Planning Commission - Regular Meeting

observe. We do have a quorum today. So, um just just here to watch. Uh so, first first item on the agenda is public comment. Do we have any public comment?

Okay. So, uh next is the consent agenda. Um commission may request for consent agenda item to be moved to the regular agenda for presentation and public comment. Otherwise, the consent agenda will be considered in one vote. All items on the consent agenda have been recommended for approval by staff with no opposition received a date. Since some items on the consent agenda may require a public hearing, the commission will accept public comment on any item on the consent agenda in one public hearing. Uh we did not have minutes from the November meeting to review. So I would request that we remove that from the consent agenda. Otherwise, there's uh final plat uh with no variances that are recommended for approval. So,

this one has a sewer extension though. Oh, and these people are dedicating. So, do we need to notate that? Yeah. You want to ask?

Okay. Um, really quick on, uh, item on the consent agenda. Item C, uh, RP25-38, first repat of Hatcher edition block 61. Um the staff notated that there was a sewer extension that the applicant was aware of and we just wanted to make sure that that was in the public comments. Okay. And then um also regarding consent agendum agenda item D RP25-42 first replat of Fort Koncho edition block 99. Um, we also just wanted to notate that staff had mentioned that there's a dedication of 86 square feet on the corner in order to allow it to be rounded and that the applicant is aware.

Correct. Okay, that's correct. Yeah, they drew they drew it intentionally that way to meet our standards. Okay, wonderful. Thank you. So, with that, um, I will open it up for further discussion or a motion. I will make a motion to approve the consent agenda, removing item A with, the meeting minutes. Um, and um, do I need to make a motion regarding the other two? No, I think just make a note and uh, just notation of the two items I discussed. Second. Okay. have a first from or motion from Britney and a second from Patrick. All in favor say I. I.

Any opposed? Did we have any public comment on those items? No. Okay. Thank you.

All right. So, moving into the regular agenda. First item is subdivision plats. The planning commission has final authority for approval. Appeals may be directed to city council. First item on the agenda is FP25-25. Praden subdivision section one the ETJ uh request for final plaque creating two lots over seven acres within the city's extr ter territorial jurisdiction as well as a variance request for paving and curb and gutter along spillway road Austin. Thank you Austin Reed senior planner. This is a final plaque creating two lots over 7 acres. It is within our ETJ as mentioned so there is no district, no neighborhood and there is no zoning as well. Uh the vision plan here is a mix of rural and commercial. Here's a look at the plat itself. You can see the two lot it's chopped up into one is two acres, one is 5 acres, and they both front on Spillway Road there to the north. Spillway Road there is technically classified as a major collector. Right now it's paved at about 20 ft as you can see from that image. Um but 36 ft is our minimum standard for major collectors. So they would be required to add an additional 8 ft of paving bringing it to about 28 ft. They have requested a full variance to stay at that 20 ft. The rightway there um is 50 ft whereas 56 ft is our minimum standard. So again their incremental half would come out to an additional 3 ft of dedication. They have requested a full variance there as well. With that we are recommending approval of the plat itself subject to three conditions. We are recommending approval of the variance for paving and denial of the variance for rideofway. If you guys have any questions about that, I'd be happy to try and answer them. Um, our conditions are to widen spillway by 8t with curb and gutter or receive approval of a variance, dedicate an additional 3 ft to spillway or receive approval of a variance, and to construct sidewalks along spillway because it is a major collector or receive a waiver. Do you

guys have any questions? Could you go back to the picture of the So um I guess it's interesting that it's a major collector, right? Uh in this area um has there been any discussion with the county as far as their preference? Yeah, we reached out and a county commissioner let us know that they would prefer the road stays at 20 ft. Okay. Anybody have any more questions for Austin? Are they okay with waving sidewalks obviously with not making sense to major? That's a decision between the planning director and city engineer and they can evaluate that.

Okay. Anybody else? Thank you, Austin. Thank you. We have any public comment?

Good morning. Russell with SKG would ask for your approval of this PL and with the variance requested uh for both of them other than a crayon mark on the master theapare plan you know that shows this as the major collector um we we really don't see the vision of this going it it it would actually have to cross a segment of the Lake Nazworthy at kind of the the dam the I guess the spillway there. Um but we understand staff's position because the what of what the master tharing plan shows the reality that that would ever come to fruition we see really at this point being extremely low. Um we're happy to dedicate I I don't say we're happy we will dedicate the three feet if necessary um but we just feel like it's not necessary. Then also any fencing um then we may potentially have to move some fencing. So dedicating the 3 ft wouldn't be an issue, but then now potentially do we have to relocate some expensive fencing that I realize we can't consider cost, but it's a convenience and a in a in a reality thing. There's some utility poles there. They could easily be moved at some point in the future. So um would ask for your approval uh with the variances as requested and happy to answer any questions.

May I have any questions for Russell? All right. Thank you, Russell. Thank you. Sorry, Russell. I think Liz has a question. Is this uh request, is it change of ownership or just change of use or they want to be able to place two two residences on this property? And and so it's it's somewhat not entirely, but one of them potentially I think may go to a a close relative. Okay. Anybody else? Thank you, Russell. We have any other public comment? Okay. So, I'll go and close public comment, open it up for discussion.

Can we pull up the um uh slide with the request from staff, please?

Thank you. Okay. I think that this is a extremely interesting one being one that is in the ETJ. Um Spillway Road goes back. it dead ends into three large um tracks that are owned by individuals. You know, we do have um I think some city land out there um some hiking trails and obviously um connection into the lake. Uh but as far as once you get further back in that development, um most of the lots that are out there in that plat the HOA, this doesn't qualify in the HOA, but when you go further out there, um they can't be subdivided. So really there's only 60 maybe residents that are currently residing past this property that we're discussing right now. Um, so in my opinion, I feel like the road functions adequately as is. Um, I don't feel like we need to widen um or dedicate the three additional feet personally or construct sidewalks to an area that you don't have walking traffic.

So, I'll just say the other the other thing that's, you know, is it interesting uh that it's that it is a master thoroughare or major a major collector in the master thoroughare plan. Um I know that's going to be the master thoroughare plan is going to be revisited in 20 monthsish, right? Yes. Within the comprehensive plan that is one of the elements that we'll be reviewing is our master thoroughfare plan. Our current master thoroughare plan is from 2003. So it's very possible this road gets reclassified. We just don't know that for sure.

