[1. CALL TO ORDER] [00:00:09] FEBRUARY 11TH, 2026 PLANNING ZONING COMMISSION IS CALLED TO ORDER. I THINK WE HAVE EVERYBODY THAT IS STILL ON THE COMMISSION, ALTHOUGH WE'RE OFFICIALLY NOT ANYMORE. SO. [3. READING OF MINUTES] READING THE MINUTES. WE HAVE A MOTION. FOR MOTION AND SECOND TO APPROVE THE MINUTES. GO AND VOTE PLEASE. MOTION CARRIES. THANK YOU. WE'LL MOVE ON. OUR COMMISSION REPORTS. CHAIR, THE [b. Planning and Zoning Commissioners] PLANNING AND ZONING COMMISSION. I HAVE NO REPORT. ANY COMMISSIONERS HAVE ANYTHING? I'VE JUST GOT. ONE THING I'D LIKE TO SAY IS COMMISSIONER CHAIRMAN HANEY SENT AROUND AN EMAIL THAT I HAD SENT OUT THE OTHER DAY ABOUT SOME STUFF THAT HAD COME BEFORE US IN PREVIOUS MONTHS, AND I GET A LOT OF VALUE OUT OF GOING TO THE CITY COUNCIL MEETINGS AND KIND OF WATCHING THE STUFF THAT COMES BEFORE US AND WATCHING WHAT HAPPENED. SO I DON'T KNOW IF YOU GOT A CHANCE TO LOOK AT THAT, BUT I INCLUDED THE TWO LINKS TO THE 2ND JANUARY MEETINGS WHERE SOME OF THE ITEMS WERE TALKED ABOUT, AND I FIND IT PRETTY EDUCATIONAL TO GET A FEEL FOR WHAT COUNCIL IS THINKING ABOUT THE STUFF THAT WE SEE. SO THANKS FOR FORWARDING THAT. OKAY. YOU'RE WELCOME. THANK YOU FOR SENDING IT. YEP. THANK YOU. ALL RIGHT. [a. Development Services] WE'LL MOVE ON TO STAFF REPORTS DEVELOPMENT SERVICES. GOOD EVENING. HOW ARE YOU? ALL GOOD. I DON'T HAVE A REPORT, BUT I DO WANT TO MAKE AN INTRODUCTION. AND SO JOINING US HERE TONIGHT IS THE CITY'S PUBLIC WORKS DIRECTOR, WHO IS ON HIS FIRST WEEK HERE WITH US. THIS IS MUSTAFA AL-BASSAM, AND HE COMES TO US FROM THE FORT LAUDERDALE, FLORIDA AREA. SO WE LOOK FORWARD TO WORKING WITH HIS ENGINEERING TEAM AND WITH PUBLIC WORKS IN THE FUTURE. SO THANK YOU. WELCOME, WELCOME. THANK YOU. ENGINEERING. GOOD EVENING COMMISSIONERS. I HAVE [b. Engineering] NO NEW REPORTS TO REPORT. ALL RIGHT. THANK YOU VERY MUCH. THEN WE'LL MOVE ON TO THE NEXT [6. PUBLIC COMMENT] SECTION. PUBLIC COMMENT. AN OPPORTUNITY FOR THE PUBLIC TO ADDRESS THE PLANNING ZONING COMMISSION ON AGENDA ITEMS OR CONCERNS, NOT ON THE AGENDA. WE HAVE ANYBODY SIGNED UP. WE DO [a. CONSENT AGENDA] NOT HAVE ANYONE SIGNED UP TO SPEAK. WE WILL MOVE ON. SECTION SEVEN PLATS THE CONSENT AGENDA ITEM ONE. CONSIDER AN APPLICATION OF A PRELIMINARY PLAT OF SIENNA RIVER PARKWAY PHASE TWO. AND THAT'S THE ONLY THING ON THE CONSENT AGENDA. WE HAVE A MOTION TO APPROVE THE CONSENT AGENDA. WE HAVE A SECOND. GO AHEAD AND VOTE, PLEASE. AND THAT MOTION CARRIES. [b. Sienna] THANK YOU. WE WILL MOVE ON TO SECTION B, SIENNA. NUMBER ONE, CONSIDER AN APPLICATION OF REVISED CONCEPT PLAN FOR SIENNA SECTION OR SIENNA FOR B, NOT A SECTION. I GUESS IT'S AN AREA. GOOD EVENING COMMISSIONERS. SO THIS CONCEPT PLAN IS BEING REVISED TO REMOVE A PORTION OF THE PROPOSED LOTS AND DESIGNATE THE AREA FOR OPEN SPACE PURPOSES. THE FOLLOWING ITEM IS A PRELIMINARY PLAT THAT CORRESPONDS WITH THIS CONCEPT PLAN AND STAFF IS RECOMMENDING APPROVAL. ALL RIGHT. ANY QUESTIONS? STAFF. ALL RIGHT. THANK YOU VERY MUCH. WE HAVE A MOTION AND A SECOND TO APPROVE THIS CONCEPT PLAN. GO AHEAD AND VOTE PLEASE. THAT MOTION CARRIES. THANK YOU. SO WE'LL MOVE ON TO ITEM TWO. CONSIDERING APPLICATION OF A PRELIMINARY PLAT OF CENTER SECTION 74. YES. STAFF IS RECOMMENDING APPROVAL. THERE'S 38. EXCUSE ME, 38 LOTS, THREE RESERVES AND TWO BLOCKS. ALL RIGHT. THANK YOU. ANY QUESTIONS? ALL RIGHT. WE HAVE A MOTION AND A SECOND TO APPROVE ITEM TWO AND VOTE PLEASE. THAT MOTION CARRIES. THANK YOU. WE'LL MOVE ON TO ITEM THREE. CONSIDER AN APPLICATION OF A REVISED CONCEPT PLAN OF SIENNA FIVE B. SO THIS IS ALSO A REVISED CONCEPT PLAN. IT'S BEING REVISED TO UPDATE DETAILS FOR ROADWAYS, INCLUDING STREET NAMES AND STUB OUT LOCATIONS. THE FOLLOWING TWO ITEMS ARE BOTH PRELIMINARY PLATS THAT CORRESPOND WITH THIS PLAN. STAFF IS RECOMMENDING APPROVAL. OKAY. ANY QUESTIONS? NONE. WE HAVE A MOTION AND A SECOND TO TO APPROVE THIS CONCEPT PLAN. GO AHEAD AND VOTE, PLEASE. THAT MOTION CARRIES. THANK YOU. WE'LL MOVE ON THEN TO ITEM FOUR. CONSIDER AN APPLICATION OF A PRELIMINARY PLAT OF SIENNA LAKES DRIVE, PHASE FOUR AND SIENNA TRACE STREET DEDICATION. ANY QUESTIONS FOR MAYOR? WE [00:05:04] HAVE A MOTION AND A SECOND TO APPROVE THIS VOTE, PLEASE. MOTION CARRIES AND ONE MORE. CONSIDER AN APPLICATION OF A PRELIMINARY PLAT OF SIENNA LAKES DRIVE. DEDICATION PHASE FIVE. WELL, SAME SAME THING. ANY QUESTIONS? WE HAVE A MOTION IN A SECOND VOTE, PLEASE. THANK YOU. THANK. COMMISSIONER SILVA, IF YOU CAN, PLEASE VOTE NO. THEY DIDN'T VOTE. MR. SILVA DIDN'T ACCEPT YOUR VOTE. THAT MOTION CARRIES. THANK YOU. THANK YOU VERY MUCH. WE CAN GET [c. Sienna Town Center Commercial Site] RID OF IT. OKAY. ITEM C, SIENNA TOWN CENTER, COMMERCIAL SITE NUMBER ONE. CONSIDER A REQUEST TO EXTEND THE 30 DAY PERIOD TO APPROVE, APPROVE WITH CONDITIONS OR DISAPPROVE. SIENNA TOWN CENTER, COMMERCIAL SITE REPLAT. NUMBER ONE. GOOD EVENING, COMMISSIONERS. WE RECEIVED ANOTHER EXTENSION REQUEST FOR THIS PLOT. STAFF IS RECOMMENDING APPROVAL TO GIVE US A LITTLE BIT MORE TIME TO REVIEW THE PLOT ITSELF. ALL