Planning Commission - Regular Meeting

All right, it is 7 o'clock and we welcome you all to the planning commission on October 9th, 2025. Thank the public for coming as well. Um, I've asked Commissioner Trickler to lead us in the pledge of allegiance. All rise. Repeat the pledge after me. I aliance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all.

Thank you. Uh, do I have a motion to approve tonight's agenda? I move we approve tonight's agenda with the continuation of item number five to the meeting on the 23rd. Second. I have a motion by Commissioner Martino and a second by Commissioner Butler. All those in favor say I. I. Any opposed? Motion carries. Do I have a motion to approve tonight's staff reports? I move to approve tonight's staff reports. Second. We have a motion by Commissioner Butler and a second by Commissioner Trickler. All those in favor say I. I.

Any opposed? Motion carries. Do I have any declarations of conflicts or abstensions from commission members? Seeing none, we will just get right into it. Uh the first item on tonight's agenda is a public hearing to consider the request of heat seeker reptiles for a conditional use permit to allow use 8200 agriculture related activities located at 391 West 700 South in the manufacturing distribution zone. The applicant is requesting to open a business to house and breed reptiles, to fulfill online orders, and to educate customers. Jacob.

All righty. Good evening, Madam Chairman and members of the commission. I'm Jacob Hawkins from the planning department. So, the first item that we have for today is a request for a conditional use permit to allow use 8200 in the manufacturing distribution zone. So this is the property in question at 391 West 700 South. This property has been developed with a flex space type building uh with multiple units that are used for a variety of uses ranging from order fulfillment to automobile protection films to equipment for filming videos and so on. Uh now the applicant is looking at occupying unit 8 which is shown here in blue. However, the proposed conditional use permit would affect the entire property. So let's talk about what the applicant's business will look like. So the applicant's business revolves around three separate activities. First, they would provide for the housing and breeding of reptiles. Second would be to fulfill online orders. And third, they would be able to provide online education for customers. for the housing and breeding of reptiles. The applicant has specified that the proposed reptiles would include animals such as snakes, lizards, and geckos, and would not include any venomous animals. Um, all animals will be properly stored in industry standard enclosures that are escaperoof, routinely maintained, and secured with appropriate locking mechanisms. Breeding activities will occur within the facility under safe and sanitary conditions and feeding will be strictly frozen thawed food items. And furthermore, all state laws will be adhered to and all requirements from the city's code will be met through issuance of a kennel license. A kennel licenses are typically issued for cats and dogs. However, key points from that section of code would be relevant to the applicant's business, uh, including maintaining adequate ventilation and appropriate temperatures, having enough space within the animal enclosure for

animals to move around easily, uh, keeping animal quarters clean and sanitized, and ensuring that no kennel becomes a nuisance to neighboring units or property owners through noise, odor, or other nuisance. When fulfilling online orders, the applicant receives online orders for reptiles being housed and will package and ship reptile related products as part of online fulfillment. Now, this facility itself is not open to the public and operations are strictly limited to staff and ownership. So, all customer interaction will be entirely online. Daily activity consists of one to two employee vehicles. Online education will also be provided to customers to ensure that all reptiles being sold uh will be adequately cared for. Then furthermore, other safety and security protocols will be provided. The applicant states that all animal enclosures and restricted areas will be secured with locks. The facility will be monitored by uh by motion activated security cameras. Sanitation procedures will be in place for cleaning enclosures, disposing of waste, and maintaining a safe odor-free environment. And fire safety, ventilation, and HVAC systems meet standard commercial requirements. Now, this overall business as proposed is specifically categorized under use 8224, uh, which is animal kennels, animal boarding, breeding, training, and grooming, and it excludes large animals. Use 8224 would be permitted under the general category of use 8200 agricultural related activities and use 8200 is what is the conditional use permit in the manufacturing zone. However, by approving the overall use 8200 for the subject property, the proposed use would not necessarily be limited to kenneling, boarding, breeding, training, and grooming um of small and medium-sized animals. uh use

8200 includes several subcategories ranging from agricultural processing such as cotton jinning and pressing to animal husbandry services including animal hospital services uh and then also going as far as landscaping and horicultural services. And so because use 8200 includes such a variety of uses that could be held both indoors and outdoors, staff recommends that the planning commission approve the proposed conditional use permit with the condition that the permitted use only includes use 8224 unless further conditional use permits are applied for and approved. And so with that, I can take any questions. So, will 8224 um prohibit or inhibit the applicant from being able to do business as they dane and want to?

