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[1. CALL TO ORDER]

[00:00:08]

TEST. TEST. TEST.

>> WE WILL CALL THE SESSION TO ORDER. THE PLANNING AND ZONING COMMISSION FOR TUESDAY SEPTEMBER 22ND. AND WE WILL GO AHEAD AND START

[2A. Hear a presentation regarding the Form-Based Code Regulating Plan approval mechanism, the appropriateness of stand-alone multi-family development without vertical integration of mixed land uses, and suggested recommendations to better align the Form-Based Code. (45 minutes)]

WITH ITEM 2-A WITH THE PRESENTATION ON REGARDING THE REGULATED APPROPRIATENESS ON STAND ALONE MULTIFAMILY DEVELOPMENT WITHOUT VERTICAL INTEGRATION OF MIX LAND USES AND

SUGGESTED RECOMMENDATIONS TO BETTER ALIGN THE CODE. >> GOOD EVENINGMENT.

THANK YOU. WE'RE REALLY EXCITED TO SPEND SOMETIME IN A WORK SESSION.

WE HAVEN'T HAD ONE IN A WHILE. THIS TOPIC IS OF COURSE OF INTEREST TO ALL OF US.

ESPECIALLY US PLANNER WHOSE ARE VERY IN TUNE WITH WHAT'S GOING ON FROM A DEVELOP IMPERSPECTIVE.

FROM MY DEVELOPMENT TRENDS AND THOSE TYPE OF DEVELOPS. WANT TO TALK TO YOU TONIGHT ABOUT OUR CODE. WANT TO TALK ABOUT OUR NORTH SHORE DISTRICT.

AND THE OTHER OTHERS STRATEGIC AREAS THAT WE HAVE IN THE CITY. I WANT TO TALK ABOUT THE DISTRIBUTION OF ZONING DISTRICT AND THE DESIGNATION AND THE CODE AND TALK A LITTLE BIT ABOUT THE SUITABILITY OF CERTAIN LAND USES. APPLICABILITY OF THE VERTI INTEGRATION OF LAND USE. SUITABLE OF MULTIFAMILY USE AND APPLY KAABILITY OF FOCUS AREAS.

SLIDE NUMBER 3, PLEASE, LAURA. >> WE REVIEW ILLUSTRATE I PURPOSE.

WE GIVE YOU SOME SEMBLANCE. THE VISUAL AIDE WORKS BETTER FOR WHAT THE CURRENT DESIGNATIONS ARE PRIMARILY UNDEVELOPED CONTIGUOUS PIECE OF PROPERTY WITH POCKETS OF RURAL RESIDENTIAL DEVELOPMENT AND WE SEEN MULTIFAMILY DEVELOPMENT IN AND AROUND THE AREA.

WE HAVE OVER THE COURSE OF THE PAST I WOULD SAY TEN MONTHS OR SO WE HAVE AN OPPORTUNITY TO WORK SESSION WITH CITY COUNCIL TO TALK ABOUT FOCUS AREA OVERLAY DISTRICT TO TALK ABOUT THE NORTH SHORE. TO TALK ABOUT THE ZONING PERMITTED USED SUCH AS THE URBAN NEIGHBORHOOD DISTRICT, THE URBAN VILLAGE DISTRICT. AND BOTH IN OUR CONVERSATION THAT WE'VE HAD WITH THE CITY COUNCIL AND TALKED ABOUT THAT COMPONENTS THE DISCUSSION OF CONVERSATION IS TO MAKE SURE INDEED LAND USE THAT WE SEE VERTICALLY INTEGRATED AND WE DO FOLLOW THROUGH WITH MIXED USE PRODUCT AND NOT JUST ALLOW STAND ALONE DEVELOPMENTS SPECIFICALLY MULTIFAMILY DEVELOPMENTS NOT TO SEE THEY SHOULDN'T BE COMMITTED AT ALL BUT TO HAVE EXTRA LEVEL OF REVIEW OR THOROUGHNESS IN TERMS OF REVIEW AND ACCESS FROM THE ZONING PERSPECTIVE OF MULTIFAMILY DEVELOPMENT. PERHAPS ASSESS THE VALUE OF THE SPECIAL PERMIT FOR THESE TYPES OF USES. COUNCIL HAS INDICATED TO US THE SHORT-TERM AND LONG-TERM STRATEGIES AS IT RELATES TO THE COAST AND TO ALIGN THE VARIOUS POLICIES AND ORDINANCES THAT WE HAVE IN PLAY AND TO ENSURE THE EFFECTIVE AND COHESIVE GROWTH. NEXT SLIDE, PLEASE.

>> ROWLETT UNIQUE POSITION. WE'RE ON TOP OF REGIONAL CORRIDOR SO TO SPEAK.

WITH IS NORTH SHORE. WE HAVE A DOWNTOWN THAT IS RELATIVELY -- LARGE POCKETS OF LAND AREA THAT ARE UNDEVELOPED. WITH THE CITY APPROACHING BUILDOUT WE KNOW THERE'S A LIMITED NUMBER OF LARGE PARCEL. THAT'S WHAT I POINTED OUT TO YOU TO BE DEVELOPED IN KEEPING WITH THE COMPREHENSIVE PLAN TO HAVE THAT VISION ACTUALLY COME THROUGH FOR INSTANCE IN THE NORTH SHORE COMMERCIAL CENTER. OR TO WELL-DESIGNED MIX USE DISTRICT TO DIVERSIFY THE PROPERTY TAX BASE IN THE DOWNTOWN AREA. SOME OF THESE EXAMPLES IN THE

[00:05:01]

DOWNTOWN REGULATING PLAN IN NORTH SHORE MASTER PLAN. THE CODE GENERALLY WERE ADOPTED TO SERVE AS A LAND AND TO SET AID SIDE THIS AREA FOR THE FUTURE.

