THEIR BUILDING MAYBE AS AFFORDABLE UNITS.
UM, AND, UH, THEY CAN GO ABOVE THEIR HEIGHT.
IN THIS CASE, THIS IS NOT TIED TO A PARTICULAR DISTRICT, IT'S ILLUSTRATIVE OF.
SO IT'S A BIG, IT'S A BIG LONG PROCESS.
[02:05:01]
UM, IS MAINLY JUST INVOLVED IN THESE.UM, WE'VE GOT A LOT OF OTHER TEAMS AND DEPARTMENTS WHO, WHO PARTAKE IN EVERYTHING THAT FOLLOWS, UM, THE KIND OF EN ENTITLEMENT STAGE.
BUT NOT EVERYBODY'S GOTTA GO THROUGH A ZONING CHANGE.
THIS APPLIES TO, UM, A LOT OF EXISTING DISTRICTS, AND I'LL TALK MORE ABOUT THAT.
UM, I DO BEFORE WE, WE WANNA SET THE STAGE FOR, FOR, UH, THE HOUSING KIND OF LANDSCAPE.
SO MVA IS SOMETHING, UH, THAT IS REALLY MEANINGFUL TO THE PROGRAM.
IT'S AT THE, UH, CENSUS BLOCK GROUP LEVEL.
UH, SO THEY, THEY AGGREGATE, UH, HOUSING MEASURES ACROSS THE CENSUS BLOCK GROUP AND, UH, PUT ALL THAT TOGETHER TO KIND OF DETERMINE RELATIVE STRENGTH OF AN AREA.
UM, IT'S NOT INCOME NECESSARILY, BUT YOU KNOW, IT'S REAL ESTATE.
UM, THEY LOOK AT A LOT OF THOSE VARIABLES I LISTED.
UM, BUT IT IS PERIODICALLY UPDATED.
UH, OUR LAST ONE WAS FROM 2023.
UM, AND SO IT'S KIND OF THE HARDER, IT'S REALLY IMPORTANT TO THIS PROGRAM, THE MBA THAT'S RELATIVE TO AN AREA BECAUSE, YOU KNOW, WE'RE, WE'RE TALKING ABOUT MAKING MORE TOTAL HOUSING, BUT WE'RE ALSO TALKING ABOUT, YOU KNOW, OPPORTUNITY FOR VARIOUS GEOGRAPHIES.
THIS NORTH SOUTH DIVIDE, THIS IS, THIS IS EVERYTHING, UM, PART OF IT AND IT'S, IT'S WHY IT'S BEEN STRUCTURED THIS WAY.
SO LET'S TALK ABOUT ACTUALLY GETTING DOWN AND, AND, UM, FULFILLING PROVISION.
SO IT LIVES IN TWO PLACES IN OUR CODE CHAPTER 20.
AND, AND, AND IN THEN OUR ZONING CODE 51 A, UM, IT, IT SAYS TO PARTICIPATE YOU HAVE TO PROVIDE, UH, YOU HAVE TO PROVIDE FOR MIXED INCOME HOUSING FOR THERE'S TWO MEANS YOU, YOU PROVIDE IT ON SITE OR YOU PAY A FEE IN LIE.
UH, JUST ORGANIZATIONALLY THINGS ARE BROKEN INTO TWO SECTIONS.
AND I'VE MENTIONED THAT THE ZONING CODE 51 A IN CHAPTER 20, IT'S THE FAIR HOUSING SECTION.
UM, AND IT TELLS US HOW TO ADMINISTER THIS PROGRAM, HOW TO, UH, HOW TO CALCULATE FEES AND THINGS LIKE THAT.
UM, OUR ZONING CODE DEFINES THE TYPES OF DEVELOPMENT.
IT TALKS ABOUT THE USES IT'S APPLIED TO AND GIVES US SOME GUIDANCE FOR, UM, KIND OF BUILDING THOSE OUT IN A SPATIAL WAY, UM, AS WELL AS DESIGN STANDARDS THAT ARE, ARE RELEVANT TO THAT.
AND THEN A LOT OF THAT IS THE, THEN ON THE OTHER HAND, LIKE I SAID, ADMINISTRATION IS IN CHAPTER 20, SO TYPES ONE, TWO, AND THREE.
UH, A LITTLE JARGONY, BUT THINK OF TIME POINT AS BASE ZONING.
UH, WE'VE GOT MF ONE THROUGH THREE, MU ONE THROUGH THREE FLOATING AROUND OUT THERE, UM, ALL OVER THE CITY.
UH, THERE'S ALSO SOME PDS THAT REFERENCE THOSE DIRECTLY AND DON'T MODIFY THEM MUCH.
UM, THOSE MAY ALSO PARTICIPATE.
UH, TYPE TWO IS AN M IS IS NEW PDS, YOU KNOW, REALLY COMMON COME THROUGH HERE.
THEY GET A NEW PD, THEY NEGOTIATE A BASE, YOU KNOW, THEY SET A BASE AND THEY SET UP BONUS.
SO YOU'VE SEEN PLENTY OF THOSE.
UM, IT TALKS ABOUT, IT DOES TALK ABOUT NEW PDS.
UM, THEY HAVE A SPECIFICALLY, YOU SET THE BASE, BUT THEN THEY, THEY PULL FROM A MENU OF BONUSES.
UM, BEYOND THAT, UH, JUST TO BE CLEAR, I DON'T THINK WE'VE HAD ANY, ANY PD WRITE THAT IN.
IT COULD STILL BE, IT'S STILL AN OPTION IN OUR CODE, BUT IT HASN'T OCCURRED YET.
SO BASICALLY ANYONE WHO COMES TO US, THIS IS LIKE A PERMIT DIAGRAM IF ANYONE CAN THEY, CAN THEY BUILD USING WHAT THEY'VE GOT OR DO THEY NEED, UH, MAYBE TO MAKE USE OF A BONUS? WELL, IF THEY WANT TO TYPE ONE, UH, THEY, THEY COULD, IF THEIR ZONING IS ONE OF THOSE ZONING DISTRICTS THAT I LISTED THAT THEY CAN USE FROM, THEY JUST PULL FROM A BONUS AND SCALE THAT BONUS.
AND THEN THEY PROVIDE UNITS, UM, ACCORDING TO THAT, EITHER ONSITE OR THEY PAY THE FEE.
UH, TYPE TWO, LIKE I SAID, IT VARIES.
IT'S BASED ON, UH, PERCENTAGES APPROVED BY COUNSEL.
UM, AND THE ONSITE PROVISION VARIES.
THERE'S, IT, IT CAN BE FAIRLY STANDARD IN HOW THAT'S ADMINISTRATOR RATED WITHIN A TYPE TWO.
UH, THE FEE WILL VARY, VARY BASED ON WHAT'S IN THE BONUS.
UH, BUT THE, THE VARIABLES IN THAT ARE GONNA BE THE FLOOR AREA.
AND, UM, THE MVA CATEGORY THAT SETS A FEE RATE.
I'LL REALLY QUICKLY GO THROUGH THE DESIGN STANDARDS.
WE, WE TEND TO LIKE THEM, THAT'S WHY THEY WERE IN, ADDED TO M-I-H-D-B, BUT A LOT OF THEM ARE GOOD FOR ACTIVATION THINGS LIKE, UM, YOU KNOW, THEY, THEY MODIFY, UH, THE HUMAN SCALE AT THE, AT THE STREET LEVEL.
UH, THEY REDUCE PARKING TO, TO ZERO IF THEY PARTICIPATE IN THE PROGRAM.
UM, TALKS ABOUT HOW PARKING CAN LOOK AND WHERE IT CAN BE.
UM, AND TALKS ABOUT SOME SCREENING FOR BOTH OF THOSE THINGS.
STREET ACTIVATION, TALKING ABOUT TRANSPARENCY FOR, UM, OUR STREET FACING FACADES, ACTIVATING THE STREET.
UM, 60% OF THOSE UNITS NEED TO HAVE, UH, ACCESS AT AN ENTRANCE, TALKING ABOUT QUALITY OF LIFE FOR BOTH THE RESIDENTS INSIDE AND, UM, AND, AND WALKING A LONG, STEADY PROPERTY.
LASTLY, FIVE FOOT MINUTE MINIMUM SIDEWALKS,
[02:10:01]
UH, PEDESTRIAN SCALE LIGHTING THAT YOU'VE SIMILAR LANGUAGE TO WHAT YOU'VE SEEN.AND THEN THERE IS AN OPEN SPACE REQUIREMENT.
SO, UH, I'LL MOVE RIGHT ALONG.
UM, YOU KNOW, THEY APPLY TO ALL MHDB UNLESS A PD EXEMPTS THEM SPECIFICALLY.
UH, THEY'RE A GOOD GUIDELINE, UM, FOR THESE KINDS OF PROJECTS.
UM, AND THEY'RE TALKING, THEY, THEY HELP US GET TO MORE WALKABLE FORMATS FOR THESE AND, UM, YOU KNOW, NOT MEANT TO PUT A BURDEN ON.
UM, BUT THEY'RE, YOU KNOW, MAYBE SETTING A STANDARD DIFFERENT FROM WHAT PEOPLE HAVE EXPERIENCED FOR AFFORDABLE, UH, HOUSING IN THE PAST.
UM, ITS QUALITY OF LIFE IS, IS THE PRIMARY ONE.
AND, AND, AND HOPING THAT A MIXED INCOME COMMUNITY, EVERYONE HAS A HIGH QUALITY OF LIFE.
I'LL TRY AND DO AN APPLIED EXAMPLE.
UM, SO I'VE GOT THIS PROPERTY.
IT'S MF TWO, I HOPE, HOPE NO ONE'S HOUSE IS RIGHT HERE.
IT'S TWO, 2.7 ACRES, RIGHT? UM, SO UNDER THE, UH, EXISTING ZONING, UH, IF THEY USE THEIR BASE, THEY COULD PROBABLY BUILD 36 FEET, MAYBE THREE, THREE STORIES.
UH, I DID SOME NAPKIN MATH KIND OF SAID WITH THAT ACREAGE AND, AND OTHER THINGS LIKE THAT, LOT COVERAGE.
MAYBE YOU CAN GET 65 UNITS UNDER THAT.
SO THAT'S, THAT'S WHAT I CAN DO BY, RIGHT? IF THERE WAS NO M-I-H-D-B TO PARTICIPATE IN, IT'S, LET ME LOOK UP.
THE MVA APPEARS TO BE IN AN MVAC, THAT'S ONE OF THE TOP THREE, UH, MVA CATEGORIES, ONE OF THE HIGHEST.
SO WHAT I DO IS I GO LOOK AT THE CODE AND I FIND THE, THE MENU OF BONUSES THAT ARE AVAILABLE TO MF ONE OR TWO PROPERTIES IN AN MVAC.
SO WHAT KIND OF HOUSING DO THEY NEED TO PUT IN? WELL, IT DEPENDS ON HOW MUCH HEIGHT THEY NEED.
UM, IF THEY WANNA INCREASE THEIR HEIGHT UP TO 66 FEET, IT LOOKS LIKE THEY HAVE TO DO 5% AT, AT THE, UH, LOWER THE LOWEST M-M-A-M-I IN THE PROGRAM, AND 5% AT THE MIDDLE, MAMI OF THE PROGRAM.
SO IT'S 51 TO 60, 61 TO 80, UH, AND THEN THEY COULD INCREASE THEIR HEIGHT THAT THEY CAN BUILD.
UH, LET'S TAKE A LOOK AT THIS.
SO MEDIUM, UH, I'LL CALL THAT THE MEDIUM 'CAUSE IT'S RIGHT IN THE MIDDLE.
UH, IT'S FIVE AND FIVE AT TWO DIFFERENT INCOME BRACKETS.
UH, THAT'LL ALLOW THEM TO DO 66, UH, FEET IN HEIGHT AT THIS PARTICULAR SITE.
UH, LET'S CALL THAT FIVE TO SIX STORIES.
I DID ANOTHER ROUND OF NAPKIN MATH, UH, HELP ME, BUT THAT GOT ME ABOUT 175 UNITS AFTER, AFTER THAT POINT WITH THAT ADDITIONAL HYATT, UH, SPREAD ACROSS THAT ACREAGE.
SO, UH, POINT BEING IS THAT HELPS US GET NOT ONLY THE ADDITIONAL HOUSING STOCK MARKET RATE THAT WE ALL NEED, UM, BUT IT SECURES SOME HOUSING FOR PEOPLE AT THESE INCOME BRACKETS.
PEOPLE TALK ABOUT HOW THIS IS A LOW INCOME HOUSING.
I THINK THAT'S HARD TO, TO SELL WHEN, UH, THESE ARE THE 20, 25 INCOME LIMITS.
THEY'RE, THEY'RE, THEY'RE DEFINITELY WORKING SALARIES, UH, PLANNER SALARIES AT THE END OF THE DAY.
SO THEY HAVE, LIKE I SAID, THEY HAVE TO HAVE 5% IN THIS BRACKET AND FIVE AT THE ABOVE.
SO ULTIMATELY, IF THEY PROVIDE ONSITE, THEY NEED TO DO 18 UNITS THAT IF WE DO THAT 1 75.
SO THEY NEED TO DO 18 UNITS AT THOSE REDUCED RENTS.
