* This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting. [00:00:02] EVERYBODY TO THE, UH, JUNE 17TH, 2025 MEETING OF THE RICHARDSON CITY PLAN COMMISSION. UM, THE PLAN COMMISSION CONSISTS OF, UH, RICHARDSON RESIDENTS APPOINTED BY THE CITY COUNCIL. THERE ARE SEVEN REGULAR MEMBERS AND TWO ALTERNATES ON THE COMMISSION, BUT ONLY SEVEN MEMBERS WILL VOTE ON AN ISSUE, ALTHOUGH ALL MEMBERS WILL PARTICIPATE IN DISCUSSIONS DELIBERATIONS. TONIGHT, WE'VE GOT EIGHT IN ATTENDANCE, SO COMMISSIONER PURDY WILL NOT BE ABLE TO VOTE AS THE ALTERNATE. SORRY ABOUT THAT . UH, BUT WE WELCOME YOUR DELIBERATIONS. UM, SO, UH, THIS MEETING IS A BUSINESS MEETING WILL BE CONDUCTED AS SUCH. IN THAT REGARD, PLEASE TURN OFF YOUR CELL PHONES. UM, OUR PROCEEDINGS ARE RECORDED, SO PLEASE STATE YOUR NAME AND ADDRESS FOR THE RECORD WHEN ADDRESSING THE COMMISSION. UH, TONIGHT ON THE AGENDA, WE HAVE A PUBLIC HEARING. UH, EACH PUBLIC HEARING IS PROCEEDED BY A STAFF INTRODUCTION OF THE REQUEST. THE APPLICANT IS THEN PERMITTED 15 MINUTES, UH, TO MAKE THEIR PRESENTATION TO THE COMMISSION, AND THEY MAY RESERVE ANY PORTION OF THAT TIME FOR REBUTTAL. TIME SPENT ANSWERING QUESTIONS BY THE COMMISSION IS NOT COUNTED AGAINST THE APPLICANT. THOSE WISHING TO SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST WILL BE GIVEN THREE MINUTES EACH TO ADDRESS THE COMMISSION AND IF THERE'S ORGANIZED GROUPS, UH, WE SUGGEST THAT YOU SELECT REPRESENTATIVES TO PRESENT YOUR ARGUMENTS. UH, THE COMMISSION'S INTERESTED IN GATHERING NEW AND RELEVANT INFORMATION, NOT INTERESTED IN REPETITION. PLEASE ADDRESS ALL COMMENTS TO THE COMMISSION AND NOT TO MEMBERS OF THE AUDIENCE. AFTER A BRIEF OR REBUTTAL BY THE APPLICANT, THE HEARING WILL BE CLOSED. NO FURTHER TESTIMONY WILL BE PERMITTED. UH, SO THOSE ARE THE RULES WE'LL GET ON WITH THE AGENDA. UH, ITEM [1. Approval of the minutes of the regular business meeting of May 6, 2025 and minutes of the work session of May 20, 2025.] ONE IS APPROVAL OF THE MINUTES OF THE REGULAR BUSINESS MEETING ON MAY 6TH, 2025, AND THE MINUTES OF THE WORK SESSION ON MAY 20TH, 2025. I THINK WE HAD ONE CORRECTION, UM, ON MAY 20TH, 25. AND THAT WAS THE, UH, ADJOURNMENT, UH, UH, HAS NOW BEEN CORRECTED TO 9:34 PM UH, VERSE SEVEN, WHATEVER , WE KNEW THAT WE WERE THERE A LOT LONGER, SO, UH, I'D MAKE A MOTION THAT WE APPROVE. UH, ITEM ONE SECOND FROM COMMISSIONER BEACH. UH, ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND PASSES UNANIMOUSLY. UH, SO THAT TAKES [2. Zoning File 25-09 – Planned Development – Glenville Warehouse: Consider and act on a request to change the zoning on 8.3 acres located at the southeast corner of Glenville Drive and Greenville Avenue from I-M(1) Industrial District to PD Planned Development for the I-M(1) Industrial District with modified development standards to allow an office/warehouse building. Owner: Thanestate Attrich Investment, Inc. Staff: Derica Peters] US TO ITEM NUMBER TWO. THIS IS OUR PUBLIC HEARING ZONING FILE, 25 DASH OH NINE PLAN DEVELOPMENT, THE GLENVILLE WAREHOUSE, AND MS. PETERS WILL TAKE US THROUGH THAT. THANK YOU, CHAIRMAN. THIS IS A REQUEST TO REZONE THE PROPERTY FROM IM ONE INDUSTRIAL TO A PD PLAN DEVELOPMENT FOR THE IM ONE INDUSTRIAL DISTRICT. THE PROPERTY IS AT THE SOUTHEAST CORNER OF GLENVILLE AND GREENVILLE. UH, THE PROPERTY IS CURRENTLY DEVELOPED WITH A 70,000 SQUARE FOOT TWO STORY OFFICE BUILDING. THE PROPERTY TO THE NORTH ACROSS GREENVILLE AVENUE HAS BEEN DEVELOPED WITH APARTMENTS THAT SERVE AS CORPORATE LODGING TO THE SOUTH AND EAST OF THE DEVELOPMENT ARE OFFICES AND TO THE WEST. ACROSS GLENVILLE IS A PUBLIC CHARTER SCHOOL. THIS PROPERTY SITS WITHIN THE REGIONAL EMPLOYMENT PLACE, TYPE OF THE FUTURE LAND USE PLAN. SO HERE ARE SOME PHOTOS OF THE SITE. THIS IS SEEN FROM ACROSS GREENVILLE AVENUE TO THE NORTH. SO THAT'S THE NORTH PROPERTY LINE. THIS IS THE WEST FACADE OF THE PROPERTY, UH, THE EXISTING BUILDING ON THE PROPERTY. HERE'S THE SOUTH PROPERTY LINE, AND YOU SEE THE EXISTING BUILDING ON THE PROPERTY, AND HERE'S AN AERIAL THAT GIVES YOU A BETTER VIEW. SO THE SITE IS 8.3 ACRES. THE BUILDING WAS CONSTRUCTED IN 1996 AND HAS BEEN OCCUPIED WITH TELECOM TELECOMMUNICATION BUSINESSES, INCLUDING AT AND T, WHICH VACATED IN 2022. THE APPLICANT HAS PROVIDED THE, UH, PROPOSED CONCEPT PLAN YOU SEE HERE. SO WHAT THEY HAVE PROPOSED IS A SINGLE STORY, 76,440 SQUARE FOOT, FLEX WAREHOUSE AND OFFICE BUILDING. THE PROPOSED USE, WHICH IS WAREHOUSE DISTRIBUTION AND OFFICE, IS ALLOWED BY WRIGHT IN THE ZONING DISTRICT. HOWEVER, THEY'RE SEEKING AN EXCEPTION TO THE REQUIREMENT FOR A SINGLE STORY BUILDING TO BE NO TALLER THAN 25 FEET TALL AT MAXIMUM. THE MAXIMUM ALLOWED HEIGHT IN THIS ZONING DISTRICT DOES ALLOW, UM, AT THE, STARTING AT THE SETBACKS, A 75 FOOT TALL BUILDING COULD BE BUILT HERE, BEING ABOUT FOUR STORIES. AND THEN AS THAT BUILDING, UM, IS, IF THAT BUILDING IS ANY FURTHER BACK FROM THE SETBACK LINE, IT'S ALLOWED TO GET EVEN TALLER. SO A ONE STORY BUILDING IS LIMITED TO 25 FEET TALL, BUT IN ACTUALITY, A MUCH TALLER BUILDING COULD BE BUILT HERE IF IT MET THAT ONE STORY. UH, MINIMUM REQUIREMENT FOR 25 FEET, AND THEN THE SUBSEQUENT STORIES WOULD BE ABOUT 15 FEET. UH, THE SITE WILL PROVIDE 156 PARKING SPACES THAT DOES PROVIDE A SURPLUS OF PARKING. [00:05:01] THE SITE WILL PROVIDE 19% LANDSCAPE COVERAGE, AND THAT IS IN EXCESS OF THE REQUIRED 10%. THE EXISTING DRIVEWAYS ON THE SITE WILL REMAIN IN THEIR EXISTING LOCATIONS ALONG GREENVILLE AND GLENVILLE. THE WESTERN DRIVEWAY ON GLENVILLE IS SHARED WITH THE PROPERTY OWNER TO THE SOUTH. SO THAT IS A SHARED MUTUAL ACCESS EASEMENT. THE LANDSCAPE BUFFERS ALONG GREENVILLE AND GLENVILLE WILL REMAIN THE SAME. UM, HOWEVER, THE, A APPLICANT WILL BE ADDING ENHANCED SCREENING IN THE GREEN IN THE LANDSCAPE BUFFER ALONG GREENVILLE. UH, IN THE REAR OF THIS SITE TO THE EAST IS THE CAMPBELL CREEK. SO A PORTION OF THE SITE TO THE EAST IS ENCUMBERED BY A DRAINAGE EASEMENT AND IS UNDEVELOPABLE. A TRIP GENERATION MEMO WAS PROVIDED FOR THE, FOR THE PROJECT, WHICH SHOWED THAT PROPOSED USE WAREHOUSE PRODUCES 30 3:00 AM PEAK HOUR TRIPS AND 30 6:00 PM PEAK HOUR TRIPS. SO HERE IS, UH, ZOOMED IN ON THE CONCEPT PLAN SHOWING THE ENHANCED SCREENING. SINCE THE TRUCK COURT WILL BE ABOUT 150 FEET BACK FROM GREENVILLE AVENUE, THEY WANTED TO PROVIDE SOME SCREENING TO, UH, ADJACENT TO THE TRUCK COURT. THEY'LL PROVIDE A EARTH AND BERM FOR 150 FEET IN THAT EXISTING LANDSCAPE ISLAND. AND THAT WILL BE PLANTED WITH EVERGREEN SHRUBS. AND THEN THEY WILL ALSO ADD AN EIGHT FOOT TALL MASONRY SCREENING WALL CLOSER, UH, AND ADJACENT TO THE TRUCK COURT SHOWN IN RED HERE, THESE ARE THE ELEVATIONS PROVIDED. UH, WHAT