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Home My WebLink AboutDecember 12, 2001 Agenda AGENDA CITY OF DENTON CITY COUNCIL December 12, 2001 The City of Denton City Council will hold an Informational Briefing Session on Wednesday, December 12, 2001 at 5 30 p m in the Council Work Session Room at City Hall, 215 E McKlnney Street, Denton, Texas at which the following items will be considered 1 Receive a report, hold a discussion, and give staff direction regarding the draft Development Code 2 The C~ty Council reserves the right to adjourn into a Closed Meeting on any item on its Open Meeting agenda consistent with Chapter 551 of the Texas Government Code CERTIFICATE I certify that the above notice of meeting was posted on the bulletin board at the City Hall of the City of Denton, Texas, on the day of , 2001 at o'clock(a m ) (p m ) CITY SECRETARY NOTE THE CITY OF DENTON CITY COUNCIL WORK SESSION ROOM IS ACCESSIBLE IN ACCORDANCE WITH THE AMERICANS WITH DISABILITIES ACT THE CITY WILL PROVIDE SIGN LANGUAGE INTERPRETERS FOR THE HEARING IMPAIRED IF REQUESTED AT LEAST 48 HOURS IN ADVANCE OF THE SCHEDULED MEETING PLEASE CALL THE CITY SECRETARY'S OFFICE AT 349-8309 OR USE TELECOMMUNICATIONS DEVICES FOR THE DEAF (TDD) BY CALLING 1-800-RELAY-TX SO THAT A SIGN LANGUAGE INTERPRETER CAN BE SCHEDULED THROUGH THE CITY SECRETARY'S OFFICE AGENDA INFORMATION SHEET AGENDA DATE: December 12, 2001 DEPARTMENT: Planmng & Developm~nt~ff~ ~ CM/DCM/ACM: Dave Hill, 349-8314 SUBJECT Receive a report, hold a d~scuss~on, and g~ve staff d~rect~on regarding the draft Development Code BACKGRO}UNDND Thru is the fourth work sesmon to d~scuss the outstanding policy ~ssues related to the Development Code At th~ joint pubhc heanng held on December 4, 2001, the City Council and Planmng and Zoning Corm~ssmn received a multitude of comments regarding the Development Code Staff has compiled the 184 comments that were received at the meeting and the weeks prior to the meeting On December 5, 2001, the Planmng and Zomng Comm~ssmn acted to postpone their d~scusslon on the comments till their December 19, 2001 meeting The following table ~s a summary of the comments received and an attempt to organize the issues ~nto common themes Attached ~s a table that lists all of the comments, and where appropriate shows a location map reflecting the comment Also, a copy of the actual comments is provided in your packet All comments are referenced by the comment number 60, 61, 63, 64, 65, 67, 68, 69, 73, 75, 76, 77, 78, 79, 83, 84, 85, 86, 87, 88, 89, 90, 93, 94, 95, 96, 97, 99, 101, 102, 103, 106, 108, 112, 113, 114, 115, 118,Statements, Comments, Not Sure (requmng no action) 142, 143, 147, 148,152,153, 155, 156, 157, 160, 161,163, 167 Total 78 9, 14, 18, 20, 26, 28, 29, 32C, 34, 35, 40, 44A, 45, ~SA, 49A, 49B, 53, 62, Text 72, 81, 92, 104, 105, 120, 129, 139, 145, 149, 151,154, 165 Total 31 16, 12A, 12B, 12C, 109, 133 Total 6 Exeeptton- Emstmg businesses 5, 15, 27, 32D, 46B, 48B, 50, 42, 70, Mapping issues that have previously been rewewed 138, 146, 150 159D Total 13 10 Oakmont 17, 25, 33, 36, 66, 110, 144 Total 7 Hills of Argyle 24, 32A, 41 Total 3 Bonnie Brae South 3, 4, 23, 134 Total 3 Hwy 380 east I, 2, 31, 57, 71, 91, 98, 107, 116, 117 Bonme Brae North Total 10 6 Lakewew 13 Avenue A 19 DAHC 21A Kelsey Law Offices 2lB Ft Worth Drive North 22, 47B East McKmney 32B, 170 Teasley South 32E, 46A, 159, 160 : Dema ~ 1-35 38, 39, 111 288 ~ Audra 37 Umversity ~ Nottingham 43 Bonnie Brae Far North 44B Sherman ~ 288 47A Edwards Road 48C Moclongblrd ~ Mmgo 74 Wilson Street 100 Denton Crossing 125 South East Denton 44C Stuart at Loop 288 44D 1-35E at Mllam Rd 158 1619 Amherst 162 Geesllng ~ US 380 165, 166 Oak Street 169 The Lakes of Sundown Ranch (Umcom Lake) Staffwfll be prepared to d~scuss these items m detail at the worksess~on The following is a summary of the text ~ssues contained vothln the comments, grouped ~nto 14 themes Staff has also g~ven an analys~s on each of the ~ssues 2 9 Ms Haggard These concerns relate to the Upland Habitat 1 ESA 40 Shelley Hattan restncttons contained m the Code Th~s ~ssue has already been reviewed by Council 92 Manlyn Haggard 14 Ed Soph 20 Dan Fette 72 Ehnor Hughes Staff had researched other commumt~es m Industrial Performance 104 M~ekey George Texas to find more stnngent regulattons No 2 Standards city has regulations above those reqmred by 105 Gary Hayden TNRCC This issue has already been revtewed by Council 120 Victoria Lee 129 Ehse R~denour 145 Mike Mlzell 18 NRW Staff has prewously researched ex~stmg store s~zes m the C~ty to set this hmltatlon Current 26 Michael Geisler stores that are under the 40,000 sf size 3 Grocery Store Sizes NRMU hm~tatlon include the P~ggly W~gglys and the and NCMU 44A Ed Wolsl~ Cupboard Further, the proposed Wal-Mart neighborhood store was 52,800 sf in size 149 Mark Weatherford Staff supports language that allows an increase in size with an SUP 28 Rea McNett (Blagg Staffbeheves that the keeping of hvestock in 4 Agricultural uses m NCR-2 Rd) the NCR-2 district should be allowed with and NCR-4 restrictions We will draft changes based on 49A Steven G Kmart the ex~sting regulataons ~n Chapter 4, Animal Control Re~ulatmns 5 High Schools in NRMU 29 Dewayne Reeder Staff would not recommend allowing by rtght, {Denton Biblet but would support allowln~ with an SUP 6 L(29) Distance from 32C Don Frazler Staffwould not recommend allowing by right, Interchange 48A Zeke Martin but would support allowang with an SUP 7 Combining NCR and NR 34 Allen Bussell Staff agrees that the d~strmts should be Districts combined 139 WG Lowrey 8 Water l~dghts 35 Edwin O Fulton Staff ~s researching th~s issue 9 Submittal Timeline for Comp 45 Randy Smith Staffbeheves that the time frame appropriate Plan Amondment Staffsupports deleting section 35 1 5 A that 10 Exempting City Property 53 John Johnston exempts mumclpal property from the re~ulataons contained ~n the Code Taxes are based on use not zomng therefore 11 Effect on Taxes 62 Gary Cook the taxes on propert,/should not be affected 3 Mult~-famdy uses are penmtted w~th a L(6), 12 No Multi-family m CM-G 151 Dana Beavers which allows multi-family on second story or above along arterial streets 13 Quick vehicle servic~ng as 154 Chuck Grant Auto dominated uses are discouraged in the SUP in NRMU Existing Neighborhood zoning categories 14 NRMU doesn't allow car 165 PD 8 Owner Auto dominated uses are discouraged in the washes ~ Existing Neighborhood zoning categories OPTIONS. City Council is not scheduled to take formal action on the draft Code until January 15, 2002 Discussion on the following topics would enable staffto help the project move forward 1 Give d~reetaon regarding the issues, 2 Give direction to address any additional issues, 3 Discuss expectations regarding the draft Code rewew and adoption schedule RECOMME~IDATION Staff recommends that Council prowde d~rectlun regarding the issues outlined so that the final draf~ of the code can be prepared Staff intends to mlmmlze the amount of time devoted to presentations and technical questions to allow Council Members to use the work sessions to deliberate and determine proper policy dlrectmn To this end, Council Members are encouraged to meet with staff~n advance if additional Information is needed ESTIMATED PROJECT SCHEDULE The project schedule is detailed m Attachment 1 PRIOR ACTION/REVIEW To date, over 125 official meetangs have been held to discuss the Development Code HSCAL INFORMATION The draft Development Code ~s intended to set the regulatory framework for implementation of the comprehensive plan (the Denton Plan) The impact of the Interim Resldentxal and Nonresidential Development Regulations has, an the oplmon of staff, retarded tax base growth for the last year, particularly with respect to nonresxdentlal development The draft Code is ~ntended to reduce the rezonlng review cases heard by the Planmng & Zomng Commission and City Council, and will also eliminate almost all site plan review aetlvmes conducted by the Council These objectives should make the development rewew process more prethetable and consistent, and should shorten the review process considerably for most projects The fiscal impact of the draft Code, anticipated to regulate development for the next 20 to 25 years, will be very significant If development proposals are consistent with the Denton Plan, the impact on developers should be positive due to decreased review time and project admlmstratlon costs The draft Code will also have positive effects on the communaty's economm health and quality of life, both of wlueh are important conslderatxons contained m the Denton Plan The ablhty to protect environmentally sensitive areas, especxally floodplains, will have a very positive ampact on dramage and water quality costs paid by property owners The creatxon of land use zomng classifications that are consistent to Denton Plan recommendations will allow better coordination of transportation and 4 ut~ht~es infrastructure systems, and other servmes, such as pohce, fire, emergency medical servmes, hbranes, parks, and schools ATTACHMENTS 1 Development Code Schedule Respectfully submitted Douglas S Powell, AICP Director of Plannmg and Development Attachment 1 _-_.~v,~vE~M~;c_-a_~ ~-v,~w-. ^DO~T,O. SC.~DU.E Mo Sunday _, __~on~ __ T~sda~ _~ _Wednesday ~hursday Friday ~aturday ~ Joint CClP&Z Comp ~an ' .~ I ~ ~ * Public Amendmen~ P~ Redom- ' ~ ~ ~ ' Heari.g mendation ~~ ~~ ~ P~ Recom- , , Coda Final Comments From Speakers December 7, 2001 Public Hearing Number 1 - 52 CODE COMMENT PI ~.SE PKINT ~ r .~: INFOR~XL~TION ' NOT SPEAK NAiXfE Ad.ess S~te ,~ ZIP S~te / P~olect Ad~es~ { CO~i~ Please ~e~ ~ f~s ~ ~t Code ~1 N DEVELOPMENT CO. D~NT PLEASE PRINT AL~ t. INFOP~MATIO~q CI~.~: ONE '~_.~ NOT SPEAK Date DEVELOPMENT CODE COMMENT pl.~ ~SE PRINT ALL INFO~TION CIKCLE ONE ~ NOT SPEAK Date / CO~ Please ~emm aH fo~s to D~elopment ~de 221 N E~ Denton, ~ 76201 DEVELOPMENT COD~I~ S~te / P~olect Ad'ss ~ca~on) , p~le COMMENT Please ~e~ ~ fo~s to Development Code ~I N E~ Demon, ~ DEVELOPMENT CODE COMMENT pr .~.&SE PRINT ~ INFORMATION CIKCLE ONE ~/~PEAK') NOT SPR,~ D~te NA~IE .[~.