Board of Zoning Appeals - Regular Meeting

do. Thank you so much for your time. Thank you.

Hello. My name is Amry Olinger. I live at 1261 Midtown Drive. My husband and I moved here about six years ago and we chose Conway. We actually fell in love Conway Conway because it seemed like such a small town. It had that small town feel and we purchased in Midtown Village because the house that we bought the back of it is nothing but woods. It's quiet. It's serene. It's private. And that's one thing that we're concerned about with what's going to be happening back there. I don't know whether there was ever an environmental impact study done before all of this happened, but I have noticed in probably the last couple months uh behind our property um there was a swale that ran from I don't know how far down the how far down to the retaining pond but in the last couple months we're noticing that water is not only beginning to stay in that swale but it's creeping towards back property which is now starting to look like wetlands used to be after storms even the worst tropical storms that water would be cleared out within a couple hours. It's never leaving now. It's there all the time. So, I'm not sure whether all the development that's happening around Midtown Village has led to that problem or whether there's something else going on. But that's my main concern is what's going to happen once houses are back there. How's that going to affect what we're seeing now? And also, how far from our property line are these new houses going to be? I mean, what kind of buffer are we looking at? I mean, there goes our peace and quiet and serenity and privacy, basically.

If you guys could if y'all could uh silence your cell phones, that'd be great. Thank you. So, that's it, I guess. There's no response, I guess, at this point. It's just input. Yes, ma'am. Yeah. Okay. Thank you so much.

Hi, my name is Joe Roio. I live at 28 drive in Conway. Um also in Midtown Village and my wife and I came here about nine years now. And we moved into our little community because was beautiful. I was surrounded by all these beautiful forests and and pine trees and the last two or three years development development front side behind us. I can walk out of my um the exit of my community and grab a baseball and throw it to four different subdivisions that have gone up. Before that, nothing but woods. Four different subdivisions totally surrounding us now. And now they want to put another one in behind us, and they want to take McDougall Drive, which is kind of ends at the end of our community, and open that up to the new community that can drive through. So, now we're going to have UPS trucks driving through, uh, postal service trucks coming through. You have a new community coming up. All these new delivery trucks are going to be driving through our community. We're used to walking in the middle of our street. People walk their dogs in the middle of our street. Kids drive their bikes in the middle of our street. Now, you're going to have all this big traffic coming through. I mean, I just don't understand how the county can approve all this development that's going on. Um, and I have real concerns about flooding issues now, too. I mean, everything all around us has been leveled. It was all woods. It's gone. Used to see hawks circling around. We used to have beer in the area. Used to have a few other things. Gone. They're all gone.

So, you know, please take some consideration into having one more new development totally surrounding our community. Please have some consideration for Midtown Village and what you're doing to it. Thank you. Thank you. Thank you for taking my question. My name is Joseph. I live in y'all. You need to be quiet in the audience too because I can it is but I can hear this group over here more than I can hear this gentleman. So let's have some respect for the people that are speaking. Can you repeat his name and address? Can you repeat your name and address please? I beg. Can you repeat your name and address just Joseph Palmir 1049 Manasses Drive. Thank you.

Um I have a question gentlemanly on infrastructure to be more specific. What plans have you made for traffic patterns in terms of red lights, oneway street, stop signs, etc., etc. You've had to take in consideration traffic patterns with three new developments going in. on one side of us went down the road and and behind us. Now, with all these questions being asked, I assume you're going to have some answers.

So, this is the public input portion of the meeting. So, we listen to your concerns and I know that if this is approved once the developer goes into the plan portion and they go through the technical review committee, they go through all the different um city departments for review and approval. Um, that's when staff can help answer some of your questions and that's when they review the actual plans. Right now, we're just discussing whether or not it's reszoned. We're not looking at any specific plans. Well, the developments have already come in. So, I assume they took into consideration traffic patterns. I'm sure they will. Yeah. Okay. And we'll hear that in future meetings the answers.

If it's a straight zoning, generally we do not review the plans. staff staff reviews it in all the different departments in the city. They have to go through a long process of approvals. You can I'm sure Miss Hooks or members of her staff could help answer some questions maybe after the meeting. Okay. But the developments have already been approved. We're talking about traffic patterns. Correct. No, sir. We're talking about res well for the project that you're referring to. We're refer we're at this meeting considering a reasonzoning for the parcel. Not the plan itself. What does that have to do with traffic? Exactly. Nothing right now. So I don't have an answer to my question. Not at this moment. No, sir.

Thank you for your time. Yeah. Thank you. Anybody else? All right. I'm going to make a motion that we close public input. I'll second. All right, we have a first and a second. All those in favor? I. Any opposed? Okay, so we're moving on to public hearing reszoning request number one. And I would like to recuse myself from this.

Okay, Mr. Anderson is recusing himself. This item was deferred at last month's planning commission meeting so that staff could readvertise the request to en also ensure that all information was accurate with regard to the subject property. The request is to reszone the subject property to medium density residential and conservation preservation upon annexation into the city. Because the property is within the city's utility service area, they are required to request annexation for connection to city utilities. So, they don't have a choice. They have to request annexation. Um, the property is currently commercial forest agriculture. So, it's currently in Ory County's jurisdiction. It's zoned commercial forest agriculture. It has a zoning that allows development by right now. Um, there were concerns mentioned at last month's meeting citing concerns with traffic, flooding, access, the removal of trees, all of which are relevant concerns. A lot of information was presented by staff and the applicant at the last meeting regarding the adjacent developments that are already in the city limits and what those properties are zoned. the surrounding densities. Ordinances that the city council has adopted to ensure perpetual protection of environmentally sensitive areas like the areas that this property contains, goals within the city's comprehensive plan regarding preservation and conservation of flood planes and other sensitive areas, as well as the current uses that would be permitted on the property if it were not to be annexed. So rather than staff belabor the same points, I want to address some of the concerns that staff has received or have read about on the proposed development or that were discussed at the last planning commission meeting. There was discussion regarding the neighborhood commercial

zoning designation on Culture Road shown on the current future land use map. Given the flood zone that goes through the center of the property, staff has concerns with commercial development being that close to a flood zone area because in general any type of commercial development will produce more storm water runoff because there is more imperous surface area compared to residential yards. So when it rains, storm water runoff will flow into the flood zone faster and in greater volume which could have a greater impact to the displacement of flood waters. Additionally, there is potential for environmental contamination from oil and other pollutants that come from certain types of commercial development and that would could create environmental hazards beyond the flood zone. If annexed and zoned commercially, there is no guarantee as to what type of commercial would be built on the property. Anything permitted in neighborhood commercial would be permitted. Anything from a bar, restaurant, gas station, Dollar General, funeral home, or mortuary would be permitted. Limiting limiting it to residential gives the community a better idea of what will be built there and will likely result in less imperous surface ratios resulting in less storm water runoff into those environmentally sensitive areas. Planning commission and city council has also spent a great deal of time implementing residential design standards that ensure a higher quality of residential development in the city limits. with regard to the removal of trees. Not only is this property not in the city limits currently, the site was also a timber track which means the trees were grown and maintained for the purpose of harvesting and there are limitations as to what local governments can do to prevent properties from being timbered in South Carolina. regarding the annexation of the property in the city. In addition to the effect

