WEBVTT 00:00:00.000 --> 00:00:25.720 I pledge allegiance to the flag of the United States of America and to the Republic for 00:00:25.720 --> 00:00:33.760 which it stands, one nation under God, indivisible, with liberty and justice for all. 00:00:33.760 --> 00:00:54.520 To the Texas flag, I pledge allegiance to the Texas one state under God, one indivisible. 00:00:54.520 --> 00:01:00.520 Our items for consideration include the introduction of new board member, Michael Redwine and alternate 00:01:00.520 --> 00:01:03.640 member Kate Linus. 00:01:03.640 --> 00:01:04.640 Thank you. 00:01:04.640 --> 00:01:05.640 Welcome. 00:01:05.640 --> 00:01:06.640 Glad you're here. 00:01:06.640 --> 00:01:14.760 We can just do a quick introduction just, you know, who they are obviously and why they 00:01:14.760 --> 00:01:16.200 chose to join the board. 00:01:16.200 --> 00:01:20.360 Just a quick introduction and then if we can just do the same for the rest of the commission 00:01:20.360 --> 00:01:23.360 so they know everyone's just quick background. 00:01:23.360 --> 00:01:24.360 Wonderful. 00:01:24.360 --> 00:01:25.360 Thank you. 00:01:25.360 --> 00:01:26.360 Maybe we'll start with the left side. 00:01:26.360 --> 00:01:27.360 Okay. 00:01:27.360 --> 00:01:33.840 I'm Kate Linus and I am currently the grants manager for Children's Advocacy Center for 00:01:33.840 --> 00:01:38.800 Denton County and previously I've worked for Denton County. 00:01:38.800 --> 00:01:42.280 I was director of administration for the county judge. 00:01:42.280 --> 00:01:44.880 I have taught classes as an adjunct. 00:01:44.880 --> 00:01:51.360 I've been on various different city boards including downtown task force and most recently 00:01:51.360 --> 00:01:55.760 the special called committee for bonds. 00:01:55.760 --> 00:02:00.920 It had something to do like that but it was the bonds committee so thank you. 00:02:00.920 --> 00:02:05.680 I'm very interested in just knowing what's going on in the city and serving where I can 00:02:05.680 --> 00:02:11.720 be of help so hopefully I'll have read all of my materials and ask good questions. 00:02:11.720 --> 00:02:12.720 Thank you. 00:02:12.720 --> 00:02:13.720 Perhaps Michael would like to introduce yourself? 00:02:13.720 --> 00:02:14.720 Michael Redwine. 00:02:14.720 --> 00:02:15.720 I've been in Denton for about five and a half years. 00:02:15.720 --> 00:02:21.680 I work for a company called McKesson Corporation. 00:02:21.680 --> 00:02:28.680 It's an office out of Los Kalinas. 00:02:28.680 --> 00:02:37.240 I've been a part of DC, what is it called, Fin Community Advisory Council, I think that's 00:02:37.240 --> 00:02:38.240 what it's called. 00:02:38.240 --> 00:02:42.920 I'm part of leadership Denton, gone through that, co-chair of that this year so I just 00:02:42.920 --> 00:02:52.600 wanted to be more involved with the community and be served the way I could and this is 00:02:52.600 --> 00:02:53.600 how it's coming about. 00:02:53.600 --> 00:02:54.600 Wonderful, thank you very much. 00:02:54.600 --> 00:02:55.600 This is introductions, new members Michael Redwine and Kate Linus. 00:02:55.600 --> 00:02:56.600 Emily Meisner, would you like to say something about yourself? 00:02:56.600 --> 00:02:57.600 Hi, I'm Emily Meisner. 00:02:57.600 --> 00:02:58.600 Apologies for being late. 00:02:58.600 --> 00:02:59.600 This is my second term on Zoning Board of Adjustment but first term as official member 00:02:59.600 --> 00:03:00.600 so I was promoted from alternate to member. 00:03:00.600 --> 00:03:23.600 From Denton since 1996, went to UNT, taught art, then stayed home with my kiddo, got involved 00:03:23.600 --> 00:03:29.560 in other city related issues and enjoy doing this. 00:03:29.560 --> 00:03:40.600 Eric Horton, been in Denton since 2001, stepped away from any kind of community activism until 00:03:40.600 --> 00:03:45.000 all three kids were out of high school and into college and now that they're done through 00:03:45.000 --> 00:03:46.000 that, I'm trying to be more engaged. 