Planning & Zoning Meeting - Regular Meeting

meetings will come to order. Planning zoning meeting for the city of Josephine uh January 15th here uh at 6 o'clock. And thank everyone for being here. and our roll call. Uh, Madame Secretary, we have a quorum. Mr. Walgreens, Mr. Love and Ken, and myself, Lloyd Brown. So, [clears throat] okay, if you'd like to stand and join me for the pledge of

allegiance to the flag of the United States of America to the republic for it stands nationy and justice for all. Okay. Unless there's someone else that will do the invocation, we will just go to the next item and that's someone want to take Mr. Garcia's place. Uh, okay. First item is approval of the minutes for the December 18th uh 2025 regular meeting. Amen. You should have a copy there in your packet. Give you opportunity to review them and then we'll make a motion. [clears throat] and also uh madam secretary uh Mr. David uh Reed is here. Awesome.

Make a motion to approve the minutes. Is there a second? Okay. Second.

Okay. And all in favor? Okay. Okay. The first item on the agenda here or the second 3.1 discuss and act to accept Greg Garcia's resignation and make a recommendation to the city council for approval of the replacement to the board. Uh Mr. Miguel, let me uh make a point here on that part on that topic. Uh a replacement to the to the uh council replacement to the board has already been approved. Uh the council have already approved that the alternates a few months back and uh they were all sworn in, but we can still vote on that and move it on. Doesn't matter. commission.

Sorry, the composition of the planning and zoning commission is five full members and up to four alternate members. um given that one of the full members has resigned uh there is no uh specific procedure and there is no order like between the alternates. So in many municipalities you'll have a first alternate and a second alternate from which then the council first alternate tends to be the one moving up to a uh fill out a full position. Um, with that said, since we do not have that, um, um, my recommendation is to, uh, recommend a full, uh, one of the alternates to serve as the full member. Um, alternatively, um, if if it is the wish of the commission to recommend reopening applications and and allow not just the alternates but a member of the public to to go for that full member position. That's that's I mean the there is no set procedure here. So this is uncharted territory. Um, I think for our this this body here in this city. Uh yes, there's nothing in place, but uh I guess my point is two alternates and one regular member has already been approved. So

we're creating uh new procedures even though there's nothing in place. We're creating something. Uh Mr. David have ser served up here at least one time. I don't think Miss Young has. And my position is how do we fairly select one to be the full-time person? And again there's nothing in writing and uh the council have already approved the alternates and the uh uh the fulltime person.

So I mean if no action is taken today the the the seat can go unfilled and then the city council can make a determination as to how they want to fill that seat. In the meantime, from my perspective, until a full member is appointed, one of the alternates can, just like Mr. Reid just now, can take that seat for the foreseeable future. Uh, I'm interested in in discussing because, you know, this brings up a good point. Had Mr. Reed and Miss Young both been here. That brings up the question, who would have sat up there tonight, right? So, uh, there is no, for the lack of a better word, ranking, right? First or second alternate. Um, and I recognize that this places you in an impossible position, right, to because you you have two very capable and and valuable members of of alternate members of the commission uh who are willing to serve,

right? And what grounds would the council use to determine who would be up here? Um, they were both all everyone was approved a few months back. So, so my what I was going to do is and it's too late now. Both alternates was here. I was going to talk to both of the of them and make them make the decision among themselves. I mean, uh, Patty uh, forgive me for, uh, but there is no requirement that to take action on this item tonight, right? I mean there for they could

if they wanted to make a recommendation tonight they could. Well, I guess that's my question from the beginning. How do you do that and be fair, you know, to to both candidates? And why would I choose one over the other when both of them can fill in without any council approval? If if Mr. Reed I mean Yeah, Mr. Reed wasn't here and Miss Young was here, she she would be up here. Correct. But we should have five full members. Yeah, that's true. But I'm just again who would be up here. Either one of them could could have come up here if uh Mr. Love

that would be if you if the commission wanted to recommend approval or not or just let it

