Planning Commission - Regular Meeting

into order. Can we go with roll call, please? Brent Couch here. Chris Hussein here. Clemeni. Garrett Harland here. Howard Austin. Jennifer Keith here. Mark Cloud here. Ray Cardell here. Teresa Reynolds here. Can we have approval of minutes from November 4th? Motion to approve minutes. Thank you. Second. Thank you. All in favor say I. I. I. Vote

two. Thank you. We have two items that have been tabled for tonight. Uh first one is R25-51 Perez Construction LLC. The next one is R25-65 Randy Lee and Group. Both of those will be tabled and be heard at a later date. First up for tonight is RP25-12 Sandy Heights edition. This is a replat for lots 14 and 15 presented by Daryl Doyle DVD surveyant. Good evening. I'm Daryl Doyle. Um this is a replat. This lady has a deed that includes her lot and half of the adjacent lot and she just wants to get rid of that line.

Any staff comments?

In addition to standard planning comments, our office did not receive the comment responses for each review. Um, just go ahead and submit that when you have a moment. Add an information summary chart that consolidates key data including owner names, mailing address, property address, zoning classification, required setbacks, and combined total lot area. Provide ownership dates and signature blanks for both owners. Add a notary block directly beneath the owner signature lines. Revise the drafting error indicated in the submitted exhibit that's in the memo. Uh provide descriptions for all stakes and monuments. Include all line types in the legend, including the center line and utility easements um indicated in the western boundary. Replace future tense language with present tense. Correct the zoning shown for the north half of lot 14, block three. Improve the formatting of the signature and date lines just for consistency. and per spring water utilities field locate and verify all existing water and sewer facilities. Make sure to show the appropriate easements. Show the location and description of all the utility easements and additional right ofway dedication may be required uh and may be dedicated through this plat.

Thank you for that. Any public comment regarding this replat commissioners? None. This will be a sub motion subject to staff comments. Motion subject to staff comments. Second. Thank you. That passes 70. Thank you, sir. All right.

So staff will we have an ordinance that's going to go to city council next Tuesday, but if you want this repllat heard next Tuesday on December 9th, we would need a revised plat addressing those comments back to our office by end of day tomorrow. Or else you could always go to a January uh city council meeting. I think that's the plan. Go to January 13. Okay. All right. Thank you. Thank you. Next up is B25-98. Uh this is a variance for reduction of size setback from 8 foot to three foot from Maria Guzman presented by Maria Guzman or someone else. Good evening. Mauricio Lorenetti

uh the other homeowner for 4306. Um we're asking for the setback to be moved from 8 to 3. We tabled this uh last month, but since then talked to the fire department, work with the city on a requirements to fully uh do it appropriately. Um and there should be some new images on that. And just as a recap for um commissioners that that the last meeting they actually had two separate requests and we voted and approved on one for a rear setback reduction um successfully did that one and then tabled the other request which is this one that um he's come back with.

Any further staff comments regarding this request? As long as building and fire satisfied what they worked out. Yeah, they came into came into the office. We um discussed what would be needed to make it comply with the code without moving the building. The building would be very hard to move. Um they said they would agree to do that. So if this passes, they're going to come in, get a building permit, and they're going to rate that wall so they can have it 3 ft from the property line, which with that makes it an aesthetic issue, and it's your call. Thank you for that, Ed. Any public comments regarding this commissioners? What is that? Hardy board. Uh, no. We would be using what was it? Um, gypsy board.

Gypsy board. Okay. Our delay. Thank you. This is a motion or this is called for the vote. Call. Thank you, Brent. Passes 70. Okay. Thank you. Thank you. Next up is B25-104 thing site modification. Uh this is a variance for commercial design standards landscaping presented by Bates and Associates.

Hello, Addie Monsy with Bates and Associates here to present the variances. We are requesting for variances to the landscaping due to the such minor uh proposal that we're trying to get tonight. Any staff comments? No. I I will mention that this is part of a non-large scale development. So, this is one that's being handled um on the staff level administratively and there are some some very minor modifications um but it triggered a very small amount of of landscaping requirement. Thank you for that. Any public comments regarding this request, commissioners? If none, this would be a call for the vote.

Call for the vote. Thank you.

Passes 70. Thank you. Next up is B25-107, Scott and Jamie McGawan. This is a variance for increased fence height from 6 foot to 8 foot. presented by Scott and Jamie.

Good evening. I'm Scott McGowan. So, our request is to raise the height of the fence on the north side of our property to 8 feet from 6 feet. Uh increase privacy. That property north of us is actually in Elm Springs. The gentleman that owns it has expressed interest in eventually putting an assisted living facility there. So, the fence needs to be replaced. It's it's past its useful life. So, uh, when we replace it, we just want to go up with an 8T to be proactive. Thank you. Any staff comments? Any public comments regarding this request? Commissioners,

I just have one question cuz it's showing like actually the image that's there that says there's an old location and a new location, but then I'm looking at the there's a picture in here that shows what looks like an old fence. Yeah, that one. Um, is that other chain link on your property or is that adjacent? Yeah. Okay. When they built the fence, they didn't build it on the property line. So, it's off the property line by about roughly 3 ft. So, we just want to move it out to the property line. So, be call for the vote. Call for the vote.

Thank you. That passes 70. Next up is reszoning. Uh first one up is R25-66 Hen Henriquez Garage LLC. Uh the request is reszone from C2 to C5 presented by Amanda Rhodess. Good evening. Amanda Rhodess and I would just like to propose that we can change and reszone from a C2 to a C5 to further expand our business and have an outdoor display.

Thank you. Any comments, Mr. D? The reasoning request is in keeping with the following goals and policies of the comprehensive land use plan and is recommended for approval. Promote the viability of older commercial properties as well as new commercial development and encourage the development of regional commercial areas that accommodate a variety of wholesale, retail service and office uses where high traffic volumes and utility demands can be served and more extensive outdoor display of materials will be expected and permitted that have frontage uh or access to state and federal highways. Thank you for that. Any public comments regarding this reszone request? Commissioners, any comments from me?

If none, this is a call for the vote. Call for the vote. Thank you.

That passes 70. Thank you. Staff will prepare an ordinance that will go to city council next Tuesday on December 9th. Uh, and you're encouraged to attend 6 p.m. Possibility. Thank you. Next up is R25-67 Treat Lane Production Yard 13 LLC. Crest is to reszone from C2 to I1 presented by Bates and Associates. Jeff Bates, Bates and Associates. Um our clients uh this site's very close to interstate and our clients target market um might need some warehousing or possible outdoor storage. So I1 fit because they can have some warehousing and if they needed outdoor storage, they could get conditional use. Thank you for that. Staff comments.

The reasoning request is in keeping with the following goals and policies of the comprehensive land use plan and is recommended for approval. Encourage the development of light industries that further diversify and stabilize the city's economic base and that are compatible with the labor force raw materials and provide space for new and expanding technology industries with low environmental impact. Any public comments regarding this request? Commissioners, any comments from you? I had a question. Is there supposed to be a buffering between this and residential or no?

