[006 Conduct a public hearing to receive comment regarding a proposed ordinance adopting “Guiding Our Future – Midlothian 2045 Comprehensive Plan” updating the City of Midlothian Comprehensive Plan, update pursuant to Chapter 213 of the Texas Local Government Code, including but not limited to, City Vision and Guiding Principles, revisions to the Thoroughfare Plan and Future Land Use Plan, a comprehensive planning program, and official policy for the future of the City. (Case No. C01-2024-095)]

>> AYE. >> WE MOVE NOW TO PUBLIC HEARINGS . CONDUCT OF PUBLIC HEARING FOR A CLOSED ORDINANCE, ADOPTING, GUIDING OUR 2045 COMPREHENSIVE PLAN , UPDATE TO CHAPTER 213 OF TEXAS GOVERNMENT CODE INCLUDING BUT NOT LIMITED TO GUIDING PRINCIPLES , REVISIONS , FUTURE AND CURRENT LAND-USE PLANS, COMPREHENSIVE -- FUTURE OF THE CITY.

>> CHAIR, COMMISSIONERS , WE STARTED THIS PROCESS IN FEBRUARY OF 2023 AND HAVE HAD MULTIPLE MEETINGS WITH THE COMP PLAN STEERING COMMITTEE , JOINT WORK STOP , COMMUNITY OPEN HOUSES, AND CITY COUNCIL REVIEWS , AND WE ARE HERE TO PRESENT THE PLAN TO YOU FOR YOUR RECOMMENDATION TO COUNCIL, AND WE HAVE DANIEL HARRISON HERE TO PRESENT THE PLAN FOR

YOU. >> LET'S GO AHEAD AND JUMP INTO THE POWERPOINT, THANK YOU FOR HAVING US HERE TONIGHT AND HAVING THE PUBLIC HEARING. WE HAVE BEEN WORKING WITH THE PUBLIC, AND YOU, AND COUNCIL, AND OUR COMMITTEE TO GET TO THIS POINT. JUST A QUICK INTRODUCTION, MY NAME IS DALE HARRISON AND I WORK FOR -- AND I AM FORTUNATE TO WORK WITH YOU ALL AS WE DEVELOP THE UPDATE TO THE CONFERENCE OF PLANNING, CONNOR ROBERT IS HERE WITH ME TONIGHT AND A FEW OTHER PEOPLE HERE THAT IT HELPED DEVELOP THE PROJECT. TRAVIS JAMES RE: CANELO -- ALSO DESIGN WORKSHOP HELPING US ON OUR COMMUNITY AND

[00:05:03]

DESIGN CHAPTER. SO, AS MARY WAS TALKING ABOUT, WE DID START BACK IN 2023. WE HAVE LOTS OF DIFFERENT MEETINGS AND WAY TO GET INPUT, WE ARE HERE TONIGHT FOR THE PUBLIC HEARING AND CONSIDERING FOR THE COUNCIL TO TAKE A LOOK AT IT NEXT WEEK FOR POSSIBLE ADOPTION. WE HAVE A PUBLIC WEBSITE OR PEOPLE CAN GO CHECK OUT THE DIFFERENT CHAPTERS AND SEE THE SCHEDULE WE HAVE FOR THE CONFERENCE OF PLANS, AND OUR PROCESS AND DIFFERENT POWERPOINT TO PUT ON THERE , SO YOU CAN GO BACK AND SEE ALL THE DIFFERENT PRESENTATIONS THAT WERE GIVEN AT OPEN HOUSES OR DURING THE DIFFERENT MEETINGS, ALL OF THAT IS AVAILABLE. SO, WHY ARE WE DOING THE CONFERENCE A PLAN UPDATE? WHY IS IT IMPORTANT FOR THE CITY? TEXAS LOCAL GOVERNMENT CODE ENABLE CITIES TO PLAN AND TO HAVE GOOD COMMUNITIES FOR OUR RESIDENTS TO LIVE IN. FOCUSING ON THE HEALTH, SAFETY, AND WELFARE OF RESIDENCE. THIS IS A PLAN OF WHAT WE WANT TO LOOK LIKE AND BE LIKE IN THE FUTURE. IT IS NOT IN THE ZONING ORDINANCE OF WHY IT HELPS US UNDERSTAND OF WHAT IT WILL BE LIKE IN THE FUTURE, IT IS NOT ACTUAL ZONING, THAT IS A SEPARATE DOCUMENT. THERE IS A QUOTE THIS IS GOOD FORTUNE IS WHAT HAPPENS WHEN OPPORTUNITY MEETS PLANNING. SO, TAKING A LOOK AT THE CITY , PLANNING ITS FUTURE AND HAVING INTENT ON WHERE LAND-USE WILL BE, ROADS ARE GOING TO GO, ALL OF US WILL BE CONNECTED IN HELPING FUTURE AND CURRENT RESIDENCE. HOW WILL THE PLANNING BE USED? WE HAVE COUNCIL, OUR ELECTED VOLUNTEERS TO UP LEAVE THE CITY , THE IMPORTANT THING IS HOW WILL THEY MAKE IMPORTANT DECISIONS ABOUT ZONING AND THINGS LIKE THAT? WE HAVE DIFFERENT SOURCES OF INPUT HERE. THIS DOCUMENT IS GOING TO HELP PROVIDE THOSE SOURCES OF INPUT, IT IS NOT THE ONLY SOURCE OF INPUT THEY WILL USE. THEY HAVE YOUR RECOMMENDATION FOR THE PLANNING AND ZONING COMMISSION, PUBLIC MEETINGS, STAFF, GUIDANCE , LOOKING AT PLANS AND OFFERING RECOMMENDATIONS AND LOOKING AT ZONING , AND THINGS LIKE THAT TO SAY HERE'S THE DIFFERENCE.

WITH THAT INPUT WHAT THE COUNSELOR WILL DO IS TO MAKE THE ZONING REGULATION , SUBDIVISION REGULATION, IT IS A USEFUL DOCUMENT FOR THE CITY TO KNOW WHAT TO DO RELATED TO FUTURE ITEMS. WORKING WITH THE STEERING COMMITTEE WE HAVE HAD DIFFERENT STEERING COMMITTEE MEETINGS IN THIS ROOM, LOOKING OVER INPUT ACTIVITIES, DRAFTING THE CHAPTER AND TALKING ABOUT THE GUIDING PRINCIPLES. WE HAVE HAD THREE JOINT MEETINGS TO TALK ABOUT THE CITY'S VISION, THE DRAFT VISION STATEMENT. WE HAVE HAD ADDITIONAL WORKSHOPS FOR THE COUNCIL TO LOOK AT FUTURE LAND-USE PLANS, GO THROUGH THOSE DIFFERENT ITEMS .

HERE ARE A COUPLE OF DIFFERENT PHOTOS THAT YOU CAN SEE FROM THE DIFFERENT OPEN HOUSES THAT WE HAD. OPEN HOUSES OF THE CONFERENCE CENTER WHEN WE STARTED TO GET PEOPLE'S INPUT, THEN WHEN WE HAD THE DRAFT WE HAD AN OPEN HOUSE HERE PEOPLE WERE ABLE TO PROVIDE AND PUT IT ON THE RECOMMENDATION. A COUPLE DRAFT HIGHLIGHTS, SEVEN DIFFERENT CHAPTERS, PLAN FRAMEWORK THAT IS REALLY ESTABLISHING FACTS AND FIGURES , OUR LAND-USE CHAPTER WHERE WE HAVE OUR FUTURE LAND-USE PLAN WHICH IS VERY IMPORTANT. WE HAVE ECONOMIC AND PHYSICAL RESILIENCY CHAPTER, TRANSPORTATION CHAPTER, COMMUNITY AND HEALTH , THAT IS LOOKING AT DIFFERENT THINGS ABOUT HOW WE DESIGN THE NEIGHBORHOODS, HOUSING AND NEIGHBORHOODS CHAPTER , AND THEN IMPLEMENTATION , FULL OF USEFUL FACTS AND FIGURES. WE WORKED WITH COUNCIL AND WE HAVE BEEN INCORPORATING THE VISION STATEMENT AND THE RECENT DEACON PRINCIPLES THEY HAVE , THE PLAN HAS A VISION STATEMENT AND WE HAVE GUIDING PRINCIPLES THAT ARE LAID OUT IN THE PLAN AND THESE ARE THE THINGS THAT WE LOOK AT OUR RECOMMENDATIONS, ARE WE ACHIEVING A UNIQUE IDENTITY FOR THE CITY? ARE WE FOCUS ON OPERATIONAL EXCELLENCE? HIGH-QUALITY DEVELOPMENT, BEING A MULTI-GENERATIONAL CITY , ARE WE BEING BUSINESS FRIENDLY AS FAR AS GROWING OUR ECONOMY AND SUPPORTING OUR LOCAL BUSINESSES? WE HAVE AN EXISTING LAND-USE PATENT WHERE WE TAKE A LOOK AT ALL THE EXISTING LAND USES AND THAT HELPS INFORM OUR FUTURE LAND-USE MAP. WE HAVE DIFFERENT WORKSHOPS AT THE COUNCIL TO IRON OUT ALL OF THE DETAILS OF THE FUTURE LAND-USE PLAN. ALL OF THOSE DIFFERENT COLORS ON THE MAP REPRESENT RESIDENTIAL CATEGORIES, DIFFERENT DENSITIES , YOU CAN LOOK AT THE MAP AND SORT OF SEE WERE ALL OF THESE THINGS WILL DEVELOP IN THE FUTURE. WE HAVE A NON-RESIDENTIAL MAP, WE HAVE THOSE IDENTIFIED AND YOU CAN SORT OF SEE THOSE ARE MORE RELATED TO HEIGHT AND INTENSITY

[00:10:04]

AND OF COURSE DWELLING UNITS PER ACRE. EVERYTHING IS NICELY DESIGNED IN THIS DASHBOARD , YOU CAN SEE WHAT ALL OF THESE DIFFERENT COLORS ON THE MAP MEAN. WE HAVE A LAND-USE DESCRIPTION, WHAT THE PURPOSE OF IT IS , THE FORM, WHAT DOES THE NEIGHBORHOOD LOOK LIKE? DIFFERENT LAND-USE MIXES , DIFFERENT CHARACTERISTICS, DENSITY , THIS EXAMPLE, THE COUNTRY MODULE, PARKING, OUR BLOCK DESIGN AND LASTLY WHAT WE HAVE HERE IS OUR DEVELOPMENT. WHEN WE TALK ABOUT LAND-USE, WHAT THE LAND IS SUPPOSED TO BE USED FOR IN THAT DISTRICT, YOU CAN SEE THE CHART HERE INDICATING THE THINGS THAT ARE APPROPRIATE IN THAT LAND-USE PROJECT . AND HERE'S A SUMMARY TABLE THAT SHOWS ALL OF OUR DIFFERENT DISTRICTS AND WHAT THE DIFFERENT TYPES OF USES THAT ARE APPROPRIATE. ALL OF THIS LEADS INTO POPULATION PROJECTION. ONCE ALL OF THE LAND IS BUILT OUT IT WILL BE ABOUT 140,000 PEOPLE , IN THE TOWN, TAKE THAT AND TAKE A LOOK AT DIFFERENT THINGS. WHEN WE LOOK AT ECONOMIC DATA THIS IS JUST SHOWING SOME REGIONAL GROWTH RATES. YOU CAN SEE OUR WHOLE REGION IS GROWING A LOT COMPARED TO OUR NEIGHBORS. WE LOOK AT MEDIAN HOUSEHOLD INCOME WHEN WE LOOK AT SOME OF OUR SURROUNDING COMMUNITIES, WE HAVE A HIGH HOUSEHOLD INCOME OR TO OUR NEIGHBORS . LOOKING AT SOME OTHER ECONOMIC RELEVANT DATA , WHEN WE TAKE A LOOK AT MEETING THE SALE PRICE FOR A HOME EVERYTHING IS GETTING MORE EXPENSIVE, VALUES ARE RISING. YOU CAN SEE THAT HERE WITH THE FACTS AND FIGURES. THE SETTLING OF THE NETWORK OF ROADS, WHERE DIFFERENT ROAD TYPES WILL BE PLACED. LOOKING AT ELEMENTS IN OUR COMMUNITY CHARACTER, DO HAVE ACCESS TO HEALTHCARE SERVICES? FOOD SERVICES, ARE YOU CLOSE TO A GROCERY STORE? YOU CAN SEE THE TYPES OF THINGS THAT DIFFERENT NEIGHBORHOODS WOULD NEED AND PROVIDE. LOOKING AT TRAILS AND PARKS, -- IRONING OUT ALL THOSE DETAILS. HOUSING POLICY, ONE OF THE LAST THINGS HE WORKED OUT WITH THE COUNCIL, TAKING A LOOK AT THE FUTURE RATIO OF DIFFERENT HOUSING TYPES. YOU CAN SORT OF SEE THE HOUSING POLICY, MOVING FORWARD IF YOU TAKE THE RATIO OF ALL THE CURRENT HOUSING TYPES THAT WE HAVE , HOW DO WE WANT TO SEE THOSE CHANGE IN THE FUTURE? YOU CAN SEE GETTING MORE SINGLE-FAMILY TYPES DECREASE AND MULTI-FAMILY , EXCEPT THERE IS A DIFFERENCE IN THE VERTICAL MIXED USE MULTI-FAMILY , WHICH YOU WOULD HAVE DOWNTOWN . AND THEN ASSISTED LIVING, AN INCREASE IN THAT. MOVING ON TO IMPLEMENTATION, DIFFERENT WAYS TO IMPLEMENT ALL OF THESE RECOMMENDATIONS THAT WE HAVE, THERE 158 ACTIONS IN THE PLAN THAT WE HAVE SUMMARIZED AND THERE IS A TABLE WHERE YOU CAN LOOK AT THAT TO BE ABLE TO REALLY HAVE A TO DO LIST THAT THE CITY NEEDS TO BE WORKING ON. WITH THAT WHAT WE WOULD DO IS TURN THAT BACK OVER FOR YOU, IF YOU HAVE ANY QUESTIONS WE WOULD LOVE TO ANSWER THAT AND REALLY LOOK TONIGHT, IF EVERYTHING LOOKS TO BE IN ORDER COME WHAT WHAT WE WOULD LIKE TO DO IS TO TAKE TO THE COUNCIL YOUR RECOMMENDATION AND LET THEM CONSIDER ADOPTION OF THE CONFERENCE AND PLAN, WE ARE HAPPY TO ANSWER ANY QUESTIONS.