UH, IF THEY FULFILL MIXED INCOME REQUIREMENTS THROUGH EITHER THE ONR OR THE FEE, I MEAN, IT, IT, WE CALL IT A WIN-WIN WIN-WIN WIN FOR THE CITY, FOR THE, FOR THE DEVELOPER.
WE GET MORE UNITS, UH, THAT ARE GOOD FOR OUR HOUSING MARKET.
UM, WHETHER THEY'RE MARKET RATE OR REDUCE RATE, PEOPLE LIVING IN THEM GET TO LIVE AT A REDUCED RATE.
UM, WE GET BETTER DESIGN, UH, AS I MENTIONED THROUGH THE DESIGN STANDARDS WE GET, THEY GET LESS PARKING REQUIREMENTS.
WE GET LESS IMPERVIOUS COVERAGE AND PARKING, UM, IN A CITY WHERE WE HAVE A LOT, UM, MOVING ON, GENERALLY, THE WAY IT WORKS, THE WAY IT'S STRUCTURED, WE'RE TALKING ABOUT HAVING THESE LOWER FA MFIS, WHICH ARE NOT ALL THAT LOW, UH, BUT THEY ARE, UH, MODERATE 51 TO 60 UP IN, UM, THE PLACES THAT ARE MBAA, B AND C, UM, INTERMEDIATE INCOMES AT THE, UM, THE MIDDLE MVA BRACKETS, AND THEN MAYBE SOME MODERATE, UM, SORT OF SOME SOMEWHAT HIGHER INCOMES THAT ARE CLOSER TO THE AREA.
UM, IN THOSE, UH, LOWER MVAS, UM, A LOT OF THAT CAN BE MAYBE STABILIZING.
THEY MAY BE CLOSER TO WHAT YOU MAY CALL A MARKET RATE.
UM, BUT AT THE VERY LEAST, THEY'RE STABILIZING HOUSING THAT'S LOCKED IN FOR A WHILE AT A, AT A CONTROLLED RATE, UM, AND, AND, AND CAN STILL CONTINUE TO PROVIDE HOUSING FOR PEOPLE IN THOSE COMMUNITIES.
TYPE TWOS ARE, ARE COMPLICATED, BUT, UM, THEY'RE, THEY'RE IMPORTANT AND THEY'RE, THEY'RE POTENT TO, AND THOSE ARE IN PDS, UM, THAT ARE WRITTEN SPECIFICALLY TO REFERENCE THE PROGRAM AND SPECIFICALLY TO, UM, HAVE A, A SPECIFIC BONUS WRITTEN IN AS THEY WRITE THE PD.
SO IT GOES THROUGH THE ZONING PROCESS.
YOU KNOW, THEY'VE ALWAYS GOTTA GO THROUGH THE ZONING PROCESS
[02:15:01]
FOR THIS TO BE CREATED.UM, A LOT OF, LOT OF DETAIL HERE.
LIKE I SAID, THIS PRESENTATION IS, IS ONLINE.
UM, BUT IF THAT'S THE OPTION THAT, THAT A, UH, A DEVELOPER NEEDS TO GO DOWN, UH, IT DOES TAKE LONGER AND IT CAN KIND OF GET A LITTLE, IT CAN GET A LITTLE TRICKY, UH, AS WE INTERPRET CODE AS WE WRITE THAT CODE.
BUT WE NEED TO, WE NEED TO BE CAREFUL WITH IT.
UH, BUT THEY HAVE A CHOICE, UH, EVEN AFTER THAT.
UM, EVEN AFTER THE BONUS IS APPROVED, WE CAN'T, UH, WE CAN'T SHOEHORN ONE PERSON OR A PERSON INTO EITHER ONSITE OR, UM, UH, A FEE.
AGAIN, THAT KIND OF LIMITS THE CHOICES THAT CAN BE USED.
UM, BUT, SO THEY'LL STILL HAVE THOSE CHOICES ONCE THEY GET TO PERMITTING.
UM, BUT THEY'RE STILL BOTH GOOD CHOICES FOR THE CITY.
SO, LIKE I SAID, ONSITE PROVISION OR FEE AND LIE.
UM, AGAIN, IF THEY DO THAT ONSITE, IT'S MAYBE GONNA BE DIFFERENT THAN THAT MENU I WAS LOOKING AT.
IT'S GONNA BE WHATEVER SPECIFIED IN THE PD.
IT COULD BE ONE, IT COULD BE UP TO, YOU KNOW, 40, BUT IT SHOULD, WE SHOULD REALLY BE CONSISTENT.
WE TRY AND TRACK WITH THE PROGRAM WITH OUR RECOMMENDATIONS ON THESE PDS.
UM, SO AGAIN, IF WHATEVER BRACKETS OR NUMBERS ARE WRITTEN TO THAT PD, THAT'S WHAT THEY'VE GOTTA PROVIDE.
THEY, THEY CAN'T, UH, THEY CAN'T ALTER THOSE.
UM, IT'S STRICTLY WRITTEN INTO WHATEVER P WHATEVER NUMBER THE COUNCIL APPROVES IN THE PD.
UM, IF THEY PAY A FEE IN LIEU, AGAIN, AN UPFRONT FEE IS PAID INTO THE M-I-H-D-B FUND THAT'S CALCULATED THE PERMIT, UH, PERMIT PHASE BY, BY OUR TEAM, UH, BASED ON THE TWO VARIABLES, TWO VARIABLES OF THE FLOOR AREA, UTILIZING THE BONUS SUBMITTED BY THE DEVELOPER AND TIED TO THEIR PERMIT, UM, AND THE MVA AND THEN A MULTIPLIER BASED ON THEIR MVA AREA AND THEIR STORIES.
SO, UH, I THINK I HAVE THAT IN ANOTHER SLIDE, BUT THAT'S HOW YOU GET, FIND OUT WHAT THEIR FEE IN LIEU IS.
THERE'S STILL A BENEFIT TO THAT.
IT CAN BE USED TO FUND HOUSING ELSEWHERE, AND IT HAS BEEN USED TO, UM, FUND HOUSING.
UH, THESE, LIKE I SAID, THESE CHANGE OVER OVERALL WITH CPI.
UM, BUT THEY SORT OF SCALE WITH YOUR STORIES.
SO IF A BUILDING HAS CERTAIN AMOUNT OF STORIES YOU, YOU GET PUT INTO A, GENERALLY IT SCALES WITH A HIGHER, IF YOU HAVE A BIGGER BUILDING, YOU GENERALLY PAY A HIGHER RATE.
UM, AND YOU ALSO PAY A HIGHER RATE IF YOU ARE IN A HIGHER MVA CATEGORY.
SO THIS IS HOW WE, WE FIND IT, BUT THEN IT'S JUST THIS NUMBER FOR YOUR PROJECT, AND THEN YOUR, YOUR FLOOR AREA OF, UH, THAT'S USING THE BONUS.
AND THAT'S ALL BASED ON CHAPTER 20.
UH, I, HERE'S MY COMPLEX EXAMPLE.
UH, LET'S SAY THIS IS A TYPE TWO PD.
WE, MAYBE IT'S SIMILAR TO AN MU DISTRICT, A MIXED USE DISTRICT, BUT YOU CAN'T BUILD, IF YOU HAD AN MU BASE, YOU COULDN'T BUILD 270 FEET.
UH, WE KNOW THAT'S REALLY COMMON IN, IN THE CITY, UH, YOU KNOW, FOR ADDITIONAL HEIGHT, THINGS LIKE THAT, UH, THROUGH AN MVA, AREA B THAT'S FIXED, THAT'S IMMUTABLE TO THE NEIGHBORHOOD.
UM, IF THE PD SAID, HEY, A 25% BONUS IS APPROPRIATE HERE, THAT GETS THEM TO ABOUT 3, 3, 3, 3 37 FEET IN HEIGHT.
AND IF THAT'S WHAT THE DEVELOPER WANTS TO PAY AND WHAT THE COUNCIL WANTS TO APPROVE, UH, IT LOOKS LIKE THEY'VE WRITTEN IN A 5% BONUS.
UM, SO THEY'D HAVE TO PROVIDE 5% OF THOSE UNITS ON SITE AT THE, AND THE MOST APPROPRIATE MVA, UH, WOULD BE 51 TO 60, BECAUSE IT IS THAT, AGAIN, THAT MVA, UH, B UH, UH, WHAT YOU CALL A HIGH OPPORTUNITY, UH, REAL ESTATE MARKET.
BUT LIKE I SAID, IT IS A DISCRETION OF COUNCIL AS THEY WRITE THAT ORDINANCE.
UM, BUT THAT'S WHAT OUR RECOMMENDATION'S GONNA TRACK.
OKAY, SO THAT, THAT WE HAVE TWO METHODS OF PROVISION.
HERE'S OUR FLOOR AREA, UM, FEE AND LIE, UNLIKE THE OTHER ONE'S GONNA BE.
UH, IT'S IRRESPECTIVE OF WHAT BONUS IS WRITTEN IN, HOW MANY UNITS ARE WRITTEN IN.
YOU COULD WRITE IN ONE, YOU COULD WRITE IN 50.
UM, THE FLOOR AREA CALCULATION IS GENERALLY THE SAME.
UM, SO IT'S IRRESPECTIVE OF BONUS STANDARDS.
UM, IT'S BASED ON THE FLOOR AREA UTILIZING IT.
UM, THE STORIES HELPS US FIND THE MULTIPLIER.
SO LITTLE QUIRK, UH, THIS IS A PRIME, THIS IS AN 79% RESIDE RESIDENTIAL PROJECT, AND IT'S A 21% NON-RESIDENTIAL PROJECT.
UM, BUT, YOU KNOW, GREAT, GREAT DEGREE.
IT'S RESIDENTIAL, BUT THERE IS A, A, YOU KNOW, THERE'S SOME RETAIL OFFICE IN THE BOTTOM OF THAT THING.
UM, BUT WE, WE, WE HAVE A, AN OFFICIAL FLOOR AREA THAT IS TIED TO THEIR PERMIT.
SO I'VE GOTTA FIND MY APPLICABLE FLOOR AREA.
UM, BASED ON, IT LOOKS LIKE IT'S MORE THAN 12 STORIES.
UM, IT, WE SAID IT WAS AN MBAB, SO THAT'S THE 99.7.
SO WHEN I USE MY APPLICABLE FLOOR AREA, I USE MY FEE RATE.
I GET A FEE IN LIEU OF, OF 1.6 MILLION.
[02:20:02]
AND SO THEY'LL PAY THAT, UH, AROUND THE TIME THAT THEY ARE, UM, THAT THEY'RE MOVING FORWARD WITH THEIR PERMIT.UM, AND THEN THAT GOES INTO THE MIXED INCOME HOUSING FUND.
IT HAS TO BE SPENT ON HOUSING.
UM, BEFORE WE RUN OUTTA TIME, I WANT TO TALK ABOUT, UM, SOME OF THE CHANGES, UH, TO THE PROGRAM.
IT'S NOT NECESSARILY CHANGES 'CAUSE OUR, OUR ZONING CODE REMAINS THE SAME.
IT'S, IT'S HOW WE CAN ENFORCE OUR ZONING CODE THAT, UM, HAS BEEN ALTERED.
SO REMEMBER, KEY IS WHAT'S APPLICABLE.
UH, WHERE IS, WHERE TYPE ONE DEVELOPMENTS APPLICABLE TO MF ONE, MF TWO, MF THREE, MU ONE, MU TWO, MU THREE DISTRICTS.
THERE ARE DOZENS OF THESE FLOATING AROUND THE CITY, UM, THAT COULD BE DEVELOPED TODAY OR BE REDEVELOPED, UM, AND CAN MAKE USE OF THE BONUS.
UM, THERE ARE ALSO, IT CAN, LIKE I SAID, IT CAN ALSO BE USED IN PDS THAT, UM, DON'T ALTER THE YARD LATIN SPACE.
UM, SO THOSE ARE OUT THERE AS WELL.
SO THOSE ARE, THOSE ARE MODIFIED, UM, UNDER EIGHT 40.
UM, QUICK TABLE TALKING ABOUT THE THINGS THAT THEY COULD USE.
A LOT OF IT IS, IS RELATED TO HEIGHT WITH THESE MULTIFAMILY DISTRICTS.
UH, MOST OF THE MULTIFAMILY DISTRICTS IN OUR BASE CODE HAVE BONUSES TO HEIGHT.
AND THE GOOD NEWS IS, GENERALLY THOSE BONUSES ARE NOT TOUCHED BY EIGHT 40.
UM, YOU CAN SEE MF ONE, MF TWO SLIGHTLY UP FROM 36 FEET UP TO 45 FEET.
UM, BUT STILL TO GET UP TO THE FULL HEIGHT OF THE BONUS, THERE'S STILL A REASON TO USE THE BONUS.
AND THAT'S, UH, IF YOU WANTED TO GET TO 51 FEET PER YEAR, SMALL BRACKET.
UM, UH, ANOTHER THING THAT THE BONUS DOES, UH, DID BEFORE EIGHT 40 IS IT TOOK YOUR DENSITY OF EH, 24 TO 54 UNITS PER ACRE.
AND IT, IT ERASED THAT, IT WIPED THAT OUT.
AND, AND THEN YOU JUST ARE CONTROLLED.
YOUR DENSITY'S JUST CONTROLLED BY THE HEIGHT.
