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CALL TO ORDER, PLEASE. KATE BARLOW. TOM JACOBSEN PRESENT.
BRUCE EMERY. JR SMITH. MIKE INGRAHAM. WE HAVE A COUPLE OF MEMBERS MISSING THIS EVENING, BUT WE DO HAVE A QUORUM TO. MIKE YOU'LL BE VOTING. SO WE HAVE WE DO HAVE A QUORUM FOR TONIGHT'S BUSINESS.
PLEASE STAND FOR THE INVOCATION. REMAIN STANDING FOR THE PLEDGE OF ALLEGIANCE.
OUR FATHER, THANK YOU FOR THE OPPORTUNITY TO SERVE OUR CITIZENS OF OUR CITY.
WATCH OVER US AS WE MAKE DECISIONS THAT BENEFIT ALL CITIZENS.
WATCH OVER OUR FIRST RESPONDERS AND OUR POLICE AND OUR CITY STAFF.
GUIDE US IN OUR DELIBERATIONS. IN CHRIST'S NAME.
AMEN. AMEN. PLEDGE OF ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA.
ALL RIGHT. THANK YOU. COMMISSIONERS.
COMMISSIONER LOOPER IS IN TRAFFIC IN ROUTE SOMEWHERE.
I DON'T HAVE HIM ON TRACKING, BUT HE DID NOTIFY ME THAT HE IS WORKING HIS WAY THIS DIRECTION.
SO IF HE COMES, WE HAVE CONSULTED WITH OUR ATTORNEY AND WE CAN INCLUDE HIM IN OUR MEETING.
SHOULD HE. SHOULD HE COME I TOLD HIM THAT, YOU KNOW, PLEASE COME IF YOU CAN OR YOU WANT TO SO.
WE'LL INCLUDE HIM. OUR FIRST ITEM IS TO APPROVE OUR MINUTES FROM OUR MEETING ON SEPTEMBER 24TH.
[APPROVAL OF MINUTES]
THE STAFF HAVE ANY CORRECTIONS AT THIS TIME.ARE WE GOOD? OKAY. COMMISSIONERS. I'LL MAKE A MOTION THAT WE APPROVE THE MINUTES AS PRESENTED. I SECOND THAT. ALL IN FAVOR? OKAY.
MINUTES FROM OUR MEETING OF SEPTEMBER 24TH ARE APPROVED AS SUBMITTED.
[2. Conduct a public hearing and consider making a recommendation to City Council regarding a rezoning of approximately 7.356 acres of property described as Emeral Oaks Addition 44 Residential Lots with 1 Open Space Lot, from R-15,000 Single-Family Residential Detached and MD-3 Medium-Density Residential Single Family to MD-3 Medium-Density Residential Single Family. The property is generally located west of Murphy Drive, across from Coble Court and Second Street. (ZC-26-1)]
ACRES OF PROPERTY DESCRIBED AS EMERALD. THERE'S A MISSING LETTER IN OUR SUBMITTAL HERE.EMERALD OAKS ADDITION 44 RESIDENTIAL LOTS WITH 1 OPEN SPACE LOT FROM R-15,000 SINGLE-FAMILY RESIDENTIAL DETACHED AND MD-3 MEDIUM-DENSITY RESIDENTIAL SINGLE-FAMILY TO MD-3 MEDIUM-DENSITY RESIDENTIAL SINGLE-FAMILY.
PROPERTY IS GENERALLY LOCATED WEST OF MURPHY DRIVE, ACROSS FROM COBLE COURT AND SECOND STREET.
THIS IS CASE ZC26-1. REPORTS FROM STAFF, PLEASE.
GOOD EVENING, CHAIRMAN AND COMMISSIONERS. AS MENTIONED, THIS IS A REQUEST TO APPROXIMATELY REZONE 7.356 ACRES FROM A COMBINATION OF R-15,000 AND MD-3 ZONING TO ESTABLISH ONE CONSISTENT ZONING DISTRICT ACROSS THE PROPERTY TO ACCOMMODATE FOR RESIDENTIAL DEVELOPMENT.
I DO WANT TO CLARIFY THAT THIS IS STRAIGHT MD-3 ZONING REQUEST, NOT A PUD.
SO IN THIS CASE, THE APPLICANT IS REQUESTING MD-3 ZONING WITH THREE SPECIFIC ALTERNATIVE DEVELOPMENT STANDARDS, WHICH I'LL GO THROUGH HERE SHORTLY. FROM AN INFRASTRUCTURE STANDPOINT, THERE IS SUFFICIENT INFRASTRUCTURE TO BE ABLE TO SUPPORT THE PROPERTY AND SERVE IT.
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THE APPLICANT WILL STILL BE REQUIRED TO SUBMIT FULL CIVIL ENGINEERING PLANS THAT INCLUDES PAVING, WATER, CENTER SEWER AND STORM AND WILL BE REVIEWED AND APPROVED AS SHOWN ON THE ZONING MAP.THE PROPERTIES ARE ZONED 6,500 AND THE WEST THE RESIDENTIAL ZONED 7,500.
THE REQUEST WOULD EXTEND THE EXISTING MD-3 ACROSS ALL SIX PROPERTIES.
THIS IS THE PROPOSED SITE PLAN. THE DEVELOPMENT CONSISTS, AS I MENTIONED EARLIER, OF 44 SINGLE-FAMILY LOTS WITH THREE PROPOSED CUL DE SACS AND THIS WILL INCLUDE AN OPEN SPACE OPEN SPACE LOT THAT WILL HAVE TWO DETENTIONS, ONE NORTH AND ONE SOUTH.
SO THE FIRST SECTION IS 4.7.D.1, WHICH IS THE RATIO OF FLOOR RATIO.
THE SECOND IS RELATED TO 4.7.3.7(C), WHICH IS PERTAINING TO REAR YARD SETBACKS.
UNDER OUR ORDINANCE, THE MINIMUM REAR YARD SETBACK IS GENERALLY 10-FEET.
HOWEVER, WHEN PROPERTIES BACK UP TO ANOTHER SINGLE RESIDENTIAL HOME, IT INCREASES TO 15FT.
IF IT'S ONE FLOOR AND THEN IT INCREASES TO 30 IF IT'S A TWO-STORY HOME.
THE APPLICANT IS REQUESTING A CONSISTENT MINIMUM OF TEN-FOOT SETBACK THROUGHOUT THE DEVELOPMENT, INCLUDING LOTS BACKING UP TO A SINGLE RESIDENTIAL FAMILY PROPERTY, REGARDLESS OF THE NUMBER OF STORIES.
AND THEN THE APPLICANT JUSTIFICATION IS THAT THE SETBACK WILL ALLOW FOR A COORDINATED RESIDENTIAL DEVELOPMENT, WHILE STILL PROVIDING FLEXIBILITY THROUGHOUT THE WHOLE DEVELOPMENT.
THE LAST ONE IS 4.7.D.8(A) THE MAINTENANCE EASEMENT.
THE APPLICANT IS REQUESTING TO ELIMINATE THE MAINTENANCE EASEMENT REQUIREMENT.
INSTEAD PROVIDE A FIVE-FOOT MINIMUM SIDE YARD SETBACK FOR INTERIOR LOTS AND 10-FEET FOR CORNER LOTS.
I DO WANT TO EMPHASIZE ON ONE THING THAT WITH THE STRAIGHT MD-3 ZONING REQUEST, THE ALTERNATIVE DEVELOPMENT STANDARDS AND CONCEPT SITE PLAN WOULD BECOME PART OF THE ZONING. THE ZONING ORDINANCE, IF IT GETS APPROVED BY COUNCIL.
SO THE PLAT WOULD MATCH THE SITE PLAN AND THE DEVELOPMENT REQUIREMENTS AS WELL.
THE CITY HAS RECEIVED NO RESPONSES TO THIS NOTIFICATION.
BASED ON STAFF'S REVIEW OF THE PROPOSED SINGLE-FAMILY DETACHED DEVELOPMENT AND OVERALL DENSITY, THEY ARE CONSISTENT WITH OUR COMPREHENSIVE PLAN FOR SUBURBAN NEIGHBORHOOD DESIGNATIONS, WHICH IDENTIFIES RESIDENTIAL DENSITY OF 2 TO 8 DWELLING UNITS PER ACRE. THE PROPOSED ZONING CHANGE WOULD EXTEND THE EXISTING MD-3 ZONING ACROSS THE PROPERTY, CREATING ONE CLASSIFIED SUBDIVISION. ADDITIONALLY, THERE IS SUFFICIENT PUBLIC INFRASTRUCTURE TO BE ABLE TO SERVE THE DEVELOPMENT.
AND AS I MENTIONED, IT WILL BE REVIEWED BY STAFF.
THE REQUESTED ALTERNATIVE DEVELOPMENT STANDARD WOULD ALLOW FLEXIBILITY IN HOME DESIGNS, WHILE THE APPROVED CONCEPT SITE PLAN, AN ALTERNATIVE STANDARD WOULD ESTABLISH THE REQUIREMENTS FOR THE PROPERTY.
BASED ON THESE FINDINGS, STAFF RECOMMENDS APPROVAL OF THE ZONING REQUEST AS SUBMITTED.
INCLUDING THE PROPOSED ALTERNATIVE DEVELOPMENT STANDARDS.
AND THAT CONCLUDES STAFF'S PRESENTATION. I'M HAPPY TO ANSWER ANY QUESTIONS.
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I DO WANT TO MENTION THAT THE DEVELOPER ALSO HAS A PRESENTATION TONIGHT TO PROVIDE YOU WITH ANY ADDITIONAL INFORMATION AS WELL.ANY QUESTION ABOUT THE NOTIFICATION ZONE? HOW IS THAT CALCULATED? IS IT CALCULATED FROM A CENTER POINT OF THE PROPERTY? IT SEEMS LIKE FOR THAT PIECE OF PROPERTY IT SEEMS LIKE A FAIRLY SMALL NOTIFICATION ZONE.
HOW DO WE TYPICALLY DO IT? DO WE CENTER IT ON? IT'S CALCULATED FROM THE EXTERIOR PROPERTY LINES OF ALL OF THE PROPERTIES AND THEN 200FT FROM THAT PROPERTY LINE LIKE TO ANY OF THE BOUNDARIES CERTAINLY TO THE NORTH THAT DOESN'T LOOK LIKE 200FT FROM THAT LAST LOT TO THE END OF THE NOTIFICATION ZONE.
THAT DOESN'T SEEM AND I DIDN'T GO OUT AND MEASURE IT, BUT THAT DOESN'T SEEM.
THOSE LOTS TO THE WEST. THEY'RE NOT 200FT DEEP AND IT'S STREETS NOT 100FT WIDE.
SO IT DOESN'T LOOK LIKE THAT'S A 200-FOOT BUFFER FROM THAT WESTERN PROPERTY LINE OF THE LOT.
SO I WONDER HOW DO WE CALCULATE THAT NOTIFICATION ZONE? IT SEEMS PRETTY TIGHT. CAN WE? WE CAN CONFIRM, TYPICALLY WE UTILIZE GIS FOR THAT.
AND WE JUST SET UP THE BOUNDARY FOR IT. BUT WE CAN CONFIRM AND GET YOU EXACTLY HOW WE GOT THAT AND.
OKAY. BUT YOU HAD NO RESPONSES. NO. OKAY.
SO WHILE I'M HERE. SO THE OPEN SPACE WE'RE LOOKING AT THE PRELIMINARY PLAN EXHIBIT E.
I'M ASSUMING THE GREEN SPACE DETENTION PONDS ARE AT THE NORTHWEST CORNER AND THE SOUTHWEST CORNER.
THAT IS CORRECT. IS THAT CONSIDERED TO BE ONE CONTINUOUS LOT ALL THE WAY FROM THE NORTH ALONG THE WESTERN BOUNDARY TO THE SOUTH? THAT'S CONSIDERED A LOT? THAT IS A LOT. THAT IS LOT SEVEN.