>> YOU MENTIONED A POPULATION OF ONE 40,000, WHAT YEAR ARE

YOU TALKING ABOUT? >> DO YOU HAVE THAT NUMBER RIGHT HAND? OH, YES, THAT IS RIGHT. SO, WE GET CLOSE TO THAT AROUND 2070 , WE ARE OFF FROM THAT TIME, THAT IS OFF INTO THE FUTURE. WHEN WE LOOK AT THOSE NUMBERS IT IS NEVER A STRAIGHT LINE, YOU CAN SORT OF SEE THIS S CURVE , IT IS EVER HARD TO REACH THAT AS LAND BECOMES MORE SCARCE, BUT WE WOULD BE LOOKING AT INTO THE FUTURE AT LEAST 50 YEARS BEFORE WE HIT THAT

NUMBER. >> AND THIS IS A 10 TO 20 YEAR PLAN? SO, WE ARE NOT PLANNING FOR 2070.

>> CORRECT. >> THE LAND-USE DEFINITIONS , OR ANY OF THOSE CHANGED IN SIGNIFICANTLY FROM THE PLAN THAT WAS ENACTED IN 2014 AND 2015?

>> I WOULD SAY NO. WE DID CONSOLIDATE SOME OF THE LAND USE CATEGORIES, WE LOWER THE DENSITIES , THAT WAS ONE OF THE LAST THINGS WE WERE WORKING OUT WITH THE COUNCIL DURING THAT

[00:15:01]

WORKSHOP . AS FAR AS THOSE CATEGORIES IN THE DENSITIES , THOSE GOT LOWERED OVERALL, BUT NO CHANGES TO THE DEFINITIONS.

WE DO HAVE DIFFERENT , YOU WILL SEE , HOLD ON , LIKE THIS TABLE , YOU CAN SEE THAT WE HAVE A BREAKDOWN OF STANDALONE, MULTI-FAMILY, LESS THAN EIGHT UNITS AND GREATER THAN EIGHT UNITS, THAT IS ONE OF THE MARKERS.

>> WHAT ARE THE ZONES THAT WE CURRENTLY HAVE AS --?

>> YOU COULD DO COMMUNITY RETAIL AS GENERAL, COMMERCIAL, OR NEIGHBORHOOD SERVICES. ONE OF THE ELEMENTS WE ALSO DID WAS , SORT OF IN THIS LAND-USE MIX, WHEN WE LOOK AT THE COUNTRY MODULE , THAT IS A LARGE AREA WE ARE TRYING TO PLAN FOR, IF YOU DO HAVE NEIGHBORHOOD SERVICES , SOME COMMERCIAL RESIDENCES OR BUSINESSES THAT WILL TRY TO DEVELOP IN THAT YELLOW AREA, WE HAVE FLEXIBILITY TO SAY, IF YOU TOOK ALL THE ACREAGE IN THIS YELLOW AREA THAN WE WOULD SET ASIDE FOR NON-RESIDENTIAL BECAUSE WE DON'T NECESSARILY WANT , IT IS A LOT OF AREA AND WE DON'T KNOW WHAT PROPERTY OWNERS ARE GOING TO WANT TO DEVELOP VARIED THERE'S FLEXIBILITY SO YOU CAN JUDGE, ARE WE AT THE CORNER OF AN INTERSECTION? IS THERE INFRASTRUCTURE TO SUPPORT THESE TYPES OF THINGS, THERE IS FLUX ABILITY BUT TO GO BACK TO YOUR QUESTION IT COULD FIT UNDER THE NEIGHBORHOOD SERVICES OR GENERAL COMMERCIAL.

>> OKAY. WE OFTEN HAVE PEOPLE COME FORWARD WITH -- , HOW THAT

APPLY HERE AS WELL? >> SO, WITH THE URBAN VILLAGE WHAT WE CAN TAKE A LOOK AT IS , WE CAN TAKE A LOOK AT --, ALSO THE NEWTOWN IS WHERE THAT IS CONSIDERED AND YOU CAN SEE THAT SOMEWHAT, IF WE ARE TAKING A LOOK AT OUR VERTICAL MIXED USE, THAT IS PRIMARILY WHERE WE WOULD SEE SOME OF THE URBAN TYPE VILLAGE DEVELOPMENT HERE. WHY WE DID NOT REALLY ADD MORE RESIDENTIAL BECAUSE IT IS JUST MARKING WHERE IT CURRENTLY IS ON THE MAP . IT IS ONE OF THOSE AREAS WHERE RE-DEVELOPING THE DENSITY WILL GO ALONG WITH WHAT THE EXISTING DENSITY IS RIGHT

NOW. >> OKAY, THANK YOU.

>> OTHER QUESTIONS? >> YOU MENTIONED THE DENSITY CHANGE AND SOME OF THE CATEGORIES ARE COLLAPSED , WHAT ARE THE DIFFERENCES BETWEEN THIS ONE AND THE PREVIOUS PLAN?

>> SINCE WE ARE TALKING ABOUT SOME OF THE DENSITIES, WE LOWER THE DENSITIES, IT IS A BIT MORE BECAUSE WE HAD A LOT OF OVERLAP , WE PROVIDED SOME RANGES TO PROVIDE FLEXIBILITY. AND FROM THE PREVIOUS PLAN, THE HOUSING POLICY, I WOULD SAY UPDATE THE FUTURE MAP IS NUMBER ONE AND THEN NUMBER TWO IS , HOLD ON, LET ME SKIP TO IT. IT IS WORKING OUT WITH THE COUNCIL A VISION FOR THE HOUSING POLICY. RIGHT NOW THERE IS A HOUSING POLICY THAT IS SAYING, 10% MAX ON MULTI-FAMILY DEVELOPMENT. WE NEED TO GROW THE SINGLE-FAMILY BASE FOR ADDING MORE MULTI-FAMILY IN THERE BECAUSE YOU CAN SEE RIGHT NOW WE ARE AT 12%. THAT WAS PROBABLY ONE OF THE BIGGEST THINGS WORKING OUT WITH THE COUNCIL TO SAY, WHAT DO THESE RATIOS NEED TO LOOK LIKE? AND MOVING FORWARD WHAT DO WE WANT TO SEE? WE WANT TO ENCOURAGE MORE SINGLE-FAMILY DEVELOPMENT , DIFFERENT OPTIONS FOR SINGLE-FAMILY . VERTICAL MIXED USE. BY DEFINITION THERE IS MULTIFAMILY OR THAT IS MULTI-FAMILY BUT WHEN WE TAKE A LOOK AT THE DIVISION FOR DOWNTOWN OF PEOPLE LIVING, WORKING, WHAT TYPE OF RESIDENCES WILL WE HAVE DOWNTOWN, IT WILL BE MORE THAT VERTICAL MIXED USE, BUSINESSES AT THE BOTTOM WITH RESIDENTIAL LIVING ON TOP. THAT IS A SMALL INCREASE THAT WE HAVE HERE AND ALSO WE TALKED A LOT ABOUT ASSISTED-LIVING AS WELL BECAUSE ASSISTED-LIVING WAS ALSO FALLING UNDER MULTI-FAMILY BUT I GUESS WE WILL HAVE MORE PEOPLE RETIRING AND ADDING PLACES TO LIVE HERE AND IN THE CITY WE WANT PEOPLE TO RETIRE HERE. WE WANT A WAY TO ACCOMMODATE THAT TYPE. WE ENVISION INCREASING THAT AMOUNT OF HOUSING STOCK THAT WE HAVE IN THE CITY. THOSE ARE PROBABLY

[00:20:01]

THE TWO BIGGEST ONES. >> I APPRECIATE YOU PULLING OUT THE ASSISTED-LIVING BECAUSE THAT IS ONE THING I WAS

CONFUSED BY. >> I AGREE WITH THAT. DID WE FINALIZE WITH THE TOWNHOMES LANDED? ARE THOSE MULTI-FAMILY?

>> YEAH. >> OKAY.

>> OTHER QUESTIONS? >> YOU JUST SAID IT IS MULTI-FAMILY BUT SINGLE-FAMILY ATTACHED AS OPPOSED TO

SINGLE-FAMILY DETACHED. >> WE WOULD HAVE DIFFERENT DUPLEX OPTIONS BECAUSE WE TALKED ABOUT THIS A LOT , ONE OF THE THINGS WE WERE TRYING TO TAKE A LOOK AT IS YOU CAN STILL HAVE ON A DUPLEX, TYPICALLY YOUR LOT LINE RUNS DOWN THE MIDDLE OF THE BUILDING. IT IS SINGLE-FAMILY ATTACHED BUT IT IS ALSO SINGLE LOT OWNERSHIP , THAT IS SOME OF THE PRIMARY DIFFERENCES THAT WE ARE TAKING A LOOK AT. BECAUSE WHEN YOU LOOK MORE GLOBALLY , NOT IN THE PLAN , TOWNHOUSES, ROWHOUSES, THAT CAN MEAN A LOT OF DIFFERENT THINGS WHEN WE TRY TO DEFINE IT HERE AND WE ARE FOCUSING MORE ON DUPLEXES . BUT KEEPING IT AT THE CURRENT PERCENTAGE THAT WE HAVE RIGHT NOW, IT IS NOT REALLY INCREASING OUR SINGLE-FAMILY VERTICAL MIXED USE OR ASSISTED-LIVING.

>> SO, DUPLEX'S ARE NOT MULTI-FAMILY?

>> CORRECT. >> THEY ARE IN SINGLE-FAMILY

ATTACHED? >> CORRECT.

>> ANOTHER QUESTION? >> I WANT TO CLARIFY , OUR ZONING ORDINANCE DOES NOT CAUSE ANYTHING -- WHEN WE UPDATE THE ZONING ORDINANCE WE WILL TAKE A LOOK AT THAT .

>> OKAY. I DON'T HAVE ANYBODY SIGNED UP TO SPEAK. WITH THAT I WOULD ENTERTAIN A MOTION TO CLOSE THE PUBLIC HEARING.

UNIQUE ACTION ON THIS . >> A RECOMMENDATION FOR CITY

COUNCIL. >> OKAY, THE FLOORS OPEN.

>> I MAKE A MOTION TO APPROVE.

>> ALL RIGHT, WE HAVE A MOTION AND A SECOND TO APPROVE, ANY FURTHER DISCUSSION? ALL IN FAVOR, AYE. ANY OPPOSED? UNANIMOUS . OKAY. WE WILL MOVE TO ITEM SEVEN, CONDUCT PUBLIC

[007 Conduct a public hearing and consider and act upon an ordinance amending the City of Midlothian Zoning Ordinance, by further amending Planned Development-146 (PD-146) by granting a Specific Use Permit for a Convenience Store with Gasoline Sales with site plan, elevations, landscape plan and signage. The property is generally located between Highway 287 and Old Fort Worth Road. (SUP11-2024-052)]

HEARING ON PUBLIC ORDINANCE -- PERMIT FOR A GAS STATION -- THE PROPERTIES LOCATED BETWEEN HIGHWAY 287 AND OLD FORT WORTH ROAD . SO, WE WILL OPEN THE PUBLIC HEARING BUT IT WILL BE CONTINUED TO THE NEXT SCHEDULED

MEETING? >> THAT IS CORRECT.

