Planning Commission - Regular Meeting

for the pledge. I pledge algiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Good evening. Glad that everyone could make it to the regular scheduled Springfield Municipal Regional Planning Commission meeting on Tuesday, July the 1st. Miss Marley, if you'll call the role. Bagot here. Here. Floyd here. Griggs here. Craig here. Corin here. Sean here. Thomas here. Here. All are present. We have tomorrow item 1.3 approval of the minutes from the regular meeting of the planning commission held on June 5th, 2025. So move second. Second. All in favor? Any opposed? [Music] Item 1.4 public comment. We have one gentleman registered to speak. Um Mr. John Cooper, if you would come to the microphone and state your name, and you'll have two minutes to address the commission, sir. Thank you. I'm John Cooper with the law firm Holland and Knight. I'm here on behalf of the owner and developer of the Spring View Village project located off of William Batson Parkway and Old Highway 431. Uh there are three items on your agenda. One of them's on public hearing. Uh we're seeking approval of the finer ma final master development plan for the pud and the preliminary plat for phase one. The final master development plan is for a mixture of single family town homes, cottages, and multifamily. Uh the phase one

preliminary plat is for the single family portion. We have Renee Issacs from the development team here with us as well as Hunterdale, the civil engineer, and Lindseay Walker, the traffic engineer. Uh we're happy to answer any questions as those items come up. We'd like to thank planning staff for their work reviewing the plans and and work as we work through the comments. Uh we believe we've submitted plans that address all the legal requirements for approval tonight. And again, we're happy to answer any questions. Thank you. Thank you. Item 1.5, public hearing. If you would like to speak to one of these as they are called, please come to the microphone and state your name and address and you'll have two minutes to address the commission. Item 1.5.1, resoning request for property at 967 North Brown Street. Anyone like to speak to that? We will close that portion. We'll move to the next one. Item 1.5.3 zoning ordinance amending a section of 11-201 entitled nonconforming issue nonconforming uses. If anyone would like to speak to that we'll close that portion and move to the last one. Item 1.5.4 preliminary plat for Spring View Village phase one. Anyone speak to that? This time we will close the public hearing. Item 2.0, new business. 2.1, discuss and possibly take action on a request to reszone property at 967 North Brown Street, map 080K,

B, parcel 049.00 00 from R10 to MRO. We have a motion and a second to put this item on the floor. Motion. Second. M. Durham. Good evening, commissioners. First on the agenda tonight is a proposed resoning for property located at 967 North Brown Street. Lynn West, the applicant, has petitioned for a reasonzoning of approximately 0.65 65 acres at the northwest corner of Fifth Avenue East and North Brown Street. The request is to change the zoning from R10, medium density residential, to MRO, multiple residential and office district. This request is intended to improve the property's marketability by allowing a broader mix of uses. According to the future land use map adopted as part of the Springfield 2044 comprehensive plan for growth, this site is designated for high density residential use. While the MRO district does allow for both residential and office uses office uses and the property is adjacent to other parcels already zoned MRO, the introduction of a commercial component does represent a slight deviation from the comprehensive plan. That said, the request promotes zoning continuity across the block and provides opportunity to develop a higher density mixeduse project in a location that is near the city's central core. This sort of development is consistent with the city's comprehensive planning goals as they relate to land use. City staff recommends approval of the resoning request based on the following findings. Number one, the MRO zoning district allows for a mix of uses that remain compatible with adjacent zoning patterns. Number two, the request advances the city's goals to encourage housing diversity and promote the reinvestment of underutilized parcels

near the urban core. And number three, while there is a minor inconsistency with the future land use map, the proximity to similar zoning and the benefits of redevelopment potential support the proposed change. Um, if you have any specific questions, I'm happy to answer them along with any of the representatives from departments here tonight. Okay. With the comprehensive plan, because the adjacent properties already being MRO, why was this not considered to be potentially MRO as well? That is a question that I do not have the answer to. Dave Brewer, do you know? I mean, you got a natural divider with the Wilson Street on the other side or Brown Street, one the other Brown. The short answer is is that our consultants sometimes just took the existing zoning and did not foresee a use other than what it was. The office component is very highly likely on that track track anyway. just because of proximity to the jet. But there'll be a there'll be a probably a site plan review then if there is a commercial request at some point in time. Yes. If there is a commercial request well even if ultimately staff will review whatever gets submitted. Depending on the size of the project it may or may not come back before this board. However, if you would like to see whatever comes back, I can certainly bring it forward for your review and approval. I don't I don't know if the intent is to develop each of those parcels individually or for somebody to get together and treat them as one development, but it will complete the block, so to speak. And this parcel is actually, if you're at the intersection

