Planning and Zoning Commission - Regular Meeting

daughter. Everyone stand for the pledge of allegiance, please. I pledge allegiance to the flag of the United States of America and to the republic for which it stands, one nation under indivisible, liberty and justice for all. Roll call members, please. Gary Ross here. Joe Prince here. Justin Donovan here. Uh Jenny Yuing here. Carl Kinsky here. Anthony Grass. Uh Jerry Bowman here. Kathy Waltz. We have a quorum. Approval of the agenda.

I'll move. I'll second. I got a motion and a second. All in favor? Opposed? Motion carries. Approval of the minutes from January 2nd, 2025. Make a motion. Second. Have a motion and a second. All in favor? I opposed. Motion carries. Introduction of evidence.

Uh we have the St. J City Comprehensive Plan, Municipal Code. Um the uh preliminary plans are sitting out there and then you have all the documents that I sent you uh last week sitting in front of you. Motion to accept the evidence as presented. Second. A second. Oh, didn't hear it. We got a motion and a second. All in favor? I oppose. Motion carries. Citizen input. I take it everyone that is here is for this agenda item. Yes, sir. Old business. I have none.

New business. one-year review of SUP of 658 Roger Street. So, last year when we approved uh the special use permit at 658 Roger, one of the stipulations was a one-year review since it was kind of different than what we've done in the past. Uh 658 Roger remains in compliance with all the terms and conditions of their special use permit, and the city has received no complaints about the property. I just wanted to relay that to you unless you have any questions for me. There's no motion or anything necessary. Ok. Okay. And and the way we wrote that, are we reviewing that annually? It was a one year. Yes, sir.

Okay. Recommendation of zoning for petition of annexation of PUD number 07-9.0-29-0000-0042. 0- 0 29-0000-0042.00. Please don't let me read that either. P doesn't have an address. So, you got

P I got parcel ID number. Um so everything comes into the city R1 but technically within the annexation um ordinance uh the board of alderman is to act on the recommendation of the uh planning and zoning commission. So my recommendation in this instance for this piece of property would be just to maintain the R1 status. It's a small piece of property. Um it's just annexation request from the housing authority to go ahead and bring it in. It's one of those many little pieces that for some reason the trailers were correct. Yeah. Yeah. So they're the the current um buildings that are there are already

there are no buildings there. Well the rest of housing authorities buildings are already within the city's they're in uh R2 but the stuff along the street up there is R1. So this would match with what's next door. Gotcha. And do they have plans for future development there? No, no. I mean, it would be nice to find some ground to expand the housing authority because there's typically a list of folks uh that need that workforce housing and we're always full and those are all two and three bedrooms, but no plans to build on this piece of property. A motion to approve. Have a motion. Second. Second. Have a roll call, please. Gary Roth. Yes. Joe Prince.

Yes. Justin Dunovan. Yes. Junior Yuing. Yes. Carl Kinsky. Yes. Jerry Bowman. Yes. Motion carries 602. Thank you. Move on. Resolution 0001-25. McBride Land Growth LLC is requesting a reszone the 49.04 acre parcel located along the northern side of the 5 and 600 block of Progress Parkway. Do I need to read the parcel? No. Thank you.

From R1 single family residential to PUDR-2 planned urban development. So you have the staff report there. I just want to cover a few things. um within our planning and zoning uh reszone uh municipal code there's a process for PUD and it has a lot of stipulations those will come later uh McBride uh will have to come back and go through the subdivision process uh that subdivision process will kind of meld with this PUD process they'll have to present things for infrastructure water and sewer plans, storm water plans, things of that nature, street names, you know, all those things. At this point, what we're uh deciding is are they allowed given the sketch plan, the preliminary plan that they presented uh to be reszoned to planned unit development R2. And what I used to determine my uh recommendation were these items that are on page two, these criteria. So, do did they take the feedback from uh the board of alderman and factor that into this plan? Yes. What the board has asked is for uh more housing, a variety of housing, but focused on starter homes, walkability. There are trails, sidewalks. Um it is walkable to the uh community center. it is a walkable to the shopping plaza. Um those are the kind of things and the PUB gives the developer the chance to be creative with that solution. Um and ask for some variation from standard zoning whether that be in building use, building size, um size of lot, coverage

