Planning Commission - Regular Meeting

And they have lunch and then...

Okay.

We declare open the meeting of August 17, 2026 of the Urbanism Commission of the City of Conway. Alex, could you make the call for us?

Ethan Reed. Present. Alexander Beini. I am present.

Mark Ferguson.

Present.

Jensen Tilkey. Absent. Taha Good. Yes. Cassidy Coo. Yes. Kevin Gabriel. Yes. Laurie Quinn. Yes. And Grace Raines. Very well. We ask for a motion to approve the verbal process of our meeting of July 20.

I propose. Adopted. Press.

Who is for? Very well, let's start with our first point, the lottery test. This is not a public hearing. There is a request for approval of the preliminary plan for the ORR lottery.

Our point of the lottery test tonight is a major lottery. It is located at 3 910 and 3 920 Tyler Street. You saw it last December when we re-zoned it from A1 to R2. It is currently enclosed. It is located at the end of Penny Street, which is in phase 5 of the San-Jones lot. The global plan indicates this area for individual houses. And as far as I know, these are duplexes that are proposed on the lots to be built. Penny Street is a local residential street that is currently ending with a return area at the level of these houses. They will extend it and create 7 lots with a new finish in Cutsac. There are 2 mobile homes existing on each of these vacant lots. Le demandeur sollicite l'approbation du plan préliminaire d'un lotissement de huit lots avec un lot inconstructible. Les lots varient de 0,16 à 0,26 acres dans la zone R2. Il s'agira d'un développement de duplex avec de nouveaux trottoirs et bordures. Trois dérogations sont demandées pour cet examen de lotissement. Comme nous l'avons dit la dernière fois, c'est enclavé. The only way to develop it is to extend a street. No opening is planned for Tyler. This makes the area very narrow. We therefore have to show a little creativity in the design. The three questions asked concern the conservation of the land plot created by the 8th lot. This is not authorized by the lot management regulation, but we ask for it to be granted due to the narrowness of the lots and the obligation to finish in a bag. The second is that the finish cannot be less than 50 feet from a limit due to the configuration. This should be the case. And finally, the third concerns the impossibility of respecting the requirement of 120 feet for the cul-de-sac bulb. It is very close, but it will not be exactly 120 feet. Here are the three derogations that we ask the Commission d'Urbanisme to examine tonight during the approval of the preliminary plan, if you choose to do so. These lots will thus be created. There are construction constraints due to the narrowness of the property. It will be necessary to build a bridge above the existing water retention zone between the apartment complex and the Charleston Place lot in the east. We have asked for these three derogations and exposed the reasons that justify them. We will very likely consider also agreeing to administrative derogations for the 4th lot. They had to move the cul-de-sac westwards to better adapt the takeover and keep the sidewalks, because otherwise we would not have had any, and in this way we will have a pedestrian connection for all the loading. For the 4th lot, the staff, during the second version of the plan, will very likely ask for the approval of a derogation on the depth of the lot, which we can do administratively. All addresses will be established before the approval of the definitive plan. The sidewalks will be built as indicated. We think that this aligns with the global residential use plan. Let's create opportunities for various needs in sustainable and affordable housing in the entire city and residential areas established. It is compatible with the use. There are some corrections to be made as indicated on the plan. Evidemment, tous les commentaires du service d'urbanisme et des autres organismes d'examen montrant l'emplacement des bornes d'incendie et la nouvelle configuration des trottoirs. Nous proposons dix conditions pour la liste de fin de chantier. Si quelqu'un a des questions, je serai ravie d'y répondre.

Des questions.

Merci.

Une question pour vous. Le service d'incendie a-t-il examiné la réduction étant donné que le terminus du

The firefighters have examined this. We have reviewed all the first versions and we have sent them back to the companies and to M. Horror, horror. Nothing major has been raised. We just have to obtain these derogations because they do not comply with the rules of the loting, but this will help to develop the project. Okay, that's great. Thank you.

Is the applicant present to express himself? Please indicate your name and address, please.

Bobby French, 1021 France Street.

I will answer any questions.

We have no problem with the conditions or the corrections.

Questions for Bobby? Thank you, sir. Thank you all. Very good. On this, we will move on to a motion.

Motion to approve with the conditions. One second, please.

All in favor? Anyone opposed? Very good. As we move on to the public audience point, a little reminder, the Commission of Urbanism of Conway formulates recommendations to the municipal council on the municipal points on the points submitted to the public audience. The points examined during this session will be studied by the municipal council as soon as August 25, 2026. The points not approved by the Commission of Urbanism can be the object of an appeal before the municipal council within 30 days following the date of the refusal. Very well, our first point concerns a case in instance, namely a request for a conditional use permit for a car wash service in a C2 neighborhood.