UM, THAT NOT AN OPTION UNDER EIGHT 40.
SO IT'S WORTH NOTING, AND THAT'S WHY I PUT IT IN RED.
'CAUSE IT'S, IT, IT, IT IS A LIMIT TO WHAT WE CAN DO AND HOW WE CAN USE THIS PROGRAM AND HOW WE CAN MAKE, UH, THE MOST OF IT.
SO IT'S BECAUSE WE CAN'T BE REGULATING DENSITY OF UNITS IN THESE MULTI-FAMILY PROJECTS.
UM, IT'S, IT'S IMPACTED IN THAT REGARD.
UH, THERE'S NO FAR IN MULTIFAMILY, SO DISREGARD THAT.
UM, THEY CAN STILL USE A COVERAGE BONUS.
OUR, OUR ABILITY TO REGULATE COVERAGE MULTIFAMILY IS NOT IMPACTED BY EIGHT 40.
UM, SO THAT MAY BE STILL A BENEFIT TO A DEVELOPER IF THEY WANNA MAKE USE OF IT.
AND THUS THE BENEFIT OF, OF US, THE CITY, 'CAUSE WE GET THE MIXED INCOME HOUSING, NF THREE, UM, PRETTY SIMILAR STORY, UM, THAT I SAID, WHERE THEY CAN STILL MAKE USE OF THOSE HIGH BONUSES.
UM, THE DENSITY IS IMPACTED, BUT, UM, IF THEY WANT TO BUILD, YOU KNOW, TOO MUCH DENSITY OR, YOU KNOW, HIGHER THAN THOSE OLD NUMBERS, THEY'RE PROBABLY PUSHING TOWARDS THOSE, THOSE HIGHER HEIGHTS.
UM, IT DOES REMOVE A FLUOR AREA RATIO, YOU KNOW, OUR ABILITY TO LIMIT FLUOR RATIO FOR THESE MULTIFAMILY PROJECTS.
SO THAT MAY ACTUALLY MAKE THEM MORE LIKELY TO OPT INTO A, A HIGHER HEIGHT PROGRAM OR A, UH, LOT, LOT COVERAGE BONUS.
SO THAT'S JUST WORTH KEEPING AN EYE ON.
SO I, IT COULD BE A POTENTIAL POSITIVE.
UM, BUT, YOU KNOW, HARD TO SAY WHICH ONE, UM, MEANS MORE TO AN INDIVIDUAL PROPERTY, UH, THIS IS MEANINGFUL.
UH, MU DISTRICTS, SO MU DISTRICTS, THE BONUSES IN THE PAST WERE PRIMARILY TO THE DENSITY.
UM, FOR MU ONE AND MU TWO, YOU CAN SEE THOSE DENSITY BONUSES.
IT ALLOWED YOU TO ADD 65 UNITS PER ACRE UP TO A HUNDRED UNITS PER ACRE OF DENSITY TO THOSE MIXED USE DISTRICTS.
UM, IF YOU PARTICIPATED, YOU KNOW, FIVE, 10, 15% OF YOUR, OF YOUR UNITS, UM, NOT AN OPTION FOR THOSE ANYMORE.
SO THE DENSITY, BECAUSE WE CAN'T REGULATE DENSITY IN THESE TYPES OF DISTRICTS FOR MOST, UH, PRIMARILY RESIDENTIAL PROJECTS, UH, IT'S, IT'S KIND OF OFF THE TABLE AS A BONUS.
SO IN THESE MU ONE AND TWO, AND, AND IF THEY'RE A TYPE ONE, UM, PRESENTS A CHALLENGE TO MAKING USE OF OF MIGB IN THOSE DISTRICTS.
UH, MU THREE, UH, THE BONUS WAS PRIMARILY TO FLUOR ARRAY RATIO.
YOU KNOW, IT ALLOWED YOU TO ADD ONE OR FROM ONE UP TO THREE ADDITIONAL POINTS OF FAR.
NOW WITH THE MU THREE, UM, IF THEY'RE BUILDING THAT THE, UH, SB EIGHT 40 COMPLIANT PROJECT, UM, SO MEANINGFUL THAT, YOU KNOW, THERE'S A LITTLE BIT OF THE WIND TAKEN OUTTA THE SAILS OF, UM, TYPE ONES IN THIS AND, AND SOME OTHER BONUSES, UH, THEY CAN STILL USE THE COVERAGE BONUS IN THAT MU THREE.
SO, UH, SOME OF THOSE OTHER FACTORS MAY MAKE THEM MORE LIKELY TO USE IT.
UM, BUT IT, IT'S, IT'S WORTH NOTING THAT THOSE THINGS ARE MODIFIED RIGHT NOW AND HOW THE CITY CAN ENFORCE 'EM.
UH, AND SO WHY IS THIS IMPORTANT? AGAIN, IT GOES BACK TO THE, THE OVERALL, UH, THE OVERALL IMPORTANCE OF THE PROGRAM, WHICH I THINK MANY PEOPLE HERE HAVE RECOGNIZED, UM, AS, AS A REALLY IMPORTANT PART OF OUR HOUSING
[02:25:01]
STRATEGY.UM, WHY IS IT IMPORTANT? UH, EIGHT 40 IMPACTS HOW WE CAN REGULATE DENSITY, UH, FLOOR AREA AND TO A DEGREE HEIGHT.
UM, AND MANY, MANY PROJECTS HAVE MADE USE OF DENSITY BONUSES.
MANY HAVE USED FLOOR AIR RATIO IN, IN, IN HEIGHT.
UM, DENSITY OBVIOUSLY WAS ONE OF THE HIGHER ONES THAT'S COMPLETELY OFF THE TABLE FOR THESE KINDS OF PROJECTS.
HEIGHT STILL WILL BE MEANINGFUL, AND I THINK WE'LL STILL, UM, BE, BE WATCHING THAT, UM, AS PROJECTS COME THROUGH.
UM, BUT IT'S, IT'S, IT'S WORTH NOTING THAT, THAT SOME OF THE MEANINGFUL BONUSES THAT WE HAVE GRANTED ARE IMPACTED.
UM, AND I DON'T, I DON'T WANT TO GET INTO DETAIL, BUT I DO WANT TO JUST GIVE THIS INFORMATION, UM, SO WE CAN KIND OF START THINKING ABOUT THAT AS WE LOOK AT ANY INDIVIDUAL PROJECT.
UM, BUT ALSO AS WE MOVE FORWARD TOWARDS, UM, REFORMING OUR CODE, I THINK THAT MOST CERTAINLY THIS IS GOING TO BE A CONSIDERATION AS THEY, UM, WRITE THE NEW CODE, UM, AS THIS BODY MAKE RECOMMENDATIONS ON THE CODE AND ITS COUNSEL, DOES IT, UM, IT'LL HAVE TO BE INTEGRATED INTO THAT THOUGHT PROCESS, BUT I'M HERE TO EXPLAIN SOME OF THAT, UM, GET US THINKING DOWN THAT ROAD AND, AND THINKING CREATIVELY.
UM, BUT I, AND I DON'T HAVE INDIVIDUAL LINES POLICY RECOMMENDATIONS ON THAT.
I'D BE OUT OF LINE DOING THAT, UM, AT THIS TIME.
BUT I, I WANT TO SAY, HERE'S OUR PROBLEM, UH, OVER THE, OVER THE COMING DAYS, WE COMING DAYS COMING MONTHS AND YEARS, UM, WE CAN BE PART OF THE SOLUTION, I THINK FOR THAT.
SO I'M HERE FOR QUESTIONS NOW.
UM, COMMISSIONER KINGSTON QUESTIONS ARE, ARE WE GIVING ANY THOUGHT TO EXPANDING THE FEE AND LU PROGRAM TO NON-RESIDENTIAL BUILDINGS? 'CAUSE CERTAINLY SB EIGHT 40 COVERS NON-RESIDENTIAL SITES.
UH, SO DO YOU MEAN LIKE NON RE UH, WHAT ARE CURRENTLY CONSIDERED NON-RESIDENTIAL ZONING CATEGORIES? MM-HMM
I THINK IT'S PART OF OUR, OUR, UM, THOUGHT PROCESS AS CODE REFORM ADVANCES.
UM, I THINK IT'S REALLY IMPORTANT.
I'M JUST, YOU KNOW, I'M THE, I OVERSEE THE PROGRAM ON THE INTAKE SIDE, SO I THINK IT'S, I THINK IT'S IMPORTANT.
UM, DON'T WANT TO STEP OUTTA LINE ON THE, THE FINAL APPROACH THAT WE'RE GONNA GONNA GO ABOUT, BUT I THINK IT'S A GOOD IDEA.
UM, WE, WE, OUR DEPARTMENT AND MANY POLICY MAKERS HAVE RECOGNIZED THIS IS SUPER IMPORTANT TOOL.
YOU KNOW, AGAIN, PART OF THE OVERALL HOUSING STRATEGY, I THINK IF YOU WANT TO MAKE IT COMPETITIVE, IF THERE'S CERTAIN AMOUNT OF, UM, DEMAND FOR MULTIFAMILY CONSTRUCTION, I, I THINK IT NEEDS TO, UH, BE EXTENDED TO BE COMPETITIVE WITH, UM, YOUR ENTITLEMENTS THAT YOU HAVE OTHERWISE UNDER EIGHT 40.
WELL, I MEAN, I, I GUESS I WOULDN'T NECESSARILY LIMIT TO JUST EIGHT 40, BUT IF YOU HAD OTHER TYPES OF BUILDINGS THAT WERE GETTING ENTITLEMENTS, MAYBE A LESSER FEE, BUT NEVERTHELESS, A FEE THAT SUPPORTS HOUSING THAT WE NEED TO SUPPORT THOSE OTHER USES.
IS THAT SOMETHING THAT WE'RE LOOKING TO INCORPORATE INTO THE CODE? YEAH, AND I THINK, I THINK THAT WILL BE PART OF THE DISCUSSION.
UM, WON'T MAKE GUARANTEES, BUT I MEAN, IT'S, I'M HERE HEARING FEEDBACK THAT YOU THINK THAT'S A VALUABLE THING, AND WE'LL PROVIDE IT AS WE WALK THROUGH THAT PROCESS.
AND YOU'LL PROVIDE IT AS YOU, UH, SEE ZONING AMENDMENTS AND, AND THEN IF YOU HAVE A SITE THAT'S CURRENTLY GOVERNED BY EIGHT 40 THAT'S NOT ZONED FOR RESIDENTIAL, CAN THEY PARTICIPATE IN OUR MIXED INCOME HOUSING PROGRAM TODAY? UH, A BIG PART OF IT IS APPLICABILITY.
UH, OUR CODE SAYS WE'VE, WE'VE, THEY'VE, YOU MUST BE LOCATED IN X, Y, Z DISTRICT HERE, RIGHT? AND THEN IF YOU'RE NOT UTILIZING ONE OF THESE PRE-PROGRAM BONUSES, IT'S KIND OF OFF THE TABLE.
THE, THE, THE, THE BILL DOES PRESERVE OUR, UH, CITY'S ABILITY TO ENFORCE A DENSE OR A DEVELOPMENT BONUS PROGRAM.
UH, BUT IT HAS TO BE LESS RESTRICTIVE THAN THE BILL.
SO WHEN WE SEE THAT THE BILL TAKES AWAY THE, THE DENSITY REGULATION ABILITY, UM, THEN THAT TAKES IT OFF THE TABLE.
BUT IF THERE ARE OTHER THINGS THAT WE CAN PROVIDE BONUSES TO ON THE TABLE, BUT WE COULD AMEND OUR MIXED INCOME HOUSING PROGRAM SO THAT IF SOMEBODY WAS USING, LET'S SAY, A CR ZONED LOT TO BUILD MIXED USE OR, OR RESIDENTIAL, THEN THEY WOULD BE ABLE TO AVAIL THEMSELVES OF GREATER ENTITLEMENTS UNDER THE MIXED INCOME HOUSING.
BUT BECAUSE OF THE WAY WE'VE WRITTEN OUR CODE TO ONLY APPLY TO CERTAIN CATEGORIES THEY CAN'T TODAY.
SO THAT WOULD TAKE A ZONING CHANGE.
[02:30:01]
THAT'S CORRECT.SO ARE WE WORKING ON THAT? YES.
WORKING, WE'RE WORKING ON IT RIGHT NOW AS PART OF THE OVERALL CODE REFORM, AND IT'S GONNA, IT WOULD FIT INTO THAT OVERALL STRATEGY.
IT'S SORT OF A MATTER OF CALIBRATION.
THESE WERE PUT BEFORE CPC AND COUNCIL AND, AND THOUGHTFULLY CALIBRATED AT ONE POINT.
UM, IT WOULD BE A MATTER OF CALIBRATING THEM TO THOSE DISTRICTS AT THAT POINT, BUT CERTAINLY FEASIBLE.
WHEN, WHEN ARE WE GETTING THE OVERALL CODE REFORM AND WHEN CALLS FOR A TIME? A DATE? A TIME.
WOULD ANYONE LIKE TO
UM, WE ARE STILL IN THE PROCESS OF GOING THROUGH THAT AND, UM, ROUNDING BACK UP WITH THE CONSULTANT ON NEXT STEPS.
