Planning & Community Design Commission - Regular Meeting

I don't have my gavvel, so I'm I'm making do with what I got. So, we'll we'll start tonight's City of Olivet uh Planning Community Design Commission uh for November 20th, 2025 to order. Madam Secretary, will you please call the role? Jal, present. Jennifer, sorry. Robert, present. Jenna Nat. Um, she's absent. Um, Tim Spiegelass, present. Sam Wallock, present. Felicia Ford, present. Laura Razil, absent. Absent.

Okay. Let it also be known that our city council leazison Brian Lewis is in attendance as well as staff leaison. Carlos Tjo, uh, the city of Alvette's planning and community development department's director, uh, Don Dodie, senior planner, and Jack Carwell making an appearance, planning and zoning administrator. I appreciate it. And chairman, just in case I might have missed this, but also the our secretary who called the role, Miss Pow, is al Commissioner Pow is also in attendance. I didn't think that was necessary. I found it silly last time. So,

all right. Thanks for everybody being in attendance. Sorry for the delay because u you know what we just talked about but u we appreciate you guys being there. Uh just so you know as we go through these uh um different agendas we kind of or go through the different petitions we kind of follow the agenda uh that's on the on the paper. Um, typically with each agenda item, there's a staff presentation, discussion amongst the commission, and then we bring in the petitioner to discuss items and then we have a chance for public comments related to that uh specific item. We do have an opportunity at the beginning of the meetings too for public comments that aren't related to something on the agenda. Okay. So, if you do have something Okay, great. Great. All right. Appreciate it. Um if since we do have somebody online um if you do have a comment either public comment or a comment directly related to the agenda item uh when that time occurs and we ask for public comments we do ask you to u you push the button that says raise hand. Um it should be at the bottom of the screen. Um I could be wrong by it but you know it should be part of the menu items. And we do ask you uh when you're being brought on to the panel um that you uh look for or make sure that your mics are on as well as your camera uh because we need both of those operating and a lot of times that kind of slows down the uh the meeting. So try try to do that ahead of time. That would be great. All right, Carlos, did I miss anything?

No, chairman. I think you have everything covered. I just got one more thing. Uh and that's for public comments. We do ask that they be no longer than three minutes to be respectful of everybody's time and to make sure everybody's opinion gets heard, especially when we have a much larger audience. All right, Carlos. Um, okay, good. So, uh, we'll go to you, Carlos. Okay, we'll go No, I'm sorry. Public comments and announcements and then we'll go to you.

All right, chairman. there's nobody online that that's raising their hand and then of course we we've talked to the two people in the audience. So, uh just a couple of announcements. One is that uh the commission is going to begin the meeting uh talking about the comprehensive plan with a hard stop at 7:30. Uh and then we'll go to the the traditional agenda items for action uh before you. Uh we we reached out to all the applicants to to give them a heads up on how that process was going to be laid out. uh in there uh the other uh announcements we're we're kind of kind of talk about the strategic plan and that would be the announcement that I would give uh in there. So as soon as you're ready to start on the next agenda item I'm set. We're ready.

Okay. All right. So the city's adopted a comprehensive plan which is our community vision to be a vibrant and unique city strengthened by its diverse population invigorated by its opportunities for community connection and distinguished by its dynamic sense of pace place. uh you know the core uh words in in in our process is to build community, build diversity, uh enhance sustainability, balance our economy, look at affordability, and be connected both to the environment and and and and place uh within our community. Uh in there, the commission adopted the plan back in February 2024, and it's um what we're it's a 20-year plan, and that's what we're kind of implementing uh in this process. Tonight, the commission is going to talk about uh establishing its priorities that were from the plan. The plan was a community outreach effort where we had over 3,000 uh participants and stakeholders that that that uh that provided input uh into the city's vision uh long-term vision. And that's what we're going to kind of go over. Uh our community goals are to encourage highquality housing, provide connected, safe, and equitable transportation network. uh ensure reliable, efficient, sustainable inf infrastructure, ensure high quality city services and facilities, be proactive in terms of leading economic development, ensure all of it is welcoming, all of it is safe, and all of it is healthy. Uh to strengthen our environmental s sustainability, and then promote strategic redevelopment and growth. And you can read much more of of these goals uh on our website in under the 2024 comprehensive plan. urge the the people that are online and and in attendance to do so. Uh so we have now these goals and the council had asked the the city council to to give some assistance in terms of how it wants to prioritize these goals and what next steps we would go. So the council did so we're going to go over the the the council's response but then talk about how the commission is then going to prioritize the rest of

the plan and and the the timeline that we're going to look at in there. So, uh, coming from the council and we have our our council leaison, uh, uh, Councilman Lewis here. Um, you know, their primary council view, the primary goals is strategic redevelopment and growth, uh, environmental sustainability and diverse housing. And within those, they had specific action steps that they like the the the uh the commission uh to take a take a look at. that's enhance the design quality and consistency along Olive. Uh and to create streetscape enhancements in pedestri in the pedestrian bicycle network throughout the city, not just on Olive. Uh to strengthen environmental sustainability, the focus about into removing barriers for solar panels. Uh establish outdoor lighting regulations. Uh right now most of our code uh outdoor lightning regulations fall under chapter 28 428 for new developments and not necessarily existing developments. And I think that's where the council's looking at both establishing some some standards uh to control uh you know you know lighting that's focused up or isn't controlled. Uh and then to continue to implement and improve our storm water oversight and regulations on housing to adjust our zoning regulations to allow uh smaller lots or give an opportunity for smaller lots and to uh develop new regulations to manage the size and impact of new homes and major developments. So these will be the four, you know, the the the three core uh focus areas and goals that we'll start working uh in there. And in each of these goals, there's specific act uh potential community actions. Uh those are the ones in in bullets and that's the way they're called out in the comprehensive plan. I'll let Councilman Lewis if there's anything specific or anything he wants to expand on here. But then we're going to talk about how, you know, now that we know what the council wants to prioritize, you know, what are

we going to do with the rest of the plan and how are we going to pri prior uh prioritize the rest of the items? And then Miss uh Miss Dodie is going to kind of go over that in in an exercise we'll have for the commission. Uh Councilman Lewis.

Yeah, I think Carlos covered it well and I've talked about it at the end of a couple of our meetings that were long, but I'm glad we're taking the time here. But, you know, because the question had come from the commission to the council, this was where we, you know, we all voted and kind of came up and said, "These are the areas that we think would be helpful for the commission to focus and prioritize on and want to hear back. Do these resonate and are there others?" And Don will take us through that. But so, as we start looking at legislation, what kind of legislation would you want us to pass? What what would be things we should look at and, you know, factor in? So it's just again we don't want the list to be super long but I think what are the core focused items that will help us then take this comprehensive plan and then take it to that next level with you know kind of actions behind it

and for for us staff will be looking at the commission like of the uh I think of the goals that you you saw previously here the 10 10 goals we know that the council uh wants us to prioritize three of those goals as soon as possible. we're going to take a look at how do we prioritize some of the other goals and then within those goals uh what action items can can we do and how do you want to rank those in that process. So, we have work to do here, you know, with the guidance of the council. Uh, but this is a 20-year plan. And after we accomplish these, where are we going to focus next? And then, Miss Dody's going to uh talk about uh the process on on how we're going to work with the commission to get us to what, you know, where where are we going to be after we accomplish these? Right.

All righty. Um so I have put together a survey which is um a sample or a little view of the survey is is on screen. Uh you can actually click that Carlos um and activate the survey or it should uh open it and then uh I don't survey for us. Yes. Great.

So um yeah, let me backtrack. the commissioner I the survey that I created is for you guys to fill out. Uh this is essentially a list of the objectives from goal A or sorry uh the objectives are listed here at the top and then um the uh potential community actions are listed each below with a set of options for uh your priority level low, medium and high. So you select um I've also given a little information on what goals are specifically related to or sorry not which goals which PCAS are related to which objectives. The objectives are listed up at the top and at the bottom of the page you can uh link to the comprehensive plan if you would like to reference uh goal A or any other section. Uh you see there the dropdown um uh sorry up up at the top you will put in you will select yourself and then fill out the survey. Uh the survey will allow us to um you know collect this input and analyze it effectively. Um we want we only really want to know oh um like who is taking the survey so that we know who has not taken the survey. uh I don't believe that we are going to you know say that these people you know they you know so and so answered this way we simply need to make sure that everyone has taken the survey

uh of I've set it up so you can you know you can do in draft mode where you fill out part of the survey go back two days later hopefully not that long but it's not a very long survey Okay. And you're really going to just read the potential community action and assign a priority level to it. This is one of the shorter list. Uh and I'm not, you know, for Jay and I, the list are a little bit longer. Uh but focusing on one group at a time, uh we would like to give you this survey on Monday. Um, and then you would have until um the next Monday to get it back to me.

Is there an opportunity to us to add comments? Um, well, we don't have a I mean, in case we, you know, as we go through it, in case there's another idea that one of the commission members has, it'd probably be good to kind of, you know, incorporate that just so we can have it for discussion purposes.

I think once we get into getting the ones that are already that are part of the plan, now the plan was adopted a year ago. things have changed and the world's going to continue to change as we go out the 20 years. Uh let's have it that when you know yeah I I guess we could create a just a ride in uh space uh at the bottom. The goal here is like you know what we're taking is that these specific steps represent what we the what we got from the community uh in there. We talked about, you know, providing some additional ones too, uh, in there, but I we'll open it up to the commission also in there comments.

We don't have to all write stuff, but if you have an idea that you think, you know, doesn't reflect, you know, anything that's on the questionnaire, you know, add add a comment to it. That's what I'm trying to get. Out of curiosity, I see on the potential community actions, and I haven't read them closely, but I see the one where it says consider new regulations. Is this the list that you all picked from? No. Yes. Yes. When the council council did it, so they they went through this list and they identified three of these particular. Okay.

Correct. And we may highlight those to emphasize that these were council priorities. They may be the same priorities you have uh in in that process too. That'll probably help, you know. No, I can definitely give you a little bit guidance right next to that recommended there. Yeah, I like this idea though. This is great. Yeah. Uh thank you very much. Um at first we had thought about doing ranking and we had actually free entry spots in there. We've kind of gone back and forth on that, but that's the good thing about, you know, controlling the survey is, uh, we control the survey.

So, a couple of things, you know, there there are 10 10 goals, but the here we're probably not going to give you 10 different surveys, you know, keeping the community safe, keeping the community healthy, making sure that the community is welcoming. I don't think I think those are like happen if we implement the other aspects of it and typically other types of departments are going to be involved in in those. So we're going to focus on the the housing, the transportation, the infrastructure. Uh I don't think number four is is is something that the commission isn't within the sphere of influence uh in there. And I'm not discounting any of those. we can have a talk, but I want to make sure we're focusing on the ones that we we can make those changes, you know, the the commission can make those changes in there. So, we're going to give one one a week. So, we should be done uh by by mid January and then Don's going to put all the data together in there to find out, you know, which ones are the the the prioritized ones or that the those that we commission would like to do an immediate response. Then, we're going to assess it. Is that something we can do uh intradep departmental? Is it something that we need interdep departmental or is it council? And council is council has the authority to request assistance from other commissions because the the plan commission can't we're we're kind of siloed in in in this but we can go to council and say we would like input from economic development commission or from the parks commission uh in there. So th there are those things that need the council uh authorization. Uh other things would be we need fun, you know, we need to do we need to hire a consultant to do this. Uh you know that's something we what we want to do is be prepared to when the council gets to April when they start their budgeting process that we we know like we can make requests uh and and be set for for that you know

for for things that are going to have an outside cost uh in there. So I you know are there any questions or in there? Then again we'll send out one a week. So you're probably going to look at the uh seven of these and you know we'll send it out on Monday and we will expect their response by the following Monday. So you have weekdays and a weekend to kind of review. I know we're getting towards the holidays and it's hard. That's what we're going to do one cuz there are some that are pretty long uh in there and then we'll call you out if we didn't receive anything when we send the next one out. So, uh in there it we want every you want you guys to participate. We're trying to make it as as uh easy as possible so you're not writing or or doing things uh in there. So, uh

I assume we're going to start with the first three being what the council wants us to prioritize. That's correct. Perfect. So, great. Yes, sir. anything else?