EMPLOYMENT CENTER THAT WE TALKED ABOUT WITH COMPREHENSIVE PLAN UP THERE AND TO PROTECT DEVELOPMENT AND TO INTEGRATE APPROPRIATE INTEGRATE APPROPRIATE MULTIFAMILY DEVELOPMENT INTO THIS LAND USE PATTON THAT WE HAVE. IT'S INTENDED TO MAIN THE LONG-TERM VISION OF THE CITY. AND ALLOW FOR A MORE HOLISTIC APPROACH TOWARD DEVELOPMENT.

NEXT SLIDE, PLEASE. >> IF WE WERE JUST TOUCH ON REGULATING PLANS AND THE FORM BASED CODE. NORTH SHORE MASTER PLAN WAS CREATED IN 2000.

ADOPTED IN 2014 AND THE FORM BASED CODE IN 2012. WE'VE SEEN YOU KNOW SOME STRATEGIC AREAS SUCH AS HOMESTEAD WHICH FOLLOWED THE FLAGSHIP RESIDENTIAL.

THE PROGRAM WE'VE SEEN COME TO LIGHT. AND WITH REVIEW IT'S FORTUNATE PORE ALL THE PLANS AND THESE REGULATING DOCUMENTS TO GAGE THE EFFECTIVENESS OF THESE TOOLS TO ELIMINATE FIRST IDENTIFY AMBIGUITIES AND REALIGN THEM TO BETTER FIT INTO THIS DEVELOPMENT PATTON THAT WE INVISIT AND REFLECT THE TRENDS OF THIS OPPORTUNITY AND AGAIN THE CHALLENGES THE CHANGING CONTEXT. A MAJOR REVIEW OF THE NORTH SHORE MASTER PLAN THE DOWNTOWN REGULATING PLAN AND THE FORM BASED CODE WILL BE UNDERTAKEN. IT WILL SOON BE UNDERTAKEN.

BUT WE WANT TO IDENTIFY A PATH O OR PROCESS THAT IS EFFECTIVE THAT IT IS EOFFICIAL IT'S EASY TO SAY WE WILL DO OVER-HLL OF THE CODE BUT THAT'S NOT NECESSARY.

IT'S VERY EXCITING TO ADOPT NEW DEVELOPMENT CODE. THE FORM-BASED CODE.

HOWEVER, IT'S ONLY AFTER IT'S BEEN TRIED AND TESTED FOR A WHILE YOU REALIZE WHERE THE DISCONNECTS ARE AND WHAT YOU NEED TO DO REALIGN THE CODE. BETTER REALIGN WITH THE CONTEXT OF COMMUNITY IN THE CITY. NEXT SLIDE PLEASE. YOU WANT TO COMMISSIONER I THINK YOU MENTIONED TALKING ABOUT YOU KNOW WHERE ARE WE. WHAT'S GOING ON.

I'M SUMMARIZING THAT STATEMENT PARAPHRASING THAT STATEMENT. WHEN THE FORM-BASE CODE WAS ORIGINALLY ADOPTED, THE INTENT WAS TO YOU KNOW LIMIT RESIDENTIAL SINGLE FAMILY RESIDENTIAL DEVELOPMENT TO SEE AN INCREASE IN DENSITY SO TO SPEAK AND MORE IMPORTANTLY WHEN WE ADOPTED THE CITY'S FORM-BASED CODE MOST FORM BASED CODE FOLLOWS -- IF YOU READ THE REPORT. IT'S MORE OF A SPACIAL ANALYSIS. IT'S MORE OF A FORMAL USE TYPE OF DOCUMENT. IN OUR CASE, OUR FORM-BASED CODE HAS A SCHEDULE OF COMMITTED USES. EACH DISTRICT THAT WE HAVE THE RURAL NEIGHBORHOOD.

THE NEW NEIGHBORHOOD. THE URBAN NEIGHBORHOOD. THE URBAN VILLAGE DISTRICT.

THEY ALL -- ALL THESE DISTRICTS COMMIT SPECIFIC NUMBER OF USES IN THEM.

WHEN WE WERE LOOKING AT THE FORM-BASED CODE AND ASSESSING THE OPPORTUNITY THAT WE HAVE SPECIFICALLY WITH THE REALIZATION OF PGBT. IT'S VERY EVIDENT THAT WE HAD TO TAKE INTO CONSIDERATION THE BUILT ENVIRONMENT. ALTHOUGH NOT BUILT OUT WE HAD AN ENVIRONMENT THAT WE HAD TO WORK WITH AND MAKE SURE THAT WE HAD THE SUFFICIENT TRANSITIONAL BUFFERS TO RETAIN THE INTEGRITY OF WHAT'S ALREADY OUT THERE. BUT THEN TO REALIZE THAT THESE LARGER PARCELS OF LAND THAT WE WOULD SEE A TURN OVER PERHAPS IN OWNERSHIP AND PERHAPS IN USE.

AND SO WITH THAT WE TOOK THE OPPORTUNITY TO CREATE THREE SPECIFIC OVERLAYS FOCUS OR STRATEGIC AREA. ONE NORTH SHORE NORTH PRIMARILY RESIDENTIAL COMPONENT.

ONE THING IN NORTH SHORE NORTH YOU WILL SEE WE ARE RESIDENT HARMONY HILLS MULTIFAMILY DEVELOPMENT. THEY CAME ONLINE BEFORE THE TRUE ADOPTION OF THE FORM-BASED CODE.

THAT FOLLOWED THE FORM-BASE CODE TO GREATEST EXTENT POSSIBLE. ITS KIND INCUBATOR PROJECT OR PROGRAM THROUGH THAT WE'VE SEEN HOW MANY HILLS BILLED OUT. WE'VE SEEN A NUMBER OF DEVELOPMENTS COME TO LIGHT. I THINK ONE OF THEM IF YOU RECALL THE NORTH HAVEN SINGLE FAMILY RESIDENTIAL DEVELOPMENT WHICH TRIED TO EMULATE THE GREATEST EXTENT THE FORM BASED CODE. WE HAVE MAGNOLIA LANDING RECENTLY.

