Oct 10, 2022 Planning and Zoning

WE'LL JUST CALL OUR PNZ MEETING TO ORDER.

[00:00:03]

[1. CALL TO ORDER]

AND I DON'T SEE ANY CITIZENS IN OUR AUDIENCE.

SO WE'LL MOVE ON TO ITEM NUMBER FOUR, IS THE DISCUSSION AND APPROVAL OF THE MINUTES FROM THE MEETING WE HAD ON AUGUST 15,

[4. DISCUSSION AND CONSIDERATION OF APPROVAL OF THE MINUTES FROM THE MEETING HELD AUGUST 15, 2022]

I'LL MOVE FOR APPROVAL OF THE MINUTES.

I MAKE A MOTION TO APPROVE THE MINUTES OF AUGUST 15, 2022.

THANK YOU, KEN.

SECOND? I'LL SECOND.

GREAT. LET'S SEE.

WE'RE GOING TO GET ADAM ON. GET ADAM.

ADAM IS ON THE BOARD TODAY.

SO, ALL IN FAVOR, SAY AYE.

ON TO ITEM NUMBER FIVE, DISCUSSION AND UPDATE REGARDING THE STRUCTURE AND DUTIES AND AUTHORITY OF THE P AND Z COMMISSION.

[5. DISCUSSION AND UPDATE REGARDING THE STRUCTURE, DUTIES AND AUTHORITY OF THE PLANNING AND ZONING COMMISSION]

WELCOME, NEW COMMISSIONERS.

I, FIRST OF ALL, I WANT TO APOLOGIZE.

I HAVEN'T BEEN ABLE TO MEET WITH ALL THE NEW COMMISSIONERS TO GO THROUGH ORIENTATION.

SO WHAT WE'RE GOING TO DO THIS EVENING IS JUST KIND OF DO A REALLY QUICK REFRESHER AND KIND OF AN ORIENTATION OF SORTS TO TALK ABOUT THE COMMISSION, THE POWERS, THE DUTIES AND THE STRUCTURE.

SO BEFORE WE GET TOO FAR INTO THIS.

FIRST OF ALL, THIS IS THE COUNCIL VOTED JUST A COUPLE OF WEEKS AGO ON SOME CHANGES TO THE STRUCTURE OF THE COMMISSION, WHERE WE USED TO HAVE FIVE REGULAR MEMBERS AND THREE ALTERNATE MEMBERS.

NOW WE HAVE SEVEN FULL VOTING MEMBERS ON THE COMMISSION.

SO ALL OF YOU TONIGHT ARE FULL VOTING MEMBERS OF THE COMMISSION.

AND SO WHAT THAT MEANS IS A QUORUM OF THE COMMISSION CONSTITUTES FOUR COMMISSIONERS.

SO IN ORDER TO VOTE ON ANYTHING, WE'LL HAVE TO HAVE A LEGAL MEETING, WE'LL HAVE TO ALWAYS HAVE TO HAVE AT LEAST FOUR COMMISSIONERS PRESENT FOR A MEETING.

BUT WE HAVE SEVEN FULL VOTING COMMISSIONERS NOW ON THE COMMISSION.

SO I'M GOING TO GO THROUGH THIS.

FEEL FREE TO STOP ME AT ANY TIME AND ASK ANY QUESTIONS YOU HAVE.

AND WE CAN ALWAYS CIRCLE BACK AFTER THE MEETING.

IF YOU HAVE ANY QUESTIONS, YOU'RE WELCOME TO CONTACT ME.

REAL QUICK, LET ME INTRODUCE IF YOU HAVEN'T MET OUR DEPARTMENT STAFF, THIS IS DOTTIE SAMANIEGO, WHO IS OUR RECORDING SECRETARY FOR THE THE TOWN.

SHE IS THE PLANNING AND DEVELOPMENT COORDINATOR IN THE DEPARTMENT.

SO SHE WORKS WITH PEOPLE WHEN THEY COME IN NEED PERMITS.

SHE ALSO WORKS WITH THE PLANNING AND ZONING COMMISSION AND OTHER THINGS.

SO SHE'S A GREAT ASSET TO OUR DEPARTMENT.

AND NEXT TO DOTTIE IS NICK FORD, WHO IS OUR PLANNING AND GIS MANAGER.

SO ALL THE NICE MAPS YOU SEE, NICK IS RESPONSIBLE FOR THAT.

AND HE ALSO KEEPS ALL OF OUR PERMIT SOFTWARE RUNNING AND IS JUST A VERY KEY COMPONENT TO EVERYTHING WE DO IN THE PLANNING AND DEVELOPMENT DEPARTMENT.

NOT IN OUR DEPARTMENT, BUT STILL EQUALLY AS IMPORTANT IS JASON POWER, WHO'S OUR I.T.

DIRECTOR. AND SO THAT'S THE, PAT COOKE, WHO'S OUR BUILDING OFFICIAL, IS ACTUALLY OUT OF TOWN.

COULDN'T MAKE IT TONIGHT BUT HE IS THE OTHER MEMBER OF THE PLANNING AND DEVELOPMENT DEPARTMENT.

SO. ALL RIGHT.

SO REAL QUICK, ABOUT WESTLAKE.

OUR POPULATION RIGHT NOW IS AT 1,842 PEOPLE.

WE HAVE ABOUT SEVEN SQUARE MILES IN THE TOWN IN TERMS OF TOTAL AREA, NOT THAT MANY HOUSING UNITS, BUT AS WE'RE GOING TO TALK ABOUT LATER WITH ENTRADA, THERE'LL BE MANY NEW HOUSING UNITS COMING ONLINE AND ENTRADA OVER THE NEXT FEW YEARS.

AVERAGE HOME SALES PRICE RIGHT NOW IS ABOUT 3 MILLION.

THIS IS OUR CURRENT ZONING MAP.

SO MOST OF THE, OR ALL OF THE LIGHT BLUE THAT YOU SEE, ARE PD ZONING DISTRICTS.

SO PD STANDS FOR PLAN DEVELOPMENT, AND THAT INCLUDES ENTRADA AND MOST OF THE CIRCLE T RANCH.

AND IT'S JUST A VERY SPECIAL ZONING THAT'S TAILORED TO THAT PARTICULAR PIECE OF PROPERTY.

IT'S GOT ITS OWN ZONING ORDINANCE THAT HAS BEEN APPROVED AND APPLIES TO THAT SPECIFIC PIECE OF PROPERTY.

THE YELLOW IS SINGLE FAMILY AND THE RED IS A ZONED OFFICE.

SO WESTLAKE HAS A COMPREHENSIVE PLAN AND BASICALLY JUST A FANCY WAY TO SAY A MASTER PLAN.

[00:05:08]

IT'S A VISIONARY DOCUMENT THAT JUST KIND OF SHOWS HOW THE TOWN SHOULD LOOK AND BE LAID OUT OVER THE NEXT FEW DECADES.

IT ALSO CONTAINS RECOMMENDATIONS FOR LAND USE, PARKS, TRAILS, PUBLIC FACILITIES, AND THEN ALL SORTS OF RECOMMENDATIONS ON THE TYPE AND STYLE OF DEVELOPMENT THAT THE TOWN WANTS.

SO THIS IS THE LAND USE MAP THAT'S IN THE COMPREHENSIVE PLAN I'M SORRY.

DO WE HAVE ACCESS TO THIS COMPREHENSIVE PLAN? YES. IF YOU CAN DOWNLOAD IT OFF THE WEB PAGE AND I CAN SEND YOU ALL LINKS TO THAT.

THE TOWN WEB PAGE? YES, SIR. IT'S A VERY LARGE DOCUMENT.

IT'S ABOUT A LITTLE OVER 300 PAGES.

AND IT HAS, THIS IS THE ONLY MAP IN IT.

THIS IS THE MAIN LAND USE MAP.

THERE'S ALSO A PARKS AND OPEN SPACE PLAN, A TRAIL PLAN, MASTER THOROUGHFARE PLAN THAT SHOWS THE FUTURE LAYOUT OF THE ROADWAY NETWORKS. THESE ZONES HERE ARE BASICALLY WHAT I WOULD DESCRIBE AS CHARACTER ZONES.

THEY'RE NOT SO MUCH PROSCRIBING LAND USE AS THEY ARE SAYING, WELL, THIS IS THE STYLE OF DEVELOPMENT THAT WESTLAKE SHOULD HAVE.

SO YOU SEE ALL THE PURPLE IN THE SOUTHERN PART OF THE CITY, THOSE ARE PASTORAL DISTRICTS THAT KIND OF GET INTO LOWER DENSITY RESIDENTIAL AREAS.

AND AS YOU GET INTO THE COMMERCIAL CORRIDOR ALONG THE FREEWAY AND ALONG 377, YOU SEE THE COLORS CHANGE INTO MORE INTENSIVE COMMERCIAL AND MIXED USE TYPE OF LAND USE RECOMMENDATIONS.

SO A LITTLE BIT ABOUT THE COMMISSION.

THE COMMISSION GENERALLY MEETS ON THE SECOND OR THIRD MONDAY OF THE MONTH.

IF THERE ARE NO CASES, WE TYPICALLY WILL NOT MEET.

AND THIS YEAR IN PARTICULAR, THE CASELOAD HAS BEEN A LITTLE BIT LOW.

BUT I ANTICIPATE THAT'S GOING TO BE CHANGING HERE FOR THE NEXT FEW MONTHS AND INTO NEXT YEAR AS THINGS IN ENTRADA TO PICK UP AND ALSO SOME OTHER PROJECTS THAT WILL BE COMING FORWARD HERE IN THE NEXT FEW MONTHS.

SO WE TRY TO LET YOU KNOW AT LEAST TWO WEEKS BEFORE THE MEETING IF THERE ACTUALLY WILL BE A MEETING, BECAUSE THAT'S UNDER THE STATE LAWS.

WHENEVER THERE'S A ZONING CHANGE, WE HAVE TO ADVERTISE AT LEAST TWO WEEKS BEFORE THE MEETING TO THE PROPERTY OWNERS THAT ARE WITHIN 200 FEET AND ALSO IN THE LOCAL NEWSPAPER. AND THEN THE AGENDA PACKETS ARE SENT NO LATER THAN THE FRIDAY BEFORE THE MEETING DATE.

WHAT'S CONSIDERED OUR LOCAL NEWSPAPER NOW? THE WAY THE STATE LAW READS IT'S A LOCAL NEWSPAPER OF GENERAL CIRCULATION.

SO FOR US, WE USE THE FORT WORTH STAR-TELEGRAM.

THAT'S WHAT I THOUGHT.

DO WE HAVE A, OKAY.

SO YOU HAVE TO HAVE A SUBSCRIPTION TO IT, THOUGH, TO GO IN AND SEE.

WHAT ABOUT FOR MEMBERS, DO WE GET, IS THERE LIKE A TOWN EXIT, LIKE FOR PLANNING, SINCE I DON'T SUBSCRIBE TO STAR-TELEGRAM, DO YOU HAVE HAVE ACCESS BY CHANCE FOR P & Z MEMBERS, COUNCIL MEMBERS? WE USUALLY WILL, ON THE CALENDAR YOU CAN LOOK AT THE PLANNING AND ZONING MEETING TO SEE THAT IT'S COMING UP.

BUT AS FAR AS THE NOTIFICATIONS GO THAT'S SOMETHING. ONE THING WE'VE TALKED ABOUT, THOUGH, IS ON ZONING CASES IN PARTICULAR, WHERE THERE HAS TO BE A LEGAL NOTICE, IS DOING MORE OF A TOWN WIDE NOTIFICATION PROCESS, SOMETHING WE'RE ACTUALLY REVIEWING RIGHT NOW TO WHERE EVERYBODY WOULD KNOW ABOUT IT NO MATTER WHAT, JUST THROUGH AN EMAIL LIKE ON THE WESTLAKE WIRE OR SOMETHING LIKE THAT THE ONLY REASON ANYBODY, THE NEWSPAPERS HAVE OBVIOUSLY NOT, THEY'VE KIND OF BECOME MORE OF A DINOSAUR TYPE OF THING BECAUSE EVERYBODY GETS THEIR NEWS DIGITALLY NOW.

BUT WHAT THE STATE, IF THERE HAVE BEEN BILLS IN THE PAST LEGISLATIVE SESSIONS TO ELIMINATE THE NEWSPAPER REQUIREMENTS, THE CITIES CAN GO ONLINE OR USE OTHER MEANS TO ADVERTISE THESE.

BUT THEY'RE OBVIOUSLY, WHAT'S HELPING TO KEEP SOME OF THE NEWSPAPERS AFLOAT, SO I THINK THEY LOBBY PRETTY HARD WHEN THE LEGISLATIVE SESSIONS COME.

SO THOSE LEGAL NOTICES KEEP ALL THE MAJOR SOURCE OF INCOME WOULD YOU SEND THE SAME THING OUT TO THE WESTLAKE WIRE, TO THE EMAIL BY CHANCE? DEFINITELY. DEFINITELY.

AND SO I THINK THAT'S SOMETHING YEAH. SO EVERYBODY KNOWS WHAT'S HAPPENING.

AND ALSO SOONER THAN THE MINIMUMS DESCRIBED BY THE STATE, WHICH IS BASICALLY TWO WEEKS SO.

THEN OF COURSE, THE COMMISSION, OF COURSE, CONSISTS OF SEVEN MEMBERS, WHICH WE JUST CHANGED TO FROM EIGHT TOTAL TO SEVEN, BUT WHERE EVERYBODY GETS TO VOTE AND IS A FULL

[00:10:08]

INTERESTINGLY ENOUGH, FOR A GENERAL LAW CITY, WHICH IS A CITY UNDER 5000 POPULATION, YOU DON'T HAVE TO HAVE A PLANNING AND ZONING COMMISSION.

THE TOWN COUNCIL CAN ACTUALLY BE THE PLANNING AND ZONING COMMISSION.

BUT UNDER OUR CODE OF ORDINANCES, THERE IS A PRESCRIPTION FOR A SEPARATE PLANNING AND ZONING COMMISSION.

INTERESTINGLY ENOUGH, THOUGH, THE ZONING BOARD OF ADJUSTMENT IS THE TOWN COUNCIL IN WESTLAKE, WHICH OTHER GENERAL LAW CITIES KIND OF OPERATE UNDER A SIMILAR TYPE OF SETUP.

SO WITH THE AUTHORITY OF THE PLANNING AND ZONING COMMISSION IS TO MAKE CHANGES TO EXISTING DEVELOPMENT REGULATIONS AND ORDINANCES, TO APPROVE ZONING CHANGES AND ZONING MAP AMENDMENTS, SPECIFIC USE PERMITS, WHICH ARE NOT REALLY ZONING CHANGES, BUT JUST KIND OF A SPECIAL APPROVAL OF A USE THAT OVERLAYS THE EXISTING ZONING, SITE PLANS, AMENDMENTS TO THE COMPREHENSIVE PLAN, INCLUDING ITS COMPONENT PIECES, THE THOROUGHFARE PLAN, THE OPEN SPACE PLAN, AND THEN, OF COURSE, PLATS AND REPLATS.

SO THE POWERS AND DUTIES.

OBVIOUSLY AN ADVISORY BODY TO THE TOWN COUNCIL FOR ADOPTING EVERYTHING THAT WE JUST TALKED ABOUT, MAKE RECOMMENDATIONS OF AMENDMENTS OR CHANGES, OVERSEE THE TOWN'S REGULATIONS, GOVERNING SUBDIVISIONS, FLATS, ZONING, A ND BASICALLY JUST TO HOLD PUBLIC HEARINGS ON ZONING CHANGES.

ONE THING THAT'S IMPORTANT TO NOTE ABOUT THE COMMISSION, IN SOME CITIES, THE PLANNING AND ZONING COMMISSION, YOUR DECISIONS CAN ACTUALLY BIND THE COUNCIL TO ACT IN CERTAIN WAYS OR REQUIRE THE APPLICANT TO DO MORE.

IF YOU VOTE TO RECOMMEND DENIAL, IN SOME CITIES THAT WOULD REQUIRE A FORMAL APPEAL BY THE APPLICANT TO GO TO MOVE ON TO THE TOWN COUNCIL.

IN OTHER CITIES, IT WOULD REQUIRE A SUPERMAJORITY VOTE OF THE TOWN COUNCIL OF THE COMMISSION VOTED TO RECOMMEND DENIAL.

IN WESTLAKE, THE DECISIONS OF THE COMMISSION, THE CASE WILL MOVE FORWARD TO THE COUNCIL NO MATTER WHAT.

SO IT DOESN'T MATTER IF YOUR VOTE IS YES OR NO.

DOESN'T MEAN YOUR RECOMMENDATIONS AREN'T IMPORTANT.

IT JUST MEANS THAT UNDER THE LEGAL FRAMEWORK OF THE COMMISSION, YOUR DECISIONS DON'T BIND THE COUNCIL TO HAVE TO ACT IN A CERTAIN WAY.

SO THEY JUST NEED A REGULAR MAJORITY, NOT A SUPERMAJORITY IF WE VOTE AGAINST SOMETHING.

