Planning Commission - Regular Meeting

Good evening. Let everybody have a seat real quick. We'll get us going tonight. I'd like to welcome everybody to the Mount Jute Municipal September 17, 2026 meeting of the Mount Jute Municipal and Regional Planning Commission meeting. As we start tonight's meeting, I want to say one thing on a personal note. Two things. One, happy anniversary to my wife, celebrating 30 years tonight. And when you're in public service like this, you get to be here as well. So luckily, that's how we survived 30 years. A lot of patience and a lot of communication, a lot of working together. So happy anniversary t

Thank you so much. I appreciate that. One quick update. How are we doing sidewalks from Green Hill down to Mount Jude Elementary?

All right, our next item up tonight will be our citizen comments. At this time, we'll take citizen comments. The public is welcome and encouraged to make public comment about any item on our agenda. There will be two opportunities for you to make comments. You may speak now or... you may speak when the item is presented to the Planning Commission. Remember, it is a now or then kind of scenario. We do ask that you limit your comments to three minutes or less. And before I open the microphone for any citizen comments at this time, we do have a full house. And as such, Planning Commission does we

I understand. I know exactly what you're talking about. Yes, sir. Thank you, Randall.

Thank you. Any additional citizen comments at this time? Seeing none at this time, we'll move forward with our next item up on the agenda. Next item up will be the minutes approval, item 5A, review and adopt the minutes from the August 20th, 2026 Mount Duke Regional Planning Commission meeting. Any motion in a second? All those in favor, signify by saying aye and raising your hand. Aye. Against? Abstentions? So approved. messing on that? Sure. What would your preference be to pull it off? any objection for the commission to hearing uh item 6f at uh directly after 6e that's the last time i'm on

Very well. Shane, anything for Public Works?

Very well. Questions or comments from the commission? See no questions at this time. I'd like to call for citizen comments. Anyone wishing to make a comment about any item on the consent agenda is welcome and encouraged to do so. Please come to the microphone, name and address for the record. Seeing no citizen comments, do we need to close our Planning Commission meeting in order to open a public hearing? Public hearing is in regards to items 6D and 6E. Item 6D is to review the final plat for Silver Springs Phase 6B, located at 9621 Lebanon Road. Item 6E is to review the final plat for East Di

Next item up on our agenda is a recommendation item back to the Board of Commissioners. It is to item 6F, is to review the PUD amendment for Tillman Place, located at 6235 Central Pike.

You know, when you lose, the old saying is don't lose the lesson. How do we wind up approving something the developer didn't own the right of way for in the first place and then made a condition and set a time period on it happening?

if anything with the interchange getting moved up it's even closer they they always knew that they were going to be tracking ahead of that i had a question for sam real quick i know that legislation was introduced relatively recently that correct me if i'm wrong that precludes cities from asking for voluntary off-site improvements but this is that accurate I'm fine to be wrong.

But because this was done prior, that wouldn't have any effect on this, correct? I just wanted to make sure there wasn't some legal reason why they could get this removed.

Commissioner Franklin. A question for our attorney. Is something like this that's ultimately going to be the right-of-way that's going to be owned by, I guess, either the state or the state at some point, and it's going to happen? Could our elected officials or our legislative body vote to make an exception in this case and use them in a domain to acquire this land? Is that something they could even do?

And unfortunately, those conditions were known at the time that the service agreed upon.

What would, out of curiosity, because I know that a matter of fact, I think this condition was not only placed on Tillman, it was replaced on the church as well down the road that we approved. And I want to say we even put this condition on something else. Neither of those have come to fruition or developed out, but always stressing this intersection right here for improvements in this signalized intersection at that. Can understand kind of where you guys are coming from and what you're up against in this, but I guess two things come out of this. Um, I too, I've lived here my whole life, so I'

Yeah. I couldn't agree more. Uh, I agree. I think that, uh, the statement on the flashing light was one that I had thrown in on that approval when, uh, when the Tillman, uh, uh, property came before us at that point in time. Good point. Further questions, comments.

