[This transcript was generated automatically from audio using AI and hasn't been reviewed by a person -- it can contain mistakes, including plausible-sounding sentences that were never actually said. Treat it as a starting point, not a verbatim record.]

[0:01] Some issues were identified, so they asked the city for a treat today. See if they could be resolved. Okay,
[0:24] right. Okay.
[0:30] Their motion to accept the agenda is presented. Motion is there a second?
[0:34] All in favour? Say aye. Any opposed?
[0:40] Okay.
[0:41] We also have minutes from June 5th's meeting.
[0:46] Is there a motion to dispense with the reading of the minutes?
[0:49] The motion is there a second?
[0:56] Any opposed?
[0:59] Okay.
[1:04] I'm also in committee reports, do we have any reports?
[1:09] I just want to provide you a quick update.
[1:13] We've described this project shut-overs a timeline.
[1:16] This is actually the name that staff has known this project as since January of project
[1:22] shut-overs.
[1:23] This actually works.
[1:24] This is the new industrial development that's coming forward, Jefferson Orchard.
[1:29] I wanted to provide you all the timelines so you know what's coming in front of you over the next few months.
[1:36] So there is an ordinance that we will be talking about this evening as a public hearing that code text will be in front of you.
[1:43] And then it goes in front of City Council on 7-18 and then for a second read on 8-1.
[1:50] For Jefferson orchards, there's going to be a rezoning and a land development plan of five updates.
[1:55] Those require a public hearing, a public hearing will be scheduled for 8-7 here in the
[2:01] planning commission.
[2:02] So, you're aware that those will be coming forward.
[2:04] We've got those applications in, we're reviewing, we're preparing comments now, and then we're
[2:10] expecting a site plan which was submitted, preliminary was submitted on 6-30, we're providing
[2:17] review comments.
[2:19] We expect with this team that shortly after this is not required public hearing, but we're expecting that at the August meeting, we'd be presenting that to the planning commission as well, so we can review that and we can then proceed to court that.
[2:35] What this does on this particular project and what we're capable about doing in the city is that all of this work can be done with the single public hearing, and you can see this is like two or three months.
[2:45] There's nowhere else in the country that can do this type of expedited process.
[2:51] So just so you know that that stuff will be coming forward, so our next planning permission
[2:56] meeting in August will have a lot on the agenda.
[2:59] We'll get that stuff out to everybody.
[3:01] If you have questions, ask us, and then it'll be going on to the Council and we're expecting
[3:07] that all of these approvals with all the public hearings and first readings and notices,
[3:11] It will be at the beginning of September.
[3:14] All these stuff will be through the process.
[3:16] But most of your work will be done in August.
[3:20] The things change will let you know that it's just critical for those of us.
[3:34] I believe that's the planning commission we've had.
[3:38] The office floor is at the Danish company.
[3:42] There are a RFP back in New England where the site is not working.
[3:46] It's in the United States where we play in a couple sites of Jefferson County,
[3:53] Fortress, and
[3:57] the Jefferson Berkeley line.
[3:59] And originally, but it's the big building where you're seeing in.
[4:04] Office.
[4:06] But I will protect the other presentation.
[4:08] We went to the investigation of Joe Stewart who quickly became a power being really working in this
[4:15] extinguisher.
[4:17] I got the opportunity to find out if this is a city building or a plant in February.
[4:22] I don't even know if they were personally in February.
[4:26] Very confidentially, I heard a company being deployed.
[4:28] If I select your pay, I have three dollars within the term that this is the site.
[4:37] They are approximately making money from what they do.
[4:43] They are almost not going to be able to swear to you.
[4:46] They are at the base of the manufacturer.
[4:49] They turned rock into insulation.
[4:52] They're getting the national news rock pool.
[4:55] That states the news rock pool.
[4:56] All over the world, we have a 48% market share in Europe, and we grow their North American presence.
[5:08] We are the biggest investment company in history, about $185 million for phase one.
[5:15] Under the project, through the State and the Council,
[5:20] taking the strutting the money in instant sewer water,
[5:26] petrol gas, up around that water.
[5:30] The State is in negotiation.
[5:33] Actually, the Ministry of Water and Road in the sewer project on control
[5:38] considered all three of those projects can be in one construction project.
[5:43] There was a portrait back in 2012, it was resented by a few member, Vincent History.
[5:51] A third of that, below us, was the S.D.I. Special District Festival.
[5:58] Out of the George's portrait got 200 acres to meet S.D.I.
[6:02] They were buying a box of 130-5 acres.
[6:07] And that was one of the things that the track engine, it was already known as short.
[6:14] The first phase is, I'm going to get a point, I'm going to get a point, I'm going to get a point.
[6:21] This include the construction, the construction is about a two and a half year project.
[6:26] That means the remainder of the acres of Jefferson's work should be developed to have the infrastructure under there, along with Jefferson, which is all the way into now, of any confirmation that I'm July 18th,
[6:49] that the number ain't going to be understanding to
[6:54] be about 1%, but you can see that 1% will contract costs.
[7:01] A project comes at $1.5 million.
[7:06] There are how many users this city will be in other tax.
[7:11] Any hiring that's between the county board and the city
[7:15] that gives them property tax relief for a certain number of years.
[7:19] And then the SDI is the first step.
[7:23] The SDI basically created an vacuum in 2012
[7:28] that the user at the end went through the STI now with a real user, for example,
[7:35] of the nature and where we would go through everything.
[7:38] There were some just resentments in the vacuum without any injuries in mind.
[7:44] Just some amendments that you may have made.
[7:46] None of them are crazy.
[7:48] Just some amendments that need to happen in order to get that, for example,
[7:53] Um, this guy is time to sign this.
[7:57] Well, they like to have the sign.
[7:59] Um, of course they do.
[8:01] Though it is as I kind of have been there.
[8:05] You know, it's sad.
[8:06] Uh, that is based upon their government.
[8:10] What I asked about environmental concerns.
[8:13] They have to have a federal and state government.
[8:16] Or they can be a billy for me here at the city.
[8:19] They are buying the land and they're actually doing the site work
[8:22] We're starting October.
[8:24] They don't think they're going to be prepared for it.
[8:26] They're taking the risks, thinking that they're going to have
[8:30] other negative sessions with the feds and they're confident
[8:32] that they're going to get the air from it.
[8:34] This is taking the duration that they want
[8:38] to serve to the dirt by the October.
[8:46] Thank you all for your efforts in making this happen.
[8:51] It feels without saying it took a lot of work
[8:53] from family, you know, hours here or done at City Hall, but just quite sure, useless nights and phone calls and all, but really you appreciate that.
[9:09] That's a good thing. I think that from the next two and a half or three years, you may have some articles, pickups and changes.
[9:16] I think overall, I think it says the city of U4 for the future in the coming.
[9:22] Now, I can't pronounce this law of these major and non-maintenant jobs.
[9:28] Absolutely.
[9:29] That's because there was at 150 jobs or so.
[9:36] And then I guess you also have the potential for follow-on type of projects.
[9:43] In five years of document phase two, they have done that in Mississippi, right now in Mississippi is there.
[9:49] Like in North America, they have been swinging their product line.
[9:55] The product is fire resistant fire group.
[9:59] Like BMW, Audi, all the major European companies in Europe uses this project product.
[10:05] They put it out to, uh, the reduction documents in urine, you know,
[10:09] for insulation, you've heard rock wool, Europe, rock wool, it is insulation, um,
[10:19] the incursion market. Here are the other things that attract them to this
[10:23] site as a possibility of having railroad spur, like the last one, railroad, um,
[10:42] We've received any information on how their other builds were by the public.
[10:51] Did they have any test stories, part of stories, things that a planning commission should
[10:59] look out for?
[11:00] I think we didn't inform them on Friday, that could have been asked to come on Thursday.
[11:08] The question was said, if the golf course is whatever, we didn't inform them.
[11:14] We think I'm trying to do it. They need to put out the one page back sheet.
[11:19] The back sheet.
[11:20] Say, if we're doing one thing here, so we did years, they need to be engaged.
[11:29] They need to know that.
[11:30] and so we absolutely agree with that for the work of the education.
[11:36] This is said to be, look at your question, this is supposed to be very inward.
[11:44] I always say I went down there and you have a staff that is basically skiing.
[11:49] It was invisible when I was there, but the young men said that if you go above the staff,
[11:54] it's about 400 degrees, flowing, forced air.
[11:58] Basically they could say they put them in other burials.
[12:03] and big furnace and it comes out like a virology.
[12:07] Three ends of inflation.
[12:17] Could see a gas bill.
[12:20] Could see a gas bill.
[12:27] Any other items for the report?
[12:33] Any questions on the motion?
[12:39] Thank you very much.
[12:43] Dr. Schum will move on to the next item on our agenda.
[12:48] The proposed revisions to the new community special district.
[12:56] Let me ask on this one.
[12:57] It's actually Edward has a report that is going to present for you guys on this one, so okay.
[13:05] The commissioner, we just need to open this as a public hearing.
[13:11] So this is a public hearing, and it's been noticed out in the paper.
[13:18] I'm
[13:21] going to open it up as a public hearing.
[13:22] Okay.
[13:23] I could officially open the public hearing or the proposed revisions to the new community special history.