THAT'S CORRECT. SO IF YOU VOTE TO RECOMMEND DENIAL OR RECOMMEND APPROVAL, EITHER WAY, I MEAN, IT WILL BE REPORTED TO THE COUNCIL.

THEY'LL KNOW HOW YOU VOTED, BUT IT DOESN'T MAKE THE COUNCIL HAVE TO HAVE MORE VOTES TO APPROVE SOMETHING.

AND QUITE OFTEN, RON WILL TABLE AN ITEM, TOO.

THAT'S CORRECT. AND YOU CAN TABLE TO GET MORE INFORMATION.

THERE'S ANY NUMBER OF REASONS YOU COULD TABLE A CASE.

SO THE THREE MAIN FOCUS AREAS FOR THE COMMISSION ARE ZONING, SUBDIVISIONS AND THE COMPREHENSIVE PLAN AMENDMENTS.

THE COMPREHENSIVE PLAN AMENDMENTS ARE FAIRLY RARE BECAUSE YOU'RE ONLY GOING TO SEE THOSE WHENEVER THERE'S A PROPOSAL THAT MAYBE THE COUNCIL'S DIRECTED STAFF TO LOOK AT, OR YOU'VE GOT A DEVELOPER THAT WANTS TO COME IN AND REZONE A PIECE OF PROPERTY THAT ALSO REQUIRES AN AMENDMENT TO THE COMPREHENSIVE PLAN.

PLATS ARE VERY COMMON.

YOU'RE GOING TO SEE A LOT OF SUBDIVISION PLATS AS A COMMISSION.

SUBDIVISION PLATS ARE BASICALLY JUST LESS DISCRETIONARY, MORE MINISTERIAL TYPE OF APPROVALS, BECAUSE BY THE TIME A SUBDIVISION PLAT COMES THROUGH, THE ZONING PROCESS HAS ALREADY RUN ITS COURSE.

SO YOU'RE JUST REALLY APPROVING THE TECHNICAL DETAILS OF THE PLAT.

AND OF COURSE ZONING CASES TAKE A FORM OF SITE PLANS, DEVELOPMENT PLAN AMENDMENTS, ACTUAL REZONINGS OF PROPERTY TO NEW LAND USES OR SPECIFIC USE PERMITS, WHICH YOU'LL SEE A LOT OF SPECIFIC USE PERMITS.

WON'T BE ON THE AGENDA TONIGHT? SO IN VOTING FOR A CASE ON THE ZONING SIDE, YOU WANT TO MAKE SURE IT'S CONSISTENT WITH A COMPREHENSIVE PLAN AND WHATEVER POLICIES THAT THE TOWN HAS ADOPTED AND IT'S OUR JOB AS STAFF IS TO PUT THOSE INTO YOUR STAFF REPORTS SO YOU UNDERSTAND WHAT THOSE ARE AND KIND OF SUMMARIZE IT.

YOU KNOW, YOUR DECISION ON ZONING CASES SHOULD BE BASED ON REASONABLE, PRUDENT METHODOLOGIES, ADOPTED GUIDELINES, AND OUR

[00:15:05]

PLATS AGAIN, ARE NOT DISCRETIONARY, AND THEY'LL EITHER COMPLY WITH OUR TOWN ORDINANCES OR NOT.

IF THEY DON'T, WE'LL ALWAYS RECOMMEND DENIAL, BUT THOSE ARE VERY RARE THAT A PLAT WILL COME FORWARD AND NOT MEET THE ZONING UNLESS IT'S A VERY SPECIAL TYPE OF ISSUE THAT THEY HAVE NO WAY AROUND IT SO THEY'RE REQUESTING A WAIVER.

AND RON, I THINK WE SHOULD TALK ABOUT JUST A LITTLE BIT.

GENERALLY, THIS IS WHAT WE SEE HERE AND IT'S PROBABLY THE STRONGEST TOOL WE HAVE AS A P AND Z.

BECAUSE NOTHING EVER COMES IN AS IT'S BEEN PLATTED FOR THE INTENDED USE.

SO THAT'S CORRECT. YOU'RE GOING TO COME IN WITH CHANGES.

SO THIS GIVES US THE ABILITY TO DO A LITTLE WORK WITH THE DEVELOPER OF THAT PARTICULAR PARCEL.

SO AS FAR AS WHAT THE COMMISSION WILL DO VERSUS THE COUNCIL, GENERALLY, YOU'RE GOING TO BE MORE FOCUSED ON DETAILS.

COUNCIL TENDS TO LOOK AT THINGS AND THIS IS ACROSS THE BOARD IN ANY COMMUNITY IN TEXAS.

COUNCIL IS GOING TO LOOK AT IT FOR MORE OF A BIG PICTURE AND GOAL.

OBVIOUSLY, THEY'RE ELECTED, NOT APPOINTED.

AND SO THEY'RE ALSO LOOKING AT IT MORE THROUGH THE CONTEXT OF THE BUDGET, CAPITAL IMPROVEMENTS PLANS, OTHER TYPES OF FACTORS THAT MAY COME INTO PLAY WITH ANY TYPE OF DEVELOPMENT REQUEST.

AS A COMMISSION, YOU'RE REALLY GOING TO BE LOOKING A LITTLE BIT CLOSER AND LOOKING AT THE DETAILS, MAKING SURE THAT ALL THE T'S ARE CROSSED AND I'S ARE DOTTED AT A DEVELOPMENT LEVEL AND MAKING SURE IT MEETS ALL TOWN ORDINANCES.

ALSO, THE COMMISSION IS THE FIRST PUBLIC HEARING IN WHAT WILL BE TWO PUBLIC HEARINGS FOR A ZONING CASE.

SO THIS IS THE FIRST TIME THE PUBLIC HAS A CHANCE TO ACTUALLY COME AND HEAR WHAT THE APPLICANT HAS TO SAY OR THE DEVELOPER, AND THEN ALSO COME UP AND SPEAK TO THE COMMISSION AND PUT THEIR $0.02 IN ON A ZONING CASE.

AND THAT INITIAL FEEDBACK AND BACK AND FORTH IS REALLY IMPORTANT TO GIVE THE DEVELOPER SOME IDEA AND ALSO THE COUNCIL, IT VETS THROUGH A LOT OF THINGS BEFORE IT ACTUALLY GETS TO THE TOWN COUNCIL.

SO REAL QUICK AND I KNOW WE'RE JUST BLOWING THROUGH THE STUFF REALLY QUICKLY, BUT THIS IS JUST AS A COMMISSIONER, THINGS YOU WANT TO PAY ATTENTION TO.

ONE, OPEN MEETINGS ACT.

OBVIOUSLY, YOU WANT TO REFRAIN FROM TALKING TO OTHER COMMISSIONERS ABOUT THINGS THAT WOULD BE NORMAL TOWN BUSINESS OR COMMISSION BUSINESS OR ZONING CASES THAT MAY BE ON THE AGENDA OR AN UPCOMING AGENDA.

AND YOU ALSO WANT TO BE CAREFUL OF JUST SENDING EMAILS AND THEN WHAT'S CALLED A WALKING QUORUM WHERE YOU'VE TALKED TO ONE COMMISSIONER AND THEN THEY TURN AROUND AND TALK TO ANOTHER COMMISSIONER.

YOU JUST WANT TO BE CAREFUL WITH THAT AND BE MINDFUL TO NOT SPEAK TO EACH OTHER OUTSIDE OF THE ACTUAL POSTED MEETING.

AND MEETINGS UNDER STATE LAW, THE AGENDA MUST BE POSTED IN A MINIMUM OF 72 HOURS PRIOR TO THE ACTUAL MEETING DATE.

AND ALSO GOING BACK TO THE ZONING CASES.

IF IT'S A ZONING CHANGE, WHAT STATE LAW SAYS IS THE DAY BEFORE THE 10TH DAY BEFORE THE PUBLIC HEARING IS WHEN THAT ZONING LETTER HAS TO BE POSTMARKED AND THEN THE ACTUAL LEGAL NOTICE HAS TO BE PLACED IN THE NEWSPAPER.

SO I SAY TWO WEEKS BECAUSE GENERALLY THAT'S ABOUT 14 DAYS.

RON, NORMALLY WE'VE HAD MATT HERE, OUR ATTORNEY, THAT ALSO HELPS US IN THIS ENVIRONMENT, MAKE SURE THAT WE'RE ON THE STRAIGHT AND NARROW.

ARE WE NO LONGER DOING THAT? NO, HE, HE JUST COULDN'T MAKE IT TONIGHT.

BUT HE WILL BE COMING TO FUTURE MEETINGS, MATT BUTLER, THE TOWN ATTORNEY.

SO. AND HE'S ALWAYS VERY HELPFUL ON ZONING CASES BECAUSE THERE ARE A LOT OF THINGS AS A COMMISSION YOU'RE GOING TO GET INTO WHERE HE MAY NEED TO JUST CHIME IN AND GIVE HIS $0.02 ABOUT SOMETHING.

CLEARLY, THERE'S A LOT OF LEGAL, NOT JUST STATUTORY LANGUAGE TO HAVE TO FOLLOW IN YOUR JOB AS COMMISSIONER, BUT ALSO CASE PRECEDENT, PAST CASE LAW COURT RULINGS THAT MAY AFFECT WHAT IT IS YOU'RE LOOKING AT.

AND ON THAT NOTE, JUST GENERALLY SPEAKING, WHEN YOU HAVE A ZONING CASE COME BEFORE YOU, YOU ALWAYS WANT TO BE CAREFUL AS A COMMISSION TO FOCUS IN ON LAND USES OR SPECIFIC TYPE OF LAND USE OR BUSINESS, SAYING YOU DON'T WANT THAT KIND OF BUSINESS OR LAND USE AND YOU WANT TO FOCUS MORE ON THE ACTUAL, DOES IT COMPLY WITH THE COMPREHENSIVE PLAN, DOES IT COMPLY WITH OUR POLICIES AND OBVIOUSLY OTHER PERIPHERAL DEVELOPMENT ISSUES LIKE TRAFFIC IMPACTS, DENSITY, BUILDING HIGH ARCHITECTURAL FEATURES.

THOSE ARE ALSO THINGS THAT YOU WANT TO KIND OF KEY IN ON WHEN YOU'RE REVIEWING A ZONING CASE OR A SITE PLAN REQUEST.

[00:20:02]

A LOT OF TIME IS SPENT ON IT BY A LOT OF PEOPLE.

AND IF YOU CAN SPEND SOME TIME, IT'LL HELP PUT YOU TO SLEEP ANY NIGHT, I PROMISE YOU.

BUT IT'S OUR GUIDING LIGHT AND VERY IMPORTANT.

AND IF YOU WOULDN'T MIND DISCUSSING A LITTLE BIT ABOUT A COUPLE OF THE KEY COMPONENTS IN THE COMPREHENSIVE PLAN ABOUT DENSITY TRANSFERENCE AND THE VIEW CORRIDORS THAT ARE SO IMPORTANT HERE IN WESTLAKE.

SO THE COMPREHENSIVE PLAN SPENDS A LOT OF TIME TALKING ABOUT DESIGN AND HOW THE TOWN IS LAID OUT AND HOW THAT WORKS WITH THE NATURAL BEAUTY THAT WESTLAKE HAS WITH THE LAND, WITH THE WAY THE ROLLING, I GUESS, HILLS, AS YOU MIGHT WANT TO CALL IT, THE TREES, JUST THE NATURAL LANDSCAPE.

AND SO THE COMP PLAN IDENTIFIES VIEWSHED AREAS TO MAINTAIN THOSE VIEW CORRIDORS, BUT IT ALSO GETS INTO DESIGN PRESCRIPTIONS FOR LAND USE AND THE WAY DEVELOPMENT SHOULD LOOK. AND SO IT IS A VERY, AS TIM ALLUDED TO, IT'S A VERY LONG DOCUMENT, VERY DETAILED, AND IT'S REALLY ABOUT, IF I CAN CHANNEL THE WORDS OF THE GENTLEMAN THAT THE CONSULTANT THAT WAS HIRED TO HELP WITH THE COMPREHENSIVE PLAN ABOUT MINGLING THE URBAN FABRIC WITH THE NATURAL FABRIC OF THE TOWN.

SO IT DOES A GREAT JOB OF KIND OF LAYING OUT THAT VISION FOR THE TOWN.

AND THEN THERE'S A LOT OF DETAIL THAT CAN BE FILLED IN WITH THAT, AS OBVIOUSLY WHICH DEVELOPMENTS COME THROUGH.

BUT TO YOUR POINT ABOUT THE TRANSFER OF DEVELOPMENT INTENSITY, ONE THING THAT THE COMPREHENSIVE PLAN TALKS ABOUT IS BEING ABLE TO TRANSFER INTENSITY OR DENSITY FROM ONE PART OF THE TOWN TO THE OTHER.

AND THEY'RE SENDING AREAS AND RECEIVING AREAS.

AND TO DO THAT, THERE'S AN EXCHANGE THAT HAS TO OCCUR THAT WORKS FOR THE TOWN.

THE COMPREHENSIVE PLAN WAS WRITTEN SUCH THAT THE ENTITLEMENTS THAT ARE CONTAINED IN ALL THOSE BLUE ZONING DISTRICTS THAT WE TALKED ABOUT EARLIER, THESE PD DISTRICTS HERE.

THOSE CAN BE TRANSFERRED.

BUT THE COMPREHENSIVE PLAN HAD TO ASSUME THAT ALL THOSE ENTITLEMENTS AND FOR EXAMPLE, THE CIRCLE T RANCH HERE, THERE ARE 25 MILLION SQUARE FEET OF ENTITLED OFFICE SQUARE FOOTAGE, AND THAT'S THOSE ZONING DISTRICTS.

SO THE COMPREHENSIVE PLAN GAVE A PATH FORWARD FOR THE PROPERTY OWNER OR A DEVELOPER TO BE ABLE TO TRANSFER SOME OF THAT OUT TO OTHER AREAS, EITHER RESIDENTIAL OR COMMERCIAL.

BUT IN EXCHANGE, THE TOWN GETS SOMETHING IN RETURN FOR IT THAT BENEFITS THE COMMUNITY.

AND I THINK A COUPLE OF GREAT EXAMPLES ARE THE DELOITTE FACILITY AND THE NEW SCHWAB FACILITIES, HOW THE SETBACK ALLOWS FOR THE VIEW CORRIDOR AS YOU'RE DRIVING THROUGH THE CENTER OF TOWN.

AND THAT'S WHAT WE STRIVE TO MAINTAIN FOR WESTLAKE, BECAUSE THAT IS WHAT GIVES US SUCH A GREAT FEEL AS WE'RE CRUISING THROUGH OUR LITTLE COMMUNITY.

IF WE CAN KEEP THE DENSITY TRANSFERENCE OUT TOWARDS 114 AND 377 AND KEEP THE VIEWSHED AS SPECTACULAR AS IT IS NOW, I THINK WE'LL BE A SUCCESS LIKE WE HAVE BEEN SO FAR.

AND I WILL MAKE SURE THAT YOU ALL HAVE LINKS TO THE COMPREHENSIVE PLAN.

WE'VE GOT IT ALL ON OUR WEB PAGE TO WHERE YOU CAN HIT EACH CHAPTER AND MAP.

AND AS TIM SAID, IT MAKES FOR GREAT NIGHTTIME READING.

IT'S JUST A LOT TO READ THROUGH.

BUT IT DOES A GREAT JOB OF KIND OF PAINTING THE LANDSCAPE OF WESTLAKE NOW AND GOING INTO THE FUTURE.

ONE OTHER THING I'LL SAY ABOUT A COMPREHENSIVE PLAN.

SO THE STATE OF TEXAS ALSO, IF YOU'RE GOING TO HAVE A ZONING ORDINANCE, YOU HAVE TO HAVE A COMPREHENSIVE PLAN.

SO IT'S MANDATED. EVERY CITY HAS ONE THAT'S GOT ZONING.

GENERALLY SPEAKING, YOU WANT TO UPDATE THOSE ABOUT EVERY FIVE YEARS.

SO WE'RE DUE FOR A LITTLE BIT OF AN UPDATE ON OUR COMPREHENSIVE PLAN.

AND THAT'S SOMETHING WE'RE GOING TO WORK THROUGH OVER THE NEXT FEW MONTHS.

AND THE COMMISSION PLAYS A KEY ROLE IN THAT MOVING FORWARD.

SO WE'LL PROBABLY TAKE SOME TIME OUT OVER THE NEXT FEW MONTHS AS WELL.

[00:25:05]

SO ONE OTHER THING ON JUST CONDUCT OF COMMISSIONERS, CONFLICT OF INTEREST.

AND THIS AGAIN COMES RIGHT OUT OF THE LOCAL GOVERNMENT CODE.

IF YOU HAVE ANY INTEREST IN A PIECE OF PROPERTY THAT'S COMING FORWARD ON THE AGENDA FOR THE NIGHT, JUST MAKE SURE THAT YOU RECUSE YOURSELF AND COMPLETE A CONFLICT OF INTEREST AFFIDAVIT.

SO IF YOU KNOW THAT, LET US KNOW BEFOREHAND.

