[1. CALL TO ORDER] [00:00:10] P.M. SO WE WILL CALL TONIGHT'S MEETING OF THE PLANNING AND ZONING COMMISSION TO ORDER. THANK YOU EVERYONE FOR ATTENDING. GLAD TO HAVE YOU HERE. WE WILL BEGIN TONIGHT'S [2.A. Briefing - Town Council actions on Planning & Zoning Commission items ] MEETING WITH ANNOUNCEMENTS, PROCLAMATIONS, AND PRESENTATIONS. BRIEFING. DO WE HAVE A BRIEFINGS? YES. AND I APOLOGIZE UP FRONT IF I START COUGHING, GETTING OVER A LITTLE ILLNESS. BUT FIRST, JUST WANTING TO BRIEF YOU ON SOME RECENT TOWN COUNCIL ACTIONS ON THINGS THAT WENT BEFORE YOU FIRST AND YOU MADE A RECOMMENDATION ON THESE TWO, YOU'RE WELL AWARE AND OF, I BELIEVE THE FIRST WAS THE ZONING CHANGE FROM RURAL RESIDENTIAL TO TO AGRICULTURE. AS YOU KNOW, TOWN COUNCIL ADOPTED THIS ZONING DISTRICT BACK IN 2022, AND IT WAS KIND OF SET AS A NEW DEFAULT FOR ANY NEW NEWLY ANNEXED PROPERTY. BUT NO PROPERTIES IN THE TOWN HAVE BEEN REZONED TO THAT. SO WE STARTED THAT PROCESS BACK IN NOVEMBER WHEN THAT WENT BEFORE YOU AS THE PNC, YOU HELD A PUBLIC HEARING AND YOU CONTINUED THAT PUBLIC HEARING UNTIL THE DECEMBER 9TH MEETING TO PROVIDE SOME ADDITIONAL NOTICE AND TIME FOR CONSIDERATION, BECAUSE THERE'S SOME ISSUES WITH THOSE NOTICES GOING OUT. AND AT THE DECEMBER 9TH MEETING, YOU HELD A SECOND PUBLIC HEARING, AND THEN YOU RECOMMENDED APPROVAL OF THE ZONING CHANGE BY A VOTE OF 3 TO 1. THEN THAT WENT TO COUNCIL ON THEIR DECEMBER 11TH MEETING, WHERE THEY HELD A PUBLIC HEARING, AND THEY CLOSED THAT HEARING. BUT AFTER CLOSING THE HEARING, THEY DECIDED TO TABLE THE ZONING CHANGE TO ALLOW FOR A UDC AMENDMENT TO CONSIDER REDUCING THE SETBACKS FOR THE ZONING DISTRICT. AND WE HAD TIME TO TO DO THAT. AND ON THE FEBRUARY 12TH MEETING, THE COUNCIL APPROVED THAT ZONING CHANGE BY A VOTE OF 6 TO 1, FOLLOWING APPROVAL OF A UDC AMENDMENT AT THAT SAME MEETING WHICH REDUCE AG ZONING SETBACKS. SO THIS NEXT UPDATE IS ON THAT UDC AMENDMENT AND THAT. COUNCIL DIRECTED STAFF TO LOOK AT SOME CHANGES TO THE ZONING STANDARDS AND SPECIFICALLY SETBACKS. SO ON JANUARY 8TH, WE DID A BRIEFING WITH COUNCIL, KIND OF COMPARED THEM TO THE RURAL RESIDENTIAL SETBACKS, AND THE COUNCIL PROVIDED DIRECTION TO JUST MATCH UP THE SETBACKS FOR THE AG DISTRICT TO THE RURAL RESIDENTIAL. THEY FURTHER DIRECTED REDUCING SPECIFIC USE PERMIT FEES, WHICH APPLY TO AGRICULTURAL USES, KIND OF ADDRESSING TWO OF THE BIGGEST CONCERNS HEARD AT PUBLIC HEARINGS THEN THAT WENT BEFORE YOU AT YOUR MEETING, YOUR LAST MEETING AND OR YOUR MEETING ON JANUARY 27TH AND WAS UNANIMOUSLY RECOMMENDED APPROVAL. AND THEN THAT WENT TO COUNCIL ON FEBRUARY 12TH, AND THEY ADOPTED THE UDC AMENDMENT BY A VOTE OF 5 TO 2. SO ESSENTIALLY, ALL THOSE PROPERTIES THAT WERE ZONED FOR RESIDENTIAL THAT WERE LARGER THAN 20 ACRES UNDEVELOPED WERE REZONED TO AG, BUT THEY KEPT THE SAME SETBACKS. IT CHANGES THE MINIMUM LOT SIZE AND IT THE AG DISTRICT KIND OF KEPT A PRIORITIZED AG USES RESIDENTIAL, A SECONDARY RURAL RESIDENTIAL. THE PRIORITY IS MORE RESIDENTIAL USE WITH AGRICULTURAL USE SECONDARY BUT BUT REALLY BETWEEN THOSE PRETTY LITTLE CHANGE. ANY QUESTIONS ON THOSE. ANY ANY QUESTIONS ON THAT. NO OKAY. ALL RIGHT. MOVE [2.B. Briefing - Approved Plats Report ] ON TO YOUR BRIEFING ON THE PLANS. ALL RIGHT. WE JUST HAVE ONE PLAT TO REPORT ON BEING APPROVED SINCE THE LAST MEETING. THIS IS THE PLAT FOR THE NORTHWEST ISDS MIDDLE SCHOOL. NUMBER EIGHT. THEY ACTUALLY HAVE A NAME FOR IT NOW. IT'S BARKSDALE MIDDLE SCHOOL. IT'S UNDER CONSTRUCTION AND REALLY NEARLY COMPLETE. IT'S ON THE SOUTH SIDE OF MULKEY LANE IN PECAN SQUARE. THIS PLAT COVERS NEARLY 150 ACRES. SO IT'S THE SITE OF THE MIDDLE SCHOOL, BUT IT'S ALSO GOING TO BE THE SITE OF A FUTURE HIGH SCHOOL THAT'S PLANNED ON THE EAST SIDE OF THE SITE. THE MIDDLE SCHOOL IS BEING BUILT ON THE WEST SIDE. HERE'S A LOOK AT THE THE WEST SIDE OF THE PLAT. SO NORTH IS ON YOUR LEFT AS YOU LOOK AT THIS ON THE PRESENTATION. [00:05:05] THAT'S MULKEY ON THE LEFT SIDE. YOU SEE THOSE EASEMENTS OR THE THE FIRE LANE ACCESS EASEMENTS AND UTILITY EASEMENTS AROUND THE MIDDLE SCHOOL SITE. AND THIS IS THE EAST SIDE OF THE THAT LOT WHERE THE FUTURE HIGH SCHOOL WILL GO. MOST OF THIS IS CURRENTLY ENCUMBERED BY A DRAINAGE EASEMENT THAT THEY'LL NEED TO BE FURTHER STUDIED DONE. AND THAT'LL BE ULTIMATELY WILL BE REDUCED ONCE THAT FURTHER STUDY IS DONE. BUT YOU KIND OF NEED TO HAVE THE PLAN FOR WHAT'S GOING TO GO THERE BEFORE THAT CAN BE DONE, AND THEN THAT'LL NEED TO BE REPLATTED BEFORE THE HIGH SCHOOL IS CONSTRUCTED ON THAT SIDE. ANY QUESTIONS? YES. YES. YEAH. IF YOU GO TO THE SECOND PAGE OF THE PLAT, IT'S BASICALLY ON THE ON THAT SIDE WHERE YOU DON'T SEE AS MANY LINES. WHAT'S THE TIMING FOR THE HIGH SCHOOL CONSTRUCTION TO BEGIN? THEY THEY DO NOT HAVE SPECIFIC TIMING YET. SO. YES. AND WE'RE I THINK WE'RE HOPEFUL THAT IT'LL BE THE NEXT HIGH SCHOOL THAT NORTHWEST ISD BUILDS. BUT IT'S IT'S NOT IN THE IMMEDIATE PLANS. IT'S NOT IT WASN'T APPROVED IN THE LATEST BOND. YEAH. OKAY. THE REASON THE REASON FOR MY QUESTION IS I WOULD LIKE TO KNOW IF THE TIMING OF OF THE CONSTRUCTION WILL BE BEFORE OR AFTER THE ROAD IMPROVEMENTS ARE COMPLETED. IT'S BEEN QUITE A MESS THERE. AND I'M SURE YOU'VE HEARD ABOUT THE COMPLAINTS FROM THE RESIDENTS, ETC. HOPEFULLY THERE'LL BE SOME IMPROVEMENTS, AT LEAST FROM FROM WHAT IT IS BY THE TIME THE HIGH SCHOOL IS THERE. GENTLY REMIND FOLKS ON THE COMMISSION TO USE YOUR MICROPHONES BECAUSE WE'RE BEING RECORDED. FORGOT TO MENTION THAT EARLIER. OKAY. ANY OTHER QUESTIONS FOR HIM? NO. OKAY. THEN WE'LL MOVE ON TO THE PUBLIC INPUT SECTION OF OUR MEETING AT 537. IS THERE ANYONE HERE PRESENT WHO WANTS TO ADDRESS THE COMMISSION ON A TOPIC THAT'S NOT UNDER ONE OF THE ACTION ITEMS? THERE BEING NO RESPONSE, WE WILL CLOSE THIS PORTION OF THE MEETING AND MOVE IT AGAIN. 