Planning and Zoning Meeting - Regular Meeting

I'd like to call this meeting to order. It is uh 6 pm and this is the August 6, 2025 regular session of the shirts planning and zoning commission. Item number one was called to order. Item number two is seat and alternate. I don't think we have with us this evening any alternates. Uh item number three, hearing of residents. Did anybody sign up? Nobody signed up. No emails or texts or anything like that. No. Okay. Uh item Yeah, I almost misread that. Item number four is uh 4A is the election of planning and zoning commission chair and vice chair. Uh something we do once a year. And um if there's no objection from the commission, the way I like to do this um is we'll we'll start with the chair and I will open the floor for nominations. A second is not required. If we have more than one nominee, then we'll do a um voice vote or show hands or something. Okay? And then after we settle that one, then we'll move on to electing ourselves a vice chair. Does that sound all right to everybody? All right. So, at this time, I will open the floor for nominations for chairman of the planning and zoning commission. Anybody?

Yes, sir. I'd like to nominate Mr. Clayton Wallace for chair. All right. Any others? Wallace. Well, we already got we already have Mr. Wallace nominated, so I'm sorry. I couldn't be here. Any others? All righty. I don't think there's any reason to vote then, Clayton. Um, congratulations.

A bit of a surprise, but um that's all right. Um I think though for um because of the way the voting system is set up for tonight. So let me hand this to you and you can take over running the meeting from there if you don't mind and and Okay.

All right. Perfect. Well, I will uh accept nominations for vice chair. No one. I'd like to nominate Mr. uh McMaster. Anyone else? All right. Congratulations. Thank you. All right. Well, let's move along to our consent agenda. Item 5A, the minutes for the July 2nd meeting. Anyone have any edits? comments? If not, can I get a motion? Make a motion to approve the minutes. Second.

There's a uh motion from Commissioner McMaster, second from Commissioner Carbon. Carbon, I'm sorry. Um if nothing else, please vote. That's everyone. If we could please publish that. That's six.

All right. That is six eyes. Moving along. Item number six, public hearings. The planning and zoning commission will hold a public hearing related to zone change requests, specific use permit requests, and UDC amendments within this agenda. Um, anyone is welcome to speak during this time and then we will uh commission will close the public hearing and commissioners can ask questions. Item 6A, PLSPU 2025 0139. We're holding a public hearing to make a recommendation on a request for a specific use permit to allow mixed use self- storage in GB district on approximately 2.14 acres located along IH35 North Access Road, approximately 900 ft west of the intersection of IH35 and Cibil Valley Drive, more specifically known as a portion of the Guadalupe County property identification number 62840. City shirts, Guadalupe County, Texas. Good evening, commission. PLSPU 2025139, a proposed SCP for mixed use self storage. William willingham, planner. For your orientation, this is a subject property. You can see here that the property is currently unplatted. It is 2.14 acres. The property is undeveloped at this time as are properties that are around it. Uh we do have the one property that's doing business as a um as that as a equipment rental, excuse me. And then up to the north, we also have the QT kind of further away. And then we have the electrical substation as well. Notification for this property, four public notices were sent out on July 25th, 2025. As of today, we received zero responses. One sign was placed on the property by the applicant and a public hearing notice is to be published in the San Antonio Express prior to city council. Background on the SCP request. So the applicant's intent is to construct a four-story structure of approximately

121,000 square ft. Uh the intent is to have of course that self- storage units, but also to have that office retail space on the first floor of that building. The applicant is also considering a commercial development beyond the limits of the requested SUP boundary of those 2.14 acres. And UDC section 2158, the permitted use table requires a specific use permit for mixed use self storage in a general business district. For some more background on this case, if you feel like you're having deja vu right now, it's because we've kind of heard this case before for two different ordinances. So the first ordinance was 24S26. Uh that property was located along 309. The acreage was 2.2 acres. The planning and zoning commission had a hearing on May 8th and recommended approval. And then the city council approved this uh recommendation on June 18th, 2024. And the SCP is set to expire 2 years after that. And then once again, the applicant came forward and brought forth uh S or excuse me, ordinance 24S170. Uh this property's acreage is 3.68 or 3.6 6 acres. The planning and zoning commission heard this case on November 6th and they recommended approval and council approved this on December 3rd, 2024 with a SCP expiration date of 2 years later as well in 2026. For some more background just kind of to see where for your orientation you can see the SCP area map. You can see kind of located further to the south in that highlighted green area that's where that first SCP was requested. You can see in the yellow area up top that is where the second SCP was requested. And then right now what we have in red in the SCP focus map is where the current SCP request is. And then kind of the surrounding area of that blue color is where the development potential can be related to this site. UDC section 21511D criteria for approval. The proposed use at the specified location is consistent with the policy that of the adopted comprehensive plan or any other

applicable adopted plans. So the comp plan is a guiding document for the longrange vision of the city. Regional corridor is the designation of this area. It's intended for commercial and entertainment uses that kind of serve the surrounding region located along major thorough affairs. And so this property is currently zoned as general business district. They're requesting an SCP for mixeduse self storage. So this offers that first floor of retail service which meets the intent of the regional corridor. Two, the proposed use is consistent with the general purpose and intent of the applicable zoning district regulations. So once again, this property is zoned as GB currently. It is intended for non-residential uses offering retail services for the overall needs of the community and the SUP for mixeduse self storage ensures that the structure can offer that retail element on this property. Three, the proposed use is compatible with and preserves the character and integrity of adjacent developments and neighborhoods. So if you look to the bottom here, you can kind of see that, you know, located around this area is the QT on the right hand side. On the lefth hand side is that equipment rental and then the larger photos showing what the property currently looks like at this time. It's undeveloped. You see those power lines. Uh so those are the current conditions of this area zoned currently as GB with M1 further out. So it does kind of meet the intent of what this UDC section is requiring for. The proposed use will not adversely affect the overall health, safety, or general welfare of the city. As part of promoting health, safety, and welfare, the city should encourage development compatible with surrounding uses, utilizing standards and transitional uses to alleviate negative impacts. As I mentioned before, this area is zoned as GB, and then surrounding areas are also GB or M1. The city of Shirts, Fire, EMS, and police departments have also been notified of the specific use permit request and they have not provided any specific concerns relating to this request. Five, whether other factors are deemed relevant and important in the consideration of the specific use permit. Staff has ensured all UDC requirements have been met for the

proposed specific use permit and the public hearing is an environment where the commission can discuss other criteria relevant to the consideration of the specific use permit. So staff recommendation. Staff is recommending approval of PLSPU 20250139, the specific use permit to allow mixed use of storage at the subject property conditioned upon the following items. One, that a building permit is approved within two years of the adoption of the SCP ordinance in accordance with UDC article 5 section 21511F expiration of an SUP. and two 25% of the usable square footage of the first floor of the proposed mixeduse self of storage building be for office service retail space and separate from the individual units for rent or lease and the applicant I believe is here they have a presentation

hi good evening I'm Ashley Fairmont with Kllen Griffin in Fairmont on behalf of the applicant Um, thank you William for that presentation. That was very helpful. Um, I'm gonna skip forward just a little bit. So, William uh did a good job of explaining why you may have seen this before. Uh, so I'm working with a group storage hub and we have come forward with two other properties, neither of which are going to be developed as storage. The first is on 39. That one is proceeding just as a retail development um in the process and it's in the platting process. So being platted for just a retail lot in the after they came forward to zone that site um storage hub felt like this site on 35 was better and so then we came in for the second zoning case which was adjacent to the QT um in the previous site in Williams map was better than this one. But um what happened in further engineering review of that site, it was determined that um drainage and runoff um they needed more property to do that. And the way the drainage runs, it's towards this project site here. So they can actually capture the drainage on site and build the storage unit on this property. Um, and it just from an engineering perspective works better for development. So they did not purchase, did not move forward with the QT site. So you're not going to see three storage units. Those will expire because they won't have building permits issued. Um, but this is the one and this is the one that we think works um after extensive review. So, uh this is is a site plan um showing that this complies with the mixeduse storage requirements of having that retail office kind of flex space on the ground level and then uh the storage space behind and then above and just a colored rendering so you can see how the site works. Um, also, you know, the remainder of the property is GB and, um, they are are looking to do

some type of retail adjacent or on this map it would be to the right and just an exhibit of how that property would look. Um, so I'm I'm happy to answer any questions. Uh, we really hope this site works. Appreciate you all support on the previous properties. Um, do believe that this is a market and a good place for this storage, but um, yeah, just just needs to be one. So, thank you guys. Appreciate it.

All right. Well, thank you. So, this is a public hearing, so we will go ahead and open uh the floor to comment. It is 6:13. Anyone would like to address the mission the commission on this item, you're welcome to come up. You'll have three minutes. No. All right. We will close the public hearing at 6:13. Commissioners, any questions? No. Yeah, I think I have a similar one. All right. Well, if uh anyone has a motion, I would like to make a motion to approve PLPU 2022139.

Second that. All right. That was a motion to recommend approval from Commissioner Carbone, second from Commissioner McMaster. And that's with the conditions. Can you That was a recommendation from Do we need to clarify that or we Yeah, I'll I'll clarify it with the conditions that were written by uh staff. Okay. So, it's a recommendation of approval with conditions recommended by staff. Recommended by staff. Okay. You still want a second? Still.

Okay. Still want a second. All right. And if nobody has any other questions, if you'll please vote. That is six votes. If we could publish that please. That is six eyes. All right. That will move forward if uh on to item B. PLCP A2050165. hold a public hearing and make a recommendation on a request to amend the comprehensive land use plan future land use map from complete neighborhood and regional corridor to industrial hub on approximately 96 acres of land known as 10661 IH 10 east more specifically known as Bear County property identification number 619206 city shirts bear county

good evening commissioners PLCPA 2025 0165 a comp plan future land use map amendment and approximately 96 acres Daisy Marquez planner. Here's a subject property outlined in yellow. It is located along IH10 East Access Road. It is kind of nestled in between Scenic Lake Drive where you see core 5 starting to go up and North Grey Town Road and then within the larger area loop6004 is um immediately adjacent to this property over here. So the subject property is currently zoned general business district and M1 manufacturing light district. It is currently undeveloped. And then to the north we have M1, but then we uh also have the Grey Town PD um a residential subdivision with some general business as well. And then to the east we have again the Greytown PD general business. To the south we have the IH10 East access road and I IH10. And then to the west we have some more GB and some more M1. So the land use designations in the area uh currently the subject property is regional corridor along IH10 and it is complete neighborhood all in the back and then within the greater area we have the only industrial hub within southern Shirts and along IH10. To the south we have that right away again. And then again kind of just showing you um it's regional corridor complete neighborhood and that industrial hair hub in the area. We did send out four public notices on July 24th. We did not receive any responses. And then uh when it comes to comp plan amendments, we look to UDC section 21460 for the criteria of approval. So when the proposed amendment promotes the health, safety or general welfare of the city. So the comprehensive land use plan is meant to be a living document to