THEY SHOW IS A 42 TO 45 FEET TALL STRUCTURE MADE OF CONCRETE TILT WALL WITH ALUMINUM WINDOWS CONCENTRATED ALONG THE FACADES THAT ARE SEEN FROM THE ROAD. UM, HERE'S THE WEST ELEVATION, WHICH IS SEEN FROM GLENVILLE, AND THEN THE EASTERN ELEVATION, WHICH IS NOT SEEN FROM THE PUBLIC RIGHT OF WAY, WHERE YOU SEE THE LOADING DOCKS AND THEN THE SIDES OF THE BUILDING, THE NORTH ELEVATION, WHICH IS SEEN FROM GREENVILLE. THESE ARE THE ARCHITECTURAL RENDERINGS PROVIDED BY THE APPLICANT THAT GIVE YOU A BETTER PERSPECTIVE OF THAT BUILDING. AND THIS WAS, UM, FINALLY, THIS WAS A PUBLIC HEARING. THE STAFF HAS NOT RECEIVED ANY CORRESPONDENCE AND RESPONDS TO THIS REQUEST. AND THE REQUEST SUMMARY IS SHOWN HERE. SO WE WILL MAKE A CORRECTION TO WHAT WAS PROVIDED IN THE PACKET. THE CONDITIONS OF THE PD WILL INCLUDE THESE THREE COMPONENTS. ONE, A MAXIMUM BUILDING HEIGHT THAT IS, UH, APPROVED EITHER TO BE 42 OR 45 FEET TALL AS REQUESTED BY THE APPLICANT. ALSO, LIVING LANDSCAPE SCREEN SHALL BE INSTALLED, INCLUDING AN EARTH, EARTH AND BERM, AND A EVERGREEN SHRUB ROW. AND HERE IS WHERE THE APPLICANT HAS REQUESTED THAT WE EITHER OMIT THE SPECIFICATION FOR THE HEIGHT OF THE SHRUB ROW, OR INSTEAD WE ALLOW IT TO BE TWO TO THREE FEET TALL AT MATURITY OR AFTER TWO YEARS OF INSTALLATION, SO THAT THEY HAVE MORE FLEXIBILITY WITH WHAT LANDSCAPE MATERIALS THEY PICK. AND THEN FINALLY, AN EIGHT FOOT TALL MASONRY SCREENING WALL SHALL BE CONSTRUCTED AS WELL. AND THAT CONCLUDES MY PRESENTATION. THE APPLICANT IS HERE AND CAN AND WILL BE PRESENTING AS WELL. UH, QUESTIONS FOR STAFF FIRST. OKAY. I'M JUST GONNA ASK AGAIN. SO, UM, THE IN CONDITION B, THAT IS THE, THAT'S THE LIVING LANDSCAPE SCREEN IS, UM, IT SAYS THE ENTIRE LENGTH OF THE TRUCK LOADING DOCK AREA, BUT THAT'S WHAT I THINK YOU DESCRIBED AS THE 150 FOOT LONG EARTH AND BERM. CORRECT. SO THAT SHOULD BE WHAT THEY SAY IS SCREENS THE ENTIRETY AND MORE OF THE TRUCK DOCK AREA. RIGHT. SO WHY, I MEAN, I'M JUST, IF IT'S 150 FEET LONG AND THE CHOICES ARE EITHER TWO TO THREE FOOT TALL SHRUBS THE ENTIRE LENGTH MM-HMM . AND ASSUMING, YOU KNOW, THEY'RE PLANTED ABOUT EVERY THREE FEET OR SO. I MEAN, YOU'RE TALKING ABOUT 50 PLANTS MM-HMM . VERSUS SIX, SIX FOOT TALL JUST DOESN'T SEEM LIKE SIX WOULD ACCOMPLISH WHAT YOU'RE TRYING TO ACHIEVE HERE. I THINK I, I AGREE. I THINK YOU WOULD STILL SEE THROUGH THERE. UM, BUT WHAT THE APPLICANT HAS EXPLAINED IS WITH THAT ER BURN BEING TWO TO THREE FEET TALL, THAT THE ADDITIONAL SHRUBS, UM, BEING THREE FEET TALL WILL ACHIEVE WHAT THEY INTENDED TO PROVIDE WITH SCREENING. SO ONLY SIX SHRUBS WOULD NOT REALLY COVER MUCH OF THAT. YEAH. OKAY. AND, UH, AND THEN I, I'M GONNA GO BACK TO MY, UM, EARLIER QUESTION AND COMMENTS IN THE BRIEFING SESSION ABOUT [00:10:01] THE COMPREHENSIVE PLAN VERSUS THE EXISTING ZONING AND WHAT'S ALLOWED BY. RIGHT. SO ESSENTIALLY, UM, WE TALKED IN THE BRIEFING SESSION THAT THERE'S TWO BASIC AREAS IN THE COMPREHENSIVE PLAN THAT ALLOW FOR OFFICE WAREHOUSE. ONE IS REALLY THE ONLY ONE IN THE COMPREHENSIVE PLAN THAT CONTEMPLATES IT, IS THE INNOVATION AND INDUSTRY. IF YOU READ THE DEFINITION OF THE PLACE TYPES FOR REGIONAL EMPLOYMENT, UH, IT DOES NOT INCLUDE OFFICE WAREHOUSE NEITHER AS A PRIMARY USE OR AS A SECONDARY USE. SO, UM, TECHNICALLY BY THE COMPREHENSIVE PLAN, THIS WOULD, MIGHT HAVE A TOUGH TIME. THIS TYPE OF USE MIGHT HAVE A TOUGH TIME. YOU CAN ALWAYS MAKE EXCEPTIONS, BUT IT'S NOT REALLY WHAT'S CONTEMPLATED, UH, UNDER THE COMPREHENSIVE PLAN. AND THE AREA NORTH OF CAMPBELL, UM, BETWEEN CENTRAL AND PLANO IS ALL REGIONAL EMPLOYMENT. UH, SO, AND I CAN'T THINK THAT OF ANOTHER OFFICE WAREHOUSE IN THAT DISTRICT THAT MAYBE ON THIS STAGE, UH, THERE'S FLEX OFFICE, CERTAINLY LIKE THE BUILDINGS WE'RE IN THAT MAY HAVE REAR LOADING, BUT THEY'RE NOT TO THE HEIGHT, THE CLEAR HEIGHT OF THE WAREHOUSE, YOU KNOW, AND THAT SORT OF THING. SO, UM, I I, I GUESS THAT'S A LITTLE BIT OF A CONCERN THAT, YOU KNOW, THE, THE COMP PLAN SAYS THAT, BUT PERHAPS YOU CAN JUST CLARIFY THAT THE COMP PLAN IS NOT GOVERNED, IT'S THE UNDERLYING ZONING THAT GOVERNS. THAT'S CORRECT. YEAH. I, I, I JUST, I, I'M REALLY DOING THIS FOR THE BENEFIT OF THE COMMISSION AND THE PUBLIC TO BETTER UNDERSTAND, YOU KNOW, WE DO HAVE A LITTLE BIT OF A CONFLICT HERE BETWEEN THE COMP PLAN AND THE ZONING. THAT IS CORRECT. YES. AND SO, YOU KNOW, WHILE THE COMPREHENSIVE PLAN DID, YOU KNOW, DID NOT ENVISION A INDUSTRIAL WAREHOUSE IN THIS PLACE TYPE, UM, AT THE END OF THE DAY, THE COMPREHENSIVE PLAN IS, IS KIND OF A GUIDE. UM, REALLY THE ZONING IS WHAT CONTROLS, AND THEY CAN DO THIS BY, RIGHT. UM, IF THEY WERE TO MEET THAT 25 FOOT TALL REQUIREMENT, UM, SPEAKING TO THE COMPREHENSIVE PLAN AND WHAT WAS INTENDED HERE, UM, THE APP OR STAFF WORKED WITH THE APPLICANT, UM, TO PROVIDE FOR A BETTER QUALITY OF ARCHITECTURE AND, UM, AND, YOU KNOW, KIND OF THOSE, THOSE TWO ROWS OF WINDOWS ALONG GLENVILLE AND GREENVILLE TO KIND OF BETTER FIT THE OFFICE CHARACTER OF THE AREA, UM, AND KIND OF BETTER MEET THE SPIRIT OF THE EMPLOYMENT PLACE TYPE. AND SO EVEN THOUGH, UM, THE USE WHICH IS ALLOWED IN THE ZONING DISTRICT, UM, YOU KNOW, WAS NOT, YOU KNOW, INTENDED FOR IN THIS PLACE TYPE, YOU KNOW, WE DEFINITELY TRIED TO WORK WITH THE APPLICANT TO PROVIDE A, UM, A BETTER QUALITY DEVELOPMENT THAT'S, YOU KNOW, NICELY LANDSCAPED THAT PRESERVES A LOT OF THE TREES. UM, AND THAT, UM, HAS THAT, THAT MIMICS THAT TWO STORY OFFICE LOOK ON THE FACADES THAT FACE THE STREETS, UM, TO TRY TO BETTER FIT THE OFFICE EMPLOYMENT CHARACTER OF THE AREA. OKAY. AND, UH, ON THE, UH, ON THE WINDOWS, UM, IT SAYS, UH, ALUMINUM WINDOW FRAME SYSTEM WITH, UH, ONE INCH INSULATED LOW E GLAZING. IS THAT A GLASS, OR, I MEAN, IT LOOKS LIKE ON THE RENDERING, BUT I, I REALLY CAN'T TELL. I DIDN'T SEE EXACT DEFINITION. OR IS THAT A GLASS OR GLASS? YEAH, IT'S GLASS AND LIKE A SPAND GLASS. AND I CAN LET THE APPLICANT AND THEIR TEAM KIND OF ELABORATE ON THAT MORE. OKAY. ALRIGHT. ANY OTHER QUESTIONS? THAT, ALRIGHT, THANK YOU. UH, SO THIS IS A PUBLIC HEARING. WE WILL OPEN THAT NOW AND, UH, ASK THE, UH, APPLICANT TO PLEASE COME FORWARD. HOW DO I, UM, JUST KEEP TALKING. OKAY, PERFECT. THANK YOU. UH, GOOD EVENING, CHAIRMAN AND COMMISSIONERS. THANK YOU FOR HAVING ME. TODD. MARCH ASANI WITH BOX INVESTMENT GROUP, DALLAS, TEXAS. UM, UM, OUR PROPOSED BUILDING HERE, OFFICE, SHE AND WAREHOUSE. UM, AS STAFF MENTIONED, WE'VE WORKED TOGETHER TO DESIGN REALLY SOMETHING THAT'S OVER AND ABOVE WHAT WE WOULD TYPICALLY BUILD. I DO THINK IT'S APPROPRIATE FOR THIS AREA. UM, THROUGHOUT THIS PRESENTATION, WE'LL SHOW YOU SORT OF, UM, THE BUY RIGHT PLAN AND THEN KIND OF WHAT WE'RE PROPOSING WITH THE PD