I mean, really, it depends upon the motion from the Planning Commission tonight and ultimately the decision of the Board of Commissioners.

All we do is give either a positive or negative recommendation tonight, and ultimately the Board of Commissioners will make a final decision in regards to what action wants to be taken.

let me go ahead and open it up for citizen comments at this time anyone wish to make comment is welcome encouraged to do so uh remember you only talk at there early or you talk now uh either which one but anyone wish to make comment is welcome encouraged to do so please come the microphone name and address for the record hi my name is amy reese hubbell i live at 245 burton place um my parents live two doors down from us we've lived there for 40 years um

This time we'll close our citizen comments. And I am looking for a motion in regards to this item on our agenda.

I'll make the motion for a negative recommendation to the board of commissioners.

Very well. It's a motion. It's a motion and a second. All those in favor signify by saying aye and raising your hand. Aye. Against. Abstentions. It's a negative recommendation. Next item up on our agenda falls underneath an annexation. This will be 578 South Green Hill Road, item 7A. It's a recommendation item back to the Board of Commissioners. It's a review of the annexation request for 578 South Green Hill Road. Ms. Jill.

Is that also a deferral for item 7B, which is the plan of services for the same property?

i accept that deferral item 7a let me repeat that real quick for the public and for planning commission notes for the request of staff item 7a which is a recommendation item back to the board of commissioners review the annexation request for 578 south green hill road has been deferred one month item 7b which is a recommendation item back to the board of commissioners is to review the plan of services for 578 south green hill road has been deferred Next up on our agenda, falls underneath reserve at Whispering Meadows. It's item 8A. It is review the out-of-city sewer request for the reserve at

Questions or comments from the commission?

Is there a reason why we wouldn't annex this as well?

I'm sorry. We're jumping ahead. Apologies. Yeah.

Seeing none at this time, I'll open up to citizen comments. Anyone wish to make a comment in regards to this item on the agenda is welcome. I encourage you to do so. Please come to the microphone. Name and address for the record. Seeing no citizen comments at this time, we'll close our citizen comments. Looking for a recommendation in regards to this item on our agenda. I'll make a positive recommendation on this item.

It's a motion and a second for a positive recommendation. All those in favor signify by saying aye and raising your hand. Aye. Against? Abstentions? There's a positive recommendation. Next item up on our agenda is item 8B. It is to review the primary plant for the reserve at Whispering Meadows located at 8025 Ritter Drive.

Todd, do you want to make any comments about the road?

Very well. Questions, comments from the Commission?

Let's go ahead and ask for representation in regards to this project on the agenda. Give us a little background or maybe even anything on staff comments or the letter that was just read.

So I think we're in agreement with everything.

Questions or comments from the commission?

Thank you. Thank you. This time I'm going to open it up to citizen comments. Anyone wish to make citizen comments in regards to this item on the agenda? Please come to the microphone. Name and address for the record. No, ma'am. See no citizen comments this time. Looking for a motion in regards to this item on our agenda. Real quick, let me reframe. needs a public hearing at this time i need to is that correct sam just it's blue on my sheet does it need a public hearing let me reply hold your thoughts Very qualified. All right. At this time, I need to close our planning commission meeting in or

Name and address real quick for the record. I'm sorry.

That's enough. See no additional citizen comments. I will be closing the public hearing, reopening planning commission meeting. And at which time, I'm looking for a motion in regards to this item in urgent.

We get feedback from city staff on those legalities that were brought up.

We can. Any objection to that? What has been requested to allow to review to address the comments that have been shared with this body is to move item 8B on our agenda. With no motion, no action being taken at this point in time behind item 12. which would be 12a so 8b would be our final item on the agenda prior to adjournment to allow staff to research the comments that have been made and held here any objection to us moving this on the agenda so with that being said we are going to move item 8b to allow those comments to be heard and addressed and we'll move it to the back of our agenda With

Okay. Is there any plans to do anything with Adam Park? It's abandoned. No, sir. Who owns City Street? Is there a city right of way?

