[1. CALL TO ORDER] [00:00:15] 30PM AND WE ARE CONDUCTING THE PLANNING AND ZONING MEETING. THE ROLL CALL HERE. LOOKS LIKE WE ARE ONLY MISSING ZAHN. I HAVEN'T HEARD FROM. I HAVEN'T HEARD FROM MISS SPENCER. I'M NOT SURE IF SHE'LL BE HERE OR NOT. OKAY, SO IT LOOKS LIKE EVERYBODY ELSE IS HERE. SO NEXT ON ORDER WILL BE OUR INVOCATION AND OUR PLEDGE TO THE FLAG. IF YOU'LL STAND WITH US, PLEASE. AND ZAN HAS SHOWED UP. SO SHE'S HERE. AND THEN. FATHER, WE THANK YOU FOR OUR STUDENTS AND TEACHERS AND OFFICIALS. AND. AND THEN YOU'LL JOIN ME IN THE PLEDGE TO AMERICA. I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS. ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL. AND OUR PLEDGE TO THE TEXAS CLASS HONOR THE TEXAS FLAG. I PLEDGE ALLEGIANCE TO THE TEXAS ONE STATE UNDER GOD, ONE AND. COMMISSIONERS, JUST A QUICK REMINDER BEFORE WE SPEAK THIS EVENING, PLEASE MAKE SURE YOU TURN YOUR MICROPHONES ON. THANK YOU. AT THIS TIME, WE'RE GOING TO SWEAR IN OUR NEW [4. BOARDS AND COMMISSIONS] MEMBER, KELLIE WALKER. MR. WALKER, WILL YOU RAISE YOUR RIGHT HAND AND REPEAT AFTER ME? I, KELLIE WALKER, KELLIE WALKER, DO SOLEMNLY SWEAR. DO SOLEMNLY SWEAR THAT I WILL FAITHFULLY EXECUTE THE DUTIES. FAITHFULLY EXECUTE THE DUTIES OF THE OFFICE OF COMMISSIONER OF THE OFFICE OF COMMISSIONER FOR THE CITY OF TERRELL. PLANNING AND ZONING COMMISSION. AND WILL, TO THE BEST OF MY ABILITY. PRESERVE, PROTECT AND DEFEND. PRESERVE THE CONSTITUTION AND LAWS, THE CONSTITUTION AND LAWS OF THE UNITED STATES AND OF THIS STATE AND THE CHARTER AND ORDINANCES. OF THIS CITY. SO HELP ME GOD. THANK YOU. ALL RIGHT. AT THIS TIME, WE WILL HEAR REMARKS FROM OUR AUDIENCE HERE THAT FOR ITEMS THAT ARE NOT ON THE AGENDA TONIGHT. SO IF YOU WANT TO SPEAK ON SOMETHING THAT IS NOT ON THE AGENDA TONIGHT, IF YOU'LL MAKE THAT BE KNOWN, LET ME KNOW. ANYBODY? OKAY. LOOKS LIKE WE DON'T HAVE ANYONE. NOW WE'RE [6. ADOPTION OF MINUTES] GOING TO LOOK AT THE ADOPTION OF MINUTES FROM OUR LAST MEETING. HAS EVERYBODY HAD A CHANCE TO LOOK AT THE MINUTES FROM OUR LAST MEETING? AND IF SO, DO YOU HAVE ANY CORRECTIONS OR IF NOT, I'LL ENTERTAIN A MOTION. I'LL MAKE A MOTION THAT WE ACCEPT. THE MINUTES FROM LAST MONTH, APRIL 23RD, 2026. THANK YOU. SO I HAVE A MOTION AND A SECOND. ALL IN FAVOR, SAY AYE. AYE. ANY OPPOSED? THERE ARE NONE. OKAY. NEXT WE WILL BEGIN OUR PUBLIC HEARING. SO [7. PUBLIC HEARING] WE'RE GOING TO START THE PUBLIC HEARING FOR 7.1. AND IT IS FOR. CONDUCTING A PUBLIC HEARING TO CONSIDER A SPECIFIC USE PERMIT TO ALLOW USE NUMBER 49 BED AND BREAKFAST IN THE PROPERTY BEING APPROXIMATELY 1.39 ACRES IN IDENTIFIED AS LOT ONE, A BLOCK 597 OF THE TARO REVISED EDITION IN THE CITY OF TERRELL KAUFMAN COUNTY, TEXAS, ALSO KNOWN AS 705 GRIFFITH AVENUE, TERRELL, [00:05:05] TEXAS. IDENTIFIED AS KAUFMAN CAD PROPERTY ID 227675, AND THIS IS SUP26-3181, AND THAT'S 705 GRIFFITH AVENUE, SO STAFF WILL HEAR FROM YOU. THANK YOU. CHAIRMAN, THIS IS AN APPLICATION FOR YOU THIS EVENING FOR PROPERTY AT 705 GRIFFITH AVENUE. THE OWNERS ARE ASKING FOR A BED AND BREAKFAST USE AT THIS LOCATION. SO WE. THE CURRENT ZONING IS SINGLE FAMILY 16 AND THE SCP IS. USE NUMBER 29 IN THE ZONING ORDINANCE USE CHARTS. AND THAT IS AN UPDATE THAT YOU APPROVED A COUPLE OF MEETINGS AGO IN ONE OF OUR RECENT UPDATES. SO THE PUBLIC HEARING WAS PUBLISHED MAY 9TH AND IT'S RUN SINCE THEN. IN THE TRIBUNE. WE MAILED 18 LETTERS AT THE TIME THAT THIS STAFF REPORT WAS WRITTEN. WE HAD ONE IN FAVOR AND TWO IN OPPOSITION. BUT I BELIEVE THAT THAT HAS BEEN UPDATED. AND THE THE NOTICES THAT WE RECEIVED BACK ARE IN YOUR PACKET FOR YOUR REVIEW. THE OWNER IS BEVERLY GENTRY AND JAMES GLASGOW. AND IF APPROVED, OR IF YOU MAKE A REQUEST, A RECOMMENDATION, THIS WILL GO TO THE CITY COUNCIL MEETING ON JUNE 16TH FOR FIRST READING AND THEN A SUBSEQUENT READING AFTER THAT. SO JUST A REMINDER, HERE'S WHAT WE APPROVED IN THAT UPDATE OF THE ZONING ORDINANCE FOR THE BED AND BREAKFAST USES. AND HERE'S OUR USE CHART. AND YOU CAN SEE OF COURSE. YEAH. EVERYBODY GET GOT REFRESHED THERE. OKAY. OKAY. SO HERE IS THE USE CHART WITH THE UPDATE THERE. AND YOU CAN SEE SINGLE FAMILY 16 REQUIRES A SPECIFIC USE PERMIT HERE. SO A LOCATION MAP FOR YOU. THIS IS A LARGE LOT ON THE CORNER OF NINTH STREET AND GRIFFITH AVENUE. I'M SURE YOU'RE ALL FAMILIAR WITH THIS ONE WITH THE BIG LION STATUES IN THE FRONT. THIS IS OUR ZONING MAP. YOU CAN SEE WE HAVE SINGLE FAMILY, 16 AND PRETTY MUCH EVERYTHING ALONG GRIFFITH AVENUE. THERE IS OF SIMILAR ZONING. THE NEXT ITEM IS OUR BUFFER MAP. SO THIS IS ALL OF THE PROPERTY OWNERS WITHIN THE 200 FOOT BUFFER ZONE THAT WERE GIVEN NOTICES AND GIVEN AN OPPORTUNITY TO VOICE THEIR OPINIONS. THE LANDOWNER LIST. AND THEN FOR YOUR REVIEW IN YOUR PACKETS, WE HAVE THE RESPONSES THAT WE RECEIVED. THANK YOU FOR THAT. OF COURSE. THIS IS THE REVERSE SIDE OF THE PREVIOUS DOCUMENT. SO THEY HAD AN ITEMIZED LIST. OKAY, THE FINAL TWO IN OPPOSITION. I'M SORRY, THE FINAL COUNT, TWO IN OPPOSITION SAID IT HAD BEEN UPDATED. IS THAT IS THAT THE UPDATE OFF THE TOP COMMISSIONER I DON'T REMEMBER. DID YOU SAY THAT IN OUR PACKET? TWO IN THE PACKET. THERE'S THREE COUNTS. I'M TRYING TO CLARIFY WHAT THE FINAL RESPONSE WAS. NOW, THERE WERE ADDITIONAL THAT DID NOT MAKE IT INTO THE PACKET. I APOLOGIZE FOR THAT OVERSIGHT. I BELIEVE IT WAS A SPLIT TWO IN FAVOR AND TWO OPPOSED, I THINK WAS THE FINAL. BUT I WILL GET THOSE OUT TO YOU AND WE WILL GET THOSE PUBLICIZED. SO RIGHT NOW WE HAVE THE ONE ON ONE. CORRECT. I'M ONE OF THE PROPERTY OWNERS AND I MEAN, MY OPINION MATTERS. I DIDN'T SUBMIT ONE BECAUSE I'M ON THE BOARD. I'M IN FAVOR. SO BEFORE WE CONTINUE WITH DELIBERATIONS, WE NEED TO GO AHEAD AND TAKE THE PUBLIC HEARING. YES. SO WE WILL START THE PUBLIC HEARING. AND I HAVE TWO PEOPLE THAT ARE SIGNED UP FOR THE PUBLIC HEARING AT THIS TIME, AND THAT WOULD BE DEBBIE ROGERS IF OH, I'M SORRY, WRONG ONE. I'M SORRY. THIS IS MY FIRST TIME. WRONG ONE, WRONG ONE. OKAY. I DON'T HAVE ANYBODY AT THIS TIME THAT SIGNED UP TO SPEAK ON THIS ITEM. IS THERE ANYBODY IN THE AUDIENCE THAT WOULD LIKE TO [00:10:03] SPEAK IN FAVOR? ANYBODY