of Memorial and Fifth, you can see to this parcel from that intersection. It is directly across from the jail. Any further questions? Any negative feedback from the people? I haven't gotten any feedback on this one. Signs were posted. [Music] Wilson Street's the one that's got all That's just and that's facing the FTHvenue. Yeah. I didn't receive any phone calls. I didn't receive any emails. Any further question as one track of land. It ain't two separate lots there. It's one flat land and it's two places sitting on that one piece of property. It's a trailer and a house, but they combined on one lot. It is being presented as one lot. Okay. Parcel 49. Okay. Any further questions from Mur. So, if you resone this, does that mean that that property can be turned in like Wilson Street with all the offices and all that stuff and apartment complex? Yeah. I mean, I think it's enough building to cover any office spaces and stuff. No, we bought our homes on the west because it's residential. It was peaceful and we had all the traffic off Wilson Street. Any further questions for Mr. M with the commissioner down there on Brown Street about people speeding down 100 milesPH down and they tell us get a tag number.

Any further questions? [Music] We have a motion. Did they [Music] I hear them speaking, but did they not get a a public hearing? Did every adjacent property owner was mailed a letter. I'll be happy to provide a copy of the letter if you'd like to see what it's stated, but at the letter it directs them to reach out to my office if there's questions or concerns. So, you are you all aware that you had to have that end before a certain time? No, not for this first time. We already we've owned our homes for years and first time we've ever had received a letter. We just purchased the home there and if we knew that this was going to happen, we probably wouldn't have purchased that home. Mr. Could they have not have spoke during the public hearing? Yes, sir. They they you had an opportunity to to address the commission during the the public hearing part of of the agenda. Well, for people like us, I'm leaving. So, I send a letter saying, "You got any questions? Our questions are answered up here just like any place else. That's why we're all here. That's why that's not how this works. And I don't understand why y'all keep resing stuff in commercial. Yeah, sir. This we're not going to go down that path. That's not what this meeting is for, sir. Well, that's what they're trying to resone that property for. Yeah, but it's not a Q&A session. Does anybody have any questions for Miss Durham while she's at the microphone? [Music] Mr. Chairman, this property meets the requirements based upon the request that is being made.

Yes, sir. As a result, I'll move to approve. Have a second. Second. Miss Ellis, if you'll call for the vote, please. Briggs, yes. Thomas, yes. Boy, yes. Bib, yes. shot. Yes. Baggot. Yes. Towns. Yeah. Yes. I feel a little uncomfortable with this situation. I understand where we are at. I don't know if I can just say no or why. You can just say no. Okay. No. Passes. Item 2.3. discuss and possibly take action on amendments to the city of Springfield zoning ordinance by amending section 11-1201 entitled nonconforming usage. That one got pulled. That one's been pulled. That one got pulled this afternoon. Did I I don't remember if I sent an email about that or not. I did send an email. Okay. Late in the day, we decided to p defer that until next month. That's my fault. Um 2.4 Four, discuss and possibly take action on final master development plan FMDP for Spring View Village, a planned unit development located off William Batson Parkway and Old Highway 431. We have a motion and a second to put this item on the floor. It's a move and a second. Second, Miss Daryl. [Music] Next on the agenda tonight is the final master development plan for Spring View Village. This request comes from Hunterdale, the authorized agent for the development. The subject property is located at the southeast corner of