And let me ask this right here of staff real quick. John, one of y'all can probably answer this one. I know that exterior building materials really came up in regards to a couple of projects out there that we granted waivers on. I can't remember the percentages that we granted on them. One in particular that jumps out to me was the Hilton. I believe that's the last hotel before you get into BJ's that is a Hilton, right?

Do you know what we approved for them as far as facade? Because I know that one actually came, deferred, came, deferred, and finally we came to an agreement on that of something, but I can't remember what those percentages were. We can probably look it up here. Okay.

not to increase the flora area proposed in the preliminary development plan for non-residential use by more than two percent pmdp is showing 22.5 and fmdp is showing 96 error the actual number is what were you asking about floor area preliminary development by non-residential yeah that's the one so the actual numbers are it actually went down um So it went from 22.5 to... Yeah, it went from, let me see here.

And as John mentioned, the waiver is only for the residential buildings and not for the commercial buildings.

I've got a question on parking. You've got a 15% reduction for internal capture. It says required $1,251, total provided $1,068. Where is most of that savings or deletions of parking spaces coming from?

It's not real clear where it you've reduced for internal capture and adjusting for differential peak parking times. That's a great little phrase, but I mean, I'm just wondering who's not going to get a parking place. I'm not going to go in front of a restaurant or where are they being taken from, but is it just all?

Oil. Still unclear. So it's just the whole parking in general. You're just taking 15% off all the parking, equally distributed or equally non-provided.

Let me throw it over real quick. John, I think you had a comment as well you wish to share?

That's what Hilton wound up with? Yeah. OK. I was just curious. That's what I was going to make a quick comment here while Commissioner Frank is looking on this. It's kind of been a hot button of mine throughout the entirety of this year, where you see one, then you see another. This is one that I'll say doesn't necessarily give me the heartburn that others have given me previously. One is that this development has continued to before this body and past has done what they said and oftentimes done more than we've even asked I think that was the extension of Providence Parkway when we had it too

The retail could potentially be smaller. That's right.

Well, my main concern was the parking around the retail. And as I've dug into it a little bit more, It is distributed better than some I've seen. I'm always worried that if you skimp on parking places in front of retail, now that we have so many choices in Mount Julie, you just lose a customer. And, you know, soon you lose a tenant. And I just try to look out for that.

really love where the pool is at. Those folks are going to have a nice view of the parking lot and then interstate 40. I'd love to see that internal somehow, even to have that apartment L flip-flop so the pool is internal to the facility, but it's just a quality of life thing. Other questions, comments?

Thank you. Let's go ahead and open the floor up to citizen comments. Anyone wishing to make a comment regarding this item on the agenda is welcome and encouraged to do so. Please come to the microphone and name and address for the record.

Closer citizen comments at this time. And at this time, I'm looking for a motion in regards to this item in our agenda. The motion for approval. Does that still stand? Motion for approval.

So it's a motion for approval. Subject to staff comments and with the variance. And with the parking variance. Is that correct? That's a motion. And a second. It's a motion and a second. All those in favor, signify by saying aye and raising your hand. Aye. Against? Abstentions? So approved. Next item up on our agenda is to read the final master development plan site plan for Ballards at Elliott Reserve. Okay, at 12-440 and 12-370 Leavenham Road. Mr. John?

Questions, comments from the commission? no questions or comments this time we have representation uh for this project i'd like to speak you're welcome encouraged to do so name and address for the record evening joe haddix heritage civil uh we're in agreement with all staff comments and conditions and respectfully request your approval of the waivers as requested any questions comments thank you thank you This time, I'd like to call for citizen comments. Anyone wishing to make a comment in regards to this item on the agenda is welcome and encouraged to do so. And please come to the microphone

Very well. Questions or comments from the commission? Please, Commissioner Bowman.

Huge fan of Cheerville, further east down division. I'm a cheer dad myself, so I'm there often. Very familiar with the current facility and love to see all of the owners expanding their business in the area. had a question primarily around parking because of my familiarity with the current facility and and parking can be um interesting to say the least so are we is is the building properly parked today and or will they have access to some of those spots within slick cities parking

OK, that actually would love feedback from the school and call for representation.

