They're ready to go. Okay. So, it's 5:30 and I'll call the planning commission meeting to order. Uh, Miss Martinez, could you please call row? >> Yes, ma'am. >> Madam Chair, Salazar Garza >> here. Uh, Vice Chairman Munos is absent at the moment. Commissioner Hedrickk >> here. >> Commissioner Bud >> here. >> Commissioner Kantu >> here. >> Commissioner Titleman is absent. Commissioner Esparza >> here. >> And Commissioner Jackson >> here. >> We do have a quorum present to conduct the meeting. >> Thank you. Uh, and at this time, would you please read us the rules for public comment? >> Yes, ma'am. Uh, citizens will be allowed to attend and make public comments in person at the city planning commission meeting. The public is invited to speak on any agenda item and any other item that pertain to the planning commission. Comments are limited to three minutes. If you choose to speak during this period, you will not be allowed to get you will not be allowed to speak again when the specified item is being considered in order of the agenda. Thank you. And at this time, I'll go ahead and open up the public comment and ask anyone if they'd like to come and speak on anything other than a specific item on tonight's agenda. Please come forward. If not, then I'll go ahead and close the public comment and uh uh move on to the approval of absences for Commissioner Hendrick and Commissioner Bud. >> I make a motion to approve absences. >> Second. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed say no. Motion approved. >> Moving on to the approval of minutes for June 10th, 20 uh 2026. >> I have a motion. Motion to approve the minutes from June 10th, 2026. >> Second. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed say no. Motion approved. Moving on to consent, public hearing, discussion, and possible actions for items A and B. And um I ask any of the commissioners if they want me to pull any specific item for individual consideration. Um if they want to. If not, then um >> I'd like to uh I'd like to pull number five. >> I agree. >> Number five. >> Okay. Uh any others? Put record that vice chairman Mossis entered the room. >> Uh so we'll pull items. Uh item number five. Any other items to be pulled? Uh if not then um Bria >> the speaker >> Bria Whitmire Development Services. Um for our plat tonight and uh we have item number two is Tosso Midway Junior High School. That's a 40 acres uh lot one block one off of Mackenzie Road. Item number three is a replat of Noasis Acres, unit 2, lots 24E and 24F, block one. Uh item number four, we'll actually be pulling uh there's some coordination with public works and the associated street waiver um that we would like to regroup on and present complete together. So we'll be pulling that one. Uh yes. So we'll we'll move that to the next PC. Um item number five will be pulling uh to talk about here. So item number six then is the final plat for Sandaval tract block one lot 1A and 1B. And you want me to go ahead and read in zoning as well? >> Yes ma'am. >> Okay. Part B with zoning. We just have one case. It is the Weber cross town. Um it's a um essentially just a uh a 43 and 47 going from a FR to a CN1. Um and we can it's if that's not pulled, but we do have the presentation ready if y'all need to to know. >> Yeah. Could you please presentation? >> Sure. Okay. So, do you want to vote on the other stuff or do you want to go ahead and go over this? Uh I think we can go ahead and do the presentation on this and then we can >> they have questions we can ask on uh items 2 3 4 six and seven. >> Okay. It can they pull up the the zoning item seven. >> There it is. To this. Okay. This case is ZN9296 at 43 and 47. Uh this is in district 3. Uh the request is going from uh FR district. Um this is an annexation case that would upon annexation a CN1 neighborhood commercial district is the proposal. It is currently vacant and not platted. The proposed use is to allow a retail development. The um future land use is commercial. So this is in line. It is OCL but as uh previously stated it's pending annexation. Um to the south is somewhat developed but everywhere else is mostly agricultural land. There is development going on in this general area. However, is vacant adjacent to this property. Uh CN1 was requested by the applicant which permits office uses, multif family, uh certain indoor recreation, retail sales, service uses, medical uses, uh overnight accommodation, and restaurants less than 5,000 square ft. Again, their proposed use is a retail development for the notifications. Uh, skip the slide. There you go. So, seven notices were mailed inside the 200 foot buffer. Uh, no notices were um returned in opposition or in favor of These maps, I understand, are are a bit difficult to see from from far out, but this is a anticipated to be a a commercial area along that corridor. this recent resonings uh should kind of help as I was kind of explaining right adjacent to it is undeveloped but there have been other um developments along this little stretch between the two county roads so we're very likely going to be seeing those other lots fill in soon. So the proposed amendment as we've discussed is is consistent with the comp plan and the future land use of commercial. The um proposed amendment is compatible with the existing zoning and con conforming uses of the surrounding area. It's suitable for the uses permitted within the requested zoning district. Uh staff recommends approval. >> Okay. Uh, commissioners, do we have any questions for staff on uh any of these items with the exception of number five? >> The on number seven, the commercial neighborhood that that doesn't include like nightclubs or bars or anything like that, does it? So CN1 does it does not allow for see I go back to my sheet so I'll make sure >> I mean I I understand that the intended uses for retail >> yes the intended uses for retail but to your point uh what all is allowed in the CN1 it does allow office uses multif family indoor so retail sells they could possibly sell like packaged beer and alcohol but not not like a bar setting um medical overnight accommodations. Is that >> I do want to say that I I I'm really happy that you guys uh came up with this um on the notification roster that y'all gave us the list of the people that y'all deal them to because that really confirms that you guys are doing your job when people come up here and state, "Well, I didn't receive a notification. I didn't see it till the day before." So, this proves that y'all did mail them out uh and specifically to these um residents. So, >> thank you for that feedback. I appreciate it. >> I'm really I'm really glad that y'all uh did this. Um any other questions for staff? >> Well, I do want to say something about this. Um only because yesterday um in the discussion of the city council meeting they were talking about in district 5 there was another ordinance that they were passing that they were questioning. I think it was going to be a stripes >> and um they were stating something about the annexation due to the drainage because