[00:10:04]

1 AND 2 PLATS WERE APPROVED BEFORE THE COMMISSION. AND THEN WE HAVE DEVELOPMENTS SUCH AS MERIT VILLAGE WHICH IS WORKING ON FALLIN INFRASTRUCTURE.

THEY TRIED TO EMULATE THE FORM-BASED CODE. THE GOAL WAS TO TRY AND RETAIN AS MUCH AS POSSIBLE IN THE RESIDENTIAL PATTONS THERE. WE'VE ALSO SEEN IN TURBAN NEIGHBORHOOD DISTRICT FOR EXAMPLE, REQUEST FOR PLAN. THE HARMONY HILLS PHASES ONE AND TWO DEVELOPMENT THAT SEE UP NORTH ON THE SCREEN IN FRONT OF YOU.

THEN WE HAVE MERIT ROAD MIXED RESIDENTIAL WHICH AGAIN WE KNOW WHEN WE USE THIS TERMINOLOGY WE HAVE MIXED RESIDENTIAL AND MIXED USE. AND SOMETIMES IT'S EASY TO OVERLOOK OR REALIZE WHEN WE TALK ABOUT MIXED RESIDENTIAL, WE'RE NOT TALKING ABOUT MIXED USES.

WE'RE TALKING ABOUT JUST PEER MIXED RESIDENTIAL. IT REALLY IS THE TERMINOLOGY WE USE FOR MULTIFAMILY DEVELOPMENT WHICH -- I'M NOT TALKING ABOUT MULTIFAMILY COMPLEX.

MULTIFAMILY MORE DENSER PROGRAMS. YOU HAVE YOUR TOWN HOMES AND YOU HAVE YOUR TRUE MULTIFAMILY COMPLEXES AS WE DEFINE THEM NOW. KNOW THE CODE ITSELF IS GUIDELINES. THEY DON'T COMPLETELY SPECIFY, YOU KNOW, IS THIS A SHALL OR SHOULD OR IS IT MAYBE YOU -- MAYBE OR CAN. THESE ARE THE AMBIGUITIES WE WANT TO RESOLVE AND IRON OUT THE KINKS WE SEE IN FORM-BASE CODE. IT BECOME A LITTLE BIT HARDER FROM IMPLEMENTATION PERSPECTIVE. IN THE REPORT AND I WILL DIGRESS JUST FOR A LITTLE BIT TINY SECOND. WE TALK ABOUT ALBY DPUITIES HERE.

WE ALSO TALK ABOUT WHEN SHOULD THE PLANNING AND ZONING COMMISSION IN THEIR CAPACITY REVIEW VARIANCES THAT WE CALL MAJOR ONES. WHAT IS THAT THRESHOLD? SHOULD THERE BE A SLIDING SCALE THAT EVERYTHING COME FORWARD TO PLANNING AND ZONE AND CITY COUNCIL IN FORM OF TRANSPARENCY FOR THE RESIDENTS. THAT'S SOMETHING WE WILL LOOK AT. MORE IMPORTANTLY, THE FORM-BASED CODE HAS A SECTION IN IT THAT CLEARLY STATES THAT A FRAMEWORK PLAN OR REGULATING PLAN AND DEVELOPMENT PLAN BE ESCALATED OR CAN'T BE REVIEWS. IT'S A DISCRETIONARY PROCESS. KY BE REVIEWED BY THE PLANNING AND ZONE COMMISSION UPON YOUR RECOMMENDATION TO CITY COUNCIL. AND SO THESE ARE THE ELEMENTS THAT WE WANT TO MAKE SURE WE UNDERSTAND WHEN -- WHAT ARE THE THRESHOLDS AND WHAT ARE THE CRITERIA WHERE WE SEE WE ARE VERY JUDICIOUS IN OUR REVIEW WHEN IT COMES TO ADMINISTRATIVE REVIEW. WHAT IS THAT THRESHOLD WHERE WE THINK IT'S FOREFRONT WHERE THE COMMUNITY GETS TO SEE WHAT IS GOING ON. WHAT ARE THE DEVELOPMENT TRENDS AND WHAT TO THEY SEE. ALL TOO OFTEN WE HEAR EYE SEEN SOMETHING IN THIS AREA.

WHAT IS IT. WEB WE TRUE TO EXPLAIN THERE'S A LOT OF CONFUSION AND SOMETIMES THERE'S JUST APPOINTMENT WHAT A LOT OF OUR ROSE RESIDENT ENVISION IS THEY WANT TO SEE THE REAL STATION OF MIXED USE DEVELOP. .

THEY WANT TO SEE THAT EMPLOYMENT REALIZED. WITH THAT WE WILL FROM A LONG-TERM PERSPECTIVE FOR THE PLANNING AND ZONE COMMISSION AND PRESENT OPPORTUNITIES TO FURTHER

REALIGN THE CODE. NEXT SLIDE, PLEASE. >> I TOUCHED UPON THE SCHEDULE OF RESIDENTIAL USES. I REALLY LIKE THIS SLIDE. AND I THANK MY TEAM FOR BUILD THING SLIDE. BECAUSE IT VERY CLEARLY IDENTIFIES WHAT DO WE MEAN WE TALK ABOUT THE BUILDING TYPES WE HAVE IN THE CODE. WE HAVE THE MIXED USE BUILDING TYPE. AND THESE BUILDING TYPES THEN HAVE CATEGORIES WITHIN THEM.

TO REITERATE MIXED RESIDENTIAL AND DEFINE THAT BETTER WE TALK ABOUT GARDEN APARTMENT CONDOS AND LOTS. AND THEN WE HAVE CERTAIN DEVELOPMENT CRITERIAS.