AND THE ADDITIONAL HEIGHT. SO THIS IS OBVIOUSLY IN THE CONTEXT OF THE NEIGHBORHOOD, YOU KNOW, YOU CAN CERTAINLY SEE SOME DOCK LOADING IN THE REAR OF THE BUILDING, UH, TO THE EAST, I BELIEVE. UM, BUT REALLY FITS THE NEIGHBORHOOD WITH THE ADDITIONAL HEIGHT, WHICH IS THE, THE INTENT OF THE PD REQUEST. THIS IS THE EXISTING BUILDING. [00:15:01] SO AGAIN, AS STAFF MENTIONED, YOU KNOW, WE'RE COMMITTED TO TAKING DOWN THE, THE ROD IRON AND FENCING. UH, THE CURRENT OWNERSHIP INDICATED YEARS AGO, THERE'S A LOT OF CRIME IN THE AREA. AND SO THAT WAS INSTALLED TO PROTECT, UH, CARS FROM BEING STOLEN. SO, UM, IT'S GONNA CLEAN UP A LOT WITH THE NEW DEVELOPMENT. AND AS, UH, IN YOUR STAFF REPORT, THERE WAS, YOU KNOW, MENTIONED FROM OWNERSHIP ABOUT DEFERRED MAINTENANCE. I MEAN, MILLIONS AND MILLIONS OF DOLLARS OF DEFERRED MAINTENANCE ARE REQUIRED FOR THIS BUILDING, UH, IN ITS CURRENT STATE. UM, THIS WAS SORT OF THE WHY BEHIND, YOU KNOW, WHY WE'RE HERE AND WHY WE'RE DEVELOPING. UM, THERE'S A LOT OF INFORMATION ON THIS SLIDE, BUT I'M GONNA FOCUS ON THE FOUR BULLET POINTS TO THE RIGHT. THERE'S CURRENTLY 4.4 MILLION SQUARE FEET OF OFFICE SPACE AVAILABLE FOR LEASE IN RICHARDSON. UM, MUCH OF THAT IS FUNCTIONALLY OBSOLETE. UH, IN MY OPINION, IT'S ABOUT EIGHT TO NINE YEARS OF SUPPLY, UH, THAT'S CURRENTLY VACANT AMONG OFFICE SHOWROOM AND WAREHOUSE AVAILABILITIES. THERE'S, THERE'S REALLY THREE OPTIONS. UM, AND OF THE THREE OPTIONS, ONLY ONE WAS DEVELOPED AFTER 2000. WHAT, WHAT WE'VE SEEN, AND I'M SURE YOU GUYS HAVE HEARD, YOU KNOW, A LOT OF COMPANIES ARE LEAVING RICHARDSON BECAUSE THERE'S NO PRODUCT. SO WE'VE SEEN A LOT OF COMPANIES LEAVE TO GO TO ALLEN PLANO MCKINNEY, WHERE THERE'S NEWER OFFICE SHOWROOM AND WAREHOUSE PRODUCTS. SO WE'RE REALLY DELIVERING SOMETHING THAT THAT NEEDS TO BE HERE. UH, JUST A COUPLE OF EXAMPLES. ASA ALOY LEFT 6 3 1 INTERNATIONAL PARKWAY MOVED TO EAST PLANO PARKWAY. THAT WAS ABOUT 350 JOBS. UM, AMPHENOL LEFT 1681 FEMA DRIVE TO GO TO ALLEN. THAT WAS ABOUT 250 JOBS. NOT ALL THOSE JOBS FOR AMPHENOL WERE LEAVING RICHARDSON, BUT THEY DID HAVE A, A FACILITY IN RICHARDSON THAT EVERY, EVERY, UM, EVERY FACILITY TO CONSOLIDATE TO THEIR NEW ALLEN FACILITY OFF OF 1 21. UH, THESE WERE JUST SOME OF THE, THE HIGHLIGHTS, UM, FROM THE NEWS ARTICLES OF THESE TWO SPECIFIC COMPANIES THAT LEFT RICHARDSON, UH, FOR OTHER, OTHER CITIES THAT HAVE, YOU KNOW, THIS NEW MODERN, UM, OFFICE AND WAREHOUSE PRODUCT. UH, THESE ARE JUST ALL OF YOUR OFFICE BUILDINGS IN RICHARDSON. SO AGAIN, AS STAFF MENTIONED, THIS IS, YOU KNOW, I AM ONE ZONING DISTRICT. UH, THIS IS SORT OF A BUYRIGHT ELEVATION, UH, WITH A 25 FEET. SO, YOU KNOW, SINGLE STORY, UM, LOOKS KIND OF LIKE YOUR TYPICAL OFFICE FLEX BUILDING THAT WAS BUILT BACK IN THE EIGHTIES. AND THERE'S YOUR KIND OF TYPICAL LOADING THAT YOU WOULD SEE ON THIS FACILITY. AND THIS IS KIND OF INTERESTING. WE JUST RENDERED UP SORT OF A BUYRIGHT PLAN. AGAIN, IT DOESN'T FIT THE SCALE OF THE NEIGHBORHOOD, WHICH IS WHY WE'RE HERE ASKING FOR THE ADDITIONAL, UH, HEIGHT WITHIN THE PD. THIS IS THE ELEVATIONS THAT WERE IN YOUR STAFF REPORT. AGAIN, THE RENDERING WE'VE, WE'VE SEEN AND TALKED ABOUT BASICALLY OUR, OUR, UH, WEST ELEVATION THERE IS ABOUT 25% GLASS AND GLAZING. SO THAT WE, WITH THE ADDITIONAL HEIGHT REQUEST, WE BASICALLY DOUBLED THE GLASS THAT WE'RE PUTTING ON THE BUILDING, WHICH IS SIGNIFICANT. WE'VE SEEN THIS ONE. UH, THIS WAS INTERESTING. SO THIS IS JUST SHOWING SORT OF THE BUYRIGHT ELEVATION, UM, OPTION A WITH THE COMPARING TO THE PD ELEVATION AND OPTION B. SO YOU CAN SEE, YOU KNOW, BASICALLY THE GLASS DOUBLE. AND THAT'S THE END OF OUR PRESENTATION. THERE WERE A FEW, UM, QUESTIONS I JUST WANTED TO ADDRESS THAT WE DISCUSSED. LEMME GO THROUGH MY NOTES HERE. SO, UM, THE SHARED DRIVE THAT WE HAVE IS A 30 FOOT WIDE SHARED DRIVEWAY. SO TYPICALLY A FIRE LANE IS 24 FEET WIDE. UM, THAT WOULD ALLOW TWO WAYS OF TRAFFIC. SO A 30 FOOT WIDE DRIVEWAY IS, IS CERTAINLY ADEQUATE FOR TWO-WAY DRIVE REGARDLESS OF THE TYPE OF, UH, VEHICLE THAT'S ON THE DRIVEWAY. UM, IN TERMS OF, WE, WE TALKED ABOUT TREES SORT OF IN THE BACK. THAT IS A, UM, THAT'S A DRAINAGE EASEMENT. SO ALL THOSE TREES IN THE REAR OF THE PROPERTY WILL REMAIN. WE CAN'T TOUCH THOSE. THAT'S IN A DRAINAGE EASEMENT BEHIND OUR PROPERTY. UM, IN TERMS OF THE, WE TALKED ABOUT AUTO TURNS. SO AUTO TURNS ARE PROGRAM THAT WE USE TO MAKE SURE THAT THE DRIVEWAYS THAT WE DESIGN IN OUR BUILDINGS ACTUALLY MEET THE MARKET AND ACTUALLY CAN SERVICE THE BUILDING. SO, UM, CERTAINLY IF THE DRIVEWAYS WERE NOT DESIGNED APPROPRIATELY, THE BUILDING WOULD SIT VACANT AND MY INVESTMENT WOULD BE A FAILURE. SO, UH, WE HAVE CONFIRMED THAT THE AUTO TURNS FOR BOTH THE DRIVEWAY OFF OF, UH, GREENVILLE WOULD, WOULD ACCOMMODATE, UH, THE LARGEST TRUCK, UH, THAT'S OUT THERE, WHICH WE CAN, WE WILL GET INTO THAT IN A SECOND. UM, SAME WITH THE DRIVEWAY OFF OF GLENVILLE, BOTH OF THOSE DRIVEWAYS, WE RUN IT THROUGH AUTO TURN AND WE CAN ACCOMMODATE THE LARGEST TRUCK OUT THERE. UM, IN TERMS OF THE, THE TYPE OF TENANT THAT WE EXPECT HERE, IT IS A SPEC OFFICE, SHEM WAREHOUSE. UH, I'LL JUST GIVE A COUPLE OF EXAMPLES OF, WE'VE HAD SOME EARLY INQUIRIES. CERTAINLY WE HAVEN'T PUBLISHED ANYTHING BECAUSE, UM, OBVIOUSLY WE, WE NEED [00:20:01] THE, THE PD UPDATE. BUT WHAT WE'VE SEEN MOST INTERESTINGLY IS THAT THE, THE WAREHOUSE TENANTS ARE ACTUALLY BUILDING OUT MORE OFFICE THAN IS TYPICAL IN THE PAST. SO WITH THIS TYPE OF PRODUCT, I ENVISION THAT WE WOULD PROBABLY BUILD OUT UP TO 30% OFFICE, WHICH IS WHY YOU SAW THE REQUIRE THE, YOU KNOW, THE EXISTING PARKING THAT'S REQUIRED VERSUS THE PARKING THAT WE'RE ACTUALLY PUTTING ON THE FACILITY. UM, THAT'S ALL MARKET DRIVEN, SO WE NEED TO HAVE, UH, THE PARKING TO ACCOMMODATE THE ADDITIONAL OFFICE. WE DON'T KNOW WHAT'S GONNA SHOW UP. BUT, UM, A COUPLE OF EXAMPLES. WE'VE GOT A DEVELOPMENT IN, IN DENTON, UM, A GROUP CALLED GROUP CBS. THEY DO, UM, THEY'RE ELECTRICAL ENGINEERS. AND SO WHAT WHAT THEY DID IS THEY ACTUALLY COMBINED THREE FACILITIES THROUGHOUT THE COUNTRY AND, AND PUT THEM IN ONE BUILDING IN DENTON, 40,000 SQUARE FEET. THEY ACTUALLY BUILT MEZZANINE OFFICE, UM, WHICH YOU'RE SEEING MORE OF THAT BECAUSE, YOU KNOW, RENT'S SO EXPENSIVE. WE'RE, WE'RE HAVING TO GO VERTICAL NOW IN TEXAS, UM, AND CERTAINLY IN DALLAS. AND SO WHAT THE REASON WHY WE'RE DOING THE TWO STORY OFFICE LOOK, ONE FOR, TO FIT THE NEIGHBORHOOD, BUT TWO, TO ACCOMMODATE THAT MEZZANINE OFFICE. SO YOU'RE SEEING, WE ARE CALLING THIS OFFICE SHOWROOM WAREHOUSE. THIS IS REALLY A HYBRID TYPE PRODUCT THAT CAN ACCEPT LOSS OF DIFFERENT USES WAREHOUSE USE. ALSO, YOU KNOW, THAT, THAT OFFICE WAREHOUSE USE, THAT'S, YOU