this is out of the city limits and therefore they're going to be on retention ponds and on septic systems and within time that they're going to be annexing it. I think one of the questions that one of the council members brought up was that um how is the city going to be able to provide drainage when the time comes that they do get annexed? So, I just want to clarify this before it does go to city council and they start questioning all these things because um I just want to make sure that we do our part here. >> Absolutely. I'm really glad you actually brought that up because I was watching that same part and just wanted to chime in so badly. And they and part of that conversation was about text dot as well, right? That they had to meet text dot rules. Text dot and city both have the same statement of no more of postdevelopment flow cannot exceed pre-development flow. It's the same rule text. City and so the the detention ponds when that scare is out there that is the most common way to deal with mitigation but not the only way. That's completely up against the developer to to do as they feel. Uh but that rule of Texas of text.org or city is the same. It it's just slowing the water down off site. It's not saying that the water can't leave site. It can leave sight just like it did before, but not at an increased rate. >> Um so that could be a pond. It could be underground. It could be a >> a a large array of options. >> Right. Well, I just think it's something that they brought up is making sure that we have a plan because we've I'm in district one in the Cal Island and Annavville area and every new development that's gone out there in the past I'm going to say maybe more than 10 years has always had to have a retention pond and then if I city limits will seeptic as well and we have issues serious issues with drainage >> and therefore here they still they continue to still develop Mhm. >> with no plan ahead. I think right now Tex is on the process of doing something on 624. >> Um, which I'm so happy to see. >> Yes. >> Uh, it is way overdue and thank God they're finally starting it. >> Um, I just want to make sure that we follow on the same plan in all districts. >> Absolutely. >> New development. >> Okay. And one of the the issues that comes up a lot is the the plans as they're designed by developers are going off of text records uh of when those ditches were originally put in over years. We all know that those fill in, right? So maintenance of these ditches if if the designer can can do everything right on paper, but if that ditch is is filled in, it's not going to flow. And then there's of course drainage. Those ponds aren't sized to hold more than what was intended by Tex Dot's system to take. So then it becomes major maintenance and then uh development before some of these rules came into place. Uh some properties developed without mitigation before these rules were in place and so those already inundated those ditches in addition to the filling in by sediment. So, the combination of those two. Um, >> and I'm glad you brought that up because like what kind of connection or what kind of uh agreement does the city have with Tex dot because text dot from my uh experience and what I've seen, they don't seem to do their uh work as um as they should, I guess, because it's obvious it starts to flood out in those areas. So uh I mean what kind of what kind of agreement does the city have with Tex dot in when they're doing this kind of >> most of the agreements that that I personally have seen between the two is is really the the maintenance responsibility of certain areas. So Tex has their area there is some overlap and there is an agreement where there's maybe certain spans that are textile road or city road but they're maintained by the other. Um it's there's there are certain stretches of road but it's really just about maintenance. It's not talking about, hey, you uh go to this depth or this. It's it's not to that extreme of coordination. It's more of just your area to maintain. >> Okay. >> That I'm aware of. >> Right. >> I know there's only so much the city can do uh as far as responsibility of text, but you know, >> exactly. >> It does cause a domino effect to the other >> very similar to some of the private HOAs and things. If it's a privately maintained area, at what point can the city go in and actually clean it up? It's it's not it's private property. It's a private system. >> Um >> Okay. >> And then just to clarify, this property will have to be annexed uh before final platting, >> correct? >> Okay. Thank you. >> Mhm. >> Okay. Any other questions for staff on um items two through what is it? Seven with the exception of five. >> Four. >> Four. Oh, four. Oh, that's right. Four, because four is uh being uh pulled out. >> 2, three, six, and seven. >> Yes. Okay. Items 2, three, six, and seven. Any other questions for staff? If not, then I entertain a motion. >> I'll make a motion to approve items 2, three, six, and seven. >> You forgot to open for public comment. >> Oh, I'm sorry. Uh, yes. Okay. So, I'll go ahead and open up public comment uh for items 2, three, uh, six, and seven. Anyone would like to come and speak on these items? If not, then I'll go ahead and close the public comment and entertain a motion. Now, >> I will reinitiate my initial motion for approval of 2, three, six, and seven. >> Second. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed say no. >> Motion approved. Moving on to um item number five. Uh before we did you want to go ahead and vote on eight since we went over that >> uh the or I'm sorry I'm is wrong. You're okay. So number five it's the final plat. >> Yes. If it can pull up the pud document when they can or can you pull it up from there? Oh, >> I think is it this next attachment? I'm not sure if it can pull it up or mark if you can see it from there. It's the layout. Yeah, that's it. >> Not seeing it up here yet. >> Maybe it's over here. There. >> There we go. >> Okay. >> Yes. Yes, it is. Agreed. >> Agreed. So did um as far as questions on this. >> So this uh this item it's already been approved for PUD zoning. Can we get a refresher on that as far as when that was and you know what was approved? >> Commissioner U Mark Sans uh for the record land planner. Uh we actually have that uh Zend uh 8622 was a zoning case and that was approved back in 1117 of 25. >> I guess my main concern just with this is you know obviously it's only a 50 foot wide lot and these are rather small lots within that you know master lot. That's because of the the plan unit development, right? The deviation from the norm. >> No, I understand. Are they um do we have any design plans for this? Are they planning like for garages? Do we have any kind of park any design inherited this from another planner? She did not have any type of design at that time. >> I agree. And the most that is included in some of the documents that they submitted for project information generally is timber design of of um it will be elevated. It I'm recalling from the EA they they're not to