Planning Commission - Regular Meeting

It's great. What a port! I told you, you can complain to me as much as you want, it won't help you.

I know, I haven't heard from anyone. The one who sent you.

It's a good idea.

There's only you.

Not the Western version. I'm in my day. There's this thing.

It's just a presentation.

I'll give you the route. I open the session. Are there any comments from the audience at this time?

If there aren't any, we'll move on to changes in the order of the day.

I imagine that no, we already have. Add a point that didn't appear on the note sent. We will therefore start with the old cases.

All right, you can take a look at the additional personnel report. We have added old affairs number 1 and 2. This is a request from Adam Gardner for approval of an amendment to the land occupation plan, including residential, two units per acre commercial to suburbs, and a zoning request from the county of A1 to C2 for about 2.11 acres at 1835 Keynesville Road Point. This is within the urban growth limit. The properties in the north are in zone A1, C1 and C3 in the county. In the east and south, they are in zone A1 in the county and in the west, they are in zone A1 in the county and RD9 and IP in the city. The properties in the north-east and south are indicated as residential 2 units per acre and in the west as residential 2 units per acre, residential 4 units per acre and light industrial on the plan of occupation of future soils. This property is indicated as residential 2 units per acre on the plan of occupation of the future soils, which would not support this zoning request. However, the designation of commercial use of asked suburbs would support this request. This site has been authorized as residential, but it has begun to be used as commercial. This zoning request aims to avoid an application measure by the county. This commercial use would probably require a connection to sanitary sewage, and for that it should be annexed to the city. The services are opposed to this request because it will probably require access to sewage, is not located within the city limits and does not respect the future development plan. Any new trade close to the city limits should be annexed if it is approved or not be zoned for commercial use for commercial use. The public hearing for this point was completed on May 26, 2026, but the request for approval of the future development plan and the resumption of the county have been reported until today. The resumption is a recommendation to the municipal council or the county commission and the approval of the future development plan is a recommendation to our municipal council. The readings scheduled for the municipal council for this ordinance are as follows. The first reading and the public hearing take place on November 3 and the second reading on November 17.

Does anyone want to express themselves?

Does anyone want to speak or ask questions?

Give your thoughts in the comments. I have a comment. I think the meeting of the Municipal Council on November 3rd will be canceled.

Exactly.

So, just something to note on this subject. Other questions or thoughts? Very well, it's the order of the day. New business.

The first point of the new business is a request from Summit Development LSC for approval of the preliminary plan of the Serenity project, a 336-load project on about 246.3 acres located on properties without address on Maple Hill Road and Carver Lane. This is the specific Serenity Hybrid plan in District 1. Some minor corrections are necessary. Trottoirs are required along Carver Lane and Maple Hill Road to ensure the connection with the trottoirs and trails existing and proposed and proposed. The applicant has requested payment for this section on Carver Lane west of Farmington Drive and Maple Hill Road north of the extension of Carver Lane. You can see these sections highlighted in red on the screen for which they ask for payment in replacement in replacement. And these are all the comments from the services.

Just a question before you leave. If the adjacent open property, this one, had to be developed in the future, how would the sidewalks be provided?

Exactly.

So if the other properties that are currently not within the limits of the city are annexed and developed, they would be held to have sidewalks on their side of the street. They would not be held to be installed on the other side of the street. But we could at this stage collect these funds with this project and the city could join forces to finance the installation on this side. Does anyone want to express themselves?

Questions? Opinions? Comments? Someone? It's the order of the day.

Point number 2 of the new cases is a request from the Four Star Group for approval of the preliminary plan of Chandler Grove, phase 5, a loting of 9 plots on about 13.6 hectares at 1850 Franklin Road, RM6 area in the Safartman area of ​​Quartier 3. Only minor corrections are necessary. Consent.

Does everyone agree on consent? Very good. Concentration. Number 3.

Point number 3 of the new cases is a request from the Alliance Residential Company for the approval of the Woodall by Broadstone mass plan, a multi-family project of 320 units on about 8 hectares to 880 units on about 8 hectares to 804. Le plan des espaces ouverts présente de multiples lacunes concernant les typologies, les surfaces incluses dans les espaces ouverts et la définition physique des limites. La voie privée ne respecte pas la configuration correcte des trottoirs et des bandes plantées. Les trottoirs doivent être reliés aux développements adjacents au sud et d'autres corrections mineures sont nécessaires. R. Le demandeur a épuisé toutes les demandes de report et malgré les problèmes en suspens, a demandé à rester à l'ordre du jour. Le plan n'est pas conforme aux codes et devra être rejeté si la commission d'urbanisme dit ce prononcé.

