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HomeMy WebLinkAbout1985-05-02 / BZA1985-09A Brodsky I TRANSCRIPT OF PROCEEDINGS 2 of the 3 BOARD OF ZONING ADJUSTMENT 4 of the 5 CITY OF GRAPEVINE , TEXAS 6 7 at the 8 COUNCIL CHAMBERS - 413 MAIN STREET 9 GRAPEVINE , TEXAS 10 11 12 13 MAY 2 , 1985 - 6 : 00 p .m . 14 15 16 17 In re : 18 CLAIM OF VESTED RIGHTS 19 by 20 MR . FREDERICK BRODSKY 21 22 23 24 25 DAVID CHANCE - CERTIFIED SHORTHAND REPORTER 618 COPPER RIDGE - RICHARDSON, TEXAS 75080 214-234-0110 or 231-9723 2 1 P R E S E N T 2 3 Board of Zoning Adjustment : 4 Mr. . Doug Lamb , Chairman 5 Mr . Gary Tischler 6 Mr . Ron Troy 7 Mr . Bill Waldrip 6 9 10 City Staff : 11 Ms . Joy Carroll , Planning and Zoning Administrator 12 Mr . Tommy Hardy , Director of Community 13 Development 14 Ms . Adrienne Leonard, Assistant City Attorney 15 f^fir . John Boyle , City Attorney 16 17 Also Present : 18 Mr . Arthur Anderson 19 Geary , Stahl & Spencer Counsel to the Applicant 20 Mr . Fred Brodsky , Applicant 21 22 23 24 25 3 1 MR . LAMB : Under old business , Board of Zoning 2 Adjustments to consider application BZA 85-09 3 submitted by Mr . Fred Brodsky relative to waiving 4 Section 69-L, vested rights , which reads as follows , 5 any person , firm or corporation claiming a vested 6 right to commence and complete a specific proposed 7 development who does not file an application for a 8 determination under this Section 69 within six months 9 of the effective date of an amendatory ordinance 10 .rezoning his property so as to prohibit his proposed 11 development shall be deemed to have waived his 12 right to seek such a determination . 13 Mr . Brodsky , you are here . Would you , or. your 14 attorney , like to start off? 15 MR. BRODSKY : Basically we have been -- 16 MR . LAMB : Excuse me , would you step around 17 here? We have a Court Reporter here and it would 18 make it a little easier if you would come over here 19 to this podium so it would make it easier for him 20 to hear you and to make notes . 21 MR . BRODSKY : Sure . The request was made , 22 primarily , because we were not aware of the six 23 month limitation , but , too , and I think more 24 importantly , we have been in constant negotiations 25 and discussions with the city at all levels to 4 1 attempt to work out resolutions to a. variety of 2 situations affecting the 131 acres that I own . At 3 the time we were going through these negotiations 4 it was our hope that we could have these finalized . 5 These were going on throughout the six month period . 8 As we got further into it it became more 7 complicated because of the utilities situations and 8 because of the 2499 proposed right-of-way , it was 9 actually at the suggestion of the City of Grapevine 10 that we made application under vested rights , and 11 at the time we took that out we were not aware of the 12 vested rights provisions and made our application 13 and only found out subsequently that we had exceeded 14 the time limit . 15 So , I am respectfully requesting that this be 16 waived so that we can then be enabled to go ahead 17 and proceed with the vested rights procedure . 18 MR . LAMB : When exactly did the city suggest 19 to you that you file under your vested rights? 20 MR . BRODSKY : I would say that it was about 21 three weeks prior to the actual application . As a. 22 matter of fact , I waited for that meeting in which 23 the Mayor would be involved and the City Manager was involved and the Director of Public Works and 24 Dr . Wilkerson who is also in attendance who was at 25 5 1 that meeting , I waited and picked up the application 2 that afternoon and submitted it promptly , as far 3 as the procedure was concerned . 4 MR . LAMB : Tommy , do you have a date on that 5 meeting? 6 MR. HARDY : No , sir , but I can recall the meetin . 7 I was in attendance at that meeting . I 'm sure that 8 those there didn ' t realize the deadline clause in s the ordinance . It never came up for discussion in 10 the body of the ordinance . The case was filed 11 soon after that . 12 MR . TROY : Prior to that meeting was there 13 discussion concerning the vested rights issue or 14 the ordinance? 15 MR . BRODSKY : No , sir , not as far as vested 16 rights were concerned . Again , we were proceeding 17 under the ordinance and , as a matter of fast , at 18 the request , again of the city , I was asked to draft 1s a different zoning ordinance for my property and the 20 Rosewood property because we were jointly trying to 21 resolve differences because of the new zoning laws 22 and we did that and submitted it to the city and 23 that was then under review. 24 If I remember correctly , and Tommy if you 25 remember the dates you can correct me , we submitted 6 1 that around August of last year . 2 MR . HARDY : Uh-huh . 3 MR. BRODSKY : It took somewhere until the 4 latter part of the year , about two or three months 5 until we received comments back from the reviewing 6 parties , Tony Wiles and the city staff , and that was 7 the bulk of the delay during the period of time . 8 We prepared the ordinance after discussions 9 with different elements of the city staff and in 10 accordance with what we thought. at the time was 11 the intent of the city staff as far as that property 12 was concerned . This was done , again , very timely . 13 The delay really occurred because the review process 14 of the ordinance that was prepared , and I don ' t is remember the exact date that we got. the comments back , 16 but it was somewhere in the area of two or three 17 months after we submitted the zoning ordinance . 18 MR . LAMB : Tommy , I ask again , is that delay of 19 two or three months , we ' re trying to determine 20 actual factual issues here , the delay of two or 21 three months , did it in fact occur after the 22 ordinance was submitted for review, as far as you can 23 tell? I ' m asking you as a representative of the 24 city staff , do you have a recollection in that area? 25 MR . HARDY : John , were you at that meeting? 7 1 MR . BOYLE : No . 2 MR . HARDY : First of all , let me kind of give 3 you the status of all that has occurred with 4 Mr . Brodsky ' s case , all that I can recall . During 5 the rezoning process his tract was reheard. again , 6 as were some thirty-odd tracts were at the request 7 of property owners , and I think even the city 8 readvertised some because of problems encountered 9 in the public hearings . 10 The best that I can recall , the comments to 11 Mr . Brodsky on redrafting another ordinance , and 12 1 believe that Tony Wiles was the one that made the 13 suggestion that the tract was big enough that 14 possibly it needed an ordinance of its own , and is that ' s where the ordinance that you submitted , not 16 the ordinance , but. the requirements , that you 17 submitted evolved from, and Mr . Wiles reviewed those 18 things and he wasn ' t in favor of what was written 19 at all and neither was Planning & Zoning , to the best 20 of my recollection . 21 After we met with Mr . Brodsky some months ago 22 it was very soon after that he came and filed his 23 case . As a matter of fact , if I remember correctly , 24 within a week or two weeks . 25 MR . BRODSKY : That ' s right . 8 1 MR . HARDY : He took an application with him 2 and was back very quickly after the last meeting 3 we had with him, Mr . Hancock , and I think the Mayor 4 sat in on part of it . 5 MR . BRODSKY : Yes , sir . 6 MR . LAMB : Do you have something? 7 MR. ANDERSON: Yes, we have the date that. it 8 was returned from Tony Wiles as November 6th and 9 the date of submission being July 2nd . 10 MR . TISCHLER : The date of submission of the 11 ordinance? 12 MR. ANDERSON : Yes , to Tony Wiles . 13 MR. BRODSKY : It was four months , three-and-a- 14 half months , even longer than I thought . 15 MR . TISCHLER : Would you repeat the dates? 16 MR . HARDY : The date of the memo , the memo is 17 date stamped November 6th , 1984 , but there is not. a 18 date on the memo from Mr . Wiles . 19 MS . CARROLL : That date is the date it was 20 received in our office . 21 MR . TROY : November 6th? 22 MS . CARROLL : Correct . 23 MR. HARDY : So I .really don ' t know what the date of the memo was . What was the date that I 24 25 sent it , Tommy? 9 1 MR . HARDY : July 2nd . 2 MR. TROY : Who is Tony Wiles? 3 MR . HARDY : He is the professional planner 4 that the city hired from Rustin, Virginia . He is 5 the one that helped us all through the rezoning 6 process and is still a consultant to us . 7 MR. BOYLE : Mr . Chairman , I would like to g suggest to Mr . Hardy that the record clearly 9 reflects the date that the ordinance was passed 10 zoning the subject property and the ordinance 11 number and a certified copy of the ordinance . Then , 12 the record reflects the date the application was 13 filed under Section 69 relative to vested rights in 14 the zoning ordinance . Then , I was just a little 15 confused about the amendatory ordinance . I think 16 it just needs to be clear as to what that was in 17 relation to , was that in relation to some . discussions 16 where there were some discussions with the city 19 about the possibility of amendment to the existing 20 ordinance that actually zoned their property , just 21 so the record clearly reflects actually what each 22 of these are . 23 MR. LAMB : Okay , we can do that . Do you have 24 a copy of the ordinance? 25 MS . CARROLL,: Yes , a certified copy of the 10 1 ordinance will be entered into the record , and 2 the date of that ordinance zoning this property was 3 June 7 , 1984 , and I have the application . 4 MR . BOYLE : The number? 5 MS . CARROLL : The number of the ordinance is 6 84-31 , and the date that he submitted the applica- 7 tion for vested rights , the vested .rights case , 8 is February 6th, 1985 . I mean -- yes , sir , February 9 6th . 10 MR „ LAMB : Now, the two pieces of paper that 11 You have in front of you are? 12 MR . HARDY : I guess that basically what 13 Mr . Boyle wants into the record is that before the 14 zoning the property is Il , light. industrial? 15 MS . CARROLL : Correct . 16 MR . HARDY : And the city rezoned the tract. to 17 HCO , Hotel Corporate Office , and the submission by 18 Mr . Brodsky , there was never a classification put 19 on that . It was just. -- to the best. of my recollec- 20 tion , and correct me , Mr . Brodsky , if I am wrong, 21 it was a new ordinance that was drafted up with 22 various requirements that differed tremendously 23 from the HCO ordinance adopted . 24 MR . BOYLE : This is a matter of discussion , 25 a proposal by Mr . Brodsky in information that was 11 1 submitted under date of November of 1984 , is that 2 correct , a proposed, either amendments to the HCO, 3 or -- 4 MR . HARDY : No , sir . 5 MR. BOYLE : -- a new category? 6 MR . HARDY : A new category . 7 MR . BOYLE : And then a possibility of their. 8 property being zoned under the new category , is 9 that just about -- 10 MR . BRODSKY : Yes , sir . It was suggested to 11 us that. it would be more appropriate because of 12 the location of the property and the combination 13 of both Rosewoods property and mine being a. critical 14 mass of about 262 or 263 acres , that it would be 15 appropriate that consideration of a different 16 classification be given to that location because 17 it was proximate to the airport . 18 As a matter of fact , the ordinance that we 19 proposed was entitled AMU , which was Airport Mixed 20 Use , to reflect a. different character from a 21 downtown character of the city itself_ . So , I might 22 point out that we were rezoned in June , June 7th , 23 and I submitted my modification , proposed modificatia , less than thirty days after we were rezoned . Then , 24 it. took four months for Tony Wiles to come back with 25 12 1 his comments . So , during the time frame that we 2 would have ordinarily come back with another alterna- 3 tive , we were in discussions with the city to try 4 to work out the differences , the bulk of that time 5 being taken up by a review process of what we had 6 in fact submitted , again , at the suggestion of the 7 city. 6 I might also ad.d , if I may, just for some 9 background , that we have been working with the 10 City of Grapevine for in excess of three years in 11 order to accomplish something that is mutually 12 beneficial and satisfactory , as far as my property 13 is concerned . I have owned the property for one 14 month less than five years . So , this is not. 15 something that is very new or that I am trying to 16 accomplish in a very short period of time . We have 17 been working with the city and have had meetings at 18 all levels with the city for over a three year period 19 of time in order to get something that you are 20 comfortable with and that we are too , and that. was 21 just a continuation of this entire process . 22 MR . HARDY : One point I want to bring out . 23 To my knowledge , there was no city input , no city 24 staff input , into your proposed zoning district, 25 that I can recall . It was drafted by your staff . 13 1 MR . BRODSKY : Not directly , that ' s right . The 2 people who drafted that however , Tommy, were the 3 HOK planning group , which in fact had done a sixteen 4 month feasibility study for us on the property and 5 during that study had certainly discussed at length 6 with city staff a variety of alternatives as far 7 as planning the property was concerned . You are 8 right , there was no direct input into that. , that 8 was done , really , by my own people , but those people 10 had been part of the planning process over a 11 fifteen or sixteen month period of time , during 12 which they had received the input of the city staff . 13 But there was no direct input into the creation of 14 that, other than the meetinq where we had certain 15 general guidelines laid out , that ' s right . 16 MR . WALDRIP : Mr . Br. odsk_v , I think that you 17 stated that in this meeting that you had with the 18 city that the city was the one that suggested to 1s you that you file for vested rights . I 'm interested 20 in knowing some background about why it was 21 suggested and, you know, where did that basis come 22 from? 23 MR . BRODSKY : Perhaps Dr , Wilkerson might be 24 able to answer that a little bit better than I can , 25 but I will do the best that I can . There is , 14 1 certainly in the process that the City of Grapevine 2 has gone through rezoning your entire community, a 3 lot of different opinions , I would say , on the 4 best way to proceed in different areas . 5 We were having some very philosophical discus- 6 sions in terms of the fact that there is no 7 residential property around this property at all , 8 the fact that the transportaion infrastructure is 9 highly developed with the extension of 635 and of 10 114 and with the development of 121 and with some 11 long range plans .for Anderson-Gibson Road , or 12 Thweatt Road, in addition . 13 The idea was to create a viable commercial 14 area which would be of benefit to the City of 15 Grapevine from a tax base point of view which 16 wouldn ' t interfere with the interests of the 17 home owners associations and home owners groups . 18 That triggered , to my understanding and background , 19 a lot of the rezoning that actually took place , but 20 these properties are located out near the airport. 21 and away from any residential areas , totally . There 22 are none within , I don ' t know what the distance 23 would be , but certainly a good ways , and it is 24 buffered by the flood plain , the country club and 25 by 121 on the eastern boundary . So , we found our. sely s 15 1 in these discussions dealing with a variety of 2 alternatives because the zoning ordinance is more 3 specific now than it was under the old zoning 4 ordinance where light industrial Il was really a 5 broad based category that would enable me to do 6 almost anything with very few restrictions on the 7 property . We were having difficulty sorting through 8 all of the varieties and all of the alternatives 9 and possibilities . 10 So , in order to solve two problems which are 11 very much linked together , perhaps , but in my mind 12 they very much were at the time , how do we help 13 2499 proceed , which I felt was in everybody ' s 14 interest and in the area ' s interest also , and 15 not have the details of a particular zoning request 16 which had tremendous possibilities in terms of 17 variety associated with it as a stumbling block . 18 If memory serves me right , after going through 19 a lot of these discussions with Tony Wiles , Jim 20 Hancock , Maytor Tate , it was Mayor Tate at that 21 time who suggested that a way around this , in order 22 to consider it at a different level , would be 23 through the vested rights process . I felt that 24 that was a very positive move to get us off of 25 talking about. all of the many possibilities that 16 1 existed with two different philosophical interpre- 2 tations and get on with us going ahead and then 3 presenting to the city aplan , which we would have 4 to come in for in any case at the time that we 5 actually wanted to go ahead and develop the property, 6 get off the detail , if you will , of AMU versus HCO, 7 and then allow the studies to proceed as far. as 8 2499 . 9 That ' s my recollection of how this all evolved 10 during the course of this one particular meeting . 11 Tommy, is that -- 12 MR . HARDY : That is exactly how I remember it , 13 but there is only one point. . I don ' t recall a plan 14 being required under Il Light Industrial requirement . 15 MR . BRODSKY : Well , my recollection of part of 16 our discussion was that we would in fact , you know, 17 submit a master plan for the site because we were 18 willing to put on certain restrictions as to the 19 development of the site , again , that the city would 20 be comfortable with . 21 Again, my recollection is that we talked about 22 a one-to-one coverage ratio in terms of the 23 buildings themselves as being part and parcel of 24 that . In other words , that 131 acres consists of 25 about. 5 . 1 million square feet and we wanted the 17 1 right to build buildings , exclusive of parking , of 2 just a one-to-one ratio and we would go ahead and 3 present that to the city for their approval . Anyway , 4 that is my recollection of how the whole thing came 5 about . 6 MR . TROY : What was the date of this , 7 approximate date of this , meeting? 8 MR . BRODSKY : It would have probably been three 9 weeks prior to the submission of that , because it 10 took us about three weeks to develop the ordinance 11 itself . So , I would assume the latter part of 12 June , right after the actual zoning ordinance was 13 passed . 14 MR . TROY : No . Referring to the meeting where is Mayor Tate suggested that you filed under the vested 16 rights . 17 MR . BRODSKY : Yes , sir , I think it would have 18 been , again , the latter part of June . 19 MR. HARDY : It would have been , I know, no 20 more than three weeks prior , closer than. one or two 21 weeks . He was back very quickly with the zoning 22 case . 23 MR . TISCHLER : They are talking about , probably , 24 January . This is from the November meeting . 25 MR , BRODSKY : Unless I 'm getting confused , we 18 1 submitted the AMU , or our proposed zoning ordinance , 2 if I remember the date right. , in July . So , it. would 3 have been about three weeks prior to that that this 4 meeting took place at which time we talked about -- 5 you ' re right, I am confused . It would have been 6 about -- 7 MR . HARDY : I can explain why such a long 8 period of time elapsed from the time that he 9 submitted his proposed zoning district until the time 10 that Mr . Wiles came up with a. recommendation . 11 During that time we were going through a lot of 12 massive changes , a lot of work as far as tying up 13 loose ends on zoning cases and what have you , amend- 14 ments to districts that we had . P&Z said at that time 15 that it would be interested in looking at what 16 Mr . Brodsky submitted but that they had other work 17 that was going to take priority but it had to be 18 done before they could get to that . They were 19 satisfied with the HCO district but if he wanted 20 to submit that they would look at it after they got 21 through with everything else . It. wasn ' t that it 22 sat on a desk , they just had a lot to do at that time . 23 24 MR . TROY: But shortly after someone suggested 25 to you that you file under vested rights , you filed 19 1 under vested rights? 2 MR. BRODSKY : Yes , Sir . It was rather prompt . 3 MR . TROY : It was Sometime in June? 4 MR . BRODSKY : Yes . 5 MR . TISCHLER: Prior to that time you were not 6 aware of the six month requirement? 7 MR . BRODSKY : No , Sir, we were not . 8 MR . TISCHLER : If I remember correctly , you 9 stated that at the time that the ordinance was 10 originally passed, which was July -- June 7th , you 11 received a certified letter or were given a. copy of 12 the new ordinance at that time? 13 MR . BRODSKY : I don ' t remember to be honest 14 with you . I ' m sure we did . 15 MR. HARDY : I would be surprised if you did . 16 MR . WALDRIP : But it was available for public 17 review? 18 MR. HARDY : Yes . We don ' t send out copies . 19 MR . TISCHLER : I have the impression that it 20 was sent out by a certified copy , or was sent out 21 to the people . So , at that time you would have not 22 known. about vested rights , unless somebody notified 23 you about that? 24 MR . BRODSKY : That ' s right, and the first time 25 that I became aware of it was when it was suggested 20 1 to me at the meeting , because I had no prior 2 knowledge of it . So , I plead ignorance , actually . 3 MR. WALDRIP : I would like to hear Mr . Boyle ' s 4 comments , counsel comments , about what type of 5 precedent could be set by amending this six month 6 requirement . 7 MR . LAMB : Or , are we waiving it in this case? 8 MR . BOYLE : Yes . I will address that and 9 respond to it . I would like to point out that the 10 basic ordinance that you are dealing with was amended 11 I believe , in April of ' 84 , wasn ' t it , Tommy? 12 MR . HARDY : Yes , sir , I believe it was . 13 MR . BOYLE : Keep in mind that when that. was 14 amended that was when the HCO category was cretaed , 15 April of ' 84 , and Section 69 relative to the 16 determination of vested rights was created within. 17 the same ordinance . 18 So , when the city went to rezone the properties 19 including Mr . Brodsky ' s under the amended ordinance , 20 when the notices wentt out. , they went out to Mr . 21 Brodsky and every other owner in the city , it 22 stated what the category was , and in order to apprise 23 yourself of what that contained within the category i 24 was necessary for you to review the basic ordinance 25 as amended that contained the HCO . That same 21 1 ordinance contained the requirements relative to 2 vested rights . 3 So , from the standpoint. of not only just 4 public , general public awareness , or being knowledge- 5 able of something just as a matter of law because 6 it was passed , when your property is zoned for a 7 substantial period of time and is being rezoned to 8 a particularized category , such as HCO , I would 9 suggest that any previuos owner would review the 10 ordinance for the opportunity to make any testimony 11 or make any comments . 12 Now, the ordinance itself , Section 69 , one 13 other point , it was mentioned concerning the 14 specified plan , and Mr . Hardy is correct that the is Ordinance Il does not require that . However , under is Section 69 and the question on the substance of this 17 matter that you will be required to address , reques- 18 ted to address , is whether or not, one , is there 19 a vest:'d right, and if you find a vested right you 20 have the ability to authorize by an action of this 21 Board the issuance of a building permit for a 22 specific proposed development . That is out of 23 Section 69 . So , in order for you all to act under 24 this , if you are going to grant positive relief , if 25 you are going to so find , then it. would be necessary 22 1 for you to make a motion for the issuance of a 2 building permit for a specified and specific 3 proposed development so that you would have that in 4 front. of you . That is the essence of it . Now, if 5 you -- 6 MR . WALDRIP : One other thing before you get 7 past that . Isn ' t there a specified time period that 8 we can grant that , that building permit? 9 MR . BOYLE : You would have the ability to 10 place that into -- 11 MR . WALDRIP : I was thinking that there was a 12 time limit restriction under which that building per- 13 mit would only be good for , a limited amount of time . 14 MR . TISCHLER: That is not the problem tonight , is though . 16 MR . WALDRIP : I understand that . 17 MR . BOYLE : I don ' t see that , I don ' t recall is that in Section 69 . Tommy , do you recall if there 19 is any such provision? 20 MR . HARDY : I think that there is in the Zoning 21 Board of Adjustments if you look back into the 22 jurisdiction . 23 MR . BOYLE : That it would have to be exercised 24 within? 25 MR . HARDY : Yes , sir , yes , sir . 23 1 MR . WALDRIP : Yes , sir . 2 MR . TROY : Under Section K? 3 MR . WALDRIP : That was what I was referring 4 t.o . 5 MR . BOYLE : Thank you . That ' s right , it would 6 be necessary to commence within the one year period . 7 MR . TROY : But that ' s it . 6 MR. BOYLE : What? 9 MR . TROY : That ' s it , it ' s open-ended . All you 10 have to do is start , just start . 11 MR . BOYLE : According to this . I believe that 12 within your authority in making a decision on this 13 you would have the ability , when it talks about 14 specific proposed development , to put reasonable 15 parameters in there , in addition to that . 