Planning Commission - Regular Meeting

I allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Dear heavenly father, be with us this evening as we do the business for the city and the community for the good of the world. In Jesus name we pray. Amen. Amen. This is item C. This is going to be approval of Jenna. This is the approved agenda for today, May 12th. Move to approve the agenda for May 12th, 2021. I'll second it. All in favor? I approve. Very good. This is item D, assistance comments. So, at this point, we allow anybody who wants to to discuss anything that deemed necessary for 3 minutes. This is not going to be an open dialogue. So, you just have to give a statement or you can phrase your question in the form of a statement to give three minutes. State your first and last name here. Uh, Mr. Chair, you can open up citizens comments. Right. local citizens coming. If anybody's here for an agenda item, you'll be given ample time to talk regular agenda item. Everybody here, I can tell just by the look of them, seems like they're here for agenda items. Close. Very good. Mary, did you want to? I'm good. Very good. I have this is consent to genesis approve the minutes from April 14th, 2025 regular planning commission meeting. Just a quick reminder, we have reszoning from 183rd of Maple, which is zoning case 252. We had the preliminary plat for maple tree development. We had the final plat for maple tree. We had the preliminary repla for mountain trails in final replat. We had site plan for maple clubhouse administrative site plan review for the otter and penguin exhibit condition. And then the cycl review

modification move to approve the minutes from April 14, 2025 and I will second. All in favor? I Very good. This is IVF for zoning appeals. This is F1. This is resoning for Prairie Land Partners. Case number is zone 25-3. A quick background. Test submitted a reszoning application for Rebecca Dugan for 26 acres generally located on the southeast corner of US 5400 and 215. Reszone be for I1 Industrial District to allow Prairand Partners to place a 60,000 foot John Deere retail and service center on the property. Development is anticipated to bring about 5060 jobs to the region not including any ancillary jobs that are created to serve the facility. Planning Commission review the golden rules which you guys all receive um found under article 13 and after that the planning commission chair will open the public hearing receive comments and then close the public hearing followed by deliberation of the planning commission. After deliberation the planning commission will make a determination which will be conveyed to the city council for final consideration. So I'm going to go through this. Feel free to stop me at any time. You guys have seen this before. So the following requirements are found in article 13 amendment section 100.8.7-7. What are the existing uses and their character and the condition on the subject property in the surrounding neighborhood? So subject property is farm and ranch operation with no improvements. Land use to the east is farm and ranch operation with no improvements and the and further east is single family attached. To the south the land use is farm and ranch operation no improvements and further south is the residential highest and best use. To the west of land use is warehouse office combination to the north land use farm and ranch land improvements. What is the current zoning subject property that is neighborhood in relation to the request? the subject property zone RR residential to county classification. I will say that recently the city council did annex that land. So it by default becomes R1. So now it's under our perview. So the zoning now is R1 for that one. That's our default zoning for an annexation. Land use to the east is zone RR rural residential which is a county classification. Further east land use is

R1 single family residential. To the south of land use is zone RR rural residential county classification. Further south is zone R2 family residential. To the west land use is zoned I1 industrial district and to the north land use is zoned R1 single family residential. It is the length of time the subject property has remained undeveloped vacant as zone factor consideration. So no the land was in the county and development tends to trend on the east side of gard and make its way west. So this land was in the county before it was annexed and so we it was not a condition for the zoning. Will the request correct an air and application to these regulations? So no the land was not governed by city regulations in the past as mentioned was in the county. So this is not to correct any errors. Is request caused by change or changing conditions in the area of the subject property and if so what is the nature of such change or changing conditions? So this one I'm saying no because when you read five I mean I tend to interpret as meaning like an immediate subject area and so I think with this particular zoning classification it's not due to changing conditions immediately surrounding it. I think it has more of a regional changes that are causing the zoning to come up there and just add a item. So do adequate sewage disposal and water supply on all unnecessary public facilities including street access exist or can it be provided to serve the uses that would be permitted on the subject property? So yes, sewer and water and streets are all readily available and any additional instruction will be brought in through the petition process if necessary. Would the subject property need to be platted or replatted or removed dedication rightways, easements and access controls or building setback lines? So yes, land is unplatted so we plotted. So anything after this you'd have to see a plast. Would a screen claim be necessary for existing or potential usage of the subject property? So typically yes, but in this particular case they're actually cutting off a section, not the whole track. They're not buying all 80 or 77 acres. They're only buying 26. So they're leaving about 500 ft of a land as a buffer between them and Easy Street and Timmy Street. So that in my mind that's a significant enough buffer that screening would not

