Planning Commission - Regular Meeting

Is it on? Perfect. Okay. Like to call the March 9th, 2026 Peach Tree City Planning Commission meeting to order. If all in attendance who are citizens of the United States would please rise and join me in pledging allegiance to the flag of our country. I pledge allegiance to the flag of the United States of America and to the for which it stands, one nation under God, indivisible, with liberty and justice for all.

Like to welcome everyone this evening. We have a uh I would say full house, but a a fairly uh good number of people here. So uh that's always great to see. Um, one of the things I would like to ask or or like to bring up is that uh please understand this is not a public hearing. Um, public hearings are the only um items that we can take public comment. Um, so there is no public comment this evening since it's not a public hearing or any of these are public hearings. Um, in addition um I know probably some of you are are very um tied to one of the topics. Um, I would just ask that u please keep comments as as we go through um and discuss with staff as well as the developer to a a minimum. Um would definitely would appreciate that. So that being said, like to go ahead and get things started um with staff. Any announcements this evening?

Yes, sir. Um I would like to announce or make a statement regarding the email address that we have for you all if you're comfortable with that, sir. Chairman. Absolutely.

Awesome. So, um, there is an email address that the planning commission has and yes, the planning commissioners have access to receiving that email. However, they are not allowed to respond to those emails due to the quorum requirements. Any item that's on an agenda has to have all council members present to have, excuse me, planning commissioners present to have a response given. So, um, they're able to be present and have conversations when it's in person, but for email, they're not always confirmed to be in person or present. So they're not allowed to answer to those emails. So that is one of the reasons they're not responding. It's not because they're ignoring you. It is because they're unable to answer it because of the quorum rules and laws. Thank you.

Thank you. Okay. Uh any presentations? I see we have none. Before I ask um any agenda changes? No sir, not at this time. Okay. Approval of minutes. So, everyone has had an opportunity to take a look at the minutes from the February 23rd, 2026 planning commission meeting. Um, any emissions or corrections? No. Okay. I'll move to approve the minutes from the planning commission meeting from February 23rd, 2026. Second.

We have a motion to approve the minutes as submitted from February 23rd, 2026. And a second. Um, any other discussion? No. Okay. That being said, all those in favor of approving the minutes as submitted from the February 23rd, 2026 Planning Commission signify by saying I. I. Minutes approved as submitted. Sorry. Keep that for me. Get off.

Okay. I old agenda items. I see none. Um, so we're going to go ahead and move right into the new agenda items. So, we have a landscape plan for Mija Construction, 407 Dividend Drive, and I will turn that over to staff.

Uh, so this proposal is for the office expansion uh, as you said, 407 Dividend Drive. Uh, the Mija Construction has submitted a landscape plan which we will look at tonight. So briefly, this is the zoning map. Uh property is located here on Dividend Drive near I can't read that from here. Anyway, uh zone GI General Industrial. So here is the plan and based on the amount the amount of imperous surface area on the property is 99,273 square feet. Uh and based on that, the ordinance requires a minimum of 298 caliber inches of canopy trees and 199 caliber inches of understory trees. Uh section 1110E of the land development ordinance permits a reduction of up to 25% of the tree requirement for developments that designate and maintain tree safe areas. These uh tree safe areas are required to be identified on the final site plan. Uh and they must be protected with a tree safe barrier during construction. So this development has designated this area right here in the front corner as a tree safe area. the amount was 3,638 square ft which you'll see um you saw the calculations in your packet uh would amount to um a 2% reduction. So with that uh in mind the new total for the requirements are 292 caliber inches of canopy trees that uh came out to 6 in less and then a reduction of 4 in for the understory trees. So the new requirement is 195. Um

no alternative compliance method is required because the proposal is for 294 uh canopy inches and 196 understory inches. Uh as part of the requirements um some of the requirements of the landscape ordinance, planting areas shall be located in front and on the sides of all were practical of all retail, commercial, industrial buildings. And here they have proposed a planting bed all across the front of the building and it wraps here around the side. And then here's a little bonus area back here where they've added some plants on the side. Uh in addition, the perimeter of all parking lot shall be landscaped with evergreen shrubs for screening of cars and headlights. Those shrubs uh should be a minimum of 24 in in height at the time of planting. And the applicant is proposing uh let's see, a combination of three evergreen shrubs along the edge of the parking lot here. Um, finally, all parking islands shall be 100% landscaped with canopy trees, understory trees, evergreen shrubs, and or ground cover in mulched beds. So, it's a fairly small parking lot. Of course, we only have a couple of islands here and they are all uh the propos they the proposal is for elms, crepe myrtles, and evergreen shrubs as well as some ground covers in all of those islands. Finally, just a note of the uh total number of trees provided. 80% are native to the eastern United States and or the southeastern United States. Um the plan uh is colorcoded as as I usually like to prepare for you. Um this is the list of both canopy and understory trees and the colors coordinate to their locations on the plan.

Okay, that's all I have. Great. Thank you. Is the applicant or applicant representative here this evening? Could you please step up to the microphone and uh give your name and who you represent? Yes. I'm uh Matt Moore and I'm representing Media Construction today. Great. Thank you, Matt. Uh do you have anything to add to staff's presentation? No, I don't. Okay. Thank you. Okay. Hey, I'm going to go ahead and uh we're going to cover comments and then we'll do uh I'm sorry, questions and then comments. Um we'll go ahead and start to my right.

No real comments other than u other than say I'm very pleased with the work that you put into the landscape plan. Commissioner Allen, any questions? Okay, Commissioner Chris, any questions? Staff or applicant? For the applicant, are you opposed to the staff recommendation to move that tree placement near the monument sign. I'm sorry, I did forget that. Yeah.

Um the uh the city engineer has recommended the following uh condition that proposed tree placement near the monument sign. Um it it it looks like it may block the drainage ditch, which I did put on here. See this blue arrow right here? This is sort of drainage between pipes. And these two trees uh it is recommended that they be moved forward of the uh of the ditch. The existing sign is just uh some 4x4 post with like a wood uh sign that just says 407 on it. It is our intention to apply for a monument sign permit once completion is completed. Uh so we can relocate that sign.

No, I think the I think it's the trees that they want you to relocate. Oh, okay. These two these two trees right here that are sort of in the in this drainage ditch area. Yeah, I think they can be shift and that's that's not a problem. It is tight. You know, it is full with with trees. Well, either forward or back, whichever. Yeah, we ride away, but I believe we have enough room to get it get it out of that small drainage ditch. Okay, no problems there. Commissioner, any questions? No comments. Okay, Commissioner Hamner.

All right. First of all, thank you so much for putting this together for us. Uh, Saf was noting about 80% is native. Would you guys be open to exploring for the other 20% uh, uh, finding additional plants that can replace the non-natives with something really comparable that would be native to Petri City? Um, yeah, I don't I don't see a problem with that. I wouldn't want to delay approval if that was something we can come to an agreement on. We would like to get the landscaping work started within the next few weeks. Sure. Uh but yeah, we're definitely open to looking into that.

Sure. Yeah. So, just to give you a couple of suggestions. Uh so, for the trees, the crepe myrtles could be a French tree or an American snowball. Those are pretty comparable as I understand it. The lace bark elm could be an American elm or a hackberry. For the shrubs, uh the vintage jade uh tilium could be a Virginia sweet spire. Uh, the dwarf p uh I'm gonna totally butcher this. Poss uh ptos porum could be a small somebody got it out there. Uh could be a small anzy shrub. And then the ground covers uh the big blue lily trough could be a pencil sedge. And uh also the Cassian fountain grass could be a uh there's already in the plan and again I'm I'm sorry I'm going to totally butcher this. the pink uh the pink mully grass could be something to explore as well. So again, these are things that may be really comparable to what you have and again some of these are already in the plan as well.

Okay. To explore. Yeah. Um is that information in the in the ordinances? It's not but again happy to provide it. Okay. Probably reach out to Laura or you guys for maybe a recap on some of those Sure. items you listed. Yeah, happy to do it. So just to confirm the 80% is of just the trees, the tree species. Okay. Um I didn't look through shrubs. Yeah. Okay. Yeah. There may be some others again that uh not are not necessarily native to explore. Yeah. We don't really have anything particular that's that's holding us up. We just want to get it approved and make it look good.

Understood. Okay. Commissioner Hamner, I'm gonna go ahead and any comments from your questions. Anything else? No. Commissioner Halverson, any comments? Yes, sir. Commissioner Chris? No. Look, looks good. Uh, thanks for the hard work with it. Uh, thanks for being open to moving those two trees and and for considering the native. Other than that, looks great. Commissioner Allen, comments, commissioner Gant, anything? Okay.

