Planning & Zoning - Regular Meeting

Okay. called the uh meeting for April 13, 2026 of the Republic Planning and Zoning Commission to order. First item of business would be the calling the role. Commissioner Alexander here. Commissioner Crosby here. Commissioner uh chairman Ellis was that me here? I can't hear. Commissioner Man Commissioner Copelan here. Commissioner Haidider.

Commissioner Drava here. Commissioner Means here. Thank you. Next uh item of business is the approval of the agenda. Does anybody have any changes to the agenda that need to be made before we approve it? Motion to approve. I have a motion. Do I hear a second? Second. Have a motion and a second to approve the agenda. Call the role, please. Commissioner Copeland. Commissioner Haidider. Oh. Uh, Chairman Ellis.

Hi. Commissioner Crosby. Hi. Commissioner Means. Hi. Commissioner De Bravo. Hi. Commissioner Alexander. Hi.

Is that it? Good. Uh, next item of business is the look at the minutes and approve the minutes if they're satisfactory. These would be the minutes of the March 9, 2026 planning and zoning commission meeting. Motion to approve. Second. I have a motion and a second to the to approve the minutes of the March 9, 2026 planning and zoning commission meeting. Please call the role. Chairman Ellis, I. Commissioner Crosby. Hi, Commissioner Copeland. Hi, Commissioner Means. Hi, Commissioner Alexander. Hi,

Commissioner Bravo. Hi.

Okay, next item of business is uh we have um two two public hearings and other business. Chris, are you going to uh read the uh meeting procedures for everyone, please? The planning and zoning commission holds public hearings as required by law and provides recommendations to city council on all matters relating to land use planning, zoning, and the subdivision of land. Any person who has an interest in the subject matter of a hearing will have the opportunity to provide testimony and present evidence to the planning and zoning commission during the public hearing. Speakers are required to conduct themselves in an orderly and respectful manner. Disruptive behavior including applause, yelling, speaking out of turn, or other inappropriate behaviors will not be tolerated. Additionally, the following applies to any person addressing the commission. Speakers are limited to 5 minutes unless authorized additional time by the chairperson. Speakers must speak at the lectern unless previous arrangements have been made by the chairperson. Speakers must legle legibly per print their names and address on the sign-in sheet at the lectern. Prior to speaking, speakers must begin by stating their name and address. Speakers should speak clearly and into the microphone. The chairperson will announce the subject of the hearing followed by a report from staff. The chairperson will then open the public hearing to the applicant followed by those in favor of the application and then those opposed to the application. The chairperson will close the public hearing during this time. The commission will discuss amongst themselves. The public may not address the commission after the close of the public hearing unless requested by the chairperson. The planning and zoning commission shall base their recommendation and/or decision on information and evidence presented by the by the during the public hearing. This decision, if required by the application, will be forwarded in

writing to city council for further consideration. Thank you, Chris. I'll call the first public public hearing. That's a uh reszone ren 26-00001 public hearing and poss recommend the appro approval of an application to change the zoning classification of approximately 78 acres located at605 South Farm Road 97 from Plan Development District PDD to agricultural AG. Gris, are you giving the report?

Thank you. Thank you. Chris Taber, principal planner.

Joe Roetta has applied to change the zoning classification of approximately 78.42 acres of property located at 1605 South Farm Road 97 from planned development district to agricultural. The property subject to the resoning district or to the resoning application is currently zoned as part of the Eclipse event center planned development district PDD. The applicant wishes to bring the zoning back into conformance with the use and character of the property as agricultural agent. This subject property was reszoned as part of a previous effort to help to develop the Eclipse event center and Equin Arena show space of approximately 900 acres. While this development was never completed, but did result in the res of this land and other properties. By reszoning to agricultural AG, the property owners will be able to pursue typical processes and operations in line with that zoning district. The city's comprehensive plan generally encourages the expansion of of commercial development through proactive reszoning of land at appropriate locations. Appropriate locations are generally described throughout the plan with regard to the relationship of land at particular locations to infrastructure capable of supporting various intensities and densities of uses. The comprehensive plan and land use plan identifies land use goals and objectives relating to development including the following. Coordination with infrastructure and objective 1B to promote development aligning with current adopted plans of the city. The intensity of uses should match the capacity of infrastructure to serve the use. The general trend of development in the vicinity of the subject property has been agricultural residential with minimal development occurring in the area. The subject property is surrounded by Green County Zoned Agricultural A1 and Agricultural Residence AR to the north across Farm Road 144. General Commercial C2 property to the east across Farm Road 97. More uh Eclipse event arena plan development district PDD zoned property