YOU KNOW, IT SAYS RESIDENTIAL OR RESIDENTIAL AMENITY ON THE GROUND FLOOR AND UP TO 10% OF

[00:15:07]

GROUND FLOOR MAY BE FLEX SPACE. WE'VE ALREADY LOST THAT OPPORTUNITY TO REQUIRE A NONRESIDENTIAL USE ON THE GROUND FLOOR. BECAUSE WE SAID MAY.

WE DON'T HAVE TEETH IN THE ORDINANCE. AND SO WHEN WE TALK ABOUT VERTICAL INTEGRATION. WE WANT TO SEE LAND USE. WE WANT TO SEE MULTIFAMILY DEVELOPMENT. WE WANT TO INTEGRATION OF HAVING THAT MIXED USE COME POENT WITH IT. PICKS NONRESIDENTIAL COMPONENT. ALLOWING THESE REUSES DRY CLEANING FACILITY. COFFEE SHOP. THOSE TYPES OF THINGS ACTUALLY BEING REALIZED ON THE GROUND 44. THAT'S WHAT YOUR FLEX SPACE IS DESIGNED TO DO.

THE COVERAGE OF YOUR GLASS FOR EXAMPLE. THE CEILING HEIGHT, FOR EXAMPLE.

BUT UNFORTUNATELY, THERE'S A WORD IN THERE THAT SAYS MAY. I DOESN'T BECOME REQUIREMENT.

SO HARD, AGAIN TO IMPLEMENT. LIB WORK. WHAT IS LIB WORK.

SHOP FRONT WHICH REQUIRED FRONTAGE REQUIRE ON THE STREET SO YOU CAN ENGAGE.

WITH THE PUBLIC ROUND FLOOR RETAIL OR OFFICE AND THEN YOU HAVE TO HAVE ON THE OTHER FLOORS YOUR RESIDENTIAL COMPONENT. THEN YOU HAVE MIXED USE. WHAT WE ALL BASICALLY LOOK AND SAY MIXED USE DEVELOPMENT. THAT'S YOUR ASPECT OF IT WHERE YOU HAVE RETAIL ON THE GROUND FLOOR AND THEN YOU RETAIL OFFICE OR RESIDENTIAL ON THE OTHER FLOORS.

THE GOAL TO COME FORWARD WITH SOME CLARIFICATION. MULTIFAMILY AS USE ALLOWED MOST BUILDING FORMS THROUGH THE MIXED RESIDENTIAL COMPONENT. WHICH COULD MEAN 100% MULTIFAMILY BUILDINGS. THESE ARE THE ELEMENTS THAT WE NEED TO START ADDRESSING AND

REFINING. NEXT, SLIDE, PLEASE. >> WE HAVE OVERSIGHT IN APPROVAL FOR THEM TO OVERSIGHT APPROVAL OF MULTIFAMILY RESIDENTIAL DEVELOPMENT.

AND THEY'VE CHARGED THE PLANNING AND URBAN DESIGN DIVISION TO ASSESS THE RAIN GAGE IN THE CODE TO REVIEW IT. TO EVALUATE IT AND COME FORWARD WITH CHANGES SPECIFICALLY THERE IS THERE SEEMS TO BE BROAD FORTH FOR SPECIAL USE PERMIT WITH STAND ALONE MULTIFAMILY DEVELOPMENT. SO THAT WE HAVE COMMUNITY INPUT, AGAIN THIS WOULD COME BEFORE YOURSELVES AND THEN BE YOUR RECOMMENDATION WOULD BE FORWARDED ON TO CITY COUNCIL.

THIS GREAT OPPORTUNITY TO ENGAGE THE CITIZEN AND SEEK THEIR INPUT AS WELL.

IN ADDITION I'VE TOUCHED UPON THE COUNCIL SEEKS TO ADDRESS OTHER EASY TO IMPLEMENT CHANGES WHICH DEVELOPMENT REVIEW PROCESS IN THE AREAS OF CITY REGULATED OF THE CITY REGULATED BY THE FORM BASED CODE CONSISTENT AND MORE TRANSPARENT. WHEN WE TALK ABOUT OUR MINOR WARRANT. WE WANT TO UNDERSTAND DO WE HAVE THE RIGHT ELEMENTS TO DETERMINE IF MINOR WARRANT. MANY TIME WHEN WE COME BEFORE YOU WITH PLAT QUESTIONS ARISE.

WHAT WE WERE DOING. IS THIS WHAT THE FORM BASED CODE IS.

WE WANT TO ELIMINATE THE AM BY GHOULY. WE CONSIDER LOOKING AT REGULATING MAJOR WARRANTS AS TRUE VARIANCE PROCEDURE AND HAVING THEM COME FORWARD THROUGH THE PUBLIC HEARING PROCESS. THEN DETERMINING THRESHOLD REGULATING IN EXCESS OF SO MANY SQUARE FEET OF FLOOR AREA THAT TRIGGERS THAT REGULATING PLAN TO GO BEFORE THE COMMISSION AND THE CITY COUNCIL. CHANGES WILL OBVIOUSLY NECESSARY TATE REVIEW AND UPDATE TO VARIOUS PLANS SUCH AS THE NORTH SHORE PLAN THE DOWNTOWN REGULATING PLAN, MODIFICATIONS COULD BE NECESSARY TO ADDRESS CHANGES IN THE SCHEDULE OF COMMITTED USES HOW DO WE DEFINE BUILDING TYPES. WHAT ZONING DISTRICT DO WE NEED TO UNDERSTAND WHAT MIXED RESIDENTIAL APPLIES TO NEW BUILDING TYPES MAYBE NECESSARY TO BE ENABLED DESIGNED AND FOR FOR EXAMPLE. OUR GOAL TO COME IN THE NEXT FEW MONTHS AND BRING FORTH SOME CHANGES FOR THE FORM-BASED CODE. THESE AMENDMENTS PROPOSED AMENDMENTS WILL ALSO PLAY A ROLE WITH THE DOWNTOWN REGULATING PLAN AND THE NORTH SHORE PLAN. AND WE WANT TO MOVE FORWARD WITH

[00:20:04]

PUBLIC HEARING RELATIVELY QUICKLY. LIKELY YOUR NEXT MEETING.

