Planning Commission - Regular Meeting

Hey, no, I'm in a meeting.

You did? Okay. Okay.

Oh.

Thank you.

We're about ready to get started.

All right, y'all, let's go ahead and have a seat.

Good morning. We're gonna call the meeting to order and ask staff to read the statements.

Yes, sir. Before I do that, I'd like to recognize Christine Ross. This is her last meeting. going off to where are you going, Christine Richardson. So thank you for her service here. Thank you, Commission.

We appreciate you, Christine. We're gonna miss you.

All right. Good morning and welcome to the October 29 2025 in person meeting of the city of Fort Worth City Planning Commission. The Commission meets monthly in open session to conduct public hearings on advertised cases. Specific rules and procedures governing these hearings include the city subdivision ordinance, city plan commission rules, regulations and bylaws, and related provisions of the state law. The commission's primary responsibility are to review and act upon subdivision plans and flats, street and alley right-of-way vacations and closures, annexations, comprehensive planning, and other land development issues affecting the city's extraterritorial jurisdiction area. The commission is made up of 11 Fort Worth citizens, each of whom are appointed by city council. A quorum of six of the 11 members must be present in order to conduct the commission's business. 10 members are present, therefore the hearing may proceed. Seated at the center of the table is Chairperson Tidwell. He's the Chair of the City Planning Commission. Congratulations. Other commission members present are Commissioner Kranz, Commissioner Tidwell, Commissioner Lamberth, Commissioner Johnson, Commissioner Henderson, Commissioner Sims, Commissioner Risher, Commissioner Farda, Reed, and Gillette. Staff members present today are Alex Parks, Paul Rodriguez, Christine Ross, Alex Johnson, Michelle Pena, Barbara Soltero, Leo Valencia. My name is Steven Murray. I'm the planning manager and facilitator of today's meeting. Copies of the meeting agenda and staff reports are included in the commission's document and are available on the city's website. The staff reports have been compiled by the city's development review committee to inform the commission and applicants of city code requirements and technical issues associated with the cases to be heard. Today's public hearing are being documented by cable television and streamed on the internet. To achieve an orderly and timely hearing, we request that you observe the following rules and procedures. All cases are called. Applicants and others in support of the case will be asked to present their testimony for a total of five minutes. Opposing testimony will follow and be given a total of seven minutes. The applicant will be allowed two minutes for rebuttal. Each side will be allowed a collective total of seven minutes for initial presentations. Today we have Christine Ross keeping time. Whenever you get up to the dais, clearly state your name and city prior to addressing the commission. All dialogue will occur between the speaker and the commission. Upon chairman's initial closure of the case, the commission will remain in open session to discuss and vote upon the case. No further public testimony or commentary will be allowed. Be advised that the commission's decision on plotting matters is final. Action on the other docket items constitutes a recommendation to the City Council. If you need additional information about a particular case, please call the Development Services Department at 817-392-8027. Thank you for your attention, Mr. Chairman, Commissioners, the first order of business is the approval of the minutes from the October 15th meeting.

I'm sorry, are there any corrections to the minutes? Can I get a motion, please?

Move to approve.

Second.

I have a motion and a second to approve the minutes. All in favor, say aye.

Aye.

All opposed? That's unanimous. So, first case, FS-25252.

Yes, sir, first case, FS25252, Lakewood Edition, lots eight, block one, waiver request, section 31106C13, street design standards, lot one, district eight. General location is north of Avenue D, south of East Terrell Avenue, east of Freeman Street, and west of Riverside. The applicant is Braybelo Cifuentes.

Is the applicant here? Yes, sir. Would you like to speak? Mr. Sims, do you have any questions?

No questions.

No questions for the applicant.

Hearing none, I'll close the public hearing and ask for a motion. A motion for the approval of waiver section 31-106C-13 of the subdivision ordinance to allow front-facing driveway access to residential lots less than 50 feet in width instead of an abutting side or rear alley.

driveway and conditional approval of the final plan upon meeting the planning comments in the staff report a second we have a motion second for approval of the request for waiver in accordance with the staff recommendation would you call the vote please

Commissioner Krantz, how do you vote? Yes. Commissioner Lambert, how do you vote? Yes. Commissioner Johnson, how do you vote? Yes. Commissioner Henderson, how do you vote? Yes. Commissioner Sims, how do you vote? Yes. Commissioner Richard, how do you vote? Yes. Commissioner Farta, how do you vote? Yes. Commissioner Gillette, how do you vote? Yes. Commissioner Reed, how do you vote? Yes. Chair Tidwell, how do you vote?

