[0:00] Everybody, we'll get it going. Um, call to order. The February 12th, 2026 City

[0:05] of Friendswood Planning Zoning Commission regular meeting is now called

[0:07] to order. Communications from the public. In order to comply with the

[0:11] provisions of the open meetings act, the commission may um may not deliberate on

[0:16] subjects discussed under this agenda item. However, the commission may direct

[0:20] such subjects to be placed on a later regular commission agenda for discussion

[0:24] and or possible action. There's nobody from the public here. So,

[0:29] we'll go on to cons consent agenda. These items are considered routine or

[0:35] ministerial in nature and will be enacted with one motion. There will be

[0:38] no separate discussion of items unless a commissioner so request in which case

[0:42] the item would be removed from the consent agenda and considered

[0:45] separately. Item A, consider approval of the minutes for the regular meeting held

[0:49] Thursday, January 22nd, 2026. Item B, consider approval of McCraken

[0:55] Manor replat number one located at 401 West Edwood Drive to create four

[1:00] commercial reserves. Do we have a motion?

[1:04] » Motion to approve. >> Commissioner Rouse,

[1:06] » second. >> Commissioner Bounds.

[1:08] We have a motion, a second. All in favor? Motion passes.

[1:19] Okay. Item four, action items.

[1:24] Item A, site plan 3711 FM528, Friendwood City Center. Consider approval of the

[1:30] site plan for a retail shell building and gas station to be located at 3711

[1:35] FM28 located in Friendwood City Center. Aubrey Steph C.

[1:41] » Yes, sir. Um, so this is a big night. Um so this is our first uh site plan

[1:49] approval for the Friendswood City Center. Um this site is 3711

[1:55] um FM 528. So this is going to be this is the only lot it's lot five the only

[2:00] lot that it allows a gas station in the PUB. Um so this site will be a retail

[2:06] center and gas station about 14,600 765 square feet and 45 parking spaces

[2:14] being provided on site. Uh the remainder of the 110 required spaces will be

[2:18] accounted for in the shared parking areas um which there's 322 public

[2:24] parking spaces. Um the buildings will have rear entry from Larabe which is the

[2:30] street running behind them. And um uh all of the landscaping and sidewalks

[2:38] and everything is compliant with the PUD uh changes and amendments that we made

[2:43] um recently. Okay,

[2:48] applicants not here. So, we'll move on to commissioner discussion. Commissioner

[2:53] Bounds.

[2:59] » No, I I really don't have anything to say.

[3:02] » Okay, Mr. Man, >> my only question was this one's slightly

[3:07] different than the other three, but basically they're it's the other three

[3:12] especially are pretty much all the same as we're going in through it. Why do we

[3:17] split it up into four different items on here?

[3:20] » Uh there are four different property owners.

[3:22] » There are different. Okay. >> And four different addresses.

[3:25] » Well, yeah. Okay. >> Yeah, it's in different lots, but yeah,

[3:29] it's all different owners. And then this gas station, you said 47 uh parking

[3:34] spaces, but then there's additional parking for everything. So 47 seems like

[3:39] a lot for a gas station already. Is that because there's is it like the down the

[3:44] road they have the bar and gas station? Is there more to it than that? Is that

[3:50] why they have so many parking? >> Yeah. So it will be the convenience

[3:53] store and then a retail center attached to it or extend Oh, in addition. I got

[3:57] you. Okay. Yeah, >> that's it.

[4:00] Okay, Mr. Rice, >> look good to me.

[4:04] » Um, and Aubrey, I've I've had a few people ask me, we discussed this

[4:09] already, but just for the record, um, on the um on all the utilities and and such

[4:16] for this property, are these being supplied off of that that property? Are

[4:20] they being supplied by the the rest of the city's services? Right.

[4:25] » Uh, yes. So >> basically how how much of the

[4:28] infrastructure is actually in for the whole whole development?

[4:32] » Um we actually had a meeting this morning.

[4:35] So um I would say I'm I'm guessing about 70% of the paving is in um they are

[4:43] relocating the sewer line for this for the front five properties because we

[4:48] just recently vacated that easement. So they're relocating that sewer line and

[4:52] they're actually building a new lift station. Um, so the new lift station

[4:57] will be required to be operational before we issue a CO for this project,

[5:02] but we wanted to get the permits going, get the site plans approved so they can

[5:06] start construction. Um, but they will not be able to get COs until the lift

[5:12] station is complete. >> That's the same thing for drainage as

[5:15] well, correct? >> Yes. Yeah.

