Mar 20, 2024 Planning and Zoning Commission on 2024-03-20 5:45 PM

>> Good evening and welcome back to the planning and zoning commission meeting for Wednesday March 20th, 2024. This is our work session and with the quorum present I will call us to order at 6.08 p.m. First item on our work session is citizen comment on the consent agenda. Do we have anyone here wishing to speak on consent? Okay. Next is the clarification for tonight's meeting. First would be the minutes for February 28th. Any questions on the minutes? Okay. Next would be our consent agenda. Does anyone have anything, any questions on consent? Okay. Individual consideration items. First is 4A. Come on up, Angie, and we'll let you give us that summary. Thank you. >> Good evening, Chair, members of the commission, Angie Maglaris, development review manager. This is FP240006B. This is a final plot for JPI Bonnie Bray. This is a final plot to establish a lot and dedicate associated easements and rights of way for future multifamily development. At this time the plot does not meet our criteria for approval. We are recommending denial. However, we have no objection to the requested extension, which could be granted to date certain of April 10th, 2024. This would be their second extension request. Happy to answer any questions. >> Thank you. Questions for Angie? Commissioner Villareal. >> So we're confident they'll be able to accomplish this with their second extension request and they won't have to come back and request a third? >> The comments that are remaining are minor, and it's also contingent upon the civil engineering plan, so yes. >> Thank you. >> Thanks. >> Thanks, Angie. Oh, Commissioner Pruitt. I'm sorry. >> Thank you, Chair. Just real quick. I seem to remember we saw a zoning change earlier near here, and then it went to council, and it was denied, I think. Is this lot a split zoned lot, or is that the property to the south of this? >> No. This lot is entirely MN. >> Okay. >> There is a lot to the south that there was a zoning change for. >> Okay. Thank you. >> Thanks, Angie. Next item for individual consideration for BZCP 230042. Hi, Mia. >> Good evening, Chair. Members of the commission, Mia Hine, senior planner. Quick summary of this item, ZCP 230042. This is zoning compliance plan within Razor Ranch. For the benefit of some of our new commissioners, the Razor Ranch overlay is a special zoning district located just east of I-35E on either side of University. It's split into two sub-districts. The north side is the marketplace, and the south side we call the south campus for Razor Ranch. This particular zoning compliance plan is located within that south portion, specifically at the southeast corner of West University Drive and Heritage Trail. The site itself is approximately 4.19 acres, and it does meet all of our criteria for approval as established via the Razor Ranch overlay district ordinance. I have the more detailed site plan and presentation to go over in the regular session, but I'll take any questions or comments you have at this time. >> Mia, a question I have for you is the comment we got today online. Did you see that? >> Yes. >> I assume. Did you address that at all? >> Yes. So good questions. One of the -- the comment was related to the screening area for the loading dogs. It does meet the technical requirements of the Razor Ranch overlay district, and we did take into account the residential development to the south, even though it does not directly abut this property, and sort of how the turnaround geometry of those trucks would work and lights shining. The shrubbery and landscaping that's provided does adequately screen East Park Boulevard, which is the requirement. It's a public right-of-way. And then given consideration to the residential development further south, there are shrubs that are included along that southern property line. And then the grade change, the way that it is oriented and the way that the multifamily development is situated, we aren't too concerned about lights flashing over into the residential development on that southern side. The other -- or the other question was related to the architectural articulation of the building queue here, and again, the requirement for the Razor Ranch overlay district is that color change, material change, texture change, are options for promoting articulation, and what they presented is color change. So that does also technically meet the requirement of the overlay. Okay. Thank you for addressing that. Any questions for Mia? Thank you. And I think you're here for the next one, right? 