WE'LL MAKE SURE WE GET THAT TAKEN CARE OF.

AND THE STATE SAYS MINIMUM OWNERSHIP THRESHOLDS ON THE PROPERTY AND ALSO RELATIONS TO THE PROPERTY OWNER.

IF YOU HAVE A FIRST DEGREE RELATIONSHIP WITH THE PROPERTY OWNER.

IT SAYS HERE AT THE BOTTOM THE SMELL TEST, IF THERE'S ANOTHER RELATIONSHIP THAT DOESN'T MEET THOSE TWO TESTS, BUT MAYBE YOU'VE GOT SOME TYPE OF CONNECTION TO THE PROPERTY OWNER, I WOULD ALSO RECOMMEND YOU JUST GO AHEAD AND RECUSE YOURSELF AND FILL OUT A CONFLICT OF INTEREST AFFIDAVIT.

IF YOU HAVE ANY QUESTIONS WE CAN ALWAYS TALK OFFLINE OR YOU CAN CALL ME AND EVEN GET THE ATTORNEY INVOLVED IF WE HAVE TO, IF NOBODY'S REALLY SURE.

BUT IT'S ALWAYS BETTER TO BE SAFE THAN SORRY IN THOSE SITUATIONS.

AND THEN FINALLY, JUST WITH THE COMMISSION, IT'S ABOUT BALANCING DEMANDS BETWEEN WHAT A DEVELOPER WANTS AND WHAT THE TOWN WANTS.

GOOD DEVELOPMENT YOU CAN HAVE.

IT'S KIND OF MUTUALLY BENEFICIAL TO BOTH PARTIES BECAUSE OBVIOUSLY DEVELOPER NEEDS TO MAKE MONEY AND THE TOWN WANTS DEVELOPMENT.

THAT'S GOING TO, ONE, BOOST THE TAX BASE, BOOST THE QUALITY OF LIFE AND MEET THE OVERALL GOALS OF THE TOWN IN TERMS OF HIGH QUALITY DEVELOPMENT, NATURAL BEAUTY, PHYSICAL BEAUTY AND KEEPING EVERYTHING TO WHERE WHAT EVERYBODY WANTS OUT OF WESTLAKE DOESN'T CHANGE.

IT'S A VALUE ADD FOR FOR THE TOWN AND ALSO FOR THE DEVELOPER.

SO I KNOW THAT WAS VERY FAST.

BUT WE'LL WE'LL KIND OF GO THROUGH THIS A LITTLE MORE AS WE MEET AGAIN AS A COMMISSION.

DO YOU HAVE ANY QUESTIONS FOR ME? RON, YOUR FIRST SLIDE THAT WAS ON THE DEMOGRAPHICS OF WESTLAKE.

WHAT WAS THE DATE OF THAT? LET'S SEE. THE POPULATION IS THIS YEAR, THIS JANUARY 1ST.

WHAT ABOUT THE AVERAGE HOME SALE PRICE? 2021? THAT IS FROM JANUARY AS WELL.

FROM? JANUARY.

AND THAT'S FROM ACTUAL REAL ESTATE MLS SOURCE.

IT MAY HAVE CHANGED WITH THE HOUSING MARKET CONDITIONS, BUT THAT WAS PROBABLY MORE TOWARD THE PEAK EARLIER THIS YEAR.

ALL RIGHT, GREAT.

THANKS, RON. I APPRECIATE IT.

SO LET'S MOVE ON TO ITEM NUMBER SIX, WHICH IS DISCUSSION REGARDING WESTLAKE ENTRADA DEVELOPMENT.

[6. PRESENTATION AND DISCUSSION REGARDING THE WESTLAKE ENTRADA DEVELOPMENT]

I'M JUST GOING TO PULL THIS PRESENTATION UP REAL QUICK.

MICHAEL, I DON'T KNOW IF YOU'VE MET OUR NEW COMMISSIONERS YET OR NOT.

SHARE WITH YOU TONIGHT SOME OF THE UPDATES THAT WE'VE BEEN WORKING ON.

I HAVE A CONSTRUCTION SCHEDULE OR PROGRESS SCHEDULE THAT COUNCIL ASKED ME TO INCLUDE IN THIS UPDATE PRESENTATION AS WELL.

THIS IS THE SAME PACKAGE THAT I PRESENT TO COUNCIL MOVING FORWARD.

HOPEFULLY I'LL BE ABLE TO ATTEND EVERY MEETING AND WE'LL KEEP EVERYBODY UP TO SPEED IN WHAT WE'RE TRYING TO DO.

A LOT OF IT HAS TO DO WITH ACCELERATING THE PACE OF DEVELOPMENT.

AND ONE OF THE PROBABLY THE BIGGEST CHANGES IS WE HAVE OPENED UP SALES TO INDIVIDUAL LOTS, TO OTHER HOME BUILDERS OTHER BUYERS DIDN'T WANT TO HOLD UP BY LOT AND FIGURE OUT WHAT THEY WANT TO DO LATER WITH THE INTENT BEING TO GENERATE AS MUCH ACTIVITY AS POSSIBLE.

THE ENTIRE PROGRAM IS BASED ON THE EB-5 LOAN, WHICH IS JOB CREATION BASED, AND WE HAVE MET OUR JOB CREATION HURDLE.

I'M ACTUALLY AHEAD OF SCHEDULE, SO THAT'S GIVEN ME THE FREEDOM I DIDN'T KNOW IF Y'ALL, WHEN WE GOT AHEAD OF SCHEDULE WITH JOB CREATION, THAT FREED ME UP TO BE ABLE TO SELL SOME OF THE PARCELS THAT WE WERE HOLDING ON TO.

BECAUSE IN ORDER TO CREATE JOBS, I HAVE TO ACTUALLY BUILD THE HOUSE OR BUILD THE BUILDING.

[00:30:01]

AND THEN SOME OF THOSE JOBS BECOME OPERATIONS.

JOBS LIKE IF WE CONSTRUCT A HOTEL OR A RESTAURANT, WE GET TO COUNT THOSE AS WELL.

BUT WE'RE SO FAR AHEAD THAT BASICALLY I WAS ABLE TO GO THROUGH THE SITE PLAN AND SAY, WELL, THIS IS WHAT WE'RE GOING TO KEEP AND BUILD.

THIS IS WHAT WE WANT TO KEEP, BUILD, OWN AND OPERATE FOREVER AND EVERYTHING ELSE WE'RE PUTTING UP FOR SALE.

AND BY BRINGING IN ALL THESE OTHER BUILDERS, ALL THESE OTHER INDIVIDUALS, WE'RE HOPING TO GENERATE MORE AND MORE INTEREST AND ACTIVITY IN THE NEIGHBORHOOD TO WHERE IN THE NEXT SIX MONTHS YOU MIGHT SEE 30 OR 40 BUILDING PERMITS COME THROUGH THAT I'M NOT BRINGING BEFORE COUNCIL AND BEFORE PNZ.

IT'LL BE OTHER BUILDERS, OTHER PEOPLE.

STAFF HAS ASKED US TO HAVE AN EDUCATIONAL MEETING WITH THESE OTHER BUILDERS AND OTHER BUYERS.

WE'RE WORKING ON THAT WITH RALPH BUSH, OUR ARCHITECT, FOR THE OVERALL PROJECT, AND WE'RE TRYING TO GET THOSE MEETINGS SET UP NOW TO WHERE PEOPLE DON'T HAVE TO GO THROUGH THE SAME PROCESSES THAT WE DID.

WE'RE HOPING THAT WE'VE GOT IT FIGURED OUT PRETTY WELL.

AND HERE'S YOUR CHEAT SHEET.

DO A, B AND C, AND WE ALL CAN GET DOWN THE ROAD TOGETHER AT A FASTER PACE.

GREAT. COULD YOU GIVE THEM A LITTLE BACKGROUND, MICHAEL, ON THE STANDARDS THAT WERE PUT ON YOU BY THE TOWN, HOW DETAILED THEY WERE? I MEAN, IT SHOULD BE INTERESTING FOR OUR NEW COMMISSIONERS TO HEAR ABOUT THE LONGEVITY IT TOOK ON THOSE NEGOTIATIONS.

BUT HOW INCREDIBLY DETAILED WE GOT TO IN THE FINAL.

WE SPENT FROM 2013 TO 2015 WORKING ON OUR DESIGN GUIDELINES THAT YOU SEE NOW.

IT'S ABOUT 68, 69 PAGES, AND WE TRIED TO COVER EVERY POSSIBLE ASPECT OF THE PHYSICAL CONSTRUCTION AND BUILT ENVIRONMENT THAT YOU SEE FOR EVERYTHING THAT GETS BUILT IN ENTRADA.

AND BEFORE A COUPLE OF YEARS AGO, EVERY SINGLE BUILDING, EVERY SINGLE HOUSE HAD TO GO THROUGH PNZ AND COUNCIL.

WE'VE BEEN ABLE TO STREAMLINE THAT WITH STAFF HELP.

SO NOW YOU WON'T SEE EVERY HOUSE.

BUT WHEN WE DO A BIGGER COMMERCIAL PROJECT, IT WILL COME BEFORE PNZ.

THESE DETAILS SPELL OUT EVERYTHING DOWN TO HOW THICK THE IRON RAILS HAVE TO BE ON OUR FENCES, DOORKNOBS, DOORKNOBS, WINDOW TREATMENT, FOR INSTANCE.

I DON'T KNOW IF WE'LL FINISH BEFORE DARK TONIGHT, BUT IF YOU GO LOOK AT THE PARKING GARAGE, WE HAVE THE WINDOWS AND THE DOORS UP ON THE ON THE ELEVATOR TOWER NOW.

AND NORMALLY YOU PUT MULLIONS ON ONE SIDE OF THE WINDOW BECAUSE IT'S JUST EASIER TO CLEAN.

SO YOU PUT THE MULLIONS ON THE INSIDE AND YOU CLEAN THE OUTSIDE, AND THAT DOESN'T MEET OUR SPECS.

AND I'VE GOT TO GET ANOTHER CONTRACTOR TO COME BACK.

HE'S GOING TO GLUE MULLIONS ON THE OUTSIDE OF THE WINDOWS JUST TO BREAK IT UP AND HONOR OUR DESIGN GUIDELINES THAT WE ALL AGREED TO BEFORE.

SO OUR INTENTION IS WILL YOU HONOR IT MOVING FORWARD.

WE THINK WE'VE GOT THE BUILDING PROGRAM FIGURED OUT.

WE KNOW WHAT'S REQUIRED AND WHAT'S EXPECTED OF US, AND HOPEFULLY WHAT WE BUILT SO FAR MEETS THE STANDARDS AND EVERYBODY'S HAPPY WITH IT.

BUT IN ORDER TO PICK UP THE PACE, WE'RE ASKING TO NOT HAVE AS MANY [INAUDIBLE] BUILD A SAMPLE WALL FOR EVERY HOUSE AND THEY HAVE TO WAIT FOR THE SAMPLE ALL TO BE APPROVED.

YOU KNOW GET PAST THOSE KIND OF THINGS AND LET US JUST GO BUILD BASED ON WHAT WE'VE ALREADY PROVEN WE CAN BUILD MOVING FORWARD.

SOME OF THE DETAILS.

I KNOW THERE'S PEOPLE THAT LIVE IN THE NEIGHBORHOOD THAT WANT TO BUILD A BIGGER HOUSE IN THE SAME NEIGHBORHOOD.

THEY'RE GOING TO COME BEFORE YOU AT SOME POINT IN THE NEAR FUTURE AND ASK TO INCLUDE DARK METAL ROOFS LIKE A STANDING SEAM ROOF AS AN ALTERNATE TO THE CLAY TILE.

I PERSONALLY WILL BE ASKING TO DO THE SYNTHETIC TILE THAT LOOK JUST THE SAME, BUT THEY DON'T BREAK EVERY TIME THERE'S A THUNDERSTORM BECAUSE RIGHT NOW I GET A 3 OR 5000 BILL JUST OFF OF THAT RETAIL CORNER WITH EVERY GOOD THUNDERSTORM THAT COMES THROUGH.

SO WE'LL ASK FOR SOME RELIEF WHERE WE CAN OFFER AN ALTERNATIVE PRODUCT THAT LASTS LONGER, LOOKS THE SAME, AND THEN WE CONTINUE WITH THE PARTS THAT WE KNOW MAKE THE DIFFERENCE, LIKE THE REAL STONE.

THAT DOES MAKE A DIFFERENCE IN THE QUALITY OF THIS BUILDING, THIS WILL REALLY STAND OUT.

KEEP ROLLING. SO THIS IS OUR PROGRESS UPDATE LIST.

I HAVE TWO RESTAURANTS THAT WE HAVE LEASES IN FRONT OF NOW.

ONE IS HUGOS INVITADOS AND THE OTHER ONE IS DAHLIAS BY THE BEARDON BROTHERS.

BOTH OF THESE ARE OPERATING VENUES BY PROFESSIONAL QUALIFIED OPERATORS.

IT'S A TRUE THIRD PARTY LEASE.

SO THESE TWO BUILDINGS ACTUALLY CAN LEASE UP HALF A RESTAURANT ROW.

I'M LOOKING AT OTHER USES FOR THE REST OF RESTAURANT ROW.

I DON'T FEEL COMFORTABLE DOING 28,000 SQUARE FEET OF RESTAURANTS AT ONCE.

WE DID THAT IN A SISTER PROJECT THAT'S RELATED TO FLOWER MOUND BY THE EB-5 LOAN CALLED RIVERWALK, AND IT'S JUST TOO MANY RESTAURANTS, TOO MUCH ALL AT ONCE IN A LOWER POPULATION AREA. SO ONCE WE GET THESE TWO UP AND RUNNING, I'M CONTINUING DISCUSSIONS.

WE'RE OPEN TO PEOPLE COMING IN, BUT I JUST DON'T WANT TO SET AN EXPECTATION THAT WE'RE GOING TO HAVE ALL 28,000 SQUARE FEET AS RESTAURANTS DAY ONE.

IF I END UP ASKING TO COME DO LIKE AN EXECUTIVE OFFICE SPACE OR SOMETHING LIKE THAT FOR A COUPLE OF YEARS, THAT'S A MINIMAL FINISH OUT FOR ME.

IT BRINGS IN MORE PEOPLE TO WESTLAKE AND WHEN THE TIME COMES TO DO MORE RESTAURANTS AND WE HAVE THE PROVEN DEMAND, I CAN TAKE DOWN THE PARTITION WALLS AND MOVE FORWARD.

[00:35:05]

THAT'S A RECIPE FOR FAILURE ON THE RESTAURANT BUSINESS SIDE.

REPOSITORY. WE ARE UNDER CONSTRUCTION [INAUDIBLE] ON THE RETAIL CORNER.

THIS IS THE SECOND FLOOR OF THE BUILDING.

IT'S BEEN IN PLACE FOR OVER THREE YEARS NOW.

I HAVE DANCED WITH A FEW PEOPLE FOR LEASES AND I'VE NEVER BEEN ABLE TO GET ANYTHING SIGNED UP UPSTAIRS.

SO I'M ASKING LATER ON IN THE AGENDA FOR THE OPPORTUNITY TO GO PRE MARKET FIVE CONDOMINIUM UNITS ON THAT SECOND FLOOR.

THEY'LL BE 1100 SQUARE FEET, TWO BEDROOMS, TWO BATHS.

THEY WOULD HAVE ASSIGNED PARKING ON THE LOWER LEVEL IN THE GARAGE, LIKE THERE ARE TWO SPACES FOR EACH OF THE UNITS AND THEN CONTROLLED ELEVATOR ACCESS WITH A KEYCARD.

SO VERY SECURE.

I'M HOPING WITH YOUR APPROVAL AND THEN COUNCIL'S APPROVAL, I CAN THEN GO PRE MARKET AND MAKE SURE THE MARKET IS THERE THAT I THINK IS THERE FOR THAT SPECIFIC USE ON THAT SECOND FLOOR. IS THIS YOUR PRESENTATION ON THE CONDOS RIGHT NOW? THIS IS EVERYTHING OVERALL.

AND THEN ON THE REPOSITORY, THIS IS THE FIVE STORY BUILDING ACROSS THE STREET FROM THE PARKING GARAGE.

WE ARE UNDER CONSTRUCTION.

GRADING IS ABOUT 60% COMPLETE.

WE'RE TRYING TO STAY ON SCHEDULE WITH OUR GRADING TO GET THE SKY CRANE MOVED IN LATER THIS MONTH.

AND THEN ONCE THEY'RE IN, IT'S ABOUT A FOUR AND A HALF MONTH CYCLE TO GET THE CONCRETE IN PLACE.

LIKE ALL FIVE STORIES.

IT'S A CAST IN PLACE BUILDING SIMILAR TO WHAT WAS DONE DOWN THE STREET.

WHAT WILL HAPPEN QUICKLY ON THAT TIMELINE.

AND THEN WE DO THE MASONRY VENEER AFTERWARDS.

114 CONNECTION.

THIS IS THE RECENTLY, I'VE BEEN RELEASED FOR CONSTRUCTION BY THE TOWN THIS LAST WEEK, AND WE WILL BUILD THAT AS SOON AS WE HAVE A PRE-CONSTRUCTION MEETING ON SITE.