be necessary immediately. Now if that filled in if between this development and Timmy and Easy Street there was another development that came in that touched those developments screening would be necessary but 500 ft is a significant buffer for for this particular development is suitable vacant land or buildings available or not available for development currently has the same zoning as is requested. So industrial zoning counts are about 300 acres or roughly 8.3 of all zone land. So it's by far maybe with the exception of R4 but maybe not one of our least amount of zoned land would be industrial and if the request is for business or industrial uses which it is are such uses needed to provide more services or employment opportunities. So yes definitely then the use is industrial and is anticipated generate around 50 60 additional jobs just on the site alone not counting any ancillary jobs that might actually pop up in the future to serve this development. So number 11 is a subject property suitable for uses to the current zones to which it has been restricted. So that required to be develop dive into the county zoning and subision regulations and according to their subision regulations they would appear to be allowed with a conditional use permit potentially but not being um an employee of such a county or MAPD then I'm just using a general interpretation of their subdivision regulations say that they could maybe achieved it with a conditional use permit through the county regulations. Obviously, they'd have to go through planning and everything else as well. To what extent will the rule of restrictions, i.e. the approval of the zone request, detrimentally affect other properties and neighborhoods. So, large commercial freight to the facility could cause issues like 215, especially during inclement weather conditions. And we've seen a lot of I've seen personally actually some large commercial freight kind of go off the road straight into the ditch. We don't have curbing gutters. So there once they become slick on 215, those commercial freight have a hard time managing it sometimes and they end up in the ditches which can cause some significant issues for closing 215 and having police and EMS out there to try to renate the traffic. Will the request be consistent with the purpose

of zoning district regulation and classification 10 purposes of these regulations? So district is designed for light industrial uses which do not require large amounts of land generate modest amounts of traffic are consistent with the capacity and available of public and private services create limited environmental problems in the way of over smoke dust vibration or sounds not and do not permit the intermixing of residential uses. This district will additionally serve as a business incubator for traditional small business and allow for coming or low medium intensity land uses. So, I do think that staff believes this to be in conformance with what they're proposing. This particular land use is not going to be generating a large amount of smoke. It's not going to be generating particulates into the air. It's not going to be fracking. They're not going to be, you know, doing man, you know, the manufacturing. They're going to be doing some services as well for John Deere, but they're not going to be I don't believe they're going to generate a lot of sound as it relates to this particular element or generate a lot of noise or particulates as mentioned. So article 1.101 these regulations intended to serve the following purposes promotes public health safety moral comfort general welfare and to protect and control status of the redevelopment or new development. Establish variety of zoning district classifications according to use of land and buildings with varying intensities of uses and standards which in relationships of boundary zones form a compatible pattern of land uses and buffer areas which enhance the value of each zone. To regulate and restrict the location, use and appearance of building, structures and land which within each district and is zone for residential, commercial, industrial and other purposes including flood planes. To regulate and restrict the height, number of stories and off and size buildings and structures including their distance from any lock line or street ride away percentage of each lot that may be occupied with buildings and other structures the size of yards, courts and others and open spaces to protect property and historical values and conserve energy and natural resources and provide for adequate light, air, acceptable noise levels. to avoid undue concentration of population vehicular traffic and prevent overcrowding and use of land and public facilities. Facilitate adequate provisions of transportation, water supply, sewage disposal, schools, parks and other public improvements to provide

adequate public notice on proposed changes in these regulations and zoning maps and the opportunity to be heard on such zoning matters to establish and provide procedures for the board of zoning appeals to consider appeals, variances, and commission uses as exceptions and to implement the goals and policies and proposals of the comprehensive plan for the zoning district and and the subdivisions. staff believes this development is in conformance with the intent and purposes of the suburbs and regulations is request in compliance with the comprehensive plan as a further enhance implementation of the plan. So industrial expansion policy under page 66-67 of the comprehensive plan I read verbatim policy number one new industrial businesses are encouraged to locate adjacent to existing business areas of like nature to promote cohesive districts. So this one is going right across from the Dylan's warehouse which is zoned industrial. So that makes it compatible district. Initial businesses shall have immediate access to major streets to assure adequate access to transportation. They certainly will be right off the 215 and 54. Industrial development shall be connected to municipal utility systems or shall submit proof adequate services by alternative means. They are definitely connecting to city water and city sewer. Industrial development shall be appropriately buffered screen to assure protection of less intensive uses in particular areas and neighborhood residential developments. As mentioned, they have about 400 to 500 ft linear feet of separation between them and a residential district. Uh yeah, industrial development shall provide for adequate management of storm water runoff and may be required to provide engineering certification where deemed appropriate by the city. So they're definitely going to go through platting at which point they would have to submit a storm water review plan which are required for a city engineer review. Industrial track shall be platted zone in accordance to the regulation city. That's what we're doing right now. Industrial diversity is encouraged with particular upon industries that can utilize local agricultural products and market on a regional basis and which can serve the local aircraft industry. So this one certainly falls into that category. City will pursue grants and other outside funding sources that means encourage additional industrial expansion. So we are definitely doing that as well but not this particular case but with other projects. This is so this is what comes from page 66. That's