[5:17] » Yeah. And other than that, I I think the uh landscape and everything looks uh

[5:22] looks good. So, um, with that, do we have a motion?

[5:28] » Motion to approve. >> Commissioner Rose.

[5:31] » Second. >> And Commissioner Man, we have a motion,

[5:34] a second. All in favor? Motion passes.

[5:43] Okay.

[5:46] Item B, site plan for 3715 FM28 Friendwood City Center.

[5:52] Consider approval of the site plan for a retail Shell building to be located at

[5:55] 3715 FM 528 located at Friendswood City

[5:59] Center. Aubrey, anything additional? >> Um, this is just another 14,926qt

[6:05] building uh with 91 parking spaces being provided on site. Uh, and it's the same.

[6:11] They have the rear entry from Larabe as well.

[6:13] » Okay. Any commissioners have comments on this one?

[6:17] » No. >> Do we have a Do we have a motion? Motion

[6:21] to approve. >> Commissioner Rose

[6:22] » second. >> Commissioner man.

[6:24] » We have a motion and a second. All in favor? Motion passes.

[6:33] » Okay. Item C, site plan for 3723 FM28, Friendswood City Center. Consider

[6:39] approval of the site plan for a retail shell building to be located at 1323

[6:43] FM28 located at Friendwood City Center. Aubrey, anything? Uh this one's just a

[6:49] little bit bigger, about 16,000 square feet. Uh 90 parking spaces. Um but the

[6:55] same architect designed all these buildings so they would be consistent

[6:58] with each other. Um so they will they'll fit together really well.

[7:02] » Very good. Any comments, commissioners? No. Do we have a motion?

[7:07] » Motion to approve. Do we have a second?

[7:12] » Second bounds.

[7:18] Okay, we have a motion, a second. All in favor? Motion passes.

[7:26] And the final one,

[7:32] site plan for 3727 FM28 Friendwood City Center. Consider approval of the site

[7:37] plan for a retail shell building to be located at 3727 FM28

[7:42] located in Friendswood City Center. Anything on this one, Aubrey?

[7:46] » Uh, no. This, uh, same thing. >> Commissioners, any comments?

[7:50] » I had one comment. Okay. >> Um,

[7:53] I know they've already been touch with Becky and Aubrey, but on Can

[7:59] you pull out the site plan, the landscape plan? I'm sorry.

[8:04] I'm going to figure out how

[8:09] » there's there's a pipeline ement that runs diagonal through that property and

[8:13] they have the shrubs screening shrubs for the parking lot

[8:19] stop at that easement but pipeline companies allow you to to do landscaping

[8:24] within the ement as long as you're not planting trees or doing anything that

[8:29] goes down deep. So my suggestion, my comment would be let's screen the whole

[8:34] parking lot. It's the first it's the first thing you

[8:38] see as you come around the corner past the church is that corner of the parking

[8:42] lot. They won't have any landscaping there

[8:45] since I know they stopped it because of the pipeline easement, but I don't think

[8:50] they need to and I'd like to see that there. But that'd be my only comment.

[8:54] » That's like the northwest corner. Is that

[8:57] » correct? Guys, I don't know how to make my

[9:02] regular screen share. That's what I'm

[9:17] pulled up, but it's

[9:21] get it to drag over.

[9:35] I see. I see what you're saying. >> I didn't even catch that.

[9:39] » Well, I mean, it's it's got an easement there, so

[9:42] » right here. >> Yeah,

[9:43] » correct. >> Yeah.

[9:45] » So, it's not it's not life or death or anything. I'm just making a suggestion

[9:50] that we pass that along to them. >> Yeah. If we can't if we can't bring that

[9:53] up, that's fine. Um, we all got it on our screens. Um, any other comments? Um,

[10:00] Travis? >> No.

[10:03] » Mr. Bounce? >> Um, I will say that I I agree with you.

[10:08] So that I think that there's there's no reason not to have additional there.

[10:12] » That's the first thing you see as you come around the corner kind of,

[10:15] » but at the same time it does meet requirements, right?

[10:18] » I think so. Yeah, we can um see if they can get the

[10:22] permission from the pipeline company to extend the shrubs.