the point of doing their their building plan drawings but from all the conversations it was going to be elevated on peers with parking underneath. >> Park it. >> We don't have the actual schematics of it. >> Gotcha. And I guess fire is okay with this >> chasing >> with with the 19 and a half. >> Five and six it looks like. >> Uhhuh. Between five and six there's a 19 and a half >> holding an engine in there. >> Yeah. There was >> I actually sent it through fire and they said twice. Okay. >> Yeah. They they added a stand pipe if I recall. They added a >> sprinkler units. >> I believe they are sprinkler. >> Okay. >> I'm not sure about that but I believe they are. There was discussion about that stand pipe at the uh do the dock at the end. >> Yeah. Where you see >> lots lots >> it's it's not on this layout where it's it's essentially uh these are all great point of the kind of the next step. >> So they'll have a so >> the construction plans >> the the sprinkler sprinkler units will have an FDC a fire department connection to supply or they going to be supplied by city pressure. So that's what it it's for this area. The pressure would need at the time that they submit the building permit. Those pressures would be tested and everything would be confirmed at that time of building permit. So for for platting purposes, water is available to the site. But the design of what if they do sprinkled, if they do a hydrant, if they're coverage, that's more of a building permit review. At Plat Stage, we're making sure that these lots have access to water. >> And do you know if there's a available fire hydrant nearby or are they going to have to add one? >> I believe they were adding one. >> I believe they were adding one down near lot uh six. >> Okay. Because they needed they needed to get fire coverage to the lots that are actually over the over the bulkhead and out into the water, which are the far ones on the far right, seven and eight. So, the locks the the furthest uh >> to the east >> looks like that's just going to be a a dock or >> Those are going to be docks. They're not going to be residential building lots. Those are docks and decks out there. >> There's like a little meeting room or something or a little like common area >> social social common area type thing. >> That's the 11,000 square foot. What is that? Number six, eight >> eight. Okay. So, >> seven and eight >> on the far right. Okay. Gotcha. >> When this was approved in 25, is this exactly the same or did it change since then? >> It's changed a little bit because of of the they originally had the roadway only being like 18 feet wide. And when we came back and said, "Okay, we're going to have to get 20 ft for the firet truck access." They had to redesign some of the lots because the lots were 30 feet square feet bigger and they had to shrink it by 30 feet. That's why they're down to to the uh 900 right now. They were 930 to begin with. >> And there's no parking plans or where they're going to park or run off or >> they were not provided. >> Okay. >> Parking underneath the units >> underneath. But how many how many spaces per unit? >> I believe there's supposed to be two. >> So there's going to be 16 spaces. >> Correct. And then guest parking, would that be in the road? >> I'm assuming so. >> Okay. >> Yeah. At the time of building permit that we would look a bit more detailed by the square footage of the the buildings themselves and and the parking ratio. >> Okay. And I also want y'all to know that even though we're we're kind of answering these, really appreciate these questions because this is what we want to clarify in this to for for going forward if this type of case situate, we'll make sure to have the parking and and better schematics. So, I really appreciate the feedback. >> Thank you. >> Any other questions for staff? If not, then I'll go ahead and open up the public comment on item number five if anyone would like to come and speak. I see none. So, I'll go ahead and close the public comment and entertain a motion for item five. >> I make a motion to approve. I'll second. >> I have a motion and a second. All those in favor say I. >> I. >> All those opposed say no. >> No. >> Motion approved. Um, moving on to briefing uh the plat classification. And I want to say this is really nice that y'all decided to give us a little, you know, 101 class on on planning process. I think this is great. I think this is something that uh development services. I appreciate that that they're allowing us to get this kind of information uh and ask that maybe they can continue to do this on other things. >> Gladly. Gladly. Oh, thank you. All right. So, we So, yes, we'll go through the presentation, but I believe um Jessica did these were a couple of supplemental documents that I wanted to provide y'all. Um, so as as we go through this presentation, the the kind of table with the the orange here, this is actually a document that we use daily uh to to help us um kind of just a good um go-to is one of those things you you read it every day, but then you go back and you you there's a new circumstance and you have to kind of go reference where it's at. So this is uh something that we use regularly. This uh longer flowchart is something that we actually uh utilize alongside with other departments um for as y'all know when we uh and we'll discuss this in the presentation but the technical review committee as they comment on different levels of plat and very much to what we were just talking about kind of construction details the comments depend on the level the stage of the project and so this this flowchart really helps those reviewers comment in the appropriate areas based on the phase of the project. Um so that's that's kind of those two supplemental um but our our PowerPoint itself um as we go through of of course what is a plat from from ground zero here uh as a as a map with the location and the boundaries of the parcels. Uh this is where we we start looking at the the streets and the alleys uh utilities and whatnot. Uh the legal description of course is quite important. Uh this is where we get our blocks and our lot numbers and the legal description is unique to each particular lot. Um so why platt? Of course we're ensuring compliance with uh the state law as well as our unified development code. It does establish those legal lots and infrastructure. This is one of the main checks is to make sure that each lot has access to utilities whether that is CCW, whether that is Noasis County District 3. Uh that each lot is provided water. They either have a septic tank or public wastewater of some provider. Um they have street access for fire and emergency. This is to protect public health, safety and welfare. So plat classification. So the master preliminary plat this is a a very high level snapshot. Uh we we are getting more of them. Uh at least I've been here four years. We're getting more of them more recently as as far as it's just a big um looking at density and and overall what master plans might be involved. um very high level preliminary plat