5. Consider: Approval of the minutes for the Planning and Zoning Commission meeting held on January 4, 2024.

[8. Consider: ZA23-0077, Zoning Change and Site Plan for 360 S. Nolen Drive, located on property described as Lot 2, Block A, GMI Southlake Addition, City of Southlake, Tarrant County, Texas and located at 360 S. Nolen Dr., Southlake, Texas. Current Zoning: "S-P-2" Generalized Site Plan District. Requested Zoning: "S-P-2" Generalized Site Plan District. SPIN Neighborhood #8. (This item was tabled at the January 4, 2024 Planning and Zoning Commission meeting.) PUBLIC HEARING]

ZONING CHANGE AND SITE PLAN FOR 360 SOUTH NOLAN DRIVE.

THIS IS AN APPLICATION THAT WE HEARD AT OUR LAST MEETING.

SO, I GUESS, YOU KNOW, IN AN EFFORT TO KEEP THINGS EFFICIENT HERE AND NOT REINVENT THE WHEEL, I'D SAY LET'S JUST FOCUS ON, KIND OF WHERE WE LEFT OFF LAST TIME IN TERMS OF ANY POTENTIAL, UPDATES TO THE APPLICATION AND, AND QUESTIONS OR ANSWERS TO SOME OF THE QUESTIONS THAT WE HAD.

OKAY, SURE. YEAH.

THIS IS A REQUEST FOR ZONING AND ZONING CHANGE IN SITE PLAN.

THEY ARE REQUESTING TO ADD THE USE OF DAY NURSERIES.

THIS IS AT 360 SOUTH NOLAN DRIVE.

MIXED USE LAND USE.

SP TWO GENERALIZED SITE PLAN DISTRICT IS THE CURRENT ZONING.

AS I MENTIONED, THEY'RE JUST ADDING DAY NURSERY.

THIS IS THE INITIAL PROPOSED SITE PLAN THAT THEY PROVIDED, SHOWING THE DAYCARE CENTER TO THE NORTH OF THE SITE, NORTH OF THE BUILDING, NORTH END OF THE BUILDING.

AND THEN THEY WERE JUST SHIFTING IT ONTO THE EAST END OF THE BUILDING, TAKING UP THIS HALF OF THE BUILDING.

AND THEN THE PLAYGROUND HAS SHIFTED FROM, MORE ON THE FRONT SIDE TO THIS EAST SIDE HERE.

THESE ARE JUST THE SHOWING, THE ADOPTED VERSUS THE PROPOSED SITE PLAN.

AND THEN WE JUST HAVE SOME SITE PHOTOS.

AND THEN THE APPLICANT HAS PROVIDED, THEY HAVE SOME ADDITIONAL SLIDES THAT THEY WOULD LIKE TO SHOW, BUT I'D BE HAPPY TO ANSWER ANY QUESTIONS BEFORE THEY COME UP.

ANY QUESTIONS FOR STAFF BEFORE WE TALK TO THE APPLICANT? ALL RIGHT. SOUNDS LIKE WE'RE GOOD.

THANK YOU. WE'LL GO AHEAD AND CALL THE APPLICANT UP ON THIS ITEM.

AND I'D MAYBE FIRST NAME AND ADDRESS FOR THE RECORD, IF YOU DON'T MIND.

AND THEN, YOU KNOW, HOPEFULLY YOU GOT SOME FEEDBACK FROM THE LAST MEETING IN TERMS OF KIND OF WHAT THE QUESTIONS ARE WE'D LIKE TO ANSWER AND MAYBE WHAT'S JUST KIND OF HIT THE GROUND RUNNING ON SOME OF THOSE QUESTIONS SO WE CAN NOT HAVE TO REINVENT THE WHEEL ON SOME OF THIS.

SO PLEASE FEEL FREE TO GO AHEAD.

ALL RIGHT. THANK YOU SIR. MY NAME IS CAMERON CULVER WITH RAWLS CLOVER ARCHITECTS, 901 NORTH MCDONALD STREET, SUITE 203, IN MCKINNEY, TEXAS.

THE MY BUSINESS PARTNER PRESENTED THIS LAST TIME, SO CHANGE OF SCENERY, SAME COMPANY.

BUT, I WAS UNABLE TO BE HERE, SO SORRY ABOUT THAT.