Bonjour, bonsoir à tous. Ce point avait été mis en attente lors de la réunion de la commission d'urbanisme du 20 juillet 2026. Après cette mise en attente, le demandeur est revenu vers le service d'urbanisme pour examiner la conception. Nous avons discuté de certaines contraintes liées à l'usage des différentes rues, puis ils ont proposé un autre plan. Je vais donc passer en revue le rapport et souligner les changements éventuels. La zone actuelle est une zone institutionnelle. Et lors de la réunion de la commission d'urbanisme, le mois dernier, la commission a voté pour approuver le reclassement en zone C2. Cependant, au conseil municipal, à la demande du requérant, cette désignation de zone C2 et son examen ont été mis en attente. At this stage, it is still an institutional S1 area and it has not been classified as a commercial area by the municipal council. But, according to what will happen tonight, the applicant will make decisions on how to proceed. I address this point because the validity of this conditional use permit depends on this classification as a commercial area of the C2 neighborhood. The adjacent areas are a C2 area of institutional offices, restricted, as well as a C3 area of road sales and general offices. At the moment, there is no property structure. There is a high-altitude access management plan, which is a special plan and in jurisdiction on the site. Le demandeur sollicite l'autorisation pour un service de lavage automobile dans un quartier commercial de quartier, la zone C2. Avec un service de lavage automobile, on estime à 71 le nombre moyen de déplacement par jour de semaine habituel. Selon le demandeur, étant donné que le lavage auto attirera ses clients depuis le trafic existant, l'impact sur la circulation dans la zone ne sera pas négatif. Services are available on the site and according to the street management plan, Dave Ward Drive is a major axis, South Donny is a major axis and Silver Spring Circle is a local residential street. It is designated as multifamily in the global plan, but this does not reflect the extent of the commercial development that has taken place along this part of Dave Ward Drive in recent years. A request for minor loading is under review and some of the conditions associated with this conditional use permit can be finalized during the cadastral plan process as part of the minor loading. So, as discussed during the previous meeting, and I will repeat it, Dave Ward Drive has access management constraints. South Donaghy has access management constraints to ensure a sufficient distance between intersections and charter entrances on the site. And then Silver Springs and Dave Ward Drive, the management constraints of Dave Ward Drive's access. But we also have Article 9 of the Zoning Code Regulation, which, when a project goes through the site development review, forces us to consult it, and this limits the distances of charter entrances to major, minor, and collector arteries. Silver Springs is a local road, so it is a public street and it is a local street. And I raise this point. So with the conditional use permit, additional conditions can be added to manage access to Silver Springs. But when a project is authorized by law, charter entries on Silver Springs cannot necessarily be restricted by conditions. Le demandeur propose un accès croisé le long de Dave Ward Drive par le biais de la demande de lotissement. Et le demandeur a aussi, avec la nouvelle conception du site qu'il a proposé depuis la réunion précédente, au lieu d'avoir une entrée chartière qui ne dessert que ce site.

Pourriez-vous afficher cela?

Il propose un accès commun qui se situerait sur les limites de propriété proposées entre le lot 1 et le lot 2 sur Silver Springs. Le directeur de l'ingénierie de la ville de Conway a fourni l'évaluation suivante en examinant les plans du site et l'utilisation proposée pour un service de lavage automobile. Notre préférence et notre recommandation sont que l'accès secondaire au site soit fourni sur Silver Springs Circle et non sur South Donaghy Avenue Avenue. We fear that any access provided to Donaghy near the intersection, i.e. the intersection with Dave Ward Drive, may interfere with the circulation and operation of the signal and the personnel. Planning has recommended the conditions if the Commission chooses to approve the use of demand. There are 18 conditions, some of which I will highlight, namely that the property must be registered in accordance with the zoning code and the order of the Canoway lot. There will be a registered service along the Dave Drive access, which will allow access to the 1 and 2 lanes from Dave Ward Drive. There will be a common access on Silver Springs. Existing road descents on Sao Doni Avenue should be closed. Existing road descents on Silver Springs Circle should be closed. There will therefore be only one road descent on Silver Springs Circle In addition, existing important mature trees will have to be integrated into the landscape plan and the conditional use permit is associated with the 1st lot, which has not yet been registered. If the lot is not deposited, this permit becomes null and non-existent. It will no longer be relevant if this lot is never deposited. I am therefore available to answer your questions. What has changed compared to the last time? The current difference concerns the common access. On Silver Springs, this is the only difference, instead of the reduction of sidewalks closer to South Donny, as well as the difference in the report, which consists of obtaining this evaluation of the city's tenure. So,

Quand cet accès débouchera, celui qui construira sur l'autre lot pourra aussi accéder à Silver Springs, ce qui, la dernière fois, posait problème, selon nous. J'essaie juste de... Où cela débouche-t-il si je regarde la vue aérienne? Cela va déboucher entre la maison numéro 1 et la numéro 2 à partir du coin, comme depuis South Donny, ou est-ce que ce sera au milieu?

Pouvez-vous aller sur l'image?

Est-ce que vous avez parlé du lot 1 et 2? Je ne sais pas où sont les lots 1 et 2, car ce n'est pas indiqué.

Sur les photos, en bas à gauche, on voit ce qu'il y a de l'autre côté de la rue. C'est donc à cela que cela devrait ressembler.

Et puis c'est... Bien, je dis que cela va déboucher au milieu de cette rue.

D'accord.

Pouvez-vous revenir à celle sur laquelle nous étions qui montre la sortie? C'est très bien. Ma question est, et je ne comprends pas pourquoi, je ne vois pas pourquoi ça ne pourrait pas déboucher tout en haut, là où se trouve la première sécurité. Ensuite, il y a un autre bâtiment. Ensuite, un autre bâtiment. Pourquoi ne pourrait-il pas avoir sa propre route ? Tout comme les routes au lot et toute cette zone-là ont leur propre route qui passe derrière. Ça n'accédait pas au lotissement. Je pense que je ne veux pas. Nous allons entendre, j'ai l'impression, les mêmes choses que celles que nous venons d'entendre. La dernière fois, parce que cette route n'est pas une. Je veux dire, je conduis, je vais à Starbucks tous les jours. Donc j'ai emprunté cette route l'autre jour. Je pense que si ce trafic débouche chaque jour devant ces maisons, c'est très préjudiciable.

Sans zone tampon.

Donc je suppose que je dis que vous parlez d'une connexion presque directe à cette route, avec juste une petite zone tampon entre Silver Springs et la voie qu'ils doivent créer. So, why could this not be done away from the intersection?

So, I want to make sure I understand the question. Why was the option to avoid an exit on Silver Springs not proposed, rather using an exit on South Donny Avenue, with a transversal access between lots 1 and 2? The applicant did not propose this as a solution.