Okay, so you said that no derogation has been asked, and normally these points would be treated via derogation, but since none has been requested, it's a vote for or against...

They have therefore not asked for any derogation or modification for these points. The plan is therefore currently insufficient. We will find the possibility to submit elements between now and next week. If they want to let them be corrected, they can. If they don't, it will remain a refusal. Once again, they cannot ask for derogation or modification at this stage.

Does anyone want to express themselves on this point?

Yes, hello, thank you. Andrew Walters from Catalyst Design Group. We are the demanders for this project. As Josh mentioned, the remarks are relatively minor. Regarding open spaces, we think we understand the expectations of the staff and plan to treat them from here. Thursday, we ask you to stay up to date in the hope of obtaining a positive vote on Tuesday.

We generally prefer that these elements be finalized to be able to discuss and understand them here. And I have quite the right to withdraw you from the order of the day. Why should I keep you?

Sir, I understand and I appreciate that.

Because you seem to have delayed things until the last minute.

I understand. To be honest, Josh can certainly talk about it. There are differences between the old zoning code and the ordinance on how to quantify and calculate green spaces compared to the new ones. And I think there was a slight misunderstanding on our part about what the staff expected during the last submission. Once again, I think we are there. The changes are very minor. In fact, we received the comments yesterday and have already sent an update plan to Josh this morning. I don't know how minor they are. Once again, all my apologies. It's a big project with a lot of green space and it's a bit complex, given the differences between the two codes and the interpretation of the different aspects. We therefore ask you to stay on the agenda if possible.

could very well require derogations, and derogations must be paid before this meeting. Is that right?

That's right. They could not ask for it, either they respect the Code or they do not respect it, and you can vote in consequence.

Qu'en est-il des points qu'ils souhaitent suggérer d'ici la semaine prochaine ?

Ils devraient mettre à jour leurs plans. Peuvent soumettre d'ici jeudi à midi. S'ils soumettent à nouveau d'ici jeudi midi et traitent les commentaires, nous mettrons à jour notre rapport pour la semaine prochaine. S'ils n'ont pas tout réglé, alors vous pourrez voter pour refuser.

On dirait que les choses ne sont pas aussi simples qu'ils le prétendent.

Nous examinerons les plans s'ils sont soumis de nouveau d'ici jeudi à midi.

Des questions ou des réflexions ? Very well, we'll leave it to you. I don't think your perspectives are very good, but... I appreciate your consideration. Thank you.

Number 4.

The point 4 of the new cases is a request from the Lebanon City Center LLC for the preliminary approval of the Lebanon Marketplace site plan, a non-residential development of about 4.17 acres on a non-addressed property on South Hartman Drive, a commercial zone in the suburbs in the superposition zone of South Hartman, neighborhood 4, and the staff has no comment on suspension.

Consent. Number 5.

The fifth point of the new cases is a request from Lincoln Potter for approval. From the preliminary site plan at 667 Keynesville, a non-residential development of about 3.66 acres at 667 Keynesville Road, classified as a light industrial zone, in District 2. The staff has no other comments.

Very good. Point number 6.

The sixth point of the new cases is a request from the Gladeville Utility District for approval of a minor final site plan concerning the water pumping station of Liville Road on about 1.13 acres, without a precise address on Liville Road, classified as a heavy industrial zone, classified as a heavy industrial zone in the district 4. The staff has no other comments.

7 and 8.