>> ACTUALLY WE DO NEED A MOTION TO CONTINUE THE PUBLIC HEARING.

>> DOING? OKAY. >> ARE WE DOING THE TESTIMONY NOW IF THERE PEOPLE HERE TO SPEAK TODAY? MAYBE THERE IS

NOBODY TO SPEAK TODAY . >> THEY WILL NOT BE A PRESENTATION TONIGHT , THE PLAN IS TO NOT TAKE TESTIMONY

[00:25:04]

TONIGHT BUT CONTINUE IT AT THE NEXT MEETING.

>> UNDERSTOOD. >> DO WE HAVE A MOTION AND A SECOND?

[008 Conduct a public hearing and consider and act upon an ordinance amending the zoning from Agricultural (A) to a Planned Development (PD) zoning district to allow for General Professional (GP) use and development on +/- 2.86 acres being out of Country East Estates Lots 1, 2A, 3, 4, and +/- .64 acres being out of the Benjamin Monroe Survey, Abstract 700. The property is generally located on the south side of FM1387 and is generally known by the following street numbers: 2330, 2428, 2468, 2498, and 2628. (Z17-2024-73)]

>> AYE. >> PUBLIC MEETING , I NEED A MOTION TO CONTINUE THIS UNTIL

THE NEXT MEETING. >> AND ALSO FOR CLARITY FOR THIS REQUEST, THE APPLICANT HAS REQUESTED TO BE CONTINUED BECAUSE OTHER PEOPLE MAY BE JOINING ON THE RECORD AND IF OTHER PEOPLE DO JOIN WE WILL RE-NOTICE ALL PROPERTY OWNERS BECAUSE THAT WILL CHANGE THE BOUNDARY OF THE AREA TO BE

RE-ZONED. >> I WILL MAKE A MOTION TO CONTINUE WITH THE STIPULATION --

>> AND THE APPLICANT HAS MADE AWARE THAT THAT IS A VERY

POSSIBLE OUTCOME. >> DO HAVE A MOTION AND A

SECOND? ALL IN FAVOR, AYE? >> AYE POINT

[009 Conduct a public hearing and consider and act upon an ordinance relating to the use and development of 33.339+ acres in the JT Rawls Survey, Abstract No. 933, by changing the zoning from Planned Development No. 4 (PD-4) District to a Planned Development (PD) District for Community Retail (CR) District uses; adopting development regulations including a conceptual site plan, sign elevations, and, landscape plan. The property is generally located on the south side of West Main Street, west of State Highway 67 and northeast of US Highway 287. (Z16-2024-66)]

>> ITEM NINE IS TO CONSIDER -- ADOPTING DEVELOPMENT USE REGULATIONS AND CENTRAL SITE PLANS , THE PROPERTIES LOCATED ON THE SOUTH SIDE OF HIGHWAY 67 -- I WILL OPEN THE PUBLIC HEARING AND MAKE A MOTION TO CONTINUE THIS UNTIL THE NEXT MEETING.

>> THIS WILL BE TABLED TO A FUTURE DATE, NOT NECESSARILY

THE NEXT MEETING. >> TO A FUTURE DATE.

>> IT WILL BE TABLED UNTIL THE APPLICANT IS READY TO COME BACK AND SIMILAR TO THE PREVIOUS CASE.

>> DO I HAVE A MOTION TO CONTINUE? DO I HAVE A MOTION IN THE SECOND? ALL IN FAVOR, AYE .

>> AYE. >> PASSES UNANIMOUSLY. ITEM 10

[010 Conduct a public hearing and consider and act upon an ordinance amending the regulations of Planned Development-98 (PD-98) by amending the language including but not limited to parking. The property is generally located on the northeast corner of South Walnut Grove Road and FM 1387. (Z18-2024-74)]

LIMITED TO -- ON THE NORTHEAST CORNER OF -- 1387.

>> GOOD EVENING . THE APPLICANT IS HERE TONIGHT IF YOU HAVE ANY QUESTIONS. WITH THIS REQUEST YOU MAY REMEMBER IN MARCH OR APRIL OF THIS YEAR THIS WAS AMENDED AT THE NORTHEAST CORNER OF WALNUT GROVE AND 1387 FOR A DEVELOPMENT THAT PRIMARILY IS ANCHORED BY THAT -- GROCERY STORE AND THINGS HAVE PROGRESSED SINCE THE ZONING, THERE HAS BEEN A NEED TO AMEND THE LANGUAGE IN THE PARKING REQUIREMENT . THE ISSUE IS THIS IS THE CONVENIENCE STORE LIGHT , FOR REFERENCE LOT 10 AND LOT RETAIL BUILDING. WHAT THEY BASICALLY ASKED FOR IN AMENDING THIS PARKING LANGUAGE IS TO REMOVE LOTS FIVE AND SIX FROM THE SHARED PARKING AGREEMENT REQUIREMENT THAT WAS PROVING PROBLEMATIC FOR THE CONTRACT AGREEMENT THAT THEY WERE LOOKING INTO. I WILL AT THE APPLICANT SPEAK MORE TO HIS CONTRACT BUT STAFF DOES SUPPORT THIS AMENDMENT , PART OF THE SITE WAS OVER-PARKED TO BEGIN WITH. STAFF DOES NOT ANTICIPATE

[00:30:02]

AN ISSUE WITH THE PARKING. SO, AGAIN , WE RECOMMEND APPROVAL, HAPPY TO ANSWER ANY QUESTIONS. THE APPLICANT IS HERE TO SPEAK

TO MORE DETAIL IF NEEDED. >> ANY QUESTIONS TO THE APPLICANT? ALL RIGHT. IF THE APPLICANT WILL COME UP AND INVITE YOURSELF AND YOUR ADDRESS.

>> GOOD EVENING, I AM ROBERT HORTON WITH HORTON TX, THE DEVELOPERS OF THE PROJECT. I GUESS THE MAIN ISSUE HERE IS THAT THE GROCERY STORE AND THE GAS STATION OR UNDER 20 YEAR LEASES, THEY ARE LOCKED IN FOR 20 YEARS, THERE ARE NO ADJUSTMENTS OF TENANTS, THEIR LEASES REQUIRES OTHER PARKING IS NOT SHARED WITH OTHERS, IS IT DESIGNATED . IN THE PROCESS OF DOING THIS AND TRY TO GET THE LAND PURCHASED AND THE ZONING CHANGED IN THE LEASE IS SIGNED , THIS IS AN OVERSIGHT AND IT WAS NEVER IN TENDED TO BE A SHARED PARKING AGREEMENT .

DIFFERENT THAN THE STRIP CENTER WHICH YOU HAVE DIFFERENT TENANTS AND THE PARKING DEMAND COULD CHANGE AS TIME GOES ON.

WE DON'T THINK THE STORAGE WILL CHANGE AT ALL, WE WOULD LIKE TO TAKE THE GROCERY AND THE FUEL OUT OF THIS REQUIREMENT BECAUSE WE KNOW LONG-TERM WITH THE USE IS GOING TO BE. WITH THE EXCEPTION OF STORAGE EVERYTHING IS OVER-PARKED BY CITY STANDARDS. CURRENTLY. THAT IS THE REQUEST.

>> QUESTIONS TO THE APPLICANT? OKAY, THANK YOU, SIR.

>> THANK YOU. >> WE HAVE NOBODY SIGNED UP FOR THIS ITEM , STAFF, ANYTHING ELSE?

>> NO, SIR. >> I WILL MAKE A MOTION TO CLOSE THE PUBLIC HEARING. ALL IN FAVOR, AYE? OPPOSED? OKAY.

THE FLOOR IS OPEN FOR DISCUSSION . DO WE HAVE A MOTION AND A SECOND TO APPROVE ITEM 10? ALL IN FAVOR, AYE.

>> AYE . >> UNANIMOUS.

[011 Conduct a public hearing and consider and act upon an ordinance for a Specific Use Permit (SUP) authorizing an exception Section 4.6017 of the Zoning Ordinance relating to building monument signs installed on Lot 1, Block A of Oncor Southwest Midlothian, commonly known as 5757 Forbes Road. The property is presently zoned Planned Development No 169 (PD-169). (SUP17-2024-80)]

>> THANK YOU. >> OF THE ZONING ORDINANCE RELATED TO BUILDING MONUMENT SIGNS --

INAUDIBLE ] >>

>> OKAY. >> AS MENTIONED THIS IS A REQUEST FOR A SPECIFIC USE PERMIT. IT IS ACTUALLY FOR A SECOND MONUMENT SIGN ON BLOCK A , LOT 1, FOR ENCORE . THIS IS A LOCATION MAP OF WHERE THE FACILITY IS LOCATED. AS YOU CAN SEE ON THE SITE PLAN , THE LITTLE CIRCLE UP IN THE CORNER IS WHERE THEY ARE REQUESTING THE SECOND MONUMENT SIGN. ONE IS ALREADY APPROVED , EACH OF THE MONUMENT SIGNS WOULD BE FIVE FEET IN HEIGHT , THEY WILL BE EXTERNALLY LIT WITH A SIGN FACE OF 4.5 SQUARE FEET . THE SECOND MONUMENT SIGN THAT IS PROPOSED WILL MATCH THE EXACT MONUMENT SIGN THAT WAS APPROVED IN THE PLAN OF ELEMENT DOCUMENTS. PER OUR ZONING ORDINANCE THE PROPERTY IS ALLOWED TO HAVE A SECOND MONUMENT SIGN, AS LONG AS THE BUILDING IS TWO OR MORE PUBLIC ENTRANCES THAT FACE THE TWO PUBLIC ROADS WITH A MAXIMUM SIGN AREA FOR 40 SQUARE FEET. THE APPLICANT IS MEETING ALL OF HIS CRITERIA BUT A SPECIFIC USE PERMIT WOULD HAVE TO BE APPROVED. STAFF IS RECOMMENDING APPROVAL .

>> QUESTIONS? >>

>> AS MENTIONED HERE THEY CAN DO IT WITH APPROVAL OF A

SPECIFIC USE PERMIT. >>

>> OKAY, OTHER QUESTIONS? DOES THE APPLICANT HERE WANT TO SPEAK? I HAVE NOBODY ELSE SIGNED UP TO SPEAK. YOU, SIR ?

DID YOU WANT TO SPEAK? >>

[00:35:06]

>> MOTION TO CLOSE THE PUBLIC HEARING.

>> SECOND. >> EMOTION A SECOND, ALL IN

FAVOR, AYE. >> AYE.

>> OKAY. ALL RIGHT. >> A MOTION TO APPROVE AS

PRESENTED. >> ALL IN FAVOR, AYE.

>> AYE. >> UNANIMOUS.

[012 Conduct a public hearing and consider and act upon an ordinance for a Specific Use Permit (SUP) for a “secondary dwelling” relating to the use and development of Lot 29, Block G, of Four Trees Estates, commonly known as 4010 Underwood Lane, City of Midlothian, Ellis County, Texas. The property is presently zoned Planned Development 77 (PD-77) District and is located on ±1.61 acres. (SUP16-2024-77)]

THE APPLICANT HAS REQUESTED ITEM 12 BE REFERRED TO A FUTURE DATE. ANYONE WHO IS HERE TONIGHT THAT SIGNED UP TO SPEAK CAN HAVE AN OPPORTUNITY TO DO SO AND WE WILL HAVE A NOTICE THAT WILL GO INTO THE RECORD. SO, WE WILL MOVED ITEM FOR TEEN

[013 Conduct a public hearing and consider and act upon an ordinance for a Specific Use Permit (SUP) for a “secondary dwelling” relating to the use and development of Lot 5, Block 12, of Ashford Prairie Estates, commonly known as 3651 Shiloh Road, City of Midlothian, Ellis County, Texas. The property is presently zoned Planned Development 15 (PD-15) District and is located on ±1.701 acres. (SUP14-2024-75)]

, ITEM 13 .

A SPECIFIC USE PERMIT FOR A SECONDARY DWELLING UNIT FOR 3651 SHILOH ROAD. THIS IS A LOCATION MAP, IF THIS LOOKS FAMILIAR, IT SHOULD. THIS CASE WAS BEFORE YOU IN JUNE OF 2024.