RIGHT. THANK YOU VERY MUCH. THIS TIME, I'LL ENTERTAIN A MOTION TO APPROVE THE APPLICANT'S REQUEST, REQUESTED 30 DAY EXTENSION PERIOD, AND TO POSTPONE CONSIDERATION OF AGENDA ITEMS. SEVEN C2. IN ACCORDANCE WITH REGULATIONS WITH IN ACCORDANCE WITH THE REQUESTED EXTENSION PERIOD. WE HAVE A MOTION AND A SECOND TO APPROVE THE EXTENSION. GO AHEAD AND VOTE, PLEASE. THAT MOTION CARRIES. AND ITEM TWO IS THEN NOW RESCHEDULED. SO WE WILL MOVE ON THEN TO EIGHT ZONING [a. Fort Bend Event Center - Specific Use Permit] MAP AMENDMENTS EIGHT A PUBLIC HEARING TO RECEIVE COMMENTS FOR OR AGAINST A REQUEST BY LAWRENCE TURNER AND ASSOCIATES, INC. AND ASSOCIATES TO AMEND SP SPECIFIC USE PERMIT NUMBER 169 TO ALLOW FOR A PLACE OF ASSEMBLY. ALRIGHTY. SO THIS WAS PRESENTED LAST MONTH, SO I'LL JUST KIND OF GO THROUGH SOME OF THAT. PRESENTATION AGAIN. JUST SO YOU ALL KNOW, THIS IS AN APPLICATION TO AMEND SPECIFIC USE PERMIT NUMBER 169. THERE IS LANGUAGE IN THERE THAT ALLOWS FOR A COLLEGE AND A LIBRARY AND ALSO SOME LOCAL RETAIL USES. HOWEVER, THE LANGUAGE IN THERE IS NOT CLEAR ABOUT ALLOWING FOR A PLACE OF ASSEMBLY. SO THIS REQUEST IS TO CLARIFY THAT A PLACE OF ASSEMBLY USE IS ALLOWED. THE LOCATION OF THIS IS ON THE NORTHWEST CORNER OF SIENNA SPRINGS WAY AND SIENNA SPRINGS BOULEVARD, WHERE THE FORT BEND COUNTY ANNEX AND THE LIBRARY ARE CURRENTLY LOCATED. SO WHAT THIS CLARIFICATION AND THE AMENDMENT OF THE SUPP, IT WOULD ALLOW FOR THE DEVELOPMENT OF AN EVENT CENTER. IT IS APPROXIMATELY 16,500FT■!S AND IT WOULD INCLUDE AN ASSEMBLY HALL, AN OUTDOOR PAVILION, A LOUNGE, CONFERENCE ROOMS AND FACILITIES TO SERVE BOTH INDOOR AND OUTDOOR CAMPUS EVENTS, AND THE INTERIOR WOULD HOLD APPROXIMATELY 600 PEOPLE. SO AS FOR NOTICING REQUIREMENTS, STAFF DID NOTICE OUT TO PROPERTY OWNERS WITHIN 250FT, AS WELL AS POST SIGNS ON SITE AND ON OUR WEBSITE. SO FAR, WE HAVE ONLY RECEIVED ONE PROTEST LETTER. AND STAFF IS RECOMMENDING APPROVAL OF THIS AMENDMENT TO THE SPECIFIC USE PERMIT. AND THAT CONCLUDES MY REPORT. DO YOU ALL HAVE ANY QUESTIONS? ANY QUESTIONS THIS TIME AROUND. ALL RIGHT. THANK YOU VERY MUCH, LAWRENCE. DO YOU HAVE ANYTHING YOU WANT TO ADD? WE WE HEARD FROM YOU LAST MONTH. YES, SIR. I'M VERY GOOD. THANK YOU VERY MUCH. ALRIGHT. WELL THANK YOU. HOLD HOLD IT RIGHT THERE AND WE'LL SEE IF WE CAN GET THIS TAKEN CARE OF NOW. GO AHEAD AND SIT DOWN. WE'LL. ALRIGHT. IS THIS A PUBLIC HEARING? DO WE HAVE ANYBODY SIGNED UP TO SPEAK? WE DO NOT HAVE ANYONE SIGNED UP. ALRIGHT. WELL THEN I WILL HAVE A MOTION TO CLOSE THE PUBLIC HEARING. I HAVE A MOTION AND WE HAVE A THAT DIDN'T SHOW UP. GO AHEAD AND VOTE, PLEASE. OKAY. THAT MOTION CARRIES. OKAY. LITTLE DELAYED ACTION THERE. THANK YOU. SO WE'LL MOVE ON TO ITEM TWO CONSIDERATION AND POSSIBLE ACTION ON ITEM 8A1. ANY DISCUSSION. FURTHER QUESTIONS. ALL RIGHT. WE HAVE A MOTION AND [00:10:07] A SECOND TO APPROVE THIS ITEM. GO AHEAD AND VOTE PLEASE. THAT MOTION CARRIES. THANK YOU. [b. Highway 90 Business Park - Planned Development] WE'LL MOVE ON TO ITEM B HIGHWAY 90 BUSINESS PARK PLAN DEVELOPMENT PUBLIC HEARING TO RECEIVE COMMENT FOR OR AGAINST A REQUEST BY KRISTEN VISTA PROVIDENT REALTY TO REZONE APPROXIMATELY 24.31 ACRE TRACT OF LAND FROM LC THREE RETAIL DISTRICT, LC TWO RETAIL DISTRICT AND R-1 SINGLE FAMILY RESIDENTIAL DISTRICT TO PD PLAN DEVELOPMENT DISTRICT TO ALLOW FOR FLEX OFFICE AND LIGHT INDUSTRIAL USE. GOOD EVENING COMMISSIONERS. TODAY WE HAVE AN APPLICATION BEFORE THIS COMMISSION TO ZONE APPROXIMATELY 24 ACRES TO PLAN DEVELOPMENT DISTRICT TO ORIENT YOU IN THE CITY WHERE THIS APPLICATION IS TAKING PLACE. WE ARE ALONG HIGHWAY 90 IN BETWEEN COURT AND BULLEN. AS PART OF THIS APPLICATION, THERE ARE TWO MAJOR BUILDING FACILITIES PROPOSED. FIRST ONE IS ABOUT 140,000FT■!S AND THE SECOND ONE ABOUT 195,000FT■!S. FOR THE SPECULATIVE BUILDINGS TO ATTRACT POTENTIALLY FLEX OFFICE, WAREHOUSE AND LIGHT INDUSTRIAL USES. CURRENT ZONING FOR THIS APPLICATION RIGHT NOW AS IT STANDS IS LC THREE RETAIL DISTRICT, LC TWO LOCAL RETAIL DISTRICTS AND R-1 SINGLE FAMILY RESIDENTIAL DISTRICTS. WHEN REVIEWING THIS APPLICATION AGAINST THE ORIGINAL 2017 COMPREHENSIVE PLAN, THIS AREA CALLED FOR HIGH DENSITY HOUSING, SENIOR LIVING, HOSPITALITY, ENTERTAINMENT AND FLEX SPACE USES, SPECIFICALLY EXCLUDING INDUSTRIAL USES. AS PART OF THE ONGOING TALKS FOR OUR COMPREHENSIVE PLAN UPDATE FOR THIS CORRIDOR, INCLUDING THIS SITE, WE ARE LOOKING FOR A UNIFORM VISION FOR PROMINENT ENTRY POINTS, AND THERE HAVE BEEN SOME APPLICATIONS THAT HAVE PASSED THAT ARE ADHERING TO THIS GATEWAY. MIXED USE. THIS APPLICATION DOES NOT ADHERE TO THAT. AND SO STAFF IS RECOMMENDING A NEGATIVE RECOMMENDATION FROM THIS COMMISSION TO CITY COUNCIL. ALL PUBLIC NOTICING REQUIREMENTS HAVE BEEN FULFILLED. AND THE APPLICANT I BELIEVE IS HERE AS WELL. OKAY. ANY QUESTIONS OF STAFF? JUST JUST ONE REAL QUICK. DID YOU JUST SAY THAT WE'VE HAD PREVIOUS PROPOSALS FOR THIS PIECE OF PROPERTY OR IN THAT AREA THAT MEET WHAT'S IN THE COMPREHENSIVE PLAN VISION. DID YOU. YES, I WAS SPEAKING SPECIFICALLY NOT ON THIS PROPERTY, BUT