Heat. Heat. Hey. Hey. Hey. Heat. Heat. Excuse me, >> ladies. Ladies and gentlemen, it is now 700 p.m. Welcome to to tonight's planning and zoning commission meeting of Monday, April 6, 20126. Members of the Planning and Zoning Commission and public may participate in the public hearing. All participants will be able to speak when called upon. At this time, I would like to explain the procedures to be followed during the meeting. The commission has both a consent agenda and an agenda for consideration of individual items. Items listed on the consent agenda are considered to be routine and non-contested. Item number one, citizen comments, provides the opportunity for members of the public to address the commission on items that are listed on the consent agenda. Each speaker will be limited to three minutes and the secretary will let you know when one minute is left. For all plats and plans conditionally approved or disapproved by the commission, the applicant has provided a written statement of the conditions for the conditional approval or the reasons for disapproval. These conditions and reasons are not arbitrarily arbitrary. They are directly related to the requirements of local government code chapter 212 and include citations to the law that is the basis for the continue conditional approval or disapproval for individual consider uh consideration items. I will call the applicant or his or her representative to present the case. The applicant will have up to five minutes to present the case which includes all persons representing the application. Then those wishing to speak in favor and those wishing to speak in opposition will have up to five minutes each to present his or her comments. The applicant will have five minutes to answer questions or provide rebuttal if there is opposition. Prior to speaking, please give your name and city of residence. Remember to speak directly into the microphone as this hearing is recorded for the public record. Any handouts you wish to provide should be given to staff. typically Mr. Bloom at the end. Applicants are not required to stay for the entire duration of the meeting and may leave once their item has been heard. The next planning the next meeting of the planning and zoning commission will be Monday, May 4th, 2026. The next item on our agenda is citizen comments on items listed on the consent agenda. April, has anyone signed up to speak on any item on the consent agenda? No one signed up to speak. Please proceed. >> Thank you. Commissioner Mrick, will you read the consent agenda into the record? >> Yes. Uh for consent is the approval of the planning and zoning commission minutes of Monday, March 2nd, 2026. >> We'll accept a motion. >> So moved. >> Second. >> You have a motion. Please vote. Consent agenda passes unanimously 9 to zero. Mr. and then the disapproval please. >> For disapproval we have 2026-65-PL Irving Farms Edition located at 2000 Eaton Road. >> I'll accept a motion to approve. I'll make a motion >> to disapprove. >> To disapprove. >> Second. >> Please vote. And the motion carries 9 to zero for disapproval. We'll move on to the individual items. The first item, zoning case 2025-177-Z located at 406 Charles Road. Is the applicant available? Would you like to come down and offer any remarks? >> Good afternoon. I'm Daniel Rios. I'm speaking on behalf of my mom, Maria Sales. >> Thank you. Could you give your city of residence? Uh 406 Charles Drive, Irving, Texas. >> Okay. Do you have any Does the commission have any questions for the applicant? We heard you we heard your case during work session. >> Okay. >> Anything you'd like to add from the case earlier? >> Um Mhm. uh this construction. She only wanted it to be a little storage room since her old one was already deteriorated and breaking down and causing it to like fall down. So, she just wanted to build a new one. She was hoping that the conser wouldn't have no problems. >> I have two questions. First question is when was this building exactly built? >> Uh it was they started the construction right around 2020. >> Okay. Um, are you aware that we have a GIS map that shows it to be late 23, early 24? >> Okay. >> No, >> no, she wasn't aware. Yeah, the map the map the satellite maps are showing that it was built in late 23 early 24. >> Oh, okay. Okay. Okay. Okay. The second question I have is is is it on a concrete slab or is it on wood post? >> No. >> Uhhuh. >> Yeah. It's a wood slab. There's no cement slab. >> It is on a cement slab. >> No, sir. There's not. >> Oh, okay. So, it can be moved by moving. >> Yeah. >> Yes, sir. Okay. >> Any other questions for the applicant? If you'll just hold for a second. I'd like to see if there's anyone else who'd like to speak in favor of the item. Okay. Anyone who would like to speak in opposition to this item? Okay. I'll thank you very much. We appreciate your >> questions and answers tonight. I'll close the item to the floor, return it to commission for a discussion or motion. >> So, just further Oh, sorry. Go ahead, Adam. Go ahead. >> Well, it was further to your point. I just wanted to make clear if they >> just move the building back. >> Uh, obviously they have to move it further than five feet because of the height. I forget or I had it here, but seven feet or whatever it is. >> All they have to do is just move it back and they can leave the building there. Correct. Okay. I would agree with u staff's finding there's no hardship because the building can be moved like Adam asked staff while ago and um get the necessary permits to keep the building. So I I would have to agree for denial on the variance. So I'd make a motion for denial if there's no other comments. Second. >> We have a motion and a second. >> And this is on for zoning case 2025-177 ZC denial. >> We have a motion. Please vote. Yeah. Okay. >> And the motion uh passes with a denial. So, Miss Alice, you will want to talk to staff. They'll explain to you about moving the building without the variance. >> City council. >> Oh, yeah. Apologize. Um, it'll go to city council because they have final say on April 16th. >> Um, she has questions. >> Well, somebody over there could Zoning case 2025-213-Z MacArthur Marketplace located at 8080 Walton Boulevard. Is the applicant present? Okay. No one here for the restaurant at MacArthur Marketplace. Okay, y'all. Um, is there anybody here who would like to speak in favor of the item? Anyone who'd like to speak in opposition? Okay, I'll close the item to the floor and return it to the commission for discussion or a motion. >> Make a motion. >> I'd make a motion for postponement since the applicant's not here. >> What's that meeting? >> I second 4th. May >> to the May 4th meeting. >> Thank you. We have a motion, a second to postpone. Please vote. Motion passes 9 to zero to postpone. Moving to case 2025-303-Z um located at 2609 Aers Lane. This one is actually uh indefinitely postponed for further review. I don't have to have a public hearing. Yes, you do. >> Still okay. Um so is the applicant present? No. Is there anyone who would like to speak in favor of the item? Anyone who would like to speak in opposition? I would. Okay. >> Please come down and give your name and city of residence, please. Good evening. I am William Ansley. I live at 712 712 Santiago Court in North Richland Hills. I own Landmark Earth Services and I own the property adjacent to this property at 2625 Hackers Lane. And I would like to start by asking I'm not quite sure what the zoning is and what the zoning is that they're requesting. The current zoning is light industrial ML20 and the zoning being requested is light industrial 20 with variances. The variance would be to the lot width, the lot area and the minimum and side rear setbacks and minimum parking. So the zoning stays the same. They're asking for variance in terms of the placement of the business on the property. >> Okay. Um I I need a little further understanding of what that means. >> So the lot is a very small narrow lot, >> 6,000 square foot. >> Yes. And so in order to fit a building on that lot, um it they're asking to be able to have the small lot number one, but then be able to fill up more lot than normally would be allowed. So basically to have smaller setbacks. I want to preface that by saying as we were looking at it, we did find the Encore transmission lines go through it. So that is the reason it's being postponed is to have to allow that applicant more time to talk with Encore to see if there's any other options. We've already talked with Encore. Um, usually when transmission lines go through, there's