Some issues worked out of fire, so they asked the city manager to see if they could be resolved and if they could end the meeting.
Right.
Okay.
Is there a motion to accept the agenda as presented?
Motion is there, second?
Second.
All in favor, say aye.
Any opposed?
Okay.
We also have minutes from June 5th's meeting.
Is there a motion to dispense with the reading of the minutes?
The motion is there a second?
Okay.
Say hi.
Hi.
Any opposed?
Okay.
Two hours.
Of course.
I have the Nets Officer and Committee reports.
Do we have any reports?
Okay.
Planning Commission, I just want to provide you a quick update on what we've described as
Project Shuttle.
There's a timeline.
This is actually the name that staff has known this project as since January with Project Shuttle.
This actually works. This is the new industrial development that's coming forward.
Jefferson Orchards wanted to provide you all the timelines so you know what's coming in front of you over the next few months.
So there's an ordinance that we'll be talking about this evening as a public hearing that code text will be in front of you
and then it goes in front of City Council on 718
and then for our second reading on 8-1.
For Jefferson Orchards, there's going to be a rezoning
and a land development plan of flat updates.
Those require a public hearing.
The public hearing will be scheduled for 8-7
here in the Planning Commission.
So you're aware that those will be coming forward.
We've got those applications
in where we're viewing them and preparing comments now.
And then we're expecting a site plan
which was submitted, preliminary was submitted on 6.30,
we're providing review comments.
We expect with this team that shortly after,
this does not require 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 record that.
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 a single public hearing,
and you can see this is like three months.
There's nowhere else in the country that can do this type of expedited process.
So just so you know that that stuff will be coming forward.
So our next planning commission meeting in August will have a lot on the agenda.
We'll get that stuff out to everybody.
If you have questions, ask us.
And then it will be going on to the council,
And we're expecting that all of these approvals with all the public hearings and first readings and notices, it'll be at the beginning of September.
All the stuff will be through the process. But most of your work will be done in August.
If things change, we'll let you know. But that's just critical for designers.
I believe that's the planning commission we've had at the section.
We went to the presentation and judge's torture quickly became top power.
We had been really working on this since January.
I got the opportunity to fly to Mississippi to look at their plant in February.
I don't know how many of them they were, personally only.
Very confidential. They hired a company named Deloy.
Their site selector paid about half a million dollars within the term of the site.
They are approximately, they did one, some of these two, almost 500,000 square feet.
They are advanced manufacturers. They turn rock into insulation.
They're internationally known as rock wool.
The United States are known as rock wool.
Great market.
That's all over the world.
They have a 48% market share in Europe, trying to grow their North American presence,
with their biggest investment in companies' history.
About $150 million dollars for phase one.
Part of the project through the state coming to the council,
state is fronting the money in mason sewer, water,
the water, natural gas of the route nine quarter.
This negotiation actually administered a water, road, and sewer project in more control
so that all three of those projects can be in one construction project.
Their support year back in 2012 was resettled, if you remember, Prince of District.
A third of that, below us and there, was no SDI, Special District Investor.
Out of the judge's orchard, about 200 acres should be SDI.
They were buying about some 135 acres.
And that was one of the things that attracted them to it.
It was already its own industrial.
The first phase is when you employ a hundred people, that this includes a construction
construction is about a two and a half year project that leaves a remainder of 70 acres
of Jefferson Fortress to be redeveloped.
of the infrastructure on the air, but a long order from Jefferson to Portrait Allway
into town trying to get confirmation that on July 18th
that a memorandum of understanding
received
about one percent, which received one percent of the total contract costs,
a project cost capped at $1.5 million.
Thereafter, this city will be in no tax.
The highly agreement between the county, the board, and the city that gives them property tax relief for a certain number of years.
And then the STI is the first step.
STI was basically created in the vacuum in 2012 without anything to use at the end.
And going through the STI now with a real user, for example, and I'm not sure Edward
and we have a go through everything, there were some, just, there's any work that's
in a vacuum without any users in mind, just some amendments that you may, you may,
none of them are crazy, just some amendments that need to happen in order to get it done.
For example, STI is assignments to signage.
Well, they'd like to have a sign.
Of course they would, but as I kind of looked up in there, we've got a SAC, a SAC is based
upon their air permit.
What I asked about environmental concerns, they have to have a federal and state air permit
or they can't get a building permit here at the city.
They are buying the land and they're actually doing the site work starting in October.
