Planning Commission - Regular Meeting

Uh, I guess we can stand and pledge allegiance. I aliance to the flag of the United States of America, to the republic for which it stands, one nation under God, indivisible, with liberty and justice for all. I move that we approve the agenda. Second. Oh, agenda's approved. Um, we have minutes three. We have minutes in favor. All in favor? All in favor? I that has go ahead. Minutes are not complete yet. We're going to bring the next one. Okay. Okay. So, we will move on to item two uh which is the uh CX25.04.01 outdoor storage. Katie King, senior planning technician, has the full right. So, this is TX250401 where staff is proposing um updates to the outdoor storage requirements in multiple ordinances in the development ordinance. Um the main goals of this text amendment are to improve the overall appearance of industrial business areas like Union West Business Park. And um the reason for this request is that we have seen a lot of an increase of business requests for outdoor storage and we've also seen some issues with existing outdoor storage areas um affecting the neighboring properties. Um, some of our previous conditional zoning requests recently have also been

due to the fact that they wanted outdoor storage on a lot size that didn't allow it. Um, because our current ordinance only allows outdoor storage on lots that are 5 acres or more unless it's an industrial property that requires it to be 3 acres or more. And we are proposing to eliminate that minimum lot size for outdoor storage and instead restrict where it's allowed um and only state certain zoning districts that they can put that in. Okay. And this is to help prevent the impact on residential areas. Um, in my research of surrounding municipalities like Indian Trail, Waxaw, and Matthews, none of those um, towns also have minimum lot sizes for outdoor storage. And so this would make us consistent with the surrounding jurisdictions. And then before I get into anything else, I just want to state that this does not affect existing outdoor storage areas, only new um future areas. And existing outdoor storage would only have to come into compliance with these standards if they increase the outdoor storage area that they already have. All right. So, article uh 2.10-7 10-7 uh lists the structures and uses limited in yards. And this now qualifies that goods, materials, and equipment are all considered outdoor storage. Um and then we also created a definition for outdoor storage because our current ordinance is um lacking a definition. And this also states a time period of three or more days that would be considered outdoor

storage. Um, article 10.1-36 lists the general standards for outdoor storage. Um, this specifies that we are limiting all outdoor storage to the listed zoning districts. Um, it'll be prohibited in any other zoning district. And I'll show you the different uses on the use table at the end of the presentation. And then part C is where the majority of the updates of this ordinance are. Um, we now require that all outdoor storage must go through a minor site development plan review um, with staff. So that way staff can approve of the location, screening, and the use of outdoor storage. We also limit outdoor storage to the rear yard with the exception that it can be in the sideyard if it's completely covered by the principal structure canopy or a shade canopy. And we limit the height to 12 feet. Um, outdoor storage also must be screened by an opaque fence or wall of at least 6 ft in height and a chain link fence does not meet this requirement. And a buffer yard will be required on the outside of this fence or wall. Um, a type D buffer is required for all outdoor storage which is a minimum of 5T. And then if the property abuts a residential property um a type A buffer will be required which is a minimum of 40 feet which is the maximum screening um which will help protect residential uses. And article 10.1-4 um lists the additional standards for automobile boat and equipment repair

services. This has just been updated to show um reflect the updates to the previous ordinance for outdoor storage. And the only difference for these is that we are allowing semi-truckss to be stored um with a maximum height of 15 ft because they the like average size of a semi-truck exceeds the minimum of 12 feet that the rest of the ordinance requires. and article 7.7-2. Um, the only change to that is just to state that outdoor storage is now required to go through the minor site development plan review process. And then in the use table, um, basically all of the commercial and industrial districts are where outdoor storage is going to be allowed. Um, and all of those uses are highlighted in yellow. And then anything from agriculture to mixed use 2 is going to be restricted. And all of those uses have been highlighted in red with a strike through. Um, and I can go over any of those in detail if you guys would like. What were the areas highlighted in gray? Those would be affected by new changes. The gray, you mean these over here? Yeah, those were already like that. That just shows a specific section of the use table. So like those are all adult uses and we have other ones um like these are all office uses. Okay. Um but overall staff does recommend approval of TX250401 to improve the overall appearance of outdoor storage um areas and ensure that we're protecting residential properties as well. How would this work for like a a golf course that stores like sand for its bunkers and it's in a parking lot that