537 AND MOVE ON TO THE ACTION ITEMS. FIRST ORDER OF BUSINESS IS TO CONSIDER [4.A. Consider approval of minutes for January 27, 2026 ] APPROVAL OF THE MINUTES FOR THE JANUARY 27TH MEETING. HAS EVERYONE, EVERYONE ON THE COMMISSION HAD A CHANCE TO REVIEW THOSE? YES, A QUESTION ON PROCESS. HAVING BEEN ABSENT, AM I ALLOWED TO VOTE ON BECAME OKAY, SHE CAN'T MAKE THE MOTION, BUT YOU CAN VOTE. GOTCHA. THANK YOU. OKAY, ANYONE HAVE ANY QUESTIONS OR AMENDMENTS TO THE TO THOSE MINUTES? THEN MAY I HEAR A MOTION TO APPROVE? I'LL MAKE A MOTION TO APPROVE. DO I HEAR A SECOND? I SECOND THAT, ALL IN FAVOR OF APPROVING THE MINUTES AS SUBMITTED? PLEASE VOTE. YEAH, I HAD THE SAME [4.A. VOTE] PROBLEM. THERE YOU GO. OKAY. MOTION CARRIES UNANIMOUSLY. OKAY, RIGHT. MOVING ON TO [4.B. Consider a recommendation on a request for a comprehensive plan amendment to change the future land use designation from Industrial Innovation to Suburban Neighborhood for an approximately 281-acre tract of land generally located east of FM 156 and south of Downe Road with 82 acres of the tract within the Town limits and the remaining 199 acres in the Town’s exclusive extraterritorial jurisdiction (ETJ) to be annexed on March 12, 2026. Case # 26-CPA00001 ] ACTION ITEM B, CONSIDER A RECOMMENDATION ON A REQUEST FOR A COMPREHENSIVE PLAN AMENDMENT TO CHANGE THE FUTURE LAND USE DESIGNATION FROM INDUSTRIAL INNOVATION TO SUBURBAN NEIGHBORHOOD FOR AN APPROXIMATELY 281 ACRE TRACT OF LAND GENERALLY LOCATED EAST OF FM 156 AND SOUTH OF DOWNTOWN ROAD, WITH 87 ACRES OF THE TRACT WITHIN THE TOWN LIMITS AND THE REMAINING 199 ACRES IN THE TOWN'S EXCLUSIVE EXTRATERRITORIAL JURISDICTION TO BE ANNEXED ON MARCH 12TH, 2026. CASE NUMBER 26 CPA ONE. OKAY. ALL RIGHT. THANK YOU. CHAIR. THIS ITEM AND THE NEXT ITEM ARE ARE RELATED. IT'S KIND OF A TWO STEP PROCESS. FIRST, [00:10:03] AMEND THE COMPREHENSIVE PLAN. THEN CONSIDER A ZONING CHANGE THAT WOULD THEN BE IN COMPLIANCE WITH THE COMPREHENSIVE PLAN. SO I THINK MOST OF THE THE PRESENTATION WILL BE HERE IN THIS FIRST PART TO KIND OF GIVE YOU AN OVERVIEW, I'LL GIVE YOU AN INTRO AND THEN I'LL TURN IT OVER TO THE DEVELOPER HERE. THIS SITE IS JUST OVER 281 ACRES. IT'S SPLIT BETWEEN TOWN LIMITS AND THE ETJ, MOST OF IT, 199 ACRES IS IN THE ETJ. IT'S LOCATED EAST OF 156 AND SOUTH OF DOWN ROAD. THAT PROPERTY, IN MANY WAYS FEELS LIKE YOU'RE MORE IN JUSTIN THAN IN IN NORTH LAKE. BUT BELIEVE IT OR NOT, THE THIS THIS HOMESTEAD WAS ONE OF THE ORIGINAL PROPERTIES IN THE TOWN LIMITS THAT INCORPORATED BACK IN 1960. SO THE THE DOWN FAMILY OR ONE OF THE FOUNDERS OF THE TOWN OF NORTH LAKE AND THE CURRENT OWNERS ARE THREE THREE OF THEIR HEIRS AND THE APPLICANT DEVELOPER FOR STAR REAL ESTATE GROUP HAS IT'S UNDER CONTRACT AND THEY HAVE SUBMITTED THIS APPLICATION FOR COMPREHENSIVE PLAN AMENDMENT AND ZONING CHANGE. AND ALSO HAVE A DEVELOPMENT AGREEMENT UNDER CONSIDERATION AND PLANNING ANNEXATION AS WELL ALONG WITH THESE. SO JUST WANT TO GIVE YOU A LITTLE PERSPECTIVE. THIS IS THE SITE. IT'S ON THE IT'S ON THE WEST SIDE OF DENTON CREEK. IT'S SOUTH OF THE MEADOWLANDS DEVELOPMENT OFF OF FM 407. AND EAST OF 156 AND THE THE RAILROAD TRACK. YOU'LL NOTICE THERE'S QUITE A BIT OF FLOODPLAIN ACROSS THE PROPERTY. AND I'LL EXPLAIN WHAT SOME OF THESE LINES MEAN. I'LL KIND OF GIVE YOU A BETTER PERSPECTIVE ON THINGS. I SHOULD HAVE USED A DIFFERENT SORRY, NATHAN. YOU JUST HAVE TO MAKE SURE THEY CAN SEE IT. YEAH. LOOK, YOUR LITTLE NOT HERE YET, WHICH ONE? JUST. SO JUST PRESS IT ONCE AND I'LL LET IT DO ITS THING. IT CAN TAKE A FEW SECONDS AND THEN IT'LL SHOW UP FOR YOU. AND SAME THING. HERE WE GO. ALL RIGHT, SO THIS RED OUTLINE IS A BOUNDARY OF THE PROPERTY. THIS RED LINE IS A PLANNED THOROUGHFARE ON OUR MASTER THOROUGHFARE PLAN. THE. BUT THIS RUNS ALL WITHIN FLOODPLAIN RIGHT ALONG FLOODWAY. SO WITH THIS DEVELOPMENT, THEY'RE NOT PLANNING TO BUILD THIS AT THIS TIME, BUT THEY WILL PROVIDE THE THE RIGHT OF WAY NECESSARY THAT CAN BE BUILT AS NEEDED IN THE FUTURE. THIS DOTTED LINE IS A COLLECTOR THAT'S SHOWN ON OUR THOROUGHFARE PLAN, AND IT'S ULTIMATELY PLANNED TO EXTEND DOWN TO. THIS IS THE PLANNED EXTENSION OF 1171, WHICH WILL EXTEND WEST INTO JUSTIN AND HIT 156. THE DEVELOPER IS PROPOSING TO BUILD THIS COLLECTOR STREET WITHIN. THIS PROPERTY INCLUDES A PRETTY SIGNIFICANT CROSSING OF TRAIL CREEK AND AND THAT'LL KIND OF CONNECT THE TWO RESIDENTIAL AREAS THAT ARE SEPARATED BY FLOODPLAIN, WHICH WILL BE PRESERVED AS OPEN SPACE. AND THEY WILL BE CONSTRUCTING A BRIDGE ACROSS THAT CREEK. YES, A BRIDGE OR. YEAH. AND WHEN WE LAST UPDATED, OUR COMPREHENSIVE PLAN WAS JUST A COUPLE YEARS AGO NOW. HARD TO BELIEVE IT'S BEEN THAT LONG NOW THOUGH. TIME FLIES. BUT AT THAT TIME IT HADN'T. I THINK WE WERE JUST STARTING TO LEARN OF THE POSSIBILITY OF TRINITY RIVER AUTHORITY, OUR SEWER REGIONAL SEWER PROVIDER, OF BUILDING A TRUNK LINE ALONG THE DENTON CREEK CORRIDOR THAT WOULD GO ALL THE WAY THROUGH NORTH LAKE AND TIE INTO JUSTIN. SO THIS LOCATION RIGHT HERE WITH THE THE RED DOT NOW IS, IS JUSTIN'S WASTEWATER TREATMENT PLANT. I THINK THEY'RE READY TO GET OUT OF THEIR WASTEWATER TREATMENT BUSINESS. THEY NEED TO MAKE SOME SIGNIFICANT UPGRADES TO KEEP IT GOING. AS YOU'VE SEEN, [00:15:03] THEY'RE GROWING PRETTY SIGNIFICANTLY. AND IT'S IT'S EASIER FOR THEM AS IT IS WITH US TO CONTRACT WITH THE PROVIDER THAT HANDLES THAT. THEY HAVE A TREATMENT PLANT IN ROANOKE IF YOU'RE NOT AWARE. SO THIS LINE WOULD WOULD EXTEND ALL THE WAY DOWN TO THAT. TAKE ALL THE SEWER FROM JUSTIN AND FROM NORTH LAKE ALL THE WAY DOWN TO THAT PLANT. SO UNTIL THIS WAS PLANNED AND CAME