67 of the comprehensive plan. the future land use area is listed as future residential but that's just kind of like they're guessing what the future was going to look like which when you're talking about a subdivision when you're talking about like city of Goddard which is predominately a suburb then guessing residential is like getting right 50% of the time because it's a suburb so that's kind of what they're like this could be residential which is a fair guess what is the nature of the support or opposition to the request so general support comes desire to increase the diversity of the city's economic base and that's certainly as outlined in the comprehensive plan that we just talked about there has been no direct vocal opposition presented to the city. Only some concern ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra ra raised by the residents on Timmy Court, Easy Street and 7th Street about the development, what the development might be. So for you know um secrecy purposes, we couldn't really reveal exactly what it was. So the zoning when it went out to the property owners had to be ambiguous. So we just said it was for industrial uses. So when they called, they had concerns that it was going to be a truck stop. They had concerns that it was going to be um an automobile shop, something of that nature. They had concerns that it was going to be something related to that. So that was their concerns. I did tell I told one individual who called me that I can't tell you what it is, but I can tell you what it's not. So we played this guessing game and after we played to guess the game, he was relatively relieved. So I don't think there's going to be loud noises or missions, but I could be wrong on that. But from general retail, since predominantly it's going to be retail with services, I don't think it's going to have a large a large amount, excuse me, a large amount of loud noises or emissions. Is there any information? Are there recommendations on the discretest available from conventional persons or persons with related expertise which would be helpful in this evaluation? So, I'm going to tell you about something that I like to read about which it's called economic based analysis. So, I'm pulling this from New Mexico State University because I think they had the best example. But economic based analysis, I'm going to read verbatim assumes the local economy can be divided into two main sectors, basic and non-basic. The basic sector is made up of those local businesses that produce

goods and services sold to consumers outside the community or region. Economic base analysis assumes that the sale of a basic firm are dependent almost entirely on export markets. For example, Intel's facility in New Mexico sells to customers located all over the world. Their sales to consumers in New Mexico are negligible compared to their total sales outside of New Mexico. The non-basic sector on the other hand is composed of those firms that produce goods and services that are sold and consumed almost entirely locally. Almost all local businesses such as hairdressers, dentists, restaurants, and drugstores can be categorized as non-basic because they depend almost entirely on local market sales. So, I think it's a fair assumption to say that this is a basic economy because I don't think John Deere is selling to everybody in God. Like, that's just not everybody's going to be buying a big combine from John Deere. So, they're going to be selling to people outside of Goddard. So when they sell John Deere, you know, services and parts to outside of Goddard and people buy them, it comes back into Goddard in the form of salaries and wages to their local employees who then purchase stuff within Goddard. So you're pulling money from outside Gddard into Goddard where it can be consumed and spent locally. So that's why it's called a basic sector. As an a counterpoint, if you look at something like a coffee shop, they're not selling lattes to, you know, Garden Plain. Everybody generally locally is going to be consuming lattes locally. So that would be called non-basic. So in this case, this is something that the city's extremely desirable of because the ability for them to sell product outside of Goddard to outside regional local outside regional areas and out of the state and have those revenues come back into God where people can then buy those employees who work for them can then go buy locally which is something that we would like to see. By comparison, does the relative gains of the public health safety or general welfare outweigh the loss in property value or the hardship imposed upon the applicant by not approving the request? So, this is saying if you were to compare what this project has compared