No, and I echo the other commissioners. Um, you know, it's nice to see nice landscape designs, especially for commercial properties. Um, you know, adding adding color, adding different plants, um, different varieties in there is always important to to do. Um, and, you know, it is a a suggestion um, to go ahead and do the native if you're able to go ahead and do it. But, yeah, the last thing we want to do, of course, is is hold up you moving forward, especially, you know, when we're we're getting into planning season at this point. But um if you could please you know work with staff to see if there are any alternatives we would definitely appreciate it. We'll do.

Perfect. Okay. So do we have a motion from the dis from the commissioners? Sure. Uh I move to approve the landscape plan for immediate construction at 407 Dividend Drive with the condition uh provided by staff to move the trees near the existing monument side sign. do not block the drainage ditch and to consider the use of additional native plant species.

Okay, so we have a motion and a second. Any other discussion? Okay, all those in favor of approving the landscape plan for 407 Dividend Drive with the two conditions signify by saying I. I. landscape plan for 407 dividend drive approved with conditions. Thank you. Thank you. I do want to thank Laura for help through this process. You're welcome. Perfect.

All right. We have another landscape plan for you. Uh this one is for uh the new uh industrial construction on uh Necco for S SWI Machinery. Uh again, here's the location map. Uh they are zone GI general industrial, but they're also in the airport overlay district. And this is the property right here. Um across from the new uh Gshimer site is over here just to kind of give you some bearings. Uh this International Drive right here out here TDK dividend. All right, moving on. Uh so this property has uh an imperous surface area of 78,615 square ft which would require 236 in of canopy trees and 157 in of understory trees. Uh referring you again to that section in the land development ordinance that permits a reduction of up to 25% of the tree requirement for uh developments that designate tree safe areas. this uh they they put all of this on one plan and sort of blocked part of the property, but all of this area back here uh was preserved as a tree safe area on this property. And that amounts to uh 55,332 square feet. So that calculation um ends up being 21% of a reduction. Uh and that reduction would reduce the canopy inch requirement to 186 inches and the understory to 124 in. And the proposal is for just that 186 and 124. Uh therefore no alternative compliance method is being requested.

Uh again the some of the additional requirements is the you know the parking area on the sides uh and front as um as um as where it's possible and again this is all planting area around the front sort of office portion of this building. Um the perimeter this is a very small parking lot right here. This is it. Um, and while they do have uh several uh trees and whatnot out here by the road uh and then a detention bond detention pond between the road and the parking area, they do have a row of shrubs uh along the front of the parking area there. Uh there are no parking islands really here except these little endcaps uh and they will be uh trees in in mulched beds. Uh now again this is of the total number of trees provided. Um I found that 50% were native to the eastern eastern United States andor the southeastern United States. Um for this project uh staff has no uh no recommendations should you decide to approve the plan.

Great. Thank you. Is the uh applicant or representative of the applicant here this evening? Please come up to the microphone name and who you represent. Good evening. Jason Walls, Highland Land Planning representing SDBI. Great. Thank you, Jason. Anything to add? No, Laura did a great job. Just I will add that we will work with staff as we have on the past several landscape plans to modify non-native plant and shrub species. Um, so we'll work with staff during construction on that. Great. Thank you. Okay, since we're already on that subject, I'm going to go ahead and start with uh Commissioner Hamner. You have any questions of staff and the applicant? No questions. Thank you.

Okay, Commissioner Halverson, any questions? Appreciate the preemptive uh comment. Same. Commissioner Cruz. Yeah, no questions. Commissioner Allen, no questions. Commissioner Gant, no questions. Okay, so I'm going to go ahead and start back with you. Any comments? No, I'll just commend the developer. Nice job. Thank you, Commissioner Allen. Nice pre-planning, Commissioner Chris. Yeah, love to see the big tree areas. It's really nice addition to this property. So, yeah, looks great. Mr. Alverson. Good. Commissioner Hamner, thank you again. Appreciate it.

And and again, thank you for for we've worked together um and you've worked together with staff over like you said the last several projects to go ahead and and take care of where we can and can't put some native species. Um, I I just would ask Commissioner Hamner if you could please um provide those suggestions to staff um for both of these um so they can go ahead and get those in the record and then be able to provide those to uh to the developers. That would be great. Sounds good. Okay. So, do we have a uh motion from the commissioners? I'll make a motion to approve the landscape plan for SWI Machinery 400 NO Way.

Okay. Do we have a motion and a second for approval? Any other questions, comments from the commissioners? No. Okay. All those in favor of approving the landscape plan 400 way signify by saying I. I. Okay. Landscape plan approved uh for 400 NOA. Thank you very much. Okay. Our third item this evening under new agenda is the concept plat Bradshaw Estates 201. and going to turn it over to staff.

All right, I know everyone is um familiar with this and uh we have a similar presentation as the workshop, but there have some been some changes in the plan. Uh again, this uh this is the zoning map. It is zoned R43. Uh little bit of a context map shows a little bit more uh versus just all of the zoning overlay. Uh Sumar Road is down here and then that um Sims Road connection I believe is right here and Atoria Lane uh if that gives you a better visual of the location. Um this is the overall the overall plan. Uh we have some enlargements in just a second. So, um, of course, this there was a a workshop held here at the planning commission meeting on January 26th. Um, and in response to some of the workshop comments, the applicant has submitted a revised plat. Uh, the the revised plan is is uh very similar to the original proposal, but it does now include a connection road between the northern and southern portions. Whereas before this was just a golf cart connection. It's a full-blown road connection across the creek. Uh in in doing so the number of lots was reduced from 59 to 58 uh to make room for that. Uh just to reiterate uh again the property is zoned R43 uh front setbacks 50 side 15 rear 30 for those lots. Uh there's a minimum of 1 acre for the lots and a minimum uh floor area per dwelling unit of 1500 square feet. Uh we'll just to point something.

We'll go here to the northern section. Um the developer has uh shown uh two boxes of uh a 2,000 square foot u footprint showing how it will fit on the property as um as required for the minimum size. Uh let's see. So the let's see multi-use paths as far as uh development standards. Uh planning commission shall require multi-use paths in order to facilitate pedestrian golf cart access from residential and commercial developments to schools, parks, playgrounds, other amenities. And um uh the developer has agreed to coordinate with the city engineering department to determine the best location for a path to continue southward on Sumar Road to tie into the existing uh path system. And that is uh I'll reiterate later that is a recommended condition should you decide to approve the plat. Uh let's see parks and open space. uh they're required to provide at least three acres of open space per 100 dwelling units and doing the math for 58 lots that is 174 acres of open space the developer has provided 2.43 43. Now, that's not um I noticed you probably saw all the green belts uh marked that that that is not um counted towards these open spaces rather um there are areas such as uh such as this here um this one here. Let's see. There may be some others. Anyway, 2.43. Um,

I know there was some concern about um buffers uh before and I'll just state that the land development ordinance uh does require special screening um of commercial developments and multif family subdivisions on sides that ab but streets or single family residential subdivisions. But since this is a plat for a single family subdivision, the special screening is not required where it abuts um other single family developments. However, um as before, uh there is still a 50-foot buffer included here between the road and the adjacent subdivision. Um let's see. As you um as you uh probably recall from before, uh the Peach Tree City Police and Fire Department had expressed some concerns uh about extended response times uh already to the rear portion of Kedron Hills and Atoria Lane. Um they felt of course the additional roadway infrastructure for the new development would um would further increase these response times and they had made the suggestion of including the connecting roadway between the northern and southern portions which has been um included. Uh and just pointing out in your packet, we we had received several more comments um regarding the project since the workshop on January 26th and all those uh were included in your uh packet except one that was forgotten and um I updated the packet for you um and reissued that and we also brought you a copy of that this evening.

Uh so uh staff has reviewed the plat and and feels that it meets the zoning ordinance and development standards and should you uh decide to approve the plat uh the following recommendation fairly wordy there but uh does show on your report um regarding the uh path connection um let's see the developer shall coordinate with city engineer to determine the best location for the path. Path shall be located in a 50ft green belt to be dedicated to the city for future maintenance of the path. Uh and that Yeah. So there you have it.

Okay. Thank you staff. Do we have the applicant or applicant representative here with us this evening? You please state your name and who you represent.

