[0:05] All right.
[0:12] » Good afternoon everyone and thank you
for being here especially on a Saturday.
[0:17] Um I know logistically we were a little
bit challenged with park council
[0:24] chambers. Fact is, I didn't want to sit
there if we had 100 people show up and
[0:28] tell 15 people they couldn't commit the
change.
[0:31] » So you can't hear
[0:39] this.
[0:43] » So I what I was saying was um the
logistics we were trying to figure out
[0:48] because we have a capacity issue town
hall. So if we would have had more than
[0:51] 85 people, we would have had to turn
some folks away. We didn't want to do
[0:55] that. So, um, today is about sharing
information, providing some clarity, and
[1:00] walking through a conceptual discussion
regarding the property at 407 and
[1:04] Simmons Road, which we'll refer to from
here on out as the direct retail
[1:08] partners development. Before we get
started, I want to briefly outline how
[1:14] today will flow and also thank you for
being here. First, a sincere thank you
[1:18] to Oak Chapel Bible Church for
graciously allowing us to use their
[1:22] facility, especially during a very busy
holiday season. We truly appreciate
[1:26] their hospitality and willingness to
support this meeting. Today's discussion
[1:30] is conceptual. I'll begin with a few
opening remarks as mayor, then we'll
[1:34] hand things over to the development team
from direct retail partners. After their
[1:39] presentation, we'll allow time for
highle conceptual questions and
[1:42] discussion. And out of respect for the
church and their scheduled activities,
[1:47] we do need to conclude and exit the
building prior to 300 p.m. And we
[1:51] appreciate everybody's help in keeping
us on schedule.
[1:56] » Thanks.
[2:00] » Before we talk about any ideas for the
future of this site, it's important to
[2:04] be very clear about where things stand
today.
[2:08] This property is not currently zoned for
commercial use and no zoning approvals
[2:13] have been granted. It remains primarily
zoned act one and act two and any change
[2:18] no matter what the type of development
would have to go through the full public
[2:23] process required by law. That includes
formal applications, posted agendas,
[2:29] public hearings before the planning and
zoning commission and final
[2:33] consideration by the town council.
No previous mayor, council, or
[2:38] commission have approved commercial
zoning for this property.
[2:43] Over the past several years, certainly
the last five, and even earlier, there
[2:47] have been ongoing conversations at a
high level about the long-term future of
[2:52] this land.
Earlier this year, the family that owned
[2:56] the property contacted the town to
explore selling it as a single track. In
[3:03] the past, it was always discussed that,
well, maybe they're going to sell off
[3:06] this, but keep the house, and so on and
so forth. And when uh prospective
[3:10] developers would come in, they were kind
of more interested in all of it versus
[3:13] part of it. Um, so the town has been
consistent with what we share, and we
[3:19] don't make any promises. Every
prospective developer has been told the
[3:24] same thing
[3:30] and I know David can attest to this. If
the land were to develop residentially,
[3:35] we explained to all prospective
developers, it would have to be minimum
[3:40] 1acre lots would be required and
multi-tenant and multifamily housing
[3:45] would not be permitted.
The town would not offer any tax
[3:50] abatements.
The town does not have funding to invest
[3:54] in the development of the site.
Any mixeduse or business development
[4:00] would require the developer to
independently secure and fund wastewater
[4:05] or sewer capacity. Proper
drainage capture and mitigation would be
[4:11] required to protect neighboring
properties including Kut estates and the
[4:16] Broly property and all drainage
solutions subject to town standards and
[4:21] review. So these are the discussions
that we would have when we would get
[4:24] these inquiries.
No buildings taller than two stories
[4:28] would would be required. If you wanted
to go above two stories, you would need
[4:34] to allow for additional fire protection
resources, potentially including new
[4:39] equipment for the Double Oak Volunteer
Fire Department.
[4:42] Double Oak is a dark sky community and
lighting standards will be enforced.
[4:48] Traffic access would need to be
primarily oriented to 407 and not
[4:52] surrounding neighborhoods.
In most cases, those inquiries never
[4:57] went anywhere and no follow-up occurred.
All preliminary conversations regarding
[5:02] utilities,
[5:07] especially wastewater, were exploratory
only and did not represent approval,
[5:12] commitment, or predetermined outcome.
What's being discussed today is
[5:18] conceptual.
No applications have been filed, no
[5:21] zoning changes have been requested, and
no decisions have been made by any
[5:26] entity of our town.
As approved by town council a few
[5:30] meetings ago, the town has engaged an
outside city planner to assist with the
[5:35] future planning and to ensure any
potential requests are evaluated
[5:39] consistently and professionally. Randy
Rivera is sits right over here at the
[5:44] corner and she is that person um that
will be working with us on uh this
[5:49] project.
Over the past two weeks, preliminary
[5:54] discussions have taken place to outline
what steps a developer would be required
[5:58] to take if they choose to move forward.
Obviously, that's our meeting from two
[6:02] weeks ago. Direct Retail Partners has
prepared some initial conceptual
[6:07] architectural ideas which are being
shared today specifically to gather
[6:11] citizen input and feedback early in the
process. They have also had some
[6:16] meetings with some of the homeowners
that live in and around the property.
[6:22] This meeting is intended to provide
transparency,
[6:25] share information, and listen. Any
future requests would still be required
[6:29] to be formally submitted and reviewed
through the town's established planning,
[6:33] zoning, and public hearing process, just
like any other project.
[6:41] It's also important to understand why
this property matters from a longerterm
[6:46] planning and budgeting perspective.
Development, if proposed, approved, and
[6:51] ultimately built, could contribute sales
tax and commercial property tax revenue
[6:56] to the town. Unlike residential growth
alone, non-residential development can
[7:02] help broaden the tax base and reduce the
reliance on homeowners to carry the full
[7:07] cost of municipal services. As shown on
our boards up here when you all get to
[7:12] take a look, um double oak still remains
at or very close to the top of the
[7:19] lowest property tax rates in our
surrounding towns and cities. that
[7:23] reflects years of careful budgeting,
conservative financial planning. As
[7:27] costs rise and infrastructure needs
grow, however, maintaining that position
[7:32] becomes even harder.
Thoughtful, wellplanned development, if
[7:36] approved, can help support essential
services while helping keep residential
[7:40] property tax rates as low as reasonably
be reasonably possible.
[7:45] None of this is a promise or a
prediction. Any potential benefit
[7:50] depends entirely on what is proposed,
how it performs, and whether it is
[7:54] approved through the public process.
[snorts]
[8:01] Our responsibility as town government is
to balance community character, fiscal
[8:06] responsibility, and transparency. The
concept being shared here today is
[8:10] intended to provide context and
understanding only and does not
[8:15] represent a commitment by the town or an
approval of any kind. To help everyone
[8:20] better understand the developer involved
in this early conversations,
[8:24] I'd like to briefly introduce Direct
Retail Partners. Direct Retail Partners
[8:29] is a privately held commercial real
estate development firm with more than
[8:33] two decades of experience in retail and
mixeduse projects primarily across the
[8:37] southwestern part of the United States.