THAT WANTS TO SPEAK IN FAVOR, IS THERE ANYBODY WHO WOULD LIKE TO SPEAK IN OPPOSITION TO SUP263181? OKAY. WE DON'T HAVE ANYBODY AT THIS TIME, SO WE'LL CLOSE THE PUBLIC HEARING AND WE WILL DISCUSS FROM OUR STAFF. I HAVE A QUESTION. THERE WASN'T ANYTHING STATING IF I'M SURE STAFF IS RECOMMENDING THIS. IT WASN'T IT WASN'T NOTATED. I DIDN'T SEE IT. SO STAFF DOESN'T REALLY RECOMMEND OR NOT RECOMMEND ITEMS AT THIS POINT BECAUSE SO LONG AS WE CAN CONFIRM THAT ALL OF THE BOXES ARE CHECKED, OUR OPINIONS ARE REALLY KIND OF IRRELEVANT. SO WHEN WE BRING IT FORWARD TO YOU, WE ARE AFFIRMING THAT THIS DOES CHECK ALL OF STAFF'S BOXES. A COUPLE OF QUESTIONS, OF COURSE. SO GUEST ROOM LIMIT, NO MORE THAN TWO GUESTS SHALL BE PERMITTED PER GUEST ROOM. HOW MANY ROOMS ARE IN THAT HOUSE DO YOU KNOW THEY'RE EXPECTING FOUR GUEST ROOMS OR GUEST ROOMS. SO EIGHT PEOPLE MAX. WHAT ABOUT AND ONE PARKING FOR SPACE. SO THAT'S FOUR SPACES. NOT ON THE PROPERTY, NOT ON THE SITE, NOT ON ROADWAYS. CORRECT, ETC. WHERE ARE THOSE CARS BEING PARKED? WHAT'S HAPPENING THERE? THEY DO HAVE A PARKING AREA OFF OF NINTH STREET AND IT WILL ACCOMMODATE FOR IT DOES IT DOES LOOK THAT IT WILL ACCOMMODATE FOUR VEHICLES. WHAT ABOUT THINGS LIKE SERVICE IN AND OUT, BECAUSE OBVIOUSLY IT'S MORE OF A COMMERCIAL TYPE OF SCENARIO VERSUS RESIDENTIAL. THE REASON I'M ASKING IS BECAUSE IT IS RIGHT SMACK IN THE MIDDLE OF A NEIGHBORHOOD AND NINTH AND GRIFFITH IS ALREADY BUSY. AND SO I WANT TO UNDERSTAND LIKE, WHAT ARE THE SERVICE IMPLICATIONS LOOK LIKE? WHAT ARE VEHICLES? ARE THERE BOX TRUCKS COMING IN NOW? DO WE KNOW ANYTHING ABOUT THAT? OR IS IT JUST A FAMILY THAT'S GOING TO. IT'S A FAMILY. SO IF YOU IF YOU LOOK BACK AT THE CONDITIONS OF THE SEP, THE OWNERS DO HAVE TO STAY IN RESIDENCE AT THEIR. SO IT WILL BE THEIR THEIR RESIDENCE IN ADDITION TO HAVING THE GUEST ROOMS. SO WE DON'T ANTICIPATE A HEAVY LOAD OF DELIVERIES OR ANYTHING LIKE THAT AS IT IS A PRIMARILY A RESIDENCE. GOTCHA. SO IT WILL REMAIN MOSTLY RESIDENTIAL. CORRECT. OKAY. GOTCHA. YES, MA'AM. WELL, JUST LOOKING AT SOME OF THE NAMES THAT WERE LETTERS WERE SENT TO. NOW, I KNOW IF THE MISTER DINSMORE AND MARY JILL DIDN'T HAVE AN ISSUE WITH IT. I DON'T HAVE AN ISSUE WITH IT BECAUSE THEY DEFINITELY WOULD HAVE PROTESTED. I MEAN, YOU'RE RIGHT. I MEAN, IT'S LITERALLY RIGHT THERE AT THEIR DOOR. SO I MEAN, IT IS WHAT IT IS. AND LIKE I SAID, THIS IS SOMETHING THAT WILL BE REVIEWED ANNUALLY. SO IF THERE ARE ANY KIND OF ISSUES, I MEAN, THAT PERMIT CAN BE PULLED IMMEDIATELY. SO I'M GOOD. CORRECT? YES. IF THERE'S NO OTHER DISCUSSION, I'LL ENTERTAIN A MOTION. I MOVE THAT WE APPROVE SUP3181 FOR THE ADDRESS OF 705 GRIFFITH AVENUE. I MOVE THAT WE APPROVE FOR THE SPSUP. I HAVE A MOTION TO APPROVE. AND A SECOND AND ALL IN FAVOR, I. ARE THERE ANY OPPOSED. THERE ARE NO OPPOSED THEN. ALL RIGHT. SO NOW WE WILL CONDUCT A PUBLIC HEARING FOR AND CONSIDER A ZONE CHANGE FROM COMMERCIAL TO PLANNED DEVELOPMENT. AND THIS IS A MULTIFAMILY IN IN OUR DEAL IT'S PD DASH M F PROVIDING FOR MULTIPLE FOR MULTIFAMILY RESIDENTIAL ON APPROXIMATELY 54.49 ACRES OF LAND WITHIN RANSOM SOIL SURVEY ABSTRACT NUMBER 0443. TRACK 160 IN THE CITY OF TERRELL KAUFMAN COUNTY, TEXAS, IDENTIFIED AS KAUFMAN COUNTY CAT PROPERTY ID 12212. AND THIS IS PD DASH MF26-3180. SO WE WILL CONDUCT A PUBLIC HEARING NOW AND WE WILL HEAR FROM. WE KNOW OF AT LEAST TWO PEOPLE WHO HAVE SIGNED IN, AND I'M SORRY I CALLED YOU EARLIER, BUT DEBBIE ROGERS, IF YOU WOULD LIKE TO COME FORWARD AND AS YOU COME FORWARD, WE ASK THAT YOU STATE YOUR NAME AND YOUR ADDRESS. MY NAME IS DEBBIE ROGERS, AND I LIVE AT 120 [00:15:06] KING'S CREEK DRIVE, WHICH IS THE RESIDENTIAL DEVELOPMENT THAT'S RIGHT BESIDE THIS AREA IN QUESTION. AND I KNOW THAT GROWTH IS INEVITABLE THAT THAT YOU AS A COMMITTEE ARE GOING TO BE MAKING RECOMMENDATIONS. AND I HOPEFULLY FOR RESPONSIBLE GROWTH, BECAUSE WHAT YOU DECIDE TODAY AFFECTS FUTURE GENERATIONS. YOU KNOW, IT'S A IT'S A BIG RESPONSIBILITY. WHAT YOU HAVE ON THIS BOARD RIGHT NOW ARE THIS COMMITTEE, THIS AREA IN QUESTION IS CURRENTLY ZONED AS COMMERCIAL, AND IT HAS BEEN REQUESTED THAT A CHANGE BE MADE FOR MULTIFAMILY UNITS. SPECIFICALLY, I BELIEVE IT'S 314. THAT'S A LOT OF UNITS IN A VERY DENSE SPACE. AND I HAVE REVIEWED THE COMPREHENSIVE PLAN, THE GROWTH PLAN FOR THE CITY OF TERRELL. AND YOUR COMPREHENSIVE PLAN DOES NOT SUPPORT THIS TYPE OF CHANGE. IT SPECIFICALLY STATES ON PAGE 5-15 OF THE COMPREHENSIVE GROWTH PLAN, THAT NEW RESIDENTIAL DEVELOPMENT BEYOND THESE TWO NORTH SOUTH CREEK AREAS SHOULD BE LOWER IN DENSITY AND INCLUDE PRESERVATION OF RURAL AND AGRICULTURAL LAND THROUGH LARGE ESTATE LOTS AND CONSERVATION SUBDIVISIONS. YOU'VE RECENTLY APPROVED OTHER DEVELOPMENTS THAT ARE GOING TO TO SATURATE TERRELL WITH LOW INCOME HOUSING. THAT'S NOT A NEED, AND I DON'T BELIEVE THERE'S A NEED FOR ANY MORE WITHOUT PROVIDING THE PHYSICAL AND SOCIAL INFRASTRUCTURE TO SUPPORT MORE. SO AFTER REVIEWING THE CITY OF TERRELL'S COMPREHENSIVE GROWTH PLAN, IT WAS CLEAR TO ME THAT THIS ZONING CHANGE SHOULD BE DENIED BECAUSE IT DOESN'T ALIGN WITH THE FUTURE GROWTH PLAN THAT THE CITY OF TERRELL AND THE CITY COUNCIL APPROVED IN THE. SO THE MANDATES THAT ARE IN THIS GROWTH PLAN ARE NOT MANDATES THAT THAT GO ALONG WITH THE PLAN THAT'S THAT'S IN PLACE RIGHT NOW. SO PLEASE DENY. I HAVE A QUESTION. BASICALLY, FOR CITY STAFF. SO IS THIS IS THIS IS NOT A TIME. YES. OH, THIS IS NOT OKAY. THANK YOU, THANK YOU. THANK YOU FOR HEARING ME. ALL RIGHT. NEXT WE HAVE STEVE ROGERS. PLEASE STATE YOUR NAME AND YOUR ADDRESS. GOOD EVENING. I'VE GOT PARTY FAVORS TO HAND OUT. THANK YOU. MY NAME IS STEVE ROGERS. I LIVE AT 120 KING'S CREEK DRIVE AND. BUNCO DIDN'T GET STARTED EARLIER. AND Y'ALL HAD TO LISTEN TO HER A WHILE AGO. BUT THAT'S. SHE'S LEAVING FOR BUNCO HERE IN A MINUTE. SO I GAVE YOU A PACKET OF STUFF AND I WANT TO GO THROUGH THAT. BUT FIRST, THERE'S A COUPLE OF YOU GUYS THAT I DON'T REALLY KNOW. I DON'T KNOW, MR. WALKER, AND I DON'T THINK I KNOW MISS GARCIA. BUT THE REST OF YOU I KNOW AND I'VE MET. AND SO I WANT YOU TO KNOW WHO I AM THAT THAT