THAT'S THEIR OPEN SPACE/DETENTION POND. YES. OKAY.
AND INCORPORATES BOTH CORNERS. CORRECT. OKAY.
ALL RIGHT. BECAUSE THEY WEREN'T LABELED AS A LOT.
BUT, YOU KNOW, EXCEPT AT THE TOP. SEVEN. YEAH.
SO THEY'RE BOTH THE SAME AND IT RUNS ALL THE WAY DOWN THAT WESTERN BOUNDARY.
CORRECT. ALL RIGHT. EXCELLENT. THANK YOU FOR NOW.
OF COURSE. I THINK THE NEXT THING WE CAN DO IS, IS HEAR THE PRESENTATION FROM THE DEVELOPER.
WE APPRECIATE THE OPPORTUNITY TO COME BEFORE YOU AGAIN.
THE LAST TIME THAT WE WERE HERE, WE WERE SEEKING ZONE CHANGE APPROVAL FOR GRACE PARK.
MANY OF THE ELEMENTS THAT WERE INCORPORATED INTO GRACE PARK.
WE REALLY WANT TO EXTEND THE POSITIVE MOMENTUM THAT WE DEVELOPED WITH THAT PROJECT AND EXTENDED INTO THIS NEW SUBDIVISION THAT WOULD GO BY THE NAME OF EMERALD OAKS. I WANTED TO SHARE WITH YOU REAL QUICKLY THE SUCCESS THAT WE'VE HAD WITH THAT NEW SUBDIVISION.
WE STARTED SELLING HOMES. IT'S A 40 LOT SUBDIVISION ABOUT TEN MONTHS AGO.
WE HAVE SOLD 22 HOMES IN THAT PERIOD OF TIME.
KIND OF BUCKING THE TRENDS THAT YOU MAY HAVE HEARD WITH THE RISE IN THE INTEREST RATES.
THE SALE OF THOSE 22 HOMES HAS BEEN FOR A SALES PRICE AVERAGE OF ABOUT $850,000, WITH THE HIGHEST ONE APPROACHING ALMOST $1.2 MILLION. AND IS KIND OF AN INTERESTING FACT FROM A FORMER PLANNER THAT WORKED FOR THE CITY OF EULESS FOR 20 YEARS.
APPRECIATE THE STAFF SO IN MY REMARKS, I WILL NOT BE REDUNDANT WITH THOSE, BUT PERHAPS WE'LL JUST KIND OF HIGHLIGHT SOME OF THE FACTORS THAT CONTRIBUTED TO THE DECISION THAT WE MADE TO LAY OUT THE SUBDIVISION IN THE WAY THAT WE DID.
A LOT OF THIS WAS DRIVEN BY THE DESIGN FEATURES ASSOCIATED WITH THE DRAINAGE REQUIREMENTS.
THERE WAS A LITTLE TIME SPENT TALKING TO YOUR QUESTION ABOUT THAT 30FT.
YOU KNOW, WHAT THAT REALLY PRESENTED WAS NOT A CHALLENGE TO US, BUT RATHER AN OPPORTUNITY THAT THE THREE CUL DE SAC DESIGN WAS PUT IN PLACE TO CREATE KIND OF THREE INDIVIDUAL STREETS THAT WOULDN'T HAVE ANY PASS-THROUGH TRAFFIC THAT WE BELIEVED WOULD BE HIGHLY DESIRABLE
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TO INDIVIDUALS THAT WANTED TO KIND OF FEEL LIKE THEY WERE IN THEIR OWN LITTLE STREET.WHAT THAT 30 FOOT BUFFER DID, ALONG WITH THAT CUL DE SAC DESIGN, IS IT ENABLED US TO GET 30FT FARTHER AWAY FROM OUR EXISTING NEIGHBORS THERE TO THE WEST. IF YOU LOOK AT THE DEPTH OF THOSE LOTS AND THE LOCATION OF THOSE HOMES ON THAT LOT, WE'VE GOT 75 TO 90FT SEPARATION FROM WHAT WOULD BE THE SIDE ELEVATIONS OF THE HOMES LOCATED ON THAT CUL DE SAC.
AND OFTENTIMES WHEN WE COME BEFORE YOU TO TALK ABOUT MITIGATING ANY POTENTIAL NEGATIVE CONSEQUENCES TO THE DEVELOPMENT, WE ALWAYS TALK ABOUT THE REAR FACING OR LOTS THAT HAVE REAR YARDS THAT WITH A TWO-STORY HOME, WOULD HAVE THE POTENTIAL OF HAVING THE SECOND STORY WINDOWS LOOK DOWN ON THE PROPERTY.
WELL, WITH THIS LAYOUT, THAT'S JUST SIMPLY NOT A CONCERN.
AND EVEN IF IT WERE A CONCERN WHEN YOU COUPLED THE SETBACK FROM THE REAR PROPERTY LINE OF THE EXISTING HOMES WITH THE SIDE ELEVATIONS OF THE HOMES WE'VE GOT, LIKE I SAID, YOU KNOW, 75 TO 90FT OF SEPARATION FROM THEM.
IN MY PRESENTATION, AS I GET FURTHER INTO IT, WE'RE GOING TO TALK A LITTLE BIT ABOUT THE ARCHITECTURAL DESIGN STANDARDS ASSOCIATED WITH THE EXTERIOR. EXCUSE ME. AS WELL AS WHAT WE TRY TO DO INSIDE THE HOME TO BRING QUALITY TO THE POTENTIAL HOME BUYER FOR THOSE HOMES. DURING THE STAFF PRESENTATION, THEY'VE OBVIOUSLY SHOWED YOU THIS SITE LAYOUT.
SO LET'S KIND OF DIG IN. AS YOU COME IN OFF OF MURPHY ROAD, WHAT ARE YOU GOING TO SEE? THREE CUL DE SACS. WE'RE GOING TO HAVE THREE SEPARATE ENTRYWAY FEATURES THAT IDENTIFY THE NAME OF THE SUBDIVISION.
MASONRY SCREENING WALL WITH LANDSCAPING. THAT'S ALL GOING TO BE WITHIN A DEDICATED OPEN SPACE.
THAT WILL BE THE OBLIGATION OF THE HOA TO MAINTAIN.
SO WHEN YOU GET INTO THE SUBDIVISIONS, WHAT TYPE OF HOMES ARE WE GOING TO BUILD? WE HAD PROVIDED YOU WITH A BROCHURE THAT PROVIDES YOU WITH ALL OF THE DIFFERENT ELEVATIONS THAT WE WOULD OFFER UP TO THE HOME BUYER AS A POTENTIAL TO BUILD. WE. IN SHOWING YOU THESE PICTURES WHAT WE REALLY WANT YOU TO SEE IS THE VARIATION IN THE DIFFERENT DESIGN ELEMENTS, AND THE ARCHITECTURE ASSOCIATED WITH THAT PROVISION IN THE ORDINANCE IS THAT WE COMMIT THAT WE'VE GOT TO HAVE A MINIMUM OF THREE ELEVATIONS PER MODEL, AND THAT YOU CANNOT REPEAT THAT SAME HOUSE ON FOUR LOTS ON EITHER SIDE OF YOU OR ON THE FOUR LOTS IMMEDIATELY ACROSS THE STREET. WELL, HOW DO YOU ACCOMPLISH THAT? IT WOULD SEEM AT THE ONSET THAT PERHAPS THAT'S VERY, VERY LIMITING.
WELL, OUR OBJECTIVE IS TO NOT CREATE A COOKIE CUTTER LOOKING SUBDIVISION.
WE WANT TO GIVE IT THE FEEL OF SOME CUSTOM BUILD DEVELOPMENT.
SO YOU'VE GOT AS YOU CAN SEE IN THESE PICTURES, YOU'VE GOT DIFFERENT DESIGN ELEMENTS.
YOU'VE GOT DIFFERENT ROOF PITCHES, YOU'VE GOT DIFFERENT COMBINATIONS OF STONE AND BRICK.
YOU'VE GOT DIFFERENT LOCATIONS FOR YOUR, YOUR FRONT ENTRY.
THAT WOULD EITHER BE THROUGH A COVERED FRONT PORCH THAT THEY CHOOSE, OR THEY MIGHT MAY CHOOSE INSTEAD TO DO A COVERED REAR PATIO INSTEAD. YOU'VE GOT DIFFERENT VARIATIONS OF WINDOW WIDTHS AND WINDOW PLACEMENTS ON THOSE FRONT ELEVATIONS. YOU'VE GOT DIFFERENT ARCHITECTURAL ACCENTS THAT ARE CREATED EITHER THROUGH DIFFERENT STONE THAT THEY CAN PICK AS A, AS A COMPLEMENT TO, THE BRICK MASONRY THAT THEY'VE SELECTED, ANYWAY.
AGAIN, ANOTHER VARIATION TO DEMONSTRATE THE DIFFERENT VARIETY OF ARCHITECTURAL DESIGN.
I'D LIKE TO EMPHASIZE, THOUGH, IN THIS PICTURE, THAT PART OF THE LANDSCAPE PACKAGE THAT COMES STANDARD WITH THE DEVELOPMENT IS A FULL SODDED YARD, FRONT, SIDE AND REAR WITH A IRRIGATION SYSTEM FULL PLANTINGS WITH SHRUBS AND TREES, ETC. THAT'S ALL PART OF THE STANDARD PACKAGE THAT'S INCORPORATED AS PART OF THE BASE PRICE OF THESE HOMES.
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AGAIN, TO BE A LITTLE BIT REDUNDANT WITH THE REMARKS THAT I'VE JUST MADE.AGAIN, YOU CAN EITHER HAVE COVERED FRONT PORCHES, BALCONIES, AGAIN, UNIQUE STONE AND BRICK EXTERIORS THAT ALL ENABLE US TO GET THAT VARIATION OF THE STREET ELEVATIONS WITHIN THERE.
THE CLASSIC SERIES IS THE BROCHURE THAT YOU'VE GOT THERE.
I WOULD ENCOURAGE YOU IF YOU'VE NOT HAD THE OPPORTUNITY TO LOOK THROUGH THERE.
ONE OF MY FAVORITE ASPECTS OF SHOWING THIS PARTICULAR SLIDE, WHEN YOU LOOK AT THE TWO PICTURES FROM THE CENTER AND THE BOTTOM ON THE RIGHT SIDE IS LOOK AT ALL OF THOSE WINDOWS. ONE OF THE THINGS THAT WE HEAR FROM OUR BUYERS THE MOST IS HOW MUCH THEY LIKE ALL OF THE NATURAL LIGHT THAT POURS INTO THE HOMES. THAT REALLY ACCENTUATES THE OPEN FEEL THAT THE INTERIOR DESIGN OF OUR HOMES HAS SPECIFIC TO THAT INTERIOR. IT'S ALL THE OPEN CONCEPT.
I LIVE IN A 60 YEAR OLD HOME THAT HAS ALL INTERIOR HALLWAYS THAT CONNECT THE BEDROOMS INTO THE LIVING ROOM IN THIS DAY AND AGE ALL OF THAT, OF COURSE, HAS BEEN ELIMINATED IN THESE NEW DESIGNS AND HAS BEEN SO FOR SEVERAL DECADES.