Founded in 1997, the firm focuses on
[8:43] developing, acquiring, and managing
well-located commercial properties,
[8:47] including projects comparable in size
and scope to the approximately 23 acre
[8:52] track being discussed here in Dubo. The
firm is led by David Watson, a founding
[8:57] partner and ex who has extensive
experience in commercial real estate
[9:02] development, investment, and long-term
asset management. And also by Chris
[9:06] Hips, a senior partner with deep
expertise in retail development, leasing
[9:11] strategy, and project execution.
Together they bring decades of hands-on
[9:16] experience guiding midscale projects
through planning
[9:24] planning entitlement construction while
working collaborative with the local
[9:28] collaboratively with local governments
and communities.
[9:32] With the background that I just uh
shared with you, I would like to
[9:35] introduce David Watson and Chris Hips
and invite them to walk through the
[9:39] conceptual ideas they're exploring for
this site.
[9:44] Thank you, mayor. Appreciate it. Mayor,
>> I have kind of a loud voice. Can y'all
[9:50] hear me without that microphone?
>> Not very well.
[9:53] » Go ahead.
>> That's the first time I've ever been
[9:57] told that. Um,
um, so our our firm is Direct Retail
[10:03] Partners and uh we've been active uh in
this business since 97. Um, we've been
[10:10] real active in this trade area since
2002. And so I thought I would just kind
[10:15] of give you some of the projects that
we've done. So rather than listening to
[10:18] me talk, you can actually see what we've
what we built over the years. So, um, I
[10:23] think the first project we built was the
Target Center up at $24.99 and 407. Um,
[10:29] at that time, the community of Flower
Mount was very interested in in a
[10:33] shopping center that looked that didn't
look like it was new. They wanted
[10:36] something that looked older that uh had
been there for quite some time. And so
[10:41] you can kind of see that architectural
theme through that development. Um we
[10:45] went across the street after that and
built the Lowe's anchor shopping center.
[10:49] And when that center was constructed,
town very much wanted sort of a ranch
[10:53] theme about it. They were concerned
about water. So we put that sistern and
[10:57] sort of water tower in the back. Um
after that we went down and built the um
[11:02] Robertson's Creek Center. Um just just
on Dixon at 24.99.
[11:08] Um um so that totaled about a million
and a million3 and square feet at that
[11:14] intersection. The Robertson's Creek at
the time the the owners wanted to
[11:17] memorialize the other owners of the
community that that had owned land in
[11:21] the area. So we have a little thing
called Heritage Walk that goes through
[11:24] that property. Please
>> sorry we get to the microphone because I
[11:27] can't hear you.
Um yeah, so um that project we um we did
[11:35] a little a thing called the heritage
walk where we put some obelisk in the
[11:38] property and put um um panels up that
talked about how um the families that
[11:44] owned the property. We also built the
Tom Thumb Center um over in front of
[11:48] Bridlewood um back in the day. Um, and
so, uh, that along with Highland Court,
[11:55] which is a residential community on
Rippy Road. So, I think that's six
[12:00] projects in the area, and I just want to
go through them, not because we did six
[12:04] projects, but because you can kind of
see, you know, the quality of our
[12:08] product or lack thereof based on your
opinion. Um,
[12:13] so, as the mayor shared, we're early on
here. Um, we've contracted to purchase
[12:19] the property. Um it's a difficult piece
uh just to be honest with you. Um as you
[12:26] know it does not have sanitary sewer and
for many um that just precluded any
[12:32] development interest whatsoever. Um we
had some clients some grocery clients a
[12:37] couple of them that were expressing
interest in the intersection. So we kind
[12:41] of sunk our teeth into it a little bit
and we were able to locate sanitary
[12:45] sewer in Lantana across the street. Um
we've spent I don't know about 20 grand
[12:52] with the city trying to understand
[clears throat] um how much capacity
[12:56] there is in the sanitary sewer line and
it's been determined that there's enough
[13:01] capacity to handle our development and
the folks in Lantana have been really
[13:05] really cooperative um uh with us kind of
excited about another food store. Um
[13:12] so that along with um the the the
current topography I guess um from
[13:20] Simmons Road moving west the land falls
20 ft.
[13:25] So that's a pretty dramatic drop. And so
you'll see um in order to manage the
[13:31] storm water we had to come up with a
grading plan and and two two rather
[13:35] large storm water ponds. And the what
the stormwater ponds do without getting
[13:40] into a bunch of engineering detail is is
basically it holds the water that's
[13:43] generated by the development in those
ponds and releases it out of those ponds
[13:48] just as if the development wasn't there.
So it it the water flows downstream at
[13:54] the same rate that it would as if it was
just natural land. That's the permanent
[13:58] that's the purpose of those storm water
pumps.
[14:01] Um I don't want to talk a whole bunch. I
mean I'm happy to kind of show you.
[14:05] Chris, you want to direct as I talk a
little bit?
[14:09] » Um,
>> so these are the storm water ponds.
[14:11] One's at the southwest corner. This is
the Broly track and there's the pond.
[14:16] And this our other
>> This is one storm water pond at the
[14:20] southwest corner of the site just to the
north of the Browley Farms storm or
[14:26] retention pond. And then our second
retention pond as you see here is
[14:30] located parallel to it. So those are the
two areas that David was talking about
[14:34] where when storm water starts to run off
the site obviously east to west given
[14:37] the fall where that storm water is
captured that's being generated from the
[14:41] development.
>> The balance of it you can probably see
[14:45] um 407 obviously goes across the top and
that's Simmons Road running north and
[14:49] south. The eastern half of it if you
will is the grocery store in the box and
[14:55] um then that shallow bait up retail just
to the east. It it it won't look very
[15:00] dissimilar. um or it looks very similar
to um brute or ran in 1171 if you wanted
[15:06] to see what the product looked like kind
of a similar size building and a similar
[15:10] size grocery store that tom that tom
there and the retail building associated
[15:14] with it. So it'll give you a scale and
idea of what what that looks like. The
[15:19] three sites across the top are simply
pad sites. Um people that would
[15:23] typically be found there are banks,
restaurants, Chick-fil-A, Chipotle,
[15:28] people like that. So, those are those
three sites right across the front of
[15:32] 407. The other two buildings are just
other commercial buildings. Um, they're
[15:37] a little bit different in that they
provide um additional showroom or
[15:42] additional storage. We do that by making
them a little bit deeper. Retailers like
[15:47] um furniture stores, appliance stores,
flooring companies, Marble and Tile,
[15:54] Sherwin Williams, Leslie's Pool. Those
are the kind of people that you would
[15:58] find in those buildings. So, we want to
kind of give you a feeling for the
[16:01] tenants that would be there.