This is what we talked about last time. And the city engineer is not in favor of the idea of an exit on Donaghy. Well, originally, we said that they should change all their plans and everything else. And I understand that Donaghy is much further away. Well, it's just next to this road. What's the difference? It's a matter of a few meters. Because there will not be two accesses on Silver Springs. When there will be two projects,

We asked them to put in place a shared access. So for Silver Springs, whatever we develop on this site, no matter what it is, we will necessarily need access to Silver Springs. There is practically no way to avoid it. The church had access since Silver Springs. That's right. Yes.

If you look, and I wasn't there at the last meeting, but I listened to the presentation. If you look at the size of this unique terrain before the subdivision entirely in Zone C2, and if you compare it to the commercial corridor, there are natural transitions. Going south, In this specific case, because of the way they want to arrange things for lots 1 and 2, the transition will not be present for each project, if you see what I mean. I wonder, once again my mind wishes that the intensity is concentrated as far north as possible towards Dave Ward Drive to try to create a kind of transition. But as it is currently conceived, it is too high an intensity, even beyond the C2 ... This makes me hesitate because the conditional uses intensify the authorized uses of full rights in this area, and these uses are already intense, even if it is neighborhood trade. So I suppose that in this respect, what is authorized of full rights can serve as a transition, but I'm not sure that the applicant is ready to reconfigure his lot. They chose to arrange the lots this way. This forces us to have this conversation.

Well, that was my first question. What has changed? I mean, for me, it seems exactly what we talked about last time. May I ask you a question? Okay. I borrowed this route yesterday. My concern, and I echo what Laurie said, is when you look at Dave Ward, there is another point of access on Dave Ward, at the level of this secondary church, very, very close to it. Why? Why? Or I suppose. Is it going to be approved in the access plan? Has it been examined? You, I don't remember the name of the church anymore. Les Saints des Derniers Jours. Which is right next door.

So, there is, refer to the existing ABC border, which is practically right in the middle there.

Right in the middle of the property? No, not the property adjacent to the one we are discussing. Another lowered border, right there. It looks like the same problem we have on Prince, where everyone turns right, turns right and turns right.

So, if this project must be part of a loting or a redevelopment, then it will be something that will have to be examined. For now, they can continue to use it, but they will have to either modify the plan or close it during the redevelopment or the new loting. But this lowered border is taken into consideration during the measure from the border that the applicant proposes to use for this project. And that's why he should go and modify the access management plan of Dave World Drive. Because it does not reach the threshold of 300 feet.

But it still has to be done. That was more my question. It has not been done. No, it has not been done yet.

He does not respect the 250 with this existing cut according to the zoning code and he certainly does not respect the 300 feet because it would push just exactly. I think they have 190 feet of facade on Dave Ward Drive.

So it's 190, Dave Drive, and then... 37. I did well.

On Donaghy, at what distance should the lowered borders be spaced?

So, according to Article 9 of the zoning code, they must be 250 feet from the intersections. And since it is a cross-country terrain, we are concerned by both sides. Paul, they would therefore need 500 feet of facade to respect this rule.

That's why we can't land on Donaig.

That's why they would need a derogation to access Donaig. Rather, sorry, yes, a derogation. They should therefore address the zoning adjustment council to obtain a derogation in order to use this boat. Ensuite, nous contacterions l'ingénieur de la ville pour déterminer l'emplacement le plus approprié car sa préoccupation concerne la zone du feu de signalisation où les gens font des demi-tours.

D'accord. Quelle est la distance entre Dave Ward et Silver Springs? Elle est de 347 pieds.

Et vous dites qu'il faut 500 pieds et non 250 parce que…

There must be 250 feet of each intersection. We have the intersection of Silver Spring Circle and that of Dive Drive. It must therefore be at 250 feet of both.

So we would have to...

Even if it were a transition property with a high intensity at the front and a lower one at the back, we would have to go out by Silver Spring.

D'accord. Je me base simplement sur ce que nous avons fait. En utilisant l'exemple de Routolos et tout le reste, s'ils ont eu, et encore une fois, ce n'était pas une route, mais le parking, on dirait qu'on peut sortir de l'église, comme ce parking arrière peut-être vers Silver Springs. Donc, s'ils avaient un trafic léger une fois par semaine, contre un trafic intense, 7 jours sur 7 maintenant, est-ce que nous... Y aurait-il une zone tampon pour ce lotissement, comme ce que nous avons fait là-bas ? Avec clôture, arbre, ou seulement la route ?

Je... Je ne sais pas. Concerne la partie lotissement, ils devront avoir une servitude de plantation et nous pouvons amender ces conditions pour le permis d'utilisation conditionnelle. Et si cela implique de proposer une clôture, une zone tampon végétale, ou s'il s'agit d'examiner les différents types d'entrées et leur emplacement, c'est quelque chose que nous pouvons modifier.

Il prévoit actuellement une zone tampon paysagère de 25 pieds.

Mais une clôture. La clôture plus haute aussi, je crois. Je n'ai pas vu où c'est indiqué.

C'est sur leur plan.

Et parmi les conditions, il est aussi demandé d'intégrer autant d'arbres matures que possible.

C'est peut-être hors sujet, mais la différence ici par rapport... At Routelot, we have the closure, then the neighborhood, whereas here we have a kind of street. So it's not, it's comparable, but it's not the same thing. Or like the one a few weeks ago, where we added additional vegetation on the property side, and then we have the street, whereas here it's the opposite.

In this scenario, where they have shared access, sorry, if they have shared access since Dayward Drive here, when they arrive for the Load 2, how will the Load 2 access? Will it happen straight away?

So they will have access coming straight from Dayward, as well as common access from Silver Springs, if this arrangement is approved.

So this development would be linked to this entry and out in two directions since Silver Springs? Yes sir.

Because at the end of the day, on DevWard, they are limited to... On SilverSprings, with the conditional use, we specify things. Exactly.

Correct.

They can only have one, instead of having... Other questions for the staff, for the moment? Very well. Thank you. The questioner is present to speak in favor of the request. Please indicate your name and address for the verbal trial.