remain relevant with the desires of the community. So this is supposed to change um as the community changes or as we look at the existing development in the area or as things are changing within the community. So there is existing industrial hub within this area of southern shirts that was considered um when the comp plan was being done. They looked at the existing M1 in this area. They looked at the the location of 1604 and IH10 and they thought that industrial hub made sense for this area. Um unfortunately they did not consider the larger area um and the remainder of the M1 within this pocket of southern shirts and the GB that's also adjacent to this core 5 that's already there. So, uh, staff sees it as an ex as an existing expansion of the industrial hub that's there since it is seen as an employment center along IH10 within that proximity to loop 1604. Um, also the strategic plan has one of the goals that the city would like to have a thriving economy by supporting business retention and recruitment. Um, I don't know if you have driven past 1604 recently on this side, but you can see that core five tilt wall buildings go up rapidly, and we see that as an extension of that. So, the proposed comprehensive plan amendment um implements the goals and policies of the comprehensive plan and strategic plan, thus promoting the health, safety, and general welfare of the city. Two, an amendment to the text is consistent with the goals, objectives, and other policies of the comprehensive plan. So one of the goals of the comprehensive plan is to encourage economic diversity. Uh this industrial hub that is being proposed here is seen as promoting employment opportunities in that area uh as again as an extension of what's already going on in core 5. It's near some pre-existing industrial hub that again is taking advantage of that location on IH10 a loop6004

three. An amendment to the future lang use plan, master thorough plan or any other applicable maps maps contained in the comprehensive land plan is consistent with the policies of the comprehensive land plan that apply to the map being amended. Again, the comprehensive plan was written with best practices for implementation. And one of the best practices written is to actually keep it updated. The comprehensive plan is meant to be a living document that allows for flexibility for political, economic, physical, technological, and social condition as well as any unforeseen circumstances. Um, again, when the comp plan was being amended, the M1 that was existing in this area should have really been considered. Um, so now we get to come back and reconsider that. But also, this subject property is within that focus area too. And focus area two um is intended or they recommended strategically planning development to serve the adjacent residential areas and taking advantage of the business potential along the highways. And four, any proposed amendment addresses the circumstances that have changed since the last time the map the plan map or text was considered, implements plan policies better than the current plan map or text and corrects a mapping error or addresses a deficiency in the plan. So again, this is the only area within Southern Shirts that has M1 zoning and that has the only existing industrial hub in the area. This should have been considered during the initial comprehensive land use plan amendment, but this proposed industrial hub reflects that development character within the specific nook of southern Shirts that is nestled between 1604 and IH10. five other factors which are deemed relevant and important in consideration of the amendment. Staff ensured this meets all UDC requirements and the proposed comp plan amendment was sent to the city of Shirts fires and police

departments for review and they have not provided objections to the proposed comp plan amendment. So due to the unique location of the property within proximity of 1604 loop and IH10 the existing industrial zoning in the subject area staff recommends approval of PLCPA 2025165 and the applicant is here with the presentation as well. Hi Ashley Fairmont again. Thank you all. Um I I have a presentation and chair I I do sort of address the next item as well because I do think they are associated but you know it speaks to the development as a whole. Um so here's the subject property. As Daisy mentioned it's 96 acres. A large portion of that is flood plane. Um so about 28 acres is is what's developable right now. And that all fronts along I 10. Um, so it has this split zoning, the M1 in the back and the GB2 in the front and then the complete neighborhood in the back where the M1 is and the regional corridor in the front. So working with city staff and appreciate them working with us, we didn't know the best approach to this zoning. Is it M1 on the entirety of the property? Is it GB2 or do we, you know, downzone a portion and and what do we work on? And ultimately what we came to was the GB or the PDD with the GB2 uses um which is the next item. Um but as part of that is the comprehensive plan amendment. Um this property is you know to the east of the core 5 to the east of the 164 and I 10 intersection in the city of San Antonio. Um and then to the west of Greytown. So it is kind of mid block. It is not an ideal retail uh at least large retail

location. um but do have plans for um some more serviceoriented buildings uh as well as warehousing distribution and I'll show you a site plan with that as well. Um so here in the blue the that area is mostly flood plane. Um so that would be say roughly 68 acres or so. Uh you can also see on the northern part of this there is a major thoroughare that runs through that property. So that would be dedicated along with the platting. Uh and then the 28 acres that is the um kind of the warehouse logistics type project. Um building A1 and A2 which are the smaller buildings on the left of this site plan. Uh the idea there is that those are shallow bay type flex buildings. So that is more serviceoriented maybe local um like if you have a plumber, electrician or somebody who needed space um not as large as a core five because that's kind of at the corner but these would support uh businesses and residences in the area. And then the two larger buildings would be designed for the the warehouse um distribution logistics buildings and and users that need that higher dock entry space. just a bit of a zoomed in view. Um, and then this is a rendered site plan. So, you can see the the buildings and then the the open space where the flood plane would be or is, excuse me. And then just some ideas conceptually of what that would look like. Different views. Oops, sorry. Um, I'm happy to get into the PDD conditions on on the next one. I don't want you guys to have to hear me make a second presentation. Um, but again, appreciate staff working with us on

that. We are agreeable to those. Some of the benefits there is um, with the PDD, we are restricting the flood plane to drainage easement non-development. So, that provides the buffer between this property and the residential. Um, and then some other conditions as well, including restricting uses, larger tree plantings, and then some additional buffering for the PDD next door for residential. Uh, so with that, we hope you support the comprehensive plan amendment. Again, think this makes sense. This is one cohesive project, uh, one piece of property and think it's a good fit kind of again for this area that's midblock. So, happy to answer any questions. Thank you.

Thank you, Ashley. All right, this is a public hearing, so we will go ahead and open up for public comment. It is 6:25. Anyone who wishes to address the commission. Yeah, come on up. If you'll please uh state your name and address for the record, and you'll have three minutes, sir.

George Wells, my residence is 122 River Road. Currently, fire station number three is the only thing that covers that part of the entire city. If we start adding more and more and more, where's the next powerhouse going to be? Thank you. Anyone else? All right. What is 626? We're closed for public hearing. Any commissioner questions? Go for it.

Want to have uh staff address this man's concern before we move forward. Yeah. Um so for the next application that you'll see um we did reach out to EMS fire and PD uh we didn't receive any specific concerns from fire about the proposed comp plan or zone change. Thank you ma'am. All right. Anyone else?

Ashley, can you um I had one question. Can you go back? I think you had it at the end. You said you were this was um the ement area is being platted out as a drainage easement. So even in the future it couldn't be okay. Right. And so this is in the platting process now. Um and the drainage area I think we'll call it that um is plat being platted as a 900 series lot. Uh so that is part of the plat and then as extra

protection. Yeah. Um, we are adding the PDD condition that it has to remain a drainage easement or open space basically. Um, other than the road and if there are any utilities that need to run through there, the blue space will remain natural. Okay. All right. Thank you.

Yes, sir. Commissioner, couple of concerns. Um, number one, we just spent hundreds of thousands of dollars on the comprehensive land plan and here we are already amending it. And um, it always Well, no, I I won't go down that road. Um it it just you know again why did we bother doing a comprehensive land plan if we're going to change it every time a developer rolls in here and wants to do something different. Okay. My other concern is when when you um it's hard to see from this drawing but if you remember if you go back um to where it where it showed the current industrial hub and where they want to put this one. Now we have that section of property in between and um you know we're just now how do I want to put this? If if if this is allowed to you if if this goes forward and gets approved, then now you're you're constricting or or you're constraining future development next door into that um little bitty wedge. Um let me just throw a personal comment here. As as far as fire department goes, um let me see. Yeah, every one of these buildings will be fully sprinklered and and typically we don't have a whole lot of u other than medical and EMS emergencies, we don't have a whole lot of issu fire issues with with this kind of construction. Uh but again, my my main concern is this is a brand new comp plan and here we are changing it again. So,

thank you sir. Anybody else? If there are no other questions, I will entertain a motion. Uh for item B. Yes. So PLCPA 20250165. I'll make a motion that we approve PLCA [Music] 2025 0165. Sir,

second. Perfect. That is a motion from Commissioner McMaster, a second from Commissioner Carbone to recommend approval of PLCPA 2025 0165. If there are no other comments, if you could please vote. That is six votes. Can we please publish that? So with a tie, that motion does not pass. Would anybody like to recommend or make a second motion? No. Point of order, Mr.

Yeah. The motion fails not necessarily because of the time. Correct. Correct. So for staff, this would move forward without a recommendation or with a recommendation for of denial moving forward.

All right. Commission. Uh Mr. Chairman, I I make a motion that we recommend uh denial of PLCPA 20250165.

Second the motion. That is a motion by Commissioner Outlaw and a second by Commissioner Hughes to recommend a denial of CPA or PLCPA 20250165. Any comments? If not, please vote. That is six votes. Can we please publish that please? And we remain in the same position. This motion has failed. Any other motions?

No. No. I think what will happen and and maybe uh this will end up it it'll still I I believe it'll still go to city council I think. Wait on Brian. Yeah. And and basically they won't have a recom you know they'll they'll see the record. Is that right Brian?

Couple of options here. Right. So the assumption is if everybody knows where they stand on this and nobody's changing their vote you kind of have two things. The chair can either come to the point that a motion to approve is not going to make it and thus it's a denial recommendation that goes on to council because you don't have a have a positive essentially. Um or what you can do and I don't know which the applicant if they have a preference you could continue the item to next meeting right because we're missing folks that's why there's 70 of you all. So when you get in this spot you're stuck. So that's the other thing you could do is if there's not a time constraint, continue it to the next meeting. I'm seeing a nod and and so my opinion always is is if you're short a member and you're in this, I would defer to the applicant if they would like it continued so they get that fair shake of seven. Now again, we'll see who shows up, who's here, who's not. Um but that tends to be my recommendation as a fairness to the applicant is continue it to the next meeting. uh will really push to make sure we've got the odd number and go in the full seven.

Okay. Go from there. But but your call is the chair. Would you would you be open to a continuence, Ashley, or would you rather move forward? Um no, we'd be open to a continuence. My client has owned this property for 20 years. So, um you know, they're they're in everything's being developed now and so they're in the plotting process, but I think a continuence would be okay. Okay. Thank you. Well, if I if we could have a motion. Yeah, Mr. Chairman. And I'll make a motion that we postpone ELCPA 20250165 until the um September meeting. Second. That was Commissioner Kabone.