00:03:46.000 --> 00:04:00.440 Ron Mingier, staff liaison, I've been with the city for 14 years and if there's anything 00:04:00.440 --> 00:04:01.440 I can do to help, just let me know. 00:04:01.440 --> 00:04:02.440 Thank you. 00:04:02.440 --> 00:04:07.440 Jennifer Lane, professor at UNT and on this board for a couple years, active in the city. 00:04:07.440 --> 00:04:22.600 David Higgins, I've lived in Denton for 11 years now, I'm a retired finance professor, 00:04:22.600 --> 00:04:48.080 and I like CBA, this is my fifth year, third term, and I like CBA in part because we could 00:04:48.080 --> 00:04:49.080 make decisions here. 00:04:49.080 --> 00:04:50.080 In the past I've been on P&Z, not here, but P&Z has always been overruled by the city 00:04:50.080 --> 00:04:51.080 council. 00:04:51.080 --> 00:04:52.080 Hi, I'm Susan Seaborne, I'm an alternate on the board, relatively new. 00:04:52.080 --> 00:04:54.880 This might be my fourth or fifth meeting. 00:04:54.880 --> 00:05:03.680 I took early retirement from an IT career with IBM, and I am an adjunct Italian teacher 00:05:03.680 --> 00:05:12.200 sometimes at UNT, and I'm finishing an art degree, so art, IT, like you, Emily, and that's 00:05:12.200 --> 00:05:13.200 it. 00:05:13.200 --> 00:05:22.480 I'm Cynthia Kirkhoff, I'm the language attorney for the board. 00:05:22.480 --> 00:05:23.480 Thank you. 00:05:23.480 --> 00:05:26.480 I'm Jerry Drake, I'm with the city attorney's office also, I do litigation, but from time 00:05:26.480 --> 00:05:35.080 to time you may see me down here, if city is not available, or if we have to split dues 00:05:35.080 --> 00:05:36.080 between two attorneys. 00:05:36.080 --> 00:05:37.080 And Selena? 00:05:37.080 --> 00:05:40.080 I'm Selena Dillard, I'm an admin for planning and building inspections. 00:05:40.080 --> 00:05:41.080 Wonderful. 00:05:41.080 --> 00:05:42.080 Thank you very much. 00:05:42.080 --> 00:06:01.080 Next item is to consider approval of the minutes of October 28th and October 29th. 00:06:01.080 --> 00:06:06.040 Any second? 00:06:06.040 --> 00:06:07.040 Any discussion? 00:06:07.040 --> 00:06:08.640 Does anyone like to see them? 00:06:08.640 --> 00:06:09.640 Thank you. 00:06:09.640 --> 00:06:10.640 My envelope arrived empty. 00:06:10.640 --> 00:06:14.240 Yeah, I never got a copy. 00:06:14.240 --> 00:06:15.240 Sorry. 00:06:15.240 --> 00:06:16.720 I didn't know. 00:06:16.720 --> 00:06:20.680 I thought there was email as well, back up. 00:06:20.680 --> 00:06:24.760 Yeah, I didn't get that printed in time either. 00:06:24.760 --> 00:06:34.120 So take a minute to look at the minutes, don't feel rushed. 00:06:34.120 --> 00:06:42.520 Okay. 00:06:42.520 --> 00:07:04.960 Okay. 00:07:04.960 --> 00:07:20.240 Okay. 00:07:20.240 --> 00:07:45.400 For those who are present, perhaps I could call a vote on the approval of the minutes 00:07:45.400 --> 00:07:48.160 moved and seconded. 00:07:48.160 --> 00:07:51.120 All in favor? 00:07:51.120 --> 00:07:53.820 All opposed? 00:07:53.820 --> 00:07:55.840 Any abstentions? 00:07:55.840 --> 00:07:58.540 Okay. 00:07:58.540 --> 00:07:59.540 Item three. 00:07:59.540 --> 00:08:00.540 I'm so sorry. 00:08:00.540 --> 00:08:04.160 Can we make sure that we're speaking into the night? 00:08:04.160 --> 00:08:05.160 Oh, yes. 00:08:05.160 --> 00:08:06.160 Sorry about that. 00:08:06.160 --> 00:08:07.160 Thank you so much. 00:08:07.160 --> 00:08:10.600 Item three, which is ZBA 19-045. 00:08:10.600 --> 00:08:14.340 Receive a presentation and hold a discussion regarding Zoning Board of Adjustment Rules 00:08:14.340 --> 00:08:18.560 and Procedures. 