Planning & Zoning Meeting - Regular Meeting

like to call the meeting to order. This is uh Thursday, December 18th, City of Josephine planning and zoning meeting. Okay. As far as the roll call, uh, I'll just call the names because I have a few people missing. Uh, Greg Garcia is here, Patrick Kerset, Tony Love, and myself, Lori Brown as far as attendance and roll call. Okay, like to stand and join me with the pledge of allegiance. I aliance to the flag of the United States of America and to the republic for it stands. One nation under God, indivisible with liberty and justice for all.

Mr. Garcia, you'd like to do the invocation?

Yes. Let us pray. [snorts] Heavenly Father, we come to you today asking for your guidance, wisdom, and support as we begin this meeting. Help us to engage in meaningful discussion. Allow us to grow closer as a group and nurture the bonds of community. Fill us with your grace, Lord God, as we make decisions that might affect our residents in the city of Josephine. And continue to remind us all that we do here today, all that we accomplish is for the pursuit of truth, for the greater glory of you, and for the service of humanity. We ask these things in your name. Amen. Okay, members, uh you have a copy of the uh minutes to review. I don't know if this attached to that. Let me uh I don't have it. I'll let you look over these. You got it. Okay.

Okay. Uh I'll make a I'll make a motion to approve the minutes from the uh last meeting, November the 20th. 20th. Is there a second? I second.

Okay. All in favor? Okay. Okay. A new business First item on agenda is uh [clears throat] open public hearing case number CPA2-00002. conduct a public hearing to consider testimony and make a recommendation to the city council on a request to amend the city of Josephine comprehensive plan Josephine's journey by amending the future land use plan map to change the future land use topology designation of two parcels of land totaling approximately 1.48 48 48 acres of land located at 520 Milton Street from low density residential to mixed use. Is there anyone here that likes to speak on that item? There was a gender back. Okay. Either the land owner or someone in opposition. Any comments? No. Okay. Uh, anything from the staff on that item?

Yes, Mr. Mr. Chairman, let me u open this document.

And forgive me. This is the first time I tried this app. Um, this is a a feature land use amendment for the two parcels located um uh on the north side of the intersection of Milton and Cook Street. Um, they're adjacent to our water tower along FM6. The current uh designation is currently s uh for lowdensity residential and the applicant uh who is seeking a reszoning concurrent with this application is requesting a designation of uh mixed use and doing that would allow the uh concurrent resoning application to be legally approved by the planning and zoning commission and city council. Um when um I had brought up the future land use amendments to mixed use along the FM6 corridor, I failed to include this parcel um in what we're trying to do here that would have been added back in the summer. So the applicant is requesting to do the change at this moment. And this isn't really zoning. It's just a general guidance as to what future resonings could look like on that property because of the proximity to the highway, the expected widening of the highway and um just activity near that intersection. Uh development of residential uh properties or or residential nature at those properties is highly unlikely. And we believe that that could also serve as a node for activity for that intersection. And along the trail there there is um an expectation that there

could be a trail head in that vicinity for the future rail trail. So we believe that a mixeduse designation here would be better suited for those properties.

Okay. If there's no uh other comment from the uh citizens, we'll close the public hearing at 607 or so. And the committee would discuss and consider an act to recommend approval of uh the case number CPA25-00002 future land use map amended amendment at 520 Milton Street from low density residential to mixed use as presented. And you I know you may not have it but uh there is well that's the information there. It's good. Okay. Uh, so any comment members concerning this land, this property?

No, I I agree with the city that I mean residential that's not going to happen. It's highly unlikely. Yeah. There's just not enough Yeah. And it's just not enough room. Yeah. So So mixed use, I don't know. I don't really think retail could go in there. So narrow.

We'll we'll touch base in the in the resoning case. Uh the the reason it's going towards mixed use is to try to accommodate uh lower intensity commercial or retail uses that can be somewhat harmonious to the existing residential on that street. And if we designated it to a commercial, future resonings could potentially request more intense uses right next to the existing homes. So um but we'll touch base on the resoning that's accompanying this application. Okay. and and the the property owner is here. He can provide a little bit of more um information as to what their intention is, but that's part of the reasoning case.