Um I would say in in principle the the staff certainly leans your way. we just have been very consistent when it comes to rideway on on our master thoroughfare plan. But again, y'all have the ability to grant that variance. Uh and just a just a reminder, the ordinance doesn't allow y'all to at this stage to take away the sidewalk, but we would certainly entertain a waiver from the applicant uh and discuss that. And we we certainly take your comments uh to heart saying, is is this the best spot for a sidewalk? So, we we feel very comfortable in seeing a waiver coming through for that request. Okay. Thanks.

And I'll second kind of what Britney said. I traveled this road weekly and it'd be one thing if the usage was changing and we're going to have a lot more traffic, but if it's just one additional residence, I don't see the need for the applicant to have to um take on all of those additional costs and and the sidewalks. Again, I I just I don't see any foot traffic out in that way really ever. Okay, I'll entertain a motion.

Sorry, need more coffee. I will make a motion to uh let's see, deny. Oh my gosh, I can't even read. Um 8 ft. um removing item one which is widening spillway by 8 ft and adding curb and gutter. Uh removing item two as far as dedicating the additional 3 ft um of rightway. And I would request that the applicant talk to the city about receiving a waiver in regard to sidewalks. So I just want to clarify. You said deny. I'm sorry. But um I think approve the plan. I think you meant I think you meant approve.

Yes. Sorry. Um and approving the variances. Correct. Okay. All right. Um can I clarify one thing real quick? Are you sorry you're approving the variance for the paving with with curbon gutter or you want them to do the curbon gutter? No. I would like them to not have to do curb and gutter or increase the street width. So basically taking all three conditions away. Yes, which is without what I said, but I used denial instead of approval. So apologize for the confusion. Okay, everybody. Okay. All right. So I have a motion from Britney and a second from Patrick. All in favor say I.

I. I. Any opposed? All right. Thank you. Okay. Next item is FP25-26 Southland Hills Edition section 29 SMD number one. A request of final plat 25 lots over 6.106 acres within the P within the PD22-03 zoning district. A request for approval of a variance for rideway on Valley View Boulevard and a request for approval of a variance for the paving width of College Hills Boulevard. Austin

Austin Reed, senior planner. It's the final platform with 25 lots over about 6.1 acres. This is going to be the last or one of the last sections of the Southland Hills edition. Um, it is within district number one, Tommy Heers District, Bonham neighborhood. The zoning here is a plan development district PD2203. That plan development district had a base zoning of RS3, but it also allowed for multiple residential structure types. The vision plan is neighborhood On the left hand here we side we have our zoning. You can see it's located within that PD. On the right we have our vision plan which is entirely neighborhood. Here's the plan itself. You can see these all front on Valley View Boulevard as it finally connects between Stone Canyon Trail and um College Hills off there to the east. We think the first 11 lots on the west hand side there are going to be some sort of grouping of town home or excuse me uh yeah town home structures and the rest on the east are going to be zero lot line liner patio homes boulevard there is a future major collector right now of course it is unbuilt but they would be required to bring it up to that minimum 26 ft um their incremental half of 70 ft of rideaway is also required which comes out to 35 ft but they have requested a variance to only dedicate 30 ft as is shown on the plat right now. College Hills Boulevard um it just touches a very small portion of the plat but it is a future local road. Right now it is unbuilt as well but they would be required again to bring it to that minimum of 26 ft and they have requested a variance to only build it 20 ft as has been granted for the rest of college hills and the rest of sections of Southland Hills. Um the incremental half of 50 ft of rideway is required 25 ft which is shown on the plat right now. So we are recommending approval of the plat itself, denial of the variance request for rideway dedication on Valley View, and approval of a variance request for paving width on College Hills subject to six conditions. The

conditions are to construct valley view to 26 ft. Uh dedicate 35 ft for valley view or receive approval of a variance. Construct college hills to 26 feet or receive approval of a variance. Install water manes. Provide necessary water and wastewater service lines. Uh the drainage study and uh sidewalks along Valley View as it is a major collector. If you guys have any questions about our recommendations, I'd be happy to talk about them. So if there's only 30 ft of rightway and we have 26 feet of paving required, there's only four feet of space for utilities.

That is correct. And that's why we are recommending an aisle of the ride of Valley View. We'd prefer to have a little bit more room than that, especially with it being a major collector. Okay, makes sense. And that's more or less the same reason that we're recommending approval on College Hills as well is because you can't get 26 feet of paving on 25 ft of rideway. So, yeah, that's hard. Yeah. Okay. Uh, anybody else have any questions for Austin? All right. Thank you, Austin. Thank you. Open up public comment.

Good morning, Russell with SKG. Uh, we would ask for your approval as presented. Save and accept. we will acquies to the 35 ft ride ofway request. Um the lots are that the that front on to Valley View at that point um of of the street are adequately deep. So the 5 ft's not going to adversely impact those lots. So we are willing to dedicate the 35 ft, but we would ask for your approval of the other variances. the ones on College Hills is kind of a continuation of what was requested and granted um on the other sections 27 and and 28 that were recently uh approved by this commission.

Happy to answer any questions? I have any questions for Russell? All right. Thank you very much. Thank you, sir. Have any other public comment? Okay. So, go and close public comment and uh open it up for discussion or a motion.

Okay. So, just so I'm understanding this correctly, we did I think Russell just said this, but I haven't had enough coffee yet either. Um the variance for College Hills was um granted on all the additional plats that we just approved recently. Correct. Okay. Okay. I'll make a motion um to approve. And the only modification I was going to make is the variance on College Hills um to uh receive the approval of variance from the city to keep it as is.

A second. Okay. Good. Ray. Okay. So, I have a motion from Britney and a second from Liz. Uh all in favor say I. I I Any opposed? All right. Thank you. Start keeping a coffee pot over there. Last meeting of the year.

All right. Next case is RP 2539, third replat of Bell's Edition, block 20, SMD number four. a request for a third replat to create four new lots in block 20 of Bell's edition with uh variance request to not construct curb and gutter along Montigue Street. Hey everybody, this is Ardan regular planner. Um so today we've got Belle's edition third replat. This Sorry Ardan, I'm gonna interrupt you for a second. Did everybody know that Ardan is now a planner? Yes. Congratulations.