WE'VE, I LISTENED TO THE PRESENTATION LAST TIME.

HAVE GOTTEN WITH GMI, THE LANDOWNER HERE, AS WELL AS THE BUSINESS OWNER BEHIND.

AND MR. DARDEN IS HERE TODAY IN CASE Y'ALL HAVE ANY QUESTIONS FOR HIM.

SO WE TALKED THROUGH WITH THE LANDOWNERS SOME OF THE CONCERNS YOU HAD, AS WELL AS TALKED TO THE DAYCARE, MADE SURE WE UNDERSTOOD THE CORRECT ANSWER TO ALL THE QUESTIONS YOU HAD.

AND SO I'VE NOTATED WHAT I THOUGHT ALL THE QUESTIONS WERE.

I'M GOING TO RUN THROUGH THOSE WITH ANSWERS.

AND THEN ANYTHING THAT COMES FROM THAT, YOU KNOW, FEEL FREE TO ASK YOUR QUESTIONS OR FOLLOW UP, I GUESS, AND FEEL FREE TO INTERRUPT ME AT ANY TIME IF, YOU NEED TO CORRECT SOMETHING OR ADD SOMETHING. SO, FIRST ITEM TRUCK TRAFFIC AND CONCERN ABOUT PLAYGROUND SAFETY AND KID SAFETY.

[00:10:07]

GMI BEHIND US.

MR. DARDEN'S HERE.

WE SPOKE WITH HIM.

GMI USES THE DRIVEWAY OFF OF VILLAGE CENTER INSTEAD OF THE FIRE LANE THROUGH THIS PROPERTY.

AND SO THROUGH THAT, THEY GET ABOUT THEY DO ONE TRUCK PER DAY.

IT'S NOT A SEMI, ONE TRUCK.

AND THEN ONCE A WEEK THEY WILL HAVE A SEMI AND 18 WHEELER COME THROUGH.

AND SO TRUCK TRAFFIC IS ONE PER DAY BUT IT DOESN'T GO THROUGH THIS SITE.

THEY ALSO HAVE STOP SIGNS AT THE INTERSECTION BETWEEN THIS PROPERTY AND THAT PROPERTY.

SO ANY TRAFFIC THAT MAY CHOOSE TO COME THROUGH HERE IS SLOWED DOWN BEFORE IT PASSES THIS SITE, OR AS IT'S PASSING THIS SITE.

AND BUT FOR FOR THEIR BUSINESS AND THEIR TRUCKS.

THEY HAVE PEOPLE USE THAT VILLAGE CENTER ENTRANCE.

PLAYGROUND SAFETY FROM VEHICLES.

I GUESS, AM I? THIS IS ON MINE SO I CAN CLICK THROUGH.

YEAH. SO PLAYGROUND SAFETY AND THE MOUSE WILL WORK TOO, IF YOU WANT TO TRY TO MAKE IT POINT TO SOMETHING OR.

YEAH. SO WHAT WE HAVE DONE, YOU SAW THAT THE PLAYGROUND AND THE CENTER WERE PROPOSED ON THE NORTH SIDE OF THIS BUILDING THAT HAD THE PLAYGROUND WRAPPING THE BUILDING WITH A LITTLE BIT OF THE PLAYGROUND ON THE EAST AND A LITTLE BIT OF PLAYGROUND ON THE WEST.

WE'VE WORKED WITH MR. DARDEN TO MOVE THE PLAYGROUND JUST TO THIS EAST SIDE OF THE BUILDING, BY TAKING THE LEASE SPACE ON JUST THE EAST SIDE.

THE BENEFIT OF THAT IS THAT WE'RE NOT WRAPPING THE NORTH SIDE OF THE BUILDING, AND ANY TRAFFIC THAT WOULD BE COMING BY ON THAT DRIVEWAY, THAT IS THE THROUGH DRIVEWAY THAT I THINK WAS THE MAJOR CONCERN.

I'VE ALSO GOT ON HERE A COUPLE PICTURES, SPECIFIC OF THAT NORTHEAST CORNER THERE.

THERE'S A RETAINING WALL THERE NOW NEXT TO THE DRIVEWAY.

THAT RETAINING WALL IS APPROXIMATELY THREE FEET TALL.

STONE RETAINING WALL.