Okay. Is there a motion? [clears throat] Uh, which one are we here? Uh, motion to approve case number C8 or CPA 25- Z002 future land amendment to 520 Milton Street, low density to residential or low density residential to mixed use as presented. Okay. Is there a second? Yes, I'll second.

Okay. All in favor? All right. Item 3.2, Two, open public hearing case numbers zone 25-003. Conduct a public hearing to consider testimony and make a recommendation to the city council on a request to amend the zoning orness and zoning map of the city of Josephine. each being a part of the code of oughtness from single family one single family residential to local retail on two parcels of land totaling 1.48 acres of land located at 520 Milton. Any comment uh from anyone here on that item? If not,

Mr. Miguel, that's basically attached to the other 3.1. Yes. So, this is an application for a reasonzoning uh for local retail. Um the uh property is just under an acre and a half. Um it is undeveloped at this time. Um and it's a straight resoning. So, no site plan or concept plan are required. Uh it is my understanding that the applicant intends to put a a small strip mall like a just a retail building for low inensity retail

on that site. However, that that um any use in local retail can go there like you can abandon that plan and put something else there later. So uh the future land use plan designates it as as of right now still low density residential but with the uh amendment to mixed use. um this resoning could move forward. Okay. The applicant is here to answer questions you may have. Uh we recommend approval as presented. Uh no letters of opposition or support where um sent to us from residents within 200 ft.

Okay. Okay. Okay. At this point, if there's no comment from uh citizens, we're closed to public hearing. 611. And members, we will discuss, consider an act to recommend approval of case number zone 25-003 subject to approval of the future land use map amended to mixed use as presented. Members, you have any comment or any other questions concerning this item? Uh, I guess how deep is that property from six? as far uh far back from six. Let me double check. There's one right next to the water top, right?

Yeah. And the uh on the other side is the uh shell. Uh the other side. Yeah, it's down away. So, and this this it's the lot that includes this home in this lot. So um I believe that text dot has already obtained the right way needed. I don't expect them to expand further than this this parcel line right here. And here is the intersection of widen it. They'll do something with that.

They're not going to move the water tower. [laughter] So, the property goes all the way to to this property line to this property line right here. And how far back up to the rail line right away. Now, you can tell these lines aren't entirely uh accurate. I can try to use the Let me see if I can use the um the appraisal districts map might be more accurate on that. Let's see.

[cough]

and and I want to say it's about

I mean it it's not too well I mean we can worry about this later but Mhm. I mean, just with a retail, it's about 140 140 ft. Yeah. Retail shop and parking and six feet and wide. I don't know. We'll I guess see what goes in there or if anybody wants to try it.

Um, originally the applicant uh had discussed doing a plan development and we informally looked at a site plan in preparation for a plan development. Ultimately, the applicant chose to just go with the straight resoning and then submit the uh site plan for consideration. Um there was u planning and and fire review of that preliminary site plan and though we had some comments uh we believe that there uh there is a possibility to do the proposed use there.

Okay. and and once they formally submit the site plan, engineering review and uh more detailed fire will will take place uh review and then it'll come to y'all for approval. Okay. [clears throat] Okay. Is there a motion for this item? Yes. Okay. Uh, I will recommend approval of case number zone uh-25-003 uh subject to the approval of the future uh of the future land use map amendment to mixed use as presented. Okay, second. Second.

And all in favor? Okay. Item number 3.3, open public hearing, case number CA25-00003, to conduct a public hearing to consider testimony and make a recommendation to the city council on a city initiated amendment to the code of ordinance, chapter 14A, section 22, use of land and buildings to remove car wash as a permit used in all zoning. districts. Okay. So, is there any one that like to speak on that item in our audience note? If not, Mr. Miguel, we're going to remove car wash from the chapter 14.

So, um at the November meeting, uh the city council directed us to pursue an amendment to our zoning use chart to remove car wash as a permitted use in all zoning districts. So essentially no car wash would be permitted in the future if this amendment is adopted.