Yes.

That vote passes.

All right, next case, PP25042, Wingham Track Lots 1X, 2-13, Block 1, Lots 1-37, 38X, 39-46, Block 2, Lots 1-7, Block 3, Lots 1X, 2-17, 18X, 19-32, 33X, Block 4, Lots 1-11, 12X, 13-24, Block 5. Waiver request, Section 31-106D2, 117 single family lots and six open space lots. Council District 10, general location is south of Lutie Road and east of Endeavor Way.

Thank you. Is the applicant present? Would you like to tell us what you'd like us to do?

All right, good morning, commissioners. My name's Connor Chee. I'm the representative engineer of this project with Ticknell Perkins. So this project's a 117 loss single family development, kind of landlocked between 17 Lakes Boulevard, Lisa Road, and Endeavor Boulevard. So we're right next to the 17 Lakes community, which we developed like 10 years ago. So we're only asking for one waiver, which is a long block waiver to the left hand of screen, which is the south side of this development. Reason why the block is long, because we used to have a stop out to the 17 Lakes Boulevard, which is to the bottom of the screen. But we did our good faith effort talking to them in the zoning process a few months ago, and they mentioned that they do not want any stop out, any traffic going on to the 17 Lakes Boulevard, It's already a bad traffic scenario. That's why we only have one stop out to the Lacey Road to the north and Endeavor Road to the west. That creates the long block waiver, which I'm hoping that we can get approval. I'm here to answer any questions.

Thank you. Does anyone have questions of the applicant? Seeing none, thank you.

Thanks, sir.

Anyone else to speak in favor? Anyone to speak in opposition? Seeing none, I'll close the public hearing and open the floor for a motion. It's a District 10, so I need a motion.

I'll make a motion to approve the waiver of the subdivision ordinance to allow two block faces, lots one through 40, block two, and all block five, to exceed the maximum allowed block face length requirement of 1,320 feet, and also conditional approval of the final plat upon meeting the platting comments in the staff report.

I'll second.

We have a motion and a second for approval as stated in the recommendation. Is there any discussion? Please call the vote.

Commissioner Krantz, how do you vote? Yes. Commissioner Lambert, how do you vote? Yes. Commissioner Johnson, how do you vote? Yes. Commissioner Henderson, how do you vote? Yes. Commissioner Sims, how do you vote? Yes. Commissioner Richard, how do you vote? Yes. Commissioner Farda, how do you vote? Yes. Commissioner Gillette, how do you vote? Yes. Commissioner Reed, how do you vote? Yes. Chair Tidwell, how do you vote? Yes. The vote passes.

Next case, PP 25043, Eastwood Edition, Fifth Filing, Waiver Requests, Section 31-103-B3, Council District 5. General location is north of East Berry, south of Cox Street, east of Dillard Street, and west of Stall Club. Applicant is Ross Melton.

Yes, sir.

Good morning, commissioners. My name is Travis Clegg with Westwood Professional Services. We're the consulting engineers on this project today. This project has been a long process in which the city of Fort Worth has owned this land and put this development out to bid, which my client has been the winner of that development contract. So the city of Fort Worth actually owns a property. The city of Fort Worth got the zoning done at the direction of the council person at the time. But this is a development that's been going on for numerous years. We've had several, if not dozens of meetings with the city. on this configuration. I listened to some of the comments, so I'll kind of go into some of these deals. The site is an infill site, and with infill, you have a lot of complexities. Your accesses are limited. You usually have development surrounding the area. There's future development and future ideas for what's gonna happen on Berry Street. Berry Street's gonna be expanded, which pushes the right-of-way up north and shrinks even further this development. And so what we've done is come back and came up with a game plan with staff that has met what we've done before in the city of Fort Worth. So this is not a new concept. We've done this maybe a dozen times with alley access, fronting onto open spaces, your front doors will go up into, we call it a muse area, walkway areas, those little slivers are actually walkable areas. and your access will be from the rear. So it's nothing new. We did it at Tovolo and Southwest Fort Worth. We've done it at River Park with shops at Clear Fork and the Edwards family. So it's not a new concept, and that's why we've kind of leaned on this concept. Further, I sit on several boards and commissions like you guys do, and one of those, we're actually rewriting some of the subdivision ordinance to allow for this by right in the new, what we call the infill version of the subdivision ordinance. And so this is something that comes up quite a bit, having limited room to provide for affordable workforce housing in an area that we desperately need it. The southeast portion that's open is a mixed use area. That's gonna be businesses for the stop six area and for the people that live nearby.