KNOW, 20 TO 30% OFFICE. UH, WE'RE DOING A DEVELOPMENT IN FLOWER MOUND THAT'S UNDER CONSTRUCTION. UH, THAT WAS, THAT WAS PRE-LEASE. THAT TENANT, UM, THEY'RE BUILDING 20% OFFICE IN A, IN A 80,000 SQUARE FOOT BUILDING. SO SAME SIZE BUILDING. THEY'RE BUILDING 20,000 SQUARE FEET OF OFFICE. UH, THAT TENANT'S CALLED ALFRED MEDIA. THEY DO, UM, SORT OF EXHIBIT SHOWROOM, UM, FOR CONFERENCES. SO JUST BY VIRTUE OF THE DESIGN AND THE LOCATION, IT REALLY CATERS TO A HIGHER END TYPE OF TENANT. UH, THAT'S LIKELY GONNA BE, YOU KNOW, A HEAVIER OFFICE PERCENT, WHICH IS WHY WE, WE WE'RE DEVELOPING WHAT WE'RE DEVELOPING AND WHY WE'RE REFLECTING IT THE WAY WE ARE. SO THE INTENT OF THE REQUEST AGAIN, UM, THE PD IS TO ASK FOR THE ADDITIONAL HEIGHT, UH, FROM 25 FEET TO, UH, 45 FEET. UM, THE DIFFERENCE BETWEEN THE 42 AND THE 40 45 IS, UM, WE HAD REQUESTED 42, UH, STAFF INCLUDED LANGUAGE THAT THE 42 WOULD INCLUDE THE PARAPET WALL, WHICH MADE ME RECONSIDER SORT OF THE DIFFERENCE BETWEEN THE 42 AND THE 45. THE ONE THING I DIDN'T WANNA DO IS BE LEFT SHORT, AND IF WE'RE SHORT, THEN WE'RE GONNA HAVE TO ADD SCREENING, UH, AROUND THE HVAC UNITS. IT, AND I'D RATHER SCREEN WITH A PARAPET WALL. IT'S A BETTER PRODUCT THAN A METAL SCREEN AROUND THE HVAC UNIT. SO THAT, THAT WAS THE REASON FOR THE 45 FOOT REQUEST. UH, WITH REGARDS TO THE EARTH AND BERM, UM, IT, IT'S TOUGH THERE. 'CAUSE YOU KNOW, WE DON'T HAVE A LANDSCAPE PLAN, SO WE'RE SORT OF TRYING TO CREATE, UM, THIS SORT OF LANDSCAPE VISION WITHIN THE PD. AND SO HERE WE ARE TALKING ABOUT IT, WHICH IS GREAT. UM, THE EARTH AND BERM OBVIOUSLY WAS INTENDED TO PROVIDE ADDITIONAL SCREENING. WE'VE GOT, UM, WE'VE GOT THE, THE DOCK WALL, THE EIGHT FOOT MASONRY SCREEN WALL THAT'S 80 FEET LONG. THAT'S OVER AND ABOVE WHAT WE WOULD TYPICALLY BUILD. TYPICALLY, WE BUILD PROBABLY A 40 TO 50 FOOT LONG WALL. UM, SOMETIMES IN LIEU OF THE WALLS YOU'LL SEE THE LIVE SCREEN, WHICH I THINK IS WHERE YOU GET INTO THE, THE SIX FOOT HIGH, UM, BUSH. BUT INSTEAD OF SORT OF A LIVE SCREEN ON THE TRUCK LOADING AREA, WE'RE DOING THE, THE MASONRY WALL. SO THAT'S SORT OF SCREEN NUMBER ONE. THAT'S 80, 80 FEET LONG. YOU KNOW, A TYPICAL TRUCK WOULD BE ABOUT 70 FEET LONG, SO YOU WOULD NEVER SEE A TRUCK BEHIND THE 80 FOOT WALL LONG WALL. IN ADDITION TO THAT, WE'VE, WE'VE COMMITTED TO THE EARTH AND BERM, WHICH IS, WE'RE TRYING TO DEFINE IT HERE. UM, I'VE HONESTLY NEVER BUILT AN EARTH AND BERM. UM, I WOULD ENVISION IT'S A TWO TO THREE FOOT MOUND OF DIRT THAT'S LANDSCAPED. UM, I WOULD ENVISION ON TOP OF THAT BERM INSTALLING SIX FOOT TALL, YOU KNOW, NELLY OR STEVEN HAWS MIGHT LOOK SILLY. I'M NOT A LANDSCAPE ARCHITECT, SO I JUST, I'M ENVISIONING HOW A TALL BUSH WOULD LOOK ON TOP OF A SORT OF A TALL MOUND. AND SO THAT WAS REALLY THE, THE DISCUSSION ABOUT, UM, YOU KNOW, WE HAD COMMITTED TO THE EARTH AND BURN. WE DON'T HAVE A LANDSCAPE PLAN. CERTAINLY WE WOULD PUT, UH, SHRUBS ALONG THAT, THAT WOULD BE, YOU KNOW, TWO TO THREE FEET TALL. UM, I'D REQUESTED, BECAUSE WE DON'T HAVE A LANDSCAPE PLAN EITHER OMITTING THE SORT OF THE, IN MY OPINION, THE VAGUE REQUEST OF ALL OF THE PLANTS BEING SIX FOOT TALL. I DON'T KNOW HOW MUCH SIX FOOT TALL PLANTS COST THAT ARE A HUNDRED FEET, 150 FEET LONG. THAT SEEMS LIKE A VERY SORT OF OVER AND ABOVE, UM, WHAT WOULD BE REQUIRED CONSIDERING WE'VE GOT THE 80 FOOT LONG SCREEN WALL, WE'VE GOT THE EXISTING TREES ALONG GREENVILLE. SO I'M HAPPY TO DO LOTS OF DIFFERENT THINGS. I'M JUST THINKING THROUGH SORT OF [00:25:01] THE, THE REQUEST OF THE SIX FEET ON TOP OF THE BERM. UM, I HAD PROPOSED SORT OF A NUMBER LIKE SIX, WHICH IS OBVIOUSLY A VERY SMALL AMOUNT OF PLANTS. WHAT I WAS TRYING TO DO THERE WAS JUST GET TO A DEFINED SORT OF REQUIREMENT. SO THERE'S NO AMBIGUITY OF, OF INTERPRETATION OF THE PD WHEN WE GET INTO THE ACTUAL LANDSCAPE PLAN, WAS SORT OF MY INTENT OF LIKE, LET'S PICK A NUMBER. IT'S, IF IT'S NOT SIX, IT'S 10 OR 12, LET'S JUST, WE CAN'T DO SIX FOOT TALL PLANTS, 150 FEET TO SCREEN ON TOP OF THE TREES ON TOP OF THE WALL. IT JUST SEEMS LIKE VERY SORT OF REDUNDANT. SO ANYWAY, WE'RE HERE TO, TO TALK ABOUT IT. WE'RE HAPPY TO, YOU KNOW, COMMIT TO, TO, YOU KNOW, WHATEVER SEEMS REASONABLE. SO THANK YOU. APPRECIATE IT. ALL RIGHT. THANK YOU. YEP. UH, ANY QUESTIONS FOR THE APPLICANT, KRISTEN? ALL RIGHT, WELL, FIRST OF ALL, I JUST WANNA SAY I APPRECIATE THE RENDERINGS AND THE AESTHETICS SURE. AND SEE HOW IT MEETS THE VISION OF THE INTENDED FOR THE AREA. AND I THINK WHAT YOU'VE PRESENTED LOOKS REALLY NICE. I ALSO PERSONALLY APPRECIATE GETTING SPACE BACK THAT'S USABLE AND IN DEMAND FOR A VACANT PROPERTY SINCE 2022. UM, TWO GENERIC QUESTIONS FOR YOU. ONE, WHAT IS A MEZZANINE OFFICE? AND TWO, UM, IS THIS WHAT BOX INVESTMENT GROUP MOSTLY DOES IS WAREHOUSE BUILDINGS? YES. SO A MEZZANINE OFFICE IS, UM, YOU KNOW, IT'S REALLY, IT'S, IT'S TWO STORY OFFICE. SO TYPICALLY YOU WOULD BUILD A STEEL STRUCTURE, UM, THAT WOULD SUPPORT THAT SECOND STORY OFFICE. UM, IF YOU BUILD 3000 SQUARE FEET OF LESS OF THAT MEZZANINE OFFICE, UH, IT'S, IT'S SERVICED BY A STAIRWAY. IF YOU BUILD MORE THAN 3000 SQUARE FEET OF MEZZANINE OFFICE, IT'S SERVICED BY AN ELEVATOR. SO, UM, WE'VE SEEN TENANTS A LOT OF TIMES KIND OF HIT RIGHT AT THAT 3000 SQUARE FOOT THRESHOLD FOR MEZZANINE OFFICE. UM, IT'S A GREAT PRODUCT. IT'S, IT'S EXPENSIVE. THE, THE STEEL IS ABOUT $150,000 IS SORT OF THE PREMIUM THAT WOULD BE ON TOP OF YOUR OFFICE BUILD OUT FOR THAT 3000 SQUARE FOOT EXAMPLE IS, IS WHAT WE DID, UM, IN OUR DENTON PROJECT AND YES, BOX INVESTMENT GROUP. UH, WE BUILD SORT OF INFILL SHALLOW BAY WAREHOUSE BUILDINGS. UM, HIGH DESIGN, UH, THE ONE IN FLOWER MAN IS AMAZING. UH, DENTON, WE'VE, WE'VE SOLD PROJECTS IN, UM, LEWISVILLE AND IRVING. SO, UM, WE LOVE THESE, THESE SMALLER SITES. IT, IT ALLOWS US TO BRING SORT OF AN INSTITUTIONAL QUALITY BUILDING. UM, YOU KNOW, WE'RE, WE'RE A SMALLER DEVELOPER, BUT WE'VE GOT, UM, WE'VE GOT GREAT PARTNERS AND WE LOVE TO EXECUTE ON THESE PROJECTS. SO NO, THANK YOU FOR THAT. DOES, DOES THAT MEAN THEN THAT A PORTION OF THE BUILDING WILL HAVE TWO STORIES? UM, IT'S DESIGNED TO ACCOMMODATE TWO STORIES. OKAY. SO DEPENDING ON WHAT THAT TENANT WANTS, BUT YES. UNDERSTOOD. OKAY. IT COULD ACCOMMODATE THAT SECOND STORY OFFICE INSIDE OF THE, THE WAREHOUSE BOX. THANK YOU. YEP. UM, THANK YOU. UM, SO ASSUMING THAT, UH, YOUR PLAN MAKES IT THROUGH HERE, MAKES IT THROUGH COUNCIL AND ALL OF THAT, AND EARLY FALL, SAY YOU'RE READY TO GO. YEP. WHAT'S YOUR BUILD OUT TIMEFRAME LOOK LIKE? SO USUALLY WE CAN BUILD THESE BUILDINGS AND NINE, NINE TO NINE TO 12 MONTHS, DEPENDING ON THE SEASON. AND, UM, FROM, FROM WHEN WE BREAK GROUND. SO RATHER QUICK. SO YOU'RE, YOU