THEY CAME IN JUNE ASKING FOR A SEPARATE SEPTIC FOR THEIR SECONDARY PLUMBING UNIT. THE APPLICANT BEGAN CONSTRUCTION OF THE SECONDARY DWELLING UNIT AND RETURNED WITH THIS REQUEST TO ALSO HAVE A SEPARATE ELECTRIC METER . DURING CONSTRUCTION THE ELECTRICIAN FOUND THAT A SEPARATE METER WOULD BE NECESSARY . THE APPLICANT DID PROVIDE A LETTER FROM HIS ELECTRICIAN STATING THAT THEY WOULD NEED TO GO THROUGH THE PRIMARY STRUCTURE IN ORDER TO REMAIN ON ONE METER, ALSO THEY WOULD POSSIBLY HAVE TO TEAR UP THE CONCRETE, DISRUPT THE POOL AND SPRINKLER LINES, AND IT WOULD HAVE A SIGNIFICANT, LARGER COST. HERE IS THE ARIEL OF THE PROPERTY. AGAIN , SURE .

THESE OTHER REGULATIONS THAT ARE SET FORTH FOR SECONDARY DWELLING UNITS. AS YOU CAN SEE HE IS REQUESTING TWO, ONE OF WHICH HAS BEEN APPROVED IN THE PREVIOUS SPECIFIC USE PERMIT.

ELEVATIONS HAVE NOT CHANGED SINCE THE LAST REQUEST . WE HAVE RECEIVED ZERO LETTERS OF OPPOSITION FOR THIS REQUEST .

IN THE LAST THREE YEARS CITY COUNCIL HAS RECEIVED FOUR DIFFERENT REQUEST FOR SEPARATE METERS , THEY HAVE APPROVED 100% OF THOSE REQUESTS , ONE OF THOSE REQUESTS WAS ALSO REQUESTING A SEPARATE SEPTIC AS WELL. SO, STAFF DOES RECOMMEND APPROVAL AND I WILL STAND FOR ANY QUESTIONS.

>> QUESTIONS FROM THE STAFF? OKAY, IS THE APPLICANT PRESENT, DO THEY WISH TO SPEAK? NO, OKAY. I DON'T HAVE ANYBODY SIGNED UP SO I WILL ENTERTAIN A MOTION TO CLOSE THE PUBLIC

HEARING. >> I WILL MAKE A MOTION TO

CLOSE THE PUBLIC HEARING. >> SECOND.

>> EMOTION AND A SECOND, ALL IN FAVOR, SAY AYE.

>> AYE. >> I HAVE A COMMENT THAT THE REASON WHY WE HAD THE PROVISION ABOUT THE SEPTIC AND COMBINED ELECTRICAL IS TO PREVENT OPERATIVE THAT CAN BE

[00:40:03]

SUBDIVIDED FOR LATER USE. THERE IS NO WAY TO CUT THE LOCKS UP, THE PROBLEM IS DRAFTING LANGUAGE , I THINK EVEN THOUGH WE ARE PROVING THESE IT IS A GOOD PROCESS TO HAVE AND FOR THAT REASON I AM MOVED TO ACCEPT THIS AS PRESENTED BY

STAFF. >> APPROVED.

>> DO WE HAVE A MOTION? >>

>> SURE. >> OKAY, THANK YOU. I SECOND

HIS MOTION. >> WE HAVE A MOTION TO SECOND ,

ALL IN FAVOR, AYE? >> AYE.

>> UNANIMOUS . ITEM 14. CONDUCT A PUBLIC HEARING TO CONSIDER AN

[014 Conduct a public hearing and consider and act upon an ordinance for an amendment to an existing Specific Use Permit (SUP) for Love’s Truck Stop, relating to the use and development of an expansion and signage. The property is on Lot 1 of the S.T. Advisory Corporation Addition, located at 1501 West U.S. Highway 287 and presently zoned Commercial (C) District. (SUP15-2024-076)]

AMENDMENT TO A SPECIFIC PERMIT RELATING TO THE USE AND DEVELOPMENT , EXPANSION COMIC SIGNAGE --

>> CHAIRMAN, COMMISSIONERS , THE APPLICANT IS REQUESTING STP TO EXPAND THE EXISTING BUILDING , IT IS CURRENTLY USED AS A CONVENIENCE STORE , GAS SALES, AND RESTAURANT . THE EXPANSION OF 777 SQUARE FEET , MOST OF THAT WOULD BE FOR SHOWERS AND LAUNDRY ROOM, THEY DO HAVE EXISTING SHOWERS, THIS IS JUST ADDING TWO HEADS. THEY ALSO ARE CONVERTING THEIR BEER CAVE INTO A STORAGE ROOM , THAT IS 59 SQUARE FEET. IT HAS BEEN IN PLACE SINCE 2002, I BELIEVE. THEY USE IS ADJACENT TO IT ARE ALL DEVELOPED LAND EXCEPT ACROSS THE HIGHWAY, THERE IS QUITE A BIT OF BUFFER THERE . THIS SHOWS THE PLAN AND WHERE THE ADDITIONS WOULD BE . THE LAUNDRY ROOM AND SHOWERS ARE AT THE BACK, AND THE STORAGE AREA IS UP FRONT . THEY ARE MAKING CHANGES TO THE ELEVATIONS ON THREE SIDES. ARBY'S WILL REMAIN THE SAME . THEY ARE NOT INCREASING THE NUMBER OF PARKING SPACES . THEY ARE MAKING IT MORE OF A MODERN LOOK AS FAR AS THE ELEVATIONS ARE CONCERNED. AND REDUCING THE SIGNAGE, SO , WHAT THEY ARE PROPOSING FOR THE SIGNAGE IS 263 SQUARE FEET VERSUS 476. IT STILL REQUIRES A VARIANCE BUT IT IS A REDUCTION IN THE REQUEST. THIS SHOWS THE PORTION THAT FACES MAIN STREET , THIS IS THE AREA THAT FACES MAIN STREET, AND THIS IS THE AREA THAT FACES THE TIRE SHOP . WE SENT SIX NOTICES OUT TO PROPERTY OWNERS, WE DID NOT HEAR BACK FROM ANY OF THE ADJACENT PROPERTY OWNERS. WE DO HAVE REPRESENTATIVES THAT FLEW INTO SPEAK IF YOU HAVE

QUESTIONS OF THEM. >> MY BIGGEST CONCERN IS , AND IS ALWAYS A QUANDARY HOW THEY GOT THOSE SIGNS OUT THERE BECAUSE WE STARTED WITH BROOKSHIRE BUILT IN 2002 AND PUTTING A STOP TO THOSE POLL SIGNS , IT LOOKS LIKE THEY GOT THE ORIGINAL IN 2002 AND WE DID NOT REALLY GET THE ORDINANCE IN PLACE TILL A COUPLE OF YEARS LATER . AS A POLICY WE'D GONE AWAY FROM POLL SIGNS AND REALLY REJECTED POLL SIGNS. ARE WE GETTING RID OF ANY OF THE POLL SIGNS?

>> NO, JUST THE WALL SIGNS ARE GETTING REDUCED. AND IT ACTUALLY GOT APPROVED 2001 , 2002 IS WHEN THE BUILDING WAS

CONSTRUCTED >> OKAY. THEY ARE THE LAST REAL POLL SIGNS WE HAVE IN THE CITY, IS THERE A POSSIBILITY IN

[00:45:03]

COMPROMISE THEY WOULD GET RID OF ONE OR TWO OF THOSE?

>> I THINK THAT'S PROBABLY , YEAH. OKAY.

>> OTHER QUESTIONS? OKAY. DOES THE APPLICANT PRESENT WISH TO SPEAK? OKAY, COME UP AND IDENTIFY YOURSELF.

>> HELLO I AM WITH -- AND I'M AN ARCHITECT FOR THE APPLICANT.

ABOUT THE POLL SIGNS THAT HAVE TO SEE WHAT WE CAN DO BUT I CANNOT GUARANTEE THAT IS A POSSIBILITY, UNFORTUNATELY. I WILL SAY WE'VE HAD THIS DISCUSSION WITH KROGER AND ALL THE NEW DEVELOPMENTS AND THEY CONTINUALLY INSIST ON US OUTDATED IDEA THAT THEY NEED 64 SIGNS, AND LARGER AND RIGHT NOW THEY ARE FAR LARGER THAN THAT. I THINK WITH MODERN TECHNOLOGY PEOPLE RELY LESS AND LESS ON SIGNAGE AND THEY DON'T NEED THOSE SIGNS. I THINK THIS SHOULD BE A STRONG ITERATION TO BE A GOOD NEIGHBOR AND CONSIDER TO LOWER, REMOVE OR REPLACE THOSE SIGNS AND MONUMENT SIGNS THAT KEEP IN LINE WITH THE

COMMUNITY WE HAVE NOW. >> OKAY. IF THERE ANY OTHER QUESTIONS I CAN ANSWER THEM NOW.

>> ANY OTHER QUESTIONS? >> YOU RX BANDING ON EXISTING SERVICES. RIGHT NOW THERE IS NO ADDITIONAL PARKING AND TRUCKERS ARE PARKING ON THE ROAD IN FRONT AS WELL AS A SERVICE ROAD TO THE SITE. THERE HAS BEEN SEVERAL ACCIDENTS IN FRONT OF YOUR STORE. YOU'RE BRINGING MORE PEOPLE IN BUT NOT EXPANDING THE PARKING, HELP ME UNDERSTAND.

>> PART OF THE IDEA WITH THAT IS THAT WITH ADDING SHOWERS , WELL THE LAUNDRY IS ALREADY EXISTING WE ARE JUST RE-LOCATING IT, THE SHOWERS WILL HELP TRUCKERS GET IN AND OUT. I WAS NOT AWARE OF ANY OF THE ACCIDENT THAT HAPPENED OR THE ISSUES WITH THE TRAFFIC, THAT WAS JUST BROUGHT TO MY ATTENTION. I CAN SEE WHAT OUR CLIENT IS WILLING TO DO ON IT, I JUST DON'T HAVE A SAY ON WHAT EXACTLY THEY CAN PROVIDE FOR THAT SOLUTION, AT THIS TIME.

>> OKAY. OTHER QUESTIONS OF THE APPLICANT?

>> I'M SORRY, DO YOU WANT AT THAT? THE PARKING IS BASED ON THE SQUARE FOOTAGE OF THE BUILDING, SO, THEY JUST RIFFING CALCULUS THE SQUARE FOOTAGE AND THEY ARE STILL IN COMPLIANCE WITH THE PARKING REQUIREMENTS .

>> PROBLEM, NOT A PASSENGER PARKING PROBLEM AND ANYONE WHO SAYS THERE IS NOT IS PUTTING THEIR HEAD IN THE SAND, IT IS A MASSIVE ISSUE. YOU'RE BRINGING IN MORE SHOWERS, MORE PEOPLE, THAT IS MORE TRUCKERS. I AM FINE WITH THAT BUT THAT IS A PROBLEM FOR PARKING AND THAT IS THE GATEWAY ENTRANCE TO OUR

CITY. >> OKAY. I CAN SEE WHY THAT IS A CONCERN. I CAN DISCUSS THAT WITH LOVES AND VERIFY WHAT EXACTLY THEY CAN DO OR WHAT THEY ARE PROPOSING TO DO I JUST UNFORTUNATELY DON'T HAVE ANY SAY OUTSIDE OF THE BUILDING ITSELF RIGHT NOW. BUT I WILL BRING THAT TO THEIR ATTENTION.

>> OKAY, THANK YOU, SIR. >> THANK YOU.

>> I WILL ENTERTAIN A MOTION TO CLOSE THE PUBLIC HEARING.

>> I WILL MAKE A MOTION TO CLOSE THE PUBLIC HEARING.

>> SECOND. >> A MOTION AND A SECOND, ALL

IN FAVOR, AYE. >> AYE.

