Planning Commission - Regular Meeting

and welcome to the Maricopa County Planning and Zoning Commission. Today is Thursday, February 19th, 2026 at 9:31. This meeting has been uh we'll start with a roll call. Commissioner Dan Zeiss, Commissioner Finter here, Vice Chair Hernandez, Commissioner Lawrence, Commissioner Leighton here, Commissioner Lindlum, Chair Milhaven here, Commissioner Rockwell here, Commissioner Toma here, and Commissioner Whitten here.

Thank you. Thank you. This meeting has been noticed in accordance with open meeting law ARS 38-431. Agendas are available within 24 hours of each meeting in the Maricopa County Planning and Development Office and are also available on the Planning and Development website one week prior to the meeting at ww.mmaricopa.govplanning. With respect to the zipper meeting process, items will be considered in the order they appear on the agenda unless otherwise agreed to at the commission. So we will move forward to the regular agenda and we have CPA2 26002 framework 2040 comprehensive plan.

Thank you m Thank you, Madam Chair, members of the commission. I'm I'm Tom Ellsworth. I don't get to present in front of you all that often, but I'm the director for the the fight and development department. We're excited today to be before you for this policy session to discuss um some of the meat of the framework 2040 plan. We're excited for the phase that we're in. We've released the um public review document for this the mandatory 60-day review. It's out to the public uh online for for immediate comment as well as to this commission. Um, we've invited the con the consultant here today to kind of go through what's in the plan, where we're at, what's left, but really to get into some of the policy framing of what we're trying to accomplish within the plan as it relates to some of the development proposals you'll see coming before you and some of the analysis that will be done with staff and provided to you as those those come forward. Um, with that, I'd like to introduce Matt Clazico and Stephen Cifferman with um, Michael Baker International and turn the time over to him to go through that presentation.

Thank you.

Okay. Thank you. Thank you, Tom. Uh, thank you, chair, commissioners. Uh, that was a great intro. Uh, we're uh, excited to be with you this morning. There we go. To uh, as Tom mentioned, to talk about, uh, the public review draft. And so, uh, my first few slides, I'll walk us through, uh, a little bit of a background on our process, uh, just to make sure everyone understands where we are in the overall effort. And then, as you can see from the slide, we'll talk a little bit about the composition of the the plan itself. Um, uh, discuss the public feedback that we received to inform the development of the plan. And then we'll spend more time getting into the the uh plan components and the framework. Uh and I'll speak more to that uh because it is a key uh aspect of this update. So we go. Uh so this graphic is one that we've shown in the past. This little delay. Uh there we go. Uh so we have three phases in this total process and you can see with the orange arrow that indicates or identifies where we are in this particular uh point in the effort. And so as Tom mentioned the big takeaway from this uh uh graphic and schedule there's a lot on it. I won't cover all of it, but what we wanted to emphasize, as Tom mentioned, is we are in that public review process. So, state statute requires a 60-day review period uh once the plan is drafted. So, we are in the middle of that process. And so, the plan is out to the public for comment. Um, if you recall the uh zoning ordinance update and we used the conveyo application for uh residents to uh place

comments, we're using the same tool for this. Um, and we'll talk about that in a few slides. But on the slide, you can see that our review uh frame is from uh January 29th to uh March 30th. And uh and so within that time frame, we're collecting comments from the public and hence why we wanted to come to this meeting this morning to also give an update to the commission. So we encourage you uh ask us questions today. Um but this is also a period that you can take an opportunity to look into the plan. If you have questions, work with staff to share those, and then we can continue to make sure we're not only addressing uh feedback we receive from the public, but also feedback that the commission may uh want to discuss when we're back before you for the adoption process.