-~ ~~ Company Site / Project Ad~s ~ca~on) P~olect CO~ Please ~emm ~ fo~s to~ Development Code ~ N E~ Denton, ~ 76201 DEVELOPMENT CODE COMMENT Pr"~&SEPRIlqT'ATi'I'~ltlqFORMATION C)Rt!I'-~-ONE. ~ NOTiP~ Da~ /~ -- COMME~ Ple~e ~emm ~ fo~ to. Developmeut Code ~1 N E~ De.ton, ~ 76201 DEVELOPMENT CODE COMMENT PLEASE PK[NT ALT. INFORMATION CI~ ~ .1~ Olde ~ NOT SPEAK Dm Comp~ CO~E~ Pleaae temm ~ fora to Development Code ~ N E~ Denton~ ~ 76201 DEVELOPMENT CODE COMMENT COMMENT Please return all t'oims to Development Code 221 N Elm D~nton, TX 76201 DI~VELOPME1NT CODE COM~fl~NT PLEASE PRINT ~ ~FO~ON C~ E O~ ~ NOT $P~ DEVIgLOPMENT CODE CO15fMENT PLF-,AS E PRINT ALL I~IFORMATION cr~ C~J~ O-",-~----~ NOT SPRA~ Date COMMENT Please ~emm ~ fo~s lo Development Code ~ N ~ ~to~ ~ 76201 DEVELOPMENT CODE COMMENT COMME~ Please ~ ~ fo~s to Development Code ~ ~ ~lm Dento~ ~ 76~1 DEXrELOPM~-NT CODE COMMENT PLF--~SE PRINTALL INFORMATION C~CI ~: O,N~ ~ NOT SPEAK Date. S~t*/' P~o~:ct Ad&'~ ('Loc~t~on) P~olect Nam~ COI~D, iERqT P~ea~e return ~dl [o~s to Development Co~ ~1 N E~ Denton~ ~ 76201 DEV~LOPM. PiNT CODE COMMENT PLEASE PRINT ~ INFORMATION ~" CI]~r~t ONEf &'PEAK NOT SPF-.~K . . c,,,. p_.~..., s,,,,, ~"~ =, ~ ~;-~s........, ' Co/J, COMMENT Ple~e l~e~,~ ~dl fo~ms too DewlOl~me~t C~le 221 No Elm Demo~, TX ?~201 DEVELOPMENT CODE COMMENT PRINT ALL INFORMATION CIRc~.~. ON~ (;PF~ NOT SPRAK Date PLF_,ASE S~te / Pzolect Ad.ess ~caUon) P~ole~ COMMENT Pleas~ ~mm aB fo~s to Development Code ~1 N E~ Denton, ~ DEVELOPMENT CODE CO_MMENT pl ,~'.ASE PKINT ~ INFORMATION CIRCLE OIx~ ~. EA~ NOT SPEAK Date NAME. ~ ~ ~f.~mp~nF _ . ~'/ '-~ ~ CO~ ~ · m~ a~ ~o~s to D~elopmeat Co~e ~ N ~ ~to% ~ 7620~ 16 DEVELOPMENT CODE COMMENT PI,EASE PRINT ALL INFORMATION CIRCLE ONE SP~P~B NOT SPEAK Date/ COM~ Please te~ ~ fo~s to' Development ~de 221 N E~ Denton, ~ 76201 City of Denton Request to Speak on an Agenda Item Please pnnt ~AME /40caA ~ ~e~ ~'-c~ DATE [z CITY ~L ~S ~ ZIP CODE AGENDA ITEM A I w~sh to speak on ~s ~tem I will spe~ m Support ~ Oppos~non B I do not w~sh to speak on ~s atem, but would l~e ~e follow~ng co~ents c~rculated to the C~ty Council ~. Suppo~ ~ ~poslt~on T~e l~t for pubhc hearmg spewers ~s five mmutes and ~ee m~nutes for all o~er agenda items DEVELOPMENT CODE COMMENT PL~ ~.SE PRINT Al'.r. INFORMATION CIKCLE ONE ~ NOT SPEAK COMM~ Please te~m ~ fo~s to D.elopme~t Code 221 N DEVELOPMENT CO. D~,fENT COMMENT Please ~etum ~11 fom~s to Developmcm Code 221 N Elm Denton~ TX 7~201 DEVELOPMENT CODE COM1VIENT PLEASE P~ ~ INFORMATION CIRCr.~. ON~. ~(~ NOT SPEAK D~te ~ / . Company- ~ Pleas~ ~e~ a~ ~s to D~elopmem Code ~1 N E~ Denton, ~ DEVELOPMENT CODE COMME~T PLF_,ASEPRINTALL]NFORM. ATION CIRCLEON~ _~OTSP~OC E~te. /-~-~ '0 I D~O~ CO~ co~tM~rr P~E P~T ~ ~FO~ON C~ ON~ ~ NOT SP~ COM~IE~ Please ~emm ~ fo~s to O~elopment Code ~1 N E~ Denton, ~ 76201 25 DEVELOPMENT CODE COMMENT PI'-~,~SE P%2 INFORMATION CIRCI~ ONE ~ NOT SPEAK D.te ~m,~ R~ CO~ENT Please temm aH fo~s to D~elopment Code 221 N E~ Denton, ~ 76201 DEVELOPMENT CODE COl~D,l~rr COMME~ Please temm ~ fo~ ~o Developm~m Code ~l ~ ~ D~ '1~ ~1 DEVELOPMENT CODE COlVII~.NT PLF-,ASE PRINT ALI~ INFORMATION CI:KCLE 0~'~ ~P~- ~'"'-~ NOT SPi~.,~ Date. / ./[ COgeNT Please ~e~m ~ fo~s to Development Code ~ ~ ~ ~to~ ~ 76201 26 DEVELOPMENT CODE~I~ENT · RASE PKINTALL ]2qFORMATION CIKCLE ONE ~EA~ NOT SPRAK Date CO~B~ Pl~e ~emm ~ fo~s to Development Code ~1 N. B~ Denton~ ~ 76201 DEVELOPMENT CODE COMMENT COMMENT Please temm ~ fo~s to Development Co~ ~1 N E~ Denton, ~ 7~201 DEVELOP~ ~:NT CODE COMMENT PLEASE PKINT ALL INFORMATION r'~t~'~ONE' ~, _ _ NOT SPEAK Date 1~2/~4/01 Site / P~lect Address ~ca~on) ~~ P~oject N~e COMMENT Please temm ~ fo~s to D~elopm~t ~de ~1 N E~ Denton, ~ 76201 29 DEVELOPMENT CODE COMMENT PLF..,ASE PRINT AI.I.~ INFORMATION ~r'}' ~ ONE- ~ NOT SPE, AK Date ~a,e,, ¥ /.~ &~w~ cc,J,, T~ ~O-~t:~'-~.~ ~.~ COMMENT Please ~emm all fon:a~ to Development (2o~ 221 N E~ Demon~ ~ 76201 30 DEVELOPMENT CODE COMMENT PLE, ASE PRINT ALL INFORMATION CIRCLE ON~ NOT SP~ Date N~ ~~_ ~ ~ Comp~T~~_ - ~ ~~'~ Slte/Pmle~Ad~ss~ca,on) ~~ ~ ~a ~e P,oJectN~e COMME~ Please temm ~ fo~ to Development Code ~1 N B~ Denton, ~ 76201 31 DEVELOPMENT CODE C_0.~MENT CO~E~ Please temm ~ fores to D~elopment Code ~1 N E~ Denton, ~ 76201 32 33 DEVELOPMENT CODE COMMENT Ad&ess City., COMME~ Please remm ~ fores to D~elopment Code ~ E~ Denton, ~ 76~1 I 34 DEVELOPMENT C?~ pLZ~S~'~,,~T~.~O~O,T~O~ CmCL~ON~[, S~ ~OTS~ D~ Ad~e~~T~ ~ F~ Q~ ~St.te/~ ZIP S~te / P~olect Ad.ess ~c~on) P~ole~ CO~ Please ~mm ~ fo~s to Development Code ~1 N E~ Denton~ ~ 76201 DEVELOPMENT CODE COMMENT COMME~ Pl~e ~emm ~ fo~ to Developmen~ Co~ ~I N E~ Den~on~ ~ 7~201 DEVELOPMENT CODE COMMENT CO~E~ Please ~emm a~ fo~ ~o, D~elopmeni Code ~ N ~ Den~ ~ 76201 DEVELOPMENT CODE COMMENT PLF.,ASE PRINT ALL INFORMATION ClRC~'.~. ONE ~ NOT SPEAK Date S~te ] Ptojeg Ad&ess ~on) P~olect N~e COMME~ Please ~e~ ~ fo~s to D~elopmeat Code ~1 N E~ Denton, ~ 76201 39 DEVELOPMENT CODE COMMENT PLEASE PRINT ALL INFOI~MATION CIRCLE ONH. ~ NOT SPEAK NAME. ~/~- Company- Ad&ess ~ Tel C~ty' ,~.~.~ State ~__ ZIP ~ ~(~)~ Email Slte/ Project AdcL~ss (Location) P~olect COMMEN'f Please return all forms to' Development Code 221 lq Elm Denton, TX 76201 DEVELOPMENT CODE COMMENT DEVELOPMENT CODE COMMENT PLF_.ASE PP,.I~V'F ~.LL,INFORMATION cn~ O_X~__. SPF_.AK NOT SP~A~ Dat~ N~ ~y Ad.ess T~ F~ C~ State ~ ~ Site / Pzoject.~dd:ess (Location) Project Name COMMI~NT Please zetum all forms to Development Co~e 22~ N ~ D~ton, TX 76201 DEV~.I.OPMENT CODE COMMENT PLEASE PRINT ALL I~FORMATION CIRC1.I~. OH ~ NOT SPEAK Date NAI~fI~ ~"~ Ni~ ~J/ Company'__ o~ ~.!z~ .~--zjk 4~ ~/~--.,,, COMMENT Please return ~ f~s ~ D~lopment Code ~ H E~ Denton, ~ 76~1 DEV~LOPi~ ~c~"l' CODE COMMENT ~OMME~ PI,as, ~ ~ fo~ ~o D~elopm~t ~ ~ ~. E~ D,nton, ~ 76201 DEV~-LOPMENT CODE COMMENT PJ-,~-,ASE PR~qT ~ INFOI~._ATION CI~.CL~ ONE ~ NOT SPEAK Date S~te / P~olect Ad~e~s ~ca~on) Pm;oct N~e COMME~ Please remm ~ fo~ to Development Code ~1 N E~ Denton, ~ 76201 DEVELOPMENT CODE COMMENT PLF-~S]~ PlaNT .~OP~ATION CIKCL~ ONE~ ~ NOT SPEAK Date CO~E~ ~ ~ aH fo~s to D~elopment Code ~1 N E~ Denton~ ~ 76201 DEVELOPMENT CODE COMMENT DEVELOPMENT CODE COMMENT pr .~'.ASE PRINT ALL ~FO~L~ON ~C~ ON~ ~ NOT SP~ Date COMME~ Ple~se remm ~ fo~s to~elopment Code ~1 N E~ Denton, ~ DEVELOPMENT CODE COMMENT ~ , CO~ Ple~e ~ ~ fo~s to. Development ~e ~1 N ~ Denton, ~ 76201 48 DEVELOPMENT CODE COMMENT cn~c',E O~ NOT SPEAK D~t~ /~;~ - PI .1~ ~SE PKINT ALL INFOKMATION Site / P~olect Add~ess (~.~xauon) P~olect Name COMMENT Pleas¢~ all forms to Development Code 2211~ Elm Denton, TX 76201 DEVELOPMENT CODE COMMENT Date PI2,2~E PRIlqT .A!r& INFORMATION C~ ~ ONE NOT S~te / Prelect Ad~e~8 ~cauon) ProJeCt COMME~ Please temm ~ fo~s to D~elopment C~ ~1 N E~ Denton, ~ 76201 $0 DEVELOPMIE1NT CODE COMMENT PLE~tSE PRINT ALL INFORMATION Cll~.~l'~ ONe__. ~PF=~ NOT SPEAK Date NA.M~ ~ Comp~T COMME~ Ple~e temm ~ fo~s tol D~elo~ment ~ ~1 N ~ Denton~ ~ 76201 S~te / P~oJect .&dd~ess (Locauon) P~olect Name COMMEP~T Please temtn aH fo~s to' Development Code ~1 N E~ Denton, ~ ~6~1 DEVELOPME~]T CODE COMMENT PL EP T FO ON COMME~ Pl~se ~e~ ~ ~ ~ D~elopm~m Code ~1 ~ E~ D~mon~ ~ 76201 Comments From Non-Speakers December 7, 2001 Public Hearing Number 53 - 145 DEVELOPMENT CODE COMMENT PL~ ~"E PKINT ALL INFOP. MATION CmCLE O,NE SPI~.A~' ~ NAME.. 0t)L ~, ~laa ~; 0 ~4 Comparer S~te / P~oject Ad&e~s ~ca~o0 P~oject C~ Pleaae zemm ~ fora to. Development Code 221N E~ Deaton~ 54 DEVI~'LOPM~;NT CODE COMMENT PLF-~SE PRINT ~.,L INFORMATI ON CI]~CL~ ONE SPEAK 55 DEVELOPMENT CODE COMMENT Site / Ptole~ Ad~ss ~ca~on) Ptol~t ~OMME~ P!e~e ~mm ~ fo~s to Development C~e ~ N ~ ~to~ ~ 76201 56. D~F. LOPM~NT CODE CO~ S~e / P~o~ect Ad~s~ ~c~uon) P~o,~ct N~., COMME~ Please ~emm aH fo~s ~o. Dev~pmem ~de 221 N DEVELOPlVIENT CODE COMMENT Site / P[oJect Ad~ss ~csuon) , Pzol~ COMME~ Ple~e ~e~ a~ [o~ ~o' De~elopmeat Cede ~1 N E~ Den~o~ ~ 7~201 DEVELOPMENT CODE COM~--I'~'~ PLF-.AS~- PP,.INT ~,~,L INFOI~fATION t'r~ t~E O~ SP~ ~p~ Dat~. C~. 8~te Z~ ~ S~te / P~olect.Add~ess (Location) P~c~ect_~me_ COMMENT Pl~ase ~emm all forms to. Dcvelopm~n~ Code 221 I~ Elm Denton, TX 76201 6O DEVELOPMENT CODE COMMENT PLEASE P~A!'LL-~4FORM~TION / ~,ClP,.t~T.I~.O~I,E SPEAK ~ Date CO~E~ PI~ ~ ~ [e~ ~e D~lopm~ Ce~ ~1 N E~ D~a~on, ~ ~01 DEVELOPMENT CODE COMMENT z~ ~(~ ~J- CO$~ Plels~ ~ ~ ro~s lo' D~velopm~m Code ~IN ~ D~nton, ~ 76201 DEVELOPMENT CODE COMMENT ~ \ / Date S~te / P~lect Ad~s ~auon) P~olect CO~ PI~se re~ ~ ~o~s to. D~vzlopment ~de ~ N ~ Den~ ~ DEVELOPMENT CODE COMMENT Pi',F, ~SE PRINT,~r?_ INFOld.rATION CIRCLE OIx}~E..~"pF..~,~' ~ Dat~ C~ty' ~-~a~'OA.t State ~'~)~ ZIP Em~ Site / P~ol~ct CO~IE~ Pl~e zemm ~ fo~s to Development Co~e ~1 N ~m ~nto~ ~ 76201 DEVI~-LOPM]gNT CODE COM~,~..N~r Site / P~olect Add~ess (location) Pro~ect COMMENT Please ~emm all forms to Development Code 221 N Elm Denton~ TX 76201 DEWF.,LOP~ CODE COM~rI~NT COMMENT Please re'~--~ nl~ fo~s to= Developznent-~-~e 221 N F~m ~3en~----~ TX 76201 DEV~-LOPMENT CODE COMMENT CO~fM~ P~e~ te~ ~ fo~s to Development Code~l N E~ Denton, ~ 76201 DEVELOPMENT CODE COMMEI~r Pr-~SEPRINTA~INFORMATION CI~CLEO, NE SPEAK TSPEAK .-~ Szte / Pi'oF, ct Add~ess (Location) COMMENT ]Pleaso return sll forms to Development Code 221 N Elm Denton~ TX 76201 DEVELOPM~EI~I' CODE COMMENT PI~ ~SE PR.1I~T INFOP,~,LATION ~CERCLE ONE SP~ ~~-~ ~ ~ P~ojcct CO~E~ Ple~e zemm e~ fo~s m~elopmenz Co~ ~1 N E~ Denton~ ~ 76201 DEVELOPMI~T CODE COMMENT COMME~ Please temm ~ fo~. to Dev~lopm~ ~1 ~. E~ Denton, ~ 7O li4r Departmental Use Only ~ ~ ~ Reference Refcre-cc #~ £ns:mg Comprehens~ e Plan Des ~:o~ Co,cs ~sung ~omn~ ~ew Zomng ~e S~:~.¢~ T~e oflnq~ ~ ZOX~G~L~P ~¢,~o-~ed BF RCC N =-~=~'~c,.~e~ This map was c~atedforplannmgpu~=s~ only RCC O ~ EC~ AE da~ wf~in this map is shown as to ~e best avadabfe at the date t~e map ~, as creat~ Ec-I DEVELOP1VIENT CODE C0~I~,IENT I,L~S~~FO~O~ C~ S~ ~ ~ ~/~'/0~ COMME~ Ple~e ze~ a~ fo~s lo D~elopmeat Code ~1 N ~ ~ ~ 76201 ~ .... 72 DEVELOPMENT CODE COMMENT Pr -~' ~'E PR.