Kurt Daniels, Cochrane Engineering, 8th Main Street, Wville, Missouri. Yes, we heard your concerns last week. Yes, we focused on the issue. You just have to address this point first. We came back to the subject after hearing the concerns, not last week, but the other months, on Silver Spring Circle. We analyzed what we could do. We talked to the city staff about the point of access to Nice that was not feasible according to the codes and everything else. We had our own access. We wanted our own access to Silver Spring Circle. The landowner informed us that there was a landowner under contract for the plot east of ours. So we went back and contacted this, I suppose, the landowner under contract. Je ne veux pas vraiment révéler qui ils sont car je ne pense pas avoir le droit de le faire.

Nous leur avons parlé.

Ils voulaient leur propre accès sur Silver Spring. La seule façon pour que ça fonctionne pour nous deux est d'avoir deux points d'accès. Selon mon opinion professionnelle, avoir deux points d'accès au nord et au sud de cette parcelle est la seule solution viable. We talked for a few days with the owner under contract of the S part and we agreed to share the access point. So we moved our unique access to the east and I think they also slightly moved theirs to the west. We therefore made the bridge between the property owners under contract and we said ah okay we understand the position of the city not to have access to Silver Springs. We also evaluated with the engineering team on Donaghy if we could access it. It did not work according to your plans. It does not really work for the site. It makes it, to a certain extent, unconstructable. We therefore agreed with the owner, under the party's contract, to reduce to a single point of access. We all agree on this. We then turned to the city staff. I think you had about half a dozen. We reviewed all the points addressed during planning and zoning a few months ago, regarding access to this site. This is what your municipal engineer wrote, as you could see. They think it's the most compliant solution, without wanting to talk about municipal codes, but we think. And I think, without wanting to put words in their mouths, that the municipal staff thinks it's our only feasible access point for the South on Silver Springs. Because if you look at a site of this size and say that you will only have one entrance and exit on the right, in 30 years of work, I have no clients who will find this site viable. This is where the difficulty lies. we have spent a lot of time trying to find another point of access elsewhere and unfortunately according to my professional opinion I do not know if it is possible to make this site exploitable as access to the west side of south dj is excluded as you have heard there will be no other access to our The only thing left is the entry and exit on the right on Dave Drive or what we propose. And we agreed with the adjacent owner under contract to combine us in one access on Silver Spring Circle. We accept the conditions. We will work with the city staff on all these points. I would be happy to answer any other question, but we have carried out an exhaustive analysis on how to make this site functional without access to Silver Spring Circle. And unfortunately, in our opinion, we do not see other options

Questions for the questioner? Thank you. Does anyone else wish to speak in favour of this request? Name and address, please.

Can you fix this, my author?

The last time, I was asked to speak louder or to raise my head.

Je suis le gestionnaire immobilier de l'église luthérienne Peace. Nous essayons de vendre cette propriété depuis une éternité. Pouvez-vous passer à la diapositive qui montrait la vue d'ensemble ? Je crois que c'était vous, Mamé Guecouc, qui posait des questions sur le point d'accès à côté de l'église à l'est de nous. At some point, we had a buyer and we suggested dividing the land in this direction, which would have allowed a larger and lower access. And we were looking for a service to use it. They did not want to give us this service. This forced us to take everything back to zero and the plan came to light on a left and right solution. Je ne veux pas révéler qu'il acheteur pressenti pour la moitié droite de la propriété. This is not my role either, for legal reasons, and we are really... You can see it on the map, stuck between the hammer and the anvil, with Southdig and its access points, which you speak of, at 125 feet from each side. We understand that we are limited to Silver Springs. To clarify a little more on your map, right there where it says SEL on Silver Springs, it's... That's about where the access point is. Compared to the drawings they have when they turn it on the side. I'm not a municipal engineer or anything like that, but... However, here's an idea. Transform Silver Springs in a unique way. Would that help? Because it's just a big U. Would that help the circulation? In and out. I'm not sure. It's something...

I see the interest of the plan that they have developed to try to have a common access on both sides because otherwise if we do not have a certain type of access to Silver Springs

Selling this right half of the property will be practically impossible because it is limited to an entrance and an exit on the right. And yes, I know that you would like this land to remain empty forever. However, I think there are better uses for the city and for our church. And I'm sure you're going to hear people talk about

Two traffic problems.

But don't forget that there is a... a central flatland on Dave Ward. So when we tell you that the morning traffic doesn't allow you to go west on Dave Ward, keep in mind that there is this flatland. It won't affect anything anyway. That's all I had to say. Thank you.

Does anyone else want to speak in favor of this? Please indicate your name and your address.

Alan West, 8 Sharon Lane. I express myself in the name of the members of the Lutheran Church of Peace. As Brent said, we have been working on the sale of this property for 18 months. The two companies interested in this purchase were both reputed and professional in their exchanges, their cooperation and their efforts to make it favourable to all. The Council and the Church support the conditional use permit in order to obtain a positive result for the city, the community and the growth of our Church. It is crucial for us to conclude this transaction and move forward. It would be very harmful for our existence if this was not approved. I encourage you to adopt it. Thank you.

Thank you. Is there anyone here to oppose this request? Please indicate your name and address for the procedure.