ALONG, THIS WAS STILL PROBABLY ABOUT THREE YEARS OUT BEFORE. IT'S IN THE GROUND AND SERVICEABLE. THIS WAS SO FAR AWAY FROM KIND OF INFRASTRUCTURE THAT THIS WAS A LITTLE BIT OFF THE RADAR. WE DIDN'T I DON'T THINK WE LOOKED REAL CLOSELY ABOUT WHAT THIS COULD, COULD REALLY DEVELOP AS. ALSO IT WAS PRETTY FAR AWAY FROM ANY WATER. BUT AS YOU'RE AWARE, THE INDUSTRIAL AREA NORTH OF THE SPEEDWAY AND THE CATHERINE BRANCH AREA HAS REALLY TAKEN OFF IN THERE, AND WATER INFRASTRUCTURE HAS GROWN WITH THAT AND GOTTEN MUCH CLOSER TO THIS PROPERTY, EVEN EVEN SO, THE DEVELOPER STILL GOING TO HAVE TO EXTEND SOME WATER LINES ABOUT TWO MILES WORTH OF WATER LINE OFF SITE TO SERVE THIS, BUT THEY'LL BE BUILDING LINES THAT ARE ON OUR MASTER PLAN AND CAN CAN HELP ENABLE MORE BUSINESS DEVELOPMENT OFF OF THOSE. AND. THIS AREA JUST NORTH OF DOWN ROAD HERE IS KIND OF A INDUSTRIAL LIGHT INDUSTRIAL AREA. AND IN JUSTIN AND JUSTIN. AND THEN HERE'S THE MEADOWLANDS DEVELOPMENT HAS PRETTY SIMILAR DENSITIES TO WHAT IS BEING PROPOSED HERE AS KIND OF OLD TOWN. JUSTIN. AND THESE DEVELOPMENTS, RESIDENTIAL DEVELOPMENTS AND JUSTIN ACROSS 156 HAVE AS WELL. AND THEN A LITTLE BIT FURTHER SOUTH THERE'S A CEMETERY. THE JUSTIN CEMETERY IS IS BACK HERE IN ADJACENT TO THIS PROPERTY, AND THERE'S A MOBILE HOME PARK OVER HERE AS WELL. SO I THINK ONE THING THE DEVELOPER MAY DISCUSS A LITTLE BIT MORE IS ACCESS TO THIS PROPERTY. CURRENTLY, THE ONLY WAY TO ACCESS IT IS FROM DOWN ROAD, WHICH TURNS INTO FIRST STREET AT 156. IT'S A LIGHTED INTERSECTION, SO IT'LL BE, AT LEAST INITIALLY, WILL BE THE PRIMARY ACCESS POINT THEY'VE PROPOSED SECONDARY, AT LEAST EMERGENCY ACCESS TO THE JUSTIN CEMETERY ROAD TO PROVIDE THAT SECONDARY ACCESS. AND THEN ULTIMATELY, THIS COLLECTOR ROAD CAN EXTEND DOWN WHEN 1171 IS EXTENDED THROUGH. SO I JUST WANTED TO GO THROUGH ALL OF THAT, JUST TO GIVE YOU A LITTLE PERSPECTIVE BEFORE MOVING ON. SO THE CURRENT ZONING FOR THE SITE, SO THE MOST OF IT THAT'S IN THE ETJ, THERE'S NO ZONING IN THE ETJ, BUT THE APPLICANT HAS PROPOSED ANNEXING THE PROPERTY. IT WOULD PROPOSE FOR MARCH 12TH. IF A DEVELOPMENT AGREEMENT IS ENTERED IN BY THEN. AND THEN UPON ANNEXATION, THE THE COMPREHENSIVE PLAN AMENDMENT AND ZONING AMENDMENT CAN BE CONSIDERED BY COUNCIL. SO TYPICALLY UPON ANNEXATION IT WOULD THE DEFAULT ZONING WOULD BE AG, BUT THE APPLICANT HAS SUBMITTED ZONING CHANGE REQUEST FOR A MIXED USE PLAN DEVELOPMENT THAT WOULD BE CONSIDERED IMMEDIATELY AFTER THAT ANNEXATION, THAT SAME SAME MEETING, THE PORTIONS OF THE PROPERTY IN THE TOWN LIMITS ARE ZONED AGRICULTURE, AND THEY WERE PREVIOUSLY ZONED RURAL RESIDENTIAL UNTIL FEBRUARY 12TH, WHEN THEY GOT REZONED TO AG AS PART OF THAT KIND OF BASE ZONING UPDATE. LIKE I MENTIONED, THE PROPOSED ZONING IS A IS A PLANNED DEVELOPMENT. IT INCLUDES A MIX OF USES WITH A BASE OF OUR RURAL ESTATE ZONING, WHICH IS OUR HIGHEST DENSITY KIND OF BASE, RESIDENTIAL ZONING AND NEIGHBORHOOD COMMERCIAL ZONING. IT PROVIDES FOR A MIXTURE OF USES WITH SINGLE FAMILY RESIDENTIAL AND WITH A RANGE OF LOT SIZES, TO A MAXIMUM DENSITY OF THREE UNITS PER GROSS ACRE, WHICH IS WHAT PECAN SQUARE HARVEST, THE RIDGE CANYON FALLS ARE ALL DEVELOPED THAT SAME SAME DENSITY HAS A LIMITED AMOUNT OF NEIGHBORHOOD COMMERCIAL PLANS FOR AND THEN [00:20:01] ALSO PRESERVATION OF LARGE OPEN SPACES, PRIMARILY WITHIN THE FLOODPLAIN. THE CURRENT FUTURE LAND USE DESIGNATION FROM OUR COMPREHENSIVE PLAN CALLS FOR THIS PROPERTY TO BE IN THE INDUSTRIAL INNOVATION PLACE TYPE, SO PRIMARILY INDUSTRIAL USES AND RELATED USES. SO AND THE PROPOSED ZONING IS PRIMARILY RESIDENTIAL. SO THEY'RE PROPOSING TO GO TO THE SUBURBAN NEIGHBORHOOD PLACE TYPE, WHICH PROVIDES LOW TO MODERATE DENSITY RESIDENTIAL LAND, USES THE 3 TO 4 DWELLING UNITS PER ACRE RANGE OF HOUSING TYPES, LIKE THE RANGE OF LOT SIZES THEY PROPOSE INTERMIXED WITH AREA SUPPORTING COMMERCIAL DEVELOPMENT WITH SOME LIMITED RETAIL USES LIKE THE NEIGHBORHOOD COMMERCIAL THEY PROPOSE AND AN AMENITY RICH, AMENITY RICH NEIGHBORHOODS TO PROVIDE AMPLE RECREATION AREAS AND OPEN SPACE AND NETWORK OF TRAILS AND SIDEWALKS. THESE ARE SOME OTHER THINGS THAT THEY'RE PROPOSING AS WELL. SO HERE'S A LOOK AT OUR FUTURE LAND USE MAP AND THE COMP PLAN CALLED THE FUTURE DEVELOPMENT PLAN. SO WE'RE KIND OF ZEROED IN ON THIS, THIS RED BOX. AND HERE'S THE PROPERTY ON THE OUTLINE. SO THE REQUEST IS TO CHANGE THIS GRAY AREA WITHIN THE PROPERTY WHICH DESIGNATES INDUSTRIAL INNOVATION TO THE YELLOW SUBURBAN NEIGHBORHOOD. AND THE REASON FOR THIS REQUEST IS TO ESTABLISH CONFORMING ZONING FOLLOWING THEIR ANNEXATION AS OUTLINED IN A DEVELOPMENT AGREEMENT. SO A DEVELOPMENT AGREEMENT IS CURRENTLY UNDER NEGOTIATION. IT WAS AUTHORIZED BY THE TOWN COUNCIL AT THEIR MEETING ON JANUARY 8TH. THE DRAFT OF IT IS UNDER REVIEW AND COMMENT, I THINK PRETTY MUCH READY TO TO EXECUTE. AND IT INCLUDES THIS PROPOSED PLAN DEVELOPMENT STANDARDS. SOME OF THE PRIMARY DEAL POINTS INCLUDE VOLUNTARY ANNEXATION OF PROPERTY AND DEVELOPMENT. PURSUANT TO THESE PLAN DEVELOPMENT STANDARDS, WHICH WOULD SET A MAXIMUM OF 845 UNITS HOMES ON THE SITE. SO THE COMPREHENSIVE PLAN AMENDMENT IS NECESSARY TO UPDATE THE FUTURE LAND DESIGNATION TO PROVIDE FOR THE PROPOSED ZONING SO THAT IT CAN CONFORM TO THE FUTURE LAND USE DESIGNATION. AND BECAUSE THE CURRENT FUTURE LAND USE DESIGNATION, AS WE JUST TALKED ABOUT, IS FOR INDUSTRIAL USES. SO REAL QUICK, I'D BE HAPPY TO ADDRESS ANY QUESTIONS OR YOU CAN WAIT, I'LL TURN IT OVER TO THE DEVELOPER AND THEY'LL KIND OF GO THROUGH THEIR PRESENTATION IF YOU WANT TO WAIT TILL THAT POINT. YEAH I HAVE I NEED SOME CLARIFICATION ON THE DEVELOPMENT AGREEMENT AS, AS YOU MENTIONED EARLIER, AND AS WE'VE DISCUSSED PRETTY