There is. There is. And our code actually has it for industrial um and and the design standards. It does not have to be a full piece of property. It's like a 10-ft strip or different buffer ideas. Um, and this piece is kind of unique because given given the existing natural creek and that wooded flood plane that goes through it, it creates a natural uh big buffer that is there on that east side of that property. And this is at the dead end of a private drive, right, of a private drive in Culac. Um,

so I one would open it up to some warehouse options and outdoor storage. And then it's always good just to as a reminder that um general industrial uses are actually not permitted in I1. So it really is low intensity. Any further comments? If none, this will be a call for the vote. Call for the vote. Thank you. That passes 70. Thank you very much. Staff will prepare ordinance that goes to council next Tuesday.

Next up is R25-68 Chanc LLC. Uh request is from MF24 to P1 presented by ESI.

Hello everyone. Josh Haley with ESI here. Uh on this one, we'd like to reason our property from MF24 to P1 and happy to answer any questions on this. Thank you for that. Any staff comments?

And this site has a mix of different zonings surrounding it. Um but this resoning request is in keeping with the following goals and policies of the comprehensive land use plan and is recommended for approval. Uses that commonly have moderate to large-scale assemblies of people such as churches, funeral homes, membership organizations and other institutions should be appropriately located on adequate sized parcels with sufficient space to accommodate the off- streetet parking and necessary needs. Um, such uses should be located to minimize any adverse or undue significant burden on adjacent or adjoining land uses as well as that portion of the street system.

Thank you. Any public comments regarding this rezone request? Commissioners, any comments? If none, this is a big call for the vote. Call for the vote. Thank you. Passes 70. Staff will prepare ordinance that goes to council next Tuesday on the 9th. Next up is R25-69 Charles Peret and group. Uh this is a request from A1 to C1 presented by Watkins Boyer Gray Curry PLLC and Will Kelstrom. I'm not Will. You're not.

I am not. I'm standing in for Will. My name is Caitlyn Gibbs. I'm with Watkins Boyer Gray and Curry. Um this is a request uh from A1 to C1. Um there is commercial across the street. It primarily the applicant is requesting it for flexibility of use um because it is on the expanding 112 quarter. Um, additionally, the lot itself is kind of oddly shaped. The widest portion is about 288 feet across on the northern boundary line with the the southern boundary line about 176 ft across, which makes it a little bit difficult with setback requirements for residential development. Thank you. Staff comments.

The reasoning request is in keeping with the following goals and policies of the comprehensive land use plan and is recommended for approval. Encourage the development of light to medium intensity commercial development along arterial streets that provide adequate setbacks and buffering to adjacent residential neighborhoods. And encourage the development of small-scale neighborhood retail service uses at intersections of collector and arterial streets and at the edge of logical neighborhood areas or within neighborhoods where suitable sites exist and conditions are appropriate to balance compatibility with convenience.

Any public comments regarding this reszone request? Commissioners, uh, please step to the the mic and state your name and address. My name is Steve Miller and I have lived next door to that property for the last 35 years. And I object to the reasonzoning for three reasons. First of all, it's a non-compatible intrusion into what was otherwise be a very low density residential area. There's no re no uh commercial property on the east side of 112 from New Hope Road all the way to Great House Springs Road. And secondly, it's it's the wrong location. And in spite of what was just stated, none of it meets the actual uh criteria that has been outlined. And I'll cover that in just a minute. Um what she just read stated that uh there's first of all, there's no neighborhood there. There's no chance of ever having pedestrian traffic on that street. Uh there's no intersection, there's no adjoining commercial property, there's no no density, no people will ever be able to use this as retail. Um also, it's very uh difficult to get in and out of that site. When you come over the top of the hill, there's a dead zone. You can't see what's below. So I object on those grounds and on a ground that's not even that's in addition to that this site if you've

walked on the site it would be immediately apparent to you that this is a very deep ravine. The entire site is a ravine. The distance from the bottom of the drainage flow to the actual street level is 20 to 25 ft. it would be economically not feasible to develop this site. Uh the owners of the land own 19 acres uh including this three acres. They own 16 acres south of this which is zoned R1 in uh the city of Tonnytown. I would suggest that rather than develop this site that they go at least 100 to 200 yards south and develop uh commercial on that site. If they are committed to bringing residential to this, bringing commercial to this site, it's much more appropriate and much more developable to develop on the site that they own south of this. So I object.

Thank you, sir. Any other public comments? Commissioners, any comments? If none, this would be call. Yeah, call for the vote. Call for the vote.

Passes 70. Thank you. Thank you. staff is going to prepare ordinance that goes to city council next Tuesday on the 9th 6 pm. Next up is uh conditional use section. First one is C25-12. This is Angel's Salvadorian Mexican food. This is use unit 44 mobile vending in a C5 with a variance for utility requirement for use unit 44 presented by Maria Caldron. Uh my name is Mayor Lisad Cowron and we're just wanting um permission to be able to sell at our food truck from our neighbors. Okay, thank you. Staff comments.

So this site um a food truck was previously approved on this property um but however since conditional use um they cannot they're not transferable. So the new vendor had to obtain new approval. Um but the site conditions remain suitable including adequate parking, paved setup area and sufficient ingress and egress. Um for this application all the required documentation including graywater disposal information was provided and approved. Hours of operation, appropriate distances from structures and hydrants and overall site layout uh meets applicable standards. Applicant will provide trash cans, picnic tables, adequate parking spaces for both the dance studio and the food truck. Um, and the applicant is also requesting a variance uh to allow permanent utility connection rather than use um a generator. Thank you. Any public comments regarding this request? Commissioners, any comments?

None. This will be a call for the vote. First, we will take the variance request for utility requirement for use unit 44. Call for the vote. Thank you. passes 70. Next is the use unit itself. This also will be a call for the vote. Call for the vote.

I passes as well. Thank you. Thank you. Staff is going to prepare uh ma'am staff is going to prepare a resolution that's going to go to city council next Tuesday. You don't have to be there, but you're encouraged to in case they have questions. Okay. Thank you. Next up is preliminary plats, replplats, and final plats. First is RP25-13 I49 Industrial Park. This is lot three creating three lots, 3A, B, and C. Presented by Hayen Associates. Hi, Drew Dingler with Hen Associates. Um, you said we're looking to split an existing lot into three separate lots.

Any staff comments? In addition to standard comments, planning only has one remaining comment after the applicant had resubmitted plans earlier today. Um, lots 3A, 3B, and 3C need to have a note that says they cannot act have access off of Graham Road. All engineering comments are addressed. Thank you. Any public comments regarding this request? Any commissioner comments? What's the reason for splitting those lots? Is it to uh phases construction phase?

Phases 3B uh currently we have uh a building four that's currently being u constructed. 3A would be for a future building and then 3C to the south. Uh we have right now have no intention of of development as that's dedicated primarily for uh ARDOT rightway. There are no more comments. This will be motion subject to staff comments. Motion subject to staff comments. Second. Thank you.

