Planning Commission - Regular Meeting

propert I guess I Thank you.

Thank you. Just power. I aliance 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, we ask that you be with us tonight as we do the the business of the city for the good and the welfare of the people. In Jesus name we pray. Amen. Amen. IC approval of agenda for March 9th, 2026, regular county commission meeting. I'll move to approve the agenda for March 9, 2026. One second. I just have a question before he does that. Yes. Um for the item I just happen to notice this the site plan.

Yes. under the subject it reads community building. I don't know if that needs to be edited at least in the agenda packet pass by it. Um yeah it should be I'll add that. Okay. Thank you. Yeah. Let it be noted that um the site plan is for the overland property approved preserve the metals 25 and not the public works building. I'll make a motion to approve the agenda for March 9, 2026. Second. All in favor?

I item D, assistance comments. At this point, we allow anyone to comment on what may be necessary. Everybody behind me is actually an agenda item. So, Mr. Chair, you're welcome to both open and close. So open and close the citizens conf.

Very good. Item E, consent the Genesis is approved with minutes from February 9th. Just as a review site plan for public works building, site plane park, site platers. I open here. So if I can approve the agenda or the minutes.

I'll make a motion to approve the minutes February 9, 2026. Second. All in favor? Hi. Hi. Hi. Did you approve it as well or? Yeah. Yeah, I approve. Yeah, sorry. Everyone said yes.

Very good. Thank you very much. F old business design. This is G, new business. This is site plan for Oland Property Group reserves at 25. Quick background. Uh John Gil RS along with MKC Engineering has been a site plan for property group apartment complex. This structure will be located just south of the Walmart, north of the new road that is being installed by Chris Construction. Uh apartment complex will consist of 57 units that will cover the top three floors with the first floor being dedicated to over about 15,000t of commercial usable space. Apartment complex has a total height of 66 ft 10 in which exceeds maximum allowed in the general business district of 62. Um in speaking with the architect, this issue was brought up asking if they would prefer to drop building height or if they would like to apply for variance. They said variance would be preferable because if they drop the building roof it would degrade the geometry on the roof and the layout of the building. However, a variance would need to be approved by the planning commission which would take place which wouldn't take place till April. A developer would like to begin building process in the beginning of April. So, uh with this in mind staff is asking a couple of questions of the planning commission and so is obviously the architect engineer from the developer. Uh number one, would the planning commission feel comfortable with the variance for increased height going from 62 and a half to 66.10? 10 and would the planning commission feel comfortable with city staff issuing a permit for the construction prior to the variance hearing because we'd have to publish it wait 20 days and take it back to the planning commission in April and if the developer would like to start work and at least approve a building permit in beginning of April that would be before the actual hearing. So those are two other questions that are being proposed to the planning commission today. Planning commission review a site plan for new reserves of 25 complex property room. Once again 57 units, 15,203 ft of commercial space, 988 parking spaces, 198 standard parking spaces. Lot coverage is around 15%. There is a monument sign provided located outside of vision triangle uh on 23rd. The

height is 66 ft 10 in which exceeds the maximum of 62.5. Uh this is the concept rendering provided I highlighted on orange you can see it better on your agenda packet but it's the call out here is 66 ft 10.5 This is the overhead layout. You can see this purple triangle is the vision triangle. This call out here is where the monument signs being proposed. You can see that's outside the vision triangle. This road is seasoned and it turns in the second as it curves up. Walmart's over here. Walmart has their own detention pawn. So this area will drain south into this reserve down here. Um we do have MKC here we can provide for more technical engineering and we do have a developer as well if you guys have questions for them. Financial aid on legal considerations there are nine. It is recommended the plan commission both one approved site plan for property group apartment complex reserves on 25 contingent upon a variance approval in April and also all staff they should build a permit prior to the variance hearing and that would just be a motion and second at this point I would invite MKC or the developer whichever step up if you guys have any comments on the project feel free to state your first and last name Austin C developer for a property group um I'm the gentleman that kind of put the whole thing together from from the very beginning. Uh we started this process a little over a year ago. Uh so for the most part, nothing's really changed from our original proposal that we had sent over. So there's just a few minor clarifications. I was reviewing the agenda right before this and I think we might have made uh a typo on the the submission. We actually have 60 units.