16 Concerning the question before you , it is my 17 judgment that L, and I have reviewed this with 16 Marlon Smith , special zoning counsel , and Mr . Wiles 19 who has worked with the city on the whole rezoning 20 process , that L essentially calls for you to make a 21 decision based on the facts presented . If you make 22 a decision that the applicant waived then this 23 provision L would be applicable . Now, it is my 24 judgment , and I would at least suggest that you have 25 the ability to hear this , to hear all of the 24 1 evidence presented by the applicant and by the 2 city staff and by any other interested party , and 3 then withhold a final judgment on that decision until 4 you have heard the whole case . At such time as you 5 have heard the whole case then you can make a final 6 decision on L, that portion of it , was there a 9 waiver . The question here is not can you waive . I 8 see nothing here , and I ' m not prepared tonight to g give you a legal opinion , but I cannot find anything 10 in the ordinance that gives you any authority to 11 waive , you the authority to waive the process , but 12 you are sitting in a quasi judicial. position or 13 capacity and you have the ability to make a decision 14 on this just as you do on all of the balance of this 15 information and all of the balance of these 16 - questions that are posed to you . 17 It would be my suggestion and recommendation 18 for you to consider , you wouldn ' t have to do it this 19 way , but one way you could do it is and the way that 20 I would recommend , and Mr . Smith agrees , that you 21 do hear this out and you hear it in its entirety and 22 then you reserve any findings or any final decision 23 or opinion on this until you have heard the -- 24 MR . LAMB : The facts of the case? 25 MR . BOYLE : -- the facts of the case , and then 25 1 you essentially make one , as in a court of law, one 2 judgment . In the one paragraph you address this 3 question and in the other paragraph you find that 4 there is or is not in your findings a vested right . 5 Through this method, and assuming that for the 6 sake of discussion , nothing more , not of a threaten- 7 ing nature , assume that the party , the applicant , 8 is dissatisfied with your decision , that goes 9 directly into District Court and appeals all your 10 decisions , which you all are aware of , goes directly 11 into District Court . If it goes into District Court 12 with a full development of all the facts you don ' t 13 get it over there and then have them saying well , 14 fine , but we disagree with your findings on L , or 15 we find it invalid or unconstitutional and we remand 16 it back to you to have a full hearing . All you have 17 done there , in my opinion , is incorporate a potential 18 lengthy delay . If you heard both aspects of it and 19 then that is appealed in court then the Court. can 20 look at it and agree with you on L, assuming for a 21 moment that you concluded that the applicant waived . 22 If they didn ' t or they found it illegal and you went 23 on to say, you wouldn ' t be in court if the city 24 found a vested right. , but assuming that they found 25 no vested rights , you could go through and say that 26 1 we have heard the case on the merits and we have 2 concluded that there are no vested rights . Then you 3 have the whole case there and it can be heard at 4 the same time . 5 So , that would be my recommendation . That. is 6 not the only way you can do it , you. could do it the 7 other way , just go forward and make a decision on 8 this . I think that from a precedent standpoint , 9 in response to your question , the Zoning Board of 10 Adjustment case stands totally and completely on 11 its own merits . Keep in mind that this is a method 12 authorized under the law where a non elected, non 13 legislative body makes decisions of essentially a 14 nonlegislative character and this is why the is authority is significant . The courts will look only 16 and precisely at the facts before them . Whether you 17 have made the right decision or the wrong decision 18 on the last eight cases -- 19 In other words , if you allowed him to go 20 forward on this it is possible that if you allowed 21 it to be heard and found no waiver this indicates 22 that you waive but you found , for whatever reason , 23 that. you exercised equitable powers like a court of 24 law , but you found no waiver and even if the Court 25 disagreed with you , for the next eight cases this 27 1 would cause you no legal problems . You will get 2 it heard , it will be reargued to you , I can assure 3 you that , but it doesn ' t constitute any legal 4 precedent that you would be bound on . 5 MR. WALDRIP : That was my question . 6 MR . LAMB : Marlon had talked to us about 7 carrying this along with the case , and if I under- 8 stand that is the same thing , in fact on Sections 9 L and K and J of the ordinance , as we go through 10 the case , not to make a determination tonight and 11 leave out. the rest of the fact circumstances . 12 MR . BOYLE : That would be our recommendation , 13 yes , sir . 14 MR . ANDERSON : Chairman Lamb , could I follow 15 up on what Mr . Boyle said? 16 MR . LAMB : Surely . 17 MR. ANDERSON : I agree with part of what he 18 said and disagree with part of what he said , and 19 I agree with John on the precedential value . I 20 would also like to point out that that from my 21 understanding the entire city was rezoned in June 22 and there haven ' t been. any rezonings by the city on 23 property since that time . There is one tract , 24 Tommy , correct me if I am wrong , but there is still one tract to be rezoned by the city , and this is the 25 28 1 only vested rights application submitted to date . 2 So , if any in the future come in I think it is going 3 to be that much more difficult under the equity 4 theory that many more months after the deadline to 5 go ahead and refile . 6 I disagree , we went through an extensive 7 discussion at the public hearing in April regarding 8 the putting of the horse before the cart . In other g words , it seems kind of , not ludicrous , but it seems 10 that a lot of legal fees and time have been spent 11 by my clients , if you all agree with me , you know, 12 a good faith investment backed expectation that. you 13 would be able to develop under your zoning , but. 14 however , irrega.rdl.ess of that , no matter how good 15 your facts are if it is decided at this point , even 16 though we have already had two public hearings , 17 that the six month time period should not be waived 18 therefore we are not going to allow you to have the 19 type of projects that you are anticipating . 20 I think that in terms of what has gone on 21 beforehand , and we did address this before , Mr . Boyle 22 has not contacted us about this particular line of 23 reasoning at this point , but. we would really 24 respectfully request that you all make a decision 25 today , just for our own peace of mind , so we don ' t 29 1 have to keep worrying for another month . 2 MR. LAMB : Mr . Boyle , any comment? 3 MR. BOYLE : Well , in the capacity of City 4 Attorney , that is our advice to you , that in your 5 quasi judicial capacity that this is your proper 6 procedure . He is not saying that it is not a proper 7 legal procedure . He is just. saying that they had 8 their druthers they would druther it be the other 9 way . This was our recommendation to you and you do 10 have those other alternatives . 11 MR. WALDRTP : I think that another fact that. 12 needs to be brought out along those lines is that 13 in our last public hearing , you were here , Mr . 14 Anderson , and I believe we asked a lot. of questions is about the background of this that you were not 16 familiar with . 17 MR . ANDERSON : Yes , sir , that ' s correct . 18 MR. WALDRIP : And , that was one of the reasons 19 that we put it off until tonight so Mr . Brodsky could 20 be here to provide us with that information . MR . ANDERSON : That ' s correct . 21 22 MR. LAMB : Any further questions or discussion? MR . TISCHLER : Am I correct in saying that you 23 24 are asking right now not for a determination on the 25 six month filing period but a decision on the entire 30 1 case? 2 MR. ANDERSON : No , sir , we haven ' t even 3 started into that question yet . I didn ' t want to 4 give that impression . No , sir , we would just. like 5 a decision on the six month period so we can know 6 whether to proceed with our regular case according 7 to the guidelines set forth in the ordinance . 8 MR . BRODSKY : We are certainly willing and 9 really looking forward to appearing on the 28th to 10 make our case as to why we think we are vested 11 because of everything that has gone on over a period 12 of time . Obviously , because of the judicial nature 13 of that hearing , it ' s a new process for everyone 14 that is going to be an expensive presentation . 15 I 'm not sure that fairness enters into this 16 because it is judicial in nature , but to get to the 17 end of that and then have the Board to say , well , 18 we agree that you have done sufficient work , Mr . 19 Brodsky , and you have worked in good faith to develop 20 this project. and you have spent a considerable 21 amount of money to date , but we find , you know, 22 you waived your six months . It was my understanding 23 the last time that we agreed that we would address 24 this point first , and then you would judge us on our 25 merits , which I am more than happy to proceed with 31 1 because I think we have proceeded over a substan- 2 tial period of time with the same project and 3 invested a lot of money and time to get something 4 that is very substantial to this point . 5 MR . LAMB : I will entertain a motion at this 6 time . 9 MR. TISCHLER: I make the motion that we do g grant the waiver of the time for filing of this 9 vested rights case . 10 MR . LAMB : I have a motion . Do I have a 11 second? If I can get a second we will have further 12 discussion before the motion is voted on. . 13 MR . WALDRIP : I ' ll second . 14 MR . LAMB : Apparently you have some reservations 15 MR . TROY : This will enable us to hear the 16 entire case for information and more insight into 17 the situation as follows the city ' s suggestion . 16 After we hear the entire case we can decide on the 19 whole thing based on the facts . 20 MR . LAMB : Do you not feel that there was 21 enough information presented tonight to make a 22 decision as to whether or not within a. reasonable 23 period of time Mr _ Brodsky submitted his application 24 or that he was basically not aware of the ordinance? MR. TROY : I think there was information 25 32 1 submitted and we know a lot more now than we did 2 four weeks aao , but I still see merit in waiting 3 to hear the entire case . 4 MR . LAMB : Did you feel that there was 5 sufficient evidence , or information , in this -- 6 MR . WALDRIP : I think there was sufficient 7 information , but I still think there is a major 8 problem in going back to the intent of what the 9 vested rights ordinance was . The six month period 10 was put in there for a very specific reason , and 11 that was that. if someone was involved in a specific 12 planned development that the six months would be an 13 abundant amount of time for them to file an 14 application stating that they had vested rights . is I think it was limited to six months intentionally . 16 The fact that it was , you know , that it was even 17 after the six month period , apparently very close 18 to the end of it , when it was even suqqest.ed that 19 this ordinance may apply and they -- I can ' t see 20 that. the intent was there that they had the vested 21 rights all along . 22 MR . TROY : Sorry , I couldn ' t hear you . 23 MR . WALDRIP : I can ' t. see that the intent that 24 they felt like that the vested rights situation 25 was applicable . I think the situation was that if 33 1 it was applicable it would have been caught early 2 in the rezoning process and I don ' t think that. the 3 six months process would have expired . 4 MR. BRODSKY : Mr . Chairman , if I may? 5 MR . LAMB : Sure . 6 MR. BRODSKY : When we asked for copies of the 7 zoning ordinance , Tommy, that ordinance was not 8 all bound in a nice neat folder . It was still in. 9 the process of being put together at that time . 10 When we asked for the ordinance as it applied to 11 us we only got a copy , and that ' s my mistake , and 12 that is why I am here asking for an exception . 13 We only got a copy of the actual HCO ordinance 14 itself and not a total ordinance of everything that 15 went along with it. . Had I received that it would 16 have been a different story , but I just didn ' t . 17 We got a copy only of the pages that applied 18 particularly to the HCO ordinance . Had we known 19 about it , and being a prudent businessman , and 20 Mr . Boyle is absolutely correct , I would have taken 21 as a precaution protective measures during these 22 discussions to protect my vested rights interest 23 from a timing point of view . 24 You know , we ' re talking about a project. that 25 has been going on a long period of time . obviously 34 1 if I had been aware of it , that ' s what I would have 2 done , as a prudent businessman . In that sense , I 3 agree with Mr . Boyle , but the copies that were given 4 to us of the ordinance as it applied to my particular 5 piece of property , we only received the HCO section 6 itself . 7 The timing was such that , I understand the 8 requirement for the six months itself , but again I 9 would just like to highlight that most of the bulk 10 of that. six month period of time while this was going 11 on , we were sort of in limbo , but on a continuing 12 dialogue basis with the city in an attempt to 13 resolve our situation . 14 If I may ask Dr . Wilkerson who was a party to 15 a lot of the discussions to comment , he may be 16 able to provide you with some additional information 17 that could help in your deliberations . 18 MR . TISCHLER: I have felt since we have 19 started this thing , I don ' t think there has been 20 enough communication between the city staff and 21 Mr . Brodsky , because there is some stuff that I 22 didn ' t get until the last meeting , especially the 23 one item which was the date that he purchased the 24 property . That should have been submitted with the 25 application originally . When I asked Tommy about it 35 1 I received it . 2 So , it appears to me that there is a. 3 communication problem between the city and Mr . Brod- 4 sky , and to me it is a very important rase . I do 5 not want this thing to die right here . I would like 6 to see the whole thing . 7 MR . LAMB : I would like to make a comment. since 8 I haven ' t really and I intended to . In a sense 9 of fairness , something you may not be aware of , 10 Mr . Brodsky , but I will explain it to you . There 11 are only four of us here this evening and. that 12 constitutes a quorum . All four of us either have 13 to vote for something or it doesn ' t fly . Three to 14 one will not make it . I believe that is one of 15 our circumstances . 16 MR . HARDY : I think that is only on variances , 17 is it not? 18 MR . BOYLE : No , on anything . 19 MR . LAMB : Anything before this Board , okay , 20 it takes all four of us . There are two members that 21 are absent . In a sense of fairness we would have a 22 real problem in making a decision that, is adverse to 23 the property owner when we don ' t have what. I feel 24 constitutes a full membership circumstance . 25 Point two , if I were standing in your shoes , 36 1 and that is where I am trying to put myself at this 2 point , approaching these circumstances as a reason- 3 able and prudent businessman I would have done 4 something like filing the vested rights first and 5 then proceeded to amend the ordinance and the like . 6 That is , as a businessman with an interest in 7 doing whatever I have to do to make my business 8 work . In that regard I understand that with a lack 9 of communications it would be very easy , with all 10 the things that are going on involved with a zoning 11 circumstance to have this circumstance overlooked . 12 1 was most interested in the fact that. you just 13 mentioned that you only received the HCO versus 14 a copy of the entire ordinance . Now , that doesn ' t is remove the circumstance from when the fact that the 16 ordinance was passed and made a part of public 17 record . 18 MR . BRODSKY : Accept tha.t. , yes , I accept that . 19 MR . LAMB : You know , it ' s there and ignorance 20 is no defense in this circumstance . 21 MR . BRODSKY : Sure . 22 MR . LAMB : my own feeling is and I share the 23 feelings here that I would like to see us proceed 24 with the case . I would like to see us be able to 25 set this aside at this point and say , let ' s get 37 1 on with it , and let ' s make a determination on the 2 basis of fact on the situation involvi.nq the 3 property itself . Now we are dealing with a piece 4 of paper that was or was not filed within that 5 time limit . I would like to get into the case . 6 We have heard little bits and pieces of how we 7 might adjudicate that circumstance from Mr . Boyle 8 who has given us some rather valuable insight , and 9 we have had that insight over the past two or 10 three months . 11 My personal feeling is that I would like to 12 see this thing given a chance to be heard . I 13 recognize that it is going to take time and cost 14 money , but I think it will be in most instances 15 time and money well spent from both sides of the 16 fence , both from the city ' s standpoint , as well as 17 from the developer ' s , and my recommendation is 18 at this point. , for you guys information , is to 19 allow to waive the situation to allow them to 20 proceed with the case . 21 MR . ANDERSON : Mr . Chairman , if I may add just 22 one quick point? 23 MR . LAMB : Yes . 24 MR . ANDERSON : One thing that is really 25 important , I think , is that this ordinance is new . 38 1 I mean , our firm does a lot of zoning all over the 2 state , and I have never seen this type of ordinance . 3 Mr . Brodsky does development around the metroplex 4 in different areas and in terms of something to be 5 kind of looking out for in something that should , 6 you know, catch your eye , it ' s the first time I ' ve 7 ever seen this sort of thing done . Marlon Smith 8 has even made representations that he has never seen 9 it done in Texas , that it is an Illinois concept . 10 So , in terms of , you know, unless you have 11 heard through the grapevine or it was pointed out 12 in a hearing or something like that , in that sense , 13 it is something that is new and very unique . I can 14 understand , putting myself in Mr . Brodsky ' s shoes 15 until he had actually heard of it from a city 16 official that the ordinance existed or even that 17 there was a six month time period . 18 MR . TROY : Mr . Brodsky , I believe that your 19 attorney mentioned last time that you had. changed 20 attorneys . 21 MR . ANDERSON : We were just not involved . We 22 have only been retained relatively recently . 23 MR , BRODSKY : Until this became a judicial. 24 process -- I don ' t usually use attorneys for zoning . 25 I appear myself , and as a matter of fact, I did that 39 1 through this whole process with the City of Grape- 2 vine in this particular case . 3 When the vested rights thing became a very 4 formal judicial process was the time that I retained 5 the law firm to help me with it because I 'm not an 6 attorney, but normally I don ' t use attorneys for 7 zoning cases , because I feel like I can make my 8 case myself as I am the guy really doing the use 9 of the property for a particular purpose . 10 Mr . Chairman , would you be kind enough to let 11 Dr. . Wilkerson come forward? He had expressed an 12 interest in doing that , and it may help with your 13 understanding . 14 MR . LAMB : One moment . Would you like to hear 15 the testimony? 16 MR. WALDRIP : Yes , I think that would be fine . 17 MR . LAMB : Dr . Wilkerson , if you would stand 18 I will swear you in . 19 (Witness sworn . ) 20 DR . WILKERSON : If I may , let me give a little 21 background on myself . I don ' t know many of you 22 fellows , although I have lived here forty years . 23 I came here in the latter part of 1946 and 24 practiced here until 1971 . This is not a recorder . 25 This is a cardiac monitor . When I was your age , I 40 1 didn ' t think I had a heart . 2 The information I ' m going to give you is a 3 little different . I ' m not going to be dealing in 4 dates and so forth . I ' m just going to give you 5 some background . I have attended most of the meet- 6 ings Mr . Brodsky has had with the city , not in his 7 interest , but in the interest of the same people 8 you represent , the citizens here in town . 9 In 1952 , or shortly before then , the Corps of 10 Engineers destroyed all of our roads north and 11 south and replaced it with one over the dam which 12 they would capriciously close to find out how mean 13 we were , whether we were going to make them open 14 it again . The city saw fit to repeatedly make them 15 open it. back up . The merchants over here would 16 suffer as a result of it , a great many other things 17 would suffer , the kids going to school in North 18 Texas , so forth and so on . 19 So , my connection with the case started in 20 about 1950 trying to see to it. that other govern- 21 mental agencies didn ' t destroy our rights here as 22 Grapevine citizens . Then , the connection with 23 Mr . Brodsky and the reason that he was advised to 24 file the vested rights request was because we were 25 at an impasse with him . We started out. , the City of 41 1 Grapevine applied for the road below Grapevine dam 2 in November , probably of ' 82 , and we were granted 3 a five lane facility north and south . But , there 4 was a catch to it , we had to provide the right-of-way . 5 Well , we had provided it over in Denton County and 6 we had provided it over in Tarrant County and 7 Tarrant County was to come up with the funds in 8 case we got on high center and we discovered , the 9 new commissioner discovered , that they had emptied 10 the right-of-way fund and put it in the general fund 11 and spent it . Although we have letters saying that 12 they would take care of it , there is not any money . 13 5o , we had then to turn to the property owner 14 and say , your agreement. to furnish the two hundred 15 feet across your property and the connection to the 16 highway , we ' re going to have to ask you to give it 17 all. , and so , he said, fine . Then , we proceeded 18 along for months and months planning, and I might 19 add , I can bring you a stack of engineering drawings 20 and so forth about. three. foot thick that the city 21 did not pay for . I did . 22 you may wonder what. I ' m doing . Well , it ' s been 23 a hobby of mine . I was permitted to survive this 24 long and I can ' t take it with me . I ' m going to try . 25 I ' m doing some of these things for my own benefit , 42 1 but also for my friends and thousands of ex-patients 2 and so forth . 3 Okay, we then got a tremendous kick in the 4 head when the highway department decided that the 5 interchange , they were going to pay for three sides 6 of it , but the side that Grapevine was involved in 7 in taking a north-south road off of there was not 8 going to be funded through the normal highway fund . 9 I don ' t know if you all are familiar , but Farm to 10 Market Roads , you have to supply all of the right-of 11 way to the highway department . You are not permitted 12 to get any federal matching funds and you are not 13 permitted to have any state matching funds , they 14 will only pour the concrete . So , we said , okay, 15 fine , and we went to Mr . Brodsky again and said, 16 Fred , we need sixteen or seventeen more acres , I 17 have forgotten the exact number , and he jumped up 18 and down and did fourteen handsprings and finally 1g said , all right , all right , let ' s get on with it . 20 Then , we had the hearing out here . Some of you 21 may have attended, the highway department at the 22 concourse and several of us again did , or paid , for 23 the engineering to have that done and they , as a 24 matter of fact , used our maps , the highway department 25 did . This facilitates and speeds it up . If you 43 1 don ' t it goes on endlessly . 2 Okay, the next thing that occurred , the 3 highway department figured out. that they really 4 hadn ' t gotten enough land . Now, Fred was being 5 asked to give out of a total of -- 6 MR . BRODSKY : One hundred thirty acres . 7 DR . WILKERSON: Out of one hundred thirty 8 acres he was being asked to give about thirty-six 9 of it. . He has got frontage out there on 121 and 10 he doesn ' t really , I keep telling him that he needs 11 it and it should be done , but engineering-wise 12 he has a state highway so he really doesn ' t abso- 13 lutely need this road . Now, Grapevine and the two 14 adjacent counties here need that road . We need it. 15 far more than he does . He has been very cooperative , 16 and when they came back for that last bite , I would 17 say January or February , three or four months ago , 18 then we were making a proposition to a man for some 19 more , we needed more , and yet we had taken or 20 changed , not taken , we had changed his zoning up 21 so that his original engineering designs and 22 everything were no longer valid and his entire 23 project was going to have to be shuffled. and shifted to fit on the land . 24 25 The citizens of Grapevine here need a road that 44 1 cannot be produced unless we can persuade Fred to 2 walk a few extra miles that he normally had not. 3 walked . He met , you know there is another room 4 at the end of that door there , and I don ' t know 5 how many times we were in there trying to work out 6 and try to get some additional land from him, not 7 only him but from various others that owned 8 property down there . They would not accept any 9 alignment except. through Fred ' s property . I tried 10 to shuffle it . We stood on our hands and jumped up 11 and down and so forth trying to work out some other 12 way to position that road to go across the thing 13 north . 14 Now, I don ' t want to keep you all here all 15 night , but. starting in the morning and until when- is ever I will start bringing you stacks of maps and 17 drawings and aerial photos showing that indeed we 18 tried to put it some other place besides across him . 19 It wasn ' t possible unless we wanted to dig up 20 millions of dollars to compensate the people on 21 beyond Fred who had agreed to this alignment . 