THAT COMPLETES A CONNECTION TO THE FRONTAGE ROAD RIGHT NEXT TO THE RESTAURANTS AND MAKES IT A LOT MORE MARKETABLE FOR THE RESTAURANT ROW.

AND YOU HAVE TXDOT APPROVAL ON ALL? TXDOT APPROVAL HAS BEEN DONE.

THE DELAY IS TRI-COUNTY ELECTRIC HAD [INAUDIBLE] IN ONE PLACE.

THEN THEY MOVED IT TO ANOTHER PLACE.

AND THE THIRD, I THINK IT'S THE THIRD PLACE, IT ENDED UP WAS STILL WRONG.

SO THEY'RE ARGUING OVER WHO'S GOING TO PAY TO MOVE IT.

AND FINALLY I SAID, LOOK, JUST LET ME, IF I GET TO THE BOX AND IT'S STILL IN THE WAY, THEN WE'LL MOVE THE BOX OURSELVES BECAUSE THERE'S NO WIRE IN IT YET.

THIS IS JUST CRAZY.

TOUGH. I'M SORRY.

WEDDING CHAPEL AND RECEPTION HALL.

WE GOT OUR CERTIFICATES OF OCCUPANCY LAST WEEK.

WE'RE SUPPOSED TO CLOSE TOMORROW, ACTUALLY, WITH WALTERS HOSPITALITY.

HE HAS 30 WEDDING VENUES, PROFESSIONAL OPERATOR.

AND THEN HIM AND I ARE GOING INTO A PARTNERSHIP TO BUILD A HOTEL ON BLOCK B, WHICH IS NEXT TO THE PARKING GARAGE.

IT USED TO BE CALLED THE GAS BED SITE BECAUSE THERE WAS A GAS WELL THERE A WHILE AGO.

AND I'M PUTTING THE LAND IN.

HE'S GOING TO BUILD THE BUILDING.

FOR ME, THAT QUALIFIES AS JOB CREATION OF THE EB-5 SIDE, WHICH IS ONE OF THE WAYS I CAN SELL ALL THESE OTHER LOTS NOW BECAUSE I DON'T HAVE TO HOLD ON TO THEM TO BUILD.

AND THEN FOR OUR BENEFIT, IT'S GOING TO BE 135 ROOM HOTEL GENERATING HOT TAX INCOME MONEY, THE SALES TAX AND EVERYTHING ELSE, AND IT WILL BE FULL SERVICE.

TELL US ABOUT THE HOTEL A LITTLE BIT MORE.

HOW MANY STORIES? IT'S GOING TO BE FIVE STORIES, 135 ROOMS. HE WANTS TO PUT THE RESTAURANT ON THE TOP FLOOR AND IT WON'T BE FLAGGED.

RIGHT NOW, WE'VE HAD THIS DISCUSSION SEVERAL TIMES.

HE WANTS TO KEEP IT PRIVATE BOUTIQUE BECAUSE HE FILLS IT OFF OF HIS WEDDING CHAPEL.

HE DOES THAT MUCH BUSINESS OUT OF IT.

ALL RIGHT. AND THEN MIKE HOQUE, WE ACTUALLY MET ON SITE WITH THE MAYOR AND TWO COUNCIL PEOPLE.

HE WANTS TO DO AN OFFICE COMPLEX WITH ANOTHER HOTEL ON THE SOUTH SIDE OF THE HARBOR.

AND PART OF THAT WOULD BE TO ACQUIRE THE TOWN HALL SITE.

AND WE'RE WORKING ON THE LOGISTICS OF THAT, BASICALLY BUYING IT BACK FROM THE TOWN.

THAT WOULD BE ABOUT A 200,000 SQUARE FOOT OFFICE USER AND ANOTHER HOTEL.

AND I HAVE A LUNCH TOMORROW WITH ANOTHER HOTEL GROUP.

AND I DON'T UNDERSTAND WHY AFTER THREE YEARS OR FOUR YEARS NOW EVERYBODY WANTS TO BUILD A HOTEL.

AND I'M GOING TO BE A LITTLE BIT CAUTIOUS BECAUSE, YOU KNOW, I'VE SEEN THIS PLAY BEFORE.

I GET ONE DONE FOR SURE, AND WE'LL JUST GET THAT UNDER CONSTRUCTION FIRST.

BUT THE INTEREST IS BACK IN THE MARKET.

THESE ARE ALL HIGHER LEVELS, HIGHER SERVICE FINISH OUTS.

THE REASON I MET WITH DELOITTE AND I MET WITH FIDELITY ABOUT A POTENTIAL CORPORATE HOUSING OPPORTUNITY LIKE BUILD THEM SOMETHING IN ENTRADA.

AND THE POINT THAT CAME OUT OF THE DISCUSSION TO ME WAS THE DELTA HOTEL DOWN THE STREET DOES VERY WELL AND THEY BOOK IT AND THAT'S THE ONLY PLACE THAT THEY'LL SEND THEIR PEOPLE TO BECAUSE THE LEVEL OF SERVICE IS SO HIGH.

SO THE LIMITED SERVICE STUFF ACROSS THE STREET IS NOT DOING VERY WELL.

AND WHEN YOU GET THE HOTEL REPORTS FOR THE SUBMARKET, YOU SEE THAT.

IT'S LIKE, OH, I DON'T WANT TO BUILD THAT HOTEL, BUT DELTA IS DOING REALLY WELL.

SO WHATEVER ENDS UP HAPPENING IN ENTRADA WILL BE LIKE DELTA OR BETTER.

BUT MICHAEL, THERE'S ALSO THE WESTIN THAT JUST OPENED.

SO I WORRY ABOUT SATURATION.

I DO AS WELL.

AND THE FACT THAT MR. WALTERS FEELS STRONGLY ENOUGH TO NOT EVEN FLAG THE HOTEL AND HE CAN FILL IT OFF OF HIS CHAPEL BUSINESS, THAT'S WHERE WE'LL START FOR SURE.

BEYOND THAT, I HAD THAT HAPPEN TO ME IN THE RIVERWALK.

SOMEBODY STARTED RIGHT BEFORE COVID AND THEY STILL HAVEN'T GOTTEN THEIR CO BECAUSE IT'S JUST DRAGGED OUT AND DRAGGED OUT.

[00:40:02]

SO I DON'T WANT TO SEE THE SAME THING HAPPEN OVER HERE.

SO WE'VE SAT ON SOME DIRT FOR A WHILE.

I HAVE USERS THAT ARE INTERESTED IN IT.

IF I'VE GOT TO SIT ON SOME DIRT FOR A LITTLE BIT LONGER.

BUT I FEEL COMFORTABLE WITH WHAT WE'RE MOVING FORWARD WITH.

LIKE THE TWO RESTAURANTS, THEY'RE BOTH STRONG OPERATORS.

I FEEL VERY COMFORTABLE WITH THAT MIX.

WHEN WE GET OUTSIDE OF THAT COMFORT ZONE, I WOULD RATHER TAKE THE CAUTIOUS STEP AND SAY, LOOK, THIS IS, YOU KNOW, WAIT A LITTLE BIT.

IT'S OKAY. IT'S NOT ALL GOING TO BE UNDER CONSTRUCTION AT ONCE.

DO YOU HAVE AN UPDATED MASTER PLAN FOR ENTRADA? YES. IS IT IN THESE? YES, SIR. AND ALSO, WE'LL BE PRESENTING IT AT THE NEXT COUNCIL MEETING.

WE'LL PROBABLY END UP DOING SEVERAL UPDATES BETWEEN PRETTY MUCH EVERY MEETING BECAUSE SOME OF THE USERS THAT ARE COMING IN WERE ADJUSTING.

THERE USED TO BE AN UNDERGROUND GUN RANGE.

WE HAVE TO MAKE THAT CHANGE TO WHAT'S ACTUALLY GOING TO GET BUILT ON BLACK P.

BUT YES, SIR. IT'S IN HERE. GREAT.

SO AS FAR AS THE HOTEL, YOU'RE STILL LOOKING AT SELECTING WHO NO, IT WOULD BE FOR SURE THE PARTNERSHIP WITH THE GENTLEMAN WHO'S BUYING THE CHAPEL IN RECEPTION HALL NO, HE DOES NOT WANT TO FLAG IT.

YEAH, JUST KEEP IT AS A BOUTIQUE PRIVATE HOTEL BASED OFF OF HIS WEDDING CHAPEL BUSINESS.

THAT WOULD BE. YOU CAN GET ON THE RESERVATION SYSTEMS. I MEAN, IT'LL SHOW UP. IT'S NOT SPECIFICALLY HILTON OR MARRIOTT, BUT IT WOULD SHOW UP IN AN ONLINE SEARCH.

BUT YOU PAY 4, 6 OR 8% OF YOUR REVENUE.

AND IF HE'S ALREADY FILLING THE HOTEL WITH HIS CAPTURED BUSINESS FROM HIS CHAPEL, HE DOESN'T WANT TO MAKE THAT EXPENSE OR TAKE ON THAT EXPENSE.

AND THEN A COUPLE OF NEW THINGS.

IN MEETING WITH THE NEW COUNCIL AND THE MAYOR IT WAS SUGGESTED THAT WE DON'T NEED TO DO 52 HOUSES ON THE LAND RIGHT BEHIND THIS, THE 114 FRONTAGE.

THAT GOES BACK TO THE ORIGINAL DEVELOPMENT PLAN FROM 2013.

SO I'VE COME UP WITH A NEW LAYOUT.

I'VE SHARED IT WITH THE MAYOR AND SEVERAL COUNCIL PEOPLE, AND WE'RE ACTUALLY PUTTING IT OUT ON THE MARKET RIGHT NOW.

AND THE LEAD PURCHASER FOR ONE OF THESE RETAIL PATHS, WHICH WOULD BE ALONG THE HIGHWAY, IS CALLED THE FUNKY DOOR RESTAURANT.

AND IN MEETING WITH THIS OUT OF LUBBOCK, TEXAS, THEY'VE ASKED FOR A THREE ACRE PAD SITE.

I'VE SENT THEM A CONTRACT ALREADY, AND I THINK WE'LL BE ABLE TO GET SOMETHING SIGNED UP ON IT PRETTY SOON, PROBABLY BY THE END OF THE WEEK, SO THAT THEY CAN COME BACK AND MEET WITH COUNCIL AND STAFF TO WORK OUT THE ECONOMIC AGREEMENT THAT THEY'RE LOOKING FOR, BECAUSE WE'LL BE COMPETING WITH GRAPEVINE IN ORDER TO LAND THIS RESTAURANT.

BUT IF WE WANT TO BE SUCCESSFUL ON THE RETAIL FRONTAGE, THAT'S THE GAME YOU'RE GETTING INTO.

EVERY CITY, EVERY TOWN ALONG THE HIGHWAY HAS SOME SORT OF ECONOMIC PROGRAM THAT THEY OFFER FOR THE RIGHT TENANTS, THE RIGHT PEOPLE THAT BRING THE RIGHT TRAFFIC.

SO THAT WOULD BE COMING, HOPEFULLY IF I'M UNDER CONTRACT AND THEY'LL BE ABLE TO GO HAVE FIRM DISCUSSIONS WITH COUNCIL AND STAFF SOON, FOR THE MAYOR AND STAFF, I SHOULD SAY.

AND THEN AFTER EIGHT YEARS, WE'VE BEEN ABLE TO FINALLY PLACE THE CORE LOGIC PROPERTY UNDER CONTRACTS.

THAT'S THE 22 ACRES BEHIND US.

THAT INCLUDES THE 348 TOTAL PARKING SPACES.

SO THAT'S PART OF THE ACQUISITION.

THERE'S A USE AND EASEMENT USE THAT GOES BACK TO NOW GLENSTAR, BUT THAT'S DAYTIME OFFICE.

SO ONE OF THE MAIN ADVANTAGES FOR ENTRADA IS IF I'M ABLE TO ACQUIRE THAT PARKING LOT, THEN THAT OPENS UP THE PLAZA MAYOR NEXT DOOR TO USES WITHOUT HAVING TO BUILD ANOTHER PARKING GARAGE.

AND PARKING GARAGE WE HAVE ON SITE TODAY, IT'S BEAUTIFUL, NO DOUBT ABOUT IT.

BUT IT'S INCREDIBLY EXPENSIVE.

AND THAT WAS BEFORE CONCRETE AND EVERYTHING REALLY STARTED TO JUMP UP.

IT IS RIGHT ACROSS CORTEZ.

IT WOULD BE THE SAME AS BEING AT [INAUDIBLE] LEGACY AND WALKING ACROSS.

THAT'S GREAT. I MEAN, IT WORKS OUT REALLY WELL.

I'LL SHOW YOU THAT AREA IN JUST A SECOND.

AND THEN THE BALANCE OF THE LAND.

WE'RE GOING TO BE ASKING TO DO, TAKE SOME OF THE 322 UNITS FROM ENTRADA AND USE IT ON THE REST OF THE CORE LOGIC PROPERTY AND DO A GATED ENCLAVE OF ABOUT 52 HOME SITES. THESE WOULD BE A LITTLE BIT BIGGER THAN THE LOTS WE HAVE NOW IN ENTRADA, A HIGHER PRICE POINT, GATED WITH A MAN GATE HOUSE AND THEN I THINK THE DEMAND IS THERE ON THE RESIDENTIAL SIDE TO CONTINUE TO BUILD OUT.

IT WON'T AFFECT THE ACADEMY AT ALL.

I'VE BEEN PREPAYING A LOT OF THE ACADEMY FEES TO GET AHEAD OF THAT SCHEDULE TO HELP OUT THE SCHOOL, BUT I'M NOT ASKING FOR AN INCREASE ABOVE THE 322 UNITS THAT WERE ORIGINALLY GRANTED BACK IN 2013.

THIS IS JUST CREATING THE RETAIL FRONTAGE ALONG HIGHWAY 114 TO GENERATE SALES TAX OPPORTUNITIES FOR THE CITY AND THEN TAKE THE SAME UNITS AND THEN BUILD THEM UP ON THE HILLSIDE, WHICH IS A BETTER LOCATION FOR THE RESIDENTIAL.

SO WILL THOSE BE SUBTRACTED FROM THE PLAZA MAYOR DEVELOPMENT? NO, IT DOESN'T TAKE AWAY.

I STILL HAVE THE SAME CONDO UNITS AVAILABLE THERE AS PLANNED, LIKE THE 194 FROM A COUPLE OF YEARS AGO.

THAT WAS NEVER, THAT COULD NOT WORK.

[00:45:01]

WE GOT RID OF ALL THE ONE BEDROOMS, ALL THE STUDIOS.

I'M SORRY. YEAH, ALL THE ONE BEDROOMS, ALL THE STUDIOS.

WALLY MIYA IS HELPING ME WITH THAT PROJECT NOW.

AND THEN YOU DO 70 THERE, AND MAYBE WE MIRROR THE BUILDING ACROSS THE OTHER SIDE OF THE PLAZA.

BUT HAVING THAT PARKING LOT ACROSS THE STREET NOW, ONE OF THE THINGS THAT WE TALKED ABOUT A LONG TIME AGO WAS TO GO TRY TO DO A FOUR SCREEN THEATER OR LIKE A CONFERENCE CENTER, A THEATER AND SOMETHING THAT CAN BE USED FOR DIFFERENT THINGS.

BUT THE PARKING WAS ALWAYS THE STRUGGLE.

AND WE WERE ACTUALLY GOING TO HAVE AN AGREEMENT WITH GLENSTAR.

BEFORE THEN IT WAS WELLS FARGO, TO ACCESS THEIR GARAGES AFTER HOURS AND HAVE THE BIG SHUTTLES AND EVERYTHING ELSE.

BUT BY ACQUIRING THE PROPERTY, WE WE OWN IT.

IT'LL WORK OUT WELL. COOL.

AND THEN JUST GENERAL DISCUSSION ITEMS. ONE WOULD BE TO REMOVE THE SUP REQUIREMENT FOR THE LIQUOR STORE.

WE JUST HAVE TWO OPPORTUNITIES NOW WHERE TWO DIFFERENT PEOPLE WANT TO OPEN UP STORES IN ENTRADA, AND THEN THE FINAL ONE WOULD BE TO DO WHAT WE CALL A REAL BAR WHERE YOU DON'T HAVE TO HAVE THE BAR TIED TO A RESTAURANT FOR FOOD SALES COUNTS ON THE PERCENTAGES.

I UNDERSTAND FOR MR. RUTHVEN THAT IT'S ALLOWED IN OTHER PARTS OF WESTLAKE.

WE JUST DIDN'T PUT IT IN THE ENTRADA ZONING FOR SOME REASON TO BEGIN WITH.

MICHAEL, I WANT TO MAKE SURE I UNDERSTAND.