is on a on a main street that people would drive by and see? And if they just leave it currently in piles in the parking lot, how does that impact that? Um, so if it's an existing business, it wouldn't affect it at all unless they changed the um size of their outdoor storage. But in like for a future business, they would have to follow these requirements, meaning that they would need to put up some type of fencing where they um would store the sand for the golf course. And um they would not be allowed to put it in a parking lot. Uh because right here we've got that no parking spaces shall be used for outdoor storage purposes. So any I think you said this too, any existing property is grandfathered in. This is just for anything that's new, correct? Okay, Katie on A, um, all those zoning codes are non-residential codes, correct? Um, for this one here, the red part of A. Okay. Yes, those are all commercial and indust. So in B where it has the exclusions, what is it talking to about when it refers to a resident? Would that be a tenant of the business or is that red or is that not necessary because it's only affecting non-residential zoning? Um, it could aer refer to a tenant or if a um if occupant like a resident left their vehicle at the business. Um, but what is a resident if it's not if it's not a residential area? Um, probably just a like a resident of the town or a citizen of the town. Okay. Is your question to say if someone lives in South Carolina but they work in stallings? No. Because I think it would refer to like to me that makes it would apply to like if there had previously been a residential

area included in the exceptions because you're not going to no one's going to live at the business. I think they mean like it I think she's right. The way I'm looking at it is that it the licensed motor vehicle titled to a resident and or occupant of the property. So let me clarify say let's say a business has outdoor storage but they have licensed motor vehicles associated with that business. Yeah. Those specific vehicles are going to be excluded from I understand that. I would just like what is the difference between resident and occupant? I it's probably just a like I didn't know if we needed to strike resident off of this since it doesn't apply to residential zoning. Well, what if the but what if the Well, I I I guess I mean I could see where they were talking about if you the person used the car for the business and left their personal car there. Maybe I mean I don't I think the resident portion is still referring to just the occup vehicles associated with the business. You want to make that recommendation whatever would make it more clear. I just, you know, while we're doing amendments to make it more clear, did we, you know, would that be technically, you know, could that come up as a point of contention or something? Cuz didn't we run into this with that issue a few months back where the people had rented their property, moved to South Carolina, run into a guy who was doing a car repair business at night illegally. He had like 12 cars there and that were being stored more than two or three days while he was working on or painting them. That one's a little bit different just because we don't allow automotive repair as a home occupation. Right. I understand that. But I think that could apply to this as

if someone uses a commercial property. Okay. Okay. Can you explain again what is changing with uh uh semitrs? Yes. Um, so basically all other outdoor storage is limited to a height of 12 feet, but the average height of a semi-truck or some other type of like work vehicle is usually above 12 feet. And we have lots of properties that already have semi-truckss um stored as outdoor storage on their lots. And so we're trying to make the least amount of non-conformities as possible with this amendment. And so we added that 15 feet as maximum height for those to make sure that um semi-truckss could still be used um under the outdoor storage umbrella. Is that saying like a covering above the truck or just that the height that's the height of the vehicle? Yeah. The height of the vehicle can't exceed the 15 ft. Yeah. So I think most semi-truckss are like 13t 6 in. Yeah. Yeah. Yeah. So would that also like allow for like a piece of heavy equipment like a large excavator for a landscaping company? I mean, where would they store that? Like if it was over 12 feet? Yes. So, um, any type of equipment as long as, um, they're not using that equipment on the site because the outdoor storage is just to store the vehicles. Okay. Um, they could park it there as long as it was under that 15 ft. Any other questions? Motion. Yep. I'll uh make a motion to uh approve the request as presented for TX25.04.01 outdoor storage.

I will second. All in favor? I I I need to do statement of consistency and reasonleness. That another that's another motion all right. So, I'll uh I'll also like to make a motion to find that uh TX25.04.01 outdoor storage uh is both consistent and reasonable. I'll second. Okay. All in favor? I I Sounds good. Next on the agenda, uh, agenda item number three, um, overview of destination stallings and that is presented by Mr. Max. Yes. Hey. Um, so I know I presented to planning board a few months ago, but we have a lot of new members on planning board. And, um, in 2023, I want to give a brief overview. We received a grant um for $100,000 with a 25% match. So $125,000. The town um had to pay $25,000 to get that grant. Um but um it covered updates in transportation related to the Silverline project so that we could update our small area plan, we could update our comprehensive land use plan and incorporate a TOD overlay which is a transportationoriented development overlay into our development ordinance for to guide development. Um, so that grant period is coming to a close and we uh I talked to our language attorney about bringing that back to council for approval and he just said that since we have new plan members and we didn't receive a formal recommendation as well last