AND THE ENTIRE PLAYGROUND WOULD BE BUILT UP TO THAT LEVEL SO THAT WHEN YOU COME OUT OF THE DOOR OF THE BUILDING, ALL THE PLAYGROUND IS AT THIS LEVEL HEIGHT.

AND SO THE PLAYGROUND WOULD HAVE AN EXTENSION OF THAT RETAINING WALL.

AND SO FOR ANY VEHICLE THAT MIGHT DRIVE BY THIS, THERE IS A THREE FOOT RETAINING WALL THAT YOU WOULD HAVE TO OVERCOME TO.

HAVE ANY POTENTIAL INJURY TO A CHILD.

ON TOP OF THAT RETAINING WALL WOULD BE THE FENCING FOR THE PLAYGROUND.

BOTH FOR SAFETY OF ANYBODY THAT MIGHT WANT TO DO HARM TO A KID, BUT MORE SO THE DAY TO DAY SAFETY OF KEEPING KIDS IN THE PLAYGROUND AND KEEPING THEM SAFE AND ON THE EQUIPMENT AND WITHIN THE GROUNDS THERE.

QUESTION ABOUT FENCING.

LAST TIME WE DID HAVE THIS PROPOSED FENCE ELEVATION IN THE BOTTOM CORNER.

THAT'S KIND OF A STANDARD LOOK OF WHAT WE MIGHT DO WITH A FENCE.

SIX FOOT TALL IRON FENCE.

WHAT WE WILL DO.

PART OF OUR BUILDING PERMIT APPLICATION WILL INCLUDE A SUBMITTAL WITH THE FENCING AND THE PLAYGROUND AREA TO THE THE CITY, AND SO THE CITY WILL REVIEW THAT WE WILL HAVE TO COMPLY WITH ANY AND ALL FENCE STANDARDS OF THE CITY AS WE WORK THROUGH THAT, LOCATION AND TYPE OF ZONING HERE.

ONE THING I DID PUT TOGETHER IS THIS IS A ZONING MAP OF THE CITY, AND EVERY ONE OF THE NUMBERS THAT SHOW UP HERE ARE KIND OF ZOOM IN ON THIS.

OH, THAT CHANGES MY PAGES.

EVERY ONE OF THE NUMBERS HERE IS A DAYCARE THAT IS ALREADY IN THE CITY OF SOUTHLAKE.

AND YOU CAN SEE THAT BASICALLY EVERYTHING IS CENTERED OFF OF SOUTHLAKE THERE, THAT ALL THE DAYCARES ARE OFF OF THAT ROAD JUST A LITTLE BIT NORTH AND SOUTH.

AND NUMBER 19 ON HERE IS THIS PROPOSED LOCATION.

THE DAYCARE USER THAT'S LOOKING TO MOVE HERE IS IN SOUTHLAKE ALREADY.

THEY'RE REPRESENTED BY ONE OF THESE OTHER NUMBERS.

THEY'RE IN SOUTHLAKE. THEY WANT TO STAY IN SOUTHLAKE.

AS WE LOOKED AT THIS AND GENERAL LOCATIONS AND TYPE OF USE, THERE ARE DAYCARES ARE BASICALLY EITHER IN OFFICE COMPLEXES, JUST LIKE WE'RE PROPOSING HERE. THE USER THAT WOULD BE MOVING TO THIS LOCATION IS APPROVED IN ONE OF THOSE OFFICE COMPLEXES.

NOW, THERE'S ALSO STANDALONE DAYCARES THAT ARE ON THEIR OWN SITE PLAN IN THEIR OWN BUILDING.

AND THEN THERE'S DAYCARES AND CHURCHES.

SO THOSE ARE KIND OF THE THREE SETUPS.

THERE ARE OTHER DAYCARES THAT ARE IN SP2 ZONING ALREADY, AS WE'RE PROPOSING HERE.

AND SO THEY'RE IN SOUTHLAKE, THEIR STUDENTS, THEIR PARENTS, THEIR TEACHERS ARE IN SOUTHLAKE AND JUST LOOKING TO MOVE TO A NEW LOCATION HERE.

IN A SIMILAR SETUP.

ANOTHER PART OF THE PROCESS THAT WAS ASKED ABOUT THERE IS A STATE APPROVAL REQUIRED.

AND SO THEY WILL SUBMIT AN APPLICATION TO THE STATE THAT GETS REVIEWED.

