Planning Commission - Regular Meeting

Good afternoon everyone and welcome to the March 12th meeting of the Oklahoma City Planning Commission. Like to call us to order and go over a few housekeeping items. If you have a cell phone with you, please silence or turn it off. If you're here to speak on an item and are not the applicant, please fill out one of the forms available outside and provide it to Elena or Jared down here below. Uh when that item is being heard, you'll be called to come to the podium. Uh please come up to the podium, give your name and address for the record, and you'll have up to five minutes to speak. If you're here to speak on an item with a large group of people, we encourage you to elect a representative to share your group's concerns. In those instances, some additional time will be considered. Where several speakers are heard on the same item, we just ask that you do your best to limit repetitious comments to those concerns that we haven't heard yet. Um, we appreciate your help with that. Uh, please direct all your comments uh and questions to the commission and if needed, we'll ask for staff or the applicant to respond. Lastly, we just appreciate everyone's time uh and presence today and the time that you took away from your other obligations to participate and we just ask for your cooperation in upholding the decorum of the meeting and that you don't speak from the audience. So, thank you for your help with that. Uh we'll move to the first item or the second item on the agenda which is a receipt of the minutes. I have a motion. U Mr. Sher, I'd like to make a motion to receive the minutes of the February 26, 2026 meeting. Have

a motion to receive the minutes. It's been seconded by Commissioner Meek. Please cast your votes. The minutes are received. Uh, next is continuence requests and we'll start with uncontested requests.

Item 14, uh, case number SPUD 1809, request to defer to March 26. Item 15, SPUD 1815, defer to March 26th. Item 16, case C7761, defer to April 9th. And item 17, case SPUD 1810 has been withdrawn. All right, I'll just confirm there's no one here to be heard on any of those items. Seeing none, I just need a motion. I'd like to make a motion to approve the uncontested continuous request as read.

A motion from Commissioner Noble to approve the uncontested continuous request as read and seconded by Commissioner Newman. Please cast your votes. and those requests are approved. Next is new requests. We have one new request uh item 13 case PC 10996 request to defer to April 9th. And then I would like to ask the applicant for items 10 and 11 if they would be open to a uh continuous request to April 9th. Yeah. David Box 525 Northwest 11th. Uh that would be fine. And did you still want nine? Uh, I'm going to ask staff about that one.

Okay. Yeah. Okay. So, I just need a motion to include items 10 and 11 in the new requests. I would like to make a motion to approve the new continuence request. Hold on a second. Well, oh yeah, let's do let Hold on a second. Let me Yeah, let me back up. Uh item nine is a related item that we feel needs to um the comp plan amendment needs to be included as well as it was related to 10 and 11. So okay so we will include item nine as well.

So make a motion to approve the new continuence requests number 9 10 11 and 13. I have a motion from Commissioner Noble to approve the new continuence requests. It's been seconded by Commissioner Meek. Please cast your votes. And those new requests are approved. Next, we have the consent docket. I do have someone signed up to speak on an item on the consent docket. So, we will pull item two.

Sir, yeah. Sorry. Would there be option to speak on that 10996 on items 10 uh 9 10 and 11 for for PC 10996 oh on item 13 uh there will be an opportunity so the item has been continued uh if you would like to stick around the at the end of the meeting there's a an opening for any public comment um at the end of the meeting that you can speak at that time or you can speak when this item is heard on the next agenda okay which is April 9th Thank you.

Um consent document item item one is KC7784 final plat of Redstone Ranch phase 12 located north of West Britain Road and east of Piedmont Road. Item three is KC7786 final plat of Magnolia section 2 located north of Northwest 164th Street and west of North Pennsylvania Avenue. And item four, KC7787, final plat of patios at Von Pond. And that is located north of East Memorial Road and east of North Eastern Avenue.

Okay. Anyone here to be heard on any of those items? So, we're ready for the motion on the consent docket excluding item two.

I would like to make a motion to approve the consent dockets number one, three, and four. Motion to approve the consent docket is read, seconded by Commissioner Harrison. Please cast your votes. The consent docket is approved. So now we'll hear item two. Item two is KC7785, final plat of Mid America North Office Park, located west of South Air Depot Boulevard and south of East I240 Highway. We have an applicant present.

Yes. My name is Kenneth Jordan. I live at 6217 Southeast 79th Street. They're not the applicant back there. Are are you the applicant? No. Okay. I need the um We need to hear from the applicant first. Okay. John Doyle, Cedar Creek Engineering, representing the applicant. What can you tell us about the project, Mr. Doyle?

It is uh uh business park that is adding on to the Mid America development that's currently out there. Four lots are proposed. Okay. And this is the final plat. So we've seen the preliminary plat. This this is there. This is a minor one. So straight to final. Okay.

Commissioner Privet, is this your ward? Uh it is. Um what was the reason for pulling this off a consent? Uh we did have sign someone signed up to speak. Okay, let's hear from them. Okay. Uh, now, Mr. Jordan, we're happy to hear from you

again. Uh, Kenneth Jordan. I live at 6217 Southeast 79th Street. I'm here with Mr. Craig Cunningham and I live at 6212 Southeast 82nd uh Street.

Our concern was we're okay with the uh development. you know about the Mid America Business Park. They're selling that land, that building currently to the VA hospital and the VA is about to expand that building to the South Clinic and they're about to bring four more clinics from downtown to that area. I currently live at right here where he says Southeast 79th. That first house that's right there where the ticker is on. That's my home right there. And I'm concerned about the our common area that we have just to the east of us that's right there. That whole strip of land That part right there is pretty much a common area that we would like to sell to the developer. That would pro would probably be a perfect place for a uh physician and employee uh staff parking uh make it a two-level parking, but that is something that we constantly have to pay uh maintenance fees for the uh upkeep of the lawn. So, we wanted to work with the developer to see if he would be interested in buying that opportunity. And I just want to go on record with that. That's all to make sure that that was heard.

Okay. All right. We appreciate that. No problem. Anything you want? The only thing that that you need to be aware about our part of it is there is a uh power line major uh power line that runs north and south through there. Yeah. It's about 100 foot ement familiar with that. That's the area that we're talking about. It it basically is encased. There's not improvements other than the the the major power lines that come from Horseshoe Lake that feeds the south side of Oklahoma City. Okay. Very good. Thank you. Thank you.

Um Mr. Doyle, I um just wanted to ask you a question. We can absolutely proceed with the item today and then you can um have your conversations with them and come back and amend later if you need to. Oh, sure. Okay. Well, can we go ahead and Yes. Yeah. Okay. Yeah. Okay, that's fine. Okay. All right. So, uh and then uh are you in agreement with the technical evaluations provided by staff? Yes, sir. Okay. Very good. All right. Mr. Privet C785.

A motion to approve item C7785. been second by Commissioner Meek. Please cast your votes. That item is approved. Next, we move on to item five. We've got a we've kind of got a new one. Uh both the chair and the vice chair must recuse for this item or will recuse. And so we need a motion to elect an interim chair for item five. Uh Mr. Chair, I'd like to make a motion to appoint an active chairperson for item five and Janice Powers.

Uh motion to appoint Commissioner Powers as acting chair. Say I'm not supposed to get the appointed thing. Do we have a second? Second. Second by Commissioner Harrison. Please cast your votes verbally. Just voice vote. I I I I

All right. Any oppose? Seeing none, we'll turn this over to Commissioner Powers. Um item five is SP 606, application for a special permit to operate use unit 8250.2 2, Community Recreation General in the R1 district at 11711 North Portland Avenue.

Yes. Uh I'm Andy Blankenship for CEC. We are representing the applicant, which is the parks department. Um this is a project to develop the south part of CB Cameron Park. We're going to be uh we're going to be constructing six new soccer fields with different amenities, parking lot, clubhouse, restroom buildings. Um as part of the project, we're proposing to do sport field lighting. Um and there are five fields to the north as you can see on the left side of this image. Um and the special permit application is to um request approval for the sport field lighting and bring the entire facility into compliance.

I do have two people signed up to speak on this item. Shall we hear from them first?