Hello, my name is George Rapper. I live at 826A South Downey Avenue, which is practically in front of the washing station project. I have been living in this house since 2002 and in Conway since 1996. So this is my home. To begin with, there are already 10 other washing stations in Conway. 4 of them are located on a stretch of 8 km on Dave Ward, from Splash Car Wash in Hogan to the new Tommy's in Commerce Lane. Two of them, the Take-Five Car Wash and the other Splash Car Wash at Dave Ward and South German, are 400 meters away. And the Take-Five is 800 meters from the proposed location. This would place three washing stations on a stretch of 1.5 km. From South Donny to South German, or about a quarter of all Conway stations. They offer access by Dave Ward and Silver Springs. Dave Ward makes sense, but not Silver Springs. Of the 10 existing washing stations in Conway, 7 have no direct access to a single road. Some have access to other parking lots, but only one direct road. The only two with two road accesses are Tommy's and the East Oak Expressway, both located in purely commercial areas. The South German Splash Car Wash has no direct access to a road. It shares its accesses with J. Philips and McDonald's, And if 80% of the washing stations in Conway do not have or do not need two roadways, this one does not need any either. The request indicates that 71 cars are expected on a daily basis. But it is also written, I quote, Gang, the asker indicated that 350 cars per day are planned. I don't know what the exact number is, but if it's 350 cars per day, it's probably more than what Silver Springs sees on a whole day. This could represent double or triple the daily traffic of Silver Springs, which is an absurd number of cars for this small residential neighborhood. And this without even addressing the supply problems in our cities. You know, they consume an unreasonable amount of water. A washing station uses about half the amount of water consumed by a person in a whole day. And we have a shortage of water in Conway, not a shortage of washing stations. Our water should be reserved for the residents and companies already established here. I don't have enough time to address topics such as sound pollution, lighting and waste that end up in my garden, but I'm not opposed to re-zoning in C2. Last month, they cited examples such as a medical clinic or a restaurant with table service without a drive. This is a commercial area and I think these projects are appropriate. They probably wouldn't need to access Silver Springs, but even if that were the case, they wouldn't add 350 cars on this street. This is the wrong place and the wrong time. After all, there is absolutely no good reason to approve this conditional use permit. However, if you prove it, excuse me, if you prove it, you can now add conditions. I have a few of them to suggest. Demand that they use washing equipment that recycles the water used. The Western Car Wash Association is selling water savings that this allows to realize. Demand a decorative brick wall and landscaping on the three sides of the street, as for the Maverick service station, the old commando on the other side of the street. Demand outdoor lighting that minimizes light pollution and does not impact the houses on the other side of the street. and demand not only the preservation of mature trees on the ground, including protection against damage to the construction, but also that a certified arborist confirms the need to destroy any existing tree, and demand the replacement of any tree destroyed by indigenous mature trees approved by the committee of trees of Conway. And if access to Silver Springs is granted, it should only be a right-hand exit. Last month, M. Daniel said he wanted to build an auto wash on a field between Drew Hard Drive and Silver Paint Circle, wherever, wherever. If you still want to do it, I have no objection, because it is not close to home. But for all these reasons and many others, I am firmly opposed to a toilet at this location. Thank you for your time and your attention on this subject.

Thank you. Are there any other people who would like to express themselves against the request? Since there are none, we return to the Commission. Commissioner.

No questions? No questions. I propose to approve as presented with the conditions.

So, yes, I would not be in favor of what I am about to say.

I do not believe that the lighting was addressed. Did we address the lighting?

Our code requires lighting directed towards the...

Yes, Conway Corp, I understood you. And then the fences and landscaping, I would simply prefer that there is more precision. If it's neutral, I mean, I'm having a hard time. I understand that the church wants to sell the land and I understand that it is an appropriate option. I mean, it corresponds.

Conditional use.

With, yes. With conditional use. And so I suppose I'm having a hard time. I also understand that there are residents who live there, who live there. And so, once again, if it was a medical office with 30 cars that come and go during the day, in relation to that, it's really a nuisance for the people who live here. And I suppose that I simply feel that there must be more before I consider approving it, strengthening the libellum regarding closures, any form of tampons, anything we can do to make sure that, literally, only the street is visible and that they don't see anything, you know? Well, this organ has the ability to modify these conditions. You can do it. You can, that's what I want, modify the conditions and then vote for... or against.

How would you formulate the condition for this halogen?

So, number 13 stipulates that filtering measures must be implemented between the washbasins and the property limit and you therefore wish to add the property limit south to the measure of protection point by point.

And as for the other elements, we had included a specific formulation, I believe I even specified the type of closure and height to guarantee. Finally, I want this high closure for intimacy, as we did, as we did. I don't remember the exact formulation, but we modified it during this same meeting, in the same way.

Would you? I'm not sure this is the case. But would you? Would you like closures only on the south side? Since you placed them on the east side, you are probably between two companies in this place.

No, I mean, for me, it's the residents that we protect, both of them. Deux entreprises peuvent s'arranger.

Je veux dire, je me soucie de protéger les résidents qui vivent là du bruit, de l'aspect visuel, de tout cela. Pour ce qui est de la formulation, cela ne me dérange pas d'utiliser ce que nous avons fait par le passé comme norme, enfin, quelle qu'elle soit. Mais malheureusement, je n'ai pas cela sous les yeux.

I would say to add an additional condition stipulating that a wood or brick fence will be required on the border south of the property. I was reading the other document that we had, the border south of the property.

So I don't know if this is the formulation you want to use or if you want to be more precisely, on the fact that there will be this plantation servitude associated with the loting if it must be placed inside two plantations.

Is there a closure on their side, on the outside, for, you see what I mean, aren't they supposed to put the plantations? That's it. But we can determine it.

We can say both. Well, we can tell them where to put the closure. In the plantations.

Si vous voulez les plantations entre la rue et la clôture, si vous voulez 25 pieds à cet endroit, alors ils mettront la clôture.

Doivent-ils installer un trottoir là-bas? Des trottoirs seront exigés. Trottoir, plantation, clôture.

Ce sera, ce sera la rue, 6 pieds de trottoir. Plantation ou clôture?

Plantation. Ensuite la clôture, la clôture.

Une bonne zone de temps.

It suits me, I mean, I mean that this closure on Prince Street looks good. It's beautiful.

And it offers, I think, residents a certain intimacy. And people notice it.

But it's a wooden closure, for example.

Exactly.

We could only make wood or we could, you know, make wood or shelter. One or the other suits me.