22 So , I realize that this is a tangent from your 23 discussion here , but a lot of times I have served 24 on the other side of the bench and a lot of times 25 we hear a bunch of cold facts and numbers and we 4.5 1 forget that what we are really sitting up there for 2 is to try , as best we can , to serve the interests 3 of the residents of the town in which we live . If 4 you will give me a sufficient amount of time I don ' t 5 think there is any question that I can convince you 6 that we are fortunate to have somebody that would 7 keep yielding , because I have worked on roads out 8 of Grapevine all my life and it is sometimes an 9 extremely difficult position because some people 10 won ' t give you the time to die , and they won ' t give 11 you land at all . And he has , you know, given and 12 given . I think that he has demonstrated that he 13 has the best interest of this community in mind . 14 You go down to Safeway after we are through and get 15 ahold of the manager and ask him what it cost him 16 this last time that the dam was closed , and in turn 17 it costs the community in sales taxes and so forth . 18 We simply cannot. -- the traffic is getting 19 greater and greater and greater around here on every 20 opportunity we have to deal with the highway depart- 21 ment . The city gave the highway department their 22 guarantee that they were going to do this . We based 23 that guarantee on the county ' s guarantee that. they 24 were going to pay for it , and we have the letter in 25 the file , but , you know, we are now at a deadend . If 46 1 anybody can show me how to solve the road problem 2 I ' ll shake hands with Mr . Brodsky . I don ' t need him 3 any more . But , we have diligently , night after nigh 4 and spending hundreds of our own dollars , our own 5 money, people that you never see up here , we aet 6 together and back some of these things . None of us 7 have any property along the route , but we earnestly 8 hope that you can figure out. a way to satisfy 9 Brodsky so that he will then satisfy the requirement 10 of the town . Thank you , sir . 11 MR . LAMB : Thank you , Doctor . 12 MR . BRODSKY : Mr . Chairman , in summary , from 13 my point of view, if I might , had I filed my vested 14 rights application on a timely basis during the 15 six month period then we would be where I am 16 suggesting that we really should be and that is to 17 hear the case on the merits . All I ' m asking for , 18 respectfully , this evening is the right to go into 19 that hearing which is being done under the auspices 20 of the rules and regulations prepared by the 21 Council for the City of Grapevine without an 22 additional point hanging over our heads as to 23 whether in fact I have or have not waived my rights 24 under the six months or not . 25 I think that I have shown by the testimony and 47 1 by the facts that during that six month period of 2 time that there were other things going on and we 3 were trying to accomplish somewhat the same thing . 4 I didn ' t follow the rules and I didn ' t follow the 5 procedure , I didn ' t file within the six months , 6 I didn ' t know about it . I don ' t have an excuse , 7 but I wasn ' t aware of it and otherwise I would 8 have done it . I ' m asking for your approval to 9 have me go into that hearing on the 28th with a 10 non-waiver of my six months liability so that we 11 can go ahead and hear the merits of the case as 12 to whether I am vested or not in my project . 13 MR. LAMB : we have a motion on the floor to 14 allow the case to proceed . Is there any further. discussion? To make sure we understand what we 15 16 are doing , Mr . Brodsky is asking under Section L, 17 where it is determined because of a late filing that he is deemed to have waived his rights to seek 18 a determination , that we waive that section in this 19 case and in this case only . 20 MR . TROY : Can we make that decision? 21 MR . LAMB : That is correct . I will call for a 22 vote at this time in that there appears there is 23 no further discussion . All in favor of this motion 24 raise your right hand . Opposed . The motion carries . 25 48 1 We ' ll see you on the 28th . 2 MR . BRODSKY : Thank you , very much , gentlemen . 3 MR . HARDY : I want a clarification of the 4 motion . The motion is to waive that section? 5 MR . LAMB : In this case to allow him to make 6 a presentation . Is there a problem? 7 MR. HARDY : I just want to make it clear that 8 you have not done as recommended by the attorney . 9 MR . LAMB : That is correct . 10 MR . HARDY : You have waived the section 11 entirely , was that your motion? 12 MR . TISCHLER : That ' s right . What the attorney 13 mentioned to us at the last meeting was that we have 14 to waive the six months filing .requirement and then 15 we could hear the case . We could not hear the case 16 unless we waived the six month requirement. period . 17 MR . HARDY : No , that ' s not what -- 18 MR . LAMB : Then , tonight John said we could 19 carry it with the case . 20 MS . LEONARD : That ' s what Marlon Smith said 21 last time also , that you could carry it with the 22 case . 23 MR . LAMB : It was my understanding that we could 24 carry it with it. , if we so desired . 25 MS . LEONARD : Right . 49 1 MR . HARDY : Is that the way the motion was? 2 MR . TISCHLER: That ' s what I meant to say . 3 MR . LAMB : Whoa . 4 MR . TISCHLER: My understanding of what 5 Marlon Smith said was that we couldn ' t do anything 6 unless we waived the six month requirement , and then 7 he said , if I remember correctly , that once we 8 waived the six month filing requirement , then we 9 could hear the case in its entirety and make the 10 determination as to whether or not he had the 11 vested rights . Am I correct in this? 12 MS . LEONARD : We would have to go back and 13 look and see what he said , but my recollection is 14 that he said we could carry this decision on the 15 waiver with the case , meaning that you could carry 16 the waiver issue and not make a decision on it , 17 but go forward and hear the case , the merits of 18 the case , and then make a decision on the entire 19 matter . If you decide that they had waived then 20 you would not need to go forward and make a 21 decision on the vested rights because they wouldn ' t 22 have a right to have that determination made . 23 MR . TISCHLER : Boy , am I confused now. 24 MR . HARDY : That is exactly as I recall what 25 Mr . Boyle was recommending . I MR. TROY : He was recommending tabling -- 2 MR . LAMB : He recommended carrying it with 3 the case . 4 MR . HARDY : Riqht , and that is not what I was 5 hearing with the motion . 6 MR . TISCHLER : I am really confused . As I 7 understood , we couldn ' t even hear the case unless 8 the six month filing requirement was waived . 9 MR . HARDY : No , I don ' t recall that . Mr . 10 Smith , as Adrienne said , he said it was to the 11 advantage of the city to carry that section and 12 make the final. determination after you had heard 13 all the testimony as far as the facts . 14 MS . LEONARD : I think that what he said was 15 that. you couldn ' t make a decision on the vested 16 rights unless you made the determination he had 14 not waived his rights . 18 MR . LAMB : What we were doing tonight was 19 making a determination that he had not waived his 20 .rights . That was the whole purpose to this 21 situation tonight . 22 MR. TISCHLER : If he has not waived his rights 23 then -- 24 MR. LAMB : We go ahead . 25 MR . TISCHLER : Then we go ahead . 51 1 MR . LAMB : Fie has not waived his rights , that ' s 2 what we just decided . We now ao ahead with the 3 case . 4 MR . TROY : Is that clear? 5 MR. HARDY : Then -- 6 MR . LAMB : Then we proceed with the case . 7 MR . HARDY : What you ' re doing is you are 8 setting it aside . 9 MR . LAMB : For this case . That ' s why Bill 10 asked for the precedent side of this case , is there 11 a precedent being set if we do this now , if we 12 have other cases and everybody says , well , wait a 13 minute now, you did this for them . That ' s why he 14 asked that question . 15 MR . HARDY : Okay , I think that. Adrienne needs 16 to clarify this , I want you to be aware that. you 17 are going against the recommendation of the City 18 Attorney . 19 MR . LAMB : We understand that . I don ' t think 20 there ' s any question . We discussed it . In that 21 case , I believe we are finished with that particular 22 business . We can have discussion after the meeting 23 if there is anything else . 24 MS . LEONARD : I will clarify that our recommen-- 25 ation is that you just carry this decision forward . 52 1 We were not making a recommendation as to how you 2 should decide . 3 MR . LAMB : I think that we all understand 4 that . On the 28th here , the hearing is set here 5 for the 28th of this month at 7 : 00 o ' clock . 6 MS . CARROLL : 7 : 30 , I believe . 7 MR . LAMB : 7 : 30? Let ' s make sure we have the 8 right time . 9 MR . TISCHLER : 7 : 30 . 10 MS . CARROLL : 7 : 30 . 11 MR . LAMB : 7 : 30 . Thank you , Mr . Brodsky . 12 MR . BRODSKY : Thank you . 13 (Proceedings ended . ) 14 15 16 17 18 19 20 21 22 23 24 25 53 1 STATE OF TEXAS X X 2 COUNTY OF TARRANT X 3 This is to certify that I , David Chance , 4 reported in shorthand the proceedings had at the 5 time and place set forth in the caption hereof , 6 and that the above and foregoing 52 pages contain 7 a full , true and correct transcript of said 8 proceedings . 9 Given under my hand and seal of office on this 10 the day of A . D . , 1985 . 11 12 C713 David Chance , Certified 14 Shorthand Reporter in and for the State of Texas , 15 #1006 . 16 17 18 19 20 21 22 23 24 25 I TRANSCRIPT OF PROCEEDINGS 2 of the 3 BOARD OF ZONING ADJUSTMENT 4 of the 5 CITY OF GRAPEVINE, TEXAS 6 7 at the 8 COUNCIL CHAMBERS - 413 MAIN STREET 9 GRAPEVINE , TEXAS 10 11 12 13 MARCH 28 , 1985 - 7 : 30 p .m . 14 15 16 17 In re : 18 CLAIM OF VESTED RIGHTS 19 by 20 MR . FREDERICK BRODSKY 21 22 23 24 25 DAVID CHANCE - CERTIFIED SHORTHAND REPORTER 618 COPPER RIDGE - RICHARDSON, TEXAS 75080 214-234-0110 or 231-9723 2 P R E S E N T 2 Board of Zoning Adjustment : 3 Mr . Doug Lamb , Chairman 4 Mr . Glenn Deavers 5 Mr . Gerald Thompson 6 Mr . Gary Tischler 7 Mr . Ron Troy 8 Mr . Bill Waldrip 9 10 City Staff : 11 Ms . Joy Carroll , Planning and Zoning Administrator 12 Mr . Tommy Hardy , Director of Community 13 Development 14 Ms . Adrienne Leonard , Assistant City Attorney is Mr . Marlon Smith , Consultant to the City 16 17 Also Present : 18 Mr . Arthur Anderson 19 Geary , Stahl & Spencer Counsel to the Applicant 20 Mr . Fred Brodsky , Applicant 21 22 23 24 25 3 I MR . LAMB : I would like to call to order this 2 special meeting of the Board of Zoning Adjustments 3 on Thursday, March 28 , 1985 in the council chambers 4 at 413 Main Street . For all of those who are here 5 to speak either for or against any of the business 6 of the Board tonight I will request that you rise 7 and let us know who you are and then we will swear 8 you in . 9 MR . ANDERSON : My name is Art Anderson with 10 Geary , Stahl & Spencer . I represent the Applicant , 11 Fred Brodsky . 12 (Witness sworn . ) 13 MR. LAMB : Under new business , Board of Zoning 14 Adjustment to consider waiving Section 69-L, vested is rights , which reads as follows : Any person , firm or 16 corporation claiming a vested right to commence and 17 complete a specific proposed development who does 18 not file an application for a determination under 19 this Section 69 within six months of the effective 20 date of an amendatory ordinance rezoning his 21 property so as to prohibit his proposed development 22 shall be deemed to have waived his right to seek 23 such a determination . 24 Is there any discussion with regards to this? 25 MR . HARDY : It was felt like we needed to put 4 1 this on the agenda for you all to take action . This 2 was a requirement set out in Section 69 and we have 3 spoken to the attorneys and they feel like you have 4 a right to waive this section and hear this case . 5 MR . LAMB : Is this waiver meant to be for 6 this specific case and only this case , or -- 7 MR. HARDY : -- or, any case that might. request 8 it . 9 MR , LAMB : In other words , we would do this 10 on a ca.se-by-case basis , is that right? 11 MR . HARDY : If it is past the six months , 12 yes . It was in December . 13 MS . CARROLL : December 6th or 7t.h . 14 MR . LAMB : Any questions from any members of 15 the Board? 16 MR. DEAVERS : If we waive this it would be 17 forever , right? 18 MR . HARDY : Just for this case . 19 MR . LAMB : I will consider a. motion to waive 20 this section . 21 MR . WALDRIP : I would like a little further 22 discussion . I would also like to hear any input 23 from the Applicant ' s attorney as to why that within 24 the six month period they did not get. the applica- 25 tion filed . 5 1 MR. LAMB : Sir? 2 MR. ANDERSON : You want me to take the podium? 3 MR. LAMB : It ' s not necessary . We can hear 4 you pretty well . 5 MR. ANDERSON : We were hired by Mr . Brodsky 6 recently , approximately a. month or six weeks ago , 7 and from my conversations with him it is my 8 understanding that he was unaware of the Section 69 9 six month requirement , and therefore when he did 10 find out about it he filed his application as soon 11 as he could . It was approximately a month late , 12 from what I understand . The zoning ordinance was 13 enacted the first month of July and he filed the 14 first week of February . So , it was approximately 15 about a week , I mean , about a month after the six 16 month time period elapsed . That is the only 17 justification I can give you . 18 MR. WALDRIP : Tommy , did you come up with a 19 date? 20 MR . HARDY : It was the first part of December . 21 MR. WALDRIP : When the application was filed? 22 MR. HARDY : Oh , when the application was filed , 23 no . It was February 6th . 24 MR . ANDERSON : It ' s my understanding that the 25 ordinance was July 7th , when the ordinance was 6 1 passed . 2 MS . CARROLL : June 7th . 3 MR. ANDERSON : Oh, June 7th . So , I stand 4 corrected . It would be approximately two months 5 then . 6 Also , I would like to point out that there 7 were negotiations going on for a period of time 8 trying to either revise the current HCO ordinance 9 that was imposed upon the property or to devise a 10 new set of standards or a new ordinance , and that 11 process was going on . We were not involved in 12 that , but it is my understanding , and Tommy may be 13 able to elaborate , but that process was going on 14 during the fall . I ' m not saying that that means 15 that the six month period doesn ' t apply , but there 16 is some consideration in there , I think . 17 MR . LAMB : Tommy, can you shed any light on 18 that? 19 MR . HARDY : As Mr . Anderson was saying , there 20 was some ongoing work on changing of the various 21 ordinances . None of those changes had gone into 22 effect and we hadn ' t even had public hearings on 23 some of the changes to the HCO district . As far 24 as impacting his property , I don ' t know that they 25 are going to do that much. The basic changes are in -- 1 Sharon , can you -- the HCO changes , I can ' t remember 2 right off the top of my head what they all are , some 3 of the principal differences . 4 MR. LAMB : Excuse me , I think we better regress 5 and swear Sharon in . 6 (Witness sworn . ) 7 MR . HARDY : The HCO uses , there is not anything 8 that I can recall as far as regulations in the 9 district , is that correct? 10 MS . SPENCER : That is my recollection as well . 11 MR . HARDY : None of the height restrictions 12 have changed , have they? 13 MS . SPENCER: Not at all , nor do I anticipate 14 that they would . 15 MR . HARDY : Mr . Brodsky did submit some 16 proposed changes to our planner and our planner did 17 not recommend that we do what he proposed and I 18 don ' t think that the P&Z accepted the changes he 19 proposed either . 20 MR . DEAVERS : But the statement that he was 21 negotiating during that period of time is true? 22 MR. HARDY : Yes , sir , I would say . 23 MR. WALDRIP : He did have contact with the 24 city during this period of time? 25 MR. HARDY : Yes , sir . 8 1 MR. LAMB : Any other questions? Thank you, 2 Sharon . 3 MR. TISCHLER : I 'm curious to know why this 4 six month period wasn ' t brought up at the negotia- 5 tions with the City . 6 MR. HARDY : Well , we never knew that he was 7 going to file under the vested rights . It was 8 never brought up . I didn ' t even know he was 9 going to consider that until he brought in the 10 application . I think it was just an avenue of 11 appeal as everything else had failed so far . 12 MR. LAMB : Any other questions or comments 13 for Mr . Anderson? 14 MR . WALDRIP : I think what we have to keep in 15 mind here is that we have a situtaion where it is 16 my understanding that it was the council ' s intention 17 in putting this vested rights section in the 18 ordinance was to allow a provision for people who 19 were in the process of doing a development who got 20 caught in the moratorium who would have an avenue 21 of appeal , you know, for a specific case that was 22 going on . I think a waiver of this section could be 23 a Precedent that could allow us to open up a lot 24 of other reviewing of a lot of other decisions made 25 as a part of the master plan . 9 1 I see this as very hard if we are going to 2 grant , you know, one exception to the six month 3 requirement as to why we are not going to grant 4 another one . Apparently, the City didn ' t delay 5 him in any way , as far as filing the application . 6 I can ' t see where there was any hardship created 7 that prevented him from doing this . I think that 8 that six month period was enacted for a very 9 special reason . That wasn ' t something that was 10 real random as far as the way it was come up with . 11 MR . ANDERSON : Could I speak to that , Mr . 12 Chairman? 13 MR . LAMB : Sure . 14 MR . ANDERSON : I think Mr . Waldr. ip has a very 15 valid concern , that is , that you don ' t want people 16 just to wait and wait and wait and then try to get. 17 in under the old ordinance . I think that in this 18 case it is a little bit different . 19 We were not retained by Mr . Brodsky last 20 summer when they went through the process of rezoning 21 the property . It is my understanding that at. the 22 council meeting there were representations made 23 and requests made that the Applicant and the city 24 staff get together to see if there might be a, way 25 to work out a compromise to work on a different 10 1 ordinance . That process has taken place all the 2 way up to approximately three weeks ago with 3 Mr . Wiles when he drafted his memorandum critiquing , 4 or making comments , upon the revisions that Mr . 5 Brodsky had suggested at that point . So , in that. 6 case , I think we have a little bit different twist 7 in terms that the Applicant has been trying to work 8 with the City through this and that has just. not 9 worked up to this point , trying to make an alterna- 10 tive route . 11 In addition, I think that the deviation from 12 the timetable is fairly short , in terms of being 13 a two month time period , and I think also that the 14 Board of Adjustment , as you very well know, decides 15 each case on its own merits and it is not , you know, 16 one case is not a precedent for another one . 17 MR . LAMB : Marlon , do you have any comments in. 18 this area based upon your recollection of the 19 negotiations? 20 MR . SMITH : Yes , Mr . Chairman , I have some 21 comments , or some counsel. , not so much based upon 22 any recollection that I have from discussions that 23 were had with Mr . Brodsky and his agents . 24 First of all , and as I suspect all the members 25 of the Board know, everyone is charged with 11 1 knowledge of the law and the ordinances and it is 2 not a defense to say that you did not know the law. 3 That is a bit strict and perhaps a bit technical 4 under these circumstances , but that is the legal 5 principle that is involved here . Secondly , if I 6 may sound like a lawyer for a moment , what you have 7 before you this evening in the way of representa- 8 tions from Mr . Anderson , while he undoubtably makes 9 them in good faith , would not be received as 10 evidence in a court of law because they are his 11 impressions of what his client believes or what 12 might have been said to his client . That suggests 13 to me the possibility of a sort of halfway house 14 here . 15 There may indeed be circumstances that would 16 make it equitable for this Board to decide that 17 in this instance that the facts and circumstances 18 merit waiving that six month requirement , but it 19 does seem to me , that for you to do that that you 20 would need better and more persuasive evidence 21 than that which you have before you this evening , 22 and one thing that you could do is to take this 23 request with the case and after you had heard 24 all of the evidence , and in light of that evidence 25 and in light of what the principals themselves say 12 1 that they believe and said , you could make your 2 decision then as to whether or not it is equitable 3 to waive the requirement in this particular instance 4 MR . DEAVERS : It isn ' t. imperative then that. 5 we act on waiving this section then at this time? 6 MR . SMITH : In my opinion. , it is not, particu- 7 larly in light of the fact that you have a written 8 request for a continuance in front of you . 9 MR . LAMB : Okay , in this case a motion to 10 table this particular section to a future day would 11 be appropriate I ' m going to -- I 'm asking more than 12 -- would it be appropriate to table this piece of 13 business until later? 14 MR . SMITH : My suggestion would be , Mr . 15 Chairman , if I may be so bold , would be that the 16 motion to take the request for this waiver of 17 this section with the case . 18 MR . LAMB : Okay . Are there any questions from 19 the Board members? 20 MR . TISCHLER : Tommy , looking ahead on the 21 April 4th agenda , you ' ve got it on the agenda 22 again . 23 MR. HARDY : I 'm sorry , I don ' t have that. 24 agenda . 25 MR . LAMB : I observed that too , and I have a 13 1 similar question . 2 MS . CARROLL : That is a worksheet agenda , 3 but I wanted to get the subject matter to them, just 4 in case we do -- 5 MR. LAMB : Yes , that ' s fine . 6 MS . CARROLL: -- for the decision of the Board . 7 MR. LAMB : Bill , do you want -- 8 MR. WALDRIP : I think I have another question 9 for Marlon . Is it possible for us just to table 10 the waiving of this requirement until a later date 11 so that we can hear whatever evidence they have to 12 provide as to , you know, why the six month period , 13 you know, the application was not submitted within 14 the six months period? 15 MR . SMITH : That really comes to the same 16 thing . My suggestion would be that if you want 17 to do that let the motion be to postpone considera- 18 tion of this issue to a date certain , that date 19 certain being contingent upon what you do with 20 respect to this continuance . 21 The only reason I suggest that you do that 22 is that a motion to table is not debatable and a 23 motion to postpone to a date certain is . 24 MR. TROY : Does that mean that we would hear 25 the case and then decide upon the motion to waive 14 1 the -- 2 MR. SMITH : That is correct , and one of the 3 things that you will be looking for evidence on in 4 the course of the case are those circumstances 5 which the Applicant thinks that makes it applicable 6 to waive the requirement in this instance . 7 MR . LAMB : That would be part of the evidence? 8 MR . SMITH : That would be part of the evidence . 9 Really, what I 'm saying , gentlemen , if there are 10 equitable circumstances here you have a right to 11 hear it from the person that was directly involved . 12 MR. LAMB : I have one more question , Marlon . 13 You said , to a date certain . Does that require us 14 to provide a date certain at this point in time for all these circumstances? We haven ' t moved 15 16 forward into the continuance or anything . MR . SMITH : I know. 17 MR. HARDY : It will have to be a date certain . 18 MR . SMITH : It gets a little complicated , 19 20 because you have this other question before you as to whether or not you will continue , the request 21 for a continuance . That is why I suggested that 22 you take the request and consider it with the case , 23 because then it will go right along with whatever 24 you do with the case . That is why I made 25 15 1 the suggestion in that form originally . I suggested 2 that you entertain a motion to take the request 3 for a waiver and consider it with the case and then 4 it will ride right with it . 5 MR. LAMB : Well , somebody? I direct the 6 question to you because you raised the question in 7 the first place . 8 MR . WALDRIP : It ' s questioning the merits of 9 the whole case before you decide on the first part 10 of it . 11 MR . LAMB : He has pointed out , I think properly 12 that we are hearing circumstances that need to be 13 determined in fact . 14 MR. WALDRIP : I agree . 15 MR . LAMB : Personally , I would like to hear 16 the facts rather than dismiss it offhand , a way 17 of saying that , rather than dismiss offhand I would 18 rather hear the evidence and determine what the 19 facts and circumstances are as opposed to saying , 20 you know, it ' s not there by reason of the wording 21 of the ordinance . 22 So , I personally would like to see the 23 circumstances as Marlon has described by taking the 24 request with the case . At anytime during the 25 proceedings of the case , if I understand the 16 1 procedures correctly, if we determine that there 2 is not sufficient evidence or circumstances we 3 can call it off right at that time . That ' s my 4 understanding of the procedures , because if at 5 any point in time we determine that the waiver is 6 not in the best interest of the proceedings we 7 can call it off . Do I have the -- 8 MR. SMITH : Mr . Chairman? 9 MR . LAMB : Yes . 10 MR. SMITH : I think that the sense of what I 11 was suggesting to you was that you would hear all 12 of the evidence and then you would decide both 13 questions at the same time , the waiver , and the 14 request for the vested rights determination . I 15 would not advise -- 16 MR . LAMB : Then I misunderstood . 17 MR. SMITH : I would not advise that you say , 18 I ' ve heard enough and we ' re going to stop this 19 right here . 20 MR . LAMB : In that case , I would still like to 21 hear the evidence . 