This project kind of microphone name and address for the record.

are you going to seek a parking agreement additional parking agreement i can inquire about that with the owner i would the only reason i bring that up is i did a little research the other day on dropping off and picking up my daughter from the current facility and there probably 90 plus spots now shared amongst the rest of the businesses. But a vast majority of that parking is a Cheerville customers at the current facility. And it is a pro to the best of my knowledge is approximately 8,000 square feet where this facility is going to be 17,000. So I'm just making the assumption that there will

okay i see enough thank you yeah i got one for you real quick um this one gives me i know we staff said that we've approved some with the metal facade over here in this area um but i want to say was if slick city was just the rear of the building which unfortunately looks like it probably faces this a little bit right now this one looks like a pole barn from an architecture standpoint.

And my concern is the monolithic nature of the other three sides, that there's like no architectural design whatsoever with them, that it really looks like a shed or a pole barn.

I just gave the church a hard time about this over on Clemens.

How visible? Because this looks pretty visible from the interstate. Is this pretty visible from the interstate with your FFA?

sure and and if you're at legacy point which part of the building am i seeing am i seeing the front if i'm at legacy point that's really the visual point on this reason why i'm asking is because looking at your landscape plan too it's mainly around the parking lot and the reverse l perimeter that does that but no plantings or anything on i guess the south side of the building Yeah, because the building faces kind of northeast. So the south side of the building right there on the parking. If you guys have any heartburn, just put some of those, maybe five, six trees over through there because I'

Yeah, you know what I mean? Just that area to the back of the building, maybe five or six trees across through there. Provide some shade down the road and just kind of break that up a little bit. I don't think it hurts anything from that standpoint.

Yeah, just a little. Because, I mean, eventually that could be a nice place for picnic tables or places to gather or something like that. know for these type of events so could could be something that would be nice in the future further questions comments from the commission thank you thank you thank you This time I want to go ahead and call for citizen comments. Anyone wish to make a comment in regards to this item in our agenda is welcome and encouraged to do so. Please come to the microphone and state your name and address for the record. I see no citizen comments at this time. I'd like to

Got a quick question while we have you here, Todd. i can't tell and and couldn't really pick up on where this connects on the south side right there is that is that that access road that goes all the way back to the church in between yes sir the gwen medical center i guess is what uh what it's called yeah so that's where that is are you good with that access point there todd versus lining up with the westerly access point that's to that accesses the gwen building Because it looks like on the plot that that's how they access is further west versus. Yes, sir.

It allows us to keep the dumpster at the rear, too. I was kind of noticing that if you move that around and line those up, it really makes it a challenge.

Okay. So they really have, they'll have access to Faulkner through the adjacent property. They'll have access across from Hatfield. Then they would have access off that church access road right there. Exactly.

Seeing none at this time, I'll open the floor for citizen comments. Anyone wishing to make comments is welcome and encouraged to do so. Please come to the microphone and state your name and address for the record. Seeing no citizen comments at this time, I'd like to ask for a motion in regards to this item on our agenda. There is one variance request. Yeah, it is an approval, but there is one variance request of attendance. Motion. Motion. In a second. All those in favor signify by saying aye and raise your hand. Aye. Against? Abstentions? So approved. Next item up on our agenda is item 9E, th

Questions, comments from the commission? I have one. So looking at this, if I'm correct, the property, eventually this is going to have, I'm thinking about cross-access to the easterly properties on this, the alignment from the public center towards the front, and eventually accessing the Claire Day property, should it develop, to provide access back over to the stoplight. Is that how this site would develop, should the adjacent property develop? So that's my question back to you.

that's perfect that's that's kind of what i wanted to make sure that we had those mechanisms in place and the easements uh for that to happen uh should this develop most likely that'll come thereafter one of the things i thought on this too is it's going to be access in the private ballpark road uh if i'm not mistaken there that Pretty good slope area where this access point is going to be on that. That is a non-maintained road or access right there. That means nobody's going to salt it or do anything should weather events happen. Then you're going to put this many kids right there at that sam

So the access point is to the north of the ballpark gate.