MIGHT HELP A LITTLE BIT. SO I RETIRED FROM THE CITY ABOUT TWO YEARS AGO. I SPENT 35 YEARS HERE, AND A LARGE PART OF THAT TENURE WAS MANAGING ENGINEERING AND PUBLIC AND MUNICIPAL DEVELOPMENT. AND I SPENT MANY NIGHTS IN THIS CHAMBERS BEFORE THE PLANNING AND ZONING COMMISSION AS A STAFF MEMBER. THIS IS MY FIRST TIME AS A PRIVATE CITIZEN. SO IT'S A LITTLE DIFFERENT. BUT I'VE I KNOW THIS STUFF VERY WELL, AND I SPENT TIME PUTTING A COMP PLAN TOGETHER FOR THE CITY OF TERRELL IN 2017. SO I WANT TO GO THROUGH A FEW THINGS AND I'LL TRY TO BE AS BRIEF AS POSSIBLE. POSSIBLE, MADAM CHAIRWOMAN. I DO WANT TO THANK ALL OF YOU FOR VOLUNTEERING TO SERVE ON THE PLANNING AND ZONING COMMISSION, BECAUSE YOU'RE SEEING A LOT OF THINGS AND YOU'RE HEARING A LOT OF THINGS. AND IT'S IT'S NOT AS EASY AS IT SOUNDS. SO I WANT TO THANK YOU FOR YOUR FOR YOUR VOLUNTEER SERVICE ON THE COMMISSION. THE FIRST THING I GAVE YOU IS 8.6 AND 8.6 OUT OF YOUR ZONING ORDINANCE, AND IT [00:20:02] LISTS THE GENERAL DUTIES, THE BYLAWS OF THE PLANNING AND ZONING COMMISSION. AND I CALL YOUR ATTENTION TO SECTION 8.6 TO PARAGRAPH B, UNDER THAT AND UNDER THAT, IT SAYS THAT THE THE PLANNING ZONING COMMISSION SECOND LINE SHALL MAKE RECOMMENDATIONS REGARDING AMENDMENTS TO THE COMP PLAN AND ALSO TO THE ZONING AND SUBDIVISION ORDINANCE. FURTHER DOWN, IT SAYS THE PLANNING AND ZONING COMMISSION SHALL REVIEW THE COMP PLAN AND SHALL BE PREPARED TO MAKE RECOMMENDATIONS TO THE CITY COUNCIL. IT GOES ON TO SAY THE COMP PLAN SHOULD BE CURRENT WITH CHANGING CONDITIONS AND TRENDS, WITH THE PLANNING NEEDS OF THE CITY. SO YOU'RE THE STEWARDS IN THE FRONT DOOR OF THE COMP PLAN FOR THE CITY OF TERRY. AND I JUST WANT TO MAKE THAT CLEAR. AND I'M NOT TRYING TO I'M NOT UP HERE TRYING TO PREACH OR INSULT ANYBODY'S INTELLIGENCE. I JUST WANT TO MAKE SURE WE'RE ALL ON THE SAME PAGE. AND SINCE WE DO HAVE A MEMBER, I'M TRYING TO BE HELPFUL IN TRYING TO GET EVERYBODY UP ON THE SAME PAGE HERE. THE NEXT PAGE IN YOUR PACKET LOOKS LIKE THIS. AND THIS IS THE FRONT PAGE OF YOUR COMP PLAN, WHICH IS 477 PAGES LONG RIGHT NOW. OKAY. THE NEXT PAGE IN YOUR PACKET IS THE EXECUTIVE SUMMARY FROM THE COMP PLAN. IF YOU'LL NOTICE, UNDER THE FIRST GOAL, COMMUNITY INTEGRITY, THE LAST LINE OF THAT GOAL IS RESPOND TO COMMUNITY HOUSING AND EMPLOYMENT NEEDS WITH BALANCE AND TRANSPARENCY. OKAY, I JUST WANT TO MAKE SURE I'M GOING TO BREEZE THROUGH THIS. AND IF Y'ALL HAVE ANY QUESTIONS, YOU CAN EITHER ASK THEM NOW OR SAVE THEM TILL I GET DONE. I'M GOING TO SKIP THE NEXT TWO PAGES AND COME BACK TO THEM HERE IN A MINUTE THAT HAVE THE BAR GRAPHS ON THEM. I'M GONNA ASK YOU TO GO TO PAGE 4-3. IT'S IN THE BOTTOM LEFT HAND CORNER, PLEASE. PAGE 4-3. IT'S GOT THE LYRIC, THE PICTURE OF THE LYRIC ON IT. Y'ALL. EVERYBODY THERE. OKAY, SO THE VERY LAST STATEMENT, THIS IS TALKING ABOUT HOUSING IN YOUR COMP PLAN. I'M JUST READING FROM IT AT THE VERY LAST STATEMENT. UNDER HOUSING, UNDER THAT SECTION IS THIS THE CITY SHOULD BOOST ITS FOCUS ON HOUSING OPTIONS AND AFFORDABILITY FOR FIRST TIME HOME BUYERS, AS WELL AS CREATE A SUPPLY AND DEMAND OF HIGHER END HOMES FOR EXECUTIVES AND MANAGERS. OKAY, THE NEXT PAGE IN YOUR PACKET IS 5.5, AND THAT UNDER THE SECTION HOUSING ON PAGE 5.5, THE VERY LAST SENTENCE IN THERE, THE ECONOMIC DEVELOPMENT STRATEGY STRATEGY SHOULD BE MORE INCLUSIVE TO SUPPORT DIVERSIFIED HOUSING AND INCORPORATE AND INCORPORATE HOUSING THAT WILL BE MORE ATTRACTIVE TO KNOWLEDGE WORKERS, SKILLED LABOR AND SEA LEVEL EXECUTIVES, AND AT SEA LEVEL, EXECUTIVES MEAN CEOCOOCFOS, THOSE KIND OF FOLKS THAT MAKE THE MOST MONEY AT THESE AT THESE COMPANIES AROUND HERE. THE NEXT PAGE IN YOUR PACKET IS 5-14 FROM YOUR COMP PLAN. AND THIS IS THE FUTURE LAND USE PLAN. THIS IS VERY IMPORTANT IN MY MIND. SO A COMP PLAN IS THE OVERARCHING DOCUMENT. AND WITHIN THAT YOU HAVE SEVERAL OTHER THINGS THAT ARE EMBEDDED IN THAT THOROUGHFARE PLAN, EXISTING ZONING AND A LOT OF THINGS LIKE THAT. BUT ONE OF THE MAPS THAT'S IN THERE IS THE FUTURE LAND USE PLAN. AND THIS IS EXTREMELY IMPORTANT BECAUSE I THINK THIS IS KIND OF AT THE HEART OF WHAT I WANT TO TALK ABOUT TONIGHT. IF YOU NOTICE, UNDER THE FUTURE LAND USE PLAN THAT IT'S IT SAYS HERE THE PURPOSE OF THE FUTURE LAND USE PLAN IS TO ESTABLISH THE NECESSARY POLICY GUIDANCE TO EFFECTIVELY PLAN FOR GROWTH AND REDEVELOPMENT OF THE CITY. AND IN THE LAST SENTENCE IN THAT PARAGRAPH SAYS THE FUTURE LAND USE PLAN HELPS GUIDE ELECTED AND APPOINTED OFFICIALS, CITY STAFF, THE COMMUNITY AND PRIVATE DEVELOPERS TO BETTER UNDERSTAND WHY AND HOW LAND SHOULD BE DEVELOPED IN THE CITY. SO THAT'S A THAT'S A BIG DOCUMENT. THAT SAID A LOT RIGHT THERE IN MY MIND, JUST READING THAT, THE NEXT PAGE THAT I GAVE YOU IS 5-15. AND AT THE VERY TOP BULLET POINT TALKS ABOUT RESIDENTIAL IN THE LAST SUBBULLET UNDER THAT SAYS NEW RESIDENTIAL DEVELOPMENT. BEYOND THESE TWO NORTH SOUTH CREEK AREAS SHOULD BE LOWER IN DENSITY AND INCLUDE THE PRESERVATION OF RURAL AND AGRICULTURAL LAND THROUGH LARGE ESTATE LOTS OR CONSERVATION SUBDIVISIONS. NOW, I DON'T KNOW THAT WE HAVE THE CONSERVATION SUBDIVISIONS EMBEDDED IN OUR SUBDIVISION ORDINANCE, OR WE'VE EVER DONE THAT INTEGRAL TO ANY REAL DEGREE. THE CONSERVATION SUBDIVISION TAKES THE. IT'S USED A LOT IN THE HILL COUNTRY. IT TAKES ELEMENTS THAT ARE IMPORTANT. LIKE A LOT OF TREES, YOU HAVE A DENSE TREE COVER, OR YOU HAVE A REAL STEEP SLOPE, OR [00:25:01] YOU HAVE A REAL NICE LOOKOUT POINT THAT PEOPLE LIKE TO SEE OR GO TO. YOU PRESERVE THOSE THINGS EVEN THOUGH YOU'RE BUILDING WITHIN THERE. AND THAT'S WHAT A CONSERVATION SUBDIVISION IS. THE NEXT PAGE I GAVE YOU IS 5-38, AND THAT'S YOUR HOUSING STRATEGIES FOR THE CITY OF TEARS. THERE'S A LOT OF INFORMATION EMBEDDED IN THIS, WHICH I THINK IS, IS I SUGGEST REFRESH OR READ THAT, PLEASE. AND I'M GOING TO THE NEXT PAGE UNDER THAT SECTION. AND THE SECOND, THE MIDDLE BULLET ON THAT PAGE OF 5-39, THERE'S LIKE A THREE MINUTE, 3 TO 5 MINUTE. SO IF YOU'RE ALMOST DONE, I'M WRAPPING UP HERE. THANK YOU. I5-39. THE MIDDLE BULLET TALKS ABOUT INCREASING THE CITY'S QUALITY STOCK OF QUALITY SINGLE FAMILY