Planning Commission - Regular Meeting

This one and two more are lying there.

Thank you. Thank you.

Okay, so it's 5.30 and I'll call the Planning Commission meeting to order. Ms. Martinez, could you please call roll?

Madam Chair, Solis Argarza here. Vice Chairman Munoz is absent at the moment. Commissioner Hedrick here. Commissioner Budd here. Commissioner Cantu here. Commissioner Teichelman is absent. Commissioner Esparza here. And Commissioner Jackson here. We do have a quorum present to conduct the meeting. Thank you.

And at this time, would you please read us the rules for public comment?

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 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 a public comment and move on to the approval of absences for Commissioner Hendrick and Commissioner Budd.

I make a motion to approve absences. Second.

I have a motion and a second. All those in favor say aye. Aye. All those opposed say no. Motion approved. Moving on to the approval of minutes for June 10, 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 aye. Aye. All those opposed say no. Motion approved. Moving on to consent public hearing discussion and possible actions for items A and B. And I ask any of the commissioners if they want me to pull any specific item for individual consideration. If they want to. If not, then...

I'd like to pull number five. I agree.

Number five? Okay. Any others? Put record that Vice Chairman Munoz has entered the room. So we'll pull item number five. Any other items to be pulled? If not, then Bria?

Bria Whitmire, Development Services. For our plats tonight, we have item number two is Toloso Midway Junior High School. That's a 40 acres, lot one, block one off of McKenzie Road. Item number three is a replat of Noesis Acres, unit two, lots 24E and 24F, block one. ITEM NUMBER FOUR, WE'LL ACTUALLY BE PULLING. THERE'S SOME COORDINATION WITH PUBLIC WORKS AND THE ASSOCIATED STREET WAIVER THAT WE WOULD LIKE TO REGROUP ON AND PRESENT COMPLETE TOGETHER. SO WE'LL BE PULLING THAT ONE. YES. SO WE'LL MOVE THAT TO THE NEXT PC. ITEM NUMBER FIVE WE'LL BE PULLING TO TALK ABOUT. So item number six then is the final plot for Sandoval tract block one lot one a and one B 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 Crosstown it's a Essentially just a at 43 and 47 going from a fr to a cn1 And we can it's if that's not pulled up, but we do have the presentation ready if y'all need to more details Sure, okay So do you want to vote on the other stuff or do you want to go ahead and go over it?

I think we can go ahead and do the presentation on this and then we can They have questions we can ask on items 2, 3, 4, 6, and 7.

Okay. IT, can they pull up the zoning item 7? There it is. Let me do this. Okay, this case is ZN9296 at... 43 and 47. This is in District 3. The request is going from FR District. This is an annexation case that would, upon annexation, become 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 future land use is commercial, so this is in line. It is OCL, but as previously stated, it's pending annexation. 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. CN1 was requested by the applicant, which permits office uses, multifamily, certain indoor recreation, retail sales, service uses, medical uses, overnight accommodation, and restaurants less than 5,000 square feet. Again, their proposed use is a retail development. For the notifications...

Skip this slide.

So seven notices were mailed inside the 200-foot buffer. No notices were returned in opposition or in favor of. These maps, I understand, are a bit difficult to see from far out, but this is anticipated to be a commercial area along that corridor. This recent reasonings should kind of help as I was kind of explaining right adjacent to it is undeveloped but there have been other developments along this little stretch between the 2 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 consistent with the comp plan and the future land use of commercial. The proposed amendment is compatible with the existing zoning and conforming uses of the surrounding area. It's suitable for the uses permitted within the requested zoning district. Staff recommends approval.

Okay. Commissioners, do we have any questions for staff on any of these items with the exception of number five?

On number seven, the commercial neighborhood, that doesn't include like nightclubs or bars or anything like that, does it?

So CN1, it does not allow for... Let's see, I'll go back to my sheet so I'll make sure...

I mean, I understand that the intended use is for retail.