The 7th and 8th points of the new affairs are the demands of James White concerning the approval of a modification of the territory's development plan, including suburban commercial and light industrial for about 0.76 acres of 711 Tennessee Boulevard, as well as a request for zoning of suburban commercial and light industrial in District 2. The properties in the north are zoned RS9, in the east and south in suburban commercial, and in the west in RS9 and suburban commercial. On the future development plan, properties in the North are indicated as residential at 4 units per acre, in the East and in the South as mixed commercial and suburban commercial use, and in the West as suburban and residential commercial at 4 units per acre. This property is indicated as suburban commercial on the future development plan, which would not support this zoning demand. The modification of the development plan to a light industrial zone would support this request. Il s'agit d'une demande de modification du plan d'aménagement futur et de rezonage pour la propriété concernée, passant de commercial suburbain à industriel léger. Cette demande de modification et de rezonage fait suite à une affaire d'application du zonage. Il y a des conteneurs de stockage sur la propriété avec l'intention qu'ils y restent de manière permanente. The staff opposes this request for light industrial zoning because it is not compatible with the commercial and residential area. This is a recommendation for the municipal council. The readings provided by the municipal council for this point and all the following orders of this order of the day are the following. We will update the meeting on November 3rd. The second reading took place on November 17th. There is an evaluation sheet for what we have calculated. Le score total pour cette demande est de 64. L'utilisation prévue des terres n'est pas compatible avec les environs ou les plans futurs. Autoriser des usages industriels à côté de zones résidentielles existantes n'est pas recommandé. L'emplacement est un site souhaitable et toute utilisation génératrice de taxes de vente serait bénéfique à cet endroit. L'utilisation industrielle du site est moins bénéfique que le zonage commercial existant.

Quelqu'un souhaite-t-il s'exprimer à ce sujet? No questions, no opinions? Okay, let's move on to the agenda. 9 and 10.

Points 9 and 10 concern the demand of the company EHR Properties LLC for a modification of the land occupation plan, moving from open rural to suburban commercial space, for about 89 acres to 140 prolec roads, as well as a demand for zoning of RS 20 towards a specific hybrid plan of Icelandic offices in district 6. The properties in the north and west are RS 20 zones, in the east they are RS 20 zones and trade commercial, and in the south they are RS 20 and commercial mixed use. The properties in the north and west are indicated as residential with two units per acre, in the east as residential with two units per acre and suburban commercial, and in the south as residential with two units per acre and open rural space on the plan of occupation of the future soils. This property is indicated as open rural space on the plan of occupation of the future soils, which would not allow to support this request. A modification of the plan of occupation of the future soils towards a suburban commercial use has been requested and would support this request. It is a demand for a resumption of the property of RS20 towards a specific hybrid plan based on the Suburbain commercial district, while limiting the uses as follows. They are limited to construction, to sales and services, to financial advice and administrative services, to general services to companies and communications, as well as to general personal services. In addition, the following uses have been specifically prohibited, the storage outdoors, the shops specialized in tobacco and vaping, and the tattoo services. A public advantage has been proposed for this project, consisting of improving Prague Road with two 11-foot wide roads to absorb the impacts of this development. They have brought a change to the suburban commercial design and regulation standards regarding the height of the buildings. They have lowered it from a maximum of 65 feet to a maximum of 35 feet, which is positive and is more suitable for residential districts in urban development. There is also a notation sheet for this year's demand. It has obtained a score of 41 out of 100. The use of the proposed land is compatible with the surrounding area. The use of the proposed offices in the specific plan generates new commercial tax, but should only generate little tax on sales with this development. The property itself is comparatively large compared to the proposed office buildings, which results in a low financial impact score. Une combinaison de visibilité limitée, d'accès restreint et de contraintes environnementales rend improbable tout développement beaucoup plus bénéfique sur cette propriété. Il propose d'améliorer Prolight Road avec deux voies de 11 pieds, ce qui constitue un avantage. Le personnel soutient cette demande, car l'usage correspond à l'emplacement et aux contraintes données du site. Le personnel estime que malgré le score faible, c'est une utilisation aussi bénéfique que possible, étant donné les circonstances. Le bénéfice minimal emporte sur l'impact minimal dans ce cas précis. In reality, the low score comes mainly from the two quantified categories, the analysis of the location and the financial impact. The location is here strongly linked to environmental characteristics, lack of access and its general situation. Whatever the target, whatever the type of layout. So, no matter what they propose, this score would not increase. In this specific case, we therefore think that it is better to do something about this property rather than leave it empty. There is a stream of water along the southern part. With a new flood zone on which they cannot intervene. Although they are adjacent to the 70, they do not have direct access because of this stream of water. It would therefore not be really conceivable to install it. Very common commercial sites. But their financial impact score is quite low. By comparing a large property to a small development that does not manage a lot of tax on sales, we get a fairly low score, which is the case here. However, we think it will be difficult to do much better on this site. This is why we support this request. Does anyone want to intervene?