time. What I'm requesting tonight is a formal recommendation from council for this plan, but I know that it's new to a lot of the members, so I wanted to briefly go over it as well. Um what's for this plan though I'm only recommend requesting recommendation for the comprehensive laning plan update um and the small area plan update the comp a comprehensive laning plans a vision and guide for the next 25 years for the town of stallings the last time we have we adopted one it was this one was in 2017 by state statute we have to keep it up to date um re reasonably in a reasonable time frame and that reasonable time frame is historically 10 years and we're getting close to that mark. Um so this update would meet that state statute. Additionally, the small area plan that we adopted in 2017 for the independence corridor um did not incorporate the atrium hospital and it didn't incorporate the silver line at the time. So that's what the update for the small area plan does include. Um so let me Yes. So I included the presentation that was presented to council in December from Bolton and Mink, which is our consultant that we used for the small area plan and comprehensive lanings plan and to overlay. Uh so I'll just call it a Silverline plan update. Um and I I briefly wanted to go over just the location of the Silver Line. Again, it's along Independence Corridor. Um and there are it's a it's an extension from the 29 mile light rail corridor. Um, excuse me. Um, stretching from Charlotte. Um, and right now there is a Meccur County is pursuing a state legislative update to place a 1 cent local sales tax referendum on the 2025 ballot. So, it's still in

uh content in ination. Consideration. I'm like trying to think of the word. Thank you. So, a lot of people think that the red line has killed the silver line, but it's still under consideration right now. I know that um one of the Meckllinmberg County representatives for Matthews brought up that and I read some articles last week on uh the Silverline project. So, is that dead dead? It's not not currently. Can I ask a question? Yeah, of course. Do they have somebody in um Raleigh and possibly Washington lobbying? I mean, because I know they have people for the red line. So, I'm I haven't spoken to any representatives on the Silver Line yet, but um I will talk to our consultant to find that information out for the council meeting. We need to kind of get I mean get our district guys involved, state guys involved. Yeah, from what I've read, there is a lobbyist in the state capital. I don't know about Washington, though. Yeah, I know there is one for the red line. I don't know if he's t they had talked about the silver line, but a really good thing to have would be hopefully an adopted plan to incorporate the silver line so that we could lobby it. So I our period for our grant um ends at the end of June June, so July 1st this year. So I need to have a decision. It doesn't have to be adopted, but I would say we need to have a decision because we need to figure out if we're going to move forward, if we're going to do any edits. Um and if these things are not adop like amended, we need to figure out ways to incorporate these amendments in the future. Comprehensive land use plans are not cheap and we're required to keep them updated by state statute. The 2020 2017 2017 comprehensive lings plan was $100,000. So I'm thinking upwards to $150 $200,000 in today's money or 2027 money if we have to update it in 2027. This is buying us more time to figure out plans uh for the future. Um this update. Can you share Max, you make it look very simple with your presentation.

Where does $100,000 go in preparing this plan? Well, so the consultant I was I personally have not done a comprehensive laneous plan from start to finish as a director, but I was involved in the previous one. Um it takes a lot of u metric we do they do a lot of metric um testing. So data collecting, public outreach. Um the consultants are really expensive to create and draft these plans. So they do a lot of renderings. Oh, renderings for some reason cost like upwards of like 10 $15,000 per rendering. They also use they also have like uh volunteer people from Stallings to um lend their views I guess so that they can at least and then they try to they try to have like outreach meetings. So you were on board during the conference process. Yeah. But then but uh they try to get all the you know just regular residents and they don't you don't have to be you know on the involved in the government. They just go out to get people and their views where they want to see what they want to what kind of a town they want to live in. They give all that information and they you know take that along with the statistical and other information that they get from um you know census and that kind of stuff. Yeah. Um, back in 2016, we did a a large study for the the most recent comprehensive lanes plan. Um, we put signs out in front of all the neighborhoods and it did include plans for a new ordinance in different um, slides and everything. So, we did put those signs out um, and showed us showed the plans for how the town was going to progress with the small area plans and the to overlay stallings development ordinance, excuse me. Um, but that was back in 2016 and we have a lot of new residents. You know, I was only here for a few months