EXTENSIVELY AT THE LAST FEW MEETINGS, THE CHANGE FROM OF VARIOUS PROPERTIES FROM RURAL RESIDENTIAL TO AG, AND MY UNDERSTANDING IS UNDER THE AG ZONING, IT CALLS FOR A MINIMUM LOT SIZE OF 20 ACRES, AND THERE WAS A FAIR AMOUNT OF OPPOSITION TO THAT BY THE LANDOWNERS. TO THE EXTENT THAT, YOU KNOW, THERE WERE COMPLAINTS ESSENTIALLY ABOUT, YOU KNOW, FORCED CHANGES AND GOVERNMENT OVERREACH, ETC. AND SOME OF WHICH IS CERTAINLY UNDERSTANDABLE. AND I DID NOT RAISE ANY OR VOICE ANY OPPOSITION TO IT, ALTHOUGH I HAD SOME MIXED FEELINGS ABOUT IT, I DIDN'T VOICE OPPOSITION TO IT BECAUSE I THOUGHT NAIVELY, PERHAPS, THAT IT WAS BEING DONE IN THE INTEREST OF, YOU KNOW, PRESERVING THE RURAL CHARACTER OF THE COMMUNITY, ETC. AND, YOU KNOW, RESTRICTING, YOU KNOW, EXTENSIVE DEVELOPMENT. AND NOW IT SEEMS THAT UNDER WHAT WE'RE WHAT WE'RE CONSIDERING HERE IS VERY CONTRADICTORY TO ALL OF THAT, BECAUSE WE'RE TAKING WHAT WILL BE ANNEXED BY THE TOWNSHIP, 199 ACRES, I BELIEVE, OF THE OVERALL PROPERTY WILL BE ANNEXED VERY SHORTLY, AND IT WILL BE BROUGHT IN UNDER AN AG ZONING. AND ALMOST IMMEDIATELY WE'RE GOING TO FLIP IT TO WITH THE POTENTIAL OF CONSTRUCTING 845 UNITS, HOUSING UNITS. SO HELP ME UNDERSTAND WHY THAT'S NOT COMPLETELY CONTRADICTORY TO WHAT WE'VE BEEN DOING. THIS WAS PROPOSED BEFORE WHEN THAT WAS JUST ZONED RURAL RESIDENTIAL, AND IT'S STILL PROPOSED AFTER BEING AG. THAT CHANGE DIDN'T CHANGE WHAT THEY WERE PROPOSING. A ZONING CHANGE WOULD BE REQUIRED REGARDLESS OF WHETHER [00:25:02] THAT RURAL RESIDENTIAL WAS CHANGED TO AG. BUT THAT CHANGE FROM RURAL RESIDENTIAL AG WAS JUST TO CHANGE THAT BASELINE ZONING ACROSS THE TOWN UNTIL IT'S READY TO CONSIDER FOR POTENTIAL REZONING. THERE ARE AREAS OF THE TOWN YOU SEE ALL THIS DARK GREEN WHERE THAT'S WHERE WE WOULD LIKE TO KEEP SOME OF THAT AG ZONING, AG AND RURAL RESIDENTIAL IS WHAT THAT AREA IS REALLY. WE'RE PLANNING LONG TERM THERE. BUT THIS AREA WE'RE THE PLAN IS THAT THIS EVENTUALLY BE INDUSTRIAL CURRENTLY. AND THEIR REQUEST IS THAT INSTEAD OF INDUSTRIAL, LET'S DO SUBURBAN NEIGHBORHOOD. KIND OF A TOWN MAYBE A RELATED QUESTION. I HAD AN OPPORTUNITY TO TALK TO ONE OF YOUR STAFF THIS WEEK. THE FLOOD PLAIN PIECE OF THAT. WHEN I FIRST LOOKED AT THE DRAWINGS, I THOUGHT, WELL, SURELY THEY'RE NOT PLANNING ON BUILDING ALL OF IT. YOU'VE CLARIFIED THAT YOUR STAFF CLARIFIED THAT. ON WITH THAT. NOW, MY QUESTION IS FROM THE THE INTRODUCTION, AT LEAST FROM ME AT THE TIME, PER PER PERSON, DO THEY CONSIDER THE ENTIRETY OF THE PROPERTY, INCLUDING THE FLOODPLAIN, AS GROSS? AND THEN WHEN YOU BUILD YOUR BUILDING, WHAT YOU'RE ALLOWED TO BUILD ON THAT ON THE NET? YES. OKAY. SO THEN MIKE, THANK YOU. SO THE DENSITY IS BASED OFF OF THE ENTIRE BOUNDARY INCLUDING THE FLOODPLAIN. MAKES SENSE. SO THEN MY FOLLOW UP QUESTION THAT JUST PERSPECTIVE I DON'T REALLY KNOW WHEN I LOOK AT THAT 845 UNITS DOES KIND OF STICK OUT WHERE YOU'RE GOING. HOW DOES THAT COMPARE TO JUST PERCEPTION WISE, LIKE HARVEST OR I'M SORRY, PECAN SQUARE? PECAN SQUARE IS DEVELOPED IN THEIR EXACT SAME DENSITY STANDARD MAX OF THREE UNITS PER ACRE GROSS FOR THE ENTIRE. SO IT WOULD HAVE A SIMILAR LOOK AND FEEL TO THE DENSITY OF YES. OKAY. THANK YOU. SO ONE ONE POSITIVE THING I'VE HEARD SO FAR IS THAT THERE IS A PLANNED EXTENSION OF 1171. I DON'T KNOW WHERE THAT IS IN TERMS OF APPROVAL OR IS IT JUST SOMEBODY WISH LIST? TIMING? DO WE KNOW WE I HATE TO SPEAK FOR TXDOT BECAUSE WE ALWAYS GET IN TROUBLE DOING THAT. SO COMPLETELY UNDERSTAND IT'S IT'S ON TEXAS SCHEDULE. IT'S IT'S SOMETHING THAT'S NEEDED ALONG WITH MANY OTHER TEXDOT IMPROVEMENTS. BUT BUT EVEN THE ADDITION OF 1171 COULD HELP RELIEVE SOME OF THE OTHER ISSUES WE'RE DEALING WITH. BUT IT'S. IT HAS PLANS APPROVED, AND THEY'VE ALREADY STARTED SOME RIGHT OF WAY ACQUISITION. AND THAT WAS PAUSED FOR A WHILE DUE TO FUNDING ISSUES. BUT I BELIEVE A FUNDING COULD BE FOUND FOR THIS, THAT THIS PROJECT COULD, COULD MOVE UP AND BE DONE RELATIVELY QUICKLY. BUT I HATE TO GIVE AN EXACT TIME. THERE. THERE WILL LIKELY BE A PERIOD OF TIME THAT THIS AT LEAST SOME OF THIS PROPERTY IS DEVELOPED BEFORE THAT 1171 IS IS DONE. WELL, THAT'S THE CONCERN REALLY. I MEAN, WE'VE ALL HEARD MANY, MANY TIMES ABOUT THE CONGESTION ON 407 AND THE DELAYS ON 407 IS HAS CAUSED A LOT OF ANGST AMONGST THE COMMUNITY. THIS IS ANOTHER 845 UNITS, SOME OF WHICH WILL UNDOUBTEDLY USE 407, ACCORDING TO THE MAP HERE. IT LOOKS LIKE SOME OF IT CAN EXIT HERE, CAN EXIT VIA GULF ROAD, BUT IT DUMPS OUT ONTO 407, SO IT ONLY ADDS TO THE TO THE. THERE'S ALREADY A PROBLEM. THERE'S ALSO A LIGHTED INTERSECTION. THE TRAFFIC SIGNAL AT 156 AND AND OUR STREET. YEAH. OUR BIGGEST STRUGGLE IN NORTH LAKE IS THAT. MOST OF OUR RESIDENTS AND OUR BIGGEST GROWTH AREAS. TEXAS HASN'T WIDENED FOR CAPACITY IN ANY OF THOSE AREAS. FORTUNATELY, IN THIS A 156 HAS BEEN WIDENED. IT'S FOUR LANES DIVIDED BY A MEDIAN HAS A LIGHT THERE. SO IF THERE'S IF THERE'S REALLY ANYWHERE IN NORTH LAKE THAT'S REALLY READY FOR THIS, THAT WOULD BE IT. AND IT WOULD REALLY PROBABLY HAVE MORE OF AN IMPACT, MUCH MORE OF AN IMPACT [00:30:01] ON ON JUSTIN THAN THE NORTH LAKE ACTUALLY COULD HAVE SOME GOOD IMPACTS ON ON JUSTIN HAVING THESE RESIDENTS THAT CAN SPEND MONEY THERE. SO. AND AND BACK ON THE ANNEXATION, THE DEVELOPMENT AGREEMENT AND THE DEFAULT ZONING TO AG AND THE REQUEST TO CHANGE THAT. I THINK THESE DEVELOPERS WOULDN'T BE HERE TODAY, AND THE PROPERTY OWNERS WOULDN'T BE SUBMITTING A REQUEST FOR ANNEXATION IF THEY DIDN'T HAVE THAT DEVELOPMENT AGREEMENT IN PLACE SAYING, IF WE ANNEX THIS, WE'RE GOING TO BE ABLE TO DEVELOP AT THIS DENSITY, THAT THEY'RE NOT GOING TO BE ABLE TO MAKE IT WORK AT A AG ZONING DENSITY. AND SO SO WHAT HAPPENS IS THAT 199 