That passes 70. Thank you, Drew. If you want this to go to city council next Tuesday on the 9th, um can we get an ordinance and then a revised plat with that note on it um by the the end of business tomorrow? Thank you. Next up is RP25-14 Walker Edition. This is blocks three and four and five, also lots 3 through 10, presented by ESI. Hey everyone, Josh Haley with ESI again. um on this one uh asking for the approval of the replat for the Walker edition and happy to answer any questions you may have. Any staff comments?

In addition to the standard planning comments, there is a note under the surveyor's note section that needs a minor edit and that's been identified in the memo provided. The title search identified two easement documents related to the property. Document 551-533 is a right-of-way grant to Arkansas Western Gas Company. Additionally, document 551-553 mentioned in the 2009 boundary survey for this property is also a right-of-way grant to Arkansas Western Gas Company. However, the legal description for this document indicates that it pertains to lots in the DER edition. So once this information is clarified and the utility line is identified, the plat must include the location and description of all utility easements on the site. In the event a utility easement requires vacating, the proper approach will be guided by city legal procedures.

Same comments that Jackie said. Thank you, Katie. Any public comment regarding this request? Commissioners, any comments? Sorry. Name and address. Thank you. My name is Randall Dial. My address is 312 Harvest Street. I own the property bordering the plotting. I I haven't found or noticed, and I don't mean it to be disrespectful, but I haven't found or noticed any description as to why we're replotting this property. This property has been here for 50 some odd years and now we're bringing in a plot to replot it and boundary it. Could you please get a description of that for me, please?

Someone like to speak to that? Yes. Yes, absolutely. So, in this this site may actually look familiar. Um, Westwood Elementary, we approved a new large scale development. Um, um, and then part part of that the plans that they submitted, we we don't allow a property line um to go through a structure or or to straddle a building. So really this is just a matter of cleaning up property lines that have probably been in place for 75 years. We're going through through some really old subdivision plats trying to track down and just clean up um easements and property lines. So with the new school in development, it just kind of starts out on a nice clean slate. That's the reasoning for it. Thank you.

Thank you. Any other comments? If none, this would be a motion subject to staff comments. Motion subject to staff comments. Second. Thank you.

That passes 70. That will go to city council next Tuesday. We'll need the um or or we're going to figure out some of the easement vacation stuff. So to be determined, we will work with you. Next up is FP25-10. This is gap at the crossings phase one presented by Craft and Toll. Good evening. My name is Alex Emerson representing Craft and Toul. We are seeking the approval of Gav the Crossing's final plat. Thank you. Any staff comments?

Planning only has standard comments. Um the applicant was able to submit uh documentation today that addressed planning's memo for engineering. It's just submitting those final plat checklist items and I went through today um that would include asbuilts receipts for the street signs, developers affidavit, title company certification, and then I did have a question. Will there be a POA for this subdivision? Will there be any bylaws filed with this plat? Not to my knowledge, but we can definitely be in touch and get that figured out for sure. Okay. Yeah, just confirmation one way or the other. Thanks.

Of course. Thank you. Any public comments regarding this request, commissioners? If none, this would be a motion subject to staff comments. So motion. Second. Thank you.

That passes 70. Thank you. All right. This will go to city council next Tuesday, December 9th at 6 p.m. Uh, we need an ordinance and maybe not a revised plat if you've addressed everything. Um, the finalized one by tomorrow close business. Thank you. Thank you. Now we're moving on to large scale developments. First up is L25-34 Dipper Heights. There are a few require variance require request. First is variance for parking requirements. the invariance for multifamily design standards including building orientation, pedestrian access and control and foundation landscaping presented by ESI.

Hello Josh Haley with ESI. Um on this one we're asking for the approval of the large scale development for 53 multifamily units off of 48th and Lavine and uh as you said we are asking for a couple of variances for parking and for multif family design standards and happy to speak on any of that. Thank you. Staff comments

for planning. Um, besides our standard comments, uh, the informal plat must be filed with the county prior to certificate of occupancy issuance. We need to provide detail for the HVAC screening. The high quality materials are expected. Provide details of proposed quality amenities. Provide paved ADA access to the picnic areas. The common open space shall be raked free of rocks and top soil applied so that these areas may be safely utilized for recreation. work with staff to solidify the monument sign location so that we can make sure that complies with multif family design standards. The building height in an MF12 zoning district shall not exceed 35 ft. The three bedroomedroom garage units that are proposed off of the 48th Street side um are shown to be at a height of 38 ft. The developer has agreed to not exceed a building height of 35 ft. confirm the proposed material colors and through our SEPT head um design principles um we need to integrate those with the development work with our staff to make sure those principles um are met to the most practical extent. We need to update the lighting plan to show the readings beyond the edge of pavement. There are safety concerns for the common open space and admitting areas which we can address through those SEPTAD principles. Variance B25115 has been requested to reduce the number of parking spaces from 134 required spaces to 110 spaces. The developer has uh proposed a this variance to count the 12 driveways and eight attached garage garages as parking spaces to come to that 134 space total. Variance B25116 has been requested for multif family design standards. The building orientation to interior property lines. Whenever the buildings are oriented um to adjacent uh lower density residential districts, we expect them to be um perpendicular. Some of these uh units

are parallel. And then we need pedestrian access control variants. Um, pedestrian connections shall be provided on uh to any sidewalks on adjacent property shared with multif family developments. Buzz Street is proposed to be 260 ft long at approximately 26 ft wide as a private drive without a safe pedestrian route connecting to the existing sidewalk on Lavine Avenue which leads to both schools and parks. And then the third multif family design standard variance is foundation landscaping for some of the units. So the developer has provided substantial foundation landscaping elsewhere. engineering comments. Submit a PDF of the signed and sealed drainage report. Um, I think we need a workshop that crosswalk next to 48th Street. I don't think we need two crosswalks back to back there. Um, it's just a weird transition where we moved that sidewalk north. And then I had a couple comments on the plat just since I was kind of reviewing them together. Um, there were some things on the plat that didn't match the large scale. I just want to make sure everything is consistent. And then I don't know if there was a um sufficient rightaway dedication for those collectors. It needs to be 65 ft total. So 32 and a half from the center line. And I don't know if y'all have submitted resubmitted that one. That was just the the last one I looked at. Sarah, did you state they have additional landscaping to make up for the lack of foundation landscaping? Did I hear you right?

There is additional um landscaping provided around the HVAC units. Um they are providing opaque screening as well as foundation landscaping that they would have provided in the front of some of these units. Thank you. Any uh further staff comments? Yeah, I'm wondering if even maybe the applicant because I know that we worked with uh we worked with the developer just this week to try and see if we could eliminate some of these variances and address some of it. And so I know that we've done some of that. So maybe you can just touch on some of those elements that we've been able to to resolve.

Yeah, I'm I'm Brian Moore with engineering services. So the variance with about the sidewalk going to uh Lavine Street, we can uh get rid of that one. Uh I talked to Steve and Ed today uh about instead of the 26 foot drive, we could make it 22 and have room for the sidewalk. So we can get rid of that one for sure. So, and then on the parking variance, uh, it actually is just just for I mean I the way I read the ordinance and the way I think we've always done it is that that driveways are included no matter what. So, for me, the ordinance is just to be able to use the garages, which we've done on many projects and and others have as well. So, so those are the those are the two variances.

