Planning and Zoning Meeting - Regular Meeting

Good evening and welcome to the city of farmers branch planning and zoning study session meeting. Uh it is presently 6:30 p.m. Monday, August 11th, 2025. I'd like to begin by thanking the commissioners for their service. On our study session agenda, first is item A1, discuss regular agenda items, which takes us to item C1, consider approval of the July 7th, 2025 planning and zoning commission meeting minutes and take appropriate action. Commissioners, any errors, typos, omissions, corrections? All right, we'll move right along. Next will be a public hearing. Item D1, conduct a public hearing and consider the request to amend article 5 special districts of the comprehensive zoning ordinance by amending article 5.6 six alcoholic beverage and pre on premise overlay districts to add the Spring Valley alcoholic beverage on premise overlay district an approximately 7.96 acre property located at 4801 Spring Valley Road and located within PD27 zoning district and take appropriate action. Thank you, Brian.

Thank you, Madam Chair. Thank you, commissioners. Um, let me know if you have any questions um that you'd like me to answer right now or um we can wait until u my presentation during the regular meeting. Um I feel this is fairly straightforward request. The applicant is just looking to add this property to um the alcoholic beverage on premise overlay district. Thanks Brian. Questions? I guess really the only question I have is that the so this is um ostensibly for the pickle ball uh court or the that's correct business

but the but the district seems to be much larger than that it's two very large buildings seven acres there's a whole there are a whole lot of there's vacant spaces there are a lot of other businesses I'm just curious as to the thinking as to why it's so large why why why are we encompassing large buildings that have really they're just sort office buildings and retail.

That's a very good question and I did discuss this with my colleagues in the planning department. We felt it was m it would made the most sense instead of u making the overlay district specific to that suite that we would do it to both of those properties are zoned as 481 Spring Valley Road. So, we thought it would it made the most sense to go ahead and add the entire entirety of both of those properties to um that district in case we had future tenants in that building that wanted to the ability to serve alcohol.

And that would be the I guess that would be the the downside of doing it, right? Then we lose don't we then lose control? I mean, because it's already in the overlay district. So, whoever comes in, you know, we don't have the opportunity to discuss it. Is that is is that kind of what happens here? I mean, maybe you could just clarify as to what the what the effect of having the overlay district placed on the the whole buildings,

right? So, the overlay district just gives the properties properties here the ability to serve alcohol on site without having to serve food. Now, we would still be able to regulate the land use itself. So, if the main use still required approval of an SU or zoning amendment or something like that, that wouldn't change. It's only for the ability to serve alcohol. Okay. Thank you. You're welcome. Further questions? Go ahead. So, could we limit the alcohol to that suite through a special use permit?

No. um that would require an amendment to um a separate amendment to the CZO. And Brian, maybe um correct me if I'm wrong, but the current alcohol overlay boundary um was drawn just across the street. Right. So uh for that east side entertainment district we have a current alcohol overlay and basically the extent of that is the boundary is just across the street. So, in some ways, this is while it is a separate alcohol overlay district as you've clearly defined it here, in some ways it's merely extending that boundary across the street in a very similar land use pattern to the other buildings that are in that entertainment district serving essentially the same purpose.

That's correct. Yeah, I I I get it. So the I mean the warehouse building was platted by itself and what we're doing is taking in that plat. Correct. So those two for that warehouse building. Right. So those two properties, you're correct, were platted separately. So they're both, like I said, they're both addressed as 4801 Spring Valley Road. So that's why the boundaries for encompasses both of those properties. Okay. And everything in the big building behind it is a suite number sweet number one 12 BC or correct. Okay.

Did you have in the in the presentation that that would show the the current overlay district and the new one together so we could see what they look like? Because we're talking about I guess you're being contiguous. It'd be nice to see how it meshes up how this now sits with what already exists. I don't remember seeing that. I don't have that in the presentation, but I can pull up um the overlay district here on the interactive map if you'll bear with me just a moment. So this purple boundary right here um is the current entertainment overlay district. And then the applicant's property is uh right here. It's these two. So yeah, like I noted in the staff report, it's located immediately north of the entertainment overlay district. But um I hope that helps. This is kind of piggybacking off Marcus's question. The application was for uh just suite 108 and sweet 110. Correct. But then this approval would be for the entirety of both of those buildings,

right? No. So the original application was for the whole property, not just that particular suite. because the way um the other two the way we did with the other two districts, it wasn't specific to um one suite or part of a parcel. It was for an entire um property. Okay. I guess my question is how many suites unrelated to um the DFW indoor pickle ball would we be approving this overlay for?