They don't think they're going to get the air permit in February.
They're taking the risk thinking that they're going to have preliminary discussions with the feds
and they are confident that they are going to get the air from it.
They want to start doing the dirt by about October.
Thank you all for your efforts in making this happen.
Those without saying it took a lot of work from not only hours here or done at City Hall,
but just quite sure you sleepless nights and phone calls and all, but really do appreciate that.
That's a good thing. I think that over the next two and a half or three years you might have some audibles,
big cups and changers, but I think overall I think it sets the city up in order for future economic development
and to provide safe quality management and non-management jobs.
Absolutely. I think it was at 150 jobs or so, once it's done. And then I guess you also have the potential for follow-on type of projects.
They have done that in Mississippi, right now in Mississippi is their plant in North America.
They have expanded their product line to make it a product that is fire resistant, fireproof.
Like BMW, Audi, all the major European companies in Europe use this product.
product, they put it out to production documents in Europe, they don't put insulation in Europe.
In Europe, raw wool is insulation.
We think there's a market here.
The other thing that attracted them to this site was the possibility of having railroad
square at the Class 1 railroad.
We've received any information on how their other builds were by the public.
Did they have any test stories, heart stories, things that a planning commission should look out for?
We did inform them on Friday, equity announcement came on Thursday, questions that the golf
force or whatever, we did inform them.
We think, how far does our job do it?
Did we need to put out a one-page back sheet to the back sheet?
If what we're doing, here's what we need to do, gears, they need to be engaged.
They
need to email back.
And so we absolutely agree with that for working public education.
Mississippi, look at their press release.
It was very,
I would say only down there.
And you have a stack that it basically seemed it was invisible when I was there.
But the gentleman said that if you go above the stack, it's about 400 degrees, blowing worse air.
Basically, I can say that the dome and other materials and big furnaces comes out like fire
optic, and it's a violation.
Could
you see that gas bill?
Could you see that gas bill?
Any other items for the report?
Any questions from the mission?
Thank you very much.
The
questions will move on to the next item on our agenda.
the proposal vision to the new community special district.
Right
next on this one?
Yes, actually, Edward has a report that is going to present for you guys on this one.
So I'll go ahead.
The commission, we just need to open this as a public hearing.
So this is a public hearing and it's been noticed out in the paper.
So
we need to open it up as a public hearing.
Okay.
to officially open the public hearing or the proposed revisions to the new community special
history.
So, Slang Commission members, we've got the text in here and you'll see there's a lot
of underlining and crossing out.
Starting back in January, we started to look at SDI, that's specific to the question
of how do we use STI in a special district in one of these communities?
Bringing the last time to the Planning Commission meeting, we were showing you how that kind of laid out pieces.
Special districts within SmartCode New Community are identified, one, in new community types.
So that's how communities form at a community scale, or at a regional scale, and then at a community.
So when we looked at new community types, there's a couple of things that are within
this report that we just wanted to outline that we were targeting and trying to achieve
and prove within our code.
So the first thing you'll see within the whole code, we actually have revised it.
So anything related to Special District is identified as Special District.
The code has some language text about Special District SB, SDB, STI.
but under the code we just cleaned up those pieces.
We also wanted to differentiate between a special district
Within a community type at outside community.
So the code does allow for you to have up to 20% of a neighborhood dedicated to a special district,
like an industrial district.
So you could imagine Beltline at the foundation of Corwin of Branson.
That could have been a special district industrial and industrial uses could have gotten there.
You also have places that are on the edge of town.
And we were looking at
items out on 16th Avenue.
If the recycling, mental recycling,
and you also have the universal forest products,
they could be outside of community district.
Under the code, what we identified is that there were maximum areas
that those who were permitted,
but they had not identified intervals.
And one of the concerns we had is that if somebody came in town
and they had a 20 by 100 foot lot,
And they wanted to get special district because they wanted to do an industrial use.
You could do that. You could apply for that. But it didn't make sense because the uses wouldn't be conducive to that.
And that's not what this district was actually intended for.
So we identified some both for a business, a special district business, which could be warehousing, logistics, an office park,
and a special district industrial, which is the heavy industrial and manufacturing businesses.
We identified that there would be a minimum acreage within a community type and a minimum acreage outside a community type.
So within a community type, you could have up to two acres.
You'd have to have a minimum of two acres within a community type and a maximum of 20% of 100%.
So this would allow for us to utilize Special District.
