Planning Commission - Regular Meeting

Order. I pledge algiance 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. Dear heavenly father, be with us this evening as we do the business for the city and the community. In Jesus name we pray. Amen.

This is item C. Approval agendas is to approve the agenda for February 9th, 2026 regular planning commission meeting. Make a motion to approve the agenda for February 9th, 2026. Second. All in favor? I I This is item D, citizens comments. At this point, uh Mr. Chair, you're welcome to open citizens comments. Anyone is welcome to speak. They must state their first and last name and where they reside. I believe everybody's here for an agenda item except for our council in the back. Would you guys like to comment during this comment? Appreciate you guys drilling up some good weather here this week. You might get out and play some golf. Definitely. Thank you. All right. Open and close citizen.

Very good. Don't put any of that. This Icy consent agenda. This is to approve the minutes from January 12th of 2025. Just as a reminder, we had a vote on the chair and vice chair. We had a preliminary plat for the city public works building. Final plat for city public works building. Preliminary plat for the north park. Final plat the north park. Preliminary plat for city center third edition. A final plat for city center third edition site plan building company. And site plan Wilkins office of construction equipment rental and resone building company. Make a motion to approve the minutes from the January 12 25 meeting. Sorry. I'll sell if there is.

All in favor? I

thank you very much. Old business, there is none new business. This is G1. This is a site plan for the public works building. So, the city has partnered with Construction build a new public works building on city- owned land north of wastewater treatment plant. The building will be built on the recently platted land be used uh to house the burrow staff within the department. Building will ideally serve to fulfill the purposes needs of public works department for some time to come. The building facade needs to be approved by planning commission since it is an all male building. Um the planning commission is reviewing the site plan for the new public works building. We do have Jason Collie. He's the public works director and we do have heighten as agent for the applicant. So you guys have any questions for public works or heighten? They are present. These are just some um numbers for the site plan. And this is the layout. 199 is over here. The entrance will be right over here. And then this would be the middle building obviously. Then we have the parking right adjacent to it. The tension pond would be in the northeast corner.

I did have a question. Is the designated parking there for the employees or is that for office people? It would be generally for employees, but is there any additional parking available for I don't know visitors? I'm not sure if that'd be a lot of visitors. So, that would be mainly for visitors and we have conferences in the conference room and such. Um, so our employees will have some parking that they can do inside the yard or maybe by the salt room and such is kind of what your idea will be. Those are really no designated places.

There will be designated placement at this point. This is a concept. It'll be gravel routing or pavement. Gravel. Gravel. Gravel some pavement here. I believe this is going to be concrete. Is that right? Yes. Yes.

So only concrete portion would be the parking aspect of it. But I this is pretty impervious as it is. And so I still think they're going to be that detention to offset that. Financially non-legal considerations. There are none. It is recommended that plan commission approve the site plan for the public works building. Um as mentioned if you have any additional questions for how to build a public works feel free. is the plan for the building that's there.

There is no building there now. The one that the south the salt one the salt ship building or you talking about the existing building the public works. Yes. So the existing building you can come up.

Yeah. So the existing building at this point will be utilized for storage and such. Um we have had discussions amongst us ourselves as well um as needing some place to make mechanical work and such that we keep us out of the facility off that new concrete and such. So like things like oil changes and such may be done in that that older building. Um and that also opens us up for more storage as well. Uh it's is mainly the biggest idea for that building. It's not really large enough to house our employees like we said. Um, but it's definitely large enough to house more equipment or anything that uh falls inside of more storage.

I think the police utilize the building on as well forounding.

Yeah, the police actually use the the part that we get from the township from township. They utilize some of that storage for evidence. uh and they have an evidence room in that. Um currently we utilize that to store some of our heavy equipment and also our signs um and also some barricades and such. Anything else? I'll make a motion to approve the site plan for the gutter and public works building.

All in favor? I very good. You guys welcome to stay the rest of the night or if not happy evening.