Um,
[16:06] I don't know really I don't want to
these are three different styles of
[16:10] architecture. Um, you know, you can
y'all are very familiar with the Target
[16:14] and Lowe's and familiar with the Tom
Thumb. So, you can at least see um the
[16:19] care we put in those back in the day.
Um, I don't know that any architecture,
[16:24] unless you looked at it, said we really
like that or a group said they really
[16:27] like that. Um, that's 20 years old. So,
um, we felt like we developed it to kind
[16:33] of be timeless, but certainly there'd be
some updates to it. And as we get
[16:36] further into it, if we get further into
it, um, you know, we're happy to share
[16:41] what those ideas are.
Um, something to share is we're we're
[16:47] not going to get in a fight. Um, so if a
if the majority of people don't want to
[16:51] do it, then we're not going to do it.
I'm old enough to where I don't need to
[16:54] build another shopping center. Um, if
it's something the community wants and
[16:59] um and we can work together and, you
know, develop it the way you want it,
[17:04] um, I can I can assure you that we have
the aptitude to do what we say we're
[17:07] going to do. And I'd like to think that
the amount of development we've had in
[17:10] the area confirms that. But if y'all
don't want it, the town doesn't want it,
[17:15] we're gone. You won't hear from us
again. We just simply thought that
[17:19] because we had two quality food stores
interested at the intersection and
[17:23] knowing the quality of those food
stores, we're going to be able to
[17:26] attract tenants like the tenants at
Brattlewood out in front of Brattlewood
[17:30] at Brute Nor in 1171. We thought most
communities, not necessarily this
[17:34] community, but most communities like
that. It's class A grocery anchor
[17:38] development that's going to attract
quality neighborhood service tenants and
[17:42] likely quality banks and restaurants on
the pads. Um, and so you you there's not
[17:49] going to be any hostility from us or
anger or anything like that. So just um
[17:54] if y'all want to have a discussion and
ask any questions about it, we're pretty
[17:57] much an open book. Only thing I'd tell
you is it's frustrating because there's
[18:00] questions about traffic we've had before
and there's some questions about
[18:04] lighting and those studies have not yet
been done yet, but they'll need to get
[18:08] done um prior to any kind of public
hearing. So, um I'm not trying to dodge
[18:14] traffic questions. There's obviously
going to be additional traffic that um
[18:17] goes through the intersection. Um and I
can kind of if when it comes to
[18:21] lighting, you've had questions about
lighting, I would just encourage you to
[18:24] drive to the Tom Thump Center and see
what that lighting looks like at night.
[18:28] Most developers want to put up really
tall poles with really bright lights on
[18:31] them because that's the cheapest way to
do it. That's not what we're proposing
[18:34] here. And I think if you drive that Tom
Thump Center, you'll see what we're
[18:37] talking about at night.
So
[18:40] without any other comments, um let's if
anybody has any questions, happy to
[18:46] address them.
>> Could Could you um Chris show where the
[18:51] entrance is into the shopping center off
of Simmons?
[18:55] » Yeah. So [clears throat]
um this is Simmons Road 407. This is
[19:01] that lighted intersection. Um there's
obviously a dedicated left-hand turn
[19:04] lane um into Simmons. are the main
entrance that runs across the front of
[19:09] where that grocery store will be or the
food store is right up here. This, if
[19:13] you're you're probably mostly familiar,
that's where that water tower is. And so
[19:18] the um nearest residential lot is
actually kind of south of where that
[19:22] main entrance is to the front of the
grocery store. [clears throat] So that
[19:25] would be that kind of main entrance
drive that runs east west across the
[19:29] front of the grocery store. you know,
probably is the most um that along with
[19:33] the entrance off 407 is the most kind of
we would assume, you know, pending a
[19:37] traffic impact study, the most kind of
traffic area to go and access that
[19:41] grocery store. And the second one, which
you [clears throat] may not be familiar
[19:45] with cuz there's no reason to take a
left turn there now, uh but is the
[19:49] entrance off 407, and that's a left in.
So, there's a dedicated left-hand turn
[19:53] lane here. It's a ride out, a ride in
heading eastbound off of 407 and then a
[19:59] ride out. So, it's a full service
intersection with the dedicated left
[20:02] currently.
>> Can go a little bit further about the
[20:06] Simmons. So, is there actually going to
be an entrance way off of Simmons
[20:10] itself?
>> Yes. Yes. And that's the one I'm sorry,
[20:12] you may not be able to see it here, but
the the main entrance to or one of the
[20:17] main entrances to the grocery store is
off of Simmons. So, does that mean that
[20:21] food trucks, supply trucks, distribution
trucks are going to be using Simmons?
[20:26] » I'm sorry,
>> she asked if she asked if food if uh
[20:31] like 18 wheelers and large delivery
trucks might be using Simmons. And I
[20:35] think the answer would would be yes from
407 to the entrance of the shopping
[20:40] center. Um I think we can legislate and
I don't think a trucker would want to do
[20:44] it anyway, is going to turn south on
Simmons. So yes, from 407 to the rear of
[20:51] the grocery store, there'll be some big
truck traffic.
[20:56] » So then can we assume also that they'll
try to go around that intersection and
[21:00] use Kings Road to come up the other way?
[21:05] » I I I wouldn't I wouldn't assume that.
Yeah,
[21:08] » one one could, but I wouldn't assume
that they're going to take the they're
[21:11] going to take the path that that that
the store dictates in the path that's
[21:15] most convenient. And by far, that's the
most convenient path.
[21:20] » Yes, sir.
>> I can't [clears throat] read the fourth,
[21:23] but what size grocery store?
>> 58,000 ft. It won't be any bigger than
[21:27] 58,000 ft. And put that comparison.
That's the Kroger's double that size.
[21:33] And the the the little top thumb over on
Brute Noran 1171. That's that's that's
[21:38] right at 58,000 ft.
>> Can you check me that size with the the
[21:44] Whole Foods market?
>> I'm sorry.
[21:46] » You know the Whole Foods?
>> Yes, sir. I do.
[21:48] » How big is that?
>> Pretty close. I think that Whole Foods
[21:51] about 48. I can confirm that. That's 58.
>> So that's about that size.
[21:55] » Yes, sir. So, who's which which grocery
store do we need or over here?
[22:01] » I can tell you they're in, you know,
they're in the business to make money
[22:04] and there's two of them that are
interested in which which
[22:07] » I can't tell you.
>> I can't tell you right now.
[22:11] » I'm very familiar with all the grocery
stores. I'm just saying that there's two
[22:14] of them that are interested in this
location. I I cut you off. So, I'm going
[22:18] to go back to you for a followup.