[13:31] So,
[13:35] thank you, Mr. Members, we've got to text in here, and you'll see there's a lot
[13:41] of underlocking across it now.
[13:46] Starting back in January, we started a look at SDI, that specific, so, it's also specific
[13:52] to the question of how do we use SDI in a special district in one of these communities, bringing
[14:00] in the last time of the planning commission meeting,
[14:03] we were shown that I kind of laid out pieces.
[14:07] Special districts within SmartCode New Community
[14:10] are identified one in the community types.
[14:15] So that's how community is formed at a community scale,
[14:18] or at a regional scale, and then at a community.
[14:23] So when we look at new community types,
[14:25] one of the, there's a couple of things
[14:26] that are within this report that we just want to outline
[14:29] that we were targeting and trying to achieve and prove within our code.
[14:35] So the first thing you'll see within the whole code, we actually have revised it,
[14:39] so if anything related to special district is identified as special district.
[14:45] The code has some language text about special district SB, S-D-D-S-D-I, but under the code,
[14:52] we just cleaned up those pieces.
[14:53] We also wanted to de-referring between a special district
[15:00] Within a community type, at outside. To the code does allow for you to have up to 20% of a neighborhood
[15:08] dedicated to a special district, like an industrial district. So, you could imagine
[15:12] belt line, defundation, or formative, dancing. That could have been a special district,
[15:18] industrial, industrial uses could have gone through. You also have places that are in the
[15:23] And we were looking at items
[15:29] out on $60,000.
[15:31] At the recycling and recycling, you also have the diverse
[15:35] forage products.
[15:37] They could be outside of the community industry.
[15:39] Under the code, what we identified is that there were maximum
[15:42] areas that those who were permitted, but they had not identified
[15:46] intervals.
[15:47] One of the concerns we had is that if somebody came in town,
[15:51] and they had $20,000 for a lot of it, better for a lot.
[15:55] And they wanted to get special district because they wanted to do an industrial use.
[15:59] You could do that, you could apply for that, but it didn't make sense because the uses wouldn't be conducive to that.
[16:05] And that's not what this district was actually intended.
[16:08] So we identified some both for a business, special district business, which could be warehousing, logistics, an office park,
[16:17] And a specialist is your industrial, which is a heavy industrial and manufacturing.
[16:22] It says, we identified that there would be a minimum acreage within a community type
[16:27] and a minimum acreage outside a community type.
[16:30] So within a community type, you could have up to two acre, you'd have to have a minimum
[16:36] of two acres within a community type and a maximum of 20% out of it.
[16:42] So this would allow for us to utilize special district, and when you look at two acres of
[16:48] a business park that ends up being something like two city blocks.
[16:53] It's a little bit larger than normal blocks, so if there's especially a warehouse in
[16:56] peace that needs to go in town, it could happen.
[16:59] And also looking at the industrial, a minimum of four acres within a community type.
[17:06] So universal forest products could be a standalone community type because it's greater than 15 acres outside
[17:13] Or it was combined with
[17:16] Let's say Fairfax crossing for planning purposes. It also would be at the 20% so there's a choice of things to be inside
[17:24] So we look at those. That's what we wanted to day free a chain between that
[17:29] We also wanted to make sure that
[17:30] on the periphery of our communities that somebody just wouldn't spot zone and say,
[17:35] I have a half an acre outside, I don't want to deal with community, I'm just going to be a special district.
[17:40] I really wanted to go and just add some of those protections because we're in the co-work
[17:44] of trying to establish communities.
[17:47] We also added some clarity under special district business.
[17:51] So these are business parts, warehousing parts.
[17:54] Very similar to what you see at the Jefferson County industrial apartment.
[17:57] We wanted to make sure that that was mapped, that it shall be mapped adjacent to a village
[18:02] or council.
[18:03] That's to meet some of the other policies.
[18:06] So again, you just wouldn't have an office park in the rural know where to be an office
[18:09] park adjacent to things that would have hadable uses.
[18:13] But office park would be adjacent to someplace that there would be a potential for hotel, a potential
[18:17] for restaurant, a potential for housing adjacent to it.
[18:21] For special district industrial, it could be, it's only identified here that it could
[18:26] would be now, because it's a choice for investment.
[18:30] So that's why we wanted to iterate for A change between the
[18:33] community types inside and outside, and we also wanted to
[18:38] define the relationship between community types.
[18:41] So that is everything that's under special district allocation.
[18:46] Under the rezoning for Jefferson orchards, they will be submitting
[18:50] or they have submitting, and you will be reviewing
[18:52] a special district industrial outside of community life.
[18:57] So it's greater than 15 acres and it's less than 200 acres.
[19:02] And it's going to be a standalone district.
[19:04] We'll show you as we go to the code with that being identified.
[19:08] Within our sheet looked at the chapter, Article 6,
[19:11] that's specifically dealt with all the standards.
[19:14] All the zoning standards you would be familiar with with a zoning district.
[19:18] Article 6 shadows Article 5, which are all your artisans, but there was some misorganization
[19:25] that we wanted to be sure that we calibrated their standards based off of the location.
[19:31] So you're going to see within this that one we organized the requirements but we also consolidated
[19:37] it for general to all special districts and then special districts that are a business
[19:43] part, a special district for industrial, inside a community, and outside a community.
[19:49] So as we go through those, we also wanted to make sure that the standards, as we went
[19:56] through, we found lots of tables and lots of notes and other sections, we've inserted those
[20:01] references here.
[20:02] So there's no surprises when you read it.
[20:07] As we go to the package on page 9, we're going to see on building configuration general
[20:14] special districts. What we have done is we've essentially taken the requirements that
[20:20] were applicable to all special districts and we reorganize this and we're
[20:25] putting them into the places that are appropriate. So as we go through we
[20:29] identified where and how we determine building heights set back to
[20:33] expression lines so their allocators require a table 2223. We've added a new
[20:40] table 23 A and 23 B and we'll show you how that is out.
[20:46] We've referenced where private frontages are because it's referenced in the private
[20:50] frontage section but it wasn't referenced in Article 6.
[20:55] We've now modified the parking standards.
[20:58] On height limits we wanted to make sure that under our general code it says it's taxed
[21:03] or not applicable to height limits and we just wanted to make sure that that was here because
[21:08] these, this is a term that would be utilized with these types of uses. There are a lot of
[21:13] descriptive components within the code that make a lot of sense for an urban infill, business
[21:20] park or urban infill industrial district, but not 430 or 150 acre industrial. So we've admitted
[21:29] those from the general requirements for all special districts. We then broke down the special
[21:35] Special districts, based off the timeline here in our experience at this point, we've identified
[21:42] special district business, so these are S-B-E, and we've pulled the components that were
[21:49] above to things that we would see that would make sense in a business part or a warehouse
[21:54] or a climate industrial part that would be within a special district.
[22:00] So there would be a condition of quarter logs, and this is language that's consistent with
[22:04] code. There is the ability for commercial uses and ground floor uses and how heights need
[22:11] to be defined within an office part. That's identifying again. This is code that currently
[22:17] exists which is relocated it. We've relocated the language because lodging is permitted
[22:24] in this use, not permitted in all special districts. Parade the language, the architectural
[22:30] language, billy languages, the loading areas, and encroachment language, that all was in
[22:37] the general specific, we've carried it now specific to the special district business.
[22:44] So, galleries or caves or pictures of all those components, we could see that in office
[22:50] file, we could see that in urban condition.
[22:53] So those are there.
[22:55] We have reserved C. We fully expect at some point that there is possibility that, especially
[23:01] business could come in, we could be dealing with users, that we need to differentiate between
[23:07] a special business district out in the periphery of the city versus in the city, which is based
[23:14] on the timing, having gospel in all this pieces. So we have a placeholder, that's what that
[23:17] reserve is for.
[23:20] We've now split special district industrial, so it's specific to insider community
[23:27] unit type and outside the community unit. So if it's in the center community unit type,
[23:33] this could be, for example, the cold storage and belt line. It could be other industrial
[23:41] use things that would fit within a community unit type. And again, on this one, corn
[23:48] and lots, some architectural components could occur here where loading areas are as possible
[23:55] in an urban environment built to the street that there'd be galleries in our caves.
[24:00] So we've just inserted almost the same language, but calibrated it for industrial uses.
[24:07] And that's for within-sided community.
[24:13] Under E, at the bottom of page 11, it's a special district outside of community type.
[24:19] So these are large footprint users, the outside of community type.
[24:24] What we see on these types of users, these are the factories, these are the large distribution
[24:30] centers.
[24:31] You can drive around the country here to search Google or you can see that generally there's
[24:35] a large production, warehousing, and just in the facility in the middle of the site.
[24:40] It's surrounded by truck storage, factory worker parking, there may be some outparsal stuff
[24:46] to it.
[24:48] It's usually surrounded by a lot of green, and it has security, things that can gain some
[24:52] limited access point.
[24:53] So that's the concept of something that's a standalone, factory, industrial user, regional
[25:00] shipping warehousing.
[25:02] Some of the things you may see on the I-80 Accord or what we're starting to see within
[25:07] the city of Jefferson.
[25:10] We've identified in there because private frontages are silent, we've identified the private
[25:15] frontage that's mostly applicable to this is a common law.