00:08:18.560 --> 00:08:28.720 Madam Chair, Ron Magida, Development Services. 00:08:28.720 --> 00:08:35.480 I thought we'd have a quick update on some of the revisions or amendments that we're 00:08:35.480 --> 00:08:42.360 working on towards the Board's duties and responsibilities, so I thought I'd put this 00:08:42.360 --> 00:08:43.360 on the agenda. 00:08:43.360 --> 00:08:48.560 I've got a brief presentation that kind of just highlights a couple of things. 00:08:48.560 --> 00:08:57.160 I know that we've heard a presentation from Jerry Drake last month regarding our Board's 00:08:57.160 --> 00:08:59.200 rules and procedures. 00:08:59.200 --> 00:09:05.120 I wanted to just highlight a couple of things from a planning's perspective, where staff 00:09:05.120 --> 00:09:09.560 when we come to you all and when we prepare a backup, I just wanted to give you all an 00:09:09.560 --> 00:09:15.960 idea of what we are looking at, as well as our future code amendments that we're going 00:09:15.960 --> 00:09:19.520 to be working towards that affect this Board. 00:09:19.520 --> 00:09:21.640 So just wanted to give a quick update. 00:09:21.640 --> 00:09:25.360 Ron, do you need to be sworn in in any way, or is it staff can just present? 00:09:25.360 --> 00:09:27.760 I think this is just a informational mention. 00:09:27.760 --> 00:09:31.000 Thank you for that, though. 00:09:31.000 --> 00:09:35.640 As you all know, and you have a copy of the development code in front of you. 00:09:35.640 --> 00:09:39.520 Elma, you have yours, you just didn't bring it, right? 00:09:39.520 --> 00:09:40.960 Did you get a copy of it? 00:09:40.960 --> 00:09:45.680 Okay, we'll have to make sure that you get a copy of that. 00:09:45.680 --> 00:09:54.560 I think we should read it all and not let him just sit here and make it a lie. 00:09:54.560 --> 00:09:59.440 I think it was important that you all had a copy of it, and thank you, Selena, for making 00:09:59.440 --> 00:10:01.040 copies for the Board. 00:10:01.040 --> 00:10:05.600 Again, I mentioned earlier, when Jerry presented, there was a lot of references to the development 00:10:05.600 --> 00:10:09.960 code, and it would have been better if you had a copy of the DDC. 00:10:09.960 --> 00:10:16.640 So now that you have a copy, you can always reference the DEN development code, which, 00:10:16.640 --> 00:10:22.160 again, is what we use in our analysis, which, again, you guys will be referencing when you 00:10:22.160 --> 00:10:26.520 guys are considering the applications that come forward to you all. 00:10:26.520 --> 00:10:28.680 Just a quick update. 00:10:28.680 --> 00:10:36.880 House Bill 2497 was passed by the legislature, which affects how the Board processes applications. 00:10:36.880 --> 00:10:43.560 Basically, what that House Bill allows is for multiple people now that can submit an 00:10:43.560 --> 00:10:47.960 application for a variance or appeal to a variance. 00:10:47.960 --> 00:10:54.000 So it makes it more where it's not just the applicant, but it's also property owners within 00:10:54.000 --> 00:11:01.920 children's feed that can appeal a decision by staff and/or commission -- I'm sorry, Board. 00:11:01.920 --> 00:11:08.400 It also sets rules in regards to when the Zoning Board of Adjustment establishes rules, 00:11:08.400 --> 00:11:10.720 they have to go through the City Council for approval. 00:11:10.720 --> 00:11:16.800 So that is something that when we have something that would involve rules that the Board will 00:11:16.800 --> 00:11:21.000 follow, we'll make sure that we process that accordingly per state law. 00:11:21.000 --> 00:11:26.920 And again, as I mentioned earlier in my introduction, we've got code amendments and updates that 00:11:26.920 --> 00:11:34.640 we are working on, one, to reflect some of the state legislative bills that pass, but 00:11:34.640 --> 00:11:42.400 also to further clarify and make sure that we have it in our codes, the process that 00:11:42.400 --> 00:11:46.840 we are now having to address again. 