08/05/2019-CC-Minutes-Work SessionCITY OF SANGER, TEXAS
MINUTES: WORK SESSION CITY COUNCIL MEETING
Monday, August 5, 2019 5:00 PM
502 Elm Street, Sanger, Texas
COUNCIL MEMBERS PRESENT:
Mayor Thomas Muir; Mayor Pro Tem Gary Bilyeu; Councilmember Marissa Barrett;
Councilmember Dennis Dillon; Councilmember David Clark.
COUNCIL MEMBERS ABSENT:
Councilmember Allen Chick
STAFF MEMBERS PRESENT:
City Manager Alina Ciocan; Finance Director Clayton Gray; City Engineer Tracy LaPiene; Director
of Economic Development Shani Bradshaw; Director of Development Services Ramie Hammonds;
Planner Muzaib Ruiz; Cheryl Price City Secretary.
1.Call Meeting to Order
Mayor Muir called the City Council Work Session to order on Monday, August 5th at 5:00 PM.
2.Overview of Governmental Accounting & Property Taxes
Overview of Governmental Accounting and Property Taxes presented by Clayton Gray, Finance
Director.
Finance Director Clayton Gray provided a brief summary of governmental accounting, the budgeting
process, and property taxes for the benefit of the new Councilmembers and citizens in the audience.
3.Presentation and Discussion of a Potential Public Improvement District
Director of Development Services Ramie Hammonds made the introduction. She noted the
applicants are present to discuss the proposed project. Basically, the project starts just east of the
railroad tracks and goes to Marion Road and from FM 455 over to Lois Road. The proposed
project encompasses quite a few acres and the applicant would like to present the project.
Kelsey Smith, Leasing and Sales for Emerson Commercial, was recognized and gave an
introduction to the Proposed Stephens Towne Crossing Mixed Use and Commercial Development
Project and introduced the team involved. Craig Wagner, part of her team, Kirk Wilson and his
associates who are working with them on the Bond Program and the PID; the Kimley Horn Team
Mr. Brent Murphree, Tracy ShannonKilmer; and Mr. Paul who is the Landscape Architect (not
present); and Stefan and Amador with O'Brien Architects.
Tracy ShannonKilmer introduced the property through a handout and a power point presentation.
She noted there are five properties. Three of them will be coming before the Council as a
Zoning/Planned Development request and four of the properties will come before the Council for the
bond package as a PID. She noted the three properties which are coming before the Council as a
Page 1
CITY OF SANGER, TEXASMINUTES: WORK SESSION CITY COUNCIL MEETINGMonday, August 5, 2019 5:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Mayor Pro Tem Gary Bilyeu; Councilmember Marissa Barrett;Councilmember Dennis Dillon; Councilmember David Clark. COUNCIL MEMBERS ABSENT:Councilmember Allen ChickSTAFF MEMBERS PRESENT:City Manager Alina Ciocan; Finance Director Clayton Gray; City Engineer Tracy LaPiene; Directorof Economic Development Shani Bradshaw; Director of Development Services Ramie Hammonds;Planner Muzaib Ruiz; Cheryl Price City Secretary. 1.Call Meeting to OrderMayor Muir called the City Council Work Session to order on Monday, August 5th at 5:00 PM.2.Overview of Governmental Accounting & Property TaxesOverview of Governmental Accounting and Property Taxes presented by Clayton Gray, FinanceDirector.Finance Director Clayton Gray provided a brief summary of governmental accounting, the budgetingprocess, and property taxes for the benefit of the new Councilmembers and citizens in the audience. 3.Presentation and Discussion of a Potential Public Improvement DistrictDirector of Development Services Ramie Hammonds made the introduction. She noted theapplicants are present to discuss the proposed project. Basically, the project starts just east of therailroad tracks and goes to Marion Road and from FM 455 over to Lois Road. The proposedproject encompasses quite a few acres and the applicant would like to present the project.Kelsey Smith, Leasing and Sales for Emerson Commercial, was recognized and gave anintroduction to the Proposed Stephens Towne Crossing Mixed Use and Commercial DevelopmentProject and introduced the team involved. Craig Wagner, part of her team, Kirk Wilson and hisassociates who are working with them on the Bond Program and the PID; the Kimley Horn Team Mr. Brent Murphree, Tracy ShannonKilmer; and Mr. Paul who is the Landscape Architect (notpresent); and Stefan and Amador with O'Brien Architects.Tracy ShannonKilmer introduced the property through a handout and a power point presentation. She noted there are five properties. Three of them will be coming before the Council as a
Zoning/Planned Development request and four of the properties will come before the Council for the
bond package as a PID. She noted the three properties which are coming before the Council as a
Planned Development are the Stephens Tract the Pruitt Tract and the Miller tract to the north.