to the south and Green County zoned agricultural A1 property to the west. The agricultural zoning district is intended for single family residential development within the city limits that are not yet served uh by city of republic water and sewer infrastructure as well as agricultural or or agricultural related uses. The property is greater than a mile away from the city's water and or sewer infrastructure, making it an appropriate area for the requested zoning district. Water and sewer are expected to extend to the property at some point in the future through gradual development subsequent um through adjacent developments. A traffic impact study was not required due to the intensity of the requested zoning district. The flood the flood plane does not is not contained on this subject parcel. The subject parcel does not contain any identified sinkholes. Staff considers the proposed zoning map amendment reszone to be generally consistent with the goals and objectives of the comprehensive plan, consistent with the trend of development in the vicinity of the site, compatible with surrounding land uses, and able to be adequately served by municipal facilities. Based upon this analysis, performed without the benefit of evidence and testimony of a public hearing, staff recommends the approval of this application.

Thank you, Chris. Uh first order here is the applicant or the representative. No. Is this a city thing? Uh no it's not it's not a city thing and this applicant um is out of the state. Okay. So they've made this request.

So um then we'll go to anyone who is in favor of the application and wishes to speak. Please come forward and tell us who you are and tell us what you want us to know. preferably about the the property. No one coming forward. I'll take uh next anyone who is here who wishes to speak and is opposed to the application. No one coming forward. I'll close the hearing and we will discuss. The purpose of this is just to get it out of a PDD so that it can be be redeveloped or reszoned in the future aspects.

Um, so right now the property can't you can't do anything that you could do. You couldn't apply for a building permit that we could grant because the zoning district not allow for the use that currently going on on the property. Um so they want to bring that in conformance so they can you know potentially in this case I believe they'd like to look at uh whether they can split off a portion of the land that's the house and then um just separate that from the greater piece of land. Okay.

Any other thoughts from the commission? Do I hear a motion? Motion to approve. Okay. Um I have a motion to approve u the the recommendation or recommend the approval of an application to change the zoning classification of approximately 78 acres located at 1605 South Farm Road 97 from Planned Development District PDD to agricultural. Do I hear a second? Second. I have a motion and a second. Uh, please call the role.

Commissioner Means, I. Commissioner Crosby, I. Chairman Ellis, I Commissioner Copeland. Hi, Commissioner D. Bravo. Hi, Commissioner Alexander. I

Okay, next public hearing PDD26-00001 public hearing and possible vote to recommend the approval of an application to change the zoning classification approximately 5.08 08 acres located at the 900 block of South Colorado Avenue from Frisco Square amended Plan Development District Phase 2 PDD25-00002 to Frisco Commons PDD26-002. Chris,

thank you. Um, I'm going to preface this before I read this report by saying this is similar in nature to the one that we did at the previous meeting where we looked at an existing um plan development district and the applicant is requesting what is um a minor change to that existing plan. So, and I'll cover what that change is. Westward Land Co. LLC has applied to change the zoning classification of approximately 5.08 08 acres of property located at the 900 block of Colorado Avenue from Frisco Square amended phase 2 plan development district PDD to Frisco Common's first edition PDD 26-002. The property subject to this resoning application is comprised again of approximately 5.08 acres and the property is currently undeveloped. The applicant is proposing the reszoning of the subject property to Frisco Commons first edition planned development district PDD26-002, a residential mixeduse development consisting of multif family dwellings and zero lot line single family residential lots. The request is a single change to the density of area B of the existing plan. If the proposed plan is approved, the density for area B would go from a total of 16 units over the 2.01 acres to 20 units over the 2.01 acres, which is a total dwelling unit over um acre ratio of 9.95. The proposed development plan will allow for 20 zero lot line single family residential lots and if approved, 20 multif family dwelling units. The development plan also contains new water, sanitary sewer, and associated storm water systems to support the development. Specifically, the proposal includes the following elements. Area 1 consists of attached single family residential with

