Loading...
HomeMy WebLinkAboutPZ 2010-06-17 MinutesMINUTES OF THE MEETING OF THE PLANNING & ZONING COMMISSION OF THE CITY OF NORTH RICHLAND HILLS, TEXAS JUNE 17, 2010 1. CALL TO ORDER The meeting was called to order by Randy Shiflet at 6:30 p.m. 2. ROLL CALL PRESENT Chairman Vice - Chairman ABSENT Ex- Officio CITY STAFF Chief Planner Building Official Director of Planning & Dev Managing Dir. Dev. Svcs. Civil Engineer Recording Secretary Randy Shiflet Bill Schopper Don Bowen Mark Haynes Steven Cooper Mike Benton (arrived after rollcall) Dianna Madar Kathy Luppy Eric Wilhite Dave Pendley John Pitstick Mike Curtis Caroline Waggoner Gina Pastre 3. Approval of Minutes from the May 20, 2010 Planning & Zoning Commission Meeting. APPROVED Bill Schopper, seconded by Steven Cooper, motioned to approve the minutes of the May 20, 2010 meeting. The motion was carried unanimously (6 -0). 4. Approval of - Minutes from the June - 3, 2010 Planning & Zoning Commission Meeting. Page 1 of 12 06/17/10 P & 2 Minutes APPROVED Bill Schopper, seconded by Mark Haynes, motioned to approve the minutes of June 3, 2010 meeting with the correction of the names for the call to order. The motion was carried unanimously (6 -0). 5. General Discussion regarding Amendments to the Town Center Zoning Ordinance. John Pitstick said that Council has charged the staff and the Planning & Zoning Commission with revising the Town Center code. We had a brief work session last week and tonight we will be going through the text revisions. I would like to go over the adoption process. We have a draft document and we are recording for historical purposes as we go through the whole process. We are proposing work sessions to identify the text revisions and we will come back on July 1, 2010 with a revised regulating plan map. Today's meeting we will be covering building types, open space standards, signs within the town center, site design, improved architectural standards, quality building amenities and overall administration. We hope to get a consensus from the Planning & Zoning commission at today's meeting and come back in a couple weeks on July 1, 2010. It is our intent to have a revised regulating plan from the developers with density caps, talk about flexible building spaces and finally the permitted uses. It would be our plan that the final draft document would be available to the public on Friday July 2, 2010 once the P & Z Commission has approved the final draft document. We are proposing to have a couple stakeholder meetings on Thursday July 8 th and Tuesday July 13 which would be prior to the formal public hearing. If everything moves smoothly then we would have a formal public hearing before the Planning and Zoning Commission on July 15 and the city council public hearing on July 26 . We are certainly open to moving dates as we get into possible issues. We want to get input from the Planning & Zoning and cover the proper areas that are needed. We want to allow the public some input through the stakeholder meetings and public hearings. Randy Shiflet said between the July 2 nd and July 15 meetings staff will also take email input from anyone that has any concerns. John Pitstick said yes. We are not making the document public yet because it will be changed. It is our goal to have it complete by July 1 St in draft form and make it public on July 2 nd and then at that time we would take input. Then at the July 15 meeting we would share any input that we have received through the stakeholder meetings and emails with the Commission. Randy Shiflet said that he wanted to clarify for the parties attending the meeting that there can be input provided started on July 2 nd and we will be considering that. Tonight is just information gathering and discussion for the commission. We have almost a month where input is welcome and will certainly be considered. John Pitstick said that the dates for the stakeholder meetings may move but for right now those are open dates. Tonight we are going to cover 10 basic things. We will be discussing the background and Summary, Permitted Uses, We have added a new table Page 2 of 12 06/17/10 P & Z Minutes with allowed building types, urban standards, use standards, identify public open space requirements within the town center district. Eric will discuss the site design criteria and architectural standards. Basically we are taking some of the standards from the Transit Oriented District document. Most of the things are going to be existing architectural standards that are currently enforced on the private sector side. We have borrowed from those to move them over into the public sector so it gives the Development Review Committee the ability to review those from a finer tune architectural style and standards. Dave Pendley will be going over quality building amenities. We know that we will be getting more multiple story buildings and more density and so we wanted to make sure that included some quality building amenities. I will finish off with the Administration and discuss how this is going to be enforced. This is 1998 version that we hope to upgrade it to 2010 standard. The background and summary, The Town Center District was created in 1998. The (TND) stands for Traditional Neighborhood Development as opposed to conventional neighborhood