Um there are no existing car wash uses um in the city. So we did not have to provide notification. Um and then the city council once that amendment is adopted if it is adopted by city council uh the ordinance will be published and then after 30 days no car washes will be permitted. However, if if at any point between now and that time a site plan application for a car wash comes in and if it is within a zoning district that allows it, then they're vested and they wouldn't be affected by this.

Yeah, [clears throat] I was sure there was nothing pending. I think that topic only came up once. We have no applications at the moment. Okay. Yes, that was some some time ago, but I think he dropped it at that point. Yeah.

Okay, we're close to public hearing on this item at 617. And uh members, we shall discuss and consider and act on the recommend approval case number CA25-00003 as presented. Okay. I don't see an issue there. Of course, if the council decides to do it, that's better. Right. That would be removed from chapter 14's zoning. But the key thing is nothing pending and that topic will only come up once. Right. in the future.

Yeah. From chapter 14.

I mean, and and just for reference, I mean, this could be amended to allow them back or by SUP some other time in the future. This is just Yeah. I mean, yeah, this this [clears throat] is only for until council PNZ and council decide to change that later. Just curious, why did council bring this up? Why strict car washes? I mean,

uh, there was a concern about water conservation. Um also um um since we have very limited property on on our city that can produce you know commercially viable properties that can produce sales tax revenue in addition to property tax revenue. The vision is that uh automotive related uses tend to you know it's not the highest and best use of that land and the vision set by council in the community has consistently been to try to bring restaurant and retail and other uses. So we want to make sure that there is land prime land in those corridors available for those kinds of uses. Okay.

Okay. Great. Is there a motion on this item, gentlemen? This is Yeah. Put a motion uh to u consider the act recommend approval of case number [clears throat] CA25- Z003 as presented.

Uh second. I'll second and all in favor. [clears throat] Okay. Uh item 3.4 4 case number plat 25- 003 Morningside edition phase 1 A [music] N1B discuss and consider an act to make a recommendation to the city council on final plat of the Morningside edition subdivision phase 1A consisting of 110 residential lots and three common areas on 23.587 7 acres and phase 1B consisting of 14 residential lots and three common areas on 13.093 acres. The proposed subdivision is located on the west side of Main Street, which is also FM47 north of Hubard Street, just not right across from the school up there. Okay. uh our engineers at the podium. Mr. Jacob,

I put that up. Yes. Yes, red is on. Well, I was looking for red on the button, so just disregard me. Um,

good evening, Jacob Dup with Dunaway and I'm here to to assist Miguel with kind of presentation on this one. So, you did a very good spiel of all the information on phase 1 A. So, we'll kind of dive into that one first. So phase 1 A like you mentioned contains 110 residential and three common area lots. You did a good job describing of its location right across from the school. And so just a few more kind of details. There was a preliminary plat approved by PNZ back on April 21st of 2022 and by council on May 9th of 2022. And then fast forward a little bit. We had a pre-construction meeting for this particular project on January 22nd, 2025, and they are expecting to do a final construction walk through um as early as next week if they can get everything completed. So, this is timely to bring this in front of you guys and then eventually council in January. Uh [clears throat] so, what we'd like to do is go ahead and recommend approval for Morningside. And I think we need to have it as two actions. So phase 1 A is going to be its own approval. So we'd like to recommend phase 1A approval contingent on that final construction walkthrough actually being completed.

And what that means is we're going to do a final walk through with uh the inspectors that were inspecting the job. We'll have representatives from the city there and they're just going to do a final walkthrough and make sure all public infrastructure is completed in accordance with city standards and y'all's design manuals and that it's ready to be turned on. And at that point, it'll be given over to the city for um ownership and operation. So, we like to go ahead and recommend phase 1A approval contingent on that final walkthrough and all that happening um at that time. Okay. And you said on phase two we phase one is contingent of the walk through phase one A. Yes sir. Y

that is correct. Okay. Uh you members may not remember uh but this project started you said 2022 but I think it we first started discussing it maybe even before 2022. That's correct. Uh and we had a terrible flood north uh just north of here where it flooded out our city hall. But right now there's a [clears throat] retainment pond, I guess you could call it.