No, it would allow them to do all the uh the boarding and breeding that they want to do right now and then the online sales and uh the rest of that would just be accessory to what the primary use which would be the boarding and breeding. Okay, that would all be permitted. Just just to clarify, it will affect just this property only or will affect all properties in the manufacturing district zone if we do the conditional is the red portion

the property itself. Um because uh and that could be another condition as well. Um if you'd like to we can limit it to specifically unit 8. Um however the thought process behind uh doing it for the whole property is just in case if the building is ever uh destroyed in any way or something like that conditional uses uh remain with the land um even if the buildings on it are ever demolished or something like that. And so if they were to ever rebuild they would still be able to use that use. Um but if there is no number eight number eight then it just kind of becomes defunct you know so

should ask this question earlier in the work session but um how come it doesn't apply to the entire zone uh because a conditional use permit is per property it's not for zone thank you yeah absolutely any other questions um Do you know if they are Well, it says that online orders. So, they're going to be shipping out the animals. And I'll let them talk about that a little bit more as well.

Okay. Yeah. It will just be the people that work there that will be coming there. Just the people that work there. Thank you, Jacob. Thank you. Is the applicant here? Just if you could state your name for the record when you come up to the podium.

My name is Russell Refo. Kennedy Davis. Did you have anything that you wanted to add that Jacob may have left out that you think is important? Not that I know of. I think it was all pretty covered. If you guys have any questions, we're an open book and love to you guys. What's your favorite? There's too many. They're really cool. So, your education that you're going to be doing is online also. No customers will be coming at all.

Correct. Okay. Yeah. It's a it's a closed facility. Um we do that for a few reasons. Mostly crosscontamination and hygiene. Um just to make sure that we have adequate biocurity to make sure all the animals there staying healthy crosscontamination of customers and all that other stuff. And then uh I know with uh this kind of animal husbandry there's some definite handling training classes and things need to be obtained. Your employees will all be trained and certified and and that kind of thing.

Yeah. As as far as training and all that stuff. Um that typically more comes in when you're working with dangerous animals primarily venomous animals or crocodilians or anything like that. Um which wouldn't be kept in that facility in accordance to state law. Um we couldn't keep those even if we wanted to. So the majority of what we're going to be housing um is like basically stuff you'd find in a pet store. So geckos and other small lizards and pet snakes and stuff like that. So really not a lot of um you know certification or anything like that would just be on the job train.

Okay. Um it also says uh that ventilation for odors and things like that. How do you control that? because my daughter's in this industry and I know they can those animals can get rather ripe sometimes.

Yeah, for sure. Um, as far as odor, really, you only run into an issue with that with reptiles when you're not staying on top of cleaning. And so for us, having employees there daily is a big priority to us. Um, we check every single employer every day and any waste is immediately disposed of. Um, so I would be absolutely shocked if there was ever an issue with odor. Um, and that's one of the where we as owners will be, you know, very observant as far as, you know, making sure our employees are fulfilling their duties and keeping on top of. Okay. And then, uh, the waste disposal, is there a certain way you need to handle that? If it's going to go in a common dumpster, that's a question. Is that going to cause

Right. Yeah. So, any waste will, you know, we use just the big Rubbermaid trash cans and they get bagged up, tied, and secured, and then disposed of like that. Okay. Approximately how many animals Um, so the approximate amount of animals will probably be around a hundred, which sounds like a lot, but again, you know, pretty small reptiles where it's really you wouldn't even know that they're big. And then what is what is the um demand?

Um, so we've created quite a big demand for for our animals throughout the US. Uh we started doing all this on Tik Tok a couple years ago, grew a following of almost a million in a year and a half. Um and we've been educating a lot of people. In fact, um one of the things that we hear a lot from our audience is we were scared of reptiles before we found you guys and now you know my kid loves snakes and we've got a couple pet snakes at home. Um so the education aspect of it has been a big deal. Um, in fact, that's what we spend a lot of our time on is interacting with the animals and interacting with people um online.

And I would say another big thing is that the majority of what we do is all beginner friendly. It's all people that are brand new to something that we're doing. And I mean, that just kind of ties into the the no dangerous animals and everything, too. They're all just they're very small, very easy, kid-friendly. Yeah. Primarily stuff you'd find at, you know, local pet stores like Animal American work. And are you okay with the 8224? So instead of it being the 8200 which you proposed originally, it's now been narrowed to 8224. Is that okay? Um I'm not sure the differences.