of lot. Uh in this instance, what we're you're really being asked to approve are different setbacks which are going to allow for smaller lots, but then that's going to lead to, you know, a uh you know, a lower priced starter home. Um, it also meets the four stipulations that I listed from the comp plan and it also meets the plans uh for this area within the major street plan within the comprehensive plan. That's a quick summary. Uh, folks from McBride are here. If you have questions, but if you have questions for me, you can certainly ask them. So in regards to the sorry uh in regards to the setbacks um is that one of those details that is yet to be presented or is that listed in their plans there?

It is listed in their plan. So they are basically requesting a 15t front setback, 5T side and 25 ft rear. And we're voting on that tonight. You're voting on approving this plan which includes that. It's a 15T front, 5 foot side. I'm sorry. It's 25 ft front, 5 foot side, 15t rear. I reverse that. And the normal one is what side? In an R2, it would be 25 8 and 25. So you're decreasing the rear set back slightly and the side set back slightly. A lot. Okay. Okay.

And we'll be allow allowing that just to get smaller homes in there. Smaller lots. There'll be smaller lots and smaller homes. Yeah. One part of that is also the possibility either condos or the small homes where there would be an HOA where they mow the grass. I have a friend in her 80s who wants to stay in town and she wants a condo or something she doesn't have to take care of and she sells. I'm going to have and I didn't know you probably gotten that for you yet or not.

Sure. Yes. Um well, I'm Katie Peruka. I'm with McBride Homes also tonight. Um I have Jeremy Roth. He's president of our land group and Mike Buckner, our engineer on the project with Sterling Engineering. So, between us three, I think hopefully we'll be able to answer um all of your questions. I have a little presentation. Would you want me to run through it or would you rather just That might answer some question.

Okay, why don't we do that to answer your question? Um these are our plan is proposing single family detached lots. So, there won't be any condos or like town houses that are attached that provide maintenance for, you know, that individual lot. There will be a homeowners association that will maintain like the common ground area. Um, but it wouldn't be like I know you're referring to like a villa community where you don't have to cut your own grass type of thing. It's that's not um proposed for this project. Does that answer there are several people that I've run across over time that there's a real need for that and it doesn't exist.

Right. Not if you really want something nice. Right. Right.

Okay. Um well, let me run through what we are proposing and then uh we'll answer any questions that you all have. Before I dive in, I just want to talk a little bit about us, about McBride for those of you who maybe aren't as familiar with us. Um, we're really proud. We're the largest home builder in Missouri. We're not just in St. Louis. We develop communities in a lot of different counties and municipalities outside of St. Louis to name a few. Jefferson County, St. Charles County, Franklin, Crawford, we're in Rala, and would be really honored and proud to add St. Genevie to that list. Um we are about to celebrate a big milestone birthday anniversary. Uh we're about to hit 80 years in business. Um so we're really excited and proud and just feel like that speaks to our stability and um steadfastness. So uh just really briefly, how did we get here tonight? Um, I know some of you are probably more familiar than others, but this has been kind of a long time um, in the making. We were talking, we actually realized it was 2 years ago, literally today to the day um, that Jeremy first sat down um, with some folks from the city and from the industrial development corp for St. for St. Genevieve um and really just started having a lot of conversations about the need for housing like you had mentioned just at different price points um different types of housing and I know the city had contemplated this site the subject site for residential development um and so when the RFQ was uh put out we submitted a proposal and were thrilled to be selected um and then at that point

we signed the development agreement with um the city and we're just kind of off to the races and happy to finally full circle be here tonight before you all to kind of present um our proposal for zoning. So, if you're not familiar, this is an aerial image of the site. Um again, as David mentioned, we're looking at 49 plus um acres. That is Progress Parkway kind of along the bottom the south uh boundary line and then up uh the northern uh boundary line that's First Baptist Church. Uh is that Point Bossi? Is that how you say that? Point B.