WE HAVE HAVE A WORK SESSION ITEM IN ADDITION TO THAT PUBLIC HEARING.

SO WE CAN CLEARLY EXPLAIN WHAT'S GOING ON. NEXT STEP TO MOVE FORWARD.

NEXT SLIDE. AS I SAID WE WILL CHANGE -- WE WILL BRING FORWARD FOR CONSIDERATION TO YOURSELVES RECOMMENDATION FROM YOURSELVES TO THE CITY COUNCIL.

REGARDING CHANGES TO THE APPROVAL PROCESS, FOR STAND ALONE MULTIFAMILY DEVELOPMENT.

HOPEFUL TO COME BEFORE YOU ON OCTOBER 13TH THE PLAN IN DEVELOPMENT REGULATION WILL CONTINUE TO COME FORWARD IF YOU RECALL I TALKED ABOUT HAVING THE GOAL WHICH WOULD BE THIS ONE.

AND THEN HAVING A MEDIUM AND LONG-TERM GOALS AS WELL. NEXT SLIDE, PLEASE.

>> JUST TO GIVE YOU ANOTHER VISUAL AIDE POINTING OUT SOME OF THE NORTH SHORE AREAS YOU SEE RIGHT DOWNTOWN IS. YOU HAVE SIGNATURE BAY. AND WHAT THIS SLIDE IS BASICALLY SHOWING YOU SOME OF THE STRATEGIC AREAS THAT WE HAVE AND ALL THESE STRATEGIC AREA FOLLOW THE FORM-BASED CODE. WHEN WE ADOPTED A DATED COMPREHENSIVE PLAN WE ACTUALLY PAID KEEN ATTENTION ENDED UP PAYING KEEN ATTENTION TO NORTH SHORE AREA.

AS WE LOOK AT REGULATION WE WANT TO MAKE SURE THAT IT'S IMPLEMENTABLE ORDINANCE ALSO WE WANT TO MAKE SURE THAT ELEMENTS THAT DON'T YOU KNOW NEED COHESIVE DEVELOPMENT BE REMOVED FROM THESE CODES AGAIN AS I MENTIONED WE HAVEN'T UPDATED THE FORM-BASED CODE.

WE NEED TO DO THAT. WE NEED TO CONDUCT THAT PROCESS. >> THESE AREAS AGAIN WE HAVE HOMESTEAD WHICH IS ON TO SECOND PHASE OF DEVELOPMENT. THEY ARE READY TO START FIRST PHASE. THEN YOU HAVE AN OPPORTUNITY FOR SINGLE FAMILY DEVELOPMENT ADJACENT TO IT. DOWNTOWN WE HAVE SEVERAL PROPERTIES THAT ARE ZONED FOR MULTIFAMILY DEVELOPMENT BUT WE ALSO HAVE OPPORTUNITY FOR MIXED USE DEVELOPMENT.

THESE ARE THE THINGS THAT WE WANT TO HOPEFULLY BRING FORWARD AND REALIZE.

EACH DEVELOPMENT FOCUS AREA IS COMPOSED OF CHARACTER DISTRICT. WE WANT TO CREATE SPECIFIC DEVELOPMENT STANDARD, SPECIFIC USES AND BE ABLE TO FOSTER A UNIQUE SENSE OF PLACE.

WE'RE NOT GOING TO START ALL OVER OBVIOUSLY BECAUSE A HUGE EFFORT HAS BEEN PUT FORWARD WITH ADOPTION OF THE CODE. WE WANT TO REFINE AND MAKE SURE WE INJECT CURRENT LAND USE.

OUR GOAL IS DIFFICULT ONE. WE'RE RESPONSIBLE FOR ORDERLY AND SAFE GROWTH OF THE COMMUNITY. WE START AS LAND BANK FOR THE CITY.

WE WANT TO MAKE SURE THAT WE ARE VERY DILIGENT AND TRANSPARENT IN HOW WE ASSESS.

REVIEW AND BRING RECOMMENDATION FORWARD TO YOU. NEXT SLIDE, PLEASE.

WITH THAT I'M OPEN TO ADDRESSING ANY QUESTIONS THAT YOU MAY HAVE. I THINK WE HAVE ABOUT 20 MINUTE.

I WANT TO MAKE SURE WE PRESENTED THIS TIME. WE WILL TALK ABOUT THE AMENDMENTS IN THE FUTURE AS WELL. I OPEN THE FLOOR.

>> WE'LL TRY TO ADDRESS AND ANSWER ANY QUESTIONS YOU MAY HAVE.

>> I HAVE ONE. I WAS IN LAND DEVELOPMENT FOR MANY, MANY, MANY YEARS.

IT'S BEEN A LONG TIME AGO. A LOT OF THINGS HAVE CHANGED. AND WHAT I DID WAS PREDOMINANTLY SINGLE FAMILY DEVELOPMENT. BUT I STILL HAVE A LOT OF -- SOME OF MY BEST, BEST FRIENDS IN THE WORLD ARE CIVIL ENGINEERS AND PLANNERS. I SEE THEM.

A COUPLE OF COMMENTS HAVE BEEN MADE TO ME IN THE PAST ABOUT YOU KNOW WHEN ARE YOU GOING TO COME OUT TO ROWLETT. THAT'S JUST TOO DIFFICULT. IT'S JUST TOO MUCH -- I HEAR THAT A LOT. AND I UNDERSTAND -- I MEAN IT'S VERY OBVIOUS.