Do you understand that? So the 8200 So doing that 8200 there's a lot of options underneath that umbrella, right? So it could be like what was said earlier, it could be cotton jinning, animal husbandry, you know, that kind of stuff. So what the what staff has recommended that this zone have is 8224, which narrows the definition to pretty much what you're doing. Yeah. And just wanted to make sure that you understand that so that you know and you're okay with that so you don't get into any any trouble like with business licensing and stuff. Sure. If you have input on that. I'm not sure. Yeah. If you may or if I may.

Yes, please. Yeah. Um, yeah. So, USD224 would let you guys do exactly what it is that you want to do. But if you wanted to do something extra like horicultural stuff or if you wanted to do cotton jinning or something like that by limiting it to just what you're wanting to do tonight, you wouldn't be able to do that unless if you came back for another conditional use permit because uh 8224 specifically says animal kennel boarding breeding of small animals which is exactly what you're doing. So we won't limit your but we don't want to open it up to everything else. Yeah, I was going to say I mean we plants too, but that's mainly just to go in the enclosures and stuff like that. So, I don't know if that would be an issue under that, but

I don't think so. Are you making the videos there or do you go out and do videos? No, all of all of the I assume you are the two principal. When it says one to two employees, it's probably you two, maybe one other. We share one car. Okay. So us plus one employee car generally. Okay. Will there ever be a interest in opening it to the public? Absolutely. Okay. Yeah. There's been talks about opening a pet store down the line, but that would be in a different location entirely.

Okay. Great. Any other questions? Thank you so much. Thank you. And this is a public hearing, so I'm going to go ahead and open it up to the public. Not seeing any. I'm going to close it to the public and bring it up to the commissioners for discussion or a motion. Just really quick, a question, and this won't affect anything. Um, horiculture, I forgot to ask this earlier, Jacob, if it's okay if I ask Jacob. So, landscaping and horicultural services under 8,200. What can that include?

Um, usually I see that as something like a um landscaping uh business or something like that where they usually have a lot of the trees kind of out and you can kind of pick it in in the area. In in the area. Yeah. Because like in the especially in the manufacturing zone, the manufacturing zone is intended so that way you can have the outdoor storage which is like across the street from or kitty corner from this property right now. And it would also probably include any like vehicles that would be associated with it as well. Okay. Thank you. Thank you, Jacob. I'm good.

I'll I'll make a motion. I move the planning commission approve the request of heatseeker repiles for a conditional use permit to allow use 8200 because that's what they applied for.

Yes. Agricultural related activities at approximately 391 west 700 south in the manufacturing distribution zone and adopting the exhibits conditions and findings of the staff report as follows. The conditional use permit is limited specifically to 8224 animal kennel boarding and breeding of small animals and all final planning, engineering, and fire department requirements are met. I'll second. Okay, I have a motion by Commissioner Trickler and a second by Commissioner Martin. All those in favor say I. I.

Any opposed? Motion carries. All right. So we have um for the next items on the agenda two, three and four which we will hear all together and we will make motions on separately. Clear my throat. Public hearing. So number two, public hearing to consider the request of David Reynolds for a New lot commercial subdivision plat amendment called North Grove retail subdivision plat C located at approximately 1511 West State Street on approximately 1.45 acres in the Grove commercial sales subdist. Item number three is a public hearing to consider the request of David Reynolds for a commercial site plan for a restaurant located at approximately 1511 West State Street in the Grove Commercial Sales Subdist. And item number four, a public hearing to consider the request of David Reynolds for a commercial site plan for a retail building located at approximately 1563 West State Street in the Grove Commercial Sales Subdist.