My name is John Dum. I believe at 1220 Canel Road. Uh I'm not that opposed to this except the city and the park the soccer field and park complex. They promised us promised us several different things years ago. Absolutely zero of those things have come forth. Zero. They promised they promised us trees to block the lighting to br and we said my my wife and I and several other people on the back up to the soccer fields. We can't set back there at night because of car lights or their practices their car lights shine right in our backyards. Um, not only that, you know, u the noise and I'm a country folk, so I'm used to noise, but um, you guys promised that you guys would put trees on the west side. Zero things have been done. Zero.

And that was done by Mr. by the previous parks director was done by Mr. uh, what was his name? The one is award eight before Mr. Noble, Commissioner Noble, you know, they nobody did anything about any of this. They just kind of kick dirt in our faces. Plus, not only that,

I personally am the one who mows most all the lots, the city property from to 20 2016, all the the the homes north and south of me, I mow them. A a man who had a stroke and a lady who's now in a nursing home, the city lets it the grass get six or eight foot tall every time. They mow one time a year except last year and that's it. I mean, and then when the trees come in, ice storms, I'm the one who personally stacked up all the wood, cut down the trees that was already falling out, cut them up, put them out there, and called the city. And I called the city numerous times for about two years before anything was ever accomplished out there. Nothing was ever accomplished. So, and I'm going to gripe again about this city. The parks department, the soccer complex. I marked down when that first trash can went down into the ravine into the retaining wall pond, which was last July. It was picked up last week. It's been sitting down there for what, eight months.

Mr. in regards to rather than to the staff. Um I I appreciate your list. Are there other things that you feel like were promised? I can't understand you. You're muffled. Oh, I'm sorry. Um are there other things that were promised that you feel like were not delivered with respect to the expansion of the everything? Not anything. It's everything. They promised us trees to block the noise, to block the lights, to do everything else. the city has they the trees went somewhere else. Okay. Increased landscaping. What else?

And if they're going to if they're going to take over the property, then they need to clean it and keep and be good steward of the taxpayers's money by taking care of the property. Don't let the trash cans wash down or blow down into the ravine and wait eight months later for somebody to pick them up. Better maintenance. What else? Um, and just correspondence with the neighbors and and we'd like to enjoy our outside. I mean, we have a tiki hut and everything else backyard and we have car lights shining from the soccer people over there shining directly into our backyard.

So, what what is you the height of your backyard relative to the closest um parking to you? I mean, oh, the parking is a way, but these people don't care. So you're talking about the lights from the city themselves.

The city the lights they put up there I have to agree with excellent idea. They shine dragly down. I'm not complaining about them at all. I'm not complaining about the the area for the kids to enjoy. I have grandkids myself. I mean in fact my 2-year-old granddaughter and I was walking around there to today this morning. So have nothing properly. It's the car lights. The people drop their kids off. They're sitting in their cars. They keep their light shining straight to the west. Okay. So, that's my question. Between the parking that's to your east and your property, your backyard, is there a difference in grade there or are they is it relative?

Obviously, it's pretty level. There's even a burn between our property and the and the city, but it doesn't block the lights. Okay. Okay. Lighting, maintenance. I'm sorry. Lighting, maintenance, landscaping. the lighting. I'm the the headlights just be I understand from the parking. Okay. And and uh I understand that there's going to be a fence put up on the burm

that's newly I don't mind that. I mean I'm opposed to it, but couldn't they do it on the east side of the of the retaining pond rather than on the west side? Because we feed the deers. I mean, I can show you pictures where my granddaughter and grandson are from here to him feeding the deer. I mean, we take good care of everything. It's the maintenance and and we just enjoy it. I mean, that's the reason. I guess that's all I have to say. Okay. Thank you. Thank you very much.

And I I also have Gary Miller signed up to speak. Call Gary Miller. Yes,

I'm Gary Miller. I'm a resident at 12104 Cample Road. And my concern is uh y'all have a proposal. It looks like you're going to add a fence blocking the properties where we can't get back here and mow behind our fence. Uh right now I'm looking at the green belt. I am uh I mean you you sent the proposal a few months a little over a month ago back that didn't include my property, but now you're going to you just now sent a new one out that extends the fence all the way down blocking my property where I can't I just now bent built the fence there and I have a gate there and I mow 40 foot on the other side of that around all that because when I first moved in which was just in September this past year the grass was five foot tall and you know, a nuisance besides being a danger. So, I waited for people to mow it. No one's mowing it. So, I end up putting in a fence. I put in my own gate and I mow and I spray back there and keep it all nice back there. Uh, so my concern is I don't know exactly where your fence is supposed to go. But, if it's going to go right within 5 10t off of our property line, that's not going to work. It's got to go further over or we're going to have to have a gate to get through there uh so that we can get behind it to take care of the grass because the city can't get to it. I understand you have a lot going on, but uh we've got to we mow weekly. Okay.

Not not once every month and a half. So, that's your main concern is is about that? Yes. I would like the fence not to be added down there. It's no it's there's no need for the fence at that coming down there further than what y'all had on the list in the first place. Okay. some reason you've extended all the way down to 122nd and there's no fence. I mean there's no I mean I can show you pictures while we do and subject what we've got here. I mean I don't know if you want Okay. Okay. Thank you. You want to see these please?

Yes. You can see I where it shows on the picture several of them uh where we mow and how we keep we all all along the line there. We keep the properties nice behind our fences on the other end. You can see the picture on the very back where it's not taken care of but the trees are all grown up against the fences and that's on the very far end next to 122nd Street. Anyway, I'll just Can I Can I ask you is is is this the burm? It's sort of a swale.

That is the burm right there that they put in. And there's a waterway on the other side of that. Probably about probably about 50 70 foot on the other side of it. There's a cold water from parking lot. Okay. Okay. Can I keep these? You may keep. Thank you. This is the one I just put up, you know, for safety and and I and it was when I first moved in there was, like I said, is too tall. We can't handle that. So, thank you. Thank you for coming down. Thank you.

Um, Mr. Blank, thank you. I'm sorry, Mr. Blankenship. I didn't have I didn't have somebody Did you want to speak?

Come on. Come on up. Come on up. We can't hear you. Give us your name and address, please.

My name is Margarite Wise and our home is at 4100 Rank and Road. Our home backs up to the soccer fields. and the concerns we have and I'm not sure it's this is where I need to express it but mainly their safety and protection uh for our homes and um our persons because uh we're concerned about the hours the all of this is going to be open who's going to be monitoring it. uh who's going to be opening and locking the gates because sometimes now they're not always locked and people come in at night and and and park uh in those areas. Uh I'm also concerned or we're also concerned about um the traffic how that's going to be regulated on 122nd Street in Portland because it's already very busy now. Uh I'm concerned about are there going to be I think there was a sign or there were signs posted in the beginning about um uh what could not happen but uh we're concerned about no alcohol, no no alcohol, no guns, no knives, no weapons, no smoking, no fires because right it's been dry obviously but even if it wasn't our homes are subject to fires and uh It's very very dry and it's hard to uh keep all that up. So um those are some of the things and are there going to be police at these events? Uh because um a lot of violence takes place at many of these event kinds of events

at soccer games. I'm sorry. Violence at the soccer games.

Well, there I said it some kinds of events like football games. There are fights. Someone was shot last year at at one. I'm We're just concerned about what could happen for our safety and protection and protection of our kids and grandkids. We just want to know who's going to monitor that and if they're going to have precautions taken, if there's going to be security and um like I say, signs posted to say, you know, no drinking and no this, no that, no weapons. I mean, you can't come in this door, I don't think, out here without us saying absolutely no weapons or any door for that matter, even in churches. So, I just I don't want to know. I mean, is this where the is are you

You've come to the right place. We're going to ask all those questions. Good. Okay. Thank you very much. Thank you. Thank you for coming. I'm sorry. Thank you for coming. Am I not speaking loud enough today? Um, just off the top of my head, it sounds to me like um it'd be a good idea if you guys got together with the neighbors, talked to them about their concerns, and answered the questions that they have about the operation of the facility. But if you want to start from what you've heard, I'll ask some questions as we go along. Uh, sure. Um, so I guess this gentleman with you.

Yeah. Yeah. Yeah. Sorry to introduce myself. I'm Brandon Boyson. I'm the park planning devel development manager for the parks department. So, I'm just up here to help answer some of the questions that maybe are outside of the scope that CC is working on for us. Thank you.