4C, ZCP 230043. Again, Mia Hines, senior planner. This item, same district as the item before Razor Ranch overlay district, this one, however, is on the north side, that marketplace area located in the -- within -- in our three sub-district. The site itself is just under .5 acres located at the northeast corner of Carrillo, Alago Drive and Aurora Lane, two residential streets within that subdivision. Again, this site also meets the requirements of the Razor Ranch overlay district, and so staff is recommending approval. But at this time, I'll take any questions, comments that you have. My question had to do with adequate parking. I know you said it falls into -- I mean, there's no parking minimums or maximums, right? Correct. Not for this, yeah, associated with this use. So we went a different route, right, to figure -- to figure that? Yeah. So the amenity is intended to serve the 70 single-family attached or detached residences and 230 single-family attached residences that are permitted in this district. With that, where it's located, the walking distance, those five parking spaces -- Yeah, that's technically walkable mostly, right? Yes, correct. And so it's what, five parking spaces, I think, if so many, but the goal is for people to walk at the amenity center. And it does connect to those sidewalks as well. Perfect. Yes. Any other questions? Okay. Thank you very much. 4D -- oh, Commissioner Cole's already out. He is going to recuse himself from this item tonight. Hi again, Angie. Hello. Angie Minglaris, Development Review Manager, here to present PE 240001. This is a preliminary plat extension request for Coal Ranch Phase 1. So I'll just give you a bit of a summary. The Coal Ranch Phase 1 preliminary plat was approved August 10th, 2022. It was for 720 acres for the Coal -- for the Phase 1 of the Coal Ranch Master Plan Community. Per the MPC, a preliminary plat does become null and void after 24 months from date of approval if it's not filed as a final plat. That same subsection authorizes the Planning and Zoning Commission to authorize a preliminary plat extension for up to one year. Staff is recommending approval of this request. The developer has been continually working with the city as well as TXDOT to finalize the location of utilities and roads and other necessary infrastructure to move this development forward. I'm happy to answer any questions you may have. Thanks, Angie. Any questions? Okay. Thank you much. Okay. We've got three public hearings for this evening, the first being 5AZ 230008. Thank you, Commissioner Villareal, for getting Commissioner Cole back here. Oh, Angie -- oh, you're still here. I'm still here. Thank you. I thought you went back to your seat. Appreciate it. So this is Z230008. This is the Bonnebray rezoning request. The request is to rezone approximately 1.14 acres situated at the intersection of Bonnebray Street and Riney Road from public facilities to residential seven to align the zoning of the subject property with additional R7 zoning located just to the south and under the same ownership. It does have a future land use designation of neighborhood mixed use and moderate residential. The rezoning request is consistent with our future land use plan as well as with our comprehensive plan and meets our criteria for approval both generally and for zoning requests. And staff is recommending approval of this zoning request tonight. I'm happy to answer any questions you may have. Thanks, Angie. Commissioner Smith. Thank you, Chair. When did we sell the property? When did the city sell the property? We entered into an agreement with the owner in 2017 to acquire additional easements on the property immediately to the east. That agreement allowed for extensions and the hand -- the change in title went in 2020. So this was assigned P.F. zoning when we made the city wide transition because it was still under city ownership and public facilities is intended for public buildings and other city owners. The city hasn't owned it for four years. Correct. Gotcha. And the current owner is the one that's applying or? Yes, the current owner is the one that's applying. Okay. Gotcha. Thank you. It's the same owner who owns the property to the east, correct? He, yes, owns the R7 surrounding the track, yes. Okay. Thank you very much. Thanks. Next, we have 5B, DCA 230002. Oh, Angie, that is you again. Hi. Eventually, you're going to get your dinner back. This is our continued discussion on short-term rentals. That public hearing we did leave open at our last meeting. Yes. So this is DCA 23002. This is our short-term rental code amendment project. Give you a little bit of recap where we are today in the code as far as what short-term rentals, what we have to say about it. Short-term rentals are currently allowed in all of our residential zoning districts as well as the mixed-use neighborhood zoning district. Short-term rentals are currently defined as an entire dwelling unit for rent for a period of time less than 30 consecutive days. We do currently require registration of all short-term rentals to operate in the city. Currently have an estimated 27 registered of approximately 250 known in the city. We do currently require 24-hour emergency contact. We don't have any sort of permit cap or registration cap related to how many short-term rentals can exist within the city. The reason we're looking at these amendments, we are proposing to update the use tables, the use specific standards generally, the commercial use specific standards, as well as our parking requirements and definitions related to short-term rentals for a number of reasons. As part of this project, we conducted public outreach with the community and the results of that engagement