Planning Commission - Regular Meeting

Good morning, ladies and gentlemen. Welcome to the town election and planning commission. This board is comprised of town residents and we are appointed by town council to serve without pay. This is our regular monthly meeting on Wednesday, March 18th, 2026. The meeting is being broadcast live on the Town of Lexington YouTube channel. Speakers must sign in up sign up before 8:00 a.m. on the sign-in sheet posted at the door. Speakers will be called to the podium off the list collected. Please state your name, your address. Speakers are limited to three minutes. I am Frank Barry, the chairman of the town election and planning commission. Other planning commission members present are Good morning. I'm Brian Amik. Morning Rosco Kaufman. Good morning. I'm Jamie Feight.

Good morning, JT Stevenson. Good morning. I'm Betsy McCall.

All right. At this time, I'll ask Jamie Feight as she lead us in our invocation. Heavenly Father, we thank you for this day and for the opportunity to gather in service to our community. Grant us wisdom as we consider the decisions before us and guide us to act with fairness, integrity, and good judgment. Help us to listen with open minds, to speak with respect, and to seek what is best for all those we serve, both now and for the future generations. May our work today contribute to the well-being, growth, and unity of this community. We also ask your blessings over our military, first responders, and all those who serve both in our local communities and across our nation. Protect them, strengthen them, and watch over their families. Amen.

Amen. Please join me in the pledge of allegiance. I pledge allegiance to the flag of the United States of America and to the republic for it stands, one nation under God, indivisible, with liberty and justice for all. The meeting will now come to order. Uh, no deletions on the agenda. Next item is approval of the minutes from our November 19th, 2025 meeting if we remember that far back.

Motion to approve. Add a motion. Do I have a second? Second. All in favor, please raise your right hand. That is unanimous. Presentations. Number one, the ALT tip 2.0. Randy Edwards.

Good morning everyone. I'm Randy Edwards, transportation director for the town of Lexon. um of our presentation.

What's that? I mean, we should have had it for the February session. That was cancelled.

Sorry. So, a little bit of background information. Um, so in uh 2017, town council um adopted or set out challenged us with coming up with a plan to address the impacts of uh basically development that has occurred throughout the town of Lexon and impacted our level of service traffic conditions on the roads. Um and so in 2018, uh this body as well as uh town council, um saw and approved what's referred to as the local transportation improvement plan that we had developed. Um so then we've been working on that plan um or using that plan as development has occurred as well as uh town council has authorized the funding of the first priority that came out of that plan. Um so let me see none of this is actually in the slide. I'm just trying to bring you all up to speed so we can just hit the ground running. Um anyway, then in uh 20, so we've actually seen about $3.8 million worth of road improvements on the ground since that time, since the adoption of that uh work. There's actually 6.2 6.8 somewhere in that ballpark uh million that's already been that's either planned, engineered, or completed in totality. So the success of the original LTIP is is unquestioned. Um and that's you know a combination of town's efforts as well as uh uh the local development community as each development comes along and um and so whether it was identified in the LTIP or not that uh numbers comes from the impacts of um the development community uh contributing to the improvement of

the system. check in with Michael real quick. Are we I never I never received that presentation. Okay. Do I mean do we do we want Vanessa to and I will get it to you? Yeah, we could switch items. Supposed to have been received last month, but we'll work on that while Vanessa moves forward. You have Vanessa's correct? Do you want that emailed to your account, Michael? Thumb drive.

I didn't bring you all a copy, but I got one. So anyway, just a little bit of background just to make sure that so then in 2024 um uh we had presented the council to that it really needed an update because we had addressed around 35% of the work that had been established in the original LTIP. So council uh budgeted um to for us to hire a company to re-evaluate uh the entire town and with that one we were actually charged to look outside and look at how the growth around us was impacting traffic inside. So, when we come back, we'll be able to um run through this and uh you have a little bit of background as to um where we came from and then this is established as a five-year plan, if you will. And it's really just a guide book, you with me, to to handle additional growth um that's brought to us and how we can address it um throughout both the county in our perimeter as well as uh with inside the town limits.

Okay.

All right. With that, I'll turn it over to Vanessa. And if you can uh my name is Vanessa Stoker. I'm the special funds manager and I'm presenting the town's fiscal year 2025 development impact fee report. This report is required under South Carolina law to report annually and is intended to show how the impact fees are collected, maintained and programmed to support growth related infrastructure. It also ensures that these funds are being used to the benefit of new development which is a key requirement of the ordinance. So, as a quick reminder, development impact fees are restricted funds. They can only be used for capital improvements that expand capacity to serve new development, not to address existing deficiencies. And additionally, these funds must be programmed and spent within a certain time frame or they're subject to refund provisions. Um, just two highlights from the ordinance. The projects on the next few slides come from the capital improvements plan um which um you as the planning commission may review as often as necessary but not less than every 5 years. And um I spoke about the certain time frame and that they must be expended within 3 years of the date they were they were scheduled to be expended. Um, starting with transportation, um, in FY25, the town collected approximately $148,000 in revenue plus about $900 in interest.