a total acreage of 3.06 acres, a density of 6.54 dwelling units per acre, and the permitted uses are limited to zero lot line single family residential uh zoning district uses. The setbacks are front 25 ft, rear 25 ft, sideyard shared lot line only 0 feet, and sideyard 10 ft on the non-shared lot line. The lot size is a minimum area of 5,000 square ft with a minimum width of 35 ft and a minimum depth of 115 ft. On area 2, the multif family residential total acreage is 2.01 01 acres and the density would be 9.95 dwelling units per acre for a total of 20 units over the 2.01 acres. The permitted uses would be in line with the multif family residential zoning district. The setbacks would be front 15 ft, rear 15 ft and side ft. And screening type A uh screening would be required between adjacent properties. The subject property is currently zoned as part of the amended Frisco Square phase 2 plan development district and the current PDD allows for a mix of uses. Um in this particular case, area one is the same exact there's no change to area one. So area area one is the same um single family attached residential which is uh 20 lots over 3.06 06 acres with the same setbacks of 25 in the front, 25 in the rear, zero on the sideyard shared lot line, and then 10 ft on the not shared on the non-shared lot line. Um the minimum area is the same 5,000 square ft and the minimum width is 35 ft and the minimum depth is 115. Um on the again on the existing uh what's there today, what's currently

approved. Area two is multif family residential 2.101 acres um with a density of 7.96 dwelling units per acre which is 16 units over the two acres. The permitted uses of area 2 are multif family residential and the setbacks are the same of 15t in the front 15t in the rear 15 ft on the side. The purpose of the plan development regulation is to allow for mixed use, unconventional or innovative arrangements of land which would be difficult to develop under the conventional land use and development regulations of the city. Planned unit developments um must demonstrate substantial congruence with each of the following conditions in order to be eligible for approval. They shall involve a mixture or variation of land uses or densities. Um, this development district contains a residential density not otherwise available within the city's currently adopted zoning districts. The proposed development plan shall involve the provision of all infrastructure deemed necess necessary to adequately serve the potential development. The development plan includes provisions for municipal water sewer services, a plan for storm water management and access to adjacent streets. The proposed development plan shall involve design elements that promote the city of Republic's comprehensive plan and other plans of the city. The comprehensive plan and land use plan promotes the expansion of residential development and locations supported by the city's water, sanitary, sewer, and trans. Um, this plan development district can be adequately supported by the city's capacities for water, sewer, and transportation. The proposed development plan shall involve design elements intended to lessen congestion in the streets, to secure safety from fire, panic, and other dangers, to promote health and the general welfare, to provide adequate light and air, to prevent the overcrowding of land, to avoid undue concentration of population, to preserve features of historical significance, to facilitate the adequate provision of transportation, water,

sewage, schools, parks, and other public improvements. The plan development district proposal includes the construction of sidewalks, furthering connectivity throughout the city, and proposes a reduced density that does not cause undue concentration of population and facilities um and facilitates the capacity to serve existing water and sewer infrastructure. The city's comprehensive plan and land use plan generally encourages the expansion of residential development through proactive reszoning of land at appropriate locations. Appropriate locations are described generally throughout the plan with regard to the relationship of land at particular location to infrastructure capable of supporting various intensities and densities of uses. The comprehensive plan and land use plan identifies land use goals and objectives relating to the development. Goal one to support market conditions to develop a greater variety of residential options. Objective 1B to support a variety of housing developments and styles to ensure a range of options are available. Goal one under coordination of infrastructure support new development well connected to the existing community. Objective 1A encourage development that provides and expands upon it existing infrastructure. And objective 1B to promote development aligning with currently adopted plans of the city. Goal two to recognize potential infill sites as opportunities for development while mitigating impacts to adjacent established properties. Objective 1A to support the development of vacant parcels as opportunities for densification. harmonious with surrounding development. The subject site is surrounded by existing vacant commercial zone properties and developed or vacant residential zone properties and uses. Northwest across Civic Boulevard is Frisco Square PDD, local commercial C1. Northeast across Colorado Avenue is also the Frisco Square PD PDD and is also local commercial C1. To the southeast is the amended Frisco Square development

