[00:00:01]
YOU READY? ALRIGHT.WELCOME TO THE DEVELOPMENT SERVICES COMMITTEE MEETING.
IT IS 4:45 PM I AM MARGARET LUT.
I AM JOINED BY COUNCILMAN JOE THOMAS AND COUNCILMAN JEFF BASS FOR HIS FINAL DEVELOPMENT SERVICES COMMITTEE MEETING.
UM, FIRST ON THE AGENDA IS APPROVAL OF THE MINUTES.
DO WE HAVE ANY SPEAKER CARDS TODAY? YES, MA'AM.
DUCKWORTH, THANK YOU FOR JOINING US.
THANK YOU FOR ALLOWING ME TO BE WITH YOU.
MY NAME IS BOB DUCKWORTH AND I'LL NOW WAKEFIELD DRIVE GARLAND, TEXAS.
IT'S GOOD TO BE WITH YOU FOLKS TODAY.
UH, I'M EXCITED ABOUT THINGS THAT ARE HAPPENING THROUGH OUR COUNCIL AND OUR NEW CITY MANAGER.
UH, Y'ALL DISCUSS THINGS THAT REALLY MAKE ME MY HEART, UH, WORLD TO SEE THE, LIKE, THE DISCUSSION OF THE, UH, UH, CARPORTS AND STUFF LIKE THAT, THAT OVER THE YEARS OF JUST BECOMING AN EYESORE TO PLACES IN OUR CITY.
AND, AND I KNOW MR. BETS HAS HAD A, A SIGNIFICANT, UH, PART IN COUNCIL, PROBABLY THAT, THINGS THAT I DON'T KNOW.
BUT THE MISSION HILLS, AND I, I'M HOPING THAT THIS IS WHAT IS KIND OF BASED ON WHAT YOU'RE TALKING ABOUT IS BASED ON THE MISSION HILLS PROJECT.
AND IN THAT, UH, SITUATION THAT WENT THROUGH, YOU KNOW, I DON'T, I LIVE ON THIS SIDE OF TOWN BY, BUT MY HEART IS FOR THOSE PEOPLE DOWN THERE AND WHAT THEY WENT THROUGH.
UH, BECAUSE I HAVE FIVE, FIVE OF THE FIVE HOUSES, I, THREE OF THE PEOPLE THAT LIVE IN I'LL BE THE AIR ARE FRIENDS THAT I'VE KNOWN FOR YEARS AND YEARS.
AND I KNOW WHAT KINDA HEARTBREAK IT WAS FOR THEM TO SEE THAT HAPPEN.
AND OF COURSE, BEING PART OF THE PLAN COMMISSION, I IMMEDIATELY SAID, IN MY MIND, HOW DID THAT HAPPEN? AND SO I'VE LEARNED A LOT, NOT AS MUCH AS I NEED TO KNOW, AND I'M HOPING TO LEARN MORE FROM THIS, BUT I HOPE YOU GUYS USE THAT KIND OF AS A RESEARCH TO GO BACK AND SAY, WHAT COULD WE HAVE DONE BETTER? OR HOW, WHAT DID WE NOT LOOK AT IN THAT? BECAUSE I HAVE SEEN THE MASS GRADING ON THAT THAT WAS DONE IN MAY OF 25.
AND SO I, I'M GONNA SAY THIS IN A LOOSE TERM, SOMEBODY IN THE CITY KNEW THAT WAS GONNA BE THAT WAY.
DID WE REALIZE IT OR KNOW IT, UH, AT THAT TIME.
BUT THE MASS GRADING PLAN SHOWED THAT WAS GONNA HAPPEN BASED ON, ON MY INTERPRETATION OF IT.
SO HOPEFULLY THAT WHAT COMES OUT OF THIS CITY WE CAN, OR OUT OF THIS COMMITTEE AND FORWARD, IS WE'LL BEGIN TO WE'LL BE LOOK AT THOSE KIND OF DEVELOPMENTS THAT, THAT MIGHT HAVE SOMETHING THAT I CALL IT KIND OF A QUALITY OF LIFE.
UH, I DON'T THINK ANYBODY IN THIS ROOM WOULD WANNA SEE, UH, SOMETHING LIKE THAT HAPPENED IF YOU WERE HAPPEN TO BE, UH, A NEIGHBOR, NEIGHBOR TO A VACANT PROPERTY OR PROPERTY THAT CHANGED A MASS PROPERTY THAT CHANGED LIKE THIS TO SEE THAT HAPPEN BEHIND YOUR HOME OR A FRIEND'S HOME.