SO IN ADDITION TO WHAT IS IT, FOSSIL LIQUORS, ALSO YOU WANT ANOTHER LIQUOR STORE AS WELL? WE HAVE ONE PLANNED UP ON THE RETAIL CORNER AND THEN I'VE RECEIVED THROUGH RON THERE WAS ANOTHER GENTLEMAN THAT WANTS TO COME DOWN SOMEWHERE ON RESTAURANT ROW AND DO ABOUT A 5000 SQUARE FOOT ALCOHOL STORE WITH CIGARS AND TASTING ROOMS AND A DIFFERENT EXPERIENCE THAN WHAT YOU WOULD GET FROM FOSSIL.

SO, IS THIS MORE LIKE, WHAT'S THE THING THAT JUST OPENED, TWISTED VINE OR SOMETHING? NO IT WOULD BE PACKAGED SALES.

LIKE THEY WOULD STILL BE PACKAGED SALES AVAILABLE.

AND I'VE REACHED BACK OUT TO THEIR REALTOR.

I TOLD THEM, YES, WE'RE INTERESTED.

I NEED TO LEARN MORE ABOUT IT.

IS THIS A ONE OFF CONCEPT OR IS IT SOMETHING YOU HAVE OPENED IN OTHER PLACES? BECAUSE I CAN'T AFFORD TO MAKE A MISTAKE.

YOU KNOW, I CAN'T AFFORD FOR ANYBODY TO COME OUT HERE AND THEN GO DARK.

SO I'M GOING TO EXPLORE THAT OPPORTUNITY.

BUT WE'LL SEE.

AND MAYBE NEXT MONTH I'M BACK BEFORE YOU AND SAY, YES, IT DID WORK OUT AND HERE'S WHAT THEY WANT TO DO OR NO, IT DIDN'T WORK OUT AND WE'RE GOING TO MOVE FORWARD WITH THIS UP BY THE STARBUCKS INSTEAD, BECAUSE THE SPACE UP THERE IS THAT LAST SPACE ON THE FIRST FLOOR BACK IN THE CORNER.

AND I HAVEN'T BEEN ABLE TO LEASE IT FOR THREE YEARS.

SO YOU'RE ASKING IN PART FOR US TO CONSIDER ALLOWING A BAR? YES, SIR. NOT FORMALLY TONIGHT.

THIS IS JUST A DISCUSSION.

I GOT IT. BUT RIGHT NOW YOU'RE REQUIRED TO HAVE IT TIED TO.

YOU HAVE TO HAVE ENOUGH FOOD SALES TO EQUAL THE 51% WHERE WE ARE.

51.

75%. BUT I DON'T HAVE THAT WITHIN ENTRADA'S PD.

I'M ASKING TO BE ABLE TO DO WHAT YOU CAN DO IN THE OTHER PARTS OF WESTLAKE AND ENTRADA AS PART OF OUR NEXT ZONING AMENDMENT.

NOTHING. IS THERE ANOTHER BAR IN WESTLAKE THAT DOESN'T? I'M NOT AWARE OF ONE.

EVERYTHING I KNOW IT WAS ASSOCIATED WITH THE RESTAURANT.

SO WESTLAKE HAS AN ORDINANCE THAT SAYS YOU CAN'T DERIVE MORE THAN 75% OF YOUR GROSS RECEIPTS FROM ALCOHOL SALES.

SO THAT KIND OF FALLS IN LINE WITH THE TABC PERMITTING SYSTEM.

TABC HAS A PERMIT CALLED A MIXED BEVERAGE PERMIT, WHICH CAPS YOUR ALCOHOL SALES AT EITHER 80% OR 75%.

SO ALL THE RESTAURANTS THAT ARE IN WESTLAKE NOW HAVE MIXED BEVERAGE PERMITS.

SO THEY HAVE TO HAVE AT LEAST BASICALLY 25% OF THEIR SALES COME FROM FOOD SALES, WHICH THEY ALL DO.

BUT A STANDALONE BAR THAT IS JUST SERVING ALCOHOL AND MAY SELL FOOD, BUT PROBABLY IF IT IS, IS VERY LIMITED, THEY WOULD HAVE TO HAVE SPECIAL PERMISSION THROUGH THE ZONING TO BE ABLE TO DO THAT.

AND THEN THEIR PERMIT FROM THE TABC WOULD BE, I DON'T REMEMBER THE EXACT NAME OF IT, BUT IT WOULD ALLOW FOR 100% ALCOHOL SALES.

WE'VE HAD INQUIRIES AND WE JUST WANT TO HAVE THAT TOOL IN OUR TOOLBOX.

THEY WOULD START TO COME THROUGH THE FULL PROCESS.

I JUST WANT TO BE ABLE TO SAY, YES, THIS IS AN OPPORTUNITY THAT WE'VE DISCUSSED WITH PNZ AND COUNCIL.

DO YOU HAVE A CONCEPT IN MIND? NO. YOU DON'T? NO. EVERYTHING ON THE RIGHT HAND SIDE ARE JUST PLANTING SEEDS.

AND THEN FOR EACH OF DISCUSSION, I JUST DIDN'T WANT IT TO SHOW UP ON AN AGENDA ONE DAY AND HAVING US NOT TALKED ABOUT IT BEFORE THAT AGENDA MOMENT.

THIS IS OUR 24 MONTH LOOK AHEAD.

I'VE DONE IT BY QUARTERS JUST TO MAKE IT ALL FIT ON ONE PIECE OF PAPER.

THE FIRST PART ARE ALL OF THE THINGS THAT ARE UNDER ACTIVE CONSTRUCTION OF ACTIVE VERTICAL CONSTRUCTION PROJECTS OR VCPS.

[00:50:08]

THOSE ARE TEN OF THE SMALLER HOMES, POURED FIVE SLABS TODAY.

I FINISHED THE OTHER FIVE LATER THIS WEEK AND THEN WE'LL FRAME THEM AS QUICK AS WE CAN.

BLOCK E, VILLAS 15 AND 16.

THOSE ARE UNDERWAY. THEY'LL BE COMPLETE THE SPRING.

BLOCK H, ONE THROUGH THREE.

THOSE WILL BE COMPLETE THIS SPRING.

AND THEN FOUR THROUGH SIX ARE A LITTLE BIT FARTHER BEHIND.

AND THESE ARE ALL WHEN YOU DRIVE THROUGH THE NEIGHBORHOOD, YOU CAN SEE THEM UNDER CONSTRUCTION.

AND THEN BLOCK P, WHICH WILL BE NINE VILLAS.

OUR PLAT WILL BE COMING THROUGH SOON, THE REPLAT AND THEN WE'LL BE SUBMITTING THE BUILDING PLANS, GET THEM UNDER PERMIT AND HOPEFULLY BE UNDER CONSTRUCTION EARLY NEXT YEAR FOR THE NEXT NINE UNITS THERE.

AND THE SAME WITH BLOCK J AND THOSE BACK UP TO SOLANA BOULEVARD.

THOSE ARE THE SMALLER HOMES WITHIN ENTRADA.

OUR TENANT FINISH OUTS RIGHT NOW IS IN RESTAURANT BUILDING A.

THERE'S A CODING SYSTEM.

YOU'LL SEE A PICTURE OF THIS IN A SECOND WHERE WE HAVE BUILDING A IS ONE BUILDING AND THEN BCD WAS THE OTHER.

THAT'S JUST WHAT THE ARCHITECTS CAME UP WITH YEARS AGO.

SO IN BUILDING A IS DAHLIA'S, THEY TAKE ABOUT HALF OF THAT SPACE.

THEIR PERMIT'S APPROVED, PAID FOR, DONE.

I REBID SOME STUFF, GETTING THE LEASE FINALIZED WITH DAHLIA'S, AND THEN AS SOON AS THEY INK IT, WE WILL BLOW AND GO AND GET THAT OPEN IN THE EARLY SPRING.

AND THEN BCD IS WHERE WE'VE SIGNED OR SIGNING THE LEASE WITH HUGO'S INVITADOS.

HE STILL HAS TO DO HIS ARCHITECTURAL INTERIOR FINISH DESIGNS.

SO THAT'S THREE MONTHS PROBABLY THROUGH THE END OF THE YEAR, AND THEN WE'LL RELEASE FOR CONSTRUCTION AS SOON AS WE CAN PERMIT AND GO.

AND THEN THE RETAIL CORNER, SECOND FLOOR, THAT'S WHAT WE WERE JUST TALKING ABOUT WITH THE CONDOS.

IF HOPEFULLY THAT'S APPROVED, THEN I GO THROUGH COUNCIL, THEN I CAN START REALLY PRE MARKETING THOSE AND MAKE SURE THE MARKET IS THERE.

AND THEN THERE'S TWO PROJECTS THAT HAVE PERMITS OR AT THE PERMIT STAGE.

ONE IS BLOCK M, LOT ONE THAT'LL BE 17 VILLAS.

THE FOX BROTHERS ARE BUILDING THAT AND THE SECOND ONE IS A MIXED USE CONDO BUILDING RIGHT UP AT THE CORNER ACROSS FROM SENDERA TITLE'S OFFICE.

I BELIEVE BOTH OF THOSE PERMITS HAVE BEEN ISSUED.

I'M NOT SURE EXACTLY WHEN THEY'LL START CONSTRUCTION.

ONCE I GET AN UPDATE FROM THOSE OWNERS, I'LL ADD THAT TO THE SCHEDULE FOR YOUR REFERENCE.

AND THEN WE'RE SUBMITTING PLANS OR PREPARING PLANS FOR THE PLAZA MAYOR BUILDING A THAT'S A CONDO A THAT'S NOW DOWN TO 70 UNITS.

GOT RID OF ALL THE SMALL ONES, MADE THE PARKING SPACES BIGGER THAN THE GARAGE AND THEN DOING THE PLANS FOR BLOCK P AND BLOCK J FOR 16 MORE VILLAS.

AND WHEN WILL THE SECOND PART OF PLAZA MAYOR IT DEPENDS. YEAH.

WE'VE GOT TO GET 70 UNITS.

IT'S AT LEAST THREE YEARS WORTH OF WORK.

IF WE'RE ABLE TO CLOSE AND GET EVERYTHING WORKED OUT WITH CORE LOGIC [INAUDIBLE] UNDER CONTRACT CLOSED BY YEAR END, THEN I WILL ACTIVELY PURSUE PUTTING THAT THEATER, ANGELICA SOMETHING. ANGELICA THEATER IS ONE THAT WILL PLAY LIKE A FOUR SCREEN.

I GOT TO BE CAREFUL OF WHERE THE TWO BIG ONES ARE, CINEMARK AND WHAT USED TO BE AMC.

BUT THERE'S AN OPPORTUNITY WITH THAT PARKING LOT THERE WHERE IT CAN BE THE SMALLER VENUE, BE OUTSIDE OF THEIR SCREEN ZONES, AND IT'S REALLY KIND OF CHANGED A LOT WITH COVID, LIKE A LOT OF STUFF'S GOING STRAIGHT TO STREAMING AND YOU CAN PICK THAT UP AND JUST WANT TO GO SEE IT SOMEPLACE DIFFERENT.

BUT THAT'S SOMETHING THAT WE COULD DO OUTSIDE OF WAITING FOR THE MARKET TO BE FILLED UP WITH THE FIRST CONDO BUILDING.

AND THEN BLOCK B, THIS IS THE HOTEL WITH MR. WALTERS. WE ARE FINALIZING THE FOOTPRINT OF THE BUILDING NOW.

WE'LL GET TO SITE PLAN AND THEN WE'LL BE BEFORE YOU FOR A SITE PLAN AMENDMENT FOR BLOCK B AND THEN MOVE FORWARD WITH THE PLANS AND APPROVAL FOR THAT.

LIKE THE CIVIL ARCHITECTURE, I AM HOPING TO GET THROUGH ALL THAT STUFF NEXT YEAR.

I KNOW THAT SEEMS LIKE A LONG TIME, BUT TO GET A HOTEL BUILT FROM SCRATCH AND GET ALL THE PLANS DONE, IT'S GOING TO TAKE SOME TIME TO GET THERE.

IF I CAN ACCELERATE IT, BELIEVE ME, I WILL AND THEN HAVE IT UNDER CONSTRUCTION IN 2024.

AND AGAIN, THAT'S ON THE SOUTH SIDE OF BLOCK B CLOSEST TO THE WATER AND THE PEDESTRIAN BRIDGE.

AND THEN BLOCK B, THERE'S A COMMERCIAL PAD SITE THAT WE HAVE UNDER CONTRACT FOR A BANK.

THEY WANT TO BUILD THEIR OFFICE BUILDING THERE, NOT A DRIVE THRU.

IT'S TWO 10,000 SQUARE FOOT PLATE, TWO STORIES, SO IT'S A 20,000 SQUARE FOOT BUILDING AND IT'LL HAVE TUCK UNDER PARKING LIKE STARBUCKS, THE RETAIL CORNER DOES, BECAUSE IT'S THE SAME HILLSIDE. AND THEN I'M HOPING TO GET THEIR SITE PLAN AND EVERYTHING APPROVED THROUGH YOU BY FIRST QUARTER NEXT YEAR.

AND THEN THEY'LL RELEASE THEIR ARCHITECT AND CIVIL ENGINEER AND MEP TO GET THEIR BUILDING GOING.

AND THEN ENTITLEMENT IS JUST THE OVERALL DEVELOPMENT PLAN.

WE'LL BE TWEAKING THAT AS EACH OF THESE SITE PLANS COMES THROUGH.

BLOCK Q LOT ONE, THAT'S THE RETAIL ALONG 114.

WE'LL SEE THAT PLAN IN JUST A SECOND WHEN I GO THROUGH EACH PROJECT.

AND THEN CORE LOGIC HERE, THAT'S MOVING 52 OF THE RESIDENTIAL UNITS FROM ENTRADA OVER TO WHAT WE'RE CALLING ENTRADA PHASE THREE RIGHT NOW.

[00:55:08]

THOSE ARE UPCOMING IN THE FUTURE.

ANY OTHER QUESTIONS? RECOMMENDATION IN THE FUTURE IS IF ESPECIALLY HAVING YOU EXPLAINED THAT IF WE HAD A MAP OF WHAT ENTRADA WAS WHILE YOU'RE TALKING IT SO THAT WE CAN HAVE A, LOOK AT IT WHILE YOU'RE TALKING.

LIKE HAVE A BOARD UP. YES, MA'AM.

I'LL HAVE A HARD BOARD ARE YOU GOING TO YES. OKAY, GREAT.

YES. I'D LIKE TO BE ABLE TO DO THAT IF YOU DON'T GET TIRED OF SEEING ME.

WE'LL SEE. OKAY, SO THIS IS AN AERIAL VIEW OF THE TWO RESTAURANTS.

RESTAURANT A IS THE BUILDING ON THE LEFT.

RESTAURANT B IS THE BUILDING ON THE RIGHT OF THE PEDESTRIAN BRIDGE IN THE MIDDLE.

AND ON THE FAR LEFT IS THE PARKING GARAGE.

FAR RIGHT IS A CHAPEL IN RECEPTION HALL.

AND CLOSE UP OF RESTAURANT A AND RESTAURANT BCD.

AND THEN THIS IS HUGO'S INVITADOS.

THEY'VE TAKEN THE SIDE OF RESTAURANT BCD THAT'S CLOSEST TO THE WEDDING CHAPEL AND RECEPTION HALL.

THIS IS THERE, I FORGET DOWN IN LAS COLINAS.

AND THEN THIS IS DAHLIA'S.

THIS IS IN RESTAURANT A AND WE HAVE THE PERMANENT RELEASE HERE IF WE JUST GET SOME EQUIPMENT ON SITE AND GET STARTED.

AND THIS IS DOWN ON ROSS AVENUE IN DOWNTOWN DALLAS.

SO, AGAIN, BOTH OF THESE REAL OPERATORS, THIRD PARTY, THEY'RE IN THIS BUSINESS.

THIS IS WHAT THEY DO FOR A LIVING.

WHAT'S THE STYLE OF COOKING OF DAHLIA'S? IS THAT AMERICAN CUISINE? YES. WELL, WITH A EUROPE, THEY CALL IT A EUROPEAN TOUCH.

THEY DO BREAKFAST, LUNCH AND DINNER.

AND THEIR SUNDAY BRUNCH IS SUPPOSED TO BE SPECTACULAR.

I'M GOING DOWN THERE WEDNESDAY NIGHT, TO HAVE DINNER WITH THEM, THE BEARDEN BROTHERS.

SO IT'S A CHAIN OR THERE'S ANOTHER? NO. THIS WILL BE THE SECOND LOCATION.

YES. AND I'M SORRY.

WHERE IS IT? IN DOWNTOWN, OFF OF ROSS.

AND THAT'S THEIR INTERIOR.

VERY NICE. AND THEN THE RETAIL CORNER FOR THE SECOND FLOOR CONDOMINIUM UNITS, THAT'S LATER IN THE AGENDA.

THIS IS THE THREE D LAYOUT.

IT'S THE FIVE UNITS, 1100 SQUARE FEET APIECE.

TWO BEDROOMS, TWO BATHS.

REPOSITORY IS ACROSS THE STREET FROM THE PARKING GARAGE, AND WE'RE UNDER CONSTRUCTION TODAY.