>> Yeah. Um, it's too early to determine
[22:22] whether or not you'll apply for a beer
and wine license.
[22:26] » We're going to need to apply for a beer
and wine license
[22:29] » in order to get a food store.
>> Yes, ma'am.
[22:33] » As I mentioned at an earlier meeting,
that's going to be a backup of cars
[22:39] getting in and out of the grocery store,
which is right across from our house. Um
[22:45] and then thinking of a semi also moving
in turning and backing up to 407. I see
[22:53] [clears throat] that to be problematic
>> and noisy.
[22:57] » Yeah. So that that's a good question.
[23:02] » Can't hear.
>> The question was how are we going to
[23:06] handle traffic basically on Simmons
Road? Um is the traffic going to back up
[23:11] into 407? I'm I'm putting more words in
your mouth than the question was, does
[23:15] it need a del lane? Does it need its own
its own del lane to go into um the
[23:21] entrance off Simmons? Same thing on 407.
If you're if you're eastbound on 407,
[23:26] are we going to need a del lane to get
in so it doesn't back traffic up on 407?
[23:30] So, part of what we do if we decide to
continue is to do a traffic study. And
[23:35] it's somebody the city will approve. Uh,
it's a consultant that comes in. Y'all
[23:40] seen them. They put the wires down and
based on where the uses are and what the
[23:44] uses are proposed to be. These guys are
really, really good at telling you how
[23:49] many how many trip starts will be
generated by the development and how the
[23:53] cars will most likely come in. So, at
each opening, we can tell you how many
[23:57] new starts they're they're planned to be
per day. I know that's hard to believe,
[24:01] but they can do it. They they do it.
>> It's it's it's pretty amazing.
[24:06] » Yes, sir. Are you contemplating a sea
store or G store in one of those pads?
[24:11] » No [clears throat] sir. Um it depends on
which ger goes. Both grocerers want gas.
[24:17] Okay.
>> And that's that small facility right
[24:20] there. Um they have requested, you know,
a larger gas pad with convenience on it.
[24:26] And um I'm I'm being as transparent as I
can with you. We're trying to not do
[24:31] that. And I think ultimately we'll have
the leverage because there's interest
[24:35] from two to say look we're going to go
with the one that doesn't want the big
[24:38] convenience store on the on the endcap
thumb at Bridalwood
[24:43] um or bruton 1171 has a gas station
there if you go look at it that's
[24:49] similar to what we're pushing to have
for here so it would be um six multiply
[24:53] pump dispensers and then a small service
hut is what I typically call it
[24:57] » but necessarily on the corner or in the
middle
[25:00] » point uh here.
>> Yeah. That
[25:04] » and you can orient that in different
ways obviously. So we're working with
[25:07] those grocerers right now to work on
>> thumb kind of has it in the middle.
[25:10] » It does. Yeah. Yeah. And so what we're
we're trying to take what we're trying
[25:15] to utilize right now with the grocery
stores is put it in [snorts] a obviously
[25:19] convenient location for their customers
but not something that takes away from
[25:22] good opportunities for us and the
community from a restaurant, a bank, a
[25:27] retail standpoint. So, we're trying to
retain the best location for everybody.
[25:31] » It seems like more backup of traffic
that kind of corner.
[25:34] » Yes.
>> It's it's just if you drive I mean, I'm
[25:37] not saying it's right, but if you drive
90% of the shopping centers that that
[25:42] little we're just trying to minimize it,
you know, it it ends up sitting on the
[25:46] hard corner.
>> Yes, sir.
[25:48] » Could you talk a little bit about timing
and what your forecast for that would
[25:52] be?
>> Sure.
[25:54] Um it's been pretty slow to date because
we've had to um come up with the grading
[26:00] plan that we talked about and make sure
that the that those um the utilities
[26:05] were available. But if we were to go
forward um it wouldn't be a rush,
[26:11] » but we need to be efficient about going
forward. Um, so timing, um, we'd
[26:17] probably want to be closed late spring,
um, and underway probably
[26:25] July. I'm a little bit guessing, but
that's that's the normal time frame. Um,
[26:30] the reason that there's pace about it is
these food stores are really really
[26:34] active currently. They haven't been
active for a long time, but they're
[26:38] really active now because of the growth.
And so they have so many opportunities
[26:42] that they're evaluating currently that
they can kind of tell, you know, whether
[26:47] by the pace as to whether this is going
to happen or not. And so we just know
[26:50] that you've got to you got to stay up
with their pace. And so they'll expect,
[26:54] you know, a closing and a commencement
kind of like we talked about.
[26:58] » So if you start next summer, how long is
the construction process?
[27:01] » Uh 10 to 12 months. [snorts]
>> How long have you worked on it before
[27:06] the You said it's been slow. Uh we've
been under contract, Chris, you know,
[27:11] July, been under contract since July.
And so Lantana was like, "We we think
[27:17] there's capacity in the line, but we're
not going to go. We're not going to pay
[27:20] to go do it. If y'all want to pay to go
do it." So then we had to find, you
[27:23] know, find somebody that was acceptable
to them and acceptable to us, that was
[27:26] competent to go do all that. So that
took most of the time. And then to grade
[27:30] it, the sanitary sewer and the grade,
you have to they they complement each
[27:34] other. You have to kind of make sure
they work together. So it was it's
[27:37] complicated
it it it a lot of a lot what has to do
[27:42] with those those where those buildings
are located and how they're located is
[27:46] one their marketability and then two how
the how the grading works. Yes sir.
[27:50] » I know you haven't done any traffic
studies but can you give us idea what
[27:53] kind of volume of cars uh is going into
the Tom Thumb Shopping Center?
[27:58] » I don't I I just don't know. I don't
follow it that way. I follow
[28:02] » you built it. But you don't have an idea
of the volume that's going in. I don't I
[28:05] built it. I'm sorry you're disappointed.
I built it 12 years ago,
[28:11] 15 years ago.
>> So, I mean, I don't I have no idea. I
[28:14] can find out.
>> I could be a good idea.
[28:16] » Okay.
>> Yeah. Yes, sir. Yes, sir.
[28:21] » At an earlier meeting, uh part of the
discussion that came up was uh the wall
[28:27] between 407 and Simmons, running down
Simmons. How far would that go? You
[28:34] know, that's one of the fun things we
can work on, especially if that's
[28:36] » We're real concerned because that's our
property.
[28:39] » Yeah.
>> People walking and you said there's
[28:41] going to be a sidewalk, too.
>> Sidewalks.
[28:45] » Yeah.
>> We all get to be on both sides of
[28:47] » Yeah. We can we can do it any
[clears throat] way you want. So, that's
[28:50] that's what's fun about these meetings.