This is G2 site plan for prayine partners John Deere building. So test race submitted a site plan behalf of prayine partners to be considered for building a John Deere facility on the 215th and US54 on the southeast corner. Building is anticipated to be John Deere equipment sales and maintenance facility. Uh the land is gen is going through the platting process today as well. You guys will see a preliminary and a final plat for today. Planning commission is doing a site plan for the new John Deere building. The site area is around 26.19 acres. Lot coverage is around 28.5. The building area itself seems to vary between 70 and 73,000 ft. Building height is 34. We have two ADA parking, 75 standard for a total of 77. Here's some concept renderings and the full site plan is included in your agenda packet. Financially and legal considerations there are none. It is recommended plan approve the site plan for the John Bland apartment building. Um we do have test right here I believe. Yes. Okay. But if you guys have any questions, I'm happy to answer a few. So,

no, I do not. I'm good. Good. I'll make a motion to approve the site plan for the John Deere Prairie Lane partner building. Second, all in favor? I I

Very good. Item G3, this is site plan for the GD North Park building. So, city has partnered with Bath & Company and Shaper Architecture Design a new park area on the southwest corner of 183rd Maple. Design is largely an open concept. However, there is a main building that will have occupancy in a formal commercial review process if necessary. Uh, this building is being presented today for review of the site plan before it moves on MBCD park engineering review for the structural mechanical plumbing. This land was replatted on December 8th of 2025. So, plan site plan for the new North Park building which will sit on the southwest corner. Here's some general information as it pertains to that particular site plan. Here's a concept rendering of the main building. There was two pictures sent. Um I don't know these are two options that are being like that or if there's one that said

no this one what you're probably looking at is this picture here and then another picture with the wrap being removed. So you're just seeing the high beams. Yeah.

Yeah. So that's it's the same building. It's just one of them showing the interior. what the composition of the actual structural material is and then the wrap around the structural material. This this is a better concept that actually shows kind of the layout, the big picture layout, the center of it being the pond. That's going to be the natural water feature that really emphasizes that. And then that building what you're looking at is over here on the north side. Financial legal considerations are none. It is recommended the plan approve the site for the North Park building. They are here. If you guys have any questions for them,

make a motion to approve the site plan for the Goddard North Park building. Second. All in favor? I I

very good. Moving on. This is item G4. This is a preliminary plat for Prairie Land Partners. So, Smith and Oaks has submitted a primary plat for the AV PLP edition generally located off the southeast corner of 215th of US 54. There is only one proposed lot. It's around 24.57 acres for an industrial building. There are no easements proposed since all lines that will feed the site will be private service lines. Detention is proposed in the southeast corner of the lot which counts for the amount of impervious surface being proposed. The city has not had the storm water plan fully reviewed yet and we'll be asking the planning commission to approve the plaque contingent on final storm water review by the city. Uh BHC is reviewing and we did get some feedback today based on the detention that's being proposed by Smith and Oaks and test rate for the project. It's just at this time we're still going through some of the details about pond sizing and peruse surface calculations and coefficients. So we haven't fully vetted all of the storm water yet but it's still being proposed. uh plan a preliminary plan for the ADPLP edition one lot 24.57 acres no easements proposed detention size accommodate the amount of impervious surface in theory and so we're just asking that be appro contingent upon that final storm water north is facing this way and so 215 is over here and 54 is over here at the side tension pond will be on that southeast corner that detention pond going to dump to when it comes up going to go right into the addition south of it.

Actually, that was one of the questions that came up was that is it going to be held and then metered out? Typically, what you have is a detention pond that's held and it'll meter out slowly over time as a as a natural discharge on the southern land. So, it'll usually have a weir and it'll just discharge onto the land to the south. That being said, that wasn't really called out on the detention on the storm water plan and so BHC called that out as a note that they don't have a we don't have a form of discharge and so as a discharge just going to be a blanket sheet discharge or is it going to be a concentrated discharge? So that has to kind of be addressed. How are they going to discharge the water after it's captured in a detention pond? So that has to be addressed. Typically if there was no building and there was no detention pond, the water would just flow to the south. And so since they're captured and it's being metered out, that's still considered generally acceptable because you haven't changed the natural flow of the direction of the water, but now it becomes concentrated. So is that considered an acceptable practice? Generally, it's considered acceptable practice, but they're still reading that vetting that out. And

how is that going to get across the uh rails for trails out there? Is there pipes going underneath of it or is it going to Well, this right now it'll just be open prair. This is open a land. So the rest of the a land goes all the way down here before it hits trail. So this water will leave this site and just travel through the natural waterways on the land. I think at some point it actually travels onto a channel down here and travels south, but I couldn't tell you definitively. There's a ditch along rails to trails.

But yeah, just going east and west. So I don't I'm not sure of anything that flows under. Yeah, I couldn't tell you if there's a bulber there or anything for that nature, but that's something that they're looking into. But for the most part, if it discharge from this side, it would just be on a land and it'll run on egg lane for a while before it hits the trail. We need to wait on approving the final plan before we get the final engineering review on the storm water.