Um I think the footprint is reflective of our full unit count, but I just did want to clarify that real quick. And then um one other kind of overarching clarification on the site plan um we are proposing a multi-phase development for this uh facility. So um if you look at like the overall site plan for where we uh the property in which we own, you'll see there's a proposed lot split line. That proposed lot split line is actually going to be at the back of a curve on the west side. It doesn't really impact the the layout of the site plan by any means. Um, but I just wanted to highlight that for um, you know, future use when we go to actually split the property off, that line will actually be uh, to the back of the curve line. Um, so we we have a rep with MKC here. Um, he's the one who kind of has put together everything from a high level. So if there are uh, more technical questions, I think he's probably more uh, apt to answer those, but happy to answer any questions that you guys might have. And uh, we're really looking forward to this project. Oh, one other quick thing on the variance and the approval. Um, you know, with construction windows and and spring opening up, um, I definitely don't want to put you guys in a position to do anything you're uncomfortable with. So, if it's something that we need to wait to issue a building permit on, that's totally fine with us. Um, our main, uh, kind of thinking is we're going to send this out for bid, um, as quickly as we can. So, we're going to kind of dual track the building permit process with our bid process with the the contractor so that everything's kind of happening in tandem. Um, and then, you know, ideally when the weather kind of clears up after winter and we've got, you know, a full runway to get through construction in the summer, the goal is to kind of line those things up. So, that's part of the reason um we're asking to kind of split these things up. We've already submitted the variance application uh to the city. So, um, really the blanket statement is we can be as flexible as needed. This isn't something that's absolutely required on our end. So, um, whatever, you know, gets you guys comfortable with decision is is totally fine with us.

Thank you. What's your what's your general timeline if you were starting in April, say what we

So, our our general rule of thumb is it usually takes us about 12 months to construct uh facilities. This one's a little bit bigger than what we what we normally do. So, I would say anywhere from like 12 to 14 months for construction. And then we usually plan uh around a six-month lease up period. So I think full operations you're somewhere in like 18month time frame. Um we have enlisted a local broker to help us with the commercial uh space on the first floor. We're primarily residential developers. So we've got the apartments totally down. Uh but we do have someone enlisted to help us with the commercial space to make sure we get the right user in there. Thank you. Just a clarification question. If we were to shorten that, that wouldn't change your flat work, your ground work. I mean, if if if we do go forward with the building permit, we're not going to cause it's not going to create any issues for you. Should we force that to change? I I don't think so. I think really the uh the only thing that would change is the peak of the roof. So, I think they would change we would change the pitch of the roof to be a little bit more shallower. Okay. Um, it's more of an aesthetic and architectural decision. It's not really functional by any means. If it's something that um, you guys decided not to allow, I don't think it would be a a real killer for us. Um, it's just more of a personal reference on the design.

Uh, as far as the phased approach, can you give more details? I don't know if we like the drawing on the screen. Yeah, just back.

I'm going to step away from the mic. So obviously first phase is right here. This is that line I was talking about before a lot proposed lot split line. This will actually shift to back of curb and then this future lot. The idea right now is another building running kind of this direction with shared parking amenities between the two spaces. Functionally pretty much the exact same. Most likely mixed use. First floor commercial with apartments up above. Um but for the most part it's the same takeense. Appreciate that. Same number again as you take on that.

Uh that area I think is a little bit smaller. So it' probably be slightly less. I think you know 60 on the first one. You're probably I'm going to guess you know 40 to 50 in that second one. Uh but it just kind of depends on how things work out. Sure. Are are all these islands are is this all curved islands? It's it's a I mean you can kind of I guess see it by what's raised. So these will be curved but you can kind of see the the actual toe. Yeah. Um they'll be striped up in up in that area. Got it.