Questions, reflections?

Okay, then number 11.

This point number 11 is a request from Nabeel Kashan for a zoning approval of about 1.6 hectares to 1556 Sparta Pike, going from A1 to C3 in the county. The properties in the north and south are zoned A1 in the county. To the east, it is R1 in the county and to the west, the industrial park full of business in the city. The properties in the north and south are indicated as commercial exchange, to the west as light industrial zone and to the east as light industrial zone, outside the urban growth limit on the plan of use of future soils. This property is indicated as commercial exchange on the plan of use of future soils, which would support this request. This request concerns the zoning of the property in question from 1 to C3. The applicant indicates that the reason for this zoning request is to be allowed to park trailers on the property. The staff opposes this request because the commercial development adjacent to the city limits prevents the city from collecting the commercial land tax and the tax on sales and this is our recommendation to the county commission.

Anyone to talk about it?

You must come to the desk and we need your name and your address. Is there anything that could push the urban service or the city to support this project?

Or an annexation if the owner agrees?

Could you give us your name and your address?

Your name and your address.

It's Stali, and I live at 6004 Wilworth Avenue. I'm on the request.

Yes, so at this place, you cross the limits of the city, you could therefore request an annexation. We did not study if it is something that we would support. If you did not want to follow this path, we could see, I imagine like that, Brûle-Pourpoint. It would be a difficult request, I think. The planned use of the parking lot corresponds to the commercial zoning of the county, but not to that of the city. So we would have to move to industrial zoning here, which the city's plans would not support. So I think that in both cases, you would probably receive a negative opinion from the city.

Briefly, this meeting is not a meeting of negotiations. If you want to do this kind of thing, you have to do it in advance so that the staff can adjust all the details. Yes, I agree. Thank you. Questions, reflections, anyone? We will leave it at the time of the day.

Number two.

Point 12 of the new cases is a request from the Four Star group for the approval of the abandonment of the 1.2 acre land of Barton's Creek Road, zone LM6 and RS9 in District 3. This request aims to abandon the excess land created by the reallignment of Barton's Creek Road as part of the development of Channel of Grove. The staff supports this request because the reallignment of the land with this development is beneficial for security and the excess land is useless for the city and it is a recommendation made to the municipal council and it is the municipal council.

Anyone on this subject? Question of the day. Question of the day.

Question of the day. Question of the day. Question of the day. Question of the day. Question of the day. Question of the day. Question of the day. Question of the day. Questions?

At the order of the day, other comments from the staff, apart from the... Mitchell Pike's sector plan?

So, Paul and Keith will present this, they can take the floor.

And then we'll proceed. Very well. Stay here. Someone needs a break.

For everyone to know, I am Paul Carter from the Urbanism staff. I just wanted to thank the President and the Urbanism Commission for listening to us today. We are going to talk about the planning plan for the Artsville Pike area. We have been working on it for some time. As many of you know, Artsville Pike has a new layout. We will come back to this in more detail. But the new map created by the State has encouraged us to study this area for development purposes, possibly to modify the occupation plan of future soils and find strategies for the area. Basically, the area extends from the Sam Houston School to the former McFarland Hospital and from Sparta Pike about to the A231. However, nothing that concerns the A231 is included in this plan, so we stop before. We started the launch in March. We also organized workshops on April 30. We presented a first draft of our reflections on 30 June. Thanks to the return obtained, we now have a preliminary version submitted to the Urbanism Commission. This will be a plan that the Urbanism Commission will recommend to the Municipal Council. There could be a few amendments if you wish. This should also be passed by the Urbanism Commission and the Municipal Council. To begin, I will introduce you to Keith Covington. He works for Common Ground. He has worked a lot for the city. A large part of the design standards that we have in the city have been written by him. He will therefore make the presentation.