Uh, I don't really have anything else to add. Uh, Petri, I I don't know if if this was clear about the potential or where the list came from. Uh, but it's straight out of the uh comprehensive plan uh for under each goal. We list uh potential community actions and then um and the objectives all came from there. But it'll be great to incorporate, you know, the council priorities uh in the draft that you guys actually get to answer. So,

so my one of my questions is, okay, we're going to do the survey next week, I assume, in preparation for the first the December meeting and then we'll discuss it or we've given you our priorities without any discussion. We we eventually are going to discuss them. We're once we got the priorities this is going to be about a you know a 7we you know you'll get a a survey for the next seven weeks and then Don's going to put or correlate all the data in terms of how it was prior talk about it for another seven correct seven or 14 weeks really now is there opportunities and it's slow I mean because it's it's been hard to get things in in in depending on the the number of petitions and applications

I think it would be good to have a discussion after we do the first three okay and that'll be fine the other thing too uh uh is that we have the guidance from the council of the things that they would like us you know to focus on first. Yeah. So if we do that first three have some discussions about it. I think it would that'll be a good start uh and keep the focus on what council prioritizes. Nice level check. Yeah. And it's and it's still seven weeks, not 14. Oh, okay. Yeah. Well, I was thinking our meetings are every other week. Well, no. Yeah. I'm going to make you work in the meantime.

So, there'll be one survey a week. Uh we had slated uh six uh to seven. So, yeah, because it'll be difficult because next week we have a we only have three days uh to prepare for the December 4th agenda and then our next meeting would be the 18th. So, the probably the earliest we'll be talking about what we received will be the meeting on the 18th. Good. Okay. All right. Can you go back to the the original priorities? Not the the the ones that council the council did. Oh,

okay. So, are we looking at all of these or are we look we're not looking at these specifically or are we look I guess I'm trying to relate that to the the actual comprehensive plans. Are we assessing these? Yeah, we're going to prioritize these first. We're going to say if we think these are the priorities, too. Well, that the council has already decided. Okay. So, they've already decided the priorities. Okay. So, but we will have a chance to talk about these. We gave a recommendation, but like Don might send you J first. It sounds like Yeah. Yeah. So, J and you'll then you'll do high, medium, low on all of the ones under J to give your feedback. Okay. Then you're going to get I the next week and then A the next week. Okay. And B then C then what?

Exactly. Okay. It'll probably be A J then I or I. But yes, correct. That's good. All right. Anything else, Carlos? Anything anything else? I think adding the the the the text box is good. And then as as we can get uh I think realistically the the meeting on the 18th if we can do a similar format to do the first 30 minutes we can go over where we are with the survey results. We'll have at least three well the first three council ones. So I think that's good.

I I personally don't think 30 I mean we've blown through 30 minutes and we haven't said anything. I mean, we we've got instructions, but like I don't know how we could possibly discuss all of these goals or even the goals of the first one in 30 minutes. I think we'll just review the results of the the survey. Oh, I thought we were going to just I thought that was the whole point. We're going to discuss them. Well, I just have the priority. Discuss the priority, right? We're right, but just go over the results of the survey. Oh, that's all we're doing. Yeah, we might have. Okay. So, we're Okay. So we're not really have any discussion.

I mean it the difficulty is I mean because as a plan commission which is for planning uh we're also the city's community design review board and whenever that decision was made we have to review all these houses and and there all these other petitions and that takes No, I understand. Then maybe we ought to have a meeting like we had going over the legalities of our commission have a actual meeting dedicated to and that might be you know penny because I think there's just a lot to say here especially given the goals that there are conflicting goals here

conflicting priorities and conflicting goals and so I think having discussions so that we can sort those out and understand that better I think is is worthy. And it's not just which is the priority to each one of us. It's how do we navigate new regulations to manage size and impact of home new homes and also look at affordability and seniors and you know it there's a lot

we're not going to decide each one of these goals or actions in one meeting or 30 minutes. I think what the go the idea for the um survey is to target different ideas that people on the commission feel strongly about to get a unified action with the with commission which ones we want to how we want to uh but without discussion I don't know that prioritizing is me it has any meaning well yeah good point good point let's do

I mean I'd like to hear from other people like what you know what do they think about you know trying to manage the size and impact of new homes versus, you know, like like our constant approval of gigantic homes in the middle of small homes. You know, how are we going to navigate that? Well, that's for subsequent meetings once we kind of go through Well, we don't ever discuss the plan. So to me

kind of what we're been doing is taking it little by little and once we kind of identify kind of uh uh a roadmap I think that's what this is is to de identify a road map how we can tackle these priorities and there'll be probably agenda items dedicated to each one of these things that we decide to uh to go after. But we first got to at least kind of target some things. So I think the survey is a great place to start. Then we can have a quick discussion and we can decide then too if we need to discuss further. And that's kind of a little bit too the writing comments. Maybe add some comments to that especially if you see competing uh goals with each other. That would probably be helpful. Yep. Okay.

I got it. Okay. Um, that being said, we'll move on to uh old business and we'll go to item A, which is 8950 Olive Crossing. Carlos Jack.

All right. Good evening, commission. I'm happy to be back. Um, so before you again tonight is 8950 Olive Crossing, lot six, which is the courtyard by Marriott. Um, we're just going to go over some of the components that you guys discussed. um at the last meeting and then also what we've received from the petitioner. Um so again, of course, you guys are it's before you for a design review. Just to give you some background, the item was introduced on October 16th and the commission does have 45 days to act, which would mean no later than November 30th. So it would be action or an extension as of tonight. Um so then if Carlos, if you could go to the next slide, that would be great. This this is just the general background information that you guys have all seen before. We'll move on to the next slide. Um, so Carlos has put into the slide the updated elevations. Um, when talking with him, he had a discussion with the developer petitioner today. Um, there is an elevation change that has not been represented on this plan as of yet. um that the number of king bedrooms are going to be removed and replaced with more doubles and then there's going to be some sort of elevation articulation either you know another cut bump in bump out but the petitioner will be able to address the design uh quality or you know design choice related to that east elevation um on the next slide or did you have anything else Carlos on the okay so then the landscape plan was provided um you You can see that here we would just the thing that we would ask as a condition of a landscape plan is to just make sure that it's um you know to maximize the use of those native landscaping. So we have to go through and uh assess what has already been you know proposed here. Uh we and then you know as a condition for approval would just be to maximize the use of the native landscaping. Um on the next slide we have already talked about the MSD grading. So there's nothing, you know, anything uh to and same with the

cross-sections. There's some more grading information, some more revised cross-sections. So then we go into the pedestrian plan. Um you can see uh in your packets, it might be a little bit easier to read, but there is a very big blown up version of the pedestrian plan um and walkability plan. It's kind of deeper into your physical packets. But um if you can see on your DIS, there's this green line that runs along the west side where it's dashed. Um the intent of that is to get that as an easement um dedicated uh to the city. And then we have the cross pathway in front of the uh hotel right there that would go over to the side that's along the eastern side that's along 170. Um on your packets there's a red oval that's drawn around the portion along 170. So we are seeking um you clarification on what side of that um you know if the path's going to run along the side of the the parking lot or along the side of 170. So, we're seeking the clarification of getting the, you know, pedestrian plan built out to what it needs to be to for staff to have that information. Um, and then there was one more thing that I had on here. Um, another portion of the uh conditions of approval were just to look at the uh exterior lighting and note the controls to set to limit the blue hue. So, that was another condition of approval. And then um how the patio which was discussed last meeting will contain that 6ft fence enclosure that's partially enclosing the exterior patio consisting of the colors and materials compatible with the hotel structure.

So these are just the components that were discussed from the last meeting and then I can answer any questions as well as Carlos and the petitioner. Uh I've got a couple of questions. Um this sounds great but I want to know what it means exactly. Maximize the use of native landscaping. Does that mean we're checking to make sure the plantings they're using are native? Is that So, we would and we have yet to go through the uh landscape plan like one by one to make sure that we have those, but at least anything within the trees, we were going to be for sure looking for the native plantings just because of the ordinance that's been in place.

Okay. And then eager to hear from the petitioner about the pedestrian sense. It looks like there's a path going behind the hotel, which is the opposite of kind of what we talked about, but he's indicated that's not what's happening. So, anyway, be eager to hear about that. I don't I I think it's I don't think it'll go, you know, wrapping around the hotel. I think that that that dashed line that's shown there is supposed to just terminate down at the south portion of the property property or of the parcel. Okay. I would like to hear more about that. Yes, sir.

So, and I'll expand. I think in discussions with the uh with the applicant petitioner and he can discuss I I think we're in consensus that we would have a a full loop that kind of runs around the the between lot five and lot six that gets everybody closer to the uh agreed upon development uh developers agreement uh in here we don't know what's going to happen with lot within lot five yet I mean he's got some schematics in there uh so but I think they're willing to to do the full loop as you're uh along along here on the norththeast end. Um we don't know what side of the road it's going to be yet and that again until we get into further details here uh in there this southern segment here what we're asking the de developer is that in when they uh in lie of an easement when they a condition of the approval or part of the subdivision for lot five if they go with two restaurants. Uh that they have a note in place that they would be willing uh to allow the city to construct a trail here uh in there if we ever can run a full trail to access like parallel with all the way down to 170 to get us to bond price tariffs and and all that which is a a big feat but I think just having that ability to do or secure that ability to do now is in the city's best interest.

Okay. Okay. And I I think the developer can probably explain it a little bit articulated it a little bit better than I can. Can you can you put up an aerial of where Bond Terrace is in relationship to that? Absolutely. Just out of curious. Sorry, I don't have them all memorized yet.

So this is the southern tip of the development area. Here's bond bond price terrace here. Oh, okay. And then here's uh Citizens Park, right?

An aspiration, and it's an aspiration because it would be a considerable cost, uh because there's a creek that runs through here, is someday to be able to run a trail parallel with the interstate to a vacant parcel here and connect to the street and allow the ability from uh connectivity from the south end of the city, uh really the southeast end of the city northward. I'm I'm curious since you have Centennial Greenway right there. I would be surprised if the neighbors in either one of those subdivisions would want to have access that way when they can just go straight to Old Bonum and cross over if they wanted to traverse up to Olive. I don't know. It just doubles their

the length of their I I re I realize that it just I just you know it just seems odd to me.

It it's a good question and I think that that and these are the discussions for that commission because again if connectivity is a priority uh is it one type of connectivity or is are we supposed to look for various ways to do the connectivity and right now our parks are not interconnected. Uh and this while it's not a a park, it is our one of our major redevelopment uh centerpieces for for the Olive Boulevard corridor and it's being able to provide that access. Some of the rationale uh in there is because there's some common ground. Again, it it would be it would require some a major feat and a commitment of the city if it was ever to happen.

Uh however, not providing that opportunity to be considered at, you know, being that we're at this point. So would it be a form of an easement?

Not necessarily an easement, just an assurance that if if we ever get to that point, there can fund that that uh they would be willing to work with us. Uh the developer had something similar on Olive Crossing uh for if if there was ever redevelopment uh um excuse me, at the shop crossing uh west of the development. Uh something that has a little bit of flexibility. Again, I think it's it's an aspiration, but I think it's something that, you know, if if uh if it's not discussed or or put into place, then then yes, it probably won't ever happen.

Okay. Good. Any other questions or comments? No. If we can hear from petitioner, that'd be great. Yes. I I'll bring them right up. All right.

Mr. Mr. Chairman, members of the commission, Greg Yawit, Six Heather Hill Lane, uh here tonight on 8950 Olive. So, I'll start with the pedestrian plan since that's what uh we first hit and then we'll get to Steve and the elevation. Steve Mitten, no relation to Mark Mitten of Alvette, but Steve Mitten of Springfield, Missouri with O'Reilly Hospitality uh that is uh our partner and is the lead designer on this project. Jerry, who you heard from uh last meeting, Jerry Kleinhoffer is an actual ar she has an architectural firm that executes the drawings and the documents. Steve is in house at my uh hotel partners company. Little background.