about a 50-ft easement. So, they've got that to work through. Um, but that the core of the request was to have uh basically have a little bit more building on the lot than what the setbacks would exist, you know, would allow today. >> Yeah. My company, we've done a lot of power line work, and I just don't see how they can put anything to maybe a small shed in that back corner. Uh, one of my concerns is is um about two years ago uh without a permit and without planning they raised the elevation of their property and so it's causing some watershed problems right now. Uh I had to come down here to code enforcement. The only thing they could do was make them put up a silt fence. Uh but it's causing problems on my property. You go down a lane. I have the nicest property on that street. we keep it sparkling clean mode and I'm concerned that any additional changes they do is going to cause additional watershed problems on my property and so going forward if they're going to do anything I want to know how they're going to mitigate that problem so it's not an additional problem for me >> and it's really I have to say uh my new neighbor pet passage is right there. They spent probably $200,000 or more on that building and all it did was raise my property value. It's beautiful and I just hope whoever does whatever on this lot does something to elevate the value of my property, not to lower my property values. And I certainly don't want them to create additional problems for me. And that's really why I came down here today is just to express that. But I appreciate y'all's time. I'm going to go home and lay on the couch with my doggy now. >> Let us know how the basketball game's going, please. Thank you for your time tonight, sir. Um, uh, anyone else to speak or any questions you have? I'll now close the item to the floor and return it to the commission for discussion or a motion. If there's no further discussion among the commissioners, I'd like to move zoning case 2025-303-C for postponement indefinitely. >> Second. >> We have a motion, a second. Please vote. >> Thank you all very much. Motion carries to postpone 9 to zero. Moving on to um comprehensive plan case 2026-13-CP. Mr. Ruig, you're up. Not last tonight on the schedule. >> Thank you for that. >> Um we have two cases that are similar. I'm assuming you would like to go both the comprehensive plan as well as the zoning case. >> Yes, that would be 25-478-Z. >> Yes. and um Andrew Ruig, 3333 Wellbborne in Dallas. And I think can you all see the um presentation on your screens? Oh, there we go. It's up there. Um well, thank you and good evening. Good to see you all again. Uh as staff had mentioned in the uh work session, uh we are back at PNZ with a revised request. I want to thank staff for working with us uh to come up with a uh general agreement of what would you know be acceptable in the eyes of staff and in the uh eyes of the property owner. So what I have here is essentially you know what we've done to this. We've taken off the ML2A instead gone to community commercial and added some uses that um we were looking at doing in the first place. I think the big thing that we took away is the warehouse distribution component. So that's not a use that's allowed anymore. Um the primary uses that we've had the most interest for are these top two contractor office and storage, commercial or retail office, showroom and storage. Um you know we also mentioned with staff and you know these other uses exist in the the area automotive sales, commercial truck or trailer trail truck and trailer repair. Um put those both as indoor only. So these really all these operations on this whole list um are primarily indoors only. So we've created some additional guard rails uh to ensure that. So you may be familiar with the site aerial, you know, a heavily heavil heavily commercial area. Um you've seen these slides. One note on this uh future land use map. You know, we only have the one change now since we're uh going to regional commercial. I think I heard in the work session uh there was a comment about some of this being local commercial um on the uh eastern side and we do have regulations in there that we feel would be appropriate limiting the accessory outside storage and including screening uh should there be any outside storage if that is developed and outside storage is there. One other thing I wanted to point out is there's a bit of a raise in or I guess elevation change in Irving Boulevard. So, it's not necessarily a a street facing um access point. As you are probably familiar, the street uh has the the elevation change. You're kind of going up a hill to go under over a overpass. Um so it doesn't necessarily I understand it fronts on it but you know there's we we we have these regulations in that we feel would be appropriate um to have for this particular you know keeping with the the future land use map and not making too many changes to it. Um zoning map you know we have the CC sp2 for CC's involved there. Um, and then also kind of talking to the compatibility. I showed a similar slide to this previously. The green was all ML20 zoning uh districts, which we've transitioned that to instead regional commercial type zoning districts, which are the CC um uh community commercial zoning districts, which do also exist in the area. So, we're just the lesser intents of the, you know, general surrounding uses that already exist uh in this heavy commercial area. Um, I think that's mainly all I wanted to to share and point out, but I'm certainly happy to answer any questions and I appreciate your time tonight. >> Thank you. >> Any questions of Mr. Ruic while he's here? >> I got one question. Why did we add so many proposed uses to to the change? >> Sure. And I'll answer that as we had originally requested I wonder if let me go back to here we go this um you know we had originally requested ML28 for light industrial that would be I think um warehouse distribution future land use map. These top two uses, contractor office and storage exists in the area. Commercial retail office showroom storage also exists in the area. The two bottom ones we have haven't got as much interest, but they also exist in the area. Um, so that's why we've added them to the community commercial district. Community commercial just by itself isn't really all that doesn't have all that much in common with the existing uses over here. Um, so we chose to go this route as opposed to potentially one of the other routes we were thinking about taking was okay, let's step down ML20A to CW commercial warehouse um, but maybe prohibit some uses from that. Uh, in discussing with staff, we felt this was the more appropriate option is to have a base of community commercial and then add some uh, proposed uses that we had been looking to do as as part of this plan um, all along. So again, these uses are in the area and these have heavy interest from various users. Um, we think it would be compatible and consistent with existing zoning and future land use. >> So the automotive sells indoor display, y'all will never go over 49%. >> Correct. Now, I will also say this in talking with staff. Um, we didn't necessarily agree uh in our discussions on some of these items, but at the end of the day, I think what they've put out there, you know, obviously we would think of more indoor storage areas for our particular uses, but understand the threshold of, okay, well, if you're doing all indoor storage, this isn't an accessory use. This is a main use. and we said, "Okay, we can, you know, make this work for either the contractor office and storage or the um office showroom storage type use." So, just to give you, you know, a flavor of what contractor office stoages, you know, we're looking at a plumbing supply uh company for a contractor office and storage, HVAC equipment, those types of things. Um I think just to the north of us is um it probably be on my map. I think HVAC oh McGee electrical services. So we understand that that indoor storage component is limited but we also will have the office component there. And I think another thing that staff had mentioned to us was these uses these uses historically have allowed public access. So we understand that and these are the types of users that we're we're looking to um host here at the site where people can come in um view a showroom for you know whatever that might be. If it's contractor supply equipment, if it's um you know an auto dealership indoor only, if it's a um furniture showroom, appliance showroom, these are uses that bring the community