[25:20] That means a grass area with landscape from simple within our code so we just
[25:26] buy out stated here.
[25:28] We've identified that loading and service entries should be limited
[25:32] to access from a total driveways or a total private service.
[25:35] So to city, we request this come up an alleyway,
[25:39] in a large, large facilities, they're secure,
[25:42] they're going to up one or two points of entry to all their service stuff.
[25:45] It's not going to come off the streets, it comes off their control drive.
[25:49] under height. We actually are recommended to change here, but under height, the maximum
[25:55] height, which was permitted under the SDI currently is 90 feet. First you recommend
[26:00] you hear that, and there will be a change in this language, that the maximum height shall
[26:06] be 90 feet, and you'll see if there's an exhibit there. So that's the maximum allowable
[26:16] and that would show, that's going to show up in Table 23P.
[26:21] So just a text change here that will be making.
[26:26] Under these factories, there are heights that they need to exceed.
[26:31] Or, finally, on this particular one, there will be a height.
[26:34] It's seen time before, and it's beyond the status.
[26:38] Things that are within their system that basically we don't know exactly
[26:42] what those things are, but we need to baseline.
[26:45] So we've included in here the ability to seek
[26:48] a deviation to administrative waiver.
[26:52] So that would allow for you to receive maximum.
[26:55] What that means is that I read administrative waiver,
[26:59] staff would go through with the tall native
[27:04] desired review committee.
[27:06] And there's a checklist of items that would go through
[27:08] to analyze that.
[27:10] Does it have impacts on the surrounding community
[27:12] as a consistent with the comprehensive plan,
[27:14] so we would go through that checklist
[27:17] and get through administrative way.
[27:19] So this allows the flexibility to get.
[27:21] If a building has, it's in the center of the site,
[27:25] if it's far away from stuff,
[27:27] and they need to exceed 90 feet,
[27:28] we have the ability to buy that by way from.
[27:31] That, the SNF recommendation there is to
[27:35] control it, but also provide the ability for flexibility.
[27:39] It appears that the majority of the structure or this particular for rock soil is going to be 60 feet.
[27:47] Surrounding the stack area in the manufacturing, it may be as high as 115 feet,
[27:52] and the stack determination will be based off of the federal air quality.
[27:56] But it's a small portion of the building in the game.
[27:59] What does that mean, so high any hour?
[28:02] The air quality.
[28:04] The federal requirements that has to be, what they've explained to us, it has to be up so high that they evacuate whatever needs to get out of it.
[28:14] It's just like a nuclear power plant.
[28:21] Really so little, what a time.
[28:23] So then around, again, we haven't, we've only seen bits of pieces of this because they've not finalized the architecture,
[28:31] but what we understand is that around the tower element, there's this multi-story with mezzanines and workstations and computers and things.
[28:39] that are around that is that the diagram they gave us because they're dealing, they're
[28:44] translating, they're American engineers, they're translating the Danish numbers from
[28:49] metric.
[28:49] They gave us a tentative dimension of 14 point,
[28:55] 114 point A2, which is a really odd dimension
[28:58] and I don't know, so that's why we feel there's a ability to add that flexibility in there.
[29:05] At some point you're the actual, they're going to turn into that and it'll be reinforced
[29:09] with that.
[29:10] But again, on this site, on 135 acres and the square footage of this, there are going
[29:16] to be hundreds of feet away from our property line.
[29:20] And not going to be overseen the presidential community.
[29:24] But can I ask you a question?
[29:26] So we're
[29:31] looking at making these code changes for the special district today.
[29:40] So that these industrial buildings and
[29:51] so that they can confluent to a code,
[29:55] Now, will they still have to have public hearings?
[30:00] But once they coup, are we establishing the code so that it's not necessary for them to have a public hearing? Under 19a. This is our most current land development code. This is smart.
[30:16] Special district, industrial, special district business of the standalone district, that's the name of the loan zone. As to be identified, it's hiring on your zone.
[30:30] So what the process will be for this type of development, is that a developer will come in
[30:36] and will provide a zoning application and a land development plan in place.
[30:42] Both of the applications can be submitted simultaneously as that we're going to see that
[30:47] here on this, which efforts in our dreams, and it can be approved as a single public here.
[30:53] That's the public input on that couple.
[30:56] Once the boundaries of the property are established, then these rules of the rules that they have to follow, that isn't a streamlined approach for approval.
[31:06] I guess the reason I was asking one to get kind of the big picture first.
[31:11] So if there is the provision for administrative favor after that
[31:21] doesn't make this area on the map,
[31:25] or special industrial district, but there is an administrators' play, or it goes outside
[31:34] of what the code is for implementing to this special district.
[31:41] It seems like there wouldn't be any type of public input.
[31:48] So, that would be a deviation.
[31:51] Let me go through what the general standards are.
[31:54] So no administrative waiver shall be approved unless the city manager does finish off
[31:59] fine.
[32:00] The administrative waiver is consistent with Section 1.2 in terms of this chapter, which means
[32:05] it's the end of the zoning code, building those requirements.
[32:09] But the administrative waiver is consistent with the comprehensive plan, so you're not
[32:13] not going to get a 2,000 foot tower, that the administrative waiver will not barely materially
[32:21] endanger the public health, take to your constituent public services, if located or proposed
[32:26] in developing according to the plans, information submitted and approved, the administrative waiver
[32:32] will not substantially injure the value of a joint property, or that the use is a public
[32:38] facility, the location, character of the use, if developed according to the plans and
[32:44] information provided will be in harmony with accident land uses, assisted with the purposes
[32:51] of the district.
[32:53] Administrative labor will advance the presence of the intended form of development.
[32:59] Administrative labor will advance pedestrian friendly activity.
[33:03] Administrative labor will provide for the enhancement coordination.
[33:06] or demarcation between public and private.
[33:12] So there's a significant checklist to go to
[33:15] and make sure that they're not bypassing
[33:18] and that they're consistent with the comprehensive plan.
[33:23] You'll see within here, within this code,
[33:26] I think there are two or three locations
[33:29] for which specifically breakfast the ability to utilize
[33:34] So height is one.
[33:37] We could revise the height language so that it's a maximum height and not provide the deviation.
[33:46] There is a process that we could go through under our code.
[33:50] We could just set the height.
[33:53] We could go and identify the height and provide ability to the administrative waiver process that we're identifying here.
[34:03] because of some control. We could go to the next level and identify additional types of that
[34:12] by special exemption, which would have to go to the DA public hearing process. There could be
[34:22] pieces that would bring it back to the clinic. On these, we're trying to streamline this so that one
[34:30] One of the things that ranting can provide other communities can identify a clear vision,
[34:35] so it can't be more than 200 acres, it has to be, you'll see there's some setbacks.
[34:41] There's other requirements to it that, with that, you set a plain field in a way that, when
[34:48] they come in, immediately, if this particular user only needed 90 acres, about 105, and it was
[34:58] on the site where that special district is clearly laid out, then they ask you to
[35:05] go straight to site, that they wouldn't ask you to go to the other area.
[35:10] But yeah, I mean, staff, we're completely open to where the comfort level is of this,
[35:16] I guess, well, maybe there isn't, I think from hearing you explain it, it seems like
[35:23] But there isn't giving
[35:30] a height, which are a height limitation, and it definitely makes
[35:34] sense.
[35:35] Nothing in having provision for administrative waivers for something like a stack, or they
[35:43] have a building right at the height, but now they have to put in tenons or something that's
[35:49] not earning into a underfoot, or building, or this is a stack, or an antenna, or something.
[35:59] So on height.
[36:09] For the only SDR, we have another person who can make
[36:13] connections and how is he done.
[36:16] Okay.
[36:16] Really it's almost at that particular site.
[36:20] It was a bit cook for them, there's almost a two-year old
[36:24] venture zoning district because it's the only site in full saighty fed zone.
[36:29] So the rest of the food,
[36:30] What two hundred somebody acres are left because I'm going to do that.
[36:35] I'm your current regulations for the next subdivision.
[36:42] You have 130 acres that be identified from SDI.
[36:47] There's a potential for up to another 70 within the next subdivision.
[36:51] It could be standalone SDI.
[36:55] That may be the other half of the property.
[36:57] the other two hundred eight codes, but have to be the other mix of uses.
[37:01] Now there's the ability to undo a hundred percent STI within that.
[37:05] But under your current regulations, you're limited to a maximum of two hundred eight.
[37:11] And
[37:13] once they come in and talk about digital property,
[37:17] the enhancement of the purpose is streamlined and not confused matters.
[37:22] If these guys started to work out a lot to do that,
[37:30] What does it become when you grow?
[37:33] Can anything move besides this property to be a school beside it?
[37:37] The property under it that can do anything to be a prescription.
[37:41] For a thousand foot restriction or no hospitals, no schools,
[37:48] absolutely never essential to any of the property.
[37:51] But, Russell was asked, basically, if you don't have an option to use, and just what happens
[37:59] is residents think the phenomenon of resident groups, next to the airport, can start complaining
[38:05] about the irritating, complaining over the top of them.
[38:09] And they just, in the past, figured out that just not great residents are great neighbors
[38:18] because if something happens where they have a lab room or something that they look extraordinary,
[38:24] just call trying from Americans for a smell like it's burning down to the town.