Base. Point B. Okay. Um I knew I was going to say that wrong. Uh just to kind of orient you as to what we're looking at. Um but you can you can flip that. wanted to highlight just some of the features of our proposed project. So, we're planning to develop 173 single family detached lots. Um, and then those lots are going to be we will offer three different what we call villages, but really it's like series of houses or product lines. I'll talk about that a little bit more in a minute. Um, but we will be putting in new public streets, utilities, sidewalks. As I mentioned before about the common ground, there's pretty significant amount of common ground here. Um, you talked about kind of the smaller lots opens up um the site for kind of more green space and common ground. So, 33% roughly of the site is common ground. And as I mentioned, we will form a homeowners assoc association to to maintain that. And we're kind of we've kind of got that down to a science to set those up for success so that it always looks great and it's taken care of. And then some of the amenities um we're proposing that there will be a pedestrian trail and a playground as well. Are those going to be open to the general public or just to the residents of the

That's to be determined. I think um I I think the idea of the trail was to connect um you know the more the commercial area and the residential area along Bosler and Parkwood um to Progress Parkway. So I think we need probably need to work with the city to make sure that that is open to the public. Um, so that's to be determined and those details are to be worked out. Okay. Thank you. The playground would probably be just for the subdivision. So that would probably be private maintained by the HOA just for the subdivision, but I think we need to have some more conversation about that trail. And will the utilities be underground?

The utilities will be underground and they're there right at Yeah. Um so as David had mentioned the site is currently zoned R1 and we're seeking the PUDR2 planned urban development um which as you beautifully highlighted provides for flexibility um in site design and then kind of the clustering of the lots which then opens up um you know and allows for promotion more green space, common ground, preservation of natural features and less land disturbance. And again, it is really um it's pretty remarkable how the PUB and and this plan aligns just so well with some of the goals in the city's master plan. And we just highlighted um some of those to encourage a variety of new home construction types with different price points. So when we talk in a minute about the different villages, you'll see that um you know different price points, different um construction types to consider revised or additional residential zoning districts to allow for denser and more affordable single family residential units. and then encourage development of additional residential developments to provide quality housing opportunities to citizens of the city across all income and life cycle groups. And again, those those different villages really um kind of hit that last bullet point. So, a little bit about the homes. This is like the fun stuff, right? So, they're single family detached as I mentioned. Um so here is where the villages or the series um comes in. So

we are going to offer three different products. So there's our arbor series, our Bayside series, and our Oakwood series. Um within each series, there are multiple different floor plans. So, the Arbor series, that's going to be um the homes on those smaller lots, which when I put the plan up, you'll be able to see where those it's all colorcoded and you can kind of see um it'll make more sense. But those are going to be um a little bit smaller in square footage, onecar garage, great option for somebody downsizing, somebody who wants slower maintenance, a couple just starting out, you know, a single professional, some someone kind of in that phase of life. Um then you know Bayside is a little bit of a move up from that. Those are a little bit larger. Um those have a twocar garage. There are some lots that will accommodate a threecar uh Bayside option. Um again two stories um and ranches within that series. And then our Oakwood series that's kind of like our our kind of higherend buyup. Um so those again are a little bit larger. Those will have two or threecar garages depending on the lot. And then that series has a really neat story and a half plan. So that owner suite on the first floor, throw the kids upstairs. Um, so that's a really beautiful floor plan, too. But so a lot of different, you know, kind of three distinct villages within each one, many different floor plans. And then even in addition to that, each floor plan you can get a different style elevation. So we'll show you some pictures in a minute, but if you like a lot of masonry of brick, or maybe more of a farmhouse elevation, and the result is just like a beautiful, rich and variety streetscape. Not a cookie cutter where every single house