And when you look at two acres of a business park, that ends up being something like two
city blocks.
It's a little bit larger than normal blocks, so if there's especially a housing piece
that needs to go in town, it could happen.
And also looking at the industrial, a minimum of four acres within a community type.
So universal forest products could be a standalone community type because it's greater
than 15 acres outside.
Or it was combined with, let's say, Fairfax Crossing for planning purposes.
It also would be at the 20%.
So there's a choice of things that would be inside and outside.
So we look at those.
That's what we wanted to day-free and change between that.
We also wanted to make sure that on the periphery of our communities that somebody just wouldn't spot zone
and say, I have a half an acre outside.
I don't want to deal with community.
I'm just going to do special districts.
So we wanted to go and just add some of those protections because we're in the Cobra trying
to establish communities.
We also added some clarity under special district business.
So these are business parks, warehousing parks, very similar to what you see at the Jefferson
County Industrial Park.
We wanted to make sure that that was mapped, that it shall be mapped adjacent to a village
or town center.
That's to meet some of the other policies.
And so, again, you just wouldn't have an office park
in the middle of nowhere.
It would be an office park adjacent to things
that would have hadable uses.
An office park would be adjacent to some place
that there'd be a potential for a hotel or a potential
for a restaurant or a potential for housing adjacent to it.
For a special district industrial, it could be,
it's only identified here that it could be mapped.
But it gives a choice for a restaurant.
So that's why we wanted to iterate for AHA
between the community types inside and outside.
And we also wanted to define the relationship between community types.
So that is everything that's under special district allocation.
Under the rezoning for Jefferson Orchards,
they will be submitting, or they have submitted, and you will be reviewing
special district industrial outside of community type.
So it's greater than 15 acres, and it's less than 200.
And it's going to be a standalone district. We'll show you as we go through the code with that to be identified.
We then actually looked at the chapter Article 6 that specifically dealt with all the standards.
All the zoning standards you would be familiar with with the zoning district.
Article 6 shadows Article 5, which are all your other T-zones.
But there was some misorganization that we wanted to be sure that we calibrated the standards
based off of the location.
So you're going to see within this that when we organized the requirements,
but we also consolidated it for general to all special districts,
and then special districts that are a business part,
and special districts for industrial inside a community and outside a community.
So as we go through those,
We also wanted to make sure that the standards, as we went through, we found lots of tables
and lots of notes in other sections.
We've inserted those references here.
There's no surprises when you read them.
As we go to the package on page nine, you're going to see on building configuration,
general to special districts.
What we have done is we've essentially taken the requirements that were applicable to all special districts
and we reorganize this and we're putting them
in where the places are appropriate.
So as we go through, we identified where
and how we determine building heights,
setbacks, and expression lines.
So their allocated is required at a table 22 and 23.
We've added a new table 23A and 23B.
So we'll show you how that is out.
We've referenced where private frontages are
because it's referenced into the private frontage section
but it was in reference to your chapter in Article 6.
We've now modified the parking standards.
On height limits, we wanted to make sure that under our general code,
it says in stats on how to click on both the height limits.
And we just wanted to make sure that that was here,
because this is a term that would be utilized with these types of users.
There were a lot of descriptive components within the code
that makes a lot of sense for urban infill, business park or urban infill industrial district,
but not for 130 or 150 acre industrial.
So, we've omitted those from the general requirements for all special districts.
We then broke down the special districts.
Based off the timeline here and our experience at this point,
We've identified special district business, so these are S-B-E, and we've pulled the
components that were above to things that we would see that would make sense in a business
part or a warehouse or a client-industrial part that would be within a special district.
So there would be a condition of quarter-lots, and this is language that's consistent
with our code.
There is the ability for commercial uses and ground floor uses and how heights need to be defined within an office park.
That's identified. Again, this is code that currently exists. We just relocated it.
We've relocated the language because lodging is permitted in this use.
It's not permitted in all special districts.
carried the language, the architectural languages, filly languages, the loading areas, and encroachment
language that all was in the general specific, we've carried it now specific to the special
district business. So galleries, arcades, roof pictures, all those components. We could
see that in an office file. We could see that in urban condition. So those are there.
We have reserved seats. We fully expect at some point that there is possibility that special district business could come in.
We could be dealing with users that we need to differentiate between a special business district out in the periphery of the city versus in the city,
which is based on the timing, having gone through all these pieces. So we have a placeholder. That's what that reserve is for.