>> I HAVE A COUPLE OF DISCUSSION ITEMS , I RAISED MY CONCERN ABOUT THE SIGNAGE AND THE PROBLEM WITH THE POLE SIGNS AND THE UNWILLINGNESS TO CHANGE THAT WHICH IS OUT OF CHARACTER IN THE 20 YEARS SINCE THE PROJECT WAS DONE. WE HAVE CONSISTENTLY, WITH KROGER AND SEVERAL OTHER DEVELOPMENTS WE HAVE HAD THIS FIGHT AND I WANT TO STRESS THAT KEEPING WITH THE ZONING FOR THIS IS A TRUCK STOP IS NO LONGER CONSISTENT WITH THE BEST USE OF THIS PROPERTY , WE REJECTED A PILOT APPLICATION 7 TO 10 YEARS AGO FOR A LARGER FACILITY, WE SUGGESTED MOVING THE TRUCK STOP CLOSER TO HER TRUCK TRAFFIC IS IN THE SOUTH SIDE OF TOWN NEAR THE INDUSTRIAL SECTION AND THEY DECLINED . WE DID NOT APPROVE THEIR PERMIT. WE ALSO DECLINED A PERMIT FOR THAT SAME CORNER BECAUSE THAT WOULD BRING HEAVY

[00:50:03]

TRUCK TRAFFIC AND WE HAD A GREAT DEAL OF OPPOSITION FROM OUR COMMUNITY OVER THAT. APPROVING THIS IN MY MIND WOULD BE INCONSISTENT WITH PAST VOTES THIS BOARD HAS TAKEN AND FOR THAT REASON , WILL I WILL LET ANYONE ELSE HAVE FURTHER DISCUSSION BEFORE I MAKE A MOTION. THE TWO

>> I WOULD ASK IF WE CAN MOVE THIS , RATHER THAN TAKING A VOTE ON THIS, SO THEY CAN COME BACK WITH A PARKING SOLUTION

OPTION. >> YOU WANT TO ASK THAT OF THE APPLICANT? OKAY. DOES SOMEBODY WANT TO ANSWER THAT?

>> YOUR CASE TO CONTINUE IT UNTIL NEXT MONTH? WITH A SOLUTION FOR THE PARKING AND THE POLE SITUATION ?

>> YES, WE CAN MAYBE CLEAR UP SOME OF YOUR CONCERNS AND

PROVIDE POTENTIAL SOLUTIONS. >> OKAY. DO YOU WANT TO MAKE THE MOTION? TO CONTINUE THIS CASE .

>> DEFERRED , I WOULD LIKE TO MOTION TO DEFER THE DECISION .

>> OKAY. ANY DISCUSSION? ALL IN FAVOR, AYE. OPPOSED ?

[015 Conduct a public hearing to consider and act upon an ordinance amending the use and development regulations of Planned Development-24 (PD-24) to allow temporary storage containers on the property, being ±27.71 acres of Lot 1, Block A, Walmart Addition, City of Midlothian, Ellis County, Texas., commonly known as 400 N. Highway 67. (Z26-2024- 92)]

UNANIMOUS. ITEM 15 , PLAN DEVELOPMENT TO ALLOW TEMPORARY STORAGE CONTAINERS ON THE PROPERTY --

>> GOOD EVENING , AGAIN. WITH THIS REQUEST FOR WALMART , YOU MAY REMEMBER ABOUT THIS TIME EVERY YEAR THEY HAVE NEED FOR SEASONAL STORAGE , BLACK FRIDAY IS COMING UP AND ALL OF THAT GOOD STUFF. THE WAY THIS IS SET UP, IN THEIR PLAN DEVELOPMENT AND ZONING DISTRICT ORDINANCE, EVERY YEAR THEY TECHNICALLY AMEND THAT , POST TO OTHER PROCESSES. THE AMENDMENT IS THE ASK TO AMEND THE PD EVERY YEAR TO CHANGE IT SO FROM OCTOBER 1ST TO DECEMBER 31ST THEY CAN BRING IN UP TO 20 STORAGE CONTAINERS THAT ARE TYPICALLY 40 FEET LONG , EIGHT FEET WIDE . THEY WOULD AS USUAL GENERALLY BE LOCATED IN THIS AREA AND HAVE THE MATCH SCREENING ALONG THE CHAIN-LINK FENCE TO SECURE AN OBSCURE THE VIEW OF THE SHIPPING CONTAINERS AND STAFF IS RECOMMENDING APPROVAL , IT HAS BEEN APPROVED THE LAST SEVERAL YEARS. SO, I DID NOT GET A CHANCE TO SEE IF WALMART HAS A REPRESENTATIVE HERE TONIGHT, OKAY, THANK YOU, WE DO HAVE A WALMART REPRESENTATIVE HERE AS WELL, AND THEY CAN

ANSWER ANY QUESTIONS. >> TO BE CLEAR APPROVING THIS , THEY HAVE TO COME BACK EVERY FALL?

>> JUST FOR THIS ONE SEASON . >> WE MADE AN ATTEMPT COUPLE OF YEARS AGO TO WRITE IT SO IT DOESN'T HAVE TO HAPPEN EVERY YEAR, BUT WE WILL NOT GO THERE. AS WRITTEN RIGHT NOW , YES, IT IS STILL AN ANNUAL APPROVAL , FOR JUST THIS YEAR , OFFICE OF THE COMMISSION RECOMMEND THAT IT JUST BE SET FOR THE SAME DATE EACH CALENDAR YEAR BUT AGAIN THAT IS A DECISION FOR THE COMMISSION TO DECIDE IF THEY WANT TO RECOMMEND THAT TO

THE COUNCIL. >> OTHER QUESTIONS?

>> IS IT MARKED ON THE MAP WHERE THEY'RE LOOKING TO DO

THAT THIS YEAR? >> IT IS IN THE ORIGINAL PD .

GENERALLY SPEAKING THE PRIORITY ONE AREA IS HERE AND PRIORITY TO I BELIEVE IS HERE, PRIORITY THREE SOMEWHERE OVER HERE.

>> JUST SEEMS LIKE THE PRIORITY ONE AREA NOW IS ALL PICKUP

STALLS . >> WELL THE GROCERY PICKUP IS HERE , THEY WILL FIT THESE JUST PAST IT, FURTHER NORTH, THAT IS

[00:55:08]

HOW I UNDERSTAND THE PLAN . I GUESS I WILL LET WALMART

DESCRIBE THIS. >> PLEASE, BECAUSE I JUST PICKED UP GROCERIES ON SUNDAY.

>> OKAY. DOES ANYBODY ELSE HAVE QUESTIONS FOR STAFF? OKAY,

MA'AM, IDENTIFY YOURSELF. >> MY NAME IS CHRISTINA WAR IS -- REPRESENTING THE WALMART SUPERCENTER. I HAVE A MAP SHOWING WHERE THE STORAGE CONTAINERS WERE BEING RECOMMENDED FOR. WE ASKED FOR A REPLACEMENT THIS YEAR BUT IF THAT IS NOT SOMETHING THAT CAN BE DONE THEN BACK TO THE ORIGINAL SPOT WHERE WE HAD THEM. LAST YEAR THEY WERE APPROVED FOR THE SPOT WE ARE ASKING FOR , THERE IS A SECONDARY OPTION THIS YEAR . LAST YEAR WE HAD THE EXPANSION FOR THE ONLINE GROCERIES , THEY DID GET APPROVED TO BE PUT UP FURTHER , RIGHT IN THE PHARMACY PARKING LOT AREA. LAST YEAR I THINK WE ONLY GOT 10 CONTAINERS AND WE DID THE APPLICATION LATER BECAUSE OF THE EXPANSION BUT THEY WERE APPROVED FOR THAT FURTHER OUT, RIGHT HERE , THAT IS THE SIDE OF THE EXPANSION FOR THE ONLINE GROCERY. OUR ORIGINAL THOUGHT WOULD BE TO PUT THEM OVER BY THE LAWN AND GARDEN AREA BUT IF THAT WAS NOT AN OPTION THEN BACK TO WHERE THEY WERE APPROVED LAST YEAR.

>> GARDEN CENTER AREA . WHICH IS RIGHT WHERE THIS AREA IS BUT ON THE OUTER PART OF THESE PARKING SPACES, WHICH WE DO NOT NORMALLY USE. IT IS MORE SO ASSOCIATES PARKED THERE. SAME THING OVER HERE. IT IS MORE ASSOCIATE PARKING, WHICH TECHNICALLY THE ASSOCIATES SHOULD BE PARKING WAY OUT HERE, BUT THEY DON'T. THAT IS THE ONLY SPACE WE REALLY USE THOSE

PARKING SPOTS FOUR. >>

>> YES, SIR. >>

>> YES, SIR. >> THERE IS LOTS OF GROCERIES

GETTING PICKED UP. >> YES, THERE IS. AND BACK HERE BEHIND THE BUILDING THERE IS NOT ENOUGH SPACE FOR THE AMOUNT OF CONTAINERS WE ARE REQUESTING. AND TO ADD TO THAT, I KNOW A COUPLE OF YEARS BACK WHEN COMING TO THE MEETINGS WE HAD TALKED ABOUT EXPANDING WHAT WE CAN IN THE BUILDING. THEY FINALLY CAME LAST YEAR TO SCOPE THE BUILDING OUT TO TRY TO GET AN EXPANSION , THE EXPANSION WOULD BE SHORTENING THIS AREA, THE GARDEN CENTER AREA, THE OUTER PART . AND POSSIBLY EXPANDING THAT TO HELP WITH THE BACK ROOM PART OF THIS , SO, HOPEFULLY IN THE NEAR FUTURE WE WILL NOT HAVE TO USE THAT MANY CONTAINERS OR ANY CONTAINERS AT ALL . BUT THAT WILL STILL TAKE A COUPLE OF YEARS FOR THEM TO PUT INTO PLAN.

>> TO SPEAK .

PUBLIC HEARING. WE HAVE A MOTION AND A SECOND, ALL IN FAVOR, AYE. OKAY, THE FLOORS OPEN FOR ACTION AND DISCUSSION.

>> I MAKE A MOTION THAT WE APPROVE THIS BEFORE THEY MAKE THE EXPANSION AND THEY DON'T COME BACK YEAR AFTER YEAR.

>> IF THE MOTION IS APPROVED IT IS TO RECOMMEND FOR THE DATES OCTOBER 1ST THROUGH DECEMBER 31ST FOR THE YEARS '24, 25,

'26. >>

[01:00:01]

>> IN THE EXACT SAME SPOT FOR THREE YEARS, THAT I SECOND.

>> WE NEED TO LOOK AT THE EXISTING --

>> THE ORIGINAL PD IT WAS -- LET ME SEE IF I CAN FIND.

>> IS IT ACCURATE TO SAY IN THE ORIGINAL PD THE CONTAINERS ARE NOT IN THE WEST FACING PARKING LOT IN FRONT OF THE BUILDING , THAT ALL THE CONTAINERS ARE SUPPOSED TO BE ON THE NORTH OR

SOUTH SIDE? >> I DON'T MEAN ORIGINAL BUT TWO OR THREE MONTHS AGO THERE WAS A SITE PLAN THAT WAS APPROVED FOR LOCATION ON THE NORTH SIDE, I BELIEVE IN THE SOUTHEAST SIDE AND THE SOUTH SIDE AND THEY WERE NOT SURVEYED OUT AND SUPER SPECIFIC BUT IT GAVE A GOOD IDEA FOR STAYING BEHIND THE FACE OF THE BUILDING AND WE KIND OF TRIED TO PULL AND LOCATE INTO A LESS CONSPICUOUS AND LESS OBVIOUS,

WAS VISIBLE AREA . >> I DO KNOW THAT WAS UP FOR RE-VOTE WITH CITY COUNCIL BECAUSE THERE WAS A LOT OF CONTENTION ABOUT IT. AND THE PROBLEM IS NOT WALMART , THE CONCERN WE HAVE IS WE GET REQUESTS FOR POP-UP TENTS FROM VARIOUS VENDORS AND VARIOUS THINGS AND WE WANT TO MAKE SURE , EVEN THOUGH WALMART HAS BEEN GREAT, WE WANT TO MAKE SURE IT DOESN'T BECOME LIKE PEOPLE TAKE IT FOR GRANTED. I'M HESITANT TO GIVE THEM A THREE-YEAR TERM .

>> I SUGGEST ONE YEAR. >> I UNDERSTAND THAT BUT I RECALL FROM THE AUDIENCE WHEN WE WERE GOING OVER THE KROGER ALLOWANCE SPECIFICALLY FOR TENTS ON VALENTINES AND EVEN MOTHER'S DAY , TO MY KNOWLEDGE THEY HAVE NOT EVEN DONE THAT YET. AND WE DID GIVE THEM THAT ALLOWANCE. THIS IS BEHIND, NOT OUT IN THE PARKING LOT, IT IS NOT PUBLIC USE AND IT IS NOT INTERFERING WITH PUBLIC VIEW. TO ME IT'S A LOT OF TIME AND EFFORT ON OUR CITY TO COME BACK YEAR AFTER YEAR WHEN WE HAVE A CLEAR PAN OF WHERE THEY ARE ALLOWED, THEY ARE LIMITED TO 20 AND THEY WILL NOT BE ANY MORE OF THAT AND THEY'RE TELLING US THEY WILL MAKE IMPROVEMENTS TO THE BUILDING, POTENTIALLY WITHIN THREE YEARS THAT WILL MAKE THIS NO LONGER AN ISSUE.