I mean, I I encourage you to drive Rippy
[28:54] Road um and see and see um see that wall
in the landscaping and the meandering
[29:00] path that So, we we can do it that way
where you don't see anything or we can
[29:05] do it lower. It's it's just interaction
what you want to look at. And
[29:09] » see, we don't want to see anything
putting a 7 foot wall on one side of
[29:13] Simmons. We'd like a 7 foot wall on our
side. So
[29:18] » we're not getting all the noise bouncing
off that large wall back into our our
[29:22] property.
>> Okay.
[29:23] » And pedestrians.
>> That's not prohibitive. I don't think
[29:27] we'd have to get into the design of it a
little bit.
[29:30] » Yes, sir.
>> Couple more questions [clears throat] on
[29:33] your perspective tenant here.
>> Is this site in competition with other
[29:37] sites they're looking at in 407 area?
>> Sure.
[29:42] » Sure.
>> So time is nearly over. Yes, I think is
[29:45] where we go here.
>> Time time is of the essence, no doubt.
[29:48] » And what is your game plan longer term?
Do you're obviously a developer and get
[29:52] it up on lease, but do you sell the
property? Are you are you guys long-term
[29:55] owners?
>> Sometimes we have a portfolio of a
[29:58] couple of million feet of retail that we
own. Um we don't have to own it forever.
[30:03] Um the market goes up and down, prices
go up and down, rent goes up and down.
[30:07] We kind of let the market or the retail
space speak for itself as to when might
[30:12] be a good time to sell it or when not.
>> I guess the grocery store tenants going
[30:16] to want 24/7 hours, aren't they?
>> I I think so.
[30:20] » Well, there's a chance maybe not.
>> Yeah, I think so, though. I would I
[30:24] would I would agree with you.
>> How about the the other pads? But most
[30:27] of those will be closed by 9:00, 10:00.
>> There's not going to be any 247 pads.
[30:33] » Okay.
>> Somebody I got in the background. Yes,
[30:36] ma'am. Uh all the way I'm sorry. Okay.
Go ahead, sir.
[30:40] » How will this affect
if at all?
[30:44] » Living
>> living. Excuse me.
[30:46] » It's gone.
>> What was the question?
[30:47] » Are they gone?
>> Yes. Okay.
[30:51] » Yes.
>> In your development at this site, is
[30:55] there any retail for those sites
[clears throat]
[31:00] uh that would not be that y'all do not
consider?
[31:06] Do you have any exclusions as to what
would definitely not be considered?
[31:12] » Do you have anything that that you would
suggest that you because that may be an
[31:16] easier way to go about it.
>> Well, you know, typically you would talk
[31:19] about liquor stores.
>> Yeah,
[31:22] » we talk about um
>> there won't be a liquor store there.
[31:25] » Adult orientated.
>> What?
[31:27] » Adultoriented.
>> Not going to be [clears throat] any
[31:29] adult oriented prohibited.
>> No massage parlor,
[31:33] » no vape shops.
>> Yeah. So the the grocery cares about
[31:37] that just as much as we do. [laughter]
The grocery cares about that just as
[31:41] much as we do. And so when we enter into
the agreement with the grocery store, we
[31:46] execute and record against the property
a noxious use, prohibited use list,
[31:51] which is everything that we don't want
to see at the property. And so we
[31:53] mutually agree on massage parlor, you
know, liquor stores, sexually oriented
[31:57] business, vape shops. So we agree on
that and we actually record it against
[32:01] the property. So, it's not just you
can't lease this. It's actually
[32:04] recorded. So, it runs with the land.
>> So, it'll be a public record. So, you
[32:07] could we'll give you a copy of what what
it says.
[32:10] » Deed restriction.
>> Oh, absolutely. It runs with the land
[32:13] with the deed.
>> Uh yes, ma'am. All the way in the back.
[32:18] » So, have y'all close on this yet or is
this still contingent?
[32:21] » No. No, we've not closed.
>> Okay.
[32:23] » We're just under contract.
>> So, you will then purchase it and then
[32:26] start developing it.
>> That's correct.
[32:27] » Yes, ma'am.
>> Okay. So, we do all the uh traffic
[32:31] studies and things before you close on
the property.
[32:33] » Oh, yes, ma'am.
>> Yes.
[32:34] » Okay. And before the public meeting?
>> Uh, yes. If it's if it's We're not going
[32:41] to like try to put the traffic by you.
We're going to all know what the traffic
[32:45] is before um we agree or disagree.
>> I have some friends that literally live
[32:51] right there on the corner, right there
by that Wonder Tower. And I mean, this
[32:54] is going to change their entire life.
>> Yeah. I understand
[32:58] » and I feel for those people
>> are your children.
[33:02] » We do too.
>> Yes, ma'am.
[33:06] » Okay. Would you clarify on that map
because I'm very confused. First of all,
[33:11] can you with your finger go around all
the property that you would be buying or
[33:17] whatever?
>> Yeah. Yeah. So, if the green's kind of a
[33:21] good area because that's our landscaping
and our buffer zone. So, if I take it
[33:24] here and I'll run across 407
all the way to Simmons. We do not own
[33:29] that little corner, which is low
currently. Um, down south on Simmons,
[33:35] west across the Broly property, north
across the Broly property,
[33:39] west, and then north again. So, that's
entirety of the track. That's the full
[33:43] » 23 acres.
>> And then those, it's hard for me to see
[33:47] from here to the upper part of the
grocery store. Is that parking
[33:53] » here?
>> Yes.
[33:54] » Yes, ma'am. That's parking.
>> Okay. And then what about to the left of
[33:57] that? What would all that be?
>> Um, this is this would be parking here,
[34:02] service area here, um, green space with
detention,
[34:07] uh, truck service area here, and then
parking here.
[34:11] » The buildings are outlined in color.
Most everything else is parking
[34:16] » except except the things that are blue
and those were are the storm water
[34:20] detention ponds.
>> Right. So underneath the two yellow at
[34:24] the top
>> are those buildings there. Yes. Right
[34:27] there.
>> That's just it's just parking.
[34:30] » Okay. Now all that even with the black
line there is all parking.
[34:33] » Yes, ma'am.
>> Okay. Thank you.
[34:35] » Sure. Thank you. Yes, sir. Oh, I have a
question about the um the two properties
[34:42] that you described as large retail
um like furniture stores, things like
[34:49] that. So, there's two of those I believe
that are outlined.
[34:52] » Correct.
>> Okay. And one closest to the left.
[34:55] » Um yes, that one.
>> Our property abuts that property there.
[35:00] Correct. Actually, right on 407. We have
a There you go. And so, uh, we're kind
[35:06] of curious. I mean, we've got specific
issues. I might bring them up, but, uh,
[35:10] we'd be concerned what about probably
the height of the buildings. So, earlier
[35:14] the conversation was mentioned about,
uh, when the mayor was speaking that it
[35:18] was, uh, cap their two uh, twotory
building.