William Batson Parkway and Old US Highway 431. The property is zoned R seven PUD with the planned unit development originally having been approved on June 17th, 2021. The site encompasses approximately 95.7 acres and proposes a total of 568 dwelling units broken down as 177 single family lots, 30 detached cottage style units, approximately 96 town houses, and approximately 265 apartment style units. The proposed density is 5.94 units per acre, which remains within the allowable maximum of 6.22 22 units per acre under the R seven PUD designation. The plan also includes approximately 15.1 acres of open space or about 16% of the site area meeting the city's open space requirements. The final master development plan is being resubmitted for approval because the previously vested rights have aspire, excuse me, have expired. While the project was originally approved in 2021, the developer did not commence site work or obtain necessary permits within the required time frame. As a result, per the Vested Property Rights Act, a new approval is now required. The revised plan is substantially the same in layout, design, and character as what was previously approved. It continues to meet or exceed the city's expectations in terms of density, open space preservation, and housing diversity. City staff recommends approval of the final master development plan for Springview Village based on the following findings. One, the revised plan is consistent with the scale and intent of the previously approved plan. Two, the developer meets or exceeds current zoning and subdivision standards. Three, the proposed density remains within

allowable limits under the R seven zoning. And four, the proposal advances key objectives of the comprehensive plan, including the creation of a diverse housing mix and the integration of amenities and meaningful open spaces into new developments. In addition to city staff, Mr. Hunterdale and other representatives from the development team are here tonight and h and happy to answer any specific questions regarding the plan. And I'm going to fix that. Somebody got it fixed. Perfect. So you don't have any questions for the de developers as they are all present. I do. Who would like to speak to? I don't know who I should direct the question to. May perhaps we'll start with you and you decide it's not it may not be. Uh my name's Hunter Dale with Dale Associates 516 Heather Place, Nashville, Tennessee. U prepared the plans, preliminary plot, all that stuff. So, I should be able to try to answer, but we've got a lot of people here, too. So, so my question um is just the overall scope. Actually, as I was reviewing some of the documents and back and forth with staff, it's my understanding that we're only looking at a small portion of this, right, which will be phase one. No, no. We're we're looking at approving the the master development plan and then we will approve phase one. Okay. So, so that's 2.5. So, I guess Okay. Do you have a question on the the whole plan? Yeah. Yes. Okay. That's So, in relation to that, I guess what I would like to understand is how you see all the faces happening. Sure.

What's that time frame? And I know you know nothing nothing is set in stone at this point but I believe you can at least give us some kind of estimation. Yeah. No. So I think on the cover we tried to rough in a schedule. There's a lot of information on this. So um preliminary development schedule uh that intent would be to get construction drawings for phase one wrapped up this summer and fall to start work. Um the idea would be to try to build the residential single family with the public roads first so that we can generate plats for the multif family and then you can apply for site plans individually at that point for the multif family. So that's kind of the schedule. Now we anticipate two phases for single family. Um, section one is going to make both entrances for like fire access, extend public water, kind of make sure it's the bones are set up, and then phase two would extend kind of southeast with some additional plat parcels for the multif family. And then once it gets a little tricky with stuff like this when it's multiple prop um types, right? So you got public roads, single family, and then parcels for multif family. Those parcels have to be created through the plat before you can pull site plans. So single family plat individual site plans for multif family would be the intent. Now how this multif family is going to shake out is where it gets a little trickier. Um that comes into markets and construction costs and how many units people want to take down at once. Um and that's an unknown. Um I don't know how long but I think right now it's anticipated around 2029 2030 would be like the tail end of it. Um but I would anticipate the next two to three years would be mostly the the single family stuff. So the first phase first phase would be within the next year to two. You know I don't know

exactly how long it's going to take to build. Um, but I think the anticipated start time would be spring of 2026 and then you know how long it takes to build, we don't know. Um, and then phase two would come after that. Okay. Any other questions while you have the microphone? So, you said the phase two would come after the 2026. Yeah. That would be the multi- family type homes. No, that would be the second phase of single family. Yeah, the second phase. Correct. Of the single family. Of single family. Yes, ma'am. Of multi family coming in first. Mhm. Multif family is coming in last. Correct. Usually. I mean it it again it's going to be a function of the plats, right? So single family is when you dedicate all your public roads, generate parcels so that someone can then pull a site plan for multif family. So traditionally we would build the public roads and the single family first, plat off the parcels so that then someone can pull sight plans for the multif family. So the intent would be roads are mostly built and then you do the multif family out after that. Okay. I have another question. So I was looking at the back and forth um Spring View Village city comment. It was provided there. Sure. And so I'm just trying to find a little more understand a little more context to this because um I don't know if you've seen how development and how discussions have gone here in the past few months but we we have a very passionate uh community with lots of questions and we get scared, we get worried, we get concerned when we hear big numbers. So, we want to make sure that we understand when this is all coming, that it's not coming all at once. And also that, okay, you've dedicated this land, but