Thank you, Paul. Thank you, Commissioner. I will make a brief presentation here. I promise not to be too long. I will address the essential points, but I am happy to answer all your questions on this subject. As a reminder, we carried out this project under the direction of Paul, as he mentioned. J'ai agi en tant que chef de projet pour ce travail en me concentrant sur l'urbanisme et la conception. Nous avions également OHM comme partenaire ou conseiller pour nous aider sur la partie infrastructure et économie, ainsi que le Birch Transportation Group pour nous aider sur la mobilité, les transports et la mobilité. Donc, Paul vous a fait une excellente introduction. La zone d'étude concerne les quatre quadrants autour de l'intersection entre le nouveau Hartsville Pike McGregor et East High Street. Et cela a été réellement motivé par l'élargissement et le réalignement de cette rue. C'était une opportunité pour la ville de réexaminer ces zones et leur revitalisation potentielle. So the goal is to define a long-term vision for the revitalization of the four quadrants that you can see highlighted here. Each is quite distinct. In the southwest, you have East Main Street, which is more of a historical extension of the city center and the entrance to the city center. There is a lot of civic and institutional use, as well as historical sites in this sector. Le Cadran Sud-Est est en quelque sorte centré autour du parc communautaire Fred Burton. Vous y avez des quartiers ainsi que certaines propriétés de l'autorité du logement de l'ébano, Alan. Dans le Quadrant Nord-Est, c'est principalement rural, surtout composé de maisons individuelles. Il inclut le développement Ironwood à l'intersection, mais pour le reste, il s'agit essentiellement de grands terrains dans cette zone. Et enfin, le Quadrant Nord-Ouest, probablement le plus vaste en termes de superficie et majoritairement résidentiel. and properties owned by the housing authority and some industrial activities, but it is mainly residential with also some churches and other structures in this sector. So here is the study area that we examined. The first thing we did was to study the existing conditions by examining all the natural and physical aspects of the study area, but also some political aspects, the current use of the soils, the vacant lands, the zoning and the future use of the soils, We have also carried out a high-level study, a demographic study of the area to better understand the economic situation. We are also focusing on infrastructure and mobility, which includes the examination of all the previous plans carried out not only for the city of Lebanon, but more particularly for this area, in order to inspire it. We are not trying to reinvent the wheel here, we are trying to complete and build on the work done, while adding new information as we go along. As Paul mentioned, the contributions of the public have been really precious throughout this process. We started with a launch meeting and we also organized meetings with various parties taking place in March. Then we held a public planning workshop at the end of April. Then we presented these preliminary concepts at the end of June. We received excellent feedback during all these meetings. We combined all this information with our own work and the final project that will be presented to you in October is the result. This process resulted in this master idea. I'm going to read it to you. I generally don't like to read the content of a slide, but I'm going to do it because they are essential to the coherence of the global plan. Ceux-ci ne reflètent pas nécessairement un ordre de grandeur ou de priorité. Elles sont toutes importantes à leur manière. First of all, create a connected and accessible community on foot, giving priority to a network of streets and sidewalks to improve access between neighborhoods, businesses and downtown, while making travel safer and more efficient for all. Improve key intersections. Re-think the intersections of East High Street, Hazelwood Pike, Cedar Street, East Main Street, Park Avenue, as well as East Main Street and McGregor Street to reduce traffic jams, improve connectivity and facilitate the crossing of pedestrians safely. Construire des infrastructures résilientes. Continuer à investir dans les services publics et les systèmes de gestion des eaux pluviales pour soutenir le réaménagement et réduire les inondations, en particulier dans les zones à problèmes connues près d'Inmancourt et au sud de Burdoch Street. Nous avons également cartographié toutes ces zones. Et d'autres zones, pas uniquement celles-ci. Réimaginer les corridors clés en transformant East High Street et East Main Street pour accroître la sécurité de tous les usagers et créer des axes mixtes dynamiques, comprenant des commerces de proximité, des logements, des bureaux et un paysage urbain attrayant. Nous voulons renforcer nos centres. Concentrer le développement commercial et mixte aux intersections et centres d'activité clés, notamment Artsville Pike, East High Street et Hazelwood Pike, le réalignement de Cedar Street, East Market Street et College Street, ainsi qu'East Main Street et Park Avenue, une porte d'entrée orientale vers le centre-ville. Offer housing choices while protecting the character of the neighborhoods. Encourage compatible intercalary housing and support the reorganization of social housing by the housing office in order to provide quality homes to residents of all ages, income and lifestyle while preserving the residential neighborhoods established by AMI. Invest in parks and trees. Finally, and this is not the least important, enlarge the Fred Burton Park and the two districts near East Market Street, East High Street and Lace Street as development progresses and increase the number of trees by a community campaign explaining their benefits and good maintenance practices. So here are the seven great ideas around which the plan is structured. You will find much more information and specific recommendations for each of them. I will highlight some strong points, but I strongly encourage you, if you have not already done so, to examine this in more detail by yourself. For the first point, create a connected and accessible community to pedestrians, we can distinguish three important axes. The first concerns sidewalks and pedestrian passages. Obviously, we want to tend towards the