I I I recognize the the difficult position that that you are in. Um, I mean, you you had more than, you know, I believe there was one candidate that may have been, if I recall, left out of the process or not elected in the last round, right? So, um I think that you know it may be and again no no disrespect to any of our current alternates but maybe uh we bring forth the both names and I can submit the the application packets that that Mr. Reed and Miss Young and Miss Young submitted in the last goound to the city council and then the city council could could make that determination

and I mean or we could this item could be tabled and and it and it'll give you an opportunity to discuss with the alternate membersh whether they would like to serve as a full member. Okay, Mr. love you wanted to say something. Yeah. Does this set a a precedent of if if if we kick the can down the road to city council, are we are we setting an example that in the future city council will just decide who who replaces who? Do we do we want that decision?

We've never we've never had it. So the the I mean per the ordinance that establishes the commission council has the authority to appoint the members and and the it says may also appoint alternate. So um yes and that's like every November but we've never been in this situation. We've never been in this situation. So this is this is uncharted territory. a little different. Um, so we so we can table it till next month and then yeah, let me Lloyd can talk to each one of them and figure it out.

And and um, you know, I and there's also a possibility. Yeah, maybe Miss Young or Mr. Reid may elect to apply for the the municipal development district board. I know that process is also going on. So I I my recommendation would be to table this item to next month, give you, Mr. Chairman, an opportunity to talk to both alternates to find out what their intentions are. Um, and in the meantime, uh, Patty and I can research, you know, what what the procedures have been in similar situations, probably reach out to the city attorney as well for guidance,

and then maybe we can eventually put something in writing in case one of these situations pop up. And it could be that this results in an amendment to the ordinance to add provisions to right that you to help us navigate these situations. Okay. Yeah. My my thing is I just want to be fair and it's like how do I select one or how? Correct. It's it's over the other and why, you know, and that's the same for the council. Why would they select one over the over the other? Mhm. You know. Okay. So maybe we can make a motion to uh to table it then since it's on the agenda

or or my recommendation because I believe we have to accept the resignation from Mr. Garcia. So my recommendation would be a motion to to accept the resignation but table further action on the replacement until the next meeting. Well, see, in the past, we've always had the uh resignation on the on the agenda, but not this the other part of this statement here about making a recommendation. Uh there was no problem uh accepting Greg's resignation. I don't think we have a choice. So, uh yeah, we can we can approve that uh and then uh table the other part if possible. Okay.

Okay. So, um I'll make a motion to accept Greg Garcia's resignation and then to table the approval of the replacement board member. Okay. Second. And all in favor?

Okay. Good. Item 3.2 to open public hearing case number CA25-00004 special use permit site plan waiver hold a public hearing to consider testimony and make a recommendation to the city council on the city initiated amendment to the city ordinance chapter 14A section 25 special use permit to add a new subsection to read as follows. 25.1.2.1 2.1 The requirement for a site plan should be waved when an application for a specific use permit which is known also as a SUP is warranted by change in the scheduled schedule of land uses in this zoning ordinance whereby a use formally permitted by right is amended to require a specific use permit in the zoning district where an existing use is located. Uh I hope that's not too confusing. I can read it. M

M Mr. Chairman, this [snorts] is why I don't go to law why I didn't go to law school and I I just stayed in in the M's level. Uh this this uh if I I like to introduce the item before uh that way the public can be informed of what what is behind this. So, as you remember, um, we proposed a change in the use chart to remove certain, uh, quote unquote undesirable automotive related uses from our use chart in the commercial zoning district. So seeing that we have two gas stations with a third on the way. Uh seeing the threat of um car washes and other uses that you know may provide a a service that may be needed by the community but they don't provide the maximum sales tax revenue. And since the economic development priority of the city is more retail and restaurant development along our corridor, we want to remove uh those uses from the use chart. As we were going through that process, we we have three existing properties affected. Um two existing gas stations, the um auto mechanic shop on FM6. Um I forget the name. is the European shop

and the the third gas station that's on the way because that was already under review at the time this came up. It's protected by law. So our SUP process requires site plans. Given that the mechanic shop and some of these gas stations were in before site plans were formally required, this is an undue burden on these existing businesses. So in the interest of protecting these existing businesses and give them a fair shot at getting that required SU uh we need to wave the requirement of a site plan. So forgive all the word salad but this is this is the the the attorney endorsed law that needs to be added to protect those existing businesses. Okay.