plan single family residential and southwest across Illinois Avenue are gen is general commercial C2. Given that the city's the city of Republic's police station occupies one of the adjacent parcels um to this property which would be right here. Um the Republic chief police chief was consulted dur regarding the development and he presented no objections to the proposed plan. The land use permitted in the applicant's proposal are considered to be generally compatible with the surrounding commercial and residential zone properties and uses in proximity to the subject parcel. The subject site is in proximity to the city of Republic sanitary sewer and water service with existing connection to the east and west. Several potential connections are available for both utilities. The development will be served via looped water system connecting to existing water manes that have points of connection to the east and west. The exact location and size of the water manes required to serve the development will be determined during the infrastructure design process. Effluent from the development would gravity to the Woodland Park lift station and then force feed or force uh to the Schuler Creek lift station before traveling back to the waste treatment facility. The water system, existing lift stations, and the waste water treatment facility have sufficient capacity to serve the proposed development at full buildout. The plan development proposes connections to the following streets to facilitate circulation within the subdivision, Virginia Crescent Drive and Colorado Avenue as well as Illinois Avenue. In accordance with policy, the applicant was required to perform a traffic impact study to analyze the impact of the traffic generated by the proposed development. The traffic impact study was then reviewed by builds and mod staff and the results of the TIS indicate that a proposed full buildout of the development will not warrant any traffic improvements. The development

plan accounts for storm water detention through adjacent detention basins designed for the proposed development. Additional storm water areas and/or easements may be required through the engineer design process. The storm water retention detention areas, drainage, easements, and all open space common areas will be owned and maint property owners associated. The subject parcel does not contain a special flood hazard area or flood plane. The subject parcel does not contain any identified sinkholes. The design and precise placement of the streets, sidewalks, water and sanitary sewer systems, and storm water detention will be reviewed and permitted during the infrastructure permitting process. All developments must include site design providing sufficient emergency vehicle access as well as fire protection facilities. Additional de elements of code compliance evaluated at the time of infrastructure design impacting the development of the subject property include but are not limited to the city's zoning regulations, adopted fire codes, and adopted building codes. The next step in the process of development of the subject parcel upon a favorable reszoning outcome would be the development, review, and approval of an infrastructure permit for the construction of utility services and roads. Staff considers the proposed zoning map amendment to be generally consistent with the goals and objectives of the comprehensive and land use plans, generally consistent with the trend of development in the vicinity of the site, generally compatible with surrounding land uses, and able to be adequately served by municipal facilities. Specifically, the proposed development can be adequately served by the city's municipal water and sanitary sewer services and the city's transportation network. Based upon this analysis performed without the benefit of evidence and testimony of a public hearing, staff is recommending the approval of the application.

Thank you. Uh first, uh we would hear from the applicant or the applicant's representative. Please come forward. Good evening. My name is Chris W. I'm a civil engineer with CJW Transportation Consultants located at 5051 South National Sweet 7A Springfield, Missouri. Um, so very similar to what was um originally approved on this property as Chris mentioned. The only change is to uh the area there in the darker gray, the two larger tracks. Originally, we had planned for two um uh four packs of town homes. When we got into design and got building layouts, we realized that we could do two five packs of town homes on each lot. So, 20 20 town home units total between the two lots. Um we met with city staff as well as fire in a meeting about a month and a half ago. Came over here and sat down and and talked about it. looked at the layout, made sure it was good with fire to see if there was going to be any requirements for additional fire hydrants, fire access, as well as just me met with planning and and engineering as well, just to make sure that the layout of the town homes that would go on these lots worked. Um there was no obligations um requirement for a new fire hydrant, I believe, but that'll be taken care of during infrastructure plans. So, um really that was the goal here was just to get an extra unit um after the fact that um we got into design. So total um total addition will be four units between the two tracks. Um one on each fourpack to make them five packs of town homes. So uh that's really all we have. If you got any questions, I'd be happy to answer them. There may be when we get to the discussion part, we'll you'll hang out just a little bit. We'll get to you if that's the case. Awesome. I'll be here.