ENERGY EFFICIENCY. VIRTUALLY EVERY ELEMENT OF THE CONSTRUCTION, BEGINNING WITH THE ROOF, THE WINDOWS, THE HVAC SYSTEM, EVERY SINGLE ELEMENT THAT YOU INCORPORATE INTO THE CONSTRUCTION OF A HOME HAS GOT THE HIGHEST ENERGY EFFICIENCY STANDARDS. IN FACT, WHAT WE'LL HEAR FROM INDIVIDUALS THAT HAVE EVEN THAT HAVE EITHER MOVED FROM A 60 YEAR OLD HOME LIKE I LIVE IN OR MAY HAVE COME FROM A THREE BEDROOM APARTMENT, IS THE SIGNIFICANT REDUCTION IN THEIR MONTHLY ELECTRIC BILLS BECAUSE OF ALL OF THE EFFICIENCIES THAT THE SYSTEM ARE DESIGNED WITH. PART OF THE PRICING THAT BLOOMFIELD REALLY PRIDES ITSELF IS WE'RE NOT AN A LA CARTE BUILDER. WHEN YOU WALK IN, WE DON'T START OUT WITH THAT BASE MODEL CAR AND THEN WORK YOUR WAY UP THROUGH ALL OF THE DIFFERENT ELEMENTS. AS PART OF THE BASE MODEL, WE INCORPORATE A BUNCH OF DIFFERENT HIGH END DESIGN FEATURES.
AND WHAT THAT ENABLES US TO DO IS, RATHER THAN THAT BE ONLY OFFERED ON AN INDIVIDUAL HOME, YOU GET SOME PRICE REDUCTION ACROSS THE BOARD BECAUSE OF YOUR BUYING POWER OF OFFERING THAT.
WE BUILD SOME 2022 HOMES THROUGHOUT DALLAS FORT WORTH.
AND ON THE LOW END, WE THINK AT FULL BUILD OUT, WE'LL SEE AN INCREASE IN ASSESSED VALUATION ON YOUR TAX ROLL TO EXCEED $24 MILLION DURING THE CONSTRUCTION PHASES. THE MATERIALS ARE PURCHASED AND WE MAKE ARRANGEMENTS WITH THE CITY.
YOU'RE GOING TO SEE $88,000 IN SALES TAX RETURN OVER THE LIFE OF THE PROJECT BASED ON THE TOTAL VALUE OF THE CONSTRUCTION. THAT IS MY PRESENTATION AND WE ARE AVAILABLE.
I'M JOINED TONIGHT BY KEITH HAMILTON, WHO'S COMPLETING OUR CIVIL ENGINEER AND COMPLETED THE SITE PLAN LAYOUT FOR THE EXHIBIT FOR THE, OR FOR THE SITE PLAN RATHER, THAT IS PART OF THE ORDINANCE THAT YOU'RE GOING TO BE ASKED TO CONSIDER THIS EVENING.
COMMISSIONERS QUESTIONS. SO I HAVE A GO AHEAD COMMISSIONER JACOBSEN AGAIN TODAY. I'M VERY PLEASED WITH WHAT I SEE.
I THINK ALL OF BEDFORD PROBABLY IS. IT'S A BEAUTIFUL COMMUNITY.
THAT BEING SAID, I DO HAVE A QUESTION ABOUT THE DENSITY OF THIS PROPOSED SUBDIVISION.
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BASICALLY 60 BY 10. 6,000FT² FOR THE SMALL LOTS.AND IT LOOKED LIKE FROM THE DATA AND I GUESS EXHIBIT F, THE MINIMUM EMERALD OAKS LOTS ARE 35 20FT². I MEAN, THAT'S 50%. 56% SMALLER. TO ME, THAT'S A LOT.
THIS SMALLER SIZE. YEAH. DO YOU HAVE? CAN YOU GIVE ME AN ORDER OF MAGNITUDE? SO OFF THE TOP OF MY HEAD, I WOULD TELL YOU. OF THE 44 LOTS, WE WILL HAVE EIGHT LOTS THAT ARE NOT 40-FOOT LOTS, AND THE REMAINDER WILL BE THOSE 40-FOOT LOTS THAT WILL HAVE A DEPTH OF APPROXIMATELY 110 TO 120FT.
SO BY OUR CALCULATION, THOSE ARE GOING TO APPROACH NORTH OF 4,400FT².
FOR THOSE. IF I COULD BACK UP THOUGH. THERE ARE THERE ARE A LOT OF GOOD COMPARISONS.
COMPARABLE COMPARISONS THAT CAN BE MADE BETWEEN GLADE PARKS IN TERMS OF THE QUALITY OF THE PRODUCT THAT'S GOING TO BE CONSTRUCTED, THERE WOULD BE VERY, VERY SIMILAR IF WE GOT EMERALD OAKS.
THE DENSITY IS REALLY A PRODUCT OF WHAT WHAT THE PROPERTY TELLS YOU YOU CAN DO WITH IT.
WE COULD HAVE COME IN PERHAPS WITH A CONVENTIONAL DESIGN WHERE YOU HAD TWO POINTS OF ENTRY THAT CREATED, LET'S SAY, AN N SHAPED SO THAT YOU HAD AN OUTER RIM OF HOMES IN WHICH THE REAR YARDS WOULD FACE TO THE SOUTH, WOULD FACE TO THE WEST AND FACE TO THE NORTH.
AND THEN ON THE EAST SIDE OF THAT NORTH SOUTH STREET, THAT WOULD BE NECESSARY AFTER YOU'VE COME OFF TO THE SUBDIVISION, YOU COULD HAVE HAD ANOTHER ROW OF HOMES THERE WITH THE REAR OF THE HOMES FACING ON TO MURPHY DRIVE.
WELL, WE THOUGHT FROM BRINGING A MORE UNIQUE SUBDIVISION AND A DIFFERENT FEEL OF A NEIGHBORHOOD, WE REALLY, REALLY ENJOYED WANTING TO TRY TO CREATE THE THREE CUL DE SAC BECAUSE WE THOUGHT THAT IT WOULD BE SO HIGHLY DESIRABLE WITHOUT ANY THROUGH TRAFFIC.
IT WOULD MAKE YOU FEEL LIKE YOU WERE ON IN YOUR OWN LITTLE PRIVATE CUL DE SAC AND CONTRIBUTING TO THE ABILITY TO DEVELOP AS MUCH OF THAT PROPERTY AS POSSIBLE.
THERE ARE NEW DRAINAGE REQUIREMENTS THAT ARE DIFFERENT THAN WHEN WE CAME BEFORE YOU FOR GLADE PARKS, AND I'M NO ENGINEER, SO I HAVE TO PUT THINGS IN LAYMAN TERMS THAT THAT I CAN UNDERSTAND.
THESE NEW DRAINAGE REQUIREMENTS REALLY ARE TELLING ANY DEVELOPMENT OF PROPERTY NOW THAT YOU GOT TO HOLD MORE WATER BECAUSE WE'RE EXPERIENCING RAIN FALLS WHERE YOU GOT A LOT OF RAIN FALLING VERY, VERY QUICKLY.
SO YOU'VE GOT TO INCREASE THE CAPACITY OF YOUR DETENTION AREAS.
AND YOU GOT TO HOLD THAT WATER LONGER. AND IF YOU LOOK AT WHAT'S GOING ON CURRENTLY, NOW YOU'VE GOT BASICALLY SHEET FLOW OF THAT WATER THAT'S GOING DIRECTLY ONTO THE PROPERTIES.
WELL, ANOTHER REQUIREMENT ASSOCIATED WITH THE NEW DRAINAGE IS THAT YOU CAN CONCENTRATE THE RELEASE OF THAT WATER THAT THROUGH THE OUTFALL FROM THOSE DETENTION PONDS. WELL, IN ORDER TO ACHIEVE ALL OF THOSE DESIRED DRAINAGE GOALS, YOU GOT TO INCREASE THE AMOUNT OF AREA THAT'S DESIGNATED FOR DRAINAGE. THAT'S WHY THE PONDS WERE CREATED TO THE NORTH AND THE SOUTH AND THE SOUTHWEST CORNERS, RESPECTIVELY. AND THAT THEY ARE CONNECTED WITH THAT 30 FOOT WIDE EASEMENT THAT CAN CREATE ADDITIONAL VOLUME, ADDITIONAL CAPACITY, AND ALLOW THE FLOW OF THAT WATER.
SO IN MEETING THOSE DRAINAGE REQUIREMENTS THAT REDUCE THE NET DEVELOPABLE AREA HOMES, AND THAT'S WHY WE CAME UP WITH THE LAYOUT THAT WE DID. YEAH. BY YOUR CALCULATIONS, I'M STILL LOOKING AT.
SO THE SMALL LOTS ARE NOW SAY AVERAGE LIKE 4400FT² COMPARED TO 6400FT² FOR GLADE GRACE PARK THE SMALL LOTS. YES, SIR. AND AGAIN, WE JUST WE DIDN'T HAVE THE DIMENSION.
WE DIDN'T HAVE THE AMOUNT OF DIRT TO WORK WITH THAT WE DID AT GLADE.
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BUT WHAT WE'RE FINDING WITH GLADE PARKS IS THE BUYERS ARE MAKING A LIFESTYLE CHOICE WITH RESPECT TO THE AMOUNT OF YARD THAT THEY WANT TO MAINTAIN.AND THIS IS REALLY A CONTINUATION OF WHAT WE'RE SEEING THE MARKET SUPPORTING US IN THIS COMMUNITY IN THE GREATER IN BEDFORD. OKAY. WELL, IF YOU'LL EXCUSE ME, I'M FOCUSED ON DENSITY, SO I APOLOGIZE FOR THAT.
I RESPECT THAT VERY MUCH. AND ONE OTHER THING I CALCULATED THE.
BASED ON THE. THIS RELATES TO THE VARIANCE YOU'RE REQUESTING FOR. SECTION 4.7.D.1 YOU REALLY WANT TO ELIMINATE THE 26% DEVELOPMENT WIDE LIMITATION. AND AS I LOOKED AT THIS.
IF YOU TAKE A LOOK AT THE MINIMUM HOUSE SIZE DIVIDED BY THE MINIMUM LOT SIZE.
THOSE ARE THE ONLY NUMBERS I HAD THAT I COULD USE.
THAT IS A 56% NUMBER AS OPPOSED TO 26%. SO THIS IT LOOKS LIKE YOU'RE ASKING FOR A HUGE CHANGE IN A HUGE VARIANCE FROM THE ORDINANCE. AND THAT'S BOTHERSOME TO ME BECAUSE OTHERS WILL BE LOOKING AT THAT IN THE FUTURE.
SO I, I JUST FIND THAT THAT'S.
JUST AS A COMPARISON, DO YOU HAVE AN. I KNOW YOU'VE GIVEN US THE AVERAGE LOT SIZE OF 47 65.
DO YOU HAVE AN ESTIMATE OF THE AVERAGE HOUSE SIZE? I CAN JUST TELL YOU THAT THE RANGE WILL BE FROM OVER 1800FT² TO OVER 3200FT².
AND UNTIL THE INDIVIDUAL BUYER COMES IN AND SELECTS THE HOME THAT WE'RE GOING TO BUILD, OKAY. WELL, AGAIN, IN MY MIND, ASKING THAT DEGREE OF VARIANCE FROM OUR ORDINANCE IS TROUBLESOME TO ME I YIELD. AND I RESPECT THAT VERY MUCH. AND THE FACT OF THE MATTER IS, WITHOUT THOSE STANDARDS BEING ADOPTED, WE SIMPLY CAN'T BUILD THE HOMES ON THE INDIVIDUAL LOT THAT'S GOING TO BRING THE VALUE AND CREATE THE TYPE OF NEIGHBORHOOD THAT WE WANT TO CREATE.
YES, SIR. WHAT ARE YOU DOING TO SEPARATE THOSE LOTS? SO WHEN THE ONES THAT THEY BACK UP, I MEAN THEY'RE GOING TO BE A 20-FOOT SEPARATION BETWEEN THE HOME STRUCTURES.
OKAY. BUT THE HOUSES WILL BE TEN, 10-FEET OFF THE PROPERTY LINE IF THE VARIANCE IS.
EXACTLY OFF THE REAL PROPERTY LINE.