After a transfer of about $32,000 to the streets and infrastructure fund, the ending balance is just over 1.08 million. We anticipate another $800,000 in revenue between between FY26 and FY29. These funds are programmed primarily toward the Gibson Road and West Main intersection project with the total expenditures of about 1.838 83 83 3 million for parks and recreation. FY25 collections totaled approximately 51,000 with a small amount of interest earned. About 45,000 was transferred to the Virginia Hilton Park um and leaving an ending balance of roughly $6,500. Projected revenue through FY29 is 400,000. Planned expenditures total approximately 2.03 million, including several smaller park improvements in FY26 and the Mil Pond Park project representing the largest for municipal facilities and equipment. FY25 revenue was about $19,700 with interest bringing the ending balance to approximately $153,000. We anticipate an additional $400,000 in revenue through FY29 in this fund and planned expenditures total approximately 9.06 million. supporting projects such as Bruner Road um storage facility, municipal complex improvements, um the signal shop, and a future um upgrade at the park's headquarters.

Overall, the town remains in compliance with state requirements and impact fees continue to be programmed towards projects with that support anticipated growth. From a planning perspective, these funds are an important tool to ensure that new development contributes to the infrastructure needed to support it. And these funds are collected on in town projects only. Correct. Correct. All right. Thank you. Anybody got any questions?

Thank you very much. So, You going to get into detail about how we're going to spend all that money now? What are you talking about? I missed all that.

Uh we we could I mean I was going to ask you one quick question though. Does the three minutes apply to me? Because we know how long- winded you can get.

Oh, so you just gave me a Okay, good. Hey, when you like your subject matter, I mean, it's it's easy to talk about. Um, so as I was saying, um, we adopted or created the LTIP in 2017. We are now presenting our updated, so the second edition of that LTIP, um, which, uh, should continue to serve as our guide, uh, for how we address growth and, um, development impacts throughout town. So with that we established what was the study area. So inside of this study area it extends to the north cord millill road area. Um the east or southern boundary is I20 with the west where dominant amount of growth is occurring was established around Charter Oak uh Longspine Road. that entire corridor. Forgive me, I have to catch my breath. So, there's several factors that we considered this time. The previous LTIP looked at around 10 factors when it looked at ranking intersections. So, the goal here is to establish what intersections we want to look at and then rank them according to a criteria. The reason for this is so that when a development comes in that's not been considered in the LTIP, it can be pushed against those same criteria. So um previously in December, council adopted the LTIP methodology. Okay. So we did that so that the methodology is what dictates what the projects um you know where they rank accordingly. So, and the goal here funding wise was we were going to look in detail at around 30 intersections. Obviously, there's significantly more

than 30 intersections in this study area. So, we wanted to look at establish what our criteria was and then which intersections we would look at specifically. So, the first criteria we used was the uh 2023 ADT. So, average annual daily traffic. All right, we want to look at that based upon each segment. As you can see in this screen, black is bad, right? That's the high volume roads and uh kind of pretty clear. Um, next to that, we wanted to look at what's called level of service. Level of service is basically how you feel getting from point A to point B, right? And so, we look at each segment along the way. We look at intersections, those types of things, and establish that level of service. The next thing we wanted to make sure we incorporated in this, and it was a goal of council to make sure that we established what's happening with growth. How can we incorporate growth into our evaluation? So, what we did was we looked at the last 10 years from Thank you. We looked at the we looked back 10 years and established a growth rate for each of the um segments, intersections, those types of things just so that we could establish a a baseline. And then we flip that over looking forward and we'll apply that uh annual growth to each location. All right. So, so that's why, for example, you look at 378, you're like, well, that's not bad. Well, that's because it's it's annual. We're looking at each year over that 10-year time frame. And obviously, big roads can absorb more volume without it's just a math uh equation. So, um and I'll get to a simple explanation