We've now split special district industrial, so it's specific to inside a community unit type and outside a community unit type.
So if it's inside a community unit type, this could be, for example, the cold storage and belt line.
It could be other industrial uses that would fit within a community unit type.
And again on this one, corner lots, some architectural components could occur here where loading areas are.
It's possible in an urban environment built to the street that there'd be galleries or arcades.
So we've just inserted almost the same language but calibrated it for industrial uses.
And that's for within SIDA community.
Under E at the bottom of page 11, there's a special district outside of community type.
So these are large footprint users that are outside of community type.
What we've seen on these types of users, these are the factories, these are the large distribution centers.
You can drive around the country, search Google Earth and see that generally there's a large production warehouse
and logistic facility in the middle of the site.
It's surrounded by truck storage, factory worker parking.
There may be some out-parcel stuff to it.
It's usually surrounded by a lot of green
and it has security, fencing, and gains of limited access points.
That's the concept of something that's a standalone factory, industrial user,
regional shipping warehousing,
some of the things you may see on the I-81 corridor,
what we're starting to see within the city of Jefferson.
We've identified it in there because private frontages are silent.
We've identified the private frontage that's most applicable to this as a common law.
That means a grassed area with landscape data.
Simple within our code, so we just flat out stated it here.
We've identified that loading the service entries which have been limited to access from internal driveways or internal private streets.
So in a city, we request this come off an alleyway.
In our large facilities, they're secure.
They're going to have one or two points of entry to all their service stuff.
It's not going to come off the streets.
It comes off their control drive.
Under height, we actually are recommending a change here.
But under height, the maximum height which was permitted under the SDI currently is 90 feet.
We're actually recommending here that, and there will be a change in this language,
that the maximum height shall be 90 feet.
And you'll see if there's an exhibit that shows that.
So that's the maximum allowable under current load.
That would be a by right.
And that would show, that's going to show up in table 23B.
So just a text change here that we'll be making.
Under these factories, there are heights that may need to exceed.
We're finding on this particular one, there will be a height.
So, it's seen, thank you, and it's beyond the status.
Things that are within their system that we don't know exactly what those things are,
but we need to baseline.
So we've included in here the ability to seek a deviation through administrative waiver.
So that would allow for you to receive maximum money.
What that means is that under administrative waiver, staff would go through with the
and there's a checklist of items that would go through to analyze that.
Does it have impacts on the surrounding community?
Is it consistent with the compliance of plan?
So we would go through that checklist and get that through administratively.
So this allows the flexibility to get, if a building has, it's in the center of the site,
if it's far away from stuff, and they need to exceed 90 feet,
we have the ability to buy it by way of money.
The staff recommendation there is to patrol it but also provide the flexibility.
It appears that the majority of the structure for this particular ferroxel is going to be 60 feet
surrounding the stack near the manufacturing.
It may be as high as 115 feet and the stack determination will be based off of the federal air quality.
But it's a small portion of the building.
And again, we –
Why is that to be so high?
I understand.
It's not even going to be the same.
The federal requirements, it has to – what they've explained to us, it has to be up
so high that it can evacuate whatever it needs to get out of there.
Just like a nuclear power plant.
But it's full at a later time.
It is.
So then around – and around – again, we haven't – we've only seen bits and
pieces of this because they've not finalized the architecture, but what we understand
is that around the tower element, there's this multi-story with mezzanines and workstations
and computers and things that are around that stat. The diagram they gave us, because
they're dealing, they're translating, the American engineers are translating the Danish
members from metric. They gave us a tentative dimension of 14.114
.83, which is a really
out dimension and I don't know, but that's why we feel there's ability to add that flexibility
and at some point in the architecture they're going to determine that and it'll be reinforced
in the federal law. But again on this site on 135 acres and the square footage of this
they're going to be hundreds of feet away from a property line. They're not going to
be overseeing the residential community.
Can I ask you a question, so we're
looking at making these code changes for the Special
District so that these industrial-type buildings, so
that they can conform to a code, will they
We still have to have public hearings.
Or once they confirm, 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 our code component.
Special district industrial, special district business, that's the standalone district, that's the standalone zoning,
has to be identified since hiring on your zone.
So what the process will be for this type of development is a developer will come in
and will provide a zoning application and a land development plan and plot.
Both of those applications can be submitted simultaneously as we're going to see that here on this for Jefferson Ortrings.
And it can be approved in a single public hearing.