And that uh that should stop the water from coming down and flooding out that area, Hover Street in the future. And that was one of I guess the selling points when the developer that first approached the the city uh that would stop uh that terrible flood that we had. Plus it's going to be in the city if I'm not uh mistaken right Jake. It's going to be part of the city. It is within the city limits. Um it is within the it's a it's a it's a pit. It's the plane improvement district. So yeah, there's been a lot of things that have come across to you guys and we're finally kind of getting to the point of final acceptance and eventually some homes coming on the ground for them. So

okay, members, you have any questions for the engineer on this topic? I guess on the flood zones. So I don't know who who designates flood zones is the state or the county or So good question. We'll we'll actually dive into that one with phase 1B, which is the next one up. But to go ahead and answer the question, it's it's regulated by FEMA. And so

essentially what happens is when developments encroach on flood plane as defined by FEMA, then what they have to do is they actually have to go get approval to do so. And so they have to submit to them pretty detailed grading packages that show we're doing this within the flood plane. It does not cause downstream effects. And so all of those analysis and calculations have already actually been done by the team that developed this, the the Westwood engineering team. It was submitted. We reviewed it. Um city of Josephine has adopted storm water design manuals that they followed, you know. So, all of that is um actually it's either been approved or it's in the motions to be approved right now by FEMA. [clears throat]

Okay. Does that does that help? Yeah, it does. I'm just curious if I don't know if FEMA really understands it is because we all remember what happened. So, sure. It wasn't pretty. Mhm.

I understand. And I think at that time it was likely a very um what's the word I'm looking for? Unressearched flood plane. So FEMA does a pretty overly generic swab of flood planes because they don't have the manpower or resources to do intricate detailed studies for every single creek or drainage pathway.

Right? So at that time it was probably just very generically said likely within this corridor is a flood plane probably going to handle this much water and then it's going to flood. So what this team has done is actually gone through and they go like miles to the north. They they see the the basins, the tributaries, they go into detail on the soils that are present the area and what kind of characteristics and how that helps flow water or doesn't flow water. So it is a much more delineated and defined flood plane per their analysis and then that gets given to FEMA and they update their maps with it and it's kind of a helping hand really what developments and cities and what we do when things continue to grow in that way.

Okay. I guess my curiosity comes, you know, 5 10 years from now when all that area around that plat's all built up with roads and houses and the runoff's going to be even more because that's all pretty much land. Yeah. So everything within this development has accounted for its ultimate buildout. So what they do is they use the correct calculations to show it with homes on the ground. Now, when stuff to the north of it starts coming online or even other areas, they'll do a similar thing. I mean, out of our control when it goes north, it won't be Josephine.

It could either be Josephine if the people attempt to come into the city or it would be part of the county, but at that time, they would do their own detailed study to ensure same process. The the caveat is always there's no downstream effects. That's that's what we ask of people that submit any kind of a development to the city, especially if they impact grading or drainage in any way. The first thing we do is say, are there downstream effects? If there are, how are you mitigating them? If they're not, prove it to us and we'll confirm or not. Okay. Okay. Good question. So, a lot to it for sure. Yeah. [clears throat]

Okay. Um, gentlemen, is there a motion on this item? And, uh, I'm sure Jacob was help us through the, uh, motion there. So, this will be just a motion for approval on phase 1A. Okay. Um, contingent on the final construction walk through. Mhm. All right. I'll make a motion to uh approve that uh subdivision morning side edition subdivision 1A um contingent on the walk [clears throat] through and there's a second I'll second and all favor. [clears throat] Okay. No. Okay.

All right. The next uh so the next one we have still same kind of part of the same puzzle. So this is phase 1B which goes a little bit more into the details I was describing for the flood plane.

So what has to be done I mentioned that they have to submit details to FEMA. What they have to submit to FEMA is what we call a lmer. It is a letter of map revision. So that is them formally submitting the information and calculations to redefine that flood plane. Um and so at this point they are working to submit that. So what we'd like to do because this particular phase as it sits today would incorporate homes in the flood plane. So, we can't permit homes in the flood plane until they've proven uh by the calculations and all the necessary items and by FEMA that they are now outside of the 100red-year flood plane.