when we did that when I was starting my career. So, a lot of that information is very vague to me. Um, so I have to call my old planning director and uh ask her what was the process and things like that. Um, that was done for this comprehensive planning plan. But um there are a lot of things that go into it and I would assure I would let you know that before we ask council for that money I'll bring it to planning board and let you know here here's our parameters and ask for recommendation for a new comprehensive wings plan. Does that help? Yes. Thank you. Okay. Um but I'm not at the point yet. Excuse me. Um but I am here. I wanted to show you the lo location of the study area that we looked at. Additionally, I there's a bunch of scope and uh we did public outreach. Uh we did uh surveys, questionnaires. Um we put it online and we also presented the new plan at the Stallings Fest as well. Um and then we had presented it to Atrium Hospital and NC DOT last year before we presented it to council. Um so this is the main study area. Um this one just kind of goes over the comprehensive land use plan types that we updated. We updated the whole entire area to make it walkable activity center which uh incorporates a mixeduse type of uh future lane use category. Um I would say this is the yellow is the study area. If you can if you know the if you can orient yourself on stallings um this is our previous comprehensive lan use plan I mean excuse me small area plan I'm going to mix those words up tonight I apologize um this was adopted in 2017 and this is a great small area plan that brought the atrium hospital here and incorporated for the Monroe Expressway um but it doesn't account for the silver line and and it doesn't

account for a lot of the new neighborhoods like Bailey Mills Stone Creek and future expansion of the areas. Um, so we do have a new small area plan layout. It's it's really large, so it's going to be in two parts on the screen. Um, this is the new small area plan. It incorporates a large grid street network, the atrium hospital, uh, and the Silverline plans and all of our new neighborhoods. Um, it also incorporates future areas like I know um, a lot of people were concerned. Oh, before I say that, also it has 3D modelings of how what the plans could look like based on this is looking north to the expressway from the hospital on what that street grid network could look like. Um, a rendering of what it could look like on the street as well. And this is from north to south looking south. Um, and then this is the other half of the small area plan. Um, I wanted the consultant to look at Smith Farm and the only reason is we don't have a plan for uh the farm if a developer were to come in the future. Nothing's happening to the farm at the moment. We're not making any changes, but I did want to incorporate some sort of plan on if that the town had adopted in case a developer did come. Um, because I didn't want to go in blind with the developer and not have any adopted plan for that area. Um so it incorporates still agricultural uses and a lot of open space. I know it looks very dense but it is a mixeduse category to overlay and a walkable activity center and that meets all of our different future land use guide guidelines. Um and then the primary this this is the the main bulk the small area plan is the main bulk of the adoption. We also I also incorporated um a new future land use map which incorporates

this area as all walkable activity center uh um which is mixed use and then we updated the entire fe uh comprehensive landings plan and we updated I forgot to include in the email specifics pages that we updated but we updated eight pages to incorporate the uh new small area plan and not not reference the other old small area plan. That's the main updates. It also includes a bridge document. So, this is this entire document was in the the link and sorry if it uh the links are were hard to open. They take a long time to open. Um we just couldn't include it on the attachment in the email and also on the website's too large. Um so this whole bridge document would be adopted with the recommendation as well. um which is has contents for introduction to how we got here, the study process, um study area, and this also includes the small area plan and the comprehensive lings plan updates. So, I just I went through that really fast. So, I want to make sure you guys um you have any questions, I'm I'm here to answer any questions on the study. not in particular to this study, but in your memo, you did mention how recent state legislation will impact local municipalities. Yeah. And I was curious what impact you foresee that having here. Yeah. So, currently there's a a bill going through legislature to not allow towns to do uh downzoning. So, for example, a downzoning would be from commercial to residential. It wouldn't allow a town to do that voluntarily. It would have to be voluntarily uh by by a property owner would have to come to the town to do that. Why would they do that? Um it's just to limit town more government power on zoning. Um and the

TOD overlay that we drafted. We drafted an entire article 24. It's a brand new article. Um, I think I also included that back in November in an in an email for review, but I'm not bringing that here today because our land attorney said that that may be considered downzoning because we're limiting development opportunity on the parcels for the Silver Line. So, we're trying to get them uh developers to allocate that land and they won't be able to use those specific land for the Silver Line. Is this going to give developers a free reign? So, um there are different um things going on in that bill as well, and I'm not 100% ready to talk about it, but I do know downzoning's incorporated into that. And um developers are always bringing in house bills to limit government zoning powers. Um, I'm not saying this is going to be pass passed or not passed, but there's always something in legislature going through and our attorney advised us not to adopt something at the moment while that bill is in play. Um, because no legis legislature has not make it made a decision yet on the on that bill. Um, so as future uh planning board meetings, I'll probably end up bringing that back to you when if that bill is not passed. So, as I read it, the hypothetical would be like if you wanted to take something that was mixed and make it residential, you'd be downzoning it and you would need the consent of the property owner to do that. We couldn't just do it unilaterally as a body. Correct. So, um, for example, we wouldn't be able to do like, uh, a large mass reszoning, um, and down zone properties, but we could upz someone properties, right? But