Just very charismatic. I came in off the street. No. Um, so this is a plat requesting to create four new lots out of a little over one acre at the intersection of Monagu and Vec. So this is Pauland neighborhood, Patrick Keely's district. They are in single family residential zoning. There's a PD up above them for a subdivision, I think. And the vision plan is neighborhood. They also have a variance requested to not construct curbon gutter on their side. So this is our zoning and vision. As I promised before, we've got single family residential with a plan to keep it neighborhood. So this is the plat itself. We can see those four lots. They're staying at about 200 ft in length to match the residential areas down below. Um and they they've got to extend a sewer main either from the north or the south to service the lots that they've got. So I also included a photo. We've talked about that variance request to not construct curb and gutter. So this is the road situation out there extending past the existing residential lots into the lots that are currently being replatted. So with all of this in mind, um staff recommends approval of the third replat in Bell's edition subject to four conditions and denial of that variance request for curbon gutter. We have conditions for them to install their water service lines, extend their sewer main, give us that curb and gutter along Monagu Street, and because they are just above an acre to submit a drainage study. Do you guys have any questions for me?

So, just looking at your picture, it there there is curb and gutter obviously right there already. Right before the lots that are being repotted. Okay. edge of that curve. Is that lots four through six, I think, on the plat just just below that. That's my understanding of it. Yeah. Yeah. I'm not a surveyor, so I'm not sure about the leadup, but that's where we're looking from. Okay. Anybody else have any questions? All right. Thank you, Russell Gully.

All right. Russell again. Good morning, Russell with SKG on the curb and gutter installation. I think it has an option for us to defer that uh to a later stage of development. So, I guess that would probably be our ask. So, as they're putting in driveways and making improvements there, uh they can they can kind of construct the the curbing as kind of part of the home construction. You know, as you know, they'll be bringing concrete trucks in and out and doing a lot of work there. So, if we put in a curbon gutter now and then start building these homes, we're going to have to come in and saw cut out pieces of the curbon gutter trucks coming across it. So, our our ask would be to defer that. So, I'm thinking that's something we can just have a deferral agreement on with the city. And then the drainage study, I was doing some quick math. I was like, does this thing's over an acre in size? And I guess it's just barely. So, I guess we'll have to work out the drainage study issues with the city engineer. It's it's a very small lot and area and and so it's over an acre. I don't know that we'd have room to fit a detention basin on this. So, we'll we'll have some conversations with the city engineer on on what that looks like. So, um happy to answer any questions and would ask for your approval with the I guess the c that we don't really need anything different on the curb and gutter. That's a standard condition to have the deferral agreement.

That is correct. Yes. Allowable within the ordinance already. Okay. Thanks. Thank you. Thank you. Any other public comment? No. Okay. I'll close public comment and open it up for discussion. Make a motion to approve as recommended by staff, but um item three as far as installing curb and gutter. Um defer that to later state and construction. Second. Okay. Have a motion by Britney and a second by Candy. Um any further discussion? All in favor say I. I.

I. Any opposed? All right. Next item is RP25-40, second reply of Old Crystal Road, Industrial Park, Block 4, Section 2, SMD number one, a request to replplat a portion of a lot into two lots over 5.786 acres within the heavy commercial CH zoning district as well as a variance request for excessive block length. Austin,

thank you. Austin Reed. Again, this is a replac creating two lots over about 5.7 acres. We are in the Glenmore neighborhood, district number one, Tommy Heers District. The zoning here is mostly heavy commercial, CH, and the vision plan is entirely industrial. And there's a look at the zoning on the left and the vision on the right. Here's the plot itself. You can see they're dividing the northern portion of this lot into two tracks that are about the same size. One being 2.7 acres and one being about 3 acres. They both front onto Cristoville Road there to the west. So this is a lot to look at, but Christova Road there it is a minor arterial. However, it is text owned. So we're not having to talk about the specs of the road itself today. Um there is a variance request for an excessive block length. So the maximum allowed block length is 2200 feet without a street connection if you're going down uh Christoville Road there in the blue. It is about 6,700 feet between Gas Plant and South Chadburn which are shown there in the green. Therefore technically when the slot is platting a new road connection is required heading east connecting maybe back to Dan Hanks at some point in the future. Um there are some existing access points as shown in the orange there that we think would make more sense to turn into a road in the future rather than through this plat. With that, we are recommending approval of the replat subject to four conditions and approval of the variance request. Um the conditions are to install necessary water service lines, sidewalks on Christoval as it is a minor arterial or a waiver. Uh provide confirmation of a septic permit or extend a sewer main and a drainage study. You guys have any questions? Anybody have any questions?

Thank you, Austin. Thanks. And open up public comment from Russell.

Russell with SKG. Um we would ask for your approval of this um plat and the variance. As Austin indicated, there are some access easements that provides connectivity um from Crystal Road back to Dan Hanks Lane. There there is there as Austin had quickly shown there there is one kind of on there's one to the south side and then there's one also kind of adjacent to these to the to the north. So really the if you could approve the exe excessive block length variance that would kind of rectify this and just allow those existing easements to to be remain in place and at some point with platting occurring of within the vicinity of those then that would be the time to make that connection back to Van Hanks. Um the we'll ask for a sidewalk waiver on to the city engineer and planning director. This is an industrial area, so it it should be pretty clear that that they would grant it. Plus, since this text rideway, they're spending multi-millions of dollars there. If Tex dot doesn't feel like a sidewalk's necessary, and really they they should be obligated to potentially if you look at the the the federal legislation requiring sidewalks on these major reconstructions. So, um so anyway, we'll we'll get that work through with the planning and city engineer and happy to answer any questions. Uh could y'all go back to the map real quick?

Um any so I guess the access easements are both in orange. Yep. Okay. And any concern or anything we need to consider with uh utility easements going through on either if we're separating those uh lots. We've spoken with the engineering and they've indicated that easements are not necessary right now. Okay. Okay. Anybody else have anything for Russell? Thank you. Thank you. Any other public comment? Okay. So, close public

chairman. I did look up in our subdivision ordinance when it talks about sidewalks and this is probably something I should have worked with staff a little bit better. it the zoning for this particular property is heavy commercial and so it lists in here and I'll just uh read it. It talks about street frontage abuing a property in the multif family which is RM neighborhood commercial CN office commercial CO general commercial CG and then general commercial heavy commercial which is CGCH. It doesn't say specifically just CH zoning. So I'm comfortable with removing that from a condition. Uh I do agree with Mr. Gully that uh it is a text road. They are completely doing a rebuild of that road and usually that means they would have evaluated the need for sidewalks per the federal rules and since they did not put that in as part of this plan um we we don't feel it's appropriate at this time for that property to to work through that process.

Okay. Thank you. If I hadn't already done so, I'll close public comment, open it up for discussion. Can we go back to the slide or the recommendations, please?