One second here. Just want to make sure. So again, Mr. Minton, I'm trying to promote you to panelists uh so that you can uh speak with the commission. And right now, I'm not sure if he's just not there. Yeah, I can text him too. Yeah, just in case if he stepped away. Oh, there we go. There we go. Okay. And we'll get to Steve in a minute. And then Mr. Minton, if you can uh when you get prepared to speak, uh we do need your mic and of course and uh also the video uh uh visible and that's more for security reasons. Thank you, sir.

Great. All right. So, let's talk about the pedestrian path because yes, as uh Sam, as you pointed out, it's a little opposite from what I said before. Here's the conversation that Carlos and I had from a big picture ette standpoint. I don't think having people behind the hotel at night is a great idea. That said, Carlos explained to me today his his vision for what if there could be a way to connect Olive Crossing basically down to old bottom. I think personally it's still not a great idea. However, if the neighbors, and I think Stonley Towers, especially the direct neighbors that border this property, need to be brought into this conversation and the other neighbors to the south, if they are all on board, and if there is a way to construct it and pay for it, I don't want our project to be the obstacle. So, what I told Carlos and we need to work out a document for how this works. Whether it's a commitment from the subdivision entity that controls the development or how we do it, we can figure out. We just had this conversation today, but I wouldn't want us to be the obstacle to this. I still don't like the idea, but if the Stonley Towers neighbors and the Bon whatever that subdivision of the south is, if they were okay with it and it's built properly and lighted properly so that it's safe and lit and isn't a nuisance to people, I don't want us to be in the way of that. So, if it were simply a dead end, I don't like that idea at all. On the conditional basis, it's a throughway. Again, I don't want to stand in the way of progress for the city. So, it's not an easement. It is we're going to work up some sort of legal document that binds us and the future owner of the hotel, if we ever sell it, to work with the city to allow this to happen. We're not going to build it now because we don't know that it's ever going to

happen. And we may put a clock on it that, you know, if it happens in the next 10 or 12 years, great. after 12 years maybe we figure out it's actually because the grades there as Carlos and I've talked about it's it may be tough to get a pedestrian pathway that's accessible for all people through there and then if it's not accessible for all people should it really be built that's a bigger picture conversation so again this is our sort of conceptual agreement so that helps understand why I didn't sort of change my position it's a it's a if then maybe I think so we could probably be all right with it understood All right. Could it also go on the front side or is there just no There's no room there. No room

because the pavement for the drive lane is literally up against the property line. Yeah. Yeah. And you know like the hammerhead you can see in this at the southern end is for the fire department. We wouldn't ever want a scenario where we're encouraging pedestrian traffic where there's too many cars. So understood.

All right. Um native plants. Um, Carlos advised me of a of a desire to have more native plants. I am not a plant person. I hired a um I hired our our landscape company who h is they're actually the entity name they have is called it's like native landscape.net is her email address. I couldn't tell you what percentage of these plants are native. We will endeavor to make as many of them as reasonably possible native. However, key thing I pointed out to Carlos is the highlighted orange line along the property line in the fence. Our intention there are arbor vites or other evergreens. And I don't know if that classifies as a native plant. And what I wouldn't want to do is eliminate those in favor of native plants that don't provide the screening. So you have my this thing may be 50% or more native plants. I don't have a clue. Um, I'll talk to I forgot my designer's name. I'll talk to Jerry, the boss, who had the plan built for us, but that's sort of where we are with that. Like, we'll do our best. I just don't want to sacrifice the buffer that we've talked about with the neighbors in favor of a species change if that's cool with you guys.

Great. Um, blue hue on the lighting. Um, I don't actually know what that is. However, I asked Carlos the question, does any of the lighting currently in Olive Crossing have a blue hue problem? And he said, "No, since we're using the same light fixtures, I don't think we're going to have a problem." So, easy to comply with that because we're trying to use a consistent fixture. Um, nothing should change there. Um, last item then is the elevation, which now has Steve moved over? Yes.

Oh, perfect. So, uh, in a minute, Steve Mitten, who's an architect with O'Reilly, is going to talk about he's been marinating on how to do this. And what he came up with was a way to effectively reorder and reorient the rooms inside the hotel. And what that will do is cause very minor shifts in the face that will be aesthetically more pleasing, I think, to your desire to get a breakup. But I'm not an architect. He is. So, I'm going to turn it over to him. Steve, your uh your microphone and u camera are okay. I can you hear me? Okay.

Yes. Yeah, we can hear you. They you need you they want you to turn your camera on. Yeah, I have a problem. Sorry about that. But my uh my camera on my laptop does not work. So, um, it was damaged some time ago and so I don't have that. All right. So, it's okay, Steve. I'm sorry about that. No worries. We appreciate that you tried. They'll all meet you one time when you're up here for the grand opening. Well, absolutely. And hopefully before then.

Um, well, as uh Greg mentioned, my name is Steve Minton. I'm an architect uh director of architecture for O'Reilly Hospitality here in Springfield. I've worked on um around 100 hotels. Uh been in the architecture business for just over 50 years. Um that kind of ages me, but uh but that's okay. We're still doing it. So, um um like Greg was just mentioning, he he mentioned to me that that you all uh had some questions about this the uh design of the hotel. And so, I'm here to answer anything. And if you'd like for me to, I can kind of go ahead and start um the discussion and just let you know how how this uh the design of this hotel, the appearance of the hotel, the materials, how that all uh came about.

I I think Steve, we want to focus on the East Elevation uh in particular. Uh if you can talk a little bit about that.

Yeah. Well, and and I'll lead into this by uh by letting you know that, you know, with these hotels, this is a this is a prototype hotel. Um which um you know, that's kind of where it all starts with the with the um the room types, the number of rooms. Actually, we set the number of rooms ourselves and we adapt the the um the prototype to our own program which has to do with the height of the hotel, the number of rooms, uh different spaces. So, so but it all starts with the prototype. This is basically the prototype hotel for the courtyard by Marriott. Um, with some sort of soul changes that we have made again to adapt to our own program. We have 128 rooms, guest rooms. Um, and so that's where we start and then we we kind of take it from there. But you know the prototype is a it's got three main materials and you know that's the ease material um the the fiber cement panels and then there's some metal panel on the back side but um you know focusing more on the east elevation There's again there's two main materials up here. We feel like um like the east material is it's a nice color. It's a you know it's kind of a light beige. It

works really well. We've added some of the uh the fiber cement panels. Uh we've gone a little bit above and beyond. Steve, not to interrupt, but I think we're pretty good with the material choices. Great. I I think I think, you know, I'll speak for most of the people in the commission. I I think we're good with that. And I I think the one of the things that personally I had was adding a some more uh uh if dimension or not dimension, I'm not sure what the right word is. Pardon? Relief.

Relief or articulation. articulation to that east elevation was was kind of something I wanted to see if that was possible.

Okay. Um what we've done and actually we were working on it in the last couple of days. I didn't quite be able to get it up to Greg um before this meeting, but we have we have adjusted our room our room mix a little bit by putting some uh and I don't want to get too technical here, but without a plan in front of us, but we've added some of the double queen rooms, which are the longer rooms to the front side. You can see that the the left portion of the east elevation uh I'm sure that's you know that might be part of your concern is it's kind of uh repetitive. It's got you know the same kind of plane um elevation. The right side I think is really interesting. It's got it's got several ins and outs and um you know shadow lines and different planes on the building. the left side. We thought, well, maybe we could address that some. So, what we have done, and we will we'll be sending this up, but we've we've added a few more uh I think five more rooms of the um of the queen the queen doubles, which are longer by 4 feet to the to the left side, the far left side of the east elevation. By doing that, it gives us a a really nice shadow line about halfway through that on that mass on that building mass. Yeah, approximately there. Um and so we've got this nice break in the in the um in the building plane that will you know that in

elevation you don't see it in in real life and in uh perspective you'll see it more and so um you know we we think that was a a nice thing to do. Um, good.

Yeah. And and we've actually we've actually done it I know you're not too concerned about the north elevation, but we have added uh quite a bit of the fiber cement panel on the north side which is you know I think that's going to be a very visible side. U as you're driving to the hotel everybody comes from the north. So the um you you see the the light ephus panel on the right hand side. That's a stairway on the inside on the right hand over to the right far right. There you go. Yeah, that's all now the fiber cement panel. So it's we've added um we've added quite a bit to that. We think it's a it's a good a good thing what we've done and it turns the corner. Um so it's so we've added the fiber cement panel there. We've we've adjusted the rooms over on the east. And you know I really I really like this hotel. I think it's um it's a select service hotel which um and it's one of the best looking attractive um select service hotels I think there are in the brands and we do uh you know we do full service hotels um I did the embassy at uh St. Charles. Um, but we also do the smaller select service, you know, like um like Hampton inso, and they're getting they're getting really busy. Too many materials used, too many different colors. This is a I I'm really glad that the courtyard um the courtyard brand has has really

stuck to, you know, the three main uh colors, materials, textures. I think it's a a really attractive hotel. Very good. I I would love to kind of see what those would look like. I don't know if you have a sketch or something. So Steve's gonna turn my mic back on. So it's going to take another week or so to get the rendering done, especially with Thanksgiving. Yeah. Yeah.

And so my thought was if you all are willing to take action subject to either a seeing a revision, b the revision being in line with what Steve described and staff checking the box and then of course showing it to you. Yes. Um, you know, you I think you all know me after 20 years of building stuff and I'll event if I tell you I'm going to do something, we're going to do it. And so Steve's in the middle of producing this document. Um, we just couldn't get it. He can't he couldn't get it done by now. So yeah.

Um, sorry about that. We we we've come close. We are working on it right now. And yeah, I think it's really an improvement. I really do. I think it's it's helped. Um, we've tried to react to your comments and we appreciate your comments because like I said, I think we've really improved the building. Great. So, if you're com, you know, my hope is that you're comfortable moving forward with our commitment to make these revisions. The other things we talked about relative to the agreement on the pedestrian path. Um, I don't think we have a blue hue issue because we're using the lights we already use. And then I'll we'll do our best with the native plants. Um, right. But I think it's a good looking plan to begin with done by a company that is named Native Landscape. So

the only push back will be that barrier you know those arborit arbor arborvite. Yeah. If those are if those aren't let's see what we'll see what the percentage of the native land. It may be that we're already compliant because everything else is there's so much native that those arborvites or evergreens or whatever they I don't even know what they are right don't matter in the math. And I don't I don't believe the ordinance specifies a percentage. You have our commitment. We'll do what we can to make it as native as possible without destroying the intent of the landscape plan that you're going to approve. Right. If hopefully you approve. Does that does that work? Well, we'll we'll

if if you all that's true. You you guys tell me. Go ahead, Tim. I'm sorry, Greg. I got two more things. Um, one is the buffer between a a fence or anything between 170 and your property. I drove by it a couple times. I couldn't quite tell and I wasn't willing to get out of my car on 170 and which you should not do. So, what I would like to see if everybody's okay with it that we guarantee that there's six feet of barrier that's at least six foot from the ground to 170. Oh, six foot high. Six foot high. that somewhere in there that you have a barrier that whether it's MSD or whether it's whether it's MDOT or

MDOT or you that all the way along your property there six foot barrier. Yeah. Fine. I mean it's Yeah. And we'll most of what MODOT controls they have chain link on. Mhm. And this is the low spot that you and I think we were all talking about last time. Um you know I I was actually not sure what type of fence to use there. Um, and I haven't really talked to Steve about it. You know, I don't love chain link. It is a barrier. We're certainly not going to do sight proof, right? That's not going to make any sense because we don't we won't be able to see the hotel. Um, and then in areas like this where there's a 4ft wall. I don't know. We might hear

Well, you you're dipping down right before that wall though too as well. So, you probably are six foot, right? There may be sections where it's not an issue. Right. There's yeah, in some areas it's more well more than six feet already, but yes, we want there not to be the ability for someone at the hotel to if for whatever reason run out and run onto the highway. So, we'll even if it's chain link to match mod, we'll something that we may try to find something a little nicer. Um, yes, we would like it nicer, right? Yes. Yes. Could I ask a question? Is is is that the purpose of the barrier for security or safety? Yes, safety. Safety. Okay. Very good.