Yes, sir. All right. If there's no other comments, if you'll please register your vote for the continuence. And that is six votes. If we could please publish that. All right. This item will be pushed forward to the September Planning and Zoning Commission. Um Ashley, would you like to postpone the corresponding zoning case or

Okay. And then we do that. Okay. I'm sorry. This is uh item number C is PLP DDD 2025 0164. We're going to hold a public hearing and make a recommendation on a zoning change request from general business district and manufacturing light district M1 to PDD or plan development district on approximately 96 acres of land known as 10661 IH10 East more specifically known as Bear County property identification number 619206 citys Bear County Texas

PLPDD 20250164 96 acre reszone to plan development district Daisy Marquez planner here's Here's the subject property outlined in yellow. It's the same one we've seen before. It is currently zoned general business district and manufacturing light district. Um, it is currently undeveloped, but it does have a residence there. And then to the north, we have M1 and PDD. Again, that's the Greytown residential subdivision. To the east, we have again the Greytown residential subdivision and general business district. Then to the south, we have the IH10 Access Road rightway. And then to the west we have some more GBNM1. So we did send out four public notices and we did not receive any responses and one sign was placed by the applicant. Here's the dimensional requirements for non-residential zoning districts kind of showing you um it's currently GB and M1 and the PDD that's being brought forward today is based off of GB2. So you can kind of see um the law dimension requirements are pretty much all the same. The only thing that's really different here uh are uh the the rear building setbacks when it comes to adjacent to residential. So the proposed PDD is based off of a light industrial development. Again, this is 96 acres and it would be based off of the GB2 zoning district. Um so they are proposing to amend the permitted use table. uh they are proposing to prohibit uses that require an SUP and GB2 zoning. This is a list of those uses that require an SUP. So they would be inherently prohibited by the PDDD. Um they are also adding the prohibition of truck sales, heavy equipment and trailer/manufactured home sales. And then to the right you could see the permitted uses. Um and again this is not an exhaustive list. This is just an example of some of the uses that would that would be permitted in GB2. and that includes things like office showroom,

office warehouse distribution center and general manufacturing industrial uses. They would also be proposing to amend the landscaping section. Uh currently the UDC only requires trees to be planted at 2 in diameter breast height and the applicant is proposing all trees to be required 3 in diameter breast height. So that's a 1 inch up size. And then the minimum tree planting requirement um would be nine trees per acre. Uh typically this is only required of commercial uh developments. Um but the applicant is proposing to upsize that requirement to nine trees per acre instead of six trees per acre. And then what's really special about this PDD is the drainage easement development restrictions. As you can see here in this image, the light blue color is a 100red-year flood plane that significantly covers the property. Again, the property is about 96 acres and um the flood plane covers about 68 to 70 acres of the property. So, the applicant is proposing to uh prevent development within the plane. It should only um it is being written in the PDD that would only be uh it would only contain the masonry wall that would be required adjacent to residential with the one shade tree every 30 linear feet. So um that buffering would still be there and then the 68 acres would remain undeveloped. So we get a much larger buffer than what would be available through conventional zoning. Again um it's much larger than the 50 feet that M1 would require. Um, and additionally, we get to protect the flood plane and nothing would really go vertical in this area. It's just whatever needs to go underground to support the site and roads. And again, showing you the conceptual preliminary plat. This is the the size

of the 900 law essentially that's being written in as a drainage easement development. Um, it's mostly all of the flood plane. So, we get to preserve that. And when looking at PDDs and considering the criteria for approval, we look at section 21510F. So one, whether the proposed PDD implements the policies of the adopted comprehensive land plan. So this zone change is accompanied by a comprehensive land use plan flood future land use map amendment. So when considering the existing um complete neighborhood and regional corridor, the the PDD is not compatible. Um but as you can see from the accompanied comp plan amendment and future land use plan amendment uh the existing industrial hub and you know that this area had the only containing M1 zoning along IH10. This should have been industrial hub. And when considering the PDD with industrial hub um future land use plan land use designation, it requires light and heavy industrial uses, you know, being located near major roads, highways and railways and the PDD is compatible with industrial hub. So two, whether the proposed PD promotes the health, safety of general welfare of the city and safe early efficient and healthful development of the city. So again, this property is 96 acres and approximately 70 acres are within the 100red-year flood plane. Uh the PDD restricts development within the 100red-year flood plane via 900 lot. This is actually not possible really without a PDD. We do have um a flood plane management uh section in our UDC that has certain restrictions. Um they then support they can supply specific engineering hydrarology reports to show you know that they can develop within the flood plane. It wouldn't make adverse impacts um cloers can happen but also we get

this natural buffer to the residential zoning and uses. So again it's much more than what it could be enforced uh via this 900 lot than through conventional zoning. So three, whether the uses permitted by the proposed change in zoning district classification and the standards applicable to such uses will be appropriate in the media area of the land and be reclassified. So again, the existing M1 only requires a 50- foot building setback adjacent to residential and the GB requires a 25 foot building setback adjacent to residential. The proposed PDD in front of you tonight would create a larger residential buffer than is allowed through conventional zoning. It has a significant restriction of uses, a restriction of development in the flood plane and it has an increased prohibited uses. Four, whether the proposed change in accord with any existing or proposed plans for providing public school streets, water supply, sanitary sewers or other public services and utilities to the area. Again, this property has access to ice 10. It's in shirts and SSLg dual CCM for water shirts and SAR dual CCM for sewer and it is in CPS electric service area. And five, the extent to which the proposed PDD will result in a superior development that could be achieve than could be achieved through conventional zoning. Again, this proposed PD PDD is proposing GB2 based zoning but with the restriction of per permitted uses, additional residential buffering of restriction of development in the flood plane and additional landscaping requirements. So ensures that appropriate uses buffering adjacent to residential and provides increased landscaping than would be possible through conventional zoning. Six, whether all the applicants back testes owed to the city have been paid in full. This does not impact the planning zoning commission recommendation to city council. And seven, whether other criteria met which at the discretion of the planning and zoning commission and city council are deemed relevant and important consideration of the amendment. So staff has ensured all UDC requirements have been met for this proposed PDD and the

zoning application was sent to city of Shirts fire EMS and police. EMS indicated that there are existing response time delays down 1518 and into Bear County and PD expressed that individually the zone change does not have impact but the increase in development with the within the city as a whole along 1518 in this whole area will have an impact. So the zoning itself will not have a significant impact. So due to the proposed amended feature land use map designation to industrial hub, the increased screening to residential uses, restriction of us is allowed in PD and the increase of landscape requirements, staff recommends approval of PLDDD 20250164 but with the recommendation to continue the previous future land use map amendment. Uh staff also recommends to continue this to the next meeting as well. All right. Thank you, Daisy. Ashley, do you have a

Yes. Um, yeah, we're we're happy to continue to the next meeting. I just have one comment. I I understand about the plan and spending lots of time on the comprehensive plan. I've served on planning committees and and it is a lot of time, voluntary time. Um, I think this is a bit of a unique situation. We we didn't have to ask for the plan amendment on the rear portion of the property. It's already zoned M1. um and but felt that in working with city staff that that wasn't the appropriate zoning for the rear and so the only way to get rid of that M1 is to reszone it which triggers the need for a plan amendment. So um you know happy to to come and present next time but we just felt like this route was the best way to go um and to do the entire property at one time and downzone the back piece. Uh so but with that happy to continue to the next meeting. Thank you. All right. Thank you. Do we need to have public comment? Yes. Okay. So, we will go ahead and open this up for public comment. It is 6:45. So, anybody that wishes to address the commission, you have three minutes. Yes. No. All right. It is 6:45 still and we will close this for public comment. Um, commissioners, if I could have a motion for the postponement or the continuence, please.

Well, I'd like to make a comment real quick. Yeah, go for you don't mind first f first of all the the the PD PDD looks pretty good. Okay, if we but because we didn't do the other one uh still a little concerned about what what allowed uses there could be in the PDD. But um with that said, I'll make a motion that we postpone PL PD 2025 0164 until the September meeting. There's a motion. Is there a second? There's a second from Commissioner McMaster to postpone PLPDD 2025 0164 to the September planning and zoning commission hearing. If I could please uh if you could please vote.

Um now we seem to be having an issue. I can't I can't get my vote to come up. Did everybody vote? Yeah. So, I think there's an issue with the screen or the voting system. So, if you want, it's your your call if you want to revote to Why don't we do let's do a a verbal vote real quick. I'll go down the line if you could just Commissioner Carbone. I uh Commissioner Hector I. Uh Commissioner Allahaw. I. Commissioner McMaster. Hi. Commissioner Hughes. I I am also I.

That is six in affirmation for the postponements. This item will reappear in September. All right, we will move along to PLZC 20250140. Hold a public hearing and make a recommendation on our request to reszone approximately 3.2 2 acres of land from general business GB to apartment multif family residential district R4 generally known as uh 1116 FM78 approximately 100 ft 100 ft east to the east of the FM78 and River Road intersection more specifically known as Guadalupe County property identification number 38177 city assurance Guadalupe County Okay, thank you commission. See if I can get this on the screen. One second. Think our it is on it. Oh, there we go. Great. All right. This is PLC 20250140. Zone change request from general

business district to multif family uh district R4. Samuel Hos, senior planner. Uh to get our bearings here, uh the property is outlined in green. This is FM78 and River Road. Uh 39 is just further down to the east.

We need it on ours. I'm sorry. Okay, I'll just start over. So, property outlined in green here. Uh, it fronts FM78. River Road is just to the west and FM39 is just further down here to the east. Uh the property is 3.2 acres approximately. It is currently zone general business. Uh currently on property there is a non-conforming multif family residential use as well as portions of the property are undeveloped. A little background on this. So this is lot 24 block one of the Rio Vista subdivision. That subdivision was platted in the 60s. Uh we staff researched and saw found a certificate of occupancy for the apartments from the city in 2000. It was issued by the city in 2000. Uh there's approximately 55 multif family units uh approximately 2 acres on the site and those were constructed in 1968. Uh the applicant is requesting a zone change to apartment multif family residential R4 to bring the property into conformance and then uh maybe potentially develop the empty portions of the lot. On July 25th, 2025, a total of 22 public hearing notices were sent out. Uh so far, staff has received three in opposition. Two signs were also posted on the property. Here is a zoning

exhibit. U you can see here on the left we have the existing zoning as GB and the proposed zoning as R4. So staff utilizes UDC section 2154D criteria for approval when analyzing zone changes. Number one, whether proposed zone change implements the policies of the adopted comprehensive land plan or any other applicable adopted plans. The comp plan designates this area as a local corridor. Uh local corridor is intended to provide a mixture of smaller scale commercial and multif family developments typically along medium to high volume roads. So this request does uh conform to the comprehensive plan as it is specifically calling out that multif family development. Number two, whether proposed zone change promotes the health, safety, and general welfare of the city. So again, the city should encourage developments that are compatible with surrounding uses. Uh the UDC explicitly states that we should minimize the conflict of uses of land and buildings. And as you can see here, uh on this exhibit, uh it's mostly surrounded by commercial uses along that FM78 corridor. There's some undeveloped land to the north. And just to the south, uh we have the Lone Oak subdivision and also the Rio Vista subdivision. So typically um when we're talking about what's compatible to surrounding uses uh the properties frontage along FM78 does create that transitional use between a major thoroughare and single family subdivisions. We like to see in general uh some you know commercial or more intense uses like multif family create that buffer. This is sort of that transitional buffering use. Uh and I will remind uh the commission that article 9 site design requirements in the UDC is in place to help mitigate any potential conflicts. This is the 20ft landscape buffer and the 8ft masonry wall that the applicant will be required to do as part of development. Uh number three, whether uses permitted by the proposed zone change will be consistent appropriate with existing uses in the immediate area. So as I mentioned, the property already has

multif family units. Uh and again the immediate area is commercial uses, some single family subdivisions and as you can see uh some permitted uses here in the table. You have family home, you know, one family, two f family, you have a lot of residential focused uses and those are compatible with what's in the area. And number four, whether other factors are deemed relevant and important in the consideration of the amendment. So all UDC requirements have been met for this proposed zone change. Uh the city of Shirts, fire, EMS, and police departments have been notified of the zone change. They provided the following comments. So fire has uh some comments about the existing buildings because they were built uh quite a while ago, so they don't meet current code. Um any new construction, however, will have to meet all current code requirements. EMS no issues with the proposed zone change. And PD was also notified and they also do not see any issue with the zone change. SCUCISD was notified with the zone change request. And this scheduled public hearing does provide the opportunity to introduce additional considerations. Uh the request does adhere to the policy of the adopt adopted comprehensive land plan. It is compatible and consistent with the surrounding uses. It is also bringing the property into compliance. Uh therefore staff is recommending approval of PLC 20250140. And I believe the applicant is here if he'd like to give a small presentation or anything. Okay.