I'VE SEEN THE PAPERWORK AND I KNOW HOW MANY YEARS AND MEETINGS AND WORK WENT INTO ALL THAT.

I KNOW THE IDEA BEHIND IT IN WHAT THE HOPES FOR THE POSITIVE THINGS THAT IT WOULD BRING TO

[00:25:03]

THE CITY OF ROWLETT. I'M JUST WONDERING HAS ANYONE IN THE CITY COUNCIL OR MAYORS OFFICE OR PLANNING DEPARTMENT THEY MAY BE ALL TIME I DON'T KNOW.

SAT DOWN WITH SOME OF THE BIG PLAYERS, AND SAID WHAT WOULD BRING YOU IN AND WHAT STOPPING YOU FROM COMING IN. AND YOU KNOW, WHAT HAVE YOU HAD THOSE TALKS?

>> ABSOLUTELY. AND WHAT A WONDERFUL QUESTION, YOU KNOW WHEN YOU THE FIRST PART OF YOUR STATEMENT THAT YOU KNOW A LOT OF WHEN YOU SAY WHEN WILL YOU COME TO ROWLETT.

WE DON'T -- YOU'VE GOT THE FORM BASED CODE AND SO DIFFICULT AND COMPLICATED.

THOSE ARE THE ELEMENTS THAT WE WANT -- THOSE ARE THE KINKS THAT WE WANT TO IRON OUT.

THAT'S WHAT WE WANT TO WORK WITH. CODE IS FLEXIBLE.

BUT IT IS SOMETIMES DAUNTING WHEN YOU SEE A FRAMEWORK PLAN AND YOU SEE A STRUCTURE ALREADY ESTABLISHED AND THEN LIKE WELL DO I REALLY WANT THAT. ONE THING THAT WE DO KNOW FROM A PERSPECTIVE WE WANT TO MAKE SURE THAT WE WANT TO ENSURE THAT WE ARE ARNL TO RELOSE THE LAND-USE PLAN. OUR DEVELOPMENT IS DOING WONDER. THEY MEET WITH THE LARGER CLIENT WITH THESE BIGGER DEVELOPMENT. THEY ARE NOT RESIDENTIAL IN NATURE.

WE'RE HOPEFUL THAT WITH AS A DEVELOP AS INFRASTRUCTURE IS PUT INTO PLAY THAT WE WILL BE ABLE TO CAPITALIZE ON THAT. ABSOLUTELY. IT DOES GO HAND IN HAND.

OUR GOAL TO MAKE IT EASIER FOR OUR COMMUNITY TO SAY I WANT TO COME TO ROWLETT.

THIS WHAT I NEED TO DO. ON THE OTHER HAND WE WANT TO BE TO BE EXTREMELY TRANSPARENT WHILE CITY COUNCIL AND MOVE FORWARD IN A PUBLIC FORUM. JUST SO THAT PEOPLE ARE AWARE WHAT'S HAPPENING. THESE ARE -- WE DO SEE THE AMBIGUITIES.

WE DO SOMETIMES IT APPEARS TO BE COMPLICATED. THAT'S WHAT WE WANT TO DO FROM THERE. FROM SINGLE FAMILY RESIDENTIAL PERSPECTIVE.

OUR GOAL TO SEE THAT SECONDARY PHASE OF WHERE THE FIRST IMPLEMENTATION PHASE OF LET'S SAY A THREE-PHASE DEVELOPMENT WHERE YOU'VE GOT THIS PERHAPS AN MANUFACTURING CONCERN OR AN OFFICE CONCERN OR WHAT HAVE YOU. AND THEN FROM THERE. ESTABLISH THE OTHER USES THAT WILL BUILD THAT LIVE WORK AND PLAY FUNCTION. .

>> THINK THAT'S VERY SMART. AND YOU KNOW SINGLE FAMILIES CHANGE.

BACK WHEN I WAS INTO IT. IS IT 7. IT IS NINE.

JUST SUBDIVISION TIME. I HAVE ONE MORE QUICK QUESTION. DOES THE CITY ENVISION I DON'T KNOW WHETHER IT WOULD BE THE NORTH OR EAST, THE OPPOSITE SIDE OF GEORGIA BUSH OR THE ONE CLOSER TO DOWNTOWN. IT'S THE AREA WHERE YOU ENVISION OR WOULD LIKE TO SEE THE LARGE

COMMERCIAL PROFITS GO IN. >> I THINK BOTH TO AN EXTENT. NORTH SHORE YOUR LARGER, LARGER BASE DEVELOPMENT WHERE YOUR HUGE EMPLOYMENT DRAW. ABSOLUTELY COMMERCIAL DEVELOPMENT ALONG THE PGBT SERVICE ROAD WE ENVISION THAT. WE'VE ALSO OUR DOWNTOWN REGULATING PLAN INTENDED TO CAPTURE THOSE DEVELOPMENTS AND SO THE DOWNTOWN REGULATING PLAN THE LOCATION OF THE PARKWAY. THE LOCATION OF PGBT WE WANT TO SEE COMMERCIAL DEVELOPMENT THERE. ANOTHER REASON WHY WE'RE HERE TONIGHT TO TALK ABOUT HOW DO WE REALIZE MORE OF THAT COMMERCIAL DEVELOPMENT BEFORE WE SEE YOU KNOW AND HOW DO WE MANAGE WITH

INTEGRATING SOME OF THIS SO IT'S NOT JUST MULTIFAMILY. >> I THINK WHAT'S HAPPENING AND JUST POPULATION IN GROWTH COMING FROM THE NORTH. IT'S GOING TO HAPPEN.

ABSOLUTELY. >> AND WE WANT TO BE PREPARED FOR THAT.

>> RIGHT. THAT'S ALL I HAVE. THANK YOU.

THANK YOU SO MUCH. >> I GOT A QUESTION FOR YOU. >> YES, SIR.