is when we get into the phases of the project. This is when we can start looking at uh lots, streets, uh the ride ofway breakdown, sidewalks, um and then the the final in between there. it it kind of there's a lot of work that goes in there because from your preliminary plat you know what waiverss you need uh what amendments are needed for the master plans by the time that the final comes around you should have your your layout of all utilities to where you have those easements identified because once that final plat is written down that's your easements. So if we need to go in there and fix something we have to have rights to get to it. So there's a lot of work between that prelim and final. And then wrapping it up on on this slide is the minor adminating minor. Uh there is a bit of a difference here on our in the in the plat. It has some reference to six lots. On this sheet, you'll see some reference to four lots. That's because of the state law changes and that's why all these documents are live documents. We're constantly having to update them. Um but so a minor is six or fewer if they're combining them. Uh there's no changes to infrastructure. Um amending is a very common thing to come through and and fix a surveyor found that the line was a bit off. They're very very minor edits. And of course vacating very rare. Uh it has a lot of little nuances that have to be met such as no lots uh could have been sold. If they were sold then everyone involved on that plat has to sign off to vacate because that is abandoning all easements all and so there that's not as common. U also please feel free to interrupt me if I'm talking too much or if I'm jumping too fast. Either way I got a go ahead. Go for it. Do minor, amending, vacating, do those come to us for review? >> No. No. So, with our the amending plat is is certainly administrative and this is where I'm hoping that this uh sheet can help. On the far right, it has that column. >> Gotcha. Okay. Um, so yeah, minors are is really the tricky one is is if there's going to touch any sort of infrastructure, other departments are going to care at all, then we we we can go ahead and send it out. But for the most part, yeah, you go for it. >> Okay. Yeah. On the um amending plat is usually to correct some kind of an air by the scriber or something like a distance. You know, you got a calls and you got a distance. This line's 500 ft and they've they've marked it as 498 and it's supposed to be five. That's a that would be an amending. A vacating completely vacates the land and it it also refers it back to the plat that was prior to the to the one that was filed, then vacated. It runs back to the prior plat before that one. Um the minor is usually a uh very quick like B said it increased itself up to six slots. It was four now they increased up to six. The key there is they're combining all into one. The all these plats are administratively signed off. They won't be won't become before the planning commission. >> So my question is um you have a master preliminary or you have a preliminary then you have a final. Is there anything that's on the master or the preliminary that is set in stone that can't be changed before the final plat? Because we get plats all the time that are, you know, prelim plats and then on the final plat it's completely different. And you know, we've been told by staff, well, that really doesn't matter until it's a final plat. So, is there anything that does matter? >> There there is I think the next couple of slides, if I can keep that question in my back pocket and kind of answer it as we go. Okay. Yeah, absolutely. Thank you. >> Yeah, >> I have a question on minor. Would that be considered like some of the older houses that are built like on three lots, but those lots are so small >> and >> not necessarily. It really depends on whether they're whole lots or not. >> Uh if they're a lot and a half, then we may have some kind of of deal where it's it's going to have a continuation. You know, it's it's three lots and then you got half of another one. Um that's mostly if if they're not whole lots then they're considered replats and not minors >> essentially if the if the lot's cleanly platted at some point. Uh over the years historically they could the property was sold off by meats and bounds and not by clean lots. So if it's one of those it doesn't count as a minor. It has to be a very defined lot um in order to be considered. >> Yeah. If there's fractional lots or something like that, it's a quarter of, you know, a full lot, a quarter of an five feet. Yeah, I see that. Okay. >> That's that's a replat. It won't be classified as a minor. Those replats do come to you. >> Okay. >> Want to continue? >> Okay. All right. Next slide. Thank you, Mark. The the master preliminary plat uh the example that uh these slides were based on is London Town. You can see that it's an overall shot. This actually has more information on it. And this might be to to Justin's point that this actually has more information than required on a master prelim. And this is where it gets a little tricky because the master prelim really only needs density. But if you go and throw all this information on here of where the streets are and how many lots you got, and then you go to the next level and you change something, you kind of shot yourself in the foot because you didn't need to show it in the first place on the master. So sometimes it helps to show more information but a lot of times if if you know that some changes are going to happen the master pilum really only needs density. Um uh phases are are helpful. Um but this is really looking at a very high level outline of things. When you get to the prelim is where we really want to see those phases and units. uh and that is this is where we're we're looking at where what design is needed for the infrastructure. So at each phase level there's going to be some temporary turnarounds, some temporary water uh stubouts, those types of things need to be planned for, right? Because at some point there's going to be a temporary need for those items. So phases are very important. And this is one of the things that changes a lot between prelims and finals is the the the lines at which the the phases are. Um but this is where the lot count should start. This is where the street uh we we've been trying to get a bit earlier on the addressing and streets at prelim plat. We hope to have street names and be able to have those locked in. Um, this is where we start being able to assign block numbers because the prelim plat you start designing all that infrastructure and construction on PIS, they need the street signs in order to do the to build the subdivision. So, they need street names to put up the street signs. Uh, so prelim, we really need street sign. That's one of another huge thing that when street names change on us, it causes more chaos than you think you could imagine. So once the prelim you know what PIs are needed those things are built and um or or in review we have the final plat like the ones that we