And the whole site had it looked like the only storm is on the west side. So everything was draining through the parking lot. I I would say 75 to 80% of the site drains currently um to this insection and or inlet. Uh the building itself we drain through rain leaders which will be picked up through that system as well. So about 80% of the site will drain through this and out dumping under the cover through the road and down to the reserve that's been established for this area. The small section and it is it excludes the building. It's only the pavement, but where the parallel parking section is here, that is pitched back ever so slightly and will be curve and guttered to the road infrastructure. Um, there just wasn't a good way to to get that captured. Um, but it again, we've minimized what's already draining towards the road naturally. So, it it is only that drive lane that'll be picked up. The the only other thing um I guess I wanted to add that the change between this the middle and and the design the grades to get from the sidewalk up to here uh are a little too great to access accessible wise. So there is a kind of a a change in that sidewalk that meanders to get that under 5%. Um but it is all under 5% at this point. It just it will kind of have a switch back in the in the system to to meet those grades. I guess the only other thing I would I would add for your consideration um from the storm pipe um the storm has been sized to take the 100red-year event. It should not topple the road at any point during the 100redyear. Um this inlet rim is about a tenth lower than the road. So it is the escape route. If for any

reason it got clogged um it would come in topple and enter this inlet and or flow down the curve line to these two inlets. Still drainage goes to the detention pond is designed for. Um but the pipes are sized to take the 100 event of that 80% area. Micah is that is the new road seasons. Is that going to have Here we go. Got her on it. Yeah. Yeah. Got her.

Questions for these two? Go right ahead. Uh I guess Mike I know we kind of talked a little bit about the the height current height limit that we have set 62 and 12 ft. Did you find any reason that you I didn't really look I mean I haven't bad I did talk to Chris Gillum. He was the architect put it together and we kind of speculated and I was actually hoping that planning commissioner parks might have maybe some insight to why it was set to 62 and a half but I don't know why it was set to 62 arbitrary. Yeah. It's just kind of based on what you would need for each floor divided up. Yeah. Or multiplied.

Yeah. Yeah. You'll find sometimes zoning may not have a real good justification. It kind of maybe is an impulse of when they will set regulations and also you'll probably see that maybe a city had a very good reason at 62 and a half and other cities just copy and paste that 62 and a2

and then by the time it comes to our city we adopt the we don't know why. Um, and I I think uh, Commissioner Park's going to test this. Chris Chris Gillum, who's the architect, did say that with the IBC, if since this one is being sprinkled, I mean, it has a sprinkler system in there. I think they can go up to 70. That's kind of something we can talk about and I think maybe Commissioner Parks can talk about that a little bit as well. But I mean, I am proposing at some point maybe in April that we consider amending the zoning to go up higher to kind of reflect the IVC. Um, I'm not an architect and I'm not a you know, I'm not a commercial builder, so um I'm not 100% familiar with the IBC on that one either, but that kind of question came up. I was like, well, if if you put the spring clean system in an apartment complex, you can go up to 70 according to the IBC. Why doesn't our district like that? So, anyway, that's I don't know why it's 62.

Yeah.

If I might add one clarifying point, uh, one of the reasons we sometimes run into height issues is normal standard or standard apartment complex, uh, interior ceiling height for most, uh, multif family developments is 8 ft. We go 9 ft ceilings, so our our units are a little bit taller on the inside. Um and then there's usually about a foot of uh inter like inter interstitial space between the floors. So um you know over four floors we're about four feet over the maximum. Sometimes again sometimes they're arbitrary limits but um we do kind of run into some of those height caps sometimes because we do try to maximize interior space in the units. So um just for a clarifying point there. So, so zoning heights are are set. The the intention there is that you're not taking away somebody's sidelines or sunlight or so if we're in a situation like this where it's not adjacent to anything that you're taking that away from somebody and I don't think it would be a concern in my opinion. So,

are you planning any um landscaping or decorative fencing between the parking lot and season? Are you guys?