Thank you. All right, so the next several items are for a subdivision platite plans for the North Grove retail development, which is located along State Street. Uh so here is where the subject property is located. Uh and here's State Street 300 North and then Walmart is just over here to the side. Uh but as you can see here on the zoning map, this property is zoned in the Grove commercial sales subdist and it also has the Grove mixeduse overlay applied to this whole area. The Grove mixeduse overlay is this whole hatched area uh effectively and then just the kind of orange undertones. That's the Grove commercial sales. Uh looking at the aerial map, uh you can also see a few other familiar buildings that have recently been constructed. So like we have Neers over here and then we've got Crust Club, Seven Brothers, and Soda Time over here. Now, I also want to mention that this overall development is part of a master planned development. And so a lot of the requirements have generally been taken care of as part of that overall master plan except for parking. And we'll get to that. Um, but while the master plan has been helpful in making sure that the zoning requirements have been met, the proposed site plan meets most of the zoning requirements anyway, so there's not too much of a an issue or anything. Uh, let's take a look at what is being proposed. Starting with the subdivision plat. So, the proposed subdivision plat is called North Grove Retail Subdivision Plat C. Encompasses 1.477 acres. Uh, and the subdivision is really just an amendment of two lots and simply adjusts the boundary line between lots 303 and lot 304 in favor of lot 303. Uh, lot 303 is 888 acres in size and lot 304 is 0.559 acres. Um, and then in the Grove commercial sales subdist there are no minimum requirements for lot area,

width or frontage. Uh instead certain setbacks and landscape buffers are required to be met to beautify the overall site. And between the building location and the setbacks and landscape buffers and the required parking, each lot becomes large enough to be buildable in its own right. And so staff recommends approval of the proposed subdivision plat. Uh, moving on to the site plans. Lot 303, this one is intended to be a retail building with two units for drive-thru restaurants, and the middle unit will be used for retail purposes. This building has a footprint of approximately almost 5,000 square feet and is just under 24t in height. uh to meet the parking requirements for retail uses and generally speaking uh restaurant uses that we don't have a count for the seating for the interior just yet. Um the applicant uh let's see here let me rearrange this a little bit. Uh staff generally requires each building to meet a parking ratio of one space for every 200 square feet of gross floor area. And that'll be for both of these buildings. Um, and so in this case on lot 303, since this building is about 5,000 square feet, we'll need about 25 parking spaces for this building itself. And the applicant has 42 parking spaces on this lot. Um, now this building is also proposed to be primarily constructed of materials such as glass, stone, and fiber cement sighting and will have accent metal panels. And overall, uh, the proposed building materials meet all the, uh, codes for the Grove Zone. Now, as for the other building, this one right here, uh, the applicant is proposing to construct a standalone restaurant for Freddy's with a

drive-thru. Uh, now this restaurant has a footprint of 2868 square feet and is 23 and 1/2 ft in height. and the applicant provides 23 parking spaces within the boundaries of lot 304. However, two of these parking spaces right over here uh will be required to be removed in favor of constructing landscaped planters at the end of parking rows in order to meet the landscaping requirements. And so there will be enough parking even with that requirement as the general parking requirement uh for this building would be 15 parking spaces. However, you know, that might end up changing depending on whenever we get the building permit and we actually see how many seats are being proposed inside the building. Um but for now, just the 15 is all that we need. Now this building is also proposed to be primarily composed of materials such as glass, brick and ephus. Now the portion of the building constructed of ephus is approximately 43 and a half% of the entire building. So it also meets code. Uh so no issues there. Now in regards to the overall site, uh let's talk about open space and landscaping. uh 15% open space is required for commercial developments and the applicant has 16.1%. So the open space is good. Uh now the necessary amount of trees have also been provided at one tree for every 1,000 square ft of landscaped area. Uh now if I go down here to the landscaping plan though, now this landscaping plan is just a little outdated uh because um you don't see like the parking diamonds that have been proposed down here in the parking um island down here whereas they are provided up here. Um but uh anyways, landscape diamonds are fine. However, there is a condition that landscaping for large commercial lots

with over 300 parking spaces may have landscaped diamonds between double parking rows at a minimum intervals of six stalls. Uh and so staff recommends approval of both site plans with the conditions that one, the developer provides a parking study that outlines all parking spaces within the overall development and that the total amount of parking spaces will need to exceed 300 spaces in order for the landscaping diamonds to be approved. And then two, a landscape planter is also provided at the eastern end of the parking row on lot 304 over here. With both of those, all of the zoning requirements should be met before the project goes to city council and that way the city council can provide final approval for the project uh when it meets all the zoning and engineering requirements. And I can take any questions.

Other questions? Yes, ma'am. Um so the only real driveway coming in is from State Street right here.