the annexation would have on surrounding properties, staff also considers what the effect would be to surrounding properties if it were not to be annexed, which I can only do based on what the property is currently zoned. Commercial forest agriculture permits residential and commercial uses. Single family dwellings, town homes, manufactured homes on halfacre lots could be built across the entire property, including the flood zone. Commercial uses currently permitted in the zoning includes, but not limited to, commercial animal raising facilities, livestock or agricultural auction facilities, vehicle equipment repair, boat service or other repair services, a firearm training and sports facility, funeral home, crematory, mortuary, trade shops, restaurants, bars, many warehouses, self- storage, camper, recreational vehicles for temporary living accommodations. Additionally, if the property is developed residentially in the county, the city would end up with a situation where some of the lots in the same development are annexed in the future while others are not. So, like other requests that you have reviewed and that you'll even see later on on this agenda, some lots, even ones that may be directly beside each other, will be under different jurisdictions subject to different city ordinances, and none of them would be built under the city's residential design standards. So 10 to 15 years down the road, depending on the will of council, at that time, properties would be annexed not meeting city standards and considered legal non-conforming. Looking at the county's current future land use map, the property is classified as scenic and conservation for some of the property and classified as being suburban for other areas of the property. If the applicant requests to reszone the property in the county, the county will compare what's being requested to their

future land use map, which aids staff in their recommendations. The suburban designation supports lot sizes as small as 6,000 square ft for single family or manufactured homes. There are multi-residentidential districts permit permits mixeduse residential inpatient or outpatient medical facilities plan development districts and office and professional zoning. Looking at the city's future land use map, what is being requested is less dense than what the future land use map calls for, and the applicant proposes to zone those areas that are within the flood zone to conservation preservation, which will ensure that no homes are built within a flood zone. Approximately 43 acres of the entire tract will be zoned conservation preservation. City council approved first reading of the annexation at their August 4th meeting and approved first reading of the zoning of the property at the August 18th meeting. Final reading would occur as soon as September 15th pending the recommendation to planning commission as planning commission is required to provide a recommendation prior to final reading of an ordinance to amend the city's official zoning map. Um I can provide additional information. Um, I just want to respond to the the last gentleman that spoke the the zoning of the property or what the property would be zoned upon annexation which is being required as a result of the desire of the applicant to develop the property and having to connect to city utilities. The issue before planning commission is what zoning district once it is annexed will be applied to that property. It's not approving a development that you know that could be years down the road. Um there's other things that that are considered when they actually propose to develop. The zoning of the property and

the development of the property are two separate issues. So at the time in which the property is proposed to be developed, he will have to present plans to our department. It goes through a very lengthy review process. We have a technical review committee that's made up of staff from all departments within the city. Um, there are things that we can require at that time. We can require a traffic study if it's deemed necessary. Um, you know, we there's other things that can be done, but we can't do anything or require anything until it's within the city's jurisdiction. So, I just wanted to make sure that that was that was clear. But traffic study and I've already talked with the applicant about that is something that will likely be um looked for when they submit plans for development.

All righty. Thank you for that. Um does the board have any questions for Miss Huts? Just one um with I think some of the folks in the audience may want to uh know and then I I being a newer member would like to know. So with with regard to that traffic study and all those things that go before the technical review uh committee, how much how much public input is is allowed as far as that's concerned?

There is I mean they can come in and look at the plans at any time but once a property is zoned anything that's permitted in that zoning district is by right development. There's no public hearing process but planning commission does review the plan. So prior to the actual civil plans being um approved, planning commission does have an opportunity to review them. Um what I would definitely suggest the public is if it is annexed and zoned as requested that they stay in touch with our department and we can certainly let them know yes or no, we have received plans. Once we have received plans, we can't we cannot um give them out. that's, you know, it's considered a their work product and state FOYA um would not allow us to just say here you go, you can have copies, but they can come in and look at anything they want to. It it is public information. We just can't distribute copies until the plans are approved. Um, so I would just encourage the public to come in and speak with staff, maybe learn a little bit more about the process, and if we do have plans that are in review, we will certainly let them look at whatever we have. And just so I'm understanding, so what's the what the applicant is proposing gives this property approximately 43 acres of nonbuildable area, whether that's open space, um a large pond, anything. It's just no houses or development can be in that 43 out of 109 acres.

Well, there's there's nothing that limits certain things from going in there. the goal of staff with the Conservation Preservation District, which is a fairly new ordinance because generally we don't allow parcels to just be splitzoned. We would prefer that properties all be zoned the same thing, but city council adopted an ordinance a few years ago that gave staff the ability um because we are concerned with flooding in the city of Conway that gives staff the ability gives planning commission the ability to recommend that properties be split zone conservation preservation with the goal of ensuring that no homes, nobody's house will be within a flood zone. So, as far as roads and ponds and and things like that, yes, they could they could do that, but there will not be any homes because that district does not allow residential development.

And because the requested other district is R2, there would not be any commercial allowed. Correct. Okay. So, what the developers or what the applicant is asking for is actually giving him less buildable land than would be if it remained as is or was potentially another zoning request. Correct. It is less dense than what the future land use map that's in effect today

shows. So it is less dense than that because some of the property is actually shown as high density residential on the city's future land use map. So this would be a downzoning from that. Okay. And most of the adjacent property is R2 which is consistent with what's being requested. Correct. Yes. Most of the properties that are developed um around this one are medium density residential with the exception of Midtown Village. that is actually high density residential because there is um town home development in there and it is much more dense than some of the other surrounding developments.

Okay. So, the reason I asked that is for the public too um understanding that the makeup and how close the houses are and everything in your development is more dense, more close together than what is being proposed here. Just to get an understanding of how many houses are out there or how many, you know, what it could look like. Um, so getting back to the timber track part, so tomorrow, whoever currently owns the land could go out and harvest all the trees. I think that's already been done. I'll let the applicant address that part, but I think that was done fairly recently.