to the hardship it imposes upon people locally, is there a costbenefit analysis? So, in my mind, development is a low water use development with little to no emissions or noise. The cost of development is more significant than any perceived impact in my personal opinion. and professional opinion. If somebody was to say, "Hey, I don't like this being here." Their opinion compared to the economic gain that this project would have to go, the economic game would outweigh those personal opinions. Financially, there's going to be a small publication cost for public hearing, which we have, which we're going to have shortly, and the ordinance after consideration by city council. Uh, legally, it's approved as a form. And this is the area. So, we have this is a general layout of the area. So, this is not like a survey meets and bounds, but this shows generally where it's going to be. Right around this area, here's Dylan's distribution warehouse. Here's 2154. Here's the residential district. There is about, like I said, between 400 and 500 ft separating this area here, which is a good buffer, and this area down here. It is recommended as the planning commission have the planning commission chair open the public hearing receive comments close public hearing and then approve the reszone application case number zone 5-33. So it should be 25-3 Mr. Chair at this point you can open public hearing. All right we'll open the public hearing. I don't think there's anybody here like I said of the public. At this point, I would like to invite um the individual for Prairie Land Partners to come up and speak. Given that opportunity, you guys can ask any questions. Thank you. Uh Randy McCunn with AB PLP there. That's the Holy Company aggregate equivalent in Iowa and prayerland partner emerging January 22. So that's that's why it's still prayerland partner down here in the DJ but the holding

dummy the property will be an ad pl uh real estate. So but thank you for your time. Uh been in the business all my life. I've looked at a lot of John Deere locations. Uh built one s we built I've been involved in six or seven new ones when I drove by that location out there right that's west. Loved it. I mean, it is. We've had them before that too flat. We've had them before that that it's too much to hill. Love the visibility off the highway. I probably more importantly, I like the road that's already off the highway. You know, I do not want to turn off the highway. I want to be able to get off the highway and then come in there. But, uh, very anxious to come to town. So, like I think you guys, you know, 600 uh 60,000 ft building. It'll be two levels, you know, put me in on top roughly 30 some feet tall on the front. Retail will be on the northwest corner of it facing the intersection and the shop will be on the south side of it and the parks and work from there will be on that exit. So entrance on the south side across from I believe this southern exit where we're thinking about put the driveway right now just for safety concerns. Any questions for you? What's your timeline? I probably not till a week gets off. No, I uh we have just started. We just got a blank piece of paper right now. That's all we're at. So, but now you know, first off, we needed to get some topography done layout and soon I mean this isn't this is an immediate project. Thank you. Any other questions? Your entrance is going to be off 215. Yes. What about access road down south side of cowboy that consider this or is it

going to go clear to 215 the access road? You mean like south side? Oh, you mean like a frontage road? Yes. Well, there's no consideration of a frontage road right now on that particular one. There is general consideration about the 54 96 the 96 54 flyover, but right now that's left up to the to the agent and KO whether or not that's going to be received or not. We're not 100% sure when the flyover if ever is going to happen. So, but a frontage road right now, we don't have any anticipation of considering continuing the frontage road sometimes. Right now, we've discussed if we were going to extend what's called a reverse frontage road, which is kind of like instead of having it right next to 54, it would be set back from 54. That's something that Kot likes to see. But right now, there's no considerations of a front road on that particular property. Okay. But I believe both access points right now we're considering on 215 straight on 18. That gives us full access control. If you dump onto 54, you have to work with KOT for access control. If you dump on the 215, we have access to it. So, you just work with us for access control. Excuse me. Is there parking lot going to be gravel or pavement? You guys want pave or you want gravel? Around the building will be pavement. Okay. Where the machinery will be parked up gravel. You don't have to worry about a lot of runoff will still soak in. Maybe we'll have we'll let Harlem figure that out. We'll let them work with whatever engineering firm they want to create a a

storm water plan to make a determination. Sometimes we require, excuse me, sometimes we might require what's called dry retention or try dry retention which is just kind of something you see over by bombards which is a depression with rip wrap in it and the water can flow in but then flow out pretty fast at the same time so that it helps mitigate it. Sometimes require wet detention which you see in all the residential subdivisions. So, we'll have to make that determination. It's based on what's perceived as the stoming water run off of that site and the feds on calculations, but Harley will have to take a look at that. I believe motion. I'll make the motion to approve the resoning application case number zone 5-3. Second. All in favor? I I Any opposed? I don't think we closed the public hearing. So, I'll still be hearing. Very good. Can I get that motion in second one more time? Sorry. Yes. I will make a motion to approve the reszoning application case number zone- 5-3. Call it. Can we call it zone 25-3? That sounds like a typo there. Apologize. Zone 25-3. Thank you. I'll second. Second. Thank you. All in favor? I. Any oppos? Very good. Motion passes. You guys are welcome to stay for the rest of night or not. have a good one. Thank you. Thank you. Thank you. Old business, there is none. New