>> PLAN , THAT WOULD'VE BEEN AUGUST 22ND , YOU CAN SEE , WELL THAT IS IT . RIGHT THERE. YOU SEE ON THAT SITE PLAN FOR THE OUTLINE THERE IS. THEY ARE BOTH TUCKED AWAY IN LITTLE

ALCOVES IN THE BACK. >> THAT GOES ALONG WITH MY COMMENT. THE FIRST TIME THEY CAME TO DO THIS WAS WHEN THEY ORIGINALLY TALKED ABOUT EXPANDING THE STORE , THEY HAVE BEEN TALKING ABOUT A STORE EXPANSION FOR SEVEN YEARS, SIX YEARS. AS LONG AS I'VE BEEN HERE.

>> OKAY. WE HAVE A MOTION ON THE FLOOR THAT DOES NOT HAVE A SECOND. DO YOU WISH TO OFFER ANOTHER MOTION?

>> GOING BACK TO WHAT I ORIGINALLY SAID , I'M OKAY

[01:05:04]

LETTING THEM KEEP IT TO THESE ORIGINAL LOCATIONS .

MOTION. >> OKAY. ANY FURTHER DISCUSSION? ALL IN FAVOR OF THE MOTION, RAISE YOUR HAND. OKAY.

OPPOSED ? IT PASSES. WE WILL MOVE NOW TO ITEM 16 -- CHANGING

[016 Conduct a public hearing and consider and act upon an ordinance amending the City of Midlothian Zoning Ordinance and Zoning Map, by changing the zoning of 23.53+ acres out of the Benjamin Monroe Survey, Abstract No. 700, described in Exhibit “A” hereto from Agricultural (A) District to Planned Development District No. ___ (PD-___) for Single Family Residential Uses; adopting development regulations with site plan, elevations, and landscape plan. The property is generally located on the northwest corner and Midlothian Parkway and West Main Street. (Z19-2024-083)]

THE ZONING OF -- NORTHWEST CORNER OF -- PARKWAY.

>> CHAIR, COMMISSIONERS . THE APPLICANT IS REQUESTING A ZONING CHANGE FROM AGRICULTURE TO A PLANNING AND DEVELOPMENT DISTRICT , FOR A PRODUCT THAT IS CALLED A COTTAGE STYLE COMMUNITY. IT IS TO RENT, THEY HAVE A MODEL THEY WOULD LIKE TO DESCRIBE TO YOU . THE PROPERTY IS SURROUNDED , HAS TO THE NORTH IT HAS THE SOUTHERN PACIFIC ROAD AND MORE PROPERTIES AND AGRICULTURAL THAT IS UNDEVELOPED TO THE SOUTH IT IS COMMUNITY RETAIL , RETAIL AND RESTAURANTS , LIKE WAFFLE HOUSE AND WALGREENS. TO THE EAST IT IS MIDLOTHIAN PARKWAY , WHICH IS 130 FOOT WIDE RIGHT AWAY AND TO THE WEST IT IS PD 123, WHICH IS RETAIL AND TWO HOTELS PROPOSED THERE.

SO, THE FUTURE LAND USE MAP DOES ENCOURAGE ALTERNATIVE HOUSING. HOWEVER, THE CURRENT 2018 COMP PLAN DOES NOT HAVE A FUTURE LAND USE CATEGORY THAT MATCHES WHAT THEY ARE PROPOSING, NEITHER DOES THE ZONING ORDINANCE . THE DENSITY THAT THEY ARE PROPOSING IS SIX DWELLING UNITS PER ACRE AND FIVE DWELLING UNITS PER ACRE WITH A FLOODPLAIN , SINGLE FAMILY FLOOR DENSITY WOULD BE 3.9 ACRES . IN TERMS OF ACCESS THEY PROPOSE TWO ACCESS POINTS ON MIDLOTHIAN PARKWAY , EAST RIDGE DRIVE. THEY DO PROVIDE ACCESS FOR THE PROPERTY .

MIDLOTHIAN PARKWAY IS PRETTY MUCH BUILD OUT , SO , THEY HAVE PUT IN WRITING THAT THEY ARE WILLING TO PROVIDE LEFT TURN LANES AND WRITE TURNS AND DECELERATION , AND THE 15 FOOT LANDSCAPE BUFFER. THEY ARE WILLING TO MEET THE OTHER REQUIREMENTS BUT THEN THE BIG DIFFERENCE IS THAT THEY ARE LOOKING AT 3000 PLUS SQUARE-FOOT LOSS, 30 FEET WIDE, IT IS VERY DIFFERENT FROM ANYTHING WE HAVE IN THE CITY .

I THINK I'M GOING TO TURN IT OVER TO THEM . THE OWNER OF THE PROPERTY HAS OFFERED IF THERE'S AN INTEREST IN THIS THAT THEY ARE WILLING TO COME BACK NEXT MONTH AND PROPOSE COMMERCIAL AS WELL AS MORE SPECIFIC PARKLAND DEDICATION.

THEY'RE WILLING TO DEDICATE PARKLAND ENTRAILS BUT IF FOR SOME REASON IT IS THE WISH OF THE COMMISSION TO HAVE MORE DETAIL THAN THEY ARE WILLING TO COME BACK WITH THAT. WE SENT OUT NINE NOTICES AND WE DID NOT RECEIVE ANY CORRESPONDENCE. WE RECOMMENDED DENIAL BECAUSE BASED ON THE CURRENT COMP PLAN POLICIES AS WELL AS SOME OF THE THINGS THEY HAD NOT DONE YET IN

[01:10:01]

TERMS OF ELEVATIONS, WE FELT LIKE THERE COULD BE MORE

INFORMATION. >> QUESTIONS FROM THE STAFF? PLEASE COME UP AND IDENTIFY YOURSELF.

>> HOWDY, MY NAME IS PRESTON MCMAHON AND I WORK FOR THE DEVELOPER --. A FULLY INTEGRATED BUILDING AND OPERATING COMPANY AND OUR MISSION IS TO TRULY JUST CREATE AFFORDABLE HOUSING , NOT FROM A TAX CREDIT STANDPOINT BUT FROM A MONTHLY PAYMENT STANDPOINT. WILLING TO CREATE A DIVERSE RANGE OF HOUSING THAT WOULD ALLOW YOUNGER FOLKS WHO MAYBE CANNOT AFFORD TO PURCHASE THE HOME TO BE ABLE TO COME MOVE BACK INTO A PLACE SUCH AS MIDLOTHIAN. WE HAVE HAD SEVERAL CONVERSATIONS WITH STAFF, WE INITIALLY STARTED OFF DOING A SINGLE BILL TO RENT COTTAGE STYLE COMMUNITY BUT THE FEEDBACK WE RECEIVED WAS THAT COUNCIL AND BECAUSE OF THE RATIO OF THE MULTI-FAMILY THAT IT LIKELY WOULD NOT GET APPROVED AND SO WE WENT BACK TO THE DRAWING BOARD. ULTIMATELY OUR TEAM IS IN THE PROCESS OF CREATING WOULD BE A 24 FOOT WIDE HOME, REAR ENTRY, TWO STORIES ON A 30 FOOT LOT, SO YOU STILL HAVE SOME SEMBLANCE OF A SIDE YARD FOR YOUR KIDS OR YOUR ANIMALS. THIS COMMUNITY IS 98 LOTS AND WE ARE IN THE PROCESS OF CREATING THE PRODUCT . THIS IS WHAT WE ARE PROPOSING. ONE OF THE BIG THINGS THAT WE HAD A CHALLENGE WITH AS IT RELATES TO THE ACTUAL ZONING SUBMITTAL IS THAT THERE IS A PROPOSED 80 FOOT RIGHT-OF-WAY THAT BISECTS THIS SITE WITHOUT TRULY KNOWING WHERE THAT 80 FOOT RIGHT-OF-WAY IS GOING IT WAS HARD TO FIGURE OUT LIKE , WHERE SHOULD ACCESS POINTS ACTUALLY GO AND HOW MUCH USABLE IS THERE? OUR INTENT IS STILL TO GET THAT FROM YOU GUYS SO THAT WE HAVE CLARITY, WHETHER IT IS THIS OR SOMETHING ELSE, WE WOULD LOVE TO FIGURE OUT A WAY TO WORK WITH MIDLOTHIAN . AND I'M OPEN FOR

ANY QUESTIONS YOU MAY HAVE. >> TELL US ABOUT BUILD TO RENT,

WHAT YOU MEAN BY THAT? >> BUILDS TO RENT AS AN ASSET CLASS THAT TRULY STARTED WITHIN THE LAST EIGHT YEARS OR SO, IT STARTED IN ARIZONA THROUGH GROUPS LIKE NEXT METRO AND A PARTNERSHIP CALLED --, IT IS TAKING A SINGLE-FAMILY HOME AND TREATING IT AS A RENTAL. WE ARE EFFECTIVELY TAKING WHAT HAS BEEN TRADITIONALLY A MOM-AND-POP INVESTMENT AND WE ARE APPLYING IT TO AN INSTITUTIONAL TYPE MANAGEMENT PROCESS. THE UNIQUE THING ABOUT BUILD TO RENT AS WE ARE NOT PURCHASING ANY CURRENT INVENTORY. EVERYTHING WE OWN WE ARE ALSO BUILDING, THE INTENT IS TO HELP OUT WITH AFFORDABILITY AND RENT , SPECIFICALLY FOR THOSE WHO MAYBE DO NOT HAVE ENOUGH MONEY TO DO A DOWN PAYMENT AND EVEN BEYOND THAT I THINK IT ALLOWS US TO CREATE DIVERSE HOUSING BENEFITS THE NEEDS OF RENTER AS OPPOSED TO FOLKS WHO ARE MAYBE WANTING MORE SPACE AND IN A TRUE SINGLE FAMILY

NEIGHBORHOOD. >>

>> I THINK I SHOULD BE GOOD FOR RIGHT NOW.

>> 98 TINGLE FAMILY LOTS, YOU OWN THE LAND, BILLED 98 HOMES AND THEN YOU TURN AROUND AND ARE THE PROPERTY MANAGER OF

THOSE HOMES? >> THAT IS CORRECT.

>> AND YOU HAVE THE ASSETS TO DO THAT?

>> THAT IS CORRECT. WE ARE FULLY INTEGRATED IN DFW HOUSTON AND SAN ANTONIO. PROPERTY MANAGEMENT WOULD BE THIRD-PARTY BUT FROM A DEVELOPMENT AND A CONSTRUCTION STANDPOINT WE DO

ALL THAT IN HOUSE. >> WHAT IS THE AVERAGE RENT OF

ONE OF THESE PROPERTIES? >> BETWEEN 24 AND $2600 A MONTH . THE RENTS WILL BE HIGHER THAN YOUR TRADITIONAL MULTI-FAMILY RENT , BUT IT IS ALSO MEANT TO SERVE A DIFFERENT DEMOGRAPHIC.

FAMILIES THAT WANT TO LIVE IN MIDLOTHIAN BUT DON'T WANT NEIGHBORS WHERE THEY ARE SHARING WALLS OR HAVING SOMEBODY OVER YOU, THIS IS THE SORT OF MISSING MIDDLE HOUSING

WE ARE TRYING TO FIND. >> CAN YOU FLIP BACK TO THE SITE PLAN? I'M TRYING TO FIGURE OUT WHAT IT LOOKS LIKE, BLOCK A 1 , I THINK. ON THE BOTTOM PART OF THE SITE PLAN

[01:15:02]

THE IMMEDIATE NEXT-DOOR NEIGHBORS WALGREENS.

>> CORRECT. >> AND THE HOMES ON THE WEST SIDE , THAT IS FUTURE INDUSTRIAL OR STORAGE

BUILDINGS? >> IT IS A HOTEL.

>> SO WE WILL HAVE TRANSIENT GUESTS AND WE WILL HAVE RENTERS ON TWO MAJOR CONNECTOR ROADS , IT IS GOING TO BE A GATED COMMUNITY? TO KEEP PEOPLE OUT .

>> WE WOULD BE OPEN TO GATING , I THINK FROM , LOGISTICALLY , I GUESS WE ARE INDIFFERENT ON IF IT IS GATED OR NOT, IF THE CITY HAS A RECOMMENDATION WE WOULD ABIDE BY THAT.

>> I'M JUST LOOKING AT IT FROM A CRIME ASPECT. YOU'VE GOT REAR ENTRY , WHICH PUTS PEOPLE OUT OF SIGHT. OFF OF TWO MAJOR ROADS , YOU'VE GOT HOTELS WITH PEOPLE IN AND OUT, YOU DON'T KNOW WHERE THEY'RE COMING FROM. THE WAFFLE HOUSE , 24 HOURS A DAY. I AM JUST LOOKING AT IT FROM , WHAT TYPE OF PERSON WOULD YOU BE RENTING TO THAT , THAT IS ATTRACTIVE TO?