looks the same, but um it really adds a lot of character and value to the community. open floor plans, um, fully sided yards, landscape packages are standard, and again, I mentioned the the different elevations. And then here's the plan. Um, and this is colorcoded to those series. So, I mentioned there are villages. So, I mentioned there's three. It looks like there's more, but we just kind of distinguish the three car lots. So that mustard color yellow, that's our Arbor series. Those are the smaller lots that will accommodate that onecar garage floor plan. Um ranches and two stories. And then the blue, the light blue is the middle kind of middle tier bayside twocar garage. And then the dark blue is the Bayside threecar garage. And then again, moving down to the oak wood, kind of that orange uh shade, that's the twocar oak wood. And then that kind of rusty red is those are the three car oak wood. If that helps visually, you can see the trail on that. And then also the playground as well. My eyes are bad, but kind of like towards the progress parkway end of the of the site. And then here are just some sample images of of our homes. So this is the Arbor series that that first level um village. These are um the onecar garage. Like I said, two stories, ranches, and you can see, you know, there's different styles and elevations um within those different floor plans.

And then the this is kind of that middle series the Bayside again two stories ranches. Um and again the variety you can see some of them are like more craftsman style some of them more traditional. The one in the bottom corner has got that like farmhouse feel. So lots of different options. And then finally this is our Oakwood series. So these are kind of that high high-end uh top tier buy up series and these are again a little bit bigger two and some three car and uh ranches two stories and story and a half. And then the next couple slides are just images of the interiors of some of our homes. just some really beautiful finishes, high ceilings and big old islands in the kitchen. Um, big walk-in closets and uh just a lot of different finishes to kind of see what we offer. And then um this light we just wanted to highlight our kind of process for um our customers when they make their selections. We have, it's awesome. We have this design studio. It's in Chesterfield. So, we have our customers come in two or three times um in the process and they will select everything, their flooring, their fixtures, all of their finishes with our design consultants. And it's great because they can kind of I say drive the bus, like they can kind of decide where they want to put their money in their house. Do they want a a really nice luxury master bathroom or would they rather spend their money, you know, on like a great

big, you know, twotory great room or however they want to spend their money. They can kind of control the process and their budget. Um, so it it gives them um and it's a lot of fun, too. they enjoy it and it's an award-winning kind of unique concept that McBride offers. So, can you give us an idea? I understand the market can change, but can you give us a rough idea of what the price range would be on these houses? Yeah. So, uh don't hold me to it.

Not going to win. But we're we're we're really we would really like to start the Arbor series in the 100s and probably averaging in the probably mid2s again depending on how crazy folks go in that design center and what they select. Um and then the middle the Bayside series kind of starting in the mid twos and going into the threes and then probably Oakwood you know into the threes into the fours and maybe even you know beyond. So, we'd really like to start in the ones um to offer that uh to folks, but again, it you know,

at this point, it's a little early to commit to that, but that's kind of what we're thinking.

Great. And then this is just kind of a summary slide. Um we're we're proposing new single family homes in St. St. agend to to meet the goals of the master plan. Um, three distinct villages and product lines. We think this is a really smart layout, this plan. Um, it's got some great amenities, a lot of common ground. Staff has recommended approval. So, we're asking tonight for your positive recommendation and we welcome any questions you have and um yeah, happy to to chat about anything I've covered or anything I haven't.

I think my first question is going to be in regards to the setbacks. So, um when you when you drive around St. You'll notice that homes aren't as concentrated as they would be in this subdivision. Um is how do you I'm sure it's similar in other communities you've built in. Um this is a totally new concept for St. Genevieve. Yeah.