Yes, the intended use is for retail. But to your point, what all is allowed in the CN1, it does allow office uses, multifamily, indoors. So retail sells, they could possibly sell like packaged beer and alcohol, but not like a bar setting. Medical overnight accommodations. What's that?

I do wanna say that I'm really happy that you guys came up with this on the notification roster, that y'all gave us the list of the people that y'all did mail 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, and specifically to these residents. So thank you for that feedback. I appreciate it. I'm really glad that y'all did this. Any other questions for staff? Well, I do wanna say something about this. Only because yesterday, in the discussion on the city council meeting, they were talking about, in District Five, there was another ordinance that they were passing that they were questioning. I think it was gonna be a stripes. And 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 how is the city going to be able to provide drainage when the time comes that they do get annexed? So I just wanna clarify this before it does go to city council and they start questioning all these things, because I just wanna 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 part of that conversation was about TxDOT as well, right, that they had to meet TxDOT rules. TxDOT and Citi both have the same statement of no more of post-development flow cannot exceed pre-development flow. It's the same rule, TxDOT and Citi. And so 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 do as they feel. But that rule of TxDOT or city is the same. It's just slowing the water down off-site. It's not saying that the water can't leave site. It can leave site just like it did before, but not at an increased rate. So that could be a pond, it could be underground, it could be a large array of options.

Right. 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 Anneville area, and every new development that's gone out there in the past, I'm gonna say maybe more than 10 years, has always had to have a retention pond, and then if either city limits, well, a septic as well. And we have issues, serious issues with drainage. And therefore here they continue to still develop with no plan ahead. I think right now TxDOT is on the process of doing something on 624. which I'm so happy to see. It is way overdue and thank God they're finally starting it. I just want to make sure that we follow on the same plan in all districts. Absolutely. Okay.

One of the issues that comes up a lot is the The plans, as they're designed by developers, are going off of TxDOT records of when those ditches were originally put in. Over years, we all know that those fill in, right? So maintenance of these ditches, if the designer can do everything right on paper, but if that ditch is filled in, it's not going to flow. And then there's, of course, those ponds aren't sized to hold more than what was intended by TxDOT's system to take. So then it becomes major maintenance. And then development before some of these rules came into place, 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... And I'm glad you brought that up because, like, what kind of connection or what kind of agreement does the city have with TxDOT? Because TxDOT... From my experience and what I've seen, they don't seem to do their work as they should, I guess, because it's obvious it starts to flood out in those areas. So, I mean, what kind of agreement does the city have with TxDOT in when they're doing this kind of,

Most of the agreements that I personally have seen between the two is, is really the risk, the maintenance responsibility of certain areas. So textile 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, uh, go to this depth or this, it's, it's not to that extreme of coordinate. 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 as far as responsibility of TxDOT, but, you know.

Exactly.

It does cause a domino effect to the other area.

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? It's private property. It's a private system. Okay.

And just to clarify, this property will have to be annexed before final planning? Correct. Okay, thank you.

Okay, any other questions for staff on items two through, what is it, seven? With the exception of five?

Four. Okay.

Oh, that's right, four, because four is being pulled out. Yes, okay, items two, three, six, and seven. Any other questions for staff? If not, then I entertain a motion.

I'll make a motion to approve items two, three, six, and seven.

You forgot to open for public comment. Oh, I'm sorry. Yes, okay, so I'll go ahead and open up public comment for items two, three, 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 two, three, six, and seven. Second. Second.

I have a motion and a second. All those in favor say aye. Aye. All those opposed say no. Motion approved. Moving on to item number five.

Before we, did you want to go ahead and vote on eight since we went over that?

Or I'm sorry. You're okay.

So number five. It's the final plan. Yes, if IT can pull up the PUD document. Or can you pull it up from there? It should be there. It's 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.

I'm not seeing it up here yet.

Maybe it's over here. There we go. There we go.

OK. Yeah, it's kind of small. Yes, it is. Agreed. Agreed. As far as questions on this.