business, this is H1. This is a site plan for Norris Collision Center edition. So, Folders and Associates has submitted a site plan for the Norris Collision Center to add an addition to the building. The addition is around 800 ft. Will be on the west side of the building. The work was surveyed by Katie Miller Engineering and it meets the setback requirements for the addition. Um, all primary structures that are commercial and additions to a commercial structure are required to submit site plans. The architect submitted the site plan asking if the addition would need to meet the facade covering requirements or they can match the existing structures and material. And this is a question for the planning position to decide. Yeah, plan commission is reviewing a site plan from the north center for addition to the property 800 plus ft. Lot coverage is around 27.9% which meets the requirement. Set back from the west lot line is 7.5 ft which is a minimum of five. that meets the requirement. The sign requirements is a question. There's no additional lighting. There's no additional freestanding sign requirements. There's no additional parking requirements. So, this is Norris collision center. So, you can see this is the material that they currently have. This would be the west side where they're going to put in the additional bays. You can see it right here on this image down here where they're going to tuck in the addition. Financially, none. Legally, it is approved as a form. It is recommended by commission approve the site plan for the north collision center edition. Uh we do have folders of folders associates here as an agent for the applicant. So you guys do have any questions feel free to ask. Well, since the the front of their building, can you go back to the front of the building? Yes.

I'm assuming they're going to use the lighter color material on the new part. Yes. The architect saying yes. I think that elevation that was in the stuff we turned in, it calls out uh the field color and the accent color. So the field color will be light and you know dark. I'm glad commission has that turn has an agenda. The public can view it on the website for just to save time slides. this puzzle. I just nailed it down. Is there any concern there? There only be one way around the building. Doesn't be able to get a car through there after that's done. I think it could be a concern, but ultimately it's private property. It's not like people need to be driving down that way unless they're allowed to by the property owner. So, I mean, you could say that you're squeezing the left, you know, left side too much and you're not going to be able to park through, but that's after discretion there. Okay. There's nothing that says you have to have the ability to circle a building within Southern's regulations. So, no kind of fire requirement or anything of that nature. Fire? No. As long as you can get access to the front, there's no issue on it. Yeah. And this will still go through a commercial plan review process, right? With MABC. Yeah. In terms of the A&E for the inside. Yeah. The architecture engineer for the Yes. Yeah. So fire suppressant or whatever MABC may require for the commercial code, you know. So, it'll be pretty much just like it is that wall that is close to the property line. Uh it might have to be fire rate.

accident. I haven't looked, but I think it's within the 10 ft. I haven't really studied that yet, but I'm pretty sure that Okay. But that doesn't affect the looks or anything. It's just what they do to the community. I personally don't see any issue with it. I mean that the existing building looks it's actually a nice looking building with the different colors and things like this will blend in together well I agree If there's no further discussion, I move for a motion. I'll make a motion to approve the site plan for the Norweg Collision Center Edition. I'll second. All in favor? I I oppose. Seeing none. Okay, you guys can proceed. Thank you. Thank you. This is item H2. This is the villas at Pleasant Ridge Creek Development for the preliminary plat. So, MKC submitted a preliminary plat for the villas at Pleasant Ridge Creek Development. The development is located on the northeast corner of Jard Maple. Designed to be a house development procedures. The zoning for this development was approved by the plan commissioner on April 14th and the final zoning approved was ran by the city council on April 22nd. Plat is laid out to accommodate the FEMA flood plan in the west side of development. There are a total of 100, excuse me, 15 lots in this development. Plan commission is reviewing the plinary plaque for the village of Pleasant Ridge. 115 lots total, 113 lots for duplexes, two lots for single family. Zoning approved is R2 reserve L. I believe it is a detention pond for the site to manage storm water.