[35:22] » Correct. is do you see in any of these
uh potential uh
[35:28] sites or or uh retail outlets that would
want uh what's the approximate height of
[35:35] those buildings?
>> The approximate height of a of a grocery
[35:39] store is about 29 ft.
>> So, um those those buildings will be
[35:45] about that size, no higher than that.
And if I if you're worried about seeing
[35:49] them, I think, and worried about hearing
from them, um there's a drawing that we
[35:53] can do. We're just not there yet, where
we can put someone standing in whatever
[35:58] position in your yard that you're
worried about and then we can put the
[36:03] finished grade and then put the building
up and you can see what you'd be able to
[36:07] see of the building.
>> Okay.
[36:09] » It'll be very accurate.
>> Question.
[36:12] » Yes, sir. You guys have the experience
with all that pavement as opposed to
[36:17] open field.
Now, of course, if we have an inch of
[36:21] rain, it's going to be an inch of rain,
whether it's open soil or park pavement.
[36:28] What is the
what's your feeling for the in the
[36:33] increase in runoff on pavement versus
[clears throat] what is there now?
[36:37] Because that water is all going to flow
south.
[36:40] » We're very very aware of that. Okay.
>> So, how Chris, how big are those two
[36:44] storm water pumps? [clears throat]
>> This is probably an acre and a half and
[36:49] that's probably close to two acres.
>> So, it's 3 and 1/2 acres that we're
[36:54] buying that we're putting in detention.
Um, so that's a pretty serious
[36:57] commitment. Um, not to mention the cost
of the detention. It's it's not easy.
[37:02] It's not hard to find, you know, what
the rules are. Um, the mayor mentioned
[37:06] them earlier. So that whole design, the
whole gra grading design and the whole
[37:11] size of those ponds, I just don't come
up with that. A civil civil engineer
[37:15] does that. And the whole um plan is
based on a 100redyear flood. And that's
[37:20] a pretty standard uh it's a very
standard um criteria that you solve to.
[37:26] So in in unless there's a 100redyear
flood, [clears throat]
[37:32] whatever however it rains, however fast
the water runs off the concrete, the job
[37:37] of those um 3 and 12 acres of storm
ponds is to hold that water and release
[37:42] it at the same pace as if the property
wasn't developed.
[37:48] [clears throat]
>> As if it's as as if the property is like
[37:52] it is now. Correct.
>> Feel correct. That's the requirement.
[37:57] Okay, I have to think about that.
>> Yes, sir.
[38:00] » Um, you may have answered this. I'm not
hearing that well, but how many parking
[38:03] spaces on this is this?
>> Um, it's a good question. Um, because
[38:08] it's different uses require different
spaces
[38:11] » based on this design. How many parking
spaces?
[38:14] » It that different uses require different
designs. So if it's a if it's a
[38:20] furniture store, you know, it it
requires a lot less parking than maybe
[38:24] another type store. So it's hard to be
exact, but I can give you a relative
[38:28] ratio. So for the retail on the east
side, it's about four per thousand. Four
[38:34] parking spaces for every thousand square
ft. On the western side, because those
[38:40] users usually aren't as parking
intensive, it's about two per thousand.
[38:46] » Okay. Okay. And I have another couple
other quick questions. Um, have you done
[38:49] an independent appraisal on the impact
to market values of the homeowners
[38:55] around this?
>> No, sir.
[38:56] » And are you going to do that?
>> I hadn't planned on it, but if that's
[39:01] something y'all want to see
>> going to sign significantly impact the
[39:04] people that live
>> up and down Simmons. I mean, a lot of
[39:07] people live in double O far away. Yes.
And this may sound like a great idea
[39:12] because you can get to travel to a
grocery store, but the people that are
[39:15] going to be impacted by the traffic from
South Simmons, I don't care what you
[39:19] say, people are going to come up that
way. It's a shortcut. They're already
[39:22] doing it.
>> And if you build this, you they're not
[39:26] going to drive around. They're coming up
Simmons.
[39:29] » I didn't disagree with that.
>> And this is going to negative impact on
[39:32] all the property values up and down
Simmons Road and specifically around
[39:36] this area. This is a This is not a
positive to market value. Nobody I
[39:41] didn't move into double O
>> to live across the street from a giant
[39:44] grocery store complex.
>> I here because I want a quiet community.
[39:49] » We have to bear that in mind. What about
tax benefits? They're vaguely promising.
[39:54] » Who's who's they
>> are not going to offset the loss of
[39:57] property value?
>> Not can I follow up on that?
[40:00] » There is going to be additional traffic
no doubt up and down Simmons and that's
[40:04] » is a negative impact on property. I
guarantee you that.
[40:07] » Okay. I would disagree with you. Just
>> work in real estate and I know people
[40:11] don't go find me a property directly
across the street from
[40:15] » I don't think either one of us could
tell you what's going to impact property
[40:17] value.
>> I just want to follow up on that. I I
[40:19] actually live right on Simmons right by
that.
[40:22] » Yes, ma'am.
>> Um and we already in the mornings have a
[40:24] problem getting out of our driveway with
the traffic amount that's coming in.
[40:28] » Sure.
>> I can't imagine having all that retail
[40:31] and the traffic is going to cause.
>> Is there talks of possibly widening?
[40:35] Yes.
>> Oh, see that'd be horrible, too.
[40:37] » Yeah,
>> that that's our yard. That's literally
[40:39] we own up to the to that street.
>> So, that would affect my my house, my
[40:45] yard, my everything.
>> No, it wouldn't be on your
[40:48] » trucks delivering goods.
>> It would. [clears throat]
[40:50] » So, the cemetery that has talked about
or would have based on the traffic
[40:54] impact analysis would really be along
our frontage here.
[41:03] » Just just to be clear, it wouldn't
affect your properties as as the size of
[41:08] your property if there were improvements
made and that's when I said are you
[41:12] considering widening the road in if the
traffic study comes back like we think
[41:17] it does and there's going to be
additional traffic on Simmons then one
[41:20] of the ways that you defer that traffic
is with that dedicated right-hand turn
[41:24] so they would add a lane in to the
grocery store so whether you agree with
[41:28] that don't like it or whatever I just
wanted to be clear they're not going to
[41:31] be taking property from you as as the
road expandes if If the road expands,
[41:35] » you're waiting for the mic around. We
can't hear you. Put the mic up to your
[41:39] lips to talk. I can't hear you when you
got using it as a pointer.
[41:45] » Yes, sir.
>> Thank you, Mr. Have you done your
[41:49] geotechnical work on the site?
>> I'm sorry.
[41:52] » Have you done your geotechnical work on
the site?
[41:56] » No, sir.
>> Didn't think so. What is the water table
[41:59] there? Do you have any idea?
>> No. No idea. Uh, have you talked to
[42:03] adjacent land owners about that?