[38:31] Everybody calls. They just call it as a resident.
[38:35] It's just easier for them not to get residents.
[38:38] And so the property energy goes to the private heat restriction within that.
[38:41] No residential.
[38:43] to live in certain schools and hospitals in a thousand foot extension for a couple of
[38:49] uses.
[38:51] But that
[38:55] was really good for the end of the year,
[39:00] and like I said, I'm going to show you
[39:01] what extra talent is for you.
[39:06] And once they know the joy of the use of subdivisions and the people complaining about the
[39:11] spill.
[39:12] But it really is the airport, I don't know, I mean, 5,000 to the tallest landings ever in your
[39:19] we call in the President here for sending over
[39:21] a couple of real things that we will talk about in you.
[39:23] Same thing is going to happen with this company.
[39:27] And we know what the discussion was about that.
[39:30] I mean, you could go to Charleston at one time,
[39:34] the company is just going to get any industrial restriction
[39:37] all over the property.
[39:40] The property owner, in the city, frankly, said
[39:42] we do not think that's good.
[39:44] I don't know whatsoever.
[39:45] And the property owner said, I'm not giving that.
[39:47] I would agree to certain uses that, you know, schools, hospitals,
[39:52] residents that I'm not ready to know.
[39:55] Our point was, what had the items come to the hospital?
[39:59] On her out here.
[40:01] That would have been restricted in her daily industrial.
[40:03] It's no longer...
[40:05] No, we also see 150 workers in this factory could be running 24-7.
[40:10] Are they believed by gaps?
[40:12] Think of things on the way home from work?
[40:15] Did the things that are in Jason's stuff?
[40:17] We're going to have three years of construction work going out there.
[40:21] This is a hotel that doesn't meet the way you go.
[40:23] I mean, there's some around there.
[40:25] There's thousands of construction workers for the next three years.
[40:27] And then, you know, the suppliers and stuff,
[40:30] and trucks coming in every day.
[40:32] So, you know, there's a whole discussion to be brought together
[40:35] and to help you about, what does this become?
[40:38] To throw it out?
[40:38] To be honest, we met a lot of internal discussion here.
[40:42] What does the other two hundred and seventy-eight years ago grow up?
[40:46] The problem is, looking at my property to the north,
[40:49] which was made in a site plan,
[40:51] we assume that all of our, the road up to freight,
[40:55] that road will eventually extend to freight.
[40:57] So what does all of the property become?
[41:00] But we've asked the basically kind of good questions.
[41:03] Does it give these?
[41:05] We cannot, we've told them, we cannot mean for schedule.
[41:08] We get all down on what does the rest of the property become?
[41:15] Right now it becomes T4 in T5, which allows a much different office commercial like
[41:24] those degrees.
[41:31] As you mentioned the airport phenomena, is there anything like do they obviously wouldn't
[41:36] be planning the airplane there, but are there any other concerns and I guess what I'm
[41:42] I don't think it is, would they have requirements for evacuation sirens, things that could be considered public news purposes that people would be concerned about.
[41:56] Well, it's interesting under the statement of torts, basically, the only one thing that public use it to is called racism.
[42:04] The other reason why they wanted some commercial peace over commercial peace over commercial peace.
[42:07] So what we're doing is, this is the purpose of asking me questions about it.
[42:12] And you think you should probably not have blended areas like mine, but one thing we were adamant about,
[42:18] is the second function is in and out for emergency work.
[42:31] It's really not a good shade, and it gives up before any, where the old sheet was, and
[42:37] it's filled.
[42:38] We have the old vision that we want that open for emergency access for first responders
[42:49] So, the only access is on the bridge that opens over a double-thread pair of road and a double-thread
[42:55] light highway.
[42:56] And we need to work properly in there, who will not wish you any more broken permits,
[43:00] until the city of 278th, or the city of New York, has a second way to be interested.
[43:06] And we give you the chance to meet up with a great, over-thread, root-thread, root-thread,
[43:11] but I think it was one of the white dog coffee dog.
[43:15] But I just, it's going to be an emergency
[43:18] with swungers right in the air.
[43:20] And frankly, to be able to production nightmare,
[43:24] if something happens on that bridge,
[43:26] I'm just going to lay it in now, but the point.
[43:31] But they, we can very clear about that.
[43:33] The main important cycling is coming out,
[43:36] and we'll show that the grants in the chain
[43:38] is their emergency in that.
[43:42] They're going to pay for this part of their project.
[43:44] Well, part of it is not at the bottom of it,
[43:47] they're going to make it so it's reversible,
[43:50] but, you know, unfortunately,
[43:52] not all the landing control all right there.
[43:55] We don't have a video.
[43:56] We think it's going to be part of the landing,
[43:59] we're not part of it by the state,
[44:02] but we kind of wish discussions.
[44:11] It's just the way the apple truck is to go off the phone.
[44:17] During the clean purposes in 2012, it was like, well, maybe that becomes the time period of secondary access.
[44:25] but analyzing it really makes sense now that the road is going in for the second year to go up and bring your overview or name.
[44:38] But in a way that's the thing you just have to do it, they have to do it and we should do it for next.
[44:48] This is
[44:55] the site plan that I'm going to try to plan.
[45:00] So, the things that are being worked out on it, and the engineers come here and decided to let me literally send us new engineering. Somebody gets tweaked a little bit, almost every day, so. But it essentially gives you the concept that on the land of up with plan of plan, which is the, which probability now.
[45:43] If you look at the green one,
[45:47] there's enormous amount of water that goes into the facility
[45:52] that's used for cooling that goes up the stack. They don't have as much sewer going out as water going in.
[45:59] On the left side of the page, all the little broken up buildings, that area is where all their minerals and storage are.
[46:07] All of the water, anything water that hits that as a potential of having the mineral site remains.
[46:13] And there's a large stormwater pond that goes into a settlement of recycled materials and then push some of the water back.
[46:21] There
[46:24] will be a lot of eating trumps today, but in and out of the plant, bringing them all to the place where it doesn't take out the finished product.
[46:33] If you look at this, it looks like it's great to be able to clean your process.
[46:38] It starts from the very lab that's really stored in minerals.
[46:42] It was akin to the plant.
[46:44] It was crucial to process and then the big buildings to the right that sort of finished warehouse and product.
[46:51] That's what the finished warehouse is for all the pensions for all those cities,
[46:57] very many years of operation in the jobs that were down there.
[47:03] In manufacturing plants, the bulk of gas that we have computers, I mean that was the type of manufacturing.
[47:10] engineering is, so some of the changes on here,
[47:16] and it has to be a routine to be very current in gearing,
[47:19] be the project engineer on this to the view,
[47:22] for example, stuff that keeps changing
[47:24] are strong iron.
[47:27] Some of our requirements are to figure that
[47:29] there are a specific electricity barrier,
[47:32] so for example our engineers said we need to have a
[47:35] a bioswale as was in one of the parking lots in the middle of Beijing.
[47:41] They have the power of one bioswale, the all the heat of water.
[47:50] So this is the type of tweets and we will keep on getting those tweets up until
[47:55] at the official site plan.
[47:57] It's a middle.
[47:59] They have been speaking in an area by plants under the project shell,
[48:25] There's a 20-some page site plan package for providing comments too and then there's a
[48:36] The components will be required under this, but we wanted to review it and get our engineers
[48:42] thinking about it as early as possible because of their streamline.
[48:47] If you look at the purple-ish-blueish plan, that's the land development plan of black,
[48:52] and it's just one of the diagrams that you'll see, we'll get this out to you.
[48:57] There's some tweaks that have to happen.
[49:00] The bridge, as you come across, route nine in the rail tracks, is at the bottom, that's
[49:05] that white.
[49:06] finger that comes up, that's the existing DOH right-of-way, to the left of that, where
[49:13] they will app a orchard, shop is, that's the acreage area that would be stand-alone
[49:21] STI. And you can see on the tables, that's counting about 185 acres of STI and then
[49:31] And the 50 acres is distributed kind of, of the T1 is kind of distributed to the site.
[49:40] There's a central spine road that's going to come in that comes off of that ramp off of Route 9.
[49:46] That has the potential to go all the way up to everything.
[49:51] So this is all flat land and it will have facilities to the right or the east of that access road.
[49:59] You'll see that we have the transit stop, it will show up on the site plan, that's at the bottom right, and then you can see what they've done.
[50:08] They've utilized the village meeting intensity, which allows them to maximize T4 and T5 uses, which are the uses that get some out of a lot of the residential forms.
[50:20] They can be jobs, offices, all those pieces.
[50:25] And again, this is conceptual, but they try to utilize as much of the existing information
[50:30] from before the stream liners process, but you can just see what could be laid out there.
[50:37] I fully expect this to change, is we're finding more information on about the utilities, some
[50:43] of the green areas are actually ideal utility locations and we'll have service utilities first.
[50:51] So the other side will be redeveloped as you go up that spine road where that curved
[50:57] component is.
[50:58] There's another 40 some acres that they're in the process they're trying to acquire.
[51:02] And again, it's not like the city, but something that eventually will get planned.
[51:06] And you'll see on the zoning, there'll be additional connections that weren't possible before.