So yes, this is going to be an actual driveway from State Street. access to this development. Otherwise, you'll see that there's an access from down here on 300 North and then also from the rest of the development, which extends all the way over to uh what is that 1650 West right over there. Um so, there will be lots of points of access for this uh particular site plan or both of these site plans. And I believe that this or no, just kidding. That's more of the drainage basin. There's another point of access down over here onto 300 uh 300 north as well, just a little bit further, in fact. Yeah. Let me go ahead and pull this one open. So, here's that access right there.

I do like how all the parking lots connect. That's nice. Um and Erin, all all the engineering is on your side.

The engineering side is I just noticed as he put up the landscape plan that it looks like he might I'll have to double check this when we do the final review, but it looks like there could be some trees and stuff that might be in the basin and typically that's not allowed. So, we might need to look at either relocating those trees or just verify they're not in the actual basin itself. And they might not be. I'm not sure exactly from here. I'm not sure exactly where the basin starts and stops. So, we just need to verify that and make sure those trees and shrubs aren't actually in the basin because then they just they what the reason we don't allow that is because it ends up just clogging it up and causing more problem um with the basins than than it solves by having some actual, you know, landscaping type trees and shrubs in there. You know, they drop their leaves and whatever else and then it just becomes a a nightmare.

So, it can't even be like around the perimeter of the basin. It can be on the perimeter. It can be down inside the basin. But we'll look at that in the final and just make sure that everything looks good. It probably is. I'm just probably not seeing the perspective from here, but we just have to look at it completely and make sure it's good. And then with the accesses going on to State Street, I know they limit how many accesses we have on and off of State Street where those are. That isn't acceptable access because that's a UD do road.

Yeah. U DOT's the one that actually installed the access piece. the road that comes down into the the development. I believe the developer paid for. He he would have to speak to that, but the UD do actually I mean they and I don't know if he he paid for it if they just did it, but that that's where UD do has the designated access for that site at this point. Okay. So, is there a reason why uh lot 303 was favored in the square footage? So, looking at the, you know, Yeah, that's a great question. I'll let the applicant answer that. I would like to assume that it would be for, you know, just getting a few extra parking spaces for that building in particular. Okay. Because it's got the three commercial um businesses.

Yeah. Based upon the numbers that you gave us, you know, 25 required for 303. Mhm. Um that doesn't seem, you know, significant enough to Anyway, so just curious about that. Yeah. Um you mentioned about the uh 304 Right now 15 is needed. Any anticipated maximum amount of parking that would be required for 304? We can't require a maximum amount. We can only require a minimum amount like like Yeah, a minimum. Is there a minimum amount that would be required? Because you mentioned seating and stuff like that.

Yes. And we would only be able to figure out what the actual count will be once we actually figure out what the seating actually will be. For right now though, until we actually how many seats are going to be in that establishment. Uh, usually I just do a rounder number of one to 200 for the whole establishment. Um, which is how you came up with 23, right? Or

I came up with 15 parking spaces. Yeah, that's correct. And that usually gives enough uh just to start out to meet that minimum requirement. And whenever they actually start providing the count, I've kind of found that that minimum requirement is pretty close. Maybe not quite enough in some places, but uh usually it's a pretty good indicator about what is really required. Um, to be perfectly honest though, the uh zoning ordinances require actually let me go ahead and pull this up down to 10 18 and we'll just uh retail. Where's restaurant? Here it is. So this is the actual requirement when it comes to restaurants and uh one per 3.5 seats or one per 100 square feet of gross floor area excluding kitchen storage and etc whichever is greater.

But at this time there's no way to really know without the floor plans. Yeah. And so you you anticipate the 15 is going to be enough, right? Because I'm doing the whole building. Okay. Yeah. All right. um with the like you mentioned the trees that are in the basin. Um so if those trees aren't included in there, you anticipate there will still be enough in the landscape design. I I couldn't answer that. I don't we don't look at in engineering, we don't look at the actual landscape. That would be a Jacob question. Okay.

My assumption is they could move to a different location so that they're not in the basin and dropping their leaves in the basin. Sure. But they just will maybe need to move to a different location on site would be yes. Thank you Erin. So I noticed that there's two trees that are in that space and it could be on the burn on the you know edge of the basin. Will that still be sufficient for Jacob? Will that be still be sufficient number of trees? I believe so. Let me just do a quick count. Isn't the basin just the area to the right there? And where the two trees are actually not in that basin that

might That's what I just wanted to look at the grading plan and just make sure that it's not in the within the within the water level of the basin. It probably is not, which is why they have all of the landscaping there and not in the other piece. But I just we'll do our final check with our final engineering check. And I just wanted to to just make you aware that we were going to do that. Okay. And and we'll make sure that it's all taken care of appropriately. Yeah. Okay. Great. And this note says existing required extension uh detention bond or retention bond, sorry. Okay. Any other questions for Jacob? Thank you, Jacob.