That's the public input on that component.
Once the boundaries of the property are established,
then these rules and the rules that they'd have to follow up,
that gives them a streamlined approach for approval.
So I guess the reason I was asking,
I wanted to get kind of the big picture first.
So if there is the provision for administrative waiver
after
it doesn't make this area on the map for special industrial district, but there
is an administrative waiver that goes outside of what the code is for conforming to this
special district.
It seems like there wouldn't be that second, there wouldn't be any type of public input
So, there is not an abbreviation.
Let me go through what the general standards are.
So, no administrative waiver shall be approved unless the city manager or his desk needs
to find the administrative waiver is consistent with section 1.2 in 10 of this chapter,
which means it's the end of the zoning code, filling those requirements.
That the administrative waiver is consistent with the comprehensive plan,
so you're not going to get a 2,000-foot tower.
that the Administrative Waiver will not thoroughly, materially endanger the public health, safety, or constitutive public uses,
if located were proposed and developed according to the plans information submitted and approved.
The Administrative Waiver will not substantially injure the value of adjoining property or that the use is of public necessity.
The location, character of the use, gift developed according to the plans and information provided
will be in harmony with our cement land uses, consistent with the purposes of the district.
The administrative waiver will advance the presence of the intended form of the development.
The administrative waiver will advance pedestrian-friendly activity.
The administrative waiver will provide for the enhancement coordination or demarcation
between public and private.
So there's a significant checklist to go through to make sure that they're not bypassing
and that they're consistent with the comprehensive plan.
You'll see within here, within this code, I think there are two or three locations
or would specifically reference the ability to utilize a certain weight.
So height is one.
We could revise the height language so that it's a maximum height and not provide the deviation.
There is a process that we could go through under our code.
We could just set the height.
we could go and identify the height and provide the ability
to the administrative waiver process
that we're identifying here.
It gives us some control.
We could go to the next level and identify additional heights
of that require a special exemption,
which would have to go to the DZA public hearing process.
There could be pieces that would bring it back to the planning committee.
On these, we're trying to streamline this so that one of the things that Rancing can provide
that other communities can identify a clear vision, so it can't be more than 200 acres.
It has to be, you'll see there's certain setbacks.
There's other requirements to it that with that you set a playing field in a way
that when they come in immediately, if this particular user only needed 90 acres, not the
105, and it was on the site where that special district clearly laid out, then they actually
could go straight to site, not actually, they wouldn't actually go through the other
area.
But yeah, I mean staff were completely open to where the comfort level is of this, of
I guess what I'm thinking is, and maybe there isn't, I think from hearing you explain it,
it seems like there isn't giving
a height, or a height limitation, it definitely makes
sense, I think, in having provision for administrative waivers or something like a stack or, you know,
they have it filled in right at the height, but now they have to put in tenants or something,
You know, something that's not, you know,
coming into a underfoot hall building, you know,
this is a stack or an antenna or something.
So on height.
So the rest of the two or some odd acres are left, because somebody did that, is the other
Under your current regulations, within that subdivision, you have 130 acres that are being
identified from SDI.
There's a potential for up to another 70 within that subdivision that could be standalone SDI.
The other half of the property under 200 acres would have to be another mix of uses.
Now, there's the ability for them to do a 40% STI within that.
But under your current regulations, you're limited to a maximum of 208.
Everyone's going to come in and talk about residual property.
You get an accident with the purpose of streamlining and not confusing matters.
If these guys started a sort of top line to do that, they did working on residual property.
What is it, what is it the company grows?
Could anything be beside this property, this property could be a school beside it?
The property owner had to do the heat restriction with the company
for a thousand foot restriction for no hospitals, no schools, absolutely no residential
and any of the property.
What?
And they just in the past figured out that just not great, residents aren't great neighbors because if something happens where they have to go to the airport and start complaining about the airplane landing over top of them and they just in the past figured out that just not great, residents aren't great neighbors.
Because if something happens where they have a labu or something that didn't look extraordinary,
it's called trying from America to start smelling like it's burning down to the town.
Everybody calls. They just call it as the resident.
It's just easier for them not to have residents.
And so the property owners can go to see the private deed restriction with them.
to have no residential and to live in certain schools and hospitals and have a thousand
foot restriction for a couple of years is, but it's
really been a problem in here.
It's
like a sudden transition from one extra telephone.
Of course, the knowledge that you would use for some of the business can get people
complaining about the smell.