All right. Thank you, Sam. All right, this is a public hearing, so I will open the floor. It is 654. Feel free to come up. You'll have three minutes. If you'll please state your name and address again for the record.

George Welch. I've lived on River Road since 1970. We didn't receive our notice until Friday, so there was no way we could get it to you in time. Let's call it. But when I leave River Road and go east on 78 before I get to FM15 or FM30009, the light has to cycle three times because the traffic is backed all the way up to the Dairy Queen. If we add more apartments out there unless something is going to be done with that intersection, it'll be backed all the way up to the county office or even further. And it's the same way coming from Sibilo. So something needs to be done about that other than adding more vehicles to the mix.

Thank you, sir. Anybody else like to come on up again? If you'll just state your name and address for the record, please.

Good evening. My name is Mike Rodriguez. I live at 514 River Road. And like he was stating, that intersection down there at River Road and FM78 is bad. And um it used to be a stop sign there and we could control getting in and out pretty much when we needed to. Sometimes you would have to sit there for a minute, but that light, I don't know if it was taxpayers money or who paid for that or text dot. I don't know who did it, but the money spent on that is wasted. It hasn't worked since it's been put in. I've owned my house since 1987. And uh I I just don't agree with that light. I don't agree with putting more traffic there. If there's going to be an entrance coming out right there onto River Road, uh it's just going to back up that people are going to be waiting in the apartment complex to get out onto River Road because it's backed up, waiting to get out at that light. It's just ridiculous. And those apartments, I tell you what, they were built in 1968 supposedly, according to y'all. They're run down. They're not very reputable complex and I just don't see anything benefiting our subdivision coming out of that development. Thank you.

Thank you, sir. Come on up. If you'll just state your name and address, please. Hello, I'm Mary Alexander and I live at 103 Pentonville. Oh yeah. Pull it down a little bit. Keep going. Right now. Right here. Right here.

Okay. You're welcome. I live at 103 Pentonville. And uh like these gentlemen was saying, it's a nightmare at that traffic light. And sometimes when you want to turn on the street, you don't get that green arrow. And I mean, it's like every other one or two arrows that they'll give you a green arrow just to get on your street. And uh I've been there since 1989. My fence line backs right up to the property they're talking about. And the apartments that they're talking about is pretty run down. I've listened to some horrid fights come out of there and all hours of the night in the middle of the night and and uh I don't want personally I don't want my back fence line put up um you know right up against other apartments and all just what room do they have and what's that going to calls for the for the traffic light for us getting in and out of our homes and and what's that going to do to the value of our homes. Um, and I didn't get a letter myself till late and I have been out of town and lost one brother to cancer and I'm taking care of my baby brother to cancer now. So, I got my letter in, but it was late this afternoon. As soon as I got into town, my son handed it to me and I came and gave it. But it it as it is, we can't, like I said, get in and in and out of the subdivision and and the traffic and the fights coming from the apartment complex, you know, and it's it's scary. And you're outside and you're hanging clothes and you hear this horrid

fighting with some girl getting beat up and wanting her clothes and and you're hanging clothes and you're trying to get your granddaughter inside and you locking all the doors and you're wondering what's next. So I just I that's that's it. Well, thank you. Anybody else? Come on up. We've been there for a long time. Real quick, if you just state your name. My name is Rebecca Flores.

And we've been there 39 years. And talk about those apartments. H E L L. Hell. There are people in and out. Turn. Go ahead and start researching how many times the police are there, the fire department, even behind those apartments behind Dairy Queen. Constant. Just the other day, we had a attempted kidnapping of a kid on River Road, the second block of River Road. I called the police department. They wouldn't tell me a thing. Wouldn't tell me a thing. That's under an investigation. What? Two days earlier, there was some idiot trying to kidnap another kid from the restaurant. No, no, no. We don't need more riff raft coming out of those apartments. There's been shootings there. There's been fire department there. There's a constant flow of different people. I'm not saying all are bad, but some of them we've never seen before. And we're out there constantly because we had a kid, a little girl. The police said, "Keep her inside." You know, we don't need those apartments there. We really don't need them there. There's too many problems as it is with the apartments that are there now. Thank you. I hope you research, find out the police department, how many times they've been down River Road. Just check it out for yourself.

Thank you. Anybody else? Uh, yeah. Come on up. You just state your name and address. Car 123 River Road. Been there since uh uh 21. Uh okay. Sorry about that.

My name is Daniel Carr. I live at 123 River Road. I've been there for over 20 years at my address, but longtime resident of the neighborhood. And I'm seeing all sorts of problems in this apartment complex. Cops smelling of the pot all the time, noise, and of course, I don't drive because I am blind almost, but I see the traffic on River Road. I mean, there's a lot of things that need to be considered and fixed for something like this to be even feasible in my opinion. Thank you. Thank you, sir.

Come on up if you'll just state your name and address, please.

My name is Chief Flores. I live on 119 road and uh I bought that house in 2015, but I was born and raised all my life in New Bronals. But New Buffalo, that's why I moved down here to Shirts because of the congestion on San Antonio Street, Lu 337, Sigin Street, Common Street. That's why I came over here. And when I first came back over here, it wasn't too bad, but it's getting worse. And then the other day, my wife was telling me that, you know, she she had to ride away on the light. Man, this car didn't stop. She goes, "If I didn't wait, that car would have hit me." And another thing too, those apartments back there a while back there was one time it was a shooting and and I was in the garage and I heard the shot and I was in the garage and I and you could hear I heard it pass right by the garage like like whistle like I go it probably hit my stepson's car. It didn't hit my car, my stepson, but it hit my neighbor's car, his son's car. Three days later again I noticed they were shooting again three times but this time I don't know where the bullets went and there's always a lot of activity down there always. So and then sometimes you see these guys walking around there like zombies at 3:30 in the morning when I let my dogs loose and then that same guy who tried to kidnap that that that person over here on Asian he was right there at the Dairy Queen. It was July 29th because it was my wife's birthday and I was getting ready to go to work and I was at the light waiting and he was at the Dairy Queen just looking. He didn't touch the window. Was pretty smart. He didn't touch the lawyers but he was looking through this door and the other door I say and I recognize that guy, the one over here that tried to kidnap that little boy or little girl, whatever it was. So it's getting kind of rough there and and I don't know my wife is telling me she wants to move. So if you add these departments, it might even get worse.

That's all I got to say. Thank you, sir. Somebody Oh, come on up.

How you doing? Good afternoon. My name is Felix Lopez. I live at 118 River Road. I'm the house literally directly adjacent right across from where these apartments are going to be developed. I've got a couple of numbers that are special to me. Um let's start with 42. 42 is how many times the police were actually called to this unit in the last 365 days. I've already verified that's 8.6 Six days we have the police called the applicant. He doesn't recognize me. I own a pretty successful large construction company. I've came to him one day and I spoke to him in regards to those apartment complexes, but I was actually interested in purchasing them. He was renovating. I asked him about the swimming pool if he was going to renovate that. He said no. he was going to go ahead and de demolish it. Well, I called the city on him because with my license, I con I can construct multifamily and I saw that he wasn't even passing code. I had to go ahead and see and verify with the city if he indeed had a permit because what he was doing was just filling in the swimming pool without taking out the bottom so that when it rains it becomes a cesspool. That's not code compliant. They red tagged you guys red tagged him. That bullet that he's talking about, that was my son's car. The police went out there and looked at the direction where the bullet came from. Those apartments. I've got another number for you. Four.

Four times my camera caught somebody coming from those apartments. My truck stole twice. My trailer that had about $25,000 worth of equipment on there stole never recovered. Somebody walked in while we were on vacation. $25,000 toy that I had a param motor gone. We got him on camera. Can't prosecute. Just not enough evidence. The traffic that you guys been hearing about. $17,000. That's how much I had to pay for my wife's emergency bill when she got hit at that intersection because that's how much traffic is there. Dairy Queen, they had to recently change the whole parking because you guys had a problem with the backed up traffic on 78. If you guys in fact move forward with this, that's fine. It's your decision. But I'm going to go ahead and suggest a masonry wall, 8 ft, block the residential area, have the exits towards 78. Don't make our life, you know, harder just so that somebody else can be more profitable. I get it. I'm a business owner.

Thank you, sir. Thank you. Any other comments?

All right, we will go ahead and close the public hearing. It is 7:08. Real quick before we get started, um, just to kind of address the next steps of this process. So, at planning and zoning, we make a recommendation to city council. So, the final decision on this won't be made until a later date unless the applicant decides to withdraw this request. Um, so if you are still getting letters in the mail, you can still send those in and staff will send those to city council. So, you're still welcome to send that in. they watch these hearings. So, they'll they'll hear your comments and you're welcome to to address that meeting as well. But whatever happens tonight is not the final decision. We will make a recommendation to either approve approve with conditions or deny uh the quest the request and then that will move forward. So, uh I'll go ahead and open it up to commissioner questions or comments. Uh yeah, the the public comments closed.

You had a question? I have a question for staff. The 8 foot wall that he's requesting, that's already a requirement between multifamily and single family, isn't it? Correct. Okay. and the traffic light they're all concerned with. Is that a timing issue or don't you know? Uh I don't know that information at that time. I FM78 I will remind is a textile facility. So we have very limited control over what we do there.

Okay. But any new development has to come into full compliance with our current UDC requirements, which would be an 8ft masonry wall and a 20- foot landscape buffer in between the residential and the multif family uses or the single family residential and the multif family residential uses. Thank you. I got one more. So he's only looking to develop the the part that's not developed, correct? So if if he's only going to develop that area, is he only required to bring that area up to compliance, hence the buffer and the wall and not the rest of the um property that he owns right now?

Uh yeah, typically when we get to that point, the site plan is what we call that um there is a limit of construction. If he has an intent to build completely new apartments on all of it, then it would be the entire way. If it's only the remaining acre then that aim while only so if he doesn't touch the old apartments he doesn't have to do the buffer or the wall there. Correct.

Got it. As far as the traffic on on FM78. I I I agree it's a nightmare and it it's not there. Again, one of our biggest problems is is every large thoroughare we have in this city belongs to the state of Texas and trying to get them to do anything is practically impossible. They they they fiddle with the timing on that light at at 39 all the time. They tried putting in that that stupid confusing left turn sign with the curve on it. Um, it's in it's number one, it's over the wrong lane. I see people all the time making that turn thinking that that light says they can and they, you know, that's only supposed to be certain times of the day. There's hope in the future, correct? Because they're looking at an overpass and maybe that'll help. But in the meantime, um, yeah, welcome to DOT. Uh, there seems to be a misconception. Okay. This action, this zoning request will have will do absolutely nothing to the current apartments. All of your concerns about the people that live there, the crime and all that are not going to be affected by this action. Okay. No, because again, and I think staff talked about it, they're they're what's called

a non-conforming use. They are allowed to exist until, you know, the buildings fall down. Okay? They just can't do any. They can't they can't expand. They can't rebuild. Now, the other thing I want to make sure my fellow commissioners understand is you you you know if city council reszones this property R4, you have removed any and every constraint on this property. The property owner once it's reszoned to R4, he can bulldoze every one of those project and put up a three or a four-story apartment building on that property. Am I wrong? You're not wrong.