WHAT IS THE HEIGHT OF THE REPOSITORY? FIVE STORIES. AND ON THE TOP IS THE ROOFTOP RESTAURANT WITH A LITTLE, ACTUALLY ADDED A SWIMMING POOL LIKE A 30 BY 30 POOL.

AND WHAT'S THE USE? I'M SORRY.

FIRST FLOOR IS LIKE A MAN CAVE GARAGE WHERE YOU CAN ACTUALLY DRIVE THROUGH THE BUILDING ON THE LOWER LEVEL.

THE FRONT HALF THAT'S CLOSEST TO THE PARKING GARAGE CAN ALSO BE RETAIL SPACE BECAUSE THEY HAVE STOREFRONT GLASS BUILT IN.

AND THEN THE BACK HALF IS JUST PURE GARAGE.

LIKE IF YOU WANTED TO RENT, HAVE YOUR OWN WORKSHOP SET UP OR A THIRD CAR GARAGE AND WORK ON YOUR CAR OR SOMETHING AWAY FROM THE HOUSE, THAT'S THERE.

SECOND FLOOR WILL BE WHAT WE'RE CALLING ENTRADA AUTO WORKS CLUB, WHICH IS SIMILAR TO WHAT'S CALLED THE SHOP DOWN ON HIGHWAY 183.

THEY ACTUALLY WENT BACK BY ONE OF THE PEOPLE THAT HELPS ME WENT OUT THERE AGAIN TODAY.

THEY ARE COMPLETELY FULL.

THEY ARE ADDING LIFTS ON THEIR SPACE AND THEY NOW HAVE ONE FULL WALL OF THREE RACKS, LIKE CARS STACKED THERE YOU GO. SO IT WOULD BE VERY HAPPY TO MOVE IN.

WE'RE GOING TO DO THE FOUNDERS CLUB.

WE'RE GOING TO HAVE ALL THE, I'M REALLY GOOD AT COPYING THINGS AT WORK.

I WILL GET THE THING AND THEN THAT WILL BE TIED IN FOR THE SOCIAL ASPECTS.

LIKE BRANDON WAS TELLING ME, THEY HAVE THE BARBER SHOP AND STUFF LIKE THAT.

WE CAN DO THAT ON THE FIRST FLOOR RETAIL SPACE, TIE IT IN, BUT IT'S REALLY THE ROOFTOP BAR AND THE ROOFTOP LITTLE RESTAURANT AND THAT WILL BE THE SOCIAL ASPECT OF THE CLUB, BUT THAT WOULD BE THE ENTIRE SECOND FLOOR.

AT THE SAME SERVICES, THE CAR WASH AREA, MECHANIC SERVICE, THE LIFTS, ALL, EVERYTHING.

THIRD FLOOR IS REGULAR STORAGE, ORANGE DOOR ROLL UPS.

BUT YOU'LL NEVER SEE THEM UNLESS YOU'RE INSIDE THE BUILDING.

FOURTH FLOOR IS SET UP FOR OFFICE SPACE.

IT'S A LITTLE HARD TO SEE, BUT THERE'S AN INSET PATIO ON THE FOURTH FLOOR WHERE WE CAN HAVE OFFICE SPACE ON THE FOURTH FLOOR WITH EXTERIOR VIEWS, YOUR OWN PRIVATE PATIO AND INTERIOR ELEVATOR ACCESS.

AND THEN THE TOP FLOOR IS THE RESTAURANT.

AND THIS WILL BE OUR ROAD CONNECTION THAT WE'VE BEEN RELEASED TO DO, THAT'S HERE.

WE GET ALL THAT AND IT'S 30 TO 45 DAYS WORTH OF WORK.

I'LL BE DONE BEFORE ANY RESTAURANTS ARE READY.

THIS IS A FULL SERVICE HOTEL OF MR.

[01:00:01]

IN ADDITION TO THAT, WE ARE GOING TO BUILD THE POOL TOGETHER.

LIKE SPLIT THE COST 50-50, AND THEN I'M GOING TO BUILD AN ATHLETIC CLUB NEXT DOOR THAT WILL BE BASED, IT'S LIKE A SOCIAL CLUB MODEL WHERE IF YOU LIVE IN ENTRADA, YOU CAN COME, YOU'RE A MEMBER OF THE CLUB, YOU CAN ACCESS THE SWIMMING POOL THAT THE HOTEL USES AS WELL.

HE'S GOING TO PROVIDE THE FOOD AND BEVERAGE SERVICE FOR THE SWIMMING POOL, SO IT'LL FEEL MORE LIKE A RESORT THAN GOING DOWN THE STREET TO THE YMCA.

THAT'S THE HOTEL LOCATION.

THIS IS THE PARKING GARAGE AND THAT'S RESTAURANT A JUST FOR REFERENCE.

SO HE WANTED TO BE RIGHT ON THE WATER.

THEN THE CLOSE UP.

CAN YOU GO BACK TO TWO SLIDES, MICHAEL, JUST SO YOU CAN GIVE OUR COMMISSIONERS A LITTLE INSIGHT ON THE PLAZA MAYOR. PLAZA MAYOR WAS INITIALLY DESIGNED TO BE THE HEART OF THE DEVELOPMENT.

EARLY DESIGNS HAD TWO HOTELS, ONE CONDOMINIUM BUILDING.

THEN WE WENT WITH ONE HOTEL, TWO CONDOMINIUM BUILDINGS AND THEY'VE GONE SO FAR, WE ACTUALLY DREW PLANS FOR THREE CONDOMINIUM BUILDINGS, WHICH IS WHERE THE 194 UNITS CAME FROM. THERE'S A STUDY FOR THAT AND THAT'S A TEN YEAR PROJECT.

SO THAT DOESN'T WORK.

BUT WE FEEL COMFORTABLE WITH CONDO A THAT YOU SEE HERE AT 70 UNITS AND AGAIN WHILE HE JUST FINISHED THE ONE IN SOUTHLAKE TOWN CENTER.

SO IT'S THE CLOSEST CONDOMINIUM BUILDING THAT WE HAVE FOR REFERENCE AND I'VE KNOWN HIM FOR EIGHT OR NINE YEARS NOW.

HE OFFERED TO HELP AND I WAS LIKE, YES, PLEASE HELP ME, BECAUSE I'VE NEVER DONE A CONDO BUILDING.

AND IF HE SAYS YOU NEED TO PAINT THE ROOMS PINK WELL THE ROOMS ARE GOING TO BE PINK.

YOU KNOW, THAT'S THE RELATIONSHIP THAT WE HAVE.

WE STILL NEED TO DO A LITTLE BIT MORE ON THE THE GARAGE FOUNDATION DESIGN, WHICH IS HERE, AND WE HAD TO STRETCH IT OUT, MAKE THE PARKING SPACES BIGGER, AND RELEASE THE STRUCTURAL ENGINEER IN ORDER FOR US TO GO DESIGN THAT FIRST THAT WE CAN GET A RELEASE WHILE WE FINISH THE BUILDING DESIGN ABOVE IT.

BUT RIGHT NOW THE WAY THE PLAZA'S SET UP, IS KIND OF A IS ON THE SOUTHWEST SIDE AND THEN B WOULD BE IN THE MIDDLE.

THAT WAS THE ORIGINAL PLAN AND C WAS OVER HERE.

AND WHERE I THINK WE'RE GOING TO END UP, THIS IS A.

THIS WOULD BE WHERE I WOULD TRY TO DO THAT MULTIPURPOSE ANGELICA THEATER, SOMETHING LIKE THAT, TO TAKE ADVANTAGE OF OUR PARKING.

AND THEN BECAUSE THAT PARKING IS LITERALLY RIGHT ACROSS THE STREET, THIS BECOMES A VIABLE HOTEL SITE AS WELL.

BUT LIKE I SAID, I'M NOT GOING TO HAVE FOUR GUYS SHOW UP AT ONCE, EVERYBODY'S TRYING TO BUILD THE SAME HOTEL AT THE SAME TIME.

SO YOU'RE LOOKING AT THE OTHER SIDE OF PLAZA MAYOR BEING MORE OF A HOTEL AT THIS POINT? OR THE SECOND CONDO BUILDING.

WE HAVE TO GO THROUGH THE PROCESS.

IF WE BUILD CONDO A AND IF SALES ARE GREAT, THEN I WANT TO BUILD CONDO B.

IF SALES LAG AND WE HAVE A REALLY STRONG HOTEL USER AFTER WE'VE ALREADY OPENED THE ONE WITH MR. WALTERS, THEN WE'LL GO THAT ROUTE.

OUR ZONING IS FLEXIBLE.

WE CAN DO EITHER AS LONG AS IT'S A FULL SERVICE YOU'RE GOING TO BUILD THE PLAZA ITSELF? WE BUILD THE PLAZA WITH WHICHEVER BUILDING GETS BUILT FIRST.

AND THE OTHER THING ACTUALLY, BECAUSE WE WERE HAVING A DISCUSSION ABOUT PUTTING A LAYER OF PARKING UNDER THE PLAZA, BY ACQUIRING THE PARKING LOT ACROSS THE STREET, I DON'T HAVE TO DO THAT ANYMORE. I'M OVER PARKED NOW.

SO THAT HELPED SAVE SOME MONEY.

IN YOUR SPREADSHEET YOU HAVE PLAZA MAYOR COMPLETING PLANS, BUT THERE WAS NOTHING BEYOND THAT.

IS THERE A FINANCIAL ISSUE WITH BRINGING THE MONEY IN TO BUILD THAT? NO, SIR. NO, IT'S NOT A FINANCIAL ISSUE.

IT'LL BE A MARKET DEPTH ISSUE.

AND THEN WAITING TO SEE, I WENT TO MY BUILDING FOR THE SUP IS ACTUALLY EXPIRED NOW, SO I'M GOING TO HAVE TO GET A RENEWED SUP AT SOME POINT, TAKE THAT PRODUCT TO MARKET AND SEE WHAT OUR PRESALE INTERESTS WOULD BE.

AND WHILE HE DID SOUTHLAKE, HE HAD A 50% PRE-SALE HURDLE AND IT TOOK HIM 18 MONTHS TO GET THE PRESALES.

SO I DON'T HAVE THAT HURDLE HERE.

I'M NOT ASKING FOR THAT HURDLE, BUT I DO WANT TO BE CAUTIOUS ENOUGH TO MAKE SURE THAT THAT MARKET IS IN PLACE BEFORE WE GO START THE $90 MILLION BUILDING, BECAUSE AT THE END OF THE DAY, THE BIGGEST FEAR THAT WE HAD ALL ALONG IS IF WE GO BUILD THIS BUILDING AND IT DOESN'T SELL, I'M IN A POSITION WHERE I CAN'T JUST SIT ON IT FOREVER.

IT'S GOING TO GO RENTAL AND IT CAN BE THE NICEST BUILDING THAT'S EVER BEEN BUILT IN WESTLAKE.

BUT AGAIN, IF IT DOESN'T SELL, I CAN'T JUST LET IT SIT.

SO THAT'S OUR CONCERN.

I WANT TO MAKE SURE MY MARKET'S THERE.

I AM FOLLOWING MR. MAYA'S LEAD ON GETTING A PRE-SALES OR ENOUGH MARKET INTEREST AND DEMAND TO KNOW THAT THAT'S A SAFE INVESTMENT BECAUSE I CAN'T AFFORD TO MAKE THAT MISTAKE.

[01:05:03]

RIGHT. I WOULD HAVE TO VISIT MORE WITH WALLY TO KNOW SPECIFICALLY.

WELL, THERE ARE PERIODS OF TIME.

RON. THE LEASING RESTRICTIONS ON RESIDENTIAL UNITS.

WE CAN'T LEGALLY RESTRICT HOUSING UNIT FROM BEING LEASED OR RENTED OUT.

THE STATE MAKES IT VERY CLEAR, I MEAN, ON ANY HOUSING UNIT, BUT SPECIFICALLY WITH CONDOS AND THE CONDOMINIUM REGULATIONS THAT ARE IN THE LOCAL GOVERNMENT CODE, IT SPECIFICALLY PROHIBITS A CITY FROM BEING ABLE TO REGULATE WHETHER ONE COULD BE OWNED OR RENTED.

SO THAT IS, I'VE ACTUALLY, IN ANOTHER COMMUNITY I WORKED IN, A NEW CONDO WAS BUILT.

AND TO KIND OF GET IT OFF THE GROUND, THE DEVELOPER THAT BUILT THE CONDO, EVEN THOUGH IT WAS A CONDO AND IT WAS HIS OWN FOR A CONDO, THEY RENTED EVERY SINGLE UNIT OUT AS AN APARTMENT, AT LEAST FOR THE FIRST COUPLE OF YEARS UNTIL THEY WERE ABLE TO SELL, START TURNING THEM OVER AND SELLING THEM AS CONDOMINIUM UNITS.

SO THERE WAS NOTHING WE COULD DO TO STOP THAT.

BUT IT WAS TEMPORARY.

BUT, YOU KNOW, IT'S JUST SOMETHING THAT COMES WITH THE TERRITORY, WITH CONDOMINIUMS, BECAUSE WHAT A CONDO IS, IT'S MULTIFAMILY HOUSING.

IT'S A MULTIFAMILY HOUSING WITH A BUILT IN OWNERSHIP STRUCTURE.

SO IT ALLOWS YOU TO TO PURCHASE EACH UNIT INDIVIDUALLY, BUT YOU STILL CAN'T PROHIBIT THEM FROM BEING RENTED OUT JUST LIKE YOU COULDN'T A SINGLE FAMILY HOME FOR BEING RENTED OUT.

I THINK VICTOR'S ALLUDING TO, CAN YOU PUT AN AIRBNB TYPE OF [INAUDIBLE] OUT? AIRBNB WOULD NOT BE ALLOWED BECAUSE OF THE CURRENT REGULATIONS IN THE TOWN IS THERE A LIKE A MINIMUM NUMBER OF DAYS FOR RENTAL? IS THAT DETAILED ANYWHERE? SO A SHORT TERM RENTAL IN OUR CODE IS DEFINED AS ANYTHING LESS THAN 30 DAYS, 30 DAYS OR LESS.

AND THEN IT FALLS, THEN IT BECOMES CLASSIFIED AS A HOTEL AT THAT POINT.

AND SO IT WOULD HAVE TO BE ZONED FOR A HOTEL USE AT THAT POINT.

YEAH. I JUST WANT TO BE CLEAR.

THIS IS EFFECTIVELY ALLOWING MULTIFAMILY IN THE COMMUNITY.

NOT THAT I'M SHARING AN OPINION, GOOD OR BAD ABOUT IT.

I'VE HEARD THAT THIS IS LIKE A BIG ISSUE FOR WESTLAKE.

I MEAN, JUST IN MY CONVERSATIONS WITH OTHER CITIZENS ABOUT HAVING MULTIFAMILY IN WESTLAKE.

AND I JUST WANTED TO BE CLEAR ABOUT WHAT THIS ACTUALLY IS, BECAUSE IT SEEMS LIKE IT COULD GO MULTIFAMILY.

WELL, IF YOU'RE CLASSIFIED AS A HOUSING TYPE, IT'S MULTIFAMILY, IT'S BECAUSE YOU'VE GOT A BUNCH OF UNITS IN A SINGLE BUILDING THAT ARE STACKED VERTICALLY.

IT HAS TO BE CONDOMINIUMS AND THAT EVERY UNIT COULD BE OWNED OR SOLD.

AND THE WAY THE ENTRADA ZONING WORKS.

IS IT ALLOWED FOR CONDOMINIUMS? IT KIND OF BREAKS DOWN DIFFERENT HOUSING TYPES.

ON THE SINGLE FAMILY SIDE, BUT ON THE CONDO SIDE, IT JUST SAID AN SUP'S REQUIRED, PERIOD.

AND SO WITHIN THE SPECIFIC USE PERMIT, THE PARAMETERS THAT REGULATE THOSE CONDOS WOULD BE LAID OUT IN THAT ORDINANCE.

AND SO WHAT HAPPENED WITH THE PLAZA MAYOR, YOU'VE GOT SEVERAL SPECIFIC USE PERMITS THAT HAVE BEEN ISSUED, SOME WERE AMENDED, SOME EXPIRED, THAT ALLOWED THOSE CONDOS THAT GOT INTO THE THE CONDITIONS OF THE DEVELOPER HAD TO MEET TO GET THOSE BUILDS, INCLUDING A COPY OF THE CONDO REGIME GIVEN TO THE TOWN, AN AMENITIES PLAN AND ACTUALLY A WHOLE BUNCH OF THINGS, HOOPS THEY HAD TO JUMP THROUGH.

IT JUST HASN'T, IT'S NEVER BEEN, CONSTRUCTION'S NEVER STARTED.

SO WE JUST HAVEN'T GOT AT THAT POINT YET.

ENTRADA HAS TOWNHOMES ALSO.

THAT'S CORRECT. SO YOU'VE GOT THAT THAT CONTINUUM OF YOU HAVE APARTMENT, YOU HAVE CONDO, YOU HAVE MULTIFAMILY TOWNHOUSES AND YOU HAVE SINGLE FAMILIES.