So that is what the purpose of that open space area is.

The rest of it will be housing single tenant for sale housing on the west side of some parkland. So I know it's kind of a complex deal, infill deals are complex. I brought something like this before to the commission. I had 13 waivers. So to have one waiver for fronting on a not public street is kind of a successful deal on our end. The alleyways, which are larger than typical alleyways, will have our utilities in them. They'll look like a street, they'll feel like a street, you'll have driveways off of it like a street. Your front doors, which is new, kind of a new concept, is out to the open space areas. You'd walk out your front door and have an open area where you could walk up and down along with your neighbors out to the park areas. It's a creative use of property. It's not typical. I think Mr. Park said that. It's not typical, but this is gonna come up more and more in the city of Fort Worth when we have infill housing needs and really tight quarters. But we've met all the conditions with the fire department. We've met all the conditions with the stormwater and water department. So I'm just hoping that we're, successful in this deal. Again, this is a partnership with Fort Worth. This is what the city wanted for this, and our developer is delivering that. So I'd be happy to answer any questions you have. I have.

Thank you.

I had a couple questions.

Mr. Johnson, go ahead.

Yes. Oh, go ahead. I'm familiar with this area. Dairy Queen used to sit there, and I worked at Dairy Queen. Did you really? Yes, uh-huh. I don't have nothing to say. I just want to ask a couple questions in regards to, you said that the The prior councilwoman, which is Gina Bivens, approved this. Have you had conversation with the new councilwoman, councilwoman Deborah Peoples?

I specifically have not had a conversation with her. We've had conversations with Ms. Bivens for years on this property, but not with the new councilwoman, Deborah Peoples.

I'm not sure you've had.

The developer has had those conversations. As a consultant, I have not personally had that conversation.

And have y'all had any conversation with the residents in that area? Is this something that I can ask if I can, she had a list that you could present to us showing us how many residents you spoke with in that area.

I'll just say, this is what the council, we had meetings with the residents before with the previous council person. This is the zoning and the use they approved. as the use for the property. That was three years ago, right? Correct. We've been working with city staff on all the nuances of development and infill for that time. It's been a pretty complex conversation.

Mr. Johnson? Thank you for your time today. I'd like to know more about the development The front doors that are going to be facing non-public streets, what will they look at? I mean, what am I going to see if I'm looking out my front door?

Approximately a distance from 50 feet, you would be looking at other homes, other front doors, just like you would across the street from your current traditional single-family housing. So will these? You have a street in front with people parking in front of your house.

They'll have front yards?

Front yards.

Landscaping?

Yes, sir.

Okay.

All right. Thank you.

I have one more question. Okay, the backside of Berry will be the back of the apartments, am I correct? On Berry, that will be the backside of the apartment.

The units that are on East Berry, those will front. They'll be looking at Berry with a new sidewalk. There'll be additional roadside parking. East Berry is getting redone to a different look. It's getting redone as the, The Eastbury group wanted to get it done. It's gotta have a median in the middle of it. It's gonna have nice walkways now. So it's gonna be redone. We had to adjust our plan, actually at the last minute, because we had a plan, and then they approved an MTP that changed Eastbury Street to a more walkable street, and we had to adjust our plan again to accommodate what the city approved on the MTP. So those units will front, they will be looking at East Berry Street with new landscaping, new walkable areas. It's very typical as to what we're trying to push in the city of Fort Worth for more walkable communities in our infill areas. So if you go down to near south side, you would see that quite a bit. People walking out onto a more functioning walkable urban areas.

Yeah, but not a business street like Berry. And they're gonna be facing the store in Washington. and all of that across the street, right?

And that was part of the conversation when we allowed to have residential on this particular piece, we knew we would have that condition coming forward.

Rich, did you have a comment? Since it came up, I just want to remind the commission, so we can't deny a plot or vote in favor of a plat based on neighborhood support or opposition. So I just wanted to put that out as another reminder. We can only base our decision on whether the plat meets the city's requirements and any state law requirements as far as how it's laid out. And of course, as we talk about often, the zoning decision is not under the purview of this body as well as far as you.