>> SO , WITH THAT BEING , THE NATURE OF THE HOUSING IS MEANT MORE FOR A TRANSIENT INDIVIDUAL, SOMEONE WAS LOOKING FOR GREAT ACCESS, WHICH THIS WOULD HAVE. BUT THIS WOULD ALSO FIT WITHIN MORE OF AN URBAN RESIDENTIAL TYPE FEEL. FOR US IN THE WAY WE HAVE BEEN DESCRIBING IT IS THAT IT IS SOMEBODY WHO WOULD WANT OR WOULD BE OPEN TO RENTING A TOWNHOME DOES NOT WANT SHARED WALLS. IT IS THAT SAME TYPE OF RESIDENT . FROM A GATING STANDPOINT , THE REASON WHY I SAY WE ARE INDIFFERENT TO IT IS BECAUSE DIFFERENT CITIES HAVE DIFFERENT REQUIREMENTS AROUND IT. TRADITIONALLY WE HAVE ACTUALLY GATED OUR COMMUNITIES BUT FOR EXAMPLE, WE ARE WORKING WITH SELENA AND THEY'VE ASKED US NOT TO GET IT AND SO, WE TRY TO JUST BE OPENHANDED BASED ON WHAT THE COMMUNITY WOULD WANT.

>> DOES YOUR ORGANIZATION TAKE CARE OF ALL OF THE LANDSCAPING?

>> CORRECT. >> AND PAINTING AND UPKEEP OF

THE BUILDING? >> CORRECT.

>> WHAT IS A LEASE TERM? >> ONE YEAR.

>> -- >> GREAT COMPANY, OUR SISTER COMPANY , WE ASK YOU HAVE A PROGRAM WHERE WE HAVE CREATED A LAUNCHPAD INTO HOMEOWNERSHIP AND THAT WOULD BE SOMETHING UNIQUE THAT WE OFFER RELATIVE TO SOME OF THE OTHER COMPANIES.

>> THEY CAN MOVE INTO A HOUSE AND TRANSITION THE LEASE INTO A

RENT TO BUY PROGRAM? >> THEY CANNOT PURCHASE ONE OF THESE HOMES, THEY WOULD COME RENT WITH US AND WE HAVE A PATHWAY OF HELPING TO BUILD YOUR CREDIT, AS RELEASES US YOU ARE BUILDING CREDIT TOWARDS PURCHASING A HOME THROUGH OUR SISTER COMPANY . WE ALSO PROVIDE MORTGAGE CONSULTATIONS AND OTHER RESOURCES TO PEOPLE NAVIGATE THE FIRST TIME HOME

BUYING EXPERIENCE. >> THANK YOU.

>> WITH THIS BEING INDIVIDUALLY PLOTTED LOTS, DO YOU INTEND FOR

THOSE TO BE PUBLIC STREETS? >> THAT IS SOMETHING WE ARE OPEN TO, LIKE I SAID, IT DEPENDS ON WHAT THE CITY PREFERS. WE WOULD BE OPEN TO CLOSING IT , THIS CAN BE PRIVATE AND/OR WE CAN BE OPEN TO IT BEING PUBLIC, DEPENDING ON WHAT FIRE AND OTHER GROUPS .

>> ONE IS A SHARED ENTRANCE WITH WALGREENS, IS OUT THAT IS?

>> CORRECT. AND WE HAVE BEEN IN CONVERSATIONS, THIS SITE PLAN DOES NOT ACTUALLY REFLECT THE ANTICIPATED 80 FOOT RIGHT-OF-WAY THAT RUNS ALONGSIDE THE NORTHERN PART OF THE TRACK, I KNOW THERE HAS BEEN DISCREPANCIES ON IF IT MAKES SENSE TO SHARE THE SOUTHERN ENTRANCE POINT WITH WALGREENS. WE WOULD BE WILLING TO MOVE THAT IF WE HAD A BETTER IDEA AS TO WHERE THAT 80 FOOT RIGHT-OF-WAY WILL BE.

>> DO HAVE ANY OF THESE CURRENTLY UNDER CONSTRUCTION ?

>> OFFICE TYPE OF COMPLEX. OUR BREAD AND BUTTER HAS BEEN SINGLE-FAMILY COTTAGE STYLE HOMES. A LOT OF CITIES WANT TO WAIT TO SEE THAT INVENTORY BURN OFF AND THIS IS SORT OF IN OUR

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CREATIVE WAY OF FIGURING OUT HOW TO WE CONTINUE TO LIVE OUT THE MISSION OF RENTING TO OWN AND PROVIDING AFFORDABLE

HOUSING. >> I DON'T MIND DENSITY AS LONG AS IT COMES OF HIGH AMOUNTS OF AMENITIES. I'M JUST SEEING SOME GREEN SPACE HERE, NO CLUBHOUSE, NO POOL , NO OTHER PLACES LIKE THAT , DO YOU HAVE INTENTIONS OF HAVING

ANYTHING LIKE THAT? >> THE INTENT IS TO INCLUDE A DOG PARK . AND WE ARE OPEN TO INCLUDING MORE AMENITIES, IT IS JUST WITH THE 15 ACRES ON THE SIDE AND THE OVERALL COST OF THE LAND IT REQUIRED US TO MAX OUT DENSITY SO WE COULD MAKE THE DEVELOPMENT WORK FROM A FINANCIAL STANDPOINT.

>> FROM A COMPANY STANDPOINT , FROM EVERYTHING FROM THE START,

HAVE YOU SOLD ANY ASSETS? >> WE HAVE SOLD TWO ASSETS , IN THE HEIGHT OF CAP RATES BEING INCREDIBLY LOW FROM 20 2021 AND 2022 WHEN IT WOULD BE ECONOMICALLY NOT RESPONSIBLE TO

NOT SELL THE ASSETS. >>

>> WE HAVE THREE THAT ARE CURRENTLY UNDER MANAGEMENT AND WE HAVE THREE OR FOUR THAT ARE CURRENTLY IN DEVELOPMENT OR

UNDER CONSTRUCTION . >> OTHER QUESTIONS? THANK YOU,

SIR. >> THANK YOU.

>> MAKE A MOTION TO CLOSE THE HEARING.

>> ON THE NEW PLAN, DOES THIS FIT THE NEW COMP PLAN?

>> THE NEW COMP PLAN SHIFTED CATEGORIES A LITTLE BIT. I LOOKED AT THE DENSITY FOR SINGLE-FAMILY TODAY AND THAT IS 3.9%. I THINK WE SHIFTED THE LOWEST CATEGORY TO 3.5 , SO , THIS IS STILL DENSER THAN OUR DENSEST SINGLE-FAMILY CATEGORY.

>> IT LOOKS TO ME LIKE THIS IS NEW TOWN.

>> IS NOT NEW TOWN. I WILL JUST GET UP. OH, I'M SORRY, IT IS NEW TOWN. IDLEWILD WAS THINKING REGIONAL. IT IS NEW TOWN.

>> DOES IT FIT NEW TOWN? >> TECHNICALLY, KIND OF, YEAH.

NEW TOWN ENCOURAGES A MIX OF SINGLE-FAMILY AND COMMERCIAL

USES . >> WHAT ABOUT THE LOT SIZE?

>> SO, I DON'T THINK IT WAS AS SPECIFIC AS OLD TOWN. OLD TOWN IS DIFFERENT FROM THE NEW TOWN MODULE.

>> THIS IS A 3600 SQUARE-FOOT LOT.

>> GO AHEAD, WE DID NOT CLOSE THE PUBLIC HEARING, RIGHT?

>> NO. >> THIS IS ONE OF THE ISSUES WE WERE HAVING AS WE WERE PREPARING THE PD . THERE ARE NO CURRENT ZONING CATEGORIES FOR SINGLE-FAMILY , I THINK THE LOWEST IS 60 OR 70 FOOT LOTS. HOWEVER THE NEW TOWN MODULE DID CALL FOR A HIGHER DENSITY RESIDENTIAL. THERE WERE SOME NUANCES. I THINK FOR THE PD WE ENDED UP TYING IT TO A ZONING CATEGORY THAT IS NO LONGER ACTIVE .

>> THEY HAD IT TIED TO OUR THREE. AND I DO REMEMBER THERE IS ONE THING THAT SAYS THAT THERE IS ONE GOAL FROM THE 2018 CONFERENCE OF PLAN THAT SAYS SOMETHING LIKE, WE CAN ENTERTAIN LOTS LESS THAN 9000 SQUARE FEET IF THEY ARE SHOWING SOMETHING THAT IS ORIGINAL , I DON'T REMEMBER THE LANGUAGE BUT WE HAD VISITED THAT BEFORE AND THE INPUT WE HAD GOTTEN WAS THAT PEOPLE DID NOT LIKE THE SMALL LOTS.

>> OTHER QUESTIONS?

[01:25:03]

>> WE ARE BUT IF THERE IS ANYTHING THEY CAN DO WHERE THEY CONTINUE TO BRING SOMETHING BACK, LIKE WE TALKED ABOUT AMENITIES OR SHOWING WHERE COMMERCIAL WOULD BE , OR WHERE THE TRAIL WOULD CONNECT , PARK LAND , ANYTHING THAT YOU GUYS WANT TO SEE THEM COME BACK AND SHOW YOU THAT MIGHT MAKE A DIFFERENCE, THEN THEY HAVE ASKED TO DO THAT BUT IF YOU GUYS HAVE ALREADY MADE UP YOUR MIND THEN THAT IS OKAY ALSO.

>> YOU HAVE FIVE ITEMS LISTED , ARE YOU WANTING ALL OF THOSE?

>> TO BE HONEST A COUPLE OF THOSE, A LOT OF TIMES AND PEOPLE COME WITH ANY KIND OF SINGLE-FAMILY THEY WILL GO AHEAD AND PROCESS IT CONCURRENTLY. THE THINGS THEY WERE ASKING FOR TO WAIT UNTIL THEY ARE FURTHER IN THE PROCESS WERE THINGS ASSOCIATED WITH THE SUBDIVISION ORDINANCE. THE TA IS ACTUALLY TIED TO THE PLANNING PROCESS. SO, THE FIRST TWO ARE TIED TO THE PLANNING PROCESS BUT THEY ARE WILLING TO GO AHEAD AND DO WHATEVER YOU ARE ASKING THEM TO DO. IF THAT WOULD HELP. THE THIRD THING IS SOMETHING THAT WE TALKED ABOUT IN DRC . ONE OF OUR DRC MEMBERS HAD SAID , WHEN THEY SEE, WE DO HAVE PRODUCTS, WE DO HAVE HOUSES IN THE CITY WHERE THEY ARE CLOSE , WHERE THEY DO HAVE BUILDING SEPARATIONS OF SIX FEET AND THE BIGGEST CONCERN WE HAVE IS WHEN THEY FILLED THAT UP WITH CONDENSERS OR WHATEVER , THEN THAT KIND OF IMPEDES FLOW. WE ASKED THEM IF THEY WOULD BE OPEN TO FINDING SOME SOLUTIONS TO KEEP THAT CLEAR, AND THEY WERE AMENABLE TO THAT BUT WE HAVE NOT PUT IT IN THE ORDINANCE. AND THEN AGAIN, THEY ARE WILLING TO BRING BACK MORE DETAIL ON COMMERCIAL, AMENITIES , IS THERE IS ANY INTEREST. THE OTHER THING IS THAT THEY HAVE NOT DONE ELEVATION. THEY PROVIDED US WITH PICTURES OF OTHER PRODUCTS THEY HAVE AND THEY SAID THEY WOULD BE WILLING TO COME BACK WITH THE ELEVATIONS IF THERE WAS A NEED OR INTEREST ON THE PART OF THE COMMISSION OR COUNCIL.

>> SHOULD WE CONTINUE THIS? >> I THINK THAT MIGHT BE A CONVERSATION WITH THE APPLICANT TO SEE IF THEY ARE WILLING .