No, you're welcome to. The way this is written is that you approve a contingent upon the engineers vetting the storm water. And then the final plan would be the same thing, approving it contingent upon the engineers vetting the storm water. And then Jamie Coin since he's the chair of the planning commission when it signed the myar until the engineers are satisfied with the storm water. So they would go through that whole process and then it go before city council for the final plat city council can approve it. They can also technically approve it contingent upon the engineering for the storm water. And then after they've approved that once the myar is printed and comes to my office they you know the mayor doesn't need to sign it and Jamie doesn't need to sign it. attorneys. Nobody needs to sign it until engineering has been satisfied for storm water. That's typically how we do it. Usually we try to have it fully vetted before it comes to planning commission, but sometimes engineers argue and so we try to figure out, you know, the coefficient calculations that they're running. One engineer thinks it's a sufficient based on central county regulations. Other engineers feel like it's not sufficient based on county regulations. And so they have to kind of come to a conclusion. Is gravel the same as concrete? Is asphalt the same as gravel? You know, what does that look like?

Yeah. for storm water and so since they trying to figure that out they have provided that detention and they feel like Smith and the Oaks and Tessray feel like it's sufficient. BHC is saying that they don't feel like as representation for the city it's sufficient and they're trying to work that out. So that's just at this point I don't think there will be major changes to the plat. The detention is not going to move. Um the locks aren't going to change. There's not going to be proposed additional easements. There's not going to be anything that changes on the face of the plat. It's just the background information for the storm water coefficients that could change. I'll make a motion to approve the preliminary plat for the AVE-P edition contingent upon final engineering review of the storm water.

I'll second that motion. All in favor? I.

Very good. This is G5. This is a final platin partners. It is exactly the same as the previous one. It's just now stripped of some of the additional details that only the county would like to see without the contour lines, but you still have the same layout. I should mention that we did require Smith and Oaks to give us additional right of way. I should have mentioned that previously, but we are requiring them to give us additional. So, it's 50 ft. They were giving us 40. We're asking for 50, so additional 10 ft. And then we're asking for additional um 35 ft here as it bumps out, touches 54 for future turn lanes. So we asked them to dedicate that to us for future term lanes and and increasing 215 as we move into the future. So they've agreed to that. It is recommended to approve final plat for PLP. Once again, contingent upon final engineering review. I'll make a motion to approve the final PL for AV PL edition contingent upon final engineering review of storm water. Second.

All in favor? I I

thank you very much. This is a staff report. So, uh, periodically I like to inflict data upon you informal suffering. And so, right now, this is the month of January by year and new building permit. So just as a reflection, how did the amount of in January go for 2026 and compared to other years for the city of God? So overall pretty good. In 2019 we had zero. 2020 we had five. And this is only for single family and two family. This isn't industrial, commercial or anything of that nature. But five for 2021, seven for 2022, five for 2023, and then we had 26 for 2024 cuz we had a lot of plats that were approved in previous years and then a lot of permits came online. Seven for 2025 and then we have 11 for 2026. So all in all, we're above average. So we're doing pretty good for the month of January. And February is looking to emulate January. So that's pretty good. This is single family detached new starts by month and city. So I took out Witchah cuz it's always an outlier statistically. And so when you look at it by color, I marked Goddard as yellow. And then I put a trend line on it as well. So you can kind of see the up and down as we move forward throughout uh last year. But this is January 2025 through December of 2025. And so we're always competing um with some of our bigger the host cities or bigger cities that competitive cities like Andover and Derby. Uh Maize is one of our bigger competitors as well. They have tons of quality school districts. We're always competing with them for single family starts. Um but it's interesting just to see that up and down as things move forward because permits when interest rates are low, new builds like custom builds tend to increase and speck homes tend to decrease. And then when rates increase, spec homes increase and custom builds decrease. And so just kind of interesting to see um with custom homes, they can take longer, maybe 8 n 10 months to build from start to finish, where speck homes take about 5 6 7 months to build. And so you can actually have more permits issued if there's more speck homes. That doesn't necessarily mean that you have more sales, but you just have more builds. And so that's