And it has met all the requirements. All but the one requirement for fronting a public street.

Mr. Johnson?

Yeah, so I'm all in favor of the economic development in this area. I think it's very important. I mean, I've driven by this lot for over 27 years or so, and it's been just vacant. Lots of developers have promised to do a whole lot of things, so it's good to hear you guys are actually planning to do something that's going to come to fruition. I did wanna ask, you mentioned that this development is going to promote small business growth in the area. Can you speak more on that?

Yes, sir, so the whole southeast corner, as part of the zoning approval and part of what the city wanted to do with this property, again, the city owns it, they wanted to have more of a business corner. So Eastbury Stalker, they wanted to keep that corner more of a business feel. and allow residential back behind it so people can walk to their small businesses, small offices, what they'll be, little two-story type offices. So the purpose is to keep a commercial corner, because historically there's been a Dairy Queen and some other things on that corner. Keep that commercial corner, but also allow for more walkable residential uses, a more urban feel from the residences in the area to that business. we needed more office space, we needed some more business units in the area. So hopefully this is gonna spur economic development in the area. That was a huge conversation with Ms. Bivens at the time. But yeah, so hopefully it'll be a walkable, more business feel in the corner, but yet residential units behind it.

Thank you.

Thank you.

Got a quick question on this one. I assume that the drainage study was completed, was accepted. In those conversations about stormwater, just given the look at the map here in the top right-hand corner, did questions regarding FEMA, NFIP, flood insurance, a possible hardship on the very people that you want to provide housing for in this area, did that come up in part of the equation at all? Because that's a financial hardship that would be an added layer on top of whatever the cost is for the property.

Completely agree. Not to, I mean, I'm in the middle of a lot of those conversations. Yeah, that's a tough one. Local floodplain, local, call them local flood risk areas. I was on that committee as well. So yes, we had the conversation. And yes, the stormwater study has been accepted by the city. They say accepted, not approved. It's accepted by the city. We've gone in great detail to make sure that none of these units would have an impact to them. So they will be out of the floodplain, they will not have a flood insurance requirement, because they will not be in the FEMA floodplain, and we've removed every local flood risk from those units. Thank you. That's a great question.

Any other questions? Seeing none, is there anyone else to speak in support? Any in opposition? I will close the public hearing and ask for a motion, Mr. Johnson.

Sure. I move to approve the waiver request for PP 25043, section 31, 103B3, as listed and conditioned, and upon meeting the planning comments outlined in the staff report.

I have a motion for approval. Do I have a second?

Second.

Thank you. We have a motion and a second. Is there discussion? Seeing none, would you call the vote, please?

Commissioner Kranz, how do you vote? Yes. Commissioner Lambert, how do you vote? Yes. Commissioner Johnson, how do you vote? Yes. Commissioner Henderson, how do you vote? Yes. Commissioner Sims, how do you vote? Yes. Commissioner Risher, how do you vote? Yes. Commissioner Farta, how do you vote? Yes. Commissioner Gillette, how do you vote? Yes. Commissioner Reed, how do you vote?

No.

Chair Tidwell, how do you vote? Yes. That vote passes.

Next case, PP 25049, Walsh Ranch, Quail Valley, PA 7A. Waiver requests are Section 31-103B3 and 31-106D2, Council District 3. General location is north of West Freeway, south of Walsh Avenue, east of Legacy Park Boulevard, and west of Walsh Ranch Parkway.

I believe we have an applicant. Good morning, commissioners. Name's Jordan Marlia, work with Hewitt Zollers here representing the developer. Before you, this plot is a 329 lot subdivision ranging from product from 35 foot rear entry product on the next page, and then we got 50, 60, and 70 foot product As well, Mr. Parks went through the waivers that we've been requesting. These are pretty traditional, unconventional waivers that have happened over the course of the development, where we have long block waivers for conditions out of our control with topography and thoroughfare, as well as the waivers for the rear entry products and fronting an open space instead of a public street. Here to answer any questions you guys might have on this application.

Are there any questions?

Yes, so the applicant. I understand that this type of private, small HOA lot has been approved along other parts of the development. Yes. Have any of that been built out yet with that form?