KNOW, ONCE YOU GET ALL YOUR APPROVALS, THEN YOU'RE PLANNING TO START TURNING DIRT AND GO. YES. YES. UM, SO ON THE SHARED DRIVEWAY ON THE OTHER SIDE, AND I DON'T KNOW IF THIS IS A QUESTION FOR YOU OR FOR STAFF, DO YOU KNOW WHO THE TENANT IS IN THAT OTHER, THE BUILDING JUST TO THE SOUTH OF THAT? I DON'T, IT'S, I BELIEVE IT'S A MULTI-TENANT OFFICE BUILDING. DOES STAFF KNOW OR IS IT JUST MULTI-TENANT DEBT? BLUE IS THE TENANT DEBT BLUE, DID YOU SAY? DEBT BLUE. OH, OKAY. ALRIGHT, THANKS. THANK YOU. YEP. JEREMY, UH, THANK YOU. THREE QUESTIONS. UM, SURE. SO I APPRECIATE THE, THE FACT THAT, UM, WE'RE TAKING A UNUSED AND DILAPIDATED AT THIS POINT BUILDING AND, AND HOPING TO BUILD SOMETHING ALONG THESE LINES. DO YOU EXPECT THAT IT WOULD BE A SINGLE TENANT? UM, ALWAYS THE, THE MILLION DOLLAR OR MULTIMILLION DOLLAR QUESTION, UM, WE'VE DESIGNED IT TO ACCOMMODATE UP TO THREE TENANTS. WE'VE SEEN THAT THESE BUILDINGS WILL MORE THAN LIKELY GO SINGLE TENANT, BUT OBVIOUSLY CAN'T GUARANTEE IT. THE, THE MEZZANINE OFFICE PROJECT I MENTIONED IN DENTON, THAT'S FOUR BUILDINGS, BUT THE, THE GROUP I MENTIONED THAT'S A SINGLE TENANT, 40,000 SQUARE FEET, UM, THE FLOWER MOUNT PROJECT IS A SINGLE TENANT, 80,000 SQUARE FEET. SO WE'RE, WE'RE SEEING THAT, UM, THESE TYPES OF TENANTS, THEY COULD TAKE THE ENTIRE BUILDING. [00:30:01] OKAY. THANK YOU. UM, AND I APPRECIATE, UH, COMMISSIONER'S, UH, QUESTION ABOUT THE TIMELINE. UM, I WAS GONNA ASK THAT, BUT UM, AS IT RELATES TO SORT OF YOUR CAPITAL STACK, UM, INTEREST RATES ARE HIGH. UM, I'M, I'M WANTING TO KNOW A LITTLE BIT MORE ABOUT HOW YOUR FINANCING IS LINED UP. IS THIS BANK LINES, IS THIS EQUITY FINANCED? CAN YOU JUST FILL IN THAT PICTURE A LITTLE BIT MORE ABOUT THE FINANCING OF THIS PROJECT? SURE. UM, SO THIS, THIS WILL BE OUR, THIS WILL BE OUR SEVENTH DEVELOPMENT, UH, SHALLOW BAY INDUSTRIAL DEVELOPMENT WAREHOUSE DEVELOPMENT IN DFW METROPLEX SINCE, UH, WE STARTED IN MARCH OF 2022. OUR FIRST PROJECT WE BROKE GROUND ON AFTER THE SEVENTH RATE HIKE IN OCTOBER OF 2022. WE HAVE BEEN, UM, THIS IS ACTUALLY A DIFFERENT EQUITY PARTNER. UM, THE, THE LANDOWNER IS GONNA BE OUR CURRENT EQUITY PARTNER. SO I'M KIND OF TAKING A LONG ROUNDABOUT WAY OF GETTING TO WHERE I NEED TO GET TO ANSWER YOUR QUESTION. BUT, UM, ON OUR, ON OUR LAST SIX DEVELOPMENTS, WE'VE, ALL OF OUR BANK FINANCING HAS BEEN, UM, UH, NON-RECOURSE, UH, COMMUNITY REGIONAL BANKS, LOW LEVERAGE. SO, UH, WE'VE BEEN GETTING LEVERAGE IN THE, UH, 55 TO 60% IS KIND OF HARD TO FIND NOW BASED ON THE INTEREST RATES AS YOU MENTIONED. BUT, UH, 55 TO 56%, UH, LOAN TO COST ON OUR LEVERAGE. SO, UH, WITH THIS ONE, IT'S KIND OF INTERESTING. WE'VE GOT A LANDOWNER THAT IS, IS COMMITTED TO REDEVELOPING THEIR PROPERTY. AND SO THEY'RE, THEY'RE ACTUALLY GONNA BE CONTRIBUTING, UM, THE LAND TO THE VENTURE AND BRINGING THE REMAINDER OF THE EQUITY REQUIRED AS OUR, OUR MAIN LP. AND CERTAINLY AS THE DEVELOPER, WE HAVE OUR GP INTEREST. AND THEN WE WOULD JUST GET, UM, LOW LEVERAGE, NON-RECOURSE, UH, BANK FINANCING FROM, UH, COMMUNITY BANK. RIGHT, OKAY. UM, AND SO THE LAST QUESTION SORT OF IS A, IT MAY BE A STAFF QUESTION. SO AS I'M JUST THINKING ABOUT THIS ALL THE WAY THROUGH IT'S SPEC, UM, CORRECT. BUT IT'S SPEC WITH, YOU KNOW, A DESIGN TOWARDS, UM, DEMAND THAT SEEMS TO BE THERE. OBVIOUSLY YOU'RE IN THIS TO MAKE MONEY. UM, BUT THEN I'M JUST SORT OF THINKING THIS ALL THE WAY THROUGH, THAT WE'VE GOT THIS BUILT, IT'S A YEAR FROM NOW OR A YEAR AND A HALF FROM NOW AND HAVE IT BUILT AND, YOU KNOW, UNCERTAINTY. WE DON'T, WE CAN'T PREDICT, AND NOW WE HAVE A, A CALL IT A DORMANT BUILDING. THAT'S REALLY NICE. UM, AND I'M JUST THINKING THROUGH, DOES THE THREE 80 AGREEMENT KIND OF THING START COMING INTO PLAY HERE FOR US ON ECONOMIC DEVELOPMENT FROM LINING UP THE POTENTIAL TENANT FOR TI IMPROVEMENTS OR WHATEVER IT IS THAT THEY NEED? OR IS, OR WE SHOULD BE THINKING ABOUT THIS WITHOUT ANY FORM OF SUBSIDY FROM THE CITIZENRY OF RICHARDSON TO ACTUALLY FULFILL THIS BUSINESS PLAN? AGAIN, THIS MIGHT NOT BE YOUR QUESTION, BUT THAT'S, THAT'S WHAT'S ON MY MIND. YEAH. OBVIOUSLY THERE'S NO SUBSIDY FOR THE DEVELOPMENT. CERTAINLY IF WE'RE ABLE TO ATTRACT A TENANT TO THE PROJECT AND THERE'S INCENTIVES AVAILABLE THAT THERE'RE ELIGIBLE FOR, WHETHER THAT'S JOB CREATION, I THINK THAT'S, THAT'S WONDERFUL. I THINK THAT'S THE INTENT OF THE EDC AND KINDA WHAT THEY'RE DOING. UM, HONESTLY, SOMETIMES THOSE INCENTIVES ARE HARD TO QUALIFY FOR. BUT, AND, AND WE, WE HAVE NOT QUALIFIED FOR ANY INCENTIVES WITH OUR OTHER TENANTS ON OUR OTHER PROJECTS, BUT I, I HAVEN'T STUDIED THE INCENTIVES AVAILABLE IN RICHARDSON. WOULD LOVE TO, UH, BE ELIGIBLE FOR THEM IF WE HAD A TENANT THAT THAT WAS ELIGIBLE. THAT'S FAIR. THANK YOU. YEP. UH, WELL I'LL PIGGYBACK OFF THE FINANCIAL DISCUSSION A LITTLE BIT. UH, JUST TO HELP EVERYONE UNDERSTAND THE MARKET. UM, YOU SHOWED US A BUNCH OF EMPTY OFFICE BUILDINGS. DO, YOU KNOW, HAPPEN TO KNOW WHAT THE AVERAGE RENTAL RATE IS OR ASKING RATE FOR OFFICE SPACE IN RICHARDSON RIGHT NOW? I, IT'S, YOU KNOW, IT, YEAH, IT VARIES. I I BET THE RENTAL RATES THAT WE ARE UNDERWRITING FOR OUR PROJECT ARE GONNA BE MORE THAN THE RENTAL RATES FOR OFFICE PRODUCT. OH, THAT, THAT'S WHERE I WAS GONNA GO. YES. I WAS GONNA ASK, UH, YOU THOUGHT OFFICE WERE VERSUS, UH, INDUSTRIAL WHERE YOU HAVE PLAN. YEAH, IT'S, ITS A GREAT QUESTION. YOU'RE, I'M SORRY, ONE MORE TIME. JUST COMPARING OFFICE RATES TO THE INDUSTRIAL RATES. YEAH. IN RICHARDSON, I THINK, UM, MY GUESS IS OUR, OUR GROSS RATE FOR OUR PROJECT IS GONNA BE MORE THAN I'D SAY MOST OF YOUR CLASS B PRODUCT IN RICHARDSON. I'M NOT A OFFICE EXPERT, SO I'M A LITTLE BIT OUT OF BOUNDS HERE. BUT I WILL SAY THAT THE, THE, THE RENTAL RATES THAT, THAT WE NEED TO ACHIEVE TO JUSTIFY THE COST OF CONSTRUCTION FOR AN INFILL PROJECT LIKE THIS, CERTAINLY TO THE SCALE AND, AND, UM, THE AESTHETICS [00:35:01] IS, IS PRETTY HIGH. SO IT'S, IT'S GONNA BE A HIGH-END TENANT THAT, THAT WANTS TO BE IN THIS LOCATION THAT WANTS THIS, UM, PRESENCE. AND IT'S AMAZING WHAT WE'VE SEEN, AND I CITED THE EXAMPLE IN DENTON AND I'LL, I'LL TALK ABOUT IT AGAIN. WE'RE ACTUALLY SEEING TENANTS COME OUT OF POCKET SPENDING MONEY TO BUILD OUT OFFICE INSIDE OF THESE, YOU KNOW, OFFICE WAREHOUSE BUILDINGS BECAUSE THEY DON'T ACTUALLY WANNA LOCATE IN OFFICE BUILDINGS OR THEY HAVE AN ANCILLARY PART OF THEIR BUSINESS THAT REQUIRES THE WAREHOUSE USE. SO AGAIN, GOING BACK TO THE DENTIN EXAMPLE, YOU KNOW, WE DID NOT WANNA COME OUT OF POCKET FOR THAT MEZZANINE, THAT TENANT ACTUALLY ELECTED TO SPEND THE MONEY ON THE MEZZANINE. UM, THAT SPACE WAS AIR CONDITIONED WAREHOUSE SPACE. THEY DO A LOT OF ELECTRICAL ENGINEERING