And here's the development. You can see the flood plane really eating up a lot of that land. I will mention that the ride of way instead of being a traditional 60 to 70 is actually a 32. They're going to be sticking an additional 20 ft of easement on this side and an additional 20 ft of easement on this side granting 40 additional feet of easement to the city for utilities. We talked with MKC about it. I'm actually in favor of this idea for a couple of reasons. One, it gives you more the city more taxable income because instead of having it all in the rightway, which is tax exempt, it puts easements on private property, which are taxable, very similar to what you see in every other subdivision around here, where you have a sewer line in the back easement. So, they're doing something new and unique here, which I wanted to call that out just so the plush is aware of that. That you're going to have a 32 foot rideway that still gives you 29 ft back a curb back of curb. So, it's not like the streets get smaller. You're still the same size just like any other subdivision. It just requires less being in a city right away. So, there's less for us to maintain and more taxable income for us to maintain existing infrastructure, which I'm actually quite in favor of. So, this is a kind of unique one, but I really like that. Like I said, it doesn't change the width of the streets or anything of that nature. It's still 12 1/2 or 12 standard size financially none. Legally, it's approved as form. It is recommended that flight per creek development. We do have Joey Deni here with MKEC as well as Jesse Shelonberg who is the developer. So, if you guys do have any questions for them, feel free to ask

Sidewalks. Yes. The intent is we will have sidewalks on one side of the street. Um I think there is one culdeac that we're planning that kind of the one to the southwest that we're planning. Um kind of a full loop of the sidewalk there. But um yeah, the main street there will have sidewalks on one side. Uh there'll be a clubhouse kind of just south of that detention area. Uh the sidewalk will above that I'll say I'm assuming since it's for senior age limit minimum age requirement 80% of the units have to be 55 and older. So I'm assuming they probably don't need a playground. She has no playground. Um, pickle ball. I think Yeah. Do you want to talk about that at all? Coming up is a little crazy. So, yeah. No, no playground. Um, we do have like a fitness center inside. Um, we want people to be out walking the sidewalk. That's why per code we don't have to have it in the cold sacks, but we we added that one that's just a little longer so it connects everywhere. Um we'll do uh pickle ball courts. Um so yeah, we want them to be active. Uh but nothing we prefer them not being on a ladder. So yeah, we won't we won't be doing any any playground. So, so some of the lots are larger like lots one through foot tab you are the 11,000 12,000 and then but then the ones that kind of southwest corner are all about half that size. What's the intent for the two different lot sizes? Yeah. So that that we just went ahead and divided these up for that's where we're currently thinking that we'll sell the doors. And so that's why it went from 85 lots to theund

13 lots is we just went ahead and divided uh those out. So those will be the twin homes where you where you have one property that straddles that one house that's straddles the line. Okay. And our 52 and 53 were you planned on the the ones at the far west? Are those top of each single family? Uh is that the the top top left? Yeah. Yeah, those we we just divided those out that maybe we sell them as you know someone we could build a home on. We don't it's not like top priority right now. Um so we'll figure that out. We got other other things to figure out for that. Okay. But our intention is to maybe do one or two acre lots, sell those. What's the plan for reserve K? I mean, that's that's the flood plane, right? So, does that kind of just get left alone or do you guys dress that up or I don't have the Oh, that's the that's the flood plane area. We may add some like trees, you know, some beer to kind of make it look, you know, a little private. Our goal is to not really mess with much in there, keep it that natural look. And I mean, it's a pretty thing to back up to. Yeah. So, we would really just do the least amount in there. If anything, add some trees, add some cedars to kind of block that off. Okay. That's right, Joe. We're not doing anything. Yeah. We won't be able to do any sort of building there. Just keep it the natural flood plane. Just is that reserve K going to hold the storm run off? Yeah, I can kind of speak to that. So, um again, we submitted a drainage

report. It's kind of being reviewed. Um right now the existing drainage um there's kind of two drainage basins uh one that's kind of at the northeast um that's just kind of accommodating accommodating sorry accommodating some of the backyard drainage. So it's kind of going north to the east. Uh the larger drainage area is kind of we're taking some drainage from the southern development a little bit and it's coming along um this southeast side here. It's it's going to come up through here and the the main drainage will be in this detention basin. uh will run off majority of the the drainage into this basin here and then ultimately there's going to be two large larger pipes that's going to um kind of have the carry the drainage across the street here into the the existing drainage reserve. Um we're not increasing any flow of the existing flow. Um we're just matching what is existing. Um so yeah, mainly it'll be held into the detention and then it'll and it will be a wet basin there and then it'll go up into the flood plane. That blood plane go to the north or the south? It goes to the north. Goes to the north. Y awful lot of concrete roof over there as opposed to just soaking in. That's correct. And that's the reason why for for the detention area there in the middle. Um so all the runoff uh will be carried you know from the backyards into piping. um you know to that center area that's going to be held before it's um pushed on into the flood plane. Thank you. Mhm.