[10:27] » So, like I said, just a suggestion. Not even I just wanted to make sure it was

[10:31] out there. >> That's a good one. Thank you for

[10:33] catching that. Um do we have a motion?

[10:38] » Motion to approve. Second. Sure.

[10:41] » Man, we have a motion, a second. All in favor? Motion passes.

[10:51] Okay, next item five, discussion. Discuss proposed changes to site plan

[10:56] and plat approval procedures which would require amendments to appendix B

[11:00] subdivisions city code, appendix C zoning city code and the design design

[11:07] criteria manual DCM. Aubrey, >> uh, yes. So, um, just a followup to the

[11:14] introduction of this item from the last meeting. Um I did do some benchmarking

[11:19] with other cities. Um all the ones in Galveastston County. So Alvin, Clear

[11:24] Lake Shores, Dickinson, Galveastston, KMA, League City, Periland, Santa Fe,

[11:28] and Webster. Um of course there are a few cities that don't have zoning.

[11:32] Alvin, KMA, and Santa Fe. Um so for those cities, their planning commission

[11:39] approves plat or city council in the case of KMA. Other than that, all the

[11:44] other cities um their planning and zoning commissions uh are still

[11:48] approving plat. And then for commercial and multifamily site plans, um their

[11:55] staff um there were no planning and zoning commissions that approve site

[12:00] plans. It's not required by law. Um it is has been historically required by law

[12:05] for the commissions to approve plat which you as we said changed a few years

[12:10] ago. Um, so just to give you that information. Um,

[12:16] and the newspaper notices will be published next week for the proposed

[12:22] changes to the subdivision ordinance and zoning ordinance. We're advertising them

[12:26] as two separate items and they'll be two separate agenda items. So you can

[12:29] consider them individually, plats and site plans. Um, so that will be at our

[12:35] March 12th meeting for consideration and recommendation or public hearing and

[12:40] recommendation and then it'll go to city council um, April 6th for public hearing

[12:46] and consideration of the ordinance. >> Okay.

[12:50] Any comments, Commissioner Bounds? >> No, I think we we discussed it pretty

[12:55] much last time. Commissioner Man,

[13:00] » I'm still torn and I'm trying to find

[13:06] looking at this. It saves everybody time. I know we we discussed that, but

[13:10] I'm trying to figure out um

[13:15] both sides. And so we save time. What are we losing? Like we're changing it.

[13:21] So there's got to be a goods and others to to all of it, right? So what are we

[13:25] losing by us not doing it? And I this is actually really good because I was

[13:29] thinking that it would not be nobody else does the site plans, you know. Um

[13:35] so this has changed me my thought process on it. So

[13:40] what are we losing? It's all benefit.

[13:46] » I mean I I don't know if >> you're oversight. That's

[13:53] » yeah I mean obviously seven eyes on things versus two

[14:01] um you know there are some benefits there and you know like Marcus caught

[14:04] the shrubs tonight. I mean um you know there's little things like that. I mean

[14:09] we look at you know these plans a lot and by the time they get to y'all you

[14:16] know we haven't looked at them in a couple of days. Um, but I mean

[14:19] commissioners always bring valuable input to the site plans.

[14:24] » I'm wondering too if we also bring a little bit of detachment from being in

[14:30] it the way you you all are. Um, which maybe give us a little different

[14:34] perspective as well as uh commissioners in the community running into people at

[14:39] HB and around. We do kind of get the sense of how people like things. I know

[14:45] people uh whether I like it or not want to give me their opinion everywhere I go

[14:50] about the um the town and how we're doing stuff. So now I lean back the

[14:55] other way that that might be good might be beneficial to us overall.

[15:02] » Mr. Rush >> kind of same boat with you

[15:06] » back and forth depends on the day >> depends on the the situation too. But I

[15:13] love being a pain in Becky's side. Always pepper her with questions and I

[15:19] would miss that. >> That's another benefit.

[15:21] » That is a benefit. >> This did throw me a curveball tonight. I

[15:25] I wasn't expecting this. >> We don't have a zoning official.

[15:31] Correct. I mean, that's that's like a dedicated staff person in Dickinson.

[15:36] » Yeah, it all the cities are different. Um, so I mean a zoning official is equal

[15:42] to a a planner or just every city's nomenclature is different.

[15:49] » I'm still weighing pros and cons and I know Commissioner Phillips had wanted

[15:55] some time to think about it too. So I'm curious to hear where she's on it as

[15:59] well and other feedback I've gotten. I don't want to rush into it.