~'T ALL INFOP~.fATION Cl~ ~T-~ OI~E SPEAK CO~ Plense ze~ ~ fo~s to Development Code ~1 N E~ Demon, ~ 7~201 ~ ~ ~, ~~~.. . DEVELOPME1Vr CODE COMMENT PI..,EA S E PP,.IN T,~AI~L INFORMATION C~ O~~' NO~ Date .... COMME~ Ple~se zemm a~ fo~s to Development Code ~IN E~ Denton, ~ 76201 DEVELOPMENT CODE COM2~fENT ~ PLE. AS]~PP,.II~T~FO~ON Cl~RCLEOrNE ~ NO~Sp~.K~ D~t~ ~ ~ CO~B~ Ple~e ze~ ~ fo~s to. Development ~e ~1 N ~ Demon, ~ 76201 75 76 DEVELOPMENT CODE COMMENT c,~ D ~ ~ ~ ~ s~ z~ 7~ ~ ~ ~ ~m~ Szte / Pzo~ect Ad'ess ~ca~on) ~ P~oject ~e CO$~ Please xe~ ~ fo~s to Development Code ~1 N E~ D~ton, ~ 76201 77 DE'V-ELOPM~NT CODE COMMENT PI' 'R ~'SE PRINT ALL INFORMATION CIRCLE O.-'qE Spl~ * ~' ~ c,~- O~.~t¥o~ s~t~.-f'X zr~ qr~Z,oq ~ Site / Ptolect Address ('Locat~oci) , Ptolect Name. COMMENT Please remm all forms to Development Code 221 N Elm Denton, TX 76201 DEV~-.I-OPMENT CODE COMMENT I COMME~ Pleas~ ~mm ~ fo~s ~o D~elopm~n~ Code ~I N ~ Den~o=~ ~ 76201 DEVELOPMENT CODE COMMENT Site / Project Ad~ess ~ca~on) Prol~ N~e COMMENT Please ie~uiu I~ ~o~s to Development Code ~1 N E~ Denton~ ~ 76201 ~ DEV~LOP1V~NT CODE pr ~ - = 4,SE PRINT .~ INFOI~IATION C,~CL~ O~'E SP~ Site / P~olect Ad'ess ~ca~on) CO~IENT Please remm a~ fo~s to Develo~ent Code ~1 N ~ DE~LOPMENT CODE COMMENT Site / Ptol~ A~ ~caUon) , Pzolect CO~EN~ ~e te~ a~ fo~s to. Development Code 221 N E~ Denton~ ~ 76201 DE~ITELOPMENT CODE COMMENT PLEASE PKINT AI.L INFORMATION cn~.CLE ONE SPEAK ~F_,AK'~ ~,~,~ ~-~,~ ?o//,h~ comp.,.. COMM~-NT PI~$~ ~m ~11 ~onn~ ~o D~v~lopm~n~ Co~l~ ~ ~ ~ ~nwn~ ~ 7~20~ DEVELOP~ CODE COMMENT CI~ClX ONi~ Dat~: . Site / Pto~ect Ad'ess ~canon) Pmje~ N~e COb~fE~ Please ~emm ~ fo~s to. Developmeat ~de ~1 N E~ Demon, ~ 7~201 DEVELOPMENT CODE COMMENT PLEASE PRINT.Ar.r: INFOI~MATION CL~Ct.I~ ON~ SPEAK ~~.~ Date Add~ess ,~'~".~ ~,,p~p.,~/~ .,~/~:~',/~..~.~. T~~ ~ F~ S~te / P~oject Ad'ess ~ca~on) P~oJ~ COMME~ Please temm ~ fo~s to Development Code ~1 N E~ Denton~ ~ 76201 DEVELOPI~I~NT CODE CO~VIENT COMME~ Pleas~ ~e~ ~ fo~s to Develo~ent ~ ~ ~ ~ D~ton, ~ 76201 DEVELOPMENT CODE COMMENT Pr'w'~EPRINTALLINFOI~fATION CIRCLEO,NE. SPI~.A~' ~ Date Please ~et~ a~ ~o~ ~o D~pm~t Code ~1 N E~ Denton, ~ 76201 DEVELOPIVEENT CODE CO1Vfl~ENT PLEASE PRLN'T ~ INFOP, MATION CIRCI E O..%~.. SPEAK Dam CO$~ Pl~e temm ~ fo~s to Development C~e ~1 N ~Im Den~% ~ 76201 DEVELOPMENT CODE COMMENT Site / P~oJect COMME~ ~lease ie~.a s~ [~s to Dev?op~eat Co~e ~1 N E~ Dcnto~ ~ ?~201 / ,~ q4 DHVELOPM~I'qT CODE C01~MENT COMME~ Please ~emm a~ fo~s to D~velopment Code ~ N E~ De=mn~ ~ 76201 DEVELOPldENT CODE COIvI1VIENT PI~SI~PRI~ITALLINFOR~IATiON CIRCLEONF~ $P~~OTSP~ ~e ~~ Ad~es~T~ F~ C~~ Smte~ ~ ~~ Em~ 5~te / Pm~ect Ad&~ ~cauon) Prolect N~e ~E~ Please ream ~ fo~ ~o. Developm~t ~ ~ N. E~ Denton, ~ ~620~ JOHNSON, 3EWFI .!. E 30109 SAW GRASS TRL GEORGETOWN, TX 78628-1139 ' Real Estate; Government parents of the twins The trial court tned the matter without a jury &stgned a decree terminating the marriage, dividing CiO~ ofGlennlttetghts v $1tef. lqeldDevelopme/tt the marital estate, determining that W & H ara the parents of CO., Ittc. the twins, & providing for conservatotshlp, vtsttation & Waco - October 24, 2001 - 10-99-232-CV child support The decree contained a finding that H gave ro Fastbac~10565~ 36 pages written consent to artific~al insemination but ratified & (Concurrenc~ dissent) consented to it by filing h~s answer & counterclaim On appeal, W argued that the trial court erred In refusing to Takings Case. City Was Liable To Landowner For admit evidence on the issue of patermty during the trial et The Advene El~eotThat A Development the merits field Reversed & remanded W's pleading & Moratorium & Downzonlng Had On The Value Of testimony created fact questions on the tssues of H's The Properly ratlficatzon of the ass~stod conception The trial court's Regulatory tsLiqgs case m whmh the Court of Appeals rulings probably prevented W from fully presenting her dec~dcd tha~ the government Is required to pa) the proposed ewdence & therefore probably prevented her from landowner for I~e adverse effect of zoning regulatzons, i properly presenting her case on appeal including a temporary moratorium Shortly aRer P )urchased ~e undeveloped 194 acres of Planned ./Il lite/ttterest ofSmtth, a C/did Developmeat DL~tnct l0 {PD 10), D-City enacted a SanAntonto-October31,2001-04-01-00532.CV moratorium on the a~proval of development applications Fastback#10558, 3 pages The purpose of the moratorium was to eliminate the poss~blhty t~t parentally affected property owners, hke P, Chlld Custody W Foiled To Prove Indlgency &, ~ould file a plat or development permit application & Therefore, Her Right To Appointed Appellate "locL-m" their respective development rtghts Fifteen Counsel months later the tnor'~onum was terminated On the same W-appellant m th~s "private custody matter" filed her notice date the property was downzoned to minimum 12,000 of appeal, at'fidavit of lndlgency, ~ motion to abate the square foot lots ? s~ed, asserting that the moratorium & appeal pending resolution of her affidavit of indigence & downzomng vlo~atod due process, equal protection, & request for the record to challenge the trial court's order taLmgs c[ames of ~e Texas Constitution & violated sustaining H's contest to her affidavit of indigence common law rights under the doctrines of promissory Although the FaradS, Code does not specifically provide for estoppel latcl~es & vas:ed rights The trial court determined appointed counsel in th~s instance, th~s Court of Appeals that the dowr, zon~ng, but not the nloratorlum, was a taking appeared to agree ~ ~th the Tenth Court of Appeals that a or P's pro.fry wl~,~out compensation & awarded P indigent parent whose parental rights were in jeopardy of $485,000, pl~ m~:eres~, field Affirmed m part, reversed & being terminated should be represented on appeal remanded in par~, p must also be compensated for the Nevertheless, the Court of Appeals in this case found, as did temporary taLmgcrausedbythemoratormm the trial court, that W ~s not truly indigent but is mtentmnallv unemployed It ordered her to file, within 15 Family. Proce~: days, evidence that she has made arrangements for payment of the record on appeal & the filing fee, or the Court will /n llte Matter of lh~ Marriage ofM. C. & R.S & dismiss for fa~[ureto prosecutoth~sappcal tit the Ittterest qf J. C. & C.C., Minor Children Amarillo. November I. 2001 - 07-00-0546-CV Jo/res v Jo/res Fastback'~ 10556 9~pag~ El Paso - November I, 2001 - 08-99-00373-CV Parental Rights. Coud Erred In Refusing To Admit Fastbackg10564, 8 pages Testimony Rebutting H's Alleged Ratification Of " Assisted Conception Divorce Trial Court Abused Its Discretion In Denylng This Incarcerated H's Motion For W appealed ~'o~ a d~vorce decree that estabhshed the C:ontlnuance >arent-chdd r~latieesh~p bet~veen H & 2 children bom Wfiledford~vorcemg/98 Hfiledaproseanswermll/98, dunng the marnag~ H & W were married in 7/99, & ceased in ~ hlch he requested that no hearing be conducted prior to hvmg together in 12/99 In 1/00, W gave birth to twm boys his scheduled release from a federal penitentiary In 4/99, m In 2/00, she filed a~petl~,on for divorce, in which she deniedorder that he be allox~ ed "an opportunity to appeas & be that H ~as the fa~er or the twins She attached copies of heard" The docket sheet reveals an entry captioned "arty DNA Parentage Test Reports that showed the probabdltv of request bench warrant" on 1/15/99 It ts unclear whether this H being the father of either child as zero percent H was a request by H, & thus a mistake since he was answered, cotmte~Immed, & asserted that he & W are the appearing pro se, or whether W's counsel sought the relief CHAMBER OF COMMERCEs, November 26, 2001 Council Member Raymond Redmon City of Denton 215 East HcKInney Denton, 'Texas 76201 Dear Council iVlember Redmon We commend the City Council for Its continued ded~cabon to the development of a Iong~term plan to effect]vely manage and direct local growth We especially appreciate the Involvement of our sub-committee from the Denton Chamber of Commerce, which was duly authonzed by the board of d~rectors to seek clarlficatlon and make recommendations on behalf of all clbzens of Denton The members of our sub-committee have been meeting weekly with-the C~ty Planning Department staff since August 2000, and we feel that the exchange of information and recommendabons has been mutually beneficial for the community. Thls has evolved Into a collaborative process, bringing diverse experbse and experience together Based on the Intent of the document, and good faith discussions, we endorse the Denton Development Code as proposed. Because of the complexity, and far-reaching scope of this document, it will impact.exlsbng and future land use In many different ways Although we were able to reach consensus on the maJonty of Issues identified, our endorsement of the Denton Develo~3ment Code does not necessarily represent the unammous agreement of every Individual chamber member on each and every Item The chamber board, however, has resolved to make the Development Code Review. Sub-Committee a full, standing committee during the Chamber Year beglnnl0'g April 1, 2002, wlth the Intent of continulng to work wlth City staff to help identify an.d solve unanticipated Issues as the policies of thls code are Implemented ~~~,,~LRespectfully' ~ ~-~(~ Ellen M. Painter Marry Rivers, Chair Chalr of the Board Development Code Review Sub-Committee 414PARKWAY · PO DRAWERP DENTON~TEXAS76202.171g · (940) 382-g693 DEVELOPMENT CODE COMMENT PLEASE PRINT A.T~L INFORMATION Date~ COMMENT Please remm ~ ~s to Development Code ~ N E~ Denton, ~ 76201 We request NCR 12 to conform with zoning ?reposed for a~ommg property. and to be more compatible with :he neighborhood 2201 and 2205 N Bonnie Brae Street c-~tcutly zoned a_m'iculture Oene and Norma Gamble, owners since [970 - tel 940 382 6390 C~.ty proposes change to NR 3 (3 units .ret acre. lot size 14,560 +-) We do not fred this size single family }xs in this neighborhood Our property, lines are kordercd North side: Zero lot line and small single family [Umts per acre exceed 5] Catholic church - seho.i K-8 with playing fields South side' Proposed NCR 12 (12 unit~ per acre) East side: 4 lane bird with turn lane .