>> We've talked to some adjacent land
[42:06] owners about the water runoff, but we
haven't talked about the water table.
[42:10] » So, you don't know where that is?
>> No, sir.
[42:12] » And the petroleum record uh for that
particular
[42:17] property and adjacent properties?
>> Petroleum record in what regard? Is
[42:21] there a is there a empty well or
something like that?
[42:24] » Has there been any exploration in the
site?
[42:26] » Not to my knowledge.
>> Adjacent to the site?
[42:29] » Not to my knowledge. You haven't done
your homework,
[42:31] » right? We have it. We want to have this
meeting first before we do that.
[42:35] » Drill pad
>> that was drilled there about what 15
[42:39] years ago.
>> Yeah.
[42:40] » It was nonproductive. So, it was
abandoned plugged.
[42:45] » It's on the um it's right off of
Simmons. It's going to be on the south
[42:49] corner of that property. There was a a
gas well drilled there
[42:56] » and it was only on a location for maybe
five years before they plugged and it
[43:00] » Thank you.
>> Question on ordinances. It may be
[43:04] premature. Are there any current double
ordinances that you expect that you're
[43:09] going to have to request a waiver on?
>> Kendra, you have any answer to that? I'm
[43:15] not aware of any. commercial
>> use
[43:21] commercial.
>> So the
[43:24] » Kendra and your consultant would will
would work together on behalf of the
[43:29] city and us to come up with a plan
development. So that plan development
[43:33] would have specific standards in it. So
it's not going to be a blanket
[43:36] commercial zoning. So there would be a
negotiation, I guess, if you will, as to
[43:42] what goes in those standards.
Yes, sir.
[43:47] » I just curious about the development of
the property itself. So, when you build
[43:51] something like this, do you build the
grocery store first and build the other
[43:55] buildings later or is it all done at the
same time? What would you what would you
[43:59] foresee in that?
>> Yeah. And so, it's all it's most of it's
[44:04] market driven. So, when there are users
available that are quality users for the
[44:09] pad sites, then we'll execute and move
forward with those. I can't tell you
[44:12] when those show up. It's usually pretty
soon and so it's usually done in conj in
[44:16] conjunction with the initial
construction of the grocery store and
[44:20] the shopping center. The grocery store
and the retail space will go together.
[44:27] » Yes, sir.
>> Um two quick question. Are the utility
[44:32] companies in tune with what you're
trying to do here both serve and the
[44:35] water company?
>> They they they will be. Again, this is
[44:39] so preliminary. I just we that's the
best guess we've got. But all that tech
[44:43] dot's going to have to look at this. All
the utility companies have got to look
[44:46] at it. So there we just haven't gotten
to that point yet.
[44:49] » Are you all contemplating any other
developments up and down 407? It would
[44:53] have a similar concept to it.
>> No sir.
[44:55] » If this doesn't work out.
>> No sir.
[44:56] » Okay.
[clears throat] Yes.
[44:59] » Would that other entrance that you
talked about off of 407? Would that be a
[45:02] light there or is that unprotected
>> here?
[45:05] » Yeah.
>> I I doubt that we're going to get
[45:08] another light from Texot there.
>> Yeah. cuz then that that pushes more
[45:13] traffic in on Simmons then unless you're
coming from the west, you know, but a
[45:17] lot of people are not going to take an
unprotected left turn,
[45:20] » right?
>> So, cuz people come down that road
[45:24] » 55 miles an hour and there's a hill
right there, too. So, it's limited
[45:28] visibility. If it were me, I would go
down Simmons cuz I wouldn't feel safe
[45:31] taking a left turn there.
>> So,
[45:34] » thank you. I think that's just I think
that's where a lot of concerns are going
[45:37] to be is it feels like most of the
traffic is going to be pushed in on
[45:40] Simmons and for residents that take that
on a normal commute or whatever that's
[45:46] it already backs up at that white.
>> So that's that's just the challenge.
[45:51] » Thank you. How far
>> why are we being asked to express our
[45:55] preference [clears throat] on the
architectural design at this point? We
[45:58] were handed a sticker when we came in
there. This is conceptual preliminary.
[46:02] Why are you asking that of us? Um
>> what's the point of that?
[46:05] » It's usually it's usually a topic of
conversation like people will ask some
[46:11] point
>> someone will say what does it look like
[46:14] it speak
>> I'm trying to trying to answer I'm
[46:16] trying to answer your question. I'm
trying to answer your question.
[46:19] » It speaks to credibility. If I if if if
if if
[46:24] someone was up here and I was in your
seat and they were telling me that they
[46:28] were going to develop a shopping center
or suggesting to me that they were going
[46:31] to develop a shopping center.
>> Sure. And if I didn't talk,
[46:36] » all I all I wanted to do was show you
examples of what it might look like.
[46:43] » It typically it typically comes up
>> preference at this stage. Makes no sense
[46:47] » because we care about it. applied
support for a project saying, "Oh,
[46:51] [clears throat] we vote for this
already." And we don't. We haven't. And
[46:55] I I sense a tone that when I walked in
here, it made me
[46:59] » I'm sorry that
>> question.
[47:01] » If if y'all don't want to do it, we're
not going to do it. I'm sorry for the
[47:03] tone. We're I'm trying to be as open as
we can be. And if the if the majority of
[47:08] people if the majority of people don't
want to do it, we're not going to do it.
[47:11] » Unless you live three blocks away, sure,
it's wonderful for you. But anybody on
[47:15] Simmons Road, the way this is, this is a
disaster.
[47:19] » Yeah.
>> This is not our lifestyle. This is not
[47:22] This impacts the quality of all of our
lives. And we do not want this just like
[47:26] we didn't want the helicopter pass.
>> Amen.
[47:29] » And this is being shoved down our
throats again for your benefit and
[47:32] profit. Great. You're a developer. I I
understand you want those things. And
[47:36] whoever else is benefiting that is not a
resident of Double Oak.
[47:41] » We're not shoving anything down
anybody's throat. I opened with if y'all
[47:44] don't want it.
>> No.
[47:46] [clears throat]
>> Any other questions?
[47:49] » Yes, sir.
>> So, something is going to go on this 23
[47:52] acres
>> and this may be the best we get.
[47:56] » So, that has to be that has to be taken
into consideration. So, let's let the
[48:01] man talk and make his presentations
>> and not give him such a negative
[48:06] reaction to our town.
>> I am having a negative reaction.
[48:09] » You certainly are and we all we have all
witnessed.
[48:13] » [clears throat]
>> I like it. Not to avoid this.
[48:16] » Please, can can we can we keep it at a
tone?
[48:21] » You all sit here and say government
never tells you what's going on.
[48:25] » Well, that's
>> they came to the table. We did this
[48:27] today
to allow you to be in the know. You you
[48:32] heard you heard him say it's under
contract. He doesn't sign it.