SO WE DO NOT HAVE A SPECIFIC TIME PERIOD RIGHT NOW, BUT HOPEFULLY WE WILL HAVE SOMETHING MORE DEFINITE TO UPDATE YOU GUYS WITH SOON.
THAT SEEMS LIKE THE ANSWER WE'VE BEEN GETTING FOR A LONG TIME.
UH, COMMISSIONER CARPENTER, YES.
I SEE IN THE REPORT THAT 20 PROJECTS HAVE CHOSEN TO DO THE, UH, FEE AND LIE, UM, SINCE THAT PROGRAM WAS STARTED.
DO WE HAVE, I, I DIDN'T SEE IN HERE, MAYBE I MISSED IT.
HOW MANY PROJECTS SINCE THE FEE AND LIE PROGRAM HAS STARTED HAVE CHOSEN TO PROVIDE THE UNITS? WELL, IT IS THE, THE 20 IS, IS UP TO DATE, 20 ARE DOING FEE AND LIE.
HOW MANY HAVE CHOSEN TO ACTUALLY DO THE UNITS SINCE THE FEE AND LIE PROGRAM GOT STARTED? OOH, GOOD.
UM, IT'S, I, I DON'T, IT'S CERTAINLY NOT A MID, UH, UH, WHAT'S THE WORD I'M LOOKING FOR? MY UNDERSTANDING SINCE, SINCE 2022 WHEN THE FEE IN LIEU WAS INSTATED, UH, WE, WE STILL HAVE, MOST OF OUR PROJECTS ARE STILL DOING ON SITE.
I WOULD NOT SAY IT'S, IT'S MORE THAN 50% THAT PAY THE FEE.
UM, IT, YOU KNOW, CHANGES FROM PROJECT TO PROJECT, BUT, UM, I DON'T, I WOULD NOT SAY THAT THE FEE IN LIEU HAS COM HAS COMPLETELY WIPED AWAY OUR ONSITE PROVISION.
I THINK THAT MANY PROJECTS STILL COME THROUGH SINCE THEN.
SO THAT IS TO SAY THOSE 20, THOSE 20 ARE NOT THE ONLY PROJECTS WE'VE SEEN COME THROUGH SINCE, UH, 22, BASICALLY.
BUT YEAH, I WOULD BE CURIOUS 'CAUSE I KNOW SOME OF THOSE PRO, I MEAN, I KNOW IT TAKES SOME TIME.
YOU'RE IN THE PIPELINE, YOU'RE MOVING ALONG.
UM, YEAH, I I'M VERY INTERESTED IN KNOWING WHAT PERCENTAGE OF NEW PROJECTS THAT WE APPROVE, YOU KNOW, NEW ZONING, WHATEVER, OR NEW PROJECTS THAT COME THROUGH, CHOOSE TO GO AHEAD AND PROVIDE THE PROJECTS.
AND NO, I, WE CAN, WE CAN LOOK AT, WE CAN LOOK AT THAT DATA, UM, AND, AND PROVIDE IT SOON.
I, I, MY BROAD STROKES ANSWER IS THAT I, I THINK THAT THE FEE OR THAT THE ONSITE PROVISION, THE, THE COST, THE DEVELOPER IS STILL COMPETITIVE WITH V AND L.
MAYBE NOT IN EVERY SINGLE PLACE IN THE CITY OR EVERY SINGLE PROJECT IN THE CITY.
BUT MY, MY BROAD ANSWER IS THAT IT'S GENERALLY STILL, UH, A OPTION THAT THEY WILL GO BECAUSE WHEN THEY, WHEN, UM, OUR DEVELOPERS ARE GOING DOWN THE ROAD OF, OF PARTICIPATING IN M-I-H-D-B, UH, THEN THEY NEED TO PROVIDE THE BONUS OR THEY NEED TO PROVIDE THE, YOU KNOW, THEY NEED TO FULFILL THE OBLIGATIONS ONE WAY OR ANOTHER, THEY'RE DOING A MATH PROBLEM.
YOU KNOW, THEY'RE TRYING TO FIGURE OUT WHAT MAKES SENSE FOR, FOR THEIR BOTTOM LINE.
AND THERE ARE PROJECTS THAT ARE, ARE, I WAS GONNA, I WAS GONNA SAY THEY'RE NOT RUNNING A NONPROFIT, BUT SOME OF THE PROJECTS THAT DO PARTICIPATE ARE RUNNING NONPROFITS.
UM, BUT IN THE CASE OF MANY OF OUR PRIVATE DEVELOPMENTS, THEY, THEY ARE LOOKING AT THEIR BOTTOM LINE AND, AND SOME OF THOSE ARE STILL, UM, CERTAINLY PROVIDING ONSITE.
I WILL GET YOU, UM, MORE PRECISE DATA.
HAS THERE BEEN ANY, UM, REPORTING OR ACCOUNTING OF HOW, OF WHAT'S BEING DONE WITH THE 18.5 MILLION IN FEE, IN LIEU FEES THAT HAVE ALREADY BEEN PAID? WE HAVE A, WE HAVE A LITTLE BIT.
SO, UM, IT'S FIVE OR SIX PROJECTS AS WELL AS SOME, UM, HOME REPAIR PROGRAMS THAT HAVE BEEN DONE.
SO BEFORE LAST OCTOBER, THE, THE, THE FUNDS WERE DISPERSED BY THE HOUSING DEPARTMENT, NOT PLANNING DEVELOPMENT.
UM, AND, AND NOW MHB IS KIND OF THE INTAKE SIDE IS WITH OUR, OUR PLANNING DEVELOPMENT.
UM, IT, THE FUNDS ARE GONNA BE, UH, SORT OF, UH, SAFEGUARDED BY ECONOMIC DEVELOPMENT.
AND I THINK THAT, UM, AS THINGS GO OUT, I THINK WE MAY HAVE MORE INFORMATION COMING SOON IN, IN BRIEFINGS FOR COUNCIL ABOUT, UM, ABOUT THE DISBURSEMENTS.
BUT, UM, I THINK IT'S FIVE OR SIX, UM, PROJECTS HAVE, HAVE, YOU KNOW, MAYBE THAT HAVE HOUSING.
AND, AND A COOL THING ABOUT IT IS THOSE MAY BE ABLE TO BE DEEPER AFFORDABILITY, UM,
[02:35:01]
THAN, UH, WE HAVE THROUGH THIS, THESE ARE FIVE, YOU KNOW, 50 TO 100% OF A MFI.WE MAY HAVE DEEPER LEVELS OF AFFORDABILITY IN THOSE KINDS OF PROJECTS, UM, THAT THE CITY IS, IS FUNDING INTO.
YEAH, IT WOULD BE VERY INTERESTING TO KNOW WHAT KINDS OF PROJECTS ARE BEING FUNDED.
THANK YOU, COMMISSIONER WHEELER.
SO, SO THE 75, DO YOU HAVE THE AMOUNT OF PROJECTS THAT WE, YOU GO BACK, GO BACK, GO BACK WHEN WE WAS, SO YOU HAD 75 TOTAL PROJECTS SINCE 2018.
HOW MANY SINCE 2022, WHEN THE, UH, THE IN LIEU FEE TOOK PLACE, BECAUSE IT LOOKS LIKE IT WAS 20 PROJECTS THAT, THAT DID PAY THE FEE IN LIEU.
SO CAN WE BASE IT OFF OF THE, DO YOU HAVE ANY OF THAT, THAT ANY PROJECTS THAT SINCE 2022 WHEN THIS WENT INTO EFFECT? UM, 'CAUSE YOU GAVE US THE NUMBER 1 28 MANY, YEAH, MANY PROJECTS.
I, I DON'T KNOW IF I HAVE A TIMELINE OF, I MEAN, ALL, WE HAVE DATA THAT HAS ALL THE, THE TIMES IN WHICH PERMITS ARE SUBMITTED, UM, THE TIMES IN WHICH THEY ARE REMOVED FORWARD.
UH, I, I DON'T HAVE TIME, TIME BOUND DATA, UH, AT THIS TIME, YOU KNOW, LIKE HANDY, WE CAN DO A LITTLE RESEARCH AND PULL IT, BUT ANECDOTALLY, MANY, MANY, MANY PROJECTS HAVE COME THROUGH SINCE 2022 AS ONSITE.
A GOOD MAJORITY OF IT CAME BEFORE US, BECAUSE I OFTEN ASK THAT QUESTION WHEN THEY, WHEN THEY SAY HOW MANY AFFORDABLE HOUSING UNITS THEY HAVE TO, THE GOOD MAJORITY OF THE ONES THAT HAVE COME BEFORE US ACTUALLY HAVE SAID, OH, WE'RE, WE'RE, WE'RE POSSIBLY GONNA PAY THE FEE IN LIEU.
AND THAT HAS HAPPENED QUITE A BIT, MOSTLY IN THE UPTOWN AREA.
AND, AND I'LL SAY THAT THE PROJECTS THAT COME THROUGH HERE SKEW A BIT TOWARDS THE MORE COMPLEX AND EXPENSIVE, BUT A LOT OF PROJECTS ARE OUT THERE GETTING DONE UNDER BAY ZONING.
THAT'S, THAT'S ENTITLED OUT THERE IN THE, IN THE COMMUNITIES RIGHT NOW.
UM, SO MANY DON'T COME THROUGH HERE.
KEEP IN MIND, UM, I WOULD SAY THAT THERE'S A SLIGHT DATA SKEW.
IF, IF YOU HAVE TO GO THROUGH THIS PROCESS, YOU MIGHT BE DOING A BIG EXPENSIVE PROJECT THAT, YOU KNOW, RAISES YOUR AVERAGE RENT, RAISES YOUR OVERALL PROJECT CAPITAL COST, UM, AND SKEWS IT A BIT MORE TOWARDS THE FEE.
BUT, UM, WE CAN, WE CAN FIND DATA AS TO HOW THINGS HAVE BEEN DONE, BUT I, I DON'T THINK, I WOULD NOT CHARACTERIZE IT AS FEE AND LOSE SINCE 2022 HAS SUPPLANTED, UH, THE, THE ONSITE.
BUT I THINK THAT THERE, YES, IN SOME GEOGRAPHIES IT'S, UH, IT SKEWS.
I THINK WE HAVE TIME FOR ONE MORE, MAYBE TWO.
UM, COMMISSIONER HAMPTON WAS FIRST AND THEN COMMISSIONER FRANKLIN.
UM, I JUST HAD ONE QUICK QUESTION ON THE MAPS.
UM, A CAN YOU CIRCULATE THIS AND B DOES IT BREAK DOWN BY, UM, DISTRICT WHERE THESE, UH, PROJECTS ARE TAKING PLACE? IT MIGHT BE HELPFUL TO UNDERSTAND.
I THINK WE, I THINK WE MAY HAVE SOME MAPS, UM, SOMEWHERE, BUT THEY'RE NOT IN THIS POWERPOINT.
UM, BE WHERE PROJECTS ARE TAKING PLACE.
I DO HAVE IN MY APPENDIX, WHICH IS, YOU KNOW, AGAIN, THIS IS ONLINE, BUT I HAVE IN MY APPENDIX THE, UM, BAR GRAPHS WERE, UM, DISTRICT PARTICIPATION.
UM, SO YOU CAN SEE WHERE LOTS OF ONSITE AND, AND FAMILY HAS OCCURRED.
UM, AND THIS IS TOTAL, TOTAL PROJECTS OVER THE, GOSH, SIX YEARS NOW.
COMMISSIONER HAMPTON ACTUALLY ASKED MY QUESTION, UH, BUT I DO HAVE TWO QUICK QUESTIONS.
SO, IN YOUR DEFINITION OF MIXED INCOME HOUSING UNITS, DOES THAT INHERENTLY INCLUDE MARKET RATE UNITS OR CAN IT ALL BE A MI LIMITED UNITS? GREAT QUESTION.
I, I HINTED AT THIS, BUT UH, DIDN'T GO INTO DETAIL.
SO LET'S SAY YOU'RE PARTICIPATING IN THE PROGRAM BY PROVIDING ONSITE UNITS.
YOU HAVE TO PROVIDE WHATEVER BRACKET OF UNITS AT WHATEVER BRACKET OF INCOMES OR LESS IS PRESCRIBED BY THAT BONUS.
NOW I'M TRYING TO THINK WHERE, WHERE I'M HEADED.
IT IT, IF YOU LOOK AT THESE, YOU KNOW, WE USE A VERY TYPICAL HUD STANDARD, YOU KNOW, THAT YOU HAVE TO HAVE, YOU CAN'T BE TOO RENT BURDENED.
UM, BUT INCOME OF ONE 17 FOR A FAMILY OF FOUR DIVIDED BY THREE, DIVIDED BY 12, I'M NOT DOING THAT OUT LOUD.
BUT FOR EXAMPLE, YOU CAN IMAGINE IF YOU DO THE MATH ON SOME OF THESE RENTS, THEY MAY BE WHAT IS CONSIDERED MARKET RATE IN A DIFFERENT PLACE BECAUSE THERE'S NOT ONE MARKET RATE FOR THE CITY OF DALLAS.
THERE'S MARKET RATES THAT ARE, ARE LOCALIZED.