So this item. It's already been approved for PUD zoning. Can we get a refresher on that as far as when that was and what was approved? Commissioner?

Mark Sands, for the record, land planner. We actually have that Z end 8622 is a zoning case that was approved back in 11-17 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.

Yeah, that's because of the plan unit development. Right. The deviation from the norm.

I understand. Do we have any design plans for this? Are they planning for garages? Do we have any kind of parking?

I do not have any design plans. We don't know anything else. I inherited this from another planner. She did not have any type of design plan 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. It will be elevated. I'm recalling from the EA, they're not... of doing their building plan drawings, but from all the conversations, it was going to be elevated on piers with parking underneath. We don't have the actual schematics of it. Gotcha.

And I guess fire is okay with this

Yeah, they added a standpipe if I recall they ended this I Believe they are sprinkling. Okay. I'm not sure about that There was discussion about that standpipe at the the dock at the end. I

It's not on this layout where it's it's essentially These are all great point of the kind of the next step the construction plan So that's what it's for this area is 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 planning purposes water is available to the site, but the design of what. If they do sprinkled if they do a hydrant if their coverage that's more of a building permit review at plastic 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 six because they needed to get fire coverage to the lots that are actually over the bulkhead and out into the water, which are the ones on the far right, seven and eight.

So the lot that's the furthest to the east... Looks like that's just going to be a dock or something.

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 common area.

Social common area type thing. That's the 11,000 square foot. What is that, number six?

Eight. Eight?

Yeah. Seven and eight on the far right. Okay, got you.

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 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 feet for the fire 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 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 unit. Underneath.

But 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.

At the time of building permit the we would look a bit more detail by the square footage of the billions themselves and the parking ratio. And I also want you all to know that even though we're kind of answering these, we really appreciate these questions because this is what we want to clarify in this for going forward if this type of case situation, we'll make sure to have the parking 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 aye. Aye. All those opposed say no.

No.

Motion approved. Moving on to briefing the classification. And I wanna say this is really nice that y'all decided to give us a little 101 class on flooding process. I think this is great. I think this is something that development services, I appreciate that, that they're allowing us to get this kind of information and ask that maybe they can continue to do this on other things.

Gladly, gladly. Thank you. All right. So yes, we'll go through the presentation, but I believe, Jessica, these are a couple of supplemental documents that I wanted to provide you all. So as we go through this presentation, The kind of table with the orange here, this is actually a document that we use daily to help us kind of just a good go-to is one of those things you read it every day, but then you go back and there's a new circumstance and you have to kind of go reference where it's at. So this is something that we use regularly. THIS LONGER FLOW CHART IS SOMETHING THAT WE ACTUALLY UTILIZE ALONGSIDE WITH OTHER DEPARTMENTS FOR, AS YOU ALL KNOW, AND WE'LL DISCUSS THIS IN THE PRESENTATION, BUT THE TECHNICAL REVIEW COMMITTEE, AS THEY COMMENT ON DIFFERENT LEVELS OF PLATS AND PLANS, 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 FLOW CHART REALLY THOSE REVIEWERS COMMENT IN THE APPROPRIATE AREAS BASED ON THE PHASE OF THE PROJECT. SO THAT'S KIND OF THOSE TWO SUPPLEMENTAL. BUT OUR POWERPOINT ITSELF, AS WE GO THROUGH, OF COURSE, WHAT IS A PLAT, START FROM GROUND ZERO HERE, AS A MAP WITH THE LOCATION AND THE BOUNDARIES OF THE PARCELS. This is where we start looking at the streets and the alleys, utilities and whatnot. The legal description, of course, is quite important. This is where we get our blocks and our lot numbers. And the legal description is unique to each particular lot. So why plat? Of course we're ensuring compliance with 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 Nueces County District 3, that each lot is provided water. They either have a septic tank or public wastewater of some provider. 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 very high level snapshot. We are getting more of them. I've been here four years. We're getting more of them more recently as far as It's just a big looking at density and overall what master plans might be involved, very high level. Preliminary plat is when we get into the phases of the project. This is when we can start looking at lots, streets, the right-of-way breakdown, sidewalks. And then the final, in between there, it kind of, there's a lot of work that goes in there because from your preliminary plat, you know what waivers you need, what amendments are needed for the master plans. By the time that the final comes around, you should have 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 this slide is the minor amending. There is a bit of a difference here 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. is six or fewer if they're combining them. There's no changes to infrastructure. Amending is a very common thing to come through and fix. A surveyor found that the line was a bit off. They're very, very minor edits. And of course, vacating, very rare. It has a lot of little nuances that have to be met, such as no lots 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. So that's not as common. Also, please feel free to interrupt me if I'm talking too much or if I'm jumping too fast. Either way.