Okay. R4 is not appropriate for this neighborhood. No, don't thank me because you're thanking me for the wrong reason. Okay? It's not about the current apartments. It's not about the people that live there. Okay? It's about what could happen in the future. Okay? And I'm sorry. I understand what every one of you say, but I've said for a long time, we had other issues in other parts of the city. People have to live somewhere. Okay. Thank you. I'm sorry. Go ahead. No, you can.

Um, so Commissioner All kind of alluded to it. So they can at what point it it it's just rebuilding a new construction that's prohibited by the non-conforming. So like if they wanted to do extensive renovations, I mean what if they want to do extensive renovations today, they can do that. They can't expand the non-conforming use. So yeah. Yeah. He can't tear them down. Correct me if I'm wrong, Sam. He can't tear them down to build new ones. Correct. But he could renovate and repair those that are already there.

Yeah. Okay. Um, yeah, it's hard. I mean, like Cher, not Cher, Mr. Alo said, it's hard. I understand the crime issues. Um, I also understand the wanting to work on your property and being able to to make it livable and habitable. I don't have any other questions. I'll leave it at that. If anyone wants to make a motion or are there any other questions? I'm sorry. Yeah, I just had one. Oh, yeah. Go for it. Uh so the the vacant part of that property, how many additional units would be added there?

So it's about 1.2 acres. So under the R4 district, you can probably do somewhere maximum between 35 maybe 40 units. But there's site design requirements in our UDC, parking, uh, you know, landscape buffers, all kinds of things that go into that, the applicant will not be able to get the full extent of that, right? So, while it might a blank a blank piece of land might seem like they could put a lot of units there, once you start actually building and designing up to our code, it's not always the case. Again, if you only consider the vacant land.

Correct. Okay. If you look at the entire property, that expands his probab possibilities. That's correct. All right. If there's some other questions, I will entertain a motion. Mr. Chairman, I'd like to make a motion that we recommend city council deny BLZC 20250140. A second

as a recommendation denial from Commissioner Outlaw, a second from Commissioner Carbone. Is there any other discussion? If not, please record your vote. That is six votes. Can we publish that? That is uh so this item will move forward with a recommendation of denial to city council. Again, you will get an additional notice if you're within that 200 foot buffer. If not, uh the sign that was posted will remain. Please continue to send in comments. Um and this will have a final action item at city council at a later date. Oh yeah, just to clarify, there won't be an additional mail notice,

right? Uh but we will take those all the way up to noon before the Friday before the city council action. There will be a published notice in the newspaper in the San Antonio Express 15 days in advance of the city council meeting just to remind. Is there a do you have an anticipated date or not yet? Uh the first meeting in um September. So I think that's September 2nd. Okay. Thank you.

All right. We'll move along. PLPDD 20250125. Hold a public hearing and make a recommendation on a request to reszone approximately 36.2 acres of land from Plan Development District, PDD, to Plan Development District, PDD, generally known as 1311 Lower Sigin Road at the intersection of Lower Sigin Road and Redbud Canyon, more specifically known as Bear County. Property identification numbers 31001114368111437570139-4925 city shirts Bear County, Texas. Mr. Chairman, may I may I interrupt just very quickly? The voting system is locked up again. Oh, okay.

Um, let me know if it's Yeah. Well, voting systems locked up again. We can push forward with it. Yeah. Yeah, let's push forward with the presentation and we'll get to that. Are y'all can y'all see it on the screen? No.

Okay, this is PLDDD 202510125 Saddlebook Ranch 2 PDD Samuel Hos Senior Planner. Okay, get our bearings here. property is outlined in green. It is all the parcels that are involved with this zone change. The lower sigin road is just to the south. This is the county line and also the civilo creek. Uh the current property or the property the subject property is approximately 36.2 acres. It is currently zoned PDD and it is undeveloped and it's also if you see here in this little square area is being used as drainage. So, a little background on this. Uh, the original plan development district, Saddlebook Ranch is what it's called, uh, was approved as ordinance 21S06 on March 21st, 2021. It was 229 acres. It had a mixture of lot sizes, housing type, and uses, including a 3.3 acre site designated for commercial uses along the frontage of Lower Sigin Road. Settlebrook Ranch 2 PDD will adhere to th the same requirements of the original PDD with some minor changes which I'll go into. So here is the concept plan of the original PDD. You'll see uh it's it's a pretty significant development going all the way up to Raf Bernett, but the subject that we're talking about today, those parcels that were outlined there is really in this area. And you'll see how their detention pond is laid out and how they have a provision here for commercial space. So Ranch 2 PDD will consist of a base zoning district of single family residential R2. Uh that's known in the PDD document as SF70. Uh those lots are 70x 118. Uh a traditional um single family residential R2 lot is 70 by 120. So they're decreasing that by two feet. Um they're adding lots to to this unit

or to the concept plan anyway. and they are proposing to remove the commercial and rearrange some of the drainage. So, as you can see, the detention pond went all the way to the property here, whereas you had this little commercial area and now they're proposing to remove the commercial area and then kind of use that as detention as well and then also add some more lots over here. On July 25th, 2025, a total of five public hearing notices were sent out. So far, we've received uh zero responses. One sign was additionally placed on the property. uh zoning exhibit here. Uh not a lot to see PDD to PDD. So when looking at plan development districts, we're actually using section 21510F criteria for approval in our uh in article 5. So number one, whether proposed PDD implements policies of the comprehensive land plan. So the comp plan designates this area as complete neighborhood. Uh it's intended for a mixture of residential housing types and complimentary commercial services to create a complete neighborhood. So this request is removing that commercial service. Uh staff feels that the original PDD is more in line with what the comprehensive plan and uh this by removing that commercial portion it is actually working against the the intent and the policies of the comp plan. Number two whether to propose PD promotes the health safety and general welfare of the city and the safe orderly and efficient healthful development of the city. So again the city should encourage development that's compatible with surrounding uses. There are several single family subdivisions in development or constructed along the lower sigin corridor. This includes Ryan Valley, Carmel Ranch, the original Saddlebrook which is in development right now, Monterey Meadows which was recently approved. Judah Ranch which was recently approved. Here is a map of all those. So you can see Lower Sigin Road is having a lot of houses that are being planned and constructed at the moment or already completed. So continuing with number two on this

criteria for approval, Southshirts residents, city council, the planning and zoning commission have all expressed desire to see commercial services in South Shirts. The loss of this commercial portion works against those expressly stated goals and policies. So in staff's mind, this is not orderly, efficient, or healthful development for shirts. Number three, whether the uses permitted by the proposed zone change in the zoning district classifications and the standards applicable to such uses will be appropriate in the media area of the land to be reclassified. So these are some of the uses that are permitted within the zoning district. It is consistent with what's in the area. A lot of that residential. However, having that commercial use at the corner of two major thoroughares is more appropriate in staff's determination. Number four, whether proposed zone change is in accord with any existing or proposed plans for providing public schools, streets, water supply, sanitary sewers, or other public services and utilities in the area. So, SCISD has been notified of the zone change request. The Saddlebook Ranch project as a whole has already been in development for several years. uh they've already made significant improvements to water, wastewater, road improvements as well such as uh lower sigin road and then also they've constructed a portion of FM39 what is identified as Red Bud Canyon. Number five, to which extent the proposed PDB will result in a superior development than could be achieved through conventional zoning. So this request in staff's determination is not superior to conventional zoning. It is essentially a reduction from 70 to one 70 by120s to 70 by118s but it is also removing what what made it superior in the first place which was having a commercial section in the PDDD at the intersection of two major thoroughares in staff's original uh recommendation of approval with that original ordinance it was quoted that limited commercial development at the intersection of two artilleria roadways on the master thoroughfare plan in support surrounding neighborhood. So that that was a in a a deciding factor in our recommendation of

approval in which they are taking away. Number six, whether all applicants uh back taxes owed to the city have been paid in full. This doesn't affect the planning and zoning commission nor does it affect the city council's decision. And number seven, whether other criteria are met, which at the discretion of the planning and zoning commission and city council are deemed relevant and important in the consideration of the amendment. So again, all UDC requirements have been met in in regards to the proposed zone change. City fire shirts, EMS and police departments have been notified of the zone change and have provided no objections to the request. SEU UCISD has also been notified as I mentioned before and this public hearing provides an opportunity to introduce additional consideration. This request does not implement the policies of the comprehensive plan and that complete neighborhood designation. It does not promote orderly, efficient, healthful development by removing those services that have been expressly desired and the it removes the unique and superior element of the original PDD request. Staff is recommending denial of PLPDD 20250125. And I believe the applicant is here.

Thank you, Sam. Thank you, Sam. Members of the committee, Mr. Chairman, uh Buck Benson for the applicant. Uh can we go back to the aerial? Sure. Thank you. That ought to work. you or you want to go to I want to show the the inter the intersection. I guess that is supposed to be kind of the intersection, right? Yeah. Red Bud and Lorine. Okay. Do I have a point? Is there a pointer of any kind? No, probably not. Okay. But you can you can use the mouse to Okay. Oh god.

Okay. That that's helpful. All right. Sorry about that. I want to get um situated. I will be brief. Um I staff has made a compelling argument. I we disagree. Um the net result of this change u or what we're asking for is to be able to develop 15 additional lots. Um 15 additional single family homes. Uh, of course, when this project was planned in 2021, I think there was certainly an idea that this intersection, you know, may be viable for a commercial, you know, two, three acre commercial site. But I think as time has gone on and with what we've seen in the in this area, we've consulted with a lot of brokers, a lot of different a lot of different folks, and we'd love to have a little commercial center there. I mean, those those typically help single family developments, but we don't think that that's going to be a reality in this particular case, and we'd like to move ahead with with finishing out 15 additional lots. I know staff has reiterated a couple times that, you know, part of the plan is to have neighborhood services or neighborhood commercial at a major intersection, which I think is supposed to be this right here. And although Lower Sigine Road is starting to get some traffic, from what I understand, the the the north south portion of this to create that intersection is years and years away because a lot of this area is in the flood plane and um even though it's identified in the master thoroughare plan, uh it could it may not be developed for anytime soon. I mean, somebody's going to have to go and dedicate the rideway and the road's going to be built. I think that may not even be in my lifetime. That could be a long ways down the road. So that intersection that that was supposed to drive this work or supposed to drive this type of development I I don't think is is in the near future. And so you know we we would prefer to put that land to use develop 15 more lots get some uh

property taxes going rather than just let leave it leave it. Um again if if this were viable and we could develop it as commercial we would. Um that's always great but we we don't see it being viable at this point. And and so again, we're adding 15 lots. The drainage, none of the none of the major elements of the of the development are going to change. We're not creating any any any change with drainage or any of the things that you may think of. I mean, it's 15 lots, very few very few trips. But again, we we'd ask that you not follow staff's recommendation and go with our our application to approve the PDD change to basically add 15 more lots to a 633 acre development already. Uh I think That is all I have. Happy to answer any questions y'all might have.