SO IT IS POSSIBLE TO PARTICIPATE IN THE PROGRAM AND, UH, IF YOUR MVA AND THE TYPE OF BONUS YOU'RE USING LINES UP WITH THESE,
[02:40:01]
AND THE, THE MATH, UM, TAKES THE RENT TO A CERTAIN PLACE, THEY COULD BE WHAT YOU MIGHT CALL GOING RATE FOR A LOCAL AREA.BUT THE GOOD NEWS IS THAT ALTHOUGH THOSE MAY BE SIMILAR, YOU'RE IN, LET'S SAY YOU'RE IN AN AREA AND THAT GOING RATE AND THIS RATE ARE SIMILAR, IF THE, IF THE GOING RATE IN IN THE NEIGHBORHOOD FOR MARKET RATE HAS GONE UP, THESE STILL ARE LOCKED IN FOR, YOU KNOW, 20 YEARS THEY TRACK WITH CPI, BUT THEY'RE, THEY'RE STILL LOCKED IN AS AFFORDABLE RELATIVE TO THE, THE AREA'S MEDIA AND INCOME.
SO YES, YOU CAN PARTICIPATE IN THE, IN THE PROGRAM BY, BY OFFERING WHAT'S SOME, A NUMBER SIMILAR TO THE GOING RATE IN A NEIGHBORHOOD.
UM, BUT WE ARE LOCKED IN FOR A PERIOD OF TIME WITH THOSE RESERVED UNITS.
AND ANOTHER QUICK QUESTION IN YOUR ANALYSIS, 'CAUSE I DO GET A, A LOT OF APPLICATIONS WHERE THERE'S, UH, RE RESTRICTED UNITS AS A PART OF THEIR DEVELOPMENT.
NOW THE A MI THAT'S THE TOP NUMBER.
DO YOU LOOK AT, UH, WHAT THE FLOOR INCOMES ARE FOR, UH, THE UNITS THAT ARE BEING RENTED? SO FOR EXAMPLE, HERE AT 50%, FOUR PEOPLE, IS THIS 58,000, RIGHT? SO IT'S, THAT PERSON CAN'T MAKE OVER 58,000, BUT COULD THAT PERSON POTENTIALLY BE IN THAT UNIT AND HAVE THE INCOME OF, OF $20,000 A YEAR? DO YOU TRACK THAT? I'M NOT, UH, THEY CAN BE LOWERED, LIKE THEY CAN BE LOWER THAN THIS, THEY CAN'T BE HIGHER THAN THIS AND THEY CAN BE, BE, UM, THEY CAN LEASE THAT UNIT.
UM, WE HAVE A WHOLE COMPLIANCE TEAM AND, AND OTHER TEAMS AND INSPECTIONS TEAM MAINLY IN THE HOUSING DEPARTMENT THAT MONITORS THESE OVER TIME.
UM, BIG PART OF IT BEING AT AT THEIR INITIAL LEASE.
BUT THEN OVER TIME THEY HAVE TO, UM, YOU KNOW, ACCORDING TO FAIR HOUSING STANDARDS, THEY HAVE TO MARKET THEM APPROPRIATELY, UM, AND, UM, MAINTAIN THOSE OVER TIME.
ONE QUICK, ONE MORE QUICK QUESTION.
ARE THERE ANY PROXIMITY OR RESTRICTIONS ON, UH, MULTI-FAMILY WITH INCOME RESTRICTED UNITS? UH, AND THE REASON WHY I ASK THAT QUESTION, IT ALWAYS COMES UP TO ME.
WHEN THERE'S A HIGHER CONCENTRATION AND THERE'S A NEW DEVELOPER COMING IN, IT'S TOUGH FOR THEM TO GET FINANCING BECAUSE IF THEY LOOK AT THE COMP IN THAT AREA, THE HIGHER CONCENTRATION OF OF INCOME RESTRICTED UNITS IMPEDES THEIR ABILITY TO, TO GET LOANS.
SO IT'S KIND OF A SELF-FULFILLING PROPHECY ONCE YOU GET THAT HIGHER CONCENTRATION IN THE AREA.
UM, THE ONE, SO IT, IT IS ZONING SO IT'S NOT, UM, THERE'S NO EXCLUSIONS OR ANYTHING LIKE THAT ON, ON BASED ON AN AREA.
BUT I WILL SAY THAT BASED ON THE BONUSES THAT ARE BUILT OUT, YOU ARE SLIGHTLY LESS INCENTIVIZED TO MAKE USE OF THE PROGRAM IN A, UM, IN AN M-V-A-G-H-I, YOU KNOW, THE LOWER ONES.
UM, YOU ARE LESS INCENTIVIZED AS A DEVELOPER TO DO IT.
YOU GET A LITTLE LESS RELATIVE TO, UM, YOUR, YOUR AREA.
UM, SO I THINK THAT, BUT, BUT THE POINT, AND THEN AT THE OTHER RATE WE'RE THEY'RE NOT PUTTING THE LOWEST INCOMES IN THESE, UM, IN THESE LOWER, UM, AM, UH, EXCUSE ME, MVAS.
SO, UH, THOSE WE WOULD CONSIDER MAYBE STABILIZING, UH, RENTS.
UH, MR. PEPE, UM, DOES THAT CONCLUDE OUR MORNING BRIEFING? GREAT.
WE'LL, UM, SEE YOU BACK AT THE HEARING.
NOW WE, UH, ONE O'CLOCK IS WHEN WE'LL COME BACK FOR THE HEARING.
1232, WE'LL CALL THE BRIEFING.
[CALL TO ORDER]
ALRIGHT.IT IS 1:05 PM ON MAY 7TH, 2026.
THIS IS THE PUBLIC HEARING OF THE DALLAS CITY PLAN COMMISSION.
CAN WE PLEASE START WITH A ROLL CALL? DISTRICT ONE HERE? DISTRICT TWO PRESENT DISTRICT THREE, PRESENT DISTRICT FIVE HERE.
DISTRICT SIX, PRESENT DISTRICT SEVEN, PRESENT DISTRICT EIGHT, PRESENT.
DISTRICT 12, DISTRICT 13 HERE.
DISTRICT 14 HERE, DISTRICT 15.
[02:45:01]
QUORUM.OKAY, JUST A LITTLE BIT OF HOUSEKEEPING FOR EVERYONE WHO IS JOINING US TODAY.
UM, THERE ARE SOME FORMS TO MY LEFT, YOUR RIGHT LITTLE YELLOW FORMS DOWN THERE.
UM, IF YOU ARE GONNA SPEAK TO US, PLEASE DO FILL ONE OF THOSE OUT SO WE HAVE A RECORD OF YOU JOINING US.
UH, WHEN YOU DO BEGIN YOUR REMARKS, PLEASE START WITH YOUR NAME AND ADDRESS FOR OUR RECORDS AS WELL.
UM, OUR RULES ALLOW EACH SPEAKER TO HAVE THREE MINUTES ON AN ITEM THAT WE CAN ADJUST THAT UP OR DOWN ON A CASE BY BASIS.
AND IF THERE IS OPPOSITION ON A PARTICULAR CASE, THE RULES DO GIVE THE OPPOSITION OR THE THE APPLICANT A TWO MINUTE REBUTTAL PERIOD AFTER THE OPPOSITION HAS FINISHED SPEAKING.
SO WITH THAT, WE WILL DIVE IN AND
[APPROVAL OF MINUTES]
THE FIRST ITEM OF BUSINESS IS APPROVAL OF OUR MINUTES FROM OUR APRIL 23RD MEETING.COMMISSIONER HALL, DO YOU HAVE A MOTION? THANK YOU MR. CHAIR.
UH, I MOVE TO APPROVE THE MINUTES OF THE APRIL 23RD, 2026 COMMISSION MEETING AS POSTED ON APRIL 29TH, 2026.
COMMISSIONER HALL, VICE CHAIR FOR YOUR SECOND.
[Zoning Cases - Consent]
TO OUR ZONING CONSENT AGENDA.UH, FOR THOSE OF YOU WHO HAVEN'T JOINED US BEFORE, THE WAY THAT WORKS IS THAT THESE ITEMS WILL BE TAKEN UP AND APPROVED OF IN A SINGLE MOTION UNLESS AN ITEM IS RES REMOVED FROM THE CONSENT AGENDA AND THEN IT WILL BE CONSIDERED INDIVIDUALLY.
SO OUR CONSENT DOCKET FOR ZONING CASES WHEN NOTICE FOR ITEMS ONE THROUGH 14, BUT MOST OF THOSE HAVE COME OFF AND WILL BE CONSIDERED INDIVIDUALLY.
THE ONLY ITEMS REMAINING RIGHT NOW ON OUR CONSENT AGENDA ARE ITEMS 3, 7, 8, AND 13.
UM, WOULD ANYONE LIKE ANY OF THOSE FOUR ITEMS? 3, 7, 8, OR 13 REMOVED FROM THE CONSENT AGENDA AND HEARD INDIVIDUALLY? OKAY, WE WILL MOVE TO OUR CONSENT AGENDA.
MR. BAT, CAN YOU READ IT IN GLADLY? ITEM THREE IS CASE Z 26 0 0 0 0 4 9.
AN APPLICATION FOR A NEW SPECIFIC USE PERMIT FOR AN OPEN ENROLLMENT CHARTER SCHOOL ON PROPERTY ZONE CR COMMUNITY RETAIL DISTRICT ON THE SOUTHEAST LINE OF GARLAND ROAD AND THE NORTHWEST LINE OF ALVIN STREET.
RECOMMENDATION IS APPROVAL SUBJECT TO A SITE PLAN, TRAFFIC MANAGEMENT PLAN AND CONDITIONS.
ITEM SEVEN IS CASE Z 26 0 0 0 4 8.
AN APPLICATION TO AMEND THE LAND USE MAP TO ALLOW DUPLEX USE ON PROPERTY THAT CURRENTLY ALLOWS A SINGLE FAMILY USE WITHIN SUB AREA A WITHIN PLANNED DEVELOPMENT DISTRICT 1 3 4 ON THE NORTHEAST LINE OF MOUNT AUBURN AVENUE BETWEEN GURLEY AVENUE AND EAST GRAND AVENUE.
RECOMMENDATION IS APPROVAL SUBJECT TO AN AMENDED EXHIBIT 1 3 4 A.
ITEM EIGHT IS CASE Z 26 0 0 0 52.
AN APPLICATION FOR A NEW SUBDISTRICT ON PROPERTY ZONE SUBDISTRICT SIX DAVIS CORRIDOR WITH THEN PLAN DEVELOPMENT DISTRICT 8 3 0, THE DAVIS STREET SPECIAL PURPOSE DISTRICT ON THE NORTHWEST CORNER OF WEST DAVIS STREET AND NORTH VERNON AVENUE.
RECOMMENDATION IS APPROVAL SUBJECT TO CONDITIONS AND, SORRY, ITEM 13.
ITEM 13 IS CASE Z 26 0 0 0 5 6.
AN APPLICATION FOR TH THREE EIGHT TOWNHOUSE SUBDISTRICT A PROPERTY ZONED R FIVE, A SINGLE FAMILY SUBDISTRICT WITHIN PLANNED DEVELOPMENT DISTRICT 5 9 5.
THE SOUTH DALLAS FAIR PARK SPECIAL PURPOSE DISTRICT ON THE NORTHWEST LINE OF HURLING STREET BETWEEN SOUTH SECOND AVENUE AND CROSS STREET STAFF.
UM, IS THERE ANYONE WHO WOULD LIKE TO SPEAK ON ANY ITEMS ON THE CONSENT AGENDA? DO YOU SEE THAT THE APPLICANT ON NUMBER SEVEN IS SIGNED UP TO SPEAK ONLINE? IS THE APPLICANT AVAILABLE? NOPE.
WE'RE GONNA TAKE IT UP AND APPROVE IT UNLESS, ALRIGHT.
UH, COMMISSIONER KUNTZ, DO YOU HAVE A MOTION ON THE CONSENT AGENDA? THANK YOU CHAIR.
UH, I MOVE TO CLOSE THE PUBLIC HEARING AND APPROVE THE CONSENT AGENDA ITEMS 3, 7, 8, AND 13 AS LISTED IN THE DOCKET.
THANK YOU COMMISSIONER KONZ FOR YOUR MOTION.
UH, COMMISSIONER HAMPTON FOR YOUR SECOND.
[1. 26-1555A An application for an amendment to Specific Use Permit 2302 for an attached projecting non-premise district activity videoboard sign on property zoned CA-1(A) Central Area District, on the east line of N. Ceasar Chavez Boulevard, between Elm Street and Main Street. Staff Recommendation: Approval, subject to conditions. Applicant: Spencer Kelly / 2201 Main, LLC. Representative: Santos T. Martinez / La Sierra Planning Group Planner: Jordan Gregory Council District: 2 Z-25-000126 / Z234-342]
TO ITEM NUMBER ONE.ITEM ONE IS CASE Z 25 0 0 0 1 26, ALSO KNOWN AS Z
[02:50:01]
2 3 4 DASH 3 42.AN APPLICATION FOR AN AMENDMENT TO SPECIFIC USE PERMIT 2 3 0 2 FOR AN ATTACHED PROJECTING NON-PREMISE DISTRICT ACTIVITY.
VIDEO BOARD SIGN ON PROPERTY ZONE CA ONE, A CENTRAL AREA DISTRICT ON THE EAST LINE OF NORTH CAESAR CHAVEZ BOULEVARD BETWEEN ELM STREET AND MAIN STREET STAFF.