ACRES STAYS IN THE ETJ. THERE'S NO ZONING THERE. THEY MIGHT BE LIMITED BECAUSE OF INFRASTRUCTURE ON WHAT THEY COULD DO WITHOUT ANNEXATION. BUT YOU CAN YOU CAN DO SOME THINGS THAT MAY NOT MAY NOT BE WHAT WE WANT TO SEE. AND, AND, AND THE STATE LEGISLATURE HAS MADE IT A LOT HARDER TO CONTROL THOSE ETJ AREAS WHERE ULTIMATELY IT COULD EVEN BE RELEASED FROM, FROM THE ETJ. AND WE LOSE ANY CONTROL. AND THERE'S EVEN POSSIBILITIES THAT COULD KIND OF BECOME ITS OWN JURISDICTION OR GO INTO A NEIGHBORING JURISDICTION. SO AND THIS THIS MIGHT BE BETTER SERVED FOR THE PRESENTATION. PLEASE DEFER IF IT IS BUT A FOLLOW UP, THE HOMES THAT ARE HERE, WHILE THEY'LL BE SPENDING SOME MONEY IN JUSTIN. AND I'M SURE JUSTIN WILL APPRECIATE THAT, PRESUMABLY THESE 800 HOMES STUDENTS WILL BE COMING OVER TO THAT MIDDLE SCHOOL AND THE SOON TO BE SENIOR HIGH SCHOOL THAT'S RIGHT BEHIND US ON THAT ESSENTIALLY DIRT ROAD, SINCE 71 WON'T BE BUILT. SO JUST TRYING TO DIRECTIONALLY GET THE FLOW OF WHERE THOSE GUYS ARE GOING. YEAH, THERE'S NO LONGER DIRT JUST TO LET YOU KNOW. SO. NORTHWEST ISD WILL HAVE TO DECIDE WHERE THIS IS GOING TO BE ZONED. ULTIMATELY, I'M NOT SURE WHERE THIS WOULD BE CURRENTLY, BUT YEAH, MOST LIKELY FOR MIDDLE SCHOOL FOR SURE WOULD BE OVER THERE. I'M NOT SURE WHERE THEY WOULD SEND THEM FOR FOR ELEMENTARY. QUESTION ABOUT THE INFRASTRUCTURE IMPROVEMENTS YOU MENTIONED. IS THERE A UTILITY DISTRICT ENVISIONED FOR THIS? YES. THEY PROPOSED A MUNICIPAL MANAGEMENT DISTRICT, MMD IT AND INITIAL NEGOTIATIONS. THERE WAS A TAX INCREMENT REINVESTMENT ZONE, WHICH CAPTURES SOME OF THE PROPERTY TAX THAT GOES TO THE TOWN. THAT WOULD HELP PAY FOR THE BRIDGE STRUCTURE, BUT WE WERE ABLE TO WORK WITH THEM TO TO BE ABLE TO MAKE IT WORK WITHOUT THAT. AND PART OF THE ABILITY TO DO THAT IS TO BE ABLE TO GET THIS, THIS ZONING AS PROPOSED. IS THIS AN APPROPRIATE AN APPROPRIATE POINT TO ASK ABOUT THE SIZE OF THE PLANNED HOMES FOR THIS AREA? SURE. HOW ABOUT I JUST TURN IT OVER TO THE DEVELOPER TO GIVE THE PRESENTATION? OKAY. THANK YOU. OKAY, I'VE GOT HANDOUTS. CAN YOU GUYS SEE THIS OR WOULD YOU LIKE HANDOUTS. WHICH ONES. YEAH. OKAY. WELL THANK YOU GUYS. I'M SURE YOU GUYS COVERED JUST ABOUT EVERYTHING THAT WE'RE GOING TO TALK ABOUT, BUT I CAN HOPEFULLY ANSWER SOME QUESTIONS YOU GUYS MIGHT HAVE. MY NAME IS LANDRY STEWART. I'M WITH FOUR STAR GROUP. WE ARE A SINGLE FAMILY RESIDENTIAL COMPANY WHO HAS FOUR STAR. WHERE? NATIONAL RESIDENTIAL LOT DEVELOPER. WE ARE FROM START TO FINISH. SO WE ACQUIRE THE LAND. WE PUT IT UNDER CONTRACT, WE ENTITLE IT, AND THEN WE GO THROUGH THE DEVELOPMENT PROCESS. EVERYTHING UNTIL FOUNDATIONS. SO WE SELL FINISHED LOTS TO HOMEBUILDERS. WE DEVELOP APPROXIMATELY ONE IN EVERY 50 NEW SINGLE FAMILY LOTS IN THE UNITED STATES, WHETHER THAT'S TO LOCAL, REGIONAL, NATIONAL HOMEBUILDERS, WHOEVER IT IS. WE HAVE DEVELOPED OVER 4200 LOTS IN THE DFW METROPLEX OVER THE PAST FIVE YEARS. SOME RECENT COMMUNITIES THAT WE HAVE DONE IN DFW INCLUDE TRAILS OF ELIZABETH CREEK, WHICH IS ROUGHLY 1300 LOTS IN FORT WORTH, EAGLE CREEK OR RAYZOR RANCH IN DENTON, WHICH IS ABOUT 760 LOTS, MADERA AND ROYSE CITY, LEGATO AND CLEBURNE. WE'RE REALLY ALL THROUGHOUT THE DFW METROPLEX. OUR FOCUS IS ON ENTRY LEVEL, FIRST TIME AND POTENTIAL MOVE UP HOMEBUYERS. AS OF RIGHT NOW, WE'RE IN 59 MARKETS AND 24 STATES AND GROWING. AND WITH THAT, I JUST KIND OF WANTED TO SHOW YOU GUYS SOME OF THE PRODUCTS THAT WE DO TO SHOW YOU THAT THAT WE'RE REAL AND THAT WE MEAN WHAT WE'RE GOING TO, WHAT WE'RE GOING TO SAY WE'RE GOING TO DO, WHAT WE'RE GOING TO SAY WE'RE GOING TO DO. SO [00:35:02] THIS IS TRAILS OF ELIZABETH CREEK IN FORT WORTH. IT'S GOT A GREAT AMENITY CENTER, BEAUTIFUL ENTRY MONUMENT WHEN YOU'RE DRIVING IN AND OFF OF 114 PLAYGROUNDS, THE WHOLE NINE YARDS. AGAIN, THIS IS EAGLE CREEK IN DENTON AMENITY CENTER, GREAT OPEN SPACE. MADERA AND ROYSE CITY REALLY SPEAKS FOR ITSELF. SAME THING WITH LEGATO AND CLEBURNE. AMENITY CENTERS, PLAYGROUNDS, SO ON AND SO FORTH. SOME OTHER DIVISIONS. THIS IS OUR HOUSTON REGION OUTSIDE OF SAN ANTONIO AND NEW CANEY, MASTER PLANNED COMMUNITY. I BELIEVE IT WAS OVER 1500 LOTS. SAME THING AGAIN IN CONVERSE, TEXAS. ANOTHER COMMUNITY. SO THE LIST GOES ON. WE'VE DONE PLENTY OF PLENTY OF DEVELOPMENTS, AND THIS IS ANOTHER ONE THAT WE'RE WE'RE REALLY EXCITED FOR. BEFORE I GET INTO KIND OF THE REQUESTS THAT WE'RE DOING TODAY, WE'VE BEEN NEGOTIATING THIS ONE FOR, I'D SAY, 11 MONTHS AT THIS POINT. AND TO NATHAN'S POINT, WE WE CAME TO NATHAN AND SAID, HEY, WHAT DO YOU THINK ABOUT SINGLE FAMILY, RESIDENTIAL, 45 FOOT LOT WIDTHS AND 60 FOOT LOT WIDTHS, WITH A MUNICIPAL MANAGEMENT DISTRICT AND A TRS OVERLAID. AND THAT WAS KIND OF THE AVENUE THAT WE HAD GONE DOWN AT FIRST. AND PECAN HARVEST CANOPY, ALL OF THOSE SUBDIVISIONS ARE WHAT WE TO MODEL. WERE TRYING THIS ONE AFTER THE SUCCESS THAT THOSE HAVE HAD IS SOMETHING THAT REALLY WE WE WOULD LOVE TO ACHIEVE. SO INSTEAD OF BACKING OURSELVES INTO JUST 45 FOOT LOT WIDTHS AND 60 FOOT LOT WIDTHS, THEY SAID, HEY, WHY DON'T YOU JUST OPEN IT UP AND DO EVERYTHING AND REALLY LET THE MARKETS KIND OF REQUEST WHAT'S GOING TO SELL? SO WE WENT AHEAD AND INCREASED THE LOTS. DID ANYWHERE FROM 30S, 40S, 50S, 60S, THE WIDE VARIETY. WE ARE STILL CAPPED AT THREE UNITS PER ACRE. AND WE REMOVED THE TIRES. SO THAT WAY IT'S IT'S JUST A MUNICIPAL MANAGEMENT DISTRICT. WE'RE NOT TAKING ANY TAX REVENUE FROM THOSE HOMES. AND THAT'S KIND OF WHY WE LANDED ON WHAT WE LANDED ON FOR A BACKSTORY. SO THE COMPREHENSIVE PLAN AMENDMENT REQUEST RIGHT NOW, IT'S CURRENTLY INDUSTRIAL INNOVATIVE. WE'VE GONE OVER THAT. NO NEED TO DOUBLE THAT ONE. OUR PROPOSED IS SUBURBAN NEIGHBORHOOD, WHICH WOULD ALLOW MIXED USE