Um how do you how do you see that received in other communities? That's a great question because we do build in a lot of smaller, you know, municipalities and cities and it's it is a concern that comes up all the time because it is new and it's like we're not used to this. Um, but it's received very well. I mean, that's why we keep doing it because people people don't want these big old lots anymore. as much as it sounds nice, they they really the buyer today is looking for, you know, um they want to put their money into their home, not necessarily the lot. And then you have the common ground, so for the space. So, it is different. Um but it is it is kind of the trend and it is what we're seeing. Um and it it is pretty well received. Do you want to add anything to that? You know, I think that is well said and I think, you know, as we've gone through this process, value and affordability has been kind of one of the key aspects and that was one of the goals that the city wanted to see in this development. And and those narrower lots allow for that value. Um, and like Katie said, to allow the home buyer to to invest their dollars within the home. Um, and if you make every foot wider, you make those lots, that's another foot of pavement, another foot of water drain, another foot of sewer, and that just drive the cost of the homes up. And if you gave a buyer the choice, hey, would you rather have an extra 5 ft in your lot, or would you rather have those upgraded countertops or cabinets or backsplash? They're going to choose those home features like 87.

I look at it as the same. Oh, go ahead. Sorry. Oh, I I just wanted since we're on that specific thing before we ask any other questions that are off the setbacks and stuff, um I'm going to just echo what I had said during close session. Um our plan, our master plan, our setbacks and all that stuff, those are more of a protection issue that we have in place to protect existing homes. Um, I've been in homeowner association management and condo associate management for over 20 years now. Um, anytime a new plan comes in, this type of thing is done. Uh, because in order to maximize your land, I mean right now none of our well with the exception of Valley Springs, St. Jude, Lind Drive, and Roger, none of them conform to our setbacks and stuff that we have on on plan now. So, they're not asking for anything that every other community doesn't ask of them. They have to go through the same type of plan unit development thing. Um, you know, I I get that this is different for St. Genevieve, but it's also time, you know, this isn't right in the middle of the historic district. This is out in a I mean, it's called progress for a reason. We want to move forward. we want to get expanded out and we feel we felt as a board that this is a great opportunity. Um, you know, so in a the setbacks that we have that's to keep me from moving in next to Gary and expanding right up next to his house. That I mean it's it's to protect the current homeowners. They're not necessarily there for new construction. new construction, especially large

developments, always go through changes and setbacks. Um, that's very very common. Uh, that the laws on the books don't necessarily apply to new things. That's why we have the mechanism for a planned unit development. So, um, I don't want the setbacks, although in most places it would be a concern, but this is a completely new venture. There's no neighbors to encroach upon for the most part. I mean, it touches part of uh Point Base a little bit and all that, but I don't see I mean, they know what they're doing. We've had it looked at it. It fits with the surveyors and the uh what do you call it?

Engineering. Engineers. Yeah. Gosh, I had a brain fart for a minute, but I mean, I think this is a win-win for the community and we need to do what we can to and granted, we're going to fine-tune everything. And I mean, this is just a plan for right now. Um, we can get into the particulars and all that later and there will be many, many changes as we go along and when we find out, you know, with the underground stuff that they have to deal with, there will be some changes. So, We'll get to those when we get to them. But right now, this this plan looks pretty darn good.

Setbacks are actually better than my next door neighbor being on the line. So, at least you'd have 5 ft. Well, you're 5T and they're 5T, so there'll be 10, right? But what I'm saying is that I'm on Main Street and I'm right next to the old store. Oh, that's on the line all the way street. So, this is actually a good thing because it protects everybody. You You know, you're going to have that much space. Sure. And I want to make sure I took my notes down, right? 25 ft front, 5 ft on the side, 15 ft on the rear. Okay. So, we'd be encroaching 3 ft on the each side, and then 10 ft on,

which 6 ft's a lot between them if it's burning. And the ball zone. That's my concern is the safety back

is on I've been a firefighter for 35 years 6 ft between them more by taking that 3 ft off is a lot if one's burning you know 10 ft apart it's going to catch us the second we're not a paid department we have to respond to the house to get there you know it's not like you get into big incorporated areas that have people sitting there ready to go uh and a fall zone if one collapses, you know, that's not there either. So, that's my concern. 6 ft is a lot extra.