in versus you know straight warehouse distribution distribution was not what was looked at as an appropriate use. We never really wanted to do that here because we don't think this site goes to that. But it was difficult in kind of chopping up the zoning code on saying, well, how can we say how can we make these regulations fit to what we're trying to achieve while still, you know, not making this too intense of a zoning district in keeping with the surrounding area. Are you looking at one master tenant or are you looking at multiple tenants or how are y'all looking at on this building like a flex warehouse type setup or >> I I it I I think it's going to depend um on what ultimately comes out of the zoning if it's one tenant in the existing uh Southern Junction building or multiple tenants. Um we've also set up the rules. So that storage indoor storage space is still limited because it's not a warehouse. it's uh office showroom warehouse or it's contractor office plus storage. So um to answer your question, it could be a a combination of those things for the existing site and for the new site which would be a obviously a new building. >> Just one question. I noticed that there was a number of um uh residents in the area that signed a petition to oppose. that you all try to address any of their concerns. We we think the uh the petition I think came after PNZ uh last time and we heard some speakers at the council meeting that mentioned this petition which um what what was said to us was essentially this was a a save Southern Junction type petition um where some people don't want Southern Junction to go out of business but as we explained here before it it has not been an economically viable uh option to operate a you know a dance hall with alcohol sales there. Even with the alcohol sales, it it has not been a commercially commercially viable option for the owners. So, we're really just backing away from that as a use al together. And, you know, similar to these other uses like I'veveve I've talked to, um that's what we think is most appropriate for the area. So, I think that petition was primarily we want to save Southern Junction and you know, we hear we heard people at the at the council hearing say that and like well, yeah, I just it it doesn't work out. it's not viable. So, those are, you know, kind of where we ended up with this. >> If this passes tonight, what is your timeline as far as shutting down Southern Junction? >> I believe the last event was two weeks ago. So, the current owner is, you know, not not allowing him to do more events there. Um, they haven't been profitable in a while and uh we're really looking to move this property forward. So, no matter how the vote goes tonight, they're basically out of business soon. >> Yes, that's correct. >> Thank you, Andrew. Um, is there anyone else who would like to speak in favor of this item? Anyone who'd like to speak in opposition to the item? Okay, I'll close this item to the floor and return it to the commission for discussion or a vote and we vote on these separately. So, the first vote would be on comprehensive plan 2026-13-CP. Madam chairwoman, uh I'd like to make a motion for uh comprehensive plan 202613 CP. I move forward to the uh city council with recommendation of approval. >> Second. >> We have a motion, a second. Please vote. Motion passes unanimously and we'll move on to the zoning case on the associated 2025-478-CZ. Does the commission have any additional questions for the applicant? >> No. I'd just like to thank the applicant for working with the city and trying to figure out a use for the building. >> Is there anyone who would like to speak in favor of the item at this time? Anyone who would like to speak in opposition? I will close the item to the floor and return it to the commission for discussion or a vote. Madam Chair, woman, if uh if none of my other con commissioners have any comments, I'd like to make a motion for zoning case 2025478 ZC master plan moved to uh be moved to the city council with recommendation of approval. >> Second. >> We have a motion and a second. Please vote. Okay, Andrew, we'll see you on City Council. See you April 16th. Moving on to case 2026-21-ZC and that's located at 4190 Valley View Lane. Mr. Dwey, I see you here. Would you like to come down and present this evening? Is that better? Oh, much better. Much better. Much better. I'm here tonight on behalf of the U applicant, the Islamic Center of Irving Endowment Fund. They have this property under contract with the intention of creating a cemetery for their community. First, I'd like to say we always try to to prepare these zoning cases with the chance of obtaining staff recommendation of approval and I was disappointed that we didn't, but attending the work session, I understand some of the questions uh that maybe are not clear and I hope to clarify those in the next few minutes. This property with is very unusual. You rarely see properties that encircle another property or basically a donut. I've been doing this 40 years and it's probably the second time I've seen a property like that. So, it is very unusual. And the fact that the inside property is a cemetery makes it even a little more unusual. It's been here, I think, because of the cemetery being in the middle. It really limits circulation traffic for commercial and greatly reduces the buildable area. Uh, and so I think that's why it may still be available, but creating a new cemetery around the existing cemetery makes sense. Uh, it's a compatible use obviously and it doesn't really interfere with how they want to use it. Um, I think the biggest concerns the staff has are related to the size and whether or not there'll be enough funds. I guess from this small cemetery to ensure perpetual maintenance. We actually had a meeting with the city manager a few months ago when they were first looking at this and that was one of the things he pointed out is that you've got to ensure that you have lifetime maintenance covered because we have plenty of cemeteries, small cemeteries in the city that are maintained at a minimal level at best and we certainly understand that. So they are going to put 25 to 30% of the fee added to the fee for an internment goes will go into a new separate endowment fund for the perpetual carrot forever for this facility. Now we have we have the ability to have over 3,000 graves. They're anticipating a hundred per year being used. That's roughly a 30-year time period. maybe a little over a generation, but basically one generation. And with that with those 3,000 sales and putting that money into an endowment fund will ensure that care forever. I think the other thing is there's a question about owner operator. The existing endowment fund is what's covering the construction of the multi-use building in front of the Islamic Center now. And that's how it's under contract, but they're going to establish a new endowment fund for the cemetery should this get approved. So that will be the owner and operator of the facility. They do not have any experience in running a cemetery. I think most initial cemeteries probably are run by people that don't have experience. However, just like other religions and other factions, there are other Muslim cemeteries in the area. There's Denton, Capel, there's other ones. They're all part of the same community. They've already reached out to them on how to structure it. So, they will have guidance, internal guidance to make sure that this is operated correctly and professionally. So, I think that should hopefully address that that issue. Access to will be provided to the Harrington family forever. There's not really anything in writing now, but I think state law requires that you provide access. They really have no real access now. There's no roads going back there. I think there was a slide in the work session where they're kind of going down a stale road and somebody's getting in that direction. But if this is approved and this cemetery is constructed, there will be a concrete road around the edge and they will have 24 access to the facility. There will be security features. They do not want any vandalism inside the facil inside the cemetery that will be fenced and gated. We will have to comply with traffic's requirements on location of the gate. Um, I I'm not sure how they're handling if it's going to be locked all the time, but the Harringtons will always have access, whether they have a code to the gate, whatever it takes. Um, >> one minute remaining. >> And then the staff has made a point of saying this is not an expansion