survey showed that there are concerns related to possible impacts of short-term rentals on established residential neighborhoods. The amendments are intended to limit those impacts while also strengthening the city's ability to enforce short-term rental regulations. It's also the reason for these amendments is to ensure compliance with legal precedent that's being set. Short-term rentals is a continuing evolving topic and also to ensure compliance with the assistance of our hotel occupancy taxes for all operating properties. The recommended amendments are consistent with the DDC's purpose statement to promote the health, life, safety and general welfare of the city and its inhabitants and in implementing the comprehensive plan. We are recommending approval of these amendments and we did discuss this at length at our last meetings. I wanted to provide some updates and hit on the major changes in your packet that came out of our conversation on February 28th. We talked about the use of the term permit when issuing a short-term rental and so we've updated that section that used to refer to the 1,000 permit cap to now reference a 1,000 registration certificate cap. And so registration is consistent with the requirements that we ask short-term rental owners to register with the city. It's also consistent with how our community improvement services when issuing that permit uses that term. Here is your registration certificate to operate a short-term rental. So we've cleaned up that subsection and you'll see those changes in your red lines and in the ordinance. There was an error, we corrected all areas for terms of expiration to reflect end of calendar year. And then we also updated in the section of the ordinance where we talk about restrictions and prohibitions, added a requirement that all registration materials be updated within 30 days if there's a change in the local emergency contact, property ownership, or property management company for a registered short-term rental. The remainder of the ordinance that you see is as we discussed it at our previous meeting, but those changes are reflected in your packet this evening, have a more detailed presentation to give an open meeting, but I'm happy to answer any questions you all may have. Great. Thanks, Angie. Questions? Nope. That's great. Thanks for addressing our concerns from last meeting. Our final public hearing is 5C DCA 240002, and that is Julie's item. Hi, Julie. Hi. Good evening. Julie Wyatt, principal planner. Let me find the presentation. Here we go. All right. This is DCA 240002, land occupancy. Just a quick summary of it, this is a Denton Development Code text amendment. The purpose of this amendment is to add in a process to create essentially a certificate of land use. It's going to follow, if approved, our current certificate of occupancy process, the application process associated with it. What we've discovered recently is that we've got a lot of processes in the Denton Development Code that allow us review of a proposed land use when somebody's building a building or doing horizontal improvements, but we don't really have a process when there are no real improvements. There's not a building. It's going to be like a food truck park or something of that nature. What we want to do is provide that process in there to provide property owners as well as surrounding property owners, some certainty and some guidance as to what would be allowed on that property, hence this DDC amendment. The proposal is consistent with the comprehensive plan, and it does comply with the criteria for approval. I'll be happy to answer any questions. I have a fuller presentation for the public hearing. Thank you, Julie. Questions? Commissioner Perot. Thank you, Chair. If this is going to be covered in the fuller presentation, we can skip it. I would love more examples of what regulated land uses we have that wouldn't trigger that. For instance, a food truck park, I guess if you're not providing any electricity or other services, yes, but if so, then it seems like you'd have to have a permit to install those and that kind of thing. It sounds like we're going to talk about it later, so I'm good. Okay. I mean, because we could talk about it if you'd like. I don't want to be the cause that we start P&Z late for this many, many times in a row. No, it's good. I mean, if we're going to talk about it, we can ask questions as well in council chambers after you present it there. That's fine. Okay. Are there any other questions, maybe, that need to be answered now outside of public hearing? No? Okay. All right. Well, thanks, Julie. Thank you. We'll look forward to the full presentation. Okay. And with that, that is our last item on our agenda, so that concludes our work session. Go ahead and adjourn at 625, reconvene as soon as we can in council chambers for as close to 630, start as we can do. Good evening and welcome to the City of Denton's Planning and Zoning Commission meeting for Wednesday, March 20th, 2024. With the quorum present, I'll call our meeting to order at 634 p.m. First item on our agenda is the Pledge of Allegiance to the U.S. and Texas Flag. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation, under God, indivisible, with liberty and justice for all. On the Texas flag, I pledge allegiance to thee, Texas, one state, under God, one, indivisible. Thank you. Next item of business is the approval, consider approval of our minutes for February 28th. Commissioner Villarreal. Move approval. Commissioner Smith. Second. We've got a first and a second. Before we go ahead and vote, just as a point of clarification, our system is not working this evening, so we are going to vote via roll call. So we have a first and a second to approve our minutes. Any discussion? Seeing none, I'll go ahead and call for a roll call. Commissioner Pruitt. Aye. Commissioner Smith. Aye. Commissioner Padrone. Aye. Commissioner Villarreal. Aye. Commissioner Thaggard. Aye. Commissioner Cole. Aye. Chair is also an aye. That motion carries 7-0. That will take us to our consent agenda this evening. Commissioner Villarreal. Move approval. Commissioner Pruitt. Second. Okay, we've got a first and a second to approve the consent agenda. Any discussion? Okay, let's vote via roll call. Commissioner Pruitt. Aye. Commissioner Smith. Aye. Commissioner Padrone. Aye. Commissioner Villarreal. Aye. Commissioner Thaggard. Aye. Commissioner Cole. Aye. Chair is also an aye. That motion carries 7-0. That will take us to our items for individual consideration. The first one being 4A, FP240006. Angie is here for presentation of that item. Evening, Chair and members of the commission. Angie Mangleris, development review manager. This is FP24006B. This is a final plot for approximately 31 acres west of Bonnie Bray Road and approximately 150 feet south of Bronco Way. The subject property is zoned MN, and the purpose of the final plot is to dedicate one lot and establish easements and dedicate rights of way for a future multifamily development. At this time, staff is recommending denial as this plot fails to meet our criteria for approval. However, we have no objection to the requested extension, which could be granted to a date certain of April 10th, 2024. Happy to answer any questions you may have. Thank you, Angie. Questions for Angie? Okay. Chair can entertain them. Commissioner Pruitt. I'll move approval of the requested extension to a date certain of April 10th, 2024. Commissioner Smith. Second. Okay. We've got a first and a second to approve the extension request to a date certain of April 10th, 2024. Any discussion? Okay. We'll vote via roll call. Commissioner Pruitt. Aye. Commissioner Smith. Aye. Commissioner Padrone. Aye. Commissioner Villarreal. Aye. Commissioner Thaggard. Aye. Commissioner Cole. Aye. Second. All in favor? Aye. All in favor? Aye. Opposed? Opposed? Aye. Second. All in favor? Aye. Second. All in favor? Aye. Second. All in favor? Aye. Second. All in favor? Aye. Second. All in favor? Aye. Second. 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All in favor? Aye. All in favor? We talked in the work session about food truck park. Also maybe conversion of an existing parking lot to an automobile storage or display area for automobile sales. We've had that in this location. Had a similar offsite vehicle storage and display. Things like sales of storage buildings. You've probably seen those around town. Maybe there's not a permanent structure, but they do have those storage buildings. But we don't have that process for staff to look at it and that defined regulatory framework. So the purpose of this proposal is to create that. So when somebody comes to the city and says, "Hey, I want to sell storage buildings on this property," it will give us that mechanism to review that and see if it meets our regulations. Really, it is to make sure that our regulations are applied evenly throughout the city. We want to provide certainty for property owners or tenants. And think about it, if you're going to be investing in a business on a piece of property, you want to make sure that that investment that you can stay and that you have that piece of paper that tells you you can be there. So it provides certainty for those property owners. It also assures the surrounding property owners that any activities within their vicinity do meet those zoning regulations that are more established by city council. And then if approved, this is likely that it would kind of follow that certificate of occupancy process. When somebody is going to open up a business, they have to come to the city and get what's called a certificate of occupancy, and that allows us to inspect it and make sure they've got all the exits marked and those fire inspections. Also, we look to see if they have adequate parking or if that use is permitted. So it really is just going to follow that established use within the city. So based upon the need for this type of process as well as the criteria for approval, staff recommends approval of this text amendment of the DDC. And the public hearing is tentatively scheduled for April 16th, city council. I'll be happy to answer any questions. Questions for Julie at this time? Julie, what was the catalyst? I'm just curious. You know, it's something that comes up from time to time. You