saw today. Um much like breeze breezeway pud we have the PIs they're not quite approved but they're in line with the plat that we can line up all of those easements and make sure that everything's accounted for and all the utilities are in an easement and all lots are protected. um such as to a lot can't be sold and the neighbor be cut off. Um so the final plot very detailed easements uh consistency with the master and the prelim. So this is where I'm hoping that I'm kind of answering that. So you're you're still in line with your density. You're not going from RS10 at 4.5. Of course, we're going to have the zoning on that, too. But the prelim plat is where we want to make sure that those streets aren't extending the block length or or creating a new intersection or a new turning movement that wasn't reviewed at prelim plat. major things. Uh some of the the more minor changes that we have seen, especially with the move to the smaller lots is that the final plat will fit in a few more few more lots, right? Shorten up those um those frontage widths and and fit in a few more. It doesn't affect our street name as much, but it changes addressing significantly. Um, now we have to remember everything, but that is still in line with the master prelim because you're if as long as you're still within the density of the area, it's in line with master the prelim. As long as the street didn't change, you're you're in line with the prelim. So, it it depends on what changed. It's >> Yeah. >> So, um Yep. >> It sounds like still. So, anything still can be changed. It's >> I mean it says you prefer and you you know you want consistency but what does that mean? I mean it we all the time we see >> plans that have changed from the the master prelim to the prelim to the final. >> I mean I've asked about it and been told oh it doesn't matter. It really doesn't matter until it's a final. >> That's when it matters apparently. So >> I get it. I understand why we want to do it. But if there's no holding it accountable and you can change it anyway, what does it even matter what you put on there? >> 100%. It it it does it should matter. And uh if if there is a deviation that is so altered from the prelim that it creates an additional intersection or I'm trying to think of >> material change of plans. >> Uh oh. So, commissioners, I I think that to answer that, and I the UDC is not very clear on it, right? It is it's up to our discretion, but if it's an egregious change, right, if you're increasing the density, I we've had some times where not going to say a developer, um, but we've had developers sneak in a large amount of lots before, and that's that's an egregious change, right? Uh, if like Bria's saying, if we're maybe changing the layout of the entire road infrastructure, that's something that we'd have to look at. If it's a few lots because we're trying to maximize the state law change, we can probably work with that. Um, if it is a huge impact, if you sneak in a turnaround, we're we're probably going to have a discussion, right? I mean, there there's there's flexibility in what we can allow. Can we be a little bit more clear when we do this UDC rewrite? Probably. >> So, it's more so changing the street layout. That's the biggest trigger. I would I guess >> it's going to depend on what you provided in your master and prelim. As Bria stated earlier, if you give us a lot of information at master and prelim that you're not really required to give us, >> then that's what we're working off of. And then if you go make the change and especially if you have multiple units, let's just say you have 12 units and you're fining out sectionals and the changes is so significant that it's going to alter the drainage or alter the wastewater, alter the water, that's when we really look at those changes. So, it's it's very hard to just blanket it and say, "Oh, if you exceed this many lots, we're going to make you go back and redo it." It just depends on the change and how many phases you have cuz some of these projects could, you know, have master plans in works for 15 years now and are still working through prelims and finals for all of their phases. So, whenever you're designing it, you just have to keep that in mind and and share or don't share until you get to those phases. >> But PIs aren't turned in until final plat. So, how would you even know if the drainage flow changes? >> Well, we wouldn't know until we get to that lot specifically. That that's the hard part, right? Especially on some of these that are phased out 10 to 15 years. A lot changes in that amount of time, right? The the waterways change, um flood maps change, there's so much change that can happen. So, I think that what we need to do is as we're rewriting the UDC, and that's coming up now, is we probably need to be more more detailed in what we will allow as a minor alteration. And that way, we're all consistent with that and we maintain that consistency across the board. >> And when uh what level of plat does detention need to be shown? >> Sure. So there are similar to the the phases of the lots at at master really but prelim you can determine from um it's kind of overall shot farmland you know is going to has a certain engineered runoff rate but once that turns into homes there's a a certain runoff rate it's C value so they could estimate roughly how much added flow so at that time essentially what the note is is that that difference in runoff will be addressed somehow. That's all it all it stated at the PIS is when it gets into the detail of saying, okay, this is where your your tail water is. This is how full how big of a pipe you need in order to deal with that amount of water. >> So, you may or may not require detention shown on a prelim. nine I can't >> because you don't have a PI plan yet to know the exact >> you would have the you would have a rough number to know what your delta of developed runoff is >> you would have a rough estimate from the very and the IDM it leaves uh it's a very it's like a one paragraph and it leaves it very vague because there's so many ways to address it but there is a very simple calculation you can do at prelim and then at the the construction plans it gets way more detailed And then you did mention uh street names >> being on prelim plats. >> So if a street name is on a prelim plat and it is approved, is it locked in at that point? >> That is something that we would like to somehow create. But right at this time, no. At this time, no. What it is creating is a rework. when that street name is is changed, we need to make sure that the street sign that gets put up during PI's that the construction plans need the street names in order to have the the street labels right. So when the plat and the construction plans don't drive, that's when we have 90% of our problems because the say the construction plan was issued and then we get a final plat different street names. Well, now it the final plat is what's creating the addresses in the system. that's what your building permits are going to go off of. So if everything's