[48:36] » Let him talk for a second.
>> Speak for everybody. All we're wanting
[48:41] to do here is to share. So, a sticker on
a sheet.
[48:44] » I live right across the street.
>> We just like to have citizen involvement
[48:48] in many different ways.
>> I'm going to move on just to other
[48:51] questions. Yes, ma'am.
>> Okay. I have nothing against y'all if
[48:54] you were doing your business. It's what
you do.
[48:56] » Thank you.
>> Okay. And I do understand that you want
[48:59] our input.
>> Correct.
[49:00] » Okay. You're getting a vibe. Some people
in this room never got the vibe. Don't
[49:06] want to get the vibe. We've all, most of
us have been there for a very long time.
[49:10] We don't worry about the fact that our
taxes will come down or we've been there
[49:15] for a long time. It's okay the way it
is. And answer to your question or your
[49:18] question, we're not Oh, yeah. Up there.
What else can go in there? How about
[49:22] more subdivision? It's a big enough area
where they could put more homes in
[49:25] there. So, there are other alternatives
than this.
[49:28] » I have to.
>> Yes, sir.
[49:32] » Can I make a comment, David?
>> Yes.
[49:34] » I've been here 51 and a half years. I
was one of the guys that started this
[49:37] town. I've sat in your chair both as the
developer and as the financier of
[49:42] projects like this. This is a class
project
[49:46] by end of 27. I'll do everything I can
to support this.
[49:50] » Thank you. Thank you.
>> Appreciate it.
[49:54] » I I think my thought is if that entrance
into 407
[49:59] has a traffic light, it would really
help the people in not to get the
[50:04] traffic.
>> Okay. So maybe if TS do let you know
[50:08] that.
>> Yeah, it's it's it's we I mean we'll
[50:12] appeal to text dot. It's it's a text
Texas Department of Transportation. They
[50:16] control that road. We're going to have
to get their permission to do anything.
[50:20] We're going to have to get their
permission to to drill under the road to
[50:22] get to the sanitary sewer. So they're
they're they got some pretty strong
[50:26] opinions.
>> Yeah. And so they they may be in favor
[50:29] of it. They may not. But it's it's
really not even going to be be our call.
[50:33] » Yes, ma'am. So, real quick, since this
this site's going to be similar to the
[50:38] Tom Thumb at Bridalwood,
>> correct?
[50:42] » We could we can make an assumption that
it's probably going to have the same or
[50:46] similar uh commercial revenue generated.
>> Yeah, I think that's fair. Yeah.
[50:53] » So, can you share what the property tax
going to Flower Mound is at that
[51:01] location?
>> I don't know.
[51:03] » I don't know.
I'm sorry.
[51:05] » We can look it up on the tax roles.
>> Yeah, I mean it's a it's a computation
[51:08] of value and what the mill rate is. We
we can look it up and we could we could
[51:12] probably get a pretty good estimate here
if that was helpful.
[51:15] » So, you're going to stay the owner of
the property and you're going to lease
[51:19] the buildings to
>> That's correct.
[51:22] » The commercial users.
>> That's correct.
[51:24] » Okay. So, you will be the property owner
>> and and often times the pad site users,
[51:30] Chick-fil-A or Chipotle or Starbucks or
something, they'll they'll often times
[51:33] want to own that those pad sites. So, I
don't want to I don't want to mislead
[51:37] you,
>> okay?
[51:38] » So, the pad sites could be sold. Um, and
ultimately the whole center could be
[51:42] sold, but that's that through
stabilization, through us building the
[51:47] product and getting it leased up and
stabilized, we'll own it.
[51:51] And we may own it for much longer. Just
kind of like we talked about the fence.
[51:55] Yes, ma'am.
>> Uh, is it some requirement that there
[51:58] has to be an entrance on Simmons besides
one that takes the 18 wheelers?
[52:03] » It'll be it'll be a requirement for any
type of development on that corner for
[52:08] » a requirement from who?
>> From the grocery store.
[52:12] » You couldn't have two 407
>> all the No, ma'am. Not not to make it
[52:16] viable.
fire
[52:21] » fire to be able to access the buildings
and have coverage too.
[52:25] » But I mean, just to answer your question
practically, if it's going to be a
[52:28] shopping center, it'll have to have a I
mean a entrance off Simmons to be
[52:31] viable. You're not going to get any good
tenants if you don't.
[52:34] » Yes, ma'am.
>> What should I do with my sticker?
[52:37] » On those retention,
when we have do have like a 100year rain
[52:43] next year or the next year, will they be
able to be drained out? so that they're
[52:49] not full and running over and going down
the hill to
[52:52] » Sure.
>> houses.
[52:53] » Sure. It's it's nothing more than a
holding tank. So, it's a it's a it's a
[52:58] big opening with a small discharge. So,
it's it's it's a big surface area three
[53:03] and a half three three and a half acres
and then the water is discharged at a
[53:08] slower rate through a small valve at the
end of the pipe.
[53:11] » Discharged where?
>> Just primarily below into that pond
[53:16] there.
wherever the we're we're responsible for
[53:21] discharging the water out as it would
naturally be discharged if there was any
[53:26] development above it. So, it's going to
roll downhill,
[53:31] but it's only going to roll downhill at
the same pace that it would if the
[53:35] property was not developed.
>> That's my That's our requirement.
[53:42] » Anything else?
>> What do we do with our sticker?
[53:45] » Tell us about this.
>> That's why I was just going to
[53:49] Thank you. I appreciate it.
[clears throat]
[53:51] » Thank you all. [applause]
>> Again, folks, this is preliminary. We
[53:57] want as soon as we found out that the
contract was at the stage it was at, we
[54:02] scheduled this meeting. We've had three
meetings with these developers. All
[54:07] right. The first time when we went
through the rules and says you can't do
[54:10] this, you can't do this. They have to
have called us back. All right. And then
[54:14] we had a meeting just a week ago. So
we're still in the learning process as
[54:18] well. As far as the stickers are
concerned, you've got three pictures up
[54:23] here if you want to come up and just put
the sticker on which picture that you
[54:27] think would be uh the best
architecturally. That was only done to
[54:31] just get a little bit of excitement
going to get some idea on what you all
[54:35] like. Um it could it could be something
that if developed might be completely
[54:41] different. So, we just wanted to start
here. We're at the very, very, very
[54:46] beginning of if this moves forward.
>> So, with that said, we're going to run
[54:52] out of time here with the church. So, um
there will be more public meetings.
[54:56] There will be more information shared to
the town as things progress, if it
[55:00] progresses. So, I appreciate you all
coming out on Saturday. Thank you. feel
[55:04] free to come up and and put your sticker
on one of the three there if you'd like
[55:09] and we will uh talk to you all here and
keep you informed as we move forward.
[55:13] Thank you.
>> Thank you.