[51:12] Because for the next phase, even if they wanted to do a hotel, they had to figure out how
[51:17] to get a second exit. So it's either going to go across to the black coffee shop or it's
[51:22] going to go north. So there are different ways to do that.
[51:50] a deer age, about essentially two-twelfth of a year.
[51:54] Love for traveling, both for traveling, 25 foot of median, bill,
[52:00] the ability of love turns into the same as a mincee here off by that.
[52:04] They actually offer us the ability to administer it.
[52:08] But while this project, by this company is looking at their property,
[52:14] loving, we're trying to look at the entire property.
[52:18] If you're going to spend money, frankly, this becomes a really important fine student.
[52:24] I never would have thought you don't want an industrial access right away.
[52:28] The other thing that we're pushing, which the company begins to ask us if we consider
[52:33] another size they don't want another job.
[52:35] They run that bike path, it's right next to this.
[52:40] And we would like to have the bike path extended on the street
[52:44] and they will eventually connect with 480.
[52:46] They'll understand for a long time
[52:48] they've been trying to push for it.
[52:50] If I had them for 80,
[52:52] this would start that process.
[52:55] The measure actually is not
[52:56] at least there's going to be a light path.
[52:59] It's just what's on the street is the light path.
[53:03] They were pitched to the left side
[53:06] because we just know
[53:07] there's only going to be two driveways
[53:09] on the left side of the road.
[53:11] On the right side there's more conflicts.
[53:13] They are concerned about the right path on the inside because they don't want their
[53:19] drug and they can left their earns and go buy a pack.
[53:24] Frankly, it's only their right path.
[53:26] I'm not sure if I can buy a pack.
[53:30] So that's part of the tent that we're meeting with the state who is thinking about this project
[53:35] is required to have a sidewall for any of the issues you have in the city.
[53:46] It's under your land without the regulations.
[53:48] This road would be two travel lanes, determining the way to figure out how to carry out a truck
[53:56] for it.
[53:57] Yes.
[53:58] But it has to be one.
[54:00] The one?
[54:01] What it has to be one.
[54:03] I'm going to have to try to carry those on and down that way.
[54:05] Yeah, so the, under your, under your zoning requirements, you'd have, you have two travel lanes, and it's either going to be an 11 or 12 foot travel lane, or an adequate for the trucks, and it just depends on the designs being how fast you want the trucks to come.
[54:22] All your city, comprehensive planning ordinances would push us to the narrow one, but I can talk about in the design, there's some ways we can do to accomplish what we want.
[54:34] In our co-art, as in the system of the state, when you build the first place, this is what we've asked for, it's a wire median.
[54:43] And the pedestrian access is on the side.
[54:46] So we're not asking for a huge delay in one of the state was going to build.
[54:51] The basic question, however, that in a company that there be a couple of left turn lanes into the driveway,
[55:03] So the state would build a three-lane roadway, and it'd be really wide lanes, and it'd just be this big strip of asphalt.
[55:10] Not to somewhere to pick out a new, so to do in five lanes, it'd be three-lane.
[55:17] So just drop two lanes off of it, and then they'd go find ponds wherever they could put ponds.
[55:22] But what we're saying is that under the city ordinances, there are actually some good
[55:26] things that help them.
[55:27] One, the two families are required, everybody agrees with you to be too traveling.
[55:32] Or actually suggesting to invert the travel lanes into a center median, that all the storm
[55:38] water could be kept within the right of way.
[55:39] And we've got examples of really high-tech things, but we also have highway examples that are
[55:46] low-tech, accomplishes the same component.
[55:48] That's under me and gives you the opportunity to insert turn lanes in the future, build a
[55:53] measure item.
[55:54] It also gives you the opportunity because you've got some more breath on the road on the
[55:59] truck to move.
[56:00] It gets, it gets me to the truck requirement, but also gets the less.
[56:05] The city requirement also is that they'd be curving in the planter strip to reach you.
[56:11] So, we're working through with that, is the, that's a requirement for the adjacent development
[56:16] to build, you'd like to at least get them locked in on the rocksle site if we get them on the
[56:21] other side of the road, we've been growing. And then the city ordinance would be sidewalks on both
[56:27] sides of the street. Three quarters of a mile the sidewalk to two plant entrances doesn't make a lot of
[56:32] sense. So we opted for maybe a less expensive material which would be asphalt and would do the bike.
[56:39] So we're working with the engineers is to which side. So there will be a new three section
[56:43] that we will present to the planning commission as part of the land development plan and part of the site plan.
[56:50] We'll review it. The code allows us to do new street sections, but it's going to have a combination of trucks,
[56:58] a combination for future growth, a combination for stormwater, and a combination for bicycle strip pedestrian.
[57:06] I'm sure it's on the right system design.
[57:12] Yeah. I'm sure a complex like this on the music, so they're going to put it in the
[57:16] other things that they can't put out.
[57:19] Yeah, we have sent them to that information.
[57:22] So on this particular facility, they're going to have a fence along parallel to this brand
[57:27] new road and then the entire perimeter of the site.
[57:29] So they have their entire, once they have a guard house which is at the northern entrance
[57:35] that's a really wide entrance and then they have a key pad at the southern entrance.
[57:39] So this will be secure for a while.
[57:42] They came in and they said we want, we'll do a six-foot vival code and we want our two-feet
[57:48] of barbed wire to that code, doesn't allow.
[57:51] We're working with them, we're showing them that we've shown them the other things.
[57:54] they've agreed, at least consensually agreed, to a fencing along the front that's not chain
[57:59] link, and working on the other edges. They're pushing from bottom line, they're pushing
[58:07] for chain link, they want it to be 18, all that stuff. Then with this, this is the, we're
[58:17] not going to get away from that. We've not put that in there. Under your code, under the fencing
[58:23] requirement, you can provide a waiver for Chainlink, Finselund,
[58:27] Brighters Zone for industrial use.
[58:30] And that's some height you're permitted at six feet.
[58:32] There's no provision for that.
[58:35] So we're working with their design team.
[58:38] I know it's going to come up.
[58:39] I told them that that is a code ordinance change.
[58:42] We need to change that.
[58:44] And it's already been through all those pieces.
[58:46] is. So they're their ranchers working on what they need for security lines. They're
[58:55] looking at actually at some top soil, they're looking at burming possibly along that front
[58:59] area. So a six foot fence would actually be a taller fence because it burned up for
[59:05] working. But I expect that to come back. It told them no barbed wire and max of the six
[59:11] to the office of the federal government.
[59:15] The government can say, is it the manipulation of the
[59:18] presidency of your project, or a couple of interiors,
[59:23] especially the administration.
[59:26] We don't know what the right side of that property could be.
[59:30] The hotel, whatever, is really important for that road
[59:34] and that's what we're pushing for not having
[59:35] industrial access.
[59:36] They have a real break.
[59:47] But do you also have to take into consideration to what they're building, what they're producing?
[59:53] I mean they have it obviously if they've already planned for a guard shack and a keyed entry.
[1:00:00] So, why would we not entertain allowing them to do that if they put the tall or evergreen's in front of it? To hide it?
[1:00:53] I would just suggest not cutting them off with what they want to do if they can, if they
[1:01:03] It's some kind of electrified fence at the top or whatever, some things to keep people
[1:01:07] from climbing over the fence, but putting some kind of landscaping that covers so that
[1:01:13] you don't see it in the garden.
[1:01:18] You've got a $1.00 company coming in here to meet it, there's ways to work around this.
[1:01:26] So we agree, we have told them that, for example, federal government is not allowed for our
[1:01:32] environment.
[1:01:33] But I'm talking like that.
[1:01:36] The only thing that's coming to mind is like cow fence, that's all I need to find.
[1:01:39] I don't know that, that's what's coming to my mind, I don't know why, but yeah, something
[1:01:44] just, let them have something to wear, they have something nice, and then extra security
[1:01:51] measure.
[1:01:53] I am sorry.
[1:01:55] What happened?
[1:01:56] No.
[1:01:58] I'm gonna take this orange.
[1:02:00] Then on the back, in the west side, do whatever.
[1:02:06] Do-we-we-we yeah.
[1:02:07] I mean, obviously it's an issue.
[1:02:09] But that's the work that work, you know,
[1:02:11] if you say you don't wanna know,
[1:02:13] there
[1:02:16] is no one more.
[1:02:18] What does the plan in Mississippi have?
[1:02:21] In Mississippi is not an inter-stiction.
[1:02:24] Well okay, but that's fine.
[1:02:25] But is there, I mean, is that why they're trying to push on the barbed wire?
[1:02:28] They may not have the chance to be planted at a zero.
[1:02:32] Zero.
[1:02:34] But literally, literally, that entire plant is there.
[1:02:37] Okay.
[1:02:38] So we have provided thrasher with a fixing plant.
[1:02:43] And we open the door and said that our biggest concern, we think the biggest concern of
[1:02:48] planting commission and the council is going to be what that frontage is, $150 million
[1:02:53] down a plan. They're actually like, what is that screen going to look like? That should be a
[1:02:59] big concern. And if they have recommendations for emissions that they could, we bring them back to the
[1:03:04] planning committee. But it's going to require a coaching. We have time because the we're talking
[1:03:10] about at least a year and a half before they're at that point and they'd be putting it to the
[1:03:15] I think that's a very reasonable approach and almost put in the ownership on them, they've
[1:03:25] okay.