OKAY. I SAW IN HERE WHERE POSSIBLY THIS 30-FOOT DRAINAGE THING THAT'S GOING TO BE CONCRETE.
IS THAT CORRECT? WE WON'T KNOW UNTIL WE GET INTO THE FINAL DESIGN WHAT THAT'S GOING TO LOOK LIKE.
WHAT WE CAN TELL YOU IS THAT WITH THAT 30-FOOT WIDTH, WHAT THAT'S GOING TO ENABLE US TO DO IS TO COME OFF OF THE REAR PROPERTY LINES OF THAT EXISTING RESIDENTIAL AND MAINTAIN WHATEVER VEGETATION IS THERE ALONG THE PROPERTY LINE.
AND WE THINK THAT'S GOING TO BE A SIGNIFICANT VALUE.
AND SEEN AS POSITIVE BY THOSE ADJACENT PROPERTY OWNERS.
ALONG THOSE LINES. JUST IN GENERAL. I ALSO FEEL LIKE THESE LOT SIZES ARE WAY TOO SMALL.
[00:35:06]
ONE OF THEM YOU REFERENCE, YOU KNOW, IS YOU KNOW SECOND STREET, YOU KNOW, THERE'S THE OTHER ONE, THERE'S TALL MEADOWS COURT. THOSE LOTS AND THOSE CONFIGURATIONS AND HOW THAT NEIGHBORHOOD LOOKS IS VERY MUCH THE VISION AND THE CONCEPT THAT YOU MENTIONED WAS THE DRIVER FOR THIS. THOSE LOTS ARE, HOWEVER, NOWHERE NEAR THE SMALL.AND TO ALTHOUGH JUST TO REITERATE FOR COMMISSIONERS, YOU KNOW, IT IS NOT WITHIN THE PURVIEW OF PLANNING AND ZONING TO MAKE ANY CONSIDERATION TO BUILDING DESIGN OR DESIGN STANDARDS OR ANYTHING LIKE THAT OTHER THAN THE MD-3 THAT WHATEVER THE DESIGNS ARE, THEY DON'T REPEAT. THAT'S PART OF THE ORDINANCE, BUT THE SPECIFICS OF WHAT THEY LOOK LIKE OR ALTHOUGH IT'S NICE TO HEAR THE FACT THAT IF YOU'RE GOING TO HAVE THESE HOUSES WITH THESE KIND OF WINDOWS AND 10-FEET AWAY IS SOMEBODY ELSE'S WINDOW ON THESE SIZE LOTS THAT YOU'RE BUILDING IT, YOU KNOW, WAY MORE THAN 26% OF LOT COVERAGE, WHICH IS THE DENSITY WE DON'T HAVE ANYWHERE ELSE IN THE CITY OF BEDFORD EXCEPT THOSE 14 LOTS AT GRACE PARK. THAT DOESN'T REALLY FIT THIS COMMUNITY AND THAT NEIGHBORHOOD, AND EVEN THOSE CUL DE SACS THAT FIT YOUR VISION, THOSE LOTS ARE MUCH BIGGER. THIS DOESN'T SEEM TO BE A PLUS.
THIS COMES REAL CLOSE TO LOOKING LIKE A TOWNHOME DEVELOPMENT, AND WE'RE NOT.
AS A COMMISSION, ONE OF OUR TASKS WITH ZONING IS TO HAVE ZONING ACT AS A EQUALIZING FACTOR, TO HAVE COMPATIBLE AND COMPLEMENTARY BUILDING AND DEVELOPMENT WITHIN THE NEIGHBORHOODS.
SO I HAVE A PROBLEM WITH THAT. YES, SIR. AND I HAVE WHEN WE GET TO THE NEXT.
BUT THAT'S THE BASIC PROBLEM THAT THAT I HAVE WITH THIS IS THAT YOU'RE ASKING TO, TO ELIMINATE EVERY LOT REQUIREMENT THAT WE HAVE ESTABLISHED IN OUR ZONING THAT WE JUST REWROTE, THAT WE JUST REDID THE MASTER PLAN THIS COMMISSION.
AND THIS SEEMS TO BE A PRETTY BIG LEAP. AND JUST SINCE WE'RE DOING A HISTORY LESSON ON GRACE PARK, PART OF THAT DEVELOPMENT, WE DID TALK ABOUT ELEVATIONS AND SETBACKS, BUT THE REQUIREMENTS THAT THIS COMMISSION PUT THROUGH ON APPROVING THAT, SINCE WE'RE ALL IN THE SAME TOPIC HERE, IS WE ALLOWED SOME OF THE LOTS IN GRACE PARK TO HAVE A VARIANCE, AND WE NUMBERED THEM SPECIFICALLY IN THE APPROVAL TO TO DEVIATE FROM SOME OF THE SETBACKS HERE.
YOU'RE ASKING FOR EVERYTHING, ALL THE RULES TO BE ELIMINATED, TO DEVELOP THIS KIND OF DENSITY.
AND THAT DOESN'T SEEM TO FIT WITH OUR, WITH OUR PLAN.
I MIGHT SUGGEST A COUPLE OF THINGS. WITH ALL DUE RESPECT, WHEN WE WERE GOING THROUGH GLADE PARKS, I'M SORRY, GRACE PARK. WE LOOKED AT THE SUBDIVISION THAT WAS THERE AT THE SOUTHWEST CORNER OF CENTRAL AND CHEEK-SPARGER. AND I BELIEVE THAT THOSE ARE ATTACHED TO TOWNHOMES.
I REMEMBER RIGHT, THAT IS A MUCH HIGHER DENSITY.
WE CHOSE NOT TO COME FORWARD WITH THAT TYPE OF PROJECT.
AND NOT ONE OF THE TRADITIONAL TOWNHOMES WITH A TWO CAR GARAGE WITH THE PROVISION THAT WE ALSO ADOPTED IN THE GRACE PARK THAT WOULD RESTRICT THE 24 HOUR PARKING OF THE CARS AND TRAILERS ON THE STREET TO ELIMINATE SOME OF THE CONCERNS THAT WE HEARD ABOUT THE ON STREET PARKING AND HOW. WHATEVER NEGATIVE CONSEQUENCES THAT THERE MIGHT BE ASSOCIATED WITH THAT, PARTICULARLY IN A TOWNHOME DEVELOPMENT YOU KNOW, IN THE DEVELOPMENT OF NEW SUBDIVISION, THAT POTENTIAL HOME BUYER IS COMING IN WITH EYES WIDE OPEN.
IT IS NOT A CIRCUMSTANCE WHERE THEY'RE GOING TO BE SURPRISED BY ANYTHING.
THEY'RE GOING TO COME IN, THEY'RE GOING TO SELECT THEIR LOT.
[00:40:02]
THEY'RE GOING TO IDENTIFY THE TYPE OF HOME THAT THEY WANT CONSTRUCTED, AND THEN THAT HOME IS GOING TO BE BUILT.AND THEN THAT NEXT POTENTIAL BUYER WHO MAY BE LOCATED TO THE, WHOSE REAR YARDS WILL ABUT THE REAR YARD OF THE HOMES THAT YOU'RE REFERRING TO. THEY'RE GOING TO GO AGAIN WITH EYES WIDE OPEN.
THEY'RE GOING TO KNOW EXACTLY THAT THERE'S A TEN FOOT REAR SETBACK.
THERE'S NOT GOING TO BE ANY SURPRISE. THEY CAN CHOOSE TO MAKE A LIFESTYLE CHOICE OF PURCHASING THIS TYPE OF HOME IN THE NEIGHBORHOOD THAT'S BEEN CREATED. AND IF THEY'RE OFFENDED BY THAT, THEN THEY SIMPLY WON'T BUY THE HOME.
SINCE YOU HAVE THIS PARTICULAR GRAPHIC ON THE SCREEN FOR US TO LOOK AT, HOW DO YOU BUILD THAT ON A 40 FOOT WIDE LOT? WELL, IT'S A 30 FOOT WIDE FOOTPRINT. AND THERE'S VARIATIONS DEPENDING ON THE MODEL THAT YOU'VE BUILT, BUT THEY'RE ALL GOING TO FALL WITHIN THAT.
DO THE MATH. I CAN'T DO IT OFF THE TOP OF MY HEAD WITH A 20-FOOT FRONT SETBACK AND THE 10-FOOT REAR, AND SOME MIGHT BE 110 OR 115 OR WHATEVER. SO THE FOOTPRINT OF THAT HOME IS GOING TO BE 30 BY 65 OR 70 OR WHATEVER IT IS. SO WE'VE.
YES, SIR. THAT'S YOU KNOW, I KNOW I'M PREACHING A LITTLE BIT HERE, BUT PART OF, YOU KNOW, THOSE FOLKS WILL THE BUYERS WILL COME AND SELECT THEIR THING.
OUR JOB IS TO DECIDE WHAT KIND OF OFFERING WE WANT DEVELOPMENT IN THE CITY OF BEDFORD TO LOOK LIKE.
AND HERE AGAIN, I KNOW I'M REPEATING MYSELF, BUT THE DEVELOPMENTS THAT ARE ALREADY IN THAT NEIGHBORHOOD, IN THAT STREET AREN'T LIKE THIS. IF YOU IF YOU MADE THESE LOTS 50, 55-FOOT WIDE ADHERED TO, YOU KNOW, THE PERCENTAGE OF BUILD AND THIS KIND OF THING, IT WOULD BE, YOU KNOW, AT LEAST WOULD LOOK MORE LIKE THOSE OTHERS. I JUST HAVE A PROBLEM WITH THIS KIND OF DENSITY AND THESE NARROW LOTS.
AND, YOU KNOW, THE PICTURES LOOK GREAT AND IT'S NOT REALLY FOR OUR CONSIDERATION, BUT THAT'S STILL ONLY A 40-FOOT WIDE, 30-FOOT WIDE HOUSE. YES, SIR. YOU GET TWO OF THEM IN HERE.
SO. ALL RIGHT. ANYBODY ELSE GOT ANYTHING? THANK YOU.
WE ARE OBLIGATED TO OPEN A PUBLIC HEARING. YES, SIR.
AS OUR NEXT TOOL HERE. SO DON'T LEAVE THE ROOM [LAUGHTER].
IT IS 6:43. I CALL TO ORDER THE PUBLIC HEARING FOR CASE D26-2.
PLEASE COME FORWARD. THANK YOU. AT LEAST COMING FOR COMING TO WATCH.
THANK YOU FOR NOT THROWING ANYTHING.
THAT'S REALLY WHAT WE WERE INTERESTED. NO, I UNDERSTAND.
DID YOU GET A NOTIFICATION? WE DID OKAY. EXCELLENT. OKAY.
WELL, WE WON'T ASK FOR ANY IT ADVICE TONIGHT.
I DO WANT TO. COME FORWARD PLEASE. COME ON. IT'S A STANDARD PROCESS.
YEAH. STANDARD PROCESS. CAN YOU GIVE YOUR NAME AND ADDRESS? AND WE'LL BE GLAD TO TALK TO YOU HEY, I'M SCOTT LARUE. I LIVE AT 2408 MEADOWVIEW.
I JUST WHAT YOU WERE SAYING ABOUT HOW DENSE IT WAS MY, WAS OUR BIGGEST CONCERN.
TOO MUCH DENSITY. ONE OF THE THINGS THAT WE LOVE ABOUT OUR ADDITIONS ARE THE, ARE THE BIGGER LOTS, THE BIGGER BACKYARDS. WE HAVE A, YOU KNOW, A BIG DOG OURSELF.
AND SO JUST LIKE THE HOUSE IS ON THE CORNER THERE OF MURPHY AND BEDFORD, WE DIDN'T WANT THOSE KINDS OF HOUSES OR NOT THAT WE HAVE A SAY, BUT AGAIN, WE JUST WANTED TO KIND OF COME UP HERE AND SEE HOW THE PROCESS WORKED AND SORT OF WHAT THE.