[16:08] Um, I'm all about efficiency and uh streamlining processes. So, on that

[16:14] side, I'm I'm I'm in favor, especially saving time off off y'all's plates. Um,

[16:20] I do have concerns. I've had a a few citizens reach out to me in opposition

[16:25] to this. Um, the other thing that uh that came to mind after our last

[16:30] meeting, which y'all brought up some good comments, was uh

[16:35] when we're not looking at the the plans, we will kind of miss those things. We

[16:42] may decide that, hey, do we need to go back and look at that? This has went

[16:46] through several times. It meets our current ordinance. Do we need to look

[16:50] over an ordinance and maybe make a change because we don't necessarily like

[16:53] that. we don't think it fits what we need for modern day friends would right

[16:58] so we we do lose that aspect of it also um and like you said getting rusty

[17:04] because >> you know you get too much time in

[17:07] between and there's there's aspects for and against

[17:12] so I'll just leave it at that for now >> I would like to ask a question um

[17:18] if if this was accepted could you send

[17:26] send it to us outside of this meeting. We look at it and make it yes or no

[17:33] based on that. It has to be in or out. >> Okay.

[17:39] » Yeah. We could I mean we would we could give you staff reports but it would be

[17:43] after the fact. I mean you have to have a meeting to make a decision

[17:46] » like the DRC report be accurate. >> Yeah.

[17:51] » Any other comments? No, I I I personally like the oversight,

[17:56] but that's just me. >> I enjoy doing that.

[18:00] » Is there Is there anything you want to say in response to anything anybody's

[18:04] mention? >> No.

[18:06] » Becky's got something to say to me, but she's going to save it for later.

[18:09] » Karen, you have any additional input? >> Okay. All right. Good.

[18:16] » Go ahead. >> I don't know. I'd like to hear from the

[18:18] city council. Is it appropriate to call them up at

[18:22] this point or No,

[18:26] » discussion.

[18:32] » Either council member, would you like to step up and

[18:42] » boy, I'm the wrong person to call up here.

[18:45] » Said age before beauty. >> Yeah, you have some background here.

[18:48] Well, yeah. I have, you know, five years on planning and zoning. So, um I think

[18:53] you you all thinking about it the right way. Absolutely. That there are pros and

[18:58] cons. What city council is going to do, you know, obviously I have no way of

[19:02] knowing that everyone's going to have their own, you know, perspective on it.

[19:06] Uh and but I know for a fact they will take your recommendation very seriously.

[19:13] So, I I give you, you know, every council to think about what you're going

[19:18] to put down and the reasoning behind it. Even if it's reasons that you think you

[19:23] like this but don't like this because that's going to help some of the council

[19:27] members who aren't as familiar with planning and zoning, understand that the

[19:31] some of the thinking process. So, so that would be helpful to to them even if

[19:36] it's not unanimous, if you can give some pros and cons. Um, you know, Travis, one

[19:40] of the things you said in the last meeting really has stuck with me, uh,

[19:44] for me, and that was, how are you going to rule effectively? And not you, you

[19:50] guys will all be fine. The current commission be fine, but two years from

[19:54] now, three years from now, when it's been some turnover and people have never

[19:57] seen site plans or plats and all a sudden there's an exception or something

[20:01] that does need to come to planning and zoning, how are they going to have the

[20:05] background to really understand what they're looking at for that exception?

[20:08] and you brought that up and that's resonated that's resonated with me.

[20:12] However, I do know from my long experience how much time staff has to be

[20:16] here after hours and and that to if we could reduce that that would be awesome.

[20:23] Uh I I just think that but so what you're you are saying I'm agreeing with

[20:27] you. There are pros there there are cons. Um, and I would rather not give

[20:33] you sway you one way or another with my opinion. If privately, I'll be glad to

[20:37] talk to any one of you about what my private opinion is of this, but there

[20:42] are pros and cons and you just have to weigh in your own mind and rule. And

[20:46] even if it's not unanimous one way or the other, you when it gets written up,

[20:50] I really highly think it would be helpful for council to see all the

[20:54] thinking. >> That's a great point. I think you added

[20:56] a lot there. So when we do finally say we say both ways.

[21:01] » Yeah, I think that'll be helpful. >> Thank you, Council Member Matanga.