development that would be suburbia type zoning,The traditional is a form base where emphasis is placed on the form of the building. It does allow mixture of uses and the buildings are closer to the street and pedestrian friendly. The document that we will be making public we will be taking the current existing approved Town Center zoning and we are showing where we are crosshatching out the areas and what we are proposing to change. The citizens as well as Planning & Zoning Commission will be able to see exactly what is being changed. We are not creating a whole new document but just taking the existing document and updating to 2010 standards. The Hometown and Town Center was the Tax Increment Financing District. The actual Hometown development is approximately 300 acres that is actually zoned for Town Center. The Tax Increment Financing District covers about 600 acres that encompasses the area around Hometown. The incremental tax received from that taxing district goes to pay for the library, recreation center and potentially the performing arts and conference center. The library and recreation center comes from city taxes. The performing arts and conference center has taxes that are funded from Tarrant County College and the hospital. We have talked to Tarrant County College recently and they are in the middle of building their downtown center in Fort Worth. They are spending a lot of effort and energy on that project right now but they have told us that they still plan to build and construct the performing arts and conference center within the Town Center. The regulating plan was originally developed in 1998 and revised in 2004. This is a city initiated zoning and city council has tasked the staff and planning & zoning to go through this process. This is our 2 nd work session meeting and still have one more planned on July 1 It is our intent that we will look at it from the 1998 standards to 2010 and hopefully develop some quality upgrades in terms of architectural features, quality building amenities through the Town Center development standards that we are proposing to add. The revised regulating plan is primarily driven by the developer. The city cannot predict what will happen so we wanted to give flexibility to the developers in terms of revising the regulating plan. We hope to receive that in the next week and hopefully get you updates in preparation for the July 1St meeting. The regulating plan would need to be supported by the development community in terms what their ptans are for development the - 100 acres on the east side of the lakes. Hopefully we will have the revised regulating plan for you to review at the July 1 St meeting. Page 3 of 12 06/17/10 P & Z Minutes John Pitstick went over some text revisions on the current plan. On page 2 of the draft shows the general conditions and discusses landscaping and signs. The current plan basically referred to our general standards in landscaping and sign regulations. We have taken some of the standards from the existing TOD Development and added sign specifications and a table that includes the allowances for wall, monument , window and blade signs. This is more typical for what you would see in a mixed use development where you would have a wider sidewalk and buildings are closer and they have awnings. The typical For Sale or Lease signs, banners. Sandwich board signs normally would be allowed in an urban area so we will be allowing those in the commercial core and general areas. This is taken almost exclusively from our TOD sign regulations so this adds a little more fine texture in terms of what types of signs that you would see. We recommend that this would be included as a sign use table that would be part of the regulations. We are also recommending that the landscape requirements be referred to different sections. Rather than referring to the general regulations, for example the typical landscape requirements would be a 15 foot landscape buffer and a parking lot and a building. In a town center area most of the buildings are going to be right up against the property line. There are zero setbacks so there are some different regulations for landscaping in those conditions. We are proposing that the landscape requirements be within the new code. Randy Shiflet asked if this had reference to the landscape? John Pitstick said that what we are proposing for the landscaping. We are recommending references to the open space standards to the thoroughfare types. There are thoroughfare types that require certain parkway areas and also to the site design criteria. It is covered in 3 different sections. Randy Shiflet asked if that was included in their handouts? John Pitstick said yes. Some of it is existing and some of it is new. What we are proposing is Section 8 open space standards, Section 9 thoroughfare types, Section 11 site design criteria. If you were looking for landscape requirements along the street you would refer to thoroughfare standards, if it is an open space area you would look for those standards or site design criteria would also mention the type of landscaping that would be required. There is a new section on page 4 under property owners association at the top 118 -468 of the existing code. We have met with out city attorney's office and the original code