22 MR. TROY : Hearing the evidence would indicate 23 the merits of either granting or denying the waiver . 24 MR . LAMB : Yes , hear it all . 25 MR. TISCHLER: How long do we let this thing 17 1 drag out , is the question? 2 MR. WALDRIP : I 'm still not convinced that 3 the two things aren ' t something totally separate 4 and that one doesn ' t have any effect on the other . 5 MR. THOMPSON : These changes are new and 6 everybody hasn ' t become familiar with them yet . 7 I think that the guy has a right to present his g case . 9 MR . WALDRIP : I do too , but I would , you know, 10 like to hear why during the six month period if 11 he was having discussions with the City what was 12 going on during that time . Like you said , hear the 13 evidence and hear what the situation was . I 'm not 14 so sure that that relates to the second part , you 15 know . 16 MR. LAMB : That ' s very possible . I don ' t 17 think we ' re going to have an opportunity, based on lg who is present at this point . 19 MR . WALDRIP : I know that ' s not tonight , I 20 agree . 21 MR. THOMPSON : We could still grant the waiver 22 and ask that the evidence be presented at the first 23 of the next hearing . 24 MR . WALDRIP : Yes . 25 MR. LAMB : No , we ' re going to hear all the 18 1 evidence , as I understand it . 2 MR. THOMPSON : Only if that is our decision . 3 MR . WALDRIP : That was my question to Marlon , 4 did we have to incorporate both of them. 5 MR. DEAVERS : We table this and hear the real 6 evidence -- 7 MR . LAMB : With regard to this particular 8 subject? 9 MR. DEAVERS : Yes . 10 MR. LAMB : And then come back at a later date 11 if it was determined that sufficient evidence -- 12 MR. DEAVERS : To grant the waiver . 13 MR . LAMB : -- to grant the waiver . Comments , 14 sir? 15 MR . SMITH : I think you could do that too if 16 you were to separate it out and say that you are 17 going to hold a two-part hearing . The first part 18 of the hearing would be whether it is applicable 19 to waive the requirement and the second part would 20 be directed to the merits and the Applicant is 21 going to have to sort those questions out and 22 persuade you on the first part before you go on to 23 the second question . That would be another alterna- 24 tive for you . 25 MR. LAMB : What would be a reasonable length 19 1 of time , in your opinion , for this if we tabled this 2 by motion to the next meeting? What would be a 3 reasonable length of time to sort these kinds of 4 circumstances out? 5 MR . SMITH: There is no way that I can respond 6 to that one , Mr . Chairman . I don ' t know. 7 MR. THOMPSON : I don ' t think next week , which 8 would be our next meeting . 9 MR. LAMB : No . 10 MR . THOMPSON : I think that thirty days from 11 that meeting would be sufficient for them to 12 present their case and it would give us another 13 thirty days before the case would be heard , if we 14 gave them sixty days . IS MR . LAMB : That would be sixty days on the 16 case and thirty days as they have requested . Okay , 17 I will accept a motion in this regard , either to 18 take the waiver with the case or to table the waiver 19 until a date certain , approximately thirty days 20 from tonight , thirty days plus . 21 MR. DEAVERS : That would be the regular meeting 22 in May . 23 MR . LAMB : The regular meeting in May , I 24 think that that would give them more than enough 25 time . Does that pose any problem for you? 20 1 MR . WALDRIP : What is the date? 2 MR . HARDY : Second of May . 3 MR . ANDERSON : As far as I know right now, 4 no . I can check with Joe and Kirk in the morning . 5 MR. LAMB : Do I have a motion? 6 MR . THOMPSON : I move that the waiver for BZA 7 85-09 be submitted and considered at the stated 6 meeting in May . 9 MR . LAMB : I have a motion . 10 MR . WALDRIP : I second . 11 MR . TISCHLER : Postpone , right? 12 MR . LAMB : Discussion? The motion is to table 13 this until -- 14 MR . TISCHLER : Table or postpone? 15 MR . WALDRIP : Just a postponement . 16 MR . LAMB : Postpone until the first regular 17 meeting of May , which I believe will be May 2nd . 16 MR . HARDY : Yes . 19 MR . LAMB : I have a. motion and a second . All 20 in favor of the motion raise your right. hand . 21 Opposed, same sign . Motion carries unanimously . 22 First regularly scheduled meeting in May . MR . ANDERSON : Thank you , Mr . Chairman . 23 MR . LAMB : In light of the fact that we do 24 25 not have a -- yes , ma ' am? 21 1 MS . CARROLL: You still have the request for 2 continuance before you . 3 MR . DEAVERS : He was getting to that. , I 4 think . 5 MR . LAMB : I was just moving on to Section B . 6 Has everyone seen the letter? Would you like to 7 review the letter , the facts of the letter , or 8 should we just -- 9 MR . ANDERSON : If you have any questions I 10 would be glad to answer them . I would like to 11 introduce it for the record also , if it hasn ' t. 12 already been . 13 MR . LAMB : That was my next question . 14 (Applicant ' s Exhibit 1 marked . ) 15 MR. LAMB : We have also received a. rather 16 massive set of documents that I would like to enter 17 into the record at this time , PRELIMINARY MASTER 18 PLAN AND SITE ANALYSIS . 19 (Applicant ' s Exhibit 2 marked . ) 20 MR. TROY : These were marked as a draft . Are 21 there no changes? 22 MR . LAMB : I mean , is this it.? 23 MR . ANDERSON : We had not gone to the actual 24 build-out phase , so -- 25 MR . LAMB : That ' s why it ' s a draft . 22 1 (It was agreed that Exhibit AP-2 2 would be retained by the Board 3 and not attached to this record . ) 4 MR. LAMB : All right , Board of Zoning Adjustment 5 to conduct a public hearing relative to BZA 85-09 6 submitted by Mr . Fred Brodsky and consideration of 7 same . We have a letter requesting a continuance . 8 Does anyone have any questions for Mr . Anderson 9 as regards this letter and a request for continuance? 10 The time requested here is for sixty days . We 11 are not going to see a request for another continuance , 12 are we? 13 MR. ANDERSON : No , sir . 14 MR. LAMB : Thank you . IS MR. DEAVERS : That would be about the June is meeting? 17 MR. LAMB : The regularly scheduled June 18 meeting . Now, I ' ll ask a question of staff , the 19 city staff . Is that an appropriate time? 20 MR. HARDY : No . 21 MR. LAMB : We should make it a special meeting? 22 MR. HARDY : Yes . 23 MR. WALDRIP : I would like to hear Marlon ' s 24 suggestion as to whether this should be a particular 25 date or -- 23 1 MR. SMITH : The motion is directed to the 2 discretion of the Board . I think that one of the 3 things that you can take into consideration is , 4 in acting on that motion , is the fact- that the 5 application does not seam to have generated a lot. 6 of citizen interest so that you can ' t really 7 say that people who seem to be interested in 8 this this evening , in this proceeding , are being 9 deprived of the opportunity of having it. heard 10 tonight . That is something you can certainly 11 consider . 12 As to whether , if you grant the continuance , 13 whether it should be at a regular or special meeting , 14 it seems to me that it is reasonable to anticipate 15 that the proofs and support of this application may 16 be reasonably lengthy and I would think that you 17 might want to set aside a meeting for this purpose 18 alone . 19 MR . THOMPSON : If we ' re going to consider the 20 waiver on Section 69 and it might be appropriate to 21 wait and see if our decision on that at the special 22 meeting and then set it . 23 MR . SMITH : If you should decide , Mr . Chairman , 24 that the waiver should not be granted it would make 25 the second proceeding moot and it. simply wouldn ' t. go 24 1 forward. 2 MR . LAMB : But we can set a date? 3 MR. SMITH : I think that in fairness to the 4 Applicant you should set a date . 5 MR . LAMB : Set a date , and then if it does 6 it does and if it doesn ' t it doesn ' t , okay . 7 MR. HARDY : June 6th is the regularly scheduled 8 meeting . Possibly the week after that, which would 9 be June 13th. 10 MR . LAMB : I 'm going to be out of town on the 11 20th . Does anyone else have any -- 12 MR . TISCHLER: I will be out of town . 13 MR . LAMB : Does anybody else have any -- 14 MR . HARDY : There is May 30th . 15 MR . LAMB : Okay , we can go the other direction 16 and make it May 30th. 17 MR . DEAVERS : That is nine weeks . That ' s more 18 than sixty days . 19 MR . LAMB : Does it always have to be on 20 Thursday nights , guys? 21 MR . HARDY : It doesn ' t have to be Thursday . 22 MR . LAMB : The first and third Tuesday are 23 council meetings . 24 MR. HARDY : Monday nights would be fine . 25 MR. LAMB : May I suggest Monday night the 27th? 25 1 MR . SMITH : That is a national holiday . 2 MR. LAMB : This thing doesn ' t have all of those 3 little red things . 4 MR . HARDY : May 20th? 5 MR . SMITH : Mr . Chairman , since I anticipate 6 that you may want me here , let me tell you what my 7 schedule is . I have a trial scheduled to start in 8 Chicago on May 20th and I have three days blocked 9 out, and the following two days of that week are 10 devoted to another committment . There is a 11 possibility that that trial will not go forward . 12 If it is continued it is very unlikely that it 13 would be continued for a shorter period than one 14 week . If we start getting over two or three weeks 15 from that trial it is likely that I would have a 16 conflict , if the trial gets kicked over . So , from 17 my schedule , about the safest date in that schedule 18 would be about May 30th . 19 MR. LAMB : okay . 20 MR . WALDRIP : We have two conflicts that date . 21 MR . SMITH : or , May 29th . 22 MR. HARDY : Keep in mind that we will have 23 two new members by that time , but Mr . Deavers will 24 be out by that time . 25 MR . LAMB : Who has a problem with the 30th , 26 1 other than me? 2 MR . TROY : The 28th of Ma_v is a Tuesday . 3 MR. LAMB : Is Tuesday okay? 4 MR . SMITH : No problem for me . That is a 5 reasonably safe date for me . 6 MR . LAMB : I will offer the 28th , okay? 7 MR . HARDY : That is the day after Memorial Day . 6 MR . LAMB : So , get back . Mr . Anderson , is the 9 28th any difficulty? 10 MR . ANDERSON : Speaking for myself , it ' s fine , 11 but I would like to see if I may , if it ' s all right 12 with the Board , I would like to check with the other 13 members of my firm and Mr . Brodsky in the morning 14 and get back and make sure . 15 MR . LAMB : We ' ll shoot for the 28th and then 16 if there is a problem we can make some adjustments , 17 but we will shoot for the 28th . Now, who is going 16 to make a motion for that , anybody? I will accept 19 a motion . 20 MR . HARDY : I think we need for the attorneys 21 to clarify this . If we table this to a date certain , 22 the 28th , are we not going to have to have that the 23 28th or are we going to have to reschedule another 24 public hearing , because this is a public hearing , and 25 you have to table that to a date certain? 27 1 MR . SMITH: That is what you are doing . 2 MR . WALDRIP : But he was saying that he had 3 other people to check with . 4 MR . LAMB : That ' s fine , but we ' re going on the 5 28th . 6 MS . CARROLL : We need to set a time . 7 MR . LAMB : A time , yes . All right, is 7 : 30 8 a good time? Okay, I ' ll accept a motion to set this 9 continuance to the day of Tuesday on May 28t.h at 10 7 : 30 p .m . in the Council Chambers here at. 413 Main . 11 Do I have a motion? 12 MR . TROY : So moved . 13 MR . LAMB : Do I have a second? 14 MR . DEAVERS : Second . 15 MR . LAMB : Any discussion? All in favor of the 16 motion raise your right hand . All opposed the same 17 sign . Motion is carried unanimously . Thank you, 18 Mr . Anderson . 19 MR. ANDERSON : Thank you . 20 MS . LEONARD : Mr . Anderson , for the record , do 21 you have any objection to Exhibit AP-2 being retained 22 at the City? 23 MR . ANDERSON : No objection . 24 MR . TROY : Does that include the application 25 that we received as a part of this request? 28 1 MR . LAMB : That was a part of the original 2 application , that is a part of the request . There 3 being no further agenda or any miscellaneous reports 4 this evening -- 5 MR . HARDY : None . 8 (Whereupon , the hearing in 7 regards to BZA 85-09 ended on 8 this date to be resumed on 9 May 28 , 1985 . ) 10 11 12 13 14 15 18 17 18 19 20 21 22 23 24 25 29 1 STATE OF TEXAS X X 2 COUNTY OF TARRANT X 3 This is to certify that I , David Chance , 4 reported in shorthand the proceedings had at the 5 time and place set forth in the caption hereof , 6 and that the above and foregoing 28 pages contain 7 a full , true and correct transcript of said 8 proceedings . 9 Given under my hand and seal of office on this 10 the day of _ A . D . , 1985 . 11 12 13 David Chance , Certified 14 Shorthand Reporter in and for the State of Texas , 15 #1006 . 16 17 18 19 20 21 22 23 24 25 1 2 TRANSCRIPT OF PROCEEDINGS 3 SPECIAL MEETING 4 of the S BOARD OF ZONING ADJUSTMENT 6 of the 7 CITY OF GRAPEVINE, TEXAS 8 9 at the 10 COUNCIL CHAMBERS - 413 MAIN STREET 11 GRAPEVINE , TEXAS 12 13 a' 14 MAY 28 , 1983 - 7 : 30 p .m . 15 16 17 In re : 18 CLAIM OF VESTED RIGHTS 19 by 20 MR . FREDERICK BRODSKY 21 22 23 24 25 DAVID CHANCE - CERTIFIED E_ _ _, 618 COPPER RIDGE - RICHARDSON, TEXAS 75080 214-234-0110 or 231-9723 1 1 I N D E X O F E X H I B I T S 2 EXHIBIT DESCRIPTION PAGE 3 Al Meeting relating to Airport 19 2000 Project - Frederick 4 Brodsky ' s calendars 5 A2 PAWA Winkelmann & Associates , 19 Inc . , Letter, April 30 , 1985 6 7 A3 Summary of documents and 20 correspondence relating_ to 8 provision of utilities to Airport 2000 Project 9 A4 City of Grapevine Letter, 21 10 Decembe.r 6 , 1984 11 A5 Frederick Brodsky, Letter, 22 December 26 , 1984 12 A6 Summary of amounts paid by 22 13 Frederick Brodsky to ¢ developing and marketing 14 consultants for Airport 2000 Project 15 A7 Proposal to International 24 16 Investment Advisors for Professional planning and 17 design services , February 18 , 1983 18 A8 Preliminary concept for a 24 19 prestige office park develop- ment immediately north of the 20 D/FW Regional Airport 21 A9 Preliminary master plan 25 and site analysis 22 A10 Summary of correspondence 27 23 from Frederick Brodsky concerning_ Airport 2000 24 Project 25 11 1 I N D E X O F F X H I B I T S 2 (Continued) 3 EXHIBITS DESCRIPTION PAGE 4 All Memorandum from Doris Jeker, 27 Dated September 29 , 1982 5 Al2 Holiday Inns , Letter, 28 6 November 23 , 1983 7 A13 Rendering 28 8 A14 Multiple Graphs 41 9 A15 International Investment 52 Advisors , Letter, October 10 28 , 1983 11 A16 International Investment 73 Advisors , Letter, June 12 13 , 1984 13 A17 International Investment 74 Advisors , Letter , June 14 13 , 1984 15 16 17 18 19 20 21 22 23 24 25 2 P R E S E N T 2 3 Board of Zoning Adjustment : 4 Mr . Doug Lamb, Chairman 5 Mr . Gerald Thompson 6 Mr . Gary Tischler 7 Mr. Ron Troy 8 Mr . Bill Waldrip 9 10 City Staff : 11 Mr . John Boyle, City Attorney 12 Ms . Joy Carroll , Planning and Zoning Administrator 13 Mr . Tommy Hardy , Director of Community 14 Development 15 Mr . Marlon Smith, Consultant to the City 16 17 Also Present : 18 Mr . Frederick Brodsky, Applicant 19 Mr . Kirk R. Williams , 20 Geary , Stahl & Spencer Counsel to the Applicant 21 22 23 24 25 3 1 MR . LAMB : I would like to call this special 2 Board of Zoning Adjustment meeting to order please , 3 convening Tuesday , May 28 , 1985 at 7 : 30 p .m . in the 4 City Council Chambers of the City of Grapevine at 5 413 Main Street . With regard to the oath of truth 6 and all of the people who are speaking tonight I 7 will administer the oath as the witnesses come 8 forward and speak on behalf of the circumstances . 9 1 will read the Order of Evidence . I think that 10 everyone has a copy of this but I will read it so 11 that everyone will know in what order the evidence 12 is going to be presented tonight in this case . 13 First �of all , the city staff will present 14 their evidence and any staff reports . Number 2 , is the applicant presents his evidence including 16 any initial statement if desired . Number 3 , 17 objectors present evidence including initial 18 statements , if desired. 4 , Board members may 19 question city staff , applicants and objectors 20 witnesses . 5 , the city staff may question applicantp 21 and objectors witnesses . 6 , applicant may question 22 city staff and objectors witnesses . 7 , objectors 23 may question city staff and applicants witnesses . 24 8 , rebuttal by city staff . 9 , rebuttal by applicant 25 and 10 , rebuttal by objectors . 4 1 All right, Board of Zoning Adjustment to 2 conduct a public hearing relative to application 3 BCA 85-09 , submitted by Mr . Fred Brodsky , Section 4 69-L Vested Rights , whereby Mr . Brodsky is requestin 5 his 131 acre tract located west of State Highway 6 121 , north of the Hilton Hotel , be developed under 7 the former Il , Light Industrial District require- 8 ments instead of the present HCO , Hotel Corporate 9 Office requirements . 10 Tommy , you indicated that the city staff 11 and the city attorney had some information to give 12 us first . 13 MR . BOYLE : Mr . Chairman , members of the 14 Commission , the City , during the hearing, will be 15 represented by myself, John Boyle , City Attorney , 16 and special counsel for zoning matters , Mr . Marlon 17 Smith . 18 Under the order of evidence as provided 19 for under the rules the city does not plan on 20 offering any testimony but would submit certain 21 city documents that have relevance , in our judgment , 22 to the case . The documents themselves , or the 23 make-up of the documents , have been previously 24 reviewed orally with the attorney for the applicant . The documents we would offer are all part of the 25 5 1 official city record and are to be incorporated into 2 this record . 3 The first one we would offer is Ordinance 4 84-31 , which is the ordinance that was introduced 5 during the portion of the hearing relative to the 6 question of the timely filing of the application , 7 which ordinance rezones the subject property under 8 the current and existing ordinance to HCO . 9 We would also offer City Zoning Ordinance 10 82-73 , which is commonly referred to as the 11 Green Book Ordinance , and Ordinance 84-16 , which 12 was a substantial amendment to Ordinance 82-73 that 13 includes and incorporates Section 69 which is the 14 requirement relative to vested rights upon which 15 this case is being heard. 16 We would also tender into evidence 17 pursuant to Section 69 of the Vested Rights 18 Section resolution 83-34 , which is the moratorium 19 resolution reflecting that the subject property 20 was included within 83-34 and City Resolution 83-40 , 21 which is an amendment to the 83-34 moratorium 22 resolution . 23 I believe that this is all of the matters 24 under this that the city would propose to submit 25 as evidence , or that we will submit . 6 1 MR LAMB : Thank you . Mr . Brodsky, or your 2 counsel . 3 MR . WILLIAMS : Mr . Chairman , members of the 4 commission , my name is Kirk Williams and my address 5 is 2800 One Main Place , Dallas , Texas 75250 . 6 Needless to say, this is an important issue , as 7 far as we are concerned. This is a relatively new 8 procedure . In fact, I think that this is the first 9 case that has come under your vested rights ordinance . 10 We feel that we have furnished a substantial amount 11 of information to your staff and to you to review . 12 If there are specific questions , please do not 13 hesitate to ask me or stop me during the presenta- r 14 tion to review them, or we will submit ourselves 15 along with the property owner Mr . Brodsky at the 16 conclusion of our presentation for any questions 17 you may have . We ' ll attempt to summarize in as 18 short a fashion as is physically possible the 19 documents that we have that we wish to submit into 20 evidence and attempt to proceed to a reasonable 21 resolution of this matter . 22 Before we get started, I would like to 23 ask , are all of the members of the commission voting 24 members? 25 MR, LAMB : Yes . 7 1 MR. WILLIAMS : Very good . The reason I was 2 asking, it is important to us , and I know it is 3 important to you, as to how this matter is resolved . 4 It will take a vote of four of your five members 5 and will require a degree of attention as it 6 spans a series of years historically as we analyze 7 this site and it is a matter that we think is very 8 important to each of us . 9 As I had indicated , Mr . Fred Brodsky 10 purchased the property , talking about the 131 acres , 11 back in July of 1980 and -- yes , sir? 12 MR. LAMB : Excuse me , I think we had better 13 swear you . 14 MR . WILLIAMS : You are right . 15 (Witness sworn . ) 16 MR. WILLIAMS : Would you like for me to go 17 back through? 18 MR. LAMB : No , I think that ' s all right . 19 You were just making a statement at that point . I 20 think we are okay . 21 MR. WILLIAMS : As I was beginning to say , 22 Mr . Fred Brodsky, who is present in the audience 23 and will be submitting himself for statement 24 purposes later in this meeting, acquired the 25 property in July of 1980 , 131 . 342 acres that has 8 1 been previously described . When that. property 2 was purchased it was purchased with a partner, an 3 investment partner , When Mr . Brodsky was ready 4 to start his developments of the site the investment 5 partner elected not to be involved in the long-term g planning and development of this site , and as a 7 result Mr.. Brodsky bought out his investment partner 8 in September of 1982 . That is really when the 9 story begins , although there has been substantial 10 communication with your city staff prior to 11 September of 1982 , our development process was 12 initiated at that time, 13 As I had indicated, Mr . Brodsky 14 purchased , or bought out his investment partner , 15 and at that time erected a sign on the site denoting 16 Airport 2000 . The name itself connoted long-term 17 planning , It was a long term goal . We are talking 18 about a development that might take as far as the 1s year 2000 . It was a long range vision for this 20 portion of the city . 21 We recognized that it was going to take 22 a long time to develop and immediately went to work 23 to put together a planning team that had experience 24 and that had the ability to tackle. this type of 25 project , The 131 acres in its development form would 1 allow, under various phases of development that 2 we would propose , over six million square feet of 3 development exclusive of parking structure . So , 4 it wasn ' t something that was going to be accomplished 5 overnight, and we recognized that, as I think the 6 city did in numerous conversations that they had 7 with Mr , Brodsky . 8 In February of 1983 the architectural 9 firm of HOK submitted a proposal to International 10 Investment Advisors , a development entity that was 11 headed by Fred Brodsky , In essence , it was being 12 submitted to the owners of the property for planning 13 purposes , and it' consisted of several phases. The 14 first phase was site analysis . You will see a lot 15 of graphic documentation that was prepared over a 16 couple of years that will show you the various 17 planning phases that this went through . It was not 18 something that was arrived at with little thought 19 and it was something that literally grew as it 20 continued to be analyzed and revised . 21 The site analysis that was originally 22 done by HOK back in 1983 consisted of a location 23 evaluation, site access , topographic study to 24 review the drainage situation . It was specifically 25 reviewing the development standards under your Il 10 1 Light Industrial Zoning classifiaction , the zoning 2 on the property at the time . There will be evidence 3 showing that there were building heights that were 4 reviewed , evidence showing that noise contours 5 relative to the airport were taken into considera- 6 tion , as well as very serious consideration being 7 given to utilities and how the property could be 8 physically serviced . 9 After the site analysis was done a 10 preliminary concept plan was prepared by HOK . It 11 created a building core of mixed uses , hotel , 12 offices , restaurants , retail uses , and around that 13 core was ten to fifteen building sites that could 14 be developed and marketed to individual purchasers 15 depending on the market conditions at that time . 16 After that massing study and that 17 planning process was accomplished the HOK architects 18 prepared a master plan and site analysis that got 19 down to more specific matters , such as , site ZO coverages , to densities and to specific site 21 circulation ." 22 From the very beginning , looking at the 23 site and getting into the concept plan and into the 24 master plan, it was fine tuning a -project that was , 25 needless to say, going to be changed over the years , 11 1 but one that would be master planned . Consultants 2 were hired by HOK with the specific authorization 3 of Mr . Fred Brodsky . From a traffic standpoint 4 the firm was PAWA Winkelmann & Associates , Inc . , 5 was hired, not only to review the traffic from a g site analysis viewpoint but also the thoroughfare 7 alignments and specific site access . civil 8 engineers were brought on board to study the soil , 9 to do drainage analyses and to review the utilities 10 situation . That was Graham & Associates , Inc . 11 It would have been naive of us us to 12 go into the market without having done an economic 13 and marketing analysis . For those studies the firm x 14 of Laventhol & Horwath was retained and paid by 15 Mr. Brodsky for the information that was furnished 18 to him. This was an attempt to create the master 17 plan for this dream that was Airport 2000 . 18 In conclusion , renderings were prepared , 19 as is shown before you , and massing models were 20 prepared for discussion within the office , but 21 also for four prospective developers within the 22 site , As I had indicated earlier, conversations 23 had been initiated with the city as early as 1981 24 regarding this development . I think that your city staff will acknowledge that there has been a 12 1 continuing dialogue for three or four years 2 regarding this specific site . Much of the conver- 3 sation was about utilities availability . Back in 4 1984 , the fall of 1984 , when the master plan had 5 been completed, there were discussions regarding 6 reservations of utilities . I understand from a 7 sewering standpoint, as well as from drinking 8 water availability, there was concern . There is 9 correspondence between Mr . Baddaker of your staff 10 and Mr . Brodsky concerning what would be required 11 to reserve capacity, recognizing and taking into 12 consideration the fact that this property was going 13 to be developed with high density mixed use . 