Yeah,

I'd like to mention there the goal is to have this in front of the board of supervisors in at one of their May meetings, which means it'll be in front of the commission for the hearing in in April. So now we'll just jump right into discussing components of the comprehensive plan and the public review draft. Uh one of the things that we uh like to share with the public when we rolled out the uh public review draft is reminding them that uh while this is one plan, there's many roles that this plan must address. It it has to address state statute first of all, but it has to also establish policy for the county. It's helping protect our public health. Uh it's helping to uh guide our uh use of public dollars uh to uh invest in uh improvements and uh the needs of the county. So all of those bubbles you see on the screen are all situations that need to be considered in this dynamic plan. And because of that, there's also many elements or topics within this plan. And I know you are all very familiar uh with the comprehensive plan uh structure, but uh this slide outlines um the primary chapters of the plan which are uh listed there on the right side of the screen. Um and those are guided by state statute. Um but as you can expect, they also are all interrelated uh because of all of those components that we must balance in this comprehensive plan. While these are individual chapters, there also uh needs to be consideration for how these connect together and how they complement each other. And so uh the plan is

organized uh with a series of introductory statements. That's what you can see on the left. That's just kind of the table of contents of the plan. Um and that sets the foundation for then uh viewing each individual chapter. Um the bottom uh exhibit there on the slide shows a typical structure of a chapter. So one of the things we wanted to do to make sure this comprehensive plan was userfriendly was have a regular cadence to each chapter. So you'll also see that uh the structure of each chapter is uh organized the same so that as a user is going through the document they get used to how information is conveyed and thus hopefully makes it easier for them to find what they are uh looking for. So with the uh from with the foundation of how the document is structured and organized um what informed the development of the document? Well, naturally public involvement um for a comprehensive plan that uh has to cover um so many different areas. We tried to make sure that we got out to the public and uh met residents where they are to engage as much as we could. And so as we discussed in prior zipper meetings, uh the way we went about that is uh having traditional in-person workshops but also having a robust virtual uh presence uh to allow participants to engage on their own time uh even outside of when a particular meeting might have taken place so that they can experience the same material or share the same feedback that we requested in person. Um, and so you can see the little uh by the numbers summary there. We're really um uh happy with the level of participation that we

received overall. We always would want it to be more and uh we continue to put uh updates out to the public to remind them of the availability of this draft, but you can see that we had a number of in-person meetings, but also our our online presence uh yielded a lot of participation. not only um in individual uh or unique visitors but repeat visitors. And that is a little indication to us that we're engaging with people that they're actually coming back into the process to see what progress has been made or how the project process responded to a comment that they may have shared. So that is always something that we monitor, right? not just the unique visitors, but how many times does someone uh re-engage with the process? That tells us that we're um um making sure that they continue to be a uh part of the feedback. So, some of the input that we received here uh is summarized on the slide here. Of course, we received hundreds of comments through all of that outreach. And when we organize that, you can see some common uh groupings or themes of those uh of that uh content. And this slide uh uh I think is the one that conveys in essence what the public is wanting this plan to consider. And you can see hopefully that there's some consistency I would say about what you might hear or see from residents when cases are before you and the concerns that they share with you. And so I don't know that there was a lot of surprises to us in terms of the focus areas that residents wanted, but it did affirm for us uh where we may need to take a a a

more detailed look in the in the comprehensive plan to uh either um uh bump up a particular section or even refine it to make sure that we're accurately or comprehensively covering those key areas. Now, one of the nuances of that feedback is yes, there was themes that we can group that feedback into uh common buckets, if you will. But when we as a team started to look at it, it really started to solidify that residents are really having uh some common outcomes that they want to see out of this plan. And it really uh came down to residents want to continue prosperity. They want to make sure we uphold stewardship of our environment um so that we continue to have opportunity in this county. And so that was kind of uh a um takeaway that we infused into this plan to align that cross-pollonization of those chapters as I mentioned. So, it's these themes that are stitched into each chapter. Um, and we look at how is a land use chapter or transportation helping to achieve prosperity, stewardship, and uh opportunity um to bridge uh and connect all of the aspects of this plan. And so, if you flip through the plan, you'll see in each chapter references to these particular themes as a common thread throughout the document. Now, with that said, uh we want to talk a little bit about the specifics of the plan. Uh we encourage you again to uh in all of your spare time uh to look at the