what if something doesn't work? Like what you're saying, we don't know how long it's going to take to get built. Are you just going to fold and leave? That's kind of the worry that people have. So, here's the question. I kind of want to understand this better. I'm taking the notes of the person, the engineer who responded. The intent here is to plat all parcels single family and multif family to generate lots that could be transferred to either individual home builders or other entities. So for single family or for other entities for multif family. However, the developer is aware that these lots or parcels would need to be formally recorded on the front end, which is the reasoning behind focusing on the single family public right of way as you mentioned all of that. So, I guess my concern here is, and I'm and I'm fairly new to this, so forgive me if I ask a question that I should already know the answer to, but it sounds like we have the developer and the primary owner of this, but then somebody comes about like a home builder or a different builder. So, to to to the public that gets kind of confusing. So, maybe you could walk me through that more so I can understand. Yeah. So usually for residential um the developer will be depending on what kind of developer they are. Some developers are home builders, some developers are just developers, right? But a development will typically for a developer be building the public infrastructure to support a residential use in the future. Um and that would mean building all the public roads, bonding them, platting them, um basically setting the bones for future construction, whether that's a single family home or multif family. And so at that point the developer can one hire a builder to build the home, sell the homes or a home builder comes and buys a few lots and then builds homes on it. And so you know we don't know what the building permit part would be. But I would say the most disruptive part as

far as mass earth work, big trucks, utilities, that's going to be all the bones that would happen by the developer, you know, at that point after that would be individual home builders framing and stuff like that. So, yes, it's a lot of work, but it's not tearing up roads and things to that point. Um, but that is usually how it works. Public roads, partials are generated. Home builders, you have to buy the lots, build the homes, um, that kind of thing. Okay. So, thank you. Yeah. Any other questions while he's at the microphone? How much overall change was made between this master as opposed to the original? Nothing. I I made it look a little prettier. Um, I put some more uh graphics for trees. Um, actually, you know what? I There was I'm looking at it now. So, originally the entrance off of old 431, that road alignment up to the roundabout changed slightly because we had a um jurisdictional determination done for that stream and that road was crossing that there was like a branch and it was crossing and to build that over two streams just makes it you can't really cross a stream that way. So, we shifted it to it would cross better. Um it's crossing only one side one side of the stream right now. It's just crossing once. It's not crossing a like a a conveyance that's jurisdictional where it kind of tees. It was crossing where two places join together. So that's what we changed. Was that change given to the to the city? Yes, it was. So the Yeah, that's this one. That's this change. So when we got this approved back in 2021, Mhm. the alignment showed it slightly differently. Then when we submitted construction drawings, we revised it so the city was aware of it. And now we went ahead and updated this master development plan to match what we found when we were doing construction. Correct. So that this master development plan has been updated. There are no changes after this one.

Approximately what size homes are these single family that you're talking about? I have no idea what the builder is going to do. I mean 7,400 ft² but I don't know what the the lots are about 7400 ft or seven lots. Um setbacks are 6 ft 20 and 20. So I think that's about 3,000 foot total of building area something like that. I can you know but I don't know how big these homes are going to be. So basically then the way I'm understanding you may have one man go in there and build some really nice brick houses and you may have another man go in there and build some blowown houses. Yeah. I mean it just depends. So again master development plan is just the the zoning and then or not the zoning the concept plan to generate construction drawings. when it gets to final plat um HOA can handle some of those things but for residential development straight zone [Music] it's very rare to include things like architectural elements we're just generating property for people to build on at this point right but if that was a concern um HOA documents would come later during a final plat that could address some of that so then what are the drawings that we're looking at here because there's actual renderings of that leg that was So that they were staff was giving asking us to provide a general context for the multif family. He was asking a question about the single family. So they're not going to look similar. I mean that's what was what was generated at the time. Um but again, you know, until someone pulls a building permit on it. So these drawings here that they've attached, right? These are for multif family which probably not happen until 2029. Correct. Yeah. Usually don't provide architectural render durings for single