Is there anyone here that like to comment on that item? Okay. Okay. If not, we'll close the public hearing and the uh committee uh will discuss, consider, and act and make a recommendation to the city council on case number CA25-00004 as presented. Uh members, any other questions or understanding of what Mr. Miguel was explaining? [clears throat] No, we went over it a couple months ago. This is like a revisited thing. So,

all righty. There's no comments. Uh there motion.

Um I move to recommend approval of case number CA25-00004 as presented. Okay. All in favor or is there a second? I second.

Okay. And all in favor? Okay. Item 3.3, open public hearing for plan development amendment, Morgan Farms development standards roof pitch. uh want to hold a public hearing to consider the testimony and make a recommendation to the city council on a request to amend the zoning ordinance and zoning map of the city of Josephine. each being a part of the code of ordinance by amending the plan development district single family plan development single family number six Morgan farms exhibit C development standards sub section special condition item D to read as follow 8.12 roof pitch is required on the front elevation dominant roof line that is perpendicular to the public street. The minor front elevation, side elevations, and rear elevation roof line can have roof pitch pitches that range from 4.13 to 8.12

including architect architectural features, porches, and roof uh valleys. Mr. Miguel Yuk.

Mr. Chairman, just I love hearing your voice. That's why I put all these very long captions in the in the ordinances. Um, this uh let me a little bit of background on this. This plan development was adopted back in 2023, I want to say. Uh, yeah, 2023. And the there were some very specific development standards that governed how these homes were going to look, how the subdivision was going to be designed. And one of those provisions was the roof pitch. And um the developers uh representative who's he'll be here to speak and answer questions and go over some of the sample elevations. Um the um doing their due diligence before preparing to submit building permits. uh reached out and and was wondering if there was going to be a flexibility on this roof pitch because uh you know they're trying to avoid every single house looking the same. I mean, um, with the same roof roof profile in every home. Um, so, uh, the building official who really administers the the building permit process and approves, you know, the elevations and I and and the city attorney, we got together and and the letter of the law was very clear. This was written in a very specific way that mandates 8 to 12 roof pitch. So, as the zoning administrator, we're required to uh uh abide by the letter of the law. Even though there may have been an implied intent to allow for some flexibility, because it's not written, we cannot be flexible, right? So the developer um submitted this proposed text amendment uh and and it is now for public hearing and um submitted some sample elevations

for reference. Now, please, this is just to help everybody, the public, yourselves, and the city council when it goes to them understand um okay,

what type of roof pitches could be approved by the building official if this ordinance is adopted, this amendment to the ordinance is adopted. Um, I want to uh also clarify that no other provision of this plan development ordinance is for discussion. It it's solely the roof pitch of the homes and um I think we recommend approval. Um we do have a resident who was here to ask questions and um she received a letter. Um, we have not received any written opposition or support for this request from the residents who got letters. Um, so, um, I don't know if you want Mr. Sue representing the builder to to speak before the public hearing or if you want to wait until the public has had an opportunity to speak then ask him questions.

Uh, yes, he can he can speak. Sure. Come on up.

And you going to you have a comment, too, ma'am? proposing Frank homes. It's exactly what said to clarify cities [singing] choosing what you see from the street lines that you see from the public street have flexibility in the attached porches or the rear or the sides. So we have asked that question is is there flexibility there? What we're proposing you see all these elevations you see right now that you see all you see is all

there's some instances where there's a small porch on the side roof valley comes together it's going to be just geometrically impossible to make every valley 8 to 12 and then some size in the rears we have pieces that are not 8 to 12 they're 6 to 12 sometimes and so we were asking clarification on that we instance It's the same language and it's really about the front ele. So all these elevations you see are all you see the gable

these are all 82 elevations you never you don't really never see the rear sides have some so clarification we're about here we're about finished the we would need to, you know, we have at least 2,000 homes that's already out there. Sure.