UNITS. AND THEN THE LAST ONE TALKS ABOUT OWNER OCCUPIED SINGLE FAMILY UNITS. NEXT PAGE IS THE TOP OF THE PAGE. THE VERY LAST STATEMENT TALKS ABOUT MUCH NEEDED EXECUTIVE LEVEL HOUSING OPTIONS IN TERRELL. AND THE VERY LAST STATEMENT ON PAGE 5-41 SAYS EXECUTIVE HOUSING IS ESPECIALLY IN SHORT SUPPLY IN THE COMMUNITY AND SHOULD BE CONSIDERED A PRIORITY IN NEW NEIGHBORHOODS ENVISIONED IN THE COMP PLAN. I'M ALMOST THERE, MADAM CHAIRWOMAN, THE VERY LAST PAGE I GAVE YOU IS 6-25, AND THIS IS IN YOUR COMP PLAN. AND THIS TALKS ABOUT FUTURE LAND USE AND WHERE YOU SHOULD BE DOING CERTAIN ZONING CLASSIFICATIONS. WHEN I LOOK UNDER THE RESIDENTIAL, IT TELLS YOU WHAT YOU SHOULD EMBED UNDERNEATH THERE. BUT WHEN I LOOK AT THE MULTIFAMILY PORTION, IT'S EMBEDDED UNDER THE MIXED USE AT THE VERY TOP THERE UNDER MIXED USE NEIGHBORHOODS, MIXED USE, REGIONAL MIXED USE MEDICAL CAMPUS. AND THAT'S WHAT WAS ENVISIONED IN THE COMP PLAN WAS TO CLUSTER THOSE IN A MIXED USE AREA. SO I'LL COME BACK TO THAT. I'M I'M ALMOST DONE, MADAM CHAIR. WON'T BEAR WITH ME, PLEASE. THERE HAVE BEEN A THOUSAND APARTMENTS BUILT IN CROSSROADS IN THE LAST 6 OR 7 YEARS WITH DOMINION AND TORRINGTON. THERE WILL BE OVER 1600 UNITS BUILT SINCE. SINCE 2019. IF WE GO BACK TO THIS BAR CHART THAT I GAVE YOU AT THE VERY BEGINNING OF THIS, AND I'LL I'LL WRAP UP HERE THE VERY LAST STATEMENT ON PAGE 2-17 SAYS A CURRENT RATES. THERE'S A MARKET POTENTIAL FOR TERRELL TO ABSORB AROUND 55 UNITS ANNUALLY. NOW, THAT MIGHT BE OFF A LITTLE BIT. IT MIGHT BE A LITTLE HIGHER THAN THAT NOW. BUT 1600 APARTMENTS IN 55 A YEAR, ABSORPTION REPRESENTS 30 YEARS WORTH OF GROWTH. SO I'M AFRAID WE'RE OVERBUILDING IN MULTIFAMILY. THE LOCATION DOES NOT ALIGN WITH THE GENERAL PURPOSE AND DESCRIPTION OF MULTIFAMILY ZONING AND THE ZONING ORDINANCE, BECAUSE IT'S NOT IN CLOSE PROXIMITY TO RETAIL OR TO EMPLOYMENT CENTERS. THIS IS WHY THE APARTMENTS WERE BUILT AT A CROSSROADS BECAUSE THEY WERE CLOSE TO RETAIL. YOU EITHER PUT APARTMENTS NEXT TO EMPLOYMENT CENTERS OR RETAIL. THANK YOU, STEVE, FOR YOUR COMMENTS, I APPRECIATE IT. I'VE GOT ONE MORE THING I'VE GOT TO SAY WHILE I'M UP HERE. WHEN YOU PULL UP YOUR BUFFER MAP HERE IN A LITTLE BIT, THAT'S THAT'S ON THERE. I WANT YOU TO LOOK AT YOUR BUFFER MAP BECAUSE I THINK THERE'S TWO THINGS. THERE'S AN ERROR ON THE BUFFER MAP. IT LISTS 705 GRIFFITH AVENUE. AND ALSO IT APPEARS TO ME THAT THE BUFFER MAP EXTENDS INTO PROPERTY ID 29408, WHICH IS 125 KING'S CREEK DRIVE. THEREFORE, I DON'T KNOW THAT YOU CAN TAKE ACTION ON THIS ITEM BECAUSE I DON'T THINK IT WAS PROPERLY NOTICED TO THE ABUTTING PROPERTY OWNERS. THANK YOU FOR YOUR TIME. THANK YOU. DO WE HAVE ANYBODY ELSE WHO WANTS TO SPEAK IN FAVOR THAT DID NOT SIGN UP OR OPPOSED TO? THIS? OKAY. CAN WE HAVE A THINK? LET'S DO STAFF PRESENTATION AND THEN AND THEN WE'LL GIVE YOU AN OPPORTUNITY. OKAY. THANK YOU, THANK YOU. OKAY. BEFORE YOU NOW WE HAVE A ZONE CHANGE REQUEST FOR PLANNED DEVELOPMENT, MULTIFAMILY. THE CURRENT ZONING OF THIS PROPERTY IS COMMERCIAL. THIS ALSO WAS PUBLISHED IN THE TERRELL TRIBUNE, MAY 9TH AND MAY 6TH. SIX LETTERS WERE MAILED TO ABUTTING PROPERTY OWNERS, AND WE HAVE NOT RECEIVED ANY RESPONSES AT THIS TIME. IF THIS IS. IF YOU CHOOSE TO MAKE A RECOMMENDATION, THIS WILL GO TO THE JUNE 16TH CITY COUNCIL MEETING FOR FIRST READING AND THEN AGAIN FOR A [00:30:02] SUBSEQUENT READING AFTER THAT. SO TO GET YOUR BEARINGS HERE, THIS IS THE PROPERTY IN QUESTION. HERE'S INTERSTATE 20 AND HIGHWAY 34 HERE. TANGER IS BACK THIS DIRECTION. THIS IS THE ZONING MAP. SO THIS AREA IS COMMERCIAL. WE DO HAVE RESIDENTIAL ON THIS SIDE AND THEN LIGHT INDUSTRIAL HERE ACROSS INTERSTATE 20. AND WE DO HAVE THE FUTURE LAND USE MAP HERE. AND IT DOES SHOW LOW DENSITY RESIDENTIAL HERE AT THIS LOCATION. AND RAYLAN, WOULD YOU LIKE TO COME UP AND SPEAK TO THE FUTURE LAND USE MAP? THANK YOU. SO JUST REAL QUICK. YES, THIS IS YOUR FUTURE LAND USE. AND YOU WILL NOTE THAT A PORTION OF THIS PARCEL ALSO INCORPORATES WHAT IS HIGHWAY COMMERCIAL, WHICH DOES PUT HIGHWAY EVEN IN YOUR FUTURE LAND USE. IT DOES PUT HIGHWAY COMMERCIAL ABUTTING WHAT IS CONSIDERED HERE EXISTING NEIGHBORHOOD. SO IT'S A LITTLE CONTRADICTORY BASED ON YOUR CURRENT ZONING BECAUSE YOU'VE GOT AG AROUND THERE. THE ENTIRE PROPERTY IS CURRENTLY ZONED COMMERCIAL. AND SO WHEN YOU GO TO FUTURE LAND USE AND THEN IT SAYS EXISTING NEIGHBORHOOD, IT'S JUST IMPORTANT TO NOTE THAT MAYBE AT THE TIME OF THE COMPREHENSIVE PLAN, THERE WAS A DIFFERENT ZONING THERE, BUT THIS PARCEL WAS REZONED COMMERCIAL. AND SO WE JUST WANTED TO POINT THAT OUT, MAINLY BECAUSE FOR THE FUTURE LAND USE TO INTERPRET THAT, THAT WAS EXISTING NEIGHBORHOOD. THE ZONING DID CHANGE IN BETWEEN THE COMPREHENSIVE PLAN AND WHAT YOU'RE LOOKING AT TODAY ALSO WANTED TO NOTE, AND WE'VE TALKED ABOUT THIS BEFORE, WE DO HAVE AN RFQ OUT RIGHT NOW BECAUSE OUR FUTURE LAND USE MAP DOES NEED TO BE CHANGED. WE DO HAVE THINGS THAT NEED TO BE LOOKED AT, AND THAT IS WHY YOU ARE GETTING SO MANY APPLICATIONS THAT ARE IN CONFLICT WITH YOUR FUTURE LAND USE PLAN. SO JUST NOT NOT TO REITERATE THAT OR TO SPEAK AGAINST THE EXISTING COMPREHENSIVE PLAN. BUT I KNOW THAT YOU AS A BOARD, UNDERSTAND THAT Y'ALL CONTINUALLY GET APPLICATIONS THAT ARE IN CONFLICT WITH WHAT YOU'RE VIEWING. AND SO WE JUST WANTED TO TAKE A FEW SECONDS TO KIND OF POINT THAT OUT, BECAUSE WE DO KNOW THAT THE FUTURE LAND USE MAP DOES COME IN, COME INTO DISCUSSIONS AND ALSO DECISIONS FOR THE BOARD. AND THEN I THINK AS FAR AS THE STAFF REPORT, AND WE'VE TALKED ABOUT THIS BEFORE, ALSO, WE WANTED TO MAKE SURE THAT THE COMMISSION GETS TO HEAR FROM THE APPLICANT BECAUSE IT'S NOT ON THE STAFF TO SELL YOU A DEVELOPMENT OR TO ANSWER QUESTIONS ABOUT A PARTICULAR DEVELOPMENT. SO WE WERE GOING TO INVITE THE APPLICANT TO COME UP. YEAH. FOR STAFF. SURE. SO IT'S CURRENTLY. THE FUTURE LAND USES LONDON CITY RESIDENTS. AND LOW DENSITY RESIDENTS AND ACTUALLY EXISTING NEIGHBORHOOD THAT THAT'S WHY IT'S VERY CONFUSING. SO IF YOU'RE JUST LOOKING AT PARCEL 12212, THAT LIGHT GREEN. IS ACTUALLY COLORED EXISTING NEIGHBORHOOD. YEAH. RIGHT. NO