It's it's not laid out yet. I mean, there we're going to meet your code plantings on on the frontage and in the islands um from a any kind of fencing or that front. I don't think that's planned. just here think uh the frontage of the building is also designed with a little bit of an overhang. So I don't know if the question was more aimed towards uh you know the left area towards the parking lot or concerning the parking lot itself but on the actual frontage of the building we do have some smaller plantings included. Um, and the idea there is, you know, the distance from the parking lot back to curb to the front of the building with that overhang, there's not really going to be much space there. Uh, but we're open to suggestions on the front there.

Yeah. We're asking between the between the city road seasons and the parking lot is we'll have we'll have a standard, you know, rightway plantings. Um, I don't know that there'll be much beyond the standard or code. Thank you, gentlemen. I guess I'd ask the question if any of us about something before we get the rest of it taken care of.

The main concern just being Yes. Not at that location.

Does that require a city city council as well? Okay, there you have to stop at planning commission if the party was agreved by decision plan district. Okay.

Any other comments? No. I'll make a motion. uh make a motion to approve the site plan for Overland Property Group Apartment Complex Reserves at Meadows 25 upon the variance approval and um and also to allow the staff to issue a building permit prior to the variance hearing. Second, all in favor? I any opposed? All right. Thank you very much. You guys are welcome to stay with us. I might hit the road. I got a three-hour drive. Thank you guys so much. Thank you.

Mike has got my contact information. If you guys have questions at any time, I'm available. Call text. No problem. Thank you. Thank you all very much. Thank you very much.

This is item H1. This is a variance for setback of 216 West 20. Case number V26-1. So Jamie Michael Atkins has submitted a varian request for the property located at 216 West 20 in Goddard. Property owners would like to add a detached garage on the property straddling the property line allowing a car to access the garage and side street. Detach garage are considered accessory structures and must abide by the same setback requirements as the primary residence. The zoning district is our own single family residential which doesn't allow zero lot line allowing the variance to permit zero lot line construction of detached garage. So authorized variance and findings of facts under article 107 C authorized variances provision of these regulations shall be granted by the board only in accordance with the standard set up in section 107D and they grant all involvement instances and in no others and basically what this says is that you can't grant variances for anything. There's very specific things that you can allow variance for. In this particular case, I've highlighted one that they're asking permission for, and it's to vary the applicable bulk regulations, including maximum height, lot coverage, and minimum yard requirements, such as stepbacks. Uh, the board may bring upon specific written findings of fact based upon particular evidence presented to in the hearing that all conditions required by KSA 1279E have been met, which are listed below, and per the city of Turkey, KSA 1279E is for the guidance and does not need to be met in order to grant a variance. So basically it's saying when you review these these are considerations and that the city staff will present in orange the findings of fact and then of course you guys can make a determination. It doesn't have to be met. It's not like you have to check all the boxes that we have the varants. So that the varian request the rise for such conditions unique to the property in question which is not ordinarily found in the same zoning district and is not created by an action but actions of property owner or the applicant. So they haven't built a detach. This is not like them asking for it to be corrected after they built it. Um, but it is not unique in that it is a corner lot. So, not obviously not every lot is a corner lot, but this is a corner lot, but it's not

like corner lots are unique to the city. So, but no actions have been taken on the part of the property owners. The grant does not adversely affect the rights of property owners or residents. So, there doesn't appear to be any adverse impacts on adjacent property owners. If anything, the detached garage will add value to existing property. Um, which potentially could add value to similar properties within the neighborhood. Um but that's you know speculation that strict application position these regulations from which variance requested will constitute unnecessary hardship on the property represented application. So I don't believe this will create unnecessary hardship that's just something we may know of that the variance desire would not adversely affect the public health safety moral order convenience prosperity or general welfare and that granting variance desire would not be opposed to general spirit in attending these regulations. Uh and that will not health, safety, and welfare. So, I don't believe it's going to affect health, safety, welfare, and I don't think it's against the spirit or intent of the subdivision regulations. Um, so this is property in question. On the left, you can see we kind of zoomed in, we used aerial imagery to kind of block out what that would look like. The blue is the property lines. We get this parcel data from the county every 3 months. On the right is mobile land records. We just kind of strip out the aerial map. You can kind of see where the setback is platted and it's at the 10 foot utility ement. uh on the northwest corner over there. The blue is kind of the general location of what they believe the proposed detached garage. You can see it's straddling the blue line here. It doesn't have that required setback. Under a typical situation, since it's accessory, it has to be set back kind of generally in accordance with the the primary residence. So, it have to be set back with the same setbacks as primary residence. They're asking to straddle the the property line here. There is about 20 ft from the back of curve. So, they do have enough of an approach that if they parked a car here, it wouldn't be impeding traffic flow. They would be able to access the detached garage