Is the applicant here? If you could just state your name for the record, that'd be awesome. Hey, everybody. I'm David Renell's. What else did you need? Is that good? What's that? Did you need anything besides my name? Just did you want to add any information and maybe we can ask you a couple questions?

So I I can I can confirm that the the landscaping will not no there will be no trees or landscaping in the detention pond. So um Aaron can verify that but that's the case. We tried to stay out of there. So um hopefully that's helpful. Um it's a very well accessed property. UD do gave us an approval I think in 2018 or 19 for that midblock access. Um so we've just been waiting for development to continue and for their road widening to happen. Um we thought that road was going to get widened in like 2018. So it's just been a little bit longer than that. So we didn't we really couldn't put that access in until that widening happened. So, and uh we did they they put in the sidewalk, the obviously the lane expansion, the diesel lane and um and the curb cut and then we put in the asphalt on the private property to the south of the curb cut on our cost. So, that's functioning currently. Um I don't know if you there's

so 303. Yes. the reason why in favor of Yeah. in favor of 303 versus 30. So, um, we just we tried to make that three tenant building the right size and so it's very tight and so we just had to move the boundary line over far enough to accommodate the 5,000 foot building. Okay.

And it it was kind of driven by Freddy's um uh to the right. They've actually reduced their square footage will be more like 2400 square feet instead of 28. So, Even though you're approving 2,800, their footprint won't be that big when they give you their building plan. So I I think a CD set supposed to be coming into pretty quickly. Um so the parking should be adequate. I did have a question for you, Jacob. Um I thought we had 23 stalls and that we were maybe losing two. Are we losing more than two? Uh just depends. So it would just be the two that's at the very end of the parking row. uh that

you have about 20 or 21. Yeah. So, I think there's a total of 63 effective stalls if you subtract those two for the end of that parking row. Um however, the other condition that staff recommended approval of for the site plan uh was that if we can get the parking study for those 300 parking spaces just to make sure that we've got that because if we don't have that then we would need to have the landscape. I know we I know that um Robert Lacy from Galloway had sent you something. Was that not quate or I haven't seen that. I'll have to go through that. I'll make sure that he resends that to you because I thought we sent it a couple weeks ago.

Perfect. And that Yeah, that would satisfy the condition as well. We can just go through that anyway. So, so does it have to be 300 or over 300 because I think we were 302 or something like that? That would be over 300. So, that would be fine. Okay.

Are there any more questions for the applicant? Um just really based upon the parking um knowing that the access has been uh changed like with the UD do and stuff like that. Um just a thought about being in that parking lot. I you know being a patron and stuff like that. It is kind of confusing. So, I don't know if it's necessarily a question, but just something to put in your your your head to to have a little bit more continuity all the way across because it is kind of confusing, especially on the east side of this particular area as far as can I park here, should I park here? So, just to to help with the confidence or something like that.

Yeah. Yeah. Something along those lines. So, um it will help a lot having everything connect. Yeah, that'll because there's a there is a continuous drive aisle that comes through there until you get to that midb block access and then it and and because that midblock access has been is new and has been changed and stuff then it's like oh it it would be a little bit more uh easier you know understand we're dumb when we get to a parking lot you know my wife complains about me all the time just park right there so I'm So, the thing about the parking is it's crosses parking. So,

um if you have any qualms about, you know, if you're at Freddy's and you want to eat at, you know, your Freddy's parking lot, you want to eat at Seven Brothers or Crust Club, you know, you can park there. So, okay, that's good. And and we could probably put up some signage that clears that up. That'd be great. Uh what kind of trees are you planning on putting in? Um, I know they're trees that have a like a stock and leaves. I don't know what kind of trees they are. And they shed in the fall. Um, it's whatever our landscape planner has designed. Um, I sorry, I don't know what they're called. I probably should be a little smarter about that stuff. No.