14 On December 6th, 1984 , ' a letter of credit 15 was submitted based upon the calculations furnished Y6 by Mr . Baddaker . The letter of credit was 17 furnished to the city in the amount of $235 , 834 . 00 . 18 That letter , to the best of my knowledge , is 19 currently held by the city and is currently a valid 20 letter of credit, although I do recognize that there 21 is some discussion over whether or not that has 22 ever been accepted . We simply recognize and 23 represent to you that we have continued to acquire 24 that letter of credit on the open -market and it is currently being held by the city . It is just a 13 1 further evidence of good faith that we intended and 2 continue to intend to develop this site . It was 3 for that reason and for no other reason than that 4 that this letter of credit and that amount of money 5 was set forth . 6 When the property was rezoned in June 7 7 of -1984 the zoning was Il and it went to HCO . 8 At that time Fred Brodsky was the owner of the 9 property and he was in the planning process , I 10 think the documents will show, of developing the 11 entire 131 acres . Although there was substantial 12 reservation , and I don ' t know if any of you were 13 privy to those c'onversations , but there were 14 substantial discussions over the rezoning of this 15 property . Mr . Brodsky in fact went into the open 16 market and commissioned consultants to prepare a 17 mixed use ordinance , an airport mixed use ordinance . 18 I believe that from the information that I can find 19 out , you can substantiate it from your staff , there 20 was some encouragement from the staff to this 21 piece of property in a possibly different way than 22 other HCO properties because of the history of this 23 tract . An airport mixed use district was discussed 24 in detail , and for whatever reason , was never 25 adopted by the city . 14 1 Those are some of the things that have 2 taken place since the zoning was changed in June 3 of 1984 and leads us to this hearing today . Based 4 on the preexisting investment back good faith 5 expectations we respectfully request that the vested 6 rights we are seeking be approved this evening 7 with an unspecified termination date . We recognize 8 that in your vested rights ordinace that it does 9 suggest that the construction should be completed 10 within one year of the recognition of the vested 11 rights . On a 131 acre tract it is naive of us 12 to stand here and represent to you , and I think it 13 is naive of you to believe that we could complete 14 construction . The project name , Airport 2000 , 15 suggested that it was going to be a long-term 16 project . If the vested rights are recognized we 17 would respectfully request that the termination 18 date be left unspecified in order to allow this 19 project to become a reality . 20 The recognition of these vested rights 21 will allow the applicant to make available to 22 the city at no cost the right-of-way for 2499 . 23 This right-of-way is up to 19 acres , it represents 24 a substantial investment , not only to the applicant 25 Fred Brodsky, but also a substantial investment 15 1 from the city ' s standpoint . 2 I know that we become somewhat calloused 3 sometimes when a businessman goes into the market- 4 place and we say that those are the risks of doing 5 business , but I would like to draw your attention 6 to an analogy that I think may drive this point 7 home a little more clearly and to show where there 8 have been good faith efforts over a long period of 9 time with a reasonable expectation that the develop- 10 ment would be allowed from an equity standpoint . 11 That ' s what we ' re doing here, we ' re asking for 12 equity this evening , that from an equity standpoint 13 that there should be some alternatives available 14 as recognized by your vested rights ordinance . 15 If a family came to you and made the 16 following representations , we believe that certain 14 equities should be afforded to them . The situation 18 that comes to my mind is a family that has the 19 unfortunate situation of losing a father and leaves 20 a widowed mother , and if that family asks and 21 seeks to develop a duplex so that the mother could 22 be taken care of , maybe not within the home itself , 23 but on adjacent property, and if that family goes 24 into the marketplace and buys a piece of property 25 that is zoned for a duplex , it has those rights . 16 1 It is a unique piece of property that allows the 2 kids to stay in the same school , to stay with their 3 friends . They purchase that piece of property on 4 the open market , they contract with an architect 5 to design a duplex and they contract with a general 6 contractor to build the house and they then find 7 out that the city is in the process of changing , 8 after all of those things have come about , changing 9 the development rights to allow only a single family 10 home . Then the whole reason and all of the 11 investment that was made is not a valid proposal , 12 it is not one that would suggest that those people 13 should be punished, and for a situation similar to 14 that vested rights should certainly be considered . 15 In a similar vein we have here a business- 16 man who went into the marketplace willing to take 17 business risks of whether or not he would be going 18 to make a good investment or whether he would be 19 going to make a bad investment , and having to live 20 with that as an alternative . What he purchased 21 was development rights and we believe that the 22 information that has been presented shows that 23 there was a good faith effort to develop in 24 accordance with those development- rights and that 25 to change the standards of development after three 17 1 or four years of this process is patently unfair . 2 There is an alternative that is available , the 3 recognition of the vested rights , and this allows 4 several things to happen . It allows the developer 5 to develop not more than he came into the market- 6 place acquiring, but simply allows him those rights 7 that he acquired in the open market . This will 8 also allow the city to acquire something that is g important to it and that is important to us , and 10 that is the extension of 2499 by way of allowing us 11 to dedicate the right-of-way at that point in 12 time: 13 I would be glad to try and answer any r 14 specific questions , but I would like to call at 15 this time Mr . Fred Brodsky . I would be asking him 16 a few questions and introducing some evidence . I 17 think that most of the evidence that he will be 18 introducing will be that which was submitted to 18 your staff . Then , we ' ll be glad to try to answer 20 any specific questions you may have . 21 MR . LAMB : I have a procedural question . 22 Should we not enter the exhibit in the record at 23 this time? 24 MR. WILLIAMS : We ' d be glad to , but I would 25 like to go ahead and have Mr . Brodsky identify each 18 1 one of them individually . That way, if you have 2 specific questions we could take them at that point 3 in time , sir . 4 MR. LAMB : All right . 5 (Witness sworn . ) 6 MR. WILLIAMS : Mr . Brodsky, I am handing you a 7 document that is marked as Exhibit D and is entitled 8 Meetings Relating to Airport 2000 Project, 9 Frederick Brodsky ' s Calendars. Can you identify this 10 document and tell the Commission what it reflects? 11 MR . BRODSKY : Yes , sir . This is a summary 12 taken from my personal diaries of the meetings that 13 were noted in that diary related to Airport 2000 , 14 and specifically those that were held with the 15 City of Grapevine and/or its staff . 16 MR. WILLIAMS : What are the dates inclusive 17 from your calendar there? 18 MR . BRODSKY : It begins in 1981 on February 19 18th , at 1 : 00 p .m. and it continues through 1982 , 20 in particular starting September 8 , which is about 21 the time that I acquired my partner ' s interest , 22 then noes all the way through ' 83 with quite a 23 series of meetings in 1983 , basically almost 24 every month , and continuing through and culminating 25 on February 28th , 1985 . 19 1 MR. WILLIAMS : We would like to intro 2 duce that document as Exhibit No . 1 , Al . 3 (Exhibit Al marked . ) 4 MR. WILLIAMS : Mr . Brodsky , I ' ll hand you a 5 document from PAWA Winkelmann dated May 3rd , 1985 -- 6 excuse me , dated April 30 , 1985 . Can you please 7 identify this document? . 8 MR. BRODSKY : Yes , sir . This was a summary 9 that was prepared at my request by PAWA Winkelmann 10 summarizing all of the meetings taken from Roy 11 Wilshire ' s calendar relating to Airport 2000 . 12 MR . WILLIAMS : That would be Exhibit 13 E in the packet that was given to vou, sir . 14 MR . BRODSKY : That would be beginning, by the 15 way, in 1982 and continuing through 1983 and 16 culminating on January 11 , 1984 . 17 MR . WILLIAMS : Was PAIIA Winkelmann representing 18 you and Airport 2000 during this period of time? 19 MR. BRODSKY : Yes , sir . 20 MR. WILLIAMS : We would like to submit 21 the second document for reference as 22 Exhibit A2 . 23 (Exhibit A2 marked . ) 24 MR. WILLIAMS : L,1r . Brodskv , I am handing vou 25 what has been entitled as Summary of Documents and 20 1 Correspondence relating to provision of utilities 2 to Airport 2000 Project . Can you identify this 3 document? 4 MR. BRODSKY : Yes , sir . This is a summary 5 taken from correspondence in my files relating to 6 the provision of utilities to the 131 acre site 7 that I own , beginning April 1 , 1982 , and continuing 8 on through January 31 of 1985 . 9 MR. WILLIAMS : We would like to offer 10 that into evidence as Exhibit A3 . 11 (Exhibit A3 marked . ) 12 MR. WILLIAMS : The fourth item that I am 13 handing you is a, letter from J . R . Baddaker to Fred 14 Brodsky dated December 6 , 1984 . Can you identify 15 this letter? 16 MR . BRODSKY : Yes , sir . One of the criteria , 17 obviously , for developing Airport 2000 had to do 18 with the availability of utilities , and in a 19 continuing dialogue I had asked to be informed of 20 the per acre price for the utilities for the 21 131 acre site . This letter indicates that the 22 total pro rata cost would be $1800 . 26 per acre in 23 order to reserve utilities for this project . 24 MR. WILLIAMS : I would like to offer 25 this into evidence as Exhibit A4 . 21 1 (Exhibit A4 marked . ) 2 MR. WILLIAMS : Mr . Brodsky , did you rely on 3 Exhibit A4 in the preparation of any letters of 4 credit? 5 MR, BRODSKY : Yes , sir , I did . 6 MR. WILLIAMS : I would like to hand you a 7 document , No . 5 . This is dated December 26 , 1984 . 8 Can you identify this letter and the attachments 9 thereto? 10 MR. BRODSKY : Yes , sir . This is a letter 11 addressed to Mr . James R. Baddaker in response to 12 his letter to me , the prior submission , and it is 13 a letter of transmittal indicating that I have 14 enclosed a letter of credit which I am delivering 15 to you for the purpose of assuring myself that the 16 City of Grapevine will be committed to providing 17 2 , 000 gallons of water service and 2 , 000 gallons 18 of sewer service for each acre in my Airport 2000 19 project . These were the numbers that were taken 20 from the prior correspondence . The letter of 21 credit , if you were to take the 131 acres times the 22 $1800 , 26 would be consistent with the $235 , 000 23 that are contained in the letter of credit . 24 MR. WILLIAMS : We would offer into 25 evidence Exhibit A5 . 22 1 (Exhibit A5 marked . ) 2 MR . WILLIAMS : I am holding Exhibit C which was 3 submitted to your staff which is a summary of 4 amounts paid by Frederick Brodsky to development 5 and marketing consultants for Airport 2000 project . 6 Can you identify this document , Mr . Brodsky? 7 MR. BRODSKY : Yes , sir . This is a summary of 8 the amounts that I paid to each of the consultants , 9 being , HOK, Hellmuth , Obata & Kassabaum for 10 planning ; Laventhol & Horwath for their market study 11 PAWA Winkelmann & Associates for the traffic ; and to 12 Graham & Associates for utilities . This does not 13 include the $5 , 000 fee that was Paid for the letter 14 of credit . 15 MR. WILLIAMS : We do offer into evi- 16 dence Exhibit A6 , that being the summary 17 of amounts paid to consultants . 18 (Exhibit A6 marked . ) 19 MR . WILLIAMS : Exhibit I in the packet that was 20 submitted to your staff is entitled , Proposal to 21 International Investment Advisors for professional 22 planning and design services and is dated February 23 18 , 1983 . Mr . Brodsky, can you identify this docu- 24 ment? 25 MR . BRODSKY : Yes , sir . It was addressed to 23 1 International Investment Advisors because HOK had 2 done work for International Investment Advisors pre- 3 viously . I am the sole owner and shareholder of 4 International Investment Advisors . So , I am in 5 effect the same as IIA, Inc . , the legal Texas 6 corporate name . 7 This is dated February 18 , 1983 and was 8 the basis of the three or four months negotiation 9 and discussion with HOK on the work that they would 10 do to plan for the development of Airport 2000 . 11 MR. WILLIAMS : Was the work that ' s represented 12 in here a result of your buying out of Your invest- 13 ment partners and initiating the planning process? 14 MP.. BRODSKY : Yes , sir . If you will notice 15 the date is early in 1983 after I bought out my 16 investment partners in approximately September of 17 1982 . It took until February of 1983 to negotiate 18 an acceptable work letter which -- 19 MR, WILLIAMS : Did it represent a portion of 20 the 131 acres or did it cover the entire 131 acres? 21 MR, BRODSKY : No . We only considered 22 developing the entire 131 acres . 23 MR. WILLIAMS : We would like to have 24 this document , Professional Planning and 25 Design Services dated February 18 , 1983 , 25 1 MR . BRODSKY : Yes , sir , This is effectively 2 the result of all of the work that was done by 3 HOK, PAWA Winkelmann , Graham & Associates and 4 Laventhol & Horwath with the exception of the work 5 papers . This summarizes all of the effort put g forth into actually creating a development concept 7 for Airport 2000 . 8 MR. WILLIAMS : What is the date of that 9 document? 10 MR. BRODSKY : This document was printed March , 11 in March of 1984 . Actual preparation, it took 12 a while to get it printed, so it was actually 13 printed prior to� that , but it is dated March of 14 1984 , and it covered the entire 131 acres . 15 MR . WILLIAMS : It does cover the entire 131 16 acres? 17 MR. BRODSKY : Yes , sir , it does . 18 MR. WILLIAMS : We would like to have 19 this exhibit marked as Exhibit A9 . 20 (Exhibit A9 marked . ) 21 MR. LAMB : We already have a marking on this 22 of A2 as it was introduced at a prior hearing , 23 so we could have both markings on it . 24 MR. WILLIAMS : Absolutely , we would 25 have no objection to that . 26 1 MR. WILLIAMS : The tenth document that we are 2 offering into evidence is Exhibit B from your staff 3 packet , the Summary of Correspondence from Frederick 4 Brodsky concerning Airport 2000 Project . Can you 5 identify this document and explain what it represent 6 Mr . Brodsky? 7 MR. BRODSKY : Yes , sir . This is a series of 8 letters of transmittal , basically , to different 9 individuals as of different dates concerning the 10 attempts to arrange financing for the Airport 2000 11 project . It goes through, well , it begins actually 12 on February 24 , 1981 and continues through April 23 , 13 1984 , and there 'are different notations there and 14 there are solicitations of investment partners , 15 discussions with development consultants regarding 16 the development studies for Airport 2000 , specifi- 17 cally a solicitation of a hotel manager and develo- 18 per, and then one item I think is a copy of a refusal 19 by me to sell the property because I did want to 20 develop it , and still do . 21 MR . WILLIAMS : Do you have the letters that are 22 represented by this summary with you in case the 23 commission would like to see any of the documents? 24 MR . BRODSKY : Yes , sir . You ' are welcome to 25 examine any of the correspondence that is identified 27 1 and summarized here . 2 MR . WILLIAMS : We would offer this as 3 Exhibit A10 . 4 (Exhibit A10 marked . ) 5 MR. WILLIAMS : Exhibit K in your staff_ packet 6 is a memorandum regarding a property sign dated 7 September 29 , 1982 . Mr . Brodsky , can you identify 8 this memorandum and tell us what gave rise to the 9 preparation of this memorandum? 10 MR . BRODSKY : This was immediately after I 11 finalized the buy-out of my investor interest in 12 the Airport 2000 project and I wanted to put a sign 13 announcing Airport 2000 , a 130 acre prestige office 14 park , to solicit interest from developers in parcels IS in the site . 16 MR. WILLIAMS : We would like to have 17 this identified as Exhibit All . 18 (Exhibit All marked . ) 19 MR. WILLIAMS : Exhibit J in your staff packet 20 is a letter dated November 23 , 1983 from Holiday 21 Inns addressed to Mr . Fred Brodsky. Mr . Brodsky , 22 can you identify this letter and tell us what they 23 advised by the correspondence? 24 MR. BRODSKY : The first phase that was 25 recommended by the consultants , the planning 28 1 consultants , in Airport 2000 included a hotel , and 2 so I went to the Holiday Inns and approached them 3 on a site . They expressed an interest . The 4 regional manager and the man who is responsible for 5 development for Texas came and visited the property and this is their letter back to me indicating that 6 there is a long-term potential and that they would 7 be interested , depending on timing . 8 MR . WILLIAMS : We would like to have 9 this document marked and identified as 10 Exhibit Al2 . 11 (Exhibit Al2 marked . ) 12 MR . WILLIAMS : We have two pieces of documenta- 13 tion , or multiple pieces of documentation on the 14 easels before you . The rendering we would have 15 marked as Exhibit A13 . 16 (Exhibit A13 marked . ) 17 MR . WILLIAMS : Can you identify the rendering 16 that is to the left of the commission? 19 MR . BRODSKY : That is a rendering of what the 20 Airport 2000 project would like upon full develop- 21 ment and completion 'somewhere past the year 2000 and 22 represents the artist ' s conception of what the resul s 23 of our planning efforts would be . 24 MR . WILLIAMS : Was it prepared as a result of 25 the efforts initiated by HOK? 29 1 MR. BRODSKY: Yes , it was . 2 MR. WILLIAMS : Approximately how old is that 3 rendering? 4 MR. BRODSKY : At least two years , I believe . 5 MR. WILLIAMS : Now, if we could have your 6 attention -- 7 MR. BRODSKY : I 'm sorry. I think that that is 8 more like a year and-a-half old . It would have 9 been done prior to the printing in March of ' 84 of 10 that blue book . So , let ' s say that it is about a 11 year and-a-half, approximately . 12 MR. WILLIAMS : If we could direct your atten- 13 tion to the flip chart and I could simply let 14 Mr . Brodsky identify what each of these pieces of 15 information are , essentially what they represent , 16 I would appreciate it . If you all have any specific 17 questions or suggestions you can stop us and we will 18 try to answer those . Can you identify what the top 19 document is that is presented here? 20 MR. BRODSKY: Let me just give a minute of 21 background on what all of these are . We had a 22 series of meetings wherein all of the consultants 23 attended . There were normally two or three people 24 at each meeting . From HOK it was normally personally 25 Roy Wilshire . It was Carroll Lilly from Graham & 30 1 Associates , and there were one or two people from 2 each meeting at Laventhol & Horwath that did the 3 market study, plus myself . 4 During the planning process which spanned 5 over a year from early 183 until as documented until 6 March of 184 , we looked at a variety of alternatives 7 for the site and you will see that each one of 8 these includes what our conception of 2499 was , or 9 the extension of Anderson Gibson Road, or Thweatt 10 Road as it was called then . We even took into 11 consideration a configuration for a direct interface 12 with International Parkway . These were always one 13 of the preconditions in our planning process , so 14 everything that you will see in this will have 15 FM 2499 through it . 16 In order to allow for future growth , 17 and we were told , by the State Highway Department 18 that eventually 2499 would have to go below grade , 19 we put in a circle that would allow us to do that 20 at an_y level of elevation . So , we were planning 21 for the phasing of 2499 from a two-lane country 22 road to a 200 foot right-of-way highway and in 23 each of these you will see by the scale that 200 24 feet is reserved throughout our entire plan . This 4 25 was one of the last presentations that was done 31 I and gave rise then to that rendering . This was the 2 culmination and pretty much the result of our 3 representative conclusions of what the highest and 4 best use for the property was . 5 Again, we looked at how much and what the 6 zoning ordinance requirements were based on Il 7 zoning, and so our only impediments were the set-bacls 8 of 55 feet for Anderson Gibson Road . Again , it 9 specifies a 200 foot right-of-way for the future 10 dedication of 2499 , and we have a 50 foot pipeline 11 easement which I tentatively agreed with Rosewood 12 would come down our mutual property line and we 13 would each contribute $50 , 000 for the total to 14 relocate that pipeline . is In this sheet it says , Il , Light Industrial . is a very flexible zoning category which permits 17 offices , hotels , motels and retail shops with no 18 height limitations , and this is what we based all 19 of our planning on . 20 By the way , this is the gross acreage 21 and we were looking at different alternatives for 22 the right-of-way . In this case it was 13 . 425 . acres 23 that we were giving up for the FM 2499 right-of-way . 24 We did two noise studies . We did a noise study in 1980 prior to my acquisition of the 25 32 1 property, and then when the airport announced the 2 two additional runways we had an updated study done 3 for us . This is the result , the two lines , the 4 existing noise zone and then a 1987 forecast based 5 on the two additional runways . You can see that the 6 vast majority of the property is in the B category 7 which would enable us to do exactly as we wanted to 8 do . It also says that the maximum height limitation 9 of the site is 860 feet on the northwest portion . 10 The maximum height elevation is 775 feet in the 11 southern portion . The height restrictions would 12 allow a building of approximately twenty-three 13 stories in the north and eighteen stories in the 14 south . 15 This , plus the previous chart that, 16 again , we relied on in order to go ahead with our 17 planning process , and I think that that is the 18 core of our vested rights issue tonight . 19 MR. WILLIAMS : These documents were prepared 20 during that 1983 -- 21 MR , BRODSKY : ' 83 period of time . 22 MR. WILLIAMS : -- that ' 83 period of time? 23 MR . BRODSKY: That ' s right . We had extensive 24 soil tests done because of the expansiveness of the soils in this area and the problems that Los Colinas 1 has faced with their development . This is a 2 summary , really , of the soil tests that were done 3 showing basically about seven different types of 4 soil throughout the property . I think that this 5 soil testing cost me somewhere in the area of 6 $5 , 000 or $5500 . 7 This is what I think is called short 8 views , in other words , what people up to three 9 stories of height would be able to see from their 10 offices in buildings on the site and it is oriented 11 towards marketing the site . You have a road vista , 12 the short view to the treescape , the high points , 13 et cetera , but we do this for short views . There 14 is also another chart which may *not be in the packet 15 but that was for long views . 16 MR. WILLIAMS : It ' s right here . We ' ll come 17 back to that one . 18 MR. BRODSKY : This shows that there are no 19 residential properties around us , that our views 20 are panoramic , a valley view, axial view of the 21 lake at five stories , Lake Grapevine , a view of the 22 Hilton , view of the dam, view of the site from 121 , 23 a vista view and a view of the airport . So , we 24 really looked at what it would be like to be 25 situated on the site in an office building looking 34 1 out . 2 Hydrology, which was important , mainly 3 because it is relatively a flat piece of property . 4 We identified the major ridge lines , minor ridge 5 lines , the flow, concentrated runoff , concentrated 6 flow, the virgin channel and the water body . There 7 is no flood plain on the site and approximately 8 68 acres to the west of the site drains to the site . 9 I might say that I gave copies of this to the 10 Rosewood Corporation, John Roark in particular, 11 because early on we started to cooperate on 12 information such as this so that our site could be 13 developed in a c,omplimentary fashion . Okay, long 14 views . 15 Utilities . Graham & Associates prepared 16 this . It shows the location of sanitary sewers , 17 twelve inch water line right in front of the 18 property . We looked at electric , gas , water , 19 sewer and easements . The site is entirely within 20 the city of Grapevine ' s water and sewer jurisdiction 21 and it was at this point that we really started 22 talking to the city about making utilities available 23 in sufficient quantities for the Airport 200 ' s 24 project , and you can see that in the correspondence 25 if _you track through that summary page . It says 35 I that a twelve inch water line is planned for 2 construction on the west side of State Highway 121 3 and the sewer east of State Highway 121 was being 4 negotiated with the developer who has begun 5 construction tb develop an office park , sufficient 6 capacity will be available . 