plan in detail and um and uh and this slide summarizes uh how each of those chapters um what it focuses on and the goals and policies that are within that. So what you see here is a total of 33 goals and 137 policies across all of the primary elements or chapters of the plan. And I won't read each one to you, but you can see under land use, for example, that the overall tone of that chapter is focused on pro uh um continuing to uh promote coordinated highquality development, protect public health and safety, and maintain fiscal responsibility. Um and so those uh aspects are again a touch point to make sure that we're listening to residents and that uh we show the connection of their input uh to the policies of the the plan itself. So sometimes residents don't see how that connection happens. And so these uh goals and policies uh help to uh align all of the feedback and show that we're making sure to be consistent uh and follow through on what the public is requesting. um as as long as it's in alignment with the overall uh direction that is established by the board of supervisors. So that gives us a little foundation of the primary aspects of the plan. I I don't want to uh take too much of our time this morning to um go into every goal and policy, but if there are questions, we're happy to answer those uh this morning. But what I wanted to take a little bit more time on is get

into uh discussing the framework of the plan. And to set the stage for that, this particular slide outlines a a unique aspect of the county that I don't think is lost on uh the board, the chair, the commission here. Apologize. Um and so we have unique and varied lands across the county. We have county islands that you can see are uh one example highlighted in the east valley. And as you know those county islands can take on different characters. Some are urban in nature, some are are very rural in nature. but uh the surrounding development of them uh because they're an island might also have an influence on that area and and how to treat that and how to consider those dynamics is a a challenge that the county faces. Uh we have urban and rural edge. So you can see in some of our outlining areas as our municipalities grow their edge treatment right where they their municipal limits meet up with the county there's aspects as to where along that edge rural or urban development is most appropriate and uh recognizing how that dynamic works uh is a challenge that the county faces and then of course we have our rural areas maybe out in the tonapa areas this graphic identified And so those uh areas also have their own dynamic. Um and making sure that uh consideration for infrastructure and uh the respect of existing development in those areas are all the aspects that the county and decision makers must balance. Um, and there's tools and uh um documents that the county utilizes to uh address those challenges or those nuances.

However, um those tools aren't exactly laid out or organized uh in the current comprehensive plan. So what this update does is really uh uh outlines a new um framework that we are calling the municipal rural influence framework. And and really what this does is make sure that uh that the uh decisionmaking process is clearer and more transparent for the public uh to better understand. And uh currently the county utilizes uh the urban services for urban development uh process and that uh is a perfect example of how it's a a um useful and efficient tool that the county uses or strategy. Um and uh this framework helps to build that into an overall uh process. And so what I'd like to do is walk you through that framework so that we really comprehensively understand um how we're uh looking to uh incorporate this and apply it moving forward. So what you see on the slide here is uh this uh this specific slide shows two key aspects uh within unincorporated Maricopa County. First we have our area of municipal influence. Uh the area of municipal influence would be areas that encompass all of Maricopa County's unincorporated areas that fall within current limits of a municipal planning area uh within an approved development master plan uh or within an improvement association. Okay. So um a municipal planning area, right? municipality has its its city limits, but then they have a larger planning area that they um anticipate

they may grow to or annex into their community. if that planning area uh because they would have a general plan that would capture that planning area. Um there is an uh an R an identification already that that area at some point in time would be part of a municipality. So uh that was one metric that we recognized. Okay, if it's within a municipal planning area, if it has a master plan, an Anthem or a Sun City, then uh that uh is a consideration. And then if it has uh one of the nuances would be that uh improvement association. And there's a couple uh outliers that that that falls into. But all of those areas of municipal influence are what you see in blue in this graphic. Uh everything you see in gray are the municipal boundaries of uh every city and town within Maricopa County. So the municipal uh the area of municipal influence is the blue area. The area of rural influence is all of the areas that are not part of the u municipal influence area. Um and so it's important to note that these are not administrative boundaries. Uh they don't change any land use. We still have a land use plan. um they are just this map is just more of a guide uh to help evaluate where urban or rural development is most appropriate. And so that's the key distinction here is this is uh utilized as a tool not as a changing anyone's existing land use. It's um working to make this process and bring more clarity so that the public can better understand