that's contentious and it's I think that our lance attorney I argued in the opposite. I think we are technically upsetting these properties because we're making higher value and trying to market towards Silverline, but I'm not a lawyer. So, um there's different sides to every uh story. So, hopefully that was clear. Um sorry if I'm rambling about that. Um but um do you have any specific questions about the comprehensive lings plan update and the small area plan update? I'm trying to find where I read it earlier, but it it used the language as a town center for that area. Is that in addition to a town center like where we are right now or it would be an eitheror situation or both or So, I can't specifically remember exactly where that is, but it's it's trying to make I would say I I probably would want to change that language to make it more of a node. Okay. So more of a um mixed use silverline node for the town. So um in our current comprehensive lanes plan we use we use the node language and so the town center is a node then the independence corridor is a node the the school is a node um and the IDA corridor is a node. So this would be that's I think that's exactly what it's referring to just this area. I understand. I just didn't know if it was, you know, are we looking at moving to where that's going to be the heart of the town or is, you know, or is this or we just don't I don't believe that's the goal. That's not the goal. But we are trying to create more opportunities for that area. And I just didn't, you know, just concerned also maybe we're spreading our efforts so thin, you know, that things don't ever get done because we're doing little bits here and there instead of focusing on, you know, having one because I think a nice town center would be such a great thing for the town to have for its identity. And if we're, you

know, spreading our efforts all over the place, it would be it could make that budgetary, you know, of course, make it take longer to do. So, um I know definitely agree with you. I think a lot of our efforts do seem stretched thin, but I think um for this plan um the plan's so outdated that we're trying to make it sure it's up to standards and then probably we're still we're still set on focusing on town center. The big thing is sewer capacity for town center and this independence corridor. Um, but I'm not ready to get into that tonight. But that's um going to give us some time to focus on them. Yeah. I'd love to have all the above, you know, and I'd like to see something in my lifetime. Yeah. But we um just a sneak peek of maybe one of the next future meetings. We have uh conditional zoning in the town center corridor. Okay. Um and that is online as well if you want to sneak peek, but that's not coming to plan board until June. Jan, I don't know yet. Tentative. Does it involve an adjacent property to this building? No. What is the status of the brewery? Um, so that the status of that is where they're still working on a contract. Okay. Right now. Um, but I I hate bringing you back to this, but this doesn't have to do with that. Sorry. I would love to answer those questions after the meeting. Be great. Uh, one more question on uh on these plans. So, we've talked about a lot about um hypothetical stuff today. What are the next steps for getting this to where you want it to be before July 1st? Yeah. So, any recommendations from planning board, any information that you're wanting to see additionally on the plans while we're still in this grant period? Um, and ultimately a recommendation to bring to council cuz um, I'm hoping to get a council to adopt

it before the July 1 deadline so we can still make some edits to it while we can or so we don't have to allocate any additional funds for it. And I think that we've done a lot of edits to it already. We've been working on it for two years. Um, and I think the recommendation from the planning board will really help solidify um, some decisions from council members. Um, but I I realize that the silver line's still contentious. It's going to it's it's like 15 years away. Um and it I know some of the council and public sorry I don't want to call out council excuse me public is concerned about the silver line and the red line um in the funding but we do have to update our comprehensive lings plan anyways and I really do want to guide the future development towards the silver line but if it doesn't happen within you know the next 10 years I mean we're going to have to update our comprehensive lane plan in 10 years regardless Um, so we could still make those amendments and remove this. I don't want to, but remove the silver line in 10 years or something like that if the development doesn't go that way. Yes. My only point would be is there going to be additional street lighting along the way on that? As far as currently as you come off that exit stallings, there's not a lot there to begin with. Dark. I'm not 100% sure on the street. Very, very dark. It is dark. What exit are you talking about? Right. Stallings exit off of um 74. Yeah. And you've got the hospital right there too, which is the parking lot lights are one thing, but the road itself, and you've got that entrance where you got the little signs for the community college, and there's not no street lights on that road at all. Yeah. So, it's darker than you know what. So, my contention would be, are we going to see some lighting? So, I don't know if it specifically states anything about lighting, but we do have renderings for the what the street network is going to