Let's see. So currently there are 1 2 3 4 5 6 7 8 9 10 11 12 13. So there are currently um 13 other suites aside from DFW pickle ball in this um building and then uh another one two three four five six seven and then another seven suites in this building down here. And then the I think the application mentioned the redevelopment of suite 110 upon approval of this overlay. Has that redevelopment started or is that in progress? I may have misread that.

Uh no, there are no plans for redevelopment of suite one and right now that I'm aware of. Okay. So there's a checkbox over there for the alcoholic beverage overlay district, which is what we're really talking about here. We're not talking about entertainment overlay, right? We're talking about So yeah. So maybe uncheck the entertainment overlay so that we can see that part. Okay. And there.

Yes. So those two. Yeah. Um, so as I noted in my staff report, we only have two on premise overlay districts right now here for the boardwalk tract and then one um up here for the station area. Yeah, those are the only two we have existing right now. So it's just I mean it just it seems e it's like either go big like if we want to have the whole area to be able to have on premise consumption maybe make it bigger you know make it if that area is suitable for it. It just seems a little bit odd. We're singling out a two buildings that are It just seems some somewhat random as opposed to again looking for at a at a specific

at a specific business. That would be one thing, but we're doing something larger than that, but we're stopping there. And we're not, you know what I mean? It's just I'm just trying to get the sense of the logic. I think it has more to do with historical. I mean, Farmer's Branch was the last city in the council in the county to sell beer and wine. And in other words, we were a dry city up until 20145 something like that.

And if it helps, you can think about it in terms of our beer and wine sales overlay districts. Um these are the districts that permit the selling of um beer and wine for off- premise consumption like think convenience stores and things like that where we have multiple properties um in the city where you can do that versus one big property like the entertainment overlay district but those are um you know property specific they're not limited to a specific suite um so if it helps you can think about it from that perspective

and just to clarify too Brian at least my understanding is um the overlay district itself doesn't you know do all the work sort of for any applicant they still have to go through TABC and all of those requirements uh in terms of certifying all the the sales for on premise correct yeah this just gives them the ability to do that but exactly like you said they still have to go through the the TABC process and get all the approvals so yeah that's right

but they but they don't have to come back through farmer's branch I mean it's saying so we are seeding our ability to you know look at things in the future for this whole two building structure any one of those those could be I mean I suppose they could put a you could put a bar in there right I mean if if you have to go through tabc or whatever I just and I'm saying it could be it just in some sense to me it almost should be bigger like if that's is if it's is it too limited I mean do we you know are we but it just to to to go one building at a time or two buildings and then somebody else comes in with a building over here and somebody else with a building over there. I'm just trying to get a sense for the the you know the process of doing that.

Well, the city has more control. I mean that's that's what it is. Everything has to come if you want to get it reszoned, you got to come to the city. But in this case, you if we do the buildings, we're giving up that control for these buildings. you know, anybody could come into either one of these two buildings because they are they will be in a in a zone. You know what I'm saying? So, it's larger than a single business. It's it's so that's those are just my thoughts as I was going through this process.

Well, and that that's why I asked the question about the special use permit. you know, like special use permit, you know, you you limit it to the term of the lease to the particular tenant as opposed to doing cart blanch, but this is zoning. This is right. So, this is different is what I'm trying to say.

Right. So, like I said, this just gives the businesses the ability to serve um alcohol, you know, without having to serve food. Now, like I said, we'll still be able to regulate other land uses. So, the if the main use still requires approval of an of an SUP or a zoning amendment or something like that, that's not going away. This is just giving um businesses that fall within the district, if this if this gets approved, the ability to serve alcohol on site. Yeah. Like I said, if if this particular land use still requires approval of a specific use permit, like a private club or, you know, something along those lines, that process won't go away.

I I guess I think of it in in terms of like our, you know, new comprehensive plan and this entertainment district overlay. And the the purpose and the reasoning behind that is we know that this east side development will redevelop u but we'll do so likely as we're seeing kind of parcel by parcel bit by bit as you know different potential uses come in. So to my mind, it it does fit in alignment with the anticipated development pattern that we we think we'll see uh for a redeveloping area of this type with the older style warehouses, etc.