Okay. I'm just trying to cover all the concerns and basis. I mean, to me, it kind of seems like this request is less dense than the concern of the adjacent neighborhood, fits in with the surrounding zoning districts, gives us conservation, preservation area, um, which decreases the density, and gives potential green space where there's going to be no houses. I mean, he could build a park out there. I don't know. I'm just saying. Um, so anyways, those are my thoughts that I just wanted to kind of clarify and share with the board. You guys have anything else?

Just a couple points. Um, and so to be clear, annexation is not on the table for us to comment or make any decisions on. That's now totally in the purview of council. Correct. Yes. So we don't have to concern ourselves about whether it's a good idea or not about whether to bring this into the city. That's council's job. We are solely focused on to the extent it comes in, what zoning designations are we going to should council choose to move forward with annexation, what zoning district is appropriate for that property.

And then second, you've sounds like addressed the questions I had about at least staff's position in regard to uh what reasons would we have for deviating from the future land use map um on the culture road side? And so sounds like um I mean there's other neighborhood commercial of parcels in that area either currently designated or part of the future land use map. So to the extent somebody's got a burning desire to do neighborhood commercial in that vicinity it's um that's possible. Right.

Of course. Yeah. Across the road or across Culture Road. Um, while that is not in the city, that's currently in the county, there is a a piece there that is um shown as neighborhood commercial um on the zoning. The tip of the triangle of the new development on the other side and then the part off of Medlin. So um is also neighborhood commercial now, right? Correct. Okay. And then and then so basically there's you outline the reasons why um as it relates to this particular parcel and it's and it's kind of unique the way you've got this low part in the middle that bisects the property. Right. That's um why the staff's not super excited about the idea of those commercial uses on the top side.

Yes. Okay. So that was helpful. I appreciate you going through that. Okay. There's one other question. I just I don't have a copy of the UDO in front of me. The R2 designation is that lots uh that are no minimum of 20,000 square feet. Well, no. The um R2 is medium density residential. So, the R2 district and I don't know what lot sizes would be um considered at this time, but it is a it is a 6,000 square foot lot size.

So, equivalent to what is allowed under current zoning in the county now? No, the equivalent of what the county commercial forest agriculture allows halfacre lots, but their future land use map would if somebody wanted to reszone and the future land use map um you know is looked at that is something that helps guide staff and whether or not they they could support a resoning request that would allow 6,000 square foot. So even if you looked at it that way, so 6,000 square foot lots in the county or the city, if it was in the city at least, we have design guidelines and stricter regulations, I think, in the county. Um, and you would have that conservation preservation swash.

Just kind of hashing through all the thoughts out loud. I've got one more question, Jessica. Why do we require what's the rationale for why we require connectivity between developments and stubouts for um

two adjacent properties? Well, that's because you know the property is within the utility service area. So, we use our utility service area as kind of like the city's urban growth boundary. Everything in there is a a donut hole pretty much. This is truly a donut hole because it is almost surrounding the city. So we're forward thinkers. When a property is being developed, we think, well, that property is going to be in the city one day. All of the roads in the city that are within the developments, they are required to be public. That means the city of Conway owns those roads. The city of Conway is responsible for those roads. So for the purposes of creating more connectivity to get around the city for you know for police for public safety that's why those stubouts are required to be put in. They serve no purpose when they're to vacant property but we know that one day that property adjacent is going to be developed. So we require the developer to go ahead and put that infrastructure in so that when the other property is developed that developer can connect to the existing stub out which will provide additional access points not just for the current development but for the devel development that it connects to. All right, since it is a public hearing um I'm going to open it up. I know we've had a couple people speak already. So, if maybe like a couple more people have anything to say with regards to this item, you'll just come up and state your name, address, and I got about three minutes.

Hi, Michael McCarti, 2708 McDougall Drive. Uh, on this development, about how many entrances are you looking for? So, again, tonight we're only talking about the zoning. We've not seen any plans and we technically cannot ask for any plans. It's just zoning. Okay, that's it. Thank you. I know that's disappointing. I'm sorry. Yeah.

My name is Ellen Powell and I drive. And are we here tonight to vote on whether this will be annexed or what? What are we here for? Just to hear everything and try to make some sense out of it. We're here, as Miss Huck stated, to vote on the zoning of the parcel. It's up to council to vote if it's annexed or not. And if they vote to annex it, our recommendation as to what it's zoned is what they can refer to. I have no idea what that means. We're here to vote. Who votes? You Yes, ma'am. We The board votes. Yes, ma'am. This is just a public input portion consideration as far as your goals, everything you've heard.

Okay. Well, you know, as far as I'm concerned, you know, that property should be left alone, you know, but now I I just found out, you know, that owned by Burrows and Shapen and it's um a lumber a lumber business. Well, I didn't know that. There's lots of things that, you know, you you find out when you think you're going to get, you know, down this road and you know, you can't go down that road and you waste your time. So your job now tonight is to take into consideration what we say and then make and then do we tell you that we would like to be in the city and you consider we don't want the count the county to you know

we just take everything into consideration property is that the two things that we're thinking about that or county would take over the property or county it is in Ory County right now. Okay. And then you want to annex to the city and the city would be in charge of all the restrictions and the codes and Yes, ma'am. That would be that would be the best. We from what I understand the engineer over here said it's better to go with the city because we'll have the infrastructure and the it's in the service district of the city. Um and the city also has stricter design guidelines but better quality of of construction when you know construction is divided perhaps. Yeah, I can't speak to the construction, but that's the idea.

Well, you know, that's just it. I mean, we'd like to get all the information that we can so that we think in one way when it's really only another way because it would be nice if she came up and gave the whole overall view of all these different factors that are, you know, this piece of land, this piece of land. I mean, it's very confusing. So, that's all I have to say. Okay. Thank you. My name is Louisis Malfara and I live at 1305 Mtown Drive and I was wondering she was she was saying that it's not is it going to be residential or is it going to be commercial for for what they're doing?

The zoning district being requested is R2 which is medium density residential and it would allow for single family detached dwellings. It would also allow for single family attached dwellings, but from my understanding, the applicant is proposing single family lots 6,000 square ft in size. Um, they'll be required to have 120 foot lot depth and 50ft lot width. That is the minimum. Um, the development will be required to have a buffer. I believe the buffer is 15 ft will have to be the buffer around the perimeter of the of the property. But my understanding and of course anything in the R2 district would be allowed but it is residential uses only in the R2 district.

Thank you.

My name is Rod. I'm 1044 Manasses. I got a quick thing. We moved in in 2016. We were at the far end of Manasses at that time. Uh we were told that that property would never be touched as well. That's fine. My question is pretty simple. Obviously, it's either going to be it's going to be built on one way or another. Is that it can be built on? It can be built on. Is it not going to stay a force? Is that it's fair to say? Um that's all I'm asking.