SO IT CAN GET BLURRY, I THINK IS WHAT YOUR CONCERN IS.

AND THEN WHAT IS NOT SUPPOSED TO BE AN APARTMENT BECOMES KIND OF APARTMENT LIKE.

YEAH, IT SEEMS LIKE THERE'S A PATHWAY TO IT IS THE ONLY POINT I'M MAKING.

I DON'T KNOW THAT I HAVE A STRONG OPINION EITHER WAY.

THEY BECOME VOTING CITIZENS AS A RENTER, CORRECT? THEY COULD. IF THEY WERE RENTERS.

YES, THEY COULD. THEY WOULD BE RESIDENTS OF THE TOWN AT SOME POINT AND COULD REGISTER TO VOTE.

ONE THING ON THE CONDOMINIUMS IS THAT THEY DO HAVE TO, THEY'RE RESTRICTED FROM BEING ABLE TO ADVERTISE IT AS

[01:10:02]

I MEAN, IT'S CONDOS.

SO IF SOMEBODY WAS TO RENT ONE OUT, IT'S GOING TO HAPPEN IN A WAY WHERE IT'S NOT CONSPICUOUSLY ADVERTISED ON THE BUILDING OR ADVERTISED IN LOCAL WHATEVER.

IT'S JUST GOING TO BE SOMEBODY LIKE YOU WOULD FIND ON ZILLOW.COM, SOMEBODY'S RENTING A CONDO OUT.

IF WE WANTED TO LIMIT IT TO BEING PRIVATE OWNED, I GUESS NOT TO GO FROM A PRIVATELY OWNED VERSUS THE RENTAL.

I MEAN, YOU HAVE YOUR TOWNHOME, WHAT IS THE ACTUAL DISTINCTION BETWEEN A CONDO AND APARTMENT AT THIS POINT? I MEAN, WHAT IS THE DEFINITION, THE DIFFERENCES BETWEEN THE TWO? THAT'S A GOOD QUESTION.

ISN'T IT THE INTENT OF THE OWNER OF AN APARTMENT BUILDING IS TO RENT OUT EVERYTHING.

AND IN THIS CASE, YOU'RE JUST SAYING THAT WE CAN'T PROHIBIT AN OWNER FROM RENTING THE UNIT OUT, BUT IT'S GOING TO BE DEVELOPED AS A INDIVIDUAL UNIT OWNED CONDOMINIUM PROJECT.

SO IN A CONDOMINIUM YOU HAVE TO CREATE A CONDOMINIUM REGIME.

AND IT'S BASICALLY, IT WORKS KIND OF SIMILAR TO, AND I HATE TO USE THIS EXAMPLE, A CEMETERY WHERE YOU HAVE LEGALLY SUBDIVIDED GRAVE PLOTS IN A CEMETERY.

WELL IN A CONDOMINIUM REGIME, YOU HAVE LEGALLY SUBDIVIDED UNITS WHERE THE INTERIOR WALL IS BASICALLY THE LOT LINE.

AND SO, BUT THEY'RE STACKED IN THIS CASE.

THEY DON'T HAVE TO BE STACKED.

I MEAN, A CONDOMINIUM CAN BE SINGLE FAMILY HOMES, TOO.

IT'S JUST A FORM OF OWNERSHIP.

BUT THE ACTUAL CLASSIFICATION OF THE HOUSING TYPE, YOU'VE GOT SINGLE FAMILY DETACHED.

YOU'VE GOT SINGLE FAMILY ATTACHED, WHICH ARE TOWNHOMES.

AND THEN YOU HAVE MULTIFAMILY, WHICH JUST BASICALLY MEANS MULTIPLE UNITS IN A SINGLE BUILDING.

SO IT'S IN THAT SENSE, IT IS MULTIFAMILY HOUSING, BUT IT'S GOT A DIFFERENT OWNERSHIP STRUCTURE TO WHERE EACH UNIT CAN BE INDIVIDUALLY OWNED AND SOLD, CONVEYED. AND THE IDEA BEHIND THAT IS THAT TYPICALLY WITH THAT, WITH CONDOMINIUMS, YOU'RE GOING TO GET SOMEBODY THAT WANTS TO STAY LONGER. IT'S MORE OF AN INVESTMENT.

AND IT WAS KIND OF, I THINK, THE THINKING IN ORDER TO PROVIDE DENSITY, BUT IN A WAY THAT WORKED FOR THE TOWN OF WESTLAKE WHEN THE ZONING WAS APPROVED IN 2013.

ANYTHING ELSE, MICHAEL? I THINK THAT WAS IT FOR THE PRESENTATION.

THAT'S THE OFFICE SITE.

THESE TWO, THOSE WOULD BE THE COMMERCIAL PADS, THE [INAUDIBLE] DOORS IS ACTUALLY LOOKING AT THIS THREE ACRE PAD UP FRONT HERE, RIGHT ON THE HIGHWAY.

THAT'S THEIR RESTAURANT IN LUBBOCK.

THAT'S THE INSIDE.

AND THEN THE PHASE THREE, THIS WOULD BE WHERE WE'D BE REQUESTING TO MOVE 52 OF THE UNITS OVER TO.

OUT OF THE 322 CAP THAT WAS SET IN THE ORIGINAL ZONING OVER TO THIS PROPERTY, THIS WOULD BE GATED.

THAT'S THE GATEHOUSE WATER FEATURE MATCHING THE CANAL NEXT DOOR.

A DOG PARK. AND THEN I'M GOING TO DO SOMETHING UP HERE.

THERE'S A FIRE LIFE SAFETY ISSUE THAT I'M JUST I DON'T LIKE.

SO THERE'LL BE SOME SORT OF FIRE EXIT TO HAVE A SECOND POINT OF EGRESS OUT OF THIS PARKING LOT THAT EXISTS TODAY.

AND THEN ANOTHER DOG PARK UP HERE.

I DON'T THINK WE'LL BUILD ANY MORE OF THAT TREVI CONCEPT AND WE'RE DONE, BUT I JUST NEED TO CLEAN THAT UP A LITTLE BIT.

AND THEN THE ONE POTENTIAL BAR LOCATION IS ACTUALLY HERE.

BUT WE'RE ALSO HAVING A DISCUSSION WITH THE SUSHI CHEF FOR THE SAME SPACE.

BUT AGAIN, I'M JUST ASKING TO HAVE THAT TOOL IN MY TOOLBOX.

IF WE HAVE A USER THAT WANTS TO COME AND THAT'S A QUESTION THAT COMES UP, AT LEAST WE'VE TALKED ABOUT IT.

THAT'S IT. GREAT.

THANK YOU. THANK YOU, MICHAEL.

ANY OTHER QUESTIONS? IS THIS SOMETHING YOU CAN EMAIL TO US OR SHARE WITH US? YES, MA'AM. I ONLY BROUGHT ONE HARD COPY TONIGHT.

I THINK SHE HAD FIRST DIBS.

WE'RE GOING TO GO. YOU GOT ANOTHER PRESENTATION COMING UP, SO.

WELL, IT'S THE SAME.

THAT'S WHAT I'M SAYING. IF YOU WANT TO BRING SOMETHING NEXT TIME.

OKAY. I WILL. GREAT.

COOL. WELL, MICHAEL, ARE YOU STEPPING UP FOR ITEM NUMBER SEVEN?

[7. CONDUCT A PUBLIC HEARING AND CONSIDER A RECOMMENDATION APPROVING A SPECIFIC USE PERMIT TO ALLOW FOR FIVE RESIDENTIAL CONDOMINIUMS TO BE LOCATED WITHIN THE EXISTING BUILDING ON LOT 2A, BLOCK A, WESTLAKE ENTRADA ADDITION, LOCATED AT 72 ANDORRA DRIVE]

SO JUST BRIEFLY ON THIS ITEM.

THIS IS THE RETAIL CORNER OF WHERE STARBUCKS IS LOCATED.

THEY WANT TO JUST ADD FIVE CONDOS TO.

SO IF YOU COULD SEE THE CURSOR HERE, HERE'S THE STARBUCKS, HERE'S THE BELL TOWER.

SO THIS BUILDING, WHICH IS THE RETAIL CORNER, ACTUALLY INCLUDES THE STARBUCKS.

[01:15:06]

THE CONDOS WOULD GO ON THIS BUILDING ON THE SECOND LEVEL AND BE FIVE CONDOS TO TAKE UP THAT SPACE, WHICH IS CURRENTLY UNFINISHED AND UNOCCUPIED RIGHT NOW. DOESN'T INVOLVE ANY CHANGES TO THE BUILDING ITSELF, TO THE EXTERIOR.

YOU WOULDN'T EVEN NOTICE, REALLY, OTHER THAN THAT THOSE UPSTAIRS UNITS WOULD BE OCCUPIED BY THOSE FIVE CONDO UNITS.

SO AS EXPLAINED EARLIER, THE ZONING REQUIRES AN SUP TO BE APPROVED TO ALLOW THIS.

THE FIVE UNITS WOULD COME OUT OF THE EXISTING 322 TOTAL ENTITLEMENTS THAT ARE ALLOWED BY THE ZONING.

AS FAR AS PARKING GOES, THERE'S AN UNDERGROUND PARKING GARAGE ON THE BACK SIDE OF THE, I CAN SHOW YOU BETTER.

JUST BARE WITH ME FOR A SECOND.

SO THIS IS THE SIDE LOOKING FROM 114.

THIS IS THE PARKING LEVEL ON THE BOTTOM AND THEY HAVE ENOUGH PARKING TO ACCOMMODATE THE CONDOMINIUMS. ACTUALLY, THE PARKING REQUIREMENT DROPS A LITTLE BIT FROM OFFICE TO CONDOS.

SO IT'S TWO SPACES PER UNIT.

SO THEY WOULD JUST RESERVE TEN SPACES IN THE UNDERGROUND PARKING GARAGE FOR THE CONDOMINIUMS. IN THE PARKING GARAGE, YOU HAVE DIRECT ACCESS TO AN ELEVATOR THAT WOULD TAKE YOU UP TO THE SECOND LEVEL HERE TO ACCESS THE CONDOMINIUMS. AND IT WOULD BE A SECURED ACCESS WHERE THEY'D HAVE TO HAVE A CODE TO BE ABLE TO GET INTO THE CONDOMINIUMS. YES, I WAS GOING TO ASK.

SO IT'S UP TO CODE AS FAR AS WHEELCHAIR ACCESS AND ANYTHING ELSE YOU NEED.

IT WOULD MEET ALL THE DADA AND THE FIRE SAFETY REQUIREMENTS AS WELL.

SO THE REQUEST FROM A MECHANICS AND LOGISTICS SENSE IS A VERY SIMPLE REQUEST.

IT'S NOT A BIG DEAL TO PUT RESIDENTIAL IN THAT FLOOR SPACE.

IT'S JUST A MATTER OF APPROVING THE ZONING TO ALLOW IT.

RIGHT NOW THERE'S NOTHING PLANNED OR FOR THE FIRST FLOOR, THERE'S NOTHING ON THE FIRST FLOOR AND NOTHING PLANNED RIGHT NOW? ACTUALLY, THE FIRST FLOOR, IS IT FULLY LEASED? THERE'S THE SUP THAT HE WAS TALKING ABOUT EARLIER FOR THE LIQUOR STORE I THINK WAS GOING TO COME INTO THE ONE UNOCCUPIED SPACE ON THE FIRST FLOOR.

BUT YOU'VE GOT TENANTS IN ALL THE OTHER FIRST FLOOR SPACES IT'S A MEDICAL SURGERY CENTER, A NAIL SALON OPTOMETRIST.

I'M SORRY. SO IT'S KIND OF A MIX OF SMALL KIND OF WHAT YOU'D SEE IN A NEIGHBORHOOD RETAIL CENTER TYPE USES.

AND THEN, OF COURSE, THE STARBUCKS ON THE END CAP.

AND WE DON'T HAVE ANY OTHER RETAIL RESIDENTIAL MIX LIKE THAT ANYWHERE ELSE.

THAT IS CORRECT.

THE ZONING IN ENTRADA IS REALLY DESIGNED TO MIX THAT TYPE OF USE TOGETHER, BUT TO DATE, IT HASN'T ACTUALLY BEEN BUILT YET.

AND THE CLOSEST RESIDENTIAL TO THAT IS WOULD BE SORT OF THE REPOSITORY NOW? THE CLOSEST RESIDENTIAL TO THIS, ACTUALLY, ZOOM OUT HERE.

THIS IS WHAT'S ACTUALLY BEEN APPROVED.

THERE IS A BUILDING THAT HAS BEEN APPROVED TO BE BUILT AT THIS CORNER.

SO THIS IS CVS, HERE'S THE RETAIL CORNER.

SO IN BETWEEN THESE TWO, THERE'S A FIVE STORY BUILDING THAT HAS BEEN APPROVED FOR TEN CONDOMINIUMS ON THE UPPER FLOORS AND THE GROUND FLOOR WOULD BE RETAIL AS WELL.

SO THAT HAS BEEN PERMITTED.

ACTUALLY, THE BUILDER, IS HIS NAME IS ISRAEL BERNAL.

HE'S INVESTED IN ENTRADA.

HE'S NOT AFFILIATED WITH THE DEVELOPER, BUT HE IS SUPPOSED TO START CONSTRUCTION LITERALLY ANY DAY NOW ON THAT BUILDING.

THAT WILL BE THE CLOSEST RESIDENTIAL TO THIS.

SO THE CONDOS ARE INDIVIDUAL.

SO ARE THEY SEPARATE ON THE FLOORS OR ARE THEY MORE LIKE TOWNHOME UNITS? THEY'D BE ON SEPARATE FLOORS.

SO THEY'RE ON SEPARATE FLOORS.

SO THEY'D BE INDIVIDUAL UNITS MORE AKIN TO LIKE WHAT WE TALKED ABOUT EARLIER THIS ONE IS APPROVED.

YES. THE ONE AND ACROSS THE STREET, ACROSS ARTA, THERE ARE 18 TOWNHOMES THAT HAVE ALSO BEEN APPROVED HERE THAT AGAIN, THEY'RE JUST WAITING FOR THEM TO START CONSTRUCTION.

IT'S A DIFFERENT DEVELOPER THAT'S AGAIN, NOT AFFILIATED WITH WITH MR.

[01:20:03]

AND ARE THERE RESTRICTIONS ON OPERATING HOURS AND THE RETAIL HOURS IN THERE? NOT IN THIS PARTICULAR LOCATION.

RON, DO YOU HAVE ALL OF THAT ON PAPER SOMEWHERE, JUST LIKE THE FULL ENTRADA DEVELOPMENT MASTER PLAN? WHO OWNS WHAT, WHAT THE PLANNED USE IS FOR EACH PARCEL, ETC.

DON'T HAVE ALL OF THAT ON A SINGLE MAP, BUT WE CAN WE CAN ADD THAT WELL, THINGS ARE MORPHING AS WE TALK, OBVIOUSLY.

IT'S LITERALLY YEAH, IT IS CHANGING AS WE SPEAK.

IT'S GONE THROUGH A LOT OF CHANGES OVER THE YEARS.

BUT ANYWAY, IT'D JUST BE NICE TO KNOW KIND OF WHO OWNS WHAT, WHO'S PLANNING ON DOING WHAT, WHAT STAGE OF DEVELOPMENT ARE THEY.

IS IT ZERO OR 100? AND WHAT'S THE TIMELINE KIND OF LOOK LIKE OVER THE NEXT FIVE YEARS? I THINK THAT'D BE HELPFUL FOR ME.

COULD YOU ASK RALPH TO JOIN YOU, MICHAEL, NEXT MEETING? YEAH. THAT'D BE GREAT.

OH, I KNOW, RALPH. I KNOW RALPH.

YEAH. SO IF RALPH WOULD BE HERE, THEN THAT WOULD HELP THE COMMISSION GET A BETTER FEEL FOR WHERE THINGS WERE AND WHERE THINGS ARE GOING TO BE.

NICK HAS MADE A REALLY GOOD ENTRADA MAP THAT KIND OF ANSWERS THE QUESTIONS YOU HAD.

WE COULD ADD A LITTLE BIT MORE INFORMATION TO IT THAT WE CAN SEND TO YOU.

IT'S HARD TO TELL IF THAT BLENDS, IF IT FOLLOWS ANY PRECEDENTS THAT WE'VE GOT AND HOW THAT WORKS, IF IT'S APPROVED OR NOT, BECAUSE IT'S JUST, YOU HAVING RETAIL ON THE BOTTOM THAT DOESN'T HAVE ANY SORT OF RESTRICTIONS OR SOMETHING TO UNDERSTAND HOW THAT WOULD BLEND WITH THE APARTMENT TYPE. I WOULD SAY WITH THIS TYPE OF RESIDENTIAL, TYPICALLY THE PEOPLE THAT WOULD LIVE THERE, THAT'S KIND OF WHAT THEY'RE BUYING INTO.

IT'S KIND OF THE APPEAL OF IT.

OBVIOUSLY, IT'S A VERY SPECIFIC MARKET THAT THEY'RE TRYING TO ATTRACT.