EXISTING NEIGHBORHOOD MEANS THAT AT ONE TIME IT PROBABLY WAS ZONED SINGLE FAMILY. YES. IF WE CAN SAVE OUR QUESTIONS FOR STAFF UNTIL WE HEAR FROM THE YOU AND HEAR FROM THE APPLICANT. YEAH, I WOULD I WOULD LIKE TO. WELL GOOD EVENING COMMISSIONERS. MY NAME IS SPENCER ELLISON. I'M [00:35:02] HERE REPRESENTING THE APPLICANT JPI9001 CYPRESS WATERS BOULEVARD, COPPELL, TEXAS 75019. THANK YOU FOR YOUR TIME TONIGHT. I HAVE A BRIEF PRESENTATION THAT I WOULD LIKE TO MAKE. I'LL TALK A LITTLE BIT ABOUT WHO WE ARE AT JPI, WHAT WE BUILD, THE QUALITY OF PRODUCT, THE SITE LOCATION, LAND USE SITE PLAN, AND THEN ALSO SOME PROJECT RENDERINGS AS WELL. JPI IS A LOCAL PRIVATELY HELD MULTIFAMILY DEVELOPMENT COMPANY THAT'S BEEN HEADQUARTERED IN DFW FOR THE LAST 37 YEARS, WE'VE BEEN RECOGNIZED AS THE MOST ACTIVE DEVELOPER IN DFW FOR THE LAST EIGHT YEARS CONSECUTIVELY, AND HAVE BEEN RECOGNIZED AS THE SECOND LARGEST DEVELOPER AND FIFTH LARGEST BUILDER IN THE US. AS OF 2026, WE'VE BUILT CLOSE TO 400 COMMUNITIES SINCE INCEPTION, EQUATING TO OVER 115,000 HOMES. AND WE'RE ALSO FULLY INTEGRATED. AND SO THAT MEANS WE HAVE AN IN-HOUSE DEVELOPMENT ARM, GENERAL CONTRACTING AND ASSET MANAGEMENT ARM, AND THAT'S TO ENSURE THE QUALITY OF PRODUCT WE'RE PROMISING TO BUILD IN EVERY CITY. WE STEP FOOT INTO. HERE'S SOME EXAMPLES OF OUR EXTERIOR AND INTERIOR AMENITIES THAT WILL PROVIDE TO OUR RESIDENTS. AS YOU CAN SEE HERE, WE SPENT A LOT OF TIME AND MONEY AND EFFORT DESIGNING OUR GYMS AND OUR POOLS. WE'LL HAVE THE LATEST AND GREATEST WORKOUT EQUIPMENT AND TECHNOLOGY IN OUR GYMS, AND WE'LL HAVE POOL CABANAS, LOUNGERS, GRILLING STATIONS, CORNHOLE SETS AROUND OUR POOLS THAT REALLY RESEMBLE A RESORT STYLE POOL. SO AGAIN, PRIDE OURSELVES ON THE QUALITY OF PRODUCT THAT WE BUILD. AND THE BOTTOM RIGHT IS A COUPLE EXAMPLES OF OUR CLUBHOUSE. WE'LL HAVE COFFEE BARS AND WI-FI LOUNGES FOR OUR RESIDENTS, AND WE PARTNER UP WITH APARTMENT LIFE. IT'S A FAITH BASED ORGANIZATION THAT REALLY, YOU KNOW, WE TRY TO BUILD A SENSE OF COMMUNITY IN ALL OF OUR APARTMENTS AND PROJECTS THAT WE BUILD. AND SO THEY'LL HAVE MONTHLY EVENTS. THEY'LL HAVE LIKE WINE AND CHEESE PARTIES ON A SATURDAY NIGHT, OR THEY'LL HAVE OMELET BARS ON SUNDAY MORNING. SO SOMETHING THAT WE TRY TO INCORPORATE IN ALL OF OUR PROJECTS. THE NEXT SLIDE IS JUST A COUPLE INTERIOR PICTURES OF OUR UNITS. WE'LL HAVE CERTAIN JPI STANDARDS THAT WE HAVE TO ADHERE TO IN ALL OF OUR INTERIOR UNITS, SOME OF THOSE BEING GRANITE COUNTERTOPS, STAINLESS STEEL APPLIANCES, CUSTOM CABINETRY, DESIGNER LIGHTING, SPACIOUS LAYOUTS, AS YOU CAN SEE THERE. BEFORE I TALK ABOUT THE ZONING, I JUST WANTED TO TALK ABOUT THE SPECIFIC LOCATION OF THE SITE, AS RAYLAN PREFACED. SO THE SITE IS LOCATED AT THE SOUTHEAST QUADRANT OF 34 AND 20. WE ARE PROPOSING 15 ACRES OF THE TOTAL 55 ACRE TRACT TO BE REZONED TO COMMERCIAL IN THE FRONTAGE TO REMAIN COMMERCIAL ZONING AND TO THE NORTH, AS YOU SEE, IS THE TERRELL MUNICIPAL AIRPORT. WE'RE SITE CONSTRAINED ON THE EAST SIDE BY THE 100 YEAR FLOODPLAIN, WHICH WE WILL BE KEEPING IN PLACE TO ACT AS A NATURAL BUFFER TO THE SINGLE FAMILY TO THE SOUTH. AND WE DID HAVE THE PLEASURE OF SPEAKING AND MEETING WITH STEVE ROGERS, AS THAT IS IMPORTANT TO US, TO MEET WITH NEIGHBORS BEFOREHAND AND TO HEAR ANY COMMENTS, CONCERNS, QUESTIONS. AND WE BELIEVE WE'VE MITIGATED OUR SITE PLAN AND CHANGED IT BASED ON THE FEEDBACK THAT WE RECEIVED FROM STEVE TO THE WEST IS THE WASTEWATER TREATMENT PLANT. AND THEN DIRECTLY ADJACENT TO THE SITE ON THE NORTH IS THE MOTEL AND GAS STATION. SO NOW TO TALK ABOUT ZONING, THE EXISTING ZONING, AS YOU CAN SEE HERE, IS COMMERCIAL. AND SO WE'VE SPOKEN TO A HANDFUL OF COMMERCIAL GROUPS AROUND DFW, NATIONALLY BRANDED RETAILERS, AND RECEIVED VERY SIMILAR FEEDBACK FROM ALL OF THEM AS TO WHY THE THE 55 ACRES DOES NOT MAKE SENSE FOR COMMERCIAL. HOWEVER, THERE IS A NEED FOR COMMERCIAL ON THE FRONTAGE, AND SO I'LL GO INTO A COUPLE OF THE POINTS THAT THEY HAD MENTIONED TO US. NUMBER ONE, IN ORDER TO MAKE RETAIL SUCCESSFUL, YOU NEED HEADS AND BEDS TO SUPPORT THAT FUTURE RETAIL AND RESTAURANTS AND POTENTIAL GROCERS THAT COULD GO HERE ON THE FRONTAGE. COMMERCIAL ALSO FOLLOWS ROOFTOPS AND CONSUMER DEMAND. AND SO OUR RESIDENTIAL DENSITY THAT WE'LL BE PROVIDING THROUGH TWO STORY TOWNHOMES AND THEN STEPPING UP INTO THREE STORY MULTIFAMILY WILL INCREASE THAT IMMEDIATE POPULATION OF THE AREA. AND IT WILL IMPROVE VIABILITY FOR THE SUCCESS OF FUTURE COMMERCIAL GROUPS TO COME IN. AND IT ALSO REDUCES THEIR RETAIL VACANCY RISK. THE SITE IS ACCESS CONSTRAINED. SO THE SO THE ON I-20, THE ACCESS ROAD IS NOT FULLY BUILT OUT. AND SO WHAT WE WILL BE DOING AS PART OF OUR PROJECT IS EXTENDING TANGER DRIVE AND ALSO [00:40:02] EXTENDING WATER ALONG THE TANGER DRIVE EXTENSION, AND WE WILL BEAR THOSE COSTS FOR OUR PROJECT TO INCREASE THE SUCCESS OF FUTURE COMMERCIAL TO COME AFTER OUR PROJECT IS COMPLETE ON THE FRONTAGE. AND THEN LASTLY, THE CURRENT ZONING WOULD ALLOW FOR THE SCALE OF TWO COSTCOS, WHICH WOULD BE AN UNDESIRABLE USE FOR THE NEIGHBORS TO THE SOUTH. THE FUTURE LAND USE MAP HERE IS LOW DENSITY RESIDENTIAL AND THE CURRENT LANDOWNERS ACTUALLY A HOME BUILDER HIMSELF. AND SO WE'VE HAD EXTENSIVE, EXTENSIVE CONVERSATIONS WITH THE LANDOWNER AS TO WHY LOW DENSITY RESIDENTIAL OR NEIGHBORHOOD DOES NOT MAKE SENSE TO BUILD HERE. AND A COUPLE OF THE REASONS THAT THE LANDOWNER GAVE US WAS THE ADJACENCY TO THE UNDESIRABLE USES NEXT DOOR, WHICH IS THE MOTEL AND THE GAS STATION. IT WOULD BE VERY TOUGH TO SELL THE SINGLE FAMILY HOMES. WITH THAT BEING NEXT DOOR. NUMBER TWO, THERE'S SIGNIFICANT NOISE CONCERNS GIVEN IT'S SANDWICHED BETWEEN TWO MAJOR THOROUGHFARES, TX 34 AND THEN I-20, AND ALSO THE AIRPORT BUFFER ZONE. AND AGAIN, THE SITE IS ACCESS CONSTRAINED, CONSTRAINED, AS I HAD MENTIONED, WHICH WE ARE PROPOSING TO EXTEND TANGER DRIVE AND PAY FOR THOSE COSTS TO CREATE SUCCESS FOR THE COMMERCIAL TO COME IN THE FUTURE. AND THEN LASTLY, 60% OF THE SITE HAS A 500 YEAR FLOODPLAIN ON IT, AND THEN WE'RE SITE CONSTRAINED BY 100 YEAR FLOODPLAIN SURROUNDING OUR SITE. AND SO