Thank you for that. Any public comment regarding this large scale? Are y'all going to reduce the other drive to 22 as well? The one that goes out to 48th Street. Okay. We'll just need to make sure we have some no parking signs on that one since I I feel like it's going to be desirable to park next to that sidewalk. I think I added some for the latest iteration. Commissioners, any comments? So, question um on the Dipper Avenue. So is just is the only sidewalk there. The stuff that's on the north side of the street, there's no sidewalk directly in front of those residences. Correct.

Yeah, we we actually did that at the request of staff. We didn't have to have one on the north side. Uh staff asked us to get rid of the one on the south because uh in other areas people have parked there uh and they blocked the sidewalk. So they said, "Would you mind moving it over to the north side?" So we we agreed. We thought we thought that was actually a pretty good idea. So, and I just wanted to add on the on the lighting plan. It's definitely we're in the right going in the right direction as far as uniformity. I'm a little concerned actually about the brightness um for the this residential area. I feel like the levels are a little high for what we would want to see. I want good uniformity, but also not too bright for people living in this area and the adjacent areas.

Good point. Any other comments by commissioners? I just had one just to make sure I'm understanding the yellow where we're going to be stacking cars. So, help me out. Not saying we haven't used driveways and garages and other um cases, but so if you just look at that far left yellow, it says there's four units. So we're saying they're going to count the unit two in the driveway and two in the garage on both of those.

Um so half of one of the yellow buildings has um twocar garages and the other has one car garage. And so both of those are the only um uh buildings on within the complex that have garages. So that's why uh those units are the ones that do not have spaces accounted for them and they are being made up by accounting for with the drives and the garage spaces.

And and I can I can help explain that, Mr. Gouch. So the ones on the left, those are three bedroomedroom, twocar garage units, and there's four of them. So, each of those units will have a twocar garage and two spaces in their driveway just like a regular house would. Uh, you know, just a regular single family house. The ones next to it will have their their two-bedroom, one bath. They'll have uh onecar garage uh and it'll have the the driveway as well. So, there's 110 bedrooms total in the whole complex. and we've got 134 spaces with with total. So, we think that's enough. Uh if it's not, we could always add some street parking and and take that north curb out. I don't want to do that just because the park area and kids coming across and things like that, but if we if we have to, we will. But but I think it I think we'll have plenty.

Thank you. Any other comments, commissioners? public comment. Please come to the mic. Name and address. Hey, Jeff Onstead, 4500 Cody in Springdale. Could you bring up the plaid again real quick, please? Um the next one over that you had. Okay. Down here in the corner. I live in that corner right there on 4500 Cody. What is the intent on the as the driveway? Is that trash pickup? So it that that's in my backyard basically

and and I would like to ask that that be put somewhere maybe where it doesn't infringe on the privacy in my backyard. Okay, because that's what I thought it was. And then we have a 50-foot variance that was approved right off of my property line. Okay. But but I don't think uh my wife or myself would like to hear the trash truck constantly being picked up there or people throwing their trash away. Um yeah, that could be a real stinky problem too, I think, couldn't it? And also, I hope Katie, you've addressed that flooding issue that I have coming off of eight other residents coming down and off of cobblestone cuz my backyard floods and if we have any drainage that's heading into that south region right in there, I'm going to be having a lake in my backyard.

I asked them to look into that specifically and make sure that all that drainage from the other neighborhoods can route through the site um fully. And I think it's going to get a lot better once this development. I see you have a retention pond. Is that a retention pond in the corner? It's a detention pond. It's dry. And then there's going to be a swale that picks up all that storm water that runs off of your yard and takes it to the pond.

Okay. All right. Well, thank you. Yeah, I appreciate if that could be addressed. Thank you. Thank you. Just state your name and address. We get to the mic. Thank you. Rod Gamble, 2116 Cobblestone. I too am concerned about the brightness of the lights. With it being 30 foot, I'm sure those lights are going to be up pretty high. That's going to shine into my backyard. All of the neighbors in their cobblestone area. That's a big concern. Agreed.

Is that all you have? Yes. Thank you.

Yeah, I think uh Jennifer's point earlier, I think there's probably a lower light pose that can be used and a little bit less lighting. U again, if it's even lighting, it'll get a a really nice look and and security safety wise, it' be great. So, I think we should look at trying to reduce the pole height and the wattage on those and and keep the I'm assuming the spacing is right. I didn't get to look at this in depth, but it seems like the the evenness of the lightning is good. We just need a little bit less of it in this area just due to the surrounding neighbors. I think that'd be a reasonable thing to do. U any any thoughts um regarding um the dumpster location? Is there any other options there? or is that have we had conversation about that?

There's not really anywhere else we can put it. We do have proposed screening that will keep it out of vision, but there's not really anywhere else we could put it on the site to get service for all those units over there. Yeah, I noticed the screen. I think that's good. I think it was more of a smell and sound issue than than the look of it because that should be screened in anyway.

Sure. I would just suggest if there's, you know, there's an option to do something a little different, let's look at that if we could. All right, commissioners, uh, if we have any other public comment, make sure we don't skip anyone. If not, um, there's no more comments from commissioners. Do you guys want to do the variances with one vote seeing how two of them have been resolved or do you want to separate the the parking requirement from the orientation? Let's do them together. Sounds good. So, this will be a call for the vote for the variances.

And then just to note that B and C have been taken care of and eliminated. So, uh for B25116, it's just A. Thank you. The variances are reproved 7 to zero. We also uh need to have a motion subject staff comments regarding the large scale. Motion subject to staff comments. Second.

Thank you. That also passes 70. Next is L25-35 Collins Hangers. This is presented by Bryley Rogers and Billy Collins Terrairma LLC. Hi, good evening. I'm Billy Collins with Terrairma. We're proposing the construction of a few hangers on the southwest corner of the Springdale Airport. Thank you. Staff comments

for planning. Um the landscaping fee shall be paid for hangers B1 through B4 prior to the certificate of occupancy issuance. We'll work with James Smith on that. Um and we need to show and label all the existing easements with their recording information and label proposed easements as proposed. Uh label the existing fences and proposed fences provide fence gate and mang details. All exterior mechanical equipment including roof mounted equipment must be screened from view from surrounding exterior properties with similar building materials. Provide colored elevations once those colors and materials are chosen. Provide a lighting plan and the obstruction lights are required. Show how the parking areas will be lit. Label the existing light poles as existing and any proposed as proposed. Show the location and dimensions and label the uh landscape beds on the area or on the uh civil plans, please. for engineering. I just wanted to check and see since there are five hangers here, are you guys intending to phase this development or are we going to come and walk five hangers at once? Are you going to want to get CFO on each one individually?

Um, it'll they may be within a week or four weeks of each other just depending on how construction flows, but Okay. So, everything's going to be worked on consecutively. Okay. Just wanted to check that we didn't need to talk about a phasing plan tonight. Any public comments regarding this commissioners? Any comments? If none, this is a motion subject to staff comments. Motion subject to staff comments. Second. Thank you.

