Planning & Zoning - Regular Meeting

Good evening everybody. We're calling the uh meet plan zing commission meeting uh for July 14th, 2025 to order. Uh can we uh have a roll call, please Patrick? Um Commissioner Man here. Commissioner Haid. Commissioner Alexander here. Commissioner D Bravo here. Commissioner Copelan here. Commissioner Ellis here. Commissioner Means here.

Thank you. Um, first item of business is to approve the agenda. You all should have received a copy of the agenda in the mail. Does anybody have any changes or either additions or subtractions from this agenda? Motion to approve. Thank you. Do I second? Second. Roll call, please. Commissioner Alexander. Yes. I. Commissioner Drava. I. Commissioner Ellis. I. Commissioner Means. I. Commissioner Man. I. Commissioner Copelan.

I. Next order of business is the approval of the minutes of the June 2025 meeting of the of this commission. Does anyone have any additions, changes, concerns? Did you guys send out a copy of the minutes? No. Um, the minutes should be included in the packet. They are not.

No, we did not. [Applause] We will go ahead and um table the um minutes from the last meeting and we will bring that back at the August Planning and Zoning Commission meeting. Okay. Sure. I didn't get Do we need a motion for that? Second. All right, Karen, do we need to take a motion for that? Uh, let's go ahead and do that just in case. Motion to table. Second.

I have a motion to table the uh approval of the minutes of the June 2025 meeting. Um, and a second um, call the role, please. Commissioner Copelan, I. Commissioner Man, I. Commissioner Means, I. Commissioner Ellis, I. Commissioner Draaba. Hi, Commissioner Alexander. Hi. Okay, it looks like tonight we have three hearings, public hearings. Um, we always have Patrick as the official reader of the public hearing meeting procedures, if you would be so kind, Patrick, and do that for us.

Sure thing. Uh 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 in the subdivision of land. Any person who has 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 five 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 print their name and address on the sign-in sheet at the lectern prior to speaking. Speakers must begin by stating their name and address and 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 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 those 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 the information and evidence presented during the public hearing. This decision, if required by the application, will be forward in writing to city council for further consideration.

Thank you, Patrick. I'm going to call the first public hearing. That's PDD25-00001. Public hearing and possible vote to recommend the approval of an application to change the zoning classification of approximately 18.49 49 acres located at the 900 block of South Colorado Avenue from Frisco Square PDD to Frisco Square amended plan de uh development district PDD. Um proceed with uh the report of the city. Thank you, Chairman. Chris Taber, principal planner. Modern Tractor and Supply, Inc. has applied to change the zoning classification of approximately 18.49 acres of property located at the 900 block of Colorado Avenue from Plan Development District, PDD to amended Frisco Square Plan Development District, PDD. The applicant is proposing the reszoning of the subject property to amended Frisco Square Plan Development District, PDD, a single family residential subdivision containing a maximum of 75 lots and a maximum density of 4.05 lots per acre. The proposed development plan will allow for single family residential lots consisting of a total of 75 lots with a minimum lot size of 5,500 square feet and detention. The development plan also contains new water, sanitary sewer, associated storm water systems, and four local streets to support the development. More specifically, the applicant's proposal includes the following elements. Single family residential lots, 75 total. Permitted uses, single family residential. Um, setbacks are listed as 25 ft from the front, 25 from the rear. Interior side setback, which is house against

house or property against property, is 6 feet. Side street setback off a local classified street is 15 feet and the side street setback off of a collector classified street is 20 feet. The lot size minimum area is 5,500 square ft. The minimum width is 50 ft and the minimum depth is 110 ft. The subject property is currently zoned as part of the Frisco Square Plan Development District PDD. The current PDD um which is the current zoning of the property allows for a mix of residential types. Specifically, the current PDD, the existing zoning allows for multifamily residential R3, a total acreage of 8.45 acres, um, for a total dwelling of 147 potential maximum dwelling units at 17.4 dwelling units per acre. And single family residential R1H, a total of 3.3 acres of the property for a total dwelling number of 19 at 6.22 22 dwelling units per acre and then green space of 5.03 acres. Again, that's the existing zoning. Now, the purpose of the plan development regulation is to allow for mixeduse, unconventional or innovative arrangements of land and public facilities which would be develop difficult to develop under the conventional land use and development regulations of the city. Land unit developments must demonstrate substantial congruence with each of the following conditions in order to be considered eligible for approval. The proposed development plan shall involve a mixture of or variation of land uses or density. Amended Frisco Square PDD 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 necessary to adequately serve the potential development. The amended Frisco Square PDDD development plan includes provisions for municipal water and sewer

services, a plan for storm water management, and the construction of several local class streets. The proposed development plan shall involve design elements that promote the city of Republic's comprehensive plan and other adopted plans of the city. The city of Republic's comprehensive and land use plans promote the expansion of residential development at locations supported by the city's water, sanitary, sewer, and transportation networks. The amended Frisco Square PDDD property 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 amended Frisco Square PDD development plan includes the construction of several local streets and sidewalks, furthering connectivity throughout the city. The development plan also proposes a reduced density that does not cause undue concentration of population and facilities the capacity to serve existing water and also sewer infrastructure. The city's comprehensive plan and land use plan generally encourage the expansion of residential 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 2021 comprehensive plan and land use plan identifies land use goals and objectives relating to development as follows. Community development goals and objectives. Goal one, 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. Coordination with infrastructure goal one to support new development that is