Who is your landscape designer? Uh, his name is Eric Mikum. Okay. With Core One. He's I don't know if you know him, but he's like a phenom of landscaping. He's done big huge city and state projects as well as small projects like mine. So, yeah, I know who he is. He's he's awesome. I wish he was here because then he could answer your question. Well, he he does he does quality products. So, yeah. See an issue. I wasn't trying to be smart. I really don't know what the We we like the answer. No, that's that's okay. Just um just just kind of curious. Okay.

We've experienced a lot of people coming in and putting in certain type of trees that don't work very well and so they've had to rip them out and so it has increased, you know, curb value, you know, it does affect that and then just the the cost to rip it out and put in something different. Yeah. As well. So that's kind of that was the the basis of the question.

Okay. Um I know that Eric has done enough of that to know what's the best. I've I've asked him about, you know, what can we do to keep shedding from getting outside, you know, to for cleanup and stuff like that. So, he's addressed that as well. So, and I don't know what kind of other trees have been planted that don't work well, but I I trust him. So, Okay. Well, good. Thank you so much. You guys are awesome. Thank you.

And these items are public hearing items. So I will go ahead and open it up to the public. And not seeing any public, I'll close the public hearing and I'll bring it up to the commissioners for a discussion or a motion. So, really quick, Jacob, um you to move this to the uh city council, you would need that information from the applicant be before when? Before it goes on the agenda for city council, which is in two weeks?

Well, city council was Tuesday, so you had it be a week and a half. Okay. uh which the thing is noticing requirements. Okay. Yeah. Noticing requirements and even then I'm hesitant to actually give any specific date for city council because we would want to um send whatever comments that we have back have them resubmit and make sure that it's 100% done and then we'll schedule it. So it might be couple weeks it might be a little bit longer. Okay. Thanks. That's to verify the 300 total parking. What we yeah I'm thinking the same thing

that that what we approved tonight is understood by the applicant and and for the next step so that it is clean. Yes. I mean, it's good to get just the information that we received about the the landscaping and then we brought up the, you know, parking issue. I don't I don't have any anything else that No, I think it's pretty clear. That'll have to be cleared up before it goes to council. So, we're I'm okay.

Okay. I'll make an approval. On item two, I move the planning commission approve the request of David Reynolds for a two lot preliminary subdivision called North Grove retail subdivision plat C located at approximately 1511 West to State Street in the Grove commercial sales subdist and adopting the exhibits exhibits conditions and findings of the staff report and is modified that all final planning engineering and fire department requirements are met. Second. Okay, I have a motion by commissioner Butler and a second by Commissioner Trickler. All those in favor say I. I.

Any opposed? Motion carries. Okay. I will make a motion on item number three. I move the planning commission forward a positive recommendation of approval for the request of David Reynolds for a commercial site plan for a commercial building located approximately 1563 West State Street on property zone the Grove commercial sales subdist adopting the exhibits and conditions and findings of the staff report and is modified by the condition that uh the developer provides a parking study that outlines parking spaces overall development when and the total amount of parking space will exceed 300 in order for landscaping diamonds to be approved and that all final planning, engineering, and fire department requirements are met.

Second. And Commissioner Martin, if you don't mind me interjecting really quick, I had accidentally switched items three and four in the staff report. So, that one would be for item number four. Okay. Item number four that would prove that. Okay. Okay. And do we need need to do it sequentially? It doesn't have to. That's okay. Okay. Yeah. Thanks, Christina. Second. Okay. I have a on item number four. I have a motion by Commissioner Martin and a second by Commissioner Butler. All those in favor say I. I. Any opposed? Motion carries.

I'll make a motion on item three. I move the planning commission forward deposit a recommendation of approval for the request of David Reynolds for a commercial site plan for a restaurant located at approximately 1511 West State Street on properties owned the Grove commercial sales subdist and adopting the exhibits, conditions, and findings of the staff report and has modified that a landscape planter is provided at the eastern end of the parking row lot on 304. On lot 304. I have a motion by Commissioner Butler and a second by Commissioner Trickler. All those in favor say I. I. Any opposed?

Okay. On tonight's agenda, item number five was continued. So, I would take a motion to review and approve the minutes for the September 25th, 2025 meeting. I will make a motion to review and approve the minutes for the September 25 meeting. Second. I have a motion by Commissioner Trickler and a second by Commissioner Butler. All those in favor say I. I. Any opposed? Go ahead. Motion carries. I move to adjourn. some move.