Uh Rick Lindsay here to represent Chadwick Holmes. Uh first of all, good evening. Good to see you guys. Um as uh Laura said, this is a concept plat approval. It's not a resoning. This property was reszoned to R43, I think about two decades ago. Uh the surrounding properties also in Petri City are R43 or R22. Uh the property that's in the unincorporated counties of similar size. I don't know the zoning designation, but it's very similar to the size of the lots that are in this subdivision. Um, the plan does call for a phase one and phase 2 development. Um, each of the two phases will have 29 homes for a total of 58. The concept plan before you meets or exceeds all of the requirements of both the zoning ordinance and of the land development ordinance. staff has recommended approval with the one condition that Laura talked about and my client has agreed to that. So, the multi-use path connection will be made on the southern end uh getting it connected to the existing um existing path that's down there. Uh that should improve some of the issues that I think currently exist on Sum Road. Um now, as um Laura has stated, everyone knows in the room, there have been several emails that have been sent to the planning commission. Um, and in looking at those emails, they really most of the concerns come down to traffic, to buffers, to safety, storm water, storm water runoff, and tree clearing and gradients. Like to address each one of those for traffic, the road connection between phase one and phase two was made uh at uh or requested by the uh police department and the fire department and we have um made that connection per their request. uh that should improve uh the safety not only for this development but also for Atoria Lane and for the back end of of Kedran

Hills to provide more points of access for emergency vehicles to get to the area. The speed limit through this development because it's a residential street will either be 25 miles per hour or 30 miles per hour. uh concerns about maybe using this as a cut through. Uh if you'll notice, there are several intersections. Uh several stop signs will be placed in um in the uh subdivision, which should deter some of the cut through in this area. But again, uh it's going to be very slow u miles per hour going through there. This is not a neighborhood connector. Uh so folks will not be able to to fly through it. and there many driveways that obviously that will be along all the roadways in in this subdivision. Um so for traffic uh believe we've addressed uh really what the issues would be. Again it's going to be slow in there with many intersections. Uh the cut through or the uh the connection uh that will serve between phase one and phase two was put in at the request of the city. Now, for buffers, as um as Laura said, they're not required in in this area where R43 abuts to R43, R22. However, the developer has put in a 50-foot buffer along the southern end of the road that's going to connect with Sumar Road so that no homes will back up to those on Ashley Way. And Ashley Ashley Way will also enjoy an additional 50 feet uh of no development in there between the back property lines that it has with this property up until the road. Um there again uh toward uh you go up a little bit ways. There was concern about uh road being opened up for a a backyard with a swimming pool. uh that property actually backs up to a green belt area

along with the 50-foot buffer. So, it's going to be quite a distance between road with traffic going by it and and that particular property. Um and additional additionally, the developer is not going to clearcut this um this subdivision. Uh they will clear and grade for the roads. Uh, and as the lots sell, as they develop, then they'll clear for the for the residents, uh, and unless there's a pool requested or some additional accessory use, the backyards probably won't be cleared at all. So, there's still going to be plenty of, uh, buffers and screen landscape areas, the natural areas that are already there. Um, you'll be seeing a lot of change in the back of these properties. These are oneacre lots. They're not the not halfacre lots. Uh so there should be plenty of room for uh the property to be left. Chadwick Homes has developed many of the subdivisions in Peach Tree City and I think uh the work that they've done speaks for itself. It's going to be a quality subdivision and one when it's finished will fit in very nicely here in this area. U there also a couple of stream buffers. Our streams that go through here and have the city buffers and the state water buffers. Uh, so there going to be plenty plenty of space that's going to be left uh natural in the subdivision. And I know one of them is in green. I think the other one Joan uh is not um I mean Laura is not um not colored in but there. Thank you. And for safety um developing this area should help with safety in the right now. It's all wooded. I know there have been some complaints of maybe younger folks back in there and who to say who else could be back in there. But when you develop high-end oneacre lots, single family in the area, it's going to cut down or eliminate uh a lot of that usage in back in the property. Uh and

again, the sub uh the speed limits that will be throughout the subdivision slow enough that it should prevent any traffic concerns um with children playing in in the yard. Uh again, you know, it's 25 miles an hour. We all know there are rogue drivers out there, but that's why we have a police department to to stop that. But the legal speed limit is going to be 25 or 30 miles per hour. Uh in addition um the police department and the fire department have requested that connection to improve the response times not only here in this subdivision but also again as I stated in Kedran Hills and the historians talked about current problems that exist on the properties that are already developed. The roads should uh correct that problem because everything's going to be curved and guttered. So along the southern end uh where you get towards Sum Road, the only runoff that's going to make it to those Ashley Way um homes will be that that's in the 50oot buffer that they requested. Everything else is going to be piped to the detention ponds and eventually released into uh into the creeks. Uh there will be uh quality improvement in the uh in the drainage or the retention ponds. So, it'll be much more controlled than it is now. Uh, everyone should see improvements when uh when the roads and the storm water system is put into place. Um, the uh the creeks that go through will be protected. There are city ordinances and there are state laws that require that. And um the developer is going to adhere obviously to all of those laws to prevent any uh degrament of the of the waters in in the creeks. Um again, tree saving. Uh as I stated earlier, this is not going to be clearcut. Uh it's not

going to be um a inexpensive uh subdivision where you often times see them go in and clean everything out and then put in one or two little small trees. No. Uh what's going to happen here? uh the rightway the roads will be graded and that'll be cleared but then the individual lots will not be cleared until such time as they're being developed and they're only be cleared to the extent uh necessary. So in in summation uh the plan that is before you meets or exceeds all city ordinances. It's been recommended by staff for approval with the one condition that my client has agreed to. We made the change for the police department and the fire department to connect with the road phase one and phase two. So for all these reasons uh request approval of the concept plan. Thank you.

Thank you, Mr. Lindsay. Okay, commissioners, we're going to go ahead and do questions first and then we'll do comments. I'm going to go ahead and start to my left. Commissioner Chris, any questions? Yeah, I have I have a few questions. Um first for staff, there were a number of emails we received from the public. Thank you, by the way, for sending those. Um, that mentioned a gate. Um, has that been discussed with the city attorney or um what what what is the feasibility of of placing a gate in the subdivision like like this?

So, we've met with the developers who um share that it would be um I guess it was suggested that a gate would be um added to that road. Um we gave them the option of adding that or not. Um, that is not something that we have the ability to require based on our codes, but we gave them the option to include a gate. Clarification. Gate is what location on the the the new section of road that was added, I think, is where over the over the stream.

Yeah, I think that's that's where it was contemplated. The city has done has allowed gates in the past. Is that correct? We have allowed for um additional there's a new subdivision well not new sub a new gate at a subdivision that has had a recent installation of a gate. So yes it has been allowed in the past. H how was that done? Did did the city have to convey land to the homeowners association?

Yeah I'll uh so I'm John Schnik uh city engineering department. So yes, the land was conveyed to the homeowners association, the right of way for a portion and the HOA paid for the installation of the gate and maintains the gate and the roadway through that portion. Thank you. Um now for the applicant um you know I think in the last meeting we had discussed uh that the property is you know one of the largest la last plats here in Peach Tree City and we we requested to see the third phase. Uh is is that still something that is being considered?

It is not and the reason is my client doesn't own it. It's still owned by the Bradshaw family. Uh so it can't be planned at this point until uh there is a conveyance of the property which is not being discussed at this time. But there there was a there was a drawing made in the past uh of of the proposed site plan of in case that was land was to be conveyed. That was my understanding. There may have been some uh concept plan when it was reszoned many many years ago. Uh but there's been to my knowledge uh no concept plan that's come before planning commission for what would be phase three. So your client owns phase one and phase two has a has a contract on it. It's not not currently.

Correct. Okay. So and so they don't own phase one and phase two and they also don't own phase two but they have a contract on phase one and two. They once it gets approved then it closes but they don't have anything on phase three. Yeah. There's a big difference. Uh maybe staff or the applicant, can you highlight where the the 2.43 acres of open space are on the proposed plat I believe and the applicant can confirm I believe it's these these two put together equal that.

Is that correct? plus here. Oh, so so so can I draw here? So is it it's this here? No. Okay. So it's not that it's

okay. So the piece So this Hey, you want Can you clear that for me, please? It's right here. Okay. So Laura, do you want to I believe he's talking about this right here. That little piece. Yeah. Okay. And plus you said which what was the second part? Okay. So this little piece at the end of that called the sack and either side of the entrance. Okay. Fair enough. Just a clarification. You also have green belt number nine. Is that correct? Is that part of the calculation? Green belt nine is all the way at the top of the property by lot 30. Does it? Okay. Great.