*or Catholic Church to be installed and city park with lake, phying fields ere West side. fences/back side of single ftmily, homes To place N-R 3 on our land is asking us to drop a S>ut:hndge area rote a small pocket of this neighborhood with a school, zero lot line, NCR 12 zoning : The.city has already allowed developers to dalm through threat of condemnation, an 8 ft strip of land from our prop~ ,ch~x~tn the north side to enable them to build a street. The developer could have r~uced a few lots by less than a foot to avoid needing our property to complete h~s stre~..s A north-south street ~s being stubbed rote o.r property by the Cathohc Church w~th C~ty expectations that we, a small property o~n~ w~ll again provide access to others property by providing a through street Tim street will reduce our property into two smaller tracts. A turn lane in fxont of our home is in proces.-' to meet church needs reducing our entrances to one in the future. This could have bee avmded Our property, has been pla~ed in NR3 by error. We do not beheve anyone woul~d have purposely singled out our property, for devaluation nor reqmred ofa~oinmg owners If this change is not made now, we will haxe to se~ changes through a lengthy costly process not required of nelghboring lando~aers ~-e ask for eqtuty We ask you to place 2201 & 2205 N. Bonnie Bra~ (18+- acres) m NCR12 zoning which is compatible with the area and proposed zmln£ 2201 and 2205 N Bonnie Brae South of Cathohe Church PropoSed map shows NR3 for 18 -+- acre tract which we believe rs an error as it is, the only parcel with 3 units per acre We are requesung NCR 12 which is proposed to the south on Rayzor Property which adjoins n on the south Currently zero lot line and the Catholic Church border on ~he north To single out this property for less than surrounding property do~n grades its use It is asking us to furnish the neighbors who have small lots wi~rh a neighborhood of large single-family lots In addition another street is being designated across our small parcel further encroaching upon its usefulness. We believe this has been created In error and ask to have the NCRI2 designation as our neighbor has IIIII DEC 0 PLANNING & DEVELOPMENT SITE DEVELOPMENT CODE COMMENT pLI~-&SE PR/NT ALL INFORMATION COM~ Please temm ~ fo~s to Development Code ~ N ~ D~tons ~ 76201 Ivlr Larry,l~mhh.,% ASLA Assistant D~ector C~ of De~n 221 N E~ Dento~ Te~ 7620I On ~ha~ of ~e p.~ ~er, we h~eby mque~ approval to peffo~ s~te-~admt opera~o~ to prep~e ~e mf~en~ ~ f~ ~e developn~nt ~e ~er h~ ob~ed ~ Co~s of En~ecrs approv~ ~ ~ ~e m-~ ~ w~ ~e req~ment ~t all work be complete by May 8, 2001 We have enclo~d for yc~ ~v~e~ a copy of ~e foLo~g doc~en~ Developmen: ~de It ~ o: ~der~d~g ~ ~e Development Code ~s scheduled for adop~on m May 2001 Upon re~e~ af~ ~' Fu~e ~ Map, dasd November 2000, ~e subje~ ~ac~ appem to be ~ R~-I, KCC-%~ md RCC-G zo,~rl d~c~ B~ed on our rewew of Sub-Chapter 35 ~ of · e propos~ Deve~;pm~t Code, we r~e~ ~at ~e subject ~c~ be considered for "Commercml M~ed Use Gene~ ~CM~)' zen~g We hope ~ ~o~ ~E ~si~ you h yo~ re~ew ofo~ requem We w~U be avadable to a~nd · e Feb~ 2~ Cc~2 ~ ~hop ~d ~ ~wde ~y ad&~o~l ~o~a~on you may need ~ you for yo~ coope~om Sm~mly, ~clos~es P NNING & DEVELOPMENT DEVELOPMENT CODE COMMENT City~ State ZIP Em~ COMME~ Please ~zmm aH fo~ to Development Code 221 N Ill..' .., l ! ,I ,11 il ! !~ ii,ii ~ Ill ~ I. ~ Il! $ ~ ~ ! ii! a I I " ,:,..,,. ,,,, ., ,, _ ,.., ~.,~_ .~ ...... ,... Ii Ildl{ IHI I{ ..... ' IHi Ill iJ iii ~{1 i~{ I~l gt H ii I ~ ~! ~ ...... ~ I{i IU ,, DEVELOPMENT CODE COMME.~- · PLEASI$ PP, LN'T ALL L~'FO:P~,.fATION CIRCLE Of'lIE SP~ ,.~.NtT $~l~Y Date..~ ~.- CO~E~ Ple~ ~ ~ ~o~s m' D~vdopmen~ Code ~1 N E~ D~=ton~ ~ 7~201 . DEVELOPMENT CODE COMMENT.~--~ , Sr CO~ Pleue femm ~ fo~ to Development Code ~1 N E~ Denton, ~ 7~1 DEVELOPMENT CODE COMMENT PLF-.ASE PRINT ~T? - INFOld, rATiON ~I~t~r.~ 0 ,I~ SPF_.AK N~~Comp~F DEVELOPMENT CODE COMMENT PLEASE PRli',lT M.,L llqFOi~fATION CIRCLE QI',,TE SPEAK ~NOTS~ COMbIE~ Please ~e~ aH fo~s to: Development Code ~1 N ~ Denton, ~ 76201 108 DEVELOPMENT CODE COMMENT cmc~ o~ SPV. A~ Pr-~'~SE PRINT ALL INFORMATION COMMENT Please zetum all forms to Development Code 221 N Elm Denton, TX 76201 109 DEVELOPMENT CODE COMlVIENT PLEASE PRINT ALL INFORMATION cr~c!.~01,~ SPEAK 11o DEVELOPMENT CODE COMMENT CO~ Ple~e te~ ~ fo~s to Development Code ~1 N E~ Denton, City of Denton Joint Public Hearing -- The Denton Plan Tuesday, December 4, 2001 I wash to began by congratulatang the Planning & Zomng Comnusslon and the Denton Caty Council an undertaking such a massave task You should be commended for your t~me and dedication an setUng a framex~ ork for ~mprovlng our commumty's quahty of life, prosperity & economic stabfl~t3 As we all'know, zomng as a sensitive and emotional ~ssue since ~t ~nvolves one of our most fundamental rights -- the right to own and enjoy the use of real property As such a property owner, I come hear tonight to discuss the rezonmg of the area generally known as the Hills of Arg3 le This subdivision ~s dlv~ded into £~ee phases and each phase has received final plat approval The area is currently zoned Agricultural and as developed wath homes on 1+ acre lots Phases I & II are complete with only a few lots left for new home construction Phase III recently receaved final plat approval and construction of the infrastructure ~s currently underway I would antac~pate new home construction ~n th~$ phase could be~n w~than the next 90 - 120 days The Denton Plan calls for Phases I & II to be zoned NR-2 The definltaon of NR-2 states that thas classaficaUon ~s design to preserve and protect exastxng neighborhoods and to ensure refill development as compatible with the ex:sUng land uses and desagn standards L~kewase, NR-4, which ~s indicated for Phases III, as antended to provade the same protections As you know, the primary d~fference ~s that NR-2 allows for 2 units per acre while NR-4 allows for 4 umts per acre To my knowledge, Denton has not proposed a zomng categor3 for the development of one acre lots such as NR-1 that would trul3 preserve our neighborhood as well as others an Denton that have been developed on one acre lots As stated, the Hills of Argyle has been and ~s being developed ~n three phases However, all phases are consistent xx ~th each other and all phases are pan of one neighborhood Therefore, ~t does not seem reasonable to split a nelghbor:'~ood m half through zotmng and I would encourage .xou to consader the Hills of Argyle as ~x,, one__ ne~lghborh~od. -- wath one zomng categor3. -- preferably NR 1 Mtchael Webb 1804 Warvack Crescent Ct Argyle, TX 76226 City of Denton Page 1 of 1 ~/////. '~~~ ~1 ~///~ .~. ~~ 1 ~///~ ~~ ~[: ~ ~///: ~~~ ~1 ', ~h~~ ////~ D~ !1,/1 ~~ ~ ~:,,~ ~///~ ~ // /~ ~~ ~~!.~ ~ ~*' ~///~ ,, // / x .... ~'%,~ ~ ~ ~ , ~///~ l/ I ~ ....... ~ ~1 /' Y / ~ ~ I1~ ~ ~eR 2 ~Y~ den~n~ ~m ~!C~ °f Dent°nk 215 E..t M~y C'~ of ~-- o~la~ un~l~u~re used to ga~er ~ ~hton, Texas 7620~ Denton ~ ~n EyeW ~ ~s ~e to entre ~e htlp'.//www dentonmaps com/scnpts/emmap dllTName~Denton&Cmd=Map&M~Type~Tme&Left:2377£ 12/4101 FAX TRANSMISSION To From SubJect Denton Zoning Draft - From Ed Wolskl This fax'*3s ser~t by GFI FAXmaker for Exchange Message Attentmn Doug Powell From Ed Wolsk; Dear Mr Powell I was working with Nancy McBeth She said she was gmng to get some changes ~mplemented However, I understand she quit so I got stuck w~th the same poor zoning Sorry for my long ema~l, but I am I am very concerned about the zoning changes proposed on the follo~ng properties 1~I.~ 270 acres - Loop 2&8 & Windsor Drive Extension 37 acres - Loop 288 & H~ghway 380 (Southwest Corner) 3 ) ,~ 84 acres - Loop 288 & Sherman Dr (Southwest Corner) 4 ) 5 7 acres - Loop 288 & Stuart Rd (Nc~rtheast Corner) 5 ) I 7 acres. Loop 288 & Stuart Rd (Southeast Corner) 6 ) 120 acres - 1-35E & M~lam Rd (Soutl'east Comer) 7 ) 120 Acres -- J~m Chnstal& Masch Branch Roads (Southeast Corner) Also I am concerned that planned developments ara w~ped out after 6 months Th~s ~s not reahsflc It is tremendously expensive to do a planned development To develop a property may take 10 or more years I feel that If a property owner spends thousands of dollars to plan and engineer a proJect, the zoning plan should be valid for much longer than proposed What ~a going to be the effect on lenders? Is a bank going to loan money on a project whose approval w~ll explra quackly, and may not be ranewed by a d~fferent council? I also feel that the provision that any zoning changes be applied for at least 90 days prior to only 4 P & Z meetings a year is burdensome to property e,,me~s This w~ll mean any zoning change w~ll take at least s~x months, and probably much longer Most pr¢~oert'y owners are unable to wa~t that long I am I am very concerned about the zoning c~anges proposed on the following properties I ) LOOP 288 & WINDSOR DRIVE EXTENSION - (approximately 270 Acres) Th~s is the property south of Kings Row on beth sides of the loop It ~s north of the railway track where Safety Clean is I was initially very concerned about me proposed zoning on this property, which would allow a density of only 2 units per acre In examining the proposed zoning map, I not,ced that my tract of land has the lowest density of any tract on Loop 288 In fact, I have the same zomng as land out "m the m~ddle of nowhere" m the oountry The nearest subdrv~on (Doerwood) has 4 umts per acre The m~nimum lot s~ze ~s Th~s fax was sent from Wol+~fecl Please contact us at (940) 4847000 for questions From From Dr Ed wols~ To Douglas S Powell Page 3/5 Date 12/4/01 10 50 41 AM /// almost two and half times bigger than the nearest subdivision When I asked the planning staff why the zoning was so bad on th~s tract of land, I was told it was the result of a "computer ghtch" because th~s land is currently zoned Agricultural However, in looking at other tracts in the c~y that were Agrmultural, they have been given new z{)nlng that appeals to be appropriate for their locations Deep~te numerous meetings with the planning staff, the "glitch" was neve~ fixed and it Is still zoned at 2 un~ts per acre What ~s the purpose of having half acre lots next to the busy Loop 288 and next to Safety Clean? I am also concerned about the IXOpOSed designation of 53 acres of th~s tract as "Environmentally Sensitive" When I asked staff If other property owners viewed this as a confiscation of their land, I was told that the ~dea was to compensate the landowners