00:11:46.840 --> 00:11:52.560 Last month was one specific where we met on a Monday, and then we met on a Tuesday. 00:11:52.560 --> 00:11:58.480 We met on a Monday for presentation, and then on a Tuesday, which is the next day, we considered 00:11:58.480 --> 00:11:59.480 it. 00:11:59.480 --> 00:12:01.480 We don't have that process codified. 00:12:01.480 --> 00:12:06.280 It is something that is mandated, but we wanted to make sure that we established that process, 00:12:06.280 --> 00:12:10.800 and that will be part of a code amendment that will be coming forward. 00:12:10.800 --> 00:12:15.220 You all will obviously be a part of that, but ultimately City Council will be the ones 00:12:15.220 --> 00:12:20.000 considering since it's part of the development code. 00:12:20.000 --> 00:12:21.440 I'm not going to go through all of this. 00:12:21.440 --> 00:12:26.360 I just wanted to highlight some of the sections, and this is covered on the overview that Mr. 00:12:26.360 --> 00:12:27.960 Jerry Drake presented. 00:12:27.960 --> 00:12:35.820 What I do want to highlight is Chapter 33, where it talks about signs. 00:12:35.820 --> 00:12:39.040 That section, I will make sure that you all get a copy of that. 00:12:39.040 --> 00:12:41.120 It's not in the development code. 00:12:41.120 --> 00:12:46.320 It's actually in a separate chapter, Chapter 33 of the code of ordinances. 00:12:46.320 --> 00:12:48.800 I will make sure that you guys get a copy of that. 00:12:48.800 --> 00:12:55.680 As you all know, in addition to zoning regulations and other administrative decisions, this board 00:12:55.680 --> 00:13:01.760 also considers sign variances, so we've had several of that, and those that have been 00:13:01.760 --> 00:13:08.000 on the board know that we've had several in the last year, and we will anticipate that 00:13:08.000 --> 00:13:09.000 will continue. 00:13:09.000 --> 00:13:15.200 We will continue to have sign variances brought forward to this commission or to this board. 00:13:15.200 --> 00:13:21.920 Just again to highlight, that is Chapter 33, which we will be updating as well because 00:13:21.920 --> 00:13:26.040 there are some outdated information in the sign code. 00:13:26.040 --> 00:13:35.480 We will be making that code amendment and update sometime in the near future. 00:13:35.480 --> 00:13:40.900 One of the things that I want to highlight that is in the overview, again, that was presented 00:13:40.900 --> 00:13:44.240 last month, is really the approval criteria. 00:13:44.240 --> 00:13:45.400 I'm not going to go through all of this. 00:13:45.400 --> 00:13:50.800 This is where these sections are within the development code that, again, now you have, 00:13:50.800 --> 00:13:56.640 that deal primarily with state variances that you see here in Section 281. 00:13:56.640 --> 00:14:01.720 In there, there is an applicability, procedure, and approval criteria section. 00:14:01.720 --> 00:14:06.020 What I'm going to focus on this evening is really the approval criteria. 00:14:06.020 --> 00:14:13.200 I think that is important for you all to understand, but how we prepare our staff analysis is based 00:14:13.200 --> 00:14:14.200 on those approval criteria. 00:14:14.200 --> 00:14:17.800 So I'm just going to go into that. 00:14:17.800 --> 00:14:24.840 There are, I believe, six or seven criteria manuals. 00:14:24.840 --> 00:14:35.240 They are specifically to the property in regards to is it a unique or peculiar situation, and 00:14:35.240 --> 00:14:39.160 that is one of the criteria that the board has to consider. 