All right. Thank you, sir. This is a public hearing. Um, so I will go ahead and open it up for public comment. It is 7:29. If anybody would like to address the commission on this item, now is the time. Yes. No. Okay. Well, it is 7:30 on that clock. So, we'll go ahead and close it. Commissioners, any questions? Sam, real quick, is there a map that shows what's the what which portion they're looking to?

Okay. Is this what we're looking for? Yep. That's what I'm looking for. Okay. That's the after. This is the before. And that's the after. You go back one more time. I'm sorry. before. Wait, don't change it. Okay, cool. Thank you, sir. Um, any questions? Uh, Commissioner Alba. Um, yeah, Commissioner, you sure? Yes.

Not good with names. So earlier we saw staff recommend approval of an amendment to the land use plan for a piece of property that was not consistent with the land use plan. And now we're looking at a piece of property that other than the fact that they took away a commercial lot is 100% in conformance with the land use plan. And yet they're recommending approval of this one. Those are rhetorical comments. Yeah. Okay. Sometimes I just got to try to vent a little bit because I don't always understand the Anyway, um when when when you look at the greater development of what's going on out here, uh number one, I'll throw a rock at the developer, okay? they would cover the city of shirts in single family homes if they could. Okay. Um but that said, um if if if you zoom back out and you look at what's going on out here, the the the the only development out here that even hinted at at a possible commercial property was this one. You know, how many homes did we see? you know, you're talking thousand or more homes out there. And yet, this is the only PDD that came in and said, "Well, you know, we'll put a commercial building here. Now, they don't want to." And what difference would one commercial space mean? You know, what what would that do with all, you know, being the only one in all that area out there? I I I I don't really think it makes a a bit of difference to the people that live out there. It makes a difference to the developer. Okay,

enough said. Thank you. Yes, sir. Thank you. Anybody else questions? Um Sam, I know this is a weird You don't have like a a larger zoomed out view of the of the zoning in the general area, do you? I have. Oh yeah. Wait, go back. I have this one here. Okay. So, the nearest res or not residential, the nearest commercial. I mean, there's nothing. It'd be right here at the intersection of if FM18 and Lorine.

Yeah. Um, okay. I, you know, I think I'm going to have to I I tend to agree with Commissioner Outlaw here that it's just I I understand the short-term benefit of having more houses. I think the long-term I mean, I can already see the SUP case for the gas station comes in and people want to talk about the gas station. Um, you're reading my mind, aren't you?

I just like I I can see it. It's uh but I just especially with the having just a vacuum of single family homes uh I I don't think it's appropriate to remove the last little bit of commercial that's right there. Um assuming nothing changes but you know so if there's no other questions. Well I hope you didn't misunderstand me. I was advocating for the fact that taking that commercial lot out isn't going to make any difference to the residents out there. Oh, okay. Yeah, I'm advocating against that. I think you might have misunderstood me. That's okay.

Okay. Anybody else? Questions, comments, motions? Make a motion to approve. Approve with conditions. Deny. I got one more thing and then

Yep. Go for Um, I think whoever's going to go buy a house out there is going to drive around and see this is not an HB for a mile or two or three or five or whatever it is. And so whether or not they buy that house is going to be comp, you know, centered around that. And that little lot, I mean, what are they going to put a dollar store there? They're probably going to get price point four plus 100,000 times 15 homes. That's why they're doing it. And so I get it. This is a capitalistic society. I understand it. And if you look around, the entire region is inundated with single family homes. And so um I don't hate it.

What the change? No, I don't hate it. I just my opinion. I don't I don't particularly like it, but I don't hate it. And so sometimes you just have to make the best decision with the decision with the information you have at the time. So, I would like to make a recommendation to approve uh PL PDD20250125. I'll second.

That is a recommendation to approve uh PLPD20250125 by Commissioner Carbone, second by Commissioner Outlaw. If there is no other comments, please record your vote. That is six votes. Can we publish that? There we go. So, that motion fails. Would anyone like to make a secondary? What you got? So, I was just going to say Oscar from it said basically us using the um automated voting is what's messing it up every time. So, let's not use it again. Otherwise, we're going to have to like shut down for 20 minutes and restart everything. So, let's just do voice votes moving forward.

Gotcha. Okay. Um well, would anyone like to make a second motion? Would you be open to a continuence, Mr. Benson? Yeah, sure. Okay. I mean, I I I understand where you're coming from or where the applicant is coming from. Um, I definitely want to give y'all another shot just like we gave the applicant earlier. So, if you are open to a continuence, we could definitely um Well, obviously you are more optimistic than I am. This is the second meeting in a row where we've only had six members. Oh, I agree. But I mean, we'll see. You never know. Okay. I'll go back the record on but no it's continued to fine. I mean

Okay. Well, if anyone uh would like to make that motion if they seem fit or see fit to I'll make a motion to grant a continuence to the September meeting. I I I tend to leave it on. I I don't mean I don't mean to distract you, but it's it's an old habit. Okay. Sorry, John. I I second. So, that is a motion to continue this item to September. Yes.

To September from Commissioner McMaster, seconded by Commissioner Carbone. There's no other comment. We're going to do a voice vote real quick. So we'll start on the end with Commissioner Carbone. I. Commissioner Hector. I. Commissioner Outlaw. I. Commissioner McMaster. I. Commissioner Hayes. I. And I am I as well. So that is six votes in affirmation. This item will be postponed to the September 2025. Can we take a five minute recess? I Yeah, we can do that. All right. Thank you.

So the time is 7:39. We will recess for five minutes. Now you broke it.

Now you broke it.

Now we're done with it. It's

I just want to make sure he's right. I don't know what the outcome will be. I tell you what, I'll stay home next month. So, you have Well, uh Patrick's going on his cruise. No, I'm going to be here next month. Oh, that's right. Okay.

You will be here next month. months It's a song. We're going to reconsider. All right. The time is 7:43. We're going to reconvene. Um I believe we're going to reconsider the previous item, PLP DDD 20250125. If someone would like to make that motion,

can you explain that? Yeah. So, the the applicant has requested if we're going to deny it, they'd rather just deny and go to council versus wait a month and potentially get denied then or get recommended out then. So, they'd rather just take their denial and go to council.

All right, Mr. Chairman, I I'll make a motion that we re reconsider the previous action to postpone TLDD 2025125. Second. So, it's a motion from Commissioner All, second from Commissioner McMaster to reconsider PLP DD20250125. We're going to do a voice vote. Uh, Commissioner KBA. So an I vote is to reconsider the item. A nay is to leave it. I got it. I got it. I was just I was processing. I was like, what am I voting on here? Yeah.

To think about it again, if I if I may. I I think it would be appropriate to restate the motion that we are voting on. Correct. Just to avoid the confusion. The motion is to reconsider the previous item. We had postponed it to September where the applicant has requested we reconsider. I'm tracking. Okay. My vote is I. Okay. Perfect. Commissioner Hector. Nay. Commissioner Outlaw? Nay. Commissioner McMaster? Nay. Commissioner Hughes? Nay. I will vote I. So that motion fails. This item will continue to September 25th or. All right. Now I'm confused.

Well, a nay vote was a nay was against the reconsideration. Correct. Correct. So, an I vote was to reconsider it. No. Yes. Yeah. Yeah. I I'm I'm totally lost here. That's okay. Okay. I I I understand. Okay. But Mr. Chairman, due due to stupidity on my part, I would make a motion that we reconsider once again

the motion to postpone PLDDD 2025 0125 because I misunder. That's okay. Yes. Okay. Is there a second to that? I second it. I think he beat you to it. Says Commissioner Carbone second. So real quick to reconfirm for everyone an I vote is to reconsider the item. So to bring it back for consideration a nay vote would leave it is is to continue forward with the postponement. So Commissioner Carbone I. Commissioner Hector nay. Commissioner Outlaw I. Commissioner McMaster. Commissioner Hughes

nay. I am an I vote as well. So, that motion passes and we will reconsider the item and and I need to apologize to the commission. I I completely lost track of where we were even though I am the one that asked for the clarification. That's okay. So, um thank you for bearing with me. Yeah. Now, somebody else needs to make a motion. I'd like to make a motion to deny it since we can just push it forward of PL. Where are we? Are we on E? We're on E. Thank you. PLP DDD 20250125. Second.

That is a motion to recommend a denial of PLP DDD 2025125 by Commissioner Cabone. Seconded by Commissioner Hector. Uh, Commissioner Carbone. Oh, I'm sorry. Real quick. So, a vote, an I vote is to recommend denial. A nay vote is to recommend approval. So, Commissioner Hector, I'm sorry, not Commbone, I. I, Hector. Commissioner Outlaw, nay. Commissioner McMaster, I. Uh, Commissioner Hughes, I. I will vote I as well. So, this will move forward to city council with a recommendation for deny.

Okay.

Okay. Uh PLSPU 202 20205 0174 hold a public hearing and make a recommendation on a specific use permit to allow for a convenience store with gas pumps on approximately 4.2 acres of land located at the intersection of North Greytown Road and IH10 known as 11185 IH10 East Bear County property identification number 619232 city assures Bear County, Texas. Thank you, commission. This is PLSPU20250174, specific use permit for convenience store with gas pumps. Samuel Hos, senior planner. So, this here is our subject property. Can y'all see everything? We're good. Okay. This here is our subject property outlined in green. It is at the intersection of North Grey Town Road in IH10. It is approximately 4.2 acres. It is zoned GB and it is currently vacant. applicant is requesting a specific use permit to allow a convenience store with covered gas pumps. Uh this property previously had an approved specific use permit. Uh that was approved as ordinance 23S12 on June 20th, 2023. As part of that approval, there was a condition that a building permit needed to an approval within two years. Uh and that has not happened. So that SUP has expired. The applicant has come back to get a new SUP because that one has previously expired. And so they still intend to do the same thing which is build a 6500 square foot convenience store with fuel canopy for both passenger cars and diesel trucks. And this requires an SU in the general business district. On July 25th, 2025, four public hearing notices were sent out. We have received zero responses and we have one sign that was posted on the property. This is a specific use permit. Not a lot there, but it was provided by

the applicant. So when evaluating specific use permits, staff looks at UDC section 21511D criteria for approval where the proposed zone chain sorry whether the proposed use at the specified location is consistent with policies of the adopted comprehensive land plan or any other applicable adopted plan. The comprehensive plan designates this area's regional corridor that is intended for multif family developments, regional destination, big box stores and other complimentary commercial uses. uh this specific use permit uh does fit into that complimentary commercial uses and is consistent with the comp plan. Number two, the proposed use is consistent with the general purpose and intent of the applicable zoning district. So, uh as mentioned, the property is currently zoned general business which is intended to provide a suitable area for development of non-residential uses which offer a wide variety of retail service and establishments that are generally oriented towards serving the overall needs of the entire community. Uh the specific use is consistent with the zoning district. Number three, the prop proposed use is compatible and preserves the character and integrity of the adjacent developments and neighborhoods. So, the surrounding land is mostly vacant. Uh it's adjacent to I 10. The specific use is compatible due to that highway frontage and um not a whole lot around it. The proposed use will not adversely affect the overall health, safety, general welfare of the city. Staff determined that this SUP would not adversely affect the health, safety, and welfare of the city. Number five, where the other factors are deemed relevant and important in the consideration of the specific use permit. All UDC requirements have been met for this application. Uh fire shirts, fire, EMS, and police departments have been notified and have no objections to the request. And this public hearing provides the opportunity to introduce additional considerations. The request is consistent with the comp plan. It does conform to with the intent of the general business district and has no adverse impact. Staff is recommending approval of PLSPU 20250174. The applicant could not make it today. All right. Well, thank you, Sam. This is

the public hearing, so we'll go ahead and open it up. It is 7:52. There is nobody here. So, it is still 7:52 and we will close the public comment period. Uh, commissioners, any questions, comments? No. Okay. Well, there's nothing. I'll entertain a motion. I'd like to make a motion to approve PLPU 202050174.