ALONG TEXAS PARKWAY. GOT IT. OKAY. YES. OF COURSE. ALL RIGHT. DOES THE APPLICANT WANT TO SPEAK? GO AHEAD. DOES THIS CHANGE THE SLIDES? THANK YOU. I'M KRISTEN VESTAL, THE APPLICANT HERE. AND I ALSO HAVE THE LANDOWNER BEHIND ME HERE. THIS IS THOMAS ABRAHAM. I THINK YOU ARE FAMILIAR WITH THIS PROPERTY AND KIND OF THE LOCATION AND AREA, WHAT WE'RE LOOKING AT. AND WE'RE PASSING OUT ALSO THE PRESENTATION HERE. THE PROPOSED DEVELOPMENT IS FOR A BUSINESS PARK ALONG HIGHWAY 90. AS YOU CAN SEE FROM THE MAP HERE WE ARE SURROUNDED BY SAME LIKE PRODUCT TYPE. EVERYTHING THAT KIND OF SURROUNDS IT IS BUSINESS PARK CLASS, A INSTITUTIONAL PRODUCT. AND THAT'S WHAT WE'RE PROPOSING HERE. THIS IS A RENDERING OF WHAT THE PRODUCT LOOKS LIKE. SO WHEN YOU WERE DRIVING DOWN HIGHWAY 90, WHAT YOU'RE GOING TO SEE HERE IS THIS RENDERING. THIS IS A RENDERING OF WHAT THE PRODUCT WOULD LOOK LIKE. IT'S CLASS A INSTITUTIONAL TYPE. EVERYTHING ALONG HIGHWAY 90 IS OFFICE IN A RETAIL COMPONENT WHICH HAS WAREHOUSE IN THE BACK OF THE PROPERTY. SO THIS IS WHAT THE PRODUCT THAT YOU WOULD SEE. AS THEY KIND OF WALKED YOU THROUGH OUR SITE PLAN. WHAT WE'VE GOT HERE ARE TWO BUILDINGS TOTALING APPROXIMATELY 340,000FT■!S. WE'D BE IMPLEMENTING NEW DRAINAGE INTO THE AREA, INCREASING THE OVERALL CIRCULATION CIRCULATION WITHIN THE PARK, INCREASING YOUR DRAINAGE. RIGHT NOW THE PROPERTY IS GREENFIELD AND HAS VERY MINIMAL DRAINAGE. IT DOES POND AND HAVE PONDING WATER ALL THROUGHOUT THE 24 ACRE SITE. SO OUR PLAN HERE IS TO IMPLEMENT NEW DRAINAGE AND PROTECT, YOU KNOW, ALL OF THE OTHER PEOPLE AND ALL OF THE OTHER NEIGHBORS AROUND THERE. ADDITIONALLY, WHAT YOU SEE HERE IS WE'RE IMPLEMENTING AN INCREASING THE LANDSCAPING COMPONENT OF THE PARK TO REALLY HELP WITH HELP WITH THE ESTHETICS OF THE PARK, BUT ALSO HELP CREATE AND SHIELD ANY NOISE OR ANY LIGHTING THAT MIGHT COME FROM THE DEVELOPMENT ASPECT OF THE PARK. I THINK THE MOST, AND THIS IS PROBABLY THE MOST IMPORTANT SLIDE, IS THAT CURRENTLY ON YOUR TAX VALUE, THE TAX ROLLS. THIS PROPERTY IS VALUED AT $1.1 MILLION. IT'S [00:15:06] BRINGING IN $25,000 A YEAR OF TAX INCOME TAX. THIS THIS PROJECT WILL, WHEN IT'S FULLY DEVELOPED, WILL BE VALUED SOMEWHERE BETWEEN 40 TO $50 MILLION. AND IT'S GOING TO BE BRINGING IN ALMOST $1 MILLION A YEAR ANNUALLY FOR THE CITY. THAT'S $1 MILLION OF TAX REVENUE THAT YOU DON'T CURRENTLY HAVE COMING IN. AS YOU PROBABLY ARE AWARE, THIS PROPERTY HAS SAT UNDEVELOPED SINCE. THOMAS ABRAHAM HAS OWNED IT FOR 18 YEARS. AND THOMAS AND I THINK THOMAS IS GOING TO SPEAK TO THIS, THAT OVER THE 18 YEARS THAT HE'S OWNED IT, NEVER ONCE HAS HE RECEIVED AN OFFER FROM A DEVELOPER THAT WANTED TO DEVELOP THIS PROPERTY FOR THE CURRENT ZONING RETAIL. AND THERE'S A REASON WHY BECAUSE IT'S NOT A RETAIL TRACT. THERE'S RETAIL TRACKS HAVE VERY SPECIFIC USE USES. IT HAS TO BE AT A HARD CORNER. AS YOU GUYS KNOW, I'M NOT TELLING YOU ANYTHING THAT YOU DON'T KNOW, BUT THIS IS AN OPPORTUNITY FOR THE CITY TO GRAB ONTO AND CREATE NEW TAX VALUE, TAKE THAT TAX VALUE AND USE IT FOR HELPING OTHER SITES TO BECOME RETAIL. USE IT TO HELP BOLSTER, YOU KNOW, OTHER RETAIL DEVELOPMENTS WITHIN THE CITY. AS YOU CAN SEE HERE, THIS KIND OF SHOWS THE CONSTRAINTS OF THE SITE. YOU CAN SEE YOU HAVE ONE CURB CUT OFF HIGHWAY 90. I HAVE TALKED TO TEXDOT. THEY'RE NOT GOING TO GIVE YOU ANY OTHER CURB CUTS. IT'S GOING TO BE ONE CURB CUT IN AND OUT. NOT VERY SUFFICIENT FOR RETAIL DEVELOPMENT DOESN'T CREATE FLOW. YOU'RE NOT GOING TO HAVE A LIGHTED INTERSECTION. YOU'RE NOT AT A HARD CORNER AS THE OTHER. YOU KNOW, I SHOWED THIS MAP EARLIER, BUT YOU DO SEE ON THE MAP THAT WE'RE SURROUNDED BY BUSINESS PARK CLASS A INSTITUTIONAL IN THE TAX VALUE ASSOCIATED WITH POTENTIALLY BEING RETAIL VERSUS WHAT WE'RE BRINGING AND OFFERING HERE. 40 TO $50 MILLION IS A VERY HIGH INVESTMENT HERE THAT'S GOING TO CREATE SIGNIFICANT REVENUE FOR THE CITY. HERE'S JUST SOME RECENT PROJECTS. BUT THOMAS, DID YOU WANT TO SPEAK OKAY. YEAH. GOOD EVENING. MY NAME IS TOM ABRAHAM. I AM LIVING IN FORT BEND COUNTY OVER 45 YEARS. I USED TO BE A CITY COUNCIL MEMBER AT LARGE, MAYOR PRO TEM AND ALSO PRESIDENT OF FORT BEND DEVELOPMENT CORPORATION. FROM SUGAR LAND AREA. I REPRESENT THIS DISTRICT VERY MUCH. I BELIEVE IN BUSINESS. I AM A BUSINESSMAN. I BELIEVE IN SUPPORTING SMALL BUSINESS. SMALL BUSINESS IS THE BACKBONE OF OUR COMMUNITY. WE BOUGHT THAT. OUR FAMILY BOUGHT THIS PROPERTY ABOUT 18 YEARS AGO. THAT WAS A SANDBLASTING AND OIL DRILL, HEAVY EQUIPMENT MAINTENANCE FACILITY. AND THAT'S WHAT IT IS INDUSTRIAL IN BETWEEN. I MEAN, THOSE WHO LIVE THERE LONG ENOUGH, YOU KNOW THAT, I DON'T KNOW, IN BETWEEN ANY ZONING CHANGE, I WAS NOT INVOLVED IN MISSOURI CITY POLITICS. I WAS IN SHORELINE POLITICS. YOU CAN SEE THAT I SUPPORT SMALL BUSINESSES. THIS PROPERTY LAST 18 YEARS, OUR FAMILY NEVER GOT ANY OFFER. ANYBODY WANT TO BUY AND DEVELOP ANYTHING? ANYBODY WANT TO COME IN? WE COULD HAVE SUPPORTED THAT. BUT I KNOW WE DID A HOMEWORK. THIS PROVIDENCE COMPANY IS WELL DEVELOPED. WELL I MEAN ONE OF THE BEST DEVELOPMENT COMPANY. THEY