directly. So, there doesn't seem to be any impact on general health, safety, or welfare. I don't think they would have any unless they had an oversized, you know, if they had a fifth wheeler or something like that, obviously, they wouldn't be able to pull that in this deep kind of driveway approach. Public notice was given a current small cost video. Of course, the variance is we have to publish it and send the newspaper, wait 20 days, send out letters to everyone within two feet. So that all that was done. Uh legal considerations, it's proven as form of attorney opinion. So this is Robert who since retired from Morris Lane. So you'll probably see Christina Silva or Ryan Peek be replaced with Robert he's since retired. Uh but a decision for conditional use or variance by the planning commission is final and cannot be appealed to the city council. Must be appealed in the town court and also per city attorney case 1279 is for guidance does not need to be met in order to grant a varian. So everything we just kind of went through doesn't mean you have to check a box as I said if you guys feel a variance is acceptable in this in this instance you can grant one. If you don't feel it's acceptable you don't have to grant one. And if the parties are agreed they can take a position. It is recommended the planning commission go approve variance request case from the B26 line. So at this point um property owners are behind me if you guys have any questions for them just be deliberation.

If this variance is approved what's the next step? I mean do they have is there like a building plan a site plan like No, they would just submit a building permit. Yeah. So we then they would submit a building permit and we would just approve the building permit and they could use a general contract to build it. So I guess is there a thought that the the building would take the place of the fence in the section that it's

so it would just yeah would I would take that that section of fence off but then still fence off to the sides of the garage and then I just have that approach coming through the road there. cuz I I already have a gate right where that's going to be. So, I'm pretty much just pull the gate off and the approach will go right there. And the shed would line up right there with the front of the the It'll go right in front of that. So, what he when we were first talking about it, we went 20 ft. It actually puts me behind my fence like a couple feet 20 feet as it puts me. It's not right up against the fence. is actually still at my past the fence there.

Is that roughly the size of the shed you're considering? Uh it'll be I think I went out there and measured like 25 by 30. Going off of what measurements we decided like 20 ft from that the uh back fence there and then what was it 15 ft or whatever from my back porch. U I think it came out like 25 by 30 or something like that. Right around in there. It's been a while waiting to get in here. So, I forgot my measurements already.

What is the setback on off of that property like? Is it 30 or is it um Well, the way this was platted, which is kind of interesting, but this has a this has a 30 foot when it was platted back in the day. I guess that's a 30ft building set for the front. For the front and then typically it's 15 on the side if you have a corner lot. Um so I believe this one is 15. I have to go look but traditionally we change the R1 to allow 2 1/2 ft except we said that it had to be 20 on the side especially or 15 on this 20 on the side um if you were on a corner lot. So I imagine that's probably similar.

Yeah. And as you can see, my the neighbor to the uh north of me there, his goes all the way to where his fence is. And all I'm asking is I just want to bring it bring it up to the fence along with his. And then that gives me the room to cuz his house comes all the way to the fence. And so I would like to be able to put my garage kind of in line with the way he's got Yeah. But you wouldn't be pulling a car up to the side of his house. It is there any chance that this there would be a sidewalk? That's what I was down this street. Um because if you

parked if you parked a vehicle two vehicles on it that drive that approach that you're drawn um they would have to walk around the vehicles. Yeah. I don't I don't know if there's any on the other side of the street.

Okay. In my mind, it's kind of what those setbacks kind of help um keep from happening. So, yeah, I guess I would have thought the setbacks would have taken. So, there's a utility easement between the property line and the street. Is that right? That's a 20 foot like a 20 foot.