00:14:39.160 --> 00:14:45.280 Is it unique enough to be different from the other properties that are within the area, 00:14:45.280 --> 00:14:46.280 within the neighborhood? 00:14:46.280 --> 00:14:53.120 If so, that can be a factor in your decision and should be a factor in your decision. 00:14:53.120 --> 00:14:58.520 Does the granting of the variance, will that be detrimental or injurious to the other properties 00:14:58.520 --> 00:15:00.360 or improvements? 00:15:00.360 --> 00:15:06.320 That being said, if you approve this variance, will this affect the other property owners 00:15:06.320 --> 00:15:10.840 within the area? 00:15:10.840 --> 00:15:16.420 Is the variance the minimal response to the request? 00:15:16.420 --> 00:15:21.520 Is there something else that can be done that's less impactful? 00:15:21.520 --> 00:15:28.600 And is something that we will verify and also analyze when we present this to you all. 00:15:28.600 --> 00:15:35.360 Does the literal enforcement of the DDC result in an unnecessary hardship to that property 00:15:35.360 --> 00:15:38.360 owner? 00:15:38.360 --> 00:15:46.120 And does the intent of this DDC, granting it meet the spirit of the DDC and preserve 00:15:46.120 --> 00:15:49.000 what is in the DDC? 00:15:49.000 --> 00:15:57.400 Again, will this granting of variance or the little enforcement of the DDC create an unnecessary 00:15:57.400 --> 00:15:59.920 hardship to that property owner? 00:15:59.920 --> 00:16:06.960 E, the granting of variance is not solely to relieve a financial hardship. 00:16:06.960 --> 00:16:11.160 We're not looking at, this is going to cost me more money, it's really, we're looking 00:16:11.160 --> 00:16:16.600 at the property, the site, and specifically if it is unique in that regard. 00:16:16.600 --> 00:16:23.080 So it is not to resolve a situation that would be a financial hardship. 00:16:23.080 --> 00:16:29.600 And last, I believe is the last approval criteria is that it was not a result that was created 00:16:29.600 --> 00:16:35.400 by an owner's action when it was first developed. 00:16:35.400 --> 00:16:41.960 So does anybody have any questions on the approval criteria? 00:16:41.960 --> 00:16:47.400 It's very important that we make sure that the approval criteria is something that when 00:16:47.400 --> 00:16:54.320 you all consider it reference because as you know, any decision, both approval or denial, 00:16:54.320 --> 00:17:01.320 the board must make sure that we state the reasons and facts, factors and findings in 00:17:01.320 --> 00:17:06.560 written form and that should be based on this approval criteria, this approval criteria. 00:17:06.560 --> 00:17:11.560 So it's important that we make sure we understand the approval criteria and that when we make 00:17:11.560 --> 00:17:20.320 a decision, we are using it in, we're identifying what of the criteria managers we're basing 00:17:20.320 --> 00:17:22.960 our decisions on. 00:17:22.960 --> 00:17:23.960 Any questions? 00:17:23.960 --> 00:17:24.960 Comments? 00:17:24.960 --> 00:17:25.960 Wrong. 00:17:25.960 --> 00:17:26.960 I'm sorry. 00:17:26.960 --> 00:17:27.960 I have one question. 00:17:27.960 --> 00:17:28.960 Yes, ma'am. 00:17:28.960 --> 00:17:34.400 On F it says it did not result from the owner's actions. 00:17:34.400 --> 00:17:39.680 Is that the owner who's bringing in the request for the variance or say somebody bought the 00:17:39.680 --> 00:17:42.160 property and the previous owner? 00:17:42.160 --> 00:17:48.360 I think it's both, yes, because I mean we don't want the owner to create something and 00:17:48.360 --> 00:17:51.120 then ask for a variance. 00:17:51.120 --> 00:17:52.120 Right. 