BUT IF YOU'VE BEEN TO, THE ONLY EXAMPLE I CAN THINK OF OFF THE TOP OF MY HEAD IS LAKESIDE IN FLOWER MOUND, WHICH IS OFF 24 AND 99 IN LAKESIDE.

THEY'VE GOT BOTTOM FLOOR RESTAURANTS, THEN THEY HAVE APARTMENT UNITS ABOVE THOSE AND IT SEEMS IT'S MORE LIKE A LARGER COMMUNITY OF IT VERSUS KIND OF FIVE THAT ARE STUCK OFF ON THEIR OWN AND LIKE CORNERED OFF.

IT JUST SEEMS KIND OF ODD TO HAVE THAT.

SOMEONE'S PUTTING THEIR MONEY BEHIND THAT BET.

SO, I MEAN.

RON, ONE QUESTION ABOUT THE CONDO UNIT THAT'S BEEN APPROVED, YOU SAID THAT'S TEN UNITS.

DO YOU HAVE AN IDEA WHAT THE SQUARE FOOTAGE OF THOSE UNITS IS? IT'S ABOUT, THOSE UNITS ARE ACTUALLY A LITTLE LARGER.

I THINK THERE ARE BETWEEN 1500 AND MAYBE THE TOP FLOOR UNITS WOULD BE AROUND 2000 SQUARE FEET.

SO THEY DON'T ACTUALLY, THEY WOULD BE SIGNIFICANTLY DIFFERENT IN SIZE TO THESE FIVE UNITS.

THEY'RE GOING TO BE A LITTLE BIT LARGER.

THAT'S CORRECT. AND MIKE CAN ALLUDE TO THIS IN MORE DETAIL, BUT I KNOW ON THE PLAZA MAYOR CONDOS THAT WERE BEING DISCUSSED EARLIER, I THINK THE DESIRE WAS TO START THE PENTHOUSE UNITS FIRST, WHICH WOULD BE MUCH LARGER UNITS, BECAUSE THAT SEEMS TO BE WHERE I THINK SOME OF THE DEMAND IS AT LEAST FOR THOSE.

AND THEN FROM THERE YOU KIND OF WOULD WORK YOUR WAY DOWN.

I THINK MICHAEL SAID THAT YOU'VE BEEN TRYING TO RENT OUT THE SPACE AND NO ONE WAS INTERESTED.

IS IT JUST THAT RETAIL WASN'T INTERESTED? WHAT ABOUT IF IT WAS OFFICE, ATTORNEY'S OFFICE, DOCTOR'S OFFICE? THREE DIFFERENT MEDICAL OFFICE USERS, ONE ARCHITECTURE FIRM.

AND I JUST HAVE NOT BEEN ABLE TO GET ANYTHING TO STICK.

YOU THINK AFTER COVID, THOUGH, I MEAN, GIVEN THAT WE'RE KIND OF, THAT WAS KIND OF DURING THE COVID IT GOES BACK TO 2019.

WE STARTED PRE-LEASING ONCE WE BROKE GROUND ON THE BUILDING.

WITH ALL THESE OTHER THINGS IN THE AREA THAT WOULD PICK UP AND KIND OF SPURN MORE INTEREST POSSIBLY AS YOU GET THESE RESTAURANTS.

SO IF WE GOT ALL THESE NEW RESTAURANTS, ALL THE NICE THINGS IN THERE, YOU KNOW, GETTING THAT GOING, YOU WOULD THINK THAT WOULD BECOME A LOT MORE DESIRABLE FOR THOSE KIND OF BUSINESSES.

YES, MA'AM. THE INTENT WITH THE SUP REQUEST IS TO LET ME MARKET THE PROPERTY THIS WAY BECAUSE I CAN'T REALLY EVEN HAVE A GOOD DISCUSSION WITH THE POTENTIAL CONDO BUYER RIGHT NOW WITHOUT THE APPROVAL.

AND I MAY GET THIS. IF YOU GRANT ME APPROVAL AND COUNCIL APPROVES IT AND I TAKE IT TO MARKET AND I FALL FLAT ON MY FACE THEN I'M BACK WAITING ON REGULAR TENANT.

WE HAVE 6000 SQUARE FEET.

IT'S A SIGNIFICANT INVESTMENT AND I JUST CAN'T LET IT SIT WAITING ANY LONGER.

I'VE GOT TO DO SOMETHING WITH THE PROPERTY.

DID YOU GUYS CONSIDER EXECUTIVE OFFICES FOR THAT SPOT TOO? WE ARE LOOKING AT THAT.

[01:25:01]

I'VE NOTICED THAT WHAT THEY'RE DOING IN SOUTHLAKE IS WORKING VERY WELL, LIKE 1800 TO 3000 A MONTH FOR AN OFFICE THAT HAS TWO WINDOWS.

IT'S LIKE, WOW, I'VE GOT LOTS OF WINDOWS.

I THINK ESPECIALLY IN THIS COMMUNITY THERE, I WOULD THINK THERE WOULD BE DEMAND FOR THAT.

YES, SIR. HOW MANY OFFICES COULD YOU GET IN THERE, IN THAT SPACE? 14 IS WHAT WE'VE LAID OUT WITH THE PERIMETER ALL BEING THE WINDOW BAYS.

AND IN THE MIDDLE YOU DO THE CONFERENCE SUITE AND THE WORK ROOM UPSTAIRS, AND THE BATHROOMS ARE ALREADY IN PLACE AT THE END OF THE BUILDING NEXT TO THE ELEVATOR.

AGAIN, I'M ASKING JUST IF IT'S A NO, IT'S A NO.

IT'S ONE OF THE THINGS WE TRY TO DO IN THE ZONING FROM THE VERY BEGINNING WAS VERTICALLY INTEGRATED MIXED USE.

IF IT'S A YES AND THE MARKET IS NOT THERE, THEN IT'LL STILL BE A NO FOR ME.

I'M NOT GOING TO BUILD THEM AND HOPE SOMEBODY COMES.

I'M HOPING THAT WE PROVE THE MARKET IS THERE FOR THIS PRODUCT AND WHEN WE BUILD ALONG THE HARBOR, WE DO THE SAME THING.

THEY'RE BUILT ACTUALLY IT'S MORE RESTAURANT SPACE ON THE OTHER SOUTH SIDE OF THE HARBOR AND THEN HAVE SECOND AND MAYBE EVEN THIRD FLOORS ON THOSE BUILDINGS BE THE SAME PRODUCT AS THIS. THE SMALLER UNITS, ONE, TWO BEDROOMS, NOT THE BIG PENTHOUSES, BUT SOME MAY BE LIVING ON TOP OF A RESTAURANT.

SO THEY WOULD KNOW WHAT THEY'RE GETTING WHEN THEY MOVE IN.

BECAUSE IT JUST SEEMS THAT SINCE YOU'RE ABLE TO FILL THE RETAIL ON THE FIRST FLOOR DOWN THERE, WHAT IS IT ABOUT THE SECOND FLOOR THAT I HAVE NO IDEA.

WE'VE HAD THREE DIFFERENT BROKERS ON IT AND I DON'T KNOW.

WE'RE KIND OF ON ITEM NUMBER SEVEN HERE AND WE'RE KIND OF WANDERING AWAY.

SO LET'S CONCLUDE ITEM NUMBER SEVEN FOR TODAY.

AND I KNOW MICHAEL IS GOING TO BRING RALPH BACK AND THEY'LL DO A GREAT PRESENTATION IN THE NEXT MEETING.

SO DOES ANYBODY ELSE HAVE ANY QUESTIONS ON ITEM NUMBER SEVEN? I SURE DO.

MIKE. WHAT IS YOUR PROJECTED PRICE PER UNIT AND SQUARE FOOT PRICE? $700 PER SQUARE FOOT.

SO WE'D BE ABOUT $770-800,000 TOTAL.

THESE WON'T BE INEXPENSIVE.

DO YOU HAVE A PLAN FOR HOA FEES? VERY NICE PLACES, BUT THE HOA FEES, SOME OF THOSE PLACES ARE $40-50,000 A YEAR IN HOA FEES.

OUR BUILDING CAM IS ALREADY SET BECAUSE IT'S RETAIL TODAY, SO THEY WOULD JUST PAY THEIR PERCENTAGE OF THE CAMP.

THERE'S NO ADDITIONAL CONCIERGE OR ANY OTHER EXPENSE THAT GOES WITH THE PROPERTY.

IT'S BASICALLY 945 A FOOT TIMES 1100.

WHAT ABOUT PARKING? HAVE YOU THOUGHT ON ANY OF THESE PARKING GARAGES ABOUT EV CHARGING? WE HAVE.

HERE I DON'T HAVE THE ROOM TO PUT IT IN UNDERNEATH WITHOUT GOING THROUGH EXISTING RETAIL SPACE UPSTAIRS FOR THE WESTLAKE FOR THE RETAIL CORNER UP THERE.

ON THE BIG PARKING GARAGE, WE'VE HAD SOME DISCUSSIONS ABOUT HOW WE COULD BRING THAT SERVICE IN, BUT WE HAVEN'T ACTUALLY PUT ANY IN YET.

LIKE SOUTHLAKE'S PARKING GARAGE THEY HAVE LIKE FOR EV THINGS AND SOUTHLAKE RUNS IT AND IT'S A FLAT $2 TO PLUG IN HOWEVER LONG.

HAVE YOU THOUGHT ABOUT GARAGE STORAGE? MEANING? THESE SMALLER UNITS, THERE'S NO STORAGE THERE, WHERE THEY PUT THEIR BIKE THERE, WHATEVER.

IS IT GOING TO HAVE THE REPOSITORY? WELL, IN THE REPOSITORY YESTERDAY WE HAD THE SPACE, BUT IN THE CONDO A...

I'VE LOOKED AT PLACES LIKE THIS AND MOST OF THEM IF YOU HAVE A CONDO TYPE UNIT YOU HAVE A STORAGE EITHER NEAR YOUR UNIT OR IN THE GARAGE? YES, SIR. ON CONDO A BUILDING MR. MAYA HAS ADDED THAT TO THE PROGRAM.

THERE'S AN ENTIRE ROW OF STORAGE BETWEEN THE TWO HEADED SPACES IN THE MIDDLE OF THE GARAGE NOW.

UP ON THE RETAIL CORNER, I HAVE SOME DEAD SPACE AND THAT WE CAN MAKE THAT, LIKE, CUBICLE SPACE WHERE YOU COULD LOCK UP A BICYCLE OR SOMETHING DOWNSTAIRS.

THERE WERE A COUPLE OF TRIANGLES IN THERE, AND THAT GUY DROVE THROUGH THE GARAGE, A COUPLE OF EMPTY AREAS.

YOU CAN'T DO ANYTHING.

THAT'S A GREAT IDEA TO ADD UP THERE.

THANK YOU. ONE MORE THING.

HAS ANYBODY THOUGHT ABOUT THE IMPACT ON THE SCHOOL, WHAT IT WOULD TAKE FOR FAMILY TO MOVE IN? AND PARENTS, YOU PUT FOUR BUNK BEDS IN THE OTHER BED BEDROOM AND NOW YOU'VE GOT A LARGE IMPACT ON THE SCHOOL.

WE CAN'T REGULATE.

LIKE IF WE'RE SELLING THE PROPERTY THAT WAY, WE CAN'T REGULATE THE NUMBER OF PEOPLE THAT MOVE IN.

THAT BECOMES A OCCUPANCY ISSUE WITH THE FIRE DEPARTMENT FIRE MARSHAL.

IF THEY DO SOMETHING UNSAFE, BUT THEY WOULD ACTUALLY OWN THAT PROPERTY.

I DON'T KNOW HOW WE COULD REGULATE THAT ON THE SALE SIDE.

THAT FALLS INTO LIKE THE DEED RESTRICTIONS THAT HUD DOES, SEVERELY FROWNS UPON.

[01:30:03]

SO HE'S SHIFTING UNITS, IF I'M UNDERSTANDING CORRECTLY.

THE TOTAL IS ALREADY APPROVED.

YEAH. AND SO THAT TOTAL NUMBER OF UNITS IS COMING, ONE WAY OR ANOTHER.

AS FAR AS THE OCCUPANCY OF LIKE A UNIT ITSELF, HOW MANY PEOPLE COULD GO GET IN THERE? THE BUILDING CODE DOES ADDRESS OCCUPANCY PER SQUARE FOOT ON A RESIDENTIAL SETTING.

SO IF FOR SOME REASON IT JUST WENT CRAZY WITH A LOT OF PEOPLE IN THERE, THEN OBVIOUSLY WE'D HAVE TO FIND OUT ABOUT IT.

BUT IF WE DID THEN WE COULD ADDRESS IT THEN.

WHERE ARE THOSE UNDER OUR BUILDING CODE? THAT'S UNDER THE BUILDING CODE. IT JUST GETS INTO, IT'S FOR LIFE SAFETY AND FOR FIRE HAZARD.

SO MANY PEOPLE STUFFED INTO A LIVING UNIT AND THAT APPLIES TO SINGLE FAMILY AS WELL.

WELL, IF THEY'RE FOOTBALL PLAYERS [LAUGHTER].

OKAY. LET'S SEE.

EVERYBODY GOOD.

SO I'LL OPEN THE PUBLIC FORUM.

SEEING NO ONE, I'LL CLOSE THE PUBLIC FORUM AND I'LL SOLICIT A MOTION FOR ITEM NUMBER SEVEN.

LINDA, YOU'RE NOT ON THE BOOKS.

I'M NOT IN THE BOOKS. WOULD YOU LIKE TO PROPOSE APPROVAL OF ITEM NUMBER SEVEN? IF I DON'T WANT TO APPROVE IT, DO I PROPOSE AN APPROVAL? [LAUGHTER] YOU CAN.

YOU CAN. GOLLY.

LOOKING AT OUR YOUTH PLAN AND HOW IT FITS, I HAVE TO, MY PROPOSAL WOULD BE TO NOT APPROVE THESE UNITS.

ANY SECONDS TO LINDA'S DENIAL.

I MEAN, I THINK JUST GIVEN THE FACT THAT IT'S REALLY THEIR RISK, RIGHT.

I MEAN, I DON'T KNOW THAT IT'S MATERIALLY CHANGING THE PROFILE OF ENTRADA AND ITS IMPACT ON THE COMMUNITY.

IT'S NOT HAVING ANY EXTERIOR COMPLICATIONS, CORRECT? I DON'T REALLY HAVE A BIG PROBLEM WITH IT.

YOU KNOW, STAFF RECOMMENDS APPROVAL, RIGHT, RON? YES. I'LL GIVE YOU YOUR MOTION TO APPROVE.

THE STAFF RECOMMENDS APPROVAL.

I JUST WANTED EVERYBODY TO HEAR THAT.

SO ALTHOUGH THERE IS A MOTION ON THE TABLE TO DENY, SO.

NO, BUT NOBODY IS SECONDED ALL RIGHT. SO IT DID NOT GET A SECOND.

SO WOULD ANYONE ELSE LIKE TO MAKE A MOTION? I GIVE YOU A MOTION TO APPROVE.

GREAT. I'LL SECOND THAT.

THANK YOU, KEN.

WE DID HAVE SOME STAFF RECOMMENDATIONS IN THERE.

MOST OF THEM WERE STANDARD FOR ALL OF THE CONDOS THAT HAVE COME BEFORE.

BUT EXCEPT FOR THE PARKING RECOMMENDATION.

OKAY, GREAT. THANK YOU VERY MUCH, MICHELLE, FOR THAT.

WITH STAFF RECOMMENDATIONS.

IS THAT ALL RIGHT WITH YOU, ADAM? YES. FOR YOUR APPROVAL.

YOUR SECOND.

OK. SO WE'RE GOING TO VOTE ON APPROVAL OF ITEM NUMBER SEVEN WITH STAFF RECOMMENDATIONS.

WE HAVE A MOTION FOR AND A SECOND.

DO I HEAR, CAN I HEAR A VOTE FOR ACCEPTANCE OF ITEM NUMBER SEVEN? I'LL VOTE AYE.

AYE. OKAY, THANK YOU.

ITEM NUMBER SEVEN PASSES.

THANKS, MICHAEL. WERE THERE ANY OPPOSED? DID YOU WANT TO JUST MAKE SURE NOBODY WAS OPPOSED? OH, LINDA, WERE YOU OPPOSED? I'M SORRY. YES.

THANK YOU. SORRY, RON.

THANK YOU NOW, I THINK WE SHOULD HAVE A MUCH EASIER ONE.

AND IT'S SO NICE TO HAVE MET YOU, LADIES AND GENTLEMEN, ON OUR COMMISSION.

AND IT IS GOING TO BE A VERY INTERESTING GO FORWARD.

BUT THANK YOU FOR JOINING US TONIGHT.

AND LET'S SEE WHO'S NOT ON THE BOARD.

TAMMY, WOULD YOU LIKE TO GET ON BOARD AND RECOMMEND A MOTION TO ADJOURN? I MOTION TO ADJOURN.

THANK YOU, TAMMY. SECOND.

ALL RIGHT, WE ARE ADJOURNED.

THANK YOU, RON.

* This transcript was compiled from uncorrected Closed Captioning.