I'll second that. There's a motion to recommend approval of PLPU 2025 0174 by Commissioner Carbone, second by Commissioner McMaster. There's no other comments. We'll go down the row. Commissioner Carbone. I. Commissioner Harter. I. Commissioner Outlaw. I Commissioner McMaster I Commissioner Hughes I

I am I as well. That is a 60 vote in affirmation of recommending approval. On to the items for individual consideration. uh PL PPP20250179 waiver consider and act upon a request for a waiver in relation to on-site sewer facilities for the preliminary plat of the Greattown commercial subdivision approximately 4.2 acres of land located at the intersection of North Greytown Road and IH10 known as 11185 IH10 East Bear County property identification number 619232 city of Shirts Bear County, Texas.

Thank you. Commission PL PP2025 0179 waiver Samuel H senior planner looking familiar it's the same property approximately 4.2 acres zone general business currently vacant here is the preliminary plat exhibit that the applicant has provided uh you know you can see right here front edge of Greytown Road Interstate 10. So, the reason for this waiver request is the applicant is seeking a waiver to the requirements to connect a sanitary sewer and construct an on-site sewer facility. Uh, per UDC article 15 uh 2153A, uh, all lots within subdivisions are required to connect to public sanitary sewer systems and extend wastewater lines unless otherwise approved by the city and the commission. So essentially the nearest sewer connection is a Sarah facility that is across I 10. The city does have a planned 2030 capital improvement project for an 8-in gravity sewer line across IH10 uh or I'm sorry along IH10 East and Greytown Road to connect to that sewer collection system once that is extended across the highway. So the engineering has provided a memo that supports the approval with conditions that once that capital improvement project is constructed uh that they will have to connect to that and the developer has to agree to an escrow agreement that would provide some funding for that f future connection. So staff is recommending approval of a waiver request with those conditions that I mentioned that once the sanitary sewer main and the capital improvement project is constructed to within 1500 feet, the property will cease the on-site sewer facility operations and connect to that sanitary sewer.

Perfect. Thank you, Sam. This is not a public hearing. So are there any commissioner questions? No. All right. I'll entertain a motion. Mr. Chairman, I'll make a motion that we approve PLP 20250179 waiver. I'll second that. All right. That is a motion to recommend approval on PLP205179 waiver. Yeah. No, sir. This is our action. It's not a recommendation.

Oh, you're right. Thank you so much. So, um, anyway, I'm Commissioner Outlaw, second by Commissioner McMaster. Any other comments? Is this with the conditions or without the conditions? Great point. As Yes. So, this is approval with the conditions as recommended by staff. Yes. Okay. Second. Still. Okay. Commissioner Carbone. I. Commissioner Hector. I. Commissioner Outlaw. I. Commissioner McMaster. I. Commissioner Hughes. Hi. I. This vote passes.

PL PPP20250179. Consider and act upon a request for the approval of a preliminary plant of the Great Commercial Subdivision approximately 4.2 acres of land located at the intersection of North Green Town Road in IH10 known as 11185 IH10 East Bear County. Property identification number 619232. City of Shits Bear County, Texas.

Thank you, commission. This is PLP 2025 0179 Samuel Hall Senior Planner. Again, same property, North Grey Town Road, IH10, approximately 4.2 acres. It is currently zone GB and it is currently vacant. So, the applicant requesting a to preliminary plat. It requires PNZ approval due to that waiver request that we just heard. And here is that preliminary plat exhibit one more time. The proposed preliminary plat is consistent with the applicable requirements for the property ordinances and regulations. The plat has been reviewed with no objections by the engineering, fire and planning departments. Therefore, staff is recommending approval of PLP 20250179.

Thank you, Sam. Any commissioner comments, questions, motions? I'd like to make a motion to approve PLPP20250179. I'll second that. All right, that is a motion for approval from Commissioner Carbone. Second by Commissioner McMaster. Any other comments? Yes. No. Commissioner Carbone. I. Commissioner Hector. I. Commissioner Outlaw. I. Commissioner McMaster. I. Commissioner Hughes. I. I. As well. That motion passes for approval.

Item AA, workshop presentation discussion from the city shirts economic development corporation. Thank you for being so patient. just advance. Yeah, you just do it with the uh the arrows. Thank you, Sam.

Greetings, board members and chairman. I appreciate the opportunity to get to come speak with you guys. I've been in the city business for almost 37 years now and I've never worked for a state that's got such fine planners like you guys have here. These four these four I take questions to them every day and I rely uh very heavily on what they say because they're doing a tremendous job. I was asked to come talk a little bit today I wish it was an audience I could turn around and speak not. Um I've been asked to come talk to y'all today about what the function is of the EDC and kind of what we do. Um, those are the four of us up there. Uh, Amy Madison as a deputy. She's not here tonight. Neither is Ashley Reggie. She's our business retention and expansion person. And we're currently hiring a administrative assistant. And I have 48 applicants or 480 applicants. So, they all want to come work for us. But, uh, we we uh I start off on my presentations with people that don't know shirts very well, and I say we are an odd shaped. We are we are a backwards Z. But when you look at us, if you try to drive from that top corner to the bottom corner, it's a it's a 30 minute drive. So, we're we're an odd shape. We're kind of spread out. We have some utility issues because of that. Um the great work of of Brian James, our deputy uh city manager, and the planners. We annexed a bunch of properties this year. Uh we are kind of a two-front city. We have I 10 and we have 35. And not many cities can can boast about that. uh we set our known set of goals prior to me getting here. Our goals were primarily let's go out and attract manufacturing. Let's go out and find those big great big boxes. Let's bring in the companies that do the the large manufacturing projects and move down the road. Our our board recently changed all that and they started out oddly enough with the optimizing our talent pipeline working with our universities and our colleges and I think that was something that the

board saw a lot of importance in uh expand industry base for target businesses and that included retail. So you've seen a push recently for us to kind of get involved in in some retail projects. Uh quality of life is what we do for parks and you recently probably saw our our soccer field lights that we did and uh we were really really proud of that. And then prioritizing our real estate assets is just a nice way of us to say there's a lot of infrastructure out there that needs you know water or sewer or streets or or things like that. So um what we can and can't do. We're a 4B corporation. uh section 501 and 505 local government code kind of dictates what that is. And we can we can provide direct incentives to businesses that provide primary jobs. And primary jobs are are a a company that makes something and ships it out of the region and then the money from the sale of that comes back to the region and kind of functions in the in in the in the area. We can also do infrastructure projects for any business. So if it's a a retail project or any type of business that's not just a primary job and then quality of life, we talked about that with our soccer fields and our parks and we have taken on um the responsibility of our parks uh capital improvement projects for the next couple years too. So things to know about us, we're a city department. We are we're managed within the city. uh we all of our all of our things that we do, all the money that we provide, we have to do performance agreements. So, it's something that just like you guys, we provide recommendations to council. Council goes in executive sessions, listens to it, they come out and they rule on it. Um we always have a recapture clause because someone always says, "Oh man, what are you giving us money away? We can't get it back." We have recapture clauses required by law that if something happens and they don't

perform like they're supposed to, we go recapture that money and we bring it back. U we have a reserve fund model that kind of manages all of our money working out into the future. So if we have projects that are going to span over the course of five or six years, we have all that money in our reserve fund model program to where we know how much is coming in, how much is going out. We'll never be in a bind. And then finally, we have big things to fill. Um, you've probably seen a lot of these. You talked tonight about the core five development on the end. Uh, that's going to be four of those huge boxes. It's going to be a million, two million square feet. Uh, we also have Titan out there on Door Lane. That's 312 acres, a little over 4 million square feet. Um the other one up there is on 35 across from the old golf course and that's called park 35 and that's going to be a million some square feet. So we have a lot of large things that we're trying to fill right now. We have several projects. We have them broken down into projects and contributions. The contributions are what we provide to the city to do projects for them and the other projects are the ones that we do for for businesses to to come into the city. I won't go through all of them. I'm just going to briefly talk about a couple of them. This is core 5. We gave them money for a drainage improvement. Um, this is Freckles. This is a smaller business. It's a Specs liquor store up on 309. We're going to provide them money for a for a sewer that they needed. They had to do a bore that they that they wouldn't have had to do, but they couldn't get a a ride or an easement from the property owner without boring it. So, we're providing them money when it comes to that time. Um, we have two Caterpillar projects. Both of those are very sizable. They're they're a a business in a city that we're very proud of and this is our third uh we have had three projects with them and we have two of them going right now. We have project hydra and project aquis. And if you're if you want to know one

thing about us, we come up with these crazy names for these things. And then at the end of the day when it passes, we've got to keep the crazy name tied with what the actual business is. And then when we go to the people in finance, they they get upset because we're not they're not really sure what we're doing. But Caterpillar has Aqua Sun Hydra. And over the course of the next five or six to seven years, they're bringing in a next generation project. That's going to be a different type of an engine block. Uh the blocks are manufactured here. They're shot over to Sigin. Sigin throws them together and they go down the road with them from there. It's a good time to talk about this Town Creek sewer line. Um this the EDC stepped up a while back at the city's request to do a funding study uh to look at what a sewer would be like for the north side of 35. There was a lot of businesses up there uh that didn't have sewer. There was a lot of vacant land that wouldn't be vacant if it had sewer. So, the EDC funded this study to talk about how to get sewer to that entire area. To the left over here is 39. You probably recognize the the four oaks lane down there in the corner. That's where the Walmart is. And then up here on the end is Abbey Road. Um that's where the last manhole is. And finally, that freezing hot lift station. So that's the entire watershed. We have two projects currently in that watershed that will be funding this study. Um Boomerang and Love It, they have two businesses on 2252. One's a cold storage and one is a just a warehouse distribution and they're both kind of spec. But what the EDC does is we fund those projects by them building it meeting certain benchmarks and then we pay them we reimburse them for for the work that they've done. This will take care of 2252 to Abbey Road. So the most northern portion of it. Then we had a group come along called the east group

and they currently have some buildings off of Lookout Road and they want to do more of them. So they're off of 39 in between the two railroad tracks. We have the same agreement with them. They're going to build the remainder of that sewer and you can kind of see they're going to build from 39 to 2252. Once they get it built and their business is open, then we'll pay them the money that it took for them to build that. So it's always a reimbursement. They don't get any money until they perform. This is Shirt Station. A lot of people are excited about that. Uh they see a lot of restaurants coming in. They see kind of all the excitement. Typically, we can't do anything for retail, right? But we did some infrastructure for this. We did this roadway. Um Rips Chrysler or Chrysler, whoever named it, I don't know. Um we did the roadway itself, which includes water, sewer, sidewalks, curb, gutter, uh signage. We also did in uh some signage improvements at these two intersections of of Schz Parkway and RP Krysler and then 35 and and Schz Parkway. So we did all of those. Um we paid them back already half of it. They got half of the money when it came time for them to get that roadway accepted. The remainder of the money will come back to them in the equivalent of sales tax produced by the city or produced by their development. The city will maintain the sales tax that they receive. We'll re will reimburse them with the EDC4B sales tax money. So the cities never add anything. Los Palopus. This is a great example of a small small business that we've worked with. Again, it's a retail project. So, we can't direct incentivize a retail project, but we had some water issues that that uh the city didn't require those two businesses that Shirts Bank and Trust and the Mini Mart or convenience store in the corner there to extend water across. So, what we did is