Tracy ShannonKilmer noted that instead of a very expensive railroad crossing they proposed doing
Indian Lane as a collector up to Lois that would alleviate some of the traffic and congestion along
Marion Road. She summarized the Commercial Corridor that they proposed along FM 455 noting
that they have some commercial companies that are already interested and signed up and all they
need is the zoning. She noted that typically the residential comes in first and then the commercial
later. This time the commercial development wants to come in and the residential will follow. Some
of the businesses noted were a Grocer, a gas station and some inline retail and restaurants and
medical office. She then summarized the incorporation of the flood plain making trails along the
creek and open space pockets. She summarized the neighborhoods and villages that were
proposed as you go up the collector to Lois Road and noted that it sets it self up for phasing of the
development and for different builders to come in as well for different pockets of builders, price
points, etc. They want to create a walkable corridor all the way up to the Miller property and
noted the topography on the Miller property and how it would incorporate into keeping as many
topographical natural features as possible.
Stepfan Haessig and Amador Saucedo of O'Brien Architects were recognized and summarized the
look and feel of the proposed commercial development. They noted that the architecture would
build on a sense of community and they were going to use natural native materials such as stone,
wood and accents of metal, steel and exposed concrete and unique lighting techniques. It is a Texas
prairie modern architecture and will create a backdrop where people will live, work, and play.
Tracy ShannonKilmer summarized the proposal further pointing out that the main entry would be
across from the high school. and summarized the landscaping features noting a dog park and how
the restaurants and the open area would incorporate into some event and gathering places while
waiting for meals, also for concert areas, movies, events, etc., an active hub that brings the
community together. All connected by trail connections which she summarized.
Kirk Wilson was recognized. He noted that there is approximately 190,000 square feet of
commercial planned and they have approximately 42,000 square feet with letters of intent pending
for commercial use. They also have pending negotiations on an additional 14,000 square feet. The
first phase of this project is planned to be finishing all of the commercial pads and approximately 215
residential lots. This is basically the Stephens Towne Crossing tract. He noted there is an additional
66 lots that they may also develop with the Phase 1 of the development. He stated that they do
want to move rather quickly in a process with the City Council to gain approval for the land use
standards, the development agreement details, and things of that nature. One component of the
project is a Public Improvement District (PID) and they have visited with their counsel about this
about a year or two ago and the concept has not changed. He noted they have a brief presentation
on PID's.
Trip Davenport , underwriter with fmsbonds, Inc. Celina, Texas, was recognized. He summarized his
history and provided a copy of his presentation, and also presented it as a power point. He noted
he does not represent the City, does not represent the developer. He represents the bond holders.