Um I guess I'll start um with the first concern about landscaping and and things along the edge of the park. Um our plan currently is to preserve the landscaping that's there, which there's some trees along the the fence property line. Our our intent is to there's a fence there as well. Our project, we're not proposing to add any more fencing within this project. We're we're proposing to keep whatever is in place there uh including the the trees along that boundary. We're we're trying to um do our grading with this project in a way that ties into the existing ground before it gets into the uh the landscaping that is there along that fence. Um, so that's one item. Is is there any others on your list that you'd like

I have several of the people who um sent us information on this talked about there being some asurances earlier about landscaping that haven't occurred. Is are you aware of that? Were there agreements in place or

I do recall that uh in the previous project with the north five fields there was the discussion about keeping the existing vegetative buffer that was there and those trees have remained in place. We've you know all the existing five fields that you can kind of see on the top side of the image now it's you know it's all the way tucked over against the high school. It's the furthest away from the boundary. So all of those uh concerns were tried to address in that fashion. That's the only discussion I recall about it. Not sure about any uh promise or anything like that. That was uh beyond my purview at the time. Is there any additional landscaping being proposed?

There is uh landscaping around the site that is part of this project. Um I'm always happy to get my information to any of the neighbors that would like to reach out with any, you know, concerns or questions directly. I'm happy to answer those and work through those and figure out what we can do to come to,

you know, I think I think we should do that. I as as they give us some pictures to look at. I mean, a lot of that just looks like it's dead or underbrush or, you know, needs to be cleared or these folks should not be having to maintain any part of this property. Um, you know, I and whatever that division is, it needs to be clearly understood by everybody in terms of who's responsible for what. Um, one of my fellow commissioners has suggested to me that the city is not responsible for the maintenance of this property. Is that correct?

Yes, this particular park does have an operator. Um, and so they are they do the day-to-day operations. They do the daily programming, the activities, but it does still fall underneath the the typical park rules. Uh, so the curfews, all that kind of thing that's in ordinance for any of our other parks that's still subject to those. Um, but yes, we do have an operator for this facility and so we can address some of the maintenance concerns with them, make them aware of some of those concerns, try to get them to be more proactive in how they respond to those or how quickly they respond to some of those things. uh specifically with the dimension of a trash can or something that had fallen down in the the drainage basin. U I will make sure we get that passed along to those operators.

Well, and I appreciate that offer. I sincerely do. But since this is a special permit, I think maybe we need to have the operator come and speak to us because I'd like some answers to those questions. um including, you know, operational hours, whether the the things that are forbidden on the site are are properly posted, whether there's security during its use, that kind of thing that I'm I'm guessing you're not really in a position to answer, at least not for me here today.

I don't have pictures necessarily of the signs, but there are signs that are posted, I believe, at both the north entrance and the east entrance. Uh, but we happy to get some information, get some pictures to show the signs and things that are documented. Um the one on the east entrance may have been taken down with the construction activities. So it may be MIA at the moment, but we are actively working on site with the other improvements. Um but yeah, pertaining to the special permit to get the lights and stuff in. We're happy to come back with any, you know, additional information that's requested. I think I think that'd be a great idea. And I I actually think it'd be a great idea if whoever it is that has the operational um responsibility for the field could come and speak to us, answer some of our questions.

Sure.

Okay. I'd like to jump in. Um I live beside South Lake Soccer Complex currently undergoing the same kind of stuff. Um things are changing. The city's getting ready to obviously spend money. has major plans to improve this area. You guys have enjoyed a uh natural buffer for a long time and I understand progress is going to be different for you guys but um there is progress coming in this area with that will be uh improvement to the operator's uh standards of uh taking care of the place. um the lighting uh the fence there will be fence there will be increase in landscaping and uh but I also know that a lot of the uh the fence has to be there for security and so the city parks the footballs the the football that this uh woman spoke about that's at the school they don't play any football at this at this soccer at the soccer fields and so there's a couple different situ situation she's speaking to. And uh this is this is just the soccer field improvements. That's all I got.

Speak up. For the lighting, there's already

better. Sorry about that, guys. Um today's special permit, the scope is limited to just lighting. The use of this property as a park has already been allowed and ruled on and so we're getting outside the scope of the commission. Today is only on lighting. Um should residents want to have any future conversations, I'm sure Mr. would love to um provide that contact information outside, but as far as the purview of this um commission, it is only for purposes of the lighting of the special. Right. In regarding the lighting, the park that was by my house had the lights that fold up and the motors run and the the the park hummed. When they went to this lighting improvement, you're right. They shine down. They're silent. It's a great deal. That's good.

Yes. The lighting is good. So, I I I have to take some um beg to differ a bit with that. You know, one of the things that a special permit and even if it were to address nothing more than the lighting would uh control is the time of the operation. You know, when the lights are on, this is a residential area that's well established

and that's all set forth in statute. Um so as uh the parks uh staff has stated that operation of the park as a soccer field is subject to all the requirements of title 38 which includes hours of operation and all those requirements are passed down into the operating agreement that the operator then agrees to. I'm sorry. You're telling me that the operation of this soccer field is is um governed by a law, state statute is by municipal um ordinance. What do we know that operating time for public parks? I know top of your head. Yes. Typical park operations uh I believe is from 5 to 11.

Okay. So 5:00 a.m. to 11:00 p.m. is your standard park hours through the ordinance. Seven days a week. 11's pretty late. Yeah. Um well I I um are you telling me that we really don't have any authority here? I mean the lights are already up, aren't they? This is for additional lighting. I see.

And to bring contin what I heard from testimony is bring continuity across the complex. Same kind of lighting across the wall. So, are all the lights that are currently in place the new ones there? I mean, there there's not going to be some mix of old no problematic ones and new

working. So, the the lights that are going in are the same style and type of what's already out there on the north five fields. It'll just be expanding the use of it. So, they are highly focused. So, that way they're not they're they're not like the old style athletic lights where there's just this massive glow that lights up everybody around it for a half mile. They're very focused and so the the light readings off the fields is like doesn't even register on most of your light meters. So they are very focused and shielded to prevent the the obnoxiousness of to the neighbors and the people around it adjacent to where we want the light to be. Anyways, definitely be better headlights.

Yeah. Well, you know, um, perhaps we've re reached the limits of our authority here. If that's what we're going to say, we're going to shift this off to city council with all these concerns left unresolved because it's beyond our purview. That doesn't sound like a good um way to end up, but if that's where we are. Can I Sarah, could you clarify please like like what is a what currently has a special permit on this site and what doesn't and Sure.

Uh Sarah Welch planning department. There is not a special permit currently. the use is allowed um in the R1 district, but the um the out outdoor lighting in the fields is what triggers the need for a special permit. That's so the old section where the new lights are going, right? The old section of the the soccer fields where they're going to be redone and new parking and that'll be the new lights. Yeah. Okay. So this this application is allowing this whole site to be the soccer complex with outdoor lighting. Okay. Okay. So currently it's just the north end.

But then doesn't the special permit extend that they're requesting extend to that the operation of this as a lighted soccer field? That's yeah that's kind of right. I think what we're I think what we're trying to say is that really the only difference in the community recreation use units is the presence of the outdoor lighting. So, but for the lighting you would not need the special permit, but now they need it and so whatever can be governed by a special permit ought to be able to be addressed in my view. Technically, the special permit can apply conditions. Yes. And I do agree with that.

Yes. So I think those conditions can reach beyond the lighting is my view. I mean they're asking for a special permit. It's up to us to either give it to them or not. And so you can address whatever issues arise under a special permit. And those those are more than lighting in my humble opinion. Should we take some time?

Well, no. I what I was just discussing is that I I I would hate to have something happen where there's a condition on the special permit that lasts forever and ever that might count conflict with whatever their current lease agreement or or operating agreement is from now for until the future. So, I was just trying to find out. So, let's clarify those things and find out before we take action. How about that? Shall we continue this item for two weeks? Will you have time to meet with the neighbors perhaps and discuss it with them in between or shall we wait a month? I've got my cards handy. I'll make sure that anybody would like one is welcome to have a card and we can have a discussion. Lovely. Gentlemen, those of you who have appeared.

Will you be sure and let your neighbors know? I'll be happy to attend if that would be helpful. Thank you. I'd like to speak on the fencing part of it again. Hold on a minute. Can I have a motion to continue this item for what do we decide? Two weeks or a month? It's up to you guys. Come on. How long would you like? Uh, two weeks should be fine for us to be able to reach out and make sure that everybody's taken care of and then we can come back and report any progress. Great. Thank you. Thank you very much. Can I have a motion to continue this item for two weeks?