how decisions are made. Um and so uh with a foundation of understanding the first aspects of this framework, we have the municipal influence area and the rural influence area. Now, I want to take you through um a stepbystep uh guide um of how this process would be applied because this is where I think it will be most most helpful for the commission um and and something that staff moving forward. Um if and when this plan is adopted, uh that that would be part of staff reports and uh and the material that you will utilize or review. um as you make your decisions. Um so in this aspect what I'd like to convey is hypothetically if a comprehensive plan amendment were to come in um the first step that we would do is identify if it falls within that municipal that area of municipal influence which is the kind of flowchart on the left there or the area of rural influence the flowchart on the right. So you use that map uh that I previously showed to first determine are you in the the left column or the right column, right? Um once that step is identified, then we move on through the flowchart. From there, we then reference the land use or area plans that the county has to determine if the subject parcel currently has an urban or rural land use designation. And uh uh just as a reminder, rural land use designations in the current uh comprehensive plan and the land use categories uh only include single family rural or rural retail. So that's what we mean when we're looking at uh um whether the uh in a land use or

area plan if it has an urban or rural land use. um that will uh determine if you're uh in that second row there under um the two columns uh urban land use or a rural land use. And uh that helps to then make sure that this consideration confirms if the subject parcel is in an urban growth area or a rural service area. and and that starts to link to our next step which is um making sure that we are in a position to now apply the urban services for urban development uh tool or strategy. So, I know I'm throwing a lot at you. Um, but, uh, what this really is all trying to convey are these all are things that county staff already does and evaluates. And we're trying to uh organize this into a flowchart uh and process so that um when uh applications are brought forward um uh we can all make sure that uh it is not uh or it's consistent in determining for example if a county island is viewed as an urban county island or a rural county island. and those should be considered on a case-byase basis. Uh not a uh a unified um uh approach, which is uh kind of currently what the county struggles with. So from here, uh once we're able to identify, uh if we're in an urban growth area or rural service area, um we would then make sure that um there there are uh some exceptions uh within

the rural uh consideration um that address more unique situations. So, if you're in an urban growth area, that opens up all of the land uses for consideration for a project. Um, if you're in a rural service area, then that limits you to rural land use types. So that's the key outcome of going through this flowchart is making sure that the county has a process to determine if an area is ready or prepared to uh to um consider urban land uses or that it's more appropriate for rural land uses. And what we utilize to guide that process um is the urban solutions for urban development tool. And so this slide helps to outline that tool or strategy. So the urban services for urban development um is uh considers 12 conditions. You can see on the slide that those conditions are bolded in text uh to cover all the essential aspects that uh one might um evaluate when looking at urban development. So you can see that uh this 12 these 12 areas uh look at uh things that you would anticipate of course water, sewer, roads, flood control, dry utilities, so on and so forth. Um however, not all of the urban development that we would be uh addressing on this requires these services or infrastructure. Um and so the table on the right is utilized to calibrate or account for those factors. So once a project is being evaluated

against the urban uh solutions for urban uh development strategy um we uh use the table on the right to to um account for some of the nuances that a particular area may not necessarily have uh libraries or other um considerations on this and they may not be applicable to a commercial project for example compared to a residential project. Um with the benefit of this information, um staff can then provide a recommendation uh to the commission or the board uh as you see today. It can provide a recommendation of approval uh a recommendation of approval with stipulations or a denial. But what this overall effort does is start to bring clarity to the process um make it more visible uh uh to the evaluation effort uh and ensuring ultimately that infrastructure is uh considered within this process and um recognized as a vital component of serving urban development versus rural. So that's really what this is about is making sure that development is properly placed but also properly timed. Um and if the infrastructure isn't there um then this process uh will identify that and um and uh outlines a consideration for um uh the recognition that it may not be best to move forward on a particular aspect. Yes.