He noted that the city would have a financial officer and a bond council which will represent the City
through the negotiation of the bond process. He noted he has an adversarial relationship with the
developer and that they will do due diligence on the developer, litigation searches, financial
information, contracts, etc., and summarize it all in an offering document. There will also be
information obtained about the city. They will go into the market with the City acting as a conduit
issuer of special assessment bonds which can only be used to fund the public improvements related
Page 2
CITY OF SANGER, TEXASMINUTES: WORK SESSION CITY COUNCIL MEETINGMonday, August 5, 2019 5:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Mayor Pro Tem Gary Bilyeu; Councilmember Marissa Barrett;Councilmember Dennis Dillon; Councilmember David Clark. COUNCIL MEMBERS ABSENT:Councilmember Allen ChickSTAFF MEMBERS PRESENT:City Manager Alina Ciocan; Finance Director Clayton Gray; City Engineer Tracy LaPiene; Directorof Economic Development Shani Bradshaw; Director of Development Services Ramie Hammonds;Planner Muzaib Ruiz; Cheryl Price City Secretary. 1.Call Meeting to OrderMayor Muir called the City Council Work Session to order on Monday, August 5th at 5:00 PM.2.Overview of Governmental Accounting & Property TaxesOverview of Governmental Accounting and Property Taxes presented by Clayton Gray, FinanceDirector.Finance Director Clayton Gray provided a brief summary of governmental accounting, the budgetingprocess, and property taxes for the benefit of the new Councilmembers and citizens in the audience. 3.Presentation and Discussion of a Potential Public Improvement DistrictDirector of Development Services Ramie Hammonds made the introduction. She noted theapplicants are present to discuss the proposed project. Basically, the project starts just east of therailroad tracks and goes to Marion Road and from FM 455 over to Lois Road. The proposedproject encompasses quite a few acres and the applicant would like to present the project.Kelsey Smith, Leasing and Sales for Emerson Commercial, was recognized and gave anintroduction to the Proposed Stephens Towne Crossing Mixed Use and Commercial DevelopmentProject and introduced the team involved. Craig Wagner, part of her team, Kirk Wilson and hisassociates who are working with them on the Bond Program and the PID; the Kimley Horn Team Mr. Brent Murphree, Tracy ShannonKilmer; and Mr. Paul who is the Landscape Architect (notpresent); and Stefan and Amador with O'Brien Architects.Tracy ShannonKilmer introduced the property through a handout and a power point presentation. She noted there are five properties. Three of them will be coming before the Council as aZoning/Planned Development request and four of the properties will come before the Council for thebond package as a PID. She noted the three properties which are coming before the Council as aPlanned Development are the Stephens Tract the Pruitt Tract and the Miller tract to the north. Tracy ShannonKilmer noted that instead of a very expensive railroad crossing they proposed doingIndian Lane as a collector up to Lois that would alleviate some of the traffic and congestion alongMarion Road. She summarized the Commercial Corridor that they proposed along FM 455 notingthat they have some commercial companies that are already interested and signed up and all theyneed is the zoning. She noted that typically the residential comes in first and then the commerciallater. This time the commercial development wants to come in and the residential will follow. Someof the businesses noted were a Grocer, a gas station and some inline retail and restaurants andmedical office. She then summarized the incorporation of the flood plain making trails along thecreek and open space pockets. She summarized the neighborhoods and villages that wereproposed as you go up the collector to Lois Road and noted that it sets it self up for phasing of thedevelopment and for different builders to come in as well for different pockets of builders, pricepoints, etc. They want to create a walkable corridor all the way up to the Miller property andnoted the topography on the Miller property and how it would incorporate into keeping as manytopographical natural features as possible. Stepfan Haessig and Amador Saucedo of O'Brien Architects were recognized and summarized thelook and feel of the proposed commercial development. They noted that the architecture wouldbuild on a sense of community and they were going to use natural native materials such as stone,wood and accents of metal, steel and exposed concrete and unique lighting techniques. It is a Texasprairie modern architecture and will create a backdrop where people will live, work, and play. Tracy ShannonKilmer summarized the proposal further pointing out that the main entry would beacross from the high school. and summarized the landscaping features noting a dog park and howthe restaurants and the open area would incorporate into some event and gathering places whilewaiting for meals, also for concert areas, movies, events, etc., an active hub that brings thecommunity together. All connected by trail connections which she summarized.Kirk Wilson was recognized. He noted that there is approximately 190,000 square feet ofcommercial planned and they have approximately 42,000 square feet with letters of intent pendingfor commercial use. They also have pending negotiations on an additional 14,000 square feet. Thefirst phase of this project is planned to be finishing all of the commercial pads and