if construction plans are being inspected for that street and we're putting addresses in the system, you're not going to get your building permit because we don't know where you're talking about. So >> yeah. No, we know certain developers like to change streets a lot. >> So commissioner to add to that, can you change it? Yes. Would we prefer you not change it? Absolutely. because we are a proactive and helpful department that likes to create addresses in the system sooner rather than later so we can get the ball rolling. So what happens is every time we make a change to a lot or change to a street. It's not just development services that has to make adjustments. We have to adjust our 911 address. The meters are already ordered. It it's a trifecta, right? So >> I guess just my question is is an actual street name. Say someone wants to call shotgun on a certain street name and it's on a prelim plat and then someone else creates a final plat with that a different name or or that same name on there. Can they take it >> or does putting it on the prelim reserve it at that point? >> Technically, it's not locked in until final >> until it's final. It's first come first serve. >> I will say there's been conversation with GIS. >> This happened to you. >> This is all theoretical. it it didn't happen in this city. >> So to answer, prelim does not lock it in. Um to assist the development community, we have proactively started creating those addresses in the system at prelim just to kind of help things move a little bit quicker whenever you're ready to go vertical. Um but technically the final is the plaque that that locks it in. Right. So it is it is first come first serve in this case. Thank you for clarifying. >> And there is conversation to hopefully soon have a website to check street names to make sure it's acceptable because that's another um comment that sometimes comes in during the TRC process is a street name will come in and it's a very unique cutesy spelling that 911 does not like. And so we are trying to get a a website developed that where you can kind of check out some street names. Um not so much about reserving them, but at least check them out. Um, >> commissioner, if you would like, we could add a fee to reserve a street gatement to the fee schedule and and we can move that forward for council consideration. >> Great idea. >> A fee solves everything, right? That's >> right. I guess with our to to the point I kind of skipped over on that for the prelim and in this breezeway PUD that we saw. If the PUD document has enough information, it could be treated, it could be recognized as a prelimat if it has that level of detail. It doesn't have to, but it can. And so again, these are all like uh ways that we can help the development go faster if depending on what what the uh the idea or the knowledge at the time is. >> Will this uh commission always see a preliminary plat before a final plat >> or alongside? Yes. >> Or alongside. Um, so final plat I think we talked we have um be prior to final plat we would know of any amendments waivers um similar to the one that uh I pulled tonight. It had a waiver and a possible road closure involved with it. These are things that that need to be done alongside or prior to final plat uh to assure all of those all of the lines on the paper or um once that final plat's recorded that's that's it, you know. Um, so going on to administrator, I think Mark kind of covered this pretty well earlier. Um, and again, here's where it has the six rather than our sheet that shows the four. Um, I don't think there was too many questions on on that earlier. So the plotting process overall so the the intake whether whatever type of plot it is um as it comes in goes out for technical review so that's representatives public works CCW as well as outside entities uh text dot the Comcast grande um a NEC all of the anyone that would have a stake on an easement or or development project uh Equestar Pipeline representatives. So, all of those comments come back in and our our lovely staff over here that look all stressed out from it process all of those comments and put them into a report. And it it might go back and forth a bit with the the client, right? I think these comments will go back saying, you know, why do you have an easement here or um this really needs this is too long of a dead end. You need to loop the water line. There's there's certain things that would might come back. You need a extra fire hydrant. So that that back and forth time does delay projects. Uh we try to um all of the metrics have have tried to lock in what time that we have things and what time we're waiting on responses from the designer on it to where we can kind of gauge just because it to get there. Was it more on us? Was it more on them? Where was it in the design to make sure that we aren't holding things up? So, we pay a lot of attention to when we send comments out and when we get stuff resubmitted to us. We keep track of all of those dates. >> Do you have a goal for that that review process? >> Yes, absolutely. So, before it was a goal, now it's state law. Um, so for the the plat have a 30-day shot clock by state, right? And so, um, typic on the application form, we do have a where they can ask for a 60-day knowing that we don't have to be in a hurry. we have some time to go back and forth with that 30 days. We need to bring it forward. We have a little bit of time to throw it back and forth, but within those 30 days, if they say, "I want 30 days by state law." And we haven't worked out all those comments, we have to bring it forward with a recommendation of denial. That hasn't happened yet because nobody wants to come in front of y'all with us recommending denial. So, so far everybody says, "I want an extra 30 days and let's work out these comments." So, we we try to work out there's a lot of behind the scenes before you ever see any of these cases, right? We work through a lot of issues, >> but as a developer, um um I have to wait for the review comments and so if it's if the if it takes longer on the review side, I'm kind of >> Absolutely. Sure. So, when it comes in, we have 3 days to get the completeness review done. It goes out to um the TRC group. They have a week. It used to be five days, but that was causing a lot of issues. Seven days, everybody can make a a day of the week that that's their review day. So, seven days is TRC. We get those comments back. It takes a little bit to put them into a report, but one to two days we get the comment report out. So, that whole window, we're looking at 10ish business days to to get it back. the multiple reviews we try to uh recognize and and push those to the front of line to get those because it's usually a smaller number of comments right to to turn around. Um so far a lot of the the delays in the TRC we do try to send out reminders to other groups of course all the departments are are busy everybody's uh very tight and with a lot of especially CCW has a few other priorities going on. So, we do uh coord we coordinate with