installation of sidewalks in all the streets of Lebanon. However, the pedestrian priority plan and the public's opinions have led us to specific streets to be prioritized for sidewalks and to make crossings safer. This is what you see on the map represented by the blue dots. Then traffic management. Streets like Lake Hazelwood, McGregor and Inman Court also need a good pedestrian network. These are also streets identified during public consultation as being able to benefit from traffic management to help slow down vehicles in these areas. We know that in some cases, some of the current traffic probably results from work on Hartsville Pike, but we do not expect it to disappear completely. In the end, we therefore wish to implement a certain management The positive point is that the city of Lebanon has an excellent toolbox, but these measures will have to be initiated by the community. Finally, improving connectivity is really essential in this whole process. We have a fairly connected road network, but there are areas where better connectivity would be beneficial. For example, a connection between the Upton Heights neighborhood and the Coles Ferry intersection on 231 Similarly, the extension of McGregor, which seemed initially planned until Park Avenue, would improve connectivity, access to Fred Burton and support future developments. There is an area just north of East High Street where Rogers ends up in a dead end on Hazelwood Pike, with a lot of streets without exit A. We see an opportunity there, during the reorganization of the sector, to create a better connectivity to avoid directing everything towards East High Street and offer more options at A. Secondly, the improvement of key intersections. We identified three main intersections that really needed special attention. The first is the intersection of East High Street, Hazelwood Pike and Cedar Street. As you probably know, this is currently a shifted intersection. This is undoubtedly our major problem among all the intersections of this area in terms of congestion, but it is also difficult for pedestrians who want to cross between the north and south side. One of the paths we studied was the possibility of re-aligning Hazelwood Pike to make a standard intersection, as shown by the image at the top in the middle. It is simply an illustrative image of what it could give. We also examined East Main and Park Avenue due to the very high angle of this intersection. We have studied several options to potentially rectify this intersection, improve its functioning, but also to make it a center that I will talk a little more about in another slide. Finally, regarding the intersection of East Main Street and McGregor Street, we know that there are currently visibility problems. That's why it's a kind of unique sense, with a rather confusing configuration. Nous avons étudié les opportunités car nous pensons que la connectivité est importante et que des changements sont nécessaires. Un rond-point pourrait être aménagé à l'avenir pour faciliter le trafic et résoudre ces problèmes. Ou bien une signalisation contrôlée pourrait être installée si les critères sont remplis. Cela permettrait non seulement de gérer la fonctionnalité du trafic, mais aussi d'améliorer la situation pour les piétons. This would also make life easier for them. Thirdly, build a resilient infrastructure. We know that there are drainage problems in the area. The city has a maintenance program. We ask that they continue this interview, but also that they continue to develop plans to increase the existing capacity We think it is possible to create a SIG platform on which citizens and residents could report and monitor drainage problems so that the city receives this information and can use it as a control list. Prioritize and make improvements to drainage according to the funds available. We know that there is a lot of dry land traffic in the area and that there is a movement in this regard to modernize it. This must continue to be a priority for the city. And there are also opportunities on site to encourage the promoters of the area to reduce the waste of rainwater beyond the requirements currently in force. This could allow us to integrate more green infrastructure, whether on site or in the 4D framework. But we think that, you know, if you can help to minimize this rustling at its source, it's better for the whole system and it doesn't overload it. Number 4 consists of rethinking the main axes. What we have here on the left side, you can see an existing aerial view of East High Street thanks to Google Earth. You can see that it is a very intimidating road, not only to cross but even to lie down with all the sidewalk exits and so on. It is not a very welcoming space. We think there is an opportunity, with only a little space reserved on each side, let's say 6 or 7 feet, to encourage a better street profile in this area. In the area around the proposed alignment of Cedar Avenue and Hazelwood Pike, we think there is an opportunity for a more urban and convivial center for pedestrians. In this situation, we would like to see improvements in urban planning, such as alignment trees and wider sidewalks, while being able to accommodate air networks if their storage becomes too expensive. But that creates a kind of activity pole. But on other parts of East High Street, we understand that the character can be a little more suburban. And I think the key is to try to create a corridor as important as possible with aligned buildings and to limit parking between the building and the street to make it a better place. For East Main Street, it's a really important street. Obviously, for the city of Lebanon, it's your eastern entrance. There is a lot of institutional and civic use along a part of this street which, according to us, are not about to disappear. But there is still an opportunity, because the volume of traffic is so low on East Main Street that one could go from a section to four lanes, to a section to three lanes, and recover part of this space to perhaps obtain more parking on the street, which would be useful in the city center as well as its institutional uses. But it could also be an opportunity to introduce landscaping and create a more convivial environment for pedestrians, because once you have passed this heart of civic and institutional use, you have opportunities to rebuild up to Isbadour.