So it looks like there's a reserve A entrance off of Spain and a reserve B entrance off of 183rd. Do you anticipate building a boat at the same time or are you starting with one entrance and working your way around to the other ones either? What's the primary entrance I guess is what I'm asking. Off of May will be the primary, but our currently we're looking at doing two phases roughly kind of in half right here where I'm doing laser. But I we expect that the maple entrance will be the the main entrance. I think because of the household or something we need an extra exit or entrance. Correct. Yeah. But in that meeting, we'll have new landscaping and in monument both of those. My dad, I think when this first came up for discussion few months ago, there was talk about potentially paving um 183rd after that first entrance. We're still talking about that. So regulated today. Yeah, that's not great. Where is this entrance in relation to the Elkridge? Are they across the 183rd? I can't really kind of see it. Right here is the entrance right up here. So ours is down here. So I'm sorry. It's going to go far. I believe it's Yeah. No, you're 400 ft. So, you know, 600 ft. So, up there at some point there there's going to need to be some or it's stated there's going to be need to be some improvements on maple and 183rd as far as traffic control, whether it's a lie or a roundabout. Does this flat and does this

accommodate that? Are we doing anything that could limit the city's choices in the future? That's a good question. So, what we did, we anticipated a roundabout. So, we worked with NKC Trans Systems designed as a roundabout. I can't remember how big it was. Can you remember how big the roundabout was? 250 ft diameter. 250T diameter. And so, we anticipated a 250 foot diameter roundabout. And so we asked MKC to flat in accommodation of that roundabout and they did. It was very time. So good deal. No, it's a very good question. And so we anticipate that I spoke to the county today, Lynn Packer. He's the county engineer. And so we were talking about traffic flow and conditions and everything else cuz technically 183rd is still township. And so we're going to be working on that. But the question about regulations and authority and the county said, "We're just going to hand it off to you guys." And I said, "Well, thanks." So, we would prefer to see a roundabout there. I think that seems to be the consensus. It's in our CIP to have a roundabout there. Um, and so that would definitely help. But it was platted to have a roundabout. If everything goes according to plan, we should have a roundabout there hopefully by 2028. Baby, huh? Isn't that what these are? 1435 1430 1430. This doesn't change much. Yeah. the contour lines. You guys want to talk about being sea level? Does that mean what it is?

Maybe 1,400 ft above zero. Um how about the potential future city sidewalk um that talked about building? Is that is that accommodated by So the sidewalk is on the south side. Oh, okay. Yeah. So it would run on the south side of Maple from 183rd east to 167, jog across 167 and jog north of Maple, then head east 135. That project is on hold because Witchah has a 2027 street expansion program for Maple. And so that sidewalk is going to tie into that. So right now it's on hold, but they are paying 100% of it as a project that's off. So but it' be on the south side. Okay. That's a good question. Financially, we need to approve this form. So, it is recommended that you planning commission approve the preliminary plaque for the villas at Pleasant Ridge Creek Development. I'll make a motion to approve the preliminary plaque for the villas at Pleasant Ridge Creek Development. Second. All in favor? I I very good. H3 is going to be the same just the final plat. So once again submitted a final plat zoning was approved. Plat is laid out how to flood

plane zoning R2. This is the final plat. I'm showing you the big picture. The final plat in your agenda is six pages. So I just showing you a big overall picture of it. Financially non-legally approved as a form. It is recommended the foundation approve the final flat contingent upon MKC and Harland agreeing with the storm water. Is it even consideration on paving or is that separate? That's separate. But no, for planning purposes, they're just determining ownership, which would be HOA, public land, private lots for sale. In terms of paving 183rd, that's going to be a conversation between us and the devel city council. I'll make a motion to approve the final plaid for the villas of Pleasant Ridge Creek Development contingent upon final storm water approval from the city engineer. All you want that I'll second. All in favor? I I oppose. Thank you very much. You guys are welcome to stay. If not, have a good one. I see I see building purpose tomorrow. Is that okay? No. Yeah. Too soon. Thank you guys. This is going to be item I is a staff report. So, International Council of Shopping Centers in Las Vegas being me the community director will be going there to try to um convince different businesses to come to Goddard, especially, you know, anything that could have a significant maybe regional impact or just any commercial retail really help fill in our star bond district and help offset some of those bond costs, which would be really ideal. So, the event I'll be