by allowing higher density zoning on the remainder of their property I don't see where a densRy of 2 un~ts per acre Is a fair compensation for the loss of 53 acres of wooded land This tract of land IS at the Iocabon c~ the proposed Windsor Drive overpass and diamond interchange There Is $500,000 committed to designing this interchange It should be appropriate to have commercial typo uses at this major interchange, both to p~ov~de convenience to the residents in th~s area and to increase the non- residential tax base This northeast quadrant contains the greatest concentration of commercially underserved residents in the entire City of Dento~ Uses such as banks, grocery stores, restaurants, and professional offices are appropriate and much needed ~n this part of town Having these uses conveniently located ~n their neighborhood would both Increase the residents' convenience and reduce traffic on roads such as Loop 288 and Unlvers~y Drive Additionally, this land area is bsocted by Loop 288 (a primary truck route) It ~s bordered on the South by the railroad tracks and existing busmessee such as Safety-Klean I feel that ~ncreased denstt~ee are necessary to buffer the undeeirabll~y of having s~ngle-family homes immediately adjacent to Loop 288 and Industrial parks I would like to downzone part of the I:~roposed EC-1 zoning to the north of the railway track to NRMU and NRMU-12 This down zoning would allow the conservation of large areas of trees on the property The no,se generated by trucks on Loop 288 amd by the railroad makes residential development of oversized lots unfeasible In fact, d~scuealons vath homeowners In the area have indicated a desire for multi-story buildings along the Loop to buffer them from the noise they are currently expenencmg from the traffic on Loop 288 I am appoalmg to you to change the "computer glitch" zoning on this property to zoning that ~s comparable to similar land on Lopp 288 I wo 'uld hke zoning that allows needed neighborhood serv~cee in areas that are very undesirable for residential homes on large lots The c~ty and school d~stnct w~ll be able to get more property tax dollars and sales tax dollars from thbs type of development than from the Iow-density "urban sprawl" zoning proposed I have applied for rezomng of th~s property I made application in August, but at the request of staff it was delayed for their ftlrther review I ha.~e spent a lot of time and effort doing the studies they required I was very surprised when it was suddenly placed on the agenda three months later with no nobca to me I was not notified that th~s WaS going before council even though the status was discussed ~nth planning staff the day before the council meeting I would like for my application for relief from the interim residential ordinances to be reconsidered and approved so that I may proceed ~ my zoning and development request I feel that I have done everything requested of me by staff. Inclucrmg the expenditure of large sums of money ( i e traffic study, tree ~,urveys, engineering, land planmng, etc ) and I would at least hke to be able to present it to you for your consideration 2 ) SW CORNER OF LOOP 2E.8 & 380 - (37 Acres) This Is the land behind Zimmerer's Kubota It Is on the west side of the Iccp, north of Audra Lane and south of Highway 380 This ~s the bus~est comer in the eastern portion of the mty I purchased this property because c~f the existing zoning This zoning allowed a grocery store, fast food restaurants, gas stations, and 314 residential units, including a 200-umt apartment complex Now. the new development code Is tr3qng to remoYe the existing zoning, which will decrease the value of th~s property Th~s fax was sent: from Wol+Med Please contact us at (940) 484-7000 for quesbons From From Dr Ed wolsPa To Douglas $ Powell Page 4/5 Date 12/4/01 10 50 41 AM The current proposed zoning dcesn't allow the building of a grocery store of the s~ze needed to be commercially viable, nor In the Iocaben It needs to be The new September Development Code only allows a grocery store that is 40,000 square feet for NCMU zoning (where the original draft allowed 55,000 square feet) However a modem grocery store needs to be 60.000 to 65.000 feet A grocery store needs to be at the back of this property due to the power lines running across the front of the property, and because V~rgima Street needs to be extended through the m~ddle of this property The current proposed zomng m the back of th~s property does not allow a groce~ store In addition, no fast food restaurants, gas stations, or apartments are allowed This property has the worst proposed zoning of the 4 comers of this tntersecbon despite ~t being the only tract that can be easily developed The other 3 comers can't be bu~it on very easily because they are in the floodplain of Cooper Creek Developing the other corners will revolve filling the floodplain which would cause flooding upstream. I am asking for zoning that vail restore uses that were allowed on the pnor zoning I would be vailing to donate the land for the extension of Virginia Street Thla type of zomng would allow a development that would generate more sales tax dollars and property tax dollars for the crty 3 ) SW CORNER OF LOOP 288 & SHERMAN DRIVE - (84 Acres) This is the "going home" comer of this major intersection This is across Loop 288 from the proposed Natatorium and Water Park There are only 3 acres of CM-G here What Is really needed here is a grocery store This is the best location for a grocery store because it is the "going home corner'' of a major ~ntersect~on on Loop 288 Allowing grocery Mores on the Loop would reverse the flood of traffic going to Umversrty Dnve and to the Mall This is because people would be able to shop for groceries and eat at restaurants ~n their own neighborhood I am asking that the CM-G zoning be increased to 15 acres, which is an area that is large enough to allow building of a grocery store The other 2 comers at th~s Intersection are zoned CM-G also, but one corner Is 10 acres, and the other comer is 25 5 acres 4 ) NE & SE CORNERS OF LOOP 288 & STUART ROAD - (5 7 Acres) This is another case of "computer glitch" zoning Stuart Road has supposedly been scheduled for closing. greatly decreasing the value of this property for office and retail uses Also, the northeast property has been given 4 unrts to the ac~e zoning despite being adjacent to Loop 288, which is a major (and noisy) truck route This property Is sun'ounded by land that is proposed to be an athletic complex and water park The property on the southeast comer has been given NCMU I am asking that both of these properties be zoned NRMU, which would allow ree~denttal uses 5 ) SE CORNER OF 1-35E 8, MI[AM ROAD - (120 Acres) This is the mtereectlon of 1-35E and the proposed Tollway Extension The proposed zoning is NCR-2 Again, 2 units an acre zomng at a major Interstate Highway interchange, adjacent to an existing truck stop, does not make any sense at all. I am requesting a change from "middle of nowhere" zoning to RCC-D zoning 6 ) SE CORNER OF JIM CHRISTAL & MASCH BRANCH ROADS - (120 Acres) This property adJacent to the Denton Municipal Airport was previously zoned Industrial and Is proposed for IC-G zoning This zoning ~s acceptable to me, however I am concerned about the Enwronmentally Sensitive Areas located on th~s tract Since more than half of this property (about 60 acres) is designated ESA, I feel th~s property Is being "confiscated" by the C~ty wRhout just compensation Because of the This fax was sent from Wol+Med Please contaGt us at (940) 484-7000 for quesbons From From Dr Ed wolskt To Douglas $ Powell Page 5/5 Date 12/4/01 10 50 42 AM Industrial nature of this property, I v~ll be unable to increase densrty 0,~ the remainder, thus resulting In "de facto confiscation". ~ am appeahng to you to provide me some relief from this situation Perhaps you could provide for some form of rights transferability for this ESA to other properties that I own In closing, I thank you for your consideration of the concerns I have expressed I would appreciate any assistance you can provide in addressing these problems to reach a fair resolution Yours truly, Ed Wolsld MD This fax was sent from Wol+Med Please contact us at (940) 484-7000 for questions DEVELOPMENT CODE COMMENT p~ ,,~ ,,,,. ~O~T~O~ C~CL~ ~ ",s~ '"~ CO~ Plebe ze~ aU fo~s to Development Code ~ N E~ Denton, ~ 76201 ~c / PzoJcct &d~c~ ~c~on) P~ole~ CO~E~ Please ream sU fo~s to' Development ~de ~ N ~ Dcnro~ ~ 76201 DEVELOPMENT CODE PLEASE PP, INT ALL INFOI~fATiON S"e / P,oject Ad.e,, ~ca~on)~ COMME~ Please te~m aH DEVELOPMENT CODE CO,~,I~,I.~NT S~te / Pzolect Ad'ess ~c~uon) P~ N~ ME~ Please te~ ~ fo~ to D~opment Code ~1 N ~ ~mto~ ~ 76~I DEVELOPMEiNT CODE COM~IENT Ad.ess DEVELOPMENT CODE C.,OMMENT S~te / P~olect Ad&~s ~caUon) P~olect N~e COMME~ Please ~emm ~ fo~s ~o Development Code ~IN E~ Denon, ~ 76201 DEVELOP/~fEN~I* CODE CO~fM~NT S~te / P~le~ Ad~s ~on) Pwlec~ COM~ Please te~ ~ fo~s to Development ~ ~ X. ~ D~lo~ ~76201 ' ~ / , / , / D EVELOPM~-~T CODE PLI~.ASE PRINT ALL INFORMATION C.~ ~: O~.~- ~'-~--~-, NOT SPI= ~.~' . Stte/ Pw~ect Ad.ess ~Uon) CO~fE~ Please te~ aH fo~s to Development ~e ~ N. E~Denmn, DEVELOPMEI~'I~ CODE COM1VIENT COM~fENT Please return nil loans to Developme~ C~ ~ N Elm Denton, TX 7(~201 Adclxes~: Tel. F~.x m-~ -~' (J~' ' COMME~ P~e ze~ ~ io~s to Development Code ~1 N E~ Denwn~ ~ 76201 DEVELOPMENT CODE COMMENT pl'.~.,~Sl~ P~ ~ ~FO~ON ~ ~- O~ SP~ ~OT Site / P~oject Ad~s ~ca~on) P~olect N~e COMME~ Please temm ~ fo~s to Development Co~ ~ ~'. E~ Denton~ ~ 76201 DEV~LOP~ CODE COMMENT P,.~s~ P~zu~ mFO~ON ~'"¢,-~ O~-- SP~x ~S~ T- · COMME~ ~e ~e~ ~ fora to Development Code ~IN E~ Dcnto~ 76201 City of Denton ~ Request to Speak on an Agenda Item 13 5 Please pnntI A I wmh to speak on ~s gem I will speak m ~. Support ~ ~posmon B I do not w~sh to spe~ on ~s ~tem, but would hke ~e following co~ents c~rculated to · e C~ty Council Tune ltm~t for public heanng speakers 15 five mmutes and three minutes for'all other agenda Items City of Denton 1.9 6 ~ Request to Speak on an Agenda Item Please print NAME AGENDA ITEM ~ 2.