allows for the city to enforce private deeds and covenants. The city attorney states that there are some legal issues with that, in paragraph 4, 6, 9. The city attorney has recommended that we remove those sections from the current document. There is still a requirement for property owner association but it is only a requirement to provide an architectural review committee. The management of the property owner association is a private concern that needs to remain private. When the public receives this document it will show crosshatches in there showing that we are eliminating those sections. We are proposing that lots and alleys detail be eliminated at the regulating plan stage. It would be required at the concept and final site plan stage. That whole section deals with the zoning request submission requirements. We are taking out the adjacent Page 4 of 12 06/17/10 P & Z Minutes subdivisions, the architectural renderings, proposed shared parking and we are allowing for revisions to the regulating plan to be general in nature. They will have to show the general streets and blocks and proposed dedicated open spaces. On pages 19 & 20 we are describing the table of allowed building types. We are proposing to adding a general statement that the drawings that are contained in this table illustrate the general height of stories and the type of frontage of the proposed building types and do not represent a building design. It must be replicated either in detail or generalities except as described in this text. These are just general drawings it shows what is and isn't permitted in each district. We are proposing that statement to be at the top of that page. On page 22 we are proposing to add that non extension of frontage standards. Normally the frontage standards are anywhere from zero and twenty feet so you are forcing the buildings closer to the street. There are some concerns on how that is handled and we are recommending that for non town center street frontages to extend the setbacks up to a maximum of 80 feet. These may be approved by DRC as part of the final site plan approval on buildings directly adjacent to non town center streets frontages. If a building has a town center street frontage then they will have to meet the closer setbacks at the street. We hope to get some attractive buildings on Boulevard 26 that would be in front of the current and maybe even allow teaser parking such as 2 rows and that is how we came up with the 80 feet. On Page 26, One of the issues that we looked at is the building corners. The traditional neighborhood development calls for more box buildings so to allow for some flexibility we are recommending that we remove the building corner requirement. If you will look at the top of the page it states building corners in the edge zones 8 max, general zones 6 max and then 4 max. Basically 4 max is a box there is only 4 corners allowed in that. It could be courtyards or things that like that could cause more building corners to be there. That is just an effective regulation that would prohibit specialty buildings or things like that. We recommend removing that column. Randy Shiflet said that you mentioned that you mentioned page 22 and 25? John Pitstick said that on page 25 where it says setback a building front and go to center zone and core zone we recommend an asterisk at those two places where it states 0 -20 feet and put the same note that would allow the DRC to approve setbacks on non town center streets. Randy Shiflet asked if that would be included in our packets? John Pitstick said that the same note that he just read would be an asterisk under those two sections. All the interior streets within the town center would have to meet the building setbacks closer to the street. We are allowing some flexibility for lots that are directly adjacent to Boulevard 26, Mid Cities or other non town center streets. Also on Page 26 regarding commercial ceilings. We are recommending changes from 11 feet to 15 feet. We want to encourage more first floor commercial in the core. We think 15 feet would allow a restaurant to come in there. The measurement would be Page 5 of 12 06/17/10 P & Z Minutes from the floor of the first level to the second floor. It just opens it up better for a commercial standards. On Page 34 the sidewalk widths on the commercial streets you see a CS- 70 -40, CS -90- 60, CS- 100 -56. It requires a 15 foot sidewalk width. We are proposing that this width be measured from the front of the property line to the nearest part of the tree well. On commercial streets we require a tree well that is typically 4 feet by 4 feet. From the curb you have a 4 foot tree well then there would be 11 feet behind that tree well. You are getting the 15 feet it is just measured differently. We are allowing some flexibility for that tree well to go in there. We are proposing to reduce that from 15 feet to 11 feet but it will be measured from the property line to the nearest point of the tree well. This would allow for sidewalk cafes and other activities. They have to maintain 6 foot of clear space throughout the area. On page 34, 35 you see proposed street trees, cedar elm, red oak , Chinkapen Oak, Live Oak, Burr Oak. They are coming up with some new street trees in the area and we wanted to not specifically