00:17:52.120 --> 00:17:53.120 Okay. 00:17:53.120 --> 00:17:57.800 An example would that be would be if, and I'm not saying this is what will happen, but 00:17:57.800 --> 00:18:06.720 say property was replatted to a point where it's not developed, that's obviously unlikely 00:18:06.720 --> 00:18:12.480 but I can't think of any other ones other than maybe an existing home because you do 00:18:12.480 --> 00:18:15.200 deal with setback requirements as well. 00:18:15.200 --> 00:18:21.880 If the property owner did something that, if he or she knew about it and then it's now 00:18:21.880 --> 00:18:26.040 asking for a variance, well, I mean, we can't do it after the fact. 00:18:26.040 --> 00:18:32.640 So I think that's the main purpose of that particular criteria. 00:18:32.640 --> 00:18:36.520 Any other questions? 00:18:36.520 --> 00:18:42.000 I think while we have a few minutes, and I know that this is the last item on the agenda 00:18:42.000 --> 00:18:50.520 I just want to make sure, wanted to again kind of highlight a little bit on the variances 00:18:50.520 --> 00:18:56.560 and I know that there's four types of variances where the Zoning Board of Adjustment would 00:18:56.560 --> 00:19:00.920 consider a project or an application. 00:19:00.920 --> 00:19:07.280 That's a straight variance under 281, an appeal of an administrative decision 283, vested 00:19:07.280 --> 00:19:14.760 rights and then relief measures as it relates to gas wells 2.56. 00:19:14.760 --> 00:19:21.320 They're all unique and there will be code amendments for each of this specifically as 00:19:21.320 --> 00:19:31.720 it relates to how appeals are considered, how appeals are processed and how appeals 00:19:31.720 --> 00:19:35.400 are if it were to be appealed to the courts. 00:19:35.400 --> 00:19:40.640 As you all know, the decision of the board is final. 00:19:40.640 --> 00:19:42.560 It does not go to City Council. 00:19:42.560 --> 00:19:50.400 It goes, if it's final and there is an appeal from the applicant, it goes to the courts. 00:19:50.400 --> 00:19:55.600 And we don't have a process yet for that specifically spelled out. 00:19:55.600 --> 00:20:01.440 And so that is one of the code amendments that we will be adding in each of these sections. 00:20:01.440 --> 00:20:09.600 So again, I mentioned it already earlier for vested rights, there was the meeting of a 00:20:09.600 --> 00:20:14.360 Monday and then the consideration on a Tuesday. 00:20:14.360 --> 00:20:18.920 That's nowhere, that's not what a council would do normally. 00:20:18.920 --> 00:20:25.640 So we have a special process specifically for the board and that will be put in our 00:20:25.640 --> 00:20:28.920 code, our development code, when we bring that forward. 00:20:28.920 --> 00:20:34.800 So just wanted to make sure that you all are aware of that and I can't think of anything 00:20:34.800 --> 00:20:35.800 else. 00:20:35.800 --> 00:20:40.360 Cynthia, was there any other code amendment that we were thinking of putting, bringing 00:20:40.360 --> 00:20:43.200 forward and having the board? 00:20:43.200 --> 00:20:47.480 Sure, I can add a few things. 00:20:47.480 --> 00:20:54.160 Just wanted to reiterate that Texas Local Government Code does require that the board 00:20:54.160 --> 00:20:59.560 have rules and that those rules be approved by City Council. 00:20:59.560 --> 00:21:09.520 And as Mr. Mangida stated, the board really has three responsibilities and you as a board 00:21:09.520 --> 00:21:14.000 make the final decision and after that point it would be appealed or could be appealed 00:21:14.000 --> 00:21:22.240 to the district court and there's some language in the Local Government Code that we could 00:21:22.240 --> 00:21:31.240 clarify in our rules about the appeal process and as part of this item it was to get this 00:21:31.240 --> 00:21:37.120 information to you in a preliminary format and then come back with rules for you to review. 