HAVE THE MONEY THEY'RE GOING TO DEVELOP. THIS PROPERTY IS GOING TO BE THE STATE OF ART CLOSE TO THE BELTWAY. AND I HEARD SOMEONE SAID ABOUT THE RETAIL, RETAIL IS ALL GONE TO IF YOU LOOK AT IT, WHEN THE HIGHWAY SIX AREA NOT ON HIGHWAY 90, HIGHWAY 90, IF YOU LOOK AT THIS, HEAVY TRAFFIC IS GOING TO DOWNTOWN. ALMOST 85,000 CARS GOES PER DAY THROUGH THAT CORRIDOR. THAT CANNOT BE RETAIL. BUT IF SOMEBODY WANTS TO PUT RETAIL, I DON'T THINK THEY CAN MAKE ANY MONEY. YOU CAN SEE IN STAFFORD SAME THING. I HAVE AN OFFICE IN STAFFORD, I HAVE PROPERTIES IN STAFFORD ALSO. SO MANY RETAIL ON HIGHWAY 90 ON AN ISLAND AREA. THEY ARE NOT MOVED OUT. THEY'RE NOT DOING GOOD. RETAIL WON'T SUCCESS ON HIGHWAY 90 AREA OTHER CORRIDOR MAYBE MURPHY ROAD AND OTHER AREA. BUT THIS ONE IS AN OPPORTUNITY I REQUEST. YOU CONSIDER THIS BECAUSE IT'S GOING TO BE A GREAT, GREAT ASSET FOR OUR GENERATION TO COME. THAT'S ALL I WANT TO TELL YOU. THANK YOU FOR YOUR TIME. UNLESS YOU HAVE ANY QUESTIONS. THANK YOU SIR. THANK YOU ALL. YES WE DO. PLEASE STEP UP TO THE PODIUM. STATE YOUR NAME AND ADDRESS. FOR THE RECORD, YOU WILL HAVE THREE MINUTES. JUAN ANDERSON. HELLO, I'M ANDERSON, A RESIDENT OF MISSOURI CITY, LIVING IN CRAVEN VILLAGE, A NEIGHBORHOOD NEXT TO THE LAND IN QUESTION. I OBJECT TO THIS PROPOSED ZONING AMENDMENT. THERE ARE A FEW REASONS. FIRST, IT COULD [00:20:05] POSSIBLY LEAD TO A NUMBER OF HEALTH IMPACT ISSUES SUCH AS AIR POLLUTION, NOISE AND LIGHT POLLUTION, NOT TO MENTION POSSIBLE SOIL AND WATER POLLUTION. AT MINIMUM DURING THE CONSTRUCTION PERIOD OF TIME. MY FAMILY AND I ENJOY OUTDOOR ACTIVITIES AND ADVOCATE FOR HEALTHY LIFESTYLE. SO WHILE LIGHT INDUSTRIAL BUSINESS COULD PROHIBIT US FROM DOING SO. SECONDLY, CHANGING ZONING TO LIGHT INDUSTRIAL USE COULD POSSIBLY DECREASE OUR PROPERTY VALUE. THE CITY BENEFITS FROM INCREASED PROPERTY VALUES, NOT DECREASED PROPERTY VALUES. LASTLY, WE HAVE BEEN FIGHTING VERY HARD WITH THE VERDICT CONCRETE BATCH PLANT PROPOSAL. CURRENTLY, VERTICAL SHOP YARD IS ZONED TO PD WHICH MEANS FOR LIGHT, LIGHT INDUSTRIAL USE AND THEIR SHOP YARD HAS ALREADY BEEN CAUSING A BUNCH OF NOISE AND LIGHT POLLUTION ISSUES. FOR EXAMPLE, THE NEIGHBORS COULD HEAR THE NOISES FROM THEIR HEAVY EQUIPMENT MOVING AS EARLY AS BEFORE 6 A.M. ALSO, THE WIND CARRIES THE DUST FROM THEIR UNPAVED SHOP YARD SURFACE, BLOWING INTO NEIGHBORS BARBECUE, GRILL AND OUTDOOR FURNITURE ALL THE TIME. WITH THIS PD EXAMPLE ALREADY IN PLACE, WHICH IS EXACTLY NEXT TO THE LAND IN QUESTION, I WOULD OBJECT TO EXPANDING MORE LAND FOR PD USE. THANK YOU, THANK YOU, THANK YOU. NEXT WE HAVE MARTINA A. NOT GOING DOWN. OH. THANK YOU. HELLO I'M MARTINA ANDERSON. I'M A RESIDENT OF MISSOURI CITY, LIVING IN THE NEIGHBORHOOD NEXT TO THE LAND IN QUESTION. I OBJECT TO THIS. PD CHANGE BECAUSE IT LEADS TO LOTS OF POLLUTION, AND POLLUTION AFFECTS US AND THE ENVIRONMENT. THANK YOU. THANK YOU. THANK YOU. WE DON'T HAVE ANYONE ELSE SIGNED UP. THANK YOU VERY MUCH. THEN WE HAVE A MOTION CLOSE THE PUBLIC HEARING. WE HAVE A MOTION AND A SECOND. PLEASE VOTE. COMMISSIONER, IF YOU COULD VOTE, PLEASE. THAT MOTION CARRIES. THANK YOU. WE'LL MOVE ON THEN TO ITEM TWO. CONSIDERATION OF POSSIBLE ACTION ON ITEM 8B1. DISCUSSION QUESTIONS, COMMENTS. OPINIONS. THE CRITERIA FOR. THE NEW LAND USE. IS IT DRIVEN BY DATA GIVEN TO US BY. CONSULTANTS, OR NEED TO HAVE THE SECOND TIME? A BIG DEVELOPER CAME IN? IT DIDN'T FIT WHAT WE WANTED IN THE NEXT ONE OF THESE PLANS, THEIR DATA WAS SHOWING SOMETHING DIFFERENT. THIS DATA IS SHOWING SOMETHING DIFFERENT. WHAT DO WE LAND ON AND WHAT ARE YOU CONFIDENT WITH ALL THE DATA THAT WE'VE COLLECTED? WHERE DID WE GET IT FROM? ABSOLUTELY. OH GO AHEAD, I'LL TAKE THAT ONE. I THINK THE RECOMMENDATIONS ARE A COMPILATION OF NOT ONLY RESEARCH DATA. WE DID HAVE A CONSULTANT TEAM THAT WORKED WITH US THROUGH THE PROCESS, BUT ALSO COMMUNITY INPUT AND THEN INPUT THROUGH DIFFERENT SESSIONS LIKE THIS. WHAT YOU'RE SEEING FROM THE DEVELOPMENT THAT'S BEING PROPOSED IS A CONTINUATION OF WHAT HAS BEEN SUCCESSFUL IN THAT AREA. SO OBVIOUSLY THERE IS A MARKET BECAUSE THEY'VE CREATED A MARKET, BUT JUST BECAUSE THE MARKET MAY NOT POINT TO THAT RIGHT NOW DOES NOT MEAN THAT'S THE END ALL BE ALL FOR THIS PARTICULAR TRACK. SO I THINK PART OF WHAT WE'RE LOOKING AT [00:25:05] IS WE LOOK TOWARDS THE FUTURE IS WHAT IS IN THE BEST INTEREST FOR THE CITY, AND HOW DO YOU CAPITALIZE ON THE THINGS THAT THE CITY IS, IS WANTING TO FURTHER WITH THE LAND THAT'S REMAINING AND OPPORTUNITIES AT KEY LOCATIONS WITHIN THE CITY? SO THAT'S PART OF WHAT'S GONE INTO THOSE RECOMMENDATIONS. YOU KNOW, WE HAVE THOSE INDUSTRIAL USERS THAT ARE OUT THERE, YOU KNOW, IN THAT AREA. WHAT WE BELIEVE IS THIS IS A CRITICAL PIECE OF PROPERTY TO CONNECT THOSE AREAS BACK TO TEXAS PARKWAY AND OTHER AREAS WITHIN THE CITY TO ADVANCE WHAT THE CITY IS LOOKING TO ADVANCE. HOW DOES IT. WHAT DOES YOUR GUT TELL YOU ABOUT THE NO TURN INTO THIS DEVELOPMENT COMING FROM DOWNTOWN THAT YOU'D HAVE TO GO TO TEXAS PARKWAY, TAKE A U-TURN AND COME BACK? IS THERE ANYTHING ELSE ON