And so I was just wondering how did this come about? Uh and and and really why did the request come about to make a change here? Uh is there a particular reason? It's mostly because we're the homes that we have designed some of the back parts don't meet that exact plans that we have ready that we like to use. That's why simply why um it's hard one it's hard to make every single one geometrically like you're going to see all these things all the feet are 12 there's some minor stuff in the backid

Frank to to help answer your question did you come into the picture after this PD was approved we did We were not part of the process. We purchased the land from someone else who had taken this through the first time we just assumed it wasn't other cities and approach.

So sometimes developers will get the property zoned before selling it to a builder. more often than not the builders involved the prospective builders involved in the PD process. So um PDS were the builders involved the front end to be more detailed and and these kinds of scenarios are hashed out and hammered out at that time. So uh the the builder looked at all the other provisions I don't think they have any challenge with any other than the other than the roof pitch. So again, it's just we didn't want to submit our building. Sure.

They all have a not. Okay. Question. Uh reading this new new [clears throat] amendment, uh the front portion 8 to 12, right? And then as you go on, it says minor front elevation. There's one elevation we have where like there's a roof that faces comes towards the street from the garage. It's a small roof. That's that's what we mean by Okay. And the porches are, you know, we have porches in the front and back. Typically don't do the back seat as well because people like them to be a little shallower and not.

So that's that's the front one. That's all there's main part of the elevation. This is what we intend to build. I'm just wondering what minor elevation [clears throat] that's all. Okay. Thank you. All right. Thank you, sir. Ma'am, you'd like to speak? If if you don't mind approaching the podium, please for public hearing. Sorry.

So that's in the record. Yes, please.

Okay. So, just so that I understand because I'm not don't have a construction background, but this is going to avoid what I heard is this is going to avoid homes looking the same um and improve the appearance of the homes. Yes, we'll have to do more variety. So no better homes, you know, so many like I think we're proposing like eight plans and two elevations perinations and then these changes they're not going to negatively impact like anything like that.

No, it's just architectural. Okay. They don't change the site. You seen it? Yeah. houses. Okay. And then lastly, um I would like to commend Morgan Farms um as they have addressed and resolve every concern that we've had as we back up to our property and it is I mean we called the city but heard back from the city so we went directly to greatly resolve everyone including building a very small retaining wall to make sure that our came.

That's good to hear. Okay. All right. Thank you, ma'am. Okay. Well,

Madame Secretary, we'll close a public hearing, right? and uh committee would discuss and consider and act to recommend approval of of the request to amend exhibit C section one item D as presented. Members, you could Okay, this is what I was going to point out. Members, there's different uh pictures of the roof that they gave us a copy of it. And I always thought they were all the same myself. I never it was an issue that never came up in my mind. Uh the different I even think my roof is a little different one part of it. But uh that's a good point. We've learned something tonight as far as the roofs are concerned. Okay. Any comments or questions, members? Okay. So, is there a motion on this item? 3.3.

I move to recommend approval of the request to amend exhibit C subsection 1 item D as presented. There second. Second. And all in favor?

Okay. Okay. Item 3.4 24 plat 25-004 Morgan Farms final plat discuss and consider an act to make a recommendation to the city council on the final plat of the Morgan Farm subdivision phase one consisting of 211 residential lots and six common areas on 43.246 246 acres located east of County Road Road 642 north of West Hubard Road. Subject to the conditions, the the final acceptance of public improvement is granted prior to recording the final plat. Now, just on that last topic, uh last system, this kind of reminds me of item uh planning and zoning head. Does this require them to come back

subject to the conditions?