Yeah, so there's seven planning areas. So this is the last one, PA7A, 7B. So in planning area one, two, and three, there's a collector roadway that goes east to west. that has already fully been built out that had the same waivers affronting an open space instead of a residential street. And then we got five and six are currently under construction right now. They're trying to get their first lot sale by the end of the year along Quail Meadow. And then this is just the fourth iteration along Quail Meadow with this plat before you guys.

All right, thank you. I intend to support this. I just want to go out and look at it myself.

Oh yeah, I mean, half of it's built out and then there's a lot of construction as well, so.

Thank you.

Any other questions for the applicant?

All right. Is there anyone else to speak in favor? Is there anyone opposed? Seeing none, I'll close the public hearing and that's in District 3, so I need a motion. Mr. Johnson.

I'll move to approve a waiver to Section 31-103B3 of the subdivision ordinance to allow 21 single-family attached townhome lots to front onto a private open space rather than a residential street. Approval of a waiver to Section 31-1062 of the ordinance to allow two block faces to exceed the maximum allowed block face. block face length requirement and conditional approval of the final plot upon meeting comments.

Second.

We have a motion and a second. Is there any discussion? Seeing none, please call the vote.

Commissioner Krantz, how do you vote? Yes. Commissioner Lambert, how do you vote? Yes. Commissioner Henderson, how do you vote?

Yes.

Commissioner Johnson, how do you vote? Yes. Commissioner Sims, how do you vote? Yes. Commissioner Richer, how do you vote? Yes. Commissioner Farda, how do you vote? Yes. Commissioner Gillette, how do you vote? Yes. Commissioner Reed, how do you vote? Yes. Chair Tidwell, how do you vote?

Yes.

Level passes.

Next case, PP25050, Walsh Ranch, Quail Valley, PA7B, waiver request section 31103B3 and 31106D2. General location is north of West Freeway, south of Walsh Ranch Avenue, east of Legacy Park Boulevard and west of Walsh Ranch Parkway.

Yes, sir. Hello again, Jordan Marley with Hewitt Zollers representing the developer. This preliminary plot is for 241 lots with 40-foot reentry product and 50-foot products, so just two products here. Very similar waivers as the previous application that was presented before you guys. We got lawn block waiver for two streets. where we got constraints with TxDOT to the south. And then on the west, we do have a ISD property where we cannot stub to it and have to leave that there for when they come in in 2029 to build out there. And then along Cuomo Drive is the same waiver request for the lots fronting an open space rather than a residential street. So just here to answer any of the questions you guys might have.

Are there any questions?

Yeah, this is just a quick one, I hope. There's a dashed line on the plat, which I'm wondering if that's a gas well pad site?

It is, yeah, on the southeast corner. That is correct.

That's an active well?

It is.

Thank you. Any other questions? Is there anyone else in support? Anyone in opposition of this case? Seeing none, we'll close the public hearing, and I need a motion, please.

Mr. Chair, I'd like to make a motion to approve PP25050, the waiver to section 31-103 of the subdivision ordinance to allow 69 single family attached townhome lots to front onto a private open space rather than a residential street. Approval to waiver to the subdivision ordinance to allow one block face from lots 32 to 63, block 151 to exceed the maximum allowable block face requirement of 1320 feet and the conditional approval based on staff report.

Thank you. We have a motion.

Second.

And a second. Any discussion? Seeing none, we'll call the vote, please.

Commissioner Krantz, how do you vote? Yes. Commissioner Lambert, how do you vote? Yes. Commissioner Johnson, how do you vote? Commissioner Henderson, how do you vote? Yes. Commissioner Sims, how do you vote? Yes. Commissioner Richard, how do you vote? Yes. Commissioner Farda, how do you vote? Yes. Commissioner Gillette, how do you vote? Yes. Commissioner Reed, how do you vote? Yes. Chair Tidwell, how do you vote? Yes. That vote passes.

All right, last case, PP 25058, Heritage Park. Waiver request, section 311062, Council District 4, General location is north of Shiver Road, south of Heritage Trace Parkway, east of North Beach Street, and west of Trace Ridge Parkway. Applicant is CND, Heritage Park LLC.

Thank you. Mr. Clegg?