Okay, I'll make a motion to approve as presented by staff, but remove um the sidewalk condition. Second. Okay, so I have a motion by Britney and second by Lyndon. Um all in favor say I. I.

I. Any opposed? All right. All right. So, we'll move on to reszonings and comprehensive plan amendments. City council has final authority for approval of reszonings and amendments to the comprehensive plan. First case is Z25-25 Northwest Drive and Ardan Road, SMD number six. A request for a zoning change from heavy commercial CH to low-rise multif family RM1 at a property located west of the intersection of Ardan Road and Northwest Drive. Austin,

thank you. Austin Reed, senior planner Ray's passing you down in notification um return that we got this morning, just so you're aware. Um this comes to you out of the Bluff neighborhood, district number six, Mary Coffey's district. The vision plan here is commercial. The property measures a little over 21 acres and the request is to zone change from heavy commercial CH to low-rise multif family RM1. Send out 14 notices on this. As I said, we just received one response this morning that you will have a second to look at. Otherwise, we did not receive any other responses. Here's a look at the zoning on the left. You can see this lot is entirely heavy commercial. to the south where it has the RS1 and a little bit of the CG that has actually been recently changed to RM1. So really what we're doing is just kind of bringing that RM1 up to the rest of the uh that section. The vision plan as you can see is entirely commercial which does fit with the multif family zoning. So we think it's compatible with the surrounding area. It's located on major thoroughare of course and it's surrounded by a mix of commercial and other residential. We also think that this would help towards a demonstrated community need for multif family housing and there should be no immediate adverse effects on the natural environment either. With that, we are recommending approval of the zone change. Do you guys have any questions?

So, the applicant did um come to you several months ago for a conditional use and the conditional use already placed multif family on the lot. Um, one of the conditions of that conditional use was to come back for a full zone change at some point in the future. So that's why they're here today. Thank you.

Last time today, maybe Russell with SKG would ask for your approval of this. This is kind of following up on the conditional use approved uh that we had gotten. It was a sale um agreement in place. the seller didn't want to change the the heavy commercial zoning in case the the the deal fell through. So now it's owned by a group that develops multif family and they're in the process of of kind of designing a multif family project to to fit at that location. So it it would this would help kind of formalize and finalize the zoning that they would need for that. So I'd be happy to answer any questions.

Any questions? Thank you. Any other? Okay. So, I'll close public comment and open up for discussion or motion. Can we go back to recommendations, please?

Okay. I'll make a motion to approve as presented by staff. Second. Okay. So, have a motion to approve as presented by Liz, second by Britney. Any further discussion? All in favor say I. I. I.

Any opposed. Motion passes. Next case is Z25-26 2719 Waco Street SMD number two. A request for a zoning change from single family residential RS1 to the two family residential RS2 zoning district located at 2719 Waco Street. Ardan here. So, we've got this zone change request um to go from single family residential to two family residential along Waco Street, 2719 Waco. This is the Bluffs neighborhood. Kind of a little edge stub out of it above the Houston heart. Um yeah, and the vision plan remains neighborhood. So, to date, we sent out 24 notices. We've had one in favor, one opposed with no reasoning cited, just the opposition checked. So, this is our zoning and our vision map. It's currently single family residential with plans to stay neighborhood. Um the the owner is has cited an intent to use that shed kind of in the backyard to create an accessory dwelling unit in um um alignment with section 401 of our current zoning ordinance in RS2 zoning districts. You can have a single family residence with a smaller accessory dwelling unit in the back. Um that's the intent that the applicant has cited. So, um, when looking at this case, staff read up on the Resentel community housing study that y'all will receive a report on today, and that housing study cited the need for some unconventional housing types, very similar to what the applicant is specifically requesting. Um, additionally, this area is in the recently designated infill portion of the city. Uh, that happened around

October. um which we feel is another indicator of a demonstrated community need for housing solutions. In addition uh to meeting the seven criteria for a zone change, this um applicant intends to maintain the single family character of Waco Street by having the unit to the back of 140 foot lot. So when you drive down the street, that single family nature of the area would remain preserved. Um, with that, staff recommends approval of this zone change from RS1 to RS2 at 2719 Waco. Do you guys have any questions for me?

Any questions for Ardan? All right. Thank you. No, no public comment. Okay. So, we'll go ahead and open it up for discussion or a motion. Motion to approve as presented by staff. Second. Okay. So have a motion by Britney, second by Lyndon. Um any further discussion. All in favor say I.

I. Any opposed? All right. That passes. Okay. Next case. Z25-27 East Avenue K and Dugan Street. SMD number three. a request for a zone change from general heavy commercial CGCH to a low-rise multifamily residential RM1 located west of the intersection at East Avenue K and Dugan Street. Ray,

good morning. Ray Limeberry, lead planner. My first and only case for you guys this morning. So, this is a zoning zoning request. Um, it is in the Fort Contro neighborhood. It is district 3 Harry Thomas. It is currently zone CGCH um general and heavy commercial and it is a neighborhood center and industrial for the vision plan. They are looking to um do multifamily. They're the plat under the consent agenda made those three lots into one and they plan on doing multifamily similar to I want to say about 6 months ago you saw down here in this corner um they also reszoned to RM1 multifamily. So they are doing the same thing in this corner. We did send out 25 notices. We have received zero in favor and zero opposed. And on the left is the zoning map and as I said it is general and heavy commercial. Um and then the right is the vision map. Part of it is neighborhood center and then industrial. Um we will bring a comp plan amendment back in January to change the industrial um to match the RM1 zoning. So when staff looked at this um we did feel that it would be compatible in the area because there's single family to the north um and a little bit to the east and it would act as a buffer between the commercial. There is a Dollar General. There's a little bit of commercial along the west. I'm going to go back map. Um, so there's a little bit of commercial there along Oaks and um, I believe it's Avenue L um, below to the south. So having multif family would act

as a buffer um, for all the residential above it and um, it is a there is a demonstrated need for housing in this area. So with that staff is recommending approval. Is there any questions? All right. Thank you. Okay, your time's up. Um, let me see. Any public comment? Yes. Um, we have the applicant, Blake.

Good morning. Blake with Engineering Survey and we just asked for approval as presented. Any questions? Be happy to answer. Anybody have any questions for Mr. Wy? All right. Thank you. And then possibly Ed Garcia, did you still want to speak? No. Okay, that's it. Okay. So, we'll close public comment and open up for discussion. I'll make a motion to approve as presented. Second. Okay. So, have a motion by Lyndon and a second by Candy. All in favor? Sorry. Any other discussion? All in favor say I. I.