well connected to the existing community. Objective 1A encourage development that improves and expands upon existing infrastructure. And objective 1B to promote development aligning with current adopted plans of the city. Goal two, 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 that is harmonious with surrounding development. The subject site is surrounded by existing vacant commercial zoned properties and developed or vacant residential zoned properties and uses. To the north across Colorado Avenue, Frisco Square Village zoning, mixed use of multif family residential types. To the northwest is Frisco Square PDD um existing plan development district which has mixed uses of commercial and residential directly adjacent to local commercial. To the south is highdensity single family R1H. To the east is the Sunset Landing PDD um known as Monte Cristo which is a mixed use of single family and multif family residential. And to the west across Illinois Avenue is general commercial C2. The proposed development plan ensures that incoming properties I'm sorry I want to make a correction to the east. It's a mixeduse uh Monte Crystal is a mixeduse of single family and um 01 lot zero lot line zone properties. So town homes that are that are separated by a lot not multif family residential. The proposed development plan ensures that incoming properties are adjacent to those that are like zoning with single family residential. The proposed development is planned to allow is planned to allow for less intense residential use than was previously approved in the last rendition of the approved plan development district. The land uses permitted in the applicant's

proposal are considered to be generally compatible with the surrounding commercial and residential zoned properties and uses in proximity to the subject parcel. Regarding municipal water and sewer service, the subject site is in proximity to the city of Republic sanitary sewer and water service with existing points of connection to the north and west. Several potential connections are available for both utilities. The development will be served via a looped water system connecting to existing mains that have points of connection to the north 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 forced to the Schuler Creek lift station before traveling to the wastewater treatment facility. The water system, existing lift stations, and the water treatment facility have sufficient capacity to serve the proposed development at full buildout. The plan development proposes four new streets facilitating circulation within the subdivision. Virginia Crescent Drive, a local street, Canary Street, a local street, Justice Court, a local street, and Cordoba Avenue, a local street. The proposed development plan would create four new local streets that provide connectivity within the neighborhood to two connect to two collector streets. The new local street of Virginia and Crescent Drive would have access to the existing collector streets to the west and to the west and north of Illinois Avenue and Colorado Avenue, thus providing connectivity between two collector streets. In addition, the development plan will create another access point off of Colorado Avenue with the newly proposed street of Cordova 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 TIS was then reviewed by builds and MDOT staff. The results of the TIS indicate the the proposed full buildout of the development will not warrant any traffic improvements. The development plan contains three

areas designated for storm water retention and detention designed to accommodate storm water generated by the development. The location of these areas is in the northeast corner, the southwest corner and the center of the development area as necess necessitated by the topography of the property and are visible on the submitted plat. Additional storm water areas and/or easements may be required through the engineering design process. The storm water retention detention areas, drainage easements, and all open space common areas will be owned and maintained by the developer and/or a property owners association. The subject parcel does not contain a a special flood hazard area or flood plane. The subject parcel does contain two identified sink holes. All construction will be in accordance with section 410.7000 of the city of republic's adopted ordinances sinkholes and karsted features which does not allow for any construction within a 30-foot setback of the mapped sinkhole. The development plan proposes the sinkhole and the 30-foot no build setback from the identified sink holes to be entirely within the common areas located in the development area. The design and prop excuse me 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 for sufficient emergency vehicle access as well as fire protection facilities, eg fire hydrants. Additional 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 code, and adopted building code. The next steps in the process of development of the subject parcel upon a favorable reasonzoning outcome would be the development, review and approval of an infrastructure permit for the construction of utility services and roads. I also want to note that since we

have gone to publication on this item, the legal description has changed. It has been reduced. The original uh publication does include the entire area on the map. But what is um what the current legal description that we will use in the ordinance if adopted is a is a lessened version of that lot. Um staff considers the proposed zoning map amendment reszoning to plan development district 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 on this analysis performed without the benefit of ev evidence and testimony of a public hearing, staff recommends the approval of the application. I need to ask one question uh before we go further. Um you you said that the size because there's been a change in the amount of property.

So if if you look at the if you look at the lot up there on the map um behind you or on any of the set of TVs. Um so that's showing you kind of the design right in the um upper left section there's a a U shape a horseshoe shape. That section is also part of the original legal description but not a part of what we are resoning tonight. Okay. So, does it change the 18.49 acres talking about? Okay. That's all I was worried about.

Okay. Um, we'll hear from the applicant or the applicant's representatives if somebody wants to come forward and talk to us about it. Good evening. My name is Chris Wyn. I'm located at 5051 South National Avenue, Sweet 7A. I'm a civil engineer with CJW Transportation Consultants and I'm representing the developer on this property. Um, to kind of clarify the the legal description and um staff can correct me if I'm wrong. I think the only ramification of the the uh legal description being larger when advertised is that more people were probably notified of the the zoning change than what necessarily could have or should have been um since we had a larger area and we went with a smaller area. Um the big takeaway for me um as far as this development goes is what's currently approved out there on this property. This property is currently in a plan development. As Chris mentioned, the current plan development has um a significantly larger density than what we are um asking to be approved today. Um you know, normally when we come through with a planned development with smaller lots, you know, everybody's worried about the density, rightfully so. More density, more people, more cars, more traffic. But in this in this case is kind of unique where the current plan development today allows for um just under 150 apartments and 20 or 19 residential lots. So the current plan development has that exists today has single family residents along the border with the existing neighborhood and then as you move towards the center has a higher density of apartment complexes. We aren't asking for any of that today. We're looking to go back to just a um