Yeah. Utility utility easements usually are 20 ft. They put they usually put 10 on one property and then 10 on the other property. Once the easement hits public right away, then the utilities are in the public right away. So this is public rideway. Anything that's not private property is public right away and you can have water lines, sewer lines, telecom, electricity, public right away. The easement is when you grant access to private property for infrastructure. But the uh the uh the setback doesn't the the setback takes place from where it is property is not necessarily north of the street or

no no setbacks are for private property and it's that we call in planning we call the buildable envelope. So you have a piece of property like a like a a lot and then we say on the lot the buildable envelope is going to be so even though all this is private property we put setbacks here to create yards and also as as Commissioner Park said it kind of actually creates a buffer as well where you can actually put easements in the back where you won't have a building on it because you don't really want to have a permanent structure on top of an easement because you don't want to dig under somebody's foundation. get to a water line. So that's what we call the building envelope. Setbacks create yards and they allow for easements to be placed on private property for essential infrastructure.

So So the property line starts where that blue line is. So what's so that 20 ft? Who owns that? That is that public public driveway. Public rightway. So what does it take to put that put a drive on a public rideway? It's just a large approach. So anytime you say driveway, it's on private property. Every time you say approach, it's in public driveway. So that's a really big approach. Got it. Yeah. And that's a separate permit.

Yes. So you have to pull We have what's called a rideway permit or an approach or culvert. And so this would actually be a curb cut because they're going to We don't have a flat work permit to build, you know, but we have what's called a curb cut. And they're going to have to cut the curb or do an approach permit to modify the rideway to allow for that for that approach. So in the event in the future for whatever reason something would have to be done in that I mean the city has the right to go in and tear up or whatever you would need to do to

anything that's in the rightway we have we were considered even though we don't really own it it's a technical thing the city doesn't own the rightway but we're stewards of the rightway technically it belongs to everybody um so there's certain limitations but we also have legal respons responsibility. So, we have control over the right of way. So, hypothetically, let's say that something needed to be where that driveway approaches. We can impact it and move it, you know, but there could be there's some legal ramifications there, too, because we have to take into account what we've done to the property and we've restricted our access. Now, is something going to happen on Melton in the near future?

Probably not. Um, not that we're disincentivized from doing any capital improvement projects on Melton. It's just I don't know how many people know where Melton is. You know, that's just, you know, if you ask me, hey, do you know where Melton is? Probably not. But, but I mean, that is a consideration. If we wanted to do any improvements on Melton and that approach was in the way, we have absolute right to remove it. The expense is on the property owner to put that approach in, but we have absolute authority to remove it if the need comes or rises. So just like as we have every right since there was an easement platted in the in their yard to access that easement whether they like it or not. Now I know a lot of people don't like that idea but the reality is is that you're in a a city is a joined unit. It's you don't live out in the middle of nowhere. And so somebody's water line is impacted. We have a right because there's an easement there to go to their backyard and access it by force if necessary. So it's it's an interesting aspect from a legal perspective living in the city. But yeah, that yellow square, if it needed to be gone, then we we remove it. So looking at this flat, I mean, most of the properties in this area don't don't necessarily follow setbacks.

Yeah, it looks like there's a lot of nonconformity. Yeah, this area is when was your house built up? 2000. No, like 80 83. I was off by said I think the neighbor there was like 79 and then they joggled mine over when it was built. I wasn't born when building permits would be an issue. Thanks for point out before I was before I was alive. Thank you.

Yeah. No, it's it's true. Non nonformity is a is a real thing that commission and cities have to deal with where but just because something happened in the past is not really a good justification

to say hey we have to allow something because something else is not. Southern regulations exist to create control and to have stability so that wealth can be created within the city, you know. So grandpa uses the ones that are not that are, you know, violating setbacks doesn't necessarily create a justification for violate that. That's why variances exist for that reason so that people can have their hearing before the planning commission because a determination is justified or not. It's a reasonable request. And it it might not justify it, but I guess the way I think I'm thinking about it in my head is if this was a brand new development and every other house was was for our current setbacks, I'd probably look at this a lot more favorably. But the fact that almost every property around it is closer than we currently allow it makes me think it's a little bit easier decision on my end at least. It's okay. Not justifying it, but it's the reason why this could be different and I guess versus maybe another one could be a devil.