[21:05] Council member Branson, would you like to

[21:07] » or Hanks >> or Hanks? Sorry.

[21:11] Oh, man. >> I think he said it well.

[21:43] Thank you. Okay.

[21:47] Anything else, commissioners? Okay. We'll move on to communications.

[21:52] Receive an update regarding the comprehensive plan update. a resilient

[21:55] comm community communities project RCP grant for the general land office.

[21:59] Aubrey, >> so we um had to cancel our bus tour um

[22:04] because of the weather. Um so we have it rescheduled for Monday, February 23rd.

[22:09] Um and fortunately I we've got really good turnout. Like I think almost every

[22:16] commission every subcommittee member has uh responded that they're coming just

[22:20] about. So it'll be a good turnout. Um we the flyers with the surveys went out in

[22:27] the Friday folders to the uh FISD kids. And then um we are uh the consultant is

[22:36] going to be coming to attend a work session with Downtown Economic

[22:40] Development Corporation on March 17th. Um and then we're also looking to

[22:45] schedule a panhandled property owner meeting that day as well, maybe at like

[22:50] 1:30. Um I our GIS department did address labels to all the property

[22:55] owners in the like north of the creek on in the panhandle. So we'll be sending

[23:00] invites to all of those property owners um and have the meeting in here. Um and

[23:05] then that day also make use of the consultants time while

[23:10] they're here. Uh we'll probably also be meeting with our EOC staff. Um they're

[23:15] the ones that oversee our hazard mitigation plans with Galveastston and

[23:18] Harris counties. and we do have to incorporate some of the goals of those

[23:23] plans into our comprehensive plan. So, we'll um hopefully meet with them that

[23:26] day. Um the next uh CPAC meeting, which is the advisory committee, is to be

[23:32] determined uh hopefully the end of March, beginning of April. Um and then

[23:36] there is a project website that's live now. If you go to the city's uh website

[23:42] on the homepage, you have to scroll down just a tad, but it's one of the main

[23:46] things on the front page. So, um, all of our activities with this project are on

[23:50] that web page. Um, so that's where we're at with that.

[23:55] » Thank you. >> Uh, item B, announcement of the next

[23:58] planning zoning commission regular meetings

[24:02] for Thursday, February 26, 2026 and Thursday, February 12th, 2026.

[24:09] » Oh, March 12th. Did I put >> Sorry, I read it wrong. Sorry.

[24:13] » That's okay. Um, item D, receive the January 2026 DRC report and business

[24:19] report invitation to the state of the city address on Thursday, March 5th.

[24:24] Invitation to the regional roundt in Leaport hosted by T Texas Downtown and

[24:29] City of Leaport. Aubrey, >> uh, yes. So, the reports were included

[24:34] in your backup material. Um, if anybody has any questions on that, let me know.

[24:39] Um just development overall is really slow right now. Um we only issued one

[24:46] new single family home permit in January.

[24:49] » I think we're at 12 for the fiscal so our fiscal year this reporting is on

[24:53] fiscal year. So October 1st our new fix fiscal year

[24:56] » and we've only issued 12 new homes this year whereas last year we were at 43. Um

[25:02] but Georgetown is saying they're going to get going here pretty soon. Um so

[25:06] hopefully maybe by May hope we'll maybe see in plats from Georgetown and um get

[25:13] them going. Um but the invitation to the state of the city was sent out um and

[25:18] then the Texas downtown regional roundt in Leaport um is not this Friday but

[25:24] next Friday from 9 to 3. Um so if y'all if anybody wants to attend I need to

[25:29] know like as soon as possible so I can get those registrations done.

[25:32] » Okay. >> Real quick on those words. I know we

[25:36] were talking a little bit last meeting, the March 12th is spring break and there

[25:41] were a lot of people that were suspect of going and then you said we're kind of

[25:45] light as well. So maybe before we put that out if we do we know are we going

[25:51] to have enough people to have a meeting and do we have enough events?

[25:55] » Uh I just we're doing three newspaper notices for public hearings for that

[26:00] meeting for March 12th. Okay. >> March 12th. Yeah. So, um I know Stacy's

[26:05] not going to be here. She let me know she's not going to be here for the next

[26:08] two meetings. Um so, yeah, we may need to take a head count.

[26:13] » You're not here the 12th. >> How about you?

[26:17] » I don't think I will be >> and I'm not here on the 12th.