THE STATE OF TEXAS DOES A FIELD INSPECTION, AND THROUGH THAT REVIEW AND APPROVAL, THEY CAN GET A LICENSE TO OPERATE IF THEY MEET ALL THE STANDARDS OF THE STATE.

SO WITH THIS USE, THERE'S IN ADDITION TO ALL THE CITY REVIEWS, THERE'S THAT EXTRA STEP AND REQUIREMENT WITH THE WITH THE STATE, AT THIS THIS SPACE.

AT THIS SIZE, THE USER WOULD BE LOOKING AT AROUND 130 STUDENTS IN THE SPACE.

FROM AN ORDINANCE AND PARKING STANDPOINT AND WHAT WE'VE SHOWN ON THE DOCUMENT HERE AS WELL, THAT REQUIRES 26 SPACES.

[00:15:05]

THEY WOULD BE REMOVING A FEW PARKING SPACES IN ORDER TO CREATE THE PLAYGROUND AT THE REQUIRED SQUARE FOOTAGE THERE, BUT THE SITE IS CURRENTLY OVER PARKED AND CAN ACCOMMODATE THAT REDUCTION.

AS FAR AS PICK UP AND DROP OFF PROCEDURES, THE USER REQUIRES THAT ALL PARENTS PARK IN A PARKING SPACE AND WALK THEIR CHILD INTO THE CENTER.

THAT'S SAFETY AND SECURITY.

PARENTS CHECK THE CHILDREN IN.

THEY DON'T LEAVE UNTIL THERE'S A STAFF MEMBER.

NO KID GETS OUT OF A VEHICLE WITHOUT THEIR PARENT IN THE PARKING LOT.

THERE'S NO CARS PARKED IN THE DRIVEWAY LETTING KIDS OUT THE DOOR.

EVERYONE PARKS AND COMES IN.

AND IT'S A DAYCARE.

IT'S NOT FULL TIME SCHOOL.

THERE'S NOT A DEFINED START AND STOP TIME.

AND SO DROP OFF RANGES ANYWHERE FROM 7 TO 9 A.M..

SOME PEOPLE ARE DROPPING OFF ON THEIR WAY TO WORK.

SOME PEOPLE ARE DROPPING OFF A LITTLE LATER, THERE'S SOME FULL TIME AND PART TIME PROGRAMS, AND THEN PICK UP IS ANYWHERE FROM 2 TO 6 P.M..

AND SO A LOT OF STAGGERED DROP OFF AND PICK UP, IN ADDITION TO THE REQUIREMENT FOR PARENTS TO PARK AND COME IN AND OUT.

THOSE WERE THE QUESTIONS THAT I HEARD LAST TIME AND THE ANSWERS THAT WE'VE GOTTEN IN THE MEANTIME.

IS THERE ANY FOLLOW UP QUESTIONS TO THAT OR ANY CLARIFICATIONS NEEDED? CAN I MAYBE I'LL JUST JUMP IN WITH A FEW AND THEN OTHERS CAN.

I GUESS YOU MENTIONED AROUND 130 KIDS.

IS THAT ROUGHLY HOW MANY KIDS THAT IS AT THEIR AT THE FACILITY TODAY, I GUESS THEIR EXISTING FACILITY, OR IS THAT AN INCREASE OR.

I BELIEVE THAT IT IS A SLIGHT INCREASE, BUT IT'S COMPARABLE THERE.

IT'S THE GOAL IS TO MOVE TO A NEW LOCATION, A NEW CENTER.

THAT MIGHT JUST BE SOMETHING THAT, YOU KNOW, MOVING ON TO THE NEXT LEVEL, THAT THAT YOU HAVE THE ANSWER TO KIND OF MORE, YOU KNOW, IF IT'S 100, 110, JUST JUST IF YOU'RE TELLING ME IT'S NOT THAT FAR AWAY, THAT'S THAT'S FINE.

BUT MAYBE JUST IT'S IN THE BALLPARK THE WAY THAT THE STATE HAS REQUIREMENTS FOR YOU NEED THIS MUCH SQUARE FOOTAGE OF BUILDING AND THIS MUCH SQUARE FOOTAGE OF PLAY AREA TO ACCOMMODATE EACH CHILD.