Yeah. I make a motion. Am I on? Make a motion to continue this item to the March 22. It's 26th. I think it's March 26th. Yes, 26. Do I have a second? Yes, I do. Okay. Pass your votes, please. And it carries. We'll see you back here.

You're a good chairman. Next we have item six. Item six is SPD 1798 application to reszone 2331 Northwest 18th Street from R2. Commissioners, it's good to see everybody here again. I'm here to present the changes that we've made. Uh, I went ahead and implemented some of the the suggestions as far as what Commissioner Claire, I believe, was the first one that that mentioned something about the roof and the eaves. So, uh, at least 18 in on the eaves, that's something that we're going to incorporate into these these plans right here. Uh, Commissioner Powers uh mentioned that she wanted our driveways to be split in two so it didn't look like a parking pad. So that was done and our own ward had requested that I meet with uh the neighborhood association. So leadership put together a meeting and uh we had a discussion right there and I took notes. So I appreciate everybody's feedback and up to this point I'm very happy with what the development looks like today because in the beginning it was pretty it was pretty rough. So um I like the way that it looks today. Hopefully everybody else does.

Okay. Thank you. I think we do have residents signed up to speak on this. Correct. I do. Yes. Can we go ahead and Sure. Let them speak. We're going to let residents speak at this point. Absolutely. Uh we'll start with Andrea St. Clair. She present. Okay.

Hi, I'm Andrea Stlair. I live just one block from the property, this one. Uh, I just wanted to come and say that I support the recommendations submitted by our neighborhood association. I really appreciate the thoughtful revisions uh that have been proposed to the spud language. My understanding of a spud is that it's intended to provide flexibility for the developments with unique circumstances or special uses that aren't easily addressed through standard zoning. I don't want to read definitions to you guys, but that's my understanding of it. In this case, the proposal appears to be a fairly typical residential development. It's not clear to me why that level of zoning flexibility is really necessary. My concern is that the proposal involves demolishing an existing home in order to build two duplex buildings and a parking lot. It significantly increases the density of the lot and Aurora is a historic neighborhood. It's made up primarily of single family homes. My home is one of them. Many residents have invested a lot of time and a lot of resources restoring and maintaining these properties. Changes like this might seem small individually, but in the grand scheme of things, they can set a precedent that will gradually alter the character and the stability of neighborhoods like this one. I'm also concerned about the potential impact on surrounding property values. So, when you have developments that are inconsistent with the scale in the neighborhood are introduced, it can affect that. I'm not opposed to thoughtful development. I think development and growth is really important even in our neighborhood. I'm not opposed to change at all. I just want it to respect the

existing character of our neighborhood and at the minimum I hope that we can adopt the revisions proposed by the association so we can ensure any future development is compatible with the surrounding homes. So, I ask that you consider the precedent of the decision and that it could set the what the president could set for future development. And that's it. Thanks. Thank you, Miss Sinclair. Can I ask did did you provide a copy of the list of suggested changes to the applicant? I didn't, but yes,

our neighborhood meeting was All right. Yeah. Yeah. Yeah. We're going to need you. I'm asking I guess is whether the applicant has had an opportunity to review those and comment back to you whether you have had that discussion. Are you signed up to speak? Okay. Can you if you can when you come up you can answer those. We need we just need you on record at the microphone. Thank you. So you you have not personally done personally. I'm just a member of the neighborhood, not leadership. And I just wanted to say that I support what our association is doing. I'm not against development. I just want it to be done with care and respect to the surrounding homes. Thank you. That's it.

Okay.

Good afternoon, commissioners. I'm sorry. No worries. kind of a complicated process of um working with not this spud but another spud interjecting themselves. Please leave your name in your Oh, I'm sorry. Eva Hinsley, 2422 Northwest 19th Street. Thank you.

So, it's just been a difficult because our time that has been limited on this spud was taken over by a spud that has been withdrawn. So, we did when we sent our letter in and we realized we sent it in kind of late, but our meeting was on Tuesday. We had another SPUD meeting on Monday. We did copy Abraham on what we sent to the commission. So, he was aware of what we were asking for. He chose to reply back to the commission and not us. So we found them in the gov. Help me out John Millner. What's that? Primev in the meeting materials.

So we found his reply back to you all through that, but we did not receive it as an association. Does that clarify? Okay. Um, we have three people signed up. I will go a little over. Maria is happy to fall out because we're going to kind of copy each other. Uh if that's okay with commission. Yeah, I mean we do ask you try to be I have to lift my glasses to read them over. We'll give you a couple extra minutes. That's perfect. That's it won't be that long. Thank you.

Um as I've stated, I live at Northwest uh 2422 Northwest 19th. Um I have recently become an active member and part of the leadership team of the newly formed Aurora Neighborhood Association. As a longtime resident, I am fullheartedly against reszoning as Aurora is looking better than it has in decades and is far from blighted. Our historic neighborhood has been and continues to be revitalized. Growth is inevitable, has been occurring, and will continue. I can accept that more R3s and our tiny R2 boundaries is inevitable. We must remember that this will set a precedence for not only this spud but all future spuds. I developed my own property in Aurora 15 years ago and maintain the historic exterior and setbacks. There are certain historic factors and precedents I hope we can set for this spud by adding to the techn technicality of the current codes. Code is written to be broad and code is minimum. We should strive to be above it. This is what has kept Aurora for many decades and revitalized our historic neighborhood over time. Aurora was originally platted in 1904 and we need to understand the history of our neighborhood to develop urban growth and balance existing community standards for current and future residents. Our very simple historic craftsman tutor and bungalow homes were built with front porches and back porches, some with simple stoops with covered paved ways to our doors. This also adds to the way we interact with our neighbors and our family. The original homes did not have AC. Our abundance of windows is to let the light in and to let the wind blow. The overhangs are not only part of the

architecture, but also bring shade and stop rain from open windows on hot days. Many have been remodeled, many have been maintained, and a few new builds have come along the way. By focusing on the written technical evaluations of this spud, those tees will help k historic charm of our tiny boundaries. We would like to concentrate more on the written language to the individual codes with the addition of the TEES rather than solely rely on the renderings and the broad codes. I do believe we have made great improvements with each rendering that has been provided. The majority of our original 150 foot by 150 ft plats were divided long ago. The size of this lot and orientation of this spud makes the total height important as to not block natural light and keep the most privacy of existing neighbors. I ask the max height be written into the language and considerably less than 35 ft. Especially because of the flat roof low pitch design. This lot has an existing home that could be restored and urban core density language does focus on empty lots. I would ask commission to have the setbacks match existing homes off of cross and off of Northwest 18th for visual appeal and to maintain safety to a residential intersection that has existing high density in close proximity. Streets lined with cars and close setbacks often create chaos and do not encourage walkability and community engagement. Walkability and community engagement is finally growing with the few sidewalks that have been added in 2025 to the arterial streets in our neighborhood. I notice more neighbors being active in

that short amount of time. I would also ask that a TE be added to not consider private dumpsters. Each of these individual units between two buildings will have their own water meter and service. This is more than enough to ensure city waste services. Dumpsters bring early morning noise, smells, overflow of trash and rodents. I would like for the commission to also add a technical note that there will be no storage or naval buildings permitted and there is no screenings to the neighborhood as there is no screenings to the neighborhood and those would take from a green space we have requested.

Um Miss Hinsley, I'm going to ask you to wrap up kind of in the next seconds. Okay, great.

Our neighborhood still receives doortodoor mail service. There should be written into the TE to consider mailbox placement to the building or stoops added into the written language. An 8 foot over the proposed six-foot fence to the east and north lines should be written in to add to existing homes privacy. In conclusion, with compromise to density, we are asking for the codes to be written into the spud with tees. I believe it will help us as a neighborhood maintain the historic character and standards that has kept Aurora attractive. It will also protect the future viability of our small neighborhood. By doing this, we hold a standard for current and future residents in Aurora while we continue to grow in density.