PLAN DEVELOPMENT, SINGLE FAMILY COMMUNITIES. WHY DO WE WANT TO DO THIS? IT'S CONSISTENT WITH THE ADJACENT PROPERTIES NORTH OF DOWN ROAD AND WEST OF FM 156. AND AGAIN IT ALIGNS WITH THE RIDGE, PECAN SQUARE, CANYON FALLS, ALL SUBDIVISIONS THAT ARE VERY SUCCESSFUL AND LOOK VERY NICE. AND THAT'S SOMETHING THAT WE WOULD LOVE TO ACHIEVE IN THIS COMMUNITY. ADDITIONALLY, IT WOULD REDUCE THE AMOUNT OF ROADWAY WEAR AND TEAR DUE TO HEAVY EQUIPMENT, ANY KIND OF STACKING AND TRAFFIC DUE TO HEAVY TRUCKS AND EQUIPMENT, 18 WHEELERS, WHATEVER IT IS ON FM 156, IF IT WERE TO BE DEVELOPED AS INDUSTRIAL. ADDITIONALLY, THE FUTURE DEVELOPMENT FOR THIS ONE HAD AN ALTERNATIVE AND PREFERRED DEVELOPMENT SCENARIO WITHIN THE COMPREHENSIVE PLAN THAT WE'RE INDICATED AS LIFESTYLE NEIGHBORHOOD. SO THAT GOES TO SHOW THAT THERE WAS SOME THOUGHT PROCESS AS TO MAKING THIS SINGLE FAMILY. AT ONE POINT, THE LIFESTYLE DID HAVE TEN UNITS PER ACRE. IT WOULD ALLOW TOWNHOMES, SMALL LOTS, SINGLE FAMILY. SO WE THOUGHT THE SUBURBAN NEIGHBORHOOD THAT'S THREE UNITS PER ACRE WOULD BE A GOOD, GOOD MIDDLE GROUND. AND THAT'S KIND OF WHERE WE LANDED ON THAT ONE. REZONE. SO OBVIOUSLY IT'S 281 ACRES, 199 IN THE ETJ, WORKING THROUGH THE DEVELOPMENT AGREEMENT WITH DREW NATHAN. THE OTHER IS IN THE TOWN LIMITS, WHICH IS WHY WE'RE HERE TODAY. WE'RE LOOKING FOR THREE UNITS PER ACRE 30S, 40S, 50S AND 60 FOOT LOT WIDTHS. WE'VE GOT PRESERVATION OF ROUGHLY 158 ACRES OF OPEN SPACE AND FLOODPLAIN, WHICH WE ARE GOING TO MINIMIZE, WHETHER IT'S WITH AN INTRICATE TRAIL SYSTEM WE'VE BEEN REACHED OUT TO BY MOUNTAIN BIKING PEOPLE THAT WOULD LOVE TO PUT TRAILS IN THIS. SO THERE'S A LOT OF DISCUSSIONS TO BE HAD WITH THIS FLOODPLAIN AND OPEN SPACE, AND TO REALLY MONETIZE IT. WE ARE PROPOSING A BRIDGE TO SPAN OVER TRAIL CREEK, WHICH IS HAS BEEN DISCUSSED, HOPEFULLY TO ALLEVIATE SOME OF THE TRAFFIC CONCERNS IN THIS AREA. AND AGAIN, IT'S TRINITY RIVER THERE. REGIONAL SEWER LINE WILL BE RUNNING THROUGH THIS TO CREATE ADDITIONAL SEWER CAPACITY FOR THE TOWN OF NORTHLAKE AND BRINGING TWO MILES OF OFFSITE WATER, WHICH COULD POTENTIALLY UNLOCK DEVELOPMENT FOR THE PARCEL SOUTH OF OUR DEVELOPMENT. THAT'S REALLY THE THE HIGH LEVEL. I'M OBVIOUSLY HERE TO HELP ANSWER ANY QUESTIONS. GM CIVIL MATT BECKY IS HERE. MATT. BECKY, TO ANSWER ANY TECHNICAL QUESTIONS THAT YOU GUYS MIGHT HAVE FOR US. MY QUESTION IS IN REGARD TO THE MINIMUM DWELLING SIZE. YES, YOU'VE GOT 1100, 1200, 1419 HUNDRED SQUARE FEET. YES, MA'AM. MY THOUGHT IN SEEING THAT WAS WAS THE INTENTION TO BUILD SOME SMALLER, SMALLER, MORE AFFORDABLE HOMES [00:40:07] FOR STARTER HOMES, YOUNG FAMILIES. YEAH, ABSOLUTELY. I THINK IT'S IT'S SO HARD FOR US AS A LOT DEVELOPER TO STICK WITH ONE PRODUCT AND SAY, HEY, THIS IS WHAT WE'RE GOING TO DO. AND THE MARKET MIGHT SAY, HEY, I THIS SECTOR AND THIS I WOULD SAY SUBDIVISION REALLY NEEDS A 1500 FOOT SQUARE FOOT LOT. IF THE 35 FOOT LOT IS SELLING THE MOST, BECAUSE THAT'S WHAT PEOPLE NEED. THAT'S WHAT WE WANT TO DEVELOP. SO THE INTENT IS TO YOUR POINT, YES, AFFORDABILITY IS A HUGE THING. NOW OBVIOUSLY EVERYBODY KNOWS THAT. SO WE WANT TO HAVE AFFORDABLE OPTIONS, BUT WE ALSO WANT TO HAVE SOME OF THE NICER OPTIONS ADJACENT TO THE FLOODPLAIN. WE WOULD LOVE TO HAVE THE LARGER 60 FOOT LOTS. IT COULD GO UP. IS IT REALLY WHATEVER. WHATEVER WARRANTS? YEAH, IT'S WHATEVER THE MARKET DEMANDS. WE WOULD LOVE TO LOVE TO FILL THAT. AND THE REASON I ASK THE QUESTION IS A MAJOR CONCERN IN ALL MUNICIPALITIES IS THAT WE'RE PRICING PEOPLE OUT OF THE MARKET, RIGHT, AND NEED SOME OF OUR MUNICIPALITIES AROUND HERE HAVE TOTALLY DONE THAT AND CONTINUE TO DO THAT. SO I THINK IT'S A IT WOULD BE NICE IF WE HAD A SPECTRUM. YEP. OF HOMES FOR SO THAT WE COULD HAVE YOUNGER FAMILIES COME IN WHO ARE GOING TO GROW INTO LARGER HOMES AND PROTECT ALL OF OUR HOME VALUES. ABSOLUTELY. SO YOU'RE LOOKING FOR DENSITY OF THREE UNITS PER ACRE. WHAT'S YOUR WALK AWAY FIGURE? OR MORE IMPORTANTLY, SAY THAT NUMBER WAS 2 OR 2.5. HOW DOES THAT CHANGE THE MIX OF WHAT YOU WOULD INTEND TO BUILD, OR WOULD YOU WALK AWAY FROM THE PROJECT? WHEN YOU SAY WALK AWAY NUMBER, COULD YOU EXPAND ON THAT A LITTLE BIT? WALK AWAY, MEANING THE PROJECT DOESN'T MAKE FINANCIAL SENSE FOR YOU ANYMORE? YEAH, I COULDN'T TELL YOU OFF THE TOP OF MY HEAD. I THINK IT'S WITHOUT THE TEARS. THAT NUMBER OBVIOUSLY WENT UP BECAUSE WE'RE NOT GETTING THAT TAX REVENUE. I COULDN'T TELL YOU AN EXACT NUMBER. THAT 800 LOTS THAT'S CURRENTLY SHOWN. THERE'S NO WAY WE'RE CRAMMING 830 LOTS IN THIS ONE. YEAH, YEAH. SO THAT JUST DOESN'T MAKE SENSE FROM AN ENGINEERING PERSPECTIVE. I MEAN THERE'S THERE'S JUST NO WAY THAT'S FEASIBLE. BUT WHETHER IT'S 400, 500, 600, 700, I COULDN'T GIVE YOU THAT NUMBER. WELL, LOOK, I DON'T WANT TO DEBATE THIS WITH YOU, BUT, YEAH, I MEAN, IT SOUNDS LIKE IT COULD BE FEASIBLE DEPENDING ON WHAT THE MIX WAS. YOU KNOW, YOU MENTIONED 30 FOOT LOTS, 40, 60, ETC. IF SOME SUBSET OF THE OF THE COMMUNITY WAS TOWNHOMES, FOR EXAMPLE, DEPENDING ON THE MIX OF TOWNHOMES VERSUS LARGER SINGLE FAMILY UNITS, I COULD SEE 845 BEING VERY REALISTIC. YEAH, WE'RE WE HAVEN'T EXPLORED THE TOWNHOME OPPORTUNITY YET. WE'RE WE'RE TRADITIONALLY JUST A SINGLE FAMILY DETACHED LOT DEVELOPER. THAT'S NOT REALLY SOMETHING THAT WE'VE GONE DOWN. YEAH, I WOULD, I WOULD DEFER TO TO NATHAN ON THAT ONE TO SAY ONE THING I THOUGHT WAS INTERESTING IN THIS THAT THE 40S, 50S AND 60S MATCH UP WITH WHAT SQUARE IS DOING. SQUARE HAS A TOWNHOMES TO WE DON'T HAVE ANYTHING THAT'S SINGLE FAMILY DETACHED WITH 30 FOOT LOT WIDTHS. SO IT'S IT'S ALMOST LIKE A TOWN DETACHED TOWNHOME BASICALLY. YEAH. SO IT'S SIMILAR SIZE AND STUFF. THAT'S THE THE WAY I VIEW IT. SO THIS IS A NEW PRODUCT