>> WE WOULD ACTUALLY LOVE TO HAVE A DECISION THIS EVENING BECAUSE REALLY OUR INTENT IS TO PRESENT IT TO YOU GUYS, FOR YOU GUYS TO MAKE RECOMMENDATIONS OF ELEMENTS YOU WOULD LIKE TO SEE AND WE WOULD ULTIMATELY LIKE TO DO THE SAME WITH COUNCIL. IF COUNCIL VOTES AGAINST OUR PROJECT THAT ARE ASKED FOR THEM IS TO VOTE WITHOUT PREJUDICE, SO THAT WE CAN COME BACK BUT ULTIMATELY WE WANT FEEDBACK AS TO WHAT TYPE OF USE THEY WOULD BE WILLING TO APPROVE IN THIS LOCATION. WE WOULD LOVE TO MOVE

FORWARD WITH IT THOUGH. >> I WILL JUST TELL YOU THIS , WE HAVE HAD A HARD TIME WITH MULTI-FAMILY IN THIS COMMUNITY . THE CITY HAS EXPRESSED AND COUNCILMEMBERS HAVE EXPRESSED A DESIRE TO HAVE OWNERSHIP CULTURE AND ACTING COMMISSIONER MCDONALD HIT IT ON THE HEAD WHEN SHE SAID YOU'VE GOT THESE ENTRIES OF GOING IN AND OUT AND THERE IS REALLY NO SECURITY. IN A NEIGHBORHOOD WHERE PEOPLE HAVE PEOPLE COMING AND GOING, THEY KNOW EACH OTHER. IN A RENTAL SETTING PEOPLE DON'T KNOW THEIR NEIGHBORS OR THEY ARE NOT AS FAMILIAR AND IN MULTI-FAMILY WE HAVE SAFEGUARDS, ON-SITE SECURITY, LIMITED ENTRANCES, GATES AND WE ARE ALMOST GETTING THE WORST IN BOTH WORLDS. WITH THIS PRODUCT.

>> OUR INTENT IS TO HAVE SOMEBODY ON-SITE AND ALSO OFFER 24 HOURS OF MAINTENANCE REQUESTS. THE INTENT OR THE INTENT WOULD BE TO EXECUTE THIS LIKE WHAT YOU WOULD EXPERIENCE

[01:30:01]

IN MULTI-FAMILY NEIGHBORHOOD. THE GATING ARE NOT GATING IS TRULY MUNICIPAL SPECIFIC. IF THE REQUEST IS TO HAVE THIS GATED WE WOULD ABSOLUTELY DO THAT, THAT IS AN EASY YES FRESCO WANT TO BE AMENABLE TO WHAT STAFF AND COUNCIL WANTS .

>> YOU ASKED FOR RECOMMENDATIONS SO I WILL MAKE A SUGGESTION. THERE IS A COMMUNITY ON --, THEY STARTED WITH THE INTENTION THAT THEY WERE GOING TO BUILD A SIMILAR STYLE HOMES TO SELL TO HOMEOWNERS . AFTER SEVERAL MONTHS, NOW A COUPLE OF YEARS , THEY HAVE NOT SOLD AND THEY TURNED THEM INTO RENTALS. THEY ARE STILL HAVING DIFFICULTY RENTING THEM. MY CONCERN AT $24-$2600 A MONTH, WHICH IS ABOUT THE AVERAGE THREE OR TWO GOES FOR RIGHT NOW , YOU'RE NOT SINCERELY GIVING THEM SECURITY BECAUSE THEY ARE SURROUNDED BY OTHER RENTERS. MOST OF OUR RENTALS ARE SURROUNDED BY OTHER HOMEOWNERS. I HAVE A CONCERN WITH SOME OF THE NEIGHBORHOODS THAT WE ALREADY HAVE THAT TURNED INTO A HIGH RATIO OF RENTERS FROM A CRIME STANDPOINT. YOU'VE GOT THESE TRANSIENT PEOPLE WHO ARE NOT SINCERELY TAKING CARE OF THE PROPERTY AND I UNDERSTAND YOU MIGHT HAVE A PROPERTY MANAGER ON SITE BUT AGAIN, FROM A CRIME STANDPOINT I AM CONCERNED THAT WE ARE CREATING A BAD SITUATION ON THIS PARTICULAR PROPERTY. I LOVE THE IDEA, I LOVE THE LOOK AND I LOVE THE IDEA OF MORE HOUSING BUT I DON'T KNOW THAT IT IS THE RIGHT PLAN FOR THIS PROPERTY . I WOULD LOVE THE OFFICE SPACE OR SOMETHING THAT THE COMMUNITY CAN USE.

>> ACTUALLY. AND I WOULD EVEN SPEAK TO THAT AND SAY, YOU ASKED FOR THE AVERAGE RENT WOULD BE AND I SAID BETWEEN 24 TO $2600 A MONTH, FROM A MENTAL STANDPOINT. THAT DOESN'T MEAN THAT RENT WOULD RANGE , FROM THE LOWER AND IT WOULD GO FROM $2200-$3000. WE HAVE HAD ZERO ISSUES WITH CRIME AND/OR THE RESIDENCE OR JUST LIKE ANY OF US, THEY EITHER CANNOT AFFORD TO PURCHASE THE HOME OR HAVE CHOSEN NOT TO PURCHASE BECAUSE THEY WANT THE FLEXIBILITY OF BEING ABLE TO LEAVE. I THINK THAT IS WHAT IS UNIQUE ABOUT THIS PRODUCT TYPE RELATIVE TO A MOM-AND-POP SINGLE-FAMILY RENTAL. WE ARE RUNNING BACKGROUND CHECKS , CRIMINAL HISTORY , IN ORDER TO ENTER THIS YOU HAVE TO MAKE YOUR MONTHLY INCOME HAS TO BE THREE TIMES YOUR RENT. IT TRULY IS A QUALIFIED TENANT THAT WE THINK WOULD BE A BENEFIT TO MIDLOTHIAN AND NOT A DETRIMENT

. >> OKAY. YOU ARE SELLING ME A LITTLE BIT BUT I LIKE THIS IF YOU CREATED AN AMENITY CULTURE THAT WAS SIMILAR TO A REAL LUXURY APARTMENT COMPLEX FOR THEY HAVE AMENITIES AND I ALSO THINK IT NEEDS TO BE SOMEWHERE WALKABLE. THAT AREA , WE GOT A HOTEL , SOME OTHER THINGS , SOME FAST FOOD PLACES, IF THIS IS CLOSER TO DOWNTOWN , MAYBE THIS IS AN IDEA INSTEAD OF MULTIFAMILY DOWNTOWN TO GET DENSITY WHERE IT NEEDS TO BE IN THOSE AREAS, MAYBE 30 OR 40 UNITS NEAR DOWNTOWN WOULD BE AN EASIER PILL TO SWALLOW BECAUSE PEOPLE NEED TO GET IN THEIR CARS, IT IS WALKABLE, SECURITY IS EASIER, IT IS NOT ACCESS TO A HIGH GET AN , RIGHT ON THE MAJOR HIGHWAY WE CAN BREAK INTO A HOUSE AND BE GONE IN 30

SECONDS. >> YEAH. AND I WOULD SAY I AGREE WITH YOU 100%. BUT BECAUSE OF THE DENSITY ISSUE MOST OF THESE PROJECTS DO EXIST ADJACENT TO HIGHWAYS AND I DON'T THINK THERE'S A TRUE CORRELATION BETWEEN CRIME RELATIVES TO HIGHWAY ACCESS . FOR WHATEVER MY OPINION IS

WORTH. >> LET ME THROW ONE THING OUT THERE. YOUR DESIGNS ARE VERY ATTRACTIVE AND I LIKE THOSE, I LIKE THE FACT THAT WE DO NEED SOME POSSIBLE PLACES FOR PEOPLE WHO CANNOT AFFORD TO BUY , LIQUOR AVERAGE PRICE IS $450,000. WE NEED MORE THAN A FIRST DOWN TO PUT HOUSE BUT

[01:35:07]

YEAH. >> THAT IS THE INTENT AND AS A DEVELOPER WE ARE HAVING TO BALANCE LAND PRICE AND DENSITY AND ALL OF THAT. THIS PRODUCT IS VERY MUCH MORE URBAN AND TYPICALLY THIS STYLE OF HOMES THAT I SHOW YOU SELL FOR $500,000. THERE IS A DEMOGRAPHIC THAT IS WILLING TO TAKE A SMALLER LOT IF THE HOMES LIVE WELL AND DO PROVIDE SOME SEMBLANCE OF THE BACKYARD. THANK YOU.

>> OKAY. I DON'T HAVE ANYBODY TO SPEAK, I ENTERTAIN A MOTION

TO CLOSE THE PUBLIC HEARING. >> I MAKE A MOTION TO CLOSE THE

PUBLIC HEARING. >> EMOTION AND THE SECOND, ALL IN FAVOR, AYE. OKAY, THE FLOOR IS OPEN FOR DISCUSSION OR

ACTION. >> ALL I WOULD ADD IS THAT IF THIS TYPE OF SITUATION WAS CLOSER TO OUR ASSISTED-LIVING FACILITIES AND OUR COMMUNITY MEMBERS THAT NEED A PLACE THAT IS LOW MAINTENANCE , THIS WOULD BE AN IDEAL SETUP ON THAT PART OF TOWN. BUT AS IT IS CURRENTLY PROPOSED TO MAKE A MOTION THAT

WE DO NOT PASS. >> I SECOND THE MOTION.

>> WE HAVE A MOTION AND THE SECOND. ALL IN FAVOR, AYE. ANY

[017 Conduct a public hearing and consider and act upon an ordinance relating to the use and development of +/-81.446 acres out of the A. Newton Survey, Abstract 802, by changing the zoning from Agricultural (A) to Planned Development District (PD) with residential zoning. The property is generally located along Tower Rd. (Z08-2024-036).]

OPPOSED. UNANIMOUS. WE MOVED TO ITEM 17 .

>> WITH THIS REQUEST, JUST TO GIVE YOU A QUICK HEADS-UP, THE APPLICANT IS HERE. I'M GOING TO KEEP MY PRESENTATION RELATIVELY SHORT BUT MAYBE LONGER THAN MY LAST TWO. TO ALLOW THE APPLICANT AMPLE TIME BECAUSE THEY HAVE THEIR OWN PRESENTATION THAT THEY HAVE PREPARED. I JUST WANT TO LEAD WITH THAT. WITH THIS REQUEST IT IS FOR 81 ACRES, IT IS CURRENTLY ZONED AGRICULTURAL , THEY ARE ASKING TO CREATE A ZONING DISTRICT THAT WOULD ALLOW FOR SINGLE-FAMILY RESIDENTIAL. THIS WOULD BE FOR 231 LOTS, THAT IS THE CURRENT PLAN. THAT WOULD ESSENTIALLY SET A MAXIMUM. THE PROPERTY IS CURRENTLY NOT PLATTED AND IN THE FUTURE LAND USE PLAN THAT IS CURRENTLY ON THE BOOKS IT IS IN SUBURBAN, LOW-DENSITY AND THAT IS A 20,000 SQUARE FOOT MINIMUM LOT SIZE. AND IF APPROVED NEXT WEEK THE SMALLEST ACRES THERE IS .33 ACRES .

BEFORE I GET TOO FAR I ALSO WANTED TO MENTION IN MY REPORT I HAD A POINT ABOUT THE SIDEWALK ISSUE. THE APPLICANT AND I WERE STILL TALKING UP UNTIL THE LAST MINUTE AND I JUST DID NOT GET CHANGED OR THE PRINTOUT BUT THEY HAVE AGREED TO THE FIVE FOOT INSTEAD OF FOUR FEET ON THE SIDEWALK. AND THE OTHER SIDE, YOU WILL SEE IT MORE LATER BUT THERE IS A PERIMETER SIDEWALK THAT IS EVEN WIDER THAN 60 . SO, WITH THIS LOCATION IT IS SURROUNDED BY SEVERAL DIFFERENT MODULES RANGING FROM COUNTRY AND COUNTRY AND COREY TO URBAN LOW-DENSITY , THIS IS ABOUT 1200 FEET EAST OF THE COREY AND IT IS ALSO NEAR MOUNTAIN PEAK ELEMENTARY AND THIS IS NORTH OF ROSEBUD DEVELOPMENT AND ADJACENT TO THOMAS TRAIL , THAT SAME BUILDER/DEVELOPER FIELD HOMES, WHO BUILT AND DEVELOPED THOMAS TRAILS, THINK IN THE SAME REQUEST. SOME OF THE BIGGEST TOPICS STAFF HAS HAD WITH THE APPLICANT OF COURSE HAVE BEEN ON DRAINAGE AND TRAFFIC. JUST PRACTICAL ISSUES.

EVEN WHEN WE THINK ABOUT ZONING THAT IS AN ENTITLEMENT. WE CUSTOMARILY PUSH OUR APPLICANTS TO THINK AHEAD, DO PRELIMINARY ENGINEERING WORK TO FIGURE OUT HOW TRAFFIC MAY PLAY OUT, HOW DRAINAGE MAY PLAY OUT, HOW WILL YOU DO IT ? BEGIN WITH THE END IN MIND AND WORK YOUR WAY BACK AND THEN LOOK AT THE ZONING.

SO, THEY HAVE CERTAINLY PLAYED A BALL WITH THAT REQUEST . I

[01:40:03]