That passes 70. Next up is farmbased code. First item is FB25-13 Housing Authority of the City of Springdale, Arkansas, asking to reszone from NR-1 to NC2 presented by ESI. Hello, Josh Haley with ESI. Uh asking for this to get reszoned to um NC2 from NC1. Um the formbbased code is changing to where NC1 isn't or NR1 is not going to be around and then it's it's going to be whatever uh the conversion is. and happy to answer any questions on this. Thank you. Staff comments.

Staff recommends approving the request to allow greater flexibility and density while maintaining the neighborhood's established character. Um, if you'll remember our recent southeast downtown housing study, it showed that this this area in particular can absorb substantial new housing and transition into a walkable mixed income district. Um because there's much more demand for housing, especially for local workers, and the market can currently supply, this area will need a mix of higher density homes, missing middle options, and shared parking solutions to create a more affordable choices and support the neighborhood's future growth. Um and I'll comment on a note that that Josh mentioned. um as we do a form-based code update in the next month or two that we bring forth, we have identified NR1 um as potentially changing and we actually recommended that this area with the study go to NC2 um to allow for development just like this. Um and this is the spring the the housing authority, the city of Springdale that um is requesting this to go to not NC1 but NC2 to allow for this residential housing.

Thank you. Any public comments regarding this request? Commissioners, if none, this will be called for the vote. Call for the vote. Thank you. That passes 70. Staff will prepare ordinance that goes to council next Tuesday for this. Next up is FB25-14, Hoser Family Revocable Living Trust. request is to reszone from SL2 to NR1 presented by Jake Chavis.

Uh good evening. I'm Jake Chavis with Odyssey Engineering uh representing the property owners. If you remember, we brought this property back in October uh to be what we thought would be the highest and best use of the land as as an MF zoning. Um the feedback we got from planning commission um was that probably needed to be some s type of seed district zoning. Um so that's what we're we're here asking for tonight. Thank you. staff comments.

Um, and I'll start by saying we got um an email, an opposition letter uh to uh late this afternoon. So, I think we printed a hard copy for everyone. We need to get one to Mr. System if we didn't um to make sure. So, we can either read that aloud or just have that put into um the record for that email. Um and for this request, the reasoning request is in keeping with the following goals and policies of the comprehensive land use plan and is recommended for approval. To allow an increase to medium or highdensity residential land um when value prevents economical development of low density residential and multif family housing should be developed at a density and scale that is compatible with the surrounding neighborhoods and available utilities and roadway capacity.

Thank you. Any public comments regarding this request? You would please come to the mic and state your name and address. Good evening. My name is Alistair Wednesday. I am here to on the behalf of Abriel Guerrera. I'm reading a letter of hers and for her families who reside at 521 Mil Street as well as 519 Mil Street as they are unable to attend today but still would like their voices to be heard. We stand firm on what I said last time. This is not a good idea at all. Traffic is horrible. Buses, trailers, and traffic that is now coming in waves on such a small street. We do not want it to be worse. That space is too small for having many new people live there. It is already there are already many many apartments in the downtown Springdale area and many more are currently in construction. New construction would also ruin not just the piece of this historic street but would also cause much trouble with traffic already occurring for us to even enter our property or to park and leave. It can take us up to four minutes to wait on traffic and even more depending on the time of day. Water pressure is also a major issue. She also wants to write that she's not opposed to change, but the change here is not un is not only unwanted, but will also be detrimental to the street and uh to the people of that street. Thank you.

Thank you. Jeff Bowen, 604 Mil Street. I really just was wanting some clarification. And I know it's seed district NR1 and I got on the website and even called the city for an explanation, but really I it seemed uh pretty vague and I'm wondering what all can be built here or what is proposed to be built. Sure. Would you like to speak to that?

Yeah. So, RC seed, it's the Springdale Elective Enhancement District, and we have it um over the Mill Street area and then down south near PAL 2, north and south of our downtown uh boundary. And it allows people in that seed district to opt in or request a zoning of our formbbased code of our downtown district. Our formbbased code is more about um the form and the character of of the look than the use um for a downtown. But for NR1, uh it's it's residential single family homes. I have to look it up. Duplexes, um, rear garage and single family dwelling, single family bungalow, duplex, uh, duplex bungalow and rear garage. So, this is this is one where uh you can be a little bit more creative than maybe our our our standard um zoning districts, but you're not going to get a large apartment complex here because it wouldn't even be permitted by right within R1. So, how many units are proposed to be built in here? How many

it it depends. It depends what they can do with the site. So, we have to take respect into that. There's a good amount of flood plane on here. Um, but it also fronts the greenway. So, this could potentially be an opportunity for a a trailor oriented development. Um, we we would we would support that. So, it depends. They would and also anyone that brings a development forth has to address um street improvements and do their share. Um, so they would what they could fit into a development by still respecting all departments, building codes, fire codes, and and and zoning regulations.

I just I guess I don't understand the you know, you ask for the reszoning and it seems like it's pretty uh you know, they gives them a pretty wide birth and then they after they get the re get it reszoned then they come back and then tell you what they want to do. So it seems backwards to me I guess. uh you know what I'm saying? Well, you can't build you can't build on something that's not zoned for that type of building. Uh to her point,

so the last time this was presented to the commission, we were concerned about the the look, the style. We wanted to make sure it was made sense for that area. And so we encouraged the developer to come with a seat so we have more control over what the final product appears to look like, not so much how many bedrooms are on a square foot. So, that was a concern that we had. That was a concern that most of the people that objected that night had was just the the style of it not want to diminish some of the nicer loan uh homes that have been there quite some time. And so, by them, you know, coming back with this particular request, that's kind of what they're saying is we're going to make sure we're going to work with make sure this fits into the to the area while also providing housing, which we need everywhere in Northwest Arkansas. I guess the what I got out of the last meeting was, you know, basically the people including myself were just uh objecting to the number of people. You know, it's very busy down there right next to Huntsville Street. So, you know, I mean, I could see two families going in there, but 10, you know, it seems like it would just add to the problem of uh all the traffic down there.

Sure. So, that's my two cents. Thank you. Thank you.

Yeah, Randy Cook, 100 roads. Uh I'm kind of just reiterating the same thing that that's a historical area up there. That's a nice 1924 Craftsman right next door. Roads Avenue, I'm sure you guys know, back up every week to Mill Street, sometimes on to Mil Street. So, we might want to look at finding another way to get the trucks to the juice plant if you can. And everything north is early 1900s craftsman that are all being fixed up. So, we're kind of concerned with what the flavor is since that is on the greenway and like the entrance to Springdale for the bikers. Uh, so everything out there has been there a while. The sidewalk's been there, I think, since 1910, as far as anybody could tell. We had a lady pushing a carriage and her boy said, "I want to take the rough sidewalk. It's all fragmented." So, we've got to watch out for the traffic. We've got to watch out for the flood plane. And it's an opportunity, it seems like, like Sharon was saying, to do something bike trail,

right? Uh some sort of a trail head or something because the only place you can build, you're going to take out the timber that's on there. So, we we're kind of wanting to know what is going in there. It's very broad, it seems like. Yeah. But right now, that's not what we're talking about tonight. We're just looking at reszone uh tonight. So, we don't know what's going in there cuz Yeah, we don't know either. That's why they haven't presented to us yet. So, we're trying to understand what can be built there, and that's what we're looking at tonight. Okay.