So, what we'd like to do is recommend approval. It's going to be pending two items this time for phase 1B. Similar situation. They still need to do the final construction walkthrough for the roadways and the water and the sewer and all that good stuff. Um, but they need to go ahead and actually formally submit that lmer and provide us with approval from FEMA at that time. So, it'll take a little bit. Most likely it could be a couple months before they get final approval for it. This is a pretty standard procedure when we're kind of dealing with this. Um, and so since they've went ahead and submitted this plat to the city formally, um, our recommendation because they are so close to completing construction is to recommend approval for phase 1B contingent on the final walkth through and the lmer being submitted and approved by FEMA and y'all receiving, you know, confirmation of such. Yeah. So, this Lar.

So, I mean, if I was a builder, I think I'd want to get that approval first before I dump a bunch of money into a flat or anything. Maybe I'm too cautious, but I don't know. So, it's a pretty it's like I mentioned, it is somewhat standard. And with their I guess you could call it trust in their engineering team that this is going to be handled accurately. There is I guess there's not no risk, but there is very little risk that they'll be able to submit the adequate information, all the drainage modeling to FEMA for approval to redefine that. Okay. So, I guess the engineering team presents it to FEMA.

Mhm. Now, does anybody in do you go look at their numbers also to make sure they're Yeah. So, what they Yep. So what they submitted to us at the beginning is a carbon copy of what they're going to go ahead and submit to FEMA, right?

So we approved it at that time. And with this being within the city limits, uh the city of Josephine is considered the flood plane administrator in this area. So, what that's going to mean is FEMA is going to actually request a city of Josephine staff sign off that everything they've submitted has already been reviewed and approved by the city of Josephine and it is now ready for review and approval by FEMA. So, it's a it's a two-part step for sure.

Just a question. So on submitting ours, they pretty much have to have the asbuilts before they [clears throat] can finalize that and that's kind of why that's done at this stage versus earlier. So there are two different versions of what you submit to FEMA and like you mentioned you can do it upfront without ever touching the ground and that's what they call a clo the conditional letter

and so that's when they submit everything up front to FEMA without ever touching the ground and a lot of times it's a timing nature because there's eventually enough information that you can substantiate your claim that this area can be reclaimed out of the flood plane. within these limitations. And so most of the time developers don't like cloers because they want to get all their stuff moving and we just want one more final approval at the end for the lmer. And at that case, like Lisa mentioned, you're kind of submitting more what's been done and here's how it works today. and you as our city engineer will be uh involved in this process at least up until it comes to us. It's no doubt you you always have been. So you

That's great. So before we see it, you're going to be involved and sign off for it. Yes, sir. Okay. So let's say in 10 years everybody signs off on this thing, they build it, other people are building out that way and that area becomes prone to flooding and the owners of the homes are complaining saying somebody screwed up or is the city liable if that happens? So, drainage situations do get a little tricky. Um, drainage lawsuits tend to try to rope everybody into it.

Now, the the safety mechanism for cities is that these detention ponds on that property are going to be actually owned and maintained by the HOA. They will not be owned and maintained by the city. So if your instance in that case where somebody says 10 years down the road something isn't working correctly and now maybe my property is being damaged in some way shape or form. The city's response is when we reviewed and approved these plans they met the city standards at that time. We do not own and operate that detention pond that is by the HOA. If something incorrect is going into that detention pond, if something has been modified or if there is additional stuff, you need to go discuss with the HOA because at the time we reviewed and approved it, it was meeting our standards for approval.

Okay. Like you said, a tenant. Yeah. You don't drainage lawsuits tend to grab everybody. Um, but there are mechanisms, which is what we're doing now, to prevent the city from having any type of liability or such like that. Okay. I'm just thinking it used to be a flood plane or is a flood plane [clears throat] starts flooding. People find out, they go, well, they knew it was a flood plane and they still approved it. That's correct.