HIGHWAY 90 THAT YOU HAVE TO DO THAT? THAT YOU'RE TRYING TO MIRROR? LIKE, WE WANT THIS FOR OUR CITY. MAYBE IT'S CLOSER TO SUGAR LAND. I DON'T RECOGNIZE ANY GOING TOWARDS THE MEDICAL CENTER, AND I DRIVE IT EVERY DAY YOU TURN IS DIFFICULT. AND I'M NOT TRYING TO TALK YOU OUT OF OR INTO ANYTHING. I'M TRYING TO KEEP MYSELF. BECAUSE I WANTED THE LAND USE PLAN. I WANTED UP TO DATE, AND I WANTED VICE CHAIR. I'M SORRY. COULD YOU TURN ON YOUR MIC, PLEASE? THANK YOU. I'LL START OVER. THIS IS THE SECOND TIME THAT WE'VE HAD A GREAT REPUTATION OF A DEVELOPER PUTTING TOGETHER A PROPOSAL THAT GOES AGAINST OUR LAND USE PLAN PROJECTIONS. LOOK PRETTY MUCH SAYING THE SAME THING, BUT WE DISAGREE. AND. OKAY, OKAY. ALL RIGHT, WHO'S UP NEXT? I HAVE A COMMENT. WE YOU ABSOLUTELY CORRECT IN WHAT YOU SAID. SO MY QUESTION WOULD BE WHAT ARE WE DOING AS A CITY TO MARKET THAT PROPERTY, TO POSSIBLY DRAW BUSINESSES THAT WE'D LIKE TO SEE OVER THERE? I MEAN, THE KEY IS WE HAVE LIMITED PROPERTY LEFT. SO THAT'S CRUCIAL. AND THAT'S A VERY CRUCIAL AREA. AND THE OTHER THING IS, YES, WHAT IS BEING DEMANDED OVER THERE IS MORE OFFICE. BUT AT THE SAME TIME WITH THE CURRENT WAREHOUSES THAT WE HAVE, WE DON'T HAVE ENOUGH. AND I'M GOING TO SAY IT, FOR A LACK OF A BETTER WORD, EATERIES TO SUPPORT THOSE BUSINESSES OVER THERE. SO WHEN WE LOOK AT THIS, WE HAVE TO REALIZE IT'S LIMITED WHAT WE HAVE LEFT. AND YES, THE DEMAND MAY APPEAR TO BE ONE WAY, BUT WE HAVE TO LOOK AT WHAT IS NEEDED, NOT ONLY WHAT THE COMMUNITY IS ASKING FOR, BUT ALSO WE DO NEED SOME RETAIL OVER THERE TO SUSTAIN OR SUPPORT THE BUSINESSES IN THAT AREA. THEY HAVE LIMITED TIME TO GO SOMEWHERE AND EAT. OKAY. WHO'S NEXT? ALL RIGHT. GO. JENNIFER, I HAVE A QUICK QUESTION. SO I'M LOOKING AT THE PLAN RIGHT NOW. THERE IS ONLY TWO WAYS TO EXIT OR ENTER TO THAT FACILITY. CORRECT. ONE FROM THE 90 AND ONE FROM THE TEN ROAD. IS THAT RIGHT OR IS THAT ONE FROM ADAMS STREET? RIGHT. AND SO THAT'S THOSE ARE THE CONNECTIONS THAT THEY'RE SHOWING ON THEIR SITE PLAN BASED ON SOME EXISTING. OKAY. YOU KNOW, ACCESS IS GOING TO BE DEPENDENT ON ON WHAT THE USE OF THE PROPERTY IS. OKAY. THANK YOU. SO YOU MENTIONED THAT AND WE HAD THIS DISCUSSION BACK IN OCTOBER. BUT FOR 18 YEARS NOT A WHOLE LOT. THE LAST WE'VE SEEN TWO IN THE LAST SIX MONTHS. WHAT IS GOING TO CHANGE ABOUT EITHER THE ECONOMICS OF THE AREA OR THE CITY OR WHATEVER, TO CAUSE THE DEMAND TO CHANGE TO SOMETHING THE CITY WANTS HERE? WHAT WHAT DO YOU SEE BEING DIFFERENT IN FIVE YEARS FROM NOW? BESIDES, WE COULD POTENTIALLY HAVE ANOTHER 3 OR $4 MILLION IN OUR POCKET. WHAT'S DIFFERENT ABOUT WHAT'S GOING TO CHANGE TO CAUSE SOMEBODY TO WANT TO COME AND PUT SOMETHING IN THE CITY WOULD SAY YES TO. SO I THINK, YOU KNOW, THE CITY HAS BEEN ACTIVELY, YOU KNOW, KIND OF RECRUITING AND MARKETING AND PUTTING, YOU KNOW, TOOLS TOGETHER. YEAH. SO I THINK [00:30:01] WE'RE INTENTIONAL IN TERMS OF TRYING TO ATTRACT, MAINTAIN AND LOCATE THOSE TYPES OF USES IN THE APPROPRIATE LOCATIONS. SO YES, THERE ARE THINGS THAT ARE GOING TO HAVE TO BE, YOU KNOW, PUT TOGETHER IN ORDER TO SUPPORT. BUT I THINK TO COMMISSIONER PEARSON'S POINT IS WE HAVE HEARD FROM SOME OF THE BUSINESSES OVER THERE, SOME OF THOSE WAREHOUSE BUSINESSES WHERE, YOU KNOW, TRYING TO RECRUIT, YOU KNOW, OFFICES FOR LIKE LUNCH MEETINGS OR THINGS LIKE THAT. THEY DON'T HAVE THOSE KIND OF FACILITIES IN THIS AREA. SO IT CAUSES THEM TO GO INTO HOUSTON OR WHEN THEY DO THE TURNAROUND, CONTINUING ON TO THE WEST. AND SO IF WE CAN PROVIDE THOSE OPPORTUNITIES WITHIN THIS AREA THAT CONNECTS, IT WOULD BE A BENEFIT NOT ONLY TO THE CITY, BUT ALSO HELP REDEVELOPMENT OPPORTUNITIES ALONG TEXAS PARKWAY AS WELL. OKAY, SO YOU MEAN TELL ME YOU SAID WHERE WE CONNECT? ARE YOU TALKING A PHYSICAL CONNECTION BETWEEN THE EAST AND WEST OF 90? NO, OR THE RIGHT. AND SO THOSE AREAS RIGHT NOW ARE PRETTY MUCH CUT OFF FROM COMING BACK INTO TEXAS PARKWAY. SO TO THE POINT, YOU KNOW, OF THAT TURNAROUND. SO, YOU KNOW, THE THE EGRESS IS ALL GOING TO THE EAST. SO TRYING TO GET THOSE CONNECTIONS, WHETHER IT'S STREET CONNECTIONS OR, YOU KNOW, SOME TYPE OF CONNECTION TO ALLOW THOSE AREAS TO CONNECT. THE THE TROUBLE HERE IS THIS WOULD PROMOTE MORE TRUCK TRAFFIC AND TRAFFIC THAT MIGHT NOT BE COMPATIBLE WITH. AS WE TRANSITION BACK INTO RESIDENTIAL AREAS OR GOING BACK TO TEXAS PARKWAY. SO LOOKING AT SOMETHING THAT'S COMPATIBLE, THAT WILL SUPPORT NOT ONLY THE OFFICES THAT HAVE GROWN THERE AND DEVELOPED THERE, BUT ALSO PROVIDE OPPORTUNITY TO LOCATE, YOU KNOW, SOME OF THESE OTHER TYPES OF USES THAT WE'RE TALKING ABOUT. OKAY. SO WHEN WE TALK TO PROSPECTIVE COMPANIES TO MOVE HERE, WHAT ARE THEY TELLING US. BECAUSE IT'S NOT REALLY A SELLING POINT TO SAY, HEY, WE'RE OUT THERE RECRUITING FOR THIS, BUT WE HAVEN'T GOT ANY INTEREST SO FAR. SO WHAT WHAT ARE THEY TELLING US? SO THAT'S PROBABLY ANOTHER KIND OF GOING INTO WE CAN TALK ABOUT THAT, YOU KNOW, ON COMP PLAN SIDE AND THINGS LIKE THAT. OKAY. YOU KNOW, BECAUSE I CAN'T GO INTO SPECIFIC, YOU KNOW, CONVERSATIONS OR ANYTHING LIKE THAT. BUT WHAT I WOULD SAY IS