RECOMMENDATION IS APPROVAL SUBJECT TO CONDITIONS.
MR. MARTINEZ, WHENEVER YOU'RE READY.
THANK YOU MR. CHAIRMAN SANTOS MARTINEZ 24 89 CAMINO PLATA LOOP, NORTHEAST RIO RANCHO, NEW MEXICO 8 7 1 4 4.
UH, UNDERSTANDING FROM THE BRIEFING THAT, UH, RECOMMENDATION IS FOR A SIX YEAR SUP, WE ARE FINE WITH THAT RECOMMENDATION.
I BELIEVE THAT'S WHAT WE'VE BEEN ISSUED IN THE PAST STAND FOR ANY QUESTIONS YOU MAY HAVE.
ARE THERE ANY OTHER SPEAKERS IN SUPPORT OF ITEM ONE? ANY SPEAKERS IN OPPOSITION ON ITEM ONE? OKAY, WE'LL GO TO COMMISSIONER HAMPTON FOR A MOTION.
IN THE MATTER OF Z DASH 25 DASH 0 0 1 26, I MOVE TO CLOSE THE PUBLIC HEARING AND APPROVE THE REQUEST SUBJECT TO CONDITIONS FOR A SIX YEAR PERIOD.
THANK YOU COMMISSIONER HAMPTON FOR YOUR MOTION.
COMMISSIONER CARPENTER FOR YOUR SECOND.
ANY DISCUSSION? NO DISCUSSION.
[2. 26-1556A An application for a new planned development district for LI Light Industrial uses on property zoned A(A) Agricultural District, on the south line of Cleveland Road, west of Lancaster-Hutchins Road. Staff Recommendation: Approval, subject to conditions. Applicant: Jaime Senna Representative: Santos Martinez Planner: Martin Bate Council District: 8 Z-25-000229]
TO ITEM TWO.ITEM TWO IS CASE Z 25 0 0 2 2 9.
AN APPLICATION FOR A NEW PLAN DEVELOPMENT DISTRICT FOR LII INDUSTRIAL USES ON PROPERTY ZONED AA AGRICULTURAL DISTRICT ON THE SOUTH LINE OF CLEVELAND ROAD, WEST OF LANCASTER HUTCHINS ROAD.
STAFF RECOMMENDATION IS APPROVAL SUBJECT TO CONDITIONS.
MR. MARTINEZ, AGAIN, THANK YOU MR. CHAIRMAN.
UH, SANTOS MARTINEZ 24 89 CAMINO PLATA LOOP, NORTHEAST RIO RANCHO, NEW MEXICO 8 7 1 4 4.
UH, WE'RE GONNA TRY TO COORDINATE A MEETING WITH, UH, COMMISSIONER FRANKLIN TO GO OVER THE CASE.
IT'S A 50 ACRE PIECE OF PROPERTY ZONE AG THAT'S SURROUNDED BY PD 7 61.
AND SO WE'RE GONNA LOOK AT WHAT ELEMENTS, UH, WOULD MAKE, MAKE THIS MORE COMPARABLE TO FIT THE DEVELOPMENT AROUND US.
AND, UH, HOPEFULLY BE BACK HERE IN JUNE.
STAND FOR ANY QUESTIONS YOU MAY HAVE.
ANY OTHER SPEAKERS IN SUPPORT OF ITEM TWO SPEAKERS IN OPPOSITION? OKAY, WE'LL GO TO COMMISSIONER FRANKLIN FOR A MOTION.
THANK YOU MR. CHAIR IN THE MATTER OF Z DASH 25 DASH 0 0 0 2 2 9.
I MOVE TO KEEP THE PUBLIC HEARING OPEN AND HOLD THIS MATTER UNDER ADVISEMENT UNTIL JUNE 11TH, 2026.
THANK YOU COMMISSIONER FRANKLIN.
THANK YOU COMMISSIONER HOUSEWRIGHT FOR YOUR SECOND.
ANY DISCUSSION? NO DISCUSSION.
[4. 26-1558A An application for CR Community Retail District on property zoned R-5(A) Single Family District, on the west line of Chalk Hill Road, south of Chippewa Drive. Staff Recommendation: Approval. Applicant: Springful Properties, LLC / Guillermo Fonseca Representative: Alexander Fonseca Planner: Jacob Rojo Council District: 6 Z-26-000034]
WE'LL MOVE ON TO ITEM NUMBER FOUR.ALL RIGHT, ITEM FOUR IS CASES Z 26 0 0 0 0 3 4.
AN APPLICATION FOR CR COMMUNITY RETAIL DISTRICT ON PROPERTY ZONE R FIVE, A SINGLE FAMILY DISTRICT ON THE WEST LINE OF CHALK HILL ROAD, SOUTH OF CHIPPEWA DRIVE.
STAFF RECOMMENDATION IS APPROVAL.
ARE THERE ANY SPEAKERS ON ITEM NUMBER FOUR? OKAY, NO SPEAKERS.
COMMISSIONER CARPENTER, DO YOU HAVE A MOTION? YES IN THE MATTER OF Z DASH 2 6 3 4.
I MOVE TO KEEP THE PUBLIC HEARING OPEN AND PUT THIS CASE UNDER ADVISEMENT UNTIL MAY 21ST, 2026.
COMMISSIONER CARPENTER, YOUR SECOND VICE CHAIR.
HERBERT, ANY DISCUSSION JUST BRIEFLY? NO, WE HAVE A COMMUNITY MEETING SET UP FOR NEXT WEEK AND I EXPECT WE'LL BE LOOKING AT SOME DUE RESTRICTIONS.
OKAY, ANY OTHER DISCUSSION? ALRIGHT, NO FURTHER DISCUSSION.
THE MOTION CARRIES ITEM NUMBER
[5. 26-1559A An application for LI Light Industrial District on property zoned A(A) Agricultural District, on the west line of Lancaster-Hutchins Road, north of Witt Road. Staff Recommendation: Approval. Applicant: Ahmad Mohammad / White Dove Capital, LLC Planner: Jacob Rojo Council Distric 8 Z-26-000042]
FIVE.AN APPLICATION FOR LI LIGHT INDUSTRIAL DISTRICT ON PROPERTIES ZONE.
AA AGRICULTURAL DISTRICT ON THE WEST LINE OF LANCASTER, HUTCHINS ROAD, NORTH OF WHITT ROAD.
UM, ARE THERE ANY SPEAKERS IN SUPPORT OF THIS ITEM? ANY SPEAKERS ON OPPOSITION? NO SPEAKERS.
COMMISSIONER FRANKLIN, DO YOU HAVE A MOTION? I DO.
MR. CHAIR IN THE MATTER OF Z DASH 26 DASH 0 0 0 4 2.
I MOVE TO KEEP THE PUBLIC HEARING OPEN AND HOLD THIS MATTER UNDER ADVISEMENT UNTIL JUNE 25TH, 2026.
THANK YOU COMMISSIONER FRANKLIN FOR YOUR MOTION.
COMMISSIONER HOUSEWRIGHT FOR YOUR SECOND.
ANY DISCUSSION? NO DISCUSSION.
ANY OPPOSED? SAME DATE? THE MOTION CARRIES.
CAN YOU PRESIDE OVER THIS ONE PLEASE? UH,
[6. 26-1560A An application for a new Specific Use Permit for a handicapped group dwelling unit on property zoned R-5(A) Single Family District, on the southeast line of Prosperity Avenue, west of Stanley Smith Drive. Staff Recommendation: Approval, subject to site plan and conditions. Applicant: Phillip Michael Bangs Planner: Liliana Garza Council District: 4 Z-26-000038]
CASE NUMBER SIX, LAY DOWN AND YOU WANNA READ IT IN.ITEM NUMBER SIX IS KZ DASH 26 0 0 0 3 8.
[02:55:03]
AN APPLICATION FOR ANY NEW SPECIFIC USE PERIPHERY.HANDICAPPED GROUP, DWELLING UNIT ON PROPERTY ZONED R FIVE, A SINGLE FAMILY DISTRICT ON THE SOUTHEAST LINE OF PROSPERITY AVENUE WEST OF STANLEY SMITHS DRIVE STAFF CONDITION IS APPROVAL SUBJECT TO SITE PLANNING CONDITIONS.
DO WE HAVE ANYONE HERE TO, UH, SPEAK IN SUPPORT THE APPLICANT ONLINE IF THEY'RE AVAILABLE? YEP, WE'RE READY.
UH, DO YOU HAVE ANY COMMENTS YOU WANT TO MAKE? ANY STATEMENTS? NO.
IS THERE ANYONE ELSE HERE TO SPEAK IN SUPPORT? HEARING NONE.
UM, CHAIR, CAN WE GET A MOTION? YEAH.
OKAY, WE'RE READY FOR A MOTION.
I MOVE THAT WE CLOSE THE PUBLIC HEARING AND FOLLOW STAFF'S RECOMMENDATION OF APPROVAL SUBJECT TO SITE PLAN AND CONDITIONS, BUT FOR A FIVE YEAR PERIOD.
AND COMMISSIONER HOUSEWRIGHT FOR THE SECOND, UM, COMMENTS? NOPE.
ALRIGHT, SEVEN AND EIGHT ARE ON CONSENT,
[9. 26-1563A An application for an amendment to Specific Use Permit 2528 for an office showroom/warehouse on property zoned Subarea 1 within Planned Development 366, Buckner Boulevard Special Purpose District, on the north line of Scyene Road and east of S. Buckner Boulevard. Staff Recommendation: Approval for a five-year period, with eligibility for automatic renewals for additional five-year periods, subject to conditions. Applicant: Stonemode / Blanca Quijada Planner: Justin Lee Council District: 5 Z-26-000027]
SO WE WILL MOVE TO ITEM NINE.ITEM NUMBER NINE IS CASE Z DASH 26 DASH 0 0 0 2 7.
AN APPLICATION FOR AN AMENDMENT TO SPECIFIC USE PERMIT 25 28 FOR AN OFFICE SHOWROOM WAREHOUSE ON PROPERTY ZONE SIBER ONE WITH IMPLANTED ELEMENT 360 6 BUCKNER BOULEVARD, SPECIAL PURPOSE DISTRICT ON THE NORTH LINE OF SEIN ROAD AND EAST OF SOUTH, UH, BUCKNER BOULEVARD.
STAFF RECOMMENDATION IS APPROVED FOR A FIVE YEAR PERIOD WITH ELIGIBILITY FOR AUTOMATIC RENEWALS FOR ADDITIONAL FIVE YEAR PERIODS SUBJECT TO CONDITIONS.
UH, IS THERE ANYONE HERE TO SPEAK ON ITEM NUMBER NINE? OKAY.
COMMISSIONER SERRA, DO YOU HAVE A MOTION? YES, MR. CHAIR IN THE MATTER OF KC 2 6 0 0 0 27, I MOVE TO CLOSE THE PUBLIC HEARING AND APPROVE THE SUP FOR A PERIOD OF FIVE YEARS WITH NO ELIGIBILITY FOR AUTO RENEWAL SUBJECT TO CONDITIONS.
THANK YOU COMMISSIONER SERATO FOR YOUR MOTION.
COMMISSIONER SIM FOR YOUR SECOND.
ANY DISCUSSION? NO DISCUSSION.
[10. 26-1564A An application for MF-2(A) Multifamily District on property zoned R-7.5(A) Single Family District, on the northwest line of Capitol Avenue, northeast of N. Carroll Avenue. Staff Recommendation: Approval. Applicant: Christina Grey Planner: Mona Hashemi Council District: 2 Z-26-000014]
DO NUMBER 10.AND APPLICATION FOR FOR MF TWO MULTIFAMILY DISTRICT ON PROPERTIES ZONE R 7.5, SINGLE FAMILY DISTRICT ON THE NORTHWEST LINE OF CAPITAL AVENUE, NORTHEAST OF, UH, NORTH CARROLL AVENUE.
ARE THERE ANY SPEAKERS IN SUPPORT ON THIS ITEM? COME ON DOWN.
GOOD AFTERNOON, COMMISSIONER AND THANK YOU ALL FOR YOUR TIME TODAY.
UH, KYLE GRAY, THIS IS MY WIFE CHRISTINA, UH, LIFELONG DALLAS RESIDENT.
WE CURRENTLY RESIDE AT 10 29 TIA OF LANE, UH, 7 5 2 1 2.
UM, REALLY WANT TO FIRST OF ALL THANK COMMISSIONER HAMPTON FOR HER TIME, UM, AND FOR MON UH, AND FOR ALL THE, THE HELP THAT WE'VE RECEIVED UP TO THIS POINT IN THE PROCESS TO GET US TO THIS POINT.
UM, OUR GOAL FOR THIS PROPERTY IS TO DESIGN A HIGH QUALITY HOME.
IT FITS THE CHARACTER, UH, AND THE FIELD OF THE NEIGHBORHOOD AS CLOSELY AS POSSIBLE, BUT, UH, UPDATES THE PROPERTY FOR WHAT MODERN FAMILIES ARE LOOKING FOR IN DALLAS.
UH, AND WE'VE WORKED HARD TO CREATE SOMETHING THAT WE FEEL, UH, KEEPS IT FROM LOOKING OVERLY DENSE, UM, AND ALLOWS FOR, UH, PEDESTRIAN RIGHT OF WAY AS WELL, UH, AS IS IMPORTANT FOR THAT NEIGHBORHOOD.