Isn't there a creek? Isn't there a tree line there and a creek right beside it? They did a pretty good amount of clearing within that area. Now, off of their property, there's probably still some tree lines. Um, the thing with trees is they're not friendly to flood planes. They they kind of manipulate the water in ways that engineers don't like. So, we like to have grading with things that we can control better. So, they probably did clearing enough to handle what they needed for their plans for their development. No, I was thinking that some of the water will after it gets so full it will run off into the creek and go south. That's what I was thinking.

And my understanding any development north of that development there I think you said they have to go through the same process you know they have to consider the effect of that water the rain on on the concrete when it used to be dirt absorbing it. So the responsibility just continues so uh we won't be trapped in anything. That's correct. as long as that [clears throat] city that's over that property, have an engineer like you that cover everything. Uh, sure. That we should be okay. Yep. But, uh, that was an issue that came up when this topic first came up, that flooding in that bad rain that we had. And, uh, yeah, one of the points that they made, the developers that made is that that should stop that. It shouldn't happen again.

Sure. Okay. All right. Uh gentlemen, any other questions? If not, is there a motion on one B?

Okay. So, this one had the the two conditions. So, if y'all okay with that? This is a Go ahead. No, I was just going to ask a question. It's same recommendation here, but it's just one B or contingent. Okay. Yeah. Contingent on the walk through the final walk through and the letter the LMER being submitted and approved by FEMA. Okay. Would you make a motion? Okay. A [clears throat] motion. Okay. Okay.

I'll make a motion to approve phase 1B. uh contingent based on the final walkthrough and submitting the LOMR uh for and approved by FEMA and a second second

and all in favor. Okay. Okay. The next item is 3.5 case number plat 25-004 Morgan Farm phase 1. discuss and consider an act to make a recommendation to the city council on a final plat of the Morgan Farm subdivision phase one consisting of 211 residential lots and six common areas on 43.246 acres of land located east of County Road 642 north of Hubard.

Chairman, I apologize. Could you confirm that that last vote was unanimous or not? Last vote 3 to one. 3 to one. Thank you. Okay. Okay. M. Jacob, do you have this item also or? Yeah, I can talk about this one. Um, so you you did a good job of explaining everything. It's a residential community with 211 lots, uh, six common areas, and so this is Morgan Farm's phase one, phase one.

And I'm sure y'all have kind of seen the construction. So they're they're in a pretty similar situation to the Morning Side development. Um, probably a little bit further behind. This one is a little bit bigger than Morningside as far as homes are concerned. So we're looking at more likely a final construction walkthrough in January. [snorts]

Um, but there is one thing that kind of recently came to our attention by the city's attorney. It It's a little small to point out, but there is a easement, a specific 15t easement to Colin County, which is adjacent to County Road 642. So, that is situated on this plat. And because it is now a city item, the city has to take formal action to have that easement abandoned because it will no longer be necessary with the completion of this community. And so based on guidance from the city attorney, the simple solution would be to abandon it via the plat. we would just put a note on there that says this easement is abandoned via the plat, but the attorney has gone ahead and recommended that this be a true council action to abandon that easement by separate instrument. And so since this is relatively new within the past day or two, this kind of recommendation that easement has not yet been abandoned. And so what we are recommending to happen is that easement would go to city council in January.

Um it would go ahead and be abandoned at that time. So what we would do tonight is we're looking for another conditional approval. Um it's going to be same conditional on that final inspection happening. You know, like I said, probably about a month or so away, kind of given the holidays. And then the second conditional item would be that easement being abandoned uh by separate instrument approved by council. So um a little long-winded. What's ultimately going to happen if y'all vote to approve it with those conditions? Like I mentioned, that specific easement will go to council in January, their first January meeting. And then if they vote to approve it, this plat will come back to you guys for a full approval that those conditions have been met. So you would see it again in January, right after council meeting and then it would go to council in February for their final approval. Does that does that all kind of make sense?

Okay. Okay. I miss anything, Miguel? So, I think covered it pretty well. [clears throat] Any other questions on this topic uh or concerns? What's the other condition? I know the easement it's the final the final walkthrough. Walk through standard stuff. Yeah, they're they're they're rapidly wrapping up. So we we we try to help timing of things by bringing them as they're walking you know within relative time frames. Okay.