Well, the property belongs to a a private person or private company. So that company owns land just like you or I or anybody owns land and they have the restrictions that are placed within the the county or the city that are based on that property. Okay. And so right now that property is in Ory County as as CFA which is commercial forest agriculture.

Okay. They can request annexation as they have into the city of Conway and then they can request as part of that a reszoning. If they get denied the annexation request into Conway, they can go to Ory County and they can request a a zoning. Okay. in that they can also build in the CFA zoning district as it's written now without having to do anything anything else because it's their land and they could do as Miss Hux said a halfacre lot through the whole the whole of the situation and they could do that whether we say yes or not

we could we could say no city council could say no or county could say no and they could still build halfacre lots on this place and that's what we're trying to convey is we're we're like most of us are pretty reasonable people. We're trying to find the best solution for the city of Conway and for the residents of Conway so that there's a you know we're in a pickle too. There's this there's this big swath of land that's owned by somebody and they'd like to do something with their land and it's some would say it's unamerican to tell somebody

what to do with like what we should do with their land and so what we're trying to do is is as the best managers we can to try to figure out and I'm sorry for answering the question like you know it's really a tough place right we want what's best for Conway. We want what's best for the residents of Conway, too. Like we we live here. I sit in traffic going across Busby every morning. You know, like I'm with you. All right. But we're trying to make the best decision that's going to benefit the community. Yeah. I'm just more one way. Nobody wants it.

Yeah. So, it's like what you what you guys can do. If I bought a plot of land anywhere, I bought it for a reason, you know, and I'm gonna at some point I I might want to build on it, put a log of cabin. Some point I might want to put a horse farm, you know, like whatever. But I would go through that process of of getting it to be

the question is what you guys can answer is the roads and stuff. I mean, when I first moved in here and you all know it, if you drive it at Medlin and with the for that they're building around there, you're going to have a line from that stop sign all the way to 501 because nobody turn left on the 501 by Taco Bell. You're going to get killed. So, if there's going to be four more subdivisions coming in there

since our last meeting, you know, I drove through the neighborhood. You know, I probably didn't see my little car driving through with all the traffic, but I drove through and I went in one entrance and came out the other and saw the tra saw the new development across the road, saw the other development across the other road, saw the, you know, saw all the trees that that are lovely. I mean the one big question is if it's going to be if he will connect to Manass McDougall drive if that way they will be separate from us they would at least be driving through that's again not to you guys but that would be something that

that was why I that was why I I asked the question of Miss Hu though about public you know how much you guys you know could could weigh in on that you know after a decision is made you know if the if the parcel is annexed and then we you know Exactly. If they do a, you know, a road to Ultra and Oak that won't affect us, but it's coming to our network that we're going to be stepping. Thank you.

I just wanted to add something because I know that I've heard, you know, a lot of people express concern with that connection. Yes. If the property is developed as you know is possibly going to be proposed a residential development, it gets the R2 zoning, they submit plans, staff will require staff will require that they connect to that existing stub out in Midtown Village. That will not be the only way in and out of that development. 30 lots or more, you have to have two points of ingress and egress. So they will have a minimum of two but that could serve as one of them and we will require that.

Hi my name is Linda Mccardi. I live at 2708 dual drive. Um my concern is the safety of the children. We are have the children in and I know about the access that they want and this and that but with the traffic flow on Medum and the Christian school being there, the traffic is horrendous already to access through our community would not only endanger the safety of the children, it would It would damage, you know, increase the safety of the drivers coming up and down in McDougall and Kingston Bay that is right across on Oak Street. Um, Skipper Lane was totally taken out. They couldn't access from Oak Street over to Cultra. Now they only have an entrance here and an entrance there. And my question is, why do they need so many entrances? They don't need three and four. Other huge communities only have two. Why endanger the children? The safety of the children of the small community and increase the safety of kids coming and going from the Christian school. I think that's a huge concern, you know, the traffic flow and the safety of the children in accessing because if it's utility wanting access to utilities, then why did they cut off Skipper Lane and not go all the way

through to Cultra? But yet they want to develop our street all the way straight through to Cultra. And it it's completely opposite of how they developed Kingston Bay. Thank you. Thank you. Do I have to come up again? Yes, ma'am. I had to tell you to write up again. Yes, sir. We have short numbers. So, it's Anry Oliger at 1261 Midtown Village Drive. And my question is about the 30 or 40ome acres of conservation preservation that's shown up there in the green. Correct.

So is that proposed? Is that planned? Is that

the left side the left side of the screen is the future land use map. That's what this that's the city's map that shows what our future land use map which is part of our comprehensive plan. It's what the city uses as a guide when they are considering and planning commission uses as a guide when they're considering recommendations for zoning on properties. The right side is the request. So the request is to zone the orange is R2 which is the medium density and the lime green is the flood zone and it's also proposed to be zone conservation preservation. That's the proposed zoning. The left is what we show on our future land use maps. The right side is what they propose.

And so since we're looking I'm I'm living like right here. So all that's going to be houses right there, ma'am. That's that's your neighborhood. Your neighborhood. And yeah, the gray is where I am. But beyond that in the yellow is the proposed residential in the orange. Correct. So they're going to be right in my back door. That's right. Well, as Miss Huck said, there is a buffer requirement and there are 15t 15t. That's that's you. Okay. This development this Go ahead. Go ahead.

This development will be less dense than the the current than the current development. Midtown Village. Midtown Village has a 5,000 square foot lot minimum. it zoned R3, which is high density residential. Okay. All right. Um I'm going to make a motion that we close public input. Second. All those in favor? I. Any opposed? All right. Um if the applicant, if you have anything else to add or would like to come up.

Thank you. Rob Wilfall with development resource group. Um you know, you're fine. Absolutely. Uh I appreciate the opportunity and and I know we your patience uh talk through this. There a lot of valid points and and a lot of the issues that we're trying to address with the interconnectivity and and with the traffic and uh those will be addressed once we move forward through the development process. One of the items was Well, do you have any questions for me? I think I'm questioned out. We'll listen to you first.

No, I formulate the rest of our questions. I'm I'm here to answer your question. Yes, sir. No, we Please speak. I think for the group, we'd be great.

Well, you know, there there was some concerns about traffic. Uh, and as you may or may not know, we will be required to do a traffic study. uh cultural road I think it's a DOT road and anything with more than 100 units is required that will be reviewed by SC dot in conjunction with the city and at that point they may have uh improvements or require improvements as part of the process to allow the closure permit uh and and to Miss Huck's point about the interconnectivity ity to the existing uh development to public street. You know, one of the things we haven't talked about with that connectivity, which is vital, but nobody pays attention to it because civil engineers, most of the things we do are out of sight. That connection will allow us to loop the water which will give a secondary access for or third third access for water in the event of fire. It allows interconnectivity with power. It allows interconnectivity with the internet. Uh all those things go in that connection. Now people will say well then just connect it. Well, the utility providers have to have access and their requirement to that access is a paved all weather service. So, you know, regardless that that's what'll go there. Did I miss anything?