A question just for my own clarification. Sure. Staff does such a great job in in working these problems through before we even get them. But if we look at a theoretical

um say we're talking about Buckeye because we know that Buckeye has plans for expansion right now. That parcel may be in rural, but if Buckeye intends to annex that parcel, is that then going to go to Buckeye for development or do you guys look at it and say, and I guess part of my question is, what about Terra Valis? Now, that's that's already been approved, but there's a water issue out there. So, does that come under Buckeye? Does it come under county at this I'm I'm just asking for myself, Tom, because I'm intrigued.

Chair Mil um Leighton, it's a good question because that's exactly what this doing. What we're trying to propose here is a foundation that lays a framework for an organized discussion. It provides clarity. It provides a a transparency in what we're looking at. So when you're out in those areas of Buckeye, and we'll be looking at this framework, if you're not inside the city limit of Buckeye, but you're inside of their municipal planning area, which means they're planning for land use growth, they're planning for their infrastructure growth, but it's in Maricopa County. Under this framework, we're we're very clearly stating in our comprehensive plan, you are in a municipal influence area. As that comes through for evaluation, we will start having the applicant become involved with Buckeye and Buckeye will will we be looking for them to weigh in on what is their general plan, what are the availability in their future for the availability of infrastructure, you know, where are your water sewer plants? If the applicant is continuing to propose and say, you know, we're not we're not needing that service or we're not doing that, we're able to do an evaluation on that. So then where is your water coming from? what is the effect on Buckeye service for water in that area if you come in and you're not utilizing their services. So all of that goes into inform a land use decision by this or a recommendation by this commission and a land use decision ultimately by the board. So it's trying to get that framework that foundation of that discussion very clear in our policy statements. Um, one example, uh, it's it's another example. Maybe it's a it's an urban county island. We've we've had wherezoning cases come before this commission where our land use designation and our current comprehensive plan, if you're not in an area plan, you automatically have a rural designation. Well, you're a county island a mile from downtown um, Chandler, you're not you're not technically in a rural framework. So, we're trying to say you're now in this rural framework. We need to have those discussions on impacts to the municipal

growth.

It to I'm sorry, Commissioner Le. Um to that to that point, um we have county islands in North Phoenix um that currently have rural designation RU43. Are you saying that under this new potential framework that that they would be stripped of their rural designation? So Raqualik, what we're trying to be very careful is these are policy statements. They're not regulation. So it's not stpping any current entitlement on a property. If they were to come forward for a reason from the rural 43 to say industrial, we are now looking you are in that mun right where what infrastructure is required for what you're doing. Where is it coming from? What are the impacts of that infrastructure? Is it impacting that municipality? giving the municipality ability to weigh in on that um on that proposal and then put all of that information in front of you and the board.

To that to that point, did you guys communicate with the cities and towns about the area municipal influence like where they intend to grow or or don't intend to grow?

That that actually is something that is established currently. Uh so that's uh something that all cities and towns have as part of their general plan process. So uh uh we collected that data and used that as uh the foundation of that. But in addition uh this 60-day review process also requires that this plan be uh conveyed to all municipalities in the county. So they're currently having the ability to review this and give comment if they had questions in more detail. That's a good question. What that map actually represents is those are the the municipal planning areas that have been defined regionally.

So we didn't we didn't just draw a line that um what what what that represents. Yeah. So there is a municipal general plan that covers all of that blue area. I I just know that the city's the city of Phoenix's uh general plan, at least as it relates to North Phoenix around Anthem. Um is not consistent with our water use service uh boundaries. Uh and so there are portions of that blue that are in the county that the city of Phoenix has no intention, in fact, we passed a policy on annexing because they are not in our water service area. And so I just want to make sure that when we go back to that table to determine what is considered urban uh uh residential, urban commercial versus I didn't see rural on that, but but versus rural back to your flowchart. Um that we're taking into account, you know, where they're getting their water. Yes, a lot of the Northern Valley can get their water shipped in from EPCOR, um but they're not getting their water from the city of Phoenix. They're not getting sewage from the city of Phoenix. They're on septic. So, does that consider them urban or do we consider that rural since they're not part of any infrastructure?