THIS IS A CRITICAL PIECE OF PROPERTY. AND SO WHAT HAPPENS HERE YOU HAVE, YOU KNOW, PROPERTY THAT IS TO THE EAST OF DREAM COURT. YOU KNOW, BETWEEN CRAVENS AND DREAM COURT, WHAT HAPPENS HERE WILL PROBABLY INFLUENCE WHAT'S LIKELY TO BE ATTRACTED AND LIKELY TO WANT TO DEVELOP ON THOSE PARCELS AS WELL. SO I THINK RIGHT NOW WHAT WE'RE LOOKING AT IS THIS IS A CRITICAL PIECE CONNECTS RIGHT BACK INTO TEXAS PARKWAY. WE HAVE OPPORTUNITIES ON TEXAS PARKWAY THAT WE'RE SEEING, YOU KNOW, REDEVELOPMENT OPPORTUNITIES AS WELL. SO HOW DO YOU USE AND UTILIZE THIS PIECE THAT CONNECTS CAN CONNECT ALL OF THOSE AREAS TOWARDS SOME OF THE THINGS THAT THE CITY IS LOOKING FOR? OKAY. AND IF YOU FIND YOURSELF FIVE YEARS FROM NOW THAT'S STILL EMPTY AND YOU'VE STILL GOT DEVELOPERS THAT WANT TO PUT SIMILAR PRODUCTS THERE, WHAT WHERE DO YOU THINK THE CITY GOES FROM THERE? DO THEY HOLD THEIR GROUND? DO THEY OR DOES IT MATTER WHAT ACTUALLY DEVELOPS AROUND IT AS WELL? WELL, AND I PUSH THAT BACK TO THE COMMISSION AS WELL AS THE COMMISSION AS PART OF, YOU KNOW, PROVIDING, YOU KNOW, THOSE RECOMMENDATIONS AS WELL. SO LOOKING AT THE COMP PLAN, LOOKING AT, YOU KNOW, HOW DEVELOPMENT IS HAPPENING, LOOKING AT ARE WE MEETING, YOU KNOW, SOME OF OUR GOALS AND ASPIRATIONS AND EVALUATING AT THOSE POINTS, YOU KNOW, WHAT MAY BE NEEDED, WHAT MAY BE MISSING OR WHERE WE NEED TO GO FROM THERE. BUT YOU KNOW, WHAT WE JUST WANT TO EMPHASIZE HERE IS, YOU KNOW, WE HAVE HEARD, YOU KNOW, IN TERMS OF, YOU KNOW, OFFICE, WAREHOUSE, A LOT OF THOSE WAREHOUSE DEVELOPMENT, A LOT OF, YOU KNOW, CONFLICTS AND INCOMPATIBILITY AS WE TRANSITION BACK INTO SINGLE FAMILY. THIS IS A PRIME PIECE OF PROPERTY, UNDERSTAND IT'S NOT DIRECTLY ON 90. SO THERE ARE SOME CONSTRAINTS AND LIMITATIONS. HOWEVER, IT COULD STILL BE A PRIME PIECE OF PROPERTY TO ATTRACT SOME OF THE THINGS THAT ARE BEING DISCUSSED. THANKS. AND I'LL JUST SAY THIS ONE THING NOT TAKING ANYTHING AWAY FROM THE PAST, BUT I THINK THAT IT'S EVEN MORE CRUCIAL NOW THAT WE BE VERY INTENTIONAL WITH WHAT WE HAVE LEFT. ONE QUESTION THAT PROPERTY, THAT PROPERTY THERE IS NEXT TO TANG CITY. ISN'T IT A DEVELOPMENT THERE NEXT TO IT? CORRECT. THE PROPERTY WE'RE WE'RE DISCUSSING IS IS A FEW IS A WAYS FROM TANG CITY, THE OLD TANG CITY, OLD TANG CITY JUST SOUTH OF IT. SO IT'S IT'S. AND THE OLD TANG CITY FOOTPRINT IS JUST TO THE EAST. RIGHT. BUT WE HAVEN'T SEEN ANY MOVEMENT THERE EITHER IN THE LAST FIVE YEARS. SO THE, THE PROPERTY OWNER HAS BEEN ENGAGED IN DISCUSSING DIFFERENT CONCEPTS. AND THAT'S WHAT WE'RE [00:35:01] SAYING, EVEN WITH THIS PIECE, DEPENDING ON, YOU KNOW, KIND OF WHAT HAPPENS WITH THIS PIECE MAY INFLUENCE, YOU KNOW, WHAT HAPPENS THERE AS WELL. YES. SO, YOU KNOW, WHEN YOU'RE LOOKING AT OPPORTUNITIES TO LOCATE SOME OF THE DESIRED AMENITIES IN THESE CRITICAL LOCATIONS THAT ARE HIGHLY VISIBLE, YOU KNOW, HIGH TRAFFIC, YOU KNOW, THIS IS AN ENTRYWAY INTO AND OUT OF THE CITY. SO WHAT OPPORTUNITIES DO WE HAVE TO ADVANCE SOME OF THE THINGS THAT THE CITY IS LOOKING FOR? SO IT SOUNDS LIKE WE'RE ADDRESSING TWO THINGS. SO OBJECTIVE IS FOR THIS TO BE THE TONE SETTING GOING FORWARD FOR THE CITY. IN ADDITION TO, AS WE WANTED TO SAY, THERE'S A COST FOR DECISION ON WHAT REVENUE WE COULD BE MISSING NOW IN THE FUTURE. BUT IF WE'RE GOING TO ROLL THE DICE FOR THE TONE SETTING PIECE, AT A CERTAIN POINT, WE'RE GOING TO HAVE TO MAKE A DECISION AND SAY, OKAY, IT MAKES SENSE TO DO A BUSINESS, ANOTHER BUSINESS LOCATION HERE, EVEN THOUGH IT'S KIND OF CREATING A KIND OF WORK ETHIC OR WORK MORE STONED KIND OF VOLUME VERSUS WHAT THE CITY IS USED TO. SO I'M THINKING MORE OR LESS, MAYBE WE JUST ROLL THE DICE ANOTHER YEAR AND SEE HOW IT GOES. SO IT'S MY TURN. GO AHEAD. YES. NO. LET EVERYBODY SPEAK. SO. MADE IT VERY CLEAR WHAT MY OPINION OF THIS PIECE, THIS WHOLE SECTION OF OF LAND IS WHEN WE WERE DOING THE COMP PLAN UPDATE, I THE VISION IS FINE. I JUST DON'T THINK THERE'S ANY CHANCE THAT IT'LL EVER COME TO FRUITION. YOU KNOW, I USED TO DRIVE UP AND DOWN THAT ROAD ALL THE TIME AND. YOU KNOW, THERE'S GOT TO BE A REASON RESTAURANTS AND STUFF DON'T HAVEN'T MOVED IN THERE ALREADY. AND IT, IT IT IS PROBABLY MAYBE NOT 90% BUT HIGH PERCENTAGE OF ACCESS. QUESTION. RIGHT. BASICALLY IT'S ONE WAY. SO IT'S IT'S IT'S NOT A GATEWAY INTO THE CITY. IT'S A GATEWAY OUT OF THE CITY AT BEST. RIGHT. BECAUSE YOU CAN ONLY GET TO THIS PROPERTY WHEN YOU'RE LEAVING THE CITY, PRETTY MUCH. AND SO, YOU KNOW, I THINK THAT AND WE DON'T MAKE THE DECISION OBVIOUSLY. BUT I THINK THAT WE'RE WE'RE NOT WE'RE DOING OURSELVES A DISSERVICE IF WE LET THIS PROPERTY SIT THERE AND SIT THERE AND SIT THERE MUCH, MUCH LONGER. WHETHER OR NOT, YOU KNOW, I MEAN, THERE'S THERE'S ITEMS THAT STAFF FLAGGED IN THIS REPORT. THAT WE WOULDN'T WANT TO DO NECESSARILY, EVEN IF WE DID APPROVE THIS. I MEAN, THERE'S SOME ADJUSTMENTS THAT PROBABLY NEED TO BE MADE. AND I THINK A LOT OF THE CONCERNS THAT RESIDENTS HAVE AND EVERYTHING LIKE THAT COULD BE EITHER ELIMINATED OR MITIGATED IF WE IF WE DO IT CORRECTLY. RIGHT. I THINK IN, YOU KNOW, THE FACT THAT