everybody. We're doing reminders like, "Hey, we we really need to send these comments back out to the applicant. Have you looked at it? Do you have any concerns?" Um, so that's all the stuff that our our staff do is is try to make sure that we get those comments to you timely. >> It's a hard job. >> I'm sorry. >> It's a hard job. >> It's a hard job to do that. >> That is is Yes. That that's the And you you always feel bad, right? calling and calling and calling. But it we there there are very rare occasions where uh we will put on there here are the comments you got pending say public works or something like they haven't had time but you may see additional comments from public just to where you can start working on the comments that we do have. >> Um >> and I'm sure you get many. >> Yes. So once we get to that point of of we've worked through those comments, staff recommendation, of course we come see y'all and uh get that that final blessing before we go to um before we keep going through the process. This slide has myar. It kind of made my eyes twitch a little bit. Um it's definitely not that anymore, but we do of course um collect signatures on those those plats. That would be after the the construction is is done and accepted if there are PIs um and record the plat. Uh so this is that was a summary. We kind of went through all of it but but the the intake that shot clock um that we mentioned that does start when fees are paid. So, if somebody submits something at our unresponsive, never pay the fee, the state's not making us count that, right? Um, if they submit it, the completeness review is basically saying, "Okay, we have the deed, we have a a layout of what they're doing, we have the application with contact information, designer information, and they pay the we then we send them the fee, they pay it, starts the clock." Um, and that 30-day clock so far has it's extended in 30-day segments. So, so far we haven't had too many issues um with doing one to two um additions and working through the comments. >> So, real quick, the the state law for the 30 days, that's just saying within 30 days, you have to review it and give them a yes or a no. >> Yes. >> Okay. >> To to bring it to um bring it to a board to a decision. But you could always say, "Okay, it's a no. We need more time and get more time." So, it's great that the state did that, but in reality, it could always take longer >> if the you know, it's a difficult one. >> Correct. where where it helps uh for the applicant side is if um the review board and and thinking about the state overlaw all if if there's a board that is saying we don't want this project for this reason and the applicant thinks no this is this is a legit like I'm meeting all my rules they can by this clock take it forward to this body with with us recommending not we can't hold it captive because we don't approve it has to come to y'all all at some point. >> It's not free if it takes longer than 30 days. >> That's >> you get fees. >> Depends on the quality of the project. Yeah. The um but so far we haven't had too much issue on the on the plat everyone's and and we've been working through the comments pretty well. >> If it is denied, do they have to pay fees again? If it is denied and a decision is made, if it's if it's um tabled a few times and problems are worked out, no. But if the decision is if all of y'all say this, if we re y'all say no, this is denied, they would have to repay the fee and start the process over only if action is taken or expired. I guess that's another wave. Let's see. So, TRC kind of mentioned this. All of the different groups that are involved. Um, public works, parks, the outside agencies. Noasis County, uh, of course, is also part of that. Um, so this is where it kind of points out about the clock stop and we we make we check our our own performance of when we get those those comments together and out to you. first round the applicant revises whenever it comes back to us that clock starts again. Um and we we certainly uh hold ourselves accountable to that that turnaround time. So staff recommendation of course we um kind of as we we've heard here plenty anything that comes to a consent um agenda meets state law and the EDC um staff has has reviewed everything. We provide the comments report um and we either approve approve with conditions or deny um depending on how y'all see fit. This is um kind of a bit repetitive there. Any questions? We just try to work through approving with conditions is an option that you all have. We've seen it a couple of times. I guess you can approve something if they do this, right? That modification um >> with amendments. >> I'm sorry. >> With amendments. >> Mhm. Yes, ma'am. >> And does that just once those uh conditions get cleared then it just automatically turns into the final approved plat? >> Correct. We would make Okay. So, that final drawing, we have all of those uh all of the recording fees paid. So, um I know it's fees, fees, fees. Uh when we take it to the county to record it, of course, the county charges us fees and so we collect that on your behalf. So, we we have more fees there to record and uh for our staff to go over to the courthouse and get that stuff um taken on. I know they also have run around. We appreciate getting those uh those signatures >> done and they're ready to go and we're officially uh at Nois County. We do get a question quite a bit coming to us about uh can you get me a copy of this plat or that plat. It's it's not a city record. It's a Nois County record at that point, right? But we're glad to help you know find it and at least get the volume and page number of it. It there is a bit of a delay of course when we take it to the courthouse to record it. It's going to be a while before it pops up on the website, right? And so a lot of um times we'll get uh can I get a copy of it? Can I get so they pick it up the next about usually the next day, two days or so that we can get it and and supply that um information. So usually at that time is when the addresses are are are serious because when a plaque gets recorded then the INCAD assigns a subdivision number to that development and that's when we can actually enter the addresses in the system for building permits. That that's really our whole point. That's why we try to get everything in line to where as soon as we have that everything's in there and just drop in that subdivision code and and it's good to go. Um, so this is when we cannot make addresses until we have it recorded and get that ID. Um, PL waiverss. We kind of went over this earlier. The, um, we're going to have two coming up. So, we have the the street waiver that we're going to be having. We have a wastewater waiver coming up. So, this is just any variance um from what the the UDC rules that u might come in front of in front of y'all for a vote. Time extensions, another favorite one. So, final plat good for 12 months if there's activity on it. If PIs are under construction, if they if they're putting in line or putting in streets, then it's active. If