I was just wondering as a developer what kind of a community interaction you might do as a potential planner. you you're not required to, but do you do you work with uh groups of people who surround properties generally or who are around properties as you approach your planning of the development or is it or is it pretty much in house? You you set the plan for the business and then and go from there. I just I know in at different times you you guys have interacted with communities of concern and I'd like for you to address that.

Uh there's no stepwise way in which you know something like this moves forward. In in this scenario, what we would do was, you know, develop a plan, which would be a conceptual sketch plan that we will meet with staff and, you know, work through if if anyone from the public, uh, we contact staff. I I don't have a problem with going through that. Um, but at this point, as we're just annexation and reszoning, there's not a whole lot of opportunity for that. Guess it's a little different than like what you're referring to if we have workshops and public meetings for um like the development agreement, the large scale projects where they have to provide a plan with the zoning whereas this is just a blanket zoning to

similar to what we did on 378. And I will say every month when the packet goes online, we do post the packet with the agendas. And while it's not a public hearing at the time and watch the plan is being reviewed by planning commission, it is listed on the agenda every month. So, if the um public would like for us to show them where those could be accessed, they could check those every month and then see if because we do put on there what it is and we put where it is and if it's of interest to them, they could certainly come to the meeting um at which time the planning commission will consider it um to hear to hear that. Again, it's not a public hearing, but there is a public input section on every agenda.

Okay. All right. Y'all got anything else for the applicant? I don't.

Mr. Wilon, um, I'm sure y'all have at least done some preliminary calculations of how many lots you might be able to fit on the two separate bisected parcels. And I mean I know that you don't have a conceptual plan to present but just to help me understand from a context standpoint how many roughly how many lots are at the top part on cultra roughly how many lots are on the bottom part. Um I mean is it 100 is it 20? just a very basic

uh I things we've looked at right now are as a whole are about 130 lots. Uh what the proportional breakout between the two areas? I don't I'd just be guessing if I said it was the third. U because you see the pinch point there creates a challenge where the flood zone touches the back of uh Midtown Village, right?

And that creates a challenge. Uh also once you get back up into it, uh there are there are some some wetlands uh and there are some some other discussions with the school that limit how far back to the back we can go. So the the strip up against Midtown Village is pretty sparse. Uh and and this was a a fun fact that there's about which is a big deal around here. Uh 10 to 12 feet of fall. So the the storm water and drainage everything is screaming to get to the middle and down to the crossing in Medline. So there's the site has challenges and the challenges will limit density based on the access and the city's uh wishes.

Yeah, 10 to 12 feet is a lot around here. Yeah. Question about connectivity across a conservation preservation. Can a road be built to connect this both the upper and lower? I would expect that that would happen. I'm sure that will he'll face challenges with with doing so. I mean, if it's a drop of 10 or 12 through there, but an an unloaded road, right, is a challenge, right? So, just asking that question out loud. I'm answering out loud.

That's great. It's great. I'm glad you did. There are restrictions on construction near schools for any any organization city city city or or county as far as what properties can be adjacent to schools though, right? And within a certain amount of feet. There's certain uses uses that that are limited to, but this is not one of those uses that have so you know like a a tattoo or an adult entertainment establishment. um they have to be so many feet from you know a public educational facility but this would not be a radius right measured

measured from door to door oh so door so it's like fire uh you use a radius but you measure it as the hose pulls okay so it's yeah it's

thank you for being here absolutely thank Thank you. All right, bringing it back to the board. Y'all have any other further thoughts? Pro or Mr. Anderson's probably falling asleep. Forgot about him again until I just looked over there. Um, all right. If the board I don't have a problem with the zoning request. Okay. Say if the board doesn't have any further discussion, I'm going to make a motion that we approve the resoning requests as presented. I'll second that motion. We have a first and a second. All those in favor? I. Any opposed? Okay.

And like to give a rationale for my vote. Yes. Yeah. Yeah. Will you go?

I think this is a really hard decision and we really appreciate you coming out here to the meeting. I think it's important to note what are the the the balance that's at work here is either we get a conservation preservation district in the middle. we get to protect some wetlands or we get to protect some forest and we get to protect this or we say well it's not my job you know and and saying it's not my job is saying that let's I I'm going to say no to the this this whole parcel is going to go up before city council for annexation and they'll take our request for the zoning changes and the annexation request and put together and say yes you can come to the city with this with this overlay and I don't think the uh applicant would want to do the annexation without a plan that would allow for I don't even know what we could

they could yeah they would they would have to assign a zoning to it upon annexation because we don't have the same zoning districts that Ory County does. So that's why it's considered an amendment to our zoning maps and why you have to have a zoning in association with the annexation. So I think you know in a lot of ways this is a win for for Conway with the council. I know that it's hard when it's your backyard because a few maybe was it a year and a half ago it was my backyard. Uh and that's the reason I ended up on this board was because something was being built you know right behind my neighborhood and I got was in the same learning process that you are. You know, I I thought all the woods would always be woods and I thought that, you know, that um that stub out in my neighborhood was just a nice paved area for the kids to to hang out. But that then I realized that that stub out in my neighborhood is was for future growth and uh and I should have seen it that way too. And

well, how much more growth does Conway need? You know, and that's a great question. That's why we all get a vote. because we all get to vote for city council members who are like-minded. We all get to vote for our representative leaders. This board is volunteer. If anybody wants to come volunteer for for this board, you're welcome to see our planning commission or I don't even know how I got here. Oh, you applied. We We recruited you as a real person.

We recruited you. But the, you know, the truth is like this is volunteer. We're still learning some of the things that we do. Our our our job here is to provide a recommendation to city council. City council is the one who does the final votes. They can they can choose to take our recommendation. They can choose to to go contrary to our recommendation. Uh but they're also they have the higher task of looking at the bigger picture of Gway. This is just a little board of of planning. Um, so city council meets on on Mondays. It's published just like these meetings are published. Um, I think this is going to be a good alternative uh so to this incredible growth problem that we have in in Conway growth challenge.