flying out Saturday, I'll be coming back on Tuesday. But I think it'll be a good experience just to kind of see what people are looking for. I think we're going to hear a lot of the same stuff that you guys have heard before. Traffic counts. They're going to want to see more traffic counts. They're going to want to see more rooftops. So, we do appreciate this project moving forward. Uh the villas are definitely going to help with that. Um they're probably going to want to see a lot of them are going to want to see medium household incomes above certain threshold. Everyone's got their own metrics, so it's going to be interesting to see what they're looking for. Um, I'm really excited about the John Deere project we just had. I think that's going to be another beacon to really help other people say, "Hey, we can invest in Goddard." So, um, just to see what everyone's looking for, especially some of the big hitters. There's a couple small hitters there in Vegas as well, but we're really going to try to we're going to try to shoot big and just kind of see what we get and see if they're playing big fish, small fish, any fish, and really just kind of keep on going at it. But, our metrics look good. Our growth is steady and strong. And so, I'm pretty optimistic that we can try to convince some people. Um, I say this again and again, it took us two years to get Starbucks, you know. So, I'm hopeful that as our metrics look better and better, we can shorten that window and just try to get more people more frequently. So, with that, we're planning commissioner comments. Was there any when you were in Dallas, I believe, was there any leaks from that one that you Yes. I mean, I'm optimistic about Panda Express. Um, our CFO, chief financial officer, Burke Carol, she's not in the room, but I can say it because she's wants us to get Panda Express really, really badly. So, I will continue to hit up Panda Express. They already knew about us, which is always a good thing. If somebody says, "Yes, I know where you are. I know exactly what you're talking about. We'll consider it." That's that's usually a good sign. If they're like, "Well, who are you?" Then that's okay. Spectac knows who we are. They know where we're located. And so I'm going to keep trying to get Panda Express. Um it

would be ideal too. We reached out to Tommy's car wash many times and I'm optimistic that Tommy's will try again. We're going to just keep trying to see if we can get Tommy's and Club Car Wash will be in Vegas. So we'll reach out to Club as well because we know they have a WTO presence. Anybody who's got a WTO presence, it's not too hard to say just look a little bit further west, maybe give it a go because we have strong residential growth and that's what they're going to want to see. Good medium household income, strong traffic count, continued residential growth. It gives the supply a chance. Yes, I'll try again. Sure. Like for your sake. She like general sauce. All four. I just want to second I'm I'm excited about the the stick farm or I want to say farm John Deere. I mean that's 50 or 60 employees. That's probably that would probably right away be one of our top employers, right? up there. It's up there. Walmart's pretty high. The school uh employs about 80 people per building. Obviously, some of their buildings in Witchah. So, but they're they'd be one of the top ones for sure. So, that's great. Yeah, that's very good. They have the equipment over Casey's starting on that. Yes, they've started. Yes. Yes. Tina, do you want to give an update on Casey's at all? She said yes. So, she seems super confident and excited to come up and speak. Feel free. Um, yeah, new construction is always exciting. So, um, first step, they had to bore a 12-in casing under the road. So, there's some utility conflicts. We had a change order at that. So, that's um moved. That's to connect the sanitary line. So, we had another issue on the west side of the street to we got some bad information. There was a 19T stub. There's only a twoft stub. So, a little extra work there, a little more sidewalk removal, but yeah, I mean, the weather's being cooperative and they're out there

moving, so yeah, no one's doing a great job for us. Thank you. Yeah, that's going to be good. Intersecting 183rd. Awesome. I'm glad you guys like it. Yes, I knew it was needed. We're up in the, you know, it's just everyone was getting queued up to go south and, you know, I think it was west and so everyone was getting stuck. People couldn't go west and go south at the same time. So now we can. So that's good. Yeah. Helped a lot. Uh, any progress on the Mexican restaurant? You know, do Yeah. So, I believe our illustrious uh county commissioner parks is working on the A&E for that. Now, they don't need the new building or else he if he was if they need a new building and he was working on that, he would have to recuse himself from the project, you know, for approval. But since it's an existing building, they're just doing a remodel. It's just a building permit. It would have to go through Gary Cox just like we talked about with Norion Center. Justin had did send me an email because I was asking him about it today and he said that they're wrapping up permit drawings. So the permit drawings will go to MABC for A&E once they approve it and Gary Cox and MABC will shoot me an email be like, "Hey, I like it. You need to charge an X number of dollars for the building permit." And their GC will come in for the building permit and start remodeling. Excellent. So that' be the bolt. So, if you uh want to harass anybody, feel free. Harass Mr. Parks. I'm sure he's not busy enough. So, he's sleeping. Just wake him up.

Next meeting will be June 9th, 7:00. Make a motion to adjourn. I'll second. All in favor? I. Thank you very much. Are we off?