And then, you know, just some further questions. I I I didn't notice the last time uh this came before us in the workshop that between lots 43 and 44, there is a green belt number 10 that looks like it leaves some space between those lots. Why? Why are we leaving that space? Just out of curiosity. There is that for a potential future multi-use path. Could you repeat that again? Sorry. So, between lots 43 and 44, there's a little space uh with green belt number 10. Uh that's that looks like it's it's left in between. If you want to clear that the U out.

Yeah. That see that space in between those two lots. Is that for the potential access? No, access to a detention pond. Okay. So, it's access to a I think we have to give 20 or 10 20 ft access and an easement and all that. Okay. And so qu a question for for staff. Do all of these green belts get conveyed to the city? Is that how that works?

No. No. The only thing conveyed to the city is um there's a I believe it's 25 foot uh buffer along um Sumner Smokerise Point that'll be conveyed to the city. And in addition, any green belt areas that are developed as storm water ponds, storm water quality features will be conveyed to the city. For residential developments, the city takes over any storm water treatment once it's completed. Okay. And and so so if if if if something is provided to the city for storm water, we don't typically put multi-use paths or or could we put multi-use paths on those

pieces of land? Not typically, but as he's pointing out there, the city does require access to that parcel. So, if it's tucked behind a residential, they have to leave an opening and deed that to the city as access to the pond. Okay. Okay. Um, yeah, I have no further questions at this time.

Okay. Thank you, Commissioner Chris. Commissioner Halverson, I I heard your presentation. is very well put together. So, I thank you for that. The concerns I have with the plat and what you're saying and what you're showing are two different things. Um, when you're talking about specifically the third phase and there is no implication for a third phase, but what is designed is for a third phase. Um, in other words, if you weren't going to do it, you wouldn't do this. And this would have basically a complete design for phase one and phase two. So because you're not showing that, that clearly shows there's a phase three um which we have concerns about because the population density and the traffic implications that we aren't aware of. We can't again like we said last time, it's difficult for us to kind of look at the entire design when we don't have it. So, if you're not going to do phase three, then you should design phase one and phase two with that intent. Um, the other comments you were talking about traffic buffer, safety, storm water. When you're talking about traffic, um, you were specifically addressing the traffic within this neighborhood. Um, you did not address the traffic outside of the neighborhood, which I have concerns about, which is why we asked about specifically for a traffic study to show what the implications of this development would be on Sumar Road, that intersection, and everything else. So, you haven't addressed that. Um,

absolutely. Yep.

I don't recall that. And during during the past year, we've been through it's 60 lots. It doesn't direct Okay, I I'll I'll refresh your memory. Remember when we were talking about the traffic study and then we were talking about that intersection about the right way in or right way out and then whether there was going to be a light there or not. Right in, right out. Correct. Down at the bottom.

No, it's a full service intersection. Sorry. We were also talking about the implication where this extended up to 54. There was a whole discussion that we had about the implication of traffic down in here. What was going on in here? This development over here. I mean, I remember some discussion about I do not recall the request for a traffic study. Okay. Laura, do you remember that at all? I I don't. always request one.

Well, if there's if there's if there was confusion, I apologize for that. But I do think that a traffic study that I thought we discussed and I thought we requested in addition to the phase three sketch um would be important for us to understand um for 58 homes plus um and its implication to the connection road if there isn't a gate on the Kadran Hills neighborhood because if there isn't a gate for Kedran Hills it's a story right? Is that the name of the street?

Okay. Um that part of the neighborhood you have to take into account if there are going to be additional traffic from that neighborhood through this neighborhood um down to Sar Road. So there's cascading effect relative to traffic whether it's mitigated to 25 or 30 miles an hour. you're going to have six, seven, eight cars stopped at the stop sign waiting to get through the neighborhood because it's going to save them 20 minutes instead of driving all the way around to get to high school. Um, plus you're going to have, I don't know, let's just guess 100 golf carts coming through this neighborhood. Yeah, I don't know this. The only thing I would say about the connectivity is if there's already cut through traffic on I think it's I forget the name of the road, but it's long over to Ashley and and another one that I read in the emails. This provides a third route. So that's going to diversify the traffic between the two already trails where people are already cutting through from basically it's Kedron Hills coming this direction. So now we're providing a third route. So it kind of splits that traffic up between three routes.

If that's the case, and I'm not aware of that. um if you could demonstrate that to us um to support your argument. Um I'm personally concerned about the traffic. I'm personally concerned about what it's going to do to Kadan Hills. Um I don't live there, but um I can see how that could be a negative impact to the residents. Um I do understand and cannot disagree with the fact of the statement of, you know, it meets and exceeds all ordinances. Um, it's interesting. I was going to ask you because everything sounded perfect. Was there anything negative you would say about this development?

No. And I would address that many of your questions and concerns um would have been brought up 20 years ago when it was reszoned. Um, for phase three, we don't have the right to develop phase three. Yes. Is it um where you stubbed out where additional roads and houses can go in there? Yes. that Mr. Bradshaw could sell this to somebody else, not not to my client. So, it's prepared as when I was city attorney, Jim Williams was here in the planner, you always wanted to have connectivity and have options for future growth so you didn't shove everybody everybody down to the major roads. Um, and I'm looking at the the map here, the the the plan, the site plan. much of what will become u the phase three is wetland and and is they got the creek you're not going to get that many more lots in there I mean I'm not I'm not a developer I don't venture to guess but just looking at the map it one there's not be much to get in there and then there's like the little corner very expensive to get down to that area crossing crossing a creek um so again uh looking at the ordinances zoning and land development. This plan exceeds those. Um we've addressed many of the concerns that were expressed by the residents and emails and and discussed in the work session. Um this property, like I said, it's been zoned for all so many years. Uh the time was right to develop it. We're trying to address the concerns. We hear you. we we heard before uh the gate uh is in the purview of the city council only. Um so if the city council wants it, they can uh require it, but that's that's an issue for another body.

So Rick, am I hearing you correctly that you wouldn't consider putting a gate in at all unless it was demanded by the council? I think my client doesn't care one way or another, but looking at the emails, uh, you got some of the folks who wrote who are very much in favor of having the connection and other ways to get out of, I guess, a story lane and Kedan, backside of Kedan Hills over to 54 and others who are opposed to it. Um, but the problem is the only gate that I know of um on a city street in Peach Tree City is in Plantara. Uh, may there may be another one that I'm That's where I was think we put that in because it was a shortcut,

right? But the difference there, at least at the present time and in the past 20 years, is that you have the industrial park right there that that has an entrance into Planter. And I I'm not going to venture to guess, but probably well over a thousand, maybe 2,000 employees, maybe more than that, get off the work all about the same time and are trying to get largely to Kua County, some over to Spalding, but Quita County. So you got all that traffic that is going through wonderful 5474. And so the the cut through was Plantara and then they had the folks racing. They've done the speed calming devices, all that we all know about. But here you don't have a big commercial area around. Um you have pretty much Petri City built out. Uh so the folks who are inclined probably to cut through here for large part are going to be the folks I think in a story lane if I'm saying that correctly and the northern part of Kedran Hills probably coming south to go to 54. But um again, if you look at the jagged way you have to go, you got several stops you got to make, turns you got to make uh and the speed limit, uh which I believe will be dictated by the police department, it's either going to be 25 or 30. It's not going to be any higher than 30 because it's a residential street. But you know as well as I do that the speed bumps, the stop signs, and the speed limit in Plantara did nothing to control traffic or their speeds or careful drivers. It was a hazard, which is why Planter chose to purchase their own gate and take ownership of the roads just to make it a safer neighborhood.

Right. I I agree with that. But but most of the cars, I would venture to guess that cut through Plantara or did cut through Plantara are non residents of Peach Tree City, folks that are coming to work and then leaving going to one of the, you know, neighboring counties here. looking at with where this place is, where this property is located. Most of the folks who will cut through, I will venture to guess, will be northern Kdan Hills in a story line. They're neighbors of this. They're people who live there, people who see them every day and go, "Wait a minute. You're going too fast to my neighborhood." You know, I remember many years ago having to go to a neighbor's house and and say, "Look, I adore your sons, but not when they're driving 50 miles an hour down the road." And this was in Crescent Oak. And you know, mom and pop talked to their sons and stopped it.