It really is the airport, I'm not, I mean,
right now some of the tallest landings, I mean, and you're calling because
there's airport standing over top of the airplanes that you're going to talk to you.
The same thing is going to happen with this company.
And we had a long discussion about that. I mean,
you went down to Charleston at one time, the owner, the company
just wanted any industrial restriction all over the property.
In the city frankly said, we do not think that's good whatsoever, and the property owners said, I'm not doing that.
I would agree to certain uses that, you know, schools, hospitals, hospitals, residents, but I'm not going to need to know.
Our point was, what about the islands, come to a big hospital?
How many are out there?
That would have been restricted under any industrialists no longer.
We also see 150 workers and this factory could be running 24-7.
People need to buy gas.
They can pick up things on the way home from work.
These are the things that are adjacent to this stuff.
We're going to have three years of construction work going out there.
This is a hotel that doesn't immediately go.
I mean, it goes somewhere out there to house these construction workers for the next three years.
And then, you know, the suppliers and stuff.
You have trucks coming in every day.
So there is a long discussion between the property owner and the company about what does this become if it grows up.
And to be honest, we've had a lot of material discussion here of what does the other 207 acres of property grow up.
The property owner is looking to find property to the north, which we'll explain in a site plan,
to extend the bullbar, or the road up to 480.
A road will eventually extend to 480.
So what does all the other property become?
But we've asked the basically punnets.
Just give these.
We cannot, we told them, we cannot meet your schedule.
We get all down on what does the rest of the property become.
Right now it becomes T4 and T5,
which allows a whole bunch of different office commercial life.
Since you
mentioned the airport phenomena,
Is there anything, like, do they obviously wouldn't be airplane there, but are there any other concerns?
And I guess what I'm thinking is would they have requirements for evacuation sirens,
things that could be considered public nuisances that people would be concerned about?
Bill, interesting, under the restatement of the courts, basically the only one they may have held abuses is our residential.
One of the reasons why they wanted it is a commercial kingdom.
Now we're getting into this.
The courts are asking you any question you want.
And you think you should have brought down a preliminary site plan.
But one of the things that we were adamant about is the second future is in and out for words and words.
It's really not a good shade.
He goes up to 480 where the whole sheath was, her knees built.
We have told them that we want that open for the first to see access for the first responders and stuff.
So there's a secondary access in and out.
So the only access isn't over the bridge.
because over a dull freight railroad and dull land highway.
And waiting for the property owner who will not
issue any more building permits with the decision of 278
until they have a secondary interest.
And we're giving them the choice of the 480
for over to the root course, gentlemen's road.
I think I'll be running a black dog coffee shop.
But it's going to be an emergency response
And frankly, for them, a production nightmare, if something happens on that bridge, it's
the other way in now of the plane.
So we've been very clear about that.
The important cycling that's coming in will show that Grant Smith Lane is their emergency
in that.
So they're going to pay them as part of their project.
Well part of it is not owned by, they're going to have to make it so it's traversable, but you know unfortunately not all of the land is in control all right now.
We don't know, we think it's owned by the part of the landowner and part of it by the state.
We kind of have discussions, it's really, it's got ideas like what, 20 foot private?
It's just the way the apple trucks used to go off the farm.
And
you know, during the Plain Purposes in 2012, it was like, well, maybe that becomes the primary or secondary access.
And so, but in analyzing it, it really makes sense.
Now, the road is going in, but the secondary need to go up.
480 or over to 480.
But either way, they just have to do it.
They have to do it before we issue building permits.
It's usual because we require new access.
This
is the site plan, the land development planning plan.
We still, there are things that are being worked out on it.
And the engineering program, the site planning, literally sends us new engineering.
Something gets tweaked a little bit almost every day, so.
But it essentially gives you the concept that,
we'll end development flat and flat, which is the blueish, purpley map.
If you look at the green one,
there's an enormous amount of water that goes into the facility
that's used for cooling that goes up the stack.
They don't have as much sewer going out as water going in.
On the left side of the page, all little broken up buildings, that area is where all their minerals and storage are.
All of the water, any water that hits that has the potential of having the mineral sediments.
And there's a large stormwater pond that goes into, they settle it out, recycle the materials, and then push some of the water back.
There
will be about 80 trucks today, but in and out of the country, so premium long trails and pick up finished product.
If you look at the site from the left to the right, it's a very linear process.
It starts on the very left, that's where they store their minerals.