that will help with that in a minute. The next one we looked at was very telling, and that is our crash data. Okay, we collected um five years worth of uh crash data and plotted it on the on the um study area and as logic would tell us all those crashes are where we expect them to be. Um so with that we then had to come up with a waiting criteria and that waiting criteria was broken out like this level of service how you feel. So the intersection stepping down from what's called an A to a B C one down to an F was given 50% weight. The ADT was given 5% weight and 15% weight was given to the crash data. Those are all elements that were included in the original LTIP. This one included growth and as we know over the last five years we've seen significant growth. We wanted to make sure that we had it appropriately weighted and we established a 30% weight for what that growth rate is. So with that, we applied this to around 100 intersections inside of that. The next one we started out with around 100 intersections. We then applied those highle factors, broke that down trying to get down to 30 intersections. Well, several intersections pop out that are like, "Hey, this really needs to be addressed." For example, Jenny Lane at Corley Mill Road is one of the top um or lowest levels of service intersections in town. Well, for anyone that isn't asleep, we know that we're on the verge of beginning a major major construction project in that area. So, that intersection was pulled out and any

intersections associated with the project. That just allows us to take our budgeted number and apply it to more local locations. Does that all make sense? So, what we're trying to do is get down to 30 intersections. That was our goal as to our budgeted amount. And so existing projects, there was other projects for example or look intersections that that were flagged and the growth rate on North Church Street is off the chart. And why is that? Well, in 2018, South Church Street had about 3,500 cars a day. Now it's running right around 18,000 cars a day. Why is that? the one-way pair, right? We took traffic here, we split it over here. So, now you have this and I should it's around 10,000 cars a day. So, it's a split um volume now where before it was two-way. No one went on Church Street basically. So, we pulled that out. We didn't want to evaluate something that we knew had an anomaly associated with it. So, we whittleled this down to 30 intersections. All right. And I think that we just show a quick plot um of how we got there. The next one is what's very next slide. When we looked at all these intersections, we were coming up with some basic themes. The improvement types to maintain the level of service really centers around efficiency. All right. So, we're looking at auxiliary turn lanes, turn lane extensions. Anybody sat there say, "I can see the right turn lane, but I can't get to it." Right? So, we we're looking at those things when we're uh walking through these projects. Um complete intersection redesigns, uh various access management

techniques, as well as uh changes to our traffic signalization, um eliminating some split phases, those types of things is what uh the LTIP or this study found. So with that, we then took these 30 intersections and we established what would be a quote planned improvement, right? So just so everyone knows, if a change in like a let's just pick on Michelin for example, if they were to just drop into the center of town and go, man, we're here's what we want to do. A lot of this stuff like that's not something we evaluated for. We evaluated for what would be kind of normal growth. So those things would still require big traffic studies, those types of things. In other words, if I just say Michelin plant, if they were to come into West Main Street, they couldn't just put in a turn lane and call it good. Does that make sense? So the LTIP is set up so that it you can go back or we can go back and make the entity do a deeper dive into their traffic impacts. So this is not just a cookbook where you just grab it and hey I can you know take care of any and all problems. So with that we took what we found in our 30 intersection and we established a budgetary number. This is primarily for council as we rank them and look at doing any of the work ourselves. Right? So that if we were to budget that um say with the impact fee money those types of things um we would we would start at these baselines. This budgetary number includes design construction utility uh impacts rightway etc. But again it's just a guide. Um and then to wrap up I just want to show you kind of the an acrosstheboard look at what kind of intersections and improvements it proposed. So the number one project based upon the criteria that came out was the intersection of West Main Street

and Columbia Avenue and it basically is an access management challenge. Right? So there's been improvements out there but access management remains a big problem and that is what is causing significant inability to move traffic. The the next one that ranked and I'm not going to go through all of them by the way. So, um, this will be live here in about two weeks. Um, the second one is, anybody's familiar with industrial at South Lake, that area, um, very low level of service, um, significant inefficiencies and albeit uh, much uh, development that has occurred out there has actually contributed to obviously they've added trips, but they've also built major improvements that are in that area. Um the QT established a turn lane um all the way from the off-ramp to Industrial Drive and then the recent uh Waterburger um established a turn lane in the southbound direction um towards Industrial Boulevard. So the next one just to give you an example these are across the board. Project 9 is a uh establishing a So this one is in the county. This is just a looking at again on the edge what's what's happening here when growth occurs and how's those uh trips impacted by or existing trips impacted by uh the growth. So this is just to propose a roundabout at Midway at um Hope Fairy Road. Um the next one uh this is um yeah again out in the county but uh Charter Oak St. Peters um area extension of turn lanes um significant backups in that area uh due to the growth and around that area of folks um using that I don't want to say as a bypass but a