So yes. So so um members of the council u as you remember you approved this final plot with conditions. The understanding that that the city staff and the developer had was that both conditions would be met on time for tonight. and the conditions were the the final uh walkthrough which confirms that the improvements are done and the abandonment of that easement on the west side of this property on County Road 642. The um county road the easement was not able to be acted on by the city council on Monday. Um there was an error in the agenda posting and the ordinance was not on the agenda. So council could not act to adopt the ordinance. Um at that same meeting, unrelated to this plat, there was a determination from our city attorney that any plot that was conditionally approved by the commission must come back to the commission for final for full approval before moving on to the city council. Given that the completion of improvements nor the abandonment of the easement have occurred as of tonight, we have no choice but to recommend that you vote to disapprove the the the plot because the conditions have not been met. Uh we we're working with the developer to get the eastment abandonment back on the city council on the 9th of February. uh we don't know the timeline of their the the completion of those subdivision, you know, the subdivision construction. We hope that that happens before the next planning and zoning commission so that you can grant full approval. Ultimately, that pushes the plat to the city council meeting in March. Um, so

what's going to happen tonight is I I'm recommending that you vote to disapprove and based on the two conditions that are pending.

Um, the developer will have an opportunity to submit a written response. Um, and then once that written response is provided, we'll bring it back to to planning and zoning commission for consideration. If and I'm just on a hypothetical scenario if if they the developer does not feel that they'll be ready by next month they may wait to do it in March but that's that's going to be um the completion has to happen before you can fully approved because that was a condition that you issued before

and this item I imagine because we have to post these items about five business days it was already on the agenda.

Yeah. Because Yeah. This this whole situation about, you know, all conditions having to be met um in experience and in all other municipalities when the commission approves a plat with conditions, there is an implied delegation of authority to staff where the staff has the ability to say, "Okay, construction is done. Okay, check." You know, we we sign off on it and we don't have to bring it back. Unfortunately, the law is um the letter of the law does mandate does not give staff that authority. Um we may look eventually at at some delegation of authority down the road to to address these situations and avoid having to bring it back, you know, if if things have been addressed. Another scenario was if the conditions are met between planning and zoning and city council, could the council just say, "Okay, the conditions that PNC imposed were met, we can grant full approval." Unfortunately, that is not an option either in the as uh the Morningside Farm uh plat.

Yeah. Um same thing happened and that's why we're having a special session later this month. Yeah, that's why I was going to say that's why we are faced with a special but we've learned from this this procedure so it is a unusual circumstance not something I I I'd like to deal with you know and and I think anybody has liked to deal with this so far but we hope we avoid this situation in the future we will okay so your recommendation is not to approve this disapprove um as the final plat has not met the conditions previously ly imposed by the commission.

Okay. So that'll be the uh the motion on this item. Then unless you have another question about this topic.

Okay. I move to recommend disapproval of case number plat 25-004 because the previously agreed upon conditions have not been met. Okay. Second. Second. And all in favor. Okay. Item 3.5, discussion with possible action on changing the meeting date of planning of the monthly planning and zoning commission meeting due to changes in the Texas government code related to agenda posting. And Mr. Miguel.

Um, Mr. Chairman, members of the commission, the um Texas Government Code, which is um this this specific chapter is the Open Meetings Act, uh was amended by the legislature in the last uh couple of months and there in last year's session and the agenda posting dates went from three 72 hours before the meeting to three full business days before the meeting. So your uh tonight's agenda was actually published on Friday and council is also almost a full week in advance as well because their meetings are on Mondays. So with that said, there is very little time for us to address these types of like situations that may happen from something that goes from PNZ to city council um in time for agenda posting. So, um I do not have a a a specific day of the month in mind. Um though ideally maybe bringing it up moving the meetings up a week to the to the second Thursday. Again, I'm not the only one who comes here tonight. Um I I don't know if you would like to suggest a potential date of the month and then our staff who's all like city secretary can also chime in on a date that works for them. Uh it's up to you. You can keep it as is. No, nothing can change, but and we'll work around that. But my recommendation would be to try to move the meetings uh a little earlier in the month to to be able to accommodate that new posting deadline and gives me an opportunity to um consult with the city attorney on matters or engineering before publishing the council agenda. You know there are times where this week is example where the both meetings are on the same week.