I have a question.

Go for it.

Do minor amending, vacating, do those come to us for review?

No. So... With our, the amending plot is certainly administrative, and this is where I'm hoping that this sheet can help. On the far right, it has that column. So yeah, minors is really the tricky one, is if there's gonna touch any sort of infrastructure, other departments are gonna care at all, then we can go ahead and send it out. But for the most part, yeah, go for it. Okay, yeah, on the,

A mending plat is usually to correct some kind of an error by the scrivener or something like a distance. You know, you get a calls and you get a distance, this line's 500 feet. They've marked it as 498 and it's supposed to be five. That would be an amending. A vacating completely vacates the land And it also refers it back to the plat that was prior to the one that was filed, then vacated. It runs back to the prior plat before that one. The minor is usually a very quick, like Brie said, it's increased itself up to six slots. It was four, now they've increased up to six. The key there is they're combining all into one. All these plats are administratively signed off. They won't become before the Planning Commission.

So my question is, you have a master preliminary, 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 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.

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? Yeah.

Not necessarily. It really depends on whether they're whole lots or not. If they're a lot and a half, then we may have some kind of deal where it's going to have a continuation. You know, it's three lots and then you've got half of another one. That's mostly, if they're not whole lots, then they're considered replats and not minors.

Essentially, if the lot's cleanly platted at some point, over the years, historically, the property was sold off by meets 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 in order to be considered.

Yeah, if there's fractional lots or something like that, it's a quarter, you know, a full lot, a quarter. West five feet. Yeah, I see that. 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 master preliminary plat, the example that 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 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 you know that some changes are going to happen, the master prelim really only needs density. Phases are helpful, but this is really looking at a very high-level outline of things. When you get to the prelim, This is where we really want to see those phases and units. And that is, this is where we're looking at what design is needed for the infrastructure. So at each phase level, there's going to be some temporary turnarounds, some temporary water stub outs. 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 lines at which the phases are But this is where the lot count should start. This is where the street 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 and 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 build the subdivision. So they need street names to put up the street signs. So prelim, we really need street sign. That's another huge thing that when street names change on us, it causes more chaos than you could imagine. So once the prelim, you know what PIs are needed, those things are built, or in review, we have the final plat, like the ones that we saw today. Much like Breezeway PUD, we have the PIs, they're not quite approved, but they're in line with the plats that we can line up all of those easements and make sure that everything's accounted for and all of the utilities are in an easement and all lots are protected. such as a lot can't be sold and the neighbor be cut off. So the final plot, very detailed easements, consistency with the master and the prelims. So this is where I'm hoping that I'm kind of answering that. So you're still in line with your density. You're not going from RS 10 or 4.5. Of course, you're gonna have the zoning on that too, but the prelim plot, is where we want to make sure that those streets aren't extending the block length or creating a new intersection or a new turning movement that wasn't reviewed at prelim plat. Major things. Some of 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 lots, right? Shorten up those... Those frontage with and and fit in a few more. It doesn't affect our street name as much but it changes addressing significantly now we have to remember everything but That is still in line with the master prelim because you're 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 in line with the prelim. So it depends on what changed that it's

Yeah, so. Yeah, it sounds like still so anything still can be changed it. I mean it says you prefer and you know you want consistency. But what does that mean? I mean we all the time we. Plans that have changed from the master prelim to the prelim to the final. I mean, I've asked about it and been told 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 should matter. And 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 it.