way around um but the turn lanes are are insufficient for the volume of traffic that's there. So um we go to the next one. This is at old Cherokee and Old Chapen um which is a revision of what was originally in the LTIP. evaluated that and solution that was in the original LTIP and reranked it and determined that the growth has outpaced the solution that was originally proposed. Um so we've gone back to a um pretty much a typical uh signalized intersection solution with um extended turn lanes um auxiliary lanes um in in many directions. And then the next one. And then we also pulled forward any projects that had not been touched in the old LTIP. We didn't get have to re-evaluate those. And that's why you see the numbers get higher than intersection 30. Um we we didn't want to lose all that data. We just didn't re-evaluate it based upon its lower criteria in the original LTI. So we just pulled those forward quote for free. um so that the LTIP continues to be a growing document. And this is over at uh I think it's Old Chapen um a turn lane uh onto um Maxi Road. And then finally, the um LTIP includes uh some proposed alternate routes. Um, these are all once you get to look at it, these are all very small road extensions, um, connectors, those types of things that would allow trips to stay off of, for example, 378 or US1. Go back a slide, please.

Sorry.

Yep. Um, so in that LTIP is is five or six road extensions that we've having looked at that growth area, we've said, whoa, we need some connector roads here and there. um due to turning movements and uh so we've proposed several of these. These are not like hey these are may never happen but it's really looking at it from 20,000 feet just to see where should we have some cross connectivity. Um this particular one uh Mineral Springs at Hope Fairy Road uh that we did a study in 2018 um that proved that uh rather than realign Mineral Springs to Hope Ferry um it really does need a cross connector road due to the number of movements that go from Mineral Springs to Hope Ferry but use that leg of 378 to make it happen. Um and this is just a proposed alternate to to make that happen. Uh, and then finally, there's some um language in the LTIP that talks specifically about some things that myself and council can work on as far as changing some of our regulations, ordinances so that we can actually see some of this um work uh for the good of the town and our existing condition. And uh so just a few takeaways. Um the LTIP 2.0 is specifically a reference document. Okay. Um, and it's just to support our decision. So, when we refer to it, it's not the highway capacity manual. It's not sed uh design books. It's simply a reference document to get us to that next step. Um, are there intersections missing? Absolutely. Um, this was never intended to be we will look at every single intersection and consider every possible alternative. Simply a tool to get us to good decision-m. Um, are we done studying? No. This is definitely a living document. Um, and and would require a five-year update. Um, and

basically we wanted to establish with this uh 2.0 um revision is to what's the purpose of the LTIP and the green is specifically to preserve our transportation investment. So, this town has invested a lot of money both from the uh taxpayer side as well as the private development side. And it's important that we maintain um the efficiency of those those improvements that have been made. So with that um I can ask some answer questions if you have any but uh we are have the final document ready to release and there will be a link put on our website which actually you can just click and it'll be a live document that you can walk through and use it at your own leisure.

All right. Okay. Thanks sir. Yep. There's no action items on either one of those. It's just more for information for the planning commission. Right. Correct. And the public. All righty. Well, let's move on. What we're here for, the new business annexation election and county tax map 0043007162 031 133 1100 block of North Main West Main Street. Sorry.

Good morning. Satcher Properties LLC owns approximately 29.31 acres on West Main Street and Highway 378 and has petitioned to annex the property. A car dealership and commercial center is planned to be developed on the site. Properties in town near this winter zone, general commercial, office commercial, highdensity residential, and protected residential. West Main Street and Highway 378 are classified as arterial roads. The property is shown on the future land use map as a regional node area. The comprehensive land use plan describes this area as a node containing medium to highintensity commercial, retail, hospitality businesses, predominantly regional or national brands and offices that cater to those traveling along major corridors. For the proposed project to be compliant with the zoning ordinance, the property should be zoned with general commercial zoning and West Main Street and Highway 378 should be classified as arterial roads. Um, so this item directly relates to the next item. So just just for information purposes.

So this is for the annexation, correct? Correct. All right. Any more questions? Is there anyone signed up to speak today? Do do you want me to read item number two and then we can have discussion since they relate to one another or do you want to handle Jessica, excuse me, I have a question. Can the annexation okay? These items need to be addressed separately. Correct. That's correct, Mr. Chairman. All right. One at a time. Voted on separately. Correct.

Yeah. Handled on their own separately. Okay. Discussion and everything. Okay. I think well I think you just answered my question David and that that was can annexation recommendation be con contingent upon a satisfactory site plan based upon the traffic impact study that's underway now you're going to a separate issue you've gone to item number two understand mr chairman the the annexation needs to be um addressed first and then you can address the then you can move on to the next item on the agenda.