INSIDE THERE. UM, BUT IT'S AMAZING TO SEE THE DYNAMICS AND THE SHIFT OF, UH, TENANTS THAT ARE, HAVE A WAREHOUSE COMPONENT, THAT HAVE AN OFFICE COMPONENT THAT WANNA CONSOLIDATE AND PUT 'EM IN ONE FACILITY. AND THAT FACILITY IS THIS BUILDING. IT'S NOT A TRADITIONAL OFFICE BUILDING. THE CONSOLIDATION IS OCCURRING IN THESE TYPES OF FACILITIES GIVEN, UM, YOU KNOW, YOU'RE, I THINK YOU SAID YOU, YOU PROJECTED IT WOULD GO TO 30% OFFICE BUILD OUT, BUT I, I THINK THE STAFF REPORT SAYS YOU'RE CAPPED AT ABOUT 20% DUE TO THE PARKING. IS THAT RIGHT? UH, YES. THAT WAS AN ESTIMATE BASED ON THE PARKING RATIO THAT COULD BE FLEXED SOME DEPENDING ON HOW MUCH OF THE BUILDING THEY OCCUPY WITH OFFICE AND WAREHOUSE. RIGHT. YEAH, WE WOULD SEE IF, IF, GOOD QUESTION. THANK YOU. UM, WE WOULD SEE THAT IF WE CAN'T MEET THE, THE PARKING REQUIREMENT WITHIN OUR EXISTING PARKING SPACES, IT'S LIKELY WE WOULD STRIPE, UH, PARKING SPACES IN THE BACK, IN THE LOADING AREA. UH, BECAUSE THOSE, THOSE HEAVIER OFFICE TENANTS PROBABLY WOULD ONLY USE LIKE ONE DOCK DOOR OR TWO OR THREE. UM, BUT CERTAINLY COULD ACCOMMODATE THE INCREASE, UH, IN THE BACK THERE. YEP. AND GOING BACK TO THE RENTAL RATES, I'M JUST CURIOUS, ARE WE TALKING LOW DOUBLE DIGIT NET RENTAL RATES OF, YOU KNOW, 10 TO $13 PER SQUARE FOOT PER YEAR? YES, SIR. TRIPLE NET. YES, SIR. IS THAT KIND OF WHAT YOU'RE THINKING? EXACTLY. YEAH. AND SO OFFICE, A LOT OF OFFICE BUILDINGS TODAY IN RICHARDSON MAY BE $20 FULL SERVICE GROSS OR HIGH TEENS FULL SERVICE GROSS, WHERE YOU'VE GOT LIKE SIX SIX TO $8 IN EXPENSES. YES. SO, I MEAN, THEY'RE ALMOST ON PAR WITH EACH OTHER. THAT'S RIGHT. FINANCIALLY OF WHAT YOU CAN GET. UM, BUT THEN YOU GO TO THE SUPPLY SIDE OF THE EQUATION AND THERE'S OBVIOUSLY A MUCH BIGGER SUPPLY OF OFFICE SPACE THAT CORRECT. THAT YOU'D BE COMPETING AGAINST. UH, WHEREAS FOR THIS TYPE OF PRODUCT, UM, LIKE YOU SAID, BETWEEN 50 AND A HUNDRED THOUSAND SQUARE FEET, YOU'RE AT 76,000 SQUARE FEET. YEP. THERE'S ONLY THREE OPTIONS. THAT'S RIGHT. RIGHT. THAT'S RIGHT. I ASSUME THAT IT, YOU, YOU, IF YOU WERE TO LOOK LESS THAN 50,000 SQUARE FEET, THERE WOULD BE A LOT MORE SUPPLY, UH, THAT'S AVAILABLE, CORRECT. IN THE MARKET. COULD BE, YES. YEAH. UM, BUT, UH, AND THAT BRINGS ME TO THE CLEAR HEIGHT AND THE HEIGHT OF THE BUILDING. SO AT 45 FEET, UM, AGAIN, THAT'S MAKING AN ALLOWANCE FOR A HIGHER PARA PARAPET POTENTIALLY, BUT IF THAT'S YOUR LIMIT, WHAT DO YOU, WHAT DO YOU SEE AS YOUR INTERIOR CLEAR HEIGHT IN THE WAREHOUSE? SO THE INTERIOR IS 32 FEET, IS THE INTERIOR CLEAR HEIGHT. OKAY. SO THAT IS A, I MEAN, YOU'RE REFERRING TO THIS AS SHALLOW BAY WAREHOUSE, BUT THAT'S, TO ME, THAT'S ALMOST LIKE BALK INDUSTRIAL WAREHOUSE, LIKE, UH, WITH A HIGH CUBE STORAGE YEAH. TO GET, WHEN YOU'RE GOING UP IN ABOVE 30 FEET, WE'RE, WE'RE MOSTLY BUILDING THE HEIGHT FOR THE CAPITAL MARKETS. SO FOR THAT INVESTOR THAT, UM, YOU KNOW, COULD BUY IT OR, YOU KNOW, WE COULD HOLD IT LONG TERM, BUT MOSTLY WE'RE SOLVING FOR THE CAPITAL MARKETS UNLESS THE TENANT, SO GOOD QUESTION. UM, THE, SOME OF OUR OTHER FACILITIES THAT ARE 32 FOOT CLEAR HEIGHT, THE TENANT IS, UM, YOU KNOW, PROBABLY RACKING ONLY THREE PALLETS HIGH. SO, YOU KNOW, WE'RE, WE'RE BUILDING SPECS, SO WE WANNA BE ABLE TO ACCOMMODATE, YOU KNOW, WHATEVER'S OUT THERE. AND SO THE BEST WAY TO DO THAT IS TO, TO BUILD THE 32 FOOT CLEAR HEIGHT, WHICH IS REALLY THE TREND OF WHERE, UH, THESE BUILDINGS ARE GOING IN THIS SIZE RANGE. SO IF WE WERE, IF WE WERE BUILDING 50,000 SQUARE FEET, OUR INTERIOR CLEAR HEIGHT WOULD LIKELY BE 28 FOOT CLEAR. AND IF WE WERE BUILDING, UM, 30,000 SQUARE FEET, OUR INTERIOR CLEAR HEIGHT WOULD LIKELY BE 24 FOOT CLEAR. SO THE, [00:40:01] THE MARKET'S MOVING. UM, SO, OKAY. YEP. UH, BUT I DIDN'T HEAR YOU WOULD DO, BE ABLE TO DO REALLY ANY OF THIS PRODUCT, UH, AT A, FOR A 25 FOOT HIGH BUILDING SINGLE STORY. 'CAUSE THAT WOULD LIMIT YOUR CLEAR HEIGHT TO PROBABLY 18 OR LESS, RIGHT? YEAH. ON, ON THE, ON THE 25 FOOT, UM, UM, SORT OF BY RIDE EXAMPLE, THAT WOULD LIMIT OUR CLEAR HEIGHT TO YEAH. ABOUT 20 FEET. SO WE COULD, WE COULD PROBABLY RACK, YOU KNOW, TWO TO THREE PALLETS DEPENDING ON, YOU KNOW, HOW TALL THE PALLETS ARE. OKAY. BUT WHEN YOU'RE TALKING 30 FOOT CLEAR, HOW MANY PALLETS OR FOR YOUR THE RACKS? PROBABLY 30. UM, MAYBE FOUR. UH, OKAY. ALL RIGHT. AND, UM, JUST, UH, AGAIN, COULD YOU JUST CLARIFY FOR ME, I, I, I DON'T KNOW THAT I HEARD IT, REALLY HEARD AN ANSWER ABOUT THE, THE WINDOWS YEP. ON THE ELEVATION. SO YEAH, THOSE, THOSE ARE ALL GLASS. YES, SIR. IS THAT LIKE A SPANDREL GLASS THAT YOU PUT IN THERE THAT JUST YOU CAN'T SEE THROUGH IT? NO, NO SPANDREL, UH, NO SPANDREL? GOOD QUESTION. UM, NO, THOSE, THAT'S REAL GLASS. IF, IF WE DIDN'T SEE THE TREND OF, I THINK SPANDREL IS, IS FINE. I, I, I UNDERSTAND THE QUESTION BEHIND IT. IT'S NOT SPANDREL, UH, SPANDREL GLASS HAS GOTTEN TO THE POINT WHERE IT'S ABOUT THE SAME PRICE AS REGULAR GLASS. SO RATHER THAN PUT SORT OF THE, IT'S NOT FAKE GLASS, IT'S GLASSY, YOU OBVIOUSLY CAN'T SEE THROUGH THIS IS REAL GLASS, YOU CAN SEE IT. WE DO IT WITH THE INTENT THAT WE CAN ACCOMMODATE THAT MEZZANINE OFFICE. IF WE HAD THE SPANDREL, WE COULDN'T ACCOMMODATE THE MEZZANINE OFFICE. SO, OKAY. WELL, I ASSUME IT IMPROVES LIGHTING, YOU KNOW, DEFINITELY NATURAL LIGHTING INTO, INTO THE WAREHOUSE. ABSOLUTELY. OKAY. AND, UH, AS FAR AS THE TRUCK CIRCULATION, YOU TALKED ABOUT THE AUTO TURN. YES. UM, I GUESS THAT'S A SOFTWARE THAT TAKES A, A TRAILER. WE SAID WE'D GET INTO THAT LATER. YEAH. SO YOU SAID IT WOULD ACCOMMODATE THE LARGEST, UH, TRUCKS. IS THAT A, LIKE A, A SEMI WITH A 55 FOOT TRAILER? THAT'S RIGHT. THAT'S RIGHT. YEP. SO THE AUTO TURN IS A SOFTWARE, UH, THROUGH CAD. UH, WE RAN A WB 67, WHICH IS THE LARGEST TRUCK OUT THERE. UM, THE, THE DRIVEWAY OFF OF, UH, GLENVILLE WAS MODIFIED. IT'S, THE MODIFICATIONS ARE REFLECTED WITHIN THE SITE PLAN PROPOSED TODAY. IT'S A 41 FOOT WIDE DRIVEWAY. SO THAT'S, UH, MORE THAN TYPICAL, BUT THAT ALLOWS FOR THAT WB 67 TO MAKE THAT TURN, UH, Y'ALL WERE QUESTIONING. OKAY. AND DO YOU HAVE ANY IDEA, HAVE YOU STUDIED, UH, THE C THE FLOW, THE CIRCULATION THROUGH THE SITE WITH THE TRUCKS OF YEAH, MOST LIKELY. IF YOU HAD A PREFERENCE, WOULD YOU DIRECT THEM ONE WAY OR ANOTHER? I THINK IF I HAD A PREFERENCE, I WOULD, I WOULD, THEY WOULD COME OFF A GREENVILLE. UM, YOU KNOW, IT'S A, IT'S A BIGGER ROAD AND I THINK IT'S JUST GONNA BE LESS TURNS, YOU KNOW, THESE TRUCKS WANT TO MAKE THE LEAST AMOUNT OF TURNS POSSIBLE. SO THAT TO ME WOULD BE, YOU KNOW, COMING OFF OF GREENVILLE VERSUS GLENVILLE. OKAY. AND SO THAT SUGGESTS THEY'RE ALL GONNA BE COMING WEST B OR WESTBOUND ON GREENVILLE OFF OF PLANO OR, OR ROAD, RIGHT? OR