Um, and I wish I wish I could do a magic wand and get fourlane roads everywhere. And I wish I could do, you know, Well, I think the biggest issue for most of a lot of us, we know it's coming and this and that, but the biggest is the annex into our community and the safety for our children and the school children that are right next door. What else? They don't need we have a couple more items that are on our agenda, so we do have to keep it going. Um, but you didn't want to give a rational

No, no, you're fine. To to echo your sentiment though, we do appreciate you guys coming out and and participating in this. And I think the city council meeting is on September 15th. Is that correct? So, this will be heard on September 15th if anybody's interested in in continuing. Um, so we're going to move on to item number two now. It's a request to resone approximately 39 acres at 5206 Columbia Street. Should we give a minute? Yeah. in there. [Music]

I know, man. This happens every time. I was like, everybody's gone. Yeah, we still have items on the agenda. So, thank you guys for coming. Thank you.

Uh, this property is within the College Park subdivision located off of Highway 501. It was transferred to the current owners in August, which triggered the requirement to request annexation in order to connect to city utilities. There have been about 15 other lots within College Park that have annexed over the years and were annexed as low to medium density residential and that's consistent with the future land use map. Council held first reading of the annexation request at their August 18th meeting. Um, they'll have first reading of the zoning uh request on September 15th and final reading could occur as soon as October the 6th. I know there was one opposition letter from someone who lives across from this um with concerns of the deed restrictions. Um, if you guys remember, I don't know, it was maybe earlier this year, someone wanted to reszone some of the parcels um to highway commercial and the deed restrictions allowed only single family uses. So, this would still this isn't changing anything. It's just, you know, annexing as R1, which is our low to medium density residential consistent with the other lots that have been annexed. And this is the other request that I was referring to is that you could end up with a situation like this where you've got, you know, it was developed in the county, but all these years later, you may have a different city council. They may want to annex one. They're having to annex one parcel at a time. So that is as a result of the property not being in the city limits at the time it was developed, the city growing and expanding and now they're contiguous and every time the property is sold, a new water account has to be set up and they have to request annexation. All right, I'm going to open it up to the public if there's anyone here that would like to speak on this matter.

Great. Seeing none, I'll make a motion to close public input. Second. First and a second. All those in favor? Any opposed? Okay. Is the applicant present? Okay. Does the board have any questions, considerations? I mean, there the concern was just that it was moving to a higher density. That's not what's happening. It's just our designation for the same density. So, yeah. Yeah. All right. Uh, we'll make a motion that we approve the resoning request as presented. Second. A first and a second. All those in favor? Any opposed?

Okay, moving on to number three. Request for a zone 100 or not 100, 10.68 acres property located at the intersection of Highway 548 and 501. Sorry. Uh the applicants are intending to develop this property commercially and because city utilities are going to be needed, they are required to request annexation as well. The future land use map identifies the properties as highway commercial and the requested zoning upon annexation is also highway commercial. Council gave first reading on the ordinance to annex the property at their August 18th meeting and pending planning commission's recommendation. Final reading of both the annexation and the resoning could occur as soon as October 6th. And this tube was advertised for a public hearing. Great. Anyone from the public have anything to say about this one? All right. Seeing none, I will make a motion to close public input.

Second. First and a second. All those in favor? I. Any opposed? All right. Uh, does the board have any initial questions to Miss Hu? All right. And then is the applicant present? I know they're out of Florida, so yeah, they may have not. And this was just a a standard. I was just We actually Oh, I'm sorry. Okay. No, I was looking for the other Dan is probably looking for. Yep. Nope. He's down in Florida enjoying the weather down there. So, she had asked if the applicant was present, so that's why I didn't No, I'm sorry. I was I was actually looking down at my my iPad when you Okay.

wasn't even Okay. Do you want to come up and state your name or add anything to the

request? I work with Impeccable Development. Um, and we just looking to bring some beautiful developments into the Conway. We like to see the growth here. We'd like to see the impact with the jobs come in um with employment. We also want to bring some amenities out to the community as well, especially in this area. As you know, there is a very rundown house, a lot of ugly trees sitting on there. So, we'd like to make it a little bit prettier. Uh and again, we'd like to make an impact here where we bring in jobs. Um we are very well connected into the community. We are going as to as many of the ribbon cutings as we can. We're part of the CCU community, so we team up with them to do all the events. Um, yeah, that's just what we're trying to do with the Is this the Is this the rumored grocery store?

Rumor is a grocery store. Just uh just to put that out there for the public. It's not here. It is a grocery store. So, yes, there there are um we will be putting a Freddy's custard and steak burgers. There's another tenant that I cannot disclose that they're currently working with, but And then the back half would be a grocery user. Yes. All right. I'll make a motion to recommend approval of the I second that for the burger part. All right, we have a first and a second for the motion. All those in favor? Any opposed? Okay, thank you guys. Thank you for being here. No, thank you guys. You guys have a great evening, too. Don't worry, I'll never cheat on you. Food line.

All right, so text amendments. Um, so number one and number two. Do we need to vote to defer them or can we just Yeah, I because they were they were advertised. There was just some things that staff found that I wanted to try to incorporate into that. So that's why I wanted to defer it. Okay. Have more time. Save the public hearing for next time. Yes, absolutely. Okay. All right. So, can I make a motion to defer both of them at once? Yeah, I would just make sure you mention the agenda items to defer both. Yeah.

Okay. Then I will make a motion to uh defer amendments to article two. uh definitions article four uh use tables article five and use tables article six um till October. Okay, we got a first sorry we have a first and a second. All those in favor? Any opposed? All right, so number Okay, so you were doing it for number one and for number two then number one and two are doneation. Okay. All right, we trucking along. So text amendments be number one and number two.

Got it. All right. That's what was throwing me off is that they were both those articles. All right. Moving on to number three. All right. So this amendment is part of a larger cleanup amendment that will include articles 1 3 6 13 and 14 of our UDO. And as you've seen some changes are already taking place and how annexations and zoning changes will proceed in the annexation occurring separately from the zoning change. This change ensures compliance with the guidelines put forth from the municipal association. And while annexation of property is a legislative function, the zoning to be assigned to the property upon annexation is required to be reviewed and recommended by planning commission because that is an amendment to the official zoning map. and any amendments to the zoning map, regardless of whether it's an annexation of property to be developed or a property requiring annexation within an already developed neighborhood that needs to connect to city water. It must be reviewed by planning commission who must also provide a recommendation to city council prior to adoption. In order to be more efficient, we are taking the annexation and zoning separately. And in cases where annexation is requested, planning commission will only consider the proposed zoning when council approves first reading of the ordinance. For example, at the last c at the August 18th council meeting, we had a request um for a property on West Road. It wasn't developed, but it was landlocked and it had a flood zone through most of the property. Because our current ordinance, you know, roads or all lots have to face a public street and the only way to get that to that lot was an easement that was created in the county. Staff recommended disapproval of the annexation. So from that point, there was no there's no need to move that forward for planning commission review because council had already um decided not to annex that property. So that's, you know, one good thing that has come