This was new for me. I kind of looked around Goddard a little bit, you know, in this area. Trying to find another example where something like that might exist. I didn't see any um I did find one property, but it's u it's got a side access shed. It did have like a session from the main fence. So, I haven't seen one that sits right on the fence in what I was looking for.

Yeah. I don't know if there's any other for it. I'm not saying there's no precedent for it. I'm just I don't know if there's other examples. There's some houses that have detached garages that are accessed from an alleyway. So, some some parts more of Santa Fe that are more creative layout have detached garages that you access from an alleyway. So, this one is kind of similar to that, but I don't know if those ones have detached garage all the property. And uh that that same neighbor I keep talking about to the north there. Uh he has a and it's not on that picture for whatever reason, but he actually has a very large building. Doesn't have a foundation. It's more like one of those like more uh

whole Yeah. Like a well like a Durken building, but it's pretty big. And it runs the the length of that fence kind of kind of like how I want to put a building over on my side. Is yours going to be concrete pad type?

Yes. Yeah, I I think it's kind of a unique situation with that sidewalk across the street. I really don't see any problem with this coming out to the property line. So, we tend to approve it. Is that a motion?

Oh, no.

I'll make a motion. I I make a motion to approve the bearings request case B-26-1. Second. All in favor? I. Any opposed? All right, you guys welcome urban economics.

All right, the staff report. So, I'm just going to dive into some some some metrics I've been looking at, which is kind of interesting. I was diving into sort of so we get parcel data every 3 months from the county and um it just happened that everything's blowing up kind of online right now. people's appraisals and I thought that was kind of interesting because it kind of overlaps a little bit. Um, you know, a lot of people think, well, we don't need to talk about all that, but appraisals are it's just an algorithm. Everything is a lot of what the county does is an algorithm. And so, it's it's just kind of interesting to see how that algorithm plays over time. But, um, this is appraised value by land use, by city. And so this obviously the residential is so large that I I had to put it on a separate axis. So the yellow is the right axis and then everything else is going to be on the left access. And so the yellow is just kind of when you look at it, Derby obviously shoots way up. Witchah is an outlier. I always exclude Witchaw. It's too much of an outlier. Um and then I went ahead and put Goddard with our residential um appraised value. So we have over $552 million of residential appraised value which is is really really good. Um this is acres by land use classific class classification as a percentage um of a city. So each city on is on the left and this is saying if you take all acres within that city and you said okay we have a commercial exempt exempt of industrial construction. exempt would be like schools, residential farmstead, and then residential and vacant land. If you sum all that up, that's 100% and you divide it based on the total the percentage of each individual group. What does it look like? And so, obviously, Eastboro, I mean, is just residential completely. It really is nothing else but residential with a

couple of exempt probably for parkland and maybe and maybe city offices. I'm guessing largely. Uh, but Goddard has a lot of a land within our city limits that's not residential or commercial. And so we have a lot of opportunity for what I would consider infill development for being able to build on a land, which is which is really interesting. We don't even have to try to tempt somebody to be annexed into the city limits. We can just simply work with existing property owners that already have a land within the city limits to try to develop out. So that's that's nice because that kind of skips that one step of annexation. This is taxes by land use by city. And so what I did is I took all the cities on the left, see on the left, and I took their mill levy and I applied it to commercial and a and residential and and some stuff really stuck out. So obviously I I pulled this out of there so that you guys could see it up front. So, right, you know, generally speaking, right now we're getting about $2.5 million in residential property taxes every year and then about $738,000 in commercial taxes. Um, Park City is particularly interesting. Um, you know, because I'm still not 100% familiar with all these cities. So, as I drive around, you know, it doesn't stand out until you actually start looking at the metrics. But for every $2 that Park City generates per year in taxes, $1 comes from commercial and one comes from residential. So they generate a lot of commercial property taxes which is really really interesting. Obviously Eastboro is just there's it's just residential. I mean there's nothing there and so that's and they're landlocked so that's a very ch that's very challenging for Eastboro. Um but that's just it's just kind of interesting. A large proportion of our taxes is going to be residential. It'd be nice if we could try to get more of that commercial, you know, cuz that really helps us push the mill levy down. But speaking of mill levy, so the blue is the mill levy and that's on the right axis. And then I did a residential taxes