look like and what the streets are going to look like. Um, our hope is to get this street network grid um to these standards and the town would adopt those roads and then the town could provide additional lighting at that time. We don't we can't regulate the NC DOT roads, but I know you can't. I'm just saying, can we throw it to them and say, "Hey, are you guys going to help us on this on the NC doc side?" I see. I see. Um, we can some some assistance in that direction because I think the biggest thing with NC DOT is they seem to be in their own little cocoon and they keep pushing the towns. When I asked when I asked the question, why isn't there lighting on 74 from Margaret Wallace, which is still part of Charlotte all the way through Union County? And the response I got was some CA CSA lighting project and also that it's the town's responsibility to put their own lights up. And I said, well, why isn't the lights pass or something's going on there that shouldn't be? And so I didn't get a more definitive answer than that. So that's be my question is with this kind of development going in, why wouldn't that intersection and those streets have regular lights on there currently that would get there before this even got to that point? I see. I So, as part of the study, I can guarantee you I didn't talk about lights. I ap I apologize. I just didn't. I I'll help you. Yes. Um, so I don't believe that this is incorporating lights, but um I hate reiterating myself, but you know, the goal is for the town to hopefully adopt these this street network when it's adopted. Excuse me, when these new developments are constructed and we would hopefully be able to put more street lights because we would own the roads for NC DOT roads. We can still make a recommendation to add more lights, but you know how NCDOT works. Well, I'm thinking having developers throw in Yeah, we could we could uh make a recommendation uh to incorporate um more

lighting elements into the small area plan and the uh comprehensive lings plan goals. We can definitely do that if if you make the recommendation tonight and I to add that and I'll present that to council too. That make if that helps. make the recommendation to add additional study. Wait, wait, wait, wait. Before you do that, before you do that, I would say um we would want an overall recommendation for the plan to recommend adopting this or not and with the amendments or not to recommend but also adding amendments. You could do that too. Um because I'm I'm seeking a recommendation for the overall plan tonight. Okay. Are we ready to proceed on that? And that is up to you guys. If you guys need more time or more information, you can also make that motion. Um, we still have we have one buffer month, but just next next month is going to be a uh probably a full house in here. So, well, I move that we recommend that this goes to council. I second. So, so can I make one Yes. motion or make a recommendation to your recommendation? Um I recommend um adopting the small area plan and the comprehensive land use plan amendments for the silverline integration plan. Okay. Um with the recommendation that we uh also uh incorporate more lighting elements for this plan as well. Does that help yes address your question? Um and you can you can make that I you can agree to that motion if you'd like and then someone can second. Okay. I move that we uh adopt this as Max presented. Yes, sir. Second that. All those in favor? I I All right. Thank you. That's it. Okay. So, um you can adjourn if you'd like and up to you. Yeah. Can you bring it up the small area plan,

please? Yeah, of course. The the mo the updated one. The updated one. Yeah, of course. Um, let me just pull this. So, there's a few different parts. The main one is the green small area plan. It's hard to show on one page. Yeah. So, this is um one half of the small area plan. This one focuses on the silver line and the atrium updates and the current neighborhoods that are already incorporated like Stone Creek and Bailey Mills that have been built. So, this is the one that I'm is going to be like shown off on a poster board. That's 74 going through the middle. Correct. Yes. And then these are just supplemental renderings. Um, so this is what the street would look like facing north. Um, in including what the renderings could look like on the ground. Um, same thing with this one. And then this is the other half to the small area plan. And that includes Smith Farms, which is the souththeast quadrant. Um, and how that could be incorporated in the future. Um, and then there's an there's a bunch of different renderings to help people kind of orient themselves. Like this is the street type network and these are different street networks that the town would be able to adopt or uh help a developer plan. And these are roads that the town could adopt except the ones in uh black because those are NCDOT roads. Um and then these are the rideway se cross-sections for each of those roads. So with that recommendation, you're adopting all these different guidelines. Does that help? Okay. And then you you can they're going to this is all online as well. Share with your community residents. Um, and I I plan on bringing it to council next month for for adoption to update our new plans.

Any other questions, concerns? Notion to adjurnn. Make a motion we adjourn. Second. All in favor? All those in favor? I meeting closed. Jack's going to sign the one you got to sign