relatively standard single family development. Um the only thing that would be a little bit unique to our development compared to just standard code is the lot sizes are um slightly smaller than what code would normally allow. So that's why we're asking for a plan development instead um an amendment to the plan development instead of your standard um already predetermined public zoning code. Um, so I think it's it's very it's very important to note that the current um, you know, plan development allows for um, a combined if you were to combine the multif family, the green space, and the single family residential that's under the current zoning code, it has a um, a density a dwelling unit density of 9.89 dwelling units per acre. We're asking for 4.05. So, we're asking for almost a 200% reduction in dwelling units that's currently approved by the city. Um, looking at some other features of this development, it's it's unique in a couple other ways. Um, the storm water detention is is um is interesting on this property. There's kind of a a natural draw that runs through the center of this property. There's a detention basin there to the southwest corner that drains onto this property. So you can see that we've got a um a series of detention basins. Um the two on the southwest side of the the one on the southwest and the one in the center um are accompanied by sink holes as well. Um so we are working around some uh some geological features, but we've taken that into account with large green space areas, detention basins um before we pass that um water on to the northeast where where it goes naturally. Um there's a large channel that it drains into that that then that that then heads east kind of through the Monte Cristo development. Um as mentioned by staff, city utilities um are in the area available for this

development. Um you know, we're going with a lesser density here than what's previously approved. So we're putting less tax or less impact on those facilities that um are nearing capacity. Um, as far as traffic concern goes, I know with any development, traffic is a is a big concern. We did perform a traffic study that was reviewed by staff as well as MODOT. Um, the traffic study determined that there's no required um traffic improvements. The biggest concern would be at um Colorado and Illinois where you've got to get on to uh um onto 60. I mean, 60 is a busy road. Um but given the alternative of double the density on this property, this is a positive impact. And taking that all out of the equation, the traffic study still does not show um necessary improvements. Um as far as um what I have to present today, that's kind of the overview. I think staff did a good job of um explaining in depth what the plan for the P uh the PDD is and what is necessary for the PDD to be approved. We feel that we're meeting those requirements, but I'd be happy to answer any questions or if there's questions after the community speaks, I'd be happy to come back up if you guys need me to clarify something.

I have one framing question here. Yes, sir. We start out here with uh the Frisco Square PDD. I think is the original PDD. Correct. Which included all of this property and more. Correct. All right. And the you're in essence just amending a portion of that andrect tonight. That's what we're talking about tonight is a portion of that leaving the remainder in the original PDD format. Correct. Okay. Yeah. only what's in question today is the uh the single family lots that are before you in this.

Got it. Uh thank you. I stick around. I will be. We may have questions. We'll sign in really quick. Is there anyone else who wishes to uh speak in favor of the application? If so, come forward. Tell us who you are. Not seeing anyone. Is there anyone that wishes to speak or come forward and speak as opposed to the application?

I'm Kevin Knots. I live at 9455 West Farm Road 194 here in the Republic in the county and right south of Monte Cristo subdivision is our farm our property and we have really concern about storm water uh coming through our property. We do have uh also do have a um a sinkhole and the water that comes from Monte Crystal already comes through our property that does a lot of erosion and also um when the water comes through at a certain cubic feet per minute um it overflows a pond that we have and then it ends up in that uh sinkhole and not sure exactly where it goes from there, but it goes underground. And we, you know, certainly uh subdivisions, you know, have no regulations on how much herbicides and pesticides that each homeowner can put on their grasses and stuff. And I have some experience with that. Uh um we we were sued one time about a a homeowners association suing uh our cranberry marsh in Wisconsin and because they said we were polluting the lake that was in that subdivision and come to find out they did a lot of studies and tests and things and it was actually the homeowners that were polluting the lake because there's no regulations. Farmers have regulations on how much herbicides and pesticides we can put in, but homeowners, they just pour it on. They don't really understand

or know how much or when to quit. And so they pollute, you know, they pollute this stuff. And so myself and our neighbors, you know, are getting bad water um reports from uh you know, our drinking water. And so we've now put in $15,000 worth of filters. Um we put in uh a um a lighting system. It's ultraviolet lighting system on our water and we're having issues and so is our neighbor. neighbor put in the same kind of issues and we're thinking it's coming from Monristo and you know some of the bacteras and stuff that are flowing into our our properties. We've also had we've got animals there and our animals sometimes have had problems uh with water uh you know sicknesses. So that's our concern. Our concern is, you know, in in Monte Crystal, they did they did uh detention ponds. Well, all that means is they're just slowing the water down to come come into our area. They're just kind of slowing it down. Or maybe they're not even slowing it down. They made they made concrete paths to go through that that pond and it doesn't really even slow the water down. And then when you add all this concrete and black top and roads and all that stuff, the water isn't get a get doesn't get a chance to sink into the the ground. You know, it goes right on through and it flows into our property. And of course, you know, when we're bailing hay or doing stuff like that on our property, you know, we've got these big ruts now through our property. And we've got it on both sides because the water that comes from that that subdivision to the uh to the west

also. They keep on building over there and it water's coming through our property through the creek there and water's coming through our prop property from the north and it's causing a lots of erosion and things and causing you know the biggest problem is our drinking water. That's our huge problem, you know, and we're getting city water coming into the county there and that's an issue for us. Uh, you know, we don't want to see it. you know, we would rather have, you know, a retention pond in Monte Crystal and a retention pond in this new thing that's going to develop instead of, you know, detention ponds which just lets the water flow through and and certainly the engineers can can kind of figure this out. And I did get um your engineer report from Monte Cristo and look through it and you know but what the engineers are saying is they're saying okay you got this many gallons this quantity of water uh in flow rate per minute coming through the property was the same as it was before they built anything there. Well well sure that's true but the total quantity the total quantity is different. you know, you got total quantity of water coming in, overfilling our pond up, then it goes in and goes into the, you know, the sink hole and then we have problems and, you know, so we've we we're in excess of $15,000 trying to fix those problems that we feel was caused because they leaving the water go through. Instead of instead of doing a retention pond, they're doing detention ponds. And if you can retain that water, well, you know, if you can retain that water and let it evaporate and not come through our property, you know, that's so much better for us than to just let that water flow flow on