That's it. All right. Thank you. Thank you. I'm very nervous though. I'm open to questions. You You did great. You did great. Uh any questions for Miss Hizzley? I I I just would like to say, you know, you you're doing the right thing focusing on the text. The the exhibits are really um aspirational. They are not binding, right? And so it it really matters much more what it says in the body of the documents

and that is our concern because this is a rendering and it is not stuck to by the broad code. And um I my husband and I do uh plumbing and uh plumbing and mechanical contract. We're contractors. So our motto is code is the minimum. And that is even though this is a different code, we can it's the it's the um it's the floor, not the ceiling.

I can't think of the word I'm trying to use. It's like the exception. You're asking for the code with a written exception because this rendering and what is brought on the spud shows up to 35 ft. If we do this rendering to 35 ft, that's now a three-story home looking into existing homes. That does change the density of our neighborhood. That does change the look of our neighborhood. I think we can compromise as long as we can get the tees written in. This would also be the first residential R3 other than uh Chi Gallery had a spud or a pud and somebody else in between just next to them had a spud, but it's still only two residences and one family. This is a precedence for our neighborhood.

All right. Anything else? Thank you. Thank you very much. Appreciate your time. Miss Bansibo, did you have anything to add?

Two seconds. Uh, Maria Mansbo, 2307 Northwest 18th. Um, so just down the street from this. Um, I just want to double down that we submitted the letter late with um some additional technical language that we did again share with um the applicant and um to uh planning commission that that we're looking for. So I just in case that wasn't specific in their um comments, I want to make sure that like hopefully that'll get a chance to be reviewed because we're not sure because it was submitted late. Any questions for me or us? Any questions? All right. Thank you.

All right, Commissioner Milner, you want to lead our discussion? Yes, I do have comments on this one. I have lost sleep on this application. Um, but probably because this is one of the first ones out of the gate for me. Um, what I'm I'm really struggling with with this application after three tours through the neighborhood and I'm very familiar with that neighborhood. I I lived in Lynwood not far from here or urban core neighborhood. I love these urban core neighborhoods. The issue I'm having is tearing down a house, the approval and a viable home that is going to come down, especially after the city has made a path to increase density, at least in the urban core, with an ADU. That could be done without asking for an SPUD. Um, I think this house still has great bones. I I think it's still adding. The staff report does have a comment in there about plan conformance would be strengthened by ensuring any new construction is compatible with adjacent historic development in the Pinfil historic district. And I think the best way to stay compatible to the historic fabric of that neighborhood is keep the historic house that is still livable right now. So, Commissioner Milner, can can I ask you because you came from historical preservation,

right?

And there are historical protections that don't apply right here to this neighborhood. Um, I don't know how long leadership or uh or the people that came to speak right here have been living in that neighborhood, but I think they've had ample time to make the pro the go through the process to get the protections that that they wanted. And up to this point, I'm here following the process for development. This is an SPUD. It isn't historical protections. It's not historical preservation. And there is a venue for that. There's a platform that if you need help going through that process, I'm pretty sure that Commissioner Milner can help you out with that. There's a process and I'm here following our our process right now. You can direct your comments to the commission.

To the commission. Yeah. Yeah. And you are and you I want to add you are correct. You are correct. There is a process by which to do that but that's outside the rules right here. You are following the rules. When it comes down to tearing down a house um the owners here and she signed up to speak too. She doesn't even live in the house. It's it's substandard. Only her dogs are in there and it's just to protect their her belongings just so that people don't break in there. understand it's not the greatest neighborhood the way that it's being presented. Although it's it is improving by some standards. Yeah.

I think this right here is going to be a lot better, a lot nicer than the apartments that leadership lives right next to. Yeah. I think this is a great neighborhood. So, and I'm just one opinion. You've got the others here. So, I I think I've said my piece on this.

Welcome to any other comments from commissioners, though. Well, I think I I guess I I feel the need to jump in and just say the issue of demolishing um existing I'll say modest because affordable has all these connotations to it. Housing uh in the older neighborhoods of wards two, six, and seven is is a very very real thing. Um I every time I go to a neighborhood gathering, I get backed up into a corner by somebody who wants to talk about it. Yeah. And um I mean at our meeting on Tuesday night, there were people who wanted to talk about it. This is a real issue and we're going to have to come to terms with it.

Yeah. Right now, we don't really have a a mechanism to prevent people from other than through the HP, which I don't I don't know how long these people have lived in their neighborhood, but it's probably not long enough to go through the process of getting them assigned to an HP. It is a big process. It takes a very long time process. Yes. And so, uh, you know, but but I I do think that there is language in the plan, uh, and in the code that talks about maintaining the character of these neighborhoods. And it's it's not an irrelevant conversation, not by any means. And it's not an irrelevant consideration, not by any means. Um, we we are on somewhat of a um tight rope here. the city is all in on increasing density in the core. Um, but you know, I for one am not in favor of doing that at the expense of existing modest housing. Uh, if it's if it's viable. Um, it's it's it's a very difficult question is all I'll say.

I I agree. and especially when it's viable and there's a big empty area beside it and there's a mechanism to put a ADU in. Um I think Commissioner Newman said it on one of my cases last week. I believe it's a commission commissioners. I'd just like to say square peg going into a round hole. That's my opinion. Th

this is a precedent right here that we'd also be sending for setting for other developers too. I'm a brand new developer right here and I'm bringing investment. The reason why we have a housing issue is because there aren't enough of us right here. So, this right here really just dissuades me from doing this anymore in the future because substantial resources have been put behind this project right here. And at the end of the day, I'm going to reconsider whether I do this again in the future. And and while that is understood, sure, it

it was written into the application by staff about keeping the character and the architecture of that neighborhood. And that's been a friend of mine for me since I've heard this case. I guess it's been about six weeks now. And I'm in agreement with the protesters and what they said. and and I just think that whether it's bad planning or or or just the design, but it's not an attempt to to just put people in multiple houses on a single lot

in an existing neighborhood. It it's trying to conform to the neighborhood and be in harmony with the existing properties for me.

Yeah. And as and as a de developer, I've been wanting to be in harmony with all the feedback that I've been getting. And this is the third time that I'm here and I've implemented everything that I've been asked to do right here. The last time it almost passed if it wasn't for the protesters showing up and I I appreciated the feedback that I got and I implemented those changes. They're in my master design statement. They're in the master design plan. It's been a back and forth emails with planning and today I'm here and basically I'm being told no on something that I've been nothing but compliant with. So, it's

Could I ask you have have you had an opportunity to review the the requests uh the most recent set of requests from the neighbors about the details? We met in person at Stars and Stripes. I I went over there, leadership organized it, and Miss Eva's statement right here almost made it seem as if I didn't even show up, as if I wasn't there.

I was there with with I I want to say I I have very much appreciated your cooperative nature. I I have no problems with that. I'm not And I also agree that this is this is the problem. This is the issue, you know, as we're moving toward trying to make things more predictable both for developers and for neighbors. Uh these are the hard cases and infill development is definitely difficult. You there are a lot of things about architectural features for uh housing in these areas that simply are not affordable for a developer trying to move into these areas. I mean, we're not asking you to make the whole thing out of rock, for instance, or whatever. So, I mean, I I and whether or not it would it would make sense uh in a line item on a budget for something like this to do a full porch or something like that, you I don't have the expertise to know the answer to that question, but but this is what we're struggling with. Um, and I it's not through any fault of yours in my opinion, but the the specific asks that they have most recently submitted. Have you had a chance to review them? Do you have anything you want to say about that? Are there other things that could be included that would perhaps make this more palatable?

Sure. Well, when when I left that meeting over there with them, the the thing that I left with was, am I willing to consider the stoop and the porch? The setbacks don't allow for that. The setbacks don't allow for me to be able to put a porch right there. As you can see, the the the sidewalk is right there. There's not very much more room in the back according to our site plan to be able to scoot the building backwards to be able to include a porch. Going upward to uh another half a story might work. And when we're talking about it being so high, just behind that to the neighbor's house to the east is a second story. It is two stories. So I also included more variety to the homes. the buildings, the structures that are in Aurora, I've included in uh in some attachments that I sent to to Thaad Sarah. I think you were copied on those too. It's uh and I have pictures right here too, just in case you guys didn't see them, so you guys can see what the neighborhood actually looks like cuz we only saw what Aurora provided.

Okay. And that's just more transparent right there. So we don't have the idea that it's uh nothing but historical features. There's a lot of other structures that have the same design and if anything were more consistent with the majority of the materials that are being used. I do have Do we have anybody else signed up to speak on this item? No, that's all. Okay.