approximately 215residential lots. This is basically the Stephens Towne Crossing tract. He noted there is an additional66 lots that they may also develop with the Phase 1 of the development. He stated that they dowant to move rather quickly in a process with the City Council to gain approval for the land usestandards, the development agreement details, and things of that nature. One component of theproject is a Public Improvement District (PID) and they have visited with their counsel about thisabout a year or two ago and the concept has not changed. He noted they have a brief presentationon PID's.Trip Davenport , underwriter with fmsbonds, Inc. Celina, Texas, was recognized. He summarized hishistory and provided a copy of his presentation, and also presented it as a power point. He notedhe does not represent the City, does not represent the developer. He represents the bond holders. He noted that the city would have a financial officer and a bond council which will represent the Citythrough the negotiation of the bond process. He noted he has an adversarial relationship with thedeveloper and that they will do due diligence on the developer, litigation searches, financialinformation, contracts, etc., and summarize it all in an offering document. There will also be
information obtained about the city. They will go into the market with the City acting as a conduit
issuer of special assessment bonds which can only be used to fund the public improvements related
to this project and he summarized how the funds would be issued. He provided a list of cities that
have used PIDs and stated that cities like PIDs because they are in control of the processes of the
development. He summarized the advantages of a PID over MUDs and noted that some cities also
have included a TIRZ overlay district. He noted that the new residents would receive a disclosure
regarding the taxing of the PID. There would also be a third party administrator that would be
selected by the City that will manage the PID the day to day operations so the City is not burdened
by the administrative headache. The PID will fund the third party administrator chosen by the City.
The developer will also fund a professional services escrow agreement which will fund the City's
professionals through the negotiation and PID issuance process. He summarized the possible
transaction participants and the process timeline and explained the processes regarding if there were
ever the possibility of foreclosure. He summarized the flow of the bond proceeds and the flow of
the PID assessment payments. (Pages 7 & 8 of the fmsbonds, Inc. presentationCity Secretary
Agenda Packet). He noted that these are not risk less transactions and that it is important that we
understand this and that we mitigate it; the Bond Counsel and the Financial Adviser are key
components in this and will help protect the City. They want a successful project and want to keep
the investors happy,their interests are aligned with the City, but there are development risks. An
example is that the development is planned a certain way and it does not happen. There are certain
safety provisions need to be put into the development agreement and in a few other documents to
help mitigate some of the risks so if it does happen there is an exit strategy . There is administrative
and continued disclosure risks. This is the biggest risk he has seen over the years. You really have
to have a good PID administrator who can mitigate the risks by keeping up with all of the
disclosures, etc. The developer is also required to make quarterly disclosures. He noted this is just
the high level points he wanted to touch on, that it is a lot of information. He asked if there were any
questions. There was a brief question and discussion period. Mayor Muir asked how each item
was assessed and it was noted that the PID administrator would come up with a formula which
would assess the use inside and outside of the community to assess each area and as it is subdivided
and platted the homes are assessed. The PID administrator is usually the key player in this
discussion. There was detailed discussion regarding this issue.
Kirk Wilson was recognized and summarized that the assessment would be how much each
property would benefit from the improvement. He that he felt the project would be three separate
PID's. He proceeded to explain how the assessments would be levied and noted that it would
depend on what the maximum tax metric that can be assessed. He noted different averages in
different areas and that in this area the average it is about $3.09 maximum. As long as they are
conservative in this area it seems to work well, That if it is a little high the developer can pay down
the amount to make the assessments where they need to be. He noted from their prospective they
would like to enter into a process and the developer would like to enter into a professional services
agreement with the City to pay for the City's consultants and team that will work with them. They
are not asking the City to be out any money to enter into the process to see if an agreement can be
reached. Mayor Muir noted that the City would want to do our due diligence on what team we
wanted on our side of the equation if we decide to move forward. In a worse case scenario if the
market were to crash, It was noted that another developer may get a deal and purchase the lots for
a lesser value, but since it is a Planned Development they would still be required to be within the
specifications of the development requirements when developing the property.