SO I'M JUST HOPING, AND, AND ANYTHING I CAN DO FOR YOU GUYS TO, UH, TO, IF YOU WANNA CALL ME OR SOMETHING.
'CAUSE I'VE BEEN INVOLVED IN THIS VERY, VERY BEGINNING BECAUSE A VERY CLOSE FRIEND SUNDAY SCHOOL CLASS MEMBER, JULIE EK, WHICH MANY, YOU'VE PROBABLY SEEN HER NAME, I KNOW MR. BEST KNOWS HER.
SHE HAS BEEN, SHE'S BEEN VERY, UH, UH, IMPORTANT PART OF, OF MOVING THIS PLAN FORWARD.
AND AGAIN, MR. BE, I APPRECIATE WHAT YOU'VE DONE TO, TO CHANGE THAT.
AND I'M LOOKING FORWARD TO SEEING THE MA GRADING, THE REVISED MA GRADING PLANS TO SEE, UH, WHAT THAT, UH, SLOPE IS GONNA GO FROM TOO.
AND, UH, ANYTHING IS GONNA BE BETTER THAN WHAT IT WAS FOR THOSE NEIGHBORS.
SO AGAIN, THANK YOU MR. BES FOR THAT AND, AND FOR COUNCIL'S LEADERSHIP AND, AND SEEING THAT HAPPEN.
IS THAT THE ONLY SPEAKER CARD WE HAD? YES, MA'AM.
ON TO ITEM THREE, A SCOPING DISCUSSION OF GRADING PROVISIONS IN THE GARLAND DEVELOPMENT CODE TO ENSURE COMPATIBILITY WITH SURROUNDING PROPERTIES WHILE SUPPORTING FUTURE DEVELOPMENT OPPORTUNITIES.
DO WE HAVE A STAFF MEMBER PRESENT FOR DISCUSSION OR SO, UM, I CAN TELL YOU THAT WE ARE NOT HERE TO, UM, I GUESS GIVE A PRESENTATION OR ANYTHING LIKE THAT.
WE JUST REALLY WANNA GET A CLEAR UNDERSTANDING
[00:05:01]
OF THE DIRECTION THAT YOU WOULD LIKE US TO GO AS FAR AS YOU KNOW, WHAT IT IS THAT YOU'RE LOOKING FOR.AND THEN WE'LL GO BACK AND DO OUR RESEARCH AND, YOU KNOW, SEE HOW IT FITS INTO THE GDC, SEE HOW IT FITS INTO OUR ALL OF OUR STANDARDS, AND THEN BRING SOMETHING BACK TO YOU.
UM, I MEAN, SO I BROUGHT, I BROUGHT THIS ITEM FORWARD AND I THINK THAT THE, THAT MR. DUCKWORTH SAID PRETTY MUCH EVERYTHING, UH, WE WANNA MAKE SURE THAT GARLAND RESIDENTS DON'T, UM, HAVE THIS, HAVE WHAT HAPPENED AT THAT DEVELOPMENT HAPPENED AGAIN.
SO, UM, I KNOW THAT THROUGH THE DEVELOPMENT PROCESS, WE DON'T NECESSARILY GET GRADING, UM, PLANS INITIALLY.
SO, UM, WHAT WOULD STAFF PREFER TO SEE IN THE FUTURE? HOW CAN WE KIND OF TACKLE SOMETHING LIKE THIS IN THE FUTURE? HOW DO WE PREVENT IT FROM HAPPENING IN THE FUTURE TO GARLAND RESIDENTS AND MAKE SURE THAT, YOU KNOW, SOMEONE DOESN'T END UP WITH A 50 FOOT TALL HOUSE AND, AND HILL BEHIND THEM? I THINK IN FUTURE DEVELOPMENTS, DEFINITE MECHANISM MECHANISMS THAT WE CAN PUT IN PLACE, IT WILL REQUIRE US TO ONCE AGAIN, GO IN AND LOOK AT OUR GDC MM-HMM
UM, AND SEE WHAT KIND OF REQUIREMENTS WE COULD PUT IN PLACE THAT'S NOT GOING TO CONFLICT WITH WHAT WE CURRENTLY HAVE IN PLACE.