know, we'll get a call into the city and, hey, I want to do this or I want to transition this property to another use. So it really has just been kind of a need that's been hanging out there. We just didn't have a process for what that was. And Tina might want to expand upon that. Well, correct me if I'm wrong, Julie, but I seem to recall we had something similar in the DDC and then through all of the various subchapter amendments and the zoning verification letter process, we realized we lost this. Is that correct? That is correct. So we did some subchapter two amendments about 18 months, 24 months ago. We did have a process in the DDC and it was called a certificate of zoning compliance. This really kind of follows that. That was removed kind of inadvertently because it was a good tool for this process. But we added in our our zoning compliance plan, which is really our site plan process. And so we kind of renamed this because we had some real similar names going on and this was sort of made sense to kind of group it more with that CEO process. So really just kind of adding that back. You're right, Tina. I kind of forgot about that one. Thank you, Commissioner. Thank you, Chair. I know your hand was up. This has happened two or three times today where I'm sorry, Commissioner. All your voices will be here and I promise. So I understand some of these uses that were highlighted may fall under the purview of recent amendments that we did to outdoor storage. So I certainly see how that's something that would need to be reviewed. Can you help me understand for some of the other incidental or perhaps temporary uses you mentioned, like having a food truck and a lot if it's not the majority of the time or every day. Do we have provisions, sorry, I'm rambling. Do we have provisions in our code to allow the types of incidental and or temporary uses that, in my view, characterize Denton, like a food truck popping up in a favorable spot with a business that says yes, you can be here or a pop up market in a parking lot that that are relatively low onerous of a process. Great question. And we actually had that conversation. We actually have in subchapter five temporary uses. So we actually have a temporary use permit. So if somebody is going to have an event, you do get that. You can get that special event permit. I think it has to be less than 21 days. That event does. So we have other other permits that sort of address those particular circumstances. For instance, a lot of food trucks, they go through health permitting. So there may be other provisions. This is really to capture those things that fall out of all of that. So food truck, as an example, oh, and before I get on that, in the in the proposal, it does exclude those those uses or those instances where a CEO or a temporary use permit would would fit the bill. In terms of a food truck, what we're talking about is we have in the use table a mobile mobile food park. I think that's what we call it, which requires a specific use permit. And so what we want to make sure if somebody is establishing sort of a park that on private property with paved and anticipating food trucks to come there and park on a daily basis, day in, day out. We want to make sure that that we talk to them up front and that we get that information from them, get get that S.U.P. and they get that certificate of land occupancy so so they can have that that certainty that that it has been reviewed meets the requirements. And that also that that we vetted what their proposal and that we can we can get it all correct and in accordance with our codes. Okay. Thank you. Sure. Commissioner Thurgood for a quasi stole my question. But no, I just want to make sure that when that there's some type of explanation of strata here, because, I mean, it's like food trucks, but then it's like storage units and I'm thinking of the little Methodist Church down the street from my house that has a pumpkin patch for, you know, 60 days throughout the year. They are they currently filling out a permit in order to hold that that pumpkin patch there. I don't know about that one, but in sub chapter five, we do have that temporary use permit and it does have these these events community market type events and Tina might want to weigh in here. So what one of the challenges we have with various land uses is we also look at the accessory use component for So, for example, with the pumpkin patch, how long is it being operated? Who's it being operated by? Is it done in conjunction with the primary use on the property and looking for that functional relationship that's there. This code amendment that we're proposing is helps us with addressing those particular property owners that maybe get really creative on how to try and circumvent our regulations and start having activities occur on property that maybe aren't fully clearly regulated. One example comes to mind in another community I worked in a property owner had a large field that they had yet to develop. They had a parking lot there because it provided parking for their offsite religious facility. But they they decided to start leasing out their property to