of the cemetery. It's not an expansion of the Harrington family cemetery, but it's an expansion of the cemetery use around it. And that's why we've asked for the the second variance being the 20ft set back to graves. We are complying with the 20ft set back to graves to all of the exterior property lines. This being highly unusual, we have an interior around the donut, which is a cemetery. So, we feel like it makes sense that we shouldn't have to comply with the setback against that cemetery. They do not have any setback requirements. And we are complying with the 20ft building setback around the internal donut, but asking for a variance to the 20ft grave setback only around the internal cemetery. So with that, I respectfully request you consider recommending approval of this case. I'll be glad to answer any questions that you have in regards to the zoning case. >> You mentioned a couple other ceme what sizes are >> some. One of them, and I don't remember which one. There's somebody in the audience that can tell you. One of them is over 25 acres. The other two or three they mentioned are not 25 acres. I don't know. They probably are bigger than the 4.7. This is a small one. We're not >> Yeah, but by the time you put the roads in this, you're only getting three acres basically. >> Well, again, we have over 3,000 graves. >> Three acres. >> Okay. And then the other thing I'd like to address in terms of the funding, you know, if you have a cemetery that's 4.7 acres, the cost of maintenance is obviously much less than if you have a 25 acre cemetery. And so that also helps with ensuring forever funding. And with the cost of properties now and there's just not many 25 acre tracks left in Irving, I think it's going to be hard to see a cemetery coming forward meeting that requirement. That requirement comes from a professional organization, but not a regulatory commission. Sorry, did you say you said 3,000 uh burial plots? >> Yes. >> Okay. And and this site plan, it sounds like for a v variety of reasons, it may not be feasible such as you have creek going through the property, you have some requirements on the gate setback, things of that nature. >> I'm very glad you asked that question. Um there is no issue with the creek. The creek is going to be stay. We're going to be developing around the creek. And in terms of access, this property only has 83 feet of access on Valley View. There are plans that have been prepared for upgrading, reconstructing Valley View, which would be great. They are actually blocking that frontage with a structure, a drainage structure and in turn asking or giving or proposing to the current property owners an easement through the animal shelter property to access their property. We have been negotiating or with the city to maybe make some revisions to that plan and allow access at the 83 ft. This property will have access to Valley View one way or the other. There is no question about that and there's really no reasons not to. So I think that comment in the staff reports a little misleading. The gate setback doesn't wouldn't affect the number of graves. We're not that far off with what is shown on the drawing. We will simply move it further back. There will be oneway circulation interior with the driveway system. >> Okay. Thank you. And and so then as far as usable acreage if you if you're taking out the creek um is the 2.85 is that about right in your estimation or how it works? >> I have not done that calculation so I can't say one way or the other. I should just we have done a site plan that addresses the creek. We've met with city staff in regards to the access. We've talked about the creek and the drainage structures. Thank you. >> And in terms of security, I know there was a question in the work session. It will be fenced. They may have some additional security features, cameras, radio access, things like that, but that's still in planning. >> So, what you're asking for is basically an 82 plus% variance on our ordinance. Unfortunately, that is what we're asking for. But I really think the 25 acre minimum as set in the ordinance was a little unrealistic in today's market. Not to say that 4.7 is the right number, but I think the 25 set it awfully high. Most cemeteries do not meet. Oakrove Memorial in Irving is the largest cemetery in Irving. They started out with far less than 25 acres. They've assembled many, many properties over the year, which I helped them with some of their design, and I believe they now total 28 acres, but they were far less when they initially started that cemetery. Would you be willing as the applicant to postpone this until June to work out the details with city staff and answer the questions that we had come up in the work session and to give us a little bit more detail on what needs to be done? No, I can't agree to that. We need to have a vote this evening. Uh there are reasons contractual obligations with the property owner and other things that we really need to stay on our current time track. >> Mr. Dwey, >> my understanding is this is this isn't sort of a general cemetery for the public at large. The 25 acres makes sense if it's sort of anybody coming in. This is really for a specific community. So, we're not talking about this is a cemetery that would be designed to meet the needs of the city of Irving generally, but to help one specific community. >> That is correct. >> So, there wouldn't be the need for it to be as large in that regard. >> No. >> And I have to say that the the endowment contributing 25 to 30% of the sale to the endowment that's nice, but we don't know what the sale cost is. And if you are talking about a smaller cemetery, then that end ends up being a much smaller nut than if you had a large cemetery. >> Absolutely. >> And you know, the recommendation from several of these um bodies that we've we've uh developed our ordinance for indicate that it's very hard to to sustain a cemetery of even 10 acres. That's why they're recommending 25. So you may say the endowment um amount contributed is 25% but we don't know where you're starting in terms of the sale of these. So we don't know whether 25% sounds very generous um but we don't know what that ends up looking like. >> Well according to that association the typical amount is 10%. Um but uh they are I've been told by the group that will be operating it that they are going to a minimum of 25% of that cost will be put into that permanent endowment fund. >> What is the initial investment in the endowment to start out with? I don't know that. I don't know if >> Good evening. Uh, my name is Dawood J. Uh, I live at >> a little close to the mic. >> Oops. Good evening. My name is J and I live. >> Is the microphone on? Oh, okay. >> Thank you. >> Sorry. Good evening. Uh, my name is Darwood Jamil. I've been a resident of of Irving for close to now 30 years. Uh, I'm a resident at 4608 Luxo Drive in Irving. uh regarding um the question of the endowment uh fund uh what exactly was was your >> I'm just saying that the contribution of 25 to 30% is generous. >> Yeah. >> However, it's a smaller cemetery much smaller. So the total amount that is ends up in the endowment is still much smaller than what you would expect in a much larger cemetery. And down the road once your plots are sold, your endowment other than um organic growth in the market or wherever you put your money, you know, that doesn't grow that endowment to a large amount in order down the road to continue to maintain that property. >> Yeah. Uh the the cost of uh the cost of the uh the the grave plots itself is uh we are estimating it at about $2,000. So a third of it or around 30% will be going into the fund the endowment fund and then it is the endowment uh the endowment fund is the fund that basically in charge uh is the one that owns the building under construction. It's uh the contract price on that alone is like $12 million. I think the building when it's all finished it's going to be worth much more. So the endowment fund uh has substantial amount of assets in it u you know at it will have it at its disposal like even in like 6 months when the building is complete. It's a 60,000t building under construction. So the inheritors of uh maintaining that the responsibility of maintaining and the perpetual care of it is going to be with the uh with the endowment fund. So they uh they will have the resources definitely to uh keep it up and they are going to be re receiving one/ird roughly one/ird of the uh the the sales money will be going into the fund. So I think uh it's reasonable to assume that they