Thank you very much. Is there anyone else who's in favor of the application and wishes to speak? Is there anyone here who is not in favor of the no one coming forward? I'll close that hearing. Go to discussion. Motion to approve PDD26-00001. Second.

All right. I have a motion and a second to recommend the approval of an application to change the zoning classification or approximately 5.08 08 acres located at the 900 block of South Colorado Avenue from Frisco Square. Amended Plan Development District Phase 2 PDD25-00002 to Frisco Commons PDD26-00002. The number of this matter is PDD26-001. Um, I have a motion and as I said a motion and a second and call the role.

Commissioner Means. Hi. Commissioner Drava. I Commissioner Copeland. Hi. Chairman Ellis. Hi. Commissioner Crosby. Hi. Commissioner Alexander.

Hi. Thank you. Next item of business is other business and we're out of our hearings. This is U subs D-p26-00001 possible vote to recommend the approval of an application for a preliminary plat for Walker Heights, a residential subdivision consisting of approximately 44 40.46 46 acres located at 7217 West Farm Road 180. Chris,

um so this is a preliminary plat that was previously approved in a very similar state. Um it has since expired and they have been working on infrastructure. They are coming back um to get it approved again as required by the ordinance. Oak Hills E-commerce LLC has requested review and approval of a preliminary plat of approximately 40.46 acres for Walker Heights, a subdivision consisting of 101 residential lots zone medium density single family residential R1M streets and infrastructure. Preliminary plats are reviewed for their conformance with the following review criteria to ensure the development in a proposed location. One will not endanger the public health or safety. Two will not injure the value of adjoining property or a budding property. Three will be in conformity with the comprehensive plan, transportation plan, zoning code, water system, master plan, wastewater system, facility plan, and other plans officially adopted by the city council. And four will be in harmony with the area in which it is located. Pre preliminary plats are reviewed by the city planner and city engineer in conformance with the requirements of chapter 410 of our public's municipal code, the comprehensive plan, and all applicable city adopted codes and regulations. The subject property was previously preliminary platted January 11th, 2024. That plat expired earlier this year on January 10th. Um, and the owner has come forward with a request for approval of an almost identical plat as they continue to pursue this project. The proposed preliminary plat intend intends to retain two of the existing dwellings on the property, lot 96 and 101. So those are here and here on the plat. Um these will be incorporated into the subdivision with access for lot 96 off

Castleton Way and access for lot 101 coming from Ellour Lane. The R1M zoning allows for minimum lot sizes of 9,000 square feet, a maximum density of 4.84 lots per acre, and setbacks of front 25 ft, a side interior of 6 feet, and a side street of 25 to 15 ft dependent on the street classification. The rear setback is 25 ft. The reference preliminary plat contains 101 lots, each with a minimum lot size of 9,000 square ft and an average lot size of 12,554 square ft with a density of 2.5 lots per acre. The preliminary plat also consists of streets, open space, utility and drainage easements, as well as detention areas. The preliminary plat proposes one new connection with Belmont Drive connecting to Farm Road 182. In addition, two previously planned connections will be built out. The stub out of Clear View Drive will continue east to connect from phase one of Irongate, and the stub out of Ark Avenue will continue south to connect out of phase one of Highland Meadows. The preliminary plat proposes five new streets. No lot will receive access to Farm Road 182. Constructed streets would be dedicated to the city during the final platting process. A traffic impact study was originally required in connection with this project at the time of resoning. The traffic study concluded that no new improvements would be required by the additional trips generated. The property has two separate gravity sewer mains on site. A 15-in main runs north south on the east side of the property, and a 10-in main is present on the southwest corner of the site. Effluent would travel through gravity lines to the Schuler Creek lift station before being pumped to the wastewater treatment facility. Water is in proximity to the site from two points. A 6-in main is present along Ark Avenue and then terminates on the northern property line of the site. And a second