But to your point, on a twotory home, 16 ft is within that as well. You know, that's But yeah, I I totally understand your point. Um, and Joe, I know the board has toured some other McBride subdivisions. How do these setbacks compare to other subdivisions that I mean, you guys have done? They're all different. I mean, they're It's not really

We do these setbacks a lot, but they're not I mean, it it depends. And these are, you know, again, not it's not like every house is going to be at the setbacks like this is just, you know, u sort of parameters uh that we have to work within. But, um but yeah, I mean, we do we do five five foot sideyards a lot. to how our communities go. Yeah, there's some sample um kind of aerial photos of some of our communities. Um you can kind of get a sense from looking at that. I don't know for sure what the setbacks are in those particular, you know,

and I think you kind of answered that question. So obviously depending a lot upon how you know the land lays out the setbacks will vary but not I shouldn't say setbacks the setbacks are what they are but what what they're actually physically built to depend on what they which floor plan they choose and which lot you know. Gotcha. Yeah.

And will that vary this is just kind of curiosity. Will that vary based on the neighborhood whether it's Arbor Bayside or Oakwood? Will will will that you know in the higher ends will you put more space between homes or you know is there a different approach to that or the setbacks are consistent throughout? Yeah, for the most part the lot sizes are are designed to fit the house. Gotcha. And has the number of homes to be built on the property changed? I don't even remember that 173 number.

It has. It has. Um, so and uh maybe Jeremy can speak to this a little bit more, but there was a a plan our the plan we were working with originally with the city um is a little bit different from the plan we have tonight. It wasn't originated with us. The city had that plan um drawn and we were working with that. But then once we pulled um pulled in our engineer and started really getting serious about the project and digging in, uh Sterling had some um really some great insight that some inefficiencies and how to kind of rework it a bit and we were able to add I mean a hand more than a handful of of lots to the plan just kind of rearranging it a bit and and making it a little bit more efficient. Um, so it is a little bit different than the plan that we started that we started with.

And what was that initial number? The initial number we worked with probably a year ago was 157. Okay. So that hasn't varied substantially. Yeah, it's what is that 15 16. Has there been any hydra hydraulic studies done on what the detention basins and everything are going to have to be yet? Yes, we've done preliminary uh look at that. We we've actually looked at the whole development and done a storm water management plan on it. We do that very in the very beginning just to make sure everything fits and works

and that includes the discharge from the other detention basin across the across progress. Yeah, we're we're actually that's just going to go underneath the highway and it'll be in the creek. It doesn't actually affect us at all.

There's no creek there. The one that's under the power line. Cut. The one that runs along the I guess you could the drainage way along kind of parkway and then runs along the eastern portion of our site. This one comes from the farmer's fields to Progress Parkway and comes under the road. Same one. There's a catch basin on the what would that be? The south side of Progress Parkway comes under under the power line and then it goes into that ditch. That's I don't think this is all preliminary, but the detention ponds you see don't tie into that system. Correct.

But eventually they'll release down to the same spot. Yes. Okay. So, am I understanding that correctly that the water would not go the storm water would go south or is that going north? It it'll it'll eventually release. Correct me if I'm wrong. Okay. I see the detention. Yeah, there's here and one here, but I they would eventually release in the direction of point base.

Correct. And how about the mine? I know they've got some of the dents in those fields and I they're probably not in the same place, but if they've been going on, right? So, it's our understanding that two of those have to stay. The mind vents, we we've reached out to those folks and we're um waiting to kind of sit down with them and and work through that. But next week, next week That's our understanding too that two of the five will have to stay. How close proximity will those two have to be? We don't know which two yet. So, we need to be with them ASAP.