Yeah. So, Steve, if can you see the picture on the screen? Yes, I can. Yeah. So, we're real close to grade of the highway on the southern I'd say third to 40% of the hotel property, which will have a road on it that's gets pretty close to the MDOT property line. And we just, you know, the the commission wants to make sure somebody can't, nobody's likely going to jump from the highway onto the hotel, but you, you know, if there's kids running in the parking lot, that little guard rail you could see in the photo is not enough. I agree. I agree. It's a good idea. Great. Yeah, happy to add that. Second thing,

um, second thing is, h how did you come up with how many accessible rooms are in the hotel and is that code or how and how many do you have? Steve, can you answer on the how many accessible rooms we have in the co in the hotel and how we determine that? It's it's the um it's ADA requirement. We always we always go by um very the required number. Jerry can actually answer that better than me because she's very averse to it. I mean aversed to it. But uh um we will have all the required um uh ADA rooms. Perfect.

And one thing I want to also add that I don't know if I've told Steve this, but I've talked to Tim O'Reilly, who's O'Reilly Hospitality Management about, I would like personally to find a way at a minimum on our first floor if because Steve, you may be hearing about this from me for the first time or you may say, "Oh, no, Greg, you already told me this. Most current hotels all use electronic key carts. We have a significant observant Orthodox Jewish population in this area. If there is a way for us to integrate manual keys as overrides to the digital cards. Personally, I want to do that so that our hotel is welcoming to everybody. Um likely only on the first floor because observant Jews can't use the elevator on Shabbat. uh this is just for Friday nights and Saturdays because they can't push the buttons. Um and in Israel the elevators move on their own during that time. Here that we wouldn't do that. Um but I've talked to Tim. We haven't researched if it's available. My hope is that it is available. Um and so we could do that to a certain number of rooms. Again, the more reasons, this has always been our theme with Olive Crossing. Why? We want to have as many reasons why you want to come to Olive Crossing and Olivet as we can create. And if we have a unique environment where the observant Jew on a on Shabbat can use our hotel, it's good for them and it's good for the community. So, I don't know, Steve, if you've heard me talk about that before, but it's just one of my missions I want to in integrate into the hotel.

FYI, St. Luke's um out in Chesterfield has elevators that stop on every floor automatically on Fridays and Saturdays. Oh, well, there you go. Yeah. So, so it might be doable for us, too. Yeah. They call Shabbat elevator. Yeah. The Shabbat elevator. and they they advertise it on in the elevator bank. Yeah. So, I just wanted to tell you that like accessibility plus is one of our things. So, happy to answer other questions. Anyone else? Great idea.

Okay. Thanks. Appreciate it. All right. Now, if there's uh if there's any public comments related to this agenda item, uh please raise your hand. If you're have a question or comment online, please push the raise your hand button. I see nobody in the audience uh that wishes to speak on this. Carlos, no one as of yet, sir. Okay, great.

Any discussion about some of these things? The the only thing, how comfortable are we with kind of uh entertaining approving this without seeing the actual elevation? Um, I mean, I'm the one that um brought up the elevation. So, I'm personally fine is that we're getting some articulation to it, but you know, I would like to be able to default back if if it if we all disagree and don't like it, we default back to the original one. Yeah. if that's an idea throwing it out for discussion.

So, we'd look at this, we'd approve it, then we'd look at it again and say, "Do we like the reiteration or the first one?" Yes. Correctly. However you guys feel. I mean, I mean, I think if they're I'm sorry. if if they're saying they're going to do it, you can see like with the west elevation what an articulation looks like and I don't see any point in dragging this out, you know, for another two weeks. Yeah.

Personally, I they they've responded. They said they're going to do it. We have an idea of what it's going to look like because we have the west elevation. I don't think there's any reason to have to come back. That's just my personal I would say it's if Carlos is comfortable hearing what we want to do to say that that's you know it's I would say it's more on Carlos if you're comfortable.

No, I I have a a good understanding of what the uh Mr. Minton's kind of described uh in there and if we you know that if the commission authorizes that we take a look at it, we'll still bring it back uh in there so the commission's informed. I I I think I know what you're looking for and as long as that there's a break right in there. Right. Okay. Good. Good. Okay. That being said, any other further discussion on this? Appreciate uh all the efforts and listening to us and going through this. So, at this point in time, do I hear a motion? I'll make a motion.

Go ahead, Sam. Um motion to approve a petition for design review in accordance with section 400.2180 2180 for construction of a four-story hotel totaling 75,365 square ft for lot 6 in accordance with ordinance 2675 and 2725 as presented in the memorandum from the department of planning community development dated November 20th 2025 subject to any staff conditions noted therein and then I'm also going to add the 6 foot high barrier that uh Tim mentioned as well as final approval of the east elevation changes discussed by staff.

There is a point of question. I think it's about six foot or no, go ahead. Um, so we we talked about this actually in relation to lot three. The square footage is really specific and if this shift is going to happen of a couple feet of the room sticking out on like the second, third, and fourth floors, could we say either totaling approximately 75365 or close to or not more than 76? It give you a foot either way. Is that okay? I just I didn't There are I think approximately,

you know what I mean? Like I just it was it's oddly specific and we know there's change coming. That was off. Yeah. Uh approximately 75,365 square feet. Okay, great. Motion's been made by Sam Wallock over here. Second. Second. And seconded by Tim Spiegel Glass. Carlos, you please call the vote. Yes, chairman. Commissioner Spiegelass, approve. Me stop here so you can see. All right. Uh, Commissioner Ford, approve. Commissioner Powell, approve. Commissioner Wallock, approved. Commissioner Jurgel,

approved. If the motion passes unanimously, the next step is of course uh submitting the revision of the the elevation and then uh discussions with uh uh for submitting for a permit uh in there. And then uh given the opportunity while you're here, are there any updates you'd like to give the commissioner or while you're a real quick opportunity?

Uh updates, let's see. Uh, one Paris Baguette and Brass Tap are full are under construction. Been some challenges with county permitting. Um, I think the Verizon store contractors is uh has started mobilizing. Uh, Tropical Smoothie I think is still in for permit. Have you you guys haven't issued those yet? They're in. Yeah. So, they're in for review. I'm negotiating a term sheet for the last space which hopefully will happen soon. And my hope is that um in January I'll be able to publicly announce the first restaurant for the north end of lot 5, which will confirm our change to our development plan that we are no longer building the six-story office building and we'll be going with two uh nice restaurants. Um I heard it from another one today who said, "Oh, maybe we should be here." And I said, "Yes, I think you should." I can't say who it was, but if they come, you'll be really happy. So, um, because I get to pick the food that I know that I and my neighbors want in our city. So, yeah, things are moving along quite nicely. Aldi's doing exceedingly well. Um, and we're working on just wrapping up the construction of uh the lot 3 building. I don't have timets from the tenants for their opening dates yet because they're contractors doing their work.

How's how's the apartment complex? Oh, we're 87% occupied. I believe we've we fluctuate between about 85 and 95. People move in and out, get job transfers and whatever. Um I think you all know we won um I now I think we've won actually four national and international awards for the design of our public space and lobby. H did a bang-up job. Uh we were top six in the world uh for lobby and amenity space from one pub from I forgot which design publication and they just sent me H just if you look on H's uh LinkedIn page they we just received another award over a year later. So they did a bangup job with that uh with that design. So

Right. Thanks for the updates. Sure. Appreciate it. I do too. Yeah. Okay. We'll move on to new business. Uh item A, for Homestead Acres Street. Jack,

hello again, commission. So before you tonight is for Homestead Acres Street. Um this is uh up for community design and concept storm water management review. Uh site plan is not required. However, the commission does hold the right for site plan review. And as um you know, our review process happens, I still look at all of the improvement plans based off of the submissions and every standard. It's just based off of uh the code and the way that the fees are. Um but the light the the lot size makes it uh exempt from site plan review. Um primary staff concerns just came up with tree preservation. Um I'll go into that a little bit later. Um nothing significant. We're just requesting an additional uh you know an upgrade or a revision to the prot tree protection and replacement plan. Um storm water management. The only concern was that we're still awaiting comments from the city storm water consultant. Um, their detention pit is going to be located in the northeastern portion of the front yard. Carlos, if you could go to the next slide, that would be great. I know. Oh, I lied. That one. Yes. So, this is the concept storm water management plan that was submitted. Um, the orange box shows the location of where the detention facilities going that they're proposing a dry well. The uh maroon box up top is the pop-up emitter um 10 ft from the property line on to the north and to the east. And then all of the blue lines are their 6-in uh PVC piping. and that's connecting from the downspouts to that um flow well. Uh other concerns, so we're the only concern for storm water was just making sure that we get the consultant's comments and then as a condition of approval that the you know petitioner reviews that and then if there's anything necessary, it addresses those revisions.

Any known water issues with the neighborhood? Carlos, do you It It's a tough street because there's no curb and gutter. So all that water from Homestead. We've had the when the adjacent home to the west east was built kind of a little bit more contemporary type of home uh we had concerns from people off of uh Lind Court I believe is the subdivision. So we'll take a a close look uh well you know with a consultant on this cuz um it it it you know the detention pit should improve and reduce the volume and the amount. It's the grading that would be the next concern.

Sounds good. And just to also state uh reiterate or what Carlos was speaking on concerns uh mailings were pres sent out and nothing has come back from any of the neighbors within 300 ft of the property for concerns about the anything related to the home. Um just there were some components with design principles that stood out. Um it's just because of the way that the design principles are written. I have to make you guys aware of this. Um the masonry in the the way that the design principle states is that masonry should wrap around the side of the elevations and terminate at least 5 ft from the edge of the nearest projection. Um it's the only concern is that um elevation there the left turn one it it it does wrap it's just you know I have to make you guys aware of the 5T there. Um and then in terms of the roof pitch the proposed primary roof pitch exceeds the 10 to 12 um pitch that's noted in the design principles. Um however the architect did provide a statement regarding the design choice for the roof and I will read her statement here in the packet. Um she just noted that the primary roof pitch of the new home shall not be greater than oh that's what the sorry that's what the design principal says. She stated um that just to note that on the 1212 roof slope it is mainly driven by the Cape Cod cottage aesthetic of the one to one and one and a half story with the dormers and need to get the adequate second floor space within that roof. She just wanted to also note just uh wild neighbors on either side do not have higher slopes. Many of the surrounding homes have 1212 slopes, but these are also, you know, homes that are not within this particular subdivision, but it's something that has been seen within Alvette. Um the other concern that just came up as uh condition of approval was to just make sure that we get a construction traffic access management plan for this property just because of how um tight home Homestead Acres Street is. And then also just that we as a condition of approval have the street trustee coordination um with the street trustees on the plans of maintenance and repair deposits regarding the construction impacts on that private street. That's something that the

commission had also imposed on uh 1124 magnet earlier this I want to say last year um was just due to the tightness of magnet as well. Um also there was uh concerns that will go into the tree preservation. Carlos, if you could go to I think it's the last slide right before the motion. Sorry. Yes. Okay. So, this the tree plan on the left is depicting um the locations of what's to be removed, what's in poor condition, where the fencing is going, and what's being preserved. On the right is based on um the proposed canopy. So, with the newly adopted ordinance, um, a property of this size would have to have at le a minimum of eight replacement trees. The petitioner has already provided three replacement trees on that plan, all native species. Um, as well as they're pre preserving B1. Uh, B1 is the, uh, I have it in here real quickly. It's a pretty prominent tree, you know, in the front of the property. Uh we do have um as on the front of your staff report is that this that the petitioner must update the tree protection replacement plan and then also um where was this? I'm so sorry. There uh just do like a routine check-in of the protection standards and then making sure that that tree stays uh unobstructed during the construction and demolition process. Um, also regarding the trees, so in total, um, that significant tree B1 will count towards the replacement credit as well as G and K that they are also preserving in the back. When doing the review, I went off of all of the trees that are considered significant, like our ordinance dates of 8 in or more DBH. And then I did it based off of how the surveyor has the trunk fully on the property. So, I'm not c giving them replacement credit towards anything that's considered shared or anything that has a trunk that's not on for Homestead Acres Street. Of course, we would love the fact that they're preserving all of those trees along that

property line and having the fencing in place. However, the credit will count towards B1, G, and K, as well as the three replacements that they have. So, in total, they would have to replace two more trees. And that's why we're requesting the uh tree protection and replacement plan be updated to show the two additional replacement trees added to that uh inventory list. In terms of that, you will also see just in their plan, you did get a landscape plan. This is different than what's on the ordinance. This is showing all of the different shrubs. This is provided by Baxter Gardens. Great plan. However, um, as when we got revisions, the new tree plan came in and we need to have that cleared up between what tree inventory they're going off of. I went off of the report based off of the front neck forestry, what was submitted on the newest revisions, but this Baxter one does depict other trees and we want to just get that clarified of which tree planting schedule we're going off of.