UH, WE'RE PROPOSING DEED RESTRICTIONS.
UM, I THINK THE, THE DOCKET SAYS MULTIFAMILY.
WE'VE, UH, SWITCHED THAT TO DUPLEX ON ARE ADVISEMENT AND PROPOSING DEED RESTRICTIONS FOR THAT, UH, TO ENSURE THAT THE PROJECT REMAINS ALIGNED.
UM, I THINK WE HAVE THOSE LISTED ON A VISUAL PRESENTATION IF THAT'S AVAILABLE OR I CAN JUST TALK THROUGH IT
UM, IF YOU HAVE, I CAN CERTAINLY READ THROUGH THEM.
AND INTEREST OF TIME, UH, EACH HOME'S GONNA, UH, EACH HOME ON THE PROPERTY ON THE DUPLEX WILL BE LIMITED TO TWO STORIES ABOVE GRADE.
UM, EACH HOME WILL INCLUDE A PEDESTRIAN ENTRANCE.
IT'LL HAVE A FRONT, A STREET FACING DOOR.
UH, THE FRONT ELEVATIONS WILL INCORPORATE, UH, STREET FACING WINDOWS, UM, PEDESTRIAN ORIENTED DESIGN ELEMENTS.
UH, WILL HAVE A TREE FOR EACH, UH, UNIT FRONTAGE, UH, FOR THE YARD.
UM, WE'LL HAVE A SEPARATION LANDSCAPE, SEPARATION STRIP BETWEEN THE TWO, UH, PROPERTIES.
UH, NOT BETWEEN THE HOMES, BUT BETWEEN
[03:00:01]
THE DRIVEWAYS.IT'S, IT'S NOT, IT'S, OH, THERE WE GO.
UM, AND THEN, UH, WE ALSO INCLUDED A RESTRICTION FOR, UH, IMPERMEABLE MATERIALS, UH, SUCH AS CONCRETE OR SOLID STONES SO THAT WE CAN COMPLY WITH THE NEED FOR, UH, DRAINAGE AND RUNOFF.
UH, AS WELL AS, UH, REDUCE THE AMOUNT OF, UH, CURB CUTS REQUIRED, UH, FOR THE STREET.
UM, WE ALSO PREPARED, SO JUST SOME CONCEPTUAL RENDERINGS TO GIVE AN IDEA OF LIKE THE GOAL OF WHAT WE'RE TRYING TO BUILD, UM, AND SOME OF THE WAYS WE HOPE TO, TO COMPLY WITH THOSE DEED RESTRICTIONS BY INCLUDING MORE TURF OR GRASS AREAS, UH, USING PAVERS FOR DRIVEWAY, UH, AREAS, UH, LANDSCAPE STRIPS.
UM, AND YOU CAN SEE THAT'S ONE OPTION THAT WE'RE CONSIDERING AND ALSO JUST THE STYLE OF THE HOME WE'RE TRYING TO BUILD THERE.
UM, AND THIS IS THE OTHER OPTION THAT WE'RE CONSIDERING OF, UH, YOU KNOW, DOING FULL CRUSHED ROCK OR SOMETHING LIKE THAT, THAT ALLOWS FOR PERMEABILITY, UH, AND DOESN'T DAMAGE THE, UH, THE FLOOD RUNOFF, UM, FOR THAT AREA.
UM, AT THE END OF THE DAY, OUR, OUR GOAL IS TO INVEST IN THIS NEIGHBORHOOD.
WE PLAN TO LIVE, UH, IN ONE OF THESE HOMES.
UM, SO WE REALLY APPRECIATE YOUR CONSIDERATION FOR THIS.
UH, WELCOME ANY QUESTIONS OR CONCERNS, UH, AND HOPE TO GET YOUR APPROVAL.
MA'AM, DO YOU HAVE ANY FURTHER COMMENTS OR YOU JUST HERE FOR QUESTIONS? NO.
I WAS GONNA TAKE OVER IF HE RAN OUTTA TIME.
ALRIGHT, ANY OTHER SPEAKERS IN SUPPORT OF CASE NUMBER 10, SPEAKERS IN OPPOSITION ON CASE 10.
AND WE WILL GO TO COMMISSIONER HAMPTON FOR A MOTION.
AND I WILL HAVE, UM, QUESTIONS FOR THE APPLICANT IN THE MATTER OF Z DASH 26 DASH 0 0 0 1 4.
I MOVE TO CLOSE THE PUBLIC HEARING AND, UH, RECOMMEND APPROVAL OF A DUPLEX ZONING IN LIEU OF MULTIFAMILY.
TWO WITH THE DEED RESTRICTIONS VOLUNTEERED BY THE APPLICANT TO INCLUDE THE TWO STORY HEIGHT, FRONT ENTRY REQUIREMENT FACING THE STREET MAXIMUM 50%, UH, IMPERVIOUS COVER IN THE FRONT YARD SETBACK.
OKAY, THANK YOU COMMISSIONER, UH, HAMPTON FOR YOUR MOTION.
COMMISSIONER HOUSEWRIGHT FOR YOUR SECOND, YOUR COMMENTS OR QUESTIONS? YES.
UM, MR. GREG, MAY I ASK YOU TWO QUESTIONS PLEASE? AND IF YOU COULD PLEASE COME BACK DOWN.
DID YOU ALSO GIVE CONSIDERATION TO, UH, MAXIMUM DRIVEWAY WIDTH, WHICH WOULD SPEAK TO MAINTAINING, UM, FRONTAGE ALONG THE, UM, PUBLIC RIGHT OF WAY? UH, WE DID, UH, NOT BEING ARCHITECTS, UH, A LITTLE OF A CHALLENGE JUST IN MAKING SURE THAT WE COMPLIED WITH W WHAT'S GONNA BE A DESIGN STANDARD, UH, YOU KNOW, AND REQUIRED FOR TWO VEHICLES PER PROPERTY TO USE THE GARAGE.
UM, YOU KNOW, I THINK THAT'S WHY WE DID THE LIMITATION ON 50%.
WE KNOW THAT A FULL SIDEWALK WILL BE REQUIRED.
UM, WE WANNA MAKE SURE WE MAINTAIN THAT FOR PEDESTRIAN.
SO, UH, IT'S GONNA KEEP A PRETTY TIGHT LIMITATION ON WHAT WE'LL BE ABLE TO USE CONCRETE AT ALL FOUR.
SO THE DRIVEWAYS WILL LIKELY BE SMALLER, I THINK, THAN OUR ORIGINAL DESIGN PLAN FOR SURE.
SO I JUST, UM, I, WELL I'LL SAVE THAT FOR MY COMMENT.
THANK YOU FOR THAT CLARIFICATION.
UM, COMMISSIONERS, I DID RECOMMEND APPROVAL.
I SPENT A LOT OF TIME, UM, SPEAKING WITH THIS APPLICANT ABOUT THEIR REQUEST.
UM, I THINK WHAT WE SAW BEFORE US, AND I WILL
I HAVE GRAVE CONCERNS ABOUT NOT INCLUDING A REQUIRED DRIVEWAY WITH, UM, I DO BELIEVE THAT THE 50% COVERAGE WILL HELP MITIGATE, UM, BUT IT DOES NOT ADDRESS THE PRIMARY CONSIDERATION, WHICH IS THAT THIS SECTION OF CAPITAL IS OUR SEVEN FIVE ZONING.
AND WHILE THERE IS A HISTORIC DEVELOPMENT PATTERN OF BOTH SINGLE FAMILY AND DUPLEX, IT BY AND LARGE HAS SINGLE DRIVEWAYS WITH SMALLER FOOTPRINTS, WHICH IT VARIES FROM ITS SURROUNDING AREAS I BROUGHT UP DURING THE BRIEFING, WHICH ARE THE MUCH MORE COMMON DEVELOPMENT PATTERN THAT WE ARE SEEING, WHICH IS PRIMARILY DRIVEWAYS IN THE FRONT YARD.
UM, I ACKNOWLEDGE THAT THE APPLICANTS DID A GREAT JOB IN, YOU KNOW, ACKNOWLEDGING THE IMPORTANCE OF HAVING A FRONT DOOR IN RESTRICTING THE PERMEABILITY.
I WILL LOOK FORWARD TO HEARING THE COMMENTS OF MY FELLOW COMMISSIONERS BECAUSE I CERTAINLY DO THINK THAT THAT DRIVEWAY WIDTH IS ONE OF THE KEY CONSIDERATIONS IN ALLOWING
[03:05:01]
FOR REDEVELOPMENT AND INFILL THAT MAINTAINS THE COMMUNITY CHARACTER.I THINK THAT WHEN COMMUNITIES DON'T HAVE DESIGN STANDARDS OR NEIGHBORHOOD STABILIZATIONS OVERLAYS, THIS HAPPENS AND IT'S HAPPENING QUITE FREQUENTLY.
AND, UM, OFTENTIMES WHAT, WHAT WHAT IS ALSO NOT BEING, UM, NOTED IS THAT FRONT PORCHES CREATE SENSE OF COMMUNITY.
WHEN DOORS ARE ON THE SIDE OF THE HOUSE, DOORS ARE SET BACK FURTHER THAN THE GARAGE.
IT'S ALMOST A INSTANT BLOCKER.
AND WHEN YOU LIVE IN A COMMUNITY, YOU WANT TO BE A PART OF A COMMUNITY.
AND WE DID SEE THAT UPTICK IN A, IN OUR COMMUNITY, BE IN THESE TYPE OF HOMES AND WE DIDN'T WANT TO TAKE AWAY FROM THE KERATIN, BUT ALSO THE COMMUNITY NEEDS.
SITTING ON THE FRONT PORCH HELPS YOU RECOGNIZE YOUR COMMUNITY, SEE WHAT'S GOING ON ON A DAILY BASIS, GIVE YOU A A, A TIME TO RESET SOMETIME.
BUT WHEN YOU ARE GOING IN A DOOR THAT'S SET FURTHER BACK, UM, IN YOUR YARD, IT'S ALMOST WE'RE BEHIND CLOSED DOORS AND NOT A GREAT SENSE OF COMMUNITY.
BUT WITHOUT THOSE DESIGN STANDARDS, THIS IS GONNA CONTINUE TO HAPPEN AND I ESTABLISH COMMUNITIES, COLLEAGUES.
ANY OTHER DISCUSSION? COMMISSIONER CARPENTER? I'LL JUST SAY THAT I, I THINK THE, THE PROBLEM OF THE DRIVEWAY WIDTHS, IT'S PROBABLY THE MOST, UM, CHALLENGING ONE THAT WE HAVE IN TRYING TO INFILL A DUPLEX PRODUCT THAT THE MARKET WANTS TO BUILD WHILE TRYING TO PRESERVE THE COMMUNITY CHARACTER.
BECAUSE WHEN YOU HAVE TWO, TWO CAR GARAGES FACING, YOU KNOW, UP FRONT AND YOU HAVE THE, A CONCRETE, A CON HAVE TWO CONCRETE DRIVEWAYS OF COMPARABLE WITH, UM, SERVING THOSE GARAGES, WE END UP WITH A PRODUCT THAT TO MY MIND IS REALLY NOT COMPATIBLE WITH THE CHARACTER.
BUT I KNOW WE HAVE NOT COME TO THE SOLUTION YET.
ANYONE ELSE? UM, I, I SHARE A LOT OF THE CONCERNS THAT I'VE HEARD MY COLLEAGUES RAISE.
FOR ME, IT'S, IT'S NOT AS MUCH AS A COMPATIBILITY WITH THE AREA, WHETHER AN AREA IS BUILT OUT IN A DIFFERENT WAY OR NOT.
IT'S ULTIMATELY, YOU KNOW, WHAT DO WE WANT OUR STREETSCAPES TO LOOK LIKE AND WHAT DO WE WANT OUR, OUR HOUSING TO, HOW DO WE WANT OUR HOUSING TO INTERACT WITH THE, THE PUBLIC REALM? YOU KNOW, EVEN IN AN AREA WHERE IT WAS BUILT OUT WITH A LOT OF FRONT FACING GARAGES AND WIDE DRIVEWAYS, I, I STILL THINK WE NEED TO GIVE CONSIDERATION, EVEN IF THAT IS THE EXISTING PATTERN, UM, TO, YOU KNOW, HAVING NARROWER DRIVEWAYS TO HAVE A BETTER STREET SAFE AND, AND INTERACTION BETWEEN BUILDINGS AND THE PUBLIC REALM.
SO I, I THINK MAYBE I GET THERE ON A DIFFERENT PATH THAN SOME OF MY COLLEAGUES, BUT I, I SHARE THEIR CONCERN AT THE END OF THE DAY.
BUT I WILL, YOU KNOW, SUPPORT THIS PROJECT.
I THINK IT'S A GOOD PROJECT OVERALL AND HOPE THAT THE DEVELOPERS ULTIMATELY THOUGHTFUL WHEN IT COMES TO THE DRIVEWAY WITH ANY OTHER DISCUSSION.
OKAY, SEEING NONE, WE HAVE A MOTION BY COMMISSIONER HAMPTON, SECONDED BY COMMISSIONER HOUSEWRIGHT, UM, TO APPROVE, UM, WITH SOME CHANGES IN DEED RESTRICTIONS.