>> AND YOU KNOW WE'RE TALKING ABOUT NORTH SHORE AND THE INDUSTRIAL COMPONENTS TO IT.

IS A POTENTIAL. ONE OF THE BIG DRIVING FORCES IS TRANSPORTATION OF MATERIALS IN AND OUT. YOU ARE TALKING ABOUT A RAIL. DO YOU KNOW IF WE'VE MAINTAINED

[00:30:05]

COURT ORDER THAT WOULD ALLOW US TO INSTALL A RAIL SPUR FOR THEM. I'M NOT SURE ON THAT ANSWER.

I WILL NOT MAKE UP AS ANSWER. I'M GOING TO LEAN ON JEFF IF HE CAN VISITWOMANIZE OR IF THEY CAN VISUALIZE OUR PLAN TO SEE IF WE HAVE ANOTHER QUESTION. I WOULD JUST WATCH FOR CLARIFICATION. THE NORTH SHORE SEEMS LIKE WE'RE ALL ON THE SAME PAGE AS WHAT WE ENVISION. I WANT TO BE WITH A BIG EMPLOYMENT CENTER.

SOME SORT OF HUB. DEFINITELY COULD HAVE SOME MULTIFAMILY MIXED IN WITH IT.

UPPER LEVELS OR WHAT NOT WHERE THE FIRST FLOOR SO TO SPEAK WAS COMMERCIAL AND DIFFERENT TYPE OF BUSINESSES OR A MAJOR EMPLOYMENT THE WHOLE BUILDING WOULD BE MAJOR.

>> RIGHT. ONE OF SEVERAL. HOW DO WE OR ARE WE LOOKING TO IN OUR COMMUNICATION AND OUR PLAN OVER THE NEXT MONTH COUPLE OF MONTHS TO FIND A LANGUAGE THAT WOULD BIND FUTURE COMMISSIONS TO KIND OF PREVENT PIECEMEALING OFF A PARTICULAR MULTIFAMILY THAT'S A SOUR TASTE AMONGST THE PUBLIC IN GENERAL AS IT IS? WE DON'T LOOK FIVE TEN YEARS FROM NOW. WE WILL BE LOST THIS OPPORTUNITY BECAUSE WE PIECEMEALED OFF. WE WILL GIVE UP THIS PIECE OF LAND OR WE GIVE UP THIS PIECE OF LAND FOR THIS. PRETTY SOON THERE'S NOT ENOUGH LAND AND ACREAGE LEFT TO DO THAT. DO WE LOOK FOR A WAY TO BIND THAT WITH THE LANGUAGE?

>> THAT'S WHY WE'RE HERE BEFORE YOU TONIGHT. COMMISSIONER, I DON'T KNOW HOW MANY TIME I HEARD YOU SAY YOU KNOW, GUYS, I CAN'T SUPPORT THIS.

FOR THIS REASON. AND THAT'S WHERE THE AMBIGUITY IN THE CODE COMES IN.

THAT'S WHAT WE WANT TO ELIMINATE AS BEST THAT WE CAN. AND BUILD THE FOUNDATION OR THE BUILDING BLOCKS TO ENCOURAGE. WE MAY HAVE TO WAIT A LITTLE BIT LONGER TO SEE OR REALIZE THAT.

BUT AT LEAST WE KNOW THAT WE WILL STAND ALONE THE PIECEMEAL DEVELOPMENT HOPEFULLY WILL BE

READY. >> AND THAT'S MY CONCERN. YOU KNOW, AS WE LOOK OUT AND I KNOW WE HAVE A LOT OF COUNCILMEMBERS THAT SUPPORT AND WE'RE IN UNISON IN A LOT OF WAYS. THEN IT'S REALLY POSITIVE. I LIKE THAT WITH WHERE WE ARE GOING. MAYBE WE'RE NOT ALL HERE SEVERAL YEARS DOWN THE ROAD AND WE TURNED OVER FOR WHATEVER AND THEN IF WE HELP PUT THAT LANGUAGE TOGETHE.

I THINK YOU'RE ON THE RIGHT TRACK. I'M GLAD TO HEAR THAT.

THAT WAY ALL OF THE CITIZENS AND ALL OF US AS WE YOU KNOW I HOPE TO STAY HERE.

I PLAN TO STAY HERE FOR MANY, MANY YEARS. I WOULD LIKE TO HAVE THE VISION THAT WE ALL PLANNED AND TALKED ABOUT. I THINK THAT WOULD BE GREAT FOR

THE CITY. >> ABSOLUTELY. WE WANT TO HAVE LANGUAGE IN OUR CODE THAT IS MORE IN P KEEPING WITH HOLISTIC DEVELOP DIVISION BUT MAKE SURE IT'S NOT YOU SHOULD HAVE FLEXIBILITY IN YOUR CODE. BUT FLEXIBILITY IN LAND USE IS WHERE THE COMPLICATIONS OCCUR. WE WANT TO BE SMART WITH YOUR GUIDANCE, OBVIOUSLY, PUT LANGUAGE IN PLAY THAT WILL BE EASY FUTURE PLANNING AND ZONING COMMISSIONER AND OUR COMMUNITY TO BETTER UNDERSTAND HOW IT WORKS AND TO MAKE SURE THAT WE REALIZE THE VISION OF JUST THE CODE AND NORTH SHORE AND DOWNTOWN REGULATING PLAN. S THAT WHY WE MAKE FORWARD MOVEMENT TO ASSESS THE CODE AND LOOK AT THE OPPORTUNITY. WE HAVEN'T DONE THAT IN THE VERY

LONG TIME. >> I WAS EXCITED WHEN I SAW THIS ON THE AGENDA.

THE KNOW WEIR TALKING ABOUT. I THINK WE GET AS QUICKLY AS WE CAN.

WE DON'T WANT TO RUSH IT THROUGH AND MISS SOMETHING. >> CORRECT.