I. Any opposed? Okay. And I believe the final uh reszoning is Z25-28, 3110, 3114, 3118, and 3122 Waco Street. SMD number two, a request for a zoning change from single family residential RS1 to neighborhood commercial CN located at 3110, 3114, 3118, and 3122 Waco Street. Aaron,

thank you, Chairman. Aaron Penoy, um, planning and development services director. So, anytime the caption gets really long, they give it to me. So, that's why you get to talk to me today. So, let's get started on this one. So you see there are four lots that would face Waco Street if Waco was actually built out. Waco is actually the paving stops right there and then this is not built out. You can see it's just kind of a gravel area that comes to an approach there. So, we're looking at reszoning these four lots and this little tip of this lot which has been conveyed by deed and they will come back with a future abandonment request and a future replat that will absorb that and make that all into one lot. And why that's important is uh because the resoning is coming over here and part of the reasonzoning as I take that off is the access would be from Houston heart not really the neighborhood area through there. Um, but we wanted to go through the resoning first to make sure planning commission and city council were agreeable to this plan to this zoning change. So, this again is just barely into the bluffs neighborhood. It's district 2, Mr. Joe Self. The vision plan is neighborhood center. So, the underlying is already a low inensity commercial. It's right at uh five uh.5 acres and this is a zone change from RS1 to neighborhood commercial. So, we did send out 21 notices uh through the the report that was sent. There were none in support and none in opposition. Checking again this morning, we have not received any uh support or opposition at this time. So, here you can see the mix of zoning districts in the area. It's been slowly over time kind of um carving back up with the zoning on the left side. You can see that kind of a trapezoid shape of the RS1. There are two S two RS1 um properties right here that do have frontage to Waco Street and enter in off of Waco Street there. Um but we are

looking at this sliver right here changing that uh to be a more low intense than this which is general commercial. It would match these vacant kind of lots that are back here which is neighborhood commercial. So not quite as intense as general commercial which means higher traffic, bigger building, things like that. So, we're looking at something that's not high traffic all day long. Does have a good amount of traffic at periods of time, but could be a, you know, structure between 10,000 square feet and under, something like that. The vision plan of course has been neighborhood center and so that kind of that low intensity along the frontage road there. Uh, and this is a move in that direction for these four properties. So, with that, we did go through the rationale. Uh it is uh located on a major thofair. It's surrounded by a mix of commercial and other residential. The neighborhood commercial is designed for mixeduse and low inensity commercial. There is a community need uh that we need to continue to expand some of our commercial areas. Uh we don't have as many zone commercial areas as as we all think. Uh and so this is an an addition to that. And for these four lots, there's really not a big impact on the natural environment. um it's just kind of it was cleared off many many decades ago for housing. It never developed there. Uh and so maybe this is the way to get it to move forward in some u more productive way. With that, the city staff is recommended approval from the change from RS1 to neighborhood commercial for these uh five pieces of property there on Waco Street. With that, I'll be happy to answer any questions.

Thank you. Anybody have any questions for Aaron? Thank you, Aaron. Do you have Oh, I do. Sorry, I can never get my button to push the clip. Do you have any idea what the intention is for the future development of this lot? As of right now, we don't have anything concrete, but they have talked about they might do some kind of uh retail sales. Um, that would be there. It wouldn't be at like a Dollar General or a convenience store, but a retail sales all the way up from say maybe doing uh flooring, carpeting, flooring, tile, uh retail sales like that to other types of items. Okay.

So, again, in our mind, more of a a low intensity as opposed to a convenience store that might be a little higher intensity that has gas pumps and other things going on there. Okay. Thanks, Aaron. Anybody else? All right. Thank you, Aaron. We have any public comment? No. Okay. So, go ahead and open it up for discussion or a motion. Motion to approve as presented by staff. Second. Okay. Got a motion by Britney, second by Liz to approve as presented. Uh, any further discussion? All right. So, all in favor say I. I. I. Any opposed?

Excuse me. All right. Thank you. Okay. So, that's all the cases. Um, next item on the agenda is a planning director report. Aaron, it's your show.

Thank you, chairman. I'm going to give a hopefully a very quick uh condensation of the 116 pages of the new resintel housing study. Um, there's lots and lots of data in there. This is in your background information. It is also available to the public and I really encourage our community to really start digging in to that housing study because I do believe within the next uh well in the next six months we're going to be bringing some items forward that are generated from our development task force and some subcommittees from our development task force to try to help impact housing to move forward in a faster direction um so that we can have more of the housing that we're missing. you talked about a couple of projects today that kind of hit some of that middle housing area uh located off of Ardan Road. Um also over there off of Dugan and Avenue K. We also need to be uh cognizant of our single family housing of where is the right uh place and appropriate how do we get infrastructure there uh as well as our what we would call entrylevel housing and that's and I go through some of these charts you'll see what what I'm talking about. So, I I think it's a very exciting time. Uh, since we're in the the Christmas and holiday spirit, I I hope that we have a lot of hopefulness for this study and how it's going to help our community move forward. So, this study was commissioned by the city of St. Angelo Development Corporation. We're very thankful that they were able to get this 5-year update. Uh, while it didn't show a lot of differences from the 2019, but it did show a lot of economic things. Uh, and that's really, really important. This was conducted by the community development strategies. Uh it is a very data forward um study that has median income and housing inventory and a lot of data behind it. Gives recommendations to assist communities in housing development, housing types, and even recommended price points. It also gives recommendations for zoning

updates, land development and subdivision ordinance. Trying to find a way to work with pre-approved plans. How do we update some of our fire codes so we allow some different types of construction that may not trigger certain things in the fire code and some strategic incentives and locations for quick development? So, do we focus on infill? Do we focus on new areas? What is it that we need to look for? So, the study area was not just the city of St. Angelo, but also in the ETJ. Um they looked at how the ETJ can impact us uh with people that are living there, whether they're coming to work in St. Angelo or people that are work living in St. Angelo and going and working outside of St. Angelo. We did talk briefly in one of our cases or maybe a couple of our cases about the infill area. So these are the neighborhoods that have infill areas. Um, in the most recent couple of years, there's been two areas that have been uh, if you would, well, one expanded um, and then one added. So, right up here, just to the east of Bell Street and north of Houston, this neighborhood was added, this little uh, square right there. And then this area right through here, which is the neighborhood is Angelo Heights, uh, for the HUD designation. It's actually uh, Brentwood because of the Brentwood Park and everything in there. But this is an area that was excluded before and now it is included. Um, and if you look at that map overall, that's a pretty significant area that uh falls within the HUD designated infill area. And what it also shows is that we have not contracted any of those areas. They still all qualify as HUD infill areas. And so that that makes me worry a little bit uh for a couple of reasons. is our infill funding is only so much. You spread that out over a large area. Well, now you're impacting fewer applicants potentially. Uh and so there's probably some