THAT NORTH LAKE DOESN'T HAVE, BUT THE 40S, 50S AND 60S THAT MATCHES UP WITH WHAT SQUARE HAS HARVEST CANYON FALLS AND THE RIDGE VERY SIMILAR. MOVING AWAY FROM INDUSTRIAL TO RESIDENTIAL IS HIGHLY DESIRABLE FROM MY STANDPOINT. SO THAT IMMEDIATELY CREATES SOME INTEREST. MY QUESTION IS YOU START TALKING ABOUT SOME OF THE INFRASTRUCTURE CHANGES. YEAH, I FORGET WHAT IT WAS CALLED, BUT THE PROPOSED TRINITY RIVER AUTHORITY, THE EXPANSION TO ACCOMMODATE SEWAGE, THAT'S NOT HAPPENING. DOES THAT DOES THAT HAPPEN ON NORTH LAKES DIME OR DOES HOW DOES THAT HAPPEN. THAT'S A SEPARATE ENTITY. AND YOU'RE PAYING FOR PART OF THAT THROUGH YOUR YOUR SEWER FEES, WATER AND SEWER FEES, WHICH IS WHY I'M ASKING THE QUESTION. BUT SO ARE ALL THE OTHER CUSTOMERS THAT USE TRINITY RIVER AUTHORITY AS WELL. OKAY. BUT THAT'S THAT'S SOMETHING THAT'S IN THE WORKS REGARDLESS OF THIS DEVELOPMENT. OKAY. AND THAT AND THAT'S A GREAT POINT OF DISTINCTION. FOLLOW UP TO THAT IS THE I GOT I'LL SAY THIS [00:45:01] WILL BRING MORE CUSTOMERS. THAT WOULD BE THE ONE THING THAT COULD BE THE POSITIVE. WHENEVER YOU VIEW IT WITH SEWER. BUT THAT WILL BE A NEW INFRASTRUCTURE. THAT IS WHAT I'M HEARING YOU SAY IT'S GOING TO BE REQUIRED ANYWAY. YOU'RE GOING TO HAVE MORE PEOPLE IN THERE TO DO IT. SO I'M I'M FINE WITH THAT. UNLESS THAT IS MY NEXT QUESTION. IS THE PROPOSED BRIDGE. YEAH. THAT'S ALSO PRESUMABLY A IS THAT A KIND OF A PRIVATE WITHIN THE COUNTY. WE PICK UP THAT COST AS DO YOU AS A DEVELOPER PICK UP THAT COST. IS THAT A TEXT DOT? GREAT QUESTION. I WANT TO SAY THE DEVELOPMENT AGREEMENT SPEAKS TO THAT. AND THAT WILL BE OWNED AND MAINTAINED BY THE MUNICIPAL MANAGEMENT DISTRICT. OKAY. AND THEN MY LAST QUESTION IS, IT SEEMS LIKE WHEN A SCHOOL GETS BUILT AND HILLWOOD HAS RESIDENTS IN IN THOSE HOMES, THAT ROAD GETS DONE POSTHASTE. YEAH. WHAT LEVERAGE DO YOU AS A DEVELOPER BRING TO THE TABLE TO MAKE SURE THE 1171 GETS DONE IN MY LIFETIME OR MY KID'S LIFETIME? AS MUCH AS I WOULD LOVE TO SAY I HAVE LEVERAGE, WE'RE AT THE MERCY OF TEXDOT. I MEAN, IT REALLY COMES DOWN TO TXDOT FUNDING, AND IT REALLY COMES DOWN TO EVERYTHING. TXDOT. I WISH I COULD SAY I COULD PULL A LEVER, OR I WISH I COULD SAY I KNEW SOMEBODY AT TXDOT, BUT THAT'S JUST NOT THE CASE. THANK YOU. YEP. ANY OTHER QUESTIONS? FURTHER QUESTIONS. AWESOME. THANK YOU FOR YOUR TIME. THANK YOU. ONE MORE QUESTION. MAYBE FOR FOR YOU, NATHAN OR WHOMEVER. IS THERE A TRAFFIC STUDY BEING PROPOSED? YEAH. SORRY, I COMPLETELY FORGOT THAT ASPECT. YEAH. SO WE WILL BE DOING A TRAFFIC IMPACT ANALYSIS, AND RIGHT NOW IT'S FM 156 AND DOWN ROAD WILL BE STUDIED. WE'RE GOING TO HAVE TO GO THROUGH THE CITY OF JUSTIN. AND IF THERE'S REQUIREMENTS FOR I THINK IT'S GULF ROAD THAT'S JUST NORTH THAT THEY REQUIRE US TO ADD TURN LANES OR EXPAND THAT ROAD WIDTH. THAT'S JUST THE NAME OF THE GAME. AND WE WOULD HAVE TO DO IT. SO THERE WILL BE A TIA DONE FOR THIS PROJECT. AND IT'LL BE BOTH REALLY NORTHLAKE AND JUSTIN. ALL RIGHT. AND FOR THE COMPREHENSIVE PLAN AMENDMENT ITEM LISTED SOME CRITERIA FOR APPROVAL OF AN AMENDMENT. THIS IS STRAIGHT OUT OF THE UNIFIED DEVELOPMENT CODE. BUT THAT'S IN YOUR MEMO AS WELL. BUT FIRST IT PROMOTES HEALTH, SAFETY AND GENERAL WELFARE OF THE TOWN. SAFE, ORDERLY, EFFICIENT AND HELPFUL, HEALTHFUL DEVELOPMENT OF THE TOWN. AND THEN THAT IT'S CONSISTENT, CONSISTENT WITH THE POLICIES OF THE COMPREHENSIVE PLAN. OVERALL, IT TAKES INTO ACCOUNT THE NATURE OF ANY PROPOSED LAND USE ASSOCIATED WITH THE MAP AMENDMENT, AND THAT'S COMPATIBILITY OF OF THE PROPOSED LAND USE WITH ADJACENT LAND USES, AND THAT THE AMENDMENT IS CONSISTENT WITH THE GOALS AND OBJECTIVES OF THE COMPREHENSIVE PLAN. AND THAT IT ADDRESSES CIRCUMSTANCES THAT HAVE CHANGED SINCE THE LAST TIME THE PLAN MAP WAS CONSIDERED. THIS COULD BE THINGS LIKE IMPLEMENTS PLAN POLICIES BETTER THAN THE CURRENT PLAN MAP, OR CORRECT MAPPING ERROR, OR ADDRESSES DEFICIENCY. DEFICIENCY IN THE PLAN SAY THERE HAVE BEEN QUITE A FEW CHANGES THAT AFFECT THIS PROPERTY SINCE THAT WAS DONE. AND LIKE I MENTIONED, ONE ONE THING THAT WE WE PROBABLY DIDN'T ZERO IN ON THIS PROPERTY AS MUCH AS WE DID SOME OTHERS BECAUSE IT SEEMED LIKE IT WAS LIKELY TO BE A LITTLE BIT FARTHER OFF. BUT HERE WE ARE. AND THEN FINALLY, OTHER CRITERIA DEEMED RELEVANT, RELEVANT AND IMPORTANT BY THE REVIEWING BODY. SO TONIGHT, BEFORE ACTING ON THE COMPREHENSIVE PLAN AMENDMENT, YOU'LL NEED TO HOLD A PUBLIC HEARING. NOTICE HAS BEEN PROVIDED AS REQUIRED. WE'VE RECEIVED ONE WRITTEN RESPONSE SO FAR IN FAVOR. IT'S ONE OF THE PROPERTY OWNERS. AND THEN YOU MAKE A RECOMMENDATION ON THIS. AND THEN IT'LL GO TO COUNCIL AT THEIR MEETING ON MARCH 12TH WITH THE AGAIN HOLD A PUBLIC HEARING AND THEY CAN CONSIDER APPROVAL ON IT. AND AGAIN, THIS IS THIS IS A FIRST STEP. AND THEN THE NEXT ITEM WOULD BE THE ZONING CHANGE. RIGHT. I DO HAVE ONE OTHER QUESTION. JUST INTELLECTUALLY CURIOUS AND YOU MAY NOT KNOW THE ANSWER. WHAT IS THE NET NET OF AN INVESTMENT LIKE THIS. ADDING NEW PROPERTIES TO WHAT WE WOULD ANTICIPATE. THE PROPERTY TAX IMPLICATIONS ARE FOR GENERAL RESIDENTS OF NORTHLAKE. IS IT A WASH? IS IT A NET, CONCEIVABLY AN INCREASE [00:50:07] BECAUSE YOU GOT TO BUILD MORE INFRASTRUCTURE AS IT LESSENING OF IT BECAUSE YOU'VE GOT 800 NEW PROPERTY UNITS. ANY INSIGHT YOU CAN PROVIDE ON THAT? YEAH, IT IT WOULD BE HARD TO HARD TO SAY YOU'RE ADDING NEW PROPERTY THAT ISN'T INTO THE TOWN. THERE'S DEFINITELY COST ASSOCIATED WITH SERVING NEW NEW RESIDENTS. BUT THE HIGHER DENSITY THE EASIER IT IS TO TO COVER THOSE COSTS. AND AS WE SAID, THIS CAN HELP PAY FOR THINGS LIKE THAT TREE LINE. YOU HAVE MORE CUSTOMERS ON THAT, MORE WATER CUSTOMERS TO HELP PAY FOR THE WATER INFRASTRUCTURE. THIS PROJECT ALONE