designate those. We wanted to allow for other street trees to be included or further allowance for DRC to approve other species. We just want to put in a general statement in there in case we come across a situation where there is a problem with a specific type of tree. Public Open Space on page 45, green space owned or operated by the public. This could be owned and operated by a Homeowner Association. For example on the west side their several pocket parks that the city does not maintain. We maintain the main lakes out there and some other things. We are not opposed to allowing for public open space to be maintained by a property owner association as long as they offer access to the open space. We don't want a private courtyard to be counted as public open space. Instead of saying shall be operated by the public it would state that it should be operated by public or private entities for the use and enjoyment of the public. There are quite a few pocket parks in Hometown that are used by the general public and we want to encourage this and not require that this be dedicated to the city. Architectural standards on Page 49, This is a new addition and we will be removing one sentence from this text. "Prior to submittal of any building plans to the city within the town center zoning district, the town center architect shall review and approve conformance to all private standards. That is up to them to approve their private standard from a private town center architect. We are proposing to remove that sentence from the text. It is another legal issue that the city attorney says that is not necessary for us to include in the public document. Administration of Town Center code is a little confusing so we are recommending that this be changed. The dark red color is the new changes to the changes that were proposed before. The development review process is clarified that the Planning & Zoning Commission and city council are responsible for the platting procedures of the preliminary and final plat as well as changes to the regulating plan. The DRC would be responsible of the concept plans and final site plans: We clarified that all development or redevelopment on properties more than 10 acres shall require a concept plan prior to a site plan. Development must have a site plan and final plat Page 6 of 12 06/17/10 P & 2 Minutes approved by the city prior to the building permit application. Concept plans shall be required prior to submittal for a preliminary plat. John Pitstick said that one of the things that we are doing with the current regulations is that we require a Special Use Permit for all multi family uses throughout the whole city. We are proposing to remove the Special Use Permit requirement. The developers came forward and requested a Special Use Permit and some of the issues they had fallen into were that they didn't know what their details were in terms of how they wanted to develop the property. Our Special Use Permit required specific details in terms of architectural renderings and site plans. It did not work from that perspective so that is part of the changes that we are recommending with the revised architectural and building standards. The revisions with the quality development standards we are proposing to remove the SUP requirement. We are placing specific requirements on those regulations based on the sub districts or sub zones within those areas. We are basically allowing less urban to more urban uses within the sub zones. In reviewing the regulating plan it has the edge zone, general zone, center zone, and the core area. As you move closer to the core you will get more dense areas and as you move away from the core you will have less dense areas. That is part of the original plan and we want to continue with that. The mix uses and the higher densities would be allowed closer to the Town Center core. The allowed building types will have diagrams of potential buildings so if someone were to come into the office they would know the allowable building types for their district. We have defined the architectural features a little more, Shopfront building, 3 -story mixed use loft, 4 story mixed use loft, 2 story live work, apartment building, multi unit house, townhouse and detached house. Those are the allowable general building types that would be allowed. The 4 story mixed use loft would only be allowed within the core area and they would have to have first floor commercial and could have multi family above that. It would define where those building types would be allowed. The urban standards proposed changes are for the building setbacks along the major arterials of non town center streets, Commercial ceiling heights will be going from 11 feet to 15 feet to encourage the commercial development in the core areas. We will be bringing back density caps for each sub zone. There are 4 sub zones and there will be density caps for each of those sub zones based on the new regulating plan that we will be bringing forward. The Use standards will be eliminating manufacturing uses in Edge and General zones. There was a much larger office component at one time that was proposed in the core area so we have eliminated that. The only manufacturing would be more craftsman and it would have to be totally inside with an accessory