7 Surrounding development . We looked at 8 what would impact on this site and how we could 9 compliment that development , so , mixed density 10 residential growth up in Flower Mound, growing -- 11 MR . WILLIAMS : For information purposes , this 12 is on an awfully large scale . Here is our site 13 right here for reference purposes . Very good . 14 MR . BRODSKY : What this was was where the 15 growth was coming from, short-term, intermediate 16 term and long-term . This is spelled out in great 17 detail in the market study that was done by Laventhol 18 & Horwath . But it shows that we are not -- office 19 park or flood plain all around us and there is no 20 residential planned or expected anywhere in our 21 vicinity . 22 We looked at access to our site and we 23 had access basically on three sides because of our 24 discussions with Rosewood . From the north from 25 Thweatt Road , Highway 121 and through Rosewood 36 I property, and basically we were looking at compli- 2 menting each other . That was under discussion . So , 3 we even did some work early on as regards the inter- 4 change with State Highway 121 as is reflected here . 5 Proposed roadways . You can see that 6 2499 came right through the property and we did 7 work on an interchange on Thweatt Road and we did 8 work , as you can see outlined here on details 9 for a connection with State Highway 121 . So , we 10 were counizant of what we had to provide recTarding 11 both the interchange with Thweatt and State Highway 12 121 . 13 We also , as part of the fee to PAWA Winkel- r 14 mann , went to predict traffic to the year 2000 , 15 because we were developing on a long-term process 16 and we needed to make sure that our interior roads 17 and our interchanges were designed to handle both 18 present and future traffic volumes . , So , based on 19 COG information and based on their own studies PAWA 20 Winkelmann prepared these estimates of traffic 21 counts for the year 2000 . 22 We also looked at where we could have 23 potential traffic hazard zones and then we did an 24 awful lot of work to see how we could mitigate or 25 reduce those traffic hazard zones over here and that 37 1 led to further work on the State Hiahwav 121 and 2 Farm to Market Road 2499 interchange . It shows 3 where -- where the traffic is coming from, fifteen 4 percent from the north , almost thirty percent from 5 the northeast and five percent from the east and 6 forty-five percent coming up through the airport . 7 We did , as I say, that first sheet that 8 you saw represents the culmination of an awful lot 9 of discussion . We could plan this particular tract 10 of land much more effectively from a land use 11 point of view and get a higher yield to work out 12 some alternatives in the alignment , so this was an 13 estimate of the different alternatives and their rV 14 implications on acreage that would be lost or gained 15 based on different alignments of 2499 . In this 16 case we would lose 40 acres . Here we would lose 17 37 - 21 acres , and here we would lose 36 . 61 acres . is We did this considering internal roads , and this 19 was a point that I made at the City Council meeting 20 the other night , that you were going to lose 21 between internal roads and frontage roads and 2499 22 a tremendous amount of right-of-way and buildable 23 area . All of this obviously needs to be considered 24 in how you approach a plan , realizing that you need 25 to satisfy traffic too . 38 1 Here is another scheme , just showing 2 different approaches , with a much higher density 3 than we really wanted , but a cluster around an 4 oval . This was a different internal confiauration . 5 We must have gone through , I would say , thirty or 6 forty different alternatives in trying to plan the 7 interior of the site taking into consideration not 8 only maximum land use but visibility and access , 9 internal traffic , external traffic , et cetera . 10 These are all different plans that we have done . 11 Here is another one getting , again , closer to the 12 ultimate situation that we decided on with an 13 overpass here as, opposed to the circle . Here is 14 just another alternative working with Rosewood 15 Corporation taking the right-of-wav through them. 16 Basically this was the one we started working on 17 with an interchange through Thweatt Road , an - 18 interchange at 121 , coming through our property, 19 et cetera , breaking up the tract into two subtracts , 20 or one of 70 acres and one of 46 acres . This was 21 what we really decided to concentrate on and then 22 we started focusing on individual building sites . 23 All of these alternatives , by the way , 24 are colored and were done by architects and it was a very long term painstaking expensive process . 25 39 1 Once we basically decided on the alignment of 2 2499 we went through to see how many building sites 3 we could get on the property that would fit well 4 together , that would compliment each other and 5 that for which we had sufficient parking in that 6 it looked like a quality development . In this one 7 we had a retail center here , a major complex in 8 the center which is on the alignment of International 9 Parkway . That view bisects this particular site . 10 Here is one with a Galleria type project 11 in the back because we had the highest height 12 potential back there . This would be developed 13 sometime in the late 1990.' s with the first site j 14 being here and here to take advantage of the 15 frontage and access . 16 We put in landscapes in some and in the 17 book you will see that we even , when 2499 would 18 be submerged or go below grade , we had planned the 19 night view so that we would have lights coming out 20 of the bottom of this depression with water 21 fountains and everything so that everyone flying 22 in and out of DFW Airport , from the north at least , 23 would have a beautiful view of a circle with 24 different colors of lights coming out at night . That ' s basically it . 40 I There were a lot more . These are just 2 representative of some of the planning that went 3 into the years effort from early in 1983 until early 4 1984 , but the summary of all of this thought and 5 all of the planning and all of this time in this 6 investment is reflected in this blue book . 7 MR. WILLIAMS : I ' m not sure Physically how 8 we would do this , but we are certainly willing to 9 have these marked as the next numbered exhibit , if 10 you elect to . It is a representation of the effort , 11 what we believe to be the good faith effort that 12 has been made to appropriately plan this site . 13 Frankly, I think, this is the sort of thing that �V 14 your city likes to see happen , long range plan- is ning that gives you the opportunity to structure 16 vour city, rather than to simply react to zoning 17 cases . We would be glad to have these submitted 18 in whatever form you see fit to incorporate them 19 in the record . We would respectfully request 20 that they would be marked and entered as exhibits 21 at this time . 22 PAR . LAMB : We have marked the rendering as 23 Exhibit A13 . Why don ' t we just mark those -- 24 MR. WILLIAMS : -- collectivel.y as Exhibit A14 ? 25 MR . LAMB: -- collectively as Exhibit A14 . 41 1 (Exhibit A14 marked . ) 2 MR. WILLIAMS : Mr . Brodsky , were all of these 3 Plans prefaced on a 131 acre development? 4 MR. BRODSKY : Yes , sir, they were . 5 MR. WILLIAMS : Did you own the property at the 6 time of the rezoning from Il to NCO on June 7th of 7 19 8 4? 8 MR. BRODSKY : Yes , I did . 9 MR . WILLIAMS : Were you developinq the property 10 in accordance with the Il standards? 11 MR. BRODSKY : Yes , sir, I was . 12 MR. WILLIAMS : Did the development give Nou 13 a reasonable expectation , an investment back 14 expectation , of a reasonable development and a is reasonable rate of return at that time? 16 MR. BRODSKY : Yes , it did . 17 MR. WILLIAMS : Do you believe that the current 18 zoning deprives you of that reasonable rate of 19 return on your investment? 20 MR. BRODSKY : Yes , sir , I do . 21 MR. WILLIAMS : Are you asking the Board of 22 Zoning Adjustment to extend the vesting period for 23 construction beyond the one year time period? 24 MR. BRODSKY : Yes , sir , I am . I consider the magnitude of this project really to be somethinq 25 42 1 that would necessitate something longer than a 2 one year period of time . 3 MR. WILLIAMS : I think that that pretty much 4 completes our direct testimony . We ' ll be glad to 5 try to answer any specific questions that you may 6 have . In conclusion , we will respectfully request 7 that you recognize the good faith effort , the 8 planning that has gone into this project and 9 allow it to be developed in accordance with the 10 standards that it was purchased under . Needless to 11 say, we have a personal interest . We believe that 12 it is better for us financially, it would be naive 13 of us to tell you otherwise , to develop under the 14 Il standards . It would give us a better rate of is return and , frankly , allow us to do a bet-ter 16 project . 17 This does give the city an opportunity 18 to continue its planning on a long-term basis for 19 growth potential from a thoroughfare standpoint . 20 We see no adverse effects from the granting of 21 this vesting . We don ' t believe there will be anv 22 flood of reuuests as a result of any other changes 23 in the area . These cases need to be taken on a 24 case-by-case basis . It is an equitable hearing that we are seeking this evening . 25 43 1 Unless you have any other questions , we 2 would simply request that you acknowledge our 3 vested rights and allow us to develop this over 4 an unspecified period of time . 5 MR. LAMB : I ` m not certain , but at this point 6 in time I believe that your witnesses should be 7 presented . You have a list of thirteen or fourteen 8 different witnesses . Are they here and available 9 to appear at this time? 10 MR. WILLIAMS : We elected not to have them 11 appear, but according to your record and according 12 to your rules and procedures we were required to 13 furnish you notification of any people that we x 14 would possibly be bringing . Unless there are 15 specific pieces of information that you seek from 16 them we do not have them available . If you want 17 information from any one of those and you elect 18 to continue this hearing we would be glad to make 19 them available . We do have our extensive files 20 and correspondence and we may be able to furnish 21 that information , but we have no other witnesses 22 at this time . 23 MR. LAMB : Okay , at this time I would like to 24 suggest that we take a five minute recess , if we ,� 25 could . 44 1 (Brief recess 2 MR. LAMB : Mr . Brodsky , thank you and your 3 attorney for your presentation . At this point in 4 time we are going to continue on with presentations 5 from other interested parties . 6 MR, BRODSKYi Thank you . 7 MR. LAMB : Our next item on the auenda indicates 8 that objectors could present evidence including any 9 initial statements . If there are any of those 10 present who would like to make a statement with 11 reaards to this property in the case before the 12 board I would request that you do so at this time . 13 1 don ' t have any, preconceived notion about how we 14 get you up here , other than you might raise your is hands , and whoever does so first is more than 16 welcome to speak . 17 At this time I will ask if there is anyone 18 who would like to make any type of presentation or 19 present any evidence or discuss anything with 20 regards to this case? This isn ' t going to be this 21 easy, is it? 22 At the present time I see that there is 23 no one who has indicated that they wish to present 24 either evidence or a statement at this time , so we 25 will continue on with questions from the board 45 1 members to the staff , the applicant or any witnesses 2 This may be , Mr . Brodsky , where we ask questions 3 of a specific witness at this time . 4 MR . TROY : Mr . Brodsky, what is the estimated 5 total cost of your development project? 6 MR. BRODSKY : Under the 11 scenario , and using 7 1984 dollars , you are looking at something in the 8 area of a six hundred million dollar total, and 9 basically I arrived at that by taking the six million 10 square feet times $100 a square foot . 11 MR. TROY: In a development project of that. 12 magnitude isn ' t it normal to do noise studies and 13 soil tests and things along those lines when you 14 are locating in an area around an airport? 15 MR. BRODSKY : Which is what we did , yes , it 16 is . The results of the charts not only -- as I 17 said , we did the noise studies twice . We did them 18 prior to my acquiring the property and then when 19 the other two runways for the airport were announced 20 we did check the original noise study to make 21 sure we weren ' t incurring any additional exposure 22 as far as noise was concerned . In the same way , 23 we did a very extensive soils survey . 24 MR. THOMPSON : Sir , when were you first notified of possible zoning changes to this ?property 46 1 MR. BRODSKY : We heard some comments that were 2 made in the early , well , the second quarter , early 3 in the second quarter of 1984 , and actually we 4 called at that time the city hall and were told 5 very specifically, yes , there were some zoning 6 changes being considered, but verbatim, those would 7 not affect our property. That ' s my recollection of 8 an exact quote , and so we put it on the back burner 9 and didn ' t really follow it up , and literally 10 forty-eight hours before the hearing on the zoning 11 we accidentally found out about it , because to my 12 knowledge , we never received any formal notification 13 of the zoning change that was sent to us at. our 14 offices , and none ever showed up subsequently . 15 So, when we found out about it , Phyllis 16 Wheeler, who is on our list of witnesses , notified 17 me and we both came to that night ' s meeting and 18 did a very brief presentation . If I remember , it 19 was a joint session of the City Council and the 20 Planning and Zoning Commission . 21 MR. LAMB : Did you at that time indicate to 22 them that you had received no notice? You also 23 had a conversation with someone , and I ' m going to 24 ask you if you recall the specific name of the person that you had the conversation with that 47 1 indicated there would be no affect on your zoning 2 on your particular piece of property.? 3 MR. BRODSKY : Well , we made a presentation, 4 and quite candidly, I. think we requested that we 5 not be zoned at that point in time . We explained 6 that we were -- as a matter of fact I think I 7 brought this rendering with me during that hearing 8 that we would not be allowed under the proposed 9 zoning of HCO to develop Airport 2000 , that we had 10 worked with the city over two and-a-half or three 11 years period of time and that we respectfully 12 requested that our tracts not be considered as 13 part of the rezoning process at that time . 14 MR . LAMB : Again , I ' m going to ask you , do is you recall the name of the person who specifically 16 indicated to you that you would not be affected 17 by the zoning process? 18 MR. BRODSKY : My recollection was that it was 19 Jim Hancock . 20 MR . THOMPSON: According to Section 69 in our 21 zoning book here it says that the rezoning began 22 August 2nd, 1983 . 1 guess that I am directing this 23 to the city staff . Did you all not begin sending 24 out notices somewhere after that to the people that were going to be rezoned? 48 1 MR . HARDY : The actual notices were sent out in 2 February or March, somewhere along in there . 3 Notices were sent out -- 4 MR. LAMB: March of -- S MR . HARDY: 184 . 6 MR . WILLIAMS : Is he to be sworn? ? MR. LAMB: Yes, as a matter of fact . Thank 8 you . 9 (Witness sworn . ) 10 MR . THOMPSON: When did you send the notices 11 out? 12 MR . HARDY : First of all , I don ' t want . to 13 say when we sent' them out, but we can get those 14 dates , but those notices were sent out . We got 15 the list of property owners from TAD , the ones they 16 actually send out for their tax lists , and we had 17 a letter from them certifying that that was the 18 property owners list at that time . Now, if they did 19 not get that, I don ' t know. 20 MR . TROY : Was that sent out by certified mail? 21 MR. HARDY : No . 22 MR . LAMB : Just regular? 23 MR . HARDY : Right . 24 MR . THOMPSON: One other question , is this 25 Highway 2499 definitely routed through your 49 1 property now? I understand that there has been 2 some conflict on where it is going to come through . 3 MR . BRODSKY: Yes, there has been a lot of 4 discussion about that . We had planned to let it 5 come through the property , and as my attoney 6 stated, I 'm willing, and I have stated this 7 repeatedly, I am willing to donate at no cost 8 the right-of-way for a 200 foot request from the 9 State Highway Department and up to 7 acres for an 10 interchange . 11 My understanding of the status of the 12 right-of-way is as follows . One , I cannot afford , 13 in my own mind economically , to dedicate more than 14 19 acres and I can ' t afford to dedicate the 19 15 acres because I ' m not able to do what I hoped to do 16 and planned to do and want to do with the property . 17 The present HCO zoning, which has been taken up in 18 another section of the City of Grapevine government , 1g limits me not only to 100 feet , but has dramatically 20 changed coverage , set-backs „ For example , they have 21 even increased the perimeter set-backs all around 22 the property to where that would take 10 acres by 23 itself . 24 So , out of 131 acres I will only be able 25 to develop under the limitations of HCO zoning 50 1 approximately 32 acres . I can ' t afford , and I can 2 go through the numbers with you and I would be more 3 than happy to show you how they are derived , but 4 I did it with Tommy in the room one day, including 5 Mayor Tate , Jim Hancock and Tonv Wiles . I ' m not 6 sure whether Tony was there , Tommy . Do you remember 7 MR . HARDY: I don ' t believe so . 8 MR. THOMPSON : Pardon me . You said that you 9 would be able to develop 32 acres out of the 131 10 under HCO? 11 MR. BRODSKY : Yes , sir . 12 MR. THOMPSON : Under the HCO? 13 MR. BRODSKY: Yes , sir, and I went through 14 those numbers with the city administration and I 15 showed them what the HCO zoning had effectively 16 done to my ability to develop that property . That ' s 17 why this issue here is just so critical because 18 it really takes away an awful lot of my development 19 rights that existed at the time I acquired that 20 property . 21 MR. LAMB: At one point , and I ' m looking 22 for the actual date of the situation , you indicated 23 that you had received an offer to sell the property, 24 but that your intent was to develop the total E 25 property and that you did not want to sell at that 51 1 time . Assuming that this was a legitimate offer, 2 can you give me a possible purchase price that was 3 proposed to you at that time? If you could do it 4 in terms of square footage it would be helpful . 5 MR. BRODSKY : I really don ' t recall . I don ' t 6 recall . I could hazard a guess , but it wouldn ' t 7 be an exact answer, so -- 8 Someone from my staff who is not sworn 9 recollects that it was about $4 . 00 a foot , so that 10 would make the value of the property somewhere in 11 the area of about $25 million dollars , and that 12 would have been sometime in 1984 . I think you have 13 a summary . 14 MR. LAMB : Do we have in the summary an 15 indication of the date and the circumstances when 16 you declined to accept that offer? 17 MR . BRODSKY : Right , about $25 million dolars 18 at that time . 19 MR. LAMB : If possible , could we have a copy 20 of that document entered into the record? 21 MR. BRODSKY : Sure . 22 MR. WILLIAMS : Mr . Chairman , could you tell 23 me the number of that document? 24 MR . LAMB : I am looking for i�t . 25 MR . BRODSKY : No , it was $3 . 00 , about $17 52 1 million dollars . 2 MR . WILLIAMS : If we could, we ' ll get 3 Mr . Brodsky to speak into the microphone 4 and identify this letter . 5 MR. WILLIAMS : Mr . Brodsky, if you could , would 6 you identify for me the letter dated October 28 , 7 1983 and tell me what is attached to it, I would 8 appreciate it? 9 MR . BRODSKY : This is a contract of sale from 10 the Cambridge Companies , trustee and/or assigns , 11 to me offering $3 . 00 , or approximately $17 million 12 for the 131 acre tract , and it is executed and dated 13 October 25 , 1983 . , 79 14 MR . WILLIAMS : What was the zoning on the is property in October of ' 83? 16 MR . BRODSKY : Ii . 17 MR . WILLIAMS : If we could have this is marked as the next exhibit , we would is offer it into the record . 20 MR. LAMB : A15? 21 MR . WILLIAMS : A15 , yes , sir . 22 (Exhibit A15 marked . ) 23 MR. WILLIAMS : This is comprised of a 24 cover letter to Mr . David Davidson from Karen Brian and a contract of sale as 25 53 1 referenced by Mr . Brodsky . 2 MR . BRODSKY: By the way , they submitted that 3 offer and came back with a much higher offer and I 4 refused to counter or to fix a price for the 5 property because it just wasn ' t for sale . So , all 6 we did was write the cover letter just announcing th 7 return of the contract . 8 MR . WALDRIP : Am I correct in assuming that 9 no physical construction has taken place on the 10 property at this time? 11 MR. BRODSKY : That is correct . 12 MR . WALDRIP : Okay, what are your plans as far 13 as a date to start construction , if this would be rV 14 granted? 15 MR. BRODSKY: I think that a lot right now 16 depends on the availability of utilities , and 17 obviously you can ' t begin construction unless you 18 have utilities . To my knowledge , and perhaps Mr . 19 Boyle could direct me , or maybe Tommy can , I don ' t 20 believe that an agreement has been finalized with 21 the City of Coppell to provide utilities to this 22 particular property , and a lot would depend , quite 23 candidly , on when those would be available . 24 MR. THOMPSON : I notice that . in your blue book 25 you had made some provisions , maybe , for some single 54 1 family or residential areas in your development . 2 Is that not correct? 3 MR. BRODSKY : Yes , sir . This was inconsistent 4 with the Il zoning, and it wasn ' t single family in 5 that sense . It was high-rise residential , which 6 again, remember that the Laventhol & Horwath market ? study did recommendations as to the highest and 8 best use . In the last phase of the project in these 9 two towers over here overlooking the lake and _golf 10 course they felt could be utilized at that point in 11 time , realizing _ that that would be a last phase to 12 be developed , could be utilized as potential high-rise 13 residential . 14 MR . THOMPSON : But you have rejected that since , 15 or is it still in your plan? 16 MR. BRODSKY : Well , it is inconsistent with 17 the zoning that was in effect , so they could only 18 recommend it . 19 MR . LAMB: Could you shed some light regarding 20 Exhibit A9 , which is the Preliminary Master Plan and 21 Site Analysis , there is a lot of drafts throughout 22 this list, but it looks like it is dated November 23 13th, 1984 . . Could you explain the differentiation 24 between the front copy which has March of ' 84 and 25 these draft stamps located on the majority of the 55 1 pages throughout the study? 2 MR . BRODSKY : This is a very complicated report 3 with an awful lot of numbers and tables , what we 4 were going through at the time , and the final report 5 that was given to some potential investors in Europe , 6 and I ran out of copies , so the only thing that we 7 found was what was in effect close to the final 8 draft of the ultimate report . 9 We went through in-house and it took us 10 ten weeks to do this and to verify all of the 11 arithmetic calculations and all of the references 12 in this document , which I must say just took a long 13 time to go through that , and until it was done and 7 14 typeset and proofed , everything was just stamped 15 draft . I might add too , that if you look at the 16 stamps on that report of March of 1984 , the proofing 17 took just a long time to get this done because of 18 the complexity of the numbers involved . 19 MR. TISCHLER: Was this prepared in-house or 20 by someone else? 21 MR. BRODSKY : No , sir , the end result of the 22 HOK study in which is included all of the consultant 23 reports . So , for example , you don ' t have tabs in 24 the reproduction , but in this book which you have as 25 an exhibit there is a developers statement , executive 56 1 summary , there is a master plan as done by HOK , 2 and then there is a market study done by Laventhol 3 & Horwath , and then there is an appendix . So , there 4 is a compilation of all of the consultants work 5 boiled down in this book . 6 MR. WALDRIP : Mr. Brodsky , was this book ever 7 submitted to the city staff before it was submitted 6 to us here as evidence or as an exhibit? 9 MR. BRODSKY : I don ' t -- to answer your 10 question , I don ' t know, number one . My understanding 11 from the representation of the consultants in their 12 logs indicates that every aspect that is contained 13 in here was reviewed with the city staff and that 14 is proven, I say proven , I think that that is 15 reflected by the time sheets and the entries that 16 were made , for example , by Roy Wilshire and Graham 17 & Associates . They went through the relative aspects 18 of their studies with city staff , and those meetings 19 are reflected in the calendars . 20 MR. WALDRIP : But there was never any formal 21 presentation of this as one complete text? 22 MR . BRODSKY : No, sir, not to my knowledge . 23 MR. WALDRIP : I would also like to hear 24 something that you touched on a minute ago , some 25 further comments , from your perspective as to what 57 1 the limitations of the HCO would place on the 2 property, that you are objecting to? 3 MR. BRODSKY : From a development Perspective 4 standpoint, a developer ' s point of view, and let 5 me say too , I think that Kirk made the statement , 6 we ' re looking for the highest and best use of the 7 Property , and that goes without saying, but I would 8 hope that given the effort that has gone into this 9 study and of working with the city for this period 10 of time , that our desires and interests would be 11 consistent with those of the City of Grapevine . 