WE HAVE COMMITTED TO KEEPING THAT 100 YEAR FLOODPLAIN TO ACT AGAIN AS A NATURAL BUFFER TO THE ADJACENT NEIGHBORHOOD TO THE SOUTH. AND SO WE'VE BEEN WORKING DILIGENTLY WITH STAFF OVER THE LAST 6 TO 8 MONTHS AND HAVE COME TO COME TO THE CONCLUSION THAT WE FEEL THIS IS THE BEST PLAN AND THE HIGHEST AND BEST USE, GIVEN THE CURRENT SITE CONSTRAINTS AND THE LOCATION OF THE SITE. AND SO WE'RE PROPOSING TWO STORY TOWNHOMES ALONG THE FRONTAGE OF TX 34. AND SO THE REASON WE'RE DOING THAT IS BECAUSE WE'RE WE WANT TO BE METHODICAL AND, AND THINK THROUGH WHAT IS THE VISION FOR THIS CORRIDOR AND WHAT IS THE FUTURE LAND USE MAP SHOW? AND SO WE WANT TO REALLY TRY TO MAINTAIN THAT NEIGHBORHOOD CHARACTER AND COMPATIBILITY AND VISION FOR THE CORRIDOR VERSUS PUTTING FOUR AND FIVE STORY MULTI-FAMILY BUILDINGS ALONG THE FRONTAGE. SO THAT WAS AN INTENT THERE. WE ARE ALSO PROPOSING TO THEN STEP UP AND DO OUR THREE STORY MULTIFAMILY BUILDING IN THE CENTER OF THE PROJECT, WHICH WE BELIEVE WILL ACT AS A NATURAL TRANSITION ZONE AND A NATURAL BUFFER BETWEEN THAT EXISTING SINGLE FAMILY TO THE SOUTH AND THE FUTURE COMMERCIAL USES ON THE FRONTAGE. AND WE'LL ALSO HAVE ENHANCED LANDSCAPING BUFFERING ALONG TX 34 IN THE BACKYARDS OF THE TOWNHOUSES TO MINIMIZE NOISE AND NOISE AND LIGHT AND HEADLIGHT GLARE THAT IS ONCOMING FROM TRAFFIC. NUMBER THREE. WE'VE REALLY DESIGNED THIS TO CREATE A PEDESTRIAN CONNECTIVITY AND WALKABILITY FROM OUR PROJECT TO THE FUTURE COMMERCIAL. YOU KNOW, ON MANY SITES THAT WE'VE DEVELOPED HERE IN DFW, THAT'S BEEN A PRIORITY OF OURS BECAUSE IT CREATES A VERY SUCCESSFUL FLOW, AND IT ALLOWS, AGAIN, FOR THAT COMMERCIAL TO THRIVE ON THE FRONTAGE AND TO BRING IN NATIONALLY BRANDED RETAILERS. IT'S ALSO IMPORTANT TO NOTE THAT ALL OF OUR PROJECTS ARE GATED AND HEAVILY SECURITIZED. AND THEN LASTLY, THE INFRASTRUCTURE COST ARE AND WILL BE SIGNIFICANTLY ABSORBED BY OUR PROJECT TO INCREASE THAT FUTURE SUCCESS OF COMMERCIAL. HERE'S THE OVERALL MASTER PLAN AND THEN SITE PLAN THAT I WANT TO TALK THROUGH BRIEFLY. SO AGAIN, WE'RE PROPOSING TO REZONE JUST THE 15 ACRES SOUTH OF TANGER DRIVE EXTENSION AND KEEP THE FRONTAGE ZONED FOR COMMERCIAL, AND THEN KEEP THE 100 YEAR FLOODPLAIN SURROUNDING THE SITE IN PLACE. AND SO WE ARE NOT REQUESTING TO RECLAIM ANY POINT HERE. THE TOTAL PROJECT WILL BE ABOUT 280 UNITS OF THREE STORY MULTIFAMILY AND 30 UNITS OF TWO STORY TOWNHOME PRODUCT. AS YOU SEE ALONG TX 34, WE'LL HAVE COVERED PARKING. YOU CAN SEE WE'LL HAVE CARPORTS THERE. THEY'RE SHADED AND BROWN. IT'LL BE HEAVILY AMENITIZED. AND SO THAT'S EXTREMELY IMPORTANT FOR US AND OUR RESIDENTS TO HAVE, AGAIN, CLUBHOUSE LEASING CENTER, RESORT STYLE POOL. WE'LL HAVE A LARGE FITNESS CENTER. WE'LL HAVE A PLAY AREA. AS YOU CAN SEE, ADJACENT TO THE POOL. WE'VE PUT PLAY PLAYGROUNDS IN THERE BEFORE. PICKLEBALL COURTS IS SOMETHING WE'VE RECENTLY BEEN INCORPORATING, JUST GIVEN THE DEMAND FOR THOSE. AND THEN JUST WE'LL HAVE A DOG PARK [00:45:04] FURTHER CENTRALLY LOCATED AND THEN AMPLE GREENSCAPE GREEN SPACE THROUGHOUT THE PROJECT. AND THEN WE ARE DEDICATING A LITTLE OVER AN ACRE OF RIGHT OF WAY ALONG TX 34 IN ANTICIPATION OF THAT EXPANDING. AND SO THAT WILL IN THE INTERIM, BE JUST ENHANCE LANDSCAPE BUFFERING. AND THEN WE'LL ALSO BE, WE'LL BE SPENDING MONEY TO ENHANCE THE DESIGN FEATURES TO MITIGATE NOISE FROM I-20 AND TX 34 AS WELL. AND THEN HERE'S SOME RENDERINGS OF OUR TWO STORY TOWNHOMES. THIS IS FROM TX 34 FACING IN. WE'RE REALLY AIMING FOR MORE OF A MODERN FARMHOUSE STYLE. AND THEN THE NEXT RENDERING IS AN EXAMPLE OF OUR THREE STORY MULTIFAMILY PRODUCT THAT IS FROM THE CREEK FACING INTO THE PROJECT. AND AGAIN, OUR PROJECT WILL BE COMPLETELY GATED. AND THEN THIS LAST RENDERING IS A RENDERING FROM THE CENTRAL LOCATION PLAZA OF THE COMMERCIAL AREA, WHICH AGAIN WILL ALLOW FOR PEDESTRIAN CONNECTIVITY AND WALKABILITY FROM OUR PROJECT TO THE FUTURE COMMERCIAL. AND SO THIS IS THE VISION THAT WE SEE IT ULTIMATELY EVOLVING INTO. AND THAT CONCLUDES THE PRESENTATION. SO I'LL OPEN UP FOR ANY QUESTIONS YOU MAY HAVE. THANK YOU. I'M GOING TO CLOSE OUR PUBLIC HEARING BECAUSE I DIDN'T DO THAT. THIS IS MY FIRST TIME TO DO THIS. I'M GOING TO CLOSE THE PUBLIC HEARING, AND I WILL OPEN IT UP FOR THE GROUP TO ASK QUESTIONS TO STAFF OR TO OUR. GO AHEAD. WELL, BEFORE WE ASK RAELYN, CAN I CAN I ASK YOU A QUESTION KIND OF OFF? WE'LL NEED TO BE ON RECORD. SO YEAH. WE HAVE TO DO EVERYTHING ON RECORD. YEAH. SO OKAY, NO, WE'RE GOOD, WE'RE GOOD. JUST REALLY QUICK BEFORE WE GO INTO THE STAFF QUESTIONS, I JUST WANTED TO KIND OF REMIND Y'ALL ABOUT THE NUANCES OF A PD AND WHY THEY ARE A LITTLE BETTER THAN JUST A REGULAR ZONE CHANGE, IS THAT REMEMBER THAT YOUR CONCEPT AND YOUR SITE PLANS DO GET FILED WITH YOUR PLAN DEVELOPMENTS. SO A LOT OF TIMES WE STAND BEFORE YOU AND WE'RE LIKE, IT'S A ZONE CHANGE. WE CAN'T MAKE ANY PROMISES. THE ONE THING, WHEN DEVELOPMENT STANDARDS GO FORWARD AND THEY ARE PUT INTO ORDINANCE FOR CITY COUNCIL RECOMMENDATION, THE SITE PLAN AND CONCEPT PLANS ARE ALSO ADOPTED AT THE SAME TIME. AND SO ANYTIME THAT THOSE ARE AMENDED, THEY HAVE TO COME BACK TO PNC AND CITY COUNCIL. SO I DID WANT TO REMIND Y'ALL ABOUT THAT. AND SO WHEN YOU LOOK AT THIS OVERALL PD, WILL YOU TAKE US BACK TO THE ZONING MAP? YEAH. SO WHEN YOU LOOK AT THE OVERALL PD, EVERYTHING BUT THE SMALL 15 ACRES WILL REMAIN COMMERCIAL. SO YOUR PLAN DEVELOPMENT WILL INCLUDE COMMERCIAL BECAUSE THAT'S THE EXISTING ZONING. AND THEN THE 15 ACRES OF MULTIFAMILY. SO THAT WAS A LITTLE UNCLEAR IN JUST SOME OF THE THE MAPS AND THINGS THAT WERE GIVEN TO Y'ALL. SO I WANTED TO CLARIFY THAT. NOW. QUESTIONS. YES, MA'AM. SO GIVEN WHAT I DO AS A PROFESSION, I HAVE DONE, I CURRENTLY HAVE A PROJECT IN CONSTRUCTION WITH JP. DO I NEED TO RECUSE MYSELF FROM THIS DISCUSSION? NO, NOT UNLESS YOU FEEL LIKE IT IS GOING TO WAIVER YOU ONE WAY OR ANOTHER BASED ON A TAROT PROJECT. NO. OKAY. OKAY. YEAH. I ANYTHING FOR THE CITY. I'D LIKE TO SPEAK WITH THE REPRESENTATIVE FOR JP. I. OKAY, MR. ELLISON, SO JP HAS BEEN AROUND FOR A LONG TIME. ARE YOU PLANNING ON OWNING AND