family due to property rights and individual homeowner buying that parcel. But multif family is a little bit different. So we can provide stuff like that for them for those. And John, you may need to step in at this point for that. Mr. Cooper, if you accept on the next Thank you again, John Cooper. So the the final master development plan, each city does it a little bit differently, but this is essentially your concept plan. And so this is where you're saying, okay, this is the overall concept that's been laid out for the development. talk about the phases and and what goes where when you come back for your final you'll get a you then get a preliminary plat which we're trying to get for the first phase then you have to come back and get a preliminary plat and a final plat. So once you get to the final plat phase, that's where you will see more of the baked, you know, full design type thing than than what you see on a concept plan. The details come later. [Music] That's when you really have control over what it looks like. Sounds good. But he had made, excuse me, he made reference to brick and something different. I think that needs to I certainly think that that needs to be addressed early on though and not let it keep dragging out. You can't do that with a with a master plan. I I understand that, but it doesn't need to be the last meeting to for us to go. Yeah. I'm just stating what the what the rules say that what we're what it is we're looking at as a as a group, right? We're we're saying this overall master

plan fits. It fits the pud. We've seen it once some of us, not all of us have seen it before, but the only change that's reason why I wanted to specify what was the difference between what we're seeing tonight and what we saw before. when he made comment, he could start kind of down that road. That's all I'm referring to. Let's start down that road to see what they look like. Is all I'm referring to. You can ask, but they don't have to answer. I understand that because that's not part of what it is that they're they are required to do at this point. Right. I understand that. Yeah. And I think we understand the requirements. I I think Mr. shot and I and Mr. Greg just are more are are newer to this board. Correct me if I'm wrong. And you know, we've seen the the trends that have transpired at previous meetings and we see where the concern is. We understand it's not a requirement, but we just want to be on record as showing concern about about these issues. And yes, when they are required, we will we will certainly discuss them again. But we just wanted to express our concerns at this point in time. And and the concern being mostly like building materials, I think is what you're expressing. The consistency of the look of everything if this is going to be one development. Am I speaking for you, Jeff? Yes. Okay. No, cuz it's good for me to note that now. I wish you'd speak up just you can't hear me said sorry. H there we go. But yeah, no that's I can definitely take those notes down and communicate those um consistency and building materials.

Do we have any further questions on the the the master development plan? Do we have any further questions for him on that part of the agenda? I have a motion and a second to approve or not approve. Motion to approve. Second, yes. Yes. Yes. Thomas, yes. Sean, yes. Bib, yes. Morland, yes. Gray, yes. Chris, yes. Passes the time. Item 2.5, discuss and possibly take action on a preliminary plat for Spring View Village phase one. Motion and a second for this. So move, Miss Durham. This third item on tonight's agenda is the preliminary plaque for Spring View Village phase 1. Again, the applicant is Hunterdale, who is serving as the authorized agent for the development. This first phase covers approximately 37.79 acres and represents the initial subdivision within the larger planned unit development known as Spring View Village. The plaque proposes 92 single family residential lots and two parcels reserved for future townhouse development. The layout is consistent with the approved master development plan and includes the initial framework for internal streets, utility easements, and storm water management features that will support the long-term buildout of the community. An updated version of the plat dated June 12th, 2025 has been submitted and has addressed all staff comments. The plat that you see here is

the one that is most up to date and addresses all of the comments. Civil engineering plans have also been submitted for review. However, the applicant um was waiting a little bit to make sure where you were at in this process, where the planning commission was with this process before they addressed all of the comments. This phase helps establish a structured and orderly approach to residential growth while preserving flexibility for future phases. City staff recommends approval of the preliminary plaque subject to the following conditions. Number one, the final plat must be consistent with this approved preliminary plat. Number two, a recorded homeowners association declaration must be submitted to ensure long-term maintenance of amenities, common areas, and storm water management devices, drainage easements, or related infrastructure located outside the public rightway. And number three, all outstanding civil engineering comments must be fully addressed and approved before the city issues any grading or building permits. This plat represents a strong start to implementing the broad revision for Springview Village and aligns with the city's goals for managed highquality development. In addition to city staff, um Mr. Hunterdale along with representatives from the development team are available to answer any questions. That's what we're looking for last clarity on what we need. Does anyone have any questions for Mr. Dale? He's at the microphone. How long before you anticipate a final? Want to get through construction drawings. There's some items. Nothing significant is outstanding, but we wanted to just get through this first. I anticipate we will probably get that approved in the next few months. start construction in the spring. I mean, if if it takes 12 to 18 months to build, it'll probably come in. You