Yeah. How how else could we do it? I mean, there's no residential near it. There's there's no Oh, I mean I mean I guess one way to do it would be business by business. I mean in this case it would be for the pickle ball, you know, they're they come and they're applying for it and then you approve it so that they can have on premise and then if somebody else in that building later wants to come and do something completely different then they can use it for a warehouse. What's that? Like use it for a warehouse.

Well, I mean it's it's it's really more like strip center. I mean it's not really a warehouse. in one of the buildings by I mean it's it's like a it's a strip center U-shaped strip center and an office building. Um so that that's that's for for me is just could you just do it just for the pickle wall? I mean just that makes sense they want to have it does it does it need to be Sam you want to jump in?

Yes. Uh yeah you do have the option to either apply it to the entire property holdings and that's and that's one of the reasons that we looked at the entire property holdings. the same individual owns both lots. So, it provides them it provides anyone the option to be able to serve alcohol uh on premise alcohol. You can also do it lease space by lease space. But what I found in the past is that when you do it to a lease space and they expand and we hope they do expand, they've got to come back and amend it again and again and again. So this kind of shortcuts that kind of uh reoccurring need to amend uh the uh the overlay district. Uh so that you know so those are the two options you know that you really have and uh our approach was let's take a look at it comprehensively with both these lots. They're owned by the same individual and let's let's give that individual the option to attract these other types of users into that.

Okay. Now, now to the extreme then suppose I wanted to come next door to the pickle ball in Oakland a topless bar. Can I do that? They would either need a special permit or they wouldn't be allowed based on the zoning because they would be a a sexually oriented business. Okay. It's a different use. Yes, sir. Okay. And how much kind of elomeration effect do you anticipate in that area in terms of similar I mean it would be a slow go I would imagine

I would think so. I mean you tend to attract similar types of uses within a given area. So I don't I don't see this thing just exploding and we've got bars and everything else. It's going to take a mix of different types of uses in order to keep each one in those lease spaces. So, I can see this use being uh expanded, the pickle ball lease space uh being expanded into an adjacent uh uh lease space that may be vacant. Uh if I can see that happening, but I just don't see it exploding. Um there's there's plenty of other areas that are closer to major thorough affairs that provide them the traffic that they need. Yeah. To keep them afloat. So, yeah. So this pick this uh pickle ball court is very kind of location oriented. You go there to play pickle ball and as part of that kind of recreation or league play, they partake in in alcoholic beverages very similar to what you may find in an indoor soccer uh establishment where they're there for a specific reason. They're not to they're not there to loiter. They're there to play and then have a drink.

Correct. Exactly. Exactly. Thank you. The entertainment district allows the sell of beer. Correct. Yes, it allows um bars. My main question is why did we choose the o alcoholic beverage overlay district and not the entertainment overlay district for this? Well, as I pointed out in my staff report, this property is located immediately north of the entertainment overlay district, but it's outside of the boundaries. um because if it were located within the within the bounds um the applicant wouldn't need to even need to go through this process.

My question is why did we choose the over alcoholic beverage overlay instead of just doing another entertainment district overlay or expanding the current? So you're suggesting to amend the current entertainment district overlay or do a second one? Like I'm just confused as how we chose alcoholic beverage when we have another solution that seems almost identical for accomplishing what the request is.

Mhm. And I mean that's something um that we can look into if the commission is interested in expanding the um entertainment overlay district boundaries. That's a possibility. So, at the time when this was first established, those boundaries were chosen with the understanding that um you know, we could always expand in the future if we want to, but you know, once something's put in place, you can't take it back. So, if that makes sense. What other um benefits potentially or downsides come with the entertainment district overlay as compared to a specific onremise uh alcohol beverage overlay district to I mean in terms of what uh what rights are afforded to the entertainment district specifically.

Um so like I said it allows um bars um tap rooms um wineries um tasting rooms all of those alcohol of alcohol-related uses are permitted by ride within that district. That's for the entertainment overlay as opposed to the um alcoholic beverage overlay. Well, that's correct. Well, yes, that's correct. Okay.

So, you're saying this by doing the alcoholic beverage overlay, it's more restrictive as to what we're allowing rather than giving the entertainment district, which is more expansive of what the rights would be. I mean, I guess you could look at it from that perspective. I mean, um, yes, in a way it's more restrictive in the uses that are permitted by ride, but in a way it's expanding, you know, the property. It would be expanding the property rights for the property by allowing for the alcohol sales by ride. So, I guess it just depends on how you look at it.