building no greater than 500 feet. So for example if we had a clock maker or some type of small craftsman assembly we did allow for that and it has to be in accessory or separate building no greater than 500 feet. Public Open Space is a key component that be included. They have done a good job on the west side of the lakes and we want to continue that and make sure that is proposed. The TOD ordinance states that you have to provide 10 percent of the gross area in open space but 50% of that can be in a private space. We know that Page 7 of 12 06/17/10 P & Z Minutes there will be private courtyards and areas within the area. We recommend that we state 5 % of the gross acreage within the Town Center core must be provide public access and shaded pedestrian connectivity. We want to encourage more of the open space and it can be private owned or maintained or public owned and maintained. We would allow plazas and promenades but they have to accessible from the public and we would also allow for better public access through better shaded pedestrian connectivity. If they added trees and have an extra wide sidewalk like an 8 foot sidewalk to allow for cyclists or pedestrian traffic. That would be a pedestrian corridor to get you to the Recreation Center or Library or Town Center core area. Eric Wilhite went over Site Design Criteria. The main thing that we wanted to do was to add a section for the private design guidelines that were established after the Town Center zoning ordinance that the city administrators and Hometown Developer that was used as The Venue went in. It has a lot of good design criteria in it and it wasn't really able to be administered by the city. We have gone through and refined what we do have on the books already. One of the key elements is that is describes the streetscape and the public realm including trees, lights, street furniture, sidewalk dining and open spaces. We have Parker and the buildings are built up to the right of way line so you have a lot of elements that are happening in what is called the public realm or the public portion of the development. In the zoning ordinance we will have a little graphic or cross section of a potential development that will show where the public land and building fronts clear across to the other side of the street. What is behind or in the urban forest and parking areas and carports on the private side of it. The amendment adding this design criteria into the ordinance is kind of the outline that I will go by. The pedestrian portion of the street and the streetscape will also include the width of the streetscape. The 11 foot sidewalk and the tree wells and open space depending on what type of street. There are several types of street types within the Town Center zoning. The landscape material that can be used to be creative with that and the street lights spacing. The different types of street signs and street furniture which is important since this is a pedestrian friendly environment. The public open space and we are looking at the percentages that would be and the public space operated by the public or private entity. We have also included the design criteria for the private open space because there will be the courtyards that are created through the structures that are designed and built and those aren't really accessible to just anyone off of the street. They are people that are using those particular structures or facilities. The courtyards, balconies are some of the major ones that occur on the front or side facades. When we are including information on the off street parking it also refers back to other portions of the Town Center ordinance. Landscape regulations and the amount that is required for parking lots and areas. Lighting and light poles for area lighting need to be looked at and addressed. Accessory structures, dumpster enclosures instead of referring to the other section of our ordinance it is being added into this within the design guidelines. Utility equipment such as TXU boxes and those types of things we will have to take a closer look at when we are looking at reduced setbacks and design. Covered parking such as carports criteria is most times they have to refer to the other portion of our zonin ordinance for that. The fencing and different uses that require it and the types of fencing thaf are allowed will be included. The Architectural Standards will be a little more refined. Some of these we have pulled from the other TOD ordinance and pulling from the private side and putting in the public Page 8 of 12 06/17/10 P & Z Minutes document. Those include the commercial mixed use buildings is a section, the types of facade, we have some examples to show different architectural elements of the building facade and how those are supposed to occur. When staff is going through and reviewing the concept of the site plan we have guidelines to review. We will break it down to the maximum floor heights and the transitions from A to B facades. There are different treatments that have to occur on A which is the front side most prominent side of the structure that you see from the street and the B facade which is primarily the side and the rear. Those are defined and treated a little bit differently on the type of architecture. Obviously the front would have