IF THIS PROPERTY GETS DEVELOPED, DRAINAGE IS GOING TO GET BETTER, YOU KNOW, BECAUSE WE'RE GOING TO MAKE THEM MAKE IT BETTER. RIGHT? I JUST, YOU KNOW, IF IF THERE WAS A BACK WAY IN FROM ALL THESE WAREHOUSES AND STUFF LIKE THAT, EVEN IF I PUT A RESTAURANT THERE, CAN I MAKE IT IF I'M ONLY SERVING BREAKFAST AND LUNCH, MAYBE BECAUSE PEOPLE AREN'T GOING TO GO THERE AFTER WORK, THEY'RE GOING TO GO HOME, RIGHT? THEY'RE NOT GOING TO BRING THEIR FAMILY THERE BECAUSE THAT'S PROBABLY, YOU KNOW, THEY DON'T LIVE VERY CLOSE, MORE THAN LIKELY BECAUSE WE ALREADY DISCUSSED THE LIMITED HOUSING THAT WE HAVE FOR FOR SOME WORKERS AND STUFF LIKE THAT. PEOPLE DON'T, YOU KNOW, THEY DON'T WANT TO NECESSARILY WORK IN MISSOURI CITY BECAUSE THEY HAVE A HARD TIME FINDING A PLACE TO LIVE. OKAY. SO, YOU KNOW, IT'S IT'S ZONED RETAIL RIGHT NOW. AND 18 YEARS OF NO ONE HAVING ANY INTEREST IN PUTTING RETAIL INTO THAT SPACE. SO, YOU KNOW, IS IT A YEAR FROM NOW? IS IT FIVE YEARS FROM NOW? I DON'T KNOW, BUT I THINK WE CAN HAVE THE VISION. LIKE I SAID, I DON'T I DON'T KNOW THAT THIS BEING A GATEWAY TO ME MAKES A WHOLE LOT OF SENSE, GIVEN THE REAL CONSTRAINTS THAT EXIST. WHEN THEY BUILT HIGHWAY 90 THAT WAY, THERE WAS BASICALLY NO CONSIDERATION FOR WHETHER OR NOT, YOU KNOW, THEY WERE THEY WERE CREATING THESE POCKETS OF LAND THAT WE'RE GOING TO HAVE THIS PROBLEM IN THE FUTURE. RIGHT. SO THAT'S KIND OF WHERE I AM. AND SO WE HAVE TO MAKE A [00:40:07] DECISION ON HOW WE WANT TO SEND THIS CITY COUNCIL, AND THEN THEY WILL HAVE THE SAME HARD DISCUSSIONS. AND ANY OTHER QUESTIONS OR COMMENTS BEFORE WE MOVE ON. THERE'S A REASON WHY IT'S BEEN IDLE FOR 18 YEARS. ZONE WHAT IT IS. I MEAN, MY OFFICE WAS TWO MILES DOWN THE STREET. I LOVE THE VISION, I JUST DON'T. I DON'T KNOW BECAUSE THE SPEED LIMIT IS 5055 AND NOBODY'S GOING THAT. YEAH THAT'S RIGHT. I MEAN I'M GOING 60 AND THEY'RE PASSING ME. YEAH. AND THAT CONCERNS ME. AND TEX-DOT IS YOU TELL ME THEY'RE IRONCLAD AND THEY SAY NO TO A TERM. IT'S THAT'S NO. SO ALRIGHT, I THINK IT'S WORTH IF THAT'S YOUR OPINION BECAUSE IT ALSO IS MINE. WITH ALL THE RESPECT IN THE WORLD FOR STAFF AND THE VISION OF THE LAND USE PLAN, I REGRETTED THE THE LAST TIME IN THIS SECTOR WHERE WE HAD A. HIGH END DEVELOPER AND I'M MAKING A MOTION TO SEND IT WITH A WE'RE NOT GOING WITH CITY WITH STAFF'S RECOMMENDATION THAT WE'RE SEND IT WITH A POSITIVE RECOMMENDATION. YES. OKAY. HAVE YOU HEARD THAT? CAN I SAY ONE THING? YES YOU CAN. SO I HEAR THE CITY AND WHAT YOU GUYS ARE SAYING. WHAT CONCERNS ME IS THERE'S NO THERE'S NO BACKUP PLAN. IT'S A WE'RE GOING FULL SPEED, FULL SPEED AHEAD. AND THIS IS WHAT WE'RE GOING TO DO. THERE'S NO. WELL, AS I ASKED, WHAT ARE YOU GOING TO DO THREE, FOUR, FIVE YEARS FROM NOW? SO I MEAN, I'M INCLINED TO GO WITH THE CITY AND SAY A DISAPPROVAL, BUT I THINK THAT'S IN MY MIND THAT'S SOMEWHAT SHORTSIGHTED BECAUSE I THINK, AS WE'VE ALL SAID, NOBODY'S SHOWING UP WANTING TO PUT WHAT WE WANT THERE. AT SOME POINT THAT'S GOT TO BE RETHOUGHT. AND I WOULD LOVE TO HAVE HEARD SOMETHING ABOUT WHERE THE CITY UNDERSTAND WHAT THEY THINK THEY'RE GOING TO GO, BUT I DON'T SEE HOW THEY'RE GOING TO GET THERE, I GUESS IS MY POINT. SO THANKS. OKAY, SO WE HAVE A MOTION, BUT I'M NOT GOING TO GET ANYBODY SECOND IT YET BECAUSE I WANT YOU TO CLARIFY YOUR MOTION WITH RESPECT TO THE COMMENTS THAT STAFF HAD AROUND SETBACKS. AND IF YOU KNOW THE FACT THAT THEY WANT A PD, WE CAN LET THEM DO THAT. BUT IF WE'RE GOING TO FORWARD THIS TO CITY COUNCIL, WE NEED TO MAKE SURE THAT WE ARE FORWARDING THE REPORT THAT STAFF CONSTRUCTED. OKAY. I THINK THAT WAS THE MAIN THING THAT STAFF, BESIDES THE COMP PLAN STUFF, BUT JUST THE MECHANICS OF IT, I THINK THAT WAS THE MAIN THING THAT THEY WERE CONCERNED ABOUT, THAT THERE WAS NO HEIGHT. THE CONCEPT PLAN DOESN'T HAVE ANY HEIGHT INFORMATION, AND THE REAR YARD AND THE SIDE YARD DID NOT MEET THE CURRENT BUFFERING STANDARDS. AND CERTAINLY ALONG THE THE I GUESS IT'S THERE'S NOT A COMPASS ON HERE. SOUTH SIDE WHERE IT BUTTS UP AGAINST THE RESIDENTIAL. WE WOULD CERTAINLY WANT TO ADDRESS THAT PARTICULAR QUESTION. WELL, IF WE WANT TO GO THROUGH THE NORMAL LIST OF THINGS THAT WE REQUIRE, PLUS SOME BE HAPPY TO DO THAT I WANT, I THINK IT'S FAIR TO HAVE THE DISCUSSION AT THE CITY COUNCIL LEVEL. KNOWING THAT WE'RE SEEING SOME POSITIVE MOMENTUM. IN DEVELOPERS VISION, AND THEY DESERVE A CHANCE TO TO SAY AT THE CITY COUNCIL, WITH THE STRINGENT RECOMMENDATION REQUIREMENTS THAT WE WANT ANYTHING ABUTTING ALL THE LOTS THAT ARE AROUND THE PERIMETER. MASONRY FENCE LINE AT A CERTAIN HEIGHT AND TREE BUFFERS, THE DRAINAGE CAN'T JUST BE THEORY. IT NEEDS TO BE WHERE ENGINEERING HAS SEEN IT AND IT'S DONE. JUST SOUND GOOD. IT ACTUALLY IS GOOD. I MEAN, I CAN GIVE A WHOLE DISSERTATION ON IT, BUT. MY MOTION IS BASICALLY TO. OKAY, SO THE JUST A POINT OF CLARIFICATION. SO THE MOTION IS TO INCLUDE DESIGN STANDARDS TYPICAL FOR AN INDUSTRIAL USE IS WHAT. YES. YOU ALL ARE OKAY. OKAY. YEAH I HAVE A QUESTION I HAVE A QUESTION. SO IF WE'RE [00:45:01] GOING IF WE'RE MOVING IN THIS DIRECTION, WHICH