Material change of plans.

Mm-hmm. Uh-oh.

So commissioners, I think that to answer that, and 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, and we've had some times where, I'm not going to say a developer, but we've had developers sneak in a large amount of lots before, and that's an egregious change, right? Like Bria was 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. If it is a huge impact, if you sneak in a turnaround, we're probably gonna have a discussion, right? I mean, 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.

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 finaling 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. Because some of these projects could 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 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'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 waterways change, 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 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 and what level of plat does detention need to be shown?

Sure. So there are similar to the phases of the lots at master really but prelim you can determine from 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 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 stated. At the PIs is when it gets into the detail of saying, okay, this is where your tailwater is. This is 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 because you don't have a PI plan yet to know the exact amount?

you would have that 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 he 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

and 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 at this time, no. At this time, no. What it is creating is a rework. When that street name is changed, we need to make sure that the street sign that gets put up during PIs, the construction plans need the street names. in order to have the street labels right. So when the plat and the construction plans don't jive, that's when we have 90% of our problems because say the construction plan was issued and then we get a final plat, different street names, well now the final plat is what's creating the addresses in the system. That's what your building permits are gonna go off of. So if construction plans are being inspected for that street, We're putting addresses in the system. You're not going to get your building permit because we don't know what you're talking about.

Yeah, no, we know certain developers like to change the 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's a trifecta, right?

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 a different name or that same name on there, can they take it? Or does putting it on the prelim plat 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 that there's been conversation with GIS.

This happened to you. This is all theoretical. It didn't happen in this city. So to answer prelim does not lock it in 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 But technically the final is the plot 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 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 WEBSITE DEVELOPED WHERE YOU CAN KIND OF CHECK OUT SOME STREET NAMES. NOT SO MUCH ABOUT RESERVING THEM BUT AT LEAST CHECK THEM OUT.

But Commissioner, if you would like, we could add a fee to reserve a street name into the fee schedule, and we can move that forward for council consideration.

great idea a fee solves everything right that's right guess what they're slut 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 prelim plat if it has that level of detail it doesn't have to but But it can. And so again, these are all like ways that we can help the development go faster if depending on what the idea or the knowledge at the time is.

Will this commission always see a preliminary plat before a final plat?

Or alongside, yes.

Or alongside.

So final plat, I think we talked, we have, prior to final plat, we would know of any amendments, waivers, similar to the one that I pulled tonight, it had a waiver and a possible road closure involved with it. These are things that need to be done alongside or prior to final plat to assure all of those, all of the lines on the paper are, once that final plat's recorded, that's it, you know, so... Going on to ministry, 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 think there was too many questions on, on that earlier. So the plotting process overall. So the intake, whatever type of plot it is, as it comes in, goes out for technical review, so that's representatives, public works, CCW, as well as outside entities, TxDOT, the Comcast, Grande, AEP, NEC, all of the, anyone that would have a stake on an easement or development project. Equistar pipeline representatives. So all of those comments come in and 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 might go back and forth a bit with the client, right? I think these comments will go back saying, you know, why do you have the easement here or... 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 we try to 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's a 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. So for the the plats have a 30 day shot clock by state. Right. And so 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 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, I have to wait for the review comments, and so if it takes longer on the review side, I'm kind of...

Absolutely. Sure. So when it comes in, we have three days to get the completeness review done. It goes out to 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 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 10-ish business days to get it back. The multiple reviews, we try to recognize and push those to the front of the line to get those, because it's usually a smaller number of comments, right, to turn around. So far, a lot of the delays in the TRC, we do try to send out reminders to other groups. Of course, all the departments are busy. Everybody's very tight, especially CCW has a few other priorities going on. So we coordinate with everybody. We're doing reminders like, hey, we really need to send these comments back out to the applicant. Have you looked at it? Do you have any concerns? So that's all the stuff that our staff do 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, YES. THAT'S THE, AND YOU ALWAYS FEEL BAD, RIGHT, CALLING AND CALLING AND CALLING, BUT THERE ARE VERY RARE OCCASIONS WHERE 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 WORKS. JUST TO WHERE YOU CAN START WORKING ON THE COMMENTS THAT WE DO HAVE.