discussion in the future about how we deal with our infill, particularly some discussions for our city council members to make some decisions on funding level, appropriate uses, where does it need to go, does it need to be targeted, those types of things. With that, I'm going to go through a lot of different data tables that was in this in this study. This is just the family and non-family households from 2024. So non-family is just a single person. That doesn't mean they're an alien or something odd out there. There's So we have, you know, roughly in St. Angelo right at 39,000 within Tom Green County 46,000. Um, and you can see where our our stuff is going. The the interesting thing is down here in COVID time when we actually had a pretty good housing boom and we felt like we had a lot more people coming. Our numbers show that we were pretty pretty straightforward or stagnant if you will where in the previous decade we were just under 10% growth. what their projections are through this study in the next five years is not a whole lot of growth either as far as households and non-family households. So, it stays pretty pretty static. So, that's that's an area of concern because we also know that we need housing. We hear that every day. We need housing in our in our community. Um, and so this is things that we need to really dig into. And what does this chart really mean when we're talking about housing needs? So in in San in St. Angelo, roughly 10% of the family households are below the poverty. Uh, and that's 2500 folks. And then with that being uh 2,00 5,55 with children and so that's not a a super high population, but 10% is an impact and it makes a big difference in what style of housing we need to provide

for our community from housing for sale and housing housing for rent. This is our our household income. So you can see the breakdown through there. The the bottom two lines are the most interesting to me. So average household income, that means there's a lot of high incomes pulling that number up to the average of 85,000. You go to the median, that's the actual middle point of income for our folks in our community, 59,000. This was in 2019. It's if you uh raise it for in in uh in inflation that would be just under 62,000. So that means there's a lot of high incomes that are pulling that average up. But the 50% of our community is at 62,000 or below. And that really makes a huge impact. For those of you that know about house sales, $62,000 for a household is not a lot of money to buy a home. Even if that home is $250,000, which we consider maybe the top end of entry level, we might have to rethink that of what is really entry level for our community. Our existing housing stock, um, very interesting. Um, I think most of us that are are my age know that these two decades, uh, oh, I didn't do it. these two decades right here. You can look at the housing stock that was built that was, you know, we had a an oil boom even in the 50s when there was some things going on. And then as you can see, it's um gets a little bit lower and a little bit lower each year. Um so why is that? We there's not as many people coming out to West Texas. Most are going to the high metroplex areas, but we also know that there are people that want to

live in a community like ours. We have a high quality of life community. We have surface water. We have lots of things going on for our community that even some of our surrounding communities does not have. Uh and we believe very strongly that we are going to continue to thrive and even succeed in some areas uh with the right type of housing stock. housing type trends. Obviously, one unit detached. Our single family homes uh dominates everything that we have. One unit attached. So, we're talking about twin homes or or duplexes. There's two units. And then you start seeing you start getting into the multifamily uh units and things like that. So, according to this, there's right at 43,598 units out there. There are so many that are owner occupied, so many that are renter occupied. And then that means there's around 4,000 that are unoccupied units. Now, it doesn't tell us whether those are dangerous structures, dilapidated structures, are they really completely vacant? Um what what's going on there? We know we have uh apartment complexes that are completely vacant just because they're just not in good condition. We know we have lots of neighborhoods that have some houses that need to be rehabbed. Um, and so maybe those are some quick wins for us to get some more housing stock of how we look at our infill program, existing home sales. This is a very interesting chart to me. So in 2015, you can see at the left side of the chart, you see the top ends, those are where the tripledigit numbers are. And then as you go over time, those tripledigit numbers start sliding down. And so one would say, okay, well, we stopped. We don't have any of those houses anymore that are value or being built or valued at that or being built or valued in that. The reality is is the market has shifted and said those houses are really

worth 200,000 to 250,000. And so that's why you see those numbers, those triple-digit numbers start curving down. Well, the problem is we have to find ways to replace those with something. Is that a different size house? Is that smaller lots? is that something where infrastructure is already there that's not impacting those costs of those homes to be so significant. And so while we're very consistent on how many we sell per year, which is great, um we still have to go back and fill in so that arc doesn't keep arcing all the way down um to where we don't have anybody that can come and be our workforce. And that can be challenging. And so as we try to add industries, manufacturing, our our farm and ranching heritage that has workforce that they may not make those significant um salaries, they still need places to live and maybe places that they can own themselves. So this is the one that uh really impacted me. This was their calculations um for an FHA mortgage. And if you see the home price there on the left, 175,000, you look at the annual required income. Now, that's for a household. That's a pretty significant income. That's more that's between $15 and $18 an hour for both maybe spouses or if there's just one, that's a lot more than that. We don't have a whole lot of those. I mean, we have some jobs that are $15 an hour. I drive by McDonald's all the time. They're hiring for $15 an hour. That's about a $32,000 a year job. Well, they're not being able to afford anything on this chart unless they have another spouse that that comes in or some other revenue. And that's why you

see in a lot of cities multigenerational living. That's why you see a lot of cities where it's not um a husband and spouse. might be just two friends that they're able to buy a house and and move in together. Uh those types of things. And so it's very impactful of what that means um when we look at our housing inventory and what we are uh able to sell houses for here in our community. This chart kind of gives it a little bit better definition just without the numbers. You can see on the left side are the the green and blue. Obviously in 2015 we were selling a lot of those and then it starts to kind of arc down and you see the yellow and oranges and the reds start arcing up. That has to do with inflation. It has to do with cost of development. What does it cost to develop those new homes, roadway, water, sewer, subcontractors, materials, all of those things. We know in during COVID materials went up out the roof. So did subcontractors. Everybody was needing something done and so it costs a very lot. The average age of a subcontractor is over 65 years old in our community. That's we got to really address that in some way. We know Howard College has a trades program. Is there some more partnerships that need to happen to get more folks into the trades programs? I encourage anybody that's listening, watching, doing whatever, encourage your kids to go to the trades. Those are 1,000% respectable jobs. They make really good money. Um my brother's a master plumber in North Texas. He does fantastic. I think anybody that goes into the trades are very intelligent people to do that at this time in their life. So really encourage people to do that. All right. Household income by household type. So if you're um looking at what kind of um household income it takes, uh