So, if you go with the Baxter, do they have enough trees? I would say I ran the numbers yesterday and I don't remember off the top of my head, but I think that the Baxter one also did have a decent amount of them that were not considered native. So, it was there were some concerns with that. And then let me just pull this up real quickly if I can see here. So yeah, I would I would just I can get you the information and run the numbers again, but my understanding is I would I would think they it came out pretty, you know, I think too still on both. I would have to look if the requirements just because I think I have to total I'd have to total the uh you know the ones that are not considered native on there and then a limit because they would not count towards the replacement quantity. So I would I can go that and

what kind of trees are they the ones that aren't native that are not native on this list? Yeah. Um, well, there's the like I don't think the dragon lady holly is not native. The cherry ones are not native. Um, the white dogwood is native. The ju the tailor juniper I think under my understanding from the botanical garden is considered native. So, there's just some certain ones on here that I'd have to look versus what is not. It's very impressive that you know that. I've done all my uh tree research. Yep. I started here when the ordinance was in place and now I'm learning it. So, good. Here we go. Uh, other than that, I can answer any questions as well as staff and the petitioners here as well. Just to be clear, that uh material on the front of the house, that's all brick.

Yes. The entire front is Yeah. My understanding is it is brick and veneer. Brick veneer. Okay. Brick veneer doesn't look like brick, right? Yes. Yeah. I know. Brick. Carlos, can you go back to the to to the storm water real fast? Good. Good. I'm good.

Okay. Okay. Any other questions or comments uh with staff? One thing if I can ask Mr. Carlson, I apologize in there, but the the number of trees that still are that below the the required for the for the lot was two. You said, are you talking about the number that is for replace? Yeah, they two right now.

Okay. So what I I will note to uh to the commission uh in this is within that I mean the the petitioner submitted a landscape plan but that's and and we appreciate that uh in there but they're supposed to submit submit the the arborous plan the tree uh protection and replacement plan and in there you know the you know when Mr. Carwell went through that found that they were too short. Now the commission has the authority to consider alternatives in here. I think they've done a nice job to do uh provide additional landscaping along the perimeter of the home that the commission does have the authority to wave if if there's just too many trees. There's not enough space to add more trees. Exactly.

That the commission can acknowledge the the the landscaping that the petitioner is proposing or the pear trees on both sides. Pardon? Or the shared trees that are, you know, kind of then we start getting it becomes a little bit more difficult if it's offsite. I mean that that that is up to the commission. It's it's for you guys to discuss. Yeah. If this homeowner can't count it, then the next one can't count it count it. Very true. Then it seems like

so. Well, that being said, being if if those that are going to be uh the shared trees to be maintained and this landscaping plan, you know, uh in that I I think it's a reasonable give and take in in in the way that ordinance was written. Yeah. He just didn't talk. We We never We We didn't talk about it and I didn't think about it until until now. So, is the position being taken by the petitioner that they can't fit more? No. And and they'll be able to address that. Okay. Right. So, I got one more thing. So, and I'm I'm confused. So, is B1 the tree that we're keeping the nice tree? Yes. The large one in the front of

Isn't that right where you're putting the detention area? I think it's a little the way that it's shown within. It's right. Well, it's right next to the camera. The circle to the north, right, Carlos? I don't know. Where's your cursor at? Yes. Right there. That's where the trunk is of the tree. Let me It was the plan. The proposed plan can be a little hard to read just because they proposed the or they imposed the proposed plan on top of the existing plan. And we asked when it gets submitted for a building permit to clarify that to make them two separate plans for legibility purposes.

Okay. Um if there's no further questions right now, we'll hear from the petitioner if he can make it up here.

Conway. Yeah. Doug Cohen. Douglas property is 1025 South Mcnite Road. Uh, this house is actually pretty much a replica of the house that my wife and I live in on Mcnite Road. And it's truly a remarkable house that my wife keeps redecorating. She's watching.

Uh, and u I this is going to be this is uh probably one of the nicer lots in in the 63132 zip code. And I fully believe this is going to be one of the nicest homes in the in the community when we're all said and done. It's really going to be really cool. It's not sold yet. And actually I've hardly marketed yet marketed it yet. But I have a question on because other municipalities we kind of run into this in crepe when a house is uh started and there's landscape restrictions and uh things like that and then the home then the house is sold and then the homeowner says I want to substitute this to that and you know things like that. I mean I know I think this is a somewhat new landscape or tree ordinance. I think so. There's going to be some growing pains here, but I I mean, if I were buying a $2 million house, I would and there's already been a permit issued with a landscape plan, I would surely hope that there's some flexibility uh with a new owner to come in and meet with the staff and substitute a landscape plan that is not, you know, deficient. It's sure it's going to be, you know, adequate, but

as long as it has the native plants. Yeah. And what do you my family was in the landscape business of Superior Gardens, but I'm embarrassed to say what does a native plant mean? How are we defining it? So, we're defining it based off the Missouri Botanical Gardens list of native trees. So, we're taking it from the Missouri Botanical Gardens list that defines they have almost 30 different trees on there. You click on each one and then go into it and it'll tell you which part of Missouri they're native to but the conditions you know they're subject to galls or subject to certain suggestion plethora of trees.

Okay. Interesting. Uh okay. So, uh, if there's a requirement, if if there's an acquirement a requirement of the number of trees and the number of native native, I was going to say native American, but native trees, then I would assume that the buyer, new buyer would come in with a plan to get approved without coming back here, that the staff would be able to uh review that and approve it and or adjust it or whatever without having Is that how it's going to work? Yeah, I would think so. because I would surely not to cram something down someone's throat like that.

I don't think that's the intent. Okay. So yeah, we can forward the the link and again, you know, one of the the goals of the city is to uh advocate and push for more native landscaping and that the way the uh the ordinance is written now really pushes that as uh in there. Well, I understand the the concern. We're not saying what tree specifically, but the Missouri Botanical Gardens does have a a good list of uh of of native landscaping. Uh so native means Missouri common s. Okay. Okay. So,

and and what if and what happens during offse? My understanding is that if they're native, they're usually No, no, no. like six inches of snow on the ground. Oh, I think we tell there's certain months that Yes. Oh, yeah. The ordinance lists uh the months that you're subject the is it from the Yeah, they're correct. You know, following the recommendations from the gardens, uh they're uh two months in the uh in the winter that we we won't allow or authorize for the the tree plantings

just the just the native plantings is that what the plantings in general and then also two months I I think in the middle of summer that uh just aren't good times for planting so if we have a freakishly what are so those St. weather that's challenging, you know. So, I I don't know if I agree with that because you could have 70 degree weather in January or you can have 30° weather in November. I think I think we should move on past progress. So, but bottom line is you can give a temporary occupancy permit to resume. Absolutely. Okay. That was my main question. I think that's where your All right. Anything else?

Um I I was approached by one of the other commission members. Uh, you know, we always enjoy the you're bringing in new developments into Alvette. We know you do, you know, good work, but there are some concerns about the fact that the the development across the street um is it's kind of delayed or it's it's it's not progressing as fast as either we expected or um you know what what we hoped for, you know. Mhm. Uh I would say up until uh six months ago it was on a snail's pace. I think I had a number of issues that have all been overcome. And I would say that right now we're on an amazing path. Uh where the infrastructure is basically done. Uh we have three of the eight sold and um I'll have the display done in about two months. I fully expect once that display is done they'll fall like dominoes. But I'm surely not going to build all 33 and wait for the phone to ring. Right. And that makes sense.

Yeah. But you know, like some of the Is there anything that could be done with like the fences, you know, that are on that kind of close off that sidewalk? Either kind of put your streets in, your sidewalks in and kind of move the Yeah, exactly. The uh we just got the county permit today to do the approach and get the plate out of the way. So, that's all happening within the next two weeks.

Okay. And then um uh I have to I have to have a um one of the bigger problems is that that the engineer and architect overdesigned and overengineered the project from the beginning without concern of my wallet. Uh and the original foundations came in at almost twice the cost of what it needed to be. So I had to fire the engineer, bring in a new engineer. Now we have it all engineered in a much more uh conservative way that will allow non-stop progress based on sales. So we're going to be it's going to be an awesome project. It definitely has taken slower. Frustrating for me too, but like the le like I said the last six months uh have been really terrific uh with a significant cash injection and uh uh like I said, we hope to see everybody there at the open house in early January or so. What do you anticipate, you know, with each of the next buildings? I know you can't predict.

So, we're we're uh like I said, the four-unit building that is furthest uh north, we're looking to drywall that in in a week or so. Uh and like I said, two of those are sold and the third one will be my display. Uh and then we're framing building six. The framing part is in one of those is already sold. The framing portion, I mean, I'm sure, barring weather, we'll probably be under roof in six weeks there. I just need I feel more comfortable. That's three of eight that are sold. And so one more and then I'm moving I I'm definitely moving forward with the foundations. We have um uh financing all set for that. So um foundation number the the way it is is foundation underground pit foundation underground pit and so along. So all those pits are done. Uh so I anticipate uh submitting a building five foundation within the next few days and if I can get a timely review of that I'll start it right away.

And so the progress is definitely going north to south. What do you think's helping with the pace now compared to before? Uh a couple of things. Like I said, one of is re-engineering so it's a little more palatable to my wallet. Uh, I had an in uh an individual put in $2 million uh and um I lost my train of thought. Uh what was the question? Oh, what what's uh

what helping me get better pay? Okay. Yeah. Um well, I the review process is challenging. I will say that. Uh uh very challenging. the um plan reviewer is very very particular um that in what he's reviewing and that's led to a lot of frustrations but we I think we understand what he's how he's looking at things now I hope

uh but it's very challenging um more so than I could think of any municipality that I've dealt with and I deal with them all um so I but I think we have a grasp on that we definitely have the grasp on the engineering and then like I said I I really feel the market is solid as long as there's no nuclear And uh I really feel that once that display is done because most of my most of the buyers are waiting. I mean uh it's pretty gutsy to buy a 8 $900,000 townhouse without seeing it. Just the ones that have seen it that are buying it, they're bathing me. Once the display is done, then I really think they'll fall like domino. When will the display be done? You said three months. About two months. Two months. Very good. Yeah.

Good. Yeah. Well, we're we're happy to hear the the news that you know there, but we'd like to, you know, like I said, if there's what we can do to move

Well, I was what you can do. I got an idea for all you is that dur during my grand opening I'm going to be spending you know some money for the grand opening and I had mentioned this to Carlos a couple months ago is that yeah the city I've been to all different you know cities whatever and that this city has an amazing growth going on with what Greg's doing with everything on street road I mean to have a uh the weekend that I'm launching to to to have a weekend of a uh f uh what do you call the food record, you know, everything going on at the same time would be a an an amazing event. Uh, you know, if there was some sort of a committee that I can get the city backing to uh help with that. I mean, all those commercial outfits to have booths here in the parking lot expose everything that's going on in all of that. I think that would be just an amazing joint venture that the city could do.