[1:03:27] Here's what we don't want, here's what we're trying to accomplish, how does which thing?
[1:03:34] What would you want, you know, how could you do this and still accomplish it rather than
[1:03:39] us kind of coming up with, you know, I think the firm is a great idea right now.
[1:03:45] But, you know, if they walk in with something better than the burn, then that's better.
[1:03:51] My statement is just to be open to whatever they want.
[1:03:54] You know, I mean, yes, it has to have its guidelines.
[1:03:56] It has to be within certain state, federal, city regulations.
[1:04:02] But just be open.
[1:04:04] I mean, they're coming into this very tiny community in this open thing.
[1:04:10] That's awesome.
[1:04:11] I mean, yeah.
[1:04:12] Right now, the world is not having to allow barbed wire.
[1:04:15] Well, but if they don't necessarily have barbed wire, but something, if they feel they
[1:04:22] need something up there to add a second measure of security, to be open, so what that is
[1:04:29] and being able to potentially hide it is landscaping, because I know that there is a plant or something
[1:04:35] down in front of the oil.
[1:04:37] They're going down to from oil.
[1:04:39] I don't know what the name of it is.
[1:04:40] It sits way back off the road, but it's not too long.
[1:04:44] It's another one that's down there.
[1:04:47] And they have the security type fence.
[1:04:52] I don't know if it's barbed wire.
[1:04:53] I didn't really look that close, but they have all the tall green
[1:04:58] effort greens in front of it to hide it.
[1:05:00] And you can barely see whatever it is secure.
[1:05:04] And it's not barbed wire, but it's sometimes an electrified
[1:05:07] This is an ad and security measure for that.
[1:05:11] It is, but yeah.
[1:05:13] So we are expecting to hear someone back from,
[1:05:16] are you going to brush...
[1:05:17] They can push, and we've been drinks a lot of time in Fencing.
[1:05:23] They'll actually have my end.
[1:05:26] I'll just take more footage of this.
[1:05:29] We always want to make sure that the public Friday day is
[1:05:32] So again, this, the amount of investment that the state can see of me, the other side's got an up on it.
[1:05:41] And we want to be sure that what comes in next is even better than what.
[1:05:48] They know what we don't want.
[1:05:54] I think my courage is the first compromise.
[1:05:56] We plan to be something.
[1:05:59] Yeah, I don't know where you guys are.
[1:06:00] They didn't even ask it.
[1:06:02] Even with them when they came up with our wire.
[1:06:04] They said, we want to protect the damage.
[1:06:07] We want to protect, make sure that we are consistent.
[1:06:11] Whatever you want to do, let's sign the backside or open it.
[1:06:17] And I still believe that what I want to think many of our project in this single talk job is around the error.
[1:06:32] I just had to force my opinion on the open.
[1:06:36] Well, very right, you're almost going to use a facial water.
[1:06:40] Oh, there you go.
[1:06:42] But that's how we secure it.
[1:06:43] Because somebody can go and load up one of those drain bars with explosives.
[1:06:48] I could go off on the Union and stay here.
[1:06:50] Don't give these guys anything.
[1:06:51] No, I'm just saying.
[1:06:53] I'm not just saying, because these are, these,
[1:06:55] they don't even mean that's the key point.
[1:06:57] This particular group is very like Maddie.
[1:07:00] They hear those things and they, their minds.
[1:07:03] It'll come up with a meaning that this is,
[1:07:06] or nobody else.
[1:07:07] Okay, going back to the ordinance.
[1:07:10] I don't have clear direction on my commission's thought on height.
[1:07:15] We could establish a maximum height
[1:07:17] and based off of the little sketch that I've got
[1:07:20] from the plan. 125 feet would, I think, fulfill all their requirements, as they're showing about 115 and I'm sure there's an error somewhere in there.
[1:07:34] Can I ask you just real quick? If they have something that's 115 feet, don't they have to have one of those lights on it or something?
[1:07:41] OK.
[1:07:42] They're going to have the.
[1:07:43] It'll be FAA.
[1:07:44] OK.
[1:07:45] This is not the stat.
[1:07:47] The stat is going to be considerably higher than those.
[1:07:50] It's the state of issue 25.
[1:07:52] I mean, the federal air quality would go.
[1:07:55] OK, it's still they got to do something for air travel.
[1:08:00] In the air guard room.
[1:08:01] In the air.
[1:08:03] Exactly.
[1:08:04] Well, OK.
[1:08:05] Oh, so.
[1:08:07] Yeah.
[1:08:08] Right.
[1:08:22] So the stack, I'm glad you mention that because I was thinking that the way where the administrator's labor colored, the whole extent of even the stack.
[1:08:31] The stack is exempt from height, bill freeze, spires, those sorts of things.
[1:08:38] It's the non-habitable.
[1:08:41] So they had a, because we had asked them on the stack.
[1:08:46] It could be structurally they have a box all around the coast.
[1:08:51] And on the factory area they could have told us they could have been
[1:08:55] a bunch of pipes and tubes on the top.
[1:09:01] But when we looked at it, we can't quite see it all here, but in the little diagram they
[1:09:06] have on their site plan, here are all these little floors and in the little section there's
[1:09:12] a little office up there and there are places that people have to get to and part of their
[1:09:16] daily routine they would be into.
[1:09:19] So they may not be conditioned space, but they're spaces that come to the floor.
[1:09:23] So we've removed floors because an industrial, like the warehouse space is going to have a 60-foot,
[1:09:31] 60 feet to the top of the roof. You don't have a clear space, probably a 50 feet, and it may be one floor.
[1:09:38] In the stack, they're going to have 25 floors, but they're all visiting as little as I need to.
[1:09:44] So in the industrial and manufacturing floors, it doesn't translate well, as it would
[1:09:50] from office part or happen. Office buildings, housing,
[1:09:55] those sorts of things. So this one we've just termed it as height.
[1:10:01] The high-meat feed is the maximum height that we've shown or has been shown
[1:10:06] throughout the land development regulation.
[1:10:10] That's where it started there.
[1:10:13] That's where the 90 comes from. The maximum that we've shown.
[1:10:17] I don't see any prohibitions within any of the other language and the codes set a high limit for the city.
[1:10:47] I hope that are very concerned about the environmental
[1:10:50] air condition.
[1:10:52] More openings that there is to discretion,
[1:10:55] I think, the more opportunity there is for a challenge.
[1:11:01] I would like, what we're going to do
[1:11:02] is to know what's the difference between 1,900
[1:11:05] and 1,000 that comes down to it.
[1:11:07] When a district is lonely, do itself.
[1:11:11] Now, we increase that by right.
[1:11:13] There is no discretion anymore.
[1:11:15] The second thing that comes in to go to the permit, we check the box and we go on to the
[1:11:19] flight.
[1:11:20] Otherwise, they're going to be looking, frankly, to me saying, the direction, and I don't
[1:11:24] have the public here saying, or it gives you the, why should you be the one who decided, frankly,
[1:11:31] by going to take that position, why?
[1:11:34] We're here, going to the Custom Minus Bowl, S.D.I.
[1:11:36] thing, being 120, going to be 20, it's surely a good thing to compromise, frankly, if you
[1:11:43] We have to give them to them and say, you know what, we don't like the fence, it's us.
[1:11:47] So we've covered on this here, so you don't have to go through a destructionary labor process.
[1:11:51] We'll work with this on another op-amp.
[1:11:55] That's just fine.
[1:11:56] So I'll be right back in about a few days.
[1:11:58] Okay, so hi, I can establish that on 125 feet.
[1:12:03] There are going to be two places in the code.
[1:12:04] I'll show you at the next place we'll put that.
[1:12:07] And then on the comfort level, would you keep the option for deviations about that?
[1:12:30] I'm not quite sure where they've taken the dementia from.
[1:12:34] I just, I hate for the architect to come in and say that it's 115 people.
[1:12:40] We had to do a three-foot parapet.
[1:12:41] But we believe in the negation, and then finally suggest that, you know, I did this, try to keep it at whatever time.
[1:12:51] I don't want to buy it, so we don't go for this crazy.
[1:12:56] Just think the more stuff that's done in our right opens us up to the less bakery.
[1:13:02] So I really don't think that, I don't think this is a bad news.
[1:13:06] I think, I don't think it's going to be written in some residents that are here.
[1:13:15] I agree with you, it's just that any time someone says a deviation or an administrative
[1:13:25] deviation, the perception is that we made some sort of concession to them when we don't
[1:13:32] really have.
[1:13:32] And two sections already opened up.
[1:13:39] Now just, I mean, it's just really, it's Thursday in this game now.
[1:13:43] I can play, but it's a charity golf course or whatever.
[1:13:45] Let's see where I'm going to play that.
[1:13:46] What are they going to do?
[1:13:48] What are they going to do?
[1:13:49] How are they going to play?
[1:13:50] Is there going to be black smoke coming out?
[1:13:52] I mean, we can just
[1:14:00] increase them all right.
[1:14:03] Okay.
[1:14:08] Another issue that they have a gunner file,
[1:14:10] which makes perfect sense is lighting for them to decide.