Yeah, I guess and I'm putting you on the spot here. I hate I'm sorry we're doing that, but it's just it's getting down to the sort of the sense of getting clarity to what the differences is between the one type, the al alcoholic beverage overlay district and an entertainment district. Like what are how are they different? How are they the same? Is there any is there is that something we may need to do some more research on or something? But I'm not clear what the differences are by right, but what differences are you know what the the rights are differently between the two? Right. So, the entertainment overlay district was a city initiated a initiative. So, any amendments to the boundaries of that would have to be a city initiated um zoning amendment versus the um alcoholic beverage on premise overlay district is more developer driven if you will.

Okay. That clarification helps a lot. Brian, no. Good. Any further questions for Safia? Uh last one would be do we have a list of approved uses for PD27? Like what isn't included in in PD27? I guess is you know are bars allowed by right? Um but I'd be interested in that.

So uh plan development district number 27 has a base zoning of light industrial. Um I can pull up the comprehensive zoning ordinance real fast. I'm not sure of all of the uses and what they are off the top of my head, but I can pull that up if you'll bear with me just a moment. Okay. So, it looks like currently um brew pubs are permitted by right. Um, let me see. Uh, private clubs require approval of a specific use permit. Um, indoor commercial amusement is allowed by right. Um,

so which column are you looking at? I'm sorry. It's the next to last. It's the second to last column. It's this one right here. Thank you. Mhm. And then as you'll see with bars and taverns, um it has to fall within either the entertainment overlay district or the alcohol and beverage on premise overlay district. Yeah. To me, the biggest difference in those overlay districts is that the entertainment district allows off- premise uh sale of alcohol as opposed to the uh alcohol overlay district which only allows on premise. So that's the to me that's the biggest difference. All right. Did that help answer your question? Yes.

Okay. F further questions for staff and I believe the applicant is here. Will they have a presentation during the regular session? Uh not to my knowledge, no, but they will be here to answer questions. Great. Thank you. Sure. Any further questions for staff in our study session? All right. Thank you again, Brian. Thank you. All right. And that takes us back to item A2. Discuss agenda items for future planning and zoning commission consideration. commissioners. Um, I've got two and one of them is just kind of an update on

if we're going to receive any training or information on the laws that were recently passed in the last legislative session that, you know, may potentially affect development and farmers branch. Um, and then the second one is I noticed that there is a housing policy um, topic coming up or a presentation coming up for city council. I was wondering if we could get any information on that as far as what direction they're looking for um, you know, what kind of specifics they'd be interested in. Thank you for that. Anything further?

I might just suggest something related to this one tonight. I mean just a sense of um what is our what is the vision for how you will go forward with with creating these these new districts or these new is this going to be on a building by building kind of thing where um or is it make some sense to look again at more of an overlay a larger something citydriven or some just something some sense otherwise it just seems a little bit haphazard you know to me so I I guess what I'm hearing you there just to clarify is maybe some exploration of the potential for expanding or that entertainment

or or developing what the rules are. I mean, what do we really want? If we're going to do it on a case by case and it's going to be for the two billion, what is it that we're supposed to be judging it on? Is it just because it's in these performers branch and it's commercial, it's okay? You know what I mean? So, just kind of go through it a little bit. Yeah. Yeah. Thank you. All right. Well, with that, that uh takes us uh to the end of our study session. I believe it is presently 6:57 p.m. We'll reconvert reconvene uh right about at 7 if if folks are amendable to that. Does anybody need a longer break? No. Okay. Right at seven. Thank you all.

Good evening and welcome to the city of farmers branch planning and zoning commission meeting. It is presently 700 p.m. Monday, August 11th, 2025. I'd like to begin this evening by thanking the commissioners for their service. Uh next on our agenda is the citizen comments. This agenda item provides an opportunity for citizens to address the planning and zoning commission on any matter that is not posted on the agenda. Anyone wishing to address the commission should complete a citizens comments registration form and submit it to the chair prior to the start of the meeting. There is a threeminut time limit for each citizen to speak with a reasonable limitation on speakers on one topic or item with a maximum of 15 total minutes on the same topic item. Anyone wishing to speak shall be courteous and cordial. The planning and zoning commission is not permitted to take action on any subject raised by a speaker during citizen comments. When called, please approach the podium and state your name and address prior to beginning your comment and please direct all comments to the commission and not to the audience. And this evening we have no one signed up for citizen comments. So, we'll move to our regular agenda items. Item C1, consider approval of the July 7th, 2025 planning and zoning commission meeting minutes and take appropriate action. Commissioners,

I I would move we uh approve the minutes as presented. Thank you. I'll second.