through for longer periods of time and a and a and a total quantity a way greater total quantity of water than was originally going through that property. And so, you know, we're concerned about it. Certainly, I know our neighbors are concerned about it. Uh they're concerned about that water coming in and, you know, having all the chemicals that it's got going on there and bacteria and everything else that's flowing probably into the groundwater. And it looks like you've got looks like you got some other sink holes up there where that water could flow into. And you know, there is no regulations to control the chemicals. There's no no regulations. You guys don't have any regulations on that. I don't think state of Missouri's got any regulations on that. They can pour it on as much as they want. They like their grass green and they like no weeds and they like no bugs and so they're putting pesticide and herbicides on you and maybe in 10 times the amount a farmer can do legally. We get we get fined for doing that. But, you know, there's no controls for for folks that are in subdivisions. They're pouring it on because they want green grass and and certainly you can't get that kind of grass. I I I know that you can't get that kind of grass without pouring it onto, you know, beyond beyond what really is safe for the rest of the environment downstream from there. So that's my concern, you know, and that's that's what we, you know, we we're just concerned about this more water coming through and more chemicals coming through. And we're getting it from two sides. We're getting it from the west side of Illinois Street and we're getting it also, you know, from the

north of our property. We're getting it from both sides of this. And it's and it's it's not doesn't make us happy anyway. Just doesn't make us happy. makes us spend a lot of money unnecessarily and we don't we don't feel like that's the way we should do business and treat our neighbors. Thank you. Are you a dairy farmer, sir? Mr. N. Are you a a dairy farmer? No, we're not dairy farmers. We we have just cattle.

Well, we have c we've had cattle on that property. We've had goats on that property. Um, we've had 70 goats at some point and we've got we've got horses on that property. Are you your basic problem is what is coming to you from Monte Cristo? Yeah. And if this water's running bad development.

Yeah. And this water is going to run into Monte Cristo from what I'm hearing. You know, it's going to run right straight through that area. All the water comes all the water that is north and west of our property comes into our property from those subdivisions. Let let me say to you that the one thing that we try to do, the city has responsibility over is to ensure that with water coming on to moving between areas, moving between houses or in this case areas, uh the contractor has to assure us and that there won't be any more water. Well, that's a that may be a little bit misleading because you can't put a bunch of concrete and houses in and think there's not going to be any more water. It's I think the the way I looked at the engineering from Monristo, you know, and looked it over, it's basically saying, yeah, there's more water coming under our property. It's just the flow rate, you know, the flow rate has been slowed down maybe to get it. So, it's it's not quite as bad. To be honest with you, the water is coming faster than it used to come. It's causing quite a bit of an erosion there. And it's very evident. It's very evident the erosion it's causing. Uh, you know, and you know, it's it's that engineering can be a little bit misleading because you because that's exactly what I thought too. So I thought, hey, you know, no more water's coming through there. Well, yes, it is. The quantity of water, total quantity. You mean you can't put concrete roads and concrete down and rooftops down and

take away, you know, the ground and where it soaks in and and expect not more water to come through. It's it's coming through. They're just the engineer is just saying, "Well, we're trying to slow her down so that she can't come through so fast, you know, but the total quantity when it overflows our pond and it gets up beyond the pond, you know, that's that's a whole different ballgame, you know." So, I don't think that, you know, I I thought the same thing you thought, you know, I thought, well, the engineer saying basically there's no more water coming through there. It just doesn't happen. It's impossible. All right. We'll I'm sure have a discussion about that. Thank you, Mr. Kn.

Is there anyone else that's opposed to this development that wishes to our application that wishes to speak? Yes, ma'am. To speak. Yes. Can I speak? Yes. Thank you. Hello. My name is Christine Kirby and I live at 1169 South Calabria Avenue in the Monte Cristo housing. But I'm here tonight to uh address uh modern tractor and supply uh people. And are you back here? Um ma'am,

you you need to talk to us speak to you. Yes, please.

Thank you. Thank you. Uh uh I would like to ask uh Modern Tractor and Supply Company to consider uh in their building of their homes. Uh uh there is quite a large grove of trees that is in that vacant field today. And that grove of trees houses a lot of uh birds, song birds, um hundreds if not thousands of birds. And uh it they are it's a beautiful grove of trees. And all that I'm asking and my neighbors is that if uh Modern Tractor and Supply Company would consider uh trying to save as many trees as possible. They're connected. We're backed up to their property on Calabria and on Melody Lane. And if there's any possible way for them to save any of those trees, uh, we would be very grateful.

Yes, ma'am. Yeah, that's it. And thank you very much. Thank you. Is there anyone else that wishes to speak as being opposed to this application? If you haven't signed in, I have not yet. No. Sign in.

Yes. forgot to ask. Uh, yes, my name is William Springer. I'm at 403 West Melody Lane. Um, also I have a question on the timer. Were we not told five minutes at the beginning? Yeah. Okay. Set for three. That's all. I'm just clarifying. I actually haven't made note of it. If you run on and on, I made

That's I just happen to see it above Miss Mean's head there in the back. So, I was just just clarifying that we had five minutes. Um, so yeah, I'm at 403 West Melody Lane and I will back up to Canary Street, I believe, if I'm looking at it correctly. Um, I'm just kind of curious as to, you know, they show the two sinkholes. Have there been any studies to search a property for other sinkholes to our knowledge or to the developer's knowledge? Speak to us and then Okay, that's I I've got a note here.