BUT I DON'T HAVE ANY, YOU KNOW, OBJECTIONS OR ANYTHING, BUT DEFINITELY WHAT YOU BROUGHT UP ABOUT THE SIZE OF THE LOTS ARE SIMILAR TO WHERE MY PARENTS LIVE IN FORT WORTH. AND I JUST, YOU KNOW, THAT'S ALL.
I JUST THOUGHT THAT WAS A GOOD POINT. I APPRECIATE IT.
[00:45:02]
AND, YOU KNOW, I, YOU KNOW, I KNOW YOU KNOW, THEY GOT QUOTAS TO MEET AND EVERYTHING, BUT I JUST THINK THAT A BIGGER YARD TYPE THING IS SOMETHING THAT WE PRIDE OURSELVES IN. I DON'T KNOW WHAT KIND OF, BUT IF WE HAD NEIGHBORS, WE WOULD WANT SIMILAR NEIGHBORS KIND OF THING.SO THAT'S ALL I HAVE TO SAY. I HAVE NO OBJECTIONS TO ANYTHING IT'S ONE OF THE BEST THINGS ABOUT BEING HERE.
THANK YOU SIR. YES, SIR. APPRECIATE IT. THANK YOU GUYS.
THANK. YOU WANT TO SAY ANYTHING? WITH THE ADDITION OF A 50 EXTRA HOUSES I'M JUST CURIOUS ABOUT MURPHY DRIVE.
IT'S ONLY ONE LANE EITHER WAY. EXCUSE MY INTERRUPTION.
JUST IF YOU COULD STATE YOUR NAME AND ADDRESS.
I'M SARAH LARUE 2408 MEADOWVIEW. THANK YOU. THAT FALLS INTO THE ENGINEERING DEPARTMENT.
THEY TYPICALLY LOOK AT TRAFFIC STUDIES AND KNOWING WHEN YOU'VE GOT SOMETHING THAT'S DENSE AND DEVELOPMENT THIS MANY LOTS, THIS ATYPICAL TO WHERE IT'S BEEN DEVELOPED IN THE PAST.
THEY DO LOOK AT THAT AS DOES THE STREET HAVE THE CAPACITY FOR THAT? IS THERE A TRAFFIC SIGNA AT HARWOOD? IS THERE ONE TO THE SOUTH? THOSE KIND OF THINGS ARE TYPICALLY REVIEWED WHEN THESE DOCUMENTS GO TO CITY STAFF IN THEIR MEETINGS BEFORE IT EVER COMES TO US.
OKAY, PERFECT. SO THEY WOULD HAVE THEY WOULD HAVE MENTIONED THAT TO US.
IF IT WAS A CONCERN? YEAH. GOT IT. BUT THANK YOU.
THANK YOU. NOW 6:47 I CLOSE THE PUBLIC HEARING.
COMMISSIONERS. MRS. CITY ENGINEER.
I GUESS I SHOULD SAY PLANNING OFFICIAL. YES, SIR.
WAS THERE ANY CONCERN BY ANYONE ABOUT THREE NEW HIGH-VOLUME OUTLETS ONTO MURPHY SO CLOSE TOGETHER? THERE WAS NOT A CONCERN NO. OKAY, OKAY. ALL RIGHT.
DID WE IN THE CUL DE SACS. DID WE FIGURE OUT THAT IF THERE'S GOING TO BE TWO AND THREE-STORY HOUSES IN HERE THAT THEY CAN GET ONE.
ENGINE 151. YES, THEY DO NOT HAVE ANY FURTHER COMMENTS. YES. I THOUGHT ABOUT, YOU KNOW, THE SMALLER TRUCKS, BUT I WAS WONDERING ABOUT 151 IF THEY COULD GET UP IN THERE AND GET TURNED AROUND AND HE DID NOT HAVE ANY FURTHER COMMENTS ON THIS SITE PLAN.
OKAY, GOOD. OKAY, GOOD. ALL RIGHT. THANK YOU, MR. DEVELOPER ENGINEER. QUESTION FOR YOU, SIR. NO.
GOOD EVENING. KEITH HAMILTON, 8241 MID-CITIES BOULEVARD, NORTH RICHLAND HILLS.
THE MIDDLE CUL DE SAC SHOWS THE WATER FLOWING TO THE WEST DOWN IT AS A DRAINAGE TOOL, WHICH IS TYPICAL. AND THAT THE WATER FROM THERE TYPICALLY DRAINS TO THE NORTH.
YOUR DRAWING TO THE NORTHWEST CORNER THROUGH LOTS.
DRAINAGE ZONES A.1, A.2, C, C.1 AND GO TO THE NORTH NORTHWEST.
B.1 GOES EAST TO THE STREET AND THEN STARTING WITH D.2, 03, 4 AND E.1, THEY'RE GOING TO THE SOUTH.
SO I'M CURIOUS HOW DO YOU GET THE WATER FROM THE SOUTH SIDE OF THE CENTER? CUL DE SAC TO FLOW SOUTH ALL OF A SUDDEN. HOW DOES THAT HAPPEN? CURIOUS. THE CENTER CUL DE SAC? YEAH. IT'S ALREADY GOING SOUTH.
IT'S KIND OF AN EAST WEST LINE. WELL, I WAS. I WAS LOOKING AT.
OKAY. IT'S GOING TO FLOW FROM D.2. D.3. SOUTH INTO THE CUL DE SAC THAT GOES THEN TO THE WEST AND SOUTH AND THEN CONTINUE TO FLOW SOUTH THROUGH D.3.
[00:50:04]
RIGHT? I MEAN I CAN'T I'M LOOKING AT SOMETHING SMALL.OH OKAY. I'M LOOKING AT WHAT WAS SUBMITTED TO US.
WE HAVE A. CAN WE SHOW IT UP ON THE THING FOR HIM? OH MY BAD. IT JUST SEEMED ODD THAT THERE'S WHAT SEEMS TO BE A WATER REDIRECTION. THERE IN THE MIDDLE OF THE CENTER CUL DE SAC BETWEEN D.2 AND D.3.
IT'S REALLY NOT. WE'VE GOT ABOUT THE SAME AMOUNT OF WATER GOING NORTH AS SOUTH.
OKAY. PRE-DEVELOPE POST DEVELOPMENT. IS THE CUL DE SAC DESIGNED TO WHERE IT'S FLOWING DOWNHILL INTO THE CUL DE SAC TOWARDS THE WESTERN EASEMENT DRAINAGE EASEMENT.
IS THAT. SO THAT ROAD KIND OF SLOPES TO THE BACK OF THE TO THE WEST OF THE PROPERTY? IT DOES. SO AS THAT MOVE IS MOVING FROM D.2 TO 3, IT'S ACTUALLY FALLING INTO THE ROADWAY AND THEN MOVING TO THE WEST INTO THE DRAINAGE CANAL. CORRECT. OKAY. IT WAS JUST, IT WAS JUST HARD TO ENVISION HOW ALL OF A SUDDEN D.3 WAS ALSO, YOU KNOW, GOING SOUTH WHERE THE CUL DE SAC STREET WAS GOING WEST.
OKAY. JUST WANTED TO CLARIFY. AND THEN SOME OF IT IS GOING TO BE GREAT IN SUCH A WAY THAT WILL GO OUT TO THE CURB, OUT TO THE STREET, TO THE TO THE CURB AND DRAIN.
CORRECT. OKAY. OUT OF C.1 AND E.1 AND ALL THAT.
RIGHT. OKAY. I JUST WANTED TO MAKE SURE BECAUSE AS YOU KNOW OR MAY NOT KNOW, WE'VE LOOKED AT THIS PIECE OF GEOGRAPHY IN THE PAST AND DRAINAGE WAS AN ISSUE BEFORE IT GOT COMBINED WITH OTHER LOTS AND ALL THESE OTHER THINGS.
SO IT HAS BEEN A, ONE OF THE TECHNICAL PIECES OF THIS PARTICULAR PIECE OF PROPERTY.
I REMEMBER YOU WELL AWARE. SO I JUST WANTED TO MAKE SURE THAT WE KIND OF WE HAD A LITTLE BIT OF DISCUSSION ABOUT HOW THAT WAS, WAS GOING. FROM A PRACTICAL STANDPOINT, IF YOU PUT FENCES BETWEEN, LET'S SAY, THE LOTS THAT ARE IN D.1 THAT ARE COVERED IN THAT ZONE. WHAT DOES THE ADDITION OF ALL OF THOSE HOUSES ON A 40-FOOT LOT. AND THE FENCES. HOW DOES THAT AFFECT WATER FLOW? I MEAN, IT'S ONE THING TO LOOK AT A BARE PIECE OF PROPERTY AND SAY, HERE'S OUR DRAINAGE FLOW.
TECHNICALLY, WHAT HAPPENS WHEN YOU BASICALLY FILL UP THE LOT WITH STRUCTURE? WELL, YOU'RE GOING TO HAVE SIDE YARD SWELLS ON ALL THESE, ALL THESE LOTS.
AND THE WATER FROM THE ROOF IS GOING TO HIT THE SIDE SWELLS AND KEEP GOING.
NOW WHEN IT ENCOUNTERS A FENCE, IT'S JUST GOING TO IT'S JUST GOING TO GET THROUGH THE FENCE.
THESE LOTS ARE SMALL ENOUGH THAT IT'S NOT A LOT OF WATER.
IT'LL GET THROUGH THE PICKETS. I'VE SEEN PROBLEMS WHENEVER YOU HAVE LIKE IF IT WASN'T JUST GOING THROUGH ONE LOT, IF IT ALL OF A SUDDEN GOT TO THOSE REAR LOTS AND STARTED GOING SIDE TO SIDE AND PASSING THROUGH MULTIPLE LOTS, THEN YOU START HAVING PROBLEMS. BUT THIS FROM ONE LOT TO ANOTHER, IT'LL, IT'LL GO RIGHT THROUGH.
OKAY. BECAUSE I'M THINKING OF THE REQUEST FOR THE VARIANCE ON THE SIDE EFFECT WHERE YOU GOT.
THERE'S ONLY 10-FEET BETWEEN HOUSES. NOW THAT BECOMES YOUR YOUR DRAINAGE CHANNEL BETWEEN THE HOUSES.
YEAH, I UNDERSTAND. OKAY. SO MAYBE THEY'LL PLANT LOTS OF AZALEAS THERE, YOU KNOW.
OKAY. ALL RIGHT. THANK YOU, THANK YOU. APPRECIATE IT.
WHAT IS THE? DID WE GET AN IDEA WHAT THE RATIO IS BETWEEN FLOOR AREA AND LAND AREA? IT'S OBVIOUSLY THEY WANT IT TO BE LESS THAN 26%.
COMMISSIONER JACOBSEN EARLIER IN HIS NON DID 58% COVERAGE OR MORE PER LOT.
MORE THAN DOUBLE THE REQUIREMENT. YEAH.
YEAH I CALCULATED THAT WITH ONLY TWO NUMBERS THE MINIMUM HOUSE SIZE AND THE MINIMUM LOT SIZE.
SO THAT'S ALL I HAD TO WORK WITH. BECAUSE IN THEIR DOCUMENTATION THEY TALK ABOUT MINIMUM SQUARE FOOTAGE OF THE HOUSE IS 2000FT². YEAH. NOW, IF I DID A LITTLE, LITTLE MATH WITHOUT YOUR COMPUTER, BUT IF IT'S A 40-FOOT LOT, THEN YOU DO THE TWO SIDE SETBACKS. THAT NOW MAKES IT A 30-FOOT WIDE LOT FOR BUILT, BUILD LOT.