Go ahead. Name and address for the record.

I know the ballpark is struggling with funds right now, not even the ability to pave their parking lot. Do you think this development could assist them in that, moving of that gate?

No, I was just looking at the expense of moving a gate like that for the Little League ballpark that's struggling for funds as it is currently.

Thank you. Let's go ahead and call for representation.

Talk about any of that. I mean, you think all of that's good. You guys would be willing to help them a little bit on that?

I would imagine once you guys start, that would make the property to the north more attractive for development. It kind of relieves the issue of that, just making sure that we got everything kind of lined up and in place for that to happen whenever it does. Exactly right. And during replatting, we will grant that easement. It would be a good location right there next to all your clientele. That's right. Yeah. That's pretty neat. Other questions, comments? Perfect. Thank you so much. Thank you. Let's go ahead and open this up for citizen comments. Anyone wishing to make a comment at this time i

Thank you. Shane, anything from Public Works?

Very well. Questions, comments from the commission?

We have to know roughly what the percentages of the facades are on the Ford and Honda dealers. I'm thinking in my mind.

Let's open the floor for citizen comments. Anyone wish to make a comment in regards to this item on the agenda? We'll encourage you to do so. Please come to the microphone and name and address for the record. I see no citizen comments this time. I'd like to ask for a motion in regards to this item on our agenda. Motion to approve. Second. All those in favor, signify by saying aye and raising your hand. Aye. Against? Abstentions?

Next item up on our agenda is a recommendation item back to the Board of Commissioners to review the land use plan amendment to light industrial for East Division Street Logistics located at 1271 East Division Street. This is the land use plan only. Mr. John.

Questions or comments from the commission? Seeing none at this time, we'll call for assistance and comments in regards to this item on the agenda. We are reviewing the land use plan. Anyone wish to make a comment is welcome and encouraged to do so. Come to the microphone. Name and address for the record.

So the person you represent wasn't the original person that got the approvals on this property, is that correct?

Thank you. Seeing no additional citizen comments at this time, we'll close our citizen comments. At which time, we're looking for a recommendation in regards to this item in our agenda. I'll make a motion for a negative recommendation. It's a motion and a second. All those in favor, signify by saying aye and raising your hand. Aye. Against? Abstentions? There's a negative recommendation. With a negative recommendation on this, Sam, I need to continue forward with the rest of these items on the agenda. Is that correct?

May I inquire to the applicant? You have received a negative recommendation for the Planning Commission in regards to the Land Use Plan Amendment. Would it be your desire to continue forward with the annexation request, plan of services, and preliminary master development plan in regards to this item on the agenda, or would you desire to defer those? If you come to the microphone and request deferral on items 10 B, 10 C and 10 D please.

I will accept a deferral on that. That is a request by the applicant. We are accepting the deferral of item 10B, which is a recommendation item. Back to the Board of Commissioners. Review the annexation request for East Division Street Logistics. Okay, 1271 East Division Street, item 10C. Deferred per the request of the applicant, which is a recommendation item back to the Board of Commissioners. Review the plan of services for East Division Street Logistics located at 1271 East Division Street. Item 10D has requested deferral by the applicant. That is a recommendation item back to the Board o

Very well. Shane, would Public Works have any opinion on this? Very well. Questions or comments from the commission? Let me go ahead and ask, do we have a representation for this? Name and address for the record.

All right, Mike, I got to ask the magic question, at least for me and what I have heard. Let me just start with the citizen comments out there.

been here a long time I'm not aware that I have seen something with this kind of impact one presented to the Planning Commission with no applicant whatsoever to find on any application or any document that I've been presented here in front of me which not excited about it says the applicant so the applicant I've got Nothing. We've got maps that are public information. One, I don't have an applicant on anything that I've got here presented in front of me. Two is you're asking for something big right in the middle of Mount Julent and you provided zero vision. um when you're asking for something

Hang on real quick. Does staff agree with that right there, and why would we not receive that?

I did ask for information. No. And staff did give it to me.