Uh, because I do believe that there are other sinkholes on that property that may or may not be reflected on this map. Um, I believe there's one developing potentially behind my house currently actually along where the sewer main runs behind Melody Lane. Um, I also have a question regarding Is that on the PDD or is that on the current it realistically with how depending on the study that would be done it could it very well could it's on the very back of my property line and goes north so it goes onto the PDD.

Okay. Um, also has there been a study regarding the effects of wildlife back there? Um, there's several owls, which we all know were protected animals, and the destruction of those trees or the grove that the previous owner mentioned, that would affect their habitat. Um, so I'm just kind of voicing my opinion on that. And if we were to create some sort of a I don't want to use buffer as a term, but a buffer between the current existing homeowners in Monte Cristo and the new development. Um that would alleviate that potential destruction of their habitat and would allow us homeowners who were also told that you know nobody was going to build a neighborhood behind us. That's who our developer That's what our developer told us. And you know, I know you take it with a grain of salt. I understand that.

You need to go talk to him. Well, agreed. It's a whole another ball game. But, um, yes. So, I guess that's just kind of my questions is what are they going to be the environment the environmental impacts and has there been a study on the potential of different sinkholes that are not currently shown on that map? Got it. So, thank you, Mr. Thank you.

Is there anyone else that wishes to speak who's opposed? Um, my name is Deb O'Neal. I live at 473 West Melody Lane. Um, which would back up to some of these houses that would be on Canary Street. And I'm going to share the same oppositions as some of my other neighbors. Um there is an owl that does live in that uh in those trees. We hear him very often. I bought my house in 2019 new. Um we've heard the owl ever since. So I would really hate to see those trees and that I'll be disturbed. Um I would also highly contest the traffic. That is a two-lane highway right there with a turn lane. I'm sure you're all aware. Um traffic coming through from Billings is coming in fast. That's a hard spot to get out and to turn right or left onto Highway 60. Um there's also a lot of traffic coming from Clever on P Highway which could eventually u also be affected by this as well. So I would just really contest those two things really ask that there's at least a buffer or the environmental concerns are um are addressed as well. Um and then if I understand correctly, these lot sizes proposed are smaller than what is the public standard. Did I understand that correctly,

Chris? They're smaller than any of the uh specific zoning districts that the city has um as allowable by right on the low on the I'm sorry on the density um not not by density but by the lot size requirements and this is a PDD. It's different requirements for size of so what they're specific specifically asking for is a specialized zoning district. So okay so with that I guess my my layman's terms of understanding is these are smaller lots than what is normal and I would

no if you go out on any residential street and you build you have to meet the R1M R1 L whatever you have to meet that requirement and that's a square footage requirement in a PDD D, it's different. It's different because you have different uses all mixed together. And so you may have smaller uh houses. You may have uh zero lot line kind of uh that's not in here. I haven't heard that. But that would be a possibility. So, you can't say it's normal for a PDD because what's normal for a PDD is not what's normal for a standard residential neighborhood.

Okay, just to quickly summarize, these are smaller than the lots that you would live in. Yes, I can tell because our 15 houses are spread down the whole of Melody Lane. This is squishing in 15 houses in maybe three quarters of that same distance. Um, so I I don't for for sake of just opposing this I would oppose those lot sizes being as small as they are. Thank you. Anyone else who's opposed wish to speak?

Good evening. Thank you for giving us an opportunity to speak today. Uh my name is Tara Benson. I have a house in Monte Cristo at 401 West Pickerty. However, my parents who are elderly live at 399 West Melody, which um will back up into this new uh division as well, and they are also on the tree line. And we also have a number of different animals that are living in that area. And also the sun that is can can be protected um against all of those houses as is. And if you go into other subdivisions that don't have any trees at all, it's unsafe for a lot of people um and unsafe for the for the animals that live in that area. Um, I do think that the noise is going to get a lot greater for us in that area. Um, it is like was mentioned before, the lots being smaller are going to add a lot more people to that side of town and in that area along with the traffic that is going to bring through. Um, and I also want to address the infrastructure for electricity. I know that we said that we have the capacity to handle that. However, um anyone who's living in that area could say that um there was quite a few times where power was not lost. Um in fact, for people who were living about two blocks away, they hadn't lost power in 10 years. And in the past year, they've lost power three different times during storms. Um and so I'm concerned about the infrastructure and its capacity at this point.

Thank you. About what about power? the capacity on in the infrastructure for the grid of the power and that people have continued to lose power greater times than they have in the past. Okay.

All right. Fine. I understand. Thank you very much. Is there anyone else that wishes to speak as opposed? My name is Tracy Ericson. I live at 361 East Lombardi Drive, which is on the other side of P Highway, which isn't necessarily impacted by the nature of the description of the property and what's being built there. However, we will be impacted by the traffic that's going to be flowing through because of the subdivision that's being built on the east side of White Oak. Grey Street is going to become a through street. Right now, it's gated off and traffic cannot go through there. With the addition of all these people, they're going to find that to be a racetrack and they're going to cruise right on through Grey Street, bump up over into I believe it's Miller past the park there and then get them on out to the high school or get them on over to Z over here to get them into Springfield. So, the addition of that much more population on that side of Springfield definitely will have an impact on the traffic and the quality of life of all of us that live in that area. It's already noisy as can be. We can hear the subdivisions being built on the east of White Oak and on the southeast of White Oak. And then we're going to have all this crazy noise that's going to be coming up with digging and putting in sewer lines and all of that kind of rock crushing that takes place. It's been

noisy for over a year and we're going to have more of that. So, I'm opposed to the entire subdivision whether it stands as it is or stands where they want to change it. It's too much and the infrastructure is not built to handle all of this new livelihood that this city wants to bring into Republic. The infrastructure can't handle it. And until there's a plan to figure that out, maybe add some more stop signs, add some more street lights, add or I mean stop lights, add some more turning lanes, make the roads wider, it can't accommodate anything more. Thank you.