Thank you. I'm going to go back. I appreciate that, Commissioner. Give it to back. Commissioner Halverson, did you have any other questions?

Yeah, I found the meeting minutes um page 15 dated 292026. Um Hson asked if they had done a traffic study and Wall said they had not but could add the information. The number of daily trips added should be minimal. Written hour asked if there was a stoplight in front of the new development on SR54 and Walt said there would be a modified R cut which is what we just talked about. Sumar road at 54 would be one more area written now remarked where traffic light might be a concern. Gritz asked if he was especially interested in the possible connection to the path to the top of the lake hedrin where flat creek came out to the northeast. He thought that the connection in phase three would be significant. Wall said the topography in the area was difficult blah blah blah. So it is in the meeting minutes.

So appreciate that. I I I think that we we should have made that as a stipulation stipulation of of yeah as a condition. Um but again we were in a a workshop more so um so it was more open discussion. Um but yeah I remember we discussed that as well as you know we touched on um you know the mixed use development that's going to be going in along 54 also and what impact that might have between the two. Um

can I let me say this? We do have a I apologize. We have a traffic study on file for the commercial development about that intersection which includes this R43. It's not for this project. It's for the commercial project, but it did include density around us. My apologies. It's on file for 1941. It's a G dot study, John. We had it to do the modified R cut there, but that addresses down there at Highway 54 in Sum Road and all that, not up here. Other than the volume from up here, the volume of traffic from up here adjusted in those comments. Everything that you're asking about a G dot road. So, we have the G dot study for them which we can provide. It's on file in that project file.

My apolog I I thought we were talking about here on Sar Road and the new road. Well, I think what we're just to be clear, I'm interested in the impact of this new what you're proposing plan on the surrounding routes. Okay. I apologize. We have that. I I'll send that over to you. Any other questions? Commissioner Halverson, anything? Commissioner Hamner, questions.

So, just one question and Mr. Lindsay, you kind of touched on uh something I've been thinking about a lot uh regarding this property, which is the history around it. And you may not be able to answer all these questions, but you've at least mentioned more details about it than what I've heard uh and been able to find about the the actual history of this area and the the zoning associated with it because I think so many of the problems that are we're ultimately dealing with today are are related to the way that this property was was zoned, however, you said 20 years ago. You may not be able to expand on what you said earlier on this, but I just wanted to see if you knew of any other history around this and the way how this was zoned or any any additional details around that.

I don't have any more history on the way it was zoned. When I was city attorney um many many years ago, the council discussed having a major road go through this so that it would take traffic from Robinson um up through uh this area of the city and then connect into crab apple and take it out dogwood. Um, so that was back probably 98 99 something like that. There was a lot of discussion uh about doing that uh to provide three north south avenues um from Peach Tree City to get them folks headed toward the airport or downtown or where f where folks might work. But as far as the zoning here, I think it was zoned in the early 2000s, but it was R43. And this and and when they did kind of the the full blanket zoning for Kedron Hills, and I'm not talking about just Kedan Hills, the subdivision. I'm talking about whole village. Um I know this area was included in there. Um, you know, originally what's really interesting, if you go back to the original plans of Peach Tree City, all of uh the North Parkway was postman condos and apartments. Um, none of which you see on on the ground today. So, I always find it interesting when people talk about the original plan. The original plan for Petri City was like 70,000 people. Uh, when I was city attorney, it they brought it way down. And when uh the village was was the concept was was zoned, it was for these much larger lots. And I know that this was discussed, but I don't recall the reasonzoning of this and it may have happened after I was no longer city.

Yeah, that's fair. It's 20 plus years ago at this point. Uh well, maybe one day you'll get it back. Who knows? Uh um I don't have any additional questions. Thank you for that. Okay. I think a lot of my questions that I had were already asked by by the commissioners. Going to go ahead now and and open it up for comments. Commissioner Allen comments.

Yeah. So you've got extensive experience in this city. I've known you for a while. I mean, I know you know what you're talking about. I had experience as a police officer, and I'm reminded of a time when I was told to go to this really nice neighborhood where the speed limit was 35 and cars were doing 70. The mayor's wife called up, said she wanted something done, and we were sent out there to do traffic. The very first car coming around that turn doing 70 was the mayor's wife. I was taken off of that after I gave her a ticket. This is a shortcut. And having experience as a police officer, shortcuts, people tend to, whether it's their neighborhood or they're trying to get to a county, you know, 15 miles away, when they're ready to go home, they're less careful than when they're they're not any more careful than they're are on 54 to 74. And I'm concerned that this being a shortcut is going to be a hazard not only for this neighborhood but for the ones on either side just in the amount of traffic that will come through there. We had discussed putting a gate over the the river over the creek. There's also been discussions about putting it up there at the north end. I would recommend that once put in there for the safety of the children that we've spoken about, for the safety of the residents. I don't think the speed bumps, the stop signs, or the turns are going to slow people down that aren't from that neighborhood. Those are my comments.

Thank you, Commissioner Gant. Comments.

Uh, sure. Just a couple of comments and maybe a question. You know, in looking at this plat, it's now phase one and phase two. And then you look at the additional property that is also zoned R43. You look probably add another future, I'd say minimum 25 to 35 additional lots that could come out of that development that would connect to this neighborhood. So, you're looking at the potential of what 85 90 homes. That's a lot of traffic. Um, I'm concerned about the connection to Atoria Lane through Sims Road or this the abupment there. When you look at Atoria Lane and how it ties into the other developments going over towards uh Kedran Hills and Smoke Rise, there's a lot of density up there already that's going in the other direction. And if you were to open up this this uh lane onto this development, you would have some bleeding over from from that area, but I'm not sure how much it would be. But there would be some and there would be some in the other direction as well. Um so my main concern in looking at this overall development is is safety um from a traffic standpoint, safety from a fire standpoint, police standpoint, and also the children uh that are in the neighborhood. And I'm inclined to u recommend or would would recommend not having a connection up at Etoria Lane and to move all to have a plan that moves all this traffic south toward 54.

Um, so I guess one question I have for for the developer is what are you looking at in terms of timing for the phasing of phase one and phase two? When would that occur? Three years. three years starting from the time that this is approved. Yes. Okay. Uh I would just uh um highly recommend to this group to really consider how to not allow that traffic go between historian and this development.

Thank you, Commissioner. Commissioner Chris, comments? Yeah, you know, I really have no problem with this neighborhood generally. I think it looks nice. I I think it fits with the mold of what's around it. I think where where my my concerns are are two are twofold majorly. I I think the the traffic concerns from my standpoint uh could probably be be addressed by uh city council with a potential gate and deeding over some land to the the future HOA. So I I don't necessarily share that same general concern, but my my concerns are twofold. Um you know, like I said earlier, this is one of the last large plats that we can influence here in Peach Tree City. Um, and so you know, one of the things I live in the Kedran neighborhood. One of the things to me that makes Peach Tree City pretty special is I don't have to drive more than like a half a block or a block to get to a multi-use path. And when you look at the folks that are going to live like in this culde-sac here or over here or over here, they got to go pretty far to get way down to Sumar Road to get to that path connection. You know, when you look at neighborhoods like Pinegate, you look like neighborhoods on the south side of Peach Tree City where the path was really a major part of the design of the neighborhood. And I think when we are talking about safety, especially when you make a good path system, and you can see that in other parts of Peach Tree City, you're alleviating a lot of the road traffic that's there by providing other options to the community, right? So, I just I think there's there's opportunities here. you know, I'd love to see a path that goes down this way. I'd love to see a path that goes down this way. I think there's a ton of opportunity. And the fact that we don't see that third phase just really is a a um a disadvantage, I

think, to the city, especially to that area of the city, because I'd love to see what the potential is for that and how it all ties in together. Yeah, sure that land may not be sold for another 10, 15, 20 years, but the fact that there's going to be a plan for that land, I think makes a big difference. Um, because like I said, this is just one of the last major major parts of of of what we can influence here. So, uh, you know, I I I'm really not in favor of how this looks right now, even though I do think that generally speaking, this could fit in that area.

Thank you, Commissioner. Commissioner Halverson comments. I'm not going to restate all of the other words I said earlier. Um I think you get the point. The only thing that I would address the last comment would be I do have concerns for any residential developer even though you addressed clear cutting. Um up north it's it's done the way you described it where it's very strategic. Um I've not seen that done in the south. Um, I'd like to see it done. So, if you do do that, um, like you say you're going to do, if we can get that as a stipulation, if when and if this goes forward, that that's how they have to move forward with um, developing the property um, is strategic tree removal. Um, I'd like to see that um, as you described it. I just haven't seen it done. That's my only comment.