Interesting idea. Mhm. So, not sure how how it could be done, but you know, it's a good it's a good idea. I mean, it's I it's every municipality does it, so I think that this one, you know, be a good idea for this municipality to get on board with that, too. Very good. Any other further questions from commission members? All right. We'll take some public comments. Thank you.

Any public comments on this item? Go ahead, sir. Good evening. I'm Richard Boswell. I'm here with my wife Amy Joseph. We're the owners at uh Six Homestead Acres, which is just to the east of Four Homestead Acres. We on the screen. Is it to the left or to the right? To the left. To the left. There. The contemporary house to the left. Yes.

Um I'm a trustee. We talked with all of our neighbors at a homeowners association meeting. the tree came up and I sent a man memo to Carlos and he connected with Doug. Doug said he rework it. He did. So, I appreciate that and uh we're hoping I understand there's an issue with the roots, but that tree is an anchor for the for our our little community and big canopy. We all love it. Just wanted to make that point. what I've learned here this evening. Can you go to the the pit? This looks really concerning for me. You can see my driveway and my driveway slopes down and the person that lives on beneath me. When the rain gets really bad, it almost floods his house. So, I don't know what to do with that. the pit idea. Our other neighbor has that and we facilitated the runoff for him for that neighbor and it's working I think. Um I'm not sure what to do. It might be helpful for me and and my wife to get some input from the engineers that are looking at this so that we know what's going to happen because we are downhill.

Yeah. Yeah. That would be my request. Carlos, can we have the storm water consultant kind of take that in consideration? That might be really helpful. I think it'd be also helpful for the neighbors to understand what's going on with it. Great. But we welcome the house. It's uh it looks like it'll be a really good addition to the neighborhood. Fantastic. Thank you for your comments. Appreciate. Anyone else have any public comments? Seeing none in the audience, Carlos, she please check online.

I don't believe there's anybody uh online unless Miss Cohen has some questions. Okay, we'll give it a couple more seconds in case anybody wants to raise their hand. Otherwise, uh any further discussion uh amongst commission members. Do I hear a motion? Go ahead, Sam.

I'll make a motion. Uh motion to approve a petition for a community design and concept storm water management review for a new single family home at 4 Homestead Acre Street as presented in the memorandum from the Department of Planning and Community Development dated November 20th, 2025 subject to any staff conditions noted therein. Motion's been made by Sam Wik. Do I hear a second? Second. And seconded by sorry Felicia Ford. Thank you. Carl, you please call the vote. Commissioner Spiegel, approve. Commissioner Ford, approved. Commissioner Powell, deny. Commissioner Wallock, approved. Commissioner Jorgel, approved.

So, the motion passes 4 to one. All right. Thank you. Um, all right. We'll move on to uh item B, which is 9321 Olive Boulevard, Mercy Ambulatory Pharmacy. Who's taking this? Krauss. No, you're gone. You're gone.

Hello, Commission. Um, what we have here in front of you is, uh, something that will require no action this evening. Uh, but we want to put some considerations in front of you for this project. Uh we've had a um a business uh request to locate at Mercy or request or Mercy Ambulatory uh pharmacy as requested to locate at 9321 Olive Boulevard. This is a uh we'll be considering a special use permit for this business. Um, and if you approve, which we are not taking action tonight, but if you approve in the very near future, uh, then it would be go on the council for, uh, to be approved as a special use permit. Uh, it is a an LI um zone property. It's one of the larger properties in the city of Alivan recently vacated by uh US Bank U which had their they didn't have a whole lot of cars there uh a lot of the time and they kind of left fairly quietly. Uh they weren't all that great about renewing their business licenses or reporting their number of employees. So um while we had a general idea of how many employees they had um we don't necessarily know uh as far as the uh you know opportunity and for uh Mercy Ambulatory uh pharmacy to come into this building uh may be a good fit. Uh it is a retail pharmacy that fills

and dispenses medications. Um there's specialty medications. Um there's no drive-thru. Wanted to put that out there. Uh the city is requesting or we're looking for this to be our opportunity to improve that frontage along Olive. uh improve the egress to the um you know to and from the property uh specifically and I think the next um slide is probably what I'm looking for. So um this is kind of my or I didn't put this slide together, but this is a really good summary of what we're we're looking for you to consider. Um we want to understand the definition or how uh Mercy ambulatory pharmacy defines that ambulatory. What does that mean specifically? Does it affect the operations on site or is it purely uh ambulatory products you know and care? What does that mean though for the actual use of the facility? Uh, and these can be kind of in, you know, um, when you're asking businesses questions like these, um, you know, we're just trying to nail down exactly what they're doing on site. It while the questions seem kind of general, so it's very uh, you know, uh, the it's not what they're expecting, right? They don't have to think about their use on site, but that's what we are hyperfocused on. Uh as far uh we would also need to know and the the list is there their number of employees. Um, we want to know if the ownership of the building will change. Uh, if they will,

you know, we assume they will be leasing the the facility. Um, what the terms of the lease are and, you know, if they are, you know, doing an option to lease to own. Uh the chapter uh the street improvements um and building exterior improvements are pursuant of chapter 428. That's our 950 foot buffer from the center line of Olive that uh you know has a higher level of standards for the design of the building and their uh their frontage on Olive. Uh this uh so this picture here where you see the boxes the top box we would want uh to move that entrance further up north on and and then this is so this is on its side. Okay. So north is to your to your left heads and that is Dealman Industrial there along the north northern or that northern end right. Uh to move that entrance up would help the business uh and uh or well would help prevent uh cars from stacking up and blocking uh the entrance that entrance completely. but also you know as uh or getting traffic backed up on olive can be very problematic. So, uh, the box at the bottom of the screen is more of future thinking where if, uh, Taco Bell at some point is redeveloped, then we would want to

consolidate those aprons off of Olive and align that entrance with the Luwellyn, which is across the street. As far as um I think the two last things are the exterior lighting standards which are explicit in chapter 428 and um we want to know more about their sustainability features what they would propose uh in their operations uh and facility. Can I ask a question about the sustainability piece? Is why aren't we having them put or why aren't we going to request them to put in slash sidewalk slash bike path in the front of this building the way we're doing, you know, other properties. And it seems like if we're going to get a a refurbishment of that front landscaping, now is the time to get them to put in. And then eventually if Taco Bell falls, you know, we can keep adding to the sidewalk slash bike path along Olive and meet some of our goals that we talk about here.

Streetscape. There are the streetscape um that is in that green circle there. Um they do illustrate and it's hard to tell from this illustration given the size of the property. Uh but they are proposing a that it it widens that uh sidewalk area and increases the curb cut at Dealman and um Dealman Industrial and Olive. I mean I think that would be nice to you know have that more interesting than just basically a very large curb.

Well that have such a large front lot there. He's like it would be neat to have something undulating or you know something that would make it more interesting. That is actually what we're requesting. Okay. Yeah.

Yeah. Is is that they are more specific on what they are going to bring to the table as far as front the street frontage there and improvements. I also think it's a great idea to for when these developments happen is to have this so that there is cross ventilation with other properties to the side so that traffic is not so you know here's another stop here's another stop um and so I think that's a that's a good move for us I don't know why we can't have that go ahead and be effectuated with Taco Bell Um, in terms of entrance, I mean, developments do it all the time.

It's possible that we could, you know, request a discussion. Yeah, you'd lose some parking spots in Taco Bell, but I mean, really, how many Taco Bell spaces does Taco Bell really need? I mean, it's kind of a scary place anyway. Um, but yeah, I mean, I think that's that's just a good policy to have and and you know, I think it's good that we're that we would require that at some level.

So, I I'll note a a couple of things. Uh so the the city does have streetscape standards that are adopted and those are uh you know given the the size of the parcel uh they they submit it conceptually for the commission to understand that they would be willing to uh provide those kind that streetscape consistent with what we've seen at the mobile or at the Oliver or in front of CVS. Will they be doing the street lighting too like mobile has because I noticed it would be per per the code.

Okay, cool. So it is part of the request in there and again we'll have more discussion. We've talked with them about that and we're bringing that in in terms of um the the access points. The city is doing some improvements uh here and again this is rotated uh in there with this being south and then this uh this being uh the eastern side. Uh we're adding an additional turn lane here and just for the purposes of car queuing, you know, it would be ideal to move this apron just a bit north so at least two or three cars can queue without blocking their their internal access to get through exit. Uh for this we have a a an Olive Boulevard corridor master plan and what the plan has us doing is at least securing the necessary easements or agreements to make improvements uh in there. Um we have two aprons almost back to back um in there. uh you know combining you know one or the other disrupting the Taco Bell where it's not doing anything is probably not within our best interest but to be able to secure similar to what we've done at the shop surprise crossing what we did with CVS what we've done with mobile you know we're asking to be able to do it this is just to secure the necessary easements so when there is a development there's that opportunity to combine those I think ideally um you know to have one entrance directly across from what is a residential street called Llewellyn uh in there and you know whatever future happens for Taco Bell that you know that they they have some type of tea intersection so they both have full access points to some type of public public way but I I think at this point you know it our goal is not to seek seek to have them construct that right now because they have a nextdoor neighbor that isn't doing anything uh in

Can can we set it up so it can be flexible or mutually beneficial that where

that's where we want to talk to you know and we're willing to to discuss it. I think tonight is uh is for the commission like is and yes is uh you know we we've been informed and educated on what ambulatory uh processes for fories. So the commission if there's any questions we we know that the the employment counts and all that and the the the ownerships we like you guys to to to hear it be and introduce the uh the team. I think they will make great residents to our community uh and to be able to reutilize. This is a you know a good building. If you recall from our comprehensive plan our goal in this area has not been to create more retail. This is an office working area. Uh we we enjoy our community having a balanced um tax base and we're we have our retail. It's up by 170. We have our or our uh our smaller retail, you know, out by our city center uh in there. So, we're not looking for another big box. Uh we always want a good employment base. All of that is an employment center for the region. Uh we have over we had almost 3,500 people working here uh pre-COVID in in uh in this industrial park uh when we lost US Bank. Um that was a a big hit because these people go out, they go out and eat and and all that and they have different hours as compared to the commercial uh uses. So we're glad that we're getting an employment base. Uh we're glad we're getting uh services that uh could assist in our community, but not just our community. 63132 which has one of the higher uh age cohorts uh and along with the St. Louis re region. Um and they're um they're leasing the property so it keeps it within our tax base which is good uh because Mercy is a a not for-p profofit uh type of thing or that gets beyond my expertise uh in there. But we

we also have informed them that the this use is is authorized uh not by right but by special permit which gives the city uh some leverage in terms of asking for some improvements or the way our code is written you know that chapter 428 improvements have to be implemented uh if there's a change in use so we're going from a an office function to a medical type of function that is a complete change in use and therefore that gives us that ability to trigger what uh uh commissioner Powell is talking about uh in there. And of course, we're concerned about our lighting, you know, signage and things. And now under the new comprehensive plan that to talk about sustainability. Uh there there are solar panels already on this building up on the roof that were installed by US Bank uh in there. I would assume that they would still be in operations. And then Mercy has a pretty good website talking about their sustainability and environmental um uh uh how they're they're they're addressing that uh through their corporation. But it would be nice to know like what other functions would be incorporated within this building.

Okay, I think that's great. Is there go ahead? Also, just since we have been talking about trees, um on the planning schedule, two of the four trees on there that are indicated are native species. They are uh B and D are the native ones that are on the planting schedule. Thanks for the clarification. Okay, there's no other discussion items. Maybe we could should hear from the petitioners.