>> DEFINITELY AS I CAN SEE SCENARIO THAT IF WE MOVE SLOWER THAN WELL, WE WILL GET TO IT AND PRETTY SOON DEVELOPER COMES IN AND THEY WILL TAKE IT WITH THE CORRECT CODE THEN WE'RE STUCK BECAUSE WE HAVE FOLLOW THOSE. EXACTLY. ABSOLUTELY.

AND SO WHAT WE'RE GOING TO DO YOU KNOW WE DO HAVE ONE YOU KNOW, RELATIVELY FAST STEP THAT WE CAN TAKE THAT'S THE SUP PROCESS THAT BEYOND THAT WE HAVE SHORT AND LONG-TERM GOAL.

[00:35:05]

WE HAD ALSO TALKED WE WOULD BE REVISITING OUR ROWLETT DEVELOPMENT CODE.

WE WANT ALL THESE WE WANT ONE CODE THAT TALKS TO EACH OTHER AS WELL.

>> RIGHT. >> YOU CAN HAVE TWO COMPETING CODE AND YOU HAVE COLLISION AND IT'S HARD TO MANAGE THOSE. OUR GOAL IS TO HAVE A SENSIBLE CODE, EASY CODE.

AND TO WE PROTECT OUR COMMUNITY AND HAVE THAT DIVERSE KNIT HOUSING AND MANAGEABLE

DIVERSITY. >> I APPRECIATE IT. THANKS FOR WHAT YOU ARE DOING.

>> THANK YOU. >> I THINK MAY HAVE SOME QUESTIONS.

>> YOU'RE UP, JEFF. THERE'S REALLY NO ON THE THOROUGHFARE PLAN, I DO SEENT SEE AN AVAILABLE COURT OR ANYTHING RESERVED FOR THAT PURPOSE.

AND I LOOK TO SEE IF YOU KNOW WE OBVIOUSLY WE KNOW THAT THE RAIL GOES THROUGH TOWN PARALLELING 66 AND THEN TURNS DOWN AND GOES OVER TO THE LAKE TO THE BAY SIDE.

SAPPHIRE BAY AREA. MAYBE SOMETHING COULD COME OFF OF THAT.

I THINK IT WOULD REQUIRE CONCERTED EFFORT AMONGST MANY OF THE REGIONAL TRANSPORTATION ORGANIZATIONS AND INSTITUTIONS TO TRY TO SECURE THE RIGHT-OF-WAY TO GET CORRIDOR THAT MIGHT WANTED TO GO YOU KNOW SHOOT NORTH ALONG GEORGE BUSH OR IN THAT DIRECTION.

I LOOKED TO SEE IF THERE WAS NEARBY RAILS IN SACKS ANY AND WILEY.

AND I DON'T SEE ANYTHING. I KNOW THERE'S A RAIL ALONG 78. BUT THAT'S ON THE NORTH SIDE.

AND WHEN IT GETS DOWN TO THIS AREA IT CROSSES THE EXISTING RAIL WELL TO THE WEST OF ROWLETT. AND IT CONTINUES NORTH ALONGSIDE 78 THROUGH WILEY ON THE NORTH SIDE OF 78. IT'S -- THAT AREA OF GEORGE BUSH THAT IS BETWEEN 78 AND GEORGE BUSH AND THE LEG OF LAKE RAY HUBBARD TO SHOOTS TOWARD LAKE LAVON KIND OF EMPTY OF RAIL.

>> OKAY. >> THERE'S A STATION I GUESS IN WILEY.

>> YEAH. >> IT LOOKED LIKE THERE WAS. IT'S RELATIVELY SHORT.

OKAY. >> THANK YOU. I WANT TO MENTION THAT THE OTHER DAY I WAS ON MERIT ROAD AND UP IN THE NORTH SHORE AREA. I SAW ANOTHER PIECE OF PROPERTY UP THERE SOLD. GETTING UP TOWARD THE APARTMENTS, IT'S DEFINITELY

ROWLETT PROMPT. ROWLETT, IN CITY OF ROWLETT. >> I'M NOT SURE.

THERE'S ONE LARGE PIECE THAT I DO KNOW UP FOR SALE. I DON'T KNOW WHICH SPECIFIC OFF THE TOP OF MY HEAD, I DON'T KNOW. PERHAPS WE CAN TOUCH BASE LATER

AND LOOK IT UP AND FIND OUT. >> CAN I SPEAK BRIEFLY TO SOMETHING OF THAT SORT.

I'VE BEEN NOTIFIED OF SOME SIGNS POSTED JUST NORTHWEST OF THE RESIDENTS OF MERIT HILL PROJECT BETWEEN IT'S NOT A FLOODPLAIN BUT THERE'S A LAKE OF SORT IN THAT PROJECT.

THERE'S SOME SIGNS THAT WENT UP CLAIMING MARAVILLA. I CAN CONFIRM THAT.

THEY HAVE NOT SUBMITTED FOR A PROJECT. IT'S BEEN SOLD.

WE HAVEN'T RECEIVED ANY COMMUNICATION FOR DEVELOPMENT YET.

>> I JUST SAW IT. THERE'S A FOR SALE SIGN FOR COUPLE OF MONTHS THEN ALL OF A

[00:40:02]

SUDDEN THERE WAS A BIG SOLD ON IT. WE MAKE SURE WE THINK SOME ACTIVITY IN THAT FORM. THERE'S A COUPLE OF SIGNS THAT HAVE GONE UP.

THE TEAM WILL LOOK INTO IT AND REVERT BACK TO YOU. >> OKAY.

DOES THAT CONCLUDE YOUR PRESENTATION? WE HAVE ABOUT FIVE MINUTES UNTIL 7:00. TO CONVENE THE REGULAR SESSION. LET'S TAKE A

* This transcript was compiled from uncorrected Closed Captioning.