Okay. Thank you, Commissioner. Commissioner Hamner. All right. Real quick for city staff, are you able to bring up the zoning map on the on the presentation? I for some reason I'm not able to do anything with this right now. There we go.

Okay. Yeah, that's perfect. Thank you. So, real quick, just a couple of things. Just first I just have to acknowledge that, you know, the amount of communication and the amount of individuals that have come out to to voice their concerns and their opinions and their recommendations on this is truly impressive. I think that you guys have uh again, you know, it's it's always good to see people get involved and expressing uh you know, things that they may have a concern about and getting involved in the community uh this way. Um, you know, I can only speak for myself, but I think the other commissioners will will would agree that, you know, we've received a lot of communication uh on this and a lot of input uh from the public more than I can remember recently uh on this. So, thank you guys for, you know, of course, engaging us on this and voicing your concerns and and letting us know uh exactly the way how you feel about this. So, that way we can take your feedback and try to make this uh you know, a better project, but ultimately in a way that doesn't diminish the the life and and the the quality of life that you have in your own neighborhoods. Uh right now I also just want to you know acknowledge to the applicant uh that you know you guys have obviously heard a lot of what has been said uh on this again you know it's not perfect in terms of addressing everything and obviously there's still concerns about this but you know credit where credit's due. you know, you guys have uh you know, uh addressed some things like around the creek and you know, the the extra buffers that are associated with this and so on that you know, again, is is above and beyond what was required for this. And again, I have to acknowledge that again, you know, like this is zoned R43 and it meets all the applicable development standards and you know, again, you guys are are are not doing anything that is is against the ordinances that Petri City has right

now. You know, I requested this back up here and you know, I I made a comment and ask Mr. Lindsay as well about the history of this. I think so much of what we're talking about tonight is ultimately the fact that this is the way that this is set up two decades ago at this point. It's a root problem of this because you have this around all of this residential right here and it's hard to get to other areas that you know like here's you know the highway right here, here's Publix over here, etc. where again you have all this residential that is just all together on this and you know how is somebody you know you know for this area sorry I'm making a whole bunch of green on this but I I hope this makes sense you know obviously that area right there could be incredibly impacted if you know when when this area gets developed right here and so on so I just share this is that you know there's there's again we're I believe that we're just stuck with a bit with a problem that was uh assigned and and and and and originated decades ago at this point. And obviously we're trying to make the best use of what's been given to us from all those years ago on that. Again, the applicant I believe is, you know, they're they're following the ordinances on this and they're they're justified in doing this, but obviously the concerns from Kedron Hills and and all the other spots as well are equally justified because this is your neighborhood. this is where you live on this. There's not, I don't think, going to be an easy answer for anybody on this. No one's going to be happy ultimately uh the way that this is going to to out unfortunately because again there's a root problem that happened decades ago at this point. Um, again, you know, I think that the applicant again has has done a re uh a

reasonably well uh good job in terms of addressing what it can uh on this and uh uh but again, is it perfect? Absolutely not. There's always going to be concerns associated with this. I did and sorry I'm talking a lot. Oh, that's good.

But uh I did want to just I had four thoughts on this. I don't know how reasonable they are on this, but still I think it's something that's worth still mentioning about this even though I don't know if all these are going to be ultimately realistic on this. the first um you know for the K to specifically address the Kran Hills concerns in a clear and enforcable way. You know, if there's a way that we could have a no certificate of occupancy not to be issued uh until uh the connecting road between the north and south phases crossing the creek have been fully constructed, paved and accepted by the engineer. that could help ensure that the Broadway north homes uh obviously cannot be occupied while Sims Road remains the only access point. Uh so that could that could be something that uh that could allow ultimately some of the development and some of the traffic to be alleviated from from that and ideally help out with Kedron Hills on that. Second, the sim road stub off his Atoria lane. You know, if there was an opportunity to be restricted to emergency vehicle access only secured by a gate system uh subject that would be approved by the fire marshal that could give the fire department a secondary access and have they've asked for and opening up Kedron Hills to general residential uh without opening up Kedron Hills to general residential or cut through traffic uh could be beneficial for that. Third, all uh construction traffic for both phases should enter and exit via Sumar Road exclusively. So that way there's no construction vehicles uh uh whether it's concrete trucks, grading equipment, lumber deliveries, etc. are used on Sim Sims Road, historial lane or lowering lane. Uh that compliance uh would ultimately again help the Ketron Hills residents on that. Uh and then fourth, you know, before any grading permit is issued, the developer shall

submit a construction traffic management plan to the city engineer for renew review and approval. A plan like that uh would uh document access roads, staging areas, required signage, and how the developer will enforce the sum road requirement with the contractors and subcontractors. And again, could again set up a way so that way the existing roads could around those areas could ultimately still, you know, be used for residential as opposed to construction on that. Again, I don't know how realistic those four things are. Those are just four thoughts that I've had uh recently about this to see what can be done in order to help with the quality of life around that. But uh that's what I got.

Okay.

Commissioner Hamner. And and before I before I go with with my comments, I I'd like to ask staff. So from from what I'm hearing with commissioners, um the discussion, the questions, there's definitely some concerns related to this conceptual plat um that's in front of us this evening, even um after having the workshop and having discussions um about that. um at this point um what are our options and and I would ask that question so we know where things stand. So of course it could be approve um it could be approved with conditions it could be deny um what other options do we have?

Those are options that you have. Um, I will say that you've raised some things that may be new to the applicant today that if you would like to have a response for, you can also ask for there to be a deferral for a decision to allow for them to give you that information if you would like to have that information present um to better, you know, your decision- making for that application. Totally your choice. But definitely the choices that you gave are options. Okay. And we do have the the option to defer. Is that what you said? Yes, you have an option to defer to the next meeting. Okay. Okay. I appreciate that. Point of order for you, chairman. Uh, are we approving and denying or recommending approval and denial to the city council? No, this item wouldn't go to the city council. This does not go. Correct. Okay. Interesting.

Correct. Yeah.

So, I've I've thought about this kind of long and hard. I I do live not in Kedron Hills or in in Smoke Rise, but in another neighborhood very very close to that. Um, you know, and I I agree with the other commissioners. We received a lot of comments from from the residents in the area. Uh, you know, a lot of consistent themes. Um, you know, you look at the residents who do not want access um coming into Kedran Hills. You want residents who only want access coming off of Sumar. Um, you know, traffic u cut through traffic, loss of trees, erosion, potential flooding. Um those are common themes that we see quite frankly in any new development that we have come in front of us. Um no matter when it's been or where it's been. Um those are always concerns from from people living in the area. Um you know there was also some comments as well why do we need more homes in Peach Tree City? Um we're already we have too many homes. Um, one of my concerns, you know, was really from from the emergency responders also. Um, you know, they're already telling us that they're having difficulty getting to the back section section of Ketron Hills. Um and looking at the way this is set up and with the connection road that that is shown um you know that would give an option and you know better response time to those first responders coming to that back section of of Ketron Hills which is great. Um, you know, we also talked about in in in some detail, um, you know, a gate going in. Um, and I think Commissioner Allen was the one that proposed that, um, with his experience in in Plantara. Um, and that's one thing that we don't see on this concept plat.