by city and that's on the left axis. And what I noticed is that the more taxes you generate in development, the mill levy tends to drop. And then if you generate less taxes, it increases. And then if you generate a little more, it drops. And obviously a lot more and it starts to drop. This is, you know, there's lots of different variables here. But this this is interesting because it does this kind of consistently. If you notice that, that's an interesting pattern because what you have here is residential taxes. A lot of this is coming from suburbs obviously, but the residential taxes, the more you're generating, the mill tends to drop. Biola is an outlier. You know, they just have two, you know, 21.918 mills, but they only have $18,000 a year in propert residential property taxes. But you can see here that Cedric has very low 58,000 a year and they're middle of the 74. So they they tax their residents a lot because they have a lot of infrastructure they have to maintain and they don't have a lot of revenue. And so it's like if you can generate more revenue, you can you can push your mill levy down so that the existing residents don't tax as much. Um so that's just a way it's you know that's it's just something to consider. That's it. So, commissioner comments is so that taxes by land use by city that had the red versus yellow

with the red being commercial, yellow being residential. Is there a I mean is it just the more commercial we have better or is there a guidelines of 5050 is perfect you don't want too much the other

well I honestly I mean uh it's not really a great ratio but one thing one thing that I usually residential commercial in my mind at least commercial follows residential industrial is its own unique aspect because industrial is like hey I want to go get John Deere for example prayine partners they don't care how many really rooftops we have. They want to know if we have land and infrastructure that can support their industry. That's like a it's its own separate beast when you're tackling industrial commercial. It's like hey Starbucks you know unfortunately Starbucks they left but when we reached out to Starbucks they're like what's your rooftops call me in two years I mean two years later what's your rooftops? All right maybe we'll consider. And then a year later what's your rooftops? And so that was really easy. you just keep pushing on them and say, "Hey, like we're getting closer. Like we got we're almost there. We got more rooftops." That's easy. You know, we can reach out to the corporate offices and the franchises and say, "Hey, look how many rooftops we have." And then the commercial follows. But commercial you it's assessed at 25%, so like your house is assessed at 11.5%. So, you know, the county will say based on this algorithm, your house is worth X. Based on state law, you're assessed at 11.5%. And then all the other taxing entities jump onto the assessed portion of it and say, "Okay, you know, you're going to be mill levy, which is the city, school district, county, state, they all jump onto the assessed portion of it." That's at 11.5. That's where that's where you get assessed at. Commercial is 25%. So it's like the same building. If your house was assessed at 25%, obviously that's another 10% on top, you know. Well, it's more than that, but you get the idea. It's another four, it's another 13.5% on top of that. And so commercial, the same square footage of commercial space generates more taxes for the city, which is so it's like we want more commercial because as infrastructure as infrastructure degrades and inflation

continues because it's never inflation is always going to continue. Then we want to say, hey, let's take our commercial revenue and help offset that liability so that the residents don't have to bear it because Eastboro, they just have to bear it. They don't have any commercial. They're a landlord. They can't introduce. There's no space for them. So, they can't introduce anything else. So, the more commercial we can introduce, we can keep existing residents property taxes lower. So, that's it's a good thing. In terms of a ratio, I couldn't really tell you if there's a really good ratio to say that you want to have three 3:1 or anything like that. Industry is a big one. It's it's a hard one to tackle because of all the infrastructure needs and power needs that they have. Mr. Parks, no comments. No comments. Make a motion to adjourn.

All in favor? I oppose. Thank you very much.