OPERATING, LIKE BUILDING, DEVELOPING AND MANAGING THIS PROPERTY OR YOU SO OUT SOURCING THAT? SURE. SO WE HAVE AN WE USED TO HAVE AN IN-HOUSE PROPERTY MANAGEMENT ARM AND WE SOLD THAT ABOUT TEN YEARS AGO. BUT WE DO HAVE AN IN-HOUSE ASSET MANAGEMENT ARM. SO WE WILL MANAGE THE LEASE UP FROM PRE LEASING ALL THE WAY TO STABILIZATION AND THEREAFTER. BUT TYPICALLY IT'S, YOU KNOW, A CALL IT FIVE YEAR PERIOD IS THE AVERAGE HOLD PERIOD PLUS OR MINUS. OKAY. AND CAN YOU SHARE WITH THE REST OF THE COMMISSIONERS OTHER JP PROPERTIES THAT WE MAY BE FAMILIAR WITH, MAYBE IN THE DALLAS METROPLEX OR SOMEWHERE [00:50:02] LIKE WHERE THE CLOSEST ONE WOULD BE IN REFERENCE TO TERRELL? SURE. SO PALMER, ARCADIA TRAILS. SO THERE'S TWO DEALS THAT WE DID IN BALCH SPRINGS, TORRINGTON AND PALMER ARCADIA TRAILS. SO I WOULD SAY THOSE ARE THE TWO MOST RECENT. WE DO HAVE TWO DEALS THAT WILL SOON TO BREAK GROUND IN MESQUITE. WE HAVE A THREE YEAR DEAL. IT'S A FIVE STORY PRODUCT, BUT IT'S IN FRISCO. IT'S CALLED JEFFERSON RAILHEAD. AND SO THAT'S RIGHT ACROSS FROM TOYOTA STADIUM. WE'VE PARTNERED WITH NEBRASKA FURNITURE MART ON NOW THREE DEALS IN THE COLONY. SO WE JUST WE'RE SOON TO BREAK GROUND ON OUR THIRD DEAL WITH NEBRASKA FURNITURE MART. SO YEAH, THAT'S JUST A COUPLE. WHEN YOU SAY NEBRASKA FURNITURE MART, ARE YOU TALKING ABOUT BUSINESS DEVELOPMENT NOT MULTIFAMILY. NO. SO THEY OWN THE THEY WERE THE LANDOWNER. OH, OKAY. YES, MA'AM. I WAS WANTING TO KNOW THE NAME OF THE APARTMENT COMMUNITIES. OH. SO THAT THAT ONE'S CALLED GRAND SCAPE IN THE COLONY. OKAY, OKAY. AND THEN JEFFERSON MORNINGSTAR WAS ANOTHER ONE. OKAY. AND YOU SAID JEFFERSON MORNINGSTAR WAS IN THE COLONY. I WAS IN THE COLONY. OKAY. YES, MA'AM. ALL RIGHT. WHICH IS THE ONE IN BALCH SPRINGS, TORRINGTON AND PALMER ARCADIA TRAILS. ARE THEY OFF OF BELTLINE AND. THAT'S ACROSS THE STREET. I'M JUST VERY FAMILIAR WITH THOSE, SO I'M TRYING TO FIGURE OUT. YEAH, I. YEAH. MERCURY. SORRY, I, I WAS NOT SPECIFICALLY THE ONE ON THOSE PROJECTS, BUT OKAY, IT'S MERCURY. SO I DRIVE BY THOSE EVERY DAY. OKAY. YEAH. GOT IT. OKAY. THANK YOU. I WANT TO CLARIFY. YES, MA'AM. THIS PROPERTY IN SOUNDS LIKE FROM THE OTHER ONES THAT YOU'VE DONE. I'VE SEEN THAT WHEN YOU'RE TALKING ABOUT BOX SPRINGS, THESE ARE NOT LOW INCOME. NO, MA'AM. OKAY. SO SO KIND OF INFERRED THAT WAY IN THE BEGINNING. LIKE THEY'RE, THEY'RE PUTTING LOW INCOME OUT THERE. SO I'M JUST CLARIFYING THIS IS NOT LOW INCOME FROM WHAT YOU WERE SHOWING ME THE AMENITIES AND EVERYTHING STUFF. I WOULDN'T THINK THAT. SO WE WE WERE PREVIOUSLY PURSUING THIS AS A TAX CREDIT DEAL, BUT AFTER SPEAKING WITH OUR MARKET ANALYST, IF THERE'S ANOTHER DEAL THAT PUSHES THROUGH IN TERRELL, THEN WE WOULDN'T BE ABLE TO DO A TAX CREDIT DEAL. SO WE'RE PURSUING THIS NOW AS JUST MARKET RATE. MARKET RATE. YES. OKAY. JUST CLARIFYING BECAUSE WHAT WAS BROUGHT FORTH ABOUT WHAT OUR FUTURE LAND USE IS AND WHAT WE'RE LOOKING TOWARD, THIS IS NOT LOW INCOME. AND THEN ALSO, FROM WHAT I'M PERCEIVING AND STAFF, YOU CAN TELL ME IF I'M WRONG, BUT WE'RE PRETTY MUCH WITH THAT BEING ZONED COMMERCIAL OUT THERE. WE'RE IN COMMERCIAL WITH TANGER BEING RIGHT THERE. ALSO HOTELS IN THAT AREA. AND THEN WE GOT INDUSTRY AND BUSINESSES THAT ARE COMING IN. SO A MULTIFAMILY WOULD KIND OF BE IDEAL THERE FOR PEOPLE COMING. I'M JUST THINKING, YOU KNOW, THAT WE GOT NEW FACTORIES, COMPANIES, PEOPLE THEY, LIKE YOU SAID, THEY NEED HEADCOUNT. THAT'S RIGHT. RIGHT. OKAY. COLLEGE, RIGHT. A COLLEGE RIGHT THERE. NURSING SCHOOL. YEAH. SO I'M JUST, I'M KIND OF PUTTING IT ALL TOGETHER. AND THEN TWO, JUST ONE QUICK QUESTION AND I'M DONE. I KNOW YOU BROUGHT UP THE POINT ABOUT I KNOW WE TALKED ABOUT IT'S JUST ZONING, BUT BECAUSE HE'S ATTACHED THIS TO THE ZONING, WE HAVE TO LOOK AT WHAT'S ATTACHED TO IT IS WHAT YOU'RE SAYING AS FAR AS. BUT STILL, IT DOES HAVE TO COME BACK TO US FOR LIKE FINAL, RIGHT? ABSOLUTELY. SO RIGHT NOW, WE'RE STILL IN A PLANNED DEVELOPMENT. THE SITE PLAN THAT YOU SAW TONIGHT GETS ATTACHED TO THAT. SO THAT WILL BE A PART OF THE DEVELOPMENT STANDARDS. SO A LOT OF TIMES WHEN IT'S JUST ZONING, I TELL Y'ALL TO BE REALLY CAREFUL ABOUT THE PRETTY PICTURES. BUT WHEN IT'S A PLANNED DEVELOPMENT AND YOU'VE GONE IN AND YOU'VE WRITTEN DEVELOPMENT STANDARDS OUTSIDE OF THE ZONING ORDINANCE, THEN YOUR CONCEPT PLANS AND YOUR SITE PLANS GET FILED WITH THAT. RIGHT? RIGHT. YES, BUT I MEAN, BUT IT'S STILL COULD BE CHANGED. YES. AND IT WOULD COME BACK. SO WE'RE STILL THE MAIN THING IS THAT WE'RE STILL FOCUSING ON THE ZONING RIGHT NOW. YEAH. OKAY. LET ME ASK. WE'RE CHANGING IT TO A PD. WHY WOULDN'T WE JUST WE'RE NOT JUST CHANGING IT STRAIGHT UP MULTIFAMILY BECAUSE THERE IS A COMMERCIAL COMPONENT TO IT, RIGHT? BECAUSE OTHER OTHER THINGS, I.E. DENSITY CHANGES THAT WERE. SO HE'S WANTING TO DO RIGHT, BECAUSE THIS INCLUDES MULTIPLE ZONINGS. SO YOU'VE GOT COMMERCIAL THERE ALONG I-20, YOU'VE GOT SOME THREE STORY MULTIFAMILY. YOU ALSO HAVE TOWNHOMES, YOU'VE GOT MULTIPLE ZONING USES WITHIN ONE AREA. AND SO THEN IT QUALIFIES FOR THE PLAN DEVELOPMENT. AND WITH THAT, AND KATIE CAN SPEAK TO THAT, YOU KNOW, WE WERE ABLE TO MAKE SURE THAT THE FENCING WAS WROUGHT IRON AND NOT YOUR STANDARD WOOD PLANK. AND SO WE WERE ABLE TO BRING IN DIFFERENT ASPECTS OF THE DEVELOPMENT STANDARDS THAT KIND OF SPEAK TO WHAT, WHAT WOULD SET THIS APART [00:55:02] FROM JUST A STANDARD MULTIFAMILY ZONING? I HAVE A COUPLE QUESTIONS FOR YOU, IF YOU DON'T MIND. YES, MA'AM. THANK YOU, BY THE WAY, FOR YOUR PRESENTATION. I APPRECIATE IT. ABSOLUTELY. AND BY THE WAY, THE PRETTY PICTURES ARE ACTUALLY HELPFUL BECAUSE SOMETIMES IT MIGHT SWAY WHETHER OR NOT SOMEONE VOTES ONE DIRECTION OR ANOTHER. SO A COUPLE OF QUESTIONS. THAT I HAVE. DO YOU GUYS, YOU KNOW, BECAUSE I'M ONLY FAMILIAR WITH CERTAIN WHAT I'LL CALL PRODUCT TYPES, DO YOU HAVE A RANGE IN TERMS OF LEVELS OR TIERS? TIER ONE, TWO, THREE, WHATEVER. IF YOU DO. WHAT ARE THEY IN TERMS OF PRICE POINT AND QUALITY? AND WHERE DOES TARA FALL IN THAT? AND WHAT I MEAN IS, IS IT KIND OF DO YOU ENVISION IT BEING MIDDLE, WHAT I CALL YOUR MIDDLE TIER STUFF OR YOUR TOP