So it's really, you know, developing the cross sections desired here.

These are just concepts, but this study is, you know, the major recommendation for this area. From the point of view of the land use policy, which is really important here along East High Street, today, most of the policy is commercial of suburbs, which in our opinion does not really correspond to the idea of ​​creating a corridor that is not content to move cars, but that also moves people. We therefore recommend moving from commercial use of suburbs to mixed commercial use. As I mentioned previously, encourage a more urban form of mixed use at the intersection of Hazelwood and Cedar. And for the other suburban areas, limit parking between buildings and the street. For East Main Street, the current policy is rather good. It is a mixed use of downtown today, but this mixed use actually stops before the intersection of Park Avenue, Avenue. And if you know this intersection of Park Avenue, there are some historical buildings that are currently used. It's because Park Avenue connects the square field of the county of Wilson and of course East Main goes all the way to Badour. This becomes a very important node, as we call it in this project. And we think it is really important to extend the mixed use policy of the city center to integrate this node. We will show you some images of how it could be rearranged. So, strengthen the centers, a good transition. First, this is just a scenario of conceptual development that we have made for East High Street and this proposed alignment of Hazelwood and Cedar, Just to show you that in this area, there are opportunities to, let's see if I can put my cursor here, to use the existing buildings in an adaptive way or to modernize existing buildings. This market, this grocery store is very important for the members of this Ninset community. There is no reason for them not to be able to integrate into this environment. There are also opportunities with this alignment to obtain a new development that creates a real center. And with this alignment, you even have the opportunity to create a small public space, a public gathering place, which makes it a really important destination for the East Street sector. This is just a small volumetric diagram that shows what the shape of the buildings in this area could be, as well as this open space right there. So it's just a representative example. It comes from South Lake in Texas and shows how buildings can actually frame this space. If we go to East Market Street, it's a historically very important street for the city center of Lebanon. You can find the Piquet Chapel. You have the former Wilson County Training School, which is now the Civic League. C'est une rue importante. Elle a ses problèmes et quelques décats temps manquants à griller, comme nous disons parfois dans le monde de l'urbanisme. Mais il existe une réelle opportunité, grâce à la revitalisation déjà amorcée près du centre-ville, d'en faire une extension. Voici donc College Street, juste ici. You can see existing buildings, the First Baptiste, the Chapelle Piquette and other rebuilt buildings. But there are also opportunities here on the waves to build buildings that give on the street. And even on the old sausage factory, or whatever its name is, I think the license is expired, but it's an opportunity to show how we could not be content with a large unique building, but mix different types of housing that meet various needs, while preserving the mature vegetation and creating a park for this project, among others. The other point about East Market Street, and to concretize all this, I think we need to bring some improvements. It is not necessary to expand it, but it could become a magnificent street with just additional landscaping, alignment trees, I would say, and a little parking on the street, keeping it as narrow as possible so that it remains an essential street for Lebanon, connecting to the Wilson County Civic League. The last center I want to talk about, well, not the very last, but the last one for which we made a conceptual scenario, is the intersection of Park and East Main. So here is Park Avenue. You can see that by rearranging this intersection as well as Main Street and by reducing it to a three-way section, we would get a real activity center and an opportunity to recover the currently unused space to set up a small park or a place. This could include works of public art and serve as entry points for the city center. But it is also an opportunity to reuse, in an adapted way, some existing buildings. It is not necessary that everything is from new construction. There are excellent examples of this original atmosphere where industrial buildings are used to create spaces for terrace restoration between the facade of the building and the street. You already have existing buildings there that have a more urban shape. It is therefore very important to consider this place as a real destination. Then, for the other two centers that I would like to mention, these are obviously around the intersection of Hartsville-Pike. Hartsville-Pike is a major asset, but it is very clearly conceived as a transversal section of suburbs. The current policy in this area, defined before the construction of Hartsville-Pike, is more rural and residential. We think that the installation of trade along this intersection or Hartsville-Pike in this sector is a good thing. However, we think that it should be focused on the closest intersections of East High Street while taking into account other elements such as the preservation of this historic house. How to preserve this historic house and integrate it into any redevelopment project? And how to ensure that we establish a buffer zone and a transition towards the neighborhoods located behind for all types of commercial use? We do not think that it is necessary to implant very large complexes in it, requiring huge parking and a lot of asphalt, but rather something that fits well into this category. In addition, here in Eastland, there is a fairly unusual triangular plot that serves as a bridge between a development project on the east side as well as along Eastland, Dockdale and Ains... right away. There is therefore an opportunity for a small neighborhood center, but again, it would probably have a more suburban and different character from what we have seen previously. Sixth point, offer housing choices while protecting the character of the community. We have a good existing policy in this area in terms of mixed residential housing, but we see possibilities to make it evolve. All this policy on the north side is really a type of mixed residential housing. This does not really correspond to the development scheme, so we are talking about reducing its size to return to a policy of three residential units per acre, while maintaining the rural policy along Rome Pike and of course along its existing districts. Then, this light brown area represents our residential mixed housing policy, where we have the opportunity to densify the vacant lands or to re-organize lots while maintaining the character of the places. You have the superposition document for residential densification that completes your zoning and helps in this sense. We have made some recommendations on how to maybe adjust this for better use, but And to come back to this notion of character, I think that one of the other recommendations that we propose is that through the country, through the country, many communities integrate pre-approved plans to reduce indirect costs for the promoters of the region so that they are already validated by the city. And so, you know, the promoter, the builder or the owner buys them or in some cases they are free. Et ils peuvent construire une maison qui s'intègre au terrain et au caractère du quartier. C'est quelque chose que nous avons suggéré d'étudier. Et puis, laissez-moi revenir en arrière. Very well. Another thing was to examine financial accessibility and potentially the creation of a community fund-raising fiduciary, not only to focus on affordability, but also on access to ownership in the area. There is a section on this subject and several recommendations that are associated with it.