The answer would be both because what you're looking at is that what we're trying to emphasize is the three counties, those urban county islands where there's immediate infrastructure available that's on that growth edge, that growth boundary. We need to start involving what are the policies in Phoenix. Where's the water coming from? Is Phoenix the water provider? If they're not, where is water being provided from? What district is that? And then get it gets into that regional type discussion of well if Phoenix does have plans for it, how does this how will this decision affect that? And so we're trying to get all of that upfront as a as an entitlement or a land use decision comes through the county in an area that a municipality saying we're planning for what's happening in this future growth area. So it doesn't doesn't necessarily hold this doesn't change the land use entitlement or land use designations inside of the municipality but it's a designation to us as we're making our review that you're in an area where we need to start asking these questions

and and just to also add to that and that's where the urban solutions for urban development is a great strategy as well because e even if an area is uh through the process is determined yes this is an urban growth area. Thus, we're going to use this table to evaluate it. When we look at or the county looks at water and says, "Oh, but to your point, you don't have water service." Then that's a red flag. That's a comment that comes into the staff report or that influences staff's decision. So, how is that going to impact existing county islands um that are on well systems or that are that are EPCO, sorry, county islands and outerlying county areas along that urban growth that are either serviced by a different water provider that's trucking water in or they're digging down into a well. If if somebody wanted to build a home, how's that going to impact their ability to do that?

These are great questions because this is the exact reason why we're throwing this out there. Totally. Again, this isn't procluding somebody from asking for it. It's not precluding from somebody from asking to develop that far out, but it's asking that infrastructure question. And as it comes before this body and then ultimately the board, if they're asking for the zoning and say it's 30 miles past Tonapa,

where's the water coming from? There is no water out there now. Well, I shouldn't say it that way. Availability to the water. Thank you. Um but then they start asking us that what is the impact to the wells? What are the impacts to that? What you see in in some of those instances is we're looking for the ability to for that future planned land use that future entitlement. What conditions of approval should we put on that that maintains this type of framework? No. Maybe there'd be a condition of approval at the time of a specific plan of development must show the the um the capacity available or a well serve letter from the municipality or that um the the roadway network could handle this traffic. So usually that's in the form of a um traffic impact analysis would be required at the time of specific plan of development. If those questions become so much that nobody can see how any condition of approval would do it, that would probably be an ultimate situation where say maybe it's not time for this decision to to move forward.

And and then just to also clarify to the example shared, we would want to emphasize if if I mean we're dealing with the comprehensive plan here, not zoning. But if someone did have rural zoning, they wanted to come in and put a house. This does not impact someone from moving forward with the their current entitlement. This is more uh to address if someone comes in with a development and says, "Well, I'm rural right now, but now I want to put down an apartment complex." Then that's where this framework kicks in to evaluate. Is this the best spot for that? And this is how we're going to determine that. And are we also evaluating I don't see on this list and maybe it's under dry utilities or other services um electrical uh utility capabilities.

Yeah. Uh I say that's exactly where it is. I was letting him say it, but that that's exactly where it is. Oh, dry utilities but under Oh, look at that. It's electric. Boogie boogie boogie.

Thank you. Any other questions? Yeah, I I know we threw a lot. So, I appreciate you uh asking follow-up questions because that's really what the focus of this morning was to lay this framework out uh because it really is a this a distinct um uh shift from the current comprehensive plan, but I think something that will be valuable uh for all whether that be residents, staff, and decision makers. So with the the benefit of that discussion, we just wanted to close with um some specifics about the the review process. So again, as the commission um we would encourage you because as we uh go through the adoption process, um that is uh going to have some very um specific steps that we must follow. So, uh, if there are areas that the commission might, um, have interest in, we'd encourage you to share that feedback earlier, uh, i.e. during this 60-day review process, and then that gives us all, uh, enough time to vet and consider that. Um but uh as far as the public goes, we wanted to share uh for any that are uh with us or listening online that you can go to the project website framework202040.com. And when you go to the website, you'll get a popup uh right as you enter the home screen. You click on that popup and it'll take you to the conveyo uh commenting site. And if you recall, the great thing about the conveyo tool is we upload the document. Um, and that's what you see on the bottom screen. That's the view that uh residents receive uh at home. So you'll see the document and you can as you flip through the document, if