And I understand it needs to possibly go in front of city council. Um but I really would have thought that the developer would have at least put that forward as they would be considerate to to do something like that. Um again the original I think thinking from us was it would be between phase one and phase two um kind of going across but the more I looked at this and the more I went over um you know my recommendation quite frankly would be right at the entrance into the development from Sims Road. Um and it allows then that connectivity with the fire department. um the police department emergency responders to get in and out of that back section of Kedran Hills. Um but it it stops that cut through traffic because I agree um if there's an option, somebody's probably going to take it um to go ahead and go through there. Um so I I think that would be something that I would really like to see as part of of this proposal. Um, and I would also like to to note my disappointment um on on the property owner. Um, you know, we asked, you know, if there was a a phase three um and and we were we were told, well, yes, but it's it's not part of this. Um, one of the concerns that I have and I know some of the other commissioners have is that, you know, we we tend to see things brought forward to us at peace meal. Um there there's a property here, here, there's a property there. Um there's a a development here, there's a development there. Um and you know, we really try to look at things going forward as as comprehensive. Um you know, how many years has those stubouts um through Kedran Hills and Smoke Rise been there? Um with no thinking of well, when is anything going to happen? um you know nothing may happen with those stubouts in the proposed development for 10 years, something may happen in a year

from now. Um so really trying to look at this as a comprehensive um view of of what's happening in in this proposed area. um you know one of the things I I think going forward and and I don't know what the feasibility is to do something but I would really like to see that as part of you know some of the requirements we have um you know as we review the UDO um that we do consider a more comprehensive view of of developments like this um as well as the traffic you know we've always looked at traffic studies as well what about this neighborhood or what about this shopping center um But every one of those traffic studies, um, they're cumulative and they add up. And while we may look and say, well, one traffic study is okay with this, you add two more, three more, four more, and now you have all of that traffic going in. And I've gone through smoke rise out to to Publix on 54. Um, you know, there could be quite a bit of traffic at that stoplight. There's no left turn um coming out of Publix. There's no left turn coming off of Sumar Road onto 54 heading east. Um, and I would actually like to propose that to to city engineer to to staff um to, you know, engage our our counterparts at G DOT. Um, you know, you look at the left turn coming off of, um, Walt Banks, um, going across to to the new ele to the new middle school, no left turn. I've had several instances where I really thought I would see a head-on collision um with cars trying to come across and people trying to make left turns to go onto 54. So I I think we're really to the point where we're looking at developments along 54 as possible other areas. And I know this is a little beyond this, but um it touches on this also is that I really think we need to

go ahead and and work with our counterparts at G DOT to try to improve um the signaling all through that area. um as probably well as other areas in in Peach Tree City. Um but I think also we need to remember that this property is as the other commissioners said, you know, zoned R43 under Peach Tree City regulations and ordinances. Um and a proposed development is permitted in the zoning class classification. Um, you know, while we recognize uh and respect the concerns expressed by the nearby residents, we must also acknowledge the property owner's rights to go ahead and develop um that land in accordance with the city ordinances. You know, this is only a conceptual plat. U and there's additional changes and and modifications that probably will be made as this goes forward. Um you know, I'm not sure if you you're all familiar with how the platting process goes. Um but there are multiple additional steps that have to happen um until the the final certificate of basically occupancy um is issued. So there's several stage gates along the way where things will be reviewed again and again and again. Um so some of the concern some of the concerns about you know water runoff, storm water um so various things will be addressed um in much more detail as they go forward and that is not quite shown on on the conceptual plat. Um and I think that's always important for for people to understand. Um, but with that in mind, I I do have, you know, some some conditions that I would definitely look to put on as as Commissioner Hamner brought up kind of his four points as well as some of the other commissioners. Um, you know, for me to to really look at this, I I want to see a gate. Um, and I know there's some some discussion as to, well, do we want to start putting gated communities in in Peach Tree City? Well, it's really not a gated community. Um, you know, if you look at what was done over planter, that kind of started

a precedent. Um, and I think we always need to remember that what's decided, whether it's here or in other forums, you know, once something is done, it does set a precedent. And I think this is an area where um we could apply that precedent that was used in Planter um to still provide the the connectivity, but to keep it just to to first responders. um like to see that gate placed at the top of Sims Road as it comes into I I guess that's phase two or one, whichever fa phase two. Thanks. Um I think that would be a good location for it. Um, as part of that, um, and going back to Commissioner Chris, um, his comments, I I'd like to see, you know, a cart path, um, basically go around that gate also, so the people coming out of of back section of Kedron Hills can actually utilize their golf carts because to get to the southern part of Sumar Rose. It is quite a trek to get to the north from those people coming from the two new sections as well as people wanting to go from the back part of Kedran to possibly go to any of those locations. You know, whether or not there's, you know, any traffic going across over to uh to Publix or not. So, like to see some type of of bypass or or path around that gate for for golf carts. um also agree that the condition that that staff's put forward for the connection um you know with the golf cart path on Sumar Road um but I'd like to see more um as Commissioner Chris said you know here's an opportunity to go ahead and really make great connectivity um you know I think city council is really looking at expanding from what I my understanding is you know not just considering golf carts but considering you know more of the ebikes um you know, the electric personal vehicles that we're seeing that just aren't golf carts anymore. Um and especially with that mixeduse development that's eventually going to be going in off of 54, this great

opportunity to start to connect our city better and better um when we have the opportunity to do so. Um so I'd really like to see that. Um and and I agree. I I think it's important um you know to keep the traffic or to keep the construction traffic off of Sumar Road onto Sumar Road and not going through Kedran Hills. Um I think that's the last thing any of us would would want to see. Um so I think there's an opportunity to to put a condition there that the construction traffic be um on Sumar Road and and not through Kedran Hills. So um I think we have a lot of of comments. We have a lot of concerns. We've asked a lot of questions. Um, some of those we don't have answers. Some of those I think quite frankly it needs to go back and and be reviewed um by by the applicant um for for probably some some additional work. Um but before we go ahead um and make a final I guess decision on this um I believe Mr. Lindseay you you would like to say something?

Yes. Sure. Boy, Jason writes as badly as I do. All right. Um, the applicant uh will agree, I think, with all of the conditions that you guys have brought up uh this evening, but I'd like to go back through those, but I would like to address one thing um before we go any further, Scott. Um my client talked to Mr. Bradshaw about, you know, can we do a a plan for phase three and was flat out told no, no, Mr. Bradshaw has every right to sell that property to anybody else. But looking at what's available there available that can be built upon, you're probably looking at another 20 lots, you know, but but for the actual plan, you know, whether Mr. Bradshaw wants to sell that land eventually one day to um my client, I don't know. But it's his right to hold on to it forever if he wants to.

And and and before you go any any further, Mr. Lindsay, um let me ask you this. And I knew I know that that the Bradshaw family owned a sizable part of that that property um throughout that area. Um with with your knowledge, you know, was the was the property that abut Sumner Road, which is part of Smoke Rise, um just south of where the development is is currently proposed. Was that also owned by by the Bradshaw family?

I I do not I I do not know. I I do know um that I used to have a lot of um interesting conversations uh between the council and Mr. Bradshaw years ago. Um but he's owned a large chunk of that property for a long period of time. Right. And like I said, it was my understanding that Jason says that that he did own that property down there. Okay.

Yeah. And and and I think that goes back again to what what Commissioner, you know, Hamner said. Um you know, and it kind of goes back to what I said. You know, we we've done things peace mill where a piece of property has come up, it's been developed. A piece of property, it's come up, it's been developed. not really planning ahead and looking ahead as to um you know access and connectivity um between those because quite frankly if it was me and if I was developing all of that I would have done that totally different than what it is now um you know and of course you know hindsight is 2020 but we are left with what we have

right and well you know the great bulk of the property in Petri City was owned by well eventually equitable and then Petri set Peach Tree City Development Corporation and when they they were the sole owner of the local land, then you could do those plans, right? But when you got into what I'll say is the remnants, the infill, even though this is larger than infill, then it becomes more of a challenge because you don't have that single entity thinking everything through.

It It's just unfortunate that, you know, in the past we didn't think, but what about um you know, what about this? Um, you know, like I said, you know, those those streets in in both Kedran Hills as as well as Smoke Rise have been stubbed for quite a while. So, there was something eventually going to go there. And if if you didn't think that that was going to happen, then I'm sorry you thought that that probably wouldn't happen, but it was going to at some point in time. So, you know, it's just unfortunate that that thinking wasn't in place back in that back in those days. But, Mr. Le, go ahead. I'm sorry.

All right. Um well, this has been going on for about a year. I know the conversations um before this body. Um so what we've heard this evening for some additional conditions um a gate. Um my client really doesn't have a position on that, opposed to it or or in favor of it. Just saw the email comments that came in. Some folks were in favor of it of it. Some were opposed. Uh originally we were thinking too like you between phase one and phase two would be the place to put it. Um but perhaps it does make more sense to limit access on the northern part of phase two to emergency vehicles and to put some type of gate or chain or whatever, but work with engineering and with the first responders to what what type of uh limited access should be up there. but not for residents, but for emergency uh vehicles. We are fine with that. We're also fine with doing a golf cart connection up on that side so it goes around um that that gate or whatever you want to call it. Um limiting the construction traffic to come off of Sum Road, absolutely not a problem. Particularly if it's the, you know, if it's blocked up on the north side, that's where they're going to have to come through anyway. Um the connectivity between uh phase one and phase two is not up on the map right now on the screen. Um we'll do that connection when uh and not have a co for phase two until that's built. But of course if we block access uh to a story lane then it that's kind of a doesn't really not going to happen any other way. Right. But that's when we would build the connection over the creek is when phase two comes in. Um I'm looking to see any other notes. I think there was one other one u

commissioner that you had and I don't I don't have it written down. Maybe it was your number three. Three was all construction traffic for both phases shall enter and exit via SER road exclusively. Uh I think four uh before any grading permit is issued, the developer shall submit a construction traffic management plan to the city engineer for review and approval.