I continue to press the wrong button. Okay, let's see.

Okay. And finally, investing in parks and trees. We understand that around the Fred Burton community park, the city simply maintains the path and the facilities that are there. The property belongs to the private sector, to Lebanon. Church of God. And so what we suggest here is simply to continue this partnership with Eglise and to see how this park could be enlarged in the future. We have heard from some members of the community that because they were younger, they remembered that people came here after church on Sunday because it is a large open space. It is our only park in this sector. So another thing we suggest is that as development occurs in these other quadrants, to have identified areas where other neighborhood parks could be integrated as we go to increase the number of green spaces. and then obviously invest in the trees of alignment and continue the Road for Lebanon program to develop the local canopy is absolutely crucial. This has many environmental advantages, but also for pedestrians and so on. So we think it's really very, very important. Thus, at the end of the document is a section on implementation. Elle reprend toutes les recommandations de chacune de ces sept grandes idées et les place dans une matrice avec un calendrier à court, moyen et long terme, ainsi que des suggestions de parties responsables. Il peut s'agir de services, de commissions, d'organes législatifs, etc. Et c'est tout. Je serais heureux de répondre à vos questions. Merci à tous. Le plan est disponible sur le site internet pour toute personne intéressée au sein du public. J'ai oublié d'y inclure le lien vers le site internet, mais il est disponible pour que chacun puisse le télécharger et le consulter. Mais merci non seulement au conseil municipal, à la commission d'urbanisme et aux services qui nous ont aidés, mais nous avons également tenu des réunions à la maison Mitchell. Nous avons eu des réunions ici même dans cette salle. Nous avons eu des réunions au rock de la First Baptist Church. Et nous avons également eu une bonne participation. Nous remercions donc tout le monde pour cette opportunité. Very good.

Thank you. The session is over.

One last thing, I can just on this subject. Our plan is to register it in order of the day of next month so that it is submitted to the vote. It would be both amendments on the future use of the soils and the plan itself. If you are open to that, we can of course talk about it more next month if you want to discuss it, but this is our current reflection.

Très bien.