we we've we've stepped up and we're going to be funding that entire water line across the front of the Los Palopus. Once they get it accepted by the city, which it's finalized now, we'll pay them back half of the money and that's for the for the the the linear feat from Church Bank and Trust and the and the convenience store. When they open for business, then we give them back the money for the water line that's in front of it. And that's really about half of it. So that's the John's family. A really good family. Known them forever. They're strong supporters of the region and they came to us for this and we were happy to do it. Uh we talked about the contributions we make to the city. This is the park CIP. Um over the course of the next four or five years, we dedicated $12 million to help the parks out. And again, that's money that the taxpayers won't have to go to their pocket books for Adalorum. we will pay for that for them at a 4B sales tax where yall don't have to shoulder the burden for that. So 12.1 million over the course of four or five years, the soccer field lights, hilltop park, and then uh community circle which is behind us, which is a very exciting project. If if y'all haven't seen that, you should you should watch some of the parks and recreation discussion on it because they've had some long discussions about that. That's the one down there on the bottom right. Um, Main Street Project 2 is another one that it's some infrastructure that we've pledged some money towards for the for the main street. The, of course, you probably all seen the plans, additional uh signage, uh kind of roadway improvements, roadway facads, some different traffic calming measures that'll make Main Street look a lot nicer. And then finally, Lookout Road. We're going to be doing a lot of work down there. Um, we should have had it done by now. There was a lot of issues with rideway right at the corner of Blue Bonnet Palace and then also up on toward Door Lane. Those trucks when they start making turns, they need more room. So, but if you see from the bottom left

picture, if you widen that road out, well, you're going to have to do something with that bridge. So, it took a little bit more work on that. But, we're hopeful to get that started this year and Lookout Road should be under construction pretty quickly. Um, I threw this in there. May I want you to know that we just don't come out of our our pockets with these dollar amounts. We I call it we put the facts and figures in the idea machine and this thing tells us kind of how much money we should provide back to the business over the course of time. It's a a program called uh impact dashboard and you put the number of jobs, you put the capital improvements, you put the over the time what the benefit is, how many how many how many jobs there'll be, what's the salaries, and then it gives not just a benefit, you can see to the city, but it gives the benefit to the county and the school district also. And it kind of talks about how how that will pay itself off as you pay the business off. And I show you guys this. I don't expect you to memorize it or anything, but I just want you to know that we just don't off the top of our head, we say we're going to just provide them this amount of money and that's how it works. So, where's my Cracker Barrel? And I know that's probably that's that's why I'm here, right? We we had I listened to the meeting when I think Chairman Outlaw said they can't get my restaurant that I want. And what I can tell you is recently we we have uh taken a big step towards attracting a lot more retail than we have. We hadn't had a really strong retail success in 20 years since uh Walmart and HB and both of those areas on all four corners of 39 uh kind of took shape. So this area right there around that shirt station is intended to be our next uh retail project. is significant and if you've seen the coverage that we've had recently in my San Antonio has had a has had an article out just this morning. So, um I tell people I can't wiggle my nose like

bewitched and just make a Cracker Barrel show up. These all these retailers, they have a group of sight selectors that are out here day and night and that's all they really do for them. They're their retail person. They're their real estate individuals and they go out and they look for sites. Um, we contract with the group called Retail Coach. We pay them money. They enter the market for us, too. And they go try to find retailers that are wanting to come to our region. That's all that they do. So, a lot of times they know a little bit more about what's going on with different types of retailers, what their profit margins look like. Um, so we deal a lot with developers, leasing agents, and site selectors. Um, this year was almost I think it was my 33rd uh time to go to an ICSC conference. So ICSC is a is a International Council of Shopping Centers. It's where all the retailers go and they do a lot of deals there. Um, so if you ask yourselves, well, what can we do as a board on the planning zoning commission to help with the attraction of these businesses? friendly UDC and having cooperative practices and you know the example I will give you is we a lot of these a lot of these retailers they're so successful and they're so set in their ways that if if they have something come along with their design that's not allowed in your city they'll go to the next city and find another location right we are very fortunate to have these outstanding planners again I hate to brag on them all the But we recently had that same issue with a tractor supply company. I know you guys have all seen seen come some of the work that they've been doing on that with some outdoor storage. Um tractor supply had certain requirements. Our UDC kind of didn't allow it exactly. It didn't speak exactly to it. So we rolled

our sleeves up. The planners went to work and they and they made it work so that that tractor supply company could go with that location that they picked. another neighboring city um told them, "No, you can't go in that one location. Let's show you two more." And they said, "We don't want those locations." And Tractor Supply walked on them. So, looking at what cooperative practices are and then f having friendly UDC codes, uh you see it mentioned sometimes like in square footage of signage. A lot of businesses see a lot of value in the square footage of their signages that they can see from a public rideway. So if if cities restrict those, a lot of times those businesses go to the next city down the road. And then finally, I'll talk a little bit about speed to market. Uh when they make a decision that, hey, we're going to we're going to go to the city of shirts, it's very very important that they don't get tied up in a in a two-year platting issue. And it's very important that when it starts going through the inspections and permitting that it goes through very very quickly and very very smoothly. So those are all things that these retailers look for and the the tractor supply companies and the cracker barrels of this world then hopefully we'll come to your city and not go somewhere else. I was telling somebody Trader Joe's is the next big one. Where's our Trader Joe's? Well, Trader Joe's I know, right? Trader Joe's are right now are evaluating a thousand sites and they have no intentions of opening a thousand stores. They're looking for sites that are appropriate. They all have demographics within the region that they know will make them a success and they just go to those sites right there and everybody else is left wanting a Trader Joe's. But with that being said that when we went to ICS this year, I wanted to kind of show you these are the businesses, the locations that we were kind of barking for. They were

all up and down 35. I think what you all saw tonight is the next front is going to be the I10 area. Once that HB goes up at that corner, uh the folks at Core 5 are already trying to market that 20 acres up front to retail and then it's going to be one continuous shopping center up I 10 hopefully. So if y'all ask what you can do to get you a Cracker Barrel is to make sure that we make we save some room up on I 10 where we can have some nice restaurants. So this is my contact information. I I tell everybody that's my cell phone and that I've had that cell phone number since I was a patrol sergeant uh 22 years ago. So, everybody calls me on it and I if you have any questions or any other comments, I'd be happy to take them now. But if not, please take my number down and give me a shout and I'll be happy to visit with you about them.

I know there's questions. Commissioner Outlaw, what is what is your restaurant? for the crack. You got to tell us now. No, I I just that was very enlightening. You know, I've kind of had a vague understanding of what what uh economic development does, but uh that was a lot of good information. Well, thank you. Thank you. Yeah,

I'm just really happy that we're going we've stuck for a long time with the with the manufacturing side and I think that I've heard from people in shirt south and the area that why spend our tax dollars someplace else and when are we getting our stuff and I' they've been like well you're on planning and zoning make it happen. It's like well that doesn't work that way but I'll listen to your concerns. I mean I know um Crossfine has a section four that's open that's going to go for commercial. That's their plan. I know with the I 10 when it when it actually finishes is going to be a boom for us and it's I'm glad to see that we're actually moving towards more retail. We can take the dollars that are earned for the people in the citizen city are used in the city where we can better help everyone.

Yeah. And you know we our our 4B sales tax money is a half a penny of every dollar spent comes to us. And the important part is that's not necessarily the residents money. That's people up and down 35 that stop into Walmart and buy a football and then head back to San Antonio. That's their money for the most part. So we're using those the transient dollars coming through our city, coming to our city to buy stuff. And the old days, the best residents are the ones that come to your city, spend money, and go back home and somewhere else because they don't use your services. They provide to your to your economy. And then you can use that money to to benefit the residents that that do use your services.

Sir, I saw on your map for the C shirt station, there was a bunch of names filled in, but then there was also a bunch of areas where there wasn't a name filled in. When can we anticipate the rest of those lots or those storefronts uh being filled with um actual companies? What I will say is you're very you're getting very very close. I got a a recent map from them today. If it's not already leased, if it's on their map and it says leased, that business will be going in there. They they have another one for letter of intent. That means they provide a letter intent to them and they're coming, but they have to go through some hoops first. There's another line that says at lease. So, they're in the leasing process going through. There's there's very few of those businesses out there that that say available anymore. Uh the the junior anchors on both sides, you know, Home Depot wasn't on that list, but we we're sincerely hopeful that it's coming. They were another one that they've been working hard to get the signage appropriate for Home Depot. They require a certain amount of signage. So, we as a city have to just kind of out kind of weight weigh that our needs against the needs of the business. So,

I I just saw something today, yesterday, and and I think it was on Facebook. Um there were there were a couple of different posts about Shirt Station and u one of them um was kind of a graphic. It it it showed some that are definite and then up in the corner they had some these are some we're working on. So, it was um there are a lot of those and I'm not saying misinformation, but they're not solid information. And no, this this was uh I don't remember if it was from the city itself or the uh developer. So, um yeah,

a lot of times their leasing agents kind of put things out too to kind of get synergy and excitement going. And there are there are a lot of there are a lot of things on there. There used to be a Cold Stone crearyy on there and then that that thing is not there anymore. So, I don't know if there if there was an issue with that. Uh there was a swigs on there that I know has they have kind of pulled out. So, they're they're somewhat reluctant to post things on there because, you know, it's easier to get the cat back in the bag sometimes.

Well, one more comment, Scott. I don't know who did what, but watching Shirt Station blossom while so much of the um Cibilo track there with Santikos just seems to have uh stagnated. I mean, there's some work going on now, but I really thought I'd see them fill up before I saw anything in shirts. So, if you guys had anything to do with that problem, there's a lot of dynamics to that cibilo track, too. But I think since ours has been going, Ciblo has has received a little more activity, too.

And and one thing just popped in my mind. Thank you for extending RIP's Crosser because that's the way we go to EVO now. We go and come that way instead of going out to 35. Yes, sir. And there's more excitement on that, too, because Rick Chrysler is going to continue. It's going to continue all the way down to where it is in our future thoroughfare plan, thanks to our wonderful planners. All right. Thank you all very much again. This is my phone number. Please scribble it down because I I urge anybody to give me a call anytime. Please. I got halfway through it borrow. Thank you guys. I appreciate y'all. Thank you, sir. Thank you.

All right, we will move on. Item 9A, requests by commissioners to place items on a future planning and zoning agenda. Does anyone have any requests, future items? No. Okay. Any announcements from commissioners? Announcements by city staff. All right. Uh the I information of the available projects is available in your packet. If you could fight for a Waffle House, that'd be great. But other than that, that is our meeting. We are adjourned.