Good morning again. Travis Clegg with Westwood Professional Services. We're the consulting engineer on the project. This one's actually in my backyard. We've been in previous lives at different companies, the engineers to the east, to the north, to the west. The only we haven't done is the YMCA to the south. We even designed North Beach Street. So we know this area very well. This used to be the Catholic Diocese property and everybody has been trying to get their hands on this for quite some time. So this is just a typical single family residential neighborhood. It has the same exact lots as the properties to the east and to the north as far as a residential use. The problem we have is when we came in and did the Walmart to the north and because we dedicated park land to the south and to the east, we don't have connectivity to those areas. And so, typically, when we developed it 20 years ago, we would've had, today, we would've had to stub out to the east to connect neighborhoods, but we didn't have that today, so we can't make that connection. And because of all of the park dedications and the full build-out of the area surrounding it, we have waiver requests for long blocks to meet the circulation requirements. And so we do have two points of access, one onto Heritage Trace and one onto North Beach Street. All of our studies have been approved. We even have right turn lanes and left turn lanes coming in for safety purposes into our neighborhood, which is different than the surrounding neighborhoods. There's a drainage channel, and I'll talk drainage because you guys brought it up in the pre-meeting, but there's a drainage channel to the east. That's the parkland. The floodplain that's shown there is actually an old floodplain line from I think 2010, 2012. We had to do our own study. So we had to go and look at all the new topo. We had to look at the new stormwater requirements because, again, this was done back 20 years ago. The requirements had changed. We had to look at... the new rainfall data that came out several years ago. So all those things changed, and so we were required to study the stormwater in depth, which we did and got accepted for that study. There's no impact to surrounding properties. In fact, we originally had a bunch of lots on the southeast corner, and because of the new requirements that increased some velocities down further stream towards a road crossing, we had to put in a detention pond So we lost 15 lots to meet the new requirements. So now we meet the requirements. We don't have any velocity issues. We have zero stormwater issues. We're not impacting anybody else's property. And this property kind of sits on top of the hill, so we kind of drain every direction. We're connecting to existing drainage to the west. We're connecting to the existing drainage in an open channel to the east and putting in our own ponds so there's no stormwater impact to our surrounding neighbors. We'll have our own amenity center in the middle. And we've met with the North Worth Alliance, Rusty Fuller, who I know well. He's on board. He asked a specific request regarding naming of the neighborhood, making sure it's not exactly a heritage neighborhood, because heritage neighborhood is the existing neighborhood around us. We're working on a new naming concept. Just because the name is on the Plenary Platte that shows Heritage Park, that does not mean that that is the name that's gonna be on the front of the entrance when the marketing team gets to it. So we're having that naming brainstorm now we are going forward. There's also been a request to kind of match some of the wrought iron fencing with the neighborhood surrounding. That shouldn't be a problem either. These are gonna be $800,000 homes. I don't think a wrought iron fence conversation's gonna be an issue. But we're working with the neighborhoods on that. I talked to the HOA president this morning. He had no real issues. My request, there was a letter written from a Mr. Taylor. I wanted to reach out to him directly and assure him we were doing our homework on the stormwater side. There was no phone number or email given with that letter. So Mr. Black is gonna introduce me to Mr. Taylor and I'll have that conversation directly with him. Any questions you have, I'd be happy to answer those.

Questions?

My question was going to be about the Taylor letter, and I think that's already been discussed.

The flip link he references is from 2012, I believe.

Any other questions? Seeing none, I see no one else in the room wishing to speak. So I will close the public hearing and ask for a motion. Mr. Lambert.

I'd like to make a motion to approve a waiver to the subdivision ordinance to allow three block faces to exceed the maximum allowed block face length requirement of 1,320 feet and conditional approval of the final plat upon meeting the platting comments in the staff report.

Thank you. Second.

Second.

We have a motion and a second for approval as stated in the staff recommendation. Is there any discussion? Seeing none, we'll call the vote.

Commissioner Krantz, how do you vote? Yes. Commissioner Lambert, how do you vote? Yes. Commissioner Johnson, how do you vote? Yes. Commissioner Henderson, how do you vote? Yes. Commissioner Sims, how do you vote? Yes. Commissioner Richard, how do you vote? Yes. Commissioner Farta, how do you vote? Yes. Commissioner Gillette, how do you vote? Yes. Commissioner Reed, how do you vote? Yes. Chair Tidwell, how do you vote? Yes. That vote passes.

That's our last case. We will stand adjourned until the next meeting. Thank you.