to be more "dressed up" so to speak. We will also look at the total glass area, the bulk head, display windows of glass, the seals, jams, entry doors. We will have some other illustrative examples that we don't have on the power point that we will put in here similar to what we have put in the TOD so that we can see the concept. It isn't saying that you have to do that type of style. We are trying to figure out how it is going to work with the Town Center Architect approving before the city submittals during the site plan process. The DRC will approve all commercial mixed use apartments and townhomes and single family will still follow current private review as they have in the past. This is some of the illustrative examples and we aren't sure if we will be using these or not but it shows the building facades, the storefront, the sign band. The roof lines and visible material and building materials that will have to be used are going to be included in the ordinance as well. The multi family residential architecture building types that will be allowed in each sub zone. The graphic that will show how all of those need to lay out as far as location on the street. The building massing, architecture elements and building materials. A lot of these elements were already in the accessory to add that into Architect. Now we are going o the Town Center zoning for DRC and staff to be able to review more. John Pitstick said that there have been a lot of changes in the last 10 years and there is a lot of smart design and a lot of activities and certification for this type of zoning activity. Eric Wilhite said that we are trying to do this to where we can work with the developers to make it or new developer who hasn't done a form based code or traditional urban development can understand it. It isn't always easy at first probably for most or staff once we can read it and have enough spirit of intent to follow it. That is what the illustrations and definitions are for. Many have the key times there teat T he public style on the facade but they still have to Y elements o maket work realm and the street scape and those types of things are important too. Dave Pendly went over Quality Building Amenities. One of the things that we are concerned about with the allowance of the more urban features and the higher densities is that we didn't accidentally decline in our quality of buildings. We went over some issues to reassure everyone that the additional densities was not going to compromise the quality of construction that we already have. One of those things is to require buildings 3 stories and above to have elevators. Building codes don't kick in until the 4 th story where elevators are concerned typically. Some of the complaints that we received was that the 3` floor was really hard for some people. We thought that this would be a great way of making sure that we have quality and provide more ease in use of the buildings that will be constructed. We also received comments on the enclosure of Page 9 of 12 06/17/10 P & z Minutes stairways and corridors. Many times in apartment buildings you see that they are open at the ends or at the stairways to the air. Those types of styles tend to let weather in and look as though they have lower quality standards. Some of the complaints is that the rain or snow was getting into these areas and when those are closed to the weather it keeps the quality of the building there. When we get to these taller buildings such as apartments the Fire Alarm and sprinkler systems kick in automatically most of the time anyway. But we want to make sure that it becomes mandated that they have Fire Alarms and sprinkler systems. Next is the roof top units. We want to make sure that when we have these types of buildings that the HVAC units are hidden. This can be accomplished by putting them on the roof and hiding them with screening. They are not sitting on the ground where the vegetation may die that screens it and then we have these units visible to all. We are currently under the 2000 International Energy Conservation Code. That is mandated by the State of Texas. We want to get ahead of the curve because this will become a mandate in commercial buildings in about a year from now. We would like to go ahead and change to the require the 2009 IECC. Some of the things that this new code does it creates a 15% more efficient building above what is already the code. We think that we have pretty strict standards now as far as energy efficiency now. This new code is going to bump that up another notch. One of things it requires is that it increases roof insulation. h ill be bumping t. to R -38! buildings need an R -30 to meet energy sta ndards and they w They are also increasing the U values which is the rating of the insulation power of a window. The ratings of the solar heat gain coefficients which allow the radiant heat to pass through the window. If you are standing beside a window on a winter day and you can feel the heat, that is what you are feeling. That may be good in the winter time but that is not good in the summer time and they are trying to restrict the ability of that happening. They are increasing the air barrier requirements for the exterior to try to keep out even more infiltration. They are going to require the