will have the resources. >> What is the initial investment into the endowment fund? uh the by the cemetery. >> No, not to build it, but once it's built, what is your initial investment going to be? >> Once the building is built >> Oh, the the contract value of the I'm the vice president of the endowment fund itself, the ICI works. Uh the I can tell you that the the contract value of that is around 12 upwards of $12 million. just the main prim the contract that's under the that's handling the construction right now and with the land and everything. It's going to be it's worth at least like $15 million. Uh and it's expected to generate like uh when calculations it's about a million and a half of revenue to fund the school and the >> what I'm asking is is how much is going in after the cemeteries built, >> right? How much money are you putting into the endowment fund? Are you strictly relating off of the 30% from each plot? >> Yeah, like the cemetery uh all the sales like the 3,000 grave slots and at about $2,000 a piece, it's about, you know, you can uh expect like a third of it. So, it's like a,000 graves at 2,000. So it's almost like $2 million of money will be going into the endowment fund from the cemetery sales alone if that's what you wanted. >> If if I understood I think what Commissioner Lightoot was trying to say was so you know you you have the initial investment of orion >> to to purchase the property and to get it up to establish it. >> Correct. But then you of course will have regular maintenance costs, mowing the lawn or whatever it is to to keep it up. But you won't have um how fast do you anticipate that people will purchase plots such that you have enough money to pay out of your endowment those those sort of just month-to-month maintenance costs. As a matter of fact, good question because I mean people informally are aware that this effort is underway and we've had so many people reach out to us. They uh even I myself I mean this is I myself purchased 10 lots when uh cemetery in Copel opened up and then I mean not with the intent of using 10 lots from my family but you know I just got 10 lots and then over the years in the last 2 three years I've had friends reach out to me as a matter of fact a gentleman reach out to me at the middle of the night saying hey can you sell me a lot at Copel my mom passed away so now I am down to five. So like that lot a lot of people are hoping that this would you know get to the finish line. So I mean sales isn't a problem. We are internally wondering like how are we going to manage because people in Valley Ranch Copel Arlington because right now when there is a berment you know they had to go all the way to Denton on 380 or to farmersville by the by the way the farmersville cemetery is in excess of 25 acres. It's more than 25 Denton will Denton is basically like around 40 acres in two chunks. So they they got to travel long distances. So selling this is >> so so you anticipate being able to sell lots very quickly and thus almost immediately having money in the endowment fund to cover the maintenance >> cost will be available to the endowment fund like right away. >> Okay. Yeah. Thank you. >> Any more questions here? The question I have for you, your endowment fund is is there for several different projects, the building and other things, right? Yes. >> The question was, you've got the cemetery you're proposing with 3,000 potential grave sites. Okay. >> But when you start off from day one, you still have maintenance on it when you haven't you haven't buried anybody. Mhm. >> So, how much are you going to initially fund for that's dedicated for the cemetery >> to start with? >> Okay. >> Yeah, I think I answered that question. >> Yeah, that's what he was that's what he was saying in regards to my question. >> He was talking about sell the >> Yeah, he said he anticipated being able to sell them immediately or sell a large number of them. >> You think all 3,000 go? Yeah, actually we are kind of wondering how are we going to manage the demand because there are lots of uh we see lots of institutional like you know valley ranch center is going to reach out and say give us a block of 500 or you know copel and various so we are kind of we want to make sure that the people in Irving have enough the you know the center on esters and valley ranch and residents of Irving have like priorities we're trying to work out a you know uh a way to handle that demand. So, >> I didn't get the answer I was looking for, but Okay. >> Uh sir, I had a question. >> Sure. >> And I don't uh you or Mr. D Mr. Dwey might know this that there have been questions about maintenance of this land >> and one unique feature is that there is an existing cemetery in the middle of this parcel. >> Right. So I I didn't I don't think I've heard how is that parcel currently maintained and is there like an understanding of how that will go forward >> and Mr. Dwey might know >> that cemetery is not being maintained at all. >> Okay. >> It's just overgrown. I don't know if they come in every couple years maybe and do something but it's it's not being wellmaintained. Got it. Um >> I uh if I may interject >> um I know one of the I mean he's one of the grandsons of the Harringtons you know a gentleman by the name of Casey Harrington who I mean we've I'm in touch with him and as a goodwill gesture I mean as part of this cemetery you know what I'm what we are thinking is we will maintain that cemetery that's a small piece of you know like the footprint of a house right around 6,000 square ft fence it nicely have a proper gate and a paved, you know, like a driveway to the road to the north. >> Sir, can you driveway that goes >> Can you get a little closer to the microphone, please? >> So, oh, I'm sorry. So, uh, we will maintain it. Uh, it's not a We'll be happy to maintain it because those people have moved out. They are no longer in the area and this is the size of basically like a small single family house lot. So fencing it, you know, beautifying it, that's would be our pleasure to do it. We'll take care of that. >> So So part of your proposal is it's anticipated that you'll be maintaining that small parcel. >> Absolutely. >> And providing access even if this question didn't come up, we were planning to do that because it would be nice and you know, fence it nicely. get this like a paved like I said a little driveway for in case they ever want to come and do anything about it but they moved out from the area they are no longer there but I am in touch with one of their grandsons. >> Thank you. >> So um there's an apartment complex that's close by there. Are they aware that you're wanting to build a cemetery over there? >> Yeah, but there's a buffer between the apartment complex and the cemetery. I think the DFW airport owns a track got notice >> and and I'm just I I know they should have gotten notice. I'm just asking has there been any communication with them? >> No. Uh they I'm sure they've uh if they would have been notified if they with >> You all have not. >> Yes. No, we have. Okay. No. >> Thank you. >> Um this question is for for staff. The notification is received by the owner of the apartment complex not by each resident. Correct. Um so given that this I mean I cannot think as to how I can justify putting a cemetery next to a residential multif family community. So I'll yeah if >> there is a buffer there's a large uh tract of land owned by the DFW airport separating the two. >> It's no >> the apartment to the south that is apartments that butts up to the south. Now there is a mistake >> there is a drainage creek channel between the two but the adjacent property is the multif family. >> Sorry I made a mistake. Any further questions for the applicant? Is there any um just hold please. Um is there anyone else who would like to speak in favor of the item? Anyone who'd like to speak in opposition. Okay. Thank you very much. >> Thank you. >> Um I'll close the item to the floor, return it to the commission for discussion or a motion. Madam Chairwoman, if none of other commissioners have any other questions, I'd like to make a motion to forward this case to to the city council based on staff recommendations for denial. >> Second. >> That would be uh zoning case 2026 21CZ. >> I'm sorry. I I I'm sorry to interrupt. I would like to ask a couple question. I had one for Joselyn. um on on on the discussion about the endowment. I mean, is there really any way that to tie that to our approval? I mean, not really, right? >> We're not approving it. >> No, that's not >> to enforce it in any way