[00:55:05]
AND IF IT'S 88FT DEEP, WHICH THEY SAID IS IN THE DOCUMENTATION IS THEIR MINIMUM, AND YOU DO THE 20 IN THE FRONT AND 10 IN THE BACK, THAT NOW GIVES A 58, YOU KNOW, FOOT DEPTH BUILDABLE.SO IF YOU MULTIPLY THOSE TWO NUMBERS THERE WITHOUT GOING TO THE SECOND STORY, THAT'S 1740.
SO THAT'S WITH FIVE ON THE ON EACH SIDE. 20 IN FRONT, TEN IN THE BACK.
I DON'T KNOW WHICH LOT ON THIS SUBDIVISION ANYBODY WOULD EVER PUT A THREE CAR GARAGE.
BUT IT'S IN THEIR, IN THEIR BACKUP IS THAT, YOU KNOW, SOME OF THEM WILL BE TWO CAR GARAGE, THREE CAR GARAGES. THERE'S A LOT OF THAT IN THERE.
THEIR RANGE OF LOT SIZES FROM 4,401 TO 6,032.
IF YOU JUST TAKE THE AVERAGE OF THOSE TWO EXTREMES.
THAT'S RIGHT AT 3,900. I MEAN, IT'S THE TWO OF THOSE, THAT AVERAGE OF THOSE TWO MINIMUMS IS NOT 4765, WHICH TELLS YOU THAT MORE OF THE LOTS ARE SMALLER THAN BIGGER.
I MEAN, JUST IN THE MATH. SO THE PERCENTAGE OF THE LOTS OUT HERE THAT ARE THE SMALLER 40-FOOT WIDE IS WHAT WE'RE SEEING, WHERE WE'VE SEEN OTHER DEVELOPMENTS BECAUSE OF THE GEOGRAPHY.
SO THAT'S KIND OF THAT. SO I'M NOT REALLY TRYING TO DRIVE THE BUS HERE SO MUCH AS THE FACT THAT WE'VE GOT A LOT OF INFORMATION ON OUR PLATES HERE. YEAH. MAYBE SPUR SOME ADDITIONAL THOUGHTS OR COMMENTS OR QUESTIONS.
SO BUT JUST AS A AND STAFF DID THE PRESENTATION AND SHE DID A GOOD JOB OF GOING THROUGH THE ORDINANCES, BUT THEY'RE BASICALLY ASKING TO ELIMINATE ALL THE ORDINANCES FOR ANY KIND OF SETBACKS IN MD-3.
WELL, I THE MOST RUB I HAVE IS WITH THE SECTION 4.7.D.1 IS THE RATIO OF THE FLOOR AREA TO THE TOTAL LAND AREA.
JUMPING FROM 26 TO 50 OVER IN THE 50S AND JUST SIGNALING TOO HIGH THE OTHERS. I MEAN, THE SETBACK REQUIREMENTS. I HAVE LESS OF A PROBLEM WITH SETBACK REQUIREMENTS THAN I DO WITH THE, WITH THE DENSITY OF THE RATIO OF THE LAND AREA TO THE HOUSE AREA.
FAIR ENOUGH. OKAY. WELL, I'M CONCERNED WHY THE PROPOSED ALTERNATIVE DIDN'T GIVE US SOME TYPE OF NUMERICAL TO WORK WITH. ANYTHING THAT WE'RE SAYING, WHAT COULD BE THE NEW MAXIMUM? GOT YOU WE CAN WORK WITH THAT, I DON'T KNOW. THAT WAS MY CONCERN THAT THERE WAS NO NEW MAXIMUM TO GIVE US ANY IDEA.
YOU'RE SAYING THAT ELIMINATES IT, BUT IT DOESN'T INDICATE WHAT THE FUTURE USAGE WOULD BE.
YEAH, WHAT TYPE OF MAXIMUM CAN THEY GIVE US IN RETURN? RIGHT. [INAUDIBLE] I KNOW YOU GOT YOUR SMART HAT ON TONIGHT. WHAT ARE WE MISSING? WHERE ARE WE? WHERE ARE? WHAT ARE WE ALL UP HERE MISSING IN THIS DISCUSSION? I DO NOT BELIEVE YOU'RE MISSING ANYTHING. OKAY.
I JUST WANT TO MAKE SURE THAT WE WEREN'T GOING SIDEWAYS SOMEWHERE.
YEAH. OKAY. JUST. JUST CHECKING. SOMETIMES WE HAVE TO GET REINED IN, BUT.
THANK YOU. OKAY. ALL RIGHT. GOOD. ALL RIGHT. THANK YOU.
GIVE US A MINUTE HERE TO STUDY.
SURE. I'VE GOT A LOT OF RESPECT FOR PLANNING AND ZONING COMMISSIONS AND CITY COUNCIL.
I DEVOTED 35 YEARS IN PUBLIC SERVICE AS A CITY MANAGER AND PLANNING DIRECTOR.
I'M. I'M NOT GOING TO. ATTEMPT TO CHANGE WHETHER YOU LIKE IT OR NOT.
[01:00:07]
PLANNING SUBDIVISIONS HAS EVOLVED OVER THE DECADES.THE PERIOD OF TIME WHEN I WAS OUT IN WYLIE 30 YEARS AGO, WHEN YOU HAD AN ABUNDANCE OF LAND AND YOU WERE BUYING 102-ACRE, 300-ACRE FARMS, AND YOU COULD DO A LAYOUT WITH THESE LARGE LOT SUBDIVISIONS.
WHEN THOSE STARTED TO EMERGE, THEY HAD TO REPLACE ORDINANCES THAT WERE VERY, VERY SIMILAR TO THE PROVISIONS THAT WE'RE DISCUSSING THAT WERE ASKING FOR THE VARIANCE FROM. BECAUSE THERE WAS A TIME IN TEXAS WHERE ALL WE WANTED WAS LARGE LOT SINGLE STORY, PRAIRIE STYLE HOMES THAT'S WHAT COME INTO TEXAS.
WE HAD AN ABUNDANT OF GOOD, CHEAP LAND. YOU COULD GET AFFORDABLE HOUSING AND A BIG, HUGE HOUSE.
WELL, AS IT EVOLVED, PARTICULARLY WITH THE ECONOMICS OF THE PROPERTY VALUES AND WHAT YOU'RE ASKING TO WHAT THE POTENTIAL SELLERS OF THE PROPERTIES ARE NOW ASKING FOR THIS LAND. THE ECONOMICS JUST DON'T WORK.
I MEAN, IF WE TAKE AN AREA LIKE HEB HURST-EULESS-BEDFORD WITH THE PERCENTAGE BUILD OUT THAT WE ARE ALL YOU'RE SEEING COMING IN, AND I DON'T CARE IF IT'S FROM FOUNDERS PARK IN EULESS TO THE WATERCOLOR DIVISION DEVELOPMENT AT 360 AND 183, TO YOUR OWN LATEST DEVELOPMENT WITH I'M SORRY, I DON'T REMEMBER THE NAME OF IT AT 183 TO REPLACE THE CAMPUS WEST, YOU LOOK AT THE STYLE OF PRODUCT THAT'S BEING OFFERED.
DAVID WEEKLEY IS GOING TO CONSTRUCT A NICE PROJECT.
I'M NOT TRYING TO DISPARAGE OR BE CRITICAL OR NEGATIVE.
I'M JUST SAYING THAT WHAT WHAT WE'RE WANTING TO BUY, I'M SORRY, WHAT WE'RE WANTING TO DEVELOP WILL ENABLE THAT POTENTIAL HOME BUYER TO MAKE A LIFESTYLE CHOICE. AND WE BELIEVE THE QUALITY OF THE PRODUCT THAT IS GOING TO BE BUILT ON THAT 40 FOOT WIDE LOT, WITH THE VARIANCES THAT ARE REQUIRED, ARE GOING TO BRING QUALITY HOME CONSTRUCTION TO THAT SUBDIVISION.
IT'S GOING TO PROVIDE THAT HOME BUYER AN ALTERNATIVE THAT IN THIS HIGHLY DESIRABLE HEB AREA WITH A AWESOME SCHOOL DISTRICT THAT MADE $1 BILLION NEW INVESTMENT IN HIGH SCHOOLS AND NEW ELEMENTARY SCHOOLS.
PEOPLE WANT TO MOVE IN HERE. I WOULD RESPECTFULLY, RESPECTFULLY SUGGEST TO YOU THAT IF YOU ARE LOOKING FOR A TRADITIONAL SINGLE-FAMILY, I KNOW YOU'RE NOT SAYING THE 7,500 SQUARE FOOT LOT, WHATEVER.
I JUST DON'T THINK THE MARKET IS GOING TO BRING THAT FORWARD.
THE ECONOMICS DON'T WORK WHAT THE SELLERS WANT.
FOR THE PURCHASE PRICE OF THAT, THE NEW DRAINAGE STANDARDS THAT WE HAPPEN TO SUPPORT, WE THINK IT'S A GOOD IDEA TO CAPTURE AS MUCH WATER AS YOU CAN, KEEP IT ON SITE, CONTROL THE OUTFLOW SO THAT IT WON'T BE A NEGATIVE CONSEQUENCE TO THOSE ADJACENT LANDOWNERS.
IT MAY NOT BE A PRODUCT THAT YOU LIKE, AND I KNOW THAT WHAT YOU SAID, THAT'S NOT WHAT IT'S ABOUT, BUT I'M JUST SUGGESTING TO ACKNOWLEDGE THAT THESE ARE GOING TO BE HIGH QUALITY, HIGH VALUE HOMES, THAT THERE IS A MARKET FOR THIS TYPE OF PRODUCT.
SO I WOULD JUST RESPECTFULLY REQUEST THAT YOU KIND OF CONSIDER PERHAPS A LITTLE BIT DIFFERENT PERSPECTIVE THAT, YES, THIS IS A DIFFERENT TYPE OF PROJECT. SO WHAT I'M HEARING YOU SAY IS THAT THE ECONOMICS DON'T MAKE SENSE FOR THE DEVELOPER IF THERE'S NOT THIS MANY LOTS IMPROVED. IS THAT CORRECT? EXACTLY.
AND THEN WITH THE VARIATIONS, IF YOU TAKE THE FLOOR AREA RATIO TO GET BACK TO THAT ANALOGY OF THAT SPRAWLING ONE STORY PRAIRIE STYLE HOME, BECAUSE I DON'T I FORGET WHAT THE FIGURE IS OVER THE LAST 20 TO 30 YEARS THAT THE AVERAGE SIZE OF THE HOME USE THAT WAS DESIRED BY THE BY THE HOME BUYER WAS LESS THAN 2000FT. AND NOW IT'S APPROACHING 4000FT².
YOU GOT TO BE ABLE TO BUILD A BIGGER HOME ON A SMALLER LOT.
AND THAT'S WHAT WE WANT TO DO. BUT WHAT WE THINK DIFFERENTIATES US IS WE'RE BRINGING YOU A HIGH QUALITY DESIGN PRODUCT THAT THE MARKET WILL RESPOND FAVORABLY TO. SO INSTEAD OF 44 RESIDENTIAL LOTS WITH ONE OPEN, LOT 34 WOULDN'T WORK FINANCIALLY.
[01:05:02]
BUT I'M LOOKING AT IT AND I'M SAYING I LIVED IN A GARDEN HOME.IT WAS A CHOICE. IT WAS A LIFESTYLE CHOICE. I DON'T LIVE IN ONE NOW, BUT IT WAS A LIFESTYLE CHOICE.
AND IT WORKED FOR ME FOR MANY, MANY YEARS. AND THAT'S KIND OF WHAT WE GOT HERE.
HIGH END, GARDEN HOME TYPE ENVIRONMENT WITH MINIMAL BACKYARD, MINIMAL SIDE YARD, YOU KNOW, AND THOSE ARE GREAT HOMES. AND YOU KNOW, PRODUCT WISE, I THINK YOU'VE GOT A GREAT PRODUCT.