00:21:37.120 --> 00:21:46.720 So just to get your thoughts on anything that you've seen so far in your few meetings here, 00:21:46.720 --> 00:21:50.720 just to present to Ron to get your questions answered. 00:21:50.720 --> 00:21:56.400 Yes, just one, I believe that most of what we've looked at is the variance situation, 00:21:56.400 --> 00:21:57.400 am I right? 00:21:57.400 --> 00:21:58.400 Correct. 00:21:58.400 --> 00:22:02.200 Where we only have to have one meeting and we would vote at that meeting but the appeal 00:22:02.200 --> 00:22:08.320 is what we had at the last meeting which is the two-part process required by state law 00:22:08.320 --> 00:22:17.920 and the city is looking at a code for the process within Denton for an applicant to 00:22:17.920 --> 00:22:20.800 file an appeal and what the steps would be following that. 00:22:20.800 --> 00:22:25.240 To formalize that, yes. 00:22:25.240 --> 00:22:32.860 This was our first since the state passed this House Bill so we were reacting but we 00:22:32.860 --> 00:22:39.680 definitely want to be proactive with upcoming, hopefully not anytime soon, but if we do have 00:22:39.680 --> 00:22:45.680 cases that are brought forward with the same situation, we are better prepared and we have 00:22:45.680 --> 00:22:48.720 the rules and procedures put in place. 00:22:48.720 --> 00:22:54.440 So it was important that since we went through it recently, we wanted to make sure that we 00:22:54.440 --> 00:23:00.420 were letting you all know that this is something that we will be bringing forward and it's 00:23:00.420 --> 00:23:04.880 important to have. 00:23:04.880 --> 00:23:13.360 That's all I have, I know that we appreciate your time and again if there's anything that 00:23:13.360 --> 00:23:21.220 staff can do, obviously you got a lot of reading to catch up on but definitely if there's something 00:23:21.220 --> 00:23:27.380 specific that you need information on, we're here to help you in and again if there's anything 00:23:27.380 --> 00:23:32.560 that we can bring forward in advance, we will do so so that you guys are well equipped and 00:23:32.560 --> 00:23:40.600 informed as we can consider these projects or these applications. 00:23:40.600 --> 00:23:47.600 Do you expect to have to put whatever you put into place into action soon? 00:23:47.600 --> 00:23:48.600 Yes. 00:23:48.600 --> 00:23:55.720 Again, we don't have anything in the pipeline right now but we want to be prepared in advance 00:23:55.720 --> 00:23:59.320 and so knowing that this is something that we need, we're going to be working, Cynthia 00:23:59.320 --> 00:24:06.560 and I and Jerry will be working on draft amendments and code, I'm sorry, updates soon and we'll 00:24:06.560 --> 00:24:10.640 definitely share with you all what that is before we move forward. 00:24:10.640 --> 00:24:11.640 One more question. 00:24:11.640 --> 00:24:17.280 Will you be waiting until after tomorrow evening's decision or? 00:24:17.280 --> 00:24:18.280 That's unrelated. 00:24:18.280 --> 00:24:23.480 Yeah, it's unrelated, it's still going to be, the process is still going to be the same 00:24:23.480 --> 00:24:24.680 no matter what. 00:24:24.680 --> 00:24:25.680 Okay. 00:24:25.680 --> 00:24:26.680 Yeah. 00:24:26.680 --> 00:24:27.680 Thanks. 00:24:27.680 --> 00:24:28.680 Alright. 00:24:28.680 --> 00:24:32.720 Again, thank you so much for your time and we'll see you maybe next month, we'll let 00:24:32.720 --> 00:24:33.720 you know. 00:24:33.720 --> 00:24:34.720 Thank you so much. 00:24:34.720 --> 00:24:35.720 If we have an item. 00:24:35.720 --> 00:24:36.720 Thanks. 00:24:36.720 --> 00:24:43.040 I'll adjourn the meeting and the meeting is adjourned at five minutes after six.