or anything. >> No. And state law regulates how these could be categorized and how they can be funded. >> I just I don't really have a problem at all with the the interior setback issue. I I don't know if anybody else would, but that part seems fine. But I do really kind of strugg I in a lot of ways this makes sense to do this here and and I'd like to I just I think the size of it is is really challenging and some of the features of the site. So I'm not sure I can support it without working with the city a little bit more on those issues. >> I would have to agree with Adam on that. Uh I don't have an issue with the setbacks around the Harrington Cemetery. Uh but the size of it is the problem that I'm struggling with myself and all the uh um and the endowment is not necessarily a part of it. But we can't as a commission put something in that's not going to be necessarily self- sustainable. uh that would put a hardship on all the residents around if it's not maintained properly. So it it strikes me that the 25 acre requirement is for a a sort of a general cemetery. Um and this is really a cemetery intended for a specific religious community. Uh you think about a cemetery attached to a church, you know, it's not going to be 25 acres. You you just can't even imagine it being that. Uh, it seems to me this is very close to the Islamic Center of Irving. It's obviously intended to be connected to it. I don't have a problem with the the the 4.76 acres. It that seems like not an unreasonable size. Yeah, it would be nice if it was larger. I'm sure that in however many years they're going to wish they had more space, but if requiring 25 acres is going to mean you're going up to Denton. I mean, that that makes sense. I don't think you could get 25 acres here in Irving to do this. And I don't think it really makes sense to require that. >> I I think it makes sense that we follow what the requirements are. >> Anyone else coming? >> I agree with Skinner on the 25 acres. I mean, I understand what you're saying, but we're looking at an 82% variance. That's huge. Daniel. >> Yeah. I I I say this is a case where the discuss I think the presentation discussion very helpful. It's it's hard for me to imagine what other use this property would have with the existing cemetery in the middle. And it is I'm I'm not as concerned about the um care of the lot uh given that it is um associated with a religious community. Um, I think I think there is a concern about there being an apartment complex neighboring, but there's already an existing cemetery like uh pretty close to the to that property. So, um, so I I I would be in support of this proposal. >> Yeah. Commission of K >> there there is actually a huge demand for this kind of uh cemetery for that for a particular region group because uh because I know for the fact that my mother-in-law passed away um in January and I I had to call multiple people to find one one plot in uh Copel Cemetery. the demand is so high really. I mean I I I I'm pretty sure 3,000 lot is going to go sold in uh in in in in in couple of days or probably a week, not more than a week. So um I I I I think I I'm in support of that as well. >> We have a motion from Commissioner Pritchard to deny. Did we get a second on that? >> Yeah. >> Yeah. Gerald second. >> Gerald second. Okay. So, we have a motion on the floor to deny. Please vote. So, the motion carries to deny it 5 to 4, which means that this will go to city council meeting on April 16th. We only go with the recommendation to city council. They had the final say. Thank you. Okay, moving on to case 202629-Z. Is the applicant available? That would be 3102 Dupri Street. Good evening. Your name and city of residence, please. >> Uh, my name is Jonathan Garcia. I'm speaking behalf of the applicant, Pablo Garcia. Our current residence is here in Irvin, 3045 William Brewster Drive. Been here more than 20 years. We love Irving. Uh we specialize in just real estate development, making homes better than they were. Uh this specific lot we're just having a little bit of trouble with. It was burned down and whenever we tore it down, uh we did a plat and for some reason it came back a little bit smaller on the zoning. So we're just simply wanting to get a little bit larger just so we can build a house that that we're wanting to. Um that's pretty much it. What about what size house are you trying to build? >> What size house? Uh square feet. >> 3,200 including a garage. >> 3,200. >> Yeah. >> 3,200 including the garage. >> Yeah, it's around 3,00 3,200. 3,500 uh including the garage square. >> One story or two stories? >> One story. >> Yeah, one story. >> Okay. >> Any other questions from Mr. Garcia? >> Okay. Is there anyone else who'd like to speak in favor of this item? Anyone who'd like to speak in opposition? >> Yes. >> Please come down and state your name. If you'll step aside, Mr. Garcia and just maybe sit have a seat in the front in case you uh want to offer any feedback. >> Howdy. I'm Kevin Alexander. I'm resident of Irving and I've owned a property that's within 200 ft of theirs for uh 29 years now. In fact, 29 years in 5 days. Um the concern that I've got is when you purchase a lot like that, you know what you're getting. You know what you've got. uh you know where the building uh limits are. Um with this being on that corner, it's in a very very congested area. Um the the areas it's simply saturated with people. Uh it's saturated with vehicles. It's getting to the point to where it's kind of sketchy whether or not the emergency services can actually get down the streets because of the number of cars and trailers and other vehicles and whatnot that are around. Um if you go back with a variance of 25 ft uh facing depre um that gives you no room in front of the structure to actually park a vehicle in the driveway. Your typical uh passenger car is around 17 ft these days. So, if you park that about 2 ft back from a wall on the driveway or from a garage door, it leaves the the back bumper of the vehicle overhanging the sidewalk on the street. Your typical full-size truck these days uh starts at about 20 ft in length and some of them exceed 22 feet in length, which actually puts it closer to to hanging over the curb by simply parking a vehicle in your driveway. Um, with a house of that size, it's makes me think that it's going to trend towards the other stuff that goes on in the area where it becomes almost like an apartment complex where you end up with multiple families or just multiple groups living in that house. Um, I'm having to deal with that as it is where my immediate neighbor has a singlecar driveway, but they've got nine vehicles because there are there's a tenant in the garage. There's a tenant in the sun room. There's a tenant in one of the bedrooms. They built a uh they built a shed in the back. And there's a tenant living in the shed. Um, and like I said, there are nine cars. There are times that I have difficulty pulling into my twocar driveway with my truck because they're parking right up against the edge of my driveway and I've got neighbors across the street that are parking in front of their house, which is also in front of my driveway. and then they'll be parking in front of my house, which means when I pull in with my truck or another long wheelbase vehicle I have is very difficult for me to get into my own property despite having a two a twocar wide driveway. Um, this is not the kind of neighborhood where you build a 3500T home. Um, it's not there. You know, this is these homes were built in 1961 uh 62 that area. I know the foundations are garbage and I'd love to take mine down and replace it, too. Um but I don't think that's the lot for that size of a of a property or of a structure to go in. And I'm really concerned with what it's going to do to the to the congestion and the traffic, the number of occupants that are going to be in a building of that size in that neighborhood. That's not Valley Ranch. You don't build that kind of home there. I mine's 1300 square ft and mine was built in ' 61. So, I think uh going twice the size that I've got is excessive. And I think it's going to it's going to become a multi-resident facility. It's going to be an apartment complex, not a single family dwelling. >> Thank you. >> We appreciate it. Would you all like a few minutes to >> Yeah. So, um, respect to that and I do agree with him. Having nine cars in there is is crazy, you know, and I even I would say that's a problem, but that's not our case. Um, I'm sorry. It's not 3200 or 3500. It's only 2500 and it's a twocar garage. So, yes, nine