so there's so many folks that make less than 25,000. There's 2400 folks living in households and so forth. It was just a a neat little chart talking about the non-family households. 14,800. Those are single people, but look at where their numbers are skewed. They're towards the lower end as opposed towards the higher end. So, you're thinking about your seniors. You're thinking about your college kids. You're thinking about uh possibly um just individuals out there maybe from the base that have come here to stay. they're not making a whole lot because their their E level is much lower than than uh others. And so, do we have housing for them? So, what does St. Angelo do? One thing that our staff team and development uh team is working on is some updates on lot sizes. We do think we need to create some neighborhood plans and very similar to the case that uh Ardan F presented today to be strategic with ADU locations. We're not completely convinced there they should just be allowed by right everywhere and I think our community would echo that but then we also know they need to be allowed in certain areas. Well, what are those areas? We need to figure that out. Uh, one concept that's been kind of going around when you're looking at plats. Um, we know there's always some challenges with corner lots, could we allow duplexes by right on corner lots? Some developers would want that, some wouldn't. They could make their decision if they wanted to or not. But even if we said it's RS1, could they do a duplex by right on the corner? Have a driveway on the side street and a driveway on this street. Something to discuss with our development um, uh, folks to see if that's something they're interested in. We are considering removing the floor area ratios. We already have setbacks. We already have a building height. When it comes to regulations, is this just

another regulation that well, if I meet the setbacks and the building height, does it matter if I have 60% coverage or 40% coverage? So, we're evaluating those things. We are working to resolve the double frontage setbacks that we would look at the ride ofway distance and basically every increment of 5T that you're going to get to scoot closer to your property line so you don't have to worry about two 25 ft front yards. Um reduce front yard setbacks. Um how do we do that in areas that it makes sense? Um, and then target housing that's at 1,400 to 2,000 square feet, uh, excuse me, square feet. Um, you know, how do we do that on maybe narrower lots? How do we do it where the infrastructure doesn't cost so much? And that's hard to do. Uh, infill areas, what about 750T homes up to,700 shared driveways or parking in the street? That comes with a cost somewhere along the way. As we know, St. Angelo is built with big streets in certain areas, particularly in new development since the 80s, very wide streets. It costs a lot of money to maintain those streets. We know we have to do different things to maintain streets and we can't maintain them now. The challenge with allowing on street parking, which is a nice concept. You got to have a street wide enough so that you have passage through with vehicles. And so now you've just changed the cost from maybe the private cost to all the taxpayers by saying okay well we can narrow this street. So it's very challenging on how to do that particularly in infill. So what do we do in our land development subdivision ordinance? Um there is an opportunity for new development to potentially allow for reduced paving widths. Do we really need a 40ft road everywhere? Maybe we do, maybe we don't. um potential for alleyway entry to

reduce concrete driveway costs. Now, part of that comes down to what does it cost to build that alleyway? Are we able as a city to reduce the requirements for an alleyway to reduce the amount of concrete that's poured instead of a 25- ft setback? Maybe you've got a smaller setback in the rear yard. In the infill areas, can you reduce the plat requirements or work up an exemption for platting for less than three lots? I mean, maybe some of those that you saw in the last few months that we only had three, four lots, they wanted to re replplat. Our ordinance is going to make you put the water and sewer in no matter what. It's going to make you put in the the roadway no matter what, whether you plat or not. So, why go through the aed expense of going through the formal plat process if we can allow for an exemption? We also have to think about what are the unintended consequences of doing that. So we have to think through those things and the the study specifically says avoid oversized roads, utilities unless necessary for safety and environmental health. I mean it says try not to do that. But at the same time we also have to project where is our new growth going to happen which is going to come through our comprehensive plan and tell us this is what we believe this community is going to be able to sustain and how and where we're going to do it. So, what could we do on building codes and fire codes? Again, assistance from creating some pre-approved plan sets for small-scale housing. If we have developers or builders that they essentially build the same house over and over or the same unit type over and over, can we just approve that plan set? All they have to do is turn in a site plan and say, "I'm building plan set A or I'm building plan set B." All right, your site plan looks good. Let's move forward. Um, there are some options like that. Um in the study it talked about simplify review times and provide online

and automated permitting tools. So I gave some some facts. Um not sure what a has last uh but we have less than a 1.5 uh day turnaround on average for residential house reviews. Our next closest city that would compare to that is Abalene and they have an 8-day turnaround. So we always hear it's always permits. It's permits. It's permits. That's not really true. Most of the time it's this site stuff. It's not platted. It doesn't have utilities. It may not have a road. It's got something else weird going on to it. But permits is the is the the stopping point saying, "Hey, everybody in the development world, are you okay with this?" And somebody raises their hand and says, "No." So permits gets the blame, but it's not the plan review for permitting. So I wanted to defend them just a little bit here. Uh the city has had automated commercial plans processing since 2018 and we've had residential since 2002, but we have very very few customers that are willing to take on the role as the applicant. So 95% of the time our staff is the applicant for these uh commercial and residential folks that come in for for different factors. Um, another item that they talked about in there that a lot of cities are really looking at is allow single stairs allowable in units up to six units. Instead of having two stairs, taking away that cost and having that stair in the middle so the travel distance is the same and have the stair come down. Some cities are starting to create a residential code carveout for structures up to six units because after four units they kick into a commercial code which throws in sprinklers. Well, if you do up to six units and not in the commercial code, you may not have to do sprinklers. And so there may be an option there if our community is supportive of that.