12 This is an isolated property, isolated 13 property with Rosewood and my property together r7 14 being isolated . We have on the east boundary is State Highway 121 that is going to be widened and 16 improved . We have the Hilton Conference Center on 17 the south and we have a wide flood plain area on 18 the west and on the north , and so we are isolated 19 from any residential development at all within the 20 City of Grapevine ' s territorial jurisdiction . 21 Cities today, you had some people from the 22 library out soliciting money in canisters today , 23 this location will increase the City of Grapevine ' s 24 tax base , your sales revenue , your hotel tax, it 25 will enable you to do a wide variety of things that 58 1 you need for your community , and at the same time 2 give me the opportunity to take a developer' s risk , 3 a real estate risk , that is not small in todaY ' s 4 market , to build somethinq that I think makes sense 5 and that I am willing to put my name up on it for th 6 loan with a personal guarantee for a substantial 7 amount of money , 8 The HCO ordinance limits me from the 9 highest and best use of this property substantially 10 for a variety of reasons . One , it imposes a 100 foot 11 height limitation . The intent , the way it was 12 explained to me , and I don ' t presume to interpret 13 the wishes of the City of Grapevine about this 14 matter, but I can only tell you what was told to me , 15 is that no one wanted an office building looking 16 down on a residential area , and I can understand 17 that, but we don ' t have any residential areas 18 anywhere near us . I could build a fifty story 19 buildinq and I wouldn ' t look down on any homes or 20 any apartments or any townhouses , or any place where 21 anyone lived. 22 Two, the airport, which would be the 23 controlling body from a health and safety standpoint, 24 will allow me to go up to seventeen to twenty-three 25 stories in height, and if you assume thirteen feet 59 1 per floor, you can do the arithmentic calculations , 2 but certainly I could go up well beyond 200 feet 3 on the north side of the property and still be 4 within the safety factor as mandated by the Regional 5 Airport Authority . So , I fear , you know, that I am 6 being limited severely to a hundred feet within 7 the HCO ordinance . 8 Two is ground cover . The HCO ordinance , 9 and Tommy, I haven ' t memorized this ordinance , so 10 if I misstate something, please correct me , but mar 11 recollection is that it allows me to develop only 12 forty percent of the property . Of that forty 13 percent , by definition , that includes not only the 14 office buildings or the retail center or the hotel , 15 but all parking and structure parking , so as opposed 16 to being able to develop something in the area of 17 eighty percent under the light industrial ordinance . 18 So , there is a reduction by half, if you will , of 19 how much volume across the board I can put in my 20 131 acres . 21 The next is the setbacks , and where set- 22 backs are important and necessary for certain types 23 of development , a 75 foot perimeter setback where 24 you are giving up 200 feet of right-of-way takes up 25 10 acres all by itself of the 131 acre tract . So , 60 1 the setbacks , the way they are defined, imposes , I 2 think , a very severe limitation beyond what I have 3 seen , and we have done a comparison of suburban 4 Dallas zoning, of Irving and Plano , and under our 5 old ordinance and new ordinance it imposes a severe 6 restriction on us . The impervious area -- 7 MR. WILLIAMS : Insofar as that setback is 8 concerned it will not allow even surface parking, 9 so it is literally not usable space . I think that 10 was one of the pointsthat wO, stated , that we lose 11 10 acres of developable land . Is that correct? 12 MR . BRODSKY: Yes , thank you . The impervious 13 area is one of the other items that is very 14 specifically defined in the ordinance . We did a is plan of the sites , which I don ' t think I have with 16 me , but I did it to show all of the ureen areas 17 that we had planned . That rendering, at the oblique 18 angle that it is , shows something that is much 19 more dense , or appears to be much more dense than it 20 is , That represents the six million square feet thal 21 1 would hope to build on the site , but we did a 22 tack down color rendering of the site , and we 23 outlined office buildings , and I think it is red , 24 parking surfaces in another color; streets in another 25 color , and then , open areas . There is a substantial 61 1 amount of open area in this plan . That ' s what 2 people want today, that ' s what helps office buildings 3 lease space . To do a downtown Dallas in this 4 location really doesn ' t make sense . It has to be 5 open and it has to be airy, and that ' s why we 6 concentrated on the views , both short and long-term . 7 If I was going to pack as much volume in on the 8 site as I possibly could, I could tell you what the 9 views would be , they would be the next office 10 building period . That is not the intention , 11 because that would lose in this market . 12 So , to answer your question , my recollec- 13 tion of the limitations are those of height 14 restriction , the combination of the setbacks , the is ground cover and the definition of impervious is areas , and to my recollection those are the four 17 restrictions that combine , because if you get hit 18 with one or the other , you know, you try to work 19 something out to develop and you always run into 20 another restriction , and it makes it very difficult , 21 and in this case impossible to realize the highest 22 and best use potential for this property which is 23 isolated by natural barriers and really could be a 24 focal point for the city of Grapevine and could 25 produce a tremendous amount of revenue as a L_ I 1 tax base item and sales tax item . 2 MR . LAMB : You indicated that you have taken - 3 I ' m going to make sure I understood you accurately . 4 You took this Exhibit A9 , your pro forma , to over a S hundred investors . Is this the document that you 6 utilized? 7 MR . BRODSKY : No , sir . There is a summary 8 proposal -- 9 MR. WILLIAMS : Let ' s make sure you 10 have the right one . 11 MR. LAMB : Which exhibit was it? 12 MR. WILLIAMS : Exhibit A8 . 13 MR'. BRODSKY : The preliminary concept . F 14 MR . TISCHLER: At the present time you are the 15 sole owner of this property? 16 MR . BRODSKY : Yes , sir , I am. 17 MR. TISCHLER: What kind of reaction have you 18 had from the hundred investors you proposed that to? 19 MR . BRODSKY : Well , you can see the correspondence 20 stops , because the first question has to do with the 21 status of 2499 and utilities and zoning , and when I 22 couldn ' t answer those questions I stopped marketing 23 the property because of the investment that would be 24 required . I ' m just not able to do 'anythi.ng as far 25 as looking for investors until these three items are 63 1 defined and resolved . 2 MR. LAMB : Obviously , you ' re not going to do 3 this yourself, you ' re going to need the investors 4 to provide the financial backing to make the project 5 go? 6 MR . BRODSKY : Yes , sir, that ' s right . 7 MR. TISCHLER: If this request for vested rights 8 is denied , will the offer for the 19 acres for 2499 9 be revoked also? 10 MR. BRODSKY : Unless we can modify the HCO 11 ordinance in a way that allows me to realize the 12 economic potential of the site I cannot afford to 13 dedicate the 19 acres for 2499 . 14 MR . TISCHLER : Indirectly , you ' re trying to 15 tie the 2499 donation of the land , or the right-of- 16 way, to the zoning? 17 MR . BRODSKY : I would say really directly , 28 not indirectly at all , because , quite candidly , the 19 offer to dedicate the right-of-way was made when I 20 had light industrial zoning . I don ' t think there 21 is anything wrong with the city getting and having 22 what it wants and needs and there is anything wrong 23 with the developer getting what he wants and needs . 24 It ' s done and negotiations are carried out all of 25 the time between cities and developers or land owners 64 1 in order to negotiate a fair exchange . I ' m willina 2 to give something up to get back what I had . I 'm 3 not even asking for anything additional . I just 4 want to get back where I was . Then, if I get back 5 to where I was I ' m going to dedicate the 19 acres 6 at no cost . I ' m not asking for anything more than q what I originally had and what I have worked to 8 accomplish through all of this planning process . 9 MR. TISCHLER: You mentioned that there would 10 be townhomes included in this . 11 MR . BRODSKY : No , sir . No , sir. 12 MR . TISCHLER : There will be some kind of 13 residential then?, 14 MR . BRODSKY : No , sir . I said that the IS recommendation was made by the market study people , 16 Laventhol & Horwath , to include high-rise residential 17 in this last phase of the project, which was 18 rejected . In other words , their mission was without 19 restriction to recommend what the highest and best 20 use of the 131 acres would be , and in the last phase 21 they recommended to me that a high-rise commercial to 22 be built sometime in the late 1990 ' s , high-rise 23 residential . That ' s part of the report , but as I 24 say , it was inconsistent with the zoning . Their 25 mission was to find the best and highest use for the 65 1 property . 2 MR. WALDRIP : So , this Exhibit A9 is really a 3 recommendation of what you planned to build on the 4 site , not really or necessarily a final site plan? 5 MR. BRODSKY : That ' s right , because a site of 6 this size and this complex evolves over a period of 7 time . In this case the idea was to start here with 8 an office building and a hotel and then to work 9 backwards to maximize the utilization of the site 10 and the . infrastructure , and you can ' t , and I don ' t 11 know anybody and I 'm certainly not smart enough to 12 plan a twenty year program for a particular piece 13 of property, it ' s' an evolutionary thing , so you 14 need to know where to begin and the timing and the 15 cost and then work through your plan , which is 16 really subject to change over a long period of time , 17 because it ' s a twenty or twenty-five year project . 18 MR . WALDRIP : So , under, like , Section 46 or 19 47 , under existing zoning codes , you haven .t filed 20 a master development plan or a site plan of any type 21 on this property? 22 MR. BRODSKY : No , sir, I have not . 23 MR. TISCHLER: On one of the pages of Exhibit 14 24 I believe it indicated , I may be wrong , but there 25 would be some residential . 66 1 MR . BRODSKY: High-rise residential . In other 2 words , these two towers here , if you ' ll look real 3 closely , are labeled condominiums . This phase is 4 a Galleria type project which has retail , office , 5 high-rise residential , hotel , and it is all labeled . 6 That was the planning people , Laventhol & Horwath , 7 recommendation , to have high-rise condominiums over- 8 looking the golf course and lake , but not townhouses 9 or single family houses . 10 MR . WALDRIP : To what extent have you had to 11 borrow funds and expend funds as necessary to do the 12 planning that you have done up to this time? 13 MR . BRODSKY : ' So far I have paid for both the t 14 planning and the buy-out of my investors out of my 15 own pocket with no borrowed funds , and that includes 16 the two and-a-half million dollars to date to my 17 investors . The only debt against the property is 18 the original debt from when I acquired it in 1980 19 and one last payment to my investors . 20 MR. WALDRIP : Okay , thank you . 21 MR . TISCHLER: City staff , what is the time 22 frame as far as utilities being available to the 23 site? 24 MR . HARDY : I think that is largely going to 25 be up to the developer . He is the one that is going 67 1 to have to pay to get those utilities there , water 2 and sewer . What it ' s going to take to serve this 3 project , I don ' t know, and that is going to be up 4 to the developer . 5 MR. BRODSKY : I was told that that was the 6 amount of $1800 . 26 per acre , which is what I have 7 on deposit at the city , according to the letter that 8 you have from Mr . Baddaker , and I have already put 9 that money up to get utilities to my site . I mean , 10 I 'm ready to go . That is a live letter of credit . 11 MR . TISCHLER: In Exhibit A3 , Summary of 12 Documents and Correspondence Relating to Provision 13 of Utilities to Airport 2000 Project , Item 10 is 14 a letter dated January 15 , 1985 , from Jim Baddaker to 15 Fred Brodsky . The last sentence , according to Mr . 16 Baddaker , various developers are planning projects 17 in the northeast area of the city which would place 18 demands on the water and sewer systems which under 19 Present circumstances the city cannot meet . That ' s 20 what I ' m referring to . At what point in time will 21 the city be able to meet these demands? 22 MR. HARDY : As far as the adjoining properties , 23 I don ' t know, but it is my understanding that there 24 is water and sewer available for Mr . Brodsky ' s tract , 25 and I thought that he had paid the money for those 68 1 services . To get his property served would be up 2 to him as far as getting water and sewer lines to 3 that tract for service , not to the city . 4 MR. TISCHLER: But , based on what I 'm reading 5 here , the city can ' t supply it to start off with . 6 MR. HARDY : Not all of the area , no . We don ' t 7 know how it ' s all going to develop at this time . 8 MR . WALDRIP : All right, Tommy or Mr . Brodsky 9 correct me if I ' m wrong, but if this were to be 10 granted what you had planned to do would be to , as 11 you came up with specific site plans , a site plan 12 on each specific need would be submitted for . 13 approval before construction was to start there? 14 MR. BRODSKY : Basically , that ' s right . I think IS that the ordinance , Tommy correct me if I am stating 16 this incorrectly , but I think your ordinance 17 requires that a site plan be submitted in advance 18 and be consistent with the zoning ordinance . 19 MR. HARDY : No , sir , it would not . If they 20 granted you the Il , the right to develop under the 21 old I1 Light Industrial , the requirement for a site 22 plan would not be required . That was not a require- 23 ment of that district . 24 MR. WALDRIP : Was there any requirement? How r did you get a building permit under the old Il . 4 69 1 MR. HARDY : You submit a building permit in 2 compliance with all of the requirements . It does 3 not go to site plan review. . 4 MR. BRODSKY : I might say that as far as 5 utilities , if I could back up just a moment , it was 6 my understanding that utilities would be made 7 available by the city in sufficient quantity for 8 2000 gallons per day per acre for sewer and each 9 and for water each , pending receipt of an assessment 10 to provide those utilities to my property in the 11 amount of $1800 . 26 . 12 Now, Mr . Boyle has drafted a letter saying 13 that this would be conditional on the city being 14 able to perform, which I understand, but my response IS in putting up that letter of credit was specifically 16 in response to Mr . Baddaker ' s letter to me saying 17 that I could reserve that volume for capacity for 18 both sewer and water for the payment of that amount is which is , in my mind anyway, what I have done by 20 putting up the $235 , 000 , because in the letter it 21 states that it is on a first come first serve basis , 22 and I wanted to make sure that I could go ahead and 23 develop my property and that I would not fail because 24 of lack of utilities . 25 So , I put up my money, I think , before 70 1 anyone else did . I don ' t know of anyone else to 2 this day , Tommy, who has any deposit up . 3 MR . HARDY : Not to my knowledge . 4 MR . BRODSKY : I ' m the only one who has put up 5 money to reserve my allocation , pro rata allocation , 6 of sewer and water so that I could go ahead and 7 develop and not be held up because of a lack of g utilities . 9 MR. LAMB : When you first proceeded to the 10 Planning and Zoning Commission to tell them about 11 potential zoning circumstances for your property , 12 that actual rezoning was done during the rezoning 13 Process when the moratorium was announced , then you 14 were aware of the fact of the possibility of 15 rezoning of your property. Can you tell me , again , 16 what transpired in those meetings with the Planning 17 and Zoning Commission with regards to rezoning the 18 property , because they obviously indicated, and I ' m 19 saying obviously, because it ' s my understanding 20 that they indicated that the zoning was not going 21 to be changed , it was going to stay at HCO . Can 22 you shed some light on the discussions that were 23 held at that time? 24 MR. BRODSKY : One , I never met with P&Z directly . =f MR. LAMB : You met with -- 25 71 1 MR . BRODSKY : Other than informal presentations , 2 the rezoning of the City of Grapevine was a 3 monumental process and there were a lot of parts 4 and pieces that had to be worked out and considered . 5 Basically it was my understanding , and again , Tommy , 6 correct me if I am wrong, that on a blanket rezoning , 7 which was what was going on in the City of Grapevine , 8 the objective was to get the new ordinance resolved, 9 finalized and introduced , because the moratorium was 10 expiring , and all of this had a certain time frame 11 in which it needed to be accomplished . 12 Then, the procedure was set up subsequently 13 to handle individual cases or appeals such that 14 someone could present their case , and this is what is we did . Part of that process was the meeting that 16 Tommy attended with Mr . Hancock , Mr . Baddaker and 17 Mr . Hart in which it was suggested that , and I think 18 Tony Wiles was in that meeting too , it was suggested 19 that Rosewood and I jointly develop a zoning 20 ordinance for our properties , our respective 21 properties , 262 acres of isolated land from most 22 of the rest of the community . At that time we came 23 up with AMU, or Airport Mixed Use , to reflect the 24 fact that this property was isolated at the airport . 2S We did that based on certain very tenative discussion 72 1 with city staff, Mayor Tate , Jim Hancock , Mr . 2 Baddaker, et cetera . lk 3 We hired a professional consultant to do 4 that for us and we also hired a consultant to do a 5 comparison for us to assure that we were in line 6 with other cities that are known for their planning 7 and zoning, Plano being one . So , we compared what 8 we were asking for in the AMU ordinance with different 9 communities . 10 The letter of June 13 , 1984 , to Ms . 11 Sharon Spencer says , thank you very much for your 12 consideration of our zoning request during the 13 recent public hearing regarding the revised .Grapevine 14 zoning ordinance . We appreciate the council and 15 the commission ' s careful and deliberate approach to 16 such important land use decisions . We feel that the 17 city ' s suggestions that we work in conjunction with 18 Rosewood Properties to outline a zoning classifica- 19 tion appropriate for the mixed use development 20 envisioned for this airport area is a sound one . 21 In response to this suggestion yesterday we had a 22 very productive meeting with Mr . Jim Baddaker , 23 Mr . Tony Wiles and Mr . John Roark of Rosewood Proper- 24 ties . We will continue to work closely with the city 25 staff and our land planners over the next few weeks 73 1 to prepare a draft ordinance that will meet both e- 2 the needs of the City of Grapevine and the objectives 3 of our projects . We look forward to presenting the 4 results of these efforts to the Planning and Zoning 5 Commission and the City Council in the near future . 6 Thank you again for your attention to our applica- 7 tion . That was signed by me and by Phyllis Mueller , 8 who at the time was my director of planning . 9 So , on June 4th, after meetings that were 10 held , it was suggested that Rosewood and I 11 cooperate to develop a separate zoning ordinance to 12 staisfy the highest and best use for our respective 13 properties , and that is what we attempted to do 14 by submitting the AMU ordinance , which effectively is was rejected by Tony Wiles in his comments on that 16 ordinance . 17 MR. WILLIAMS : Mr . Chairman , would 18 you like to have that letter introduced? 19 MR. LAMB : Yes . 20 MR . WILLIAMS : We would introduce 21 this letter as Fxhibit A16 . 22 (Exhibit A16 marked . ) 23 MR. WILLIAMS : Mr . Chairman , we would like to 24 introduce into evidence not only the letter that was written to Chairperson Spencer dated June 13 , 25 74 1 1984 , but also an identical letter that was written 2 and sent to the Honorable William D . Tate under the 3 same date with the same information , simply 4 confirming the status of the comments and the working 5 of the neighboring properties to develop a Mixed 6 Use Development in accordance with the suggestions 7 of planning and of zoning and of the city council . 8 So , we would like to have each of these marked as 9 separate exhibits , even though they are identical 10 letters . One is to the Chairperson of the Planning 11 and Zoning Commission and one being to the mayor . 12 MR. LAMB : All right . 13 1 (Exhibit A17 marked . ) 14 MR. LAMB : So , the response of Mr . Tony Wiles , 15 planner, is that right , was given to you approxi.matel 16 how long after you went before the Planning and 17 Zoning Commission? 18 MR. BRODSKY : It took about two weeks to 19 prepare our recommendations on the zoning ordinance 20 and I think Tommy suggested that we draft it in 21 the same form as the existing ordinance which would 22 follow the outline that was existing at the time 23 to facilitate consideration on a like-to-like basis . 24 Then , it took four months , my recollection , from our 25 previous hearing with Tony Wiles to come back to us 75 1 with his comments and observations on our submission . 2 MR . WALDRIP : Mr . Brodsky , in your Exhibit A9 , 3 Preliminary Master Plan and Site Analysis for this 4 tract of property, we have already discussed the S residential development that was mentioned in there , 6 and you noted that that would not be consistent 7 with previous zoning so that that would not be 8 included in the plans for the site . Are there any 9 other provisions in this plan that are no longer 10 consistent with your plan , or that are no longer 11 consistent with your current. plans? 12 MR . BRODSKY : I don ' t believe so ,. unless - - 13 I 'm not sure , Tommy, whether the old ordinance 14 allowed for free standing restaurants . 15 MR . HARDY : Yes . 16 MR . BRODSKY : Then, to my knowledge , that 17 was the only exception , and those two towers would 18 be office condominiums rather than high-rise 19 residential . To my knowledge , it was the only 20 exception to the then existing zoning ordinance 21 that was proposed by our consultants . 22 MR. WALDRIP : Assuming that utilities could 23 be provided within a reasonable time period , then 24 you were still planning on sticking somewhat with 25 the construction time you provided in this document? 76 1 MR. BRODSKY : Yes , sir, I was . I mean , in 2 something like this , if you read the Dallas Mornina J 3 News on Sunday , it ' s doom and gloom, something like 4 this , you need to take time to plan . It is too 5 large of an investment to just go off -- you know, 6 you have to pick your time carefully and I think 7 that that is indicated by the detail in the market 8 study there that was done by Laventhol & Forwath 9 that is part of our over-all report . 10 But , yes , subject to the marketplace and 11 financing it was our intention to stick with that 12 plan , because we had worked so hard to refine it 13 through all of the alternatives that it was the 14 one that made sense to us . We did leave in a lot IS of flexibility , but only to the extent that you 16 can predict a twenty or twenty-five year development 17 schedule , this is what we felt very comfortable 18 with on a considered basis by everyone involved in 19 the project . 20 MR . WALDRIP : So , . it ' s my understanding that 21 in accordance with your market study and what is 22 going on at such places as Valley Ranch and Los 23 Colinas that you could actually wait until a time 24 somewhere in the area of 1988 or ' 89 to start 25 construction? 77 1 MR. BRODSKY : That ' s right, and I think in 2 my recollection it was ' 87 or ' 88 for Phase 1 , 3 but I might also point out that to begin construc- 4 tion in ' 87 or ' 88 for the first phase that 5 utilities have to be in place . The lead time there 6 was about nine or twelve months , if I recollect . 7 So , we would have to actually back up from 8 the date that we actually intend to put a shovel 9 into the ground for our buildings and go backwards 10 somewhere in the area of fifteen months or so . 11 If we are talking ' 87 or ' 88 it would be ' 86 or 12 ' 87 . You have to have your plans , your architect 13 needs to do his work , everything else needs to be 14 in place before you put a shovel into the ground . is Normally , the lead time on something like that , is as I said , is somewhere in the area of -- well , 17 utilities would be the biggest thing in this area . 18 MR. WALDRIP : As I understand it , Tommy , at 19 that time , if he was ready to proceed, there would be 20 no requirement for him to submit a detailed site 21 plan? 22 MR . HARDY : That ' s right . 23 MR . WALDRIP : -- to the city for approval? 24 MR . HARDY : It would not be required , no . MR . THOMPSON : That bothers me a lot . Have you 25 78 1 reviewed any other sections of the current zoning 2 ordinance that would better suit your needs for this 3 property? 4 MR . BRODSKY : To my knowledge , there is not 5 an alternative . We did look at several proposals 6 and the closest was HCO, given the restrictions 7 that I enumerated . 