I would prefer Freemasonry.

I would definitely prefer it, given the intensity and proximity with the existing residences.

We want to specify the material, then the height, brick, and at least 8 feet, and at least 8 feet.

Brick or wood, 8 feet, just at the southern limit of the property.

It can be a masonry material, not necessarily brick, but if it must be aesthetic and correspond to future development, very well. We will let the person explain.

I like that, Kevin.

D'accord, Alexandre. Bon travail.

D'accord, je vais lire. Et nous l'ajouterons. Nous voterons uniquement sur cette condition additionnelle.

Juste cette condition additionnelle. Et ce n'est pas le vote sur l'ensemble. Juste une nouvelle condition 19.

Donc, une clôture. En bois ou en briques de 8 pieds devraient être construites à la limite sud de la propriété. Pas en bois. Maçonnerie.

Maçonnerie. Maçonnerie.

Exact. Supprimer le bois. Je pense que la maçonnerie peut aussi être des blocs de baie. Donc je pense qu'on veut dire brique.

Oui. Brique. Pierre. Matériaux de maçonnerie durent. Je dis brique. Faisons simplement ça. Pierre, on pourrait juste dire brique.

Faites simplement un brique. J'essaie de laisser un peu de flexibilité.

Une clôture en brique de 8 pieds devra être construite à la limite sud de la propriété à l'endroit déterminé par le directeur de l'urbanisme.

Non. Nous allions donner l'avis que nous venons de dire. Le trottoir, puis la zone tampon, puis la clôture. Exact. C'est ce que j'ai dit.

Nous allons laisser six pieds entre la bordure et le trottoir. D'accord. Donc, est-ce que ce sont des trottoirs de cinq pieds? Donc, dans l'emprise, il y aura un espace vert de six pieds derrière. La bordure.

Eh bien.

And then there will be five feet of sidewalks. And everything that remains of the fence that they have to give up, give up. And in this area, part of the tampon can be in the fence, right? The trees can be in... No. Okay. It can be in the retreat, but... It can be in the retreat, but not in the fence. Okay. So once the fence is finished, they have 25 more feet of vegetation. And then... Gas. And then the closure on their side. Correct me if I'm wrong, the intention of this condition is to simply place it on the property limit outside the lease.

Or the intention is that the lease ends where the sidewalk ends. Then there is a vegetable tampon area and then a fence. What you just said.

Because it benefits the people who live there. It offers them a green space to see. Then a fence. Not just a fence directly in front of the house.

It's not just for the water that comes. It's to help give the tone for what will come later. The integrity of this facade of the residential area.

So, a brick fence of 8 feet must be built at the southern edge of the property, at the level of the 25-foot landscaping area.

I would listen to the recording, but that's enough.

We retain this formulation. So, we are going to vote a motion again. To add this condition, it is not a vote on the entire permit.

I propose a motion.

support all those who are for the oppositions very well we have added other questions comments additional conditions that the commission considers necessary for this at this stage I am ready to propose a motion for approval with all the conditions including the 19th Anyone to press? I press. All those in favor? Opposition? The motion is adopted. We move on to the new cases. Our next point is a conditional use permit to authorize up to 18 units per acre on a single lot in a C2 district.

Sorry, I was taking notes on the previous video.

To make extra hours.

I'm trying to write it down, to try to formulate it.

Okay, so it's a conditional use permit to allow up to 18 units per acre. It's on a C2 lot. It's located at 1050 Andrews Drive. It's a bit north of the intersection of Musum and Seven Morgan, if you know the neighborhood. The site is 5.41 acres. The current zoning is C2. The adjacent zoning includes S1, which is our institutional district, as well as other C2 zones. There is no existing structure on the property. It is not located in a superposition zone. It is in the unifamily designation of our global plan for the impact projected on the circulation. The applicant offers a total of 78 units, grouped by 4 to 6 units per structure. So it's not exactly a quadruplex, some buildings going up to six units. With an estimated average of 6.74 vehicles per unit, back and forth included. The project generated about 526 vehicles in total per day. The site being currently not furnished, this would have a significant impact on traffic on Museum and I mean Andrews and Museum. The closest available data concerning the current traffic count are a little far from our current location, but they are estimated at about 6-800 vehicle movements per day along Museum Road, just a little further south. The site is not in any flood zone of the FEMA. Electricity and water are available on site. Le réseau d'assainissement doit être étendu jusqu'au site, mais je crois que le demandeur en a déjà discuté avec Conway Corp. Andrews Drive est une route résidentielle locale et Museum Road est une voie artérielle secondaire et un segment du projet de sentier partagé connect Conway bifurque vers l'ouest le long du côté nord d'Andrews Drive sur environ 450 pieds, puis traverse et continue vers l'ouest le long du côté sud d'Andrews Drive jusqu'à son intersection avec Museum Road. There is no improvement project of the current or future area known near this location. Do we have any comments from the staff? The global plan identifies this property as being intended for single-family housing. The demand is not in line with this designation, but the area has been classified as C2 for some time and tends towards commercial, so a higher density residential use could be appropriated. Il existe un permis d'utilisation conditionnelle sur le site. Il concerne un practice de golf à vocation récréative commerciale. Celui-ci a été autorisé en 1987 et est toujours en vigueur, car il couvre des terrains situés en dehors de cette propriété. Il restera donc en vigueur en plus de cette demande. Given the standard requirements in terms of development examinations, including parking and withdrawal constraints, the total number of units of 18 units per acre will not be achievable. The design and density of the site are likely to be modified, but will not exceed the required quota of 18 units per acre. On the basis of the only surface and taking into account an authorization of 18 units per acre, this property could accommodate a total of 93 units per acre. The applicant expects each unit to be full-feet and to be taken to the ground of 100 square feet. On this basis, as well as on that of the 35 buildings allowed for the C2 area, the property could accommodate a total of 69 units. The site is currently vacant. Adjacent and close uses include Curtis Walker Park in the north. A storage warehouse, which was once the first Windows, is also in the north. There is a dermatology clinic in the east. There is also a residential lot in the Dermatology clinic. And on the other side of Museum Road, in the west, is the Human Development Center of Conway. But the closest part of Museum Road is largely vacant. Due to the classification of adjacent zoning and the use of non-residential soils, a multifamily development with moderately high density is appropriate and would probably not harm the neighboring areas. The staff is willing to authorize the development to conform to the smaller retreats of the C2 zone, provided that part of the free space on this property is designated as recreational use for the residents of the project. This does not include the green spaces located in the retreats of the structures. Access to all units must be done through internal streets and private roads, which means that no housing must have direct access from Andrews to Museum Road. If the development is carried out on a single lot, it is submitted to a site development examination and a loting. The site development examination will determine the final number of units authorized on the site. And I have some authorized full-fledged uses in zone C2, if you are interested, just for comparison purposes. Apart from that, the conditions are quite standard. They must comply with the site's development review. As I mentioned earlier, I have a stipulating condition here that they must be oriented and have access from internal access routes. The development must include a connection to the Connect Conway network. It will have to comply with the Zonage C2 regulations, but it will also have to include an open space designated for recreational use by residents. Examples include a park, a playground or a kiosk. And the rest concerns the standard language on conditional use concerning its expiration, if it did not start within the 18 months, and so on. And I'm here if you have any questions.