I THINK OUR CONCERN IS, OF COURSE THE DENSITY LEVEL AND 44 RESIDENTIAL LOTS.
YOU KNOW, I KIND OF AGREE THAT MAYBE IS A LITTLE BIT MUCH, BUT, YOU KNOW, 34, 24 SOMETHING LIKE THAT, YOU KNOW, MAYBE COMBINE A COUPLE OF THESE INTO BIGGER LOTS WITH BIGGER RESIDENTIAL PROPERTIES.
YES, SIR. AND THAT'S A CONCERN YOU KNOW, THAT NEEDS TO BE FACTORED IN AS WELL.
SO I'M JUST AND I'VE AND YOU KNOW, I'VE HEARD THAT FROM Y'ALL'S SIDE OF THE DAIS AGAIN, FROM A 35-YEAR CAREER.
AND WHAT I WOULD JUST CONTINUE TO COUNTER IS THAT HIGHER DENSITY MANY TIMES WITH DIFFERENT DEVELOPMENTS MEANS A LOWER QUALITY, LOWER PRICED HOME. RIGHT AND WHAT WE'RE. WHAT WE WILL DELIVER. AND I THINK WHAT GRACE PARK IS SHOWING, EVEN WITH A LITTLE BIT LARGER LOT THAT THERE IS A MARKET FOR THAT TYPE OF QUALITY PRODUCT IN BEDFORD TEXAS THAT WE THINK THAT WE CAN DELIVER.
WELL, I THINK WE'RE ONLY TALKING ABOUT FIVE ACRES.
WE'RE NOT TALKING ABOUT A GIGANTIC AREA IN HERE OR THE MIDDLE PARK OR THINGS OF THAT NATURE.
AND IT'S ONLY THREE CUL DE SACS. I DON'T KNOW.
I'M INCLINED, I'M INCLINED TO STAY WITH THE DEVELOPER ON THIS.
THAT MAYBE OUR 26% IS TOO LOW OR. IS NOT LOW ENOUGH.
SO I DON'T KNOW, I, I THINK IT'S ALMOST WORTH A SHOT TO SEE WHAT IT, WHAT IT IS IN THERE BEFORE WE PANIC AND TRY TO CHANGE OUR CHANGE THE ZONING AGAIN. BECAUSE I THINK EVENTUALLY THIS IS WHERE IT'S GOING TO, THIS IS WHERE IF THE TREND IS THIS WAY, THEN WE'RE GOING TO HAVE TO STAY WITH THE TREND AND CHANGE.
TAKE IT, TAKE ANOTHER HARD LOOK AT OUR ZONING AREAS AND STUFF.
IT ONLY BECOMES A TREND IF IT GETS APPROVED. THAT'S TRUE.
OKAY. MY CONCERN IS NOT NECESSARILY THE 44 HOMES.
I WOULD JUST LIKE FOR 4.7.D.1 FOR YOU TO TELL US WHAT IS A NUMBER THAT YOU CAN LIVE WITH YOU WHEN YOU JUST ELIMINATE SOMETHING ALTOGETHER, YOU'RE NOT GIVING US ANYTHING FOR MY OPINION TO WORK WITH.
SO I'D LIKE TO KNOW, WHAT NUMBER WOULD YOU WANT IN THE 26? WHAT WOULD YOU REPLACE 26 WITH THAT YOU COULD SAY WOULD BE WORTH FOR YOU? WHAT NUMBER COULD YOU PUT IN THERE? IF YOU'RE GOING TO ELIMINATE A STANDARD THAT WE HAVE, PLEASE TELL US WHAT YOU IN YOUR IDEAL WORLD, WHAT COULD YOU WORK WITH? I HAVE TO BE REAL HONEST WITH YOU.
WHAT WAS ALWAYS THE MOST COMMON, AND I'M NOT SAYING IT'S GOOD, BAD, OR INDIFFERENT, I'M JUST SAYING THE OVERWHELMING MAJORITY OF ANY OF THE COMMUNITIES SIMPLY HAVE SETBACKS. YOU ESTABLISH YOUR FRONT, REAR AND SIDE, AND THAT ESTABLISHES THE MAXIMUM FOOTPRINT OF THE HOME THAT CAN BE BUILT. SO IN OUR IDEAL WORLD IS WE'RE SAYING WE WILL [LAUGHTER] RESPECT THOSE SETBACKS AND WE ARE THE ARE THE FOOTPRINT OF THAT HOME WILL NOT EXCEED THOSE SETBACKS THAT ARE ESTABLISHED.
OKAY. AND I DON'T MEAN TO BE DODGING THAT. I JUST, I JUST HAVE NEVER WORKED IN A COMMUNITY.
THAT, THAT'S HAD THAT STANDARD. AND AGAIN, I THINK OUR ISSUE IS THE DEGREE TO WHICH FROM THE DATA THAT YOU PRESENT THAT YOU'RE WANTING THE VARIANCE TO BE, WHICH IS LIKE 50% AS OPPOSED TO 26%.
SO I DON'T KNOW WHERE I AM, BUT I'M CONFLICTED.
BUT I, THE DEGREE OF THE VARIANCE REQUESTED FOR 4.7.D.1 TO ME IS TOO MUCH.
AND I DON'T KNOW WHAT WE DO WITH THAT CHAIRMAN. MR.
[01:10:02]
CHAIRMAN, SO. I UNDERSTAND THAT PEOPLE WANT SMALLER LOTS.FOR ONE THING, PEOPLE. WE KNOW THAT WAGES AREN'T GOING UP.
PEOPLE CAN'T DO THAT AT 30 AND 31 NOWADAYS. OR THEY HAD MOMMY, MOMMY AND DADDY PAYING FOR IT.
SO THAT'S WHAT I'M TRYING TO TO WEIGH IN ALL OF THIS.
THAT'S JUST WHAT I'M THINKING ABOUT. AND THE OTHER ASPECT THAT I DIDN'T MENTION THAT WITH THAT SMALLER LOT, BECAUSE THERE'S A LOWER LAND BASIS, THESE HOMES CAN SELL FOR A LOWER PRICE.
I MEAN, HAVING BEEN IN THE INDUSTRY FOR ALMOST 30 YEARS MYSELF, I CAN SAY THAT ACROSS DFW AND DIFFERENT, DIFFERENT AREAS THAT I'VE DONE BUSINESS IN THESE TYPES OF HOMES DO SELL.
THEY ARE VERY COMMON. YOU KNOW, I THINK FOR ME IT COMES DOWN MORE TO WHAT DO WE WANT HERE IN BEDFORD, RIGHT? BECAUSE IF THIS IF THIS TRULY IS THE TREND FOR NOW.
WELL TRENDS CHANGE. SO, [LAUGHTER] YOU KNOW YOU KNOW, I THINK I'VE WORKED WITH YOU GUYS BEFORE IN DIFFERENT PROJECTS. AND I KNOW I UNDERSTAND THE ECONOMICS OF IT, WHICH IS WHY I WAS TRYING TO GET MY, MY BRAIN WRAPPED AROUND IT. SO, YOU KNOW, I THINK I AGREE WITH WHAT YOU'RE SAYING AS FAR AS THE SETBACKS, MOST, MOST COMMUNITIES DON'T HAVE THAT. WE CREATED THESE SPECIFICALLY FOR A PURPOSE, WHICH WAS UNIFORMITY, WHICH WAS TO BRING SOME ORDER TO THE CHAOS. BUT I ALSO THINK IN THE PAST WE'VE BEEN WILLING TO MAKE CERTAIN EXCEPTIONS.
YEAH. YES, SIR. TECHNICAL QUESTION. YES, SIR.
WITHIN MD-3, THERE'S I DON'T IS THERE ANYTHING IN THE ORDINANCE THAT TALKS ABOUT MINIMUM LOT SIZE? THE LOT WIDTH SHALL NOT BE LESS THAN 45FT AT THE BUILDING LINE.
THAT'S THE ONLY THING THAT SPEAKS TO THAT. TELL US WHAT.
TELL US WHAT THAT MEANS. IT'S JUST A LOT WITH.
SHOULD NOT BE ANYTHING LESS THAN 45FT. AND I BELIEVE WHAT THEY'RE PROPOSING IS JUST 50, 50.
40FT AND 88, 40 AND 88 ON EXHIBIT F SQUARE FOOT RANGE 4401FT² TO 6032FT². MINIMUM LOT WITH A 40FT.
SO THAT'S. SO WHAT WE TYPICALLY DO IN AN ORDINANCE IS YOU DO THE SITE LAYOUT.
SO YOU'VE GOT A SITE PLAN THAT'S DIMENSIONED EVERY SINGLE LOT.
THAT WOULD BE WITHIN THE SUBDIVISION.
IS THAT YOUR MINIMUM? BUT AFTER YOU'VE ESTABLISHED THE DEVELOPMENT STANDARDS ASSOCIATED WITH THE MINIMUM LOT WIDTH AND YOUR VARIOUS SETBACKS, THE FALLBACK, THE CHECK AND BALANCE ON WHAT'S ACTUALLY GOING TO BE BUILT IS WHAT'S IN THAT SITE PLAN.
SO IN OTHER WORDS, IF THE CONCERN WAS THAT WE WOULD COME BACK AND MAKE THEM ALL 40S.
YOU SIMPLY COULDN'T DO THAT BECAUSE THE SITE PLAN DICTATED THE DIMENSIONS OF EVERY SINGLE LOT.
AND THEN WITH YOUR ADOPTED DEVELOPMENT STANDARDS ASSOCIATED WITH YOUR FRONT, REAR AND SIDE SETBACK, YOU CAN'T VARY FROM THAT. YOU COULD YOU COULD BE LESS THAN THAT.
OKAY. BUT YOU CANNOT DEVIATE FROM WHAT WOULD BE APPROVED IN THAT ORDINANCE YEAH. BUT IF WE REJECT THE SITE PLAN BECAUSE THE LOTS ARE TOO SMALL, THEN IT'S DONE.
WELL, WE'LL THINK ABOUT I DO WANT TO MAKE JUST KIND OF AN OVERARCHING POINT.
[01:15:03]
EXISTING ORDINANCE. WE WERE BEING ASKED TO VIRTUALLY ELIMINATE THE CONDITIONS IN THE CITY ORDINANCES ALL AT THE SAME TIME TO COMMISSIONERS POINT WITHOUT A SUGGESTED ALTERNATIVE.OFTENTIMES WE SEE THESE. WE WOULD LIKE TO HAVE THIS REQUIREMENT NOT BE THIS, BUT BE THIS, NOT BE THIS, BUT BE THAT SOME SPECIFIC HARD. IT BECOMES PART OF THE PLAT THAT BECOMES PART OF THE ZONING ORDINANCE WHERE THERE'S SOME KIND OF PARAMETERS.
BECAUSE THE WAY THIS IS WRITTEN TO ME RIGHT NOW WITH MY LITTLE LEGAL HOLIDAY AND LEGAL HAT ON, WE HAVE NO CONTROLS. WE HAVE NO BOUNDARIES. WE HAVE VERY FEW REQUIREMENTS, AND THE PROPOSED ALTERNATIVES ARE PRETTY SMALL. SO IS THAT AN OPTION THAT YOU WOULD RECOMMEND? I DO NOT STAFF DOES NOT HAVE ANY RECOMMENDATION ON YOUR DECISION.
YEAH. IF WE DENIED THIS WHOLE PROPOSAL, THEY'RE GOING TO WRESTLE WITH THIS WHOLE THING FROM THE START I MEAN, WE NEED TO, BUT THAT MAY BE BECAUSE TO DEVIATE FROM COUNCIL APPROVED ORDINANCES THAT EXIST IN THE CITY, AND TO THIS KIND OF EXTENT, I WOULD WANT THEM TO BE THE ONES TO DECIDE THAT.