Thank you sir. All right. Any discussion on the annexation recommendation?

Don't everybody speak at once? I'll motion to approve. I have a motion. Do I have a second? Second. Have a motion and a second. Any further discussion? All in favor, please raise your right hand. That is unanimous. Thank you very much. Item number two. Find my sheet. All right. Sketch plan approval for the proposed auto dealership and commercial center on the 1100 block of West Main. Jessica

156 Highway 378 LLC is requesting sketch plan approval for a proposed automobile dealership and future commercial development located along West Main Street and Highway 378. The development is proposed as a phase commercial project. Phase one includes construction of an automobile dealership facility of approximately 48,000 square ft including showroom service areas and associated vehicle display and parking areas. The remainder of the property is shown conceptually as future commercial out parcels intended for retail or serviceoriented uses. These areas are illustrated as conceptual development blocks to maintain flexibility for future tenants and site configuration. The layout incorporates setbacks and buffering consistent with the town's zoning standards and includes a preservation corridor buffer and enhanced buffering adjacent to nearby residential areas. At the sketch plan stage, the plan is intended to establish the overall development concept and site organization. Detailed design elements such as final building locations, internal circulation, landscaping, architectural design, and utilities will be evaluated during subsequent site plan and engineering review processes by town staff. Access for phase one is proposed from West Main Street and Highway 378. The development includes a ride in ride out access serving the dealership with the potential for left movement subject to SCOT spacing requirements. The plan also includes channelization such as a median or island to prevent lastminute lane shifts and improve traffic safety along the corridor. A traffic impact study is currently underway and will help determine the final access configuration and identify any necessary roadway improvements. Access points for phase two will be re-evaluated at the time future tenants are identified and detailed site plans are submitted for review. The proposed development is consistent with the goals and objectives of the town's comprehensive plan which designates this property as a regional node on the future land use map. The comprehensive land use plan describes this area as a node containing medium to

highintensity commercial, retail, hospitality, and office uses that cater to travelers along major corridors. All righty. The applicant would like to say anything at this point. We can go straight. Do you all have any questions for the applicants? I know that we had a work session last night with in-depth discussion that was live streamed for those at home. Um, but I didn't know if you had anything else that needed to be asked this morning. Let's get a motion and a second before we have any discussion. All right. Do I have a motion?

Motion to approve. Do I have a second? Second. I have a motion in a second. Any discussion? You want to ask your question now? I have a question for the engineers. Um it's it's my understanding based on our discussion last night and looking at this sketch plan that entrance to phase one which is the dealership would be uh right in right out with a deceleration lane. That's correct.

I asked that question because I know from experience that once people get to that point going west, they're moving on. So I think that's really important from a traffic uh safety standpoint and also there will this is a question there will be connectivity between phase one and the future phases initially so that folks who are leaving the dealership and wish to go east or to go on Gibson Road in that direction could cross could drive across the property and go further down 378 and take a left and come back to the traffic signal. Correct. To get further away from the major intersection. Okay. I think that's important.

And there's also, forgive me of the road name, but it comes through on the back side. Top cider. Topsider comes out and comes into the old Kmart by the 70 uh golf station, right, as well. So, we'll have two access points.

And I know um Mr. Edwards mentioned last night the uh ongoing study with DOT to address this intersection, a big change for the intersection. Is that something you could enlighten the the audience about just tie all these together? Actually, um so currently if we can you bring up the image please? Currently the um the intersection known as Gibson US1 and 378 is a townf funed impact fee project. So right there I connected what uh Vanessa's talking about. The LTIP had originally established that location as in need of level service improvements. Um and so this access management here will be evaluated based upon that new design configuration. All right. So this proposed primary access, if you will, that's established as a right in right out will in fact have to be vetted against the already designed plan that we have ongoing. Um we do think it'll work. It's um will um require just some design elements um that are not really shown on this sketch at at that level. Um, the other thing I want to make sure that is uh clear is that while the sketch shows, hey, left access, those types of things, that will all go through the SC DOT spacing requirements, um, and and we're all well aware that that that's what's going to be necessary. There could end up being, for example, if they don't have immediate um plans for phase two, um there could end up being a temporary driveway, you know, farther west, uh just so that um safety and those types of things are considered. So, uh with that, just wanted to make sure that it's clear that

there is an impact fee project. We expect to start construction around the first of the year um with establishing as I had said in the uh previous presentation auxiliary lanes, extended turn lanes, those types of things just to simply provide a higher level of service for that area. Thank you, sir. Yes, sir. Mr. Chairman, you do have two sound. All right, Mr.