Thank you, Mrs. Ericson. Is there anyone else that's supposed that wishes to speak? I think we've pretty well drained everybody. Everybody's spoken. Okay. Um

public go and then discuss it. Okay. Okay. Hearing no one else. Let me make one last call. Is there anyone else that wishes to speak as opposed to this application? Seeing no one coming forward, I'm going to close the hearing. Now, we will discuss it in open session uh and probably ask some questions of uh people uh with respect to the information that we've received from the from the people that spoke. Um how's the best one?

You can go through and try to do it. Yeah, I I think we need to go through and try and do this. Um I'm not sure who the best person is to ask, Chris. So, if you you can kind of direct where it goes. Uh we had questions about storm water, sink holes, um pesticides. Start there. Um I'd invite uh the city's engineer to come up and talk you know briefly about the sink holes about you know storm water those very storm water related. Okay

Chris while he does that can you give clarity like the d the density the lot sizing like how does that compare to our st standard sizing? So, the density for the R1H um houses, which are the ones to the south there, um for instance, that's a 6.33 lots per acre density. This is a 4.05 lots per acre density. That's on the full the 18 acres or whatever, right? That's on that's on the part that we're talking about tonight. Not this not that U-shaped part included, but including the white space. It's the 18 18 not including the white space to the top left. It's it's the 18 acres in involvement.

Yes, it does include the sinkholes and retention and green space as Yeah, they all would. So, would Monte Cristo include their retention and green space? So, it is, you know, a a um a lower density than what is uh surrounding it there. Okay. They may be situated differently, right? The property is organized differently. Right. So, and that I I'm making an assumption here and I want you to shoot this down or whatever. With a lower density, you're going to have ostensibly less folks, less cars, less other

for Yes. For instance, um this is as uh Mr. W said, this is a like it's a 50 50% or more reduction from what the existing density would be um on the existing PDD today. So less trips in this PDD, you know, less users of water, wastewater, electric than would be on the existing PDD, um, were someone to build as it's designed and passed today. So, what that means to you all that are out there, and again, stop me if I'm wrong, is that if this is not this plan to amend the PDD is not approved, there's still a PDD that's been accepted in in place for a long time that puts different limits on this. in fact a higher limit of of residences or potential residences.

There's a there is a PDD that was passed in the as um that uh at the time of that PDD ordinance is perpetual. So that is the continuing zoning until it is reszoned if ever. Um so if so as as you mentioned if this reszone is not approved um if the reszone does not go through the approval process successfully then it will revert to remain as the existing one um with effectively the higher density.

And for further clarification the original Frisco Square development was done in the 90. So that plan was approved by the city prior to almost all of the development um including Monte Cristo that was later built. So this is the original development in this sector of the city. Meaning that the neighborhoods who came in would have come in second with this already in plan in place. Okay. Okay. Identify yourself for us.

My name is Angel, city engineer for the city. Angel Pallic. So, uh I'll first cover the u storm water flows from Mon Crystal. As far as this development goes, we haven't seen a storm water report for it. It's basically u you know being zoned. So, we haven't seen any actual engineering on it. Just the just this concept before you. So, I can't speak on the the flows that will follow, but according to our ordinance and our storm water manual, they should follow pre-existing storm water flow. So they should match that or you know less than that should leave the site. Um for uh as far as herbicides and pesticides we we don't have an exact ordinance for for controlling that but we have a storm water management plan where we kind of make pe residents aware of using those herbicides and pesticides. So all we can do is um provide awareness as to how you should use that. We have that information on our website and in our storm plan. Not sure exactly what else I can cover, but if you have any additional questions.

Sinkhole study. Did you talk about that? Um so we haven't seen a sinkhole study for this particular site. And um who who does that? So who's responsible for that?

Um so when we evaluate the sinkhole situation on property, we use um the Green County's um existing log of sinkholes in the area, which is um a publicly available GIS layer that we have on our map that shows where all of the counties believe sinkholes are, where they expect or where they uh understand them to be most likely. Now what that uh layer does is it tries to air on the side of caution. And so what we find in a lot of cases that those sink holes when explored may be smaller um if you go in and dig. But the city's regulations uh what we require is that any mapped or uh inventoried sink holes that you either stay away from those and if you wish to you know determine different boundaries there is a process for that that requires geological study. Okay. Um traffic the traffic on this um uh there's a traffic study done.

Correct. Correct. CJW uh performed a traffic study. They analyzed the uh 60 highway main street. We also invited MDOT to review that traffic study. Again, in that report, they provide um no recommended improvements for this development. So um you know we're not we do expect uh residents you know if this subdivision were to go in but as far as the report goes the level service will remain at the existing condition now. So

where where does the where do the streets empty out to 60? So, Cordoba and the uh that western street can either go to 60 or to Main Street from Colorado and then they can they also have an access point from Illinois to 60. All right. So, if they go to 60 highway, uh how's that regulated? How do you get a light on 60 highway? So, 60 highway is um owned by MDOT. So any improvements along there would require you know their approval and um recommendations from them as well

which is why even in this case though they're not directly connecting to a mod road um we did bring in MDOT's review on this to make sure they didn't have any additional requirements or concerns with this and I assume they did not have additional issues not beyond what not beyond the plans that you see today. No, no improvements to the intersections were required for ODOT. Um, what else? Animals. Just go ahead.