NO, IN MY VIEW, I DON'T THINK THAT WE CAN HONESTLY SIT HERE AND SAY ALL THE REQUIREMENTS THAT ARE MD-3 WERE JUST GOING TO IGNORE. HAVE WE DONE OUR JOB? I DON'T. I DON'T THINK I DON'T THINK THAT WE CAN OPENLY IGNORE THE ORDINANCES TO THIS EXTENT AND NOT BE COMFORTABLE WITH THIS OVERALL DESIGN.
I WILL COMMISSIONER AARON, I WILL SAY THAT ONE OF THE THINGS, ANOTHER THING THAT PLANNING AND ZONING CANNOT DO BY STATE LAW, BESIDES CONSIDER BUILDING STANDARDS, IS CONSIDER THE ECONOMIC INCOME, THE IMPACT ON THE DEVELOPMENT.
JUST AS A DEAL, WE GOT THE ORDINANCE AND THE REQUIREMENT AND THE PLAN AND THE REQUIREMENTS IN FRONT OF IT, JUST TO THROW THAT ALL OUT THERE. AND THE ZONING ORDINANCE AND THE ZONING ORDINANCE.
THANK YOU. MR. CHAIRMAN. I'D LIKE TO MAKE A MOTION THAT WE TABLE THIS ITEM AND HAVE THE OPPORTUNITY TO, GIVE STAFF THE OPPORTUNITY TO WORK WITH DEVELOPER AND SEE IF THERE MIGHT BE OTHER OPTIONS TO PURSUE. COULD I ASK A QUESTION OF CLARIFICATION? NOT IN THE MIDDLE OF A MOTION, NO, SIR. COMMISSIONERS? I SECOND THAT MOTION. THE MOTION ON THE TABLE IS TO TABLE THIS ITEM TO A FUTURE PLANNING AND ZONING COMMISSION. HAVE STAFF REVIEW OUR COMMENTS. DO STAFF HAVE A COMMENT? I DO HAVE A COMMENT. I WOULD LIKE TO KNOW EXACTLY WHAT KIND OF QUESTIONS THAT YOU MAY HAVE OTHER THAN OBVIOUSLY THE ALTERNATIVE TO 4.7.D.1. WHAT ARE SOME OF THE OTHER CONCERNS THAT YOU WOULD LIKE ME TO WORK WITH THE APPLICANT ON? ELIMINATE THE MAINTENANCE EASEMENT REQUIREMENT PROVIDE A MINIMUM SIDE YARD SETBACK OF 5-FEET, 10-FEET FOR CORNER LOTS. IS THAT THE ONLY ALTERNATIVE? THAT IS THE ALTERNATIVE THEY PROVIDED. YES. SO YES.
ARE TOO. TOO CONCRETE. WE NEED MORE GIVE AND TAKE.
UNDERSTOOD. IN MY OPINION, THAT'S MY OPINION.
DOES ANYONE DISAGREE WITH THAT? NO. OKAY. NO.
[LAUGHTER]. WE'RE, YOU KNOW, WE'RE NOT EXCITED ABOUT THE LOT SIZES.
[01:20:01]
PRESENT. IF THE WELL, WE HAVE A MOTION ON THERE, BUT IF THE IF IT IS THE SETBACKS FOR THE REAR YARD AND, AND THE SPACE REQUIRED FOR THE DRAINAGE.IF THOSE TWO WERE IF THOSE TWO WERE MITIGATED, WOULD THAT AUTOMATICALLY FIT? WOULD THAT AUTOMATICALLY CHANGE D.1? TO A MORE ACCEPTABLE NUMBER? BECAUSE IT DOESN'T, IT DOESN'T DICTATE LOT SIZE.
THAT'S THE PROBLEM. OKAY. AT A 40-FOOT MINIMUM LOT SIZE, REGARDLESS OF WHAT THE EASEMENTS ARE, IT'S SO. AND WHEN THEY SAY ELIMINATE THE MAINTENANCE EASEMENT.
IF I'VE HEARD. DID I UNDERSTAND THAT CORRECTLY? YEAH. THEY CAN'T ACTUALLY, I DON'T KNOW WHERE THEY'RE GOING TO PUT THE AIR CONDITIONERS BECAUSE THEY CAN'T PUT THE AIR CONDITIONERS IN THERE NECESSARILY. OR YOU CAN'T HAVE A, IT SAYS IN THE DOCUMENTATION, YOU CAN'T PUT A STORAGE BUILDING IN BETWEEN THE HOUSES.
YOU CAN'T THERE'S THINGS YOU CAN'T PUT INSIDE THE HOUSES BECAUSE WHEN YOU ONLY HAVE A 5-FOOT WIDE EASEMENT, WHICH IS LESS THAN THIS, AND THEN BECAUSE YOU CAN'T OBSTRUCT ANYTHING WITHIN THAT MAINTENANCE EASEMENT.
REGARDING REDOING THE SITE PLAN OR LOOKING INTO THINGS.
IS THAT OF AN INTEREST? YES, MA'AM BECAUSE I'M ON SOME OF THESE, I STILL DON'T UNDERSTAND.
MR. THORNE, WE HAVE A MOTION AND A SECOND ON THE FLOOR.
HOW WOULD WE RETRACT THE MOTION IF THERE NEEDS TO BE MORE DISCUSSION? SO I WOULD JUST REINITIATE THE MOTION. SO WHAT YOU CAN DO IS BASE THIS OFF OF ALLOWING STAFF MORE TIME TO FULLY DEVELOP THEIR REPORT THAT WILL ALLOW, YOU KNOW, MORE SPECIFIC ITEMS OF DISCUSSION THAT DON'T REALLY NEED TO BE SOLVED HERE THAT THAT KIND OF OPENS IT UP. SO WE TABLE IT UNTIL THE NEXT REGULAR SESSION.
AND THAT ALLOWS STAFF TO FULLY DEVELOP THEIR REPORT. THAT KIND OF ENCOMPASSES THEIR ABILITY TO, TO SPEAK WITH THE APPLICANT AS WELL. FOR, FOR NOW, HERE, I WOULD JUST REINTRODUCE THE MOTION.
AND FOR STAFF CAN REQUIRE THE COMMISSION TO SUBMIT SPECIFIC REQUESTS DURING THAT DISCUSSION BETWEEN STAFF AND DEVELOPER STAFF, CAN REQUEST THAT OF THE COMMISSION? THAT'S FINE.
YEAH. OKAY. RESTATE THE MOTION. THE MOTION IS TO TABLE THIS ITEM IN REGARDS OF HAVING STAFF AND THE DEVELOPER RECONVENE TO ADDRESS SOME OF THE SPECIFICS THAT HAVE COME FROM COMMISSION THIS EVENING, AND STAFF MAY, AT THEIR DISCRETION, REQUEST COMMISSIONERS TO PROVIDE SPECIFIC QUESTIONS TO GUIDE THE NEGOTIATION WITH THE DEVELOPER.
THAT'S THE MOTION ON THE FLOOR. WE HAD A SECOND? I SECOND. ALL THOSE IN FAVOR? OKAY. THANK YOU COMMISSIONERS.
UNLESS STAFF HAS ANYTHING ELSE FOR US. OH YES, SIR.
MAINTENANCE EASEMENT REQUIREMENT, AGAIN, THAT'S NOT SOMETHING THAT WE WERE FAMILIAR WITH.
AND I'M NOT LOBBYING. I'M GENUINELY TRYING TO UNDERSTAND THAT IF YOU DON'T, IF YOU WANT TO MAINTAIN THAT THERE'S A PURPOSE BEHIND EACH ONE OF THOSE REQUIREMENTS OF THE MAINTENANCE EASEMENT YOU HAVE GOT IN YOUR EXISTING ORDINANCES THE CONTROL OVER THAT PRIVATE PROPERTY IN TERMS OF HIGH GRASS AND WEEDS, YOU'VE GOT CONTROL AND THROUGH THE CITY AND, AND AS INDIVIDUAL PROPERTY OWNERS LIVING SIDE BY SIDE, THAT YOU CAN'T DISRUPT THE DRAINAGE IN SUCH A WAY THAT YOU'RE GOING TO IMPACT THE, THE DRAINAGE ON YOUR, YOUR ADJACENT LOT. SO IN LITERALLY THE THOUSANDS AND THOUSANDS OF LOTS THAT WE'VE DEVELOPED OVER MANY DECADES. THE STANDARD SET BACK IT'S NEVER. I'VE NEVER, AS A PRACTICAL MATTER, SEEN A REQUIREMENT FOR A MAINTENANCE EASEMENT TO BE ESTABLISHED. IT JUST IS A PRACTICAL MATTER.
[01:25:05]
IT JUST THE EXISTING CITY ORDINANCES TAKE CARE OF IT.I MEAN, IT JUST IT, IT'S JUST DOESN'T BECOME AN ISSUE.
SO IF YOU WHAT IS IT ABOUT THAT MAINTENANCE EASEMENT THAT YOU WANT TO GIVE ASSURANCES? WHAT ARE YOU TRYING TO PROTECT IN THAT IN THAT EASEMENT FROM MY UNDERSTANDING? MORE GREEN SPACE. OKAY. THAT'S THE OBJECTIVE? IS SIMPLY.
AND THEN WHEN YOU GET INTO THE LOT COVERAGE AND THE FLOOR AREA RATIO.
SO SIMPLY ESTABLISHING SETBACKS THAT DICTATE THE FOOTPRINT OF THAT HOME.
WHAT IS IT THAT YOU WANT TO SEE? I MEAN, THE, THE ONLY OBJECTIVE THAT I CAN SEE IS YOU. [INAUDIBLE] IF THERE'S GOING TO BE AN ALTERNATIVE TO THAT LOT COVERAGE.
WHAT'S NOT SPECIFIED IN HERE IS WHAT THE MINIMUM LOT SIZE IS GOING TO BE.
THAT'S WHAT'S DRIVING THE MATH WITH THE EASEMENTS.
THERE'S NO THERE'S NOTHING IN THIS. BUT WHAT THE SITE PLAN DOES IS IT DIMENSIONS EVERY SINGLE LOT.
I KNOW RIGHT. SO THAT THAT THAT IS YOUR THAT.
I DON'T REALLY WANT TO GET THIS INTO A SPECIFIC CONVERSATION ABOUT IT, BUT I'M GOING TO JUST THROW OUT THAT IF WE REDREW THIS SITE PLAN, IT WOULDN'T LOOK LIKE THIS, WHICH MEANS THE MATH WOULD BE DIFFERENT.
ALL WE CAN DO IS NOT APPROVE THE PLAT OR TABLE IT TILL WE SEE A NEW PLAT.
OKAY. WE DON'T HAVE A MECHANISM. WE DON'T HAVE A MECHANISM TO SAY, YOUR LOT'S GOT TO BE THIS SIZE, BECAUSE WE DON'T HAVE ANY ORDINANCE OR DOCUMENTATION THAT SAYS IT HAS TO BE.
WE CAN JUST ASK FOR REVIEW TO SAY WE'RE CONCERNED ABOUT DENSITY.
I MEAN, IT'S TAKING IT THE OTHER WAY. YOU'RE NOT GOING TO CHANGE THE EASEMENTS.
THE EASEMENTS DICTATE LOT COVERAGE, BUT LOT SIZE DICTATES FOOTPRINT.
I THINK THAT'S WELL SAID. IT'S AS BROAD AS THAT.
I DON'T THINK WE CAN NARROW IT. I DON'T THINK WE CAN NARROW IT ANY MORE THAN THAT. THANK YOU SIR.
THANK YOU ALL FOR YOUR TIME AND YOUR THOUGHTFULNESS.
APPRECIATE IT. GOOD LUCK 07:28 P.M. SECOND. EVERYONE IN FAVOR? WE ARE ADJOURNED. THANK YOU COMMISSIONERS.
* This transcript was compiled from uncorrected Closed Captioning.