TIER, ETC. ETC. WHAT ARE YOUR THOUGHTS? AND WHEN YOU SAY PRICE, JUST TO CLARIFY, ARE YOU WHAT ARE YOU REFERRING TO? LIKE RENTS OR HARD COSTS? RENTS, RENTS. OKAY, SURE. SO YES, MA'AM, WE HAVE A WIDE RANGE. WE HAVE RECENTLY INCORPORATED TOWNHOMES INTO OUR ARSENAL JUST DUE TO THE SHEER DEMAND. AND SO WE CLOSED JEFFERSON, KIRBY BROOK IN GRAND PRAIRIE. AND THAT'S A 269 UNIT TOWNHOME DEAL. SO THAT'S PRODUCT TYPE NUMBER ONE. PRODUCT TYPE NUMBER TWO WOULD BE YOUR WHAT YOU SEE HERE AS YOUR THREE AND FOUR STORY SURFACE PARK MULTIFAMILY. AND THEN NUMBER THREE IS YOUR FOUR AND FIVE STORY STRUCTURED PARKING RAP DEALS, WHICH IN TODAY'S MARKET, VERY, VERY DIFFICULT IN ANY MARKET YOU GO INTO. BUT I WOULD SAY TO ANSWER YOUR QUESTION, IN TERMS OF THE MARKET FOR TRL, I WOULD SAY, YOU KNOW, WE SEE THIS AS A MIDDLE TIER MARKET. WE SEE THIS AS, AGAIN, WE WERE PREVIOUSLY LOOKING AT IT AS A TAX CREDIT DEAL. AND AGAIN, BALCH SPRINGS, WE THE TWO DEALS THERE, I MEAN, WE WE BUILD A VERY NICE TAX CREDIT PRODUCT. IT JUST THE DIFFERENCE IS IT'S A DIFFERENT TYPE OF FINANCING MECHANISM THAT ALLOWS US TO GET DEALS CAPITALIZED IN THE, IN THE MARKET WE'RE IN. THAT'S VERY TOUGH TODAY WITH INTEREST RATES AND HARD COSTS AND RENTS TO GET ACROSS THE FINISH LINE. SO IN TERMS OF QUESTION REGARDING RENTS ON THIS SPECIFIC PENCILING, ABOUT $1,800 RENTS FOR OUR THREE STORY APARTMENTS AND THEN FOR OUR TOWNHOMES WILL BE ABOUT 2200 BULK RENT CHECK. AND THEN QUESTION TWO, ONLY BECAUSE I, I DO TRY TO BE, YOU KNOW, PART OF PLANNING AND ZONING, I THINK, IS TO HELP WITH ASPIRATIONS, ASPIRATIONAL VISIONS OF GROWTH, RIGHT. AND WORK WITH THE CITY. BUT IT'S ALSO TO BE MINDFUL OF THE NEIGHBORS THAT LIVE HERE AS WELL. THAT'S RIGHT. RIGHT. AND OR AT LEAST THAT'S WHAT I WHAT I BELIEVE OTHERS MAY DISAGREE, BUT I DO FEEL LIKE I HEARD A QUESTION AND A POTENTIAL CONCERN ABOUT DENSITY. SURE. AND I DO KNOW A LOT OF THE JPL JPI PRODUCTS ARE FAIRLY MASSIVE IN SCALE. NOW I'M THINKING OF FOUR STORY AND THIS IS THREE STORY, BUT IT'S USUALLY U-SHAPED WRAPPED WITH PARKING IN THE CENTER. BUT THERE'S A LOT OF THEY'RE BEAUTIFUL. I MEAN, I'M NOT, IT'S NOT. BUT. HAVE YOU EVER CONSIDERED THE POSSIBILITY OF BREAKING SOME OF THESE LARGER SCALE, THREE STORY PRODUCTS INTO SOMETHING SMALLER TO HELP? KIND OF MANAGE MAYBE CONCERNS OF DENSITY AROUND SINGLE FAMILY NEIGHBORHOODS? WE HAVE. AND, AND HONESTLY, THAT'S WHY WE INCORPORATED THE TWO STORY TOWNHOMES ON THE FRONTAGE OF TX 34 TO REALLY TRY TO MAINTAIN THE CHARACTER OF WHEN YOU'RE DRIVING DOWN TX 34 TO LOOK IN AND IT'LL LOOK LIKE A NEIGHBORHOOD. AND, YOU KNOW, WHEN WE SAT DOWN WITH THE LANDOWNER, WE HAD THE ACREAGE TO WHERE WE COULD HAVE DONE TWO PHASES OF 450 UNITS. BUT WE SAID, OBVIOUSLY, WE WANT TO BE RESPECTFUL OF THE NEIGHBORS NEXT DOOR. LET'S, LET'S BRING IT ALL THE WAY DOWN TO JUST ONE SMALL PHASE. I MEAN, 280 UNITS OF WALK UP AND 30 UNITS OF TOWNHOME IS PROBABLY ONE OF OUR SMALLEST DEALS WE'VE EVER DONE. JUST TO YOUR POINT, I MEAN, FOR US, WE TYPICALLY BUILD 450 UNITS IN THREE PHASES JUST GIVEN THE VOLUME WE DO. AND SO AGAIN, THAT WAS PART OF US TRYING TO BE RESPECTFUL AND METHODICAL. AND YOU KNOW, THE THE TRAFFIC AGAIN, THAT'S WHY WE'RE EXTENDING TANGER DRIVE. WE ORIGINALLY, WHEN WORKING WITH STAFF, WE HAD BOTH OUR ACCESS POINTS TAKEN OFF OF TX 34. THEY RAISED CONCERN OVER THAT. WE TOOK THAT INTO ACCOUNT. WE ADJUSTED. WE SAID, WE'LL EXTEND TANGER. WE WANT TO BE RESPECTFUL OF TRAFFIC FLOW. SO. AND WE WILL BE DOING A TIA AS WELL. AND WE WILL BE INCORPORATING THEIR RECOMMENDATIONS INTO OUR PROJECT. AND WE WILL BE PUTTING IN A TRAFFIC LIGHT AND RESPECTIVE TURN LANES AND DECEL LANES. ONE FINAL QUESTION. YES, [01:00:06] MA'AM. BECAUSE OBVIOUSLY I DIDN'T SEE THE WE SAW THE SITE PLAN. THANK YOU FOR THAT. SURE. WHAT'S THE. BUT OBVIOUSLY, WITH A 500 YEAR AND A 100 YEAR FLOODPLAIN, THAT IMPLIES THERE'S A LOT OF TOPOGRAPHY AT SOME POINT IN TIME ACROSS THAT SITE AND TOPOGRAPHY ACROSS THE SITE WITH THAT KIND OF A DENSITY. AND THAT KIND OF SCALE CAN SOMETIMES BE A BLESSING AND A CURSE IN TERMS OF HOW IT ULTIMATELY FEELS ONCE IT'S BUILT. THAT'S RIGHT. SO LET ME ASK YOU WHAT, WHAT IS THE TOPOGRAPHY LIKE? AND ARE YOU WORKING WITHIN THAT FRAMEWORK AS YOU KIND OF POSITION AND PLACE THESE BUILDINGS? OR HAVE YOU THOUGHT ABOUT THAT? WE HAVE. OKAY. YES, MA'AM. YEAH. SO THE, THE, THE TOPOGRAPHY IS RELATIVELY FLAT. OKAY. BUT WE ARE HAVING TO, YOU KNOW, MITIGATE BEING IN THE 500 YEAR FLOODPLAIN. AND SO THERE WILL BE ASSOCIATED COSTS AGAIN, THAT THAT WE WILL BEAR. AND WHEN TALKING WITH THE LANDOWNER JUST TO BUILD SINGLE FAMILY HOMES HERE, IT IS VERY COSTLY IN FOR IT TO STILL BE A SUCCESSFUL DEVELOPMENT ON HIS END WHEN BUILDING. YES, MA'AM. WE'RE MISSING A POINT, YOU GUYS. THIS IS A ZONE CHANGE. ALL OF THAT IS IRRELEVANT RIGHT NOW. AND I'M SO SORRY. BUT RIGHT NOW WE NEED TO BE FOCUSING ON ALL GOOD ZONE CHANGE. THAT'S IT. THAT'S THAT'S THAT'S IT. IF WE DON'T HAVE ANY OTHER QUESTIONS FROM THE COMMITTEE, DO WE HAVE A MOTION? OKAY. I MOVE THAT WE DON'T CHANGE FOR THIS. 2638. WELL, THANK YOU. I HAVE A MOTION. SECOND. SECOND, A MOTION, AND A SECOND. ALL IN FAVOR, SAY I, I ANY OPPOSED? THERE ARE NO OPPOSED. CHAIRMAN. CAN WE DO A ROLL CALL VOTE, PLEASE. YES. COMMISSIONER WALKER, YOUR VOTE PLEASE. OKAY. MISS CHENEY. THANK YOU, THANK YOU. I THANK YOU. THANK YOU ALL VERY MUCH. THANK YOU. ALL RIGHT. [8. CONSENT AGENDA] NEXT ON OUR AGENDA IS THE CONSENT AGENDA. WE HAVE THREE ITEMS ON THERE. ARE THERE ANY IS THERE ANYTHING ON HERE THAT ANYBODY'S WANTING TO PULL OUT TO SPEAK ABOUT? NORMALLY THIS IS THE STEP THAT HAS ALREADY BEEN BROUGHT BEFORE US. IT'S JUST THE FINAL PLATS AND THINGS LIKE THAT. SO. YEAH, NOBODY HAS ANYTHING. OKAY. IF NOT, THEN I'LL ASK FOR A MOTION MOVE THAT WE APPROVE. ITEM 8.1, 8.2, 8.3 ON THE CONSENT CONSENT AGENDA. OKAY, I HAVE A SECOND, I SECOND MOTION AND A SECOND. ALL IN FAVOR, PLEASE SAY I, I ANY OPPOSED? OPPOSED. ALL RIGHT. MOTION CARRIES. AND IF WE HAVE NO FURTHER BUSINESS THAT CONCLUDES OUR MEETING. AND WE ADJOURN AT * This transcript was compiled from uncorrected Closed Captioning.