I don't They're not as loud as they used to be. No, they used to sound like a jet engine running, you know. Um, but yeah, they're not as bad as they used to be. I think if you look at the plants, Jeremy, correct me if I'm wrong, four of the five end up in either common ground. Correct. They do. So, we're thinking it's going to land in these areas here. Yeah, they're actually listed on here. Oh, I think there's one here. Okay. Okay. That's just curiosity.

Yeah. Yeah. Um Yeah. And I had discussed with Gary, you know, this the storm water issue. Um, you know, and Dave knows where all that kind of funnels to in that one area. Basically, it ends up in a sinkhole that drains into lines. Um, and if that were to ever plug or fill or overflow, it would put a substantial portion of of those neighborhoods at risk, you know. So, that is a a concern, you know, just to make sure that, you know, it is addressed. Carrie, Dave, I'm supposed to be at another meeting.

Okay. And I'm I mean, I don't know if we can vote on the FUD and more conversation afterwards and I can just leave. But I'm not I'm just on another. Would that be possible to set it? I guess we have a quorum without, but we can't take a vote until there's a motion and a second. I'll make the motion. I'll second. What's your motion? Oh, my motion is to approve the McBride's request to reszone the land from R1 to the putt or two land urban development.

And I will second that. I have a motion and a second. Have a roll call, please. Gary Roth. Yes, but I like note not in favor of a five foot setback. We I mean it's a yes or a no at this point. Well, I can still note that. You can't. I thought you said no. Oh, I said yes. I want to move it. I got you. So, it's a yes vote with a no. Yes. Joe Prince. Yes. Justin Dunovan? Yes. Junior Ewing? Yes. Carl Kinsky? Yes. Jerry Bowman? Yes.

Motion carries 602. But I'll put that note in the minutes. Thank you for accommodating me. I'm sorry. I got you. Mine was mine was the way I read on these plans to come through. Thank you very much.

So again, these are sketch preliminary plans. I don't I don't foresee any major variations. However, they have to come back to you with uh preliminary plans that include more detail in the subdivision process. Could there be slight variation? There could be. Um you would still have approval of those. And there's also an amendment process. You know, if everything gets approved and they want to amend it, there's a process for that also. But again, back through us and on in this instance and in the final subdivision instance, you're recommending approval or denial to the board and it's up to them ultimately. Does that make sense? Okay.

And do we have residential requirements for off street parking or is that certainly I think that's pretty but there's not as far as ordinance wise. Yeah. Correct. That would be by HOA or you like Valley Spring has it, but that was subdivision rules. I guess that's basically an HOA or was several of them were supposed to be. They were never um there was supposed to be a limit in town where people weren't allowed to have four or five cars in their front yard, you know, and park on the grass. But wherever that goes, you may want to put that in the HOA. Well, that would be a perfect for an HOA. Mhm. Yeah. Cuz it's an issue here.

Yeah. Yeah. Yeah. Let me sign that. Yes, sir. I'll mark the vote here. I didn't know if there were other questions now that Carl has left. And then the streets, it looks like they're 30 foot wide. 30 uh for the two that kind of stub in uh Basler and then um and then 26 for the the kind of internal streets. What's the other plasler and kind of those main arteries are y this is like a little teeny detail and y'all should obviously do what you think is right but

one of the issues we're having downtown is we can't find a manhole. So if anything goes wrong with our our connections I don't know where it is because there's no manhole really. Yeah. And there's no way to figure I don't know if there's any way to figure it out if anybody knows. It would be good if y'all had that in the plans for people 20 years from now to know where that is. Yeah, that's a good detail to know. Our urban developers 250 years ago didn't infrastructure plan now particularly it's 125 years old. I just didn't think of where Juny lives there have been people living for 250 years. Yeah. So yeah,

you need a motion. Motion. Oh, motion. Yeah, a motion. All in favor? I opposite.