Brent Murphree with Kimley Horn noted that the lots are 60 x 110 and in the Planned Development
residential size and values were not determined yet. They have an idea but want to make it what the
City wants. So if whatever happens the City will get the same project. The Commercial
development is knocking on the door first which does not usually happen. He brought up Belz and
Page 3
CITY OF SANGER, TEXASMINUTES: WORK SESSION CITY COUNCIL MEETINGMonday, August 5, 2019 5:00 PM502 Elm Street, Sanger, TexasCOUNCIL MEMBERS PRESENT:Mayor Thomas Muir; Mayor Pro Tem Gary Bilyeu; Councilmember Marissa Barrett;Councilmember Dennis Dillon; Councilmember David Clark. COUNCIL MEMBERS ABSENT:Councilmember Allen ChickSTAFF MEMBERS PRESENT:City Manager Alina Ciocan; Finance Director Clayton Gray; City Engineer Tracy LaPiene; Directorof Economic Development Shani Bradshaw; Director of Development Services Ramie Hammonds;Planner Muzaib Ruiz; Cheryl Price City Secretary. 1.Call Meeting to OrderMayor Muir called the City Council Work Session to order on Monday, August 5th at 5:00 PM.2.Overview of Governmental Accounting & Property TaxesOverview of Governmental Accounting and Property Taxes presented by Clayton Gray, FinanceDirector.Finance Director Clayton Gray provided a brief summary of governmental accounting, the budgetingprocess, and property taxes for the benefit of the new Councilmembers and citizens in the audience. 3.Presentation and Discussion of a Potential Public Improvement DistrictDirector of Development Services Ramie Hammonds made the introduction. She noted theapplicants are present to discuss the proposed project. Basically, the project starts just east of therailroad tracks and goes to Marion Road and from FM 455 over to Lois Road. The proposedproject encompasses quite a few acres and the applicant would like to present the project.Kelsey Smith, Leasing and Sales for Emerson Commercial, was recognized and gave anintroduction to the Proposed Stephens Towne Crossing Mixed Use and Commercial DevelopmentProject and introduced the team involved. Craig Wagner, part of her team, Kirk Wilson and hisassociates who are working with them on the Bond Program and the PID; the Kimley Horn Team Mr. Brent Murphree, Tracy ShannonKilmer; and Mr. Paul who is the Landscape Architect (notpresent); and Stefan and Amador with O'Brien Architects.Tracy ShannonKilmer introduced the property through a handout and a power point presentation. She noted there are five properties. Three of them will be coming before the Council as aZoning/Planned Development request and four of the properties will come before the Council for thebond package as a PID. She noted the three properties which are coming before the Council as aPlanned Development are the Stephens Tract the Pruitt Tract and the Miller tract to the north. Tracy ShannonKilmer noted that instead of a very expensive railroad crossing they proposed doingIndian Lane as a collector up to Lois that would alleviate some of the traffic and congestion alongMarion Road. She summarized the Commercial Corridor that they proposed along FM 455 notingthat they have some commercial companies that are already interested and signed up and all theyneed is the zoning. She noted that typically the residential comes in first and then the commerciallater. This time the commercial development wants to come in and the residential will follow. Someof the businesses noted were a Grocer, a gas station and some inline retail and restaurants andmedical office. She then summarized the incorporation of the flood plain making trails along thecreek and open space pockets. She summarized the neighborhoods and villages that wereproposed as you go up the collector to Lois Road and noted that it sets it self up for phasing of thedevelopment and for different builders to come in as well for different pockets of builders, pricepoints, etc. They want to create a walkable corridor all the way up to the Miller property andnoted the topography on the Miller property and how it would incorporate into keeping as manytopographical natural features as possible. Stepfan Haessig and Amador Saucedo of O'Brien Architects were recognized and summarized thelook and feel of the proposed commercial development. They noted that the architecture wouldbuild on a sense of community and they were going to use natural native materials such as stone,wood and accents of metal, steel and exposed concrete and unique lighting techniques. It is a Texasprairie modern architecture and will create a backdrop where people will live, work, and play. Tracy ShannonKilmer summarized the proposal further pointing out that the main entry would beacross from the high school. and summarized the landscaping features noting a dog park and howthe restaurants and the open area would incorporate into some event and gathering places whilewaiting for meals, also for concert areas, movies, events, etc., an active hub that brings thecommunity together. All connected by trail connections which she summarized.Kirk Wilson was recognized. He noted that there is