6-in water main approaches from the west running along Clear View Drive. A looped connection will be provided throughout the subdivision. The water system named lift stations and wastewater treatment facility have capacity to serve the intended use. The preliminary plat of Walker Heights has been platted for the construction of 101 single family residential lots with associated infrastructure. The flood plane does not is not present on the property. I'm sorry. Yes, the subject partial does not contain any special flood hazard area or flood plane. It also does not contain any identified sink holes. The preliminary plat proposes two storm water detention basins on the site. One in the southeast corner and one in the southwest corner. So you can see those. Those are the two blue shaded um lots there on the the image. The storm water detention area. Storm water exits from the site from each detention across Farm Road 182. The storm water detention area and all open space common area will be maintained by a homeowners association. The design of the streets, sidewalks, water, and sanitary sewer systems and storm water detention will be reviewed and permitted during the infrastructure permitting process. Staff considers the proposed preliminary plat in general conformity with the requirements for preliminary plats and is recommending approval of the application. Thank you. Okay. What questions does commission have if any?

Is there no plan for access pointed in the eastward direction? Um so they were not required to make access um in the eastward direction. No. Okay. Motion to recommend approval of subd pre26-001.

Second. I have a motion and a second to recommend the approval of an application for a preliminary plat for Walker Height Residential Subdivision consisting of approximately 40.46 acres located at 7217 West Farm Road 182. Please call the role. Commissioner Copelan. Hi. Commissioner D. Bravo. Hi, Commissioner Means. Hi, Commissioner Alexander. Hi, Chairman Ellis. Hi,

Commissioner Crosby. Hi, thank you.

Excuse me. Next item of business is citizen participation. This is when anyone here who wishes to share information with the commission can come forward, identify yourself and tell us what you think we need to know. Um, and we do not not particularly interested in hearing anything about the that we've had two hearings about and the other business with the with the preliminary plat. So, anything else? Is there anyone who wishes to come forward and speak? Yeah, except for Chris.

Yeah. Um, Chris W, civil engineer with CJW Transportation Consultants. Um, I'm actually going to request a change to the meeting minutes. The agenda, which this is Marx's agenda, but the April agenda does show our case that we heard earlier tonight is PDD 26001. I believe it should be PD 002 26002. I agree. The notation under the public hearings does show the public hearing is numbered as 26-001. Um that's number three on there. I'm sorry.

It it's started with a number three on the agenda. Yes. Item number three. All right. and and should be PDD26-002. One other question here so we can wrap it up in maybe less words. The uh there's a reference to PDD260002 down here at the bottom. Is that correct? The zoning district is still labeled correctly as PDD uh 26-002. Okay. Um, thank you, Chris. Somebody make a motion on this

motion to approve change from PDD26-001 to PDD- 002 on the agenda. On the agenda for April 13, 2026, item three, number three. Do a second. Second. I have a motion and a second. Uh, call the role, please. Chairman Ellis. Hi, Commissioner Crosby. Hi, Commissioner Copeland. Hi, Commissioner Drava. Hi, Commissioner Means. Hi, Commissioner Alexander. I

Thank you. Is there anyone else that wishes to come forward and share information with us as a part of the citizen participation time? I'm going to close out on that. Uh the only thing left is to adjourn. Motion to adjurnn. I got a motion to adjurnn and a second. Call the role, please. Commissioner Copeland. No community engagement. Commission. Uh, Chairman Ellis, I Commissioner Crosby, hi. Commissioner Means, hi. Commissioner Alexander, I

Commissioner Davo, nay. Hi.