I will state that several projects Mr. Wagaman is misinformed that we did have information and concepts and plans on at least two that he tried to refer to when he spoke before this body and and I think he made a poor assumption in that this body is appointed and therefore being an appointed body doesn't mean that we track or knowledge of what goes on within city hall itself and its operations or and or desires so the fact that we have really nothing is a poor assumption i can tell you myself personally i like to think that i'm fairly tied into things and um honestly

The problem with this is it's in violation of the existing land use plan, and this body's pretty good about allowing land use plan amendments. Maybe too good about that sometimes, but I've never voted on one that I didn't know what the goal or the mission was here. I think I know what the goal and mission is here, but I can't confirm that. But I don't have enough information to really support it. Kind of the same opinion.

Further questions, comments from the commission? Thank you. Seeing none, at this time we'll call for citizen comments in regards to this item on the agenda. Any citizens who wish to make a comment are welcome and encouraged to do so. And please come to the microphone and state your name and address for the record. Seeing no citizen comments at this time, I'm looking for a recommendation in regards to this item on the agenda.

If we vote negative, is this still going to the Board of Commissioners?

I would have to receive sponsorship, but it would be allowed to proceed forward to the Board of Commissioners. That would be correct.

I'm going to make a negative recommendation.

And a second. It's a motion and a second for a negative recommendation. All those in favor, signify by saying aye and raising your hand. Aye. Against? Abstentions? That is a negative recommendation. I am going to move upon the assumption that we should hear item 11b at this time as well. very well perfect um next item up on our agenda is also a recommendation item back to the board of commissioners review the rezone request to ctc commercial town center for the downtown mount jewett parcels located 69 71 and 73 east hill street 46 48 and 50 a and b east caldwell avenue 46 west division street

Comments remain the same, except it appears this time I have multiple applicants that are even greater than the applicants were on the land use plan amendments. And again, we don't show anything towards that i know that this body very doesn't very often recommend rezone requests without any type of a concept plan or knowledge of what is proposed or wanting to be done without such knowledge or concept there so just comments remain the same here too thank you Can we go ahead and open the floor for citizen comments? Anyone wishing to make a comment in regards to this item on the agenda is welcome

Seeing no additional citizen comments at this time, we'll close our citizen comments, at which time I'm looking for a recommendation in regards to this item on our agenda. Motion in a second. All those in favor, signify by saying aye and raising your hand. Aye. Against? Abstentions? That is a negative recommendation. Next item up on our agenda is also a recommendation item. It is item 12A, to review the zoning ordinance amendment to Article 8. I believe this would be Mr. Johns.

Let some people exit here real quick. I'll give you guys a chance to regroup here.

Very good. Thank you. First of all, we appreciate your guys' effort on this right here. I'm happy I got a bunch, so I can either lead or I'll lead. All right. Item 1A, John, and I know there's no change right here, but this is just kind of a Q&A, kind of a deal back for you. Grading plan indicating the anticipated finished topography of the area involved contour shall be shown vertical intervals no greater than two feet where topography does not extend 10% and five feet elsewhere. Does... Things like that address, you know, I guess kind of how, one of the things I like to look at on a plan, th

Okay. I thought it did, but just kind of one of those things that jumped into my head on that. So, B, I made a comment here. Can we make this firm to further assist buildings not moving? And so, A, what I'm meaning there is the circulation diagram of, which is important because if you move your buildings then the circulation or how we think a plan is going to move people in, move people out, not necessarily just their access points to the main roads, but interior circulation can, you know, movement of a building can change exactly how a site functions and not functions, not only the access poi

but it still could be in substantial compliance, which was my frustration.

slow driving i understand that and that's what i mean that it doesn't really give you the teeth to that because to me backing out at an intersection should be a public safety so now and then hence triggering a major modification and not in substantial compliance