Any further discussion on the item? Seeing none, we'll move to a vote. All those in favor to approve the minutes as presented. All right. Thank you all. Next on our agenda is a public hearing. Item D1, conduct a public hearing and consider the request to amend article 5 special districts in the comprehensive zoning ordinance by amending article 5.6 alcohol beverage on premise overlay districts to add the Spring Valley alcohol beverage on premise overlay district and approximately 7.96 acre property located at 4801 Spring Valley Road and located within the PD27 zoning district and take appropriate action. Thank you, Brian. Thank you, Madam Chair, and thank you, commissioners. Good evening. Brian Campbell, planner with the planning department, here to present to you the only case we have on the docket tonight, which is case number 25 ZA8 for 4801 Spring Valley Road. Um, so as I said, this property is located at 481 Spring Valley Road and is zoned plan development district number 27. Um, with this request, um, this is a zoning amendment request. Um the applicant is requesting to add the subject property to the alcoholic beverage on premise overlay district. Um so in the staff report I did provide some background as to how these districts came to be which I'll just quickly summarize here. So the alcoholic beverage on premise overlay district was established as article 5.6 6 in the comprehensive zoning ordinance um via ordinance 3446 in 2017. Uh currently we have two such districts in the city located within the station area and the boardwalk area. Um this overlay district permits the selling of alcoholic beverages on premises by right without having to be a qualifying restaurant as provided for in article

2.6 of the CZO. Um, and just for um some clarification for everybody here in the room and for those who might be watching at home, a qualifying restaurant is one that serves both um food and alcohol. Um, with the qualifying part being that at least 50% of the gross sales come from food. Um, so establishments in this overlay district are subject to the requirements of article 5.6 and all applicable state law, including the Texas Alcoholic Beverage Commission. And so, like I said, the applicant is seeking to add the subject property to this overlay district to benefit um his business, which is DFW indoor pickle ball. Uh so, turning to the recommendations of the Farmers Branch 2045 plan. So, the Farmers Branch 2045 plan designates the subject property and the surrounding area as mixed use. Um so with this designation, the plan recommends a healthy mix of land uses in order to provide both economic vitality and livability for um citizens that might be living within the residential parts of this area in the future. And so with this designation, the recommended land uses are medium to high density residential, office, commercial, light industry and small manufacturing and civic parks and open space. And so given that um DFW indoor pickle ball is consistent with the other retail and commercial uses um adjacent to it um as well as the potential for for this area to have additional economic vitality through the sales of alcohol. Um the proposal is consistent with the farmers branch 2045 plan. Um and as mentioned in the staff report, this property is located immediately north of the entertainment overlay district um which was another special district um established by the city to provide um additional opportunities for

entertainment oriented uses within the city to establish both the east side and the city of farmers branch as a destination location. And so this zoning amendment also helps to further that goal. So on July 30th, 2025, we did um mail 24 letters to all affected property owners within 300 ft of the subject property as to as well as to both the Carolton Farmers Branch and Dallas ISDs and a zoning notification sign was placed on the property that same day. Um as of this evening, we have not received any correspondence regarding this case. So that concludes my presentation. If you have any questions, I'd be happy to answer those. We also have the applicant here as well to answer any questions you might have. And otherwise, I thank you for your time this evening. Thank you.

Thank you, Brian. Uh questions for staff first. Yes. The um I guess so the the thing that I'm still struggling with a little bit is we have two ABOPs now and those are very clearly the stationary and the boardwalk. Those are two areas physically kind of, you know, significant. They have a size that the these are the types of businesses that you expect to be in that area.

So now we're going to have a third one. It's going to be completely different. It's going to be an office building. It's going to be a strip center that's not really intended to grow into that kind of a district. It's just that there happens to be a pickle ball company, you know, a pickle ball facility in the corner of it. But we're saying let's go ahead and make the whole building a district equ equal to the station area and the boardwalk. So it's just it just the this this one just doesn't seem in my mind to ma to match the the at least the intent of that. And and if you could go back two slides on this I just want to point out. Yeah. Right here. So at the bottom we're not really it's not a subject. It's it's it's we're not doing it for DFW indoor pickle ball. Right. They're they won't be mentioned. It's not really mentioned. It's these buildings, not the specific business. Right.