kind of interesting to look at. These are all the single family detach permits that were pulled by city with the exception of Witchah from 2000 and 2025. So the last 25 years uh Andover obviously have a large start. We're the yellow line once again just to kind of call us out as we move forward up and down. And so it's interesting just to see that big boom that happened in 2000. Um, and then as we have these eb and flows and peaks and dullies as we see move through the economy with different mortgage rates and the 10-year Treasury notes. And so we like to kind of compare that because the more the 30-year mortgage likes to follow the 10-year Treasury note. And so what you're seeing is that when inflation increases or when there's concern that inflation is going to increase, people will dump the 10-year Treasury note. And if they dump the 10-year Treasury note, then the yields on the 10-year Treasury note increase because people are selling them off. And so that yield increases. And when the yield increases, then the 30-year mortgage rate increases. And so as concerns about inflation happen, then you're also seeing mortgage rates increase. And so that's kind of where you'll see a slowdown in the permit and permits being pulled and issued as people as you're see as you're seeing that concern about inflation. And then as the economy contracts, then people start deciding to invest in the 10-year Treasury note. And as they invest in the 10-year Treasury note, the yields decrease. And then the 30-year mortgage follows that 10 year 10-year Treasury note decrease and mortgage rates drop. And so then more people start investing into the economy again and they start buying houses and issuing debt and selling that and then banks sell that debt on the secondary mortgage market. And this is kind of what you see as as it goes up and down. But it's just really startling to see that the 10-year Treasury note and the 30-year mortgage rate falls so concisely that they just parallel each other over the last 25

years. And that yellow line again is our permits over the last 25 years. And when you compare that, it's just kind of interesting to see that when you look at the K Schiller index and a 30-year mortgage rates and the real medium household income, which just real means it's adjusted for inflation. If I said nominal household income, it means it hasn't been adjusted for inflation. I say real, that means it has been adjusted for inflation. But in 2000, the average home roughly in central county was $100,000 and the median household income was roughly $44,145. And so as a percentage of gross monthly, that's about 20% of a mortgage for that house. And so more people in 2000 were able to afford a house at $100,000. Even though the median household income is only $44,145, more people were able to afford it. And then what's interesting about the K shiller index is that they track the same home over the 25 years. So it's not just an average of all the homes, it's a average of those specific homes. So they will track one particular house and multiple particular houses and they'll track it over that 25 year period. And so the same house in 2000 that was $100,000 is equivalent on the $328,000 today. It's exact same house and they in the case index they strip out any modifications like additional bedrooms or anything like that and they just leave it as is. The base rate has tracked over time and this is just real estate appreciation over time. And so that's fascinating to see especially because you can see what was happening as it was appreciating greatly and dropped out after that after the bubble burst and then it appreciated again really rapidly. And then the percentage of gross income fluctuates as it relates to the medium household income and then of course we have the mortgage rates and we took that as a percentage. But the same house, if somebody stepped into 2000 and bought the $100,000 house and then sold it and then came back 25 years later to buy the exact same house with

the same medium household income, their gross monthly rate to be able to afford that same house would be 39%. So it's gone up 19%. So they now they're not able to, assuming they had the same medium household income now that they did back then, they weren't they won't be able to afford the same house they bought 25 years ago, which is really kind of interesting. We get the 30-year fixed mortgage rates from the Federal Reserve economic data and real medium house income also came from Federal Reserve economic data. The home values came from caseial index and a percentage of gross income is just a calculation that's used. So I did the same kind of mental gymnastics and said okay let's take the last 25 years and let's just project it into the next 25 years. And so we just got a building permit last week from Liberty Homes, Liberty Communities for 210,000. And so I said, "Okay, medium household income is 65462 now. So let's just use the same medium household income and let's just assume that the mortgage rates stay at 5.5% for the next 25 years, which is unrealistic, but let's just assume it's 5.5% even though it's not 5.5% now. Let's just project and say it's 5.5% for the next 25 years." And so at 65,000, somebody could potentially afford a Liberty home because it's only 22% for the gross monthly income. that same Liberty home assuming the same type of real estate appreciation in the next 25 years would be $690,000. And so even though medium household income adjusted for inflation would increase, it still would only be $89,000 by 201, which is only 53% there. So they're not going to be able to afford the same house, a Liberty home at $210,000. Now in 25 years, they're not going to be able to afford the same house. So that's just kind of interesting. So as we look at housing typologies and and diversification of housing types and taking into pound inflation and a big one obviously being appreciation of real estate, these are things that we like to say this falls on

the heads of the planning commission, city council as we try to draft policy and ideas to try to combat some of these concerns that we have as we move forward into the future. But it's just kind of interesting to look at, at least for me to look at. So with that, I'll move on to any question or comments. monument signs on the building that were soldier.

Yes. Over. So, yes, we still are asking Ver to have a monument sign and that was conveyed to them before they purchased. That was for the RB. So, they're going to have to convert to a monument sign. I do. All right. Comments. Next plan commission meeting will be March 9th, 2026 at 7 p.m. Make a motion to adjourn. Second. All in favor? I I thank you very much.