Correct. You know uh then there's other times when planning is on is on the next week. In the past this a topic before the Texas uh government code changed. It was an issue of something being approved by the planning and zoning and then going to the council. the way it's set up now is uh could could be close to another month before it goes to the council. And uh that that was a concern in the past. You know, if we could have this meeting sometime before the council, which might mean the council moving I mean

a a good example is this special meeting we're having to rectify the problem with Morningside so that they can be accommodated at the February meeting. They don't have to wait until March. Right. So, um I mean but you you mentioned moving ours up. If we went down it'll be right around the corner, but you know second week for the council it'll be closer. I mean so

what we did if we did the first week the council doing the second week that way item is approved by the planning is only or not approved then it goes to the council. Um, you have a calendar. We don't have to act on that tonight. Um, the second Thursday or or the second week may may you're right it may overlap too much

with the city council. Uh if you like um um I can bring forth next month a a potential calendar with different options that would avoid that overlap and but still give us sufficient time to create a a cushion or or time between meetings to streamline how the processes can not be affected by the change in the date. Yeah. Um well, let's see if any of our members have a comment one way or another on this topic. You know, I'm open uh to move. I doesn't bother me, but I'm just one person here. So,

yeah, it wouldn't make a I mean, wouldn't be a big deal for me. It's mainly sounds like for Miguel. Yeah, I think it's So, no difference to me. Yeah. If it's the first Monday or last Monday, the pay is all the same, right? Yeah. [laughter] check is I mean I I do I I do see I mean if if it is done the second Thursday there will be second Thursday like several months where you will have two meetings in the same week and and in retrospect and looking at staff that's there I'm not sure I can cross the hall I'm not sure that's something I can recommend any longer so I guess they should vote too because they're here also this is

no and that's why I'm saying like I I want to give them an opportunity to chime in as well. Maybe I think that works. But um next time is the same deal. That's it is. So So yeah, I feel like the second and third Thursday just because the way the months fall, you're going to be running into the same issue. March the same issue. Um Oh, April. Yeah, the same issue. I mean, I'm here so we'll be here. I mean, and it doesn't have to be a Thursday. I mean there there's southern dates, you know, as long as it's not Friday, right? As long as it's on Friday night, I think I think we're we'd be How many days in advance you have to put out the counsel?

Three business days before. At least three business days before, right? So the Tuesday prior to the next Monday when the meeting is. Yeah. So, so for example, for for tonight's meeting, I had to go back Wednesday, Tuesday, Monday, and then Friday. So it's it's three business days plus the day before. So and plus you probably need to talk to the city attorney or other people to make sure. Right. So like like what happens tonight, right? Like for example the the the zoning change for the roof pitch now I have to send the ordinance to the attorney. Now if something else comes up between then

like questions from them or says hey you know this you need we need more time. uh I only have about a week, week and a half, right? Or in this case two weeks cuz it's a longer month. Um but but sometimes I have a week. Um well, Miguel, like you figured out between the people that need to know and I think everybody here's pretty flexible. I'll I'll discuss with with the city secretary's team and then I can share some tentative dates days of the month um via email and then bring it up for formal action next month if that

okay that works. We we'll keep next month's meeting date as as normal. Um and then we'll we can bring that back up again after you've had more time to go over the potential changes. Okay. Very good. Uh okay. So on that item we wanted to just table that item 3.5. Yeah. I don't I don't think any action is required. So we can just leave it alone. Yes. No action. Okay. Okay. Item four is a city planner reporter update. Did you have something else, Mr. Miguel?