Okay. And chairman, I'll note we have several representatives here both with Mercy with the property owners. Then I also have some people on online that uh if they anytime I see they raise their hand, I I'll I'll put them in to participate. I'm not sure they're just here to listen. But uh again, I I'll start with uh Bamboo Equity or the representatives just to introduce yourselves because you are the property owners and then Mercy representatives. Uh, and I think uh, Josh, you're representing uh, the the the Okay. So, and if if you could come up and, you know, uh, come up to the podium and speak. Um, and then state your name and address for the record. Whoever wants to start first. You guys can all come up. So, yeah. Yeah. Uh, please turn your microphone on. Yeah.

Perfect. Are we good? Yeah, it's good. Uh, I'm Josh Marcus with Stocken Associates. Uh we're the civil engineers and uh the owner's representative uh for the design. Oh, do you need our address? Uh 257 Chesterfield Business Parkway, Chesterfield, Missouri 63005. Thank you. Ashley Hestall with Bamboo Equity Partners. I will be the asset manager for this property. Do you want my home address or business address? Either. Either. Okay. 11701 Borman in Maryland Heights in the or Thank you. Yeah. Yeah.

I'm at Backer. I'm at Antelica. I was the broker on the deal. And Alice Banner and Dan Dakavic um are also online if they wanted to chime in. Okay. State your name, your address, business address. Ed Backer, 11701 Borman Drive, Maryland Heights, 63146. Perfect. Perfect. Good evening. Uh Doug Malcolm, BP of Ambulatory Pharmacy Services for Mercy. Um address is I have to look it up. 14 see 14528 South Order Outer 40 in Testerfield. Perfect. Thank you. Thank you.

So if you want to kind of tell us a little bit about the project and a little bit about the uh this type of business, that would be fantastic.

Yeah. Great. Yeah. So um this ambulatory pharmacy as u mentioned is providing a variety of services um out of this space. Um do mention that it does offer that patientf facing component. Um so we will have a retail window and um home infusion services that would be offered out of this location that could bring patients in. Uh but in addition to that, we are centralizing uh some of our dispensing for uh prescription services uh across our ministry. So uh we will be filling prescriptions that will go out um to patients that'll be delivered. Um so we're really emphasizing white glove services and um providing that wraparound u service for our patients in um in alignment with clinical services. So, um, taking a different approach to how we provide, uh, for our most vulnerable populations, um, and recognizing that there's a there's a gap there and, uh, just really trying to step up and and put a lot of resources towards that patient facing service. Uh, so we will be providing traditional prescription dispensing. Uh but in addition to that, we have some unique um uh solutions, packaging solutions that'll provide uh better adherence to medication regimens. So driving better outcomes um in alignment with u their our patients health goals. So um mentioned that we will be shipping um shipping medications. So, that's going to be the the primary method of getting prescriptions out into the community. Um either through courier services, um FedEx uh will be a a major component. So, we'll have um you know, typically it'll be a once a day, maybe twice a day pickup of prescriptions and u shipping out to support um not just Missouri, but also um Oklahoma and um a

little bit in Illinois, a little bit in Kansas. and uh potentially Arkansas. So, we're looking at um kind of that breadth and being able to serve from this location. Um in addition to that, um we have a lot of centralized services. Um so, kind of more of that business front end um call center functionality. Um I think the the location has been great. Uh I think US Bank was it appears was using it in that capacity and uh so we'll be able to um you know leverage some of the the space as is uh which is great for for us as we move into that location. And so um we'll have um support services to support our clinics providing prior offer services in a centralized fashion and you know again mentioned uh some of our u call center and financial assistance. support for patients um to align with that white glove service that we're looking to provide. Um the home infusion component um you know home infusion typically provided at home um but there are uh some unique situations where patients may feel more comfortable coming in and so um we recognize an opportunity to uh stand up some of those um infusion suites at this location and uh that might be something that we would support more of a hub and spoke model. so we can um offer more of those infusion suites uh in some of the communities nearby in the the St. Louis metro area. Um so that'll be a a new approach for our home infusion services which today is primarily just provided at home. And um I think that's about it. Any questions?

Uh your uh infusion suites, how many chairs or I'm not sure what you call them, stations would there be? Yeah, looking at um four four or four would be our focus. Okay. So, kind of small, not like some of those larger, you know, facilities. Correct. Yeah. Okay. Go ahead. Sorry. Oh. Um are you going to be building out any space like that is temperature controlled for medications?

Yes. Yeah. Um we we will have um temp control uh throughout the the space. I think uh most of it is HVAC that um I understand uh potentially has to be upgraded. Um but uh you know that's that's something that we would have to have in place for the medication storage to make sure that we're storing that appropriate temperature. Also u fridge and freezer space. Are you going to be manufacturing any medications on site? and say is there any compounding is it going to be a compound pharmacy

we will offer um sterile and non-sterile compounding so home infusion products would be our our sterile compounded products and I would also um look to centralize uh non-sterile compounding for uh the community have you built any of these already kind of like this not for mercy for mercy

yeah so this will be a first uh we have a pretty significant ificant uh pharmacy footprint and um this is a um support of our broader strategy to um leverage those pharmacies in more of a patient facing manner and provide more of our uh clinical services so we can automate as much as we possibly can uh to free up our pharmacist and and pharmacy technicians to uh provide more of that patient facing service which is becoming a challenge these days. Do you expect it to be like it sounds like some warehousing, shipping, you know, things like that? What percent of the square footage is going to be more associated with distributing versus the retail? And I guess the other component is your support staff or office staff.

Yeah. And I would say we've got a Yeah, I think is an inclusion all that. Yeah. That that that has a a preliminary site plan. So, Mercy has uh narrowed down to a couple architects and they're actually getting access into the building, I believe, tomorrow before they finally choose. So, but this is a preliminary layout of of how they they would expect to uh parcel this out relative to square footage and uses. And I think that along with that, there was a program summary space allocation that was included in the submitt that breaks that down. Yeah. Yeah. Okay. Great. What is automation?

So, automation is just uh machinery that will um automate the the counting fillings process. So, have the machines that'll be able to um count uh medications, put them in the bottles, put the labels on, put lids on, and send it down the line. Um we'll have conveyance uh so uh we'll be able to take on increasingly high volume as we ramp the service up. uh potentially up to um somewhere between 10 and 15,000 prescriptions a day um for for our patients. And much of that is going to be in compliance packaging. Um so, you know, you may have patients who are on 10 or 12 or 14 medications. So, it'd be a single box with um Gotcha.

10 or 12 medications going to one patient traffic with all of that shipping and stuff. Yeah. So we we would expect uh shipments uh once or twice a day for supplies. Uh so pharmaceuticals typically are going to come in once a day. Um we'll also have uh supplies. So some of the shipping materials typically that's uh once a day also. And then I would expect that as we ramp up, we're going to be looking at uh maybe two pickups per day uh by a carrier or van.

Are these like loading docks like big trucks or what? Um we So we do have um I think we'll have to it'll probably be trucks for FedEx uh because those are going to be bins that'll that'll go out and load up. Uh we do have um shown on the screen the docks that we'd be pulling up to. Um but uh some of the shipping supplies they typically will come in on pallets. So okay, box trucks. How much is 15,000 prescriptions? Is that you know I just sounds like a lot but the bottles are pretty small.

Yeah. No, it it is a lot. um you know some of the retailies back in my filling days we were you know somewhere around a thousand a day uh with a very significant staff um to manage that kind of volume. So um it is significantly more uh but the automation that we're talking about um it's robots that will do a lot of that work and so uh creates a a minimal um FTE input for that component so we can focus our FTEES on more of the patient facing services. Yeah.

About how many employees are you expecting on the side? Um, as we ramp up, it'll ramp up to about 160 across all teams supporting all those different areas that we were talking about. What's your time frame on the uh ramping?

Yeah. Yeah. So we would expect um as we go live with our services, you know, again alternative and uh depending on our timeline for construction um over the first year, we would be um probably bringing about a third of those and then um I would say a third each year thereafter for across three years. Other than the retail pharmacy and the infusion services, any other patient facing front office type retail business or is the rest going to be back office stuff? It's all back office. Yeah. Yeah. How about security?

We will have uh security uh with the medications that'll be stored on the premises. Is that dictated by agency or anything? The FDA or anything? Uh there are DEA requirements. Okay. So, security systems and what have you, but we'll u we'll be looking at having more security just based on what we have in the space. Okay. Walk-in coolers and stuff like that too. Yes. Yeah. For the um the uh these GLPs that we're seeing crazy um need a lot of space for that. So, yeah, we would be looking for square footage for walk-in, fridge, freezer, uh, for the shipping materials.

Gotcha. Gotcha. And product. I think Carlos mentioned that there are currently solar panels on top. Is the intention to keep those. Yeah, that's a, you know, they look long. They do look. There's a lot I see a lot of white space. They do. I didn't see them until just now. You know, that's something that we'll continue to to work towards and see. We don't know if they're functioning right now and and what the architect may or may not need to do relative to anything on the roof for all the new systems that are being put in um and whether or not makes sense. A lot of space that you could take advantage of to run all your automation. It would be Yeah,

we I'll say I I would love to see them either maintained or expanded or or whatever as as part of this, especially if you maybe already have some of the infrastructure necessary to to make it happen. Sure. And and we'll dig into that whenever we have a little bit more information about the architects and what they may need to do to the buildings. um have you guys looked over kind of some of the streetscape standards and you know things like that and

yes so so the draft landscape plan um that was submitted was showing the streetscape as it's outlined in the code um and then they showed some additional trees in the back parking area um in some of those islands that I'm not sure if they if they all have trees in them today or not. Um, so they don't So, and then part of it where they they've noted, uh, Rusty Saunders with Lumis, uh, was a landscape architect that went out there, he found all the lights that are in the existing islands in the back as well, and they're pretty low lighting, he said, but they look fairly new. Um, so the goal is to keep the the larger trees away from those lights. They're not competing with one another for that parking area. Yeah, makes sense. Do you know Oh, go ahead.

I was going to say, do you need all that parking? Is there any possibility that some of that could be decommissioned? Um purposes. I think it would all be needed and and plus in that sense um because Mercy's leasing this I don't know that I mean obviously the the the owners here but um if it were ever to revert back to another use that wasn't a special use to remove all that parking and kind of limit the ability of what this building may need to be in the future. I wouldn't suggest move removing all of it. I'm just saying it looks like an extraordinary amount of parking for 160 employees. Yeah. How many parking spots are on site? Roughly four per thousand.

If you if you can come up because people online can't hear. Yeah. Apologies. It's roughly a four per thousand ratio which is a very standard actually. It'll probably minimal parking requirement for a office building. Yeah. So, as an example, like an Earth City building that has lots of density is maybe eight or nine per thousand.

Okay. Does seem like a lot. Um, do you envision any traffic issues with moving the, you know, the shipments in and out, you know, your retail component? I I wouldn't expect so. I mean, with with the the way that it's set up, um, there has not been a traffic study performed, but as we're hearing tonight, four FedEx trucks today, two two incoming, two outbound. Um, they're not semi are they semiis or are they just vans?