Concerns. Um, I will address the environmental concerns regarding um animals specifically in the um treed areas on the Frisco Square property. Uh we do not have regulations requiring a property owner to keep vegetation whether it be trees, shrubs, uh native grasses on their property. Uh specifically um to allow for um animals to continue whether it be um owls, birds um or any such uh animals living in that vegetation. What's the plan for that? Do you know for the trees? the cops of trees.

Um we don't have specific plans as far as that vegetation um being addressed, but by looking at the subdivision plot, it does appear that um lots will be um in the location of the existing grove of trees. So, it would be the prerogative of the property owner if this subdivision does go forward with the PDD reszoning. Um, and they would be able to remove those trees and they could do that today if they want to. They absolutely could do that today. Yes. Outside of some bat habitats,

correct? Uh, there's a season actually for removal of trees um for bat mating season. So I I wish to recclarify here. So if this proposal today doesn't go through, then it reverts back to this. It never it never changes, right? It doesn't change. This changes what already exists and it'll go back to what already exists. and what already existed is a PDD has been has been approved

has been approved since the '9s. um they would need no further public hearing in order to go forward with any type of development under the existing conditions of the Frisco Square PDD. Meaning they would have to design it the infrastructure uh with an engineer present that to the city for review and if it met the qualifications for um infrastructure review according to our ordinance we would issue a permit. So no further discussion would be required in order for them to go forward with the existing PDD.

So this this new drawing here, it it looks like on the on the the southern side here, the lots are smaller and the the ones in the in the center uh area there, the lots are larger. Is that am I looking at that correctly? It does appear that way. Um the way the ordinance um is set up, it allows for minimum width and minimum uh depth and then minimum square footage. So organically through the design process, some lots are going to end up being a little bit larger than that minimum, but it is sheer minimum. So they can be larger. They can just not be any smaller than what is uh a part of the reszone application. And what's the minimum lot size for R1H? Do you know that off the top of your head?

9 or 7,000 square feet. Okay. Um and 70 ft across, 100 ft back. Okay. Or depth wise.

Anybody more questions? Uh there is the power capacity question. Um, someone had mentioned um power outages being prevalent in the past year. Uh, we have had two

insane straight line wind storms in the past two months as well. I don't know if those lined up with the power outages in question, but were there any issues or any concerns with the electric system? So at this point in time, um we have not provided any plans to the uh electric um assumably Liberty to review. That's part of what we would do during the infrastructure. What we've got today is really just a roadmap for a project. Um and we will see changes to this if this goes forward uh during the infrastructure design process as they navigate um as Angel was saying that storm water report and determine exactly how much space is needed to store that and where that goes and as they determine where all the lines go. But we don't at this point we don't bring in the electric um electric and we do not uh personally is that Liberty

Liberty. Okay. Liberty would design that.

Yes, they come in and they design and they increase capacity as needed. Um I can't speak to their to the strength or overall composition of that capacity and whether there is greater or lesser outages in the recent past. We do have an ongoing relationship with all of our electrical providers and when there are issues um whether it's material shortages such as transformers, that information is also uh relayed to the city and other partner utilities. We have received no information from Liberty um this year saying that there's any type of capacity issues um with any type of development in the city,

but I can guess what would happen if they can't serve it. I mean it's not going to get built if they don't. What we see is those projects wait until they can be served in the past when we've had these supply issues. Um so for instance during COVID when we had supply issues projects were slowing down waiting on those transformers to arrive as things came over. So it is literally you know electricity provision is literally one of the conditions for them to be able to build there. Well, I'm assuming Monristo and the other neighboring properties are served by Liberty as well. So, there's already an established at least u the electricity is right up there. It may not be sufficient but

and there are also electrical mains um in the Frisco Square development itself because there is development in Frisco Square. I think we've covered everything. I'm going to allow whoever had their hand up back there if you have a question or Oh, okay. Comments. Yes. From the applica.

Yeah. I was just going to clarify on the Liberty Electric side of things. They um while the city hasn't supplied plans to them, we have provided Liberty with our AutoCAD file and our our layout. Um and they have not expressed any um concerns with the development. They're working preliminary. They're working on their pre preliminary design for their electric service so that they can provide the owner with the cost of this and I feel at this point in the game if they had a concern they would have brought it up to us and they have not. I assume that uh uh you would be willing to talk to folks about the trees and the and the owl and

Yeah, absolutely. And um so I can talk to them and also um Brad King is one of the developers. He's here with me today. So um you know, we have these public hearings so that we can get comments back. You know, we haven't heard that comment about the owl or the wildlife that lives back there. Um this is the first time we've heard that. So, um, certainly I also want to find out the address of the gentleman that thinks he has may or may not have a sinkhole opening in his backyard because I don't want to be responsible for putting a law on that, right?

Um, you know, I don't, you know, I'm going to be the one that seals the plans at the end of the day and I don't want to be reading in the news next week and find out one got eaten by a sinkhole. Um so yeah, no certainly we want to have those conversations and while the city doesn't have anything that protects environmental um wildlife that you know there are things that the DNR has that protects when trees can be taken down to protect the bats. Um you know they look at more at endangered species as as opposed to your typical song stuff. But there are there are some regulations that we do have to follow in order to get land disturbance permits. But yeah, no, we're um we're open to see where we can preserve trees. Um we al we always love to preserve trees where we can. Um it's less trees that we have to plant to meet city ordinance. Um it's always nice to have the buffer between the the neighbors. So um certainly thank you very much.

Yeah, thank you. All right, we catch everything. Okay, discussion among us. What uh what's your brothers here? Might want to make a motion or do we need to discuss it further? Motion to vote on the approval of PDD25- Z001. Yeah, you're making a motion to to recommend the approval of Right. I I just want to make sure it's right because it could be different. All right. Do I hear a second? Second.