cars is crazy. I even I would find that a problem, you know. But our home, it's going to be a twocar garage. And then if they would want to park in front, they could have park up to four cars, you know, in the driveway, not even including like not park in the in the, you know, on the street. So, um there was a house there before as well with the same thing, long driveway, a car garage. Um and they would only park in the in the house. So, with us, I mean, it's a two two threebedroom, two >> it's going to be a threebedroom, two bath most likely. So, it's just like a single family home. Um, and then we don't we don't allow even we have homes that are rented out in Irving and we don't allow that either. We don't like renting to multiple people, only single families because yes, that's a real issue and I do respect that and I I even agree with that, you know, but for our homes, we we we respect that. We don't we're not going to have a problem with that. >> Yeah. And I've already entered the the plan, too, what type of house we want to build. And yes, it's a twocar garage. Even if they want to park in front, they have up to four cars available to park there, you know. Um, so, so yeah. >> Um, did you say that you're actually asking you're you're actually planning on a 2500 foot house? >> Yes. I'm sorry. Yeah. >> Um, >> with the garage. >> Okay. And and I believe the gentleman who just spoke mentioned his house was about 1,300 and I think I hear that house nearby is about 1,400. So, was the house before it was it more like that 1300,400 ft? Yeah, we we really do not know, but it's it's pro it was probably like a little bit smaller than than the house that we want to build. >> Okay. >> Um Yeah. >> Okay. Thank you. >> And you mentioned you mentioned something. Are you all planning to live there or you are you you're building this to rent? >> No, to sell. To sell. >> To sell. >> Yeah. And then sometimes we do end up renting and then even all of our rental properties. We only work in Irving as well. We love Irving. Uh we don't allow I know what he's talking about. There's sometimes people they'll they'll want to bring like a lot of guys to rent out a house. We don't allow that. They make a mess. They do that where they park a lot of stuff. It becomes a problem. Yeah. We don't we don't deal with that. We know it's a problem. >> Okay. And then um you know the houses in that area are smaller. Why are you all building a a 2500 ft² home? >> Um, it's just it seems big 2500 just because it's including the twocar garage >> and then the porch and the back porch. >> Yeah, and it has a back porch as well. So, >> I think the homes over there all have garages also. >> Uh, I'm not too sure about that. >> Yeah, he's shaking his head. >> Yeah, >> maybe like a onecar garage, but two. >> Okay. >> Yes, sir. >> Can Can I jump in here real quick? I just wanted to I just wanted to add there is a permit application on hold presently with inspections. Uh the square footage that is shown on that is 3253 square ft. I don't know if that includes a a typical twocar garage which is normally 20 by 20 that's 400 ft but what has been submitted to us is is 3253. Now, whether that's living, okay, that that includes the garage. So, that's that's the living area. The porch area, which is shown, is 252 ft, a 462 ft garage. So, the total coverage of that home is 3253. And that's that's what's been submitted to our building inspection department. It's currently on hold. >> Thanks, Wade. Any other questions for Mr. Garcia? >> Um, this really wouldn't be for Mr. Garcia for staff. How how much square footage can they build by right? >> We don't have a number we'd have to calculate inside. They've got their setbacks. They've got their envelope. So, they've got their front set back, their side set back, their rear set back. And so, we would have to just see within that setback what their footprint would be. They could also do two stories. You can do two stories in this district. So, yeah. So, I can't give you a number, but they would just they would they have that envelope inside all of the required setbacks. >> Okay. And the for question um you mentioned it was the permit about 32 3200 right square feet. >> Yes. The total that and that includes the living garage and >> and the garage you say was about 450 >> 460 >> 460 around 460 and then the porch was about 250. >> Yeah. >> So we're down about 2500. >> It leaves you about 2530 ft. >> Yeah. So about what they're saying it's going to be. Yeah. Because it's a livable space. living areas >> that it counts. And then then you have um that they could do a twotory and then that will be probably within their right. So they it wouldn't really be out of the norm of what they're trying to build in in in in the community. So So what sorry one question is this you bought this house uh the lot you said the house what burned down and >> Yes, sir. And you bought the property and now you're going to be building it for probably reselling it or leasing it out. >> Yes, sir. >> Correct. All right. Thank you. >> Yes, sir. >> This lot is considerably larger than the ones because it's on the corner. Correct. >> It is, but it's a larger lot, but it has the bigger setbacks. That's typical when they plat is they give the corner lot a little bit more um property knowing that you've got that setback. >> Okay, great. Any other questions for the applicant for Mr. Garcia? >> Okay, I'll close the item to the floor and return it to the commission for discussion or a motion. Um, I would like to acknowledge the gentleman that came here to uh to speak and I do understand the concerns that you're that you're mentioning and about the the traffic um and the other issues that that you mention as well. However, I mean, I I believe they're within their the square footage that they're allowed to to build in in this in this space and it's about yeah 2500 ft² home. And so, um if if no further comments, I'd like to make a motion on case um 2026 29 ZC for approval. Second. >> We have a motion and a second. Please vote. The motion passes 6 to three, which will go to the city council for their final vote on April 16th. Sounds good. All right. Thank you so much. Next zoning case 2026-47-Z located at 1311 Meridian Drive. Is the applicant present? Good evening, sir. If you'll come down with your name and city of residence. My name is Fred Martinez. I live in 828 Atter Drive in S in Sagenol, Texas. >> Thank you, sir. Um, we discussed your case at work session. >> Yes. >> Did you hear that? >> Yes, I did. I only hear in case you had any comments or questions. >> Thank you. Um, since uh anything like you'd like to add from what we discussed in work session? >> No, thank you. >> Thank you. Does the commission have any questions for Mr. Martinez? One of the questions that was brought up uh and it said that building inspection says you have enough of but uh if you could sort of highlight it for us is the parking. >> Uh right now we don't uh we have a surplus of 26 spaces roughly uh with the square footage that we have on the lot on the site plan shown. I don't know how to show that on the screen but um we have yeah there it is. That layout that we have shown has everything accommodated for the hotel space. And then we calculated I gather my calculations here. Actually, we had roughly 166 stalls uh for the parking for the 237 units and 40 stalls for the banquet hall. And we're so we're required to have 206 spaces per code. And we provided uh surplus we provided 232 has plenty of parking. Um, is there anyone who would like to speak in favor of this item? Anyone in opposition? Seeing none, I'll close the item to the floor, return it to the commission for discussion or a motion. If there's no further discussion amongst the commissioners, I'd like to move zoning case 2026-47-Z to city council for approval. >> Second. >> We have a motion and a second. Please vote. Motion passes unanimously. Um, it'll go to city council on April 16th for a final vote. Thank you, Mr. Martinez. Moving to zoning case 2026-48-ZC at 707 Hilltop Drive. Is the applicant present? Thank you all very much for your patience this evening. If you'll come down, we heard your case and work session. I don't know if you were there. >> Uh, no. No, we weren't there. >> You're welcome to add any remarks about the case if you'd like. Um uh well basically what we're asking is to move from uh from the um zone. >> Could you please give your name and >> Oh, excuse me. Yeah. My name is uh Dwight Bisada. I live at 3709 Colony Grove Drive in Frisco, Texas. >> Okay. Thanks, Mr. Bada. So basically our interest is taking this uh small house that has a multifamily residential 2 RMF uh 2 uh zoning which uh what we learned in conversations with the city was that there's a that's like a very old um zoning because we did ask how can such a small lot and a small house be in a multi-family family uh zone sort of like um so um so we want to move over to R six and the city even told us yeah our the best recommendation don't even request on uh variance for the zoning you have just request uh move on to R six which is sort of like um the the the path that most of the city and all the lots around it is more or less uh that's the trend. So, we decided, well, yeah, that's probably what we should do cuz the owner has the interest of um doing an addition uh for commercial purposes to uh to sell it um uh and uh to improve uh the neighborhood because we understand that the neighborhood's trying to go from these very small, this is a house that's less than a,000 square feet, very small, and to go up to more or less 2,2100, more or less that order. That's the intention. 