The business happens to be in the buildings, but we're not we're not putting the ABOP for the pickle ball. We're doing it for 2801 Spring Valley. Is that correct? That's correct. Okay. See, that that's just that's just where I've been struggling with it a little bit. It just seems a little bit different. And that's all. Yeah. Go ahead, Harold. Brian, ju just for clarification, if it's sometime in the future, the pickle ball went away, current owner had an opportunity to sell the property for a different use.

He just come back to us and say, "I have an opportunity to sell it for a different use. Can we change the zoning?" And we'd probably do it. Correct. That's correct. Okay. could happen.

Further questions for staff.

Okay. Do we have questions for the applicant? Any applicant could? Yep. Come forward. As you come forward, just uh please state your name and address for the record. Jonathan TR for 4801 Spring Valley Road. So I guess I guess so are you the business the pickle ball owner the building owner or both? I'm just the pickleball owner. We we lease from we lease from and so and you're you're really the ones that that want this to happen.

Yes sir. And is it and are you so that the way it sort of has come down to being larger than you that's not really that's just you don't really care as long as you get approval to serve on premise. Yes sir. Yes sir. Right. I think it just made sense just because of the like I said just the own build the owner owns both those buildings. So I think right but does the owner have any intent to develop the rest of those buildings on for on premise alcohol? He doesn't want that truthfully sir.

Okay. I mean he or he wants to he who wants to he said he would control it by the leases. So like he would he he was restricted to us because that was his his main concern. I think he he talked to y'all's planning and zoning committee to make sure that he could control like you know if someone lease they can come come to you and Zach and want to serve and it's not if it's if he can control it by his lease. He want he wants to keep us really the only ones serving that. Okay. All right. Thank you.

Other questions for the applicant? Go ahead, Scott. I guess this is just kind of like what if you've got this as set up so that it is alcohol to serve the patrons of is this actually a private club type of thing or is it open is the pickle ball thing open to everybody? It's we have membership and walk-in sir. So you could come in and play now or you can have a membership and come but it's not you know it's we're open to both.

Okay. Because I'm just playing devil's advocate here. What what keeps somebody from as they're driving by, they they come to figure out, oh, you can get you can get alcohol here. And so they just drop in, come in, buy a drink, go out. Now now you've got somebody who may have gotten a couple drinks out and they didn't go in for the purpose of pickle ball or anything. They went in to go grab a couple drinks and you start getting alcohol traffic that's exclusively alcohol traffic there when literally okay you thought you were going to have nine pickle ball courts and that was going to be the main thing. Now you've got your your main revenue and main traffic is going in and out people getting drinks and that's you know I I' I'd expect going in and out and getting drinks something that you get down on Harry Hines or some other place in Dallas. So now now you've got something else that's your primary.

Yeah. If you look at the layout of our building, we're we're we're so we're so our our whole facility is pretty much courts which is sitting waiting area. We don't really have just a it wouldn't be in my opinion wouldn't be a straight bar type atmosphere. Sir, I mean you can go down odd is right down the street truthfully. I mean they're a brewery. They would I would assume they would go there over ours. But, you know, we would train our staff and we have in our alcohol awareness program to make sure truthfully we've we've actually we have a BYOB currently at our facility and we try to provide alcohol to patrons but no one really drinks it. They just want to play pickle ball but it's just an option. We're looking to maybe just have a little bit more revenue as you can see like around everywhere. These these pickleball businesses are blowing up everywhere and we're making it. We're just trying to basically get a little bit more to hopefully, you know, survive survive our business in this in your city limits, sir.

Okay. Further questions for our applicant. Thank you so much. A reminder, this is a public hearing. Do we need to have any more discussion? I would make a motion to close the public hearing. Thank you. Second. Any further discussion on the item? Seeing none, we'll vote to close the public hearing. All those in favor? All right. And with that, our public hearing is closed. Now we can hear action on the item.

I I would move that we accept uh the item as presented. So, a recommendation for approval. I heard. I'll second that. And seconded. Any further discussion on the item? All right. Seeing none, we'll move to a vote. All those in favor to recommend approval. All right. And that carries. And this goes to city council on September 19th. On September 19th. Thank you all. And with that, that is our one and only item on our docket as Brian indicated. So, we will adjourn at 7:13 p.m. Thank you all. Thank you.