[3VXl ~ A I rash to speak on ~m ~tem I will speak m 8uppo~ OpposR~on B I do not w~sh to speak on ~s Rem, but would l~e ~e following co~ents c~rculate~ ~o · e C~ Counod ~ Support ~ Opposmon T~e l~]t for pubhc h~anng speakers is ~v~ minutes and t~ee minutes for ~ o~er age~a items 137 City of Denton Request to Speak on an Agenda Item Please print CITY ~ ~ Z~ CODE ~UZ~q AGENDA ~EM %--~--Z 0 ~ ~ A I ~h to s~ on ~s ~tem I will speak ~n ~ Suppo~ ~ Opposmon B I ~do not w~sh to speak on ~xs item, but would l~e ~e follos~g co~n~ c~culated to · e C~ CO~cll Suppo~ ~ Opposmon T~e l~t for pubhe he~mg speakers m five minutes and ~ minutes for ~1 c~er agenda lte~ ..... - :- 138 DEVRLOPM]ZNT CODE COIV~IEZNT ~ PI.R~P~FO~ON C~.~OM~ SP~ NOTSPE~ ~ · COM$~ Please temm aU fo~s to Development Code ~1 N E~ Denwn~ ~ 76~ I City of Denton 13 9 Request to Speak on an Agenda Item Please print NAMe. vd d Lo~, r~.~ DA~ ~Z- 4 - o t ADDRESS. ~ t O ~ '~a~C% L~4%t~. PHONE ~/! - O Z ~ / CITY I~.+(~x ZIPCODE -~.~ 7 AGSNDA ITEM ~ t~ A I Wish to speak on this ltem I w~lI s~: m: Support OFpo~on ~ I do not wish to speak on th~s ~tem, bu£ wou],~ kk~ Lhe following comments clrculated to the City Councl! Support /~ Oppositmz T~e l~t for public hearing speakers ~s fi~e ~n~ ~d ~-ee m~n~es for all o~er agenda items 140. ! DEVELOPNIEiNT CODE COS~IENT S~te / Project ~ ~u~) P~oject N~c. COMME~ Plebe te~ ~ fo~s t~ D~elopment C~e ~ N ~ Denton, ~ 76201 141 DEVELOPMENT CODE COMMENT N.~ ~, ~ ~_--~U_-_~..f_ co=mr S~te / P~o~ ~ ~U~) P~ect CO~E~ Pleu~ )e~ ~ fo~ to: De~elopmeut Co4e ~1N E~ De~to~, ~ 142. DEVELOPMENT CODE COMMENT PLEASE PRIN'T ALL INFORMATION CIRCLE ONE SPEAK '~ Date , S~te / Project Add~ess (Locnt~on) Project Name COMMENT Please ret-urn aH forms to Development Code 221 N Elm Denton, TX 76201 DEVELOPMENT CODE COMMENT 143 PLEASE PR]/qT~L INFORMATION CIRCL~ O~T~E SPEAK Date Site / Project Add~ess (Locmtion) Project Name COMMENT Please return all foims to Development Code 221 N Elm Denton~ TX 76201 DEVELOPMENT CODE COMMENT ~J CO~[EN~ Ple~e~mm~fo~to Development Code ~l N E~Denton,~76201 DEVELOPMENT CODE COMMENT NA.'~[E. ~,~1'1~,~ /'~1 ~t..t"~ COMMENTS on DENTON DEVELOPMENT CODE Actaeon. ~ 430 ~¢[,~Zt.,Jt I am concerned about the lack of opportunity for public Input on / '~ development proposals, site plans, and zoning decisions There Ci~ ~"~:,-eX always needs to be an opportumty for public review and comment in order to safeguard true public Interests Review power should not be abdicated to unelected staff and commmlons S~te / P~ct A~&~e,~ (Lo~uon) CO~D, IEN~ l:Ie~e~etumallfon~t Industrial Performance Standards in the Code should truly protect the public's health State codes In many cases are not adequate Denton can and should do better, with more stringent pollutmn limits We are already being subjected to unhealthful mr, we do not need to be making It worse We should be working to attract clean Industries Tax incentives should be reserved to encourage pollutmn reduction Industrms that Increase pollution should be penalized This is not "antt- business," it Is "pro-community" Responsible businesses are attracted to a clean community Written Comments Submitted prior and after the Public Hearing Number 146 - 170 146 II-/~-~ / 147 DEVELOPIVlENT CODE COMMENT Ad&ess Tel Fax City' State. ZIP Email COMMENT Please FROH GEORGE lq KRNESHIRO HOHCLULU ~ NO ~+834 ~l~-T lbu 27 2~i ~0 07~1 P1 GEORGE M. KANESHIR0 - 14~Al&Puumal~b-~ree~ ·Honolulu, Hawa~l~881~541 · Phone (808) 834~466 - Fax (808) 634~477 November 27; 2001 Mr. Doug Powell, AIC.~ Via FAX to 9-iO-349-7707 Director - Pl*~tn~ a~d Development C/W of Denton To~al of ~ pa~es l~h. 940-349-8350 RK Your letter dated 11/19/01 re: Denton Development Code Rezo-m~ of l~lanne/t Development Ihstric~s 3901 MO~'se St., Denton, Texas, Golden Triangle Industnat park PH 5, BlOck 1, Loc 2D AJoha! Enclosed he~ewtth are the foUowlng, I A copy of your letter dated 11/19/01 referenced herein above Z I/xlubtt "A" - Page D-27 from an appraisal report. 3 ]~xhibit "~" - Zoning map from an appratsat report. Based on Exhibit A & B, her~i, enclosed, it is our understa=a!-_- that om' property located at 3901 Morse Street ts cun-ently zoned "lA' (I58ht Industrial D~trict) Your letter of 11/19/01 tndtcaoed ~hat 3901 Morse Street is currendv zoned 1~41 and will be rezoned I would app~-ecmte receiving a clarification on the above matT. er, afte~ your office verifies whether the current zoning is 'PD-41" or 'LI~ If current zoning is What would be the new zo~t-g dest~ation7 Should you have any questions, please contact me at (Pax 808-834-4477) or (voice SOS-S34-~466). George M. ~az~e~hiro ez2dosure$ GEORGE PI KRI,E~J,-IIR0 HONOLULU PHONE I,iO ~3+~34 ..~TT Hou. 2'7 _-~90~. 10 07F~I P'2 ~,21 N. ELM STREET DENTQV. T'~_XA$ , (940~ 349.8350 · FAX f~. 349.7707 -- I:rf. ANNING & DEVELOPMENT DEPARTMENT ~ovember 19, 2001 ICA.NESHIRO, OEORGEMTR TH -~', ~:...~c/< [459 ALA PUUMALU ST HONOLULU H1 96818-] l~e: Denton Development Code Rezoofn~ of Planned Developmen! Districts The City of Denton is m die process of adoptLn8 a n~v cle~ elopment code ~t~ich will replace the current zoning and sulxhvislon regulations AE property whhm the City of Denton will be rezone~l as part of Llus process This lerner is to nouly you tha! your property currently zoned as PD 41 vail be rezoned az Fart of tha process Yom pioperty w~ll be de-~gnated as EC-I Enclosed with this letter is a page with a qtuck l:fere~ce grade to the new zomn~o districts Detailed descriptions and maps of the new zoning clz~sdlcal~ons may be found on the City of Denton website Ww~'.ciw'ofdellton cora, code and WWw, dentomnans corn or In the offices of the City of Den~on Planmng and De~elopm~t Department located ua City Hall West, 2,21 N Elm, Denton, Texas We would be h~pp-, to discuss the~e cha~ges regarding yom zomng w~th you You are m~ated in attend ajomt pubhc heanng of the C~I~' of Denton City Council and The City of Denlon Pialmm~ and Zoning C~ol~m~ssloll r~'~ar~.Ing die Denton Development Code The meeting will be held on Tuceday, December 4. 2001 at 6 00pm In the City Council Chambers located ~t 215 E MclC~m~e.~ m Den:.~m If you have questions rel/a~rdlng this notice, please eot. tact ~he City of Denton plznnrng and Development Department at (940) 3~9-8350 Doug Pow¢ll, AICP D~rector- Pimmmg and Development Fl~OI1 . I~t~I]~GI~ FI kI4ti~SHIRO HOII[I_U!_U PI-.DIqE I,ID : BO~-H~4 4-477 ltc_~.~ ~ Z::'I~O1 lid Ot~AH P~ ZONINO AND RESTRICTIONS Thc subj~:t prolite' ,$ currently zoned "LI' (Light r~du-maal l:hstrlct) by ordinance of thc City of D~ntou The main us~s p~rmltted under tM °Lr' (Light Industrial) zomng are as follows Art gallzry or museum, ceme~ry, church, e. ommumw ccaztor, college or university, hospital, nursing home, park, plal~,lx~d, l~ubhc or prtval~ school, public bulld~ng$, elzelldcal substauo~, fire station, off.-gl~t parking, telephmle business orris, golf course, th~arg4', boarding stable, bus ~la~l~ or terminal, railroad l'reight mrmmal or s~aon, ca~ wash, auto p~ntang and zep~r, ~ mt{on, reuul stores contall~Jng 4,000 s{luat~ fe~t or 1~3s, be~r aBd wine; sales. ~ sea~4ce shop, laundry, offlcz$, pawn shop, restaurant, anmlal pound, farm e~ ra.~h, gr~nhousz, bakery, braiding material sales, hght malmfao, unng ~ industral u~:s, szorag~ wareltou~e, r~s~arch laboratory, and h,'-~vy machinery s~lzs a~d storage In adthuon to the previously m~doned pormlt~d u~e$, the 'Lr' :xming includes the roi'lowing yard (setbatePO r~qmromenu Minimum Front Yard 25 F~ Minimum Rear Yard 10 feet ff adja~nt to smgle-farmly Minimum Sxde Yawls 10 f~et if adjacent to szngle-fal'nzly Mimmum lot Depth Hor~ Floor/Ar~a Ratio 12-1 Reqmred Parking- 1 s~aa~a: for each 300 gF for office ~ I s'pacz for ~h 1,000 -~1: of war~ou~ ar~a. The subject improvements contain approxlrflateiy 11.~ coecrate markeg parking ~ alon$ the north soudx, and east stde~ of the Improvement: Ax:corgm~ to the previously mentioned zoning requirement, the subject requires 5~ off-strcet parku~ st~aces Therefore thc s~bject'$ 112 off- s~eet parkm~ spaces meets the mmtrnum requ~t$ ~ the 'L,[' (L~ghl Industrial) zomn$ ordman¢~ In addmon, the subJeCt improvements al~aear to mect tho remamm$ requirements under ~ zomng rea~ctiofl ~ sddttion to the prcvlously m~tton~l zonin~ restri;taor~, th~ Subject sit~ is also enc~ml~red by add:~onal deed resmctlon$ which hmit the uses of ~e subject :am These dcc, d rosmcuons hm~t Ihe co,lstruc~on to ~ry exterior oc lis eqmvalent, and prohtb:t uses winch arc dange, rous, un-,,fe, or env:ronmeatally b~'"'doua I~ adttmou, the resmct:on$ state thai adequate off. sweet parking shall be provided by la~dovmefa to _m~mrm.ze street parking A complete copy of the re~la',.cuon$ ~d oovenant$ m located m ~e ,e~ldc~a Section of th~s report. 148 From Stephen Cook To' RGga~l@aol corn Subject C~ty of Denton Webs~te Concerns Thank you for your ~ntereat m the proposed Development Code As you have read the Denton Plan, you know that document was adopted m December 1999 The new Development Code which replaces our outdated zoning and subd~ws~on regulations will have a pubhc heanng on December 4th w~th the C~ty Council and Planmng and Zomng Commission I am sorry about the dentonmaps corn s~te glwng you a "server busy" response That particular webstte ~s hosted through a joint venture through the North Central Texas Council of Governments It was designed to be as a Supplement to our ~nformat,on resources I'm not the webmaster of that s~te, but I suspect that ~t has had more traffic than normal which caused the server to send out that message Draft zomng maps ara located ~n both pubhc hbrar~es, C~ty Hall at 215 East McK~nney, C~ty Hall East at 601 E H~ckory and within our offices at 221 N Elm in C~ty Hall West We w~ll attempt to rectify the server problems, but I encourage you to come and look at one of our maps ff you have further problems Thank you again for your Inquiry Stephen A Cook, AICP Planner II C~ty of Denton Planmng and Development Department 221 N Elm Denton TX 76201 sacook~c!tvofdenton corn (940) 349-8356 <Attached message follows> I found the maps ragardmg re-zomng ~n Denton worse than useless I've READ the Denton Plan What I'd hke to see are the proposed REZONINGS If ~t's on your wobsite someplace, then you need help ~n the design of the s~te and the usage diract~ons And then just as I THOUGHT I had something, I got a w~ndow telhng me the server was busy Surpnse{ A lack of response from the city Yours truly, R~chard Galliard, 1208 Oak Valley, Denton, 76209 (940) 382-6107 CC Shelley Shay Stgp,hen Co~l~ ~ ~ezon~i~ilO~P~!