And I'm sure you get many.

Yes. So once we get to that point of we've worked through those comments, staff recommendation, of course we come see y'all and get that final blessing before we keep going through the process. This slide has mylar. It kind of made my eyes twitch a little bit. It's definitely not that anymore. But we do, of course, collect signatures on those plats. That would be after the construction is done and accepted, if there are PIs, and record the plot. So this is that was a summary we kind of went through all of it But but the the intake that shot clock 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 if they submit it the completeness review is basically saying okay Do we have the deed we have a layout of what they're doing? We have the application with the contact information designer information THEN WE SEND THEM THE FEE, THEY PAY IT, STARTS THE CLOCK. 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 WITH DOING ONE TO TWO ADDITIONS AND WORKING THROUGH THE COMMENTS.

SO REAL QUICK, THE STATE LAW That's just saying within 30 days you have to review it and give them a yes or a no.

Yes. To 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 it's a difficult one.

Correct. Where it helps for the applicant side is if the review board and thinking about the state overall, 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 to not we can't hold it captive because we don't approve it it has to come to y'all at some point it's not free if it takes longer than 30 days That depends on the quality of the project. But so far we haven't had too much issue on the plats. 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 tabled a few times and problems are worked out, no. But if the decision is, if all of y'all say, if 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 way of... All right. Let's see, so TRC kind of mentioned this, all of the different groups that are involved, Public Works, Parks, the outside agencies, Noasis County, of course, is also part of that. So this is where it kind of points out about the clock stop, and we check our own performance of when we get those comments together and out to you that first round. The applicant revises. Whenever it comes back to us, that clock starts again, and we certainly hold ourselves accountable to that turnaround time. So staff recommendation, of course, we kind of, as we've heard here plenty, anything that comes to a consent agenda meets state law in the EDC. Staff has reviewed everything. We provide the comments report, and we either approve, approve with conditions, or deny, depending on how you all see fit. This is 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.

With amendments?

I'm sorry?

With amendments?

Yes, ma'am.

And is that just once those conditions get cleared, then it just automatically turns into the final approved flat?

Correct. So that final drawing, we have all of those, all of the recording fees paid. So I know it's fees, fees, fees. 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 have more fees there to record and for our staff to go over to the courthouse and get that stuff taken on. I know they also have run around We appreciate getting those signatures.

And they're ready to go.