EASTBOUND. OR EASTBOUND, YEAH. COMING OFF CENTRAL. THAT'S RIGHT. OKAY. ALRIGHT. THAT'S RIGHT. YEAH, I HADN'T THOUGHT ABOUT THAT. SO IT'S HARD TO SAY RIGHT NOW WHO'S GOING, MAKING A RIGHT TURN IN OR A LEFT TURN IN OFF GREENVILLE. CORRECT. EITHER WAY YOU FEEL COM COMFORTABLE WITH THAT, WHAT I CALL A U-TURN, IF THAT MAKE THAT'S RIGHT. YEAH, THAT'S RIGHT. OKAY. JEREMY, THIS IS STAFF. SO I, I WROTE THIS DOWN, BUT FORGOT TO ASK. SO I THINK IN THE PRESENTATION EARLIER, YOU TALKED ABOUT BUYRIGHT TODAY IN THE OFFICE SCENARIO, UM, MAYBE INTERNAL TO THE PARCEL HEIGHTS GREATLY EXCEEDING 45 IF BUILT OUT. AND SO I THINK THE GERMANE POINT THAT WE'RE TALKING ABOUT RIGHT NOW IS 25 TO 45. THAT IS IN ESSENCE WHAT WE'RE BEING ASKED TO CONSIDER. ALL OF THE OTHER STUFF IS INTERESTING, ESPECIALLY FOR PEOPLE THAT ARE IN COMMERCIAL REAL ESTATE. YES. UM, SO AS I'M THINKING ABOUT THIS, WE'VE GOT 25 TO 45. THAT'S OUR ASK IN THIS CASE. AND IN TODAY'S CASE, WE ALREADY HAVE USAGE BY RIGHT THAT'S THERE AND INTERIOR TO THE PARCEL, WE COULD GO HIGHER THAN 45, BUT I CAN'T REMEMBER HOW YOU EXPLAINED THAT. AND THAT'S, I GUESS MY [00:45:01] CLARIFICATION QUESTION. YOU CAN GO THAT HIGH, BUT THE FIRST STORY HAS TO BE 25 FEET TALL AND NO MORE. SO THEN EACH SUBSEQUENT STORY GETS YOU TALLER, BUT THAT FIRST STORY HAS TO BE 25 FEET. SO, UM, THE REAL TECHNICAL THING HERE IS, IS THAT WE HAVE SOMEBODY THAT'S WANTING TO GO FROM 25 TO 45 FOR EFFECTIVELY A ONE STORY WAREHOUSE. CORRECT. UM, WHEN BY RIGHT. TODAY, UNDER AN OFFICE SCENARIO, HE COULD GO 25 15. 1515, HOWEVER HIGH THE MAX HEIGHT IS CORRECT. WITH MULTIPLE STORIES. CORRECT. THANK YOU. ANY OTHER QUESTIONS? ALL RIGHT, WELL THANKS. WE THANK YOU. MAY CALL YOU BACK UP HERE IN A MINUTE. UM, SO THIS IS A PUBLIC HEARING. UH, ANYBODY ELSE THAT WOULD LIKE TO COME FORWARD, UH, SPEAK IN FAVOR OR OPPOSITION TO THE REQUEST? IS NOW'S YOUR TIME. ANY CARDS OR NO? ANYBODY IN THE AUDIENCE? OKAY. UH, WELL, SORRY. THIS IS REALLY YOUR CHANCE THEN FOR YOUR FINAL COMMENTS BEFORE WE CLOSE THE PUBLIC HEARING. IF YOU WANNA, IF YOU WANNA SAY ANYTHING ELSE. I THOUGHT YOU WERE GONNA HAVE A CHANCE TO REBUT SOMEBODY, BUT NO, IT'S OKAY. UM, I DID WANNA SAY I WAS INVOLVED IN ANOTHER PROJECT, 3,100 SHILOH, UM, THAT WAS AT A, A PREVIOUS FIRM WE DEVELOPED OUT. WE, WE MADE A SIMILAR REQUEST, ENJOYED WORKING WITH RICHARDSON. UM, THAT WAS DURING COVID, I REMEMBER THAT WAS A VIRTUAL MEETING. IT WAS PRETTY WILD. UM, BUT, AND I, AND I JUST REMEMBER, UM, THE MAYOR AT THE TIME, YOU KNOW, HAD THANKED ME FOR, FOR OUR INVESTMENT IN RICHARDSON. AND THAT'S JUST SOMETHING YOU DON'T HEAR A TON. UM, JUST, I JUST ALWAYS REMEMBER THAT, JUST WANTED TO SHARE THAT. AND, UM, YOU KNOW, IT WAS A VERY SUCCESSFUL PROJECT AT 3,100 SHILOH, SAME REQUEST. AND, UH, WE HOPE TO REPEAT IT. THANK YOU. UM, YEAH, AND I'M GONNA, I'M GONNA, I'M GONNA, I FORGOT ONE THING AND I JUST, WE, WE, WE, WE SAID WE WOULD TALK ABOUT IT, BUT THE, THE BERM SURE. AND HOW WE, UH, KIND OF COME TO A LANDING SPOT WITH THAT. YEP. UM, BECAUSE I'VE GOT AN ISSUE JUST SAYING IT'S SIX, SIX FOOT TALL PLANTS. I DON'T THINK THAT'S ENOUGH, BUT HAVING, YOU KNOW, TWO TO THREE FEET LONG THE ENTIRE LENGTH, YOU KNOW, MAYBE SOMETHING, WE DON'T KNOW HOW TALL LONG, HOW TALL THE BERM IS. RIGHT. SO THERE'S A LOT OF OPEN-ENDED. SO I JUST WANNA GIVE CLEAR DIRECTION ON, UH, CONDITION ONE B. YEAH. SO IN TALKING INTERNALLY OF STAFF, UM, UH, WE CAME UP WITH A, UM, THE RECOMMENDATION FOR TA AS FAR AS HOW TO HANDLE THAT CONDITION. UM, AND BASICALLY THAT THROUGH A COMBINATION OF THE BERM AND THE SHRUBS, UM, THE APPLICANT SHALL BE REQUIRED TO ACHIEVE A MINIMUM HEIGHT OF SIX FOOT, UH, SCREENING, UM, THROUGH THE COMBINATION OF THE BERM AND THE SHRUB SCREEN FOR THAT 150 LENGTH THAT SPECIFIED. YEP. YEAH, I WAS GONNA SUGGEST SOMETHING ALONG THE SAME LINES. SO, I MEAN, IS THAT, THAT'S CORRECT. SOUND WORKABLE TO YOU? YEP, YEP. BETWEEN THE, I MEAN, I'VE CERTAINLY SEEN BERMS THAT ARE BIG, TALLER THAN SIX FEET. SURE. UM, THERE'S A GOOD EXAMPLE RIGHT OVER AT, UH, THE CORNER OF PLANO AND, UH, LOOKOUT AT THE SOUTHEAST CORNER. UM, SO IT'S, IT'S CERTAINLY BEEN DONE. UM, BUT UM, THAT'D BE OKAY WITH THAT, THAT THAT'D BE OKAY. YEP. OKAY. ANY OTHER, ANY, ANYBODY ELSE? ANY LAST MINUTE THOUGHTS? ALRIGHT, THANK YOU. THANK YOU. UH, I MOVE, WE CLOSE THE PUBLIC HEARING SECOND FROM COMMISSIONER BEACH. ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND. UH, PUBLIC HEARINGS CLOSED, UH, OPEN FOR DEBATE, COMMENT. SO I MOTION KIND OF THINK LIKE WHAT, WHAT JEREMY WAS SAYING, LIKE IF THEY, THERE IS NO TENANT TO USE THIS IN THE WAY INTENDED, WHAT HAPPENS TO THIS REALLY NICE BUILDING? LIKE CAN THIS BE LIVE ENTERTAINMENT? CAN THIS BE A UNIVERSITY, LIKE WHO CAN USE THIS IN A GOOD WAY IN THE FUTURE IF IT'S NOT OFFICE WAREHOUSE? THAT'S MY BIG THING FOR THIS AND DIDN'T HEAR ANYTHING ABOUT DRONE DELIVERY HERE. SO THEY'RE MOVING MAJOR STUFF. THEY PROBABLY NEED SOME DRONE DELIVERY STUFF GOING HERE. UM, WELL FOR ME, I THINK THE, THE THING THAT'S PROBABLY THE, YOU KNOW, REALLY AT THE HEART OF THE MATTER HERE IS IT'S BY RIGHT, RIGHT. BUT THEY CAN'T DO, CAN'T DO WHAT THEY WANNA DO UNLESS THEY GET A, YOU KNOW, THE, THE HIGHER, THE 45 FEET. SO, BUT THIS DOES [00:50:01] POTENTIALLY OPEN THE, THE DOOR TO MORE OF THIS HAPPENING IN THE FUTURE, UM, BECAUSE OF THAT DISTRICT. UH, FOR THE MOST PART, NORTH CAMPBELL IS GONNA BE SIMILAR. UH, IM ONE ZONING AND WE'VE GOT A LOT OF VACANT OFFICE BUILDINGS THAT THERE'S NO MARKET FOR OR THEY, THEY, THEY CAN GET MORE JUST AS MUCH RENT DOING THIS AND HAVE, YOU KNOW, LESS COMPETITION, MORE DEMAND. UH, SO I DO THINK, THINK IT BECOMES SOMEWHAT PRECEDENT SETTING. UM, IF, IF WE AGREE TO THIS. UM, AND I, AND, AND THAT'S WHERE I HAVE A LITTLE BIT OF A CONFLICT WITH THE, YOU KNOW, THE COMPREHENSIVE PLAN, EVEN THOUGH THE COMPREHENSIVE PLAN IS NOT ZONING, THE INTENT WAS, IT WAS EMPLOYMENT AND MAINLY OFFICE. AND THE SECONDARY USES WERE SOMETHING BESIDES OFFICE WAREHOUSE, I THINK IT WAS MEANT TO BE A HIGHER STANDARD OVERALL OF DEVELOPMENT, QUALITY DEVELOPMENT. AND THEN UNFORTUNATELY INDUSTRIAL OFTENTIMES, YOU KNOW, DOESN'T, DOESN'T GET THAT SAME VIEW. BUT I THINK THIS IS, YOU KNOW, THIS IS A VERY NICE LOOKING PRODUCT. UM, AND I, I APPLAUD THE APPLICANT FOR GOING THE EXTRA MILE, YOU KNOW, WITH ALL THE WINDOWS AND GLASS AND SCREENING AND BERMS. AND, UM, YOU KNOW, I, I THINK THE, AS AS FAR AS THE ELEVATION WHEN YOU'RE DRIVING DOWN GLENVILLE OR GREENVILLE, IT'S GONNA LOOK LIKE AN OFFICE BUILDING. AND I THINK WHAT BENEFITS THIS, THIS PARTICULAR SITE IS THE CREEK BEHIND IT AND ALL THE TREES AND, UH, WHERE YOU REALLY WON'T, IT, I THINK IT'D BE HARD TO