Okay. Is there a motion on this one if we uh understand it or have does have any have other concerns concerns here? Mhm. Uh recommend a vote on case number 25-004 Morgan Farms phase one uh consisting of 211 residential lots and six common areas on 43.246 246 acres located east of County Road 642 north of Hover Road and contingent

with the contingent of the final walkthrough and the easement resolution and the easement being abandoned. Yes, I'll second that motion

and all in favor. Okay. Okay. Item number 3.6, 6 case number SP25-00001 Sonic D/Gateway Convenience Store. Discuss and consider and act on a concept plan or site plan for a Sonic Gateway Convenience Store, Exxon service station located at 305 East Cook. Is there anyone that want to make a comment on that or

so this is not a public hearing item. It's treated just like a a plot. Um honorable chairman, members of the commission. Um the u subdivision ordinance requires a uh site plan as the first step in the development process. Um and it is subject to final approval by the planning and zoning commission. So this does not go to city council. Um the applicant submitted their site to plan I want to say in August. Um they've been under review uh with um Kimley Horton Associates and staff and then our new fire chief has also had an opportunity to review this this um site plan. Um in development there's two components. You have your site plan and construction plans. In some cities they tend to do the applicants tend to submit both as one combined document to facilitate the reviews and you know make e easy adjustments. As a third review progressed um it was um evident that the site plan materials were ready for approval and the approval of those materials allows the developer to um continue with their detailed engineering design for the construction plans. Um the um elements of the site plan are are were attached in the packet. All of the requirements for a site plan are are formally addressed and um should this site plan be approved and the the applicant and their engineer team will continue to uh update the construction plans. Now note that construction plans do not require approval by other other than approval from the city engineers. So, this is the only opportunity for city council to have a say in this project. Um, but all of the uh all of

the um elements of a site plan have been successfully addressed and we recommend approval. Our Kimley Horn is here and the applicants team is here to answer any questions you may have on the site plan.

Does one have any comments or no? if you don't. Okay. Any uh comments or questions, members? Uh I had really personally I expected uh a number of residents to be here. Uh, and I know it wasn't a public hearing, but we don't have that issue today, but uh, if there was, I certainly have to give the citizens an opportunity to speak up because I understand this is a a sore thumb, so to speak to some, uh, for some of the residents out there. So, we have to le at least listen to the people. But, uh, any questions, members? Uh, this again won't go to the council according to, uh, staff. Yeah, this this this is uh you you have the approval authority for this specific case type.

And [clears throat] so I'm going to of course assume that of course the engineers been working with the developers and everything is going to be uh you know in order as we go forward if approved. Okay. Any comments gentlemen? Okay. Is there a motion on this item?

Motion to approve case number SP25- Z001 Sonic Gateway Convenience Store uh located at 305 East Cook Street. And accept the site plan. Second. I'll second.

Okay. All in favor. Okay. Uh before we adjourn, I might like to recognize uh I'm kind of jumping ahead of the gun. I haven't gotten anything official yet, but I've been notified that one of our dedicated members won't be with us next year, Greg Garcia. He has really been a professional and like my backbone has come to this planning and zoning and uh [clears throat] so he won't be with us but just like to say I appreciate your time and your dedication and professionalism and taking care of the invocation for us and you really been a great uh member of this uh committee and I enjoy working with you and

I appreciate it. Thank you very much. Good luck. It's been a it's been a pleasure uh doing it over the last I don't know how many years now. Yeah. So go so fast. Yeah. Thank you. But thank you and good luck. Yes, sir. Great. Okay. Is there anything else? Okay. So, um go ahead, sir.

And it's very brief, but please be on the lookout for an email in the next week uh for focus groups related to our new unified development code. Um we need the commission to be part of those focus groups so that the consultants can hear the concerns from your perspective on um what are the things that we need to address in this new development code uh to again the the aim is at streamlining our development process. Okay. Uh hope everyone have a nice Christmas and safe New Year's and we'll see you next year. Motion to adjurnn. Okay, I'll second that motion. All right, [laughter] take care.

One last time. All right, one last She has one.