UM, I CAN SAY PRETTY CONFIDENTLY THAT THERE ARE VERY FEW PARCELS OF LAND LEFT TO DEVELOP IN THE CITY OF GARLAND.
AND WITH REDEVELOPMENT, THIS IS NOT GOING TO OCCUR.
UM, THE AREAS WHERE WE WOULD BE DOING REDEVELOPMENT, I HAVE NO CONCERNS ABOUT THAT WHATSOEVER ON THE DEVELOPMENT, LIKE NEW DEVELOPMENT.
I KNOW THE PIECES THAT WE DO HAVE REMAINING ARE SOMEWHAT CHALLENGING.
UM, WHETHER THAT'S GOING TO AFFECT RESIDENTS IN THE CITY OF GARLAND IS HIGHLY UNLIKELY.
BUT I DO FEEL THAT THERE ARE SOME THINGS THAT WE CAN PUT IN PLACE TO MAKE CERTAIN THAT WE, IF NOT ELIMINATE, AT LEAST MINIMIZE THE IMPACT.
AND, AND THAT'S, THAT'S THE DIRECTION THAT I'LL GIVE TO STAFF AND THAT WILL WORK ON THAT.
COMMITTEE MEMBERS, DO YOU HAVE ANY COMMENTS? YES.
SO, UM, SO I, I WOULD START OFF BY SAYING THIS IS SOMETHING OF COURSE THAT WE DID NOT PREDICT.
UM, SO I WOULD, I WOULD SAY BECAUSE WE DID NOT PREDICT THIS, THAT WE CAN'T PREDICT THE FUTURE AS WELL.
UM, YOU KNOW, IT'S EASY TO LOOK AROUND THE CITY AND SAY, WELL, THIS IS A ONE-OFF, IT'S NOT GONNA HAPPEN AGAIN.
UM, BUT WE DON'T KNOW THAT, WE DON'T NECESSARILY KNOW THAT'S TRUE.
WE DON'T KNOW WHAT KIND OF REDEVELOPMENT ISS GONNA HAPPEN.
WE DON'T KNOW IF ANOTHER GOLF COURSE IS GONNA GO OUTTA BUSINESS.
I MEAN, WE HAVE, YOU KNOW, DUCK CREEK, RIGHT? THEY, UH, THAT'S ANOTHER GOLF COURSE RIGHT THERE, WHICH MEANS THEY HAVE A LOT OF ELEVATION AND UNDULATION AND A BIG AREA.
YOU KNOW, IF THAT, IF THAT WERE TO GO OUTTA BUSINESS, UM, YOU KNOW, WE COULD WIND WIND UP WITH THE EXACT SAME SITUATION.
SO I DON'T KNOW, I DON'T REALLY WANT US TO LOOK AT THIS AS A ONE-OFF SAYING IT CAN'T HAPPEN AGAIN BECAUSE OF REDEVELOPMENT.
UM, YOU KNOW, AND I, AND I'VE THOUGHT ABOUT THIS AND I, I'M NOT FAMILIAR WITH THE EASTERN HILLS WAS NOT FAMILIAR WITH THAT GOLF COURSE.
I HAVE NO IDEA WHAT THE ELEVATION LOOKED LIKE BEFORE.
UM, SO, YOU KNOW, IT'D BE NICE TO KNOW, YOU KNOW, THE, THE AREA THAT WE'RE TALKING ABOUT, WHAT THAT, WHAT THAT LOOKED LIKE BEFORE, RIGHT? I MEAN WAS WAS IT FLATTENED LEVEL WITH THE YARDS AND THEY PUT 75 FEET OF DIRT ON TOP OF IT AND, UM, YOU KNOW, WHAT IS IT IN OUR, WHAT IS IT IN OUR, UH, CODE THAT, THAT SAYS, OH, WELL THE GRADE OF THAT IS FINE.
UM, YOU KNOW, AS FAR AS, YOU KNOW, THE DISTANCE FROM THE HOUSE COMPARED TO THE ELEVATION, WHAT IS IT? WHY IS, WHY IS THAT OKAY? WHY, WHY WAS THAT CHOSEN? AND THEN, UM, YOU KNOW, IF WE, WE, WE DON'T WANT TO GO TOO DRASTIC AND GO THE OTHER DIRECTION AND, YOU KNOW, CHANGE THE SLOPE TOO MUCH, BUT WHAT IS THE RIGHT NUMBER AND HOW IS, I MEAN, I'VE SEEN IT OUT THERE, RIGHT? I DON'T UNDERSTAND HOW THAT'S, THAT'S THE RIGHT NUMBER EVEN RIGHT NOW, YOU KNOW? SO, UM, I DON'T KNOW.