Thank you. My name is Travis Asville. I live at 216 Belt Trees Drive. Uh, and if you could bring up that map of the dealership again, so I'm the HOA president of the neighborhood literally right behind that. That's our pond. U, that's our little walking trail and our pool right there. Um, right now there is an incredible amount of trash and debris that just flows down from 378 all through our property. Uh we have a neighborhood cleanup this weekend to go out there and get that. We'll get several trash bags worth of trash uh that comes down. We know it's road stuff because there'll be road markers and anything that you know just comes off of a roadway gets down there. So whether it's coming down from storm water and draining into our pond or just naturally off of that land, our concern is that right now um the land does absorb some of that water, but what happens when there's 20some acres of pavement. Where is that water going? Is there a responsible storm water plan for all of that water so it doesn't come down our hill and completely wash away what we have? Um already we did have an issue. um they had some drainage pond issues up there in that drainage pond currently and when they drained that pond um they kind of just put the hose over the hill and drain right into a couple of neighbors backyards and flooded their backyards. I don't know what what the issue was but the pond wasn't working properly. Um so that's our concern as a neighborhood. We're not against responsible development at all. I would love a Toyota dealership. I love drive Toyotas myself. Um, but just making sure that there is responsible storm water and it's not all flooding into our pond where we're cleaning up trash and then we maintain that pond. That's not a town pond. So too, so if we're taking on the burden of making sure that a dealership is now responsing their water. So there there's a concern for us there.

Thank you. All right. Just so you know, there will be a um the storm water will be handled and have to be approved through DHCK or today dees and so they will have to have adequate detention control for their site. Next we have

that it. All righty. Anyone else? I do have one other question. Randy, you said we were planning on starting fiscal year 27 on the road improvements. So, the project is currently in design and about to go into rightway. This is a um project we're working through since it's just turn lanes. Uh we're working through um district 1 at SE DOT um we're about to submit for permit and uh so the timeline would put us in the beginning of calendar year 27.

All right. What for the engineer or the applicant, what would be the anticipated construction start time for you all? Bill Atkins with Pyramid Contracting. We're the design builder on the project. So, it' be the first quarter, late first quarter of 27 that we would initiate. Okay. All righty. Anyone else? All right. We have a motion in a second. All in favor, please raise your right hand. That is unanimous. Thank you very much. Thank you all and we'll look forward to seeing that item number three, reszoning election and tax map.

Hi guys.

004 00715327 2011 Old Chapen Road. Connley Development has submitted a request to reszone 9.63 acres at 2011 Old Chaben Road from highdensity residential to highdensity residential and limited commercial with a plan unit development overlay. The purpose of the request is support the per proposed plan unit development of a 50-unit town home project that will include.80 acres of limited commercial office space fronting on Old Chapen Road. Properties adjacent are zoned highdensity residential, limited commercial, and protected residential. Old Chapen Road is classified as a collector road.

All righty. Anyone sign up to speak on this? All right. Again, this is just for annexation reszoning. Re I'm sorry. Reszoning, I'm sorry. So, do I have a motion? Motion to approve.

A motion. Do I have a second? Have a motion and a second. Any discussion on the resoning? All in favor, please raise your right hand. It is unanimous. Item number four, reszoning of limited commercial. that same one. No, this is another property adjacent that's included in the project. All righty. Reszoning of a plan unit development overlay for Lexon County tax map number 00432320001 located at 100 Snail Grove Road.

Connley Development has submitted a request to reszone 92 acres at 100 Snell Grove Road from limited commercial to highdensity residential with a plan unit development overlay. The purpose of the request is to support the proposed plan unit development of 50unit town home project that will include8 acres of limited commercial office space running on old chapen road. Properties adjacent are zone highdensity residential, limited commercial and protected residential. Old Chapen Road is classified as a collector road and Snell Grove Road is classified as a limited local road. All righty. Anybody to speak on this item? All righty. Do I have a motion? Motion to approve. Do I have a second?

Second. A motion and a second. All in fa any discussion? All in favor, please raise your right hand. It is unanimous. Now to me, the reasoning. Uh item number five, approve plan unit development consisting of 100 I mean excuse me of 51 town home units. 50. That was an error. It's 50. Oh, it's 50. Yeah, that was an error on my We're making errors all over the place.