Uh yes. So uh Mr. Brown, Mr. Cusk were uh at the focus group meeting for for the unified development code update. Um thank you very much for your time. I know it was longer than anticipated um but it is an important project. So for for you for the rest of the commission and and the members of the public um the unified development code is an attempt for by the city to combine three books that currently developers have to go through when looking to develop here into one single document and it is not an entirely new set of rules. It it uses our existing rules as the base. But this is also an opportunity to look at those existing rules and tweak them, refine them to improve them or add new things where we say, "Oh, there's no, for example, a b a commercial development is not required to provide any landscaping. So this could be an opportunity to say, hey, you know, we need to add some shade for your giant concrete parking lots. You need to add a landscape buffer. you need to look at maybe additional screening if you're backing into a residential neighborhood beyond a six-foot fence. You know, there's these are opportunities to examine those types of things to uh fulfill the vision of the comp plan. Like this the comp plan is your guide. The UDC is the tool that I use to implement that vision. So um as long as those two documents are out of sync the city will not get the type of development that the public has asked for in the visioning of the comp plan. So um right now in the process and this process was placed on pause due to several factors. Um now we this is the time to start evaluating it again. There's an online survey. It's it was scheduled to close at the end of the month um based on public feedback and

feedbacks from council members. We're going to extend this another month and the uh estimated adoption timeline will also be extended probably into the summer. This is to give the public an opportunity to better understand what what this project is and what it isn't. Um there is a lot of confusion out there about the uh consequences if you will of of adopting this project. It it is not it is not a document that en enables us to go to doortodoor to existing homes and say well you're out of code. You got to rebuild. You know that's that's not what what neither that's and that's neither staff's intention nor position whatsoever to do anything like that. It is intended to prepare the city for the type of growth that's coming to ensure that it it meets the quality standards and the vision that the public has laid out. Um so um I believe Commissioner Reid and uh Dr. Love will be in attendance at the second focus group. There will be joint workshops between the city council and the planning and zoning commission. Uh most likely those have also been pushed back. So, those will likely take place in the late spring and then one in early summer prior to adoption, which will give you opportunities to more openly discuss these changes um after considerable public input as well. Um so, that's the UDC project. We are also partnering with the University of Texas at Arlington on a downtown plan. So, uh, we're we're partnering with graduate students um to, um, design a public engagement opportunity for later in the in the spring semester. They will be coming here do research and provide recommendations um to the city and staff. And depending on the outcome of of this semester's work, we may elect to either um keep going in the fall

u to get more research and and refine the findings and allow more public input or if it's a product of sufficient quality, we can which I believe it will be um then the faculty can take on the project and do the actual plan development. And doing that saves us from hiring consultants. it allows even more control because this project will have direct staff input. I'll be going to Arlington several times to oversee the work of those students. Um, and we'll have very constant communication and public updates on that as well. And I'll and I'll provide updates on the website. Uh, I intend to more frequently update the website and and try to uh add more information on on our long range planning efforts. Um we we have to um plan for that as well because the outer loop is changing everything and and um you know the the the city must be prepared for what that is going to bring.

I think that's a good idea. uh just one book and you look at the table of contents and you know look for the topic whatever it is as opposed to the three because when you first brought it up I'm looking at these three fort misses and it is so much there it is difficult to navigate and and you know when when you ask a commercial developer hey why don't you come to Josephine the first question they'll typically ask is okay how easy is it to build there and am I going to have a lot of red tape and barriers so I'm not saying we have a lot of red tape we really don't but But the navigability of our codes, that's that's a challenge right now. So, we're trying to streamline the process, make it easier for everybody who navigates these codes every day.

Okay. Okay. Uh that's your update. So, we'll keep the commission and the public uh we'll update the public as we go along with this process there. So that's item number four. Don't think we have anything else, but I do like to thank this young lady for coming out with your question and being concerned with what's going on around you. And that's great on this chilly night here. And thank you, sir, for coming. Appreciate it. Gentlemen, any other closing comments? Okay, I move to join the meeting. Motion to adjoin. Meeting adjourn.

All right. Motion to adjurnn. Okay. All second. A second. Okay. Thank you.