AND SO THE COUNT THAT WILL BE ACHIEVED IS KIND OF BASED ON THE LEASE SPACE.

IF YOU LEASE MORE OR LESS THE STATE LICENSE YOU FOR MORE OR LESS.

AND I I'M NOT POSITIVE ON THE SQUARE FOOTAGE NEARBY, BUT I KNOW THAT THAT SCHOOL IS FULL.

THEY'RE LOOKING TO MOVE. THEY PROBABLY HAVE AT LEAST 100 PLUS OR MINUS.

SO THIS WOULDN'T BE. I THINK THAT WOULD BE FAIR TO SAY.

MAYBE, MAYBE JUST DRILL DOWN ON THAT ANSWER IF YOU COULD, OKAY, FOR THE NEXT, NEXT PART OF THE PROCESS.

AND THEN I'M ASSUMING I'M ASSUMING THE ANSWER IS YES.

BUT I GUESS ONE DAY IF THIS USER IS GONE, THOSE PARKING SPACES CAN BE ADDED BACK IN.

I GUESS JUST OWNERSHIP CAN DO IT OR THEY'LL HAVE THE ABILITY BY RIGHT TO DO IT.

IS THAT OKAY? OKAY, I JUST FROM FUNCTIONALITY STANDPOINT I JUST WANT TO MAKE SURE I GUESS ME JUST PERSONALLY, I GUESS ONE OF THE THINGS I WAS STRUGGLING WITH WAS JUST HOW THIS USE WORKS WITHIN THIS PARK.

BUT IT SOUNDS LIKE FROM TALKING TO A FEW PEOPLE IN THE COMMUNITY THAT HAVE THAT HAVE BEEN THERE AND DONE THIS BEFORE, THAT, THAT IT CAN WORK AND IT CAN, YOU KNOW, IT DOESN'T DISTRACT FROM LEASING UP THE REST OF THE SPACE OR SELLING OTHER BUILDINGS.

AND I PERSONALLY KIND OF LIKE THE THE NEW ORIENTATION IN TERMS OF YOU JUST HAVE ONE ENTIRE SIDE.

THAT'S YEAH, THAT'S RELATED TO THE SCHOOL, THE OTHER SIDE, YOU KNOW, HOPEFULLY THEORETICALLY THEY DON'T REALLY EVEN NOTICE OR SEE IT.

SO, THAT'S ALL THE QUESTIONS.

I GUESS I'LL JUST START DEFERRING TO OTHER PEOPLE AND QUESTIONS.

I HAD A COUPLE GO BY TENURE FIRST.

OH. THANK YOU. SO, THERE WAS ALSO THE ISSUE ABOUT THE NOISE FROM THE FAA.

DID YOU ARE YOU GOING TO ARE YOU LOOKING TO ADDRESS THAT AS WELL BECAUSE OF THE OVERFLIGHTS? I DIDN'T FEEL THAT THERE WAS MUCH CONCERN ABOUT THAT.

SO WE DIDN'T LOOK INTO THAT FURTHER.

I THAT SEEMED LIKE SOMETHING THEY'RE SENDING OUT TO MAKE SURE THAT IF WE COMPLAIN ABOUT THEIR NOISE, THEY CAN SAY THEY SENT A LETTER.

RIGHT. AND I DON'T THINK WE HAVE ANY CONCERNS ABOUT THE NOISE LEVEL.

AS LONG AS YOU'VE STILL GOT IT ON YOUR MIND.

THAT'S ALL I'M THINKING ABOUT. AND WHERE IS GOING TO BE THE, DROP OFF LOCATION? THE ENTRY AND THE EXIT FOR THE MAIN PART.

SO ON THE, THE SOUTH END OF THIS, AND YOU CAN USE THE MOUSE JUST.

YEAH. THERE YOU GO. THIS IS THE PROPOSED DOOR AT THE SOUTH END OF THE BUILDING.

YOU'LL ENTER DOWN THERE BECAUSE WE YOU EXIT INTO THE PLAYGROUND.

THE PLAYGROUND IS FULLY FENCED IN.

AND SO LOOKING AT OUR LEASE SPACE, THAT'S WHERE THE DOOR CAN BE.

WE WOULDN'T TRY TO DO IT ON THE NORTH END OR ANYTHING LIKE THAT.

OKAY. ALL RIGHT, ALL RIGHT.