And we're officially at Noyesis County. We do get a question quite a bit coming to us about, can you get me a copy of this plat or that plat? It's not a city record. It's a Noyesis County record at that point, right? But we're glad to help find it and at least get the volume and page number of 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 times we'll get... can I get a copy of it? So they pick it up usually the next day, two days or so, that we can get it and supply that information. So usually at that time is when the addresses are ARE SERIOUS BECAUSE WHEN APPLY GETS RECORDED, THEN THE NCAD ASSIGNS A SUBDIVISION NUMBER TO THAT DEVELOPMENT AND THAT'S WHEN WE CAN ACTUALLY ENTER THE ADDRESSES IN THE SYSTEM FOR BUILDING PERMITS. THAT'S REALLY OUR HOLD POINT. THAT'S WHY WE TRY TO GET EVERYTHING IN LINE TO WHERE AS SOON AS WE HAVE THAT, EVERYTHING IS IN THERE, JUST DROP IN THAT SUBDIVISION CODE AND IT'S GOOD TO GO. SO THIS IS WHEN WE CANNOT MAKE ADDRESSES UNTIL WE HAVE IT RECORDED AND GET THAT ID. We kind of went over this earlier. We're going to have two coming up. So we have the street waiver that we're going to be having. We have a wastewater waiver coming up. So this is just a new variance from the UDC rules that might come in front of you all for a vote. Time extensions, another favorite one. So final plot's good for 12 months if there's activity on it. If PIs are under construction, 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 does need a time extension to keep it alive. This is where it's gotten... a bit more, not concerning, but more attention to it because 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 doesn't no longer meshes with the area and so time extensions it there is a review there it's not just a stamp and go it is a review of what it 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's your plan So the big picture, last slide, we're finally there. Majority of the steps are city staff led. That's not to say we have the final call on anything, but we need to make that phone call and push the project along. We're trying to get it processed. BUT IN THE END THIS IS, IF A PLOT MEETS THE STANDARDS AND IT MEETS, IT'S COMPLIANT WITH EVERYTHING, IT'S NOT SOMETHING THAT WE CAN HOLD BACK. IF IT'S SOMETHING THAT WE DON'T WANT ANOTHER QUICK QUACK, IF THEY OWN THE PROPERTY AND THEY MEET ALL OF THE REQUIREMENTS, WE ARE UNABLE TO PREVENT THAT TO SOME DEGREES. We're just trying to... The call out here is to... The decisions and the approvals or denials must be on the compliance with the regulations and not the project itself, right? And that's the part that, as the human part of it, is... Some want the bigger lots. I know a lot of projects on the island, they don't want more projects on the island because everybody loves to go into the big open beach. But at the same time, if somebody owns the property and there's a project there and they meet all regulations. So that is a hard thing to keep in mind. But that is the final note.

Are there legal implications if it meets all the technical reviews, it meets everything, you guys approve it, recommend approval and then we go rogue and deny it?

That is outside of our purview. If you deny it, it's not our decision to make, it's the body.

But as a developer, if it meets all the standards, does that open the city up to legal?

That sounds like an attorney question right there.

Can you repeat the question?

Yeah, so 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 don't like that project, we don't want quick quack, so we're going to deny it, does that open up the city or us personally to any legal implications?

Yeah, they would challenge the city on that.

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 at zoning, if someone's trying to change zoning from one thing to another, that's when you have a little bit of 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 gonna be coming up with some. Are there any standards that we have to follow as far as the streets, half streets and the sidewalks and everything else because I know that there are some things that are in compliance with the ordinance for the developer, and then how can we follow what we know which route to take there?

Absolutely, and that is on the formulation of the presentation. So 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 the one coming up is a very small street so the the half street is essentially making sure that they're of course two-way traffic but that fire emergency access is is what it's all about so it's all to to the standards of a 75 000 which is a fully loaded water truck But everything is ruled out in the presentation in the design memo of these waivers that you'll be seeing There are call outs to the UDC. So the UDC doesn't have The waiver process is identified on on the extent of what can be waived and whatnot And when is the UDC Rewrite process happening is that already underway or is that that is an excellent question?

so Commissioner I will be sending out a revised schedule of when we'll have the DS tag meetings. 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. I would actually recommend that we push IDM out and maybe tackle some more low-hanging 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. So I'll be working on that this week if I'm not stuck in jury duty for the rest of the week. But I will get a revised schedule out to everyone because we do have a lot of people that we're interested in serving, and it's time for us to start bringing some potential amendments to you. And as we go through the process, we will be bringing periodical briefs forward just to kind of let you know where we're at, what's been discussed, so it's not just a, unknown to you and a surprise when we bring a text amendment 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 Planning Commission, and then to City Council for final approval?

Correct. 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 that we know are going to take some time. We'll probably break it up into maybe one or two text amendments that move forward to not only DSTag 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 wanna say 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 in detail of all the work that y'all have done to present this. And so doing this, it would be nice if y'all continued to do this as y'all start to change and make new amendments and the UDC codes. So I thank y'all for that. Thank y'all. Um, okay. Moving on to a director's report.

I think that was part of it was the, the Justin beat us to it with the question or anything that a meeting is adjourned.