Questions for the staff. Thank you. We don't have any.

Sorry, I had a few questions. Do we know when he received the C2 zoning, when this area became C2?

I'm very happy that you asked the question. Did I do some research?

I beg your pardon?

D'accord. Donc nous n'avions pas l'ordonnance cartographiée pour cette raison. J'ai donc cherché dans nos ordonnances et je suis sûre à 99,900 qu'il a été rezoné en 1997 de A1 à C2. D'accord. J'ai notre responsable SIG. Il va le confirmer, mais il est absent pour le moment. Toutefois, je peux lire assez clairement pour être confiante sur le fait qu'il s'agit bien de l'ordonnance correspondante.

In 1987, we obtained the zoning and then the last urban planning. I think it was updated. The land occupation plan was updated more recently than that, I suppose.

I think so, can you remind me? The year? 2000-2003.

So not so many years later. And I suppose what I mean is, is there a residential area, for example, that allows you to reach a density of 18 apartments per acre? Pourquoi ne viendrait-il pas pour re-zoner dans le cadre d'une conversation sur le zonage de l'occupation des sols ? Cela a-t-il vraiment de l'importance dans ce cas ? J'essaie juste de comprendre ça dans ma tête.

Les 18 unités par acre équivalent à la zone MF2, qui est l'une de nos zones résidentielles, mais nous ne la considérons pas comme multifamiliale ou à usage résidentiel. Si je devais deviner, ce serait probablement simplement parce que nous essayons généralement de protéger le zonage existant si nous le pouvons. And this allows demanders to simply go through the conditional use procedure instead of having to go through a rezoning procedure. But...

The MF2 zone would of course allow for higher heights. Would you have to deal with a more vertical component?

Yes, people can make duplex-type developments and similar, but it is closer to a residential complex zoning, like your typical multi-storey apartment complex, but they are not limited to that.

And with this conditional use permit, similar to the previous one, we can add conditions for things related to the mass plan.

That's why we love conditional use permits.

It's another one. I just had a few comments. I don't know if we want to discuss at this stage, but I'm done with my questions for the time being.

Thank you personally.

Is the applicant present to speak in favor of this request?

if you could tell us your name and your address for the verbal trial. Landon Sanders, 306 Salem. I am here on behalf of the applicant. The personnel explained things to me, but I am here to answer the questions. Do you agree with the nine conditions listed?

Questions for the plaintiff?

There is no problem with that, but since the school started today, you know, it's a bit in the minds. Worries where I'm just curious, I imagine. Have you thought about the neighborhood? The school is right there, in the traffic. Surtout préoccupés par les embouteillages, les gens qui ne peuvent pas rentrer chez eux, ce genre de choses.

Oui, certainement. Autour des écoles primaires, il y a des embouteillages dans toute la ville. Par rapport à ce qui est autorisé de plein droit, ce n'est pas loin et c'est même parfois inférieur à ce qui est actuellement autorisé de plein droit en termes de trajet moyen, par véhicule et par jour. And so I asked the staff to release some statistics on vehicle trips per day for some of these other authorized use of full rights and they can be quite important. And we can conceive that with the size of this field, you could have several of these uses and combined with full rights, it would be even more important than that. So I think the impact will be minimal. But certainly, you know, these schools provoke plugs, whatever will be built there. Thank you. Other questions for the candidate?

Thank you. Thank you.

Is there anyone else here to express himself in favor of this request?

Is there anyone here to express himself against this request? In the absence of other requests, we will resume the deliberations of the Commission.

Motion to approve. Kevin, did you have any questions, Kevin, before we... Well, I'm just looking at this recreational use, existing in the North, at Curtis Park and inside... I mean, I know we can go out on Andrews and use the sidewalk to bypass, but I wonder if there is another secondary connection. We could plan a stipulation.

along this north-south oriented street.

If you manage to see it, these are the units facing east and west and west. I would like to see another access. There is a small dirt road that goes up, I could show it on the map, but it would be an access from the inside of the site to a recreational, active, active, existing use, independently of having to simply take the sidewalk and go around. It would be an appreciable convenience. People who live on this

Parlez-vous d'un accès piéton ou d'un accès vélo? Piéton.

Piéton, juste un moyen d'ouvrir et de permettre un accès.

Pouvons-nous avoir la carte Connect Conway?

Et maintenant, je pense que je vois de quoi vous parler, Kevin, et je... Voici votre Connect Conway, et elle remonte.