usually want to do it after it's all built to reduce bonding. Um, so I'd imagine they're going to want to do the roads and stuff before they do that. The road construction is going to be first. Correct. We're trying to get both both entrances. Both ent both entrances. Public water, sewer, um, gas. Yeah. Gas, electric, all that stuff. Yeah. Will this mean electric on the ground? C can I ask a quick question for staff. Um I noticed the conditions of approval I think of the staff report was a little bit different than what you read off. So I just want to make sure. Okay. Okay. So what is what you read should be the condition? Yeah, they're the three are different in the report. Yeah. So in our report, it's got one, any outstanding comments on civil construction plans must be fully addressed. Two, the final plat for phase one shall be consistent with the approved preliminary plat and included documentation confirming dedication of all easements, rights of way, and common areas. Okay. And then three is the final plat shall not be approved until city staff receive a recorded homeowners association declaration. Okay. They're similar. Yeah, but they're worth the difference. Okay. They're okay. The three points are in different order. Okay. Sorry. The same was trying to follow and no I should just copy and paste before and you will send us that HOA correct. When I get the HOA, absolutely one staff is reviewed daily will be shared with commission. And will the HOA requirement be for the entire development or will there

be a separate HOA agreement for each individual type of dwelling area? So, usually you'll you'll have separate HOAs per development type. So, the first would be for the single family because that's what's getting built first. Um, you may have some shared amenities that all of the development can use. Um, but each HOA will have its own um, obligations for that part of the development. And we've agreed with the conditions that um, the HOA documents will include provisions that prevent them from being um, essentially nullified. I mean the the HOA will remain in place. Uh we've also agreed that the HOA will be responsible for all of the storm water infrastructure and thing that's things that are put in like that so that it doesn't fall back on the city. So does that include? Will it require a bond in order for the HOA pieces to make sure that it doesn't fall back on the city expense? [Music] It might not be a bad idea. You know, it might be something that could be looked at. I don't know whether any other communities are doing that. I mean, that's a fear that some members of this board have when it comes to HOAs and the fact that some developments over time, the HOA has basically gone away even though it's still there on paper and will always be on paper, but the city is stuck with the maintenance on them. Yeah. Usually in residential construction, we'll see a bond placed during final plat if the stuff isn't built and usually the bond is covering initial construction in a maintenance bond understand it for utilities and and roads and things like that but when it comes to common space that is not part of anything other than

the HOA documents yeah it's interesting I don't know how Rene please enlighten us I will do my best hi everybody I'm Renee Isaacs and I I usually try to avoid talking at these things. But I do want to address your comment specifically. When we do this, we typically what h first of all, let me back up. What happens in that situation when the HOAs go away is because they don't have any money and then if you do an assessment, people don't have the money to kick in. So the way to benefit from that not happening upfront is to not start the HOA off broke. So for me, pardon me, I'm from the country, so just it is what it is. But if we we usually do, depending on the size, we start the account off between $50 to $100,000. So when you put that money in and you allow it to acrue, they're not broke. And then when the people do their HOA monthly fees or annual fees or however we set it up, then it builds up over time because you shouldn't have any maintenance on HOA for quite some time. I mean, you might have some small cost incurments, but not anything large. I guess what he's talking about is like, who's taking care of mowing the common areas? Where's those funds coming from? Because over time, those will deplete. It doesn't matter the amount of money. You got 15 acres or so that you're going to mow, right, or upkeep, that cost dollars. Mhm. So that's why we fund it to begin with so that they're not there's money in there because if you're depending on what it's set at, if it's $50 or $100, it takes a lot of money to get that to where there's that initial push. So if you fund it to begin with, then it it grows rather quickly. You're building a base. An HOA is only as good as the board

always. So, and unfortunately, it makes common sense to say that the nicer the development, the chances are of having a stronger board, right? So, that's the reason why this group, I think, is very intent on us having as nice a developments as we can have in this in this city to support the city so the HOAs can be profitable and can be longstanding and not go away like they have in some developments that the city has. I agree. And and I'm gonna say which you know my partners may disagree with me for saying this but you know on some instances like that 10 or 15 years we we as developers have no control over that. You know we try in every way to make it where it can't be dissolved. But sometimes people just go we're just not going to do it. And we we can't help that but we can on the front end do everything we can to set it up to where it's not going to be like that. And we do because we don't want to do anything that's not going to make the development successful because that's our paw print on it. I hope that answers your qu. Does anybody else have any questions? A crystal ball would be nice, wouldn't it? I don't think I'd be standing here trying to make any money. Well, y'all Does anybody else have any questions? I I do not. Okay. All right. Well, thank you all. Thank you. Looking at you. Don't look at me. [Music] Nobody will. I will. Uh based upon the request, I move to approve it. Do we have a second? So just to clarify, do you move with