But it it would be limited to if if this passed, it would be limited to a single family home or duplexes, but the amount that they could fit there uh would be would be more. The density could potentially be higher, but they would still be limited to those categories. Duplex, single family home, detached rear garage with an apartment above. So, so it is fairly limited. Um, but you can get creative with that with the land and and I think that Mil Street I think um Keith is on our active transportation committee and Mil Street has come up a number of times. They have brought forth the lack of pedestrian connections, sidewalks. Um, so so I know that that is I don't know the current status of the discussion, but I know it's on the city's radar. I've had a CI stick in my yard for like two years. I don't know what it's for, but I suppose somebody's going to do something there.

Don't lose that. Okay. Yeah, I know where it is. I mowed over it for the last couple summers. Okay, thanks. Thank you. Uh, Ray High 615 mil. I'm kind of like everybody else. My worry big time is traffic. I mean, it's kind of a rat race out there at certain times of the day, especially with the big truck stuff going on. And then again, like Mr. Bowen was saying, not really knowing what's going to happen there kind of makes you a little antsy, you know, as to how many sure units, how many people, you know, if it's a bungalow with a garage and one person's living in it,

there's one car, you know, it's just it's the amount of traffic more than anything that concerns me. And like the man was saying about the older houses, my house has a 1938 penny finished into the garage floor when that house was built and I'd hate to see it ruined by apartment style living moving in there. I would too.

And yeah, good for you. And then as the sidewalk, since we're talking about it, it would be kind of nice to have that there. And then when you come down through there, put some speed tables, you know, up and down through there. Cuz we got some people come up from Huntsville, they're Mario Andredy. The guys coming from the other way are Daddy Don Garlets. You know, they drag this way and then speed race back up through there. So, it would be nice to improve that to where people watched it a little bit better.

And Sharon, this would be a development plan that they would then bring forward. So, it's not like this reszone passes and then you guys never hear ever again. You know, there would be notification when that when that does get submitted so you guys could have a view on it. And the good news is they would be required to put in a new sidewalk on Mil Street when we fixed that sidewalk from Huntsville up to roads. That's very nice, but it just stopped there. I completely agree with you. We need to do some work over there. give up any of my front yard, but it would be nice to be clean that up to where it didn't look and act like a racetrack, you know, sometimes. But traffic's the main thing. Thank you, sir. Appreciate it.

Sharon, I know she's getting ready to say something, but real quick, is there any I know there's a lot of factors that go into this, but I know everybody's curious, and I would be, too. based on the C district, is there anything that says you can't have more than X density or is there any way to kind of quantify to them what worst case, not worst case scenario, but the most I know you said there's a flood plane in a lot of factors, but it's 1.7 acres or one and a half acres. So, at most you could do X

um potentially if the engineer identified potentially the buildable ones. Um, and I'm not sure when it comes to the um the potential to build in some of that flood plane area. Um, so I I I don't know off the top of my head, but but right now with an acre and a half and being SF2, I mean, they could put a number of single family homes um in there right now by right. Um, but the I I don't know. I don't have a great answer for you. Too many factors. Yes, ma'am. I live at 626 Mil Street, which is just down the street from Mr. Mr. Boeing. What's your name? So, I'm on the same side and I have the same issue. What's your name? I'm sorry. Over 20 years. Um, I live in the Habitat house that's on that street. Will you state your name for me?

Karen Peterson. I'm sorry. Thank you.

And so, I have the same issue with the traffic coming in where that is situated. The trucks for the plant come down that road and they turn. I don't remember the name of the street, but it's just going to generate more traffic. people that live on those um there's some houses or apartments, I don't know what they are, across the street from there and they have people that drop off friends or whatever and they park right there in front. And so I have the same issue. I have to back into my driveway just so that I can get out. And so I don't want a duplex, triplex, or any kind of plex. I know that the owner, the one that owned it before, I think it might have been sold two times now, but she had a house on that property. who lived next door to me, but she had a house on that property and then whoever bought it tore it down. But one house is fine, but duplex, triplex, anything like that that's going to generate I understand the housing situation, but that neighborhood, like the other gentleman said, that's not the type of neighborhood that we have or that we want.

Thank you. And I'll mention that a triplex would not be allowed today and would also not be allowed in an NR1. Hi, my name is Maria Gara and my sister actually was able to write in the letter, but we were able to make it with my dad and my sister. Um, I think we kind of voice the same concerns as our neighbors um in regards to, you know, traffic and safety and we own both the houses right across the street from where this would all take place. So, privacy is a concern. um and just the neighborhood fit of what would be there if there are a lot of you know multifamily homes. Thank you.

Thank you. Anyone else?

State your name and address, please. Alisa Snow. When you get to the mic. Oh, sorry.

That's okay. Alisa Snow 804 mill. And mainly I have questions. If they if this is approved and they build some kind of apartment issue in there, will it look like the rest of the homes on the street? Are they going to put a brick block there? That's my question. It would not It would stand out like y'all know what I'm saying. I mean the we have the two complexes that are for the elderly that are on the street. They're lovely and they keep them up and they're nice which the sidewalks mayor the elderly walk on those and one broke her ankle on it walking on that sidewalk. So anyway, um my question, it's just a question. It's not a complaint. If this is approved and they do put that in there, is there any possible way they could make it complementaryary to the neighborhood? I guess is there any kind of ordinance or

you you teed me up for the best question ever. Um that is actually the purpose of our form-based code and the seed district. It focuses on on literally the form, what it looks like and the characteristics of how it fits into a neighborhood, right? Because building a good future for Springdale involves honoring the past, right? I don't think nobody wants to to disrupt a historic neighborhood, but part of that form-based code is that it has to complement the characteristics of that, right? So, we don't allow vinyl sighting and we have certain architectural requirements um that actually go into it. Well, that was my main concern and the traffic is terrible over Sure. Thank you. And the water pressure. I think your other question you said apartment, they won't they won't be apartments,

whatever that's going to be there. Um that's I think that's most everybody's concern that they're put a big brick block with a you know little well that's why and the that's why this commission voted against the first request. That's why we asked them to come back with this type of zoning so we could have some understanding what they're going to look like. I don't think anybody is opposed to something going in there. It's what's going to understood. Yeah. Thank you. Okay. Thank you commissioners. Any comments? If none, this will be call for the vote. Call for the vote. Thank you.

That passes 70. Thank you for bringing this back like we requested.

Jake, we're going to staff is going to bring an ordinance next Tuesday to city council on December 9th. Um 6 pm. You don't have to be there, but recommended in case they have questions. Thank you. Next up is FB25-15 Hutton Northwest Arkansas office presented by Andrew Bone. I guess no one wanted to stay and hear me talk. Good evening. My name is Andrew Bow. Um, I'm here representing Hutton and um, we're here to talk about the uh, the property 101 West Johnson suite A and the requestes for deviation from section 429 for a proposed storefront um, frontage type.