IT'S, IT'S FRUSTRATING TO LOOK AT IT AND IT'S, I KIND OF FEEL LIKE SOMEBODY SLIPPED SOMETHING BIAS
UM, AND I JUST, I JUST DON'T WANT THAT TO HAPPEN AGAIN.
I WOULD, I WOULD HATE FOR US TO GO INTO THIS SAYING IT'S A ONE-OFF AND IT CAN'T HAPPEN AGAIN.
SO THAT, THAT'S THE BIGGEST POINT I'D LIKE TO MAKE.
CAN I CLARIFY SOMETHING ON THAT? WHEN I WAS TALKING ABOUT REDEVELOPMENT, I MEANT EXISTING STRUCTURES.
I WAS NOT TALKING ABOUT GREENLAND.
IT COULD CERTAINLY HAPPEN ON ANY GREENLAND THAT IS, THAT HAS NOT BEEN DEVELOPED WITH STRUCTURES I WAS REFERRING TO.
BUILT, I MEAN, PROPERTIES WITH STRUCTURES ON THEM RIGHT NOW.
UM, SO I WANTED TO BE SURE THAT WE ARE ON THE SAME PAGE WITH THAT.
I CERTAINLY AGREE WITH YOU THAT IT IS A POSSIBILITY FOR ANY PIECE OF PROPERTY THAT HAS NOT BEEN FULLY DEVELOPED, BUT I WOULD NOT CONSIDER, UM, I GUESS A GOLF COURSE
[00:10:01]
TO BE QUOTE UNQUOTE FULLY DEVELOPED.AND I, I WANNA SAY, SAY PERSONALLY THANK YOU FOR THE CONTRIBUTIONS TO THIS COMMITTEE OVER THIS LAST YEAR THAT I'VE BEEN ON.
IT LEARNED A LOT FROM YOU, SIR.
UM, BUT YEAH, THE, YOU'RE RIGHT, THE, THE NEXT BIG TRACK TO LAND IS THE DUCK CREEK GOLF COURSE AND THERE IS CURRENTLY A, UH, YOU KNOW, A DEVELOPER THAT'S SEEKING TO DO SOMETHING WITH THAT COURSE AND OF COURSE HUGE OPPOSITION FROM THE NEIGHBORHOOD.
UM, AND SO THEN I, I WAS AT THE ONA, UH, SPRING PICNIC ON SUNDAY AFTERNOON, AND THEY ARE STILL MARSHALING THEIR FORCES TO BUY THAT COURSE THEMSELVES TO KEEP IT FROM BEING DEVELOPED.
AND SO, UM, I DON'T THINK IT'S MUCH FLATTER WOULD BE A MUCH EASIER DEVELOPMENT.
I DON'T THINK THIS GRADING THING, BUT I CERTAINLY SEE ON A COUPLE OF THOSE HOLES WHERE WE COULD RUN INTO THE SAME ISSUE ON THAT GOLF COURSE, UH, BECAUSE THAT, THAT GUY'S GONNA SELL IT EVENTUALLY TO SOMEBODY FOR SOMETHING.
AND SO IT'S A MATTER OF WHAT IT'S GONNA BE BECOME NEXT AND, UM, CAN'T MAKE SINGLE FAMILY SEVEN PENCIL, WHICH IS HOW IT'S KNOWN NOW.
SO WE'LL SEE, WE'LL SEE WHAT HAPPENS WITH THE NAME.
MAY MAY COME TO NOTHING, BUT WE'LL SEE.
SO ANYWAY, NO, I THINK THIS IS A GOOD STEP AND, UH, THE DRIVING BY BLUFF VIEW, I, I APPRECIATE TAKING THE BUS BY THERE BECAUSE I HAD NO IDEA.
SO
SO ANYWAY, I REALLY APPRECIATE, UH, YOU KNOW, THE, THE, ALL OF THE CLUES YOU GUYS HAVE GIVEN ME TO GET ME UP.
ANYWAY, UM, THAT'S, THAT'S ALL.