GETS SOME MAJOR INFRASTRUCTURE BUILT. WATER BRIDGE THAT'S PLANNED ON OUR MASTER THOROUGHFARE PLAN PROVIDES SOME MORE CONNECTIVITY, SO THERE ARE A LOT OF BENEFITS FROM AN INFRASTRUCTURE WISE, IT COULD SAVE THE TOWN MONEY LONG TERM, BUT AT THE SAME TIME, THERE'S COSTS ASSOCIATED WITH SERVING NEW RESIDENTS. BUT WE WILL BE GETTING PROPERTY TAX FROM THEM. SO IN THEORY, DOESN'T THE CREATION OF AN MMD TAKE INTO ACCOUNT THE COST OF THE INFRASTRUCTURE IMPROVEMENTS? YES. IT'S A MECHANISM TO HELP PAY FOR FOR THOSE IMPROVEMENTS. AND ANOTHER BENEFIT FROM MY ECONOMIC DEVELOPMENT HAT IS ONCE 1171 IS EXTENDED. THIS WILL HAVE PRETTY EASY ACCESS TO IT. WE BELIEVE THAT THAT INTERSECTION OF 1171 AND 35 W IS OUR BEST OPPORTUNITY FOR MAJOR RETAIL DEVELOPMENT. THE MORE, THE MORE HOMES YOU CAN HAVE IN THAT AREA ACCESSIBLE TO THAT, THE BETTER. SO THIS THIS WILL BENEFIT NORTHLAKE ULTIMATELY IN THAT WAY, THROUGH ENCOURAGING MORE, MORE RETAIL DEVELOPMENT. THANK YOU. ANY OTHER QUESTIONS AT THIS POINT? OKAY. IT IS NOW 622. WE WILL OPEN THE PUBLIC HEARING. IS THERE ANYONE PRESENT WHO WANTS TO ADDRESS THE COMMISSION ON THIS TOPIC? ANYONE WHO HASN'T SPOKEN ALREADY? THERE BEING NO ONE COMING FORWARD, THEN WE WILL CLOSE THE PUBLIC HEARING AT 622. DO I HEAR A MOTION ON THIS ITEM? I MAKE A MOTION TO APPROVE. DO YOUR SECOND. SECOND. WE HAVE A MOTION TO APPROVE. [4.B. VOTE] MOTION CARRIES UNANIMOUSLY. MOVING ON TO ITEM C ON THE AGENDA. CONSIDER A [4.C. Consider a recommendation on a request for a zoning change to MPD – Mixed-Use Planned Development for an approximately 281-acre tract of land generally located east of FM 156 and south of Downe Road with 82 acres of the tract within the Town limits and zoned AG – Agricultural and the remaining 199 acres in the Town’s exclusive extraterritorial jurisdiction (ETJ) to be annexed on March 12, 2026. Case # 26-PDA00001] RECOMMENDATION ON A REQUEST FOR A ZONING CHANGE TO MPD. MIXED USE PLAN DEVELOPMENT FOR AN APPROXIMATELY 281 ACRE TRACT OF LAND LOCATED EAST OF FM 156 AND SOUTH DOWN ROAD, WITH 82 ACRES OF THE TRACT WITHIN TOWN LIMITS AND ZONED AGRICULTURE AND REMAINING 199 ACRES IN THE TOWN'S EXCLUSIVE TERRITORIAL JURISDICTION TO BE ANNEXED ON MARCH 12TH, 2026. CASE NUMBER 26 PDA ONE. ALL RIGHT, I THINK WE CAN MAKE THIS PRETTY QUICK. THIS IS JUST THE SECOND STEP OF ADOPTING THE ZONING, WHICH WOULD NOW BE IN COMPLIANCE WITH THE COMPREHENSIVE PLAN. HERE'S A LOOK AT THE THE PROPERTY. THAT GREEN AREA IS WHAT'S CURRENTLY IN THE TOWN LIMITS ZONED AG CURRENTLY. THE REMAINDER IS IN ETJ AND ONCE ANNEXED THEN WOULD AT THAT SAME MEETING PLAN TO BE REZONED TO THIS PLAN DEVELOPMENT. SO AS WE DISCUSSED THE PROPOSED ZONING, IT'S PRIMARILY SINGLE FAMILY, INCLUDES A MIX OF LOT SIZES AND INTRODUCE THAT NEW 30 FOOT PRODUCT THAT THE TOWN CURRENTLY DOESN'T HAVE. BUT I KIND OF VIEW AS SOMEWHAT SIMILAR TO TOWNHOMES. IT ALSO PROVIDES A POTENTIALLY A LIMITED AMOUNT OF NEIGHBORHOOD COMMERCIAL. THERE'S A A MAXIMUM OF 25 ACRES THAT COULD BE USED FOR THAT WITHIN THE PD, AND THEN PRESERVATION OF LARGE AMOUNT OF OPEN SPACE, MOST OF WHICH IS FLOODPLAIN, BUT ALSO WILL BE AMENITIZED WITH A TRAIL NETWORK AND POTENTIALLY OTHER TYPE OF AMENITIES. HERE ARE SOME OF THE EXHIBITS FROM THE PLAN DEVELOPMENT. SO THIS CONCEPT PLAN ON THE LEFT SHOWS WHERE [00:55:05] THE KIND OF SINGLE FAMILY PODS ARE. LET'S SEE THE COLLECTOR THAT THEY WILL BE BUILDING. THE PORTION BY OTHERS WILL COME. THEY'LL BE PROVIDING THE RIGHT OF WAY FOR ANYTHING IN THEIR PROPERTY, AND THEN PARTS OUTSIDE OF IT WILL MOST LIKELY BE DONE WHEN FUTURE DEVELOPMENT IN THAT AREA OCCURS. ON THE RIGHT, YOU'LL SEE WHAT'S PLANNED TO BE PRESERVED IS OPEN SPACE AND SOME PROPOSED TRAILS ALSO SHOW A LOCATION LOCATION FOR ENTRY. MONUMENT. AND THEN THESE LAST TWO EXHIBITS SHOW THE LANDSCAPE BUFFER PLANS AND THE LANDSCAPING PLANNED ALONG THE COLLECTOR STREET SPINE, AND THEN THE SCREENING AND FENCING REQUIREMENTS. ALONG THE BOUNDARY OF THE DEVELOPMENT AND ALONG THE THE FLOODWAY. IT'LL BE DOING WROUGHT IRON OR OTHER OPEN STYLE TYPE FENCING TOWARDS THE OPEN SPACE. SO NOW THAT THE COMPREHENSIVE PLAN AMENDMENT HAS BEEN RECOMMENDED, APPROVAL AND IF APPROVED BY COUNCIL, THIS WOULD CONFORM TO THAT. AND. SO YOU'LL NEED TO HOLD A PUBLIC HEARING AGAIN. NOTICE WAS PROVIDED PER STATE LAW AND THE REQUIREMENTS OF THE UNIFIED DEVELOPMENT CODE. WE RECEIVED THAT ONE RESPONSE FROM ONE OF THE PROPERTY OWNERS IN FAVOR. AND THEN YOU CAN MAKE A RECOMMENDATION ON THIS. AND THEN IT'LL GO TO THAT SAME MARCH 12TH TOWN COUNCIL MEETING NEXT. OKAY. ANY FURTHER COMMENTS OR QUESTIONS? IT'S NOW 626. WE'LL OPEN THE PUBLIC HEARING ONCE AGAIN. IS THERE ANYONE PRESENT WHO WOULD LIKE TO ADDRESS THE COMMISSION ON THIS SUBJECT? THERE BEING NO ONE STEPPING FORWARD, WE WILL CLOSE THE PUBLIC HEARING AT 627. DO I HEAR A MOTION FOR APPROVAL? I'LL MAKE A MOTION TO APPROVE. DO I HEAR A SECOND? SECOND? WE HAVE A MOTION FOR APPROVAL. AND A SECOND. I'D LIKE TO APPROVE IT WITH THE CONDITION THAT THE TRAFFIC STUDY DOES NOT RAISE ANY RED FLAGS. THE TRAFFIC STUDY IN THE MOTION HAS ALREADY BEEN MADE. AND THE ASSOCIATED TIMING OF THE ROAD INFRASTRUCTURE CHANGES. MOTION HAS ALREADY BEEN MADE, AND WE'RE VOTING. YOU CAN VOTE IT DOWN ALL THE WAY UNTIL AFTER THAT MOTION. I WILL STATE THAT FOR OUR DEVELOPMENT REQUIREMENTS, TRAFFIC IMPACT ANALYSIS IS REQUIRED. AND THEY WOULD HAVE TO DO ANYTHING TO ADDRESS THAT. ANY IMPROVEMENTS TO MEET THAT TRAFFIC IMPACT ANALYSIS, REGARDLESS OF IF YOU HAD AN EMOTION FOR THE ZONING OKAY. ALL RIGHT. MOTION CARRIES [4.C. VOTE] UNANIMOUSLY. THAT BEING OUR LAST ITEM OF BUSINESS. THANK YOU EVERYONE. IT'S NOW * This transcript was compiled from uncorrected Closed Captioning.