[1:14:13] So under 19a, we have lighting requirements.
[1:14:16] They really focus more towards streetscapes.
[1:14:19] It's lawful ought to make sense that you have the street lights used to be here.
[1:14:23] But on this type of facility, there are OSHA requirements and security requirements.
[1:14:27] That trucking area, that large parking lot, or some light trucks that are going to become in 24 seconds.
[1:14:33] They need to have light.
[1:14:35] Under your general code requirements, your previous code requirements,
[1:14:38] There's actually a height requirement and some light style requirements that exist.
[1:14:45] I pulled that code forth.
[1:14:47] So it's actually in here.
[1:14:48] So if it's a standalone district, you can have a lighting.
[1:14:51] We added a simple phrase.
[1:14:53] This is a lighting style, standard shape, and consistent with the architecture style and the principal building.
[1:14:58] So if the industrial building is going to be an industrial building.
[1:15:01] The maximum height of on-site freestanding lights should not exceed 40 feet. But this is what is identified in our current code. Is this probably... Is that the standard for parking lights? When you see a mall, there's big lights in a mall, that's probably the light. The light goes probably out of lights. Mark losing those things are probably at 38 to 45.
[1:15:28] So with the LED lights down, they're not as tall.
[1:15:33] So this less intruses again, outside the site.
[1:15:37] Because it'll actually require, if you're probably
[1:15:39] a little of a 14-foot, banks, or the LED.
[1:15:44] Here's a more light.
[1:15:46] Yes.
[1:15:47] Great.
[1:15:48] I mean, I just want to make sure if that's
[1:15:49] because it says, shall not exceed 40 feet.
[1:15:51] So I just wanted to make sure that that would be where
[1:16:15] I'm my mind is I can
[1:16:16] We also put in here because this is the area other portion of the code all outdoor lighting shall be downward directed and
[1:16:24] and shield it as to prevent other parcels from being directly eliminated.
[1:16:28] And again, the more up-to-date lighting standards,
[1:16:32] if you can see it from somewhere else and it's washed in with a property
[1:16:36] you're paying for something in it,
[1:16:38] then we're seeing that.
[1:16:40] Are they going to wash the buildings?
[1:16:42] Are they going to wash the buildings?
[1:16:44] We don't know.
[1:16:48] We don't know.
[1:16:50] We say, I may have not gotten that far along, but I don't know.
[1:16:59] We also identified where outer lighting is provided, the maximum incidental light spillage
[1:17:13] on to adjacent non-SDI parcels shall be 0.2 foot candles as measured at 8 feet above average
[1:17:21] grade at the property line receiving parcel. So this is more descriptive than what
[1:17:26] currently have anywhere in our code but they're going to do a study and show where all light
[1:17:32] adds and if you had a 0.2 foot candle the edge of the property wouldn't be enough light and
[1:17:41] That's what that's showing and you can see there are these plans, there are several hundred feet.
[1:17:50] The Garn house that entry is a hundred nineteen feet from the street and the parking lots are beyond that.
[1:17:57] But that's pretty good.
[1:17:59] So I'm going to see you putting lights along the road.
[1:18:05] That's a discussion. It is a requirement of our code to have lighting on the street, but it gave it some of the state's allocators for a lot of money.
[1:18:15] We're trying to maximize every aspect of the reservation. Some of the frontage requirements, the plans requirement, some of it would be on the other side.
[1:18:46] We're trying to write sizing, again, if we get the clear space for a truck to get in and we could do it on an 11 and a half foot or 12 foot length, at 6 inches or it's actually a foot of asphalt for both lanes,
[1:19:01] a three-course of a month. That's a significant cost.
[1:19:05] So, we have an advantage of infiltrating. We've got our
[1:19:10] nose under the tent and we're trying to make sure that money
[1:19:14] is spent, where it makes the most sense that we've filled out.
[1:19:17] I would expect on this that lighting is definitely going
[1:19:21] to be requested at sections.
[1:19:26] And it would make sense.
[1:19:27] I mean, you've been around the city. It makes sense with these
[1:19:29] 24-hour traffic, and that was a question, but it always has nothing to do with the code
[1:19:44] that we're looking at.
[1:19:46] The state's done a bit preliminary, yeah, state's done a preliminary traffic study.
[1:19:50] There are some turn-late improvements that they're going to do as part of this project, as
[1:19:55] part of the...
[1:19:58] and they, I guess, this type of work will not shift work.
[1:20:05] So, yes, the shift work and then they've got approximately 80 tracks a day in material
[1:20:09] coming,
[1:20:13] but the shift, they have to be rapid and.
[1:20:17] And they potentially have three shifts for this site.
[1:20:23] So, right now, there's the one way out, and there's the emergency access and a great
[1:20:29] estimate.
[1:20:30] I told the developer, and everybody's clear that before additional development occurs here,
[1:20:35] and secondary access but I assume by the way we've identified it and it's some distance
[1:20:44] there.
[1:20:48] I just think did a preliminary I don't have to report here but they did a
[1:20:53] preliminary about what they've got the term movement. Well their projecting is the
[1:20:58] shift change out of the plan, down to the street, out to about nine and all the
[1:21:05] around. But you won't know around two. There's only so far two.
[1:21:11] Are you going to go out to the old route nine of the new route?
[1:21:15] Oh, old route nine. And then they have to go down to the five-day exit.
[1:21:22] Three, 90 miles an hour. Go down that route.
[1:21:26] Please, I'm about to do that in town.
[1:21:32] Under building use, so this will come through
[1:21:37] So,
[1:21:39] under the site plan process, under 19a, under your useless list, there are conditional
[1:21:47] uses.
[1:21:48] It's not clear how you get to the conditional uses, like heavy industrial and SDI as it
[1:21:55] conditionally permitted, but you have to go through a conditional use process.
[1:21:59] So, we've referenced back to the 5.7.
[1:22:05] A conditional uses shall be administered by the Solidarity Review Committee at Versa
[1:22:10] should be appealed to the DEA.
[1:22:13] Initially, you shall be granted as the following conditions are made.
[1:22:16] These would not clearly endanger the public health safety or constitute a nuisance
[1:22:20] of locating or proposing the development according to the plans.
[1:22:23] Information is submitted and approved.
[1:22:25] These would not substantially injure the value of training properties.
[1:22:28] The location and character have developed according to the plans.
[1:22:31] An information approved will be in harmony with approximate plan uses and consistent
[1:22:35] with purposes of the district.
[1:22:36] and use complies with the specific requirements
[1:22:38] set forth in municipal warden, a special exception.
[1:22:44] One of the things that we do not have in this provision
[1:22:49] that we found is that under the chart for allowable uses
[1:22:52] under 19a, for SDI, things like heavy industrial,
[1:22:58] which this is, is a condition we've used on the board.
[1:23:02] I
[1:23:07] don't understand that, we didn't have that as part of this public hearing and section
[1:23:13] of code.
[1:23:14] So we put in the reference back to what the process is.
[1:23:21] On the parking standards,
[1:23:26] we have identified for parking standards and this is at all other
[1:23:30] SD districts.
[1:23:32] All parking, including open parking areas, cover parking areas, garages, low index areas.
[1:23:42] We took out some convoluted language in here, essentially it's telling you to do a landscape
[1:23:48] buffer.
[1:23:52] Parking shall be internally accessed by private driveways such as railways, railways, such
[1:23:57] are available.
[1:23:59] I think on this one they had a draft where I think we want to add the text here in reference
[1:24:07] to internal drives, so
[1:24:13] again, for these types of uses, we're focusing the parking value up in.
[1:24:20] Parking should be totally access, so we're not having multiple driveway cuts focused on
[1:24:26] the driveways, or it's coming off of alleyways or we're for
[1:24:32] special districts that are outside
[1:24:34] of community unit type. That's this particular type. Open parking areas may be allowed unmasked
[1:24:41] On the frontage, if permanent landscaping and screen is provided, or through an administrator
[1:24:47] waiver as a scratch section 1.5, so on a plant like this where they have a lot of
[1:24:53] frontage along the front line and a lot of things that are going to happen there, the
[1:24:57] encouragement is to provide permanent landscaping.
[1:25:00] The permanent landscaping requirement is one tree every 70 feet plus pushes and ground cover
[1:25:09] up to 50% on a 10 foot stretch, but that, if they have that, they don't have to specifically
[1:25:16] put things around the parking lot, and on the outside of the edge, we're done.
[1:25:22] A similar requirement, this is similar to the language that was utilized for rock well
[1:25:28] storage, and you could see up, they actually use more trees than was required back there.
[1:25:33] That doesn't necessarily mean it's going to be a treat, but it is landscape.
[1:25:43] We did not touch the landscape standards that's consistent, so this talks about the buffer and how that gets done.
[1:25:53] Under special districts, there's no provision for signage.
[1:25:58] We reviewed the signage code and we made following recommendations that all these businesses should be allowed to dress signage.
[1:26:05] This is all out in 18A.
[1:26:08] If they have audits, they can put on signage on their audits.
[1:26:11] If they have a band sign which is above the first floor of a building, this is the band.
[1:26:18] They can put a sign.
[1:26:20] We also identify that they can put a monument sign and we're identifying current entries.
[1:26:26] So for this particular site, this allows more flexibility to them.