there's no activity on it, there's nothing, it's just been sitting there, then it it is does need a time extension to keep it alive. This is where it it's gotten um a a bit more not concerning, but more attention to it because if if a plat's been extended, say, three or four times, within that time, there's been other development in that area. And so there could be items on this plat that are no longer a good idea. It does no longer meshes with the area. And so time extensions, it there is a review there. It's not just a a stamp and go. It is a review of what could have been impacted in the area and if it needs to be extended or if we say no, you need to go back and and relook at your that your plan. So, the big picture, last slide, we're finally there. Um, majority of the steps are are city staffled. Uh, that's not to say we have the final call on anything, but we we need to make that phone call and push the project along. We're we're trying to get the de we're trying to get it processed. Um, but in the end, this is if if a plot meets the standards, it and it meets it's compliant with everything, it's not something that we can hold back. If if it's something that uh we don't want another quick quack, well, if if they own the property and they meet all of the requirements, we we are unable to um prevent that to to some degree. So it we're just trying to the call out here is to um the decisions and the approvals or denials must be on the compliance with the regulations and not the project itself, right? And that that's the the part that adds the human part of it is if some want the the bigger lots. I know a lot of projects on the island, they don't want more projects on the island because it, you know, everybody loves to go into the big open beach, but at the same time, if somebody owns the property and and there's a project there and they meet all regulations, so that is a a hard thing to keep in mind, but that's is uh the final note. >> Are there uh legal implications if it meets all the technical reviews? um it meets everything and you guys approve it, recommend approval and then we go rogue and deny it. >> That is outside of our purview. If if you deny it, that's it's not our decision to make. It's it's the the body. >> But as a developer, if if it meets all the standards, is is does that open the city up to to legal? >> That sounds like an attorney question right there. wanting to speak. >> Can you repeat the question? >> Yeah. So, if we if if uh if a if a plat meets all the standards and it meets all technical review and the city recommends approval and then the planning commission says we just we don't like that project. We don't want Quack, so we're going to deny it. Uh does that open up the city or us personally to any legal implications? >> Yeah, just the they would they would challenge the city on Yeah. I guess the biggest takeaway is that at zoning, that's when it's most important because once a project's zoned and if it meets the requirements, you really can't stop it. >> But uh at zoning, if someone's trying to change zoning, you know, from one thing to another, that's when you have a little bit of uh say in the process. >> Yeah, we have more jurisdiction, I guess. >> Okay. I do have a question just real quick on the plat waivers since we're going to be coming up with some. Uh are there any standards that we have to follow as far as the streets have streets and the sidewalks and everything else? You know, because >> you know I know that there are some things that are in compliance with the ordinance on uh for the developer and then >> you know like how can we follow what we know which route to take there. >> Absolutely. And that that uh is a is on the formulation of the the presentation. So if it if the street needs to be a residential street or A1 or C3 whatever it is the half street is of of that. So those requirements would be in the presentation depending on the case at hand. >> Okay. >> Um the one coming up is a a very small street. So the the half streetet is essentially making sure that there of course two-way traffic, but that a fire emergency access is is what it's all about. So um it's all to to the standards of a 75,000 um which is a a fully loaded water truck. Um um but everything is ruled out in the presentation in the design memo of these waiverss that you'll be seeing. Uh there are call outs to the UDC. Uh so the UGC does have uh the waiver process is identified on on the extent of what can be waved and what not. >> Okay. >> And when is the UDC uh >> rewrite process happening? Is that already underway or is that >> is an excellent question. >> Uh so commissioner uh I will be sending out a revised schedule of when we'll have the DS tag meetings. Um, we still have not finished coordinating the meetings with the internal city departments, which is an absolute need before we go into these discussions as we wanted to talk IDM first. Uh, I I would actually recommend that we push IDM out and maybe tackle some more lowhanging fruit because that would allow us to at least start the process and get everybody familiar with it and allow us to start bringing some UDC text amendments forward to planning commission and council for consideration. Uh, so I'll be working on that uh this week if I'm not second jury duty for the rest of the week. Um, but I will get a a revised schedule out to to everyone. Um, because we do have a lot of people that were interested in serving and and it's time for us to start bringing some uh potential amendments to you. And as we go through the process, we will be bringing uh periodical briefs forward just to kind of let you know where we're at, what's been discussed so it's not just uh unknown to you and a surprise when we bring a text amendment uh forward. So, we'll keep you in the loop in that process. So UDC changes amendments, they will be approved by a committee, then brought to uh planning commission and then to city council for final approval. >> Correct. And and so typically we would do them all in one lump sum because this is such a large UDC text amendment, specifically the IDM amendments um that we know are going to take some time. We'll probably break it up into maybe one or two text amendments that that move forward to not only DS tag to to really thoroughly vet, but then also planning commission who's the recommending before it goes to city council for final action. >> Thank you. >> No problem. Well, I really want to say um you know, I really appreciate that y'all getting all this information down here for us and giving us this because this really gives us an idea of understanding and detail of all the work that y'all have done to present this. And so doing this, it would be nice if we all continue to do this as y'all start to change and make new amendments and uh the UDC codes. So I thank y'all for that. Thank y'all. >> Welcome. Um, okay. Moving on to uh director's report. >> I think that was part of it was the the Justin beat us to it with the question. >> No other discussion or anything. Then meeting is adjourned.