[11. 26-1565A An application for a new Specific Use Permit for a tower/antenna for cellular communication limited to a monopole cellular tower on property zoned CR Community Retail District, on northeast corner of Pastor Bailey Drive and W. Camp Wisdom Road. Staff Recommendation: Approval for a ten-year period with eligibility for automatic renewals for additional ten-year periods, subject to a site plan and conditions. Applicant: Jessica Claudio / Kimley-Horn Planner: Mona Hashemi Council District: 3 Z-26-000029]
11 Z 26 0 0 0 0 2 9.AN APPLICATION FOR A SPECIFIC USE PERMIT FOR A TOWER ANTENNA FOR CELLULAR COMMUNICATION LIMITED TO A MONO POLE CELLULAR TOWER ON PROPERTIES ZONE CR COMMUNITY RETAIL DISTRICT ON NORTHEAST CORNER OF PASTOR BAILEY DRIVE AND WEST CAMP WISDOM ROAD STAFF.
RECOMMENDATION IS APPROVAL FOR A 10 YEAR PERIOD WITH ELIGIBILITY FOR AUTOMATIC RENEWAL FOR ADDITIONAL 10 YEAR PERIOD SUBJECT TO A SITE PLAN AND CONDITIONS.
UM, IS THERE ANYONE HERE TO SPEAK ON ITEM NUMBER 11? YES SIR.
GOOD AFTERNOON, MY NAME IS ARI ORTIZ.
I WORK WITH KIMLEY HORN IN THE DOWNTOWN DALLAS OFFICE, UH, 2,500 PACIFIC AVENUE, DALLAS, TEXAS 7 5 2 2 6.
I'M HERE REPRESENTING PUBLIC SAFETY TOWERS.
AND AT T UH, I WANNA GIVE A LITTLE BACKGROUND ON THE PROJECT IF I COULD.
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PARAMOUNT GROUP, LLC.THE TOWER IS PROPOSED TO BE IN THE NORTHEAST CORNER BY THE VEGETATION.
UH, THE COMPOUND WILL BE HIDDEN FROM PUBLIC VIEW WITH BY THE TREES INGRESS IS BY PASTOR BAILEY DRIVE, LOCATED IN THE WEST SIDE.
THERE IS AN EXISTING GATE IN THE WEST CORNER OF THE BUILDING THAT ONLY ALLOWS TENANTS AND CARRIERS AND THE OWNER OF THE TOWER TO ENTER 24 7.
THE PROPOSED COMPOUND WILL BE 40 BY 40 ENCLOSED BY CHAINLINK FENCE.
THE MONOPOLE HAS BEEN DESIGNED TO HOLD THREE CARRIERS.
UM, THE PROJECT COM COMPLIES WITH ALL THE SONY REQUIREMENTS EXCEPT FOR THE MAXIMUM ALLOWABLE HEIGHT OF 65 FEET.
WE ARE REQUESTING A WAIVER TO INCREASE THAT, INCREASE THE HEIGHT BY 20 FEET TO 85.
THIS WILL ALLOW AT AND T AND THE FUTURE CARRIERS TO PROVIDE A MORE ENHANCED, UM, COMMUNICATION TO THE COMMUNITY AND FIRST RESPONDERS.
AND I'M HERE FOR ANY QUESTIONS.
UM, ANYBODY ELSE HAS, UH, UH, ANY QUESTIONS OR COMMENTS? UM, IN SUPPORT? I'M SORRY, YOU SAID THAT IS AT T THE APPLICANT HERE IS SIMPLY ONE OF THE CARRIERS THAT WILL BE, UM, SO THE APPLICANT'S PUBLIC SAFETY TOWERS, AND THEY ALREADY HAVE AT AND T ON BOARD TO BE ON THE TOWER.
UM, COMMISSIONER CARPENTER HAS A QUESTION FOR THE APPLICANT.
I'M, I BELIEVE THAT YOU SAID THAT THE, UM, THERE WERE GONNA BE SOME TREES THAT WERE GOING TO BE SCREENING THE PROPERTY.
THE, THE PROPERTY APPEARS TO BE VERY HEAVILY TREE.
ARE MOST OF THESE TREES GOING TO HAVE TO BE REMOVED FOR YOU TO DO YOUR NO, NONE OF THE TREES WILL BE REMOVED.
UH, THE COMPOUND WILL BE ON A, ON THE EXISTING CONCRETE PAVEMENT.
UM, YOU CAN SEE IT HERE ON THE RIGHT SIDE, SO NO TREES WILL BE AFFECTED.
UM, I HAVE A QUESTION FOR YOU.
THE, THIS SUP IS FOR ADDITIONAL HEIGHT.
UM, FOR PEOPLE WHO ARE LISTENING PUBLICLY, CAN YOU EXPLAIN WHY YOU NEED THAT ADDITIONAL HEIGHT? UM, FOR MY UNDERSTANDING IS, UM, AT AND T IS REQUESTING THIS TO PROVIDE A MORE, UM, TO ALLOW FOR BETTER SERVICE.
UH, AT T'S JUST REQUESTING THAT HEIGHT SO THEY CAN, UH, PROVIDE A BETTER SERVICE TO THE COMMUNITY.
AND JUST TO NOTE ON RECORD, UM, THE CHAIR HAD TO, UM, RECUSE ITSELF FROM THIS CASE FOR PERSONAL MATTER, UM, RELATED TO YOUR CASE.
SO I'M GONNA, UM, TAKE THE CASE AND UM, A COUNTERPART IS GONNA MAKE THE MOTION.
UM, ANYBODY HERE IN OPPOSITION OF THIS CASE? ANYBODY ON PHONE? NO.
HEARING NONE, CAN WE GET A MOTION COMMISSIONER CARPENTER? YES.
IN THE MATTER OF Z DASH 26 DASH 0 0 0 0 2 9, I MOVE TO CLOSE THE PUBLIC HEARING AND FOLLOW STAFF RECOMMENDATION OF APPROVAL FOR A 10 YEAR PERIOD, BUT WITH NO ELIGIBILITY FOR AUTOMATIC RENEWALS SUBJECT TO A SITE PLANNING CONDITIONS.
AND WE HAVE A SECOND, UM, FROM COMMISSIONER SIMS. ANY COMMENTS? NO COMMENTS.
ANY OPPOSED? THE AYES HAVE IT.
YOU CAN ENTER THE CHAMBERS NOW.
CASE 10 IS, WE'RE ON CASE 10, RIGHT? YOU WANT TO, UM, BRIEF IT? I MEAN, NOT BRIEF, BUT READ IT.
[12. 26-1566A An application for WMU-5 Walkable Urban Mixed-Use District on property zoned IR Industrial Research District, on the south corner of Empire Central Drive and Forest Park Road. Staff Recommendation: Approval. Applicant: Reid Beucler / Slate Properties Representative: Rob Baldwin / Baldwin Associates Planner: Mona Hashemi Council District: 2 Z-26-000050]
CASE 12.CAN YOU READ IT INTO THE YEAH.
AND APPLICATION FOR WMU FIVE WALKABLE URBAN MIXED USE DISTRICT AND PROPERTY ZONE IR INDUSTRIAL RESEARCH DISTRICT ON THE SOUTH CORNER OF EMPIRE CENTRAL DRIVE AND FOREST PARK ROAD.
STAFF RECOMMENDATION IS APPROVAL.
IS THERE ANYONE HERE TO SPEAK IN FAVOR OF THIS APPLICATION? MR. BALDWIN, YOU JUST HERE FOR QUESTIONS? OKAY.
IS THERE ANYONE HERE IN OPPOSITION? I DON'T BELIEVE WE HAVE ANY ONLINE
[03:15:01]
SPEAKERS REGISTERED.SO COMMISSIONER HAMPTON, DO YOU HAVE A MOTION? I DO THANK YOU.
IN THE MATTER OF Z DASH 26 DASH 0 0 0 5 0.
I MOVE TO LEAVE THE PUBLIC HEARING OPEN AND HOLD THIS MATTER UNDER ADVISEMENT UNTIL JUNE THE 11TH.
I'M SORRY, WHO DID WE HAVE A SECOND FOR THIS MOTION? OH, HOUSE, RIGHT? THANK YOU.
ALRIGHT, WE HAVE A MOTION ON THE TABLE.
UM, ALL IN FAVOR, PLEASE SAY AYE.
[14. 26-1568A An application for MF-2(A) Multifamily District on property zoned R-7.5(A) Single Family District, on the southwest and northeast line of Kirby Street, between Capitol Avenue and Belmont Avenue. Staff Recommendation: Approval. Applicant: Paul Sizeland Planner: Mona Hashemi Council District: 2 Z-26-000058]
NUMBER 14, KC 26 0 0 0 5 8.AN APPLICATION FOR MF TWO MULTIFAMILY DISTRICT ON PROPERTY ZONE R 7.5 SINGLE FAMILY DISTRICT ON THE SOUTHWEST AND NORTHEAST LINE OF CAREWAY STREET BETWEEN CAPITAL AVENUE AND BELMONT AVENUE.
A STAFF RECOMMENDATION IS APPROVAL.
DO WE HAVE ANYONE HERE TO SPEAK IN FAVOR? COME ON DOWN.
REMEMBER TO INTRODUCE YOURSELF.
UH, 2 4 1 5 KIRBY STREET, DALLAS, TEXAS 7 5 2 0 4.
UH, MY WIFE AND I ARE LOOKING TO BUILD A DUPLEX AT THE LOT ACROSS THE STREET FROM OUR PERSONAL RESIDENCE, WHICH IS 2 4 1 6 KIRBY.
UH, WE SUBMITTED SOME VOLUNTARY RESTRICTIONS.
THE LOT IS 5,500 SQUARE FEET, SO IT DOESN'T QUALIFY FOR TYPICAL, UH, DUPLEX ZONING.
SO THEREFORE WE HAVE VOLUNTARILY RESTRICTED OURSELF, UH, IN THE SENSE OF A MAX BUILDING HEIGHT OF 30 FEET, A MAXIMUM DRIVEWAY WITH OF 12 FEET AT THE RIGHT OF WAY AND MINIMUM DRIVEWAY SPACING OF 20 FEET.
IN ADDITION TO THAT, WE'RE LOOKING TO REZONE OUR PERSONAL RESIDENCE, WHICH IS 2 4 1 5 KIRBY, UH, THAT LOT IS MUCH LARGER.
SO IN ADDITION TO THE 30 FOOT HEIGHT RESTRICTION AND THE 12 FOOT MAXIMUM DRIVEWAY WIDTH AND THE 20 FOOT MINIMUM DRIVEWAY SPACING, WE ARE ALSO WILLING, UH, TO RESTRICT OURSELVES WITH A MINIMUM FRONT SETBACK OF 25 FEET.
THERE MAY BE SOME QUESTIONS FOR YOU.
IS THERE ANYONE ELSE HERE WITH, UM, UH, COMMENTS OF SUPPORT? ANYONE IN OPPOSITION OF THIS CASE? HEARING NONE.
CAN WE GET A MOTION? THANK YOU, MR. CHAIR, IN THE MATTER OF Z DASH 26 DASH 0 0 0 5 8, I MOVE TO CLOSE THE PUBLIC HEARING AND APPROVE THE REQUEST NOT FOLLOWING STAFF RECOMMENDATION, BUT ON THE NORTHEAST CORNER OF KIRBY TO APPROVE MF TWO, SUBJECT TO THE DEED RESTRICTIONS VOLUNTEERED BY THE APPLICANT AND ON THE SOUTHWEST CORNER OF KIRBY TO APPROVE AS A DUPLEX ZONING SUBJECT TO, UH, DEED RESTRICTIONS VOLUNTEERED BY THE APPLICANT.
UM, THANK YOU COMMISSIONER SIMS FOR THE SECOND, UH, ANY COMMENTS? CAN I GET A CLARIFICATION ON DE PUBLIC DEED RESTRICTIONS ON HIDE ON MF TWO? I'M ABOUT TO ASK THAT QUESTION OF THE APPLICANT IN THE CITY ATTORNEY.
UM, AND MR. SELIN, I APPRECIATE YOU OFFERING THOSE.
UM, I'M GONNA ASK A QUESTION OF THE CITY ATTORNEY, UM, MS. MORRISON, RELATIVE TO THE MULTIFAMILY, UM, THIS WOULD BE SUBJECT TO SB EIGHT 40 IF APPROVED.
THEREFORE, THE HEIGHT RESTRICTIONS CANNOT BE ACCEPTED.
IS THAT CORRECT? AND I WILL ASK IF THERE CAN BE THE CLARIFICATION BETWEEN DUPLEX AND MULTIFAMILY, WHICH I BELIEVE WE DISCUSSED EARLIER TODAY.
THE DEED RESTRICTIONS COULD SAY THAT THE, UH, HEIGHT LIMITATION APPLIES TO DUPLEX AND SINGLE FAMILY ONLY, BUT NOT THE, ANY, ANY MULTIFAMILY THAT MIGHT GO ON THERE.
DOES THAT ANSWER YOUR QUESTION? COMMISSIONER CARPENTER? SO DID I HAVE A SECOND TO MAKE COMMENTS? OH, THANK YOU MR. SIMS. SO YOU HAVE A QUESTION, COMMISSIONER? I'M SORRY.