2200 probably at the most um with no need to change any setbacks just to maintain whatever R six which is 25 in the front tw 20 in the back five on each side more or less that's the intention we have. >> Thank you sir. Any questions for the applicant? Okay. Uh is there anyone who would like to speak in favor of this item? >> Nobody left. Anyone who would like to speak in opposition? Okay, I'll close the item to the floor and return it to the commission for discussion or motion. >> Thank you very much. If there's no further uh discussion amongst the commissioners, I'd like to move zoning case uh 2026-48-Z to city council for approval. >> Second. >> We have a motion and a second. Please vote. motion. Uh, your mot excuse me, your case passes 9 to zero. It will go to city council for final vote. Mr. Bada, they'll see you on April 16th. >> Thank you very much. >> Thank you, sir. Appreciate your patience this evening. Uh, moving on to case um our final case of this evening 2026-57-Z located at 2011 East Pioneer Drive. Is the applicant present? Would you like to come down and speak? We heard your case during work session. So, if you'll give your name and city of residence, please. >> My name is Betsy Baltran. City of residence is Dallas, Texas. >> Thank you so much. Um, is there anything you'd like to add from what we discussed during work session? I would. Um, so to clarify, it's not going to be a coffee shop. It's more of a coffee studio. We do have a warehouse where all the packaging, all the roasting will be done for the coffee beans. That's located in Karens, Texas. It's about 7,500 square ft and on sitting on 2.7 acres. So, there's no need for like um a big um stock at the Irving location. It's really just for like testing. Um there's like small test devices where you can test the uh temperature of the coffee beans uh the color just that way we can get our prospective clients or clients to show them really what the quality of the bean um and the office space will be used uh just to process online and app-based orders. Um so so really it's and then you know small sampling just to provide you know the prospective clients a sample of our coffee but it's it's just something small nothing big and then we'll keep in stock just the necessary things and then whatever's being delivered it'll be maybe once a week. Um and again a small quantity or bigger you know um wholesale orders will be based out of Karens, Texas. >> Thank you. Any questions for our applicant? >> You're the business owner but not the property owner, correct? >> Neither. Um I'm just representing Ultra Coffee. >> Okay. Um, we had the discussion during the work session and it sounded like you could do something that had sort of office kind of component with some storage. That's kind of what it sounded like she was describing. So, I'm I'm not clear on why you need the zoning change if if what you're describing already meets what it allows. I don't know who that question's for. Yeah, if if I'm correct, it was represented as being kind of this is the first I'd heard of this studio labish perspective. Okay. >> Um staff may know more, but we understood it as being kind of a distribution center for roasted coffee and being more convenient to their customers. Um, but so >> yeah, would you be open to this being postponed for y'all to discuss this with staff further because >> based on what we heard during the work session, it it doesn't sound like you need a zoning change and doesn't make sense for us to change the zoning. I I would tend to be opposed to that. The previous time this this property came before us, a number of people in the neighborhood were opposed to these sorts of changes to the zoning. So, I'm not inclined to do that, but it it's not clear that you even need it, which would certainly make your life easier. >> Yeah. Yeah, for sure. >> So, basically, this would be just like a satellite office for you. >> Mhm. Yeah, pretty much. We we'll stock some of the product, but obviously just maybe for like our clients would come by appointment only. Um it's not. >> So would you have a ratio of 51% office and 49% storage or how would that work? >> What would your ratio be? >> I don't know the exact ratio but um I get storage again would be I storage would be limited. Um we do intend to have just like a regular delivery van on a weekly basis once a week. So if I if that week I have an appointment with like three prospective clients, which should be like our coffee shops, whoever owners of coffee shops, bakeries, um if I have three appointments set up next week, then it's I I know that I need to tell them, hey, you need to deliver about this much to the location for the week. We don't want to we don't want to stock everything there. Just what's necessary for like maybe the week or the two weeks. um which is why we'd only we'd have very limited deliveries. >> I would agree with Commissioner Skinner. I think this is something that would probably fit the criteria of the existing zoning. Uh and I would support him, you know, if you would support postponing it and working with staff to figure out exactly with details what you're doing. >> Yes, that'd be great. >> I I do have a quick question for you. So the coffee that you're selling is for small retail coffee shop owners, not for large commercial office buildings that are, you know, not like a parks or anything of that nature. >> No, we're trying to go local. Yeah. >> Yeah. And then your online orders would be to those would that be to individuals who want to purchase your coffee or is that online ordering for these uh retail operations that use your coffee? >> So it would be for the the coffee shops. Um they would order through there. Um again it's it'd be smaller quantities and Karen. So, we're looking at local coffee shops within Irving as well. And then obviously Karen's as well since that's where the big um warehouse is. Um so in in reality, if they just get on the app and just order um and then if they're located in Irving, they can be >> can pick it up >> in Irving. Yeah. Whatever's I guess closer, >> but it's not like u you know box large box trucks coming in and out. >> No, it would be a small delivery van. >> Yeah. >> Mhm. The way this is being presented, Joselyn, I mean, would she need a variance or would this be >> Well, we just I was just going through the letter of intent, which was pretty clearly wholesale distribution and and and they they talk about warehousing. So, we need to understand if that's not the intent because that's what we were told. >> Okay. >> So, if that the plan has changed, we need to understand what that looks like inside the building because the distribution is what we knew. Are you open to postponing it and working with staff to figure it out? >> Yes. >> Okay. >> Then there's no further questions amongst ahead. >> Thank you. >> Is there anyone else like >> Anyone else who would like to speak in favor of this item? Anyone else who would like to speak in opposition of the item? Okay. Seeing none, I'll close the item of the floor. Return it to the commission for a motion or a vote. >> I'll make a motion to postpone to is it >> May 4th? May 4th meeting zoning case 2026-57-Z. >> I'll second. >> We have a motion and a second. Please vote. The motion passes. So, if you'll contact the staff this week when you can to sort of refine the zoning case, you may not have to come back. >> Okay. Perfect. Thank you. >> Thank you. We stand a journ this evening at um 8:28. Thank you all.