So I mean, so you think that I look at circulation internally on a site. I know it's a big emphasis for me. I know your ingress and egress points, which are bigger regardless, but how you drive through and maneuver and then some of these building movements have created something that doesn't feel, doesn't drive the same. And I want to be able to give you teeth to kick it back to planning. um to say hey this you know moving the buildings where your buildings may work or you're in compliance with number of units or parking or whatever it doesn't look or drive the same you know and that's kind of

all start taking a microscope to these things when they come through yeah and it's just like that one you know i know the original plan we didn't have some of those intersections and parking and i know they were trying to avoid variance to this body because the variance would have kicked them in and then not been it's just substantial compliance so they found parking very creatively on that particular one perfect um e on this just because this affects it this is at final master development plan we often see a condition of landscape plan under review or whatnot so it's a landscaping plan indica

Perfect, I thought so too, all right. So number three, tabulation proposed residential densities to be allocated to various parts of a residential plan unit development. One, I have a question, can we hold them to this? Example, approximately 1,000, but spread, or 1,000 units but spread across versus the FMDP where they were all together or vice versa out there. And so meaning that some have been a cluster where we had that 1,000 units maybe all in one building or we had, they were allowed 1,000 units or they were spread between five buildings where then they've come back, we have two building

I think if you want to... That's just a question back for you. To me, that could use a little bit of something maybe as you go to BOC to prevent it from being, you know, we got a 100-acre site, we've approved 1,000 units, and they're all spread evenly across that 100 acres, but then all of a sudden it comes back to us and all 1,000 units are really on 10 of those 100 acres. Right.

I do. I mean, you divulged into it better than I have. So I'm just saying it would be an opportunity if you think that. I mean, you see where I'm going with that.

Yeah, because some of them, they've manipulated that density that we did approve. And since it didn't increase the density, it is in substantial compliance. But we might have improved that density in a more scattered form or maybe in a more compact form, too, is equally likely. Like that one we saw tonight at Providence. I like the way that that one developed out. Yeah. So just something for you right there. Number two, I went all the way down under 8-203.5 to number two, vary the lot requirements submitted in the preliminary plan by more than 10%. I guess kind of explain that one to me.

okay okay perfect perfect um and then going to your edited number seven uh underneath that and this may include todd in this statement as well so it says vary the location uh massing uh or design of buildings from what was proposed in the preliminary master development plan to a degree determined unacceptable to the planning commission Should we include things such as roads, access points, or drive aisles included within that statement? Because it kind of jumps back and addresses what I was talking about earlier about the circulation patterns. So would this be an appropriate place to add, agai

Okay. Yeah, just something that we might look into later. You guys get your hands full on everything else.

i i that's let's consider outside of this yeah yeah okay commissioner franklin please that's an soi a dash two go three five last number four it's always kind of bothered me i thought that was backwards especially in it seems like that's never a problem that way increase the floor area proposed in the preliminary developed plan for non-resident i had used by more than two percent shouldn't that be for residential instead of non-residential

Well, if they want to build more commercial instead of residential by 2%, isn't that a better thing than the other way around?

But you're still leaving 2% variance in one aspect of the plan. It just happens to cut off.

We're limiting what we're trying to do. not to control here. I guess you could, but I mean, I haven't seen it really a problem the other way.

If they do, it's just a major amendment. They just got to get it

If our goal in this document is to limit them trying to abuse increasing, in this case, new residential development more, it just seems like we're limiting it the wrong way. if that's what we're always catching in the violation. Maybe you can put it in both ways. That's good. I mean, I can't.

A lot of them, I'd like to see them increase the commercial area that goes with it.

That's what I'm saying. We never get that.

I know ultimately it will be something to send to the BOC and what their desire is going to be, but just some food for thought for you as you prepare to take it to the BOC, you know, and kind of that leeway and autonomy back for you. You've done a really good job right here. And some food for thought. Sure. Anybody else?

How do you think we could sure that up to decrease that? And I guess from my standpoint, I'm prepared to push it forward. Would that be something that you could just coordinate with John to clean that up for protection purposes? I just wanted to make the planning commission aware of that.

I try to think through a lot of decisions up here over the years and one of them is residual effects, cause and effect of changes out there and certainly don't want to be a part of anything that would gather or cause difficulties. Hopefully this is to create clarity and ease ultimately as it pushes forward. So certainly I would encourage you to please work with staff to, if that's a concern, make sure it's addressed, please.