~t!,on Page 1 From <RGga~l@aol corn> To <webmaster(~c~tyofdenton com> Date Saturday, November 24, 2001 4 35PM Subject Rezonelng nobficabon Hawng fa~led yesterday to find any ~nformation on the ~nd~cated webs~te, I tned again today Not only do the web commands not function, but the only response I get Is "server busy" Of COURSE, the server ~s busy D~dn't you people plan on this before you ma~led out the notices? Being unable to achieve anything productive through the city webs~te, I went to the pubhc hbrary to find the informabon I wanted Surprise aga~nl The I~brary ~s closed for the holidays Does it strike anyone as strange that you would close the I~brery on the very days when the pubhc would have the most bme available to use ~t? Richard Galliard ~EC-0~-2~1 1~ ~7 TRUSTED $ERUICE 97_' 8]1 11~ P CC WEATHE O CO. CO~CI~ ~ ~ D~.~ 3, 2001 * qq Larry Rlkart Ctty of Danton 221 N Elm Denton, Texas 76201 KE Nelshborhood Center Mixed-Use As I understand, ~hc above zomng classfficatton vail have a hmlt as to the size of a grocery store to 40,000 sq fl If there rs a way to increase that 1o 55,000 - 60 000 sq fl. there vail be many more chotcos of grocery stores avadabl¢ Very few grocery stores build a 40,000 sq fl store I would urge the Cotmcfl to constd~r this Please call me xfyou have any questions Sincerely, PLANNING & DEVELOPMEhT 4005 UnlveP~lty Etlvd - D-alias - Texas 75205 * Telephone 214 521 701 i o Fax 214 528 5016 · Mobile 2la 728 128 TOTal_ ~ 0C 2114 Hm'~ l,,alre Trail D~mon~ Texas 761101 940.380,9132 12703/01 08 $~ ~940 898 $804 DENTON 5HEI~IFF ~o01 Office o!th~t7 Sheriff Captain R. L."Eob" Powell Admtntstration / Specialty Units A R Date: December 3, 2001 To: Douglas S. Powell, AICP 940/349-7707 From: Captain R. L. "Bob" Powell, Administration/Specialty Umts Attached 2 page request from Mr, Robert Pruett This request was sent to lue at the $.0, It appears to be more in your bailiwick. You should receive 3 page(s) lncludtn~ this cover sheet, If you do not receive all pages, please call me at 940-898-5622 127 North Woodrew Lane~ Sat~ Yt0 * D~on, TexsJ '1620S-6]97 '~ (940) 898-S622 '* ~72) .g3a..~IO (Men-n) .r (~40) 8P8-S6O4 (FAX) E-MaI~ l~,well~c~.dsnbm.~x us 151 pla~nm$ & Developtuen~ Depnrtu~lat lamvetyconcernedaboutfl~proposeclrezo,~.goftnypropen'Y I own99acres at llac Southeast qtutdrant ofLoop ;~$$ & lvlcI~mney Strc*t WhcnI putcha.q~ th~ property tt was zoned ~ multz-~ develOl~e__ ~t In fact, it ~s ctu-rently under contract to a mu!u-family developer As ii npl, e~rs that thc proposed zoning of CM-G does not allow mult~Cmm .ly ~e~. I am worded tl~ I wffi lose this sale along v,~th tho,_,~ds of dollars in lilcuzred cxpc~sos (surveys, env~o,w~enta! stuches, etc ) along with potential babfl~,y to the party which bas it trader contract, who has also recurred la~g¢ cxper~ses 1 cio not object in prllac~le to gae new zo~l~_e, only that it excludes the use for wh~cla I pLIrcha.qcd the ptoperty and for which l have paid propezty taxes on for lOyeats Ifnly exl.~,,~g multl-fsm~qy u~ is preserved, however, I would have no obJect,on *o the CM-G (972) 691-1116 ~~]DEC 0 It ZOO1III1~,1~): >LANNING & DEVELOPMENTi 152 DEVELOPMENT CODE COMMENT PI.~ASEPRIN'TALLINFOR/~3.TION Date // ~O 0 ~ COM~ PI~ ~,~ ~ ~ ~o D~wlopm~t Code ~1 N ~ D~nton~ ~ ~6~ 153 DEVELOPMENT CODE COMMENT Date I/ PLEASE PI~T ALL INFORMATION ~,.~,h.{~ ~ ~ ~e L. ~ c~ S~te / Prelect Add~es~ ~caUon) P~olect N~e COMME~ Please te~ a~ fo~s to Development Code 221 N E~ Denton~ ~ 76201 / 154 DEVELOPMENT CODE COMMENT 5~ C~ ~ S~t~ ~ ZIP '~ ~O ~ R~,] 7077~,~ S,re/PmlectAd~ss~cauon) ~O ~-~ ~~ ~ Prolect~e ~/~ COM~T Pleese ~e~ a~ fo~s ~o Development Code ~t ~ ~ Denton, ~ 76201 155 DEVELOPMENT CODE COMMENT PI,EASE PRINT AIL INFORMATION Date NAME ~'~~ ~ Company' Ptolect N~e COMMENT Please ~e~ ~ fo~ to D~elopm~nt Co~e ~1 N E~ Denton, ~ 76201 ~. 156 DEVELOPMENT CODE COMMENT PLEASE PRINT ALL INFORMATION Date Site / Prelect Address (Loca~on) Ptolect Name COMMENT Please return all forms to Development Code 221 N Elm Denton, TX 76201 157 DEVELOPMENT CODE COMMENT pi .RASE PRINT ,PJ.,L II'q'FORMATION Date Addzess Tel Fax C~ty State ZIP Email Site / Project Addz'ess (Locatzon) Prolect Name COMMENT Please return all forms to Development Code 221 N Elm Denton, TX 76201 158 DEVELOPMENT CODE COMMENT Site / P,olect Adaess ~caUon) 159 DEVELOPMENT CODE COMMENT PLF-,ASE PRINT ,~LL INFORMATION Dat~ COMME~ ~ly~e ~emm ~ fo~s to.~ewlopment Code ~1 N E~ Denton, ~ ~6201 DEVELOPMENT CODE COM/~ENT PLEASH PRINT A l .?, ]I'qFOP.~._ATION Date COMMENT Please ~e~ ~ fo~s to D~wlopm~m Code 221 ~ DEVELOPMENT CODE COMMENT PI'-~.&SE PRINT ~ INFORMATION Dam: COMME~ Please temm ~ fo~s to Development ~e ~1 N E~ Dento~ ~ 76~1 D~LOPMENT CODE PI .F, ASS PRINT ~ I~IFORM~TION Date COMMENT Please remm ~ fo~s to D~elopment Code ~1 N ~ ~t~ 76~ . t'oresrer I 4445 Alpha Rd State 116 · Dal~ Tens 75244 ' 972/661 1614 F~ 972/661 1647 E Mall hvfor~aol com November 27, 2001 Ms Marcy Ratcllff Development Review Manager Planning & Development Department City Hall West 221 N Elm Denton, TX 76201 Dear Marcy Thanks very much to you and Stephen for taknzg your uxae to share with us about th~s status of the new zoning plan m general and as st re:lates so the 37 acre tract located at the SE ~ntersectlon of Teasley Lane and Future I-hckory Cr~k and Future 2249 We look forward to further d~scuss~on$ in hope~ th~ our 37 acres can be developed to its highest and best use in a manner that will bring ma_x~muna tax benefits to the city and will be an acceptable and positive asset for the city Sincerely, Herschel Forester Cc Stephen A Cook 162 DEVELOPMEb~ CODE COMMENT pl .I~.&SE PRINT A~ INFORMATION Date City' State ZIP COMMENT Please ~emm all forms to Developm~t Code 2.!1 N. Elm Denton~ 'IX 76201 163 DEVELOPMENT CODE COMMENT PLEASE PRINT A~L INFORMATION Date Addxess Tel Fax C~ty State. ZIP COMMENT Please ~etum all foflns to Develol~ment Code 221 N Elm Denton, TX 76201 164 DEVELOPMENT CODE COMMENT pl .RA~qE PRINT ~ ]iqFOIla~ATIOI~, Date N.-~v~ Compan~F Ad~ T~ F~ Q~ State Z~ ~ COMME~ ~e ~mm ~ fores m D~elopm~t Code 221 N E~ Denton~ ~ 76201. 165 DEVELOPMENT CODE COMMENT Company COlkiMEN~r Please temm all forms to Development Code 221 N Elm Denton, TX 76201 t . -~ --'.~ ~) 167 DEVELOPMENT CODE COMMENT pI.I~&SE PRINT ALL INFORMATION Date [ I "Z ~ - O I COMME~ Please ~m ~ fo~s ~o D~elopm~n~ Code ~1 N E~ Denton, ~ 76201 168 DEVELOPMENT CODE COMMENT P~E PRINT 3,I.L INFORMATIOIq Date Cl~ ~ S~te ~ Z~ ~ ~ ~ ~ E~ Site / P~olect Ad.ss ~cs~on) ~ ~[~O ~ ~ ~ ~ Prol~ N~ ~ COMME~ Ple~e ~e~ ~ fo~s to Development Code ~1 N E~ Denton~ ~ 76201 169 Honorable Mayor and Council Wmdjan}mer, Ltd requests to amend the pr,oposed zoning map ass. o_c~at,ed w~ the, new Denton Development Code for its property lcnow~ as The Lakes of Sundown I(ancn (Unicorn The prot~erty ~s approxu-oately 134 acres and ts currently zoned as a plam-~ed development chsmct (pD-20) with multiple, single-usc zone districts L, ghtlndustnal 1603 }10¥ ~ 9 2001 Light Industrial - (~eneral P, etafl 13 14 Multi-Family Residential 30 49 3LANNtNG & DEVELOPMENT park 33 59 Single-Family P, estdont~al 29 17 The property Is exempt Eom the reqaurements of the proposed Dec, ton Development Code and is allowed to maintain its Planned Development designation and develop under the regulations of the existing zoning ordinance The pr0peliY carncs the following designations on the Land Use Plan contmned within The Denton Plan Regional Mixed Use Centers. Approximately 86 acres located generally north of the centerlme o£th¢ creek flowing ,n to and out of Umcom Lake · Existing Neighborhoods I lnflil Compatibility. Approximately 48 acres located generally south of the centerhne of the creek flowing m to and out of Umcom · : The area zoned as park within PD.20 hes wltban both llu~d use designations A "~ow~ ~ent~r" style of development that is consistent with the policies and pnnciples of The D~nton Plan, with a focus on developing Umcom Lake as an amemty at the heart of the pr0j~t, has been planned for tho properly However, the current PD and the proposed zoning map do not allow the land of m~xed-use project that ~s proposed Owner Windjammer, Ltd · Bob Shelton Enterprises Managing Partner 3505 Teasley Lane · Denton, Texas 76205 · Phone (940) 243-3090 Therefore, we request a change m the proposed zomng map ~o allow the development of a high-density, luCia-intensity, m~x~d-use project that Is consistent with the comprehensive pla~, ~ follows s A zomng desl~aaon o~R~ionai Commerclsl Center - Dowulown ~CC-D) for approx~ely 86 ~s ts ~ucst~ for all of~e ~ea no~ of~c centerhne of~ creek ~at flows through Umcom * Three zomu~ dcsl~at~ons ~om ~e "Extsttn8 Nm~borhood / Inflll Compa~btht~' ~oup of zone ~smcts, as sho~ on ~e a~ached map Approx~ately 12 acres of Neighborhood Residengal 2 ~*~) alon~ the southern ~d western bo~d~ of~c prop~ sou~ of~e center hne of ~e creek ~ Approximately lS ~res of Neiihborhood Residential 4 ~R-4) adjacent to ~e ~-2 ~n~g desl~ation o Approxt~tcly 18 ~res ofNei2hborhood Residengal Mixed Use ~-12) adJ~ent to ~e pmpos~ zomn8 dest~attons allow resxdcn~al densl~ to be ~ncen~at~ a~ ~e lake, crcatm~ the t~c of de~t~ on the sou~ sxde ~e center of ~c development, rather th~ act as a bo~d~ M ~d~llon, the clustcrln~ of development w~ll allow en~uro~cnlally s~s~tzve ~ea ~ons the bo~d~ of~c prolect to be p~sc~cd, ~d ~e ~-12 zone ~smct will ~low hm~t~ co~erct~ l~d us~s w~ihm ~ts bounds, m~m8 thc south s~de of~c l~e ~ly p~ of~c whole development The No~ Centr~ Tcx~ Co~cil of Oov~en~ has recently aw~dcd the Ct~ of Denton $883,000 for ~spo~attcn ~provemcnts (~e lc~ley ~ue - State School co~tor road ~d r~p reverses at I-3~E), coherent u~n ~e approval of zomn~ ~at allows a mtxed-~e to~ center s~le of developmeni ~ denstttes ~d s~eet patte~ conslsteot wt~ ~e s~tamable development p~c~ples of the fundm~ pro~ ~ you for yo~ conslderaUon Please fecl ~oe to call mc for ~y addlllonal mfo~tion A~ac~ents I ~el~tn~ S~te PI~ 2 Map of ex~stm~ PD.20 ~ne dxsmcts Map of ~ne Map d~smc~s p~posed