a local club soccer team club soccer places are always looking for places to practice in this particular property owner happened to have a large area that could accommodate about six to eight full size soccer fields on it. And so it was in a residential area and started to you know at first when it started happening it was somewhat innocuous but it became started become a nuisance within the neighborhood and creating challenges there. So this type you know it and they did not build any improvements they put in portable lighting to be able to help them during the time change when you know when the night got here sooner right. But they did no permanent improvements they had no restroom facilities anything of that nature. So this type of land occupancy permit process that were proposed to include within the ordinance would be able to help address uses like that. Again people that try to move in with the use that they're trying to do the as minimal amount of improvements to a property and start using it. We want to make sure that we have the ability to regulate the zoning on and the use and activity that's occurring to ensure that it also does not become a long term nuisance on the property. So this is really what this is intended for to try and capture that no disrespect to auto sales. But sometimes you have you know someone has a parking lot and that parking lot is that bank it for many years and someone wants to start storing cars on there because they do online vehicle sales they operate out of their house but they need a place for vehicle inventory. And so they start storing their vehicle inventory on the property down the street because it's paved and otherwise it's vacant and that property owner is of the mindset of hey I can start charging rent and gathering some revenue there. So it allows us to be able to regulate that use to see OK is vehicle inventory being and allowed use of vehicle storage and allowed use on that particular property and for us to be able to regulate the zoning aspect. So it really helps us from that regard when we have no improvements or very limited improvements being put on the property to capture those kind of operators. Julie what we obviously know that there's things happening that we're even discussing right now as examples that don't have this. So are we what is this just a going forward thing or are we doing something about things we know that are on the ground now that do not have this. Well like we talked in the last in the last public hearing of course we want to everybody to get into compliance. So we've talked about it. We have started doing research. We've got our G.I.S. folks pulling properties. They're coordinating with our building inspections or building inspections group to find as many property owners as we can. I think right now we've identified 12 so it's it's it's not a whole lot. We'll contact each of those individually and say hey this is this is what we need to do going forward and then help them get into compliance. So that really is our goal is to get property owners and tenants of those property owners in compliance. And if it's a use that you don't feel as being is in compliance for for that piece of property where it's located and what it's being used for. Well we would look to our nonconforming regulations to see where it would fall within that. And then and then you know I don't know if Tina wants to weigh in on on at that stage if we find someone who is not in compliance with that land use. But what we would want to do is to try to work with them to try to figure out a way a pathway forward that that gets them in compliance. And then I think I saw in there there is a procedure to go to ZBA if correct correct if something was denied. Yes yes they would follow the appeal of administrative decision procedure. Great. Anything else for Julie. This is a public hearing. I don't have any cards in front of me but is there anyone wishing to speak on this item. Okay. Seeing none I will close the public hearing and open the floor for discussion or emotion Commissioner Villarreal approval. Thank you Commissioner Smith. Second. Okay we've got a first and a second for approval any further discussion Commissioner Pruitt. Thank you Chair. I yeah I don't have too much heartburn supporting this. I recognize it's it's a hole that we used to have it makes sense to patch. Since it comes up we get to think about it right. And so what do we think about it. I recognize that there are situations where this tool rightly should be used. I would just ask staff to keep as I trust they do already an open eye to what is happening and what perceived nuisances they really are. I understand by the language and the ins and outs of what happens code is a means to enforce nuisances. Let's just remember that a lot of these activities are people trying to make ends meet. In my view Denton is has become market city right. 