out out of separating those is that it will, you know, not move things forward to planning commission that, um, council would likely not annex anyway. Other amendments that are proposed to be included is a name change to article one. It was just the preamble. So the preamble was just basically the ordinance only that adopted the UDO in 2011. Um, but we're proposing to rename it to general provisions. Um, it'll include several items that are currently not within our UDO. Um, but will be applied or will be um, applicable to all of our UDO like a purpose and intent statement, the applicability of the UDO, transition and vested rights rules, fees and exemptions from those fees. Um, for example, if you're, you know, coming to get water put in your name because you just bought a lot and you're told you have to annex. Well, part of that is you also have to have a zoning map amendment. We don't feel that those that they shouldn't pay $250 for that. So, that's kind of been the practice anyway. Um, if they're wanting to annex or if they're wanting to reszone, completely different. um but there will be exceptions or if there was an error made, things like that, then there will be exemptions that are listed within the ordinance that um would exempt certain requests from having to pay um that administrative fee. And the other amendments um they center around the actual amendment process and our cleanup items that staff has been working on for several months. One of them um the CCU neighborhood overlay zone was put the whole overlay and all of the language was in um article uh three which lists all the zoning districts and just gave a definition of that zoning district. Meanwhile in article six um 6.5 lists what began all

of our overlays. You have your main street overlay, your gateway corridor overlay, village corridor overlay. it just made more sense to put the actual language of the overlay and the requirements with the other overlays rather than it just be by itself. So there there were some things that we just moved around as well. Um I'll be happy to answer any specific questions that you have. Um but this too would be a public hearing. All right board have any initial questions? It was a lot of work. We've been working on it for several months.

It's like you have to proofread the same document over and over and over again to make sure it all matches and correlates and Yes. All right. Since it's a public hearing, I'll open it up to the public. If there's anyone here like to speak on this matter, seeing none, I will make a motion to close public input. Second. We have a first and a second. All those in favor? Any opposed? All right. Ready? uh bringing it back to the board. Any thoughts, input, concerns? I will make a motion that we approve the amendments stated in number three uh as presented. Second. Have a first and a second. All those in favor?

Any oppose? All righty. Moving on to number four, amendments to article four, use tables and article five, specific use regulations. So, as the city's footprint starts extending to the more rural areas of the county, there are several properties where the future land use map designates these properties as forest agriculture, many of them exceeding 100 acres in size. Staff did a random sampling of 30 properties zoned FA on the future land use map, ranging from 2 acres in size to 277 acres in size, all shown as FA on our future land use map. And the average size of a single property shown as FA is 52 acres. The intent of the FA district is to establish and preserve areas for agricultural or passive recreation. Currently, the UDO allows for non-commercial keeping of livestock or foul in the rural agriculture and FA districts, but limits it to one such animal for every two acres. Um, this amendment would add an exception um to the conditional use ordinance for the non-commercial keeping of livestock or foul for property zoned FA and five or more acres in size. So that as the city expands to areas where there's more agricultural areas, agricultural uses, property owners, if annexed or desired to be annexed, could have livestock or foul as well as the related accessory buildings for non-commercial use and not require it to be an accessory to a principal structure because right now in order for you to have a barn, you know, or an agricultural building, you have to have a house on the property. So, this amendment would allow them to have a barn or a farm building without having a um a principal use, and that would only apply to properties that are five or more acres in size zoned forest agriculture. Aside from that amendment,

staff is also proposing to add the rural residential district as one of the districts in which non-commercial keeping of livestock or foul is permitted subject to the same conditions. The minimum size for the rural residential district is one acre. And again, in order for them to have anything that's considered livestock, it would have to be a minimum of two acres in size for just one animal. That's the way it's currently written. So, that wouldn't change. All right. Board, have any initial thoughts, questions?

You can see the lime green up here or the the brighter green. All that's what's shown as FA and that's you know the western part of the city and this overlays the flood zones that you can see and there's not a lot of flood zone on the FA pieces so you're talking a lot of high ground so we want to or staff feels that you know you want to encourage larger parcels um and have an incentive. So, there may be an incentive when somebody has horses or, you know, wants to keep their farm and they want to annex because maybe they need to build a new barn, but there's public water down the road now because a subdivision was built. So, public services come down there, they can't get a septic tank, they may have to request annexation. Well, of course, they could be annexed as being non-conforming. But if we can find a way to keep them conforming, to allow them to expand, to continue their agricultural uses, or just to continue them to be able to have horses if they do have them, um then maybe that would help with some of the development concerns because a, you know, a lot of people are selling their farms and that's how you end up, you know, especially in the unincorporated areas and you end up with a lot of new developments. Yeah, your problem tonight.

Would any of these recommendations would they change the status of current homes like as far as livestock would be concerned? We don't have to worry about somebody saying, "Well, my great I've got a 1acre lot in the middle of Conway. Now I can go get Oh, no. I'm just just No. The only districts right now chickens.

The only districts right now that you could have livestock or foul, which would be chickens, um, you know, is the rural agricultural and forest agricultural district. Um, there was an amendment done several years ago that allowed the institutional district to have them because Conway High School has chickens as part of their their, you know, uh, their curriculum. Uh so but it has to be for educational purposes only not you know uh for as pets or anything like that. But no this doesn't change anything. The only thing as far as allowing it more would be that we added the rule residential district but you still have to have the minimum acreage regardless. And then it would allow if you are zoned FA to be able to have a barn or related accessory building as long as your parcel's five or more acres in size. That's it. It would that would not apply to rural agricultural or rural residential. That would be FA only.

Is there a reason why we chose the five acres rather than half an acre? I mean, there's got to I'm sure there's a rationale. Well, I mean, five acres, you know, five this five acres could be an estate lot because that's typically, you know, the minimum size. It's a fairly large. You want to make sure that you're not getting something that's in the middle of downtown Conway. Um, you want to make sure that it is on those outskirts that, um, it is going to be more in the unincorporated or what's considered the unincorporated areas currently. Um, and plus, you know, you're going to have stringent setbacks. So, there's going to have to be a 25 foot setback that you're going to have to put things. And if you have it on anything smaller, then it's going to limit the amount of space you have. Plus, you know, as someone who has horses, you really should have about an acre and a half to two acres per horse. Um, so you know, if you have more than one horse, you would want to have a four or five acres for those horses. So it just seemed to be a good a good number.

Help me with this. What I mean, I'm there's I don't see many people that are having 20 cows where it's non-commercial 20 cows. I mean, where do we allow if we if it's not FA, where do we allow commercial agriculture to sell cattle?