Thank you. Any staff comments? Um, I will mention that this is part of uh, the process of the formbbased code. Right now there's no they're not allowed to encroach in the ride ofway. So they're having to seek a deviation. Um but this use um it has been previous ones we've approved for this for um c can you tell us about what all what all is planned describe?

Yeah so uh Hutton is a design architectural and building company and uh our intent is to come into the community and and engage in the community. I've been here for 20 years but the company is just being introduced here and uh and again we just want something there that makes people aware that we're there and help helps them feel invited to come into the space. It's not something we want to just be there and be separate, but we want people to be welcome to come into the into the space and use the space. Um on the front here, um there'll be some planters. There'll be some uh some seats and tables. Um we're going to uh change the lighting to 6 in um indirect and direct sconces that um that uh fit some of the spaces along there. And then of of course our main logo will be up there as well. And um and then we'll we'll we're changing the canopies a little bit. They're staying as as is, but we're changing the look of the existing um canopies. So,

thank you. Any public comments regarding this? Commissioners, any comments? If none, this is a call for the vote. Call for the vote. Thank you. That passes 70.

Thank you, Andrew. Next up is board of adjustment. First one is B25-109 Melinda and David Brown. Uh there are two variance requests. One is for reduction of front setback from 30 foot to 20 and then also a variance for increased front fence height from 3T to six. Presented by Melinda and David Brown. Okay, move on. Next up is B25-110 Marcy Marcel Estabbon. This is a variance for reduction in front setback from 30 foot to 15.

Um this is uh good evening first of all. Uh this is just a request for the uh for the reduction of front setback so that we can build I can build this uh um attach open carport in front of the existing garage and there is also an existing driveway. That's it. Thank you. Staff comments. I will note I I think originally you had submitted a couple different options for this one. just the A.

That's what I wanted to confirm that we were going with A um because that was the one that would be the most uh compliant with this. Any public comments regarding this request? Commissioners, any comments? If none, this is a call for the vote. Call for the vote. Thank you.

That passes 70. Thank you. Thank you. Next up is B25-11. Richard Koger. Variance for paving requirement presented by Richard Koger.

Uh yeah, Richard Koger. I was just here to ask if we could continue using the gravel at 1404 West Shady Grove Road. Uh there's that. Next to that is my store, Furnishings for Less, and we have 20 spots there. It's concrete already. Um, we ran into I mean a hundred things honestly during this remodel um that I had to do extra with the water line, the impact fees. I got hit by a tornado in Rogers. Long story short, I'm just trying to get the building open. Maybe uh I don't know if you guys give time on that thing, get the occupancy, then I'll pave it and also fix the pavement on my front store. You know, I wanted to do it. It's going to be cheaper if I do it all in one thing as well to fix them both. And I mean, it doesn't really affect anything. You know, we get five star reviews, thousands of them, so the community doesn't. But yeah,

staff comments. Do you know how many total parking spots that you need for just that individual business? Do we know that? Um, for the front store, it's 12,000 square feet total. So, I know this is the minimum here. 10 it looks like. And on the front store I have about 20 and I think it would probably require about 15 or so. So we have we have a few extra up front for sure. And if if the business next door there there is the option for a shared parking agreement that can be up to a certain percentage of what you're required to have for parking. Okay. Yeah. Because I rent the building behind it which I'm going to purchase and I own the front stores in the front of it already as well. So,

so you want to start operating, get a CFO and not pave that front area right there. Is that what I'm understanding? Yeah. At least some kind of delay on it just so I can get going. I mean, we had the impact fee. I had the electric was already ran from another house in the back. It's so complicated over there. No one knows where the utilities are. It's this whole ordeal, you know? So, it's just cost me a lot. It was a complicated uh property line adjustment. I'll give you that. It's been a hassle for me. I just want to sell furniture and I mean, I this is not what I want to do. Yeah, understood. Would you be open to a bill of assurance for 6 months? Give you time to get it open and then come back and if you haven't paid it, come back and tell us why you haven't and then we'll get it again.

Oh, okay. Well, I mean, I was trying to, you know, I have to finish the bathroom and put the ceiling up. I mean, I'm I'm close to having it minus the pavement. I could open by January. You know, my plan was to open, you know, about January and then we go through tax season. summertime gets here, it's easier to pay. If we have more cash, we do it in the summertime was my plan. Can can you explain that bill of insurance process?

Yeah. Um, bill of assurance can be proposed by this planning commission and you can set we we typically do 6 months, one year, two year. Um, and then whatever the agreement is, this one would be to pave x number of spots on his business and then we could potentially set a time limit and then staff um, draft up a bill of assurance, have them sign it, um, have it recorded and then we follow up and whatever that that time set is, 6 months, a year. Are you open to that? That gives you time to get open, get your money. So, I get occupancy and then I Well, yeah, I'm with that for sure. Okay. Yeah.

I did want to mention one other thing. It looked like these properties have just kind of the gravel has just kind of been creeping over the years. Um, and I I don't know that a drainage study has ever been done. So, I think when we get to paving and especially if you're going to pave the other gravel area, we're definitely going to need a drainage study to make sure that that pavement doesn't have any um adverse effects. Sure. Any public comments regarding this? Commissioners, you want to announce for a bill of insurance in six months? Is that what you want to vote on? Guess we'll put that in. We request a bill of insurance for 6 months or we'll get this paved or you'll tell us why you didn't. Yep. Gotcha.

Let's call for the vote. Call for the vote. Thank you.

A bill assurance passes 70. Uh, Mr. Koger, within the next week, staff is going to draft up that bill of assurance and we'll contact you and ask you to come in um and review and sign. Okay. Thank you. Next up is B25-112 Georgia's Inc., Kansas Street Plant. Couple of variances here. One for landscape requirements, one for minimum drive width for oneway traffic from 15t to 12. Presented by Sitewise Civil Engineering.

Evening. Nathan Street with Sitewise Civil. Uh yes, we're requesting a landscape variance due to the industrial nature of the facility and a reduction to a 12- foot wide drive because no parking is adjacent to this drive. Happy to answer any questions. Thank you. Staff comments.

I I guess I'll give a little bit of context. We have been looking into this area to try and improve traffic all together, especially um during shift change at the George's plant. So, this is going to allow for a lot smoother operation this area. And then I I think we've done some traffic studies to look at that intersection as well, but I don't know what the uh result of that was yet. Thank you, Katie. Any public comments regarding this request? Commissioners, any questions? What What will the entrance look like? So, we're cutting in a new entrance here. Is it just going to be fenced right up to the road or is there a way to put um Sorry to interrupt. No, no, no.

It's an exit only. As Katie was trying to say, um the facility has a major traffic congestion issue at shift change times and everybody is having to exit uh to back us down Kansas Street. And so I've been told that employees are waiting up to 45 minutes to to leave the facility. Uh, the intent is to provide this exit only drive to Pleasant Street to help alleviate some of that. And you had a question about the fencing. No, I'm just if if we're cutting this in, is it going to be marked or is it is there going to be I mean, if it's a new thing being cut in, is it there's an opportunity, I guess, for trees or something or is it just going to be This isn't there today, right?