UM, DO YOU HAVE EVERYTHING YOU NEED FROM US OR DO YOU WANT ANY MORE INFORMATION? DO YOU HAVE ANY QUESTIONS FOR US? NO, I THINK WE'RE JUST GONNA HAVE TO BE VERY INTENTIONAL WITH LANGUAGE THAT WE USE.
UM, KEEPING IN MIND, UM, AND I I DON'T REMEMBER IF YOU WERE ON COUNCIL OR NOT.
WHEN WE WENT, WHEN WE DID AWAY WITH OUR DETAILS SITE, I WAS MM-HMM
THAT'S, THAT STILL WOULD NOT NECESSARILY HAVE PREVENTED THIS.
UM, IT MAY HAVE BROUGHT UP SOME RED FLAGS ALONG THE WAY, BUT I, I DON'T EVEN THINK THAT THAT WOULD'VE PREVENTED THIS SITUATION BASED ON THE WAY OUR CURRENT STANDARDS ARE WRITTEN.
ONE OF THE THINGS I WANT THE COUNCIL TO REALIZE IS, UH, THE COMMITTEE TO REALIZE IS THAT THAT THE, THE POTENTIAL SOLUTION, AND I THINK THAT CRYSTAL'S RIGHT, WE'RE GONNA NEED TO BE VERY INTENTIONAL BECAUSE THE POTENTIAL SOLUTION THAT YOU COULD HAVE, UH, TO PREVENT ANY POSSIBILITY OF THIS HAPPENING IS ONE IN WHICH, UH, YOU COULD RENDER THE FEW PARCELS OF UNDEVELOPED LAND THAT WE CURRENTLY HAVE WORTHLESS.
THE REASON THAT THE UNDEVELOPED LAND THAT WE HAVE IS CURRENTLY UNDEVELOPED, THE LARGE TRACKS THAT ARE UNDEVELOPED, THEY'RE UNDEVELOPED FOR A REASON.
BECAUSE TO DEVELOP THEM, YOU NEED TO MOVE A LOT OF DIRT AROUND TO ACTUALLY GET THEM DEVELOPED.
AND SO, YOU KNOW, THE, I I I HOPE THE WILL BE VERY, THAT WILL BE VERY, THE COMMITTEE WILL BE VERY INTENTIONAL IN REALIZING THAT THERE'S THE SOLUTIONS YOU PROBABLY COULD COME UP WITH WITH RESPECT TO DISTANCES BACK, THAT YOU COULD PUT THINGS FROM PROPERTIES, BUT, BUT THE MORE YOU DO THAT, THE LESS LIKELY YOU MAKE IT, THAT PROPERTY CAN BE DEVELOPED IN THE FUTURE.
AND SO SOMEPLACE THERE'S A BALANCE BETWEEN, UM, WHAT YOU WOULD SEE ON BLUFF VIEW THAT YOU SAW THAT I DON'T THINK ANYBODY EXPECTED.
YOU KNOW, THE FIRST TIME I LOOKED AT IT, I WAS AGHAST BECAUSE IT'S NOT, IT'S REALLY SHOCKING.
I THINK THERE'S A BALANCE SOMEPLACE BETWEEN THAT AND A, A REGULATION THAT WOULD, UH, PROHIBIT THE DEVELOPMENT OF THE LAST FEW PARCELS OF UNDEVELOPED LAND THAT WE HAVE IN OUR CITY IN LIGHT OF WHERE WE'RE, AND I WOULD JUST, I THINK THAT THAT WILL NEED TO BE VERY INTENTIONAL ABOUT IT.
I WAS, OKAY, SO IS IT POSSIBLE, 'CAUSE UM, OF COURSE WE WANT, YOU KNOW, IT, IT CAN'T BE REALLY SUBJECTIVE, RIGHT? IT'S GOTTA BE A FINITE, UM, CAN WE MAKE THE, I DON'T WANNA CALL IT GRADE SLOPE, WHATEVER, BUT CAN WE MAKE THAT DIFFERENT IF IT ABUTS TO RESIDENTIAL NEIGHBORHOOD COMPARED TO BUDDING UP TO SOMETHING ELSE, A COMMERCIAL OR SOMETHING THAT'S, YOU KNOW, NOT BUILT OUT YET, OR, I DON'T THINK THERE'S REALLY ANYTHING THAT'S ON, WELL, ANYTHING THAT WE WOULD, UM, EVEN CONSIDER, WE'LL RUN IT THROUGH LEGAL AND MAKE CERTAIN THAT WE'RE NOT, YOU KNOW, CREATING SOME CHALLENGE ON THE LEGAL SIDE OF IT BECAUSE RIGHT.