8 MR. LAMB : Mr . Brodsky , at anytime during the 9 process of meeting with the city staff and with each 10 of the various members of the planning circumstances 11 you were involved with, with Tommy , Mr . Hancock 12 and Mr . Baddaker, at anytime , was there any type of 23 positive affirmation of your circumstances , other 14 than to continue to provide information to the city 15 to develop this zoning? 16 MR. BRODSKY: I take it that that is a good 17 question , and , yes , there was . There was constant 18 feedback, positive feedback . If you look through 19 my calendar you will see that I had several meetings 20 with the city and I did that on a regular basis to 21 show Mr . Baddaker in particular , and Mr . Hancock 22 both , Tommy I met only recently at the time the 23 zoning was being considered but both Mr . Hancock , 24 especially Mr . Hancock , and Mr . Baddaker were fed 25 information from our planning process as and when it 79 1 reached a point that it made sense . 2 For example , Mr . Hancock I gave a copy 3 of this rendering at the time that it was done , but 4 even before that I came in here with a model , a 5 styrofoam model of the whole project layed out on 6 a large sheet of paper that showed all of the 7 streets and everything else and I showed them to 8 him because the architect had brought it in . We 9 discussed the visual aspects of it and how it would 10 build up , et cetera . 11 So, I think that both of those gentlemen 12 were kept reasonably well informed of our planning 13 process and given data as and when it was developed t 14 that we felt would help them plan, which was the 15 whole purpose of this . I can ' t do this project in 16 isolation . It is such a substantial property that 17 it needs the cooperation of staff and of all of the 18 elements within the city . So , we started doincq 19 that early on, our consultants did that early on , 20 so that we just weren ' t out there by ourselves 21 running our own numbers or doing our own things 22 without consideration for what the city wanted and 23 felt that they could support and supply . 24 This is why you will see the series of 25 meetings for Graham & Associates on utilities , with 80 1 Roy Wilshire on traffic and transportation , of HOK , 2 of Laventhol & Horw_ath . They all had a continuing 3 series of meetings with different members of staff 4 of the City of Grapevine . S MR. LAMB : I notice that you have Mr . Hancock g down as one of the witnesses but yet you declined to 7 have him here to present a statement this evening . 8 I would like to hear from Mr . Hancock his represen- 9 tation of those meetings specifically refuting or 10 making positive affirmation of the recollection 11 that at one point in time that he indicated to you 12 that there was no ,.effect on this particular piece 13 of property . I would like to have him available ` 14 for that . 15 MR. BRODSKY : Sure . 16 MR . LAMB : I notice that he is not available 17 this evening, at least I don ' t think he is , but I 18 would like to question him in that area . 1s MR . BRODSKY: Sure . I certainly have no 20 objection . 21 MR . LAMB : But from a procedural standpoint I 22 have a little difficulty with that because he is not 23 here . I assume that he was notified of the meeting 24 and that he would be a potential witness this evening? 81 1 MR. BRODSKY: Well , we decided not to call 2 anyone . We could have been here , I think, for a 3 week . We decided to summarize everything and 4 provide you with as comprehensive a summary as 5 possible with all of the documentation . If we 6 wanted to pass the weight test or the paper test 7 we really could have flooded everyone with a bundle 8 of paper , but we decided not to do that . 9 Again , my recollection is exactly what 10 1 told you. Very clearly, I think that that can 11 be corroborated by Phyllis Mueller, but , I don ' t 12 want this deliberation to get into , you know, you 13 said this or I said that kind of thing , because I 14 think that there is enough factual evidence available 15 to you that we have presented that clearly indicates 16 from my personal point of view and from my 17 consultant ' s point of view a continuing dialogue 18 with the City of Grapevine . 19 MR, LAMB : One of the parts of the ordinance 20 is the reliance made upon statements by staff or 21 agencies of the city , and it ' s very difficult to 22 refute that statement if that person or agency is 23 not present to make statements . 24 MR. LAMB : I ' m going to ask for a 25 five minute break at this time , if I could . 82 1 MR. BRODSKY: Sure . 2 MR . LAMB : I ' d like to have a five 3 minute recess . 4 (Brief recess . ) 5 MR . LAMB : If we could reconvene , please . g We are in the process of asking questions by the 7 board members . Any further questions fo Mr . Brodsky 8 by anyone in this particular case that you would like 9 to ask? Okay, city staff now has opportunity to 10 question any of the witnesses or applicants or 11 objectors at this time , if they so desire . 12 MR . SMITH : There are just a couple of little 13 points . t 14 MR. LAMB : I think' I need to swear 15 you in , Mr . Smith . 16 MR. SMITH: You need to swear me in? 17 MR. LAMB : I 'm going to swear everyone 18 in tonight . 19 MR. SMITH : All right . 20 (Witness sworn . ) 21 MR. SMITH : ,lust a couple of points to clear up 22 with Mr . Brodsky . Maybe you would want to come 23 back up there , sir . I understand what you are 24 telling us about the letter of credit that would 25 be for a reservation of a right to receive a certain 83 1 amount of water and sewer services , is that correct? 2 MR. BRODSKY : That ' s correct . 3 MR . SMITH : And is that designed for a specific 4 project , or is that available to you no matter what 5 you build on the property? 6 MR. BRODSKY : I assume that it would be q available to me , regardless of what I put on the 8 site . 9 MR. SMITH : So , that wasn ' t keyed to any 10 particular proposal? 11 MR . BRODSKY : Well , in my mind it is , because 12 my plan was Airport 2000 , so I had nothing else 13 planned on the site , if you will . 14 MR . SMITH : But , if you planned and built 15 something else , you could still use that same 16 committment? 17 MR. BRODSKY : I have no plans to do it , but if 18 you want to make that supposition , yes , I could . 19 MR. SMITH : Something I still don ' t understand 20 about this document that bears all of these draft 21 stamps . :. The draft stamp says it is November 13 , 22 1984 , to be used only for management discussion 23 Purposes , engagement is incomplete , this draft is 24 subject to final review and possible revision . Whose draft stamp is that? 25= . 84 1 MR . BRODSKY : HKO planning Group . 2 MR . SMITH : And they put it on the document? 3 MR . BRODSKY: That ' s correct . 4 MR. SMITH : Did they put it on the document 5 when they delivered it to you? 6 MR. BRODSKY : There was never a final printing 7 done on this document . In other words , I used what 8 was presented there as a proposal based on all of 9 this work to prospective investors , but the binders 10 were printed and the document was never printed 11 because 2499 was a large question mark at that time . 12 That was the first of a series of three items , 13 the 2499 alignment and then zoning and then the 14 utilities that precluded doing somethinu in final , 15 final form, if you will . 16 MR . SMITH : Well , what I ' m trying to get at , 17 Mr . Brodsky, the date that this bears , draft of 18 November 13 , 1984 , is that the time at which HOK 19 had reached a stage of having the document in this 20 state and gave it to you in this state? 21 MR . BRODSKY : Yes , obviously . 22 MR . SMITH : You told us that this is a long-rang 23 twenty-five year project, so is this just kind of a 24 concept of how the property might develop? 25 MR. BRODSKY : It is a plan for the development 85 1 of this particular site . 2 MR. SMITH : But didn ' t I hear you say that 3 some parts of it might change? 4 MR. BRODSKY : Yes , sir , that ' s right . I can ' t 5 predict twenty-five years into the future . 6 MR . SMITH : But you ' re not asking to have the 7 board approve the use of the property for the 8 development of a project configured just exactly 9 the way it is shown on your exhibits , are you? 10 MR. BRODSKY : No, I 'm not . I am asking for a 11 reinstatement of my original zoning, which is 12 light industrial zoning . 13 MR. SMITH : You ' re asking the board , you ' re 14 asking this board, to give back the Il industrial 15 zoning for that property? 16 MR. BRODSKY : That ' s right . 17 MR . SMITH : To restore those restrictions to 18 this property? 19 MR . BRODSKY : Based on vested rights , that ' s 20 correct . 21 MR. SMITH : And to allow you to build on it 22 anything that the Il zoning would otherwise have 23 permitted? 24 MR . BRODSKY : Yes , sir . '' 25 MR. SMITH : Is that right? 86 1 MR . BRODSKY : That ' s correct , but my concept 2 for what that is , however , is based on an awfully 3 large expenditure of a lot of man hours , which is 4 what you see here . 5 MR. SMITH: Has the architectural design work 6 been done for any of this project , Mr . Brodsky? 7 MR. BRODSKY : Specifically for a building? 8 MR. SMITH : Yes . 9 MR . BRODSKY : No , sir . 10 MR . SMITH : Have construction drawings been 11 done for any buildings? 12 MR. BRODSKY : No , sir . 13 MR. SMITH : Have you done any drawings for the 14 installation of roads for the water and sewer lines 15 on the property? 16 MR. BRODSKY : Other than the planning process 17 that was done and the -- and the grading and the 18 soil tests and utilities studies that were 19 specifically done , I would say that besides putting 20 a shovel in the around that we have done everything 21 that we needed for the preplanning of the site . 22 MR . SMITH : Have you done construction drawings 23 for the roads , for example? 24 MR . BRODSKY : Not knowing where the roads `` 25 or where 2499 is going to be , no , we haven ' t , but 87 I we have done , as well as presented to the city 2 council , a tremendous amount of work down through 3 the ultimate configuration of the interface with 4 International Parkway , which by the way is about 5 twenty years out according to the State Highway 6 Department to go through all of the three or four 7 phases we are talking about so , we phased it out , 8 but the original phase for the road , for example , 9 is a two-lane Farm to Market road . 10 MR . SMITH : Mr . Brodsky, you don ' t have any 11 c ontract outstanding to deliver a building to anyone 12 on this site , do you? 13 MR . BRODSKY : No , I don ' t . 14 MR . SMITH : You haven ' t executed any leases 15 for anyone to occupy any structures on this site , 16 have you? 17 MR. BRODSKY : It ' s not possible to execute 18 leases without having the utilities , your zoning 19 and 2499 resolved . Now, I would be a fool in the 20 marketplace going to negotiate a lease without being 21 able to deliver , and right now I 'm not in that 22 position to deliver . 23 MR. SMITH : You don ' t even have yet the 24 specific plans for your first office tower and 25 hotel , do you? 88 1 MR . BRODSKY : When you say , plans , we have 2 a concept . That would be affirmed by Holiday Inns , 3 which we approached them, which was in concept 4 acceptable to them and to me . The next step would 5 be to go into a contract with an architect . I 6 can ' t provide utilities and I can ' t go to the next 7 step . 8 So, all of your questions are obviously 9 predicated upon having. everything in place and I 10 don ' t have everything in place . I don ' t have my 11 zoning, I don ' t have my utilities , even though I 12 have Put up my money to the city to reserve my 13 utilities , I can ' t get them at this point in time . 14 MR . SMITH : You don ' t have a contractual is committment to provide a hotel with the Holiday Inn 16 folks , do you? 17 MR . BRODSKY: No , sir, I couldn ' t commit to 18 that because, again , that would require a time frame 19 and I can ' t deliver . I would be exposing myself 20 to quite - a problem . 21 MR . SMITH : .'.I don ' t have any other 22 questions , Mr . Chairman . 23 MR . LAMB : Tommy, do you have any 24 questions? 25 MR . HARDY : No . 89 1 MR . LAMB : There being no other questions 2 from the city staff , Mr . Brodsky , it would be your 3 turn to question the city staff if you have any 4 questions . 5 MR. WILLIAMS : No questions . 6 MR. LAMB : As we had no objectors , there should 7 be no questions in that area . Rebuttal is available 8 to the city staff if they wish to make any statements 9 in that area at this time . 10 MR . BOYLE : Your Honor , we would like to 11 introduce Ordinance 70-10 which is the base 12 ordinance that I1 zonina is incorporated in . I 13 intended to do that initially and did not do so . 14 I would like to note that into the record, that 15 70-10 is a part of the record and does incorporate 16 Il zoning . 17 MR . WILLIAMS : Could I ask , is that the Il 18 zoning that was in force and effect as of the 19 acquisition of this property in ' 80 and in the 20 planning process in the 184 time frame? 21 MR . BOYLE : It is the same ordinance and I am 22 certain it was not amended , the base portion of it 23 was not amended during that period . 24 MR. WILLIAMS : Very good , thank you . 4 25 MR . BOYLE : That ' s all . 90 I MR. LAMB : Mr . Brodsky , your turn if you have 2 any comments . 3 MR . BRODSKY : No . 4 MR. LAMB : At this point I 'm going to declare 5 the public hearing closed and we will be rendering 6 a decision on this matter sometime within the next 7 thirty days for getting a decision to Mr . Brodsky . 8 MR . WALDRIP : I think that the time period is 9 forty days . 10 MR . LAMB : Excuse me , our time period for 11 rendering a decision is forty days . 12 MR. BOYLE : Mr . Chairman , we would advise the 13 board, and I 'm sure you ' re aware of this , but you 14 do have that time period in which to deliberate is and make your decision . It is necessary for you to 16 deliberate in a public body in a meeting that is 17 called and advertised under the Open Meeting Act . 18 MR . WILLIAMS : We would just like to have notice 19 of when that deliberation would take place . 20 MR. BOYLE : I would just like to advise you to 21 let the city staff , Mr . Baddaker or the city secre- 22 tary or the secretary of the board to notify Mr . 23 Williams , if that ' s satisfactory . 24 MR . WILLIAMS : Very good . MR. LAMB : 25 You will be notified . I believe 91 1 we have other business now, the oaths of office . 2 (Whereupon , the proceedings 3 transcribed herein were 4 completed . ) 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 92 1 STATE OF TEXAS X X 2 COUNTY OF TARRANT X 3 This is to certify that I , David Chance , 4 reported in shorthand the proceedings had at the 5 time and place set forth in the caption hereof, 6 and that the above and foregoing 91 pages contain 7 a full , true and correct transcript of said 8 proceedings . 9 Given under my hand and seal of office on this 10 the day of A . D . , 1985 . 11 12 David Chance , Certified 13 Shorthand Reporter in and for the State of Texas , 14 #1006 . 15 16 17 18 19 20 21 22 23 24 25 APPLICAN r: CASE O: r ° - PROPERTY OWNER -PETITION RESEARCH DESCRIP[BLOCK] ON NAME SQUARE NAME, TRACT ORS� ON FOOTAGE ADDRESSSUBDIVISION LOT & ADDRESS TAXROT-L OF LOT ON PETITION C� V_ 1" 4 9 ? zplx kUa-a _ '7 oAl 17 'f� it a - ,2 4i r dr A p P L I C A N : CASE O: ;Zf PROPERTY OWNER -PETITION RESEARCH DESCRIPTION fON SQUARE NAME, , TRACT OR STREET FOOTAGE ADDRESSSUBDIVISION LOT & BLOCK ADDRESS LL OF LOT ON PETITION A , Csr P ........ ,�k s•..; i f i 9 b ! ! i;S 9 f Cli 9 tjI cn, 4 ��..t. 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LP NV7 la-M fteesee 1�PAV,-1 ,i'�'�F 1'��jOn V� EAJ;N CUN&ULTM.'C FKX;1.-1�9FP.1 DOMP INTENSITT OFFICE/COMMEROML ARI)PrANINIERS IMMIA W'O EYL FO R T If A 11719,Tf,IV NOISUPMOF OU'U"RIAWCOMMEEC AL amAym seme wen INKSTRIAL AIRPORT &UUART C17,11Y 01F GRAPEVINE 11 XAS N'KTGIEB-bkF1OGrJ COMME&CLAI Al R?0 R-,r,' �?A,R 1,1 N C iC 0 M PR EF13 E NS 1 1 MASTER P11-AN 1`971`4 BDUNDARY - AIR; A` TIJI'DATE 198-!0 lm�QATMG N 'N5,9 !DOES NOT K ORT NcuS ZONE N CT LOC,&TION) -mama MAJOR ARTERIAL 0! 13 10 lt,�,N D A R Y A,I P F T NO I S F Z ON H Id I N OB A RT E R, 2 0 0 BOUNDARY AIRPORT NOISEMONE ND US E P L A N ", 1 7 CULLECTOR AND FUILURE 0:0 M R P C 1 A 1, M A R I N AL INTERSEOMOiN IMPACT ANALYSIS ON THE R VI E MASTER "PLAN Introduction Bluffs and 'Steep Slopes This document r i provides des an anal ysi s of the compl'i once of the Steep slopes are illustrated on the impact analysis. The Hi oh of t rezoningHighpoint , of a 518 acre master planned community in property is the 'only property within the City' of Gr apev ne with northeast Grapevine with the Grapevine Master Plan ® The Grapevine signs-ficant bluffs and steep slopes. These steep slopes contain . R R P R City Council c 1 and Planning and Zoning Commission have previously mature trees and.: beautifu3 rock: outcro in s which are si n�f7;cant been supplied' with a RR _9 g . presentation booklet which shows the unique environmental features for the City of Grapevine. They provide characteristics of the Highpoint site. The northeast sector of the important natural buffers between uses (Master Plan, page The property has been heavily strip mimed and the owner proposes to slopes create narrow building sites which 1 � F R F g c are only appropriate for move over one million cubic yards of earth to create a flat, residential development . Master Plan ' page 47: The nano 3 , P g ) properly drained area for commercial and industrial development. building sites , as well as the lack of visibility and accessi- bility from major thoroughfares makes the 'areas inapproprii ate ,for In contrast, the southwest sector is characterized b ' narrow office, commercial or industrial development . Narrow building t building with h dramatic topography. ;'Bluffs containing large ;sites 'with :this topographic feature are not present in any oche trees and beautiful rock outcroppings are throughout the south west location within th e City of Grapevine, sector'. Denton Creek and its flood plain provide ample active and passive open space. These environmental conditions dictate en ace/Flood' Plan _ OP p residential uses on this portion of the property. The abundance of open space within and ad 'acent to the site i . . The land use designation for the= Highpoint `property is noise-proof significant, Open s ace/flood plain is proposed t maintained industrial r i R P P p P o be man ai ne us al /corrime c al on the land use map of the Grapevine Master for both active and passive recreational activities f� • _ P v es or the Plan. The proposed, -nonresidential classifications are consistent residents P la e al uses . (Mauer Plan, page 54. ) ;There is an area in the . with that land use designation. The residential: g e al component of the done B noise contour in- southwest Grapevine which has a small Highpoint project necessitates a change to the land use map. amount' of open ace o. .' However,9 P P R ever, this open space is insignificant a• compared to the amount of flat developable ';industrial) and com- 8 Ai'rport Tnflince mercial property in the area. The bulk of the property within 'the Zone B contour outside ;of the Highpoint contains� g property P P Pe �` co a ns n u The location of the Dallas/Fort Worth International Airport has significant open spaces . had a significant` impact on the land use planning of the City of Grapevine. The master plan contains policies that require discour- oru' hfar Aci;e �t�g li agement of residential uses in� Airport Noise Zone B and prohibi- tion of residential uses in Airport Noise Zone C. ` Master Plan The transportation needs of the site are well served .. St'at, pages 33 34 ) _Highpoint is within those parameters , because Highway 121_ borders the sound roof d residential us r 9 ,� _. eastern portion of the property. Th P, e es are proposed only on a portion of commercial industrial areas .. �' leas of Hsghpoint have excellent ac�ass to t those areas designated as Zone B r arterial e major e al thoroughfares . This characteristic is shared b t mos of the commerci ai i / .idustril property located within- the Zen Technological advances in making i; g g aircraft quieter have, and will B and Zone C noise conit-ours . Anderson Gibson Road provides . continue to lesson the impact .. , e mpac of airport noise on Grapevine land sufficient accessibility f. .� or residential uses, (Master Plan, page ' uses. However, the Highpoint l an i i , .. � P s n accordance with the North 3.j but not the necessary ar- significant n i f i c an t visibility i b s 1 i t and acce s s s � , Texas Council F Govern , y g y c 1 o moot "1971 Noise:: Stud; which was used . .� �. y ed in the bslity of major arterial frontage that is necessary for nonresi y development of the roaster plan: and allows noise roofed residential g y F P P dents al uses, ` uses in Zone B. (Master Plan, page 41.) Terra has worked closely with Dallas/Fort Worth orth -International Airport officials in estagb- .and ts e" , ij aceicy 0, 1ishinc compatible 1anduses with the Airport ., (Master Plan , Pae - 1. i'r ors Officials support soundproof r z p , p o dproofed esider�ti al l eas nq Hi h oint i s s sol ated kind g P is not near any single family,residen communities and the nonresidential component of the Highpoint' , _ Ptial neighborhood . (Master P1'an , pages:: 16-1.7. ) The propose plgn. residential uses utiliin the ' natural condition compliment isent the nearby Grp existing • P �' Grapevine Municipal Golf Course .; (Haste The approval of the Highpoint oint zoning will g F g 11 not require the approval Plan, page S4. Traffic. from Highpoint i . . _ >,p g � _ will not adversely af-�ec of residential zoning in other .;g areas located within the Noise B. any neighborhood in the City. M . .. , g _ y (Master Plan, Fagg 47,) Hi gh po i nt contour as shown in the impact an _ p _ analysis . Higihposnt has unique residential traffic will Il access State Highway 121 from Anderson characteristics which make residential 9 y es dential` land' uses consistent with a Gibson (;aster Plan, a es _iiunber of master plan policies. The lack of these unique charac- teristics in other areas of the city provide rounds for retaining In contrast, certain cams er s ., • ,; . , 9 g � - ii_ cal/sndustrsal' areas within the Noise a nonresidential classification in those areas. contour are relatively close to single family areas . These area would not be appropriate 'For multiple family development becaus� Hi h o i nt.* A Large Scale P 9 Development of their incompatibility with the residential areas. Highpoint is a large scale mixed use development. It is the Summary largest single development project in the City of Grapevine and is a ro ri'Iate for the r . PP F proposed uses due to Flexibility allowed by This ;analyses demonstrates that Highpoint com ices with the - p h Lh scale of the project. Master Plan page 55 The mix f t( P 9 ) x o uses Grapevine Master Plan; The unique physical characteristics of th is necessary - , to create an identifiable subarea of the City of site, as well as excellent accessibility 'and- cornpatioil sty wit Grapevine with its own. characteristics and appropriate community adjacent land uses maces an Highpoint appropriate develo ment. gP services . (Master 'Plans Page 42. ) The various land uses proposed or Hi hpoint compliment each other. g P e The residential areas have The approval of residential uses at Highpoint will not require th F ashopping, - - . 9 access to recreation and work o places and support those .City of Grapevine to approve residential uses in other noise roe uses. Master Plan, a49. ) P ( , page The project complies the maser commercial/industrial areas . Those ar - < . areas as indicated on `th ' lan s combined centers and R corridors concept. (taster Pion q.., pages impact analysis overlay do have unique features of ''th 21-23. R Highpoint property. Development of a portion of Highpoint wait noise-proof residential mosses has been endorsed b Dallas/Fort Residential Densities y the Worth Airport and is consistent with the North Texas Council' o Government 1971 'poise Stud Residential uses i this The Grapevine Master Plan designates `_. �' n s area wi desired percentages of low preserve significant 'environmental features allow for real n 1 tSQ a) , medium 25 and high 2 3 o ab t ( ) g ( 5%) density residential uses use of narrow building sites , and encourage the growth Mat - 9 g 9 an �'Master Plan, page 29.) This polio recognizes apartments as hi; h d` y 9 R g development of an area of the City of Grapevine which has bee density u - , .r p .� uses even at 12 units per acre,. In contrast, high density stifled led b an overabundance` f industrially 9 �' y o zoned proFeri;y, residential development is defined as over. 12 units per acre on page 23 of the Master Pl an. The development or the City of Grapevine should be based on th w overall' goals and objectives of the master Plan. 9 ,l an. Because Highpoin The City of Grapevine does not e r ymeet the percentage breakdowns of is in conformance with the spirit and intent . . . R_ of the Grapevine residential use either in its current state' of development (Master Master 'Plan, Highpoint is in accordance with the t g Plan , page 1 r a - .� the master plan and , p g ) o s fully developed in accordance with the land the land use ma should t P be altered to recognize the proper land use map. (Wiles February 8, 1985 memo, page G.a e The) percentages do uses presented in the Highpoint concept plan. not take into consideration the unique features` of projects such as Highpoint . Most of Highpoint ° s residential uses wvill be developed at 12 units per acre. The areas with proposed 20 units per acre ' zoning will actually be developed at 15 units per acre . The development of Highpoint in accordance with the goals and objectives of the Grapevine Master Plan' should not be prevented by F a 'band use policy that has not been followed and is not proposed to be followed in Grapevine. i i) I Nin EA STANCE L 1 A25 -16 -50TV1 1 1 A 542-21-31 it 12 13 NQ -01 -MAE 6 7 L 4 NQ-06- OWF 41 A L5 SO -33- 710 TTO i Q 116-31- 70E 7741 L� A 4 A 20,49 A 349-25- 0 OL CA,'! 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