Plan unit development consisting of 50 town home unit project located on 0 acres of limited commercial and li will include limited commercial space. Jessica

Conley Development is requesting site plan approval for a plan unit development consisting of 50 town homes on 9.43 acres and80 acres of commercial office space located at the corner of Old Chapen Road and Snow Grove Road. Primary access to the development will occur from Old Chapen Road. Internal streets serving the town homes will p be privately owned and maintained. The proposed development represents the redevelopment of two existing properties currently occupied by a 30unit apartment complex and the former JC Hut building located at 100 Snow Grove Road which is currently vacant. The project would remove these existing structures and redevelop the site with a combination of residential town homes and limited neighborhood scale commercial office space. A previously approved development proposal for the property allowed 104 residential units and 16 garage structures, resulting in a density of approximately 11 dwelling units per acre. That project was not constructed. The current proposal reduces the overall density to approximately 5.3 dwelling units per acre. The proposed buffers and setbacks are consistent with those previously approved by the board of zoning appeals for the earlier development. The project is requesting approval as a planned unit development due to the unique nature of the proposal and to allow modifications to traditional zoning requirements. The project differs from these requirements in the following way. The redevelopment of an underutilized property combined with the integration of limited neighborhood scale commercial uses makes the project appropriate for consideration under the planned unit development model. Front and side buffers and setbacks are reduced from traditional zoning requirements. However, the rear setback and buffer adjacent to the existing single family neighborhood will maintain the required 100 foot buffer and 150 ft setback as required by the zoning ordinance. Parking standards are modified to provide adequate parking

without garage structures for the town homes. Front facade variation standards for town homes will be achieved through architectural facade articulation rather than continuous roof line segmentation. The proposed plan unit development must meet the intent of the town zoning ordinance for mixeduse developments. The ordinance outlines the following criteria for consideration. The project is reasonably located. The project has a zoning district that supports the development. The road classification supports the development. The proposed uses are compatible. The proposed setbacks and buffers are compatible with surrounding areas. The amount of parking is reasonable. The height ratio is reasonable. The project encourages pedestrian access to businesses and delivery times can be restricted between 7 a.m. and 700 p.m.

All righty. Kevin, would you like to add anything new from what we may not have heard last night in our lengthy worst section? I don't think so. Uh, I think that um this will be a great uh reuse of the uh area. Uh I think it'll improve the area significantly. Um I'm excited about doing it myself because like I said, my office is next door and you know that coupled with the uh the road improvements I think will be a great addition to the area. So we're available for questions if anybody has any. All right.

Thank you. All right. Do we have a motion? Motion approve. We have a motion. We have a second. Second. Any discussion? I do want to add for the record and for those watching, there is a current plan approved with land disturbance permit for 104 units. Correct. That is correct. And Kevin could buy that project today and construct 104 units on that property today, break ground soon as he had his precon and start moving dirt. Correct. Correct.

And what he's proposing and currently there's 24 units available in there. The original apartment complex had 30 units. A building burnt down I want to say around 2019 and was not reconstructed. So there is now 24 units but that building could be reconstructed to give us 30 units. Correct.

And Kevin or this project is being asked for 50 units. So we have a net loss and a net increase of 20 if my math is correct. So there's not a huge traffic impact and the traffic improvements that are being made with this project will more than accommodate that is what I'm getting at. Is that correct? Um, yes. Is that correct, Randy? So, I just wanted to get that out there that there's something that could be more units, but it's being asked to be reduced under this putt. Correct. Okay.

You do have, Mr. Chairman, um, one person signed up. Okay.

Uh, that's also about a half mile from our neighborhood as So that's why I'm here this morning. Um the concern on that and it's great that Mr. Randy was here as well. So Snow Grove she said is classified as I think is a limited local road. If you've been on that road, it's definitely not. It's more like an extension like the road that he talked about being built from 378 to Mineral Springs. So I was asking is there planned improvements to that? Because on the plan I didn't see anything about Snowrove being repaved, Snow Grove being widened. Right now, it's not really wide enough for two cars. One car needs to go off to the to the side a little bit to let them pass. Um, I believe there is sidewalk almost the entire way. So, when I know the goal is to be a walkable community, so that does help. Um, but is that part of any of the plans for this development or there is another ongoing development that's already broken ground and doing construction there behind the fire station to make improvements to Snow Grove, whether they're developer impact fee or um if they're doing it themselves.

Thank you very much. Thank you. You want to add anything? Yeah.