25 years ago there was no Denton community market there. Now I've lost count of how many little pop up markets I see every single weekend in different places. And I think that that lowest rung of allowing people to start from nothing from an entrepreneurial sense is extremely important. So as we move forward I would just say let's keep that in mind. If we find ourselves having to restrict those types of activities maybe we need to think about loosening up there. But as is I trust staff and I recognize this is just plugging a hole that used to be there. So I'm OK with it. Thank you. We've got a first and a second for approval. Any further discussion. Okay. We'll go ahead and vote via roll call. Commissioner Pruitt. I. Commissioner Smith. I. Commissioner Padrone. I. Commissioner Luriel. I. Commissioner Thacker. I. Commissioner Cole. I. Chair is also an I. That motion carries seven zero. That will take us to our planning and zoning Commission matrix. I will go ahead and turn that over to Tina for an update. Thank you. We've had several actions taken by council since your last planning and zoning Commission meeting. So just to give you an update on on some of those if you recall Mia had a zoning case that was off. Let's see it was on the north side of US Highway 380 near Old North. It was the request that was rezoning from MN in our SC or suburban quarter and a residential three zoning district to a plan development district with the SC and MN based zoning districts. So the the council did approve that request for that plan development district zoning there. So that didn't move forward. If you recall the James Wood Auto Park sign district that you will also considered that was recommended for approval and in the disco ball still did not make make it back in. So I know some of you are really hoping for that. So let's see. We also had a rezoning of about 13 acres on the south side of 380 about 2400 feet west of Mosh Branch Road. I believe it was a zoning case that Ashley had presented to you all. They were requesting to rezone from rural residential to light industrial that was approved. And if memory serves me correctly Haley keep me honest on this one but I believe that also allows the applicant to be able to pursue a specific use permit for equipment sales and rental so eventually you'll be seeing that property again. And then we also had or just this is more of an FYI because I would anticipate you may have a zoning case come in on this property sooner than later. We do have about six acres of land that is undergoing a voluntary annexation that has been initiated on the property. It's about 1100 feet north of McKinney Street is on the east side of Trinity Road. So the there's a non annexation agreement in place on that property and the property owner has triggered provisions within the agreement for voluntary annexation. And so as you know when we annex property it comes in as rural residential so it's possible we could see a zoning case coming forth on that as well. So just wanted you to be mindful of that on the area plans. Thank you so much for taking part out of your day yesterday especially I know that impacts your employer. So thank you to your employers as well for giving you that flexibility for you to be able to come and spend some time with us. I thought we had a great discussion as it related to our Southeast Denton area plan efforts and so we continue the work on that project and I know we made the commitment yesterday that will come back before the planning and zoning commission into another work session discussion when we start getting some of those action items that are fleshed out related to the strategies that you all supported yesterday. So, the downtown plan and we continue our efforts in that area as well case you're interested in a date to put on your calendar is April 17. We will have a workshop that evening for the community it'll be from 530 to 7pm. The location is to be determined so stay tuned on that I know we post a lot of information on our discussed in the project web page for the downtown design downtown Denton project, but I'll be sure to let you know of the, of the location, but that is really a community workshop related to planning on parks so that is a key component of this project as we continue to do that work so really excited about not only working with our internal staff but also engaging the community as we determine how to master plan that park site and make it something more in a much more usable properties and also the events that the city host there so that's our downtown project. Otherwise no active engagement otherwise happening at this time but you know that's set to change at any moment as as we continue to work on these so, but, and then also in terms of the, the matrix items. There was no additional items added from your previous meeting so we have. In fact, I don't believe there's been any changes to the table itself. Since our last meeting so that remains status quo, but happy to address any questions you may have anything to be added to the matrix. Okay, concluding items. One I will say is welcome Commissioner Pedro for your first meeting there was a lot that you heard and learned and that's great. Thank you for volunteering your time we're happy to have you here. Thank you very much. Any other concluding items. Okay, with that I'll go ahead and adjourn us at some 53pm. Thank you very much.