Uh the homeowner we're under contract with or the homeowner did sign up to speak. I do not have that sheet, so I don't believe Oh. Yeah. Does does the homework do can the homework come up and speak? Sure. Yeah. Do we need to have a

short justice? My name is Katherine Corley. I'm the owner of 2331 Northwest 18th. I've lived there nearly 30 years in this neighborhood. Raised my kids there. All graduated from Northwest and uh to some went to college. Um uh we attended a meeting meeting long with this neighborhood association and I feel like all we all we did there was get screamed at. It was one-sided and we really didn't really accomplish anything. We we met halfway somewhat, but uh my house uh was built in 1927 and it's an old house. Uh like I said, like I said, my dogs live there only. Uh back in January of last year, I had a I had a hot water tank leak and that was in January when it was freezing and cold and then I didn't have any heat in my house because the fire department turned it off and then a week later I I stayed in the house during this time. Uh the next week my hot water line burst because I didn't have heat in my house. So I didn't have water. I don't have running water because of water leak. I don't have gas in the house. And I haven't lived there since probably August. And like my two dogs live there to keep people from coming through and tearing the wiring out. and getting my belongings.

But I really would appreciate if y'all would uh approve this. Um I believe it would be a great uh improvement to the neighborhood. We have apartments down the street uh on Flynn and 18th and I think he had a picture of it. U they have

Yeah, Flynn and 18th. They've really done some improvements there. They've uh sold that area that that complex and they have gotten new tenants and uh then there's apartments down on Cross uh 21st 22nd and Cross and those are a total eyesore because before they sold that one people were going around my corner to each apartment. Um, selling drugs. There's uh prostitution in my neighborhood. Um, and you name it, it goes on a neighborhood. But it seems to be between Cross and Flynn on in this area. And I think that building tearing my house down and building this complex, this duplex, condo or whatever, um would be a great improvement. Uh it would give housing to people. our our our town is our city is overflowing with uh population growth and it would be we have colleges all around us and I think I think this would be a great opportunity for them to have something to live in.

Thank you. Okay. Thank you. Thank you. Yes.

Commissioners, do do you have any other comments on this item? I just have had a hard time seeing this fit into the context of this neighborhood both from an architectural standpoint and from a functional standpoint and layout based on what I've been able to see. I think it you've made some improvements, but I've really struggled on the architectural side. Almost all of the houses in the aerial have some sort of reasonably pitched roof. I know you've added a pitched roof. if you're dealing with the manufactured product, I believe, and that's the nature of the manufactured product. Um, I just don't feel like it fits the character of the neighborhood.

You you also asked me to find out if uh if we were able to put a pitch roof, it it will be more expensive, but um that is something that I'd be willing to do if we can include it as a TE and then uh be able to to get this passed. I'll make that extra expense in order to be able to get that done. As far as the stoop and the porch, that's all going to be about the setbacks and we're we're already constrained right there as as it is. But, uh, I've been asked to split up the driveway. I'm here. I was asked to make other changes, split up the buildings. I'm here. If we can include a TE as far as putting a pitch on the roof, I'll I'll do that as well. Um, but we have put material resources behind this and it' be a shame for it to for for us not to do this and me do any other ones in the future.

Commissioners, I don't have any other comments. I'm sure everybody's excited to try to make a motion on this one, but if if we needed a motion and I was going to make it, I would recommend denial. And I don't think Well, I mean, you certainly make it and see if it gets a second on an SP say or we can ask for another deferral. Well, I know no one wants to do that, but in order to get this to a spot, I think the applicant might be willing to do that. Just throwing that out there to do what? Um, Commissioner ask defer this again and defer

try to answer the the uh the questions from the neighborhood and create a a application that we could get behind. I mean, if if we're not going to waste time, then sure, let's do it. But if it's going to be another one of these where I go over there and we're here, I was just putting it out there for you. I this this is how I would potentially see it going is you respond to the questions that they they provided.

You provide that documentation to the commission. I can do this because and or I can't do this because of this reason. Um I like the addition of you know adding a similar pitch to existing homes. Um, I think if we can see that you're responding to their making an attempt to respond, not necessarily agreeing with everything that they're putting forward, but you're making an attempt to respond and there's some more concessions. I think it could get there. documentation of of a feedback loop right there where some if anything is able to be incorporated is and present it here

next time. Anybody have anything else to add? I mean, I just want to make the comment that it it's it's not so much the design, it's just the house coming down. That that's that's where I'm at on it. Well, if that's I mean, if that's the non-starter for you, then yeah, it's just it's just a I still think it's a viable house and we do have a method to increase the density. Commissioner, um, Commissioner Powers had volunteered to meet with another association or another meeting. Would you be willing to partake in a meeting that I have with the association so we can do a back and forth right there and see if there is something? I would be happy to, but the I just I'm just trying to make sure you understand what my It's the house coming down.

Yeah. You know, and if we do some revisions, the house is still there. Sure. Well, as far as the house still being there, I that's really going to depend on the homeowner because right now the price that that we have negotiated, we're barely able to make it work with you're dealing that's that's outside of the commission. I'm I'm not considering that. I'm I'm just telling you the facts of where I am on there's a house there. I just have a hard time bringing a house down when I we still have viable vacant property in the urban core to build on. But would you be willing to tour the property so you can see the condition?

I've been to the property. I've been to the property three times. I I haven't been inside, but I'm not an engineer or architect. Yeah. So, I can probably get an engineer report if you'd like. If it's going to be helpful, if you want to continue this, I would be happy to go to the property with you. Okay. I I would like that. Okay. What do you want? Do you want two weeks or four weeks? Let's do four weeks, please. Okay. Do we have a date for that commission hearing? That's the 9th. Okay. I will make a motion to I always forget. Is it continue or defer? What? Continue. Continue to the April 9th commission hearing. A motion from Commissioner Milner to continue the item to the April 9th meeting.

Thank you, Commissioner. Second by Commissioner Meek, please. All right, that item is continued. Brings us to item seven.

Item seven is SPD 1808, application to reszone 1526 North McKinley Avenue from SPD 1736. Good afternoon. David Box, 525 Northwest 11th Street, uh in Ward 6. Happy to report there are no structures on this site. Uh and in fact, historically it was a non-residential structure. We're trying to bring residential density to the core that otherwise did not exist. So what we are proposing uh are two duplexes. There are two TEES, both of which we agree to. Commissioner Noble has asked that we uh remove the architectural metal allowance in the 70%, move it to 30%. We are agreeable to that. We propose that as TE3. Happy to answer any questions.

Yep. Yep. Thank you. I do not have anyone signed up to speak. We've got nobody to speak on this. I I want to add I'm very familiar with this vacant property and I believe it was a little uh convenience shop at one time. I think that's Yeah, convenience shop at one time. You know, infill two duplexes makes sense here to me. This is close to the ever growing Plaza district, commercial district, shops, retail. Makes sense to me here. Um there's a lot of activity going on in class and tinpin. Um we don't have any renderings on this one. Do we renderings? Uh do do I we have a site plan? I don't

I mean do we think do we think there's going to be any historic character retained in what's being built there? Um I don't know we have any renderings. Um, it'll be a predominantly masonry structure. And I know Commissioner Noble, you had a TE on that one, I I think to add. Yeah. And it was about the taking the architectural metal, moving that outside of the 70% allowance into the 30%. I was going to also say that, and I mentioned this before, but in the in the application, it mentions that the lot size is 0.1 in two different places and 2. I believe it's 0.2.

It is 0.2. So, I just wanted that to be made aware, which would be 20 dwelling units per acre and within the within the range. Yeah. All right. I'm sorry. I've already forgotten. We Any other questions or comments? We do or we don't have anybody signed up on this one. Okay. We do not. Okay. If we don't have any comments, uh I would recommend approval on SPUD 1798 subject to the technical evaluations and the additional tech technical evaluation added in that is maximum 30% allowable architectural metal. Just confirming about 1808. I'm so sorry.

1808. I'm not even Yes, 180. I am so sorry. I just have the old one up still. All right. had a motion from Commissioner Milner to recommend the item subject to technical evaluations. It's been seconded by Commissioner Powers. Please cast your votes. Thank you.