So, Randy Edwards, transportation director again. Um, so just for clarity, that area, Old Chapen Road, um, when we saw the 104 unit or that when that was approved, it was established that a left turn lane into the neighborhood would be required. At that time, the lot that is adjacent to Snail Grove and Old Chapen on that corner was not included in that land development project. this project that um Mr. Connley has brought before us actually incorporates that if you will commercial track into the pud and just basically transfers commercial from this side of the lot to this side of the lot. What that does is it eliminates any future access for this entire lot to Snailrove. So for history, Snailg Grove was established as in need of improvement in the previous LTIP and remains so. Um, but with the the traffic the tripg gen that the original neighborhood was going to generate, we felt it important to focus the energies on Old Chapen itself, which is a much higher volume road. with this PUD proposal. What that's done is it has allowed the extension so well for additional history uh what's that called? Sandpiper uh development that was referenced um behind the flight deck is actually extending Old Chapen or widening Old Chapen Road through its development towards Snailgroveve, but it doesn't get to Snail Grove. It does. It tapers back down before then. Incorporating that corner lot into this pud allows this development to actually cross over Snow Grove and abut the old

or the sand planned Sandpiper improvements. So you'll have essentially a full threelane section from Columbia Avenue all the way out past this neighborhood. um in the process of evaluating, you know, what a private development ought to be responsible for or can handle when it comes to um not only their impacts but just the greater good for the community. Um we did not um establish and there is no access to Snow Grove, so it is not included in this planned project. So, and that's the why. um doesn't mean it won't end up being developed at some point, but um old chapen itself was was deemed to be a much higher uh higher um demand or need um for the area to to to improve. So hopefully that clarifies.

Thank you for that clarification. Yes, sir.

One thing for you. Um thank you Randy for that. Um he's absolutely correct. um in developing this plan. I'm like I said, my office is next door. When we got approval for my office building, uh we did limited access to Snow Grove Road. Uh if you go back there, you'll notice that there's a gate on the back of our property. We do connect to Snow Grove Road, but we don't access Snow Grove Road except for I think we've probably I've been there 12 years. We probably used it 12 times. Um, and it's a it was at actually at the recommendation of the somebody at the town uh that we put a gate back there because our parking lot will become a cutth through and that is absolutely the case. We probably have five cars a day turn around in our parking lot. Um, just because GPS, they're following GPS and it tells them to turn too soon. Um, but when I developed my property, uh, we put the sidewalk along Snow Grove Road that goes all the way to the back of our property. Um, and Mr. Edward's also correct. Um, the Sandpiper project is will be widening Old Chapen Road down to close to where our driveway is, my business driveway is. And then uh, this development will pick up from that location and carry that turn lane all the way down beyond uh, the turnin for this new facility. And by taking the old JC hut and putting residential there and moving the commercial down and sharing a driveway with the apartment community, we have now made much better movements and uh you know restricted access to Snail Grove Road. So, um that that road widening that Sam Piper uh is doing um

that will require us to give easement to them to be able to widen Old Chapen in front of our office, which I'm not real happy about, but it's the price of progress and and and improvements. Um but so all those things are in the works. So, thank you for letting me clarify that. I've got one qu question. Last night, Kevin, you said that there are 19 units that are occupied currently. Last rent roll I had. Yes, ma'am. What's going to happen to those 19? We will do relocation for those folks. Um, and they will be um they'll go through, you know, our standard qualification and screening process. And if they uh qualify, then we will also help move them back.

Okay. Okay. Thank you, sir. All righty, we have a motion and a second. All in favor, please raise your right hand. It is unanimous. Thank you very much. Mr. Williams, you have anything announcements you'd like to make?

Good morning. Staff didn't probably know I was going to be here this morning. I just so I popped in. Uh got to got to break your work to be able to come by here. want to just come by and thank you guys because I know the a lot of the public doesn't understand that y'all aren't paid. Y'all volunteer your time to serve the citizens of the town and truly have their interest uh the best interest of the town at their heart. So, we appreciate all the the work that y'all do. Um we do have a spring concert series coming up, so everyone can look at the Ice House Amphitheater page to see what concerts are coming uh in the next couple months. And uh as always, you can look at the town uh police department's Facebook page for any traffic updates. Uh every minute of the day, they post stuff about what's going on. And thank y'all for your service.

Thank you. Training, we will get that scheduled for you all and email that soon. U I know you all are looking forward to that, so we'll get it on the books. Um I said it last night, but I just want to reiterate again for those that may be watching this morning. Um you all know that we are looking at the sign ordinance with a consultant. Um and we hope to host stakeholder meetings uh the week of March 30th. So we will be posting notifications about that soon. Um please sign up on our website for alerts so that you can notify and follow our socials so that you can help get feedback on our side ordinance.

All righty. Anybody else? Without objection, we are journ. Thank you for watching the town election and planning commission in action. Please note we cannot partake any outside communications about agenda items. If you have additional questions or after the meeting, please contact the medical the medical the municipal clerk. On behalf of the town election and planning commission and staff, I wish you a good day.