ducting in a new building be tested post construction. They will come in and check for leaks that may be in the ducts. That is something that we aren't even looking for now, for example some people may be accidentally cooling their attics and don't even know it. They are going to require more efficient lighting in public c e s and permanent light fixtures. In this area lam areas also going to require 50% more efficient p of town they are going to be ahead of the rest of the city for a year or so until the other code catches up. Mike Benton asked if we already have some standards in place for the elevators? Dave Pendley said right now the building code a bove has written and we an elevator. e a local amendment that anything that has 3 stories Mike Benton asked if there is a certain square footage? ze What size does it have to be? Do we have standards as to what type of o Dave Pendley said yes. There are building codes on that. Only one elevator is required until you get into high rises that kick in at 55 feet. - 1 don't think - that we will - be seeing any of those. The standard size elevator -isindicated -by- the ARA guidelines and - will take precedent over that and you are getting sm all indoor standmeasurements it I would be almost a the publ c of a bathroom. They are not just a elevator. Page 10 of 12 06/17/10 P & Z Minutes Randy Shiflet asked if this is step toward or incorporating some elements of LEEDS. is Dave Pendley said yes. They are independent, e do share a common l e ement as fa Code as wr by a different group then LEEDS. Y commercial buildings as to whether they will use is used for commercial energy fgodesan d allow you to do that as Ashray -90.1. That LEEDS and you are required to meet that standard, this allows that standard to be met but they are not one in the same. John Pitstick said that one of the things that we talked ente to be silver aca and ead ertfed Recreation Center. They are proposing the recreation In looking at this there is almost $150,000 cost in just the permitting for lead certification. They can say they are LEED certified but to get certified and have everyone come out and go through the process. Randy Shiflet said that he didn't know how much it cost to get certified but my point was more that this is a step towards energy efficiency but not going the full extreme that has to be done. Dave Pendley said that if you meet this you won't necessarily be eligible to be Lead certified. There are several areas such as site plan, connectivity and other areas in the Leads process that are In addition to this. Randy Shiflet said and you didn't pay that $150,000. Dave Pendley said that you would definitely get close and meet the energy efficiency requirements for Leads. John Pitstick said that we are looking at a practical way to allow more energy efficiency without burdening the process through a formal certification program. But I agree with you in 5 years from now all cities may be LEAD o more green and the EAD a more efficient becoming to encourage energy economy has a lot to do with it. We loo k efficiency without burdening the certification process. Randy Shiflet said that it is going to happen whether we do it or not because in a year in a half you won't be able to buy incandescent light bulbs. John Pitstick said that the city council approves the regulating plans and any zoning amendments. We are going through the process now of the text revisions and r the regulating plan through a formal public hearing process. The DRC would app e concept and site plans based on enhanced building and development standards that we have outlined here today. We also have a section to allow for development flexibility and then modification or incentives can be reviewed under special development plans. They Would be subject to P & Z and council approval. If itis a specialized building that - can't meet these standards or specialized z There s a for alaowi the developers be something that we want to support. back in on a specific site with a SUP. If you have any input you are welcome to to come email a with any questions or comments that you may have. We would like to take the Page 11 of 12 06/17/10 P & Z Minutes i t II I I II I ' changes that we outlined today with the document that we gave you and update that sed and begin to come back next time and come back before broken down by each sub z regulating plan that would include specific density cap quire and then specify some flexible building spaces. In the roa4 l core area we story building the the first floor has to be retail or commercial. If they have a 3 commercial core the first floor has to be built to commercial may not be able b o some buildings that would be built that based on market conditions occupied for commercial uses. We are talking about o or n something ng like that until e they could be allowed to utilized for efficiency apartments e and commercial market came along. We are trying to define and what s are my open bo t hat it would be limited to percentages and total building w e in an interim time frame before and think that this could be a way to occupy p commercial came on board. 6. ADJOURNMENT There being no other business, the meeting adjourned at 7:51 p.m. Chairman Secretary Randy Shiflet Fon Bowen Page 12 of 12 06/17/10 P & Z Minutes