I I don't know if I know that or not. Yeah, we can ask that question, but I'm not sure that a semi-trail can actually back up to those docks and not be out in the middle of the road with the length of the apron that's there. So, right. Um, we can take a look at that and also respond back to you. That'll be great. That'd be great. Any other questions that you guys have for us? Is it am I missing anything that we haven't talked about already? just a a couple of things. That's okay. Again, uh

um just want to go back to um in here and it's my understanding that the the Mercy will be leasing the uh the facilities which we're we're extremely happy to to to have. Uh what we learned over time was like on on some of these that there's options to extend the lease and we hope that you guys are long-term residents and not something that would be short shortterm. So, we just wanted to to note that um uh any plans about the building exterior? We know there's going to be quite a an investment in the interior, but are there any any anything that's being proposed for uh the the outside of the building? Uh it's

I believe it's in good condition. It's it's masonry, but it's it's a building from the the 60s, and we didn't know if there was uh anything proposed or or anything that the commission needs to be informed of, right? I think there was a note that George may have sent the that they would be looking at a monument sign as well as and that would be signed

a sign on the building as well. Um, but as they haven't selected an architect to to really iron out the details, I'm not certain that there is any plan at this point in time to um change the facade of the building unless it were a code issue or or just something that needed to be upkept. And there is breaks. It's one of these buildings. It it is it was initially a warehouse and I think office functions for Carter carburetor. Uh then it was the US bank or initiated by Mark Twain Bank is is who came in there first and then eventually uh US Bank. Uh US Bank added uh uh all these windows. The majority of the windows that you see uh were were done by US Bank as they converted the the old manufacturing facility to to more for an office use or function. uh it is all masonry uh in there and you you'd seen that but we would hope and and one of the things and there was a monument sign here that the sign is still there but you know one one of the major identities of our communities have always been has been this green space and we've talked to them and looked at other variations that they were looking in as you were talking about parking they were looking at expanded parking so they're keeping now the parking as is but uh you know these trees uh well I couldn't tell you the health uh and those have always been um you know major focus in in the community. And then if you go into some of the older streetscapes uh when you US Bank was there, excuse me one second here. Um here it is. uh see if I can find you could see how US Bank used to play out in in in that area and we'd like to see that come back you know as both as an amenity for your employees but you know to to to to connect you know you know activity with back to the streetscape and and all that. Uh we want to work to make sure

you know if we do expand this the sidewalks you know we minimize you know any impact to these trees or you know or find out uh if doing that will have an impact or negative impact that we should look at different other options

and that nature. Uh both uh uh stock and associates um along with Intel Bamboo have always been uh great to work with from a staff level. uh they helped us in in terms of securing uh door.com the paddle and pickle uh enterprise uh and and and some other uh major things. So we've had a good relationship with them uh and we were happy to to see that they they were uh representing this building and them you know with with with Mercy uh in there. So, we just wanted to kind of note some of those items uh in there, make sure there was any other things that the commission wants us to take a look into in advance. The the use again is called out in the the district. We allow it, but it requires a special permit.

Uh that being said, you know, it it requires some modifications. We're glad to see that they're doing some plantings uh in in the back because as you go back there, apologize here. Um you know, if you you see the condition that it is today. Uh there they'll be, you know, adding those additional trees and vegetations, light lighting will be a nice improvement to to break that up uh in there. There's a lot of parking in in these areas. These have been this triangle here have been our our major employers. Yeah.

Uh in there and it was a it was a a big loss to see US Banko, you know, shortly after Enterprise Fleet Management left. And it's good to see that again we're attracting uh good goodsiz employers that that are investing in our community. So I'm not sure if it' be the the front like you said it's a 1960s building. So if there's anything that could be done to the front that makes it look better. I think that would be a great idea, especially since you're going to have that retail component and that way when people are driving by they they pick up on that.

Sure. And then the the last thing again as we look at at these the the issue is not just trying to align with with the the the street here. But you have two aprons very close to each other. And again to have the opportunity somewhere down the future to reconfigure that would be great. You know to to be able to get some type of legal instrument that would give us that ability to negotiate if this ever redevelops. There are some obstacles and you know we we got a hydrant. We got utility poles. There there's a lot of things that that you know again I it would would not be in the city's best interest to place this to happen today uh or or to figure out if someone's just looking to occupy the space but uh you know and there's a a manhole. So some MSD things. So it it's going to require getting a better idea what's going to happen to this parcel you know down the future. The other thing here on this this one, the city is putting an additional turning lane because right now people that are uh going westbound to creep core, if somebody's turning left to go to 170, this gets black backed up. It's a single lane. Council's authorized uh the placement of a new uh right turn lane. So that will help alleviate a lot of the traffic that we're having in there. And the goal here is again you can probably park two cars before you start um u impeding access you know full access in here and you know ideally it's great that it's aligned with their drive but if we can move it back somewhat uh then they can minimize you know any any backup disturbance or limitations on there.

Is the city going to move or adjust the the storm water that inlet? Uh most of the improvement is going to be to avoid that and the cost because there is that is we're we're shifting we have a lot of access right away on this side. Okay. So you know some of the sidewalks getting relocated a lot of this green space will be get be will be removed. Okay. Okay. So yeah we were hoping you would just move the entrance for us too. And that that that is something our public works for that our public works because we we I know there's a grant involved and and all these other things

and the goal I think is March and I think we we want to have that discussion I can't you know depending on on what the commission ultimately the council's decision is to have that discussion before the we get out there. Sure to see that that's an opportunity we can incorporate. Okay. Oh, I do have one quick question. With a lot ofarmacies, they have drive-throughs. Are you planning on? Good. Okay. No. Great. Great.

Great. So, again, uh the goal here was to, you know, educate the the commission regarding the services that are provided uh in there. Uh you know, this is a retrofit of an existing building. Uh so, it's regarding the use. It does have to go to council. So, you guys would be recommending uh in there. they looked like they're willing to do the streetscape improvements. I think we want to just kind of pin down the access points uh in in that process. Um and wanted to see if there was any other questions or or or comments from the council that we might have overlooked staff-wise or in their discussions. Uh and if not, we'll bring this back to your meeting in on December 4th. Great. Great. Thank you. And thank you for considering all of that. Appreciate it.

Yeah. Yeah. Thank you. Thank you very Sorry for being patient with all the other agenda items. That's fine. Yeah. All right. So, we'll move on to uh item C, text amendment to the LI light industrial district regarding data centers. Chairman, I'm going to ask if we can just defer. We didn't get a copy of that text amendment. Okay. Report in either her packet nor there's some it is on the links if you follow that link on the agenda link. There's a lot of data in there and that's probably where the staff report is. Yeah, that there's a lot of good information and um yeah,

the only thing I was curious about, Carlos, is St. Louis County or the state of Missouri coming up with their own regulations on this? Correct. And and I think they're going to be taking a look at it more from uh from the energy usage component of it. Ours is more uh regarding the the the noise uh and making sure that we can uh

and buffer buffer it from residential properties. I'm not aware of them limiting municipalities yet, but I think my understanding is that they were going to start taking a look at it from their perspective of the utility usage. the links have a lot of good information, background information about the impacts of these, what other municipalities have done, things like that. So,

so yeah, I I would urge you uh if you get a chance uh the the staff report is is in place and I'm sorry I I uploaded it just on the agenda and then the East uh Gateway Council of Governments has put a resources pages for all our communities to be able to access on there. There's a lot of good data. Uh uh uh just a note on the the website. I tried to access the general plan and got a blank. Wow. Both um on on my phone and on my computer. So the general plan Oh, you're talking about the comprehensive plan. Comprehensive plan. Oh my gosh. So you might I was able to get to where it's broken down into sections, but the main link that says this is where it is. No go.

No, I appreciate you bringing that to our attention. We'll take a We'll make sure we get that. It may just been a weird glitch, but it was just not happy. Now, it could be the file size. I've never tried it on my phone. Well, I tried it on my computer though. The file size is enormous. Yeah, I know. I know. That's why when I went to the the pieces, I I could get to the pieces, but I it was just not h was not having it. So, what I figure I have is the same amount of space as most people do, so you should be aware. Yeah. seem like you guys have more space. So, okay, we'll take a look just and if we need to break break it up into We have to break it up. We glad to do so. That'd be great because I couldn't get like I said,

no, I appreciate I'm glad you're you're taking a look at it. You can do a reduced file size and well, it didn't even allow me to do when you open it, save it again, you can save it as a reduced file. Yeah. And that sometimes is very helpful. So, so I just thought you'd be aware should be aware that and it like I said it might not. So, we have most of the text pretty well codified. I I think right now we we just ask for deferral as we uh yeah highlight some of the things.

So, we'll move on to other business meeting minutes. I see a meeting minutes from June 26, 2025. Would someone like to acknowledge it? Can I just u mention one more time that I think it would be useful if our commentary was also included um because the reports kind of speak for themselves as to what you're covering um but there's literally no discussion of what we all said which so I know I know it's tedious um to go back and have to listen to it but maybe take notes while we're here might be easier I don't know um But I mean otherwise it's you know.

Okay. Jack, can you look into doing that? That'd be great. All right. As long as it's not five pages long listening to this discussion twice. Yeah. Well, I mean you can you can reduce what we said what is said by staff because you have your reports versus what we say you have no record at all. So yeah. I I understand. I understand. No, but I will look into it. Okay. Okay. Did anyone like to acknowledge? Or I'll acknowledge it and we'll move on. Okay. Reports, Carlos.

Well, there was one thing we had a a rooftop solar panel. We need to bring to your attention. It's at 9761 Lley Drive. Generally, we just do these as other businesses when they meet the criteria set by the commission. This is a unique property and also home. Uh so the the panels are scattered through throughout the house as you see here to be at their their most effective uh in there. There are going to be the standard type of panels that would be compatible that you see being installed uh and such. But because they're in different planes, you know, want to make the commission aware. Um, in there, uh, this subdivision has multiple homes that have solar panels installed, uh, both in front and rear, uh, in there, but

Yeah. So, there's a few panels on the front of the house. Mhm. Any complaints for has there ever been a complaint of a solar panel on the front of the house? he had when they started being used, I shouldn't say when they first started being used for residential purposes and all of that. Uh I think it was Glen Mary or Sleepy Hollow. Uh there was and then that that that was probably 15 years ago and now it's pretty much Yeah. Yeah. Okay. Good. Anybody have any issues? No. Looks good. Okay, we'll move on.

All right, so here you have a schedule of events. Uh please uh remember our next meeting is December 4th. Uh and then our second meeting will be December 18th. I believe for the December 4th meeting we may have one new home uh or is that the potential one new home and a coming in? Okay.

And then we'll have the results from Stoie uh regarding the the survey links. there's an opportunity uh again the the fourth if we can reserve some time specific uh in there if we have the opportunity to move some of the action items to the 18th we'll do so and that'll open up some more time uh in there or if we can do it reverse try to get the action items on the 4th and and and spend more time the 18th because that by at that point I think miss would have had a couple of surveys already uh installed see how the agenda's come or they you know the petitions come in and I think that's good. Okay. Okay.

Outside of that chairman I don't have any specific updates and there's any questions regarding the current status of developments. Uh but most of them are are fully now enclosed. I think for the most part there's a lot of interior work going on. I think we got to highlight November 27th of that turkey drop. That's correct. And I'll leave that further. Did I kill kill the thunder or? No, but I mean I'm just I know at least two of us are going to be there working in that morning. Uh so but your beer I got alcohol.

Well, yeah, they don't they don't want you serving beer anymore because excitingly Great Heart is actually going to be uh serving um donating and so they're going to be serving. So that's actually great that we have the local, you know, and there's a few others I think stepping up to to be part of it. So come one, come all. Weather looks decent for Thanksgiving morning. probably in 35 to 40 this could be worse. Trust me, it has been worse. So, um also noted here the city council candidate I'll say packet pickup not packer but you know we'll go with that too uh for anyone who's interested in running. So there are um two seats available uh for this election and uh yeah please come out for the turkey trot. Please uh you know have everybody join in for the great and and bring canned food drives because they're still uh obviously here and also at Five Oaks and then you can bring it on uh in the morning of Thanksgiving as well.

Correct. Thank thank you for mentioning that. Um we have canned food and toys for tots pickup at uh Five Oaks and here packet pickup. I just wanted to throw on top is going to be at Five Oaks. And I know we'll be turning people away even though they'll have, you know, we've done packet pickup at Five Oaks for the last few years um or since Five Oaks is open, but it will be there and it they can't separate, you know, where the packet pickup is. Do you mean packet pickup? You're talking about turkey truck. Turkey truck. Turkey. thought you were talking about picked up. My bad.

Okay. I was like, "No, no, it was here last year. I know. I I did fully intend to only talk be talking about turkey." Okay. Yeah. Turkey trot is at Five Oaks. I agree that has been the last few years. So, yep. Sorry. Oh, I just was making sure I was in the count. Anything else? Everybody, that being said, we'll adjourn at 9:27. Thanks everybody.