THAT'S THAT'S ALL I HAVE. THANKS.

YOU'RE WELCOME. THANK YOU. OTHER NOTHING BY WAY OF QUESTIONS.

YOU COVERED THEM AS WELL.

BUT THANKS FOR THE REALLY THOUGHTFUL RESPONSES ON COMING BACK.

THANK YOU. GOOD JOB.

ANY OTHER. QUESTIONS? YEAH. NO, I'D SAY YOU. YOU NAILED IT.

NO, THAT WAS PERFECT. I THINK JUST KNOWING THAT MAKES US FEEL MORE COMFORTABLE CONSIDERING A RECOMMENDATION TO PASS IT ALONG TO COUNCIL, BECAUSE THOSE ARE THE TYPES OF THINGS THEY'LL ASK. AND I THINK MAYBE IF THEY WATCH THIS, THEY'LL GET COMFORTABLE WITH IT.

AND, YOU KNOW, IT MAY BE A PRETTY SMOOTH PROCESS FOR YOU HERE ON OUT.

SO, THANK YOU FOR, DOING THE HOMEWORK THERE.

I GUESS THERE'S NO OTHER QUESTIONS FOR THE APPLICANT.

[00:20:02]

YOU CAN GO AHEAD AND TAKE A SEAT.

THANK YOU. APPRECIATE YOU COMING OUT.

ITEM NUMBER EIGHT ON OUR AGENDA THIS EVENING, DOES CALL FOR PUBLIC HEARING.

ANYONE WHO'D LIKE TO COME FORWARD AND COMMENT ON THIS ITEM IS WELCOME TO COME FORWARD AND DO SO.

SEEING NO ONE.

I WILL GO AHEAD AND CLOSE THE PUBLIC HEARING.

AND WITH THAT, DO WE WANT TO CONSIDER ANY OTHER DELIBERATION OR GO STRAIGHT TO A MOTION? MR. CHAIRMAN, I'D MAKE A MOTION.

WE APPROVE ITEM NUMBER EIGHT ON OUR AGENDA.

ZA 23-0077, SUBJECT TO OUR REVISED STAFF REPORT DATED JANUARY 18TH, 2024 AND ALSO SUBJECT TO OUR SITE PLAN REVIEW SUMMARY NUMBER THREE DATED JANUARY 18TH, 2024.

WE HAVE A MOTION. DO WE HAVE A SECOND? SECOND. ALL RIGHT.

LET'S VOTE PLEASE.

AND MOTION PASSES SIX ZERO.

CONGRATULATIONS AND GOOD LUCK AT THE NEXT CITY COUNCIL MEETING, WHICH I'M GOING TO GUESS IS FEBRUARY 6TH.

IF OUR MEETING IS THE EIGHTH.

CORRECT. ALL RIGHT. WELL, I'M ON FIRE TONIGHT.

ALL RIGHT. I'M SURE THAT WILL END.

NOW, THE LAST ITEM ON OUR AGENDA THIS EVENING, ITEM NUMBER NINE, IS CONSIDERATION OF FINAL PLAT FOR CONSTELLATION.

[9. Consider: ZA23-0080, Final Plat for Constellation Southlake, for property described as Tracts 1B01, 1B01B 1B01C, 1B01C1, 1B01C2, 1B01D, Harrison Decker Survey Abstract No. 438, City of Southlake, Tarrant County, Texas and located at 2100-2120 Mustang Court, Southlake, Texas. Current Zoning: "1-2" Heavy Industrial District. SPIN Neighborhood #8.]

SOUTHLAKE. OH.

COME ON. SORRY.

MY MOUSE IS.

IT'S NOT LETTING ME CLICK ON THE LITTLE.

OKAY, WELL, I'LL JUST DO IT THIS WAY.

YEAH. THIS IS A FINAL PLAT FOR CONSTELLATION.

AND CAN I CLICK THIS WAY? I DO NOT KNOW WHY IT'S NOT LETTING ME DO THAT.

HEY. YEAH, I GOT IT.

I WAS ABLE TO MOVE FORWARD.

YEAH. HERE'S AN AERIAL VIEW OF, THE CONSTELLATION SITE.

THE FUTURE LAND USE IS INDUSTRIAL.

THE ZONING IS I-2 HEAVY INDUSTRIAL ZONING.