Correct. It is not there. So, I guess it'll have to be marked in some way of is there signage or anything going there? Signage. There's do not enter signage on Pleasant Street. There's exit only signage interior of the parking lot to help direct the traffic. This is essentially just a back door to get out of this facility. Yes, sir. Not going on Thompson. Way to put it. Yeah, sure. Is it going to be gated at all or will this be just an open access to the parking lot? Okay. Uh the security fencing is on the opposite side of the drive to keep the facility safe. The parking lot is still open to the employees. Bear, do you have a comment? State your name and address.

I don't know if I'll ought to give my address. Uh I and I probably don't have much to add, but since Katie brought it up, I just wanted to give you a little background in that uh we've been working with Georgees on this project because they were having trouble during shift change. the their current entrance and exit there is is pretty close. It's it's really not far from Thompson. And this would allow I think I think if I'm remembering right, the trucks will continue to exit. Truck traffic will continue to exit where they exit now in your current entrance. And this will be for their shift change to help get get their their workers out of their parking lot. And they'll come in on Pleasant. They will then turn and and this will connect to Pleasant so that they can uh enter back us at Pleasant. And we're doing work right now. I know engineering is doing work evaluating what that intersection needs to look like, whether it's a a roundabout or a you know small roundabout or a traffic light or signal or whatever it's going to be. And we don't have those answers yet. But uh but we're basically directing that we're moving that traffic further away from Thompson. and it'll be uh it'll be a better situation for for Georgees and for and for the uh traffic at large, public at large. So, I just wanted to give that little bit of set. Thank you.

So, be call for the vote. Call for the vote.

Thank you. Passes 70. Thank you, sir. Next up is B25-113 Mil Creek Nursing Facility. This is a variance request for additional monument sign presented by Paul Gibbertson. Good evening, Paul Gverson, recommending Construction. Hopefully, this will be a pretty easy one. We're asking for another monument sign. Um 48th Street is pretty constrained. Our facility is offset to the west. As you come south, there's a hill and then south of the entrance, there's a lot of vegetation. Um, it's a 24/7 facility, so we have a lot of vendors, visitors, EMS, all that coming in and out, and it's hard to pick that up with the speed um coming up and down. So, we think these two signs offset to catch the north southbound traffic. Um, the lighting is going to be groundbased, pretty soft, but I I think it'll enhance safety for and uh visibility to enter this facility.

So, you have the one, you're asking for the second. Is that what we're doing here? That's correct. Yes, sir. Basically to catch either traffic going north or south is the primary purpose. Correct. Yeah. I drive in on the street all the building looks great by the way. You did a really good job. We're going to have first quarter we'll have the open house. You're all invited. Uh any public comment regarding this request? Commissioners, any questions? If none, this is a call for the vote. Call for the vote.

Thank you. That passes 70. Look forward to that being open for the city of Springdale. Thank you. Uh next up is waivers. Uh we have a waiver request W25-46 Pinkleaf Farms Incorporated. Uh asking to wave subdivision requirements presented by Ciderfield Land Surveyors.

Uh Dana Rosen with Ciderfield Land Surveyors. We're requesting a waiver to uh to allow the use of the water and sewer that's across the road on down south down instead of having to have some constructed. And just a little background, we have an informal plat, so a lot split. Um there it is a picture of it under review right now at the administrative level, but whenever you you subdivide and you split off a new lot, it's a requirement to bring utilities there. um they're across the street and this I I don't I'm not sure if if there are plans for this, but basically they're asking to wave that requirement to have to bring water and sewer to allow this lot split to go through. Yes. Is the intent to sell this to the developer to include the Supreme Court is trying to sell that

to the development. Yes. Yeah. And so he's assuming that they'll bring water to this property. Yes. Understood. Any public comment regarding this commissioners? Any questions or comments? If none, this is a motion to forward to city council with recommendation to deny or approve this waiver request. Motion to forward to city council with a recommendation to approve the request. Second. Thank you.

Your request will be forward to city council with the recommendation to approve this waiver. Thank you. Thank you. And it's going to go to city council next Tuesday on the 9th. Um, you're not required to be there, but encouraged in case they're questions. Thank you. All of our next items are all extension requests. Um, A through E here and they're all first time extensions. Does anybody at the commission have an issue with extending these for another year to be developed? And that they're only allowed one extension. So once we approve a large scale, it then sets a clock for one year to basically start the project. Um, so all of these are coming up on that one-year expiration and they're allowed one extension request for one additional year to get started.

Okay, that's the first part. Second part, can we get this where we vote one time or are we going to do it multiple times? Well, you whatever you guys can we uh can I call for the vote on all five for the first vote? Yes. That passes 70. So, per Chris, all these have been approved for extension. Thank you, sir. I thought we were going to have Josh come up and explain each one individually to us and give a recap. Uh, got out of that. Josh, you can go home early tonight.

Next up is planning director's report. All right, last planning commission meeting of the year. Couple updates. Um, right now we're hiring. We're hiring for a planning technician. So, that job um is open. We're getting a handful of applicants. Um, and that is because Jenny Neil right here has been promoted to planner, too. Uh, welld deserved. Um, for our upcoming work session, so the one on the 18th, I think you got a flyer as well um for a holiday dinner. And then the J January planning commission uh work session will be on the 20th. Um and we're going to get into some of the future land use planning um and dig into to some of that for the unified development code. Um for the unified development code and land use plan, we start uh discussions with Garver this week. So we're very excited to have an update for you at the beginning of the year. Uh we recently had ULI uh place summit. Um thank you to a couple commissioners um who were there and as well as city councilman who was there. Um I think most of the planning staff got to attend. It was informative. Um so thank you. And to that end, I think that Springdale was the best represented at the place Summit.

I agree. I agree. Um I have a list of some of the projects that were granted CFO that Sarah cleared um on inspections this month. Color Creek Apartments. Um, one of their phases, uh, the the school district's industrial art remodel, uh, the old lock building there, um, on 71. Uh, the Sherwin Williams on Butterfield Coach, uh, phase two of Trails at the Crossing, that's over there in the southwest overlay area. Um, and phase two of Piney Treatment Facility, that's out on um 412 East on Robinson. And then I provided a list of um all all of our council items and what the result was. Uh there was one waiver that you guys recommended for approval that was withdrawn uh for Maple Avenue. Uh the reasonzoning property, the 702 Southwest End, um that was asking to go back to SF2. There's now open litigation. So after that is done and settled and resolved, they will bring a request back to planning commission if they seek that. Uh there was a waiver for Trade Pro on Oak Grove Road that was denied. Um, and for Paramount Metals, they had a waiver of of uh street improvements on Old Wire Road, and council has asked that the engineering department go back and look at the potential of uh if the topography would allow for a sidewalk and what that would look like. Um, so thank you all for wrapping up the year. I look forward to seeing everybody um on the 18th. Okay.

Thank you, Sharon. Uh wanted to just say personally thank you all for serving city of Springdale in 2025. Uh appreciate your efforts and look forward to 2026.