approximately 190,000 square feet ofcommercial planned and they have approximately 42,000 square feet with letters of intent pendingfor commercial use. They also have pending negotiations on an additional 14,000 square feet. Thefirst phase of this project is planned to be finishing all of the commercial pads and approximately 215residential lots. This is basically the Stephens Towne Crossing tract. He noted there is an additional66 lots that they may also develop with the Phase 1 of the development. He stated that they dowant to move rather quickly in a process with the City Council to gain approval for the land usestandards, the development agreement details, and things of that nature. One component of theproject is a Public Improvement District (PID) and they have visited with their counsel about thisabout a year or two ago and the concept has not changed. He noted they have a brief presentationon PID's.Trip Davenport , underwriter with fmsbonds, Inc. Celina, Texas, was recognized. He summarized hishistory and provided a copy of his presentation, and also presented it as a power point. He notedhe does not represent the City, does not represent the developer. He represents the bond holders. He noted that the city would have a financial officer and a bond council which will represent the Citythrough the negotiation of the bond process. He noted he has an adversarial relationship with thedeveloper and that they will do due diligence on the developer, litigation searches, financialinformation, contracts, etc., and summarize it all in an offering document. There will also beinformation obtained about the city. They will go into the market with the City acting as a conduitissuer of special assessment bonds which can only be used to fund the public improvements relatedto this project and he summarized how the funds would be issued. He provided a list of cities thathave used PIDs and stated that cities like PIDs because they are in control of the processes of thedevelopment. He summarized the advantages of a PID over MUDs and noted that some cities alsohave included a TIRZ overlay district. He noted that the new residents would receive a disclosureregarding the taxing of the PID. There would also be a third party administrator that would beselected by the City that will manage the PID the day to day operations so the City is not burdenedby the administrative headache. The PID will fund the third party administrator chosen by the City.The developer will also fund a professional services escrow agreement which will fund the City'sprofessionals through the negotiation and PID issuance process. He summarized the possibletransaction participants and the process timeline and explained the processes regarding if there wereever the possibility of foreclosure. He summarized the flow of the bond proceeds and the flow ofthe PID assessment payments. (Pages 7 & 8 of the fmsbonds, Inc. presentationCity SecretaryAgenda Packet). He noted that these are not risk less transactions and that it is important that weunderstand this and that we mitigate it; the Bond Counsel and the Financial Adviser are keycomponents in this and will help protect the City. They want a successful project and want to keepthe investors happy,their interests are aligned with the City, but there are development risks. Anexample is that the development is planned a certain way and it does not happen. There are certainsafety provisions need to be put into the development agreement and in a few other documents tohelp mitigate some of the risks so if it does happen there is an exit strategy . There is administrativeand continued disclosure risks. This is the biggest risk he has seen over the years. You really haveto have a good PID administrator who can mitigate the risks by keeping up with all of thedisclosures, etc. The developer is also required to make quarterly disclosures. He noted this is justthe high level points he wanted to touch on, that it is a lot of information. He asked if there were anyquestions. There was a brief question and discussion period. Mayor Muir asked how each itemwas assessed and it was noted that the PID administrator would come up with a formula whichwould assess the use inside and outside of the community to assess each area and as it is subdividedand platted the homes are assessed. The PID administrator is usually the key player in thisdiscussion. There was detailed discussion regarding this issue. Kirk Wilson was recognized and summarized that the assessment would be how much eachproperty would benefit from the improvement. He that he felt the project would be three separatePID's. He proceeded to explain how the assessments would be levied and noted that it woulddepend on what the maximum tax metric that can be assessed. He noted different averages indifferent areas and that in this area the average it is about $3.09 maximum. As long as they areconservative in this area it seems to work well, That if it is a little high the developer can pay downthe amount to make the assessments where they need to be. He noted