Et des...

I think it's also something inside that also allows people who live on the far side, the west side, well, yes, they could also go all around, but it might be much simpler for these people to have a shorter access.

I see what you mean. So something that is a little more central on the site. Exactly. How would you do it? How do you condition it?

And then, do we reduce the size of a field? And then we let the public pass between people's houses?

No.

According to the orientation here, it would be enough to take advantage of the existing land, or even if it is private, this private road would be extended by using existing sidewalks that are internal.

But I mean, you can get to the northern limit of the property, but then the Curtis-Walkers are not allowed to build a sidewalk or anything or anything.

He's going to die there. And there are currently no sidewalks on Andros, that's it. Are there any where it has been developed, but not?

There are not any near this house. I don't remember if the president or not.

I think adding sidewalks is enough for the public transit.

Do you think it will be enough for their traffic?

Yes, because I think that if you go on Curtis Walker, it will not lead anywhere, it will be a sidewalk to nowhere.

And is there a ditch there? There is a ditch there. You go out on a ditch.

I think for me it's... What does it mean? Very good idea, yes. There was a bridge on the ditch. Yes, there is a ditch there. Very good idea, yes.

Let them take a few more right steps. Let them fall.

All right. Thank you. Other discussions? I propose to approve with the conditions.

Seconded.

All in favor? Against? The motion is adopted.

Very good. Le Carcenet. Other matters to be dealt with? I have some.

So the city, about a year ago, received a grant from the Programme de Subvention pour les Forêts Urbaines et Communautaires du Service Forestier de l'USDA. It was for a quarter of a million dollars. I think I may have already told you a little bit, but in short, it was in order to develop a community forest program. So that allowed us to associate with the OIO DV group to conduct a study on five screening sectors. If you look here, these are the limits of the city and these are the five sectors. We have 131 screening sectors within the limits of our city and these are the five that have been designated at the federal level as disadvantaged and they have used several factors for this determination. There is an aging population, socio-economic dynamics and general health concerns for the residents of these areas. So, although this does not give us a complete picture of Conway, it provides us with a sample on which we can work. So, DEVA started by making an inventory of each public tree located on a field belonging to the city or on roadways in these areas. They said they had identified about 5,000 trees and they examined their canopy, their general health status, their species and their age. We are currently in the debauch phase of this program and it was passed by community engagement pilot committees. We have had a community commitment, in short, we have had very good contributions from the public and the municipal staff has also been involved. So this plan will identify immediate needs as well as those at about 20 years old. And their recommendation will be to maintain the canopy, to manage public trees and to protect against threats. I can give you a warning here. Even if someone has brakes, you have to kill them. The brake grill comes by our house and it will kill all the brakes. So there are 24 who are ... no 40. Je ne me souviens plus maintenant. Je pense que c'est 44, mais bref, 24 qui sont à traiter immédiatement. Et pour information, la ville abat peut-être 10 arbres par an. Donc, cela va doubler ce que nous devons abattre dans un avenir assez proche. Mais bref, c'était ce qui était jugé à risque immédiat. So we are trying to build a community forest, diverse and resilient, and to slowly develop the forestry program. Probably the first thing we would do would be to hire a certified arborist for the city, who could then work with the forestry service, parks and leisure, urbanism and everyone. Because at the moment, you know, if a sidewalk must be installed, the transport service does not need to ask permission from anyone. They will simply demolish the trees and build roads or something else. L'objectif est d'avoir quelqu'un qui puisse coordonner tout cela afin que nous puissions sauver nos arbres matures. Et la recommandation numéro 6 est d'impliquer la communauté. Donc une fois que cette ébauche sera présentée au Conseil et adoptée avec l'aide de DV, nous rédigerons ensuite des ordonnances à faire adopter pour travailler vers cet objectif. Things like the deforestation of vast expanses to carry out projects, to create lotteries and others. We will now have an ordinance that will prevent this. Nous étudions un aménagement paysager renforcé en zone industrielle car il existe peu d'exigences en la matière alors qu'on constate que beaucoup de ces sites possèdent de grands terrains vides. Nous proposerons donc, vous savez, des bosquets d'arbres et ce genre de choses. Donc, je vais leur demander Maybe not in person, possibly via Zoom or something like that, but I'm going to ask Davey to present this. This is not a decision-making point. It's just if you want to hear about it. Okay. I love that so much.

As an real estate agent, my worst nightmare is when I know it's easier C'est plus difficile d'embaucher les bonnes personnes. Nous avons tant de quartiers sans aucun arbre.

Parce qu'ils sont totalement rasés.

Ce qui se fait dans les villes chaque jour, c'est une dépense supplémentaire pour le promoteur. Je comprends. Mais mon Dieu, c'est tellement plus joli. Et en tant qu'agent, ce sont ces quartiers où les gens veulent vivre, n'est-ce pas ?

Ils les apprécient. Vous savez, nous avons approfondi les ordonnances d'autres localités et je pense que nous allons obtenir de bons résultats. J'adore.

Did you talk about a 1.25 million dollar grant?

1.25 million. Yes, it's 250.

So here is our law.

Save the trees. Call it whatever you want. We're going to call it community forest program.

Help a forester to integrate this element.

Exactly. And with a little luck, I mean, the goal at some point is to have an entire department dedicated to the management of weapons. They are very important. I learned so much during this process about what they bring to the environment, to your mental health, your physical health, all that.

There are many studies that quantify the value you get from them.

Oh yes, and new justice developments.

Voilà, c'était mon speech pour ce soir, mais si vous êtes disponibles, je lui demanderai de vous faire une présentation, probablement, juste avant.

Qu'elle ne vienne le faire physiquement pour le Conseil.

D'autres affaires ? D'autres soumissions ?

Sinon, nous prendrons... Motion pour lever la séance. Appuyez. Seconde réunion.

Je... Vous devez...