Well, there's also I mean, you can have there is certainly commercial uses that you could do in FA, but the acreage is different. So, there's FA that's used, you know, for residential uses and then there's FA that you use for certain commercial commercial uses. I don't have the UDO in front of me, but I do know that there is some agricultural uses. This would be for non non-commercial uses. If somebody wanted to buy property and they wanted to put a barn up and they're subject to annexation and they need going to need city water and all that good stuff, they wouldn't be able to do it. Even if they say, "I'm going to build a house here one day, but right now I just want I have horses." And we tell them, "No, you can't have horses if you come to the city of Conway." There's nowhere that I can think of um anywhere near downtown that they could do that and they would have to request to reszone that. Um it's not like the there's all these properties that that's what they can already do. They would actually have to reszone to do that unless there this is the future land use map. That's not the current zoning map. So there may be some where that would be applicable but they are fairly large acres in size and I don't know does it say that they can do commercial in FA commercial livestock?

It it's um non-commercial and green houses but it doesn't have commercial for FA. I mean that seems problematic condition. If you've got 500 acres and you want to keep 100 cows up there and you have been and that's then that would be and that's part of your business if you're farming it and doing that then that seems kind of crazy that we don't have a zoning designation that would allow for that if it's going to be in our future land use. Yes. And I think that that would be a different classification. So this is really more for personal this is personal uses. That's why the that section of the UDO is non-commercial keeping. So it's it's only for Do we have a separate section that deals with commercial

keeping of animals? That would be considered farming or agriculture. I don't know. And doesn't agriculture is permitted in the FA. It doesn't necessarily specify commercial agricultural. Okay. So it does specify non-commercial areas. Does that seem like a a logical hole not to address that, but it sounds like

and I misunderstood and actually I believe the minimum lot size for those purposes is 10 acres. So the five acres wouldn't even work. This is just strictly for non-commercial use only. So regarding setbacks, it might have been in there, but was it in the adjustment? I don't remember right off the top of my head. So if it's a conditional use like you're allowing it's in there C1A. Oh, I'm sorry. 25 references, but just thinking about like, you know, um setbacks are 25 ft for all property.

25 ft. Okay. All right. Thank you. Because I was thinking what are the setbacks if it's uh you know, you have your main use and then you have your secondary use and they have different they have different setbacks. So, if you're just putting a barn or you're just putting a chicken cube, what were the setbacks? But got it. Yeah. And that was already um that was already established. And even still, you still have to have a minimum of two acres regardless. So, if you don't have two acres, you can't you can't even keep

I was thinking if I had two acres and then my neighbor sold to a developer and all of a sudden there's houses that back up, but I have a barn that's like 10 ft off the property because it's a it's a secondary use or an accessory use. That's the word I'm looking for. So, I wanted to make sure that we had something in there for setbacks if we're allowing essentially accessory uses to be primary uses in some cases. Yes. Okay. Sorry, it's the end the end of the meeting.

And actually, I I failed to mention this, but um one of the conditions for the FA district for the ones that are over 5 acres and they do want to put a barn or something or a stable up um without or as a standalone use. Um it's a not less than 25 ft from all property boundaries or the setbacks for the zoning district, whichever is greater. And then if such struct if such structures that shall comply with all requirements for accessory structures in the event that a residential dwelling were to be built in the future. So you can't come in there and put you a barn in the very front and then say you're going to put your house 5 years down the road. You need to meet the requirements so that that house then becomes the principal structure and meets all of the requirements for a principal structure. Okay.

All right. Any more thoughts? I thought David would like paragraph E. Says uh use not to be a nuisance. Like how would how is that enforceable? How is like what how do you define a nuisance? You know, like I thought I thought that would be a fun fun uh Yeah, that was actually already in there. I'm not going to take credit for that. That was not I just moved it around. That was already there. Let that rooster go off on Sunday morning. I'll make a motion to approve as written. All right. We have a first amendments to article 4. All right. We have Did you do a public hearing?

Oh, we got to be quiet. Oh, Lord. I'll open it up to the public. I'll make a motion to close public input. Second. Mr. Anderson got it. All right. Um, all those in favor? Any opposed? Okay. Thank you for that catch. All right. You want to restate your motion? Do we have any other usually say yes? I'll make a motion to approve uh amendments to article four and article five as written. Okay, we have a first. All right, Mr. Cornell's second. Uh, all those in favor.

Any opposed? All right, moving on to board input. Just wanted to say um appreciation always to staff. I think that we unpacked the culture road um project really well. I appreciate all the research that you guys did. I also appreciate like all the conversation and thoughts that we put into it. Um I know I hope that the public appreciates kind of learning some stuff as you pointed out. Um, but I think it's long but also fun. You know, when we kind of unpack a whole project like that and we think about it from all the angles. That's one of the things that I really enjoy about being on this board. So, um, appreciation you guys and shout out to if anybody hasn't been over to the town green. The new arch is up.

It's absolutely gorgeous. So, those are my tidbits for not forgetting and the spider. Yeah, we almost did. We were here for a while. We're going to send you smoke screen. We thought we thought you enjoyed your nap. And next month is Halloween, so everybody dressed. We were going to tell everybody be real real quiet and think you left you or something. I have worn grooves in those floorboards. Um staff, do you'all have any input?

No, I was just going to show you that those are upcoming text amendments. um the subdists for the WRD, which is the Walk Riverfront districts, we're basically proposing to do away with the subd districts because there's really only one difference between the two. Um and then the uses in highway commercial and light industrial zoning districts. It'll be removing some uses from highway commercial and allowing them only in industrial as well as adding some uses like event facilities isn't even listed in our UDO as a permitted use. So, that's something we've been looking at. And then also amendments regarding the threshold for requiring development agreements, which has actually been in conversation for over a year. Um, and we finally got some direction on how we want to move forward. And the development agreements, which we've only done a few of them, um, Brook Haven and Warden Station being the the largest ones that we've done. Those are where you have the opportunity to um you know require certain things from the developer to ensure that growth pays for itself.

I love that. Build a little paperwork. Yeah. I think you know Conway is a very desirable area now. So like let's ask for some putting every publication out there. According to Move Buddha, Southern Living magazine, and who else? New York Travel. New York Post, the city of Conway had over 55,000 searches. One of the is one of the most searched small cities in the entire state for entire country. Not number one in the country for the amount of people moving in 2024. Moving to Conway. Super cool. Not Myrtle Beach, Conway. That's awesome.

Growing up, I would never believe that. All right. Um, upcoming meetings. So our next meeting is uh October 2nd. So I will make a motion to adjurnn. Second. All right. All those in favor. All right.