[1:26:30] Normally, they'd be allowed one monument sign, but these types of plants generally would
[1:26:35] have one entrance.
[1:26:36] It says people were to go, go enter, drop off.
[1:26:41] They could do name plate sign, which would be on the building.
[1:26:45] We also are adding, because there is no sign that has an 18A that can go above the first
[1:26:51] floor of our building, a large building, so we've identified a wall sign, a wall sign would
[1:27:01] a fairly large sign, they have the capability to put it on the set of bill.
[1:27:05] And they can distribute it in multiple signs, but we know that signage is going to be something they want.
[1:27:13] It is the same amount of
[1:27:21] signage.
[1:27:22] So, we have to consider our requirements.
[1:27:26] The building itself and the property itself will all be this.
[1:27:35] It's in the future possible that this becomes a business industrial plan, and there's directional
[1:27:44] signage that would occur, or there's intercession, I'll say, but we have provisions in the
[1:27:49] code for those types of stuff.
[1:27:53] Able 22, Special Business District Standards, does not change.
[1:27:59] 23A, SDI standards, these are for the standards within an urban area, these did not change, so
[1:28:06] So if you look at the front setbacks, they have maximum front setbacks.
[1:28:11] 23B SDI standards, these are all new, so we took the A standards and we essentially
[1:28:19] modified it so that all the front setbacks are rear setbacks that are building to the
[1:28:25] street were requiring the pushback.
[1:28:28] So we have 30 foot minimums on all of these.
[1:28:31] This particular site plan is over 100 feet from the property line to any of the structure.
[1:28:36] But it would allow them to put a guard house on the culture of the property line if they wanted to put stuff close to the property line, but generally they're going to be sent.
[1:28:47] We've knocked out all of the abilities for encroachments and onings and all of that.
[1:28:52] It doesn't exist for this use. On the principal buildings, we've knocked out store stories because again, those pieces.
[1:29:02] We will adjust the eaves to parapet to 125 feet or through waver.
[1:29:11] We consistent with the changes that we just did from the actual text.
[1:29:19] Lot went, this is a standalone district, so that's not applicable.
[1:29:22] Lot coverage.
[1:29:24] Lot coverage is a building cover under our coat.
[1:29:28] But it's not parking areas, it's not stormwater areas, the utility areas, these are buildings.
[1:29:35] So it's 60% maps.
[1:29:37] They provided us a lot of information because we wanted to make sure we could test all of this.
[1:29:45] On this particular site for phase one, 79% of the site is going to be.
[1:29:53] They have 10% of the site's asphalt.
[1:29:55] Buildings are 7% and they have some concreasants.
[1:30:00] Unpaid areas, all over about 4%. They give us a preliminary sketch of what these two possibly could look like on the site, and again, they're well under 60% for building coverage. So, you look at the buildings right now, they're at 7%. So, they could triple the size of the building, still be well. They can have a lot of asphalt. It's just a roof destruction. So, that's what that should be.
[1:30:31] And the parking and trash and storage and all of those are permitted in all the layers.
[1:30:36] This is an urban environment we would not require, we would restrict it in front areas.
[1:30:42] But in this particular condition, you remember we have some buffering requirements that exist.
[1:30:48] Okay, we're greeting the edge, securing the edge, and then we can do whatever we need to decide.
[1:30:53] So,
[1:31:02] the other questions or comments from the planning commission will
[1:31:10] close the public hearing and entertain a motion to recommend the code amendment to the City Council for the Grants and Municipal Code.
[1:31:18] After 19-A Smart Code article 3.9, Special Districts, Article 6.1, Special Districts SDB and SDI, and
[1:31:29] Article 6, 18-22, 23-16.
[1:31:34] I'll leave a minute.
[1:31:35] There's a motion in a second.
[1:31:37] On favor say aye.
[1:31:39] Any opposed?
[1:31:41] Thank you very much for the discussion.
[1:31:45] Thank you.
[1:31:46] If you have any questions about any of the stuff coming through, we can move quickly email me, follow me, we can say a time signal through.
[1:31:57] There's a lot of information coming forward with this and we're happy to get you up to the interval.
[1:32:02] Thank you very much.
[1:32:08] There's one more item on our agenda, the Gypsy Utilities Water Booster Station.
[1:32:18] So as you heard, clay companies are going to have to do some improvements to support
[1:32:23] this.
[1:32:24] And JUR has submitted for a site plan router to show that they're going to be putting a booster
[1:32:30] station over a center.
[1:32:32] It's the side where Chick-fil-A is, more or less, but the area that's not built to write
[1:32:38] south of Chick-fil-A.
[1:32:41] There are some technical items that still need to be resolved.
[1:32:44] Those items include a copy of the easement agreement between JUI and the owner, I start.
[1:32:51] We are also waiting for a survey to demonstrate the location of the booster.
[1:32:55] Now, I included a map where more or less it shows you location where it's going, but
[1:33:01] they're completing a survey and not a survey. So we'll have that soon. We're also requesting
[1:33:07] for the booster to have an address. So they're also working through those avenues now to make
[1:33:12] sure that it's addressed. With that being said, I'd like for you to look at the survey that they
[1:33:19] have included or the vaccination survey. You'll see that the booster station is actually going to be
[1:33:27] around it. It's going to be a building structure, so it's going to look like a small house.
[1:33:32] We're also going to be adding some landscaping, because the location of it is going to be really
[1:33:38] close to Route 9, so we've asked them to soften the edges by the landscaping.
[1:33:49] What do you have there?
[1:33:53] So, planning commission, this is coming to you because the parcel on the zoning requires
[1:34:00] is the planning commission to make a decision whether or not the public hearing for this.
[1:34:05] This is in an established subdivision, it's a lead project.
[1:34:10] So that's the first to make sure that it's happening and that's in a public hearing.
[1:34:15] If this was under 19a, they would rezone a spark code, be able to run this through as a site plan.
[1:34:24] And if there's any questions to this, I mean, we provided them a sketch about what this little
[1:34:31] building could look like, they liked it, they're going to build it from the other side of the road.
[1:34:37] And the boost station of this will do, they will actually provide additional pressure to, not only this commercial subdivision, but for extra crossing.
[1:34:47] The pipe work you've probably seen them coming down, build, build your head across the room, it's all part of this.
[1:35:12] is there a motion to approve the site plan for the juxtaposition for the motion?
[1:35:22] Is there a second?
[1:35:25] Second.
[1:35:27] Any opposed?
[1:35:30] Okay.
[1:35:33] It's like four announcements for the next planning commission meeting is
[1:35:37] 10th at least gathered for one day August 7th.
[1:35:41] The other announcements.
[1:35:43] I'll add that I added a timeline to the handouts that I gave you today.
[1:35:48] Okay.
[1:35:48] The next planning commission we're going to have also a public hearing and that's going
[1:35:52] to be for the rezoning and the land development and the platform for the larger.
[1:35:59] We've also received a request from Dame Red Bulls for a draft development agreement from
[1:36:04] Fire Run.
[1:36:06] They have a draft development agreement at any time they can come in with provisions of
[1:36:12] that.
[1:36:13] It would be at the next planning commission, it could be later on, so you're aware that
[1:36:18] that's out there.
[1:36:20] So the next meeting is showing the fact I'm watching.
[1:36:24] We're getting back our dinner.
[1:36:27] Well, that's what we'll send down.
[1:36:29] I will try to get the, we've gone through
[1:36:32] and we've provided staff comments on the land development plan
[1:36:35] and plan in the zoning application for two more minutes.
[1:36:41] So for Gryron, it's part of the career for documents.
[1:36:46] We've identified that it was in the draft agreement.
[1:36:48] We'll see.
[1:36:51] We'll see.
[1:36:51] They prepared.
[1:36:52] We'll see how that comes.
[1:36:53] Bring pizza to the next one.
[1:36:55] Okay.
[1:36:55] We'll bring it.
[1:36:57] We'll be sure we get the land development plan and plan.
[1:36:59] So the application out for Jefferson Orchard out to everybody ahead of time.
[1:37:04] A few questions.
[1:37:06] Please do that.
[1:37:08] I'll help.
[1:37:08] I think at the meeting and prepare you all.
[1:37:11] There's an audience here.
[1:37:14] Thank you.
[1:37:14] We have to make sure that we're flexible.
[1:37:23] So let's make sure that we're flexible.
[1:37:26] We don't have a multi-billion dollar company,
[1:37:29] we don't have a lot of other stuff.
[1:37:31] We're going to be here.
[1:37:32] So the second part is,
[1:37:34] there's some balance stuff we can get
[1:37:36] as we've been very familiar with in the 7 months process.
[1:37:39] There's some stuff we can do and there's some stuff that we need.
[1:37:47] $10,000 on the site is left here, we're talking about a standing 10% of that on something that's going to affect our community for the next 30 years.
[1:38:01] Anything else?
[1:38:03] Not? Is there a motion to adjourn?
[1:38:06] Okay, it's second.
[1:38:09] Thanks, I need some time.
[1:38:12] All in favour? Say hi.
[1:38:14] Are you a ghost?
[1:38:16] Yeah, we were a bit afraid.
[1:38:17] We didn't hear anything.
[1:38:18] We were a bit afraid.