conditions? Yeah. Okay. With conditional comments. Second. Tell us. Yes. Yes. Yes. Craig. Yes. Sean, yes. Thomas, yes. Morland, yes. Yes. Town. Yes. Pass it with nine. Thank you. Item 3.0. Commu Community Development Director's Report. Mr. Durham. Okay. Finally, I'd just like to provide a brief update on departmental activities and ongoing development reviews. First, the Board of Zoning Appeals will meet next Tuesday. There are two items on their agenda. Both are related to requests for reductions and minimum yard setbacks. Um the specifics were in your agenda packet. They're on there as well. Um staff continues to work on revisions to the zoning ordinance with the goal of improving clarity, usability, and alignment with the city's planning goals. We are actively evaluating amendments related to non-conforming uses. That one will come back to you next month. Uh landscaping requirements, signage regulations. Um, we have talked about creation creating a new zoning district specifically speaking to multifamily developments because the code right now does not really address anywhere that they're allowed. So, we're we've been looking at that. Um, and then looking at some updates for state code compliance, specifically with permit and review fee justifications, which could potentially result in changes to some of those permit and review fees. And then the state has changed some language about vesting periods and so we need to update code to reflect those vesting period changes. Several of you have expressed a preference for a hybrid training format. We're talking about the professional development that has to be done

combining both online and in-person sessions. I have selected some training videos and I'm currently working to ensure they're all in a sharable format with questions embedded um so that you can get the most out of the material. Once those videos are watched, I think then we'll be able to narrow down the in-person training that needs to be done. However, I think that what I would like to do, unless there's a lot of, you know, general discussion about another um format, is kind of a work session style where we kind of go through the process together and do a hands-on session of what do each of the departments look at? What happens when I get an email or I get a formal request for a site plan or a subdivision, something along those lines. Um, and another issue that has come up um, lately is maybe the need for a work session to kind of generally talk about the zoning ordinance, to talk about the comprehensive plan, to talk about this board, this commission's goals for the city, what you would like to see. If that is something that this commission would like to do, I'm happy to facilitate a time, but I need somebody on this board to tell me that that's what you want to do. Um, you can send me an email, you can tell me after the meeting today. You could tell me right now, but we can get a work session together where we can talk about where the the city is going and how the comp plan and how the zoning ordinance impact development in the city. A work session will go toward training credit. Uh, I don't know. I might be able to look into making that work. Then you make that work, then I I say yes. Let's do that. Okay. I will see if I can find a way to combine the two. Um I I do think it would be beneficial for the new commissioners on the board to understand how it all I think so too. And I think that would

alleviate some of the know how it wouldn't be a training because you are training. [Music] Okay. There's I can't read that. Okay, I'm going to switch that. Okay, the last screen that you have before you tonight, and these were all in your agenda packet, um there's a number of residential and commercial projects currently under review. New since last month, though, is a site plan submitt for a Panera Bread restaurant on Tom Austin Highway. The development tracker has been updated to show that location. It is on the LLO lot, the Mexican restaurant. is going to be part of that parcel. Um, also displayed is a list of the recently approved projects. Notable under this list, Blackwood Farms was approved by city staff and they are working toward um doing what they need to do probably doing what they need to do to do a pre-construction meeting and get started. So, that's pretty much all I have. If you have any questions, I'm here for you. Or you can always use the development tracker. I stole this one out of my last month's presentation. So, which it has been updated recently, so it is pretty current. Um, somebody asked me recently if we put every project on there, and I don't put everything on there that comes through my office. Pretty much if it's over about four or five lots, it makes it up there. All site plans are making it up there. So all the commercial development is making it on there, but not every little residential neighborhood has it because three or four infill lots here and there aren't really something that everybody wants to see. But if it is something that the board and the commission would like to see, I'll be happy to have staff update it for whatever projects we get. So that's all I've got for this month. Thank you. Any further questions for

Mur? Motion to adjurnn. Motion to adjurnn.