All right. I have a motion and a second. Have a motion to recommend the approval of an application to change the zoning classification of approximately 18.49 acres located at the 900 block of South Colorado Avenue from Frisco Square PDD to Frisco Square amended plan development district. Uh call the role. Commissioner man I. Commissioner Means I. Commissioner Dava. Hi, Commissioner Alexander. Hi, Commissioner Copeland. Hi, Commissioner Ellis. I'm sorry, me. I'm sorry. Did I call you? Did I say that twice? Yeah, I called you last.

Oh, okay. I I near you. Okay. I thought you were calling me some different name. No, which which might be appropriate at this time. I thought maybe I had repeated a commission when you said that. All right. All right. Uh, I'm sorry, ma'am. This if you want to hang around and ask your question later, I'll I'll stay for a little bit and listen to it. It's just about the water.

Well, we're done with that. We We voted on this. Um, we're going to move to the second public hearing. It's uh VACA25- Z007 recommending the approval of an application to vacate a portion of East Will Street right ofway in Mason Ridge phase one. Thank you all for coming. We appreciate it

for us from here. Okay. Did you hear me? I got through it. You ready? You ready to give us the Patrick? Are you ready? Yeah, I'm ready. Thank you.

On behalf of the community development department, Patrick Garis, associate planner. Uh the community development department is requesting the vacation of a portion of East Will Street rightaway in Mason Ridge phase 1. The requested vacation of East Will Street is approximately 6,35 square ft in total. At the time of construction, the subject rightway was not built out as a street. Uh the extension of Will Street to the west is not anticipated due to the adjacent undeveloped land is designated as a floodway and flood plane. Um in addition to just east of the proposed rake uh vacated rightaway is the site of a cluster mailbox at the intersection of Will Street and Fox Ridge Avenue. Um the vacated uh portion of the road will be returned to the adjacent property owner of Mason Ridge LLC and will be incorporated into the common area for Mason Ridge phase one. Uh the community development department recommends approval of the requested street vacation.

Is there anyone here? Um we've we have the applicant who's given their speech. Uh is there anyone here that wishes to uh give uh information in in favor of the application? Not seeing anyone move forward. Is there anyone here that wishes to give uh information to this board uh that would be opposed to the application? Not seeing anyone coming forward. Uh close the hearing. Uh discussion.

Just out of general curiosity, why was that stub even put in place in the first place when there's not really anywhere to the west that it can traverse to? Um, so I believe at the one point there was plans to build like a clubhouse, pool house type area and they were going to build a road to that, but I get I think that didn't come to fruition. And a lot of times when you have these like stubouts like this, it becomes like um a trouble to maintain. Like typically the city maintains the rightway, but we have a lot of other areas to maintain and typically it's the adjacent property owners do it unless you know they don't and then the city gets to it as they can. So Motion to vote on the recommendation of approval of vacation 25-007.

Thank you. Do I hear a second? Second. Call the role. Commissioner Means. Hi. Commissioner Ellis. I. Commissioner Drava. I. Commissioner Alexander. Hi. Commissioner Copelan. Hi. Commissioner Man. I. Okay. Thank you. Final uh hearing uh VACA25-008 recommending the approval of an application to vacate an existing utility easement in lot one of Mason Ridge phase one Patrick.

Yep. So this is uh very close to the rightway vacation request as well just north of it. So, the community department development department is requesting the vacation of a utility easement located in lot one of Mason Ridge phase 1. Uh, the requested vacation of a utility easement is 10 ft wide that runs parallel with the southern property line of lot one and is in total approximately 1,100 square ft. The reference utility easement is currently unused for the intended purpose of construction and maintenance of infrastructure designed to serve lot 1. Uh the city has no utilities occupying this easement and has no plans for future utilities to occupy this easement. Uh city staff also verified no utility infrastructure plan exist extensions exist for the easement with other utility companies that provide infrastructure to the Mason Ridge subdivision. Uh vacating this easement would provide for more flexibility to develop a single family house on the vacant property of lot one. Once the easement is vacated, the associated associated development rights will be given to the property owner of Built Better Homes LLC. Uh the community development department recommends approval of the requested um utility easement. Sorry, typo in there.

Okay. I call anyone that wishes to speak in favor of the application to come forward and tell us what we need to know. Seeing no one coming forward, I call uh for anyone who is opposed to the application to come forward and tell us uh what the issues are. Seeing no one come forward, I close the hearing. Anybody got a discussion or a motion? Motion to vote on the recommendation for approval of vacation 25-008. Thank you. Do I hear a second?

Second. I have a motion and a second to uh recommend the uh approval of an application to vacate an existing utility easement in lot one of Mason Ridge phase one. Call the role please. Commissioner man I. Commissioner Copelan I. Commissioner Alexander I. Commissioner Drava. I. Commissioner Ellis. I. Commissioner Means. Hi. Okay. finished with the three public hearings. Uh dare I ask if any there are any citizens here that wish to speak? They all left.

Yep. We got lots of very good, very good, very collegial, very cordial kind of discussion. Um community development update. Um only to let you know that we do have an application for next month's meeting. So, we will be getting that information to you as the weeks continue. Okay. I hear a motion to adjurnn. Motion to adjurnn. Do a second. Second. Don't fight for it. Thank you. Um, call the role. Commissioner Alexander. I. Commissioner Copelan. I. Commissioner Dravo. I. Commissioner Means. I. Commissioner Man. I.

Commissioner Ellis. Hi. You always go alphabetically. You You jump around. I was taught that we're supposed to randomize that. Okay. I don't care that. I don't care.