from their prospective theywould like to enter into a process and the developer would like to enter into a professional servicesagreement with the City to pay for the City's consultants and team that will work with them. Theyare not asking the City to be out any money to enter into the process to see if an agreement can bereached. Mayor Muir noted that the City would want to do our due diligence on what team wewanted on our side of the equation if we decide to move forward. In a worse case scenario if themarket were to crash, It was noted that another developer may get a deal and purchase the lots fora lesser value, but since it is a Planned Development they would still be required to be within thespecifications of the development requirements when developing the property. Brent Murphree with Kimley Horn noted that the lots are 60 x 110 and in the Planned Developmentresidential size and values were not determined yet. They have an idea but want to make it what the
City wants. So if whatever happens the City will get the same project. The Commercial
development is knocking on the door first which does not usually happen. He brought up Belz and
noted the railroad crossing and the extensive cost of the crossing and how the expense could be
utilized somewhere else. There was brief discussion regarding the road, an elementary school
site,etc. It was noted this would require a thoroughfare amendment and they would like to get the
process started and submit a planned development in August to get the process started. Mayor
Muir asked what exactly they meant by bring the project forward in August.
Mr. Kirk Wilson stated the would like to kick off the project simultaneously and reach a
comprehensive development agreement that would include all of the things that are needed related to
use and all of the things they need related to finance. They believe it can be be a parallel process
and is not nearly as complicated as some of the other projects they deal with and there is a very
defined first phase of this project which is basically the entire bottom tract which is the Stephens
Towne Crossing. It is a pretty clear development and there are not that many stumbling blocks and
they would like a and the first phase of development and they would like a parallel track for the
City's process and their process. He noted that the average metric on the homes is at about
$270,000 there will be some more and some less on the first 215 lots. As far as the square footage,
Brent. Murphree of Kimley Horn noted that they have spoken with staff and there will be a table.
Mayor Muir asked if there is a disadvantage in having three PIDs versus one PID. Mr. Wilson
noted that the reason they have it divided into three is because of the separate ownership groups but
with the Planned Development Zoning would the area requirements would be defined. With the
exception of the Major Thoroughfare. There was discussion brief as to how thoroughfare would be
developed it was noted that each investment group would be responsible for their portion of the
road. There was discussion as to the concern that the thoroughfare would need to be developed
early on in the process especially with the amount of homes coming in and that it would take the
pressure off of Marion Road. It was noted the whole project would be one Planned Development
for the entire project. It was noted that the far north section of the Miller Tract is in Bolivar Water
CCN and that the developer will be meeting with them in this week. There was discussion regarding
the development of the first phase . The school district has met with them regarding an elementary
school and Mr. Murphree asked the school district if they needed about 10 to 12 acres and the
school district noted that for an elementary school, that they usually start at around 20 acres. Mayor
Muir noted that there are some things that would be discussed such as a fire station on that side of
the railroad tract, etc. Mayor Muir noted that there be discussion regarding possibly leaving a
dead end to go over the railroad tracks sometime in the future at Belz. There was additional
discussion regarding the road and its construction and also discussion regarding a railroad crossing
further up the thoroughfare where there is already a crossing, but it would need to be improved and
it does not match up with a major overpass over I35. It was noted that the City needs to do
research to have the right people at the table on this. Mr. Wilson noted that he would provide the
City Manager with some cities and who they used. Brent Murphree thanked the City Council for
their time and feedback. Mr. Wilson noted that if the Council has additional questions to feel free to
ask, that he would send out an email in the morning with the consultants that work with the city on
these matters to the City Manager and Councilmembers.
4.Overview of Items on the Regular Agenda
There was no discussion on overview of items on the regular agenda.
5.Adjourn
There being no further discussion Mayor Muir adjourned the Work Session at 6:34 PM.
Page 4