TELL. IT'S AN O IT'S, IT'S AN O IT'S A WAREHOUSE. UM, SO I THINK THAT WORKS IN ITS FAVOR HERE AT THIS LOCATION. BUT YOU KNOW, THERE'S GONNA BE SOMEBODY ELSE DOWN THE STREET, MAYBE THE, THE ONE NEXT DOOR OR YOU KNOW, SOMEWHERE ELSE NORTH OF CAMPBELL IN THE OFFICE DISTRICT THAT'S GONNA SAY, HEY, YOU KNOW, I, I'M GONNA DO THE SAME THING 'CAUSE I CAN'T LEASE THIS OLD OFFICE BUILDING AND I WANNA BUILD, BUILD AN OFFICE WAREHOUSE. AND I THINK THAT'S WHERE WE'RE GONNA HAVE AN A BIT OF AN ISSUE IF WE WERE TO APPROVE THIS IS LIKE, HOW DO WE, YOU KNOW, IF WE SAY YES TO THIS, THEN HOW DO YOU KNOW HOW DO WE TREAT THE NEXT ONE? AND AGAIN, LOOKING AT THIS, I, I, TO ME, I, I, I THINK, YEAH, THIS WORKS. I'M OKAY WITH THIS ONE. I'M A LITTLE BIT WORRIED ABOUT OPENING THE DOOR FOR EVERYBODY ELSE BECAUSE I, THAT'S NOT REALLY WHAT I THINK WE WANTED TO SEE WHEN WE PA PASS THE COMPREHENSIVE PLAN FOR THIS AREA. WE DID SAY SOUTH OF CAMPBELL IS INNOVATION AND INDUSTRY WHERE THIS COULD HAPPEN. AND, UM, YOU KNOW, WE WOULD BE IN FAVOR. BUT THIS, THAT'S MY ONLY CONCERN IS THAT IT ISN'T, EVEN THOUGH THAT ONLY DESIGN ZONING ALLOWS IT BY RIGHT. IT'S NOT WITH THE BUILDING THAT'S, THAT'S BEING CONTEMPLATED OR WHAT OTHER FUTURE PROJECTS COULD POTENTIALLY BE, YOU KNOW, GOING UP 45 FEET MORE BULK WAREHOUSE TYPE PROJECTS AS I CALL IT. SO JOE, I, I THINK I'VE SEEN SEVERAL PROB, I MEAN, WE MENTIONED A FEW THAT ARE IN EXISTENCE OVER ON SHILOH, BUT WASN'T THIS THE SAME THING THAT HAPPENED OVER AT THE OLD OWENS FARM? THERE IS SOMEBODY WANTED TO INCREASE, WANTED TO BUILD WAREHOUSES AND INCREASE THE HEIGHT AND THEY GOT SHOT DOWN AND THEY CAME BACK AND DID WHAT THEY COULD BUY. RIGHT. WHICH IS BUILD A, A, A LOT OF SHORTER ONES. AND I THINK WHERE THIS ONE'S LOCATED IS, I, I THINK IT LOOKS BETTER FROM, UH, AT, AT THE TWO STORY HEIGHT THERE. AND I ACTUALLY WORKED IN A BUILDING LIKE THAT FOR A SHORT PERIOD UP ON, UH, PLANO PARKWAY AND, UH, SHILOH, IT WAS AN OLD FLEXTRONICS MANUFACTURING FACILITY. I ACTUALLY HAD AN OFFICE ON THE MEZZANINE AND IT'S, IT'S BASICALLY A SECOND STORY ANYWAY. I MEAN, YOU CAN CALL IT A MEZZANINE, BUT YOU GO UP AN ELEVATOR, IT'S THE SECOND FLOOR. SO, UH, I, IN IN ESSENCE, IT'S A TWO STORY BUILDING THAT'S JUST NOT FINISHED OUT. SO I, I REALLY DON'T HAVE A PROBLEM WITH IT. I THINK IT LOOKS GREAT AND, UH, AND I, I DON'T SEE AN ISSUE WITH IT. KRISTEN. YEP. I WAS JUST GONNA SAY, WELL, TWO THINGS. ONE, I THINK WHAT'S IMPORTANT ABOUT WHAT YOU MENTIONED, WHICH I DO AGREE WITH THAT THIS MAY OPEN THE DOOR, BUT I THINK AS LONG AS WE ARE STILL LOOKING AT THOSE ON A CASE BY CASE BASIS, THAT BECOMES OUR JOB TO SAY YAY OR NAY. AND FOR ME, JUST AS I THINK ABOUT THE COMPREHENSIVE PLAN, I DEFINITELY AGREE WITH YOU THAT THERE'S A DIFFERENCE THERE BETWEEN THOSE. BUT I THINK OUR, OUR COMPREHENSIVE PLAN IS WHAT'S GONNA GIVE US GROWTH, WHAT'S GONNA GIVE US DEVELOPMENT AND WHAT'S GONNA LEAD US TOWARDS THE FUTURE? AND IF SOME OF THESE THINGS ARE IN CONFLICT, I THINK WE HAVE TO LOOK AT WHAT, WHAT GETS US THERE AND WHAT'S AT THE INTENTION AND THE HEART OF THE PLAN, NOT NECESSARILY WHAT ENDED [00:55:01] UP BEING ON PAPER. AND I FEEL LIKE IN THIS SITUATION, THIS DOES THAT IT TAKES A BUILDING REDEVELOPS IT THAT CURRENTLY CAN'T BE USED AT ALL AND GIVES US AN IN DEMAND PIECE OF PROPERTY THAT HOPEFULLY WILL BE RENTED BY SOUNDS LIKE INEXPERIENCED DEVELOPMENT GROUP. JEREMY, I CONCUR ON THAT. UM, AND TO THE CHAIR'S POINT ABOUT PRECEDENT, UH, MY VIEW ON THIS IS, THIS IS A GOOD PRECEDENT BECAUSE THE PRECEDENT IS THAT, UM, WE HAVE THE ABILITY TO LOOK AT PROJECTS ON THEIR INDIVIDUAL MERIT. NO COMMERCIAL REAL ESTATE PROJECT IS A CLONE OF THE ONE EVEN NEXT DOOR. AND SO, YOU KNOW, I KNOW I TALKED ABOUT IN THE WORK SESSION ABOUT, HEY, SHOULD WE THINK ABOUT RAISING THE ROOF, SO TO SPEAK ON THE, UH, COMPREHENSIVE ZONING PLAN? WELL, NO, I THINK IT'S, IT, IT ALLOWS US TO DELIBERATE GOOD PROJECTS AND THEN MAKE SENSE OF THEM. AND THE PRECEDENT IS THAT WHEN WE HAVE A DEVELOPER THAT HAS EXPERIENCE, EXPERIENCE IN OUR CITY, UM, WANTS TO COME IN AND INVEST FIVE TO $10 MILLION TO TAKE A BUILDING THAT'S FOR ALL INTENTS AND PURPOSES, UH, NEEDS TO BE SCRAPED, UM, THE PRECEDENT IS, IS THAT WE'RE WILLING TO WORK WITH THEM TO TRY TO CREATE AN AESTHETIC THAT MEETS THE SPIRIT OF WHAT WE'RE TRYING TO DO. EVEN THOUGH, UH, TECHNICALLY I GUESS NORTH OF CAMPBELL, UM, WE WOULD LIKE IT TO BE MORE OFFICE, I THINK IS SORT OF WHERE WE'RE, UM, THE CHALLENGES OF COURSE IS, IS I DON'T KNOW ON THAT OFFICE EQUATION IF, IF WE'RE IN A PERMANENT INFLECTION POINT, UM, AND WE HAVE TO RETHINK HOW WE DO OFFICE, WHICH I THINK IS IN ESSENCE WHAT THIS IS. UH, THERE'S LOTS OF DIFFERENT FOLKS THAT ARE TRYING TO FIGURE OUT HOW TO RETHINK, UH, OFFENSE. UM, MOST OF THE OFFICE THAT IS IN THIS SECTOR NEEDS TO BE HEAVILY INVESTED IN. AND SO HERE IS A WAY TO AESTHETICALLY, UH, CREATE SOMETHING THAT LOOKS LIKE WHAT WE HAD INTENDED. UM, BUT IT WAS THOUGHTFUL DELIBERATION AS TO US TO ALLOW, EVEN THOUGH THEY ACTUALLY HAVE THE RIGHT OUTSIDE OF THE ONE LITTLE THING THAT WE GET TO HOLD IN OUR BACK POCKET, WHICH IS THIS HEIGHT REQUIREMENT, WHICH ALLOWS US TO THEN DELIBERATE IN AN OPEN FORUM SO THAT THE CITIZENRY CAN HEAR HOW WE WENT ABOUT THIS DECISION TO HAVE SOMEONE COME AND INVEST $5 MILLION IN OUR CITY THAT WOULDN'T OTHERWISE. AND WE'D PROBABLY BE LEFT WITH A EVEN WORSE DILAPIDATED BUILDING THAT REALLY HAS NO USAGE CASE. SO, YOU KNOW, I THINK YOU UNDERSTAND WHERE I'M AT WITH THIS, UH, MR. CHAIRMAN, BUT THAT, THOSE ARE MY THOUGHTS. OKAY. MR. CHAIRMAN, ARE WE AT THE POINT WHERE WE CAN, UH, HAVE A MOTION ON THIS? WE'RE ALWAYS WELCOME FOR A MOTION. I DON'T, I DON'T SET A, I DON'T SET A PARAMETER ABOUT WHEN YOU CAN MAKE A MOTION, SO, OKAY, MR. CHAIRMAN, I MOVE THAT, UH, UH, WE ACCEPT, UH, ZONING FILE 25 0 9 WITH THE CHANGES, UH, AS DESCRIBED, UH, 45 FOOT, UH, HEIGHT AND THE, UH, UH, PLANTS WITH THE BERM AS DESCRIBED BY OUR TEAM. UH, AND GO WITH THAT AND RECOMMEND THAT. I UNDERSTAND THAT SHOULD BE CANCELED. YEP. YEP. SO Y'ALL, CAN YOU UNDERSTAND THAT RIGHT? Y'ALL CAN WORD CRAFT THAT HOWEVER YOU WANT. YEAH. JUST, JUST TO CLARIFY, A MINIMUM SIX FOOT TALL LIVING SCREEN ALONG THE TRUCK DOCK AREA FOR A MINIMUM LENGTH OF 150 FEET AND A MINIMUM HEIGHT OF SIX FEET. OKAY. IS THERE A SECOND? UH, SECOND FROM COMMISSIONER QUIRK. UM, ALL THOSE IN FAVOR RAISE YOUR RIGHT HAND PASS UNANIMOUSLY. GOOD LUCK. UH, ANYTHING ELSE? ALL RIGHT, THEN WE ARE ADJOURNED. THANK YOU. * This transcript was created by voice-to-text technology. The transcript has not been edited for errors or omissions, it is for reference only and is not the official minutes of the meeting.