by City 4 Map of Zone Map dxslnc~ r~uested by Wtndj~mer, Ltd ~er ~m NCTCOG dat~ November ~, 2001 RETAIL ~HOPPIHG ,-- NRMU-12 Neighborhood Residential / Mixed Use MA STER SITE PLAN TOWN C E N T E R BOB GHEI.TON BNTIIRPRISES WIND ~HER. ITT) CARI~R & BURG~:B~ ~ '1 ! PARK CURRENT PD ZONING LAKES OF SUNDOWN RANCH (UNICORN LA~) 0 4OO CURRENT ZONE MAP LAKES OF SUNDOWN RANCH (UNICORN LAKE) REQUESTED ZONE MAP LAKES OF SUNDOWN RANCH (UNICORN LAY, E) North Central Texas Council Of Governments November 5, 2001 Mr, Dawd M Hill Mr Bob Shelton C~ty of Dento~ Bob Shelton Enterprises 215 E McKmney Street 3505 Teasley Lane Denton, TX 76021 Denton, TX 76205 Dear Mr H~II and Mr Shelton The Sundown Ranch project that your partnership submitted for consideration under the Land-Use/Transportation Joint Venture Program has been selected for funding by the Regional Transportatlqn Council Your project w~ll serve as a showcase of how the public and pnvate sectors can work together to accomphsh land-use projects that improve quahty of I~fe, reduce trafhc congesbon, and help achieve a~r quality goals Thank you for your hard work and v~s~on Please find enclosed · a list of all selected Land-Use/Transportation Joint Venture Projects (Attachment 1), · a map of the projects (Attachment 2), and, · a project detail sheet descnl:{ng the hm~ts and requirements for your project (Attachment 3) As the detail ~sheet notes, these are federal transportation funds from the Surface Transportation Progmm--Metmpohtan Mobil~,j (STP-MM) and/or the Congestion M~t~gahon and A~r Quality Improvement Program (CMAQ) Federal transportation funds carry a vanety of requirements and are prowded to the local government through the Texas Department of Transportation (TxDOT) on a reimbursement bas~s Each of the Joint Venture Projects will be placed ~n the Transportation Improvemen~ Program (TIP) as one or more ~nd~wdual project hstlngs ~n a hscal year appropnate for the timing of the project Each project must be included in a federally approved TIP consistent w~th a~r quahty conformity hnd~ngs before any ~mplementatton work can proceed The role of the North Central Texas Council of Governments (NCTCOG) includes placing selected projects into the appropriate TIP years and assigning STP-MM or CMAQ funds NCTCOG staff w~ll also review and comment on s~te plans and facility elements that ~mpact transportation issues To a~d in processing selected projects, NCTCOG staff should be prowded w~th land-use mformat~on (e g, tenant agreements, zoning ord-mar~ces, maps, definitions of uses, tables of permitted uses) as ~t becomes available Any changes to site plans should also be prowded to NCTCOG staff The role of project sponsors (public and private) w~ll be to cover inehg~ble costs, cost over-runs, TxDOT fees, and the added cost of the project's aesthetic features Also, sponsors should be aware that no cost inflation adjustments will be made for the projects selected ~n th~s program The donation of nght- of-way must be coordinated by pro~ect sponsors with TxDOT as well The pubhc sponsor w~ll lead the project with TxDOT and will sign an agreement w~th TxDOT ~n order to receive the funds 616 8Ix Flags Drive, Centerpoint Two F O Box 5888, Asllngton, Texas 76005 5888 ~817}~0 3300 FAX 817-640 7806 ~ recycled paper httpJNn.~w dfwinfo com Mr David M Hill November 5, 2001 Mr Bob Shelton Page Two This project will serve as a showcase for innovative ways to reduce vehicle miles traveled through land- use Aa such, pubhc and private project sponsors will be expected to assist NCTCOG staff in coordinating tours of the project and photographing project sites for pubhc~ty Sponsors will also be expected to participate ~n travel data collechon (such as personal transportahon surveys of area residents and employees) and in the collection of transit, bike, and pedestnan traffic counts Please note that elements of your imt~at~ve require your action pnor to ,mplementat~on The project sponsors are obhgated to continue developing the land-use imt~ahve described to NCTCOG in the original letter of interest and subsequent project meetings Your land-use init~atwe is summanzed in the project detail sheet Project sponsors are also required to complete any necessary steps listed a~s requirements for the project to move forward in the detailed sheet When the prn/ate sector developer has met land-use commitments et the project site, NCTCOG must be provided with a govem~ng council or board resolution from the local government sponsor to that effect The resolution should also establish the private sector/local government commitment to the local match and authonze the local government to enter into a contract w~th the Texas Department of Transportation In summary, please be aware of the following issues · Your project cannot move forward until your local pubhc sponsors' official resolution has been received by NCTCOG · Your project must adhere to those items described in the attached project detail listing or NCTCOG will be obhgated to remove funds from the project · Your project is subject to all apphcable federal rules Thus, please note that any work completed on the project (spec~hcally on those project elements selected for funding in th~s program) prior to receipt of federal approval w~ll not be eligible for federal reimbursement and, in fact, could endanger the project If you have any questions or concerns regarding the program or the information on the enclosed sheets, please contact M~ke S~ms, Pnnc~pal Transportation Planner, at (817) 695-9226 We look forward to working w~th you to ~mplement these projects S~ncerely, ._ ~ Michael Morris, P E D~rector of Transportation MS tmb Attachments cc Jay Nelson, TxDOT, Dallas, D~strict David Salmon, City of Denton Terry Sams, TxDOT, Dallas District Charles Tucker, TxDOT, Dallas D~stnct Mike Sims, NCTCOG 2001-02 UPWP Element 4 02 Project F~le Attachment 1 Regional Transportation Council's Sustainable Development ~nma[Ive Land Use / Transpertat~on Joint Venture Projects 1 3enbrook Town Center Streets $970~000 2 Elurleson Villages of WakefieldStreets $850~000 3 1he Colony Austin Ranch Streets $826~574 4 Dallas Prestonwood Pedestrian plaza~ sidewalks $1~400~000 5 Dallas Victory Development Streets, sidewalks, trail connection $6,804,000 6 DART Cedars Station Crosswalks, streetscape and sidewalks $4,532,170 7 ~ Denton Sundown Ranch ~treets $883,092 Sidewalks, streetscape, $268,560 8 Fort Worth Handley crosswalks 9 Fort Worth Magnolia Village Streetscape, sidewalks, crosswalks, pedestrian plaza $1,233,688 Streets, pedestrian 10 Fort Worth West Seventh ~onnection to CBD $3,476,986 11 Fort Worth Westrldge Village Sidewalks, streetscape, crosswalks $380,349 12 Frisco Frisco Square ~treets $2,328~420 Sidewalks, signalized 13 Hurst Pipeline Road crosswalk, pedestrian $122,800 linkages 14 , Irving Northwest Corridor Light rad $6,900~000 15 ~ewlsvflle Llncoln/Lewlsvllle ~treets $2,649~277 16 Lewlsvllle Old Town Plaza ~ldewalks, pedestrian plaza $1,440,000 17 McKInney Craig Ranch Streets $2,312~637 - North 18 Richland NRH Home Town Signalization $120,000 19 Piano Piano Transit Village Veloweb, sidewalks, street reconstruction $2,089,616 Planninl~ and Program Studies $1~225~000 ~ Federal Total ~40r8131169 For more information, see http'//www dfwlnfo com/trans/landuse/jo~nt_venture html or call Mike Sims, PrincIpal Transportation Planner, NCTCOG, (817) 695-9226 Attachment 2 Attachment 3 170 Dec 4, 2001 Denton City Planmng & Zoning Commission 221 N Elm Denton, TX 76201 South sMe el FM 218 I We~t of Skylhb I'm roquostmg a zoning change from ~-2 to IC-E m the proposed Donton Dovelopm~nt Cod~ lor three small contiguous tracts amounting to a combined 15 acres Ioualed on I,M 2181 m Iht~ ('fly'~ I~ I I (ex, cpi h, llbolll I lltlt~ el IIoIIl;Ige) I hlq prope~y ~s next door to a new Pubhc Storage fatality, also m the ETJ and 150' t~om Skylab Inc, an 11-acre, s~hght and curare wall facto~ The opposite border ofth~s 15 acres m Old Alton Rd, a heavily trafficked ~ounty ~oad ~ectlng H~ghland Village, Copper Canyon, and p~ of Argyle to 2181 This prope~y has been hsted w~th Don Fr~ter Commereml Realty for about 2 ye~s for hgM mdustrml use Th~s ~ea has not been suttable for res:demml use for qmte somettme, because a facto~ the stze of S~fab generates a considerable amoum of no,se 24 hours a day TMs company moved to 2181 ~d ent~ed volum~fly ~mo the Demon C~ty hm~ta w~th hght industrial zoning about 10 ye~s ago Since then other businesses have followed suit None of the tra~s m th~s neighborhood are large enough for restdentml development~most are less than 15 acres There are two sewage h~ statmns herz one on my boMer ~d the other across the road wMch makes this even less desirable for a res~demml neighborhood Old Mton Cemete~ and Old Mton Baptist Church boMer tMs general area on the No~h ~ Cook m the Rese~eh and Developmem at C~ty Hall West was help~l m explaining that since this land ~s l~gely still m the ETJ, that the final zomng decision would not be made umfl tt was plated ~d ms,de the c~ty hm~ts However, back when the Propos~ Developmem Code was about to pm busmesses m thts neighborhood tree non- comphance, tMs proposed usage of~-2 gave several prospective buyers cold feet Since any developmem on the 15 acres will have to have the zomng approved when ~t comes tmo the city hm~ts, I wouM apprectatea proposed zomng that doesn't automatically scare developers away I had a number oflnqutnes about tMs prope~y before and after tt was hsted, and none of them were interested an ~t for res~dentml use My basic ar~ment ~s that the land use m this v~c~mty, even though most of~t Is not yet ~n the City, has a defimte tilt towed commercial industrial use, enough that ~t would not attra~ desirable housing development The s~zes of the existing tracts are better stated for warehouse and mdusmal uso than ~-2 The eemete~ and church alr~dy prowde ~ extstmg buffer between what ~s already ~n existence here ~d the residential ~eas ~nher noah I th~ ~t's tmpon~t to take ~nto consideration the ex~stmg development ~d ch~aeter ofth~s area when you designate ~ts ~ture zomng Thank you for your consideration Please refer m aRaehed map Jo~ Bennett 2000 S Connth St, Denton, TX 76210 940 368 8863 ~z 0 zz