SO I'M THINKING THAT, UM, IF, IF IT'S SOMETHING WHERE WE COULD MAKE IT, SO IT HAS TO BE GO THROUGH ANOTHER, IF IT, YOU KNOW, WHATEVER'S BUTTING UP AGAINST AN EXISTING RESIDENTIAL, IF THAT
[00:15:01]
WOULD THEN HAVE TO GO THROUGH A REVIEW STA A REVIEW PROCESS TO MAKE SURE THAT, UM, YOU KNOW, THAT IT'S GONNA LOOK GOOD.YOU COULD, SO, SO ONE OF THE THINGS THAT I'VE BEEN TOYING WITH THIS A LITTLE BIT MYSELF, ONE OF THE THINGS YOU COULD DO IS YOU COULD PUSH THAT DISTANCE BACK, WHICH IS ESSENTIALLY WHAT'S HAPPENING, UH, WITH THE CHANGE.
AND ESSENTIALLY BY TAKING THE FIVE HOMES OFF THAT WERE REMOVED AND THAT PROPERTY, YOU MOVED THE DISTANCE WAY BACK, WHICH MAKES THE SLOPE MORE GRADUAL.
YOU COULD MAKE THAT A GENERAL RULE AND THEN HAVE A VARIANCE PROCESS BY WHICH, IF YOU WERE GONNA BE CLOSER THAN THAT, YOU'D HAVE TO COME TO COUNCIL AND MAKE SURE IT'S NOT GONNA HAVE THE KIND OF T RESULTS.
AND THAT'S, THAT'S THE WAY I, I LOOKED AT IT WHEN I STARTED TO THINK, WELL, IF YOU JUST MAKE IT A HARD AND FAST, NO, YOU CAN'T DO THIS, YOU'LL TURN DEVELOPERS AWAY.
THAT MIGHT HAVE, YOU COULD SAY, IF IT'S GOING TO BE AGAINST THE RESIDENTS IN OUR CITY, THEN, THEN IT'S A, YOU NEED A GREATER DISTANCE BUFFER SO YOU DON'T HAVE THAT, OOPS, THAT TYPE OF OF GRADE.
BUT ALLOW A VARIANCE PROCESS SO THAT IF THERE'S THE, THE, UH, PROJECT COULD BE DEVELOPED AND MIGHT WORK AESTHETICALLY OR MIGHT BE SIGNIFICANTLY IMPORTANT TO THE CITY IN TERMS OF ITS LONG-TERM, UH, DEVELOPMENT, THAT YOU'D BE ABLE TO FIGURE OUT A WAY TO ACCOMMODATE BOTH SIDES.
JUST SOME SOMETHING WHERE IT CAN HAVE AN YES SIR.
I THINK YOU COULD LOOK AT IT THAT WAY.
I THINK THE, THE KEY HERE IS TO, WHILE SUPPORTING FUTURE DEVELOPMENT OPPORTUNITIES, SO WE DON'T WANT TO, UM, WE DON'T WANT TO MAKE IT DIFFICULT FOR DEVELOPERS TO GIVE US GOOD QUALITY PRODUCTS.
WELL, WE'RE ABOUT TO HAVE TURNOVER, SO THERE WILL BE A COUPLE MONTHS ANYWAYS, JUST TO HAVE NEW PEOPLE ON THE COMMITTEE AND COME BACK WHILE I'M STILL HERE.
UM, WE WANNA MAKE SURE THAT IT'S RIGHT FOR GARLAND.
WE WANNA MAKE SURE IT'S RIGHT FOR OUR RESIDENTS.
UM, WE WANT TO, YOU KNOW, WE WANT THIS TO BE A GOOD THING YEAH.
WE'LL TALK ABOUT IF THEY WERE NOT THERE YET.
YEAH, JUST REPORT BACK AND, AND THEN WE'LL KICK IT DOWN THE ROAD.
ALRIGHT, THAT WAS OUR LAST AGENDA ITEM AND AT 5 0 2 WE ARE ADJOURNED.