I think that works this with number three as well. Um and as um we go forward on this, I I would suggest that uh staff talk to the developer about um possible additional paths or systems inside internally with this uh to make sure that uh golf carts can get from the northern end to the southern end safely. But that again is let let the staff talk to uh Mr. Floyd about that.

I don't know about you gentlemen. I I I'd prefer to see it laid out before we approve it. I want to see in the in in a picture in a map what it's going to look like. You know, it's nice to hear that they're going to work with staff. I appreciate the concessions that that are being made. I think that's very reasonable. However, I I'm a very visual person. I know our our fellow citizens are visual as well and and we all like to see plats and maps. So, my my recommendation to this group is that we postpone this until they can come back with a different layout. Good. Commissioner, how's the layout different in your mind?

So, we we talked they talked a little bit about working with staff to put in the where the multi-use path connections will be. I'd like to see that before I can give my approval. Okay. Again, my history with the city, um, cart paths, systems, whatever put in as you get further down the the process. um 100 million years ago uh concept plans used to be almost drawn by hand and then it would go to engineering and all then put everything in place. This is almost it's not fully engineered but this is a preliminary u platform.

I understand that Mr. Lindsay you know if you look at neighborhoods on the the west side of Peach Tree City where I think the same argument was probably made uh at one point in time the the past just were not created. they were not put in place and folks just don't use them as much as people do in the other side of the city. So, from my standpoint, I really would appreciate seeing what what what you guys are considering putting in place before I can give my approval. Thank you. Okay. Any other comments discussion, commissioners? Okay. Would somebody like to go ahead and can we make a motion?

I'll move to postpone. So, we'd want to defer to defer until what? The next meeting. So, would you like it to be the next meeting as far as this month or the first meeting in April? Move to approve to or move to defer to the this topic until the first meeting in April. Okay. So, we have a motion to defer to the first meeting in April. Do we have a second? I'll second that motion to defer and second to the first meeting in April. Any other comments, questions? Do we need to state what we want?

Yes, I think. Perfect. Yes, I think that would be great. Um before I get ahead of of us, um so we're looking at looking at the gate. Um looking at the golf cart connection around the gate. uh the CO for for phase two which depending on the the gate may take care of itself. Yeah. Um the construction traffic management plan um and the the cart paths within the development for the connectivity. Is there anything else? Is the construction traffic management plan the same as a traffic study? No. No.

And I would like to see a traffic study. So, would you like to see the details from the traffic study that was done or would you like to request a new traffic study? To request a new traffic study with this traffic and the development across the street so it's complete, not what was done because the traffic study without it is incomplete. I support that. I address that last um request. uh this has already been reszoned so you can have all the lots that fit in it uh legally. Nothing you can do to stop it.

It's not about May I finish and then then I listen to your request. I want to address that traffic studies are very expensive, very time consuming. We're talking 60 homes here. It does nothing triggers the need for a traffic study on this. But again, it's already been approved uh for this zoning. And so, uh, what a traffic study would do, I don't know, because you can't reduce the number of homes. It's already been approved. So, legally, he already has the rights.

So, the traffic study, whether you would need a light or not of outside of the neighborhood, that doesn't matter because he's at Sumar Road in this this subdivision, there's no way the traffic light would be there. No way. Okay.

Traffic light's too expensive. You know, whether a traffic light would be needed at Sar Road and 54, different uh issue. I understand that that um intersection, but not here. I was in a meeting here about 15 years ago when we wanted a traffic study done on 54 where Chick-fil-A and all that is and then it was going to be $1.5 million. So it would be huge cost.

So So let me ask this question. The the traffic study that was done for the mixed use that that's going in unfortunately we don't have that in front of us. Um would you be able to go ahead and like you I think you said provide that information to staff. Staff can go ahead and get that to us for we can at least take a look at it. I mean it it looked at the main intersection at the commercial which is opposite Genevieve Court and the two or three intersections in each direction. Okay. It was a G dot study as part of a project that's 95% towards permit. But that was not taking into consideration this development at the time because that was not

traffic in the area. So areas that are undeveloped, they they look at the research. It's R43. They kind of they come up with a fake traffic count. That that's what the question was going to be. So thank you. They look at the envelope and they actually put out traffic counters and all that. They projected forward with 3.5% or 2.5% growth every year. That would be for this type of thing. So it's quasi accounted for. Okay. I guess Commissioner Halverson, would that be acceptable? At least we have that at this time. Yeah, absolutely. That's more information we have now, which is nothing.

Okay, perfect. Okay, so I guess we'll go ahead and and so look at the the feasibility or look at the gate at Sims Road into phase two, the golf cart connection around the gate. Um, you know, the certificate of occupancy to phase two, the construction traffic management plan and the golf cart paths um within the development. Does that sum it up? I think so. Okay. So, we have a motion to defer until the first April meeting. We have a second with those items. Anything from staff? Yes. I just actually have the date April 13th. April 13. You want to add that to the motion? Okay. So, this would be deferred until April 13th.

Do we need anything else before we go forward? Okay. Andrew to rework it. Okay. You want to go ahead and give that a try? I move that we uh defer uh what is this? What is this item? The uh conceptual plat 201 April 13th with the following considerations. We'd like to see the gate at Sims Road into phase two. Golf cart uh connection around the gate. Uh the uh certificate of occupy Certificate of obvious. What do you mean by that? Which one? Number three. Certificate of occupancy.

So I guess Commissioner Hamner, would you I was taking from yours on that. So basically not issue any building approvals in phase two. Pull up my exact wording real quick. No certificate of occupancy shall be issued for any home uh in broadshaw north until the vehicular connector vehicular connecting road between the north and south phases crossing the creek are fully constructed paved and accepted by the city engineer. And I guess do we really thinking if if we're looking at the gate at the top section of Sims Road coming from Kedron Hills, do we need to have that stipulation? Not necessarily.

Okay. scratch. Okay, scratch that. Yep. So, we only have the two so far. And then number three would be the traffic or construction management plan. And number four would be the golf cart pass within the development. Yep. That's it. That's it. Okay. Need a second. Okay. So, we heard a revised. Do we have a second? Second. Okay. Any other questions, comments? No. All those in favor of deferring this to the April 13th planning commission meeting with the four items signify by saying I. I.

Okay. The conceptual plant Bradshaw states 201 April 13th with the items so noted. Okay. Thank you all. Okay. We have no public hearings. Uh do we have any member staff topics? Is there anything? Um only thing that I have is that sorry I am working on that training session for you all. I've communicated with the um meeting facilitator to get a little bit more detail on some things. Um so I will try to respond back to you um as early as maybe tomorrow once she responds back to me. If not, I'll give her a call. Okay, perfect. Thank you. Thank you.

Okay. Anything from the commissioners? Any topics? No. Thank you to everybody for coming out. Yeah. Thank you.

Yeah. And as as we've all said, you know, your input as as residents and citizens of Peach Tree City very important to us. Um you know, we always like to see you all come out. Um and at times we have our planning commission meeting and there's literally not one person other than staff and the commissioners and possibly the applicant in the room. Um and and these are are your opportunities to get involved in in your community. Um you know, even though we don't have a public hearing on this, you know, your input to staff in the city is important, um city council, you know, they listen, they watch this, they they see what's going on. Um and and it's important to them also. So, you know, I always look and and ask, you know, please be more involved in in your city. Um, so you don't have that, well, I didn't know about that and how did that happen. Um, you know, it's very important to to really, like I said, be involved in in things that are going on, even if it's not in your neighborhood. Um, it's in someone else's neighborhood. And, you know, your experiences, your thoughts, um, your recommendations could have a a very positive impact on what happens in other locations in the city. So just consider that as as you know we we go forward with different things um not only on the planning commission but all the other commissions um that we have within the city. So but thank you for all coming out tonight and and we appreciate that. Um so do we have a motion to adjurnn?

So moved. Second. Third. Do we have a motion to adjurnn? I move to adjurnn. We have a motion to adjurnn. Do we have a second? Second. Third and fourth. Motion to adjurnn and a second. technology in