IS A GREAT DIRECTION BECAUSE I'M LOOKING AT THE MONEY, THE REVENUE THAT CAN COME IN, WE HAVE TO MAKE SURE THAT WE'RE PROTECTING THE RESIDENTS. THEY HAVE THEIR CONCERNS. SO WE HAVE TO INCREASE OUR MAKE MORE STRINGENT RECOMMENDATIONS ON THE REQUIREMENTS, BECAUSE NEITHER ONE OF US WANT TO LIVE NEXT DOOR TO THIS THING. IF THEY DO PUT IT THERE, WE WANT TO MAKE SURE IT MEETS OUR THEIR EXPECTATIONS. HOW DO WE DO THAT? WELL, THAT WAS THE DISCUSSION WE JUST HAD. I MEAN, THAT'S WHY WE BUILD THOSE INTO, YOU KNOW, ANY ANY THING THAT ABUTS RESIDENTIAL HAS THESE BUFFERING REQUIREMENTS. OKAY. AND SO WHAT WE'RE SAYING IS THEY'RE REQUESTING TO DEVIATE FROM THOSE, AND WE'RE SAYING THAT WE DON'T WANT TO ALLOW THEM TO DEVIATE. OKAY. AND ALL THE OTHER ORDINANCES TO CONTROL NOISE AND LIGHTING AND ALL THAT KIND OF STUFF ARE BASICALLY THE SAME. THOSE THOSE WOULD BE THE SAME THINGS THAT WOULD BE IN PLACE IF SOMEBODY BUILT A RESTAURANT THERE. BECAUSE IT'S ALL ALREADY ZONED COMMERCIAL. JENNIFER, WOULD YOU RECOMMEND TO HAVE A CLEAR PICTURE BEFORE WE MAKE A DECISION ON THIS ONE, INCLUDING WHAT COUNCIL DIMENSIONS? I WOULD SAY SO BECAUSE THE SITE PLAN THAT YOU'RE SEEING RIGHT NOW, THE BUILDING TWO IS RIGHT UP AGAINST RESIDENTIAL BACKYARDS. SO IF YOU'RE TALKING ABOUT THE STANDARD KIND OF SETBACKS, YOU KNOW, BUFFERS ABOUT A 20 FOOT SETBACK, BUILDING SETBACKS, ABOUT A 30 FOOT SETBACK. SO YOU PROBABLY WANT TO SEE KIND OF WHERE THAT WOULD BE ENHANCED TO ADDRESS SOME OF THE CONCERNS. BECAUSE THE CONFLICTS THAT WE HAVE ARE THE NOISE. THE BUILDING IS STILL RIGHT THERE. SO IF YOU HAVE ANY KIND OF CHILLERS OR EQUIPMENT ON THE ROOF OR ON THE REAR OF THE BUILDING, THOSE ARE GOING TO BE CLOSER TO THE RESIDENTIAL SIDE. SO JUST UNDERSTANDING WHERE, YOU KNOW, SOME OF THOSE CONFLICTS ARE SO THAT YOUR RECOMMENDATION INCLUDES THAT. SO YES, I WOULD I WOULD SUGGEST THAT YOU HAVE THAT COME BACK. SO THE RECOMMENDATION OF WE NEED MORE INFORMATION. IT'S NOT A CLOSED ISSUE HAVING TO DO WITH THE FUTURE OF THE ZONING IN THAT AREA, BUT THE PLAN ITSELF IS INADEQUATE. SO I THINK FROM THE STAFF PERSPECTIVE, WE'RE STILL GOING TO ENCOURAGE AND RECOMMEND PUSHING THIS BEYOND THIS OFFICE WAREHOUSE KIND OF DEVELOPMENT. SO OUR RECOMMENDATION ON THE USE WILL STILL BE THE SAME. BUT IF THE COMMISSION IS TALKING ABOUT INTEGRATION, THEN WHAT THEY'RE PRESENTING MAY NOT ADDRESS SOME OF THE CONCERNS THAT ARE EXPRESSED, YOU KNOW, BY RESIDENTS THAT LIVE IN CLOSE PROXIMITY TO THOSE OFFICE WAREHOUSES. SO THEY'VE MADE ATTEMPTS HERE. BUT THESE ARE ATTEMPTS TO MAXIMIZE THE SQUARE FOOTAGE THAT THEY NEED ON THE DEVELOPER SIDE, AND NOT NECESSARILY WHAT THAT EXPERIENCE WILL BE FOR THOSE RESIDENTS THAT BACK UP TO THIS PROPERTY. SO WHAT DO YOU WANT FROM ME? WELL. I DON'T KNOW WHAT TO DO. I MEAN. DO WE HAVE TO MAKE A DECISION TONIGHT? ARE WE JUST WE POSTPONE THIS ITEM OR TABLE IT? I MEAN, THE COMMISSION HAS THE OPTION TO POSTPONE CONSIDERATION OF THE ITEM, THIS SPECIFIC ITEM, UNTIL THE MARCH AGENDA THE COMMISSION SEES FIT FOR THE PURPOSE OF ALLOWING STAFF TO WORK. OKAY. IF IF WE WERE TO. FORWARD IT TO CITY COUNCIL WITH THE POSITIVE RECOMMENDATION, WITH THE REQUIREMENTS THAT THE APPLICANT MEET ALL THE BUFFERING AND STUFF LIKE THAT, WOULD THEY BE THEN REQUIRED TO INCLUDE THOSE CHANGES BEFORE CITY COUNCIL SEES IT OR DID? BECAUSE BASICALLY IT IF THEY DON'T OR THAT'S NOT POSSIBLE, THEN IT HAS TO COME BACK TO US. AND THAT'S WHAT I'M TRYING TO DETERMINE. SO I THINK I THINK IT WOULD BE BETTER JUST TO HAVE US DO OUR WORK. YOU DO YOUR WORK WITH THE APPLICANT, THEN US SEE IT AGAIN WITH THE REVISED SITE PLAN, MEETING ALL THOSE THINGS AND THEIR WILLINGNESS TO DO THAT. YEAH. OKAY. AND THEN I THINK CITY COUNCIL WILL KNOW THAT WE DID OUR PART AND THEY'LL HAVE MORE THAT THEY COULD ACTUALLY VOTE ON. I'M OKAY WITH THAT. SO YOU [00:50:04] CAN WITHDRAW YOUR MOTION AND YOU CAN MAKE A NEW MOTION. THE MOTION TO TABLE THIS ISSUE UNTIL MARCH, GIVING STAFF AND THE APPLICANT ENOUGH TIME TO GO THROUGH UNTIL STAFF, UNTIL THE APPLICANT SUBMITS A NEW PLAN, KNOWING THAT STAFF'S ULTIMATE RECOMMENDATION ON ZONING. I TOTALLY RESPECT, BUT LET'S SEE IF WE CAN CONTINUE. IT WOULD BE THE. THE IF WE WERE TO GO FORWARD ON THIS. THESE ARE THE THINGS THAT NEED TO HAPPEN. OKAY. WE DON'T AGREE WITH IT. BUT YOU KNOW, TO PROTECT THE RESIDENTS AND EVERYTHING LIKE THAT, THAT WOULD BE A AT LEAST SOMETHING THAT WE WOULD PROBABLY ON OUR SIDE DO DUE DILIGENCE WISE, BE OKAY WITH IT. OKAY. SO WE HAVE A MOTION TO DO THAT. AND WE HAVE A SECOND. ANY FURTHER DISCUSSION OR QUESTIONS. ALL RIGHT. LET'S VOTE PLEASE. THAT MOTION CARRIES. THANK. ALL RIGHT. THANK YOU VERY MUCH. AND I BELIEVE WE WERE DOWN TO ITEM 13. MOTION TO ADJOURN. SO MOTION SECOND VOTE PLEASE. COMMISSIONER BOLDEN, IF YOU COULD VOTE PLEASE, PLEASE. HE'S TOO BIG TO TELL HIM WHAT TO DO. SO PATIENTLY. WAIT. WHERE'S WHERE'S THE JEOPARDY CLOCK HERE. SORRY. COMMISSIONER BOLDEN, COULD YOU VOTE, PLEASE, TO ADJOURN THE MEETING? VOTE FOR HIM. THANK YOU. * This transcript was compiled from uncorrected Closed Captioning.