you have a comment, you can just click on the document. A a screen will pop up. You type in your name, email address that that is email address is not shared. It's just for uh tracking purposes if we need to follow up on a comment. But um then you can share your comment and it's right there for everyone to see right in the spot that the comment uh was provided and uh all other residents can see the comment whereas in previous right someone would submit their own comment and it's a one-way conversation. Now it's dynamic. Not only can all other residents see it, they can also comment on it. Um, and so we can start seeing conversations and so we're already getting comments and and pe uh residents have already started to upvote other uh residents comments. And so that's great to see of oh uh we don't even have to uh identify themes. They're identified for um for us. Um so we encourage uh you to share with any of your friends or neighbors that they can go to the project website and share their feedback. But of course, at the end of the 60-day review process, we will be sharing the the feedback and results of this review uh stage. What I would close with on next steps as Tom uh discussed um that uh we are getting through uh this 60-day review which closes on March 30th um and then we'll be making final refinements um in order to be back before uh the planning commission and the board of supervisors in April and May. So once you know this closes in March, right after that we're looking to come before the commission and then the board for ultimate approval. Um and so uh we're uh excited about the stage that we're in, but we're ready to address um any refinements that

need to be considered in this plan so that when we come back before you uh we can be in the best place possible. So, with that, I'll pause to see if there's any more questions on the document overall. Um, just just who's our legal people here today? As a commissioner, can I share the link on my Facebook page? Okay. I just didn't want to go do things and then get my hands slapped afterwards. Well, if they're public links, you Any other commissioners have any comments or questions? folks online and for me.

Thank you. Um, great job. The software is really, really impressive. I was looking for a link to download the plan so I could because I use I annotate on my iPad and the the comment draft is really neat, but I don't see a place where I could download the plan to make my own notes to myself. When I go to resources on the website, it says it will download the plan, but I don't see the link. Uh if this Yeah, it doesn't work on the screen, but there should be a a there's a button um at the top of the screen there that allows you to download the document. Oh, on the comment screen right under the orange arrow, right?

Yes. Thank you. Yeah. Wow, you got good eyesight. Only from far. I'm looking for it on my iPad. View and comment. Oh, no, that's not downloading. There's no orange when I go to review and comment. Just like iPad, there is no It looks like Yeah, it's it's got Thank you, Adam. There's a little bar with an arrow right next to the Titan. You know what? I'll come up to you when I'm done and you can show me on my iPad. All right. Thank you. It's the middle. All right. Thank you very much. If anybody wants to download and has any difficulty, just give us a call. All right. We take everybody else's time.

Okay. Yes. um you you when when through the series of questions that I was asking um you talked about how this is more of a framework to sort of identify if somebody's coming in for in rural and they're like I want to build an apartment and that that may not really necessarily fit um based on the matrix. How could this impact uh land owners or zoning attorneys seeking entitlement changes within the county only to then turn around an annex into a municipality uh where it may be easier to get the land entitlement changed in the county versus the municipality? So that's a great question because that happens quite a bit. Oh, it does.

Um it actually helps influence that. So what this is doing is providing that clarity and transparency to something that we already strive to do. We're just being more of hey as you come in to show show compatibility with our with our in and conformance with our comprehensive plan. These are all the considerations we're making. So as those come through typically what you'll see is a condition of approval from us that there will be either a pre-annexation development agreement that addresses these issues. It's not saying you get this approved today with no plan of what happens after you annex. Usually, we've already been working that out. We've sent the applicant, the applicant, land use attorney, whoever has gone and discussed those services with the municipality, and there is some type of pre-annexation and development agreement that would be stipulated to be in place.

Got it. Thank you. Great. And as I understand it, Commissioner Lindlum made a big contribution to your efforts. Sure. Thank you, Commissioner Lindwell. All right. Yes. No, he's been very helpful. Any additional business for today? No. All right. There's no additional business. We're adjourned. Thank you all.