Item eight. Item eight is SPOD 1816, application to reszone 2844 Lancaster Lane from R1. Uh, good afternoon. David Box, 525 Northwest 11 Street here on behalf of the applicant. This is an SPD along uh May Avenue. May Avenue is frankly at this point all commercial but for this lot. Uh, when you look at an aerial, literally the entirety of of May Avenue except for this lot uh has gone commercial. So, um, what we are proposing is a spud with what we believe to be limited uh, commercial uses which we think are compatible with the area. Most of uh May Avenue is uh zoned through straight zoning without spuds. We think we have incorporated adequate protections in here. There are three TEES, all of which we agree with. I do want to make note to modify TE1 just to make sure we're crystal clear that uh it is within the east setback. So we agree that the uh with the 10 foot landscape buffer, I believe it's already baked into it, but just to ensure that that 10-ft landscape buffer is within that east setback. Uh, with that, happy to answer any questions.

Commissioner Powers, this is W two. I do not have anyone signed up to speak.

Well, as I was commenting to um Bobby coming up in the elevator, the thing about this application that depresses me the most is what makes it sort of inevitable. And that's the fact that May Avenue is stripped out from one end to the other. I mean, um, there was a time when we tried to keep commercial on corners, but, um, it that horse was long out of the barn even even before we started thinking that way. Um there are nonetheless um a few concerns that I have about the impact of um converting residential structures uh to commercial uses in terms of the impact on surrounding properties. Um, and and so, you know, I think our lighting uh plans are fine. I would very much want to see it written into the uh into the um MDS that there'll be no outdoor speaker boxes of any kind. Um I mean, it's not an allowable use for there to be a drive-thru with a speaker box, but that's not quite the same thing as writing in there that there won't be any. And so I would like to see that added. And I and I would like to talk a little bit about the impact of signage. I the sign code that we fixed is so um difficult to read that I can't honestly say I know what kind of signage would be allowed in C3 along May Avenue, but I'm guessing it would probably be about the biggest impact there would be. So, I would like to see the signage controlled on this site uh so that it doesn't affect uh neighboring residential properties and what I'm thinking is no EMD and uh a monument sign maybe 8 ft.

Okay, we can do that. I I also don't understand the sign code for what it's worth, which I mean now we're not talking about mom and pops that come down here on things. We're talking about, you know, people who come here regularly and get paid to do this and it's whatever. Okay. So, is there anybody signed up to speak on this? I haven't heard from anyone. No. I can't believe there's anybody left who even knows that there's residential property on May Avenue anymore, but um if not, comments, questions, concerns from my fellow commissioners. How do we feel about site access the driveways? Oh, well um aren't those controlled by the TEES? Yeah. One on May, one

TE2 addresses the I I assume you're in agreement with all the TE, correct? So, you were thinking something more just so no driveways onto either side street and only May Avenue because the location of the dumpster is going to be really difficult to do anyways and and just trying to figure out that was going to work. We allow one on Cambridge. So, a max of one driveway on May and max of one uh driveway on Cambridge provided driveway spacing complies with all applicable uh ordinances and policies. Sarah, I thought we were going to disallow one on Lancaster. Is that Yeah, that's taken.

There's only one by agreeing to T2. It would prohibit Lancaster. Okay. Yeah. But I think one of the things that we were considering is like where do you put a dumpster on this? And the I mean that's not within 50 ft of residential. And really, it's got to go on the south. And as it stands right now, the only available space is within 50t of residential. So the question it becomes, can you, if you do away with the drive off Cambridge, does that allow room for a dumpster?

Um, there's not any place on this on this site where you can put a dumpster. That's not going to be a problem. Um, I I I feel like you could put one against the south wall of the building and circulation could go around it, but again, I don't know if there's room for that and the driveway. Um, well, if there's not a side design, then then there's not. I mean, we have agreed to that standard language about dumpster separation. Our preference would be to agree to TE to allow for Cambridge if it works. We have already baked in that protection about the dumpster location. So, and then no, obviously the TE2 would then prohibit the access onto link gas.

Sure. Um, could we clarify that? I am I I'm not sure the TE2 says that if I'm honest. Well, we can prohibit I the way I read it would I mean if we can say specifically no access on Lancaster. Yeah. Yeah. I read TE2 to only allow a max of one on May and a max of one on Cambridge. So did I. But well, I don't I don't see that word only in there anywhere. That's that's my part. I think we could clean up that language a little bit.

That's fine with that. Um the other thing I I did think about directional entry, but that proves problematic in the implementation. And frankly, the depth of the car wash is such that I don't think it adds much. This is not a neighborhood that you want to drive into to avoid traffic because it's too much of a labyrinth in and of itself. So, um I I I'm okay with the one access onto Cambridge.

So, the TEES then it's one would just be to add the words within the E setback. Two would be to add language that prohibits an access point off Lancaster Lane. And then uh four prohibit uh prohibition of outdoor speaker boxes. Five sign limited to 8 foot monument no EMD. That's my motion. All right. We have a motion from Commissioner Powers to recommend the item city council subject to the technical evaluations is read in seconded by Commissioner Milner. Please cast your votes.

That is recommended for approval. Items 9, 10, and 11 have been continued. Uh our last item is item 12. Item 12 is CPA 20261. Uh this is a resolution amending the conference of plan updating and uh various text and map amendments.

Good afternoon planning commission Jonathan Land Oklahoma City Planning Department. I'm here to present on CPA 2026001. So this is just kind of a standard routine maintenance to our comprehensive plan. We're not not making any real significant changes. Um we have two changes here. Um the first change is in chapter 2 in our emergency uh and fire service availability layer. Um we typically update this layer with our uh water and sewer roughly try to stay within two years. Um this is bringing this forward in this update to update our emergency service layer within that routine period. Um second change is to just add some uh routine additions to our amendment history in the black back of plan. OKC um just going through listing the CPAs and any updates that have occurred so that somebody can reference those in the back. Um this image right here shows the existing uh file fire coverage map as it shows in plan OKC today. The uh image on your right would show the updated map. Um the changes um there's some little red circles there shows some where the significant changes. Um, some of those are due to uh the fire stations that were approved in the 2025 geo bond and are currently funded. We wanted to include that in there. And then up on I believe the intersection is Rockwell and 150th. There is a fire station currently um funded and being put up in there as well. And so you can see some of the urban and rural level service capacity has extended. So we just I just want to be clear the map gets updated just based on the approval of fire stations not the actual construction of them.

Um so because these fire stations are funded and are expected to be built at some point and as our comprehensive plan is looking really forward to 2040, right? We're thinking about the long-term planning. Um we want to uh show where these new fire stations as they've been funded with their locations would cover in urban services within the framework of plan OC in the comprehensive

and that's uh yeah the thinking is that um you know that so it'll be sometime in the next you know 10 years um we don't know exactly when but given the fact that uh subdivisions take many many years to build out um And you know it it'll be some time in that. So by the time you get it platted, by the time you get the thing developed, by the time you get the first homes come out of the ground, you're already a few years in and there's going to be a fire station coming soon to a corner near you. Uh but if the planning commission disagrees with that, I mean, we can have that discussion. That's kind of

It's not that I disagree with it. It's just it was a clarification on my point. I I know when we get the comp plan amendment presentations and they say fire service like I always read that to be there is a fire station there and as of tomorrow if somebody builds they'll have but but now I just need to rewire my thought process is like it could be another three or four years before they get this fire station and if it would be helpful we could we could designate that like on the maps just kind of like this one's funded like a different color for example. I think that would be helpful because I I you know that is always an issue that comes up and I think it yeah we need to know this is something that's planned and funded great but not there. Yeah.

Yeah. Okay. Yeah. We'll we'll certainly do that. We'll indicate with a different color that it's funded and when it when we come through with a CPA for example which we will often do in these kind of northwest and southwest areas um we'll call that out. In fact, we have the most recent one CPA that you saw. We did indicate that there this new fire station was funded in the southwest area. So, we'll continue to do that. Uh but we don't include anything that's not funded. Please continue. Sorry.

Um so these are the updated areas. Um next slide. So this is just the updated amendment history. This would get added in the back of planc to give a history um showing amendments. And so our recommendation is that you adopt the resolution amending the comprehensive plan updating clarifying the document including various text and map movements as described herein in CPA 2026001. We ask for recommendation and I can answer any further questions if you have any. All right, seems just like cleanup. Any questions, comments from commissioners? This is not a recommendation though, is it? Or approval.