So we talk about the infill, excuse me, the you know we have to focus on the funding at times. What are the highest cost? Is it infrastructure? Is it land acquisition in those infill areas that maybe just somebody sitting on a piece of land and it does they just don't want anything to happen to it but we know we're providing services out there already or is it with that site development? Um, how can we incentivize uh in incremental developers who can build one to four units affordably? How can we incentivize folks that want to convert an old church, a commercial building or something like that to housing? Right now, we do not incentivize that. Even if you're in the infill, it specifically states it must be new. And so that means a new structure. Well, that raises your cost uh quite a bit. We do need to get to datadriven decisionmaking on what provides San Angelo's uh citizens the best bang for their incentive dollars. These are tax dollars that we're using. So, are we using them for the best way for our whole community to make properties a little more productive? We do think there are some great partnering uh opportunities with Kosa DC for large infrastructure projects and potential land acquisitions to uh facilitate the regulation requirements. So, is that providing uh regional detention ponds? Is that providing new elevated water storage tanks in areas that then you have enough water pressure, enough water volume supply to service someone? Is that just like they did out at the lake with a new trunk man, being able to put funding into that as well as other funding into that say, "All right, we're going to allow this area to be able to grow because we have the right sewer capacity." So those are all things that are that are going to be evaluated, but everything they do, those are all development things. They come through this board, they go to city council,

they're evaluated in our comprehensive plan. And so I think that's why it's very, very important over the next 12, 18 to 20 months that we engage our community, we engage our appointed officials and our elected officials, our city staff to say, "All right, what does our plan says we can do financially? What can we do? and how can we work to do that together? With that, I'll be happy to answer any questions if you have them. Uh, but again, I do recommend and taking one of the nice cold winter nights and taking a read through the Restel housing study. If you fall asleep by page six, that's your own fault. It's very intriguing. Well, there's a lot of good information in there. Um, and I'm glad that we have an update. It is kind of disheartening to look at the abysmal growth that they projected for the next 5 years. And so I think as a city, a community, we need to think about um what do we do to build and incentivize the momentum um to try to drive that uh in a different direction. And so it's a challenge I think for everybody because it's a it's a chicken and the egg thing. I mean there's not a huge demand for a lot of new development and housing if we don't have jobs to bring pe new people to our city and we can't bring new companies and jobs to our city if we don't have a place for them to live. So, um it's hard to figure out how to uh really which levers I guess to pull as far as the city goes to figure out the best way to try to drive that. But I think you know um it's interesting um as you mentioned the the biggest complaint that you hear just in conversation is permitting, but

really the biggest hang-ups it looks like in in your report are all driven by development. uh and uh things related to lot site development. So um I mean I think there's some challenges that the city um can consider and how we move forward of that. Um you know trying to drive the cost of development down and I think you know obviously a lot of that uh there's several factors involved in that. I mean, is it are there things that you discussed like regulatory that um we need to re-evaluate and consider? Is are we putting up too many regulatory barriers to where it makes it not feasible for a developer to come in and build? So, I mean, to me, lot size sticks out. Obviously, the more lots you can fit on the development, the more you you you drive your ROI up. um and just looking at the cost of lots um you know that's the starting point to build a new house and so when you can't buy a lot for I don't know 40 $50,000 in a lot of cases um you're already behind the eightball um then on top of that the availability of subcontractors and contractors uh in general um drives the price up. So, um, there's a lot of things to consider and the way that we approach it and what probably has the most impact, I guess, um, to make it more, uh, attractive for a developer to come in and put new houses on the ground or, uh, to rehab and I guess gentrification is a bad word, right? So just to rehab certain areas of town that are that have been neglected or you know there's there's certainly opportunities there because you don't have the cost of or necessarily have the

cost of bringing utilities and all the infrastructure to that area. It's already there. So um

I like to call it civic pride at times because we really want our community to have civic pride in their neighborhoods and we are a neighborhood community. We grew up that way. Uh that does not mean every neighborhood needs to look the same. Does not all have to have brick houses. It does not have to have brand new houses. But I think if each of us had the civic pride to maintain what we can and we know there are times that citizens cannot and do we have the right funding and assistance for those that can't and help them with their safety needs and with things that helps maintain their their property values the best we can. I think that's something we do as a community.

Yeah. I'm excited to see kind of going forward in the next few months on where we land on um modifying lot sizes because I think that again if if we're looking at a lot let's say on Coleman or Waco back in 2012 you could purchase that for $1,500 to $2,000. um now you're at 25 to 40,000 and those are those infill lots in the neighborhoods that really are needing um you know the development. We often see and we talk about it a lot is you know as that development occurs you know it might spark the neighbor to pick up their lawn a little bit more or uh potentially repaint the exterior of the their home and just gives more pride to the community. So I think that that's going to be extremely interesting. I do think also um you know looking more into funding. We've got infill money for um infrastructure costs on these vacant lots, but you know is there the ability to offer some infill money to people wanting to do some of those rehabs? you know, obviously having specifications on what it would apply to or, you know, how those funds would work, but um having the community know that those funds are available with, as we kind of talked about the other day, no strings attached. you know, that they can actually come in and do some improvements where before maybe they couldn't, you know, and um you know, maybe have a you know, you know, if you're going to update some water issues in your home, it's XYZ dollars that you get or you know, just having some things for the community and um trying to figure out where to come up with that money.

Yeah. So,

well, it is a our community needs a portfolio of housing. Um, I know I talked a lot about maybe the low-end housing, but we need the high-end housing as well. That still continues to help cover some of that low-end housing because some of the low-end housing may not pencil out. And so, how do we help cover some of those things? So, that's it's a portfolio for our community just like you would have a portfolio for yourself in your retirement. That's really important to have. So, last thing I'll say is just want to congratulate Rey and Ardan and uh this guy over here Austin almost forgot his name. They have done a great job with these subcommittees and getting data and providing data to our development community. And I really appreciate the development community coming and sitting down with city staff and talking through ideas. What do we think can work? Um, sometimes it's going to be out of the box and we'll bring some presentations to you guys that may seem different, but um, we're trying to look at it through a fiscal eye of what does it cost us today and in 30 years? How does it impact us? And so, but they've done a great job leading those committees and talking about things. And so, the the work really has been them. They've been bringing this up kind of from the grassroots up. So, I really appreciate the work that they've done. So, with that, chairman, I don't have anything else today. Well, I just want to say I I applaud you and staff too for the effort and and really the open dialogue and engagement with the development community um and including them in this conversation because I think that's critical to make this make an impact. So, thank you. Did uh anybody else have anything?

Okay. Again, thank staff for all their hard work this year. We've had some interesting cases come forward and some easy cases. So, uh, but we we definitely as a commission appreciate, um, all your dedication, the hard work, the hours you guys put in to be able to present us the information we need to make the decision that's right for the community. So, thank you. All right. So, with that, uh, I think the last thing is our next regular meeting of the planning commission is scheduled to begin on Monday, January 26th at 9:00 a.m. in the East Mezzanine of City Hall. 72 West College Avenue where we're at right now.

And I do want to remind everybody on the board that January is when we do elections. So we will be voting on a new chair and vice chair. Also just a note that is a week later than our normal meeting because of Martin Luther King holiday. So uh with that I will entertain a motion to adjurnn. Oh man. All right. had several motions uh and seconds I believe. So I'll uh call meeting adjourned at 10:18.