That effectively would lock them into FMDP. It needs to look like BNDP.

And it's okay if they change, but it just needs to come back as an amendment and let us look at it and understand it. Because there's a lot of them. I mean, we saw one tonight. It's changed three times. That Providence Commons House. I mean, and it's okay for them to change. Times change. I mean, that's 10 years ago. Heck, things change in less time these days, but 10 years is great.

But to me, that's important that the Planning Commission understands that a PMDP is conceptual, whereas we feel that a PMDP is what we're going to get.

Yeah, because we have, and very few people use it, we have that as just a true conceptual as a submittal or an application that you can apply for at the city. I think I've only seen it maybe two or three times in my tenure up here. but that's a that's a good point maybe something we're getting what are we doing for continuing education this year i guess we're getting to that point aren't we yeah i got a couple ideas so maybe sam something like that back for for us to you want to care to do any kind of uh presentation for our continuous education this year to maybe talk about a few things like

I know that we're probably running up against time to get our continuing education in here. And I think just some feedback from yourself and the things that you do and see. We do have several new members here and whatnot. And obviously, you look at tonight's agenda, it's just massive. It's a lot to comprehend up here. So UNDERSTANDING IT EVEN SLIGHTLY FROM YOUR EYES WOULD BE A BENEFIT TO ALL OF US.

OKAY. WOULD THIS BE SOMETHING THAT WE COULD BOUNCE OFF AND TEST TO SEE IF THEY COULD PROVIDE FEEDBACK ON IT?

Questions, comments from the commission? Let me go ahead and open this up to citizen comments. Anyone wish to make a comment at this time? I would encourage you to do so. Please come to the microphone and name and address for the record. Seeing no citizen comments at this time.

I'll make a motion for a positive recommendation. I think that it's a step forward. I don't know how you capture the feedback other than notes or reviewing the tape on that honestly. I think there were some good discussions I'll be happy to give. My questions are written down on my sheet. I'll be happy to give staff the questions that I presented there. uh so that there but the motion includes the leeway of both the city attorney and our city planner um to uh to present it to the board of commissioners that'd be my motion second Motion and a second. All those in favor, say aye and raise your h

Very well. Further questions or comments from the Commission?

It's a gated community. It's a gated private community.

Okay. Can we ensure that the... Come on up.

Can we ensure that the gates open inward or is far enough back from those properties so as to not impede the front of their property?

I mean, it's not got anything to do with the plan, but I mean, why in the world does the city not want to annex this? Because this little cul-de-sac is going to be dangling in the county, surrounded completely by Mount Juliet, and emergency services are going to have to go all the way through Mount Juliet from Wilson County to serve these few houses. I know we're backed up really good with 911, but still, you know, we keep doing this.

So there really isn't any reason today it couldn't be in the city. Not really. In the current configuration. Brought in as our S40. But the landlord.

sitting there okay perfect yeah i i mean variation in types of housing it's been a while since we've seen anything with these size lots yeah and uh i too would love it to be in the city i think i voted for it the first time We'll go ahead and let you. Go ahead. We'll call for citizen comments. Come on up. You've been patient. I'm very grateful for that. Just a quick question. Give me your name and address one more time.

In the growth area of Mount Jewett, the city of Mount Jewett Planning Commission has the subdivision authority, not the county.

So, you know. Just a point of contention that they weren't changed for this development. They were changed citywide. This development had nothing to do with those changes. an entire redraw of street width, sidewalks across the whole city.

as a valid point that may be a good issue to take up in the future as far as those traffic studies combining, you know, existing with future.

Other questions, comments? Close our citizen comments as well right now and open the floor for motion regards this item in our agenda. I do need to, this is blue, so I need to do the public hearing again, shouldn't I? Or no, I did the public hearing earlier. Just do it. Do it in compliance. Perfect. Move for a motion in regards to this item and our agenda.

And a second. All those in favor signify by saying aye and raise your hand. Aye. Against? Abstentions? That is approved. With that being said, I am looking for a motion to adjourn. Motion. I'll second that. All those in favor, say aye. Aye.