Excuse me. Sorry. Planning's recommendation is to adopt it. So, I think we're ready for a motion. With that, I'll make a motion to approve CPA 2026001. Uh recommendation should be to adopt a resolution amending the comprehensive plan. Make a motion to adopt the resolution. All right. CPA 202600001. Uh, we have a motion to adopt the resolution from Commissioner Noble, seconded by Commissioner Powers. Please cast your votes. And that is adopted.

Thank you. Thank you. That was the last item on items to be heard. So, we'll move on to additional items. Communications and reports, planning commission committees. I don't believe there are any active at the moment. Um, planning commission members, Commissioner Powers.

I'll just say that the meeting Tuesday night at the Valile uh library, albeit exciting, um was was really well done. I think um people came away uh with information that they wanted and needed, but also with an understanding that this is an ongoing process. One of the problems that I had encountered with the ADU issue early on was that people thought that when they had talked to staff two years ago, three years ago, they had said everything they had to say and staff had already taken care of all that and it was already baked in and you know they had they had not sort of stayed current with the the process. So I think it both of those things are good. People understand that this is an ongoing process. Not only is it going to take a while, but they need to stay engaged. Um, and then we got to go to the basement and go into the boiler room. It was so exciting. Hail and everything.

Commissioner Meek. Oh, I will say for what it's worth, um, there needs to be a little bit more ADA compliant thought about that kind of thing. our traffic commissioner was there in a wheelchair and, you know, had to go upstairs like a toddler on his butt, you know, back step by step by step. Not exactly the kind of, you know, ADA support that I think we want to be giving to folks. Um, and there wasn't really any other way to do it because it was hailing outside and he couldn't just go use the sidewalk. And but it was it was upsetting to me. He was fine. He was like, "Eh, you know, but I was this is not okay."

Yeah. Yeah. I guess the elevator was out. I didn't see I didn't know that that would only go down later. So I I think he may have come down in it, but then it couldn't go up in it. Offered to It's like if I had known I would have helped you down, but he's But I'm like, then you would have had to trust me to. Yeah, I was thinking the same thing. It's like with my bad knee, I can just see me trying to help him up these stairs. But it was it was upsetting. It really was. Uh, Commissioner Meek, Commissioner Privet, Commissioner Newman, I don't have anything. Commissioner Milner, I have nothing. Thank you. Commissioner Harrison, Commissioner Noble, nothing. Uh, we're we're almost there. Uh, planning department.

Well, I have about a 20 minute speech, so sorry. No, but um just real quick. Um, so yes, thank you for bringing that up, uh, Commissioner Powers. Um, we did have some we we planned for a break, but it was a lot longer than we anticipated because uh we got a tornado warning and everybody went shuffled down to the basement, but uh we did continue afterwards. We still had a good crowd afterwards. We did have some folks that needed to leave. Um so what we'll what we'll be doing is um which was always the plan, but it's a little more, you know, critical or important now. We'll be uh putting online kind of a dig or a virtual version so people can listen to the entire presentation. They can watch the short three minute video and then they can take the survey. So the way the the meeting was designed is you would you would hear a little bit from staff and then they would answer a few questions related to what they just learned about and then so on and so forth. So now um now that we've done that, it's to those who wanted to participate in person, we will push that out to the entire um well trying to keep it to the urban medium area, but uh because that's what it's relevant to, but we will be doing that. So please watch for that and look for, you know, we'd like to get it out as much as possible. So we're looking for ways to push it out there. Uh we've got some budget to do ads and we're going to push on every every channel we can. So please when you get that send it along to your contacts uh especially those that live in the core in the urban medium area. Um the other thing I wanted to mention related to the code update we also had a really good uh two sessions with the urban land institute Oklahoma chapter um uh commissioner cla was there um and that was really really helpful. I think uh the feedback I got was really positive from the participants but importantly we got a really a lot of great feedback uh which we were just

kind of going through in depth today. Um so kind of uh some some tweaks we could make to the code uh some ways to make it more uh readable uh understandable um and so on. So we were really happy uh with that and uh we'll probably have some future events like that as well. um for kind of practitioners to kind of like dig in and make sure that it's as uh practicable as possible and that it works for actual people in the development industry as well as of course these uh meetings we're having with the residents. So

just to add to that, so what the it was some exercises where there were groups uh we had 10 sites and we actually went through and said, "Okay, we're going to develop this site as whatever and use the new code to basically walk through all the requirements, check the boxes, and see how easy it was to navigate, what the questions, um you know, if we ran into anything that had a scratch in our head." So it was it was a really useful exercise. So, I thank the city for for collaborating with ULI to to put that on.

Thank you. Um, and at at the end, we will have the code to to address what came up uh again during this meeting. The sign code, by the way, has a sign code calculator. So, you can skip all the tables and stuff and just go straight to the calculator and put in where you are and it'll tell you what you can have. It makes it a lot easier. Uh, the new code will have that functionality as well. Unfortunately, we kind of have to get to the end to make those calculators. Um, but th that will help. So, that's kind of the the code update u minute or two for now and I think that's all I have.

Okay. Thank you. Anything from the municipal counselor's office? Nothing. Mr. Woodward, thank you for your patience. You now it is now citizens to be heard.

Right. Thank you. Okay. Uh, so my name is Keith Woodward. Uh, I'm resident at 2433 Stanley Station Street in uh, the Calbook Crossing development. Um, that's at Southwest 29th and Sarah Road. Um, I wanted to talk um, voice some concerns on case PC 10996. This is a application to reszone a large track of farmland from an R1 single family to R1 ZL single family residential zero lot line. Um, so this land sits directly across from Castle Brook Crossing, Crystal Creek and uh South Point Estates um on the uh on the north side of 29th and uh Wimberly Estates is uh just to the east side of this plot of land. Uh we are all single family homes. Um I understand the key word today is density. Um, I feel like this uh this high density development uh with the smaller homes and smaller lots uh certainly doesn't align with the established character of the area and the communities that surround it. Um, currently in the twob block uh two-mile stretch east of Sarah Road uh including this property, there's over 120 houses currently for sale. Um uh and uh we have uh a existing uh development for a zero lot line development is going in just west of Sarah Road. Um it's within a mile of

this uh property. Um, so we're looking at increasing density in an area that uh already has a saturated market of homes. Um, 29th Street already faces congestion issues. Every afternoon, Mustang Valley School lets out and the pickup line heading east on 29th backs up to the entrance to Castlebrook, which is the furthest development toward that area. Um, it's nearly impossible to go east and it creates um some traffic hazards as people try and drive around the uh pickup line. Um, we have cars pulled off. There's really no there's no area to pull off and out of the lane. It's a two-lane road. Um so people uh will try and avoid traffic. They'll swerve into the oncoming traffic lane to go around stopped cars. Um we have a exit from Kilpatrick Turnpike. Uh right there is right next to this property. It's uh kind of facing the the entrance um uh the western entrance to Caserbrook. Um and during uh rush hour between 5 and 7, uh that intersection at 29th and Sarah is backed up. There's there's two lights to uh stop traffic from the from the off-ramp and then there's the light at 29th and Sarah. So, we have three stop lights and that causes traffic congestion. There's no there's no flow. There's no um there's really no time for cars to clear the intersection. The other exit to uh CO project is on Sarah

Road. Um just I guess it's just north of 29th. Um so we're facing a uh an oversaturation already. Um there has been an increase in accidents in the area. Um so that's a concern. Um we did open uh a new elementary school. Uh Sunset Hill Elementary is in operation this year and that is at 44th in Sarah. that is the school that would be fed by this development. Um, and despite it opening this year, it's already uh at its suggested capacity for students. Um, Mustang Valley Elementary is uh is at capacity. We we are already seeing um an increase in in students adding several hundred or more than 100. I'm not sure, you know, how many uh extra houses we're uh suggesting on building in this.

You have 30 seconds remaining. Thank you. Um but uh you know, we're looking at increasing class sizes. Um and uh that would be uh another concern. And it just feels like this reserning request is uh an overdevelopment and it would cause a cascade of future issues um that were already kind of at the at the brim. Um so I would urge the council to consider all those issues and um and just allow this to remain um an R1 residential. Thank you. All right. Thank you. All right.