[26:20] » I won't be here. >> That's why I brought it up. I think the

[26:25] earlier we identify that day >> change.

[26:28] » Yeah. which it's all it's all city initiated stuff pretty much. So we'll

[26:33] just pull all those push that back a month.

[26:37] » We we should have some plat is the only thing

[26:43] » which we're have we have plats for the 26

[26:48] » tomorrow's a submittal date and I know that I've talked to at least one person

[26:52] that should be submitted. >> Well and the yeah the site plan was

[26:55] turned in for um the replat tonight. Yes. However, both of those they're

[27:03] pushing if they're really clean on this submitt,

[27:06] we could maybe get them on the February 26 meeting.

[27:10] » Okay, >> we could try.

[27:12] » Um, okay. Thank you for bringing that up. So, we will we'll we'll pivot, make

[27:20] some changes in our decisions. Okay. Yeah. Okay.

[27:27] » Next, um, city council updates from Council Member

[27:32] Matanga.

[27:37] » Good evening, commissioners. Thank you all for being here. Glad y'all were able

[27:42] to get a quorum. Thank you, Travis, for coming in.

[27:45] » I apologize for my tardiness. Oh, no. I'll flog myself appropriately.

[27:50] » Not from him. Not for me. Good job. Thank y'all for being here. Uh it's

[27:54] important to keep the process moving. Uh city council had a meeting on February

[27:58] 2nd and it was a very packed agenda. We got a lot of good things done as related

[28:06] to planning and zoning. We did uh take on the uh future land use map update and

[28:13] the um zoning change for the property on 2351

[28:19] and where the person was coming in to go from industrial and CSC

[28:25] uh to a plan unit development with apartments and commercial. Uh, and so

[28:30] some of my comments earlier when you asked about, you know, the the pros and

[28:33] cons, I that was on my mind because in that meeting a lot of people were um

[28:38] curious and spent some time thinking through what planning and zoning said on

[28:42] their recommendation because you recommended uh unanimously, if I

[28:48] remember correctly, to move that forward as a positive recommendation to city

[28:52] council >> with with some uh restraints though

[28:56] because of the noise. Yes. Yes. >> Yes. And city council looked um at what

[29:03] the developer had changed and some of the ways they had tried to at least say

[29:08] they were addressing noise. And I can't speak for the other uh council members,

[29:13] but at least I wasn't swayed by that nor um how they tied some of the development

[29:18] of apartments to commercial. Uh I personally didn't feel it was tied very

[29:23] heavily. Uh but in that meeting we unanimously voted against making that

[29:30] change but I do know a lot of consideration was put to what planning

[29:35] and zoning voted and why uh on that but so we typically don't like to go against

[29:42] uh P&Z but in this particular case we looked broader quite honestly we looked

[29:47] at what we needed in that area what made good sense for that area and this

[29:52] particular project in this in that particular location just didn't make

[29:57] sense to council >> and and I think that means the system

[30:01] kind of worked a little bit because we're looking at it through a soda straw

[30:05] in terms of the planning and zoning of it and the ability to do it and then

[30:10] handing it off to y'all to make the broader decision. So

[30:14] » to me that I I thought that was a that worked well.

[30:17] » Yeah, each kind of looked in its lane a little bit. Yeah,

[30:21] » I I think that's right. But uh anyway, that that was the only as I remember it,

[30:26] the only planning and zoning item from that meeting.

[30:29] » Thank you, sir. We appreciate your time. Glad

[30:32] » to be here. >> Okay. Well, we'll continue with

[30:34] communications from our commissioners. Uh Commissioner Man,

[30:39] » just glad to be here. >> We're glad you're here,

[30:44] » Commissioner Bounds. >> Uh thank you to the staff. Appreciate

[30:47] hard work. City council members, thank you for

[30:51] showing up. Thank you,

[30:56] » Commissioner Rice.

[31:00] » Nothing new to say. >> My faith in the whole system's uh kind

[31:03] of in limbo being that the timekeeper was late, but

[31:08] but no, I appreciate everything. I appreciate y'all being in attendance and

[31:12] uh appreciate all the work everybody puts in. Um Aubrey, anything additional?

[31:17] » Yes, sir. >> Karen,

[31:19] » yes, sir. >> Becky. Okay. And with that, thank you

[31:23] everyone for attending this evening.

Friendswood Planning and Zoning Commission Meeting - February 12, 2026

Transcript