It goes into the plant, it goes through the process, and then the big buildings to the right,
that's where the finished warehousing product of, that's where the finished warehouse is,
for all of the finished trail doses,
very linear operation.
And the jobs that were down there, the manufacturing plants,
the coffee house behind the computers,
I mean that was the type of manufacturing.
Because, you know, some of the changes I'm hearing,
many of the changes, it was the third part of the engineer,
the project engineer on this review.
So, for example, stuff that keeps changing are stormwater apartments.
Stormwater apartments are different here than there are in Mississippi and in the Chimney Bay Area.
So, for example, our engineers said, if you need to have a bitus whale,
that's what's in one of the parking lots in the middle of Bay Area.
They have the power of a bitus whale to keep the quality of the water.
So this is the type of tweaks and we will keep on getting those tweaks up until the official site plan is middle.
They have been submitting preliminary site plans under the Project Shuttle name,
and we've been giving some comments during this period over the last 6 weeks or so.
They hired an engineer about 1st.
But yeah, I think they're scheduled to have to have something in there, which is very interesting.
This is just one page of the very large package they turned in.
Yeah, there's a 20-some page site plan package we're providing comments to,
and then there's an 80-page or 60-page stormwater plan.
We don't have all the components that be required under this, but we wanted to review it
and get our engineers thinking about it as early as possible
because of their stream line. If you look at the purpleish-blueish plan, that's the land
development plan on flat. This is just one of the diagrams. You'll see. We'll get this
out to you. There's some tweaks that have to happen. The bridge, as you come across,
route nine in the rail tracks is at the bottom. That's that white finger that comes
up. That's the existing DOH right-of-way. To the left of that, where they will
Apple Orchard. Shop is, that's the acreage area that would be stand-alone SDI. And you
can see on the tables, that's counting about 185 acres of SDI. And then the 50 acres is
distributed, kind of, of the T1 is kind of distributed throughout the site. There's
The central spine road that's going to come in, that comes off of that ramp off of Route
9, that has the potential to go all the way up to Pepperstine.
So this is all flat land, then we'll have these two.
To the right or to the east of that access road, you'll see that we have the transit
stop that will show up on the site plan, that's at the bottom right, and then
you can see what they've done. They've utilized the Village Meeting Intensity, which allows
them to maximize T4 and T5 uses, which are the uses that get them out of a lot of the
residential forms. They can do shops, offices, all those pieces. And again, this is conceptual,
but they try to utilize as much of the existing information from before the stream
But you can just see what could be laid out there.
I fully expect this to change as we're finding more information on about the utilities.
Some of the green areas are actually ideal utility locations and we'll have service utilities first.
So the other side will be redeveloped.
As you go up that spine road where that curved component is,
There's another 40-some acres that they're in the process of trying to acquire.
And again, it's not outside the city, but something that eventually will get planned.
And we've got, you'll see on the zoning, there'll be additional connections that weren't possible before.
Because for the next phase, even if they wanted to do a hotel there, they had to figure out how to get a second access.
So it's either going to go across to the black belt coffee shop, or it's going to go north.
So there are different ways to do that.
Let's talk about the street a little bit. As far as the passage of the state,
we're on Fort
Avenue from the bridge north.
Their template in industrial access right now is two travel lanes with two four foot travel barns.
I'm going to show you this template. We've been in discussions with DOH
about essentially two 12th foot, two 11th foot travel lanes,
The state hasn't been seared off by that, and they actually offered us the ability to administer it.
But while this project, while this company is, you know, looking at their property loan,
we're trying to look at the entire property.
And if we're going to spend money, frankly, this becomes a really important spine street
in our neighborhood.
So you don't want an industrial access road.
The other thing that we're pushing, which the company, the get-ask-us,
if we consider on the other side, as they don't want to go the driveway,
around that bike path is right next to this.
And we would like to have the bike path extended on the street
They will eventually connect to 480.
They understand for a long time that they've been trying to push for a bike path down to 480.
This would get you, this would start that process.
So now it's not if there's going to be a bike path, it's just what's on the street is the bike path.
There.
They were pitched to the left side because we just know there's only going to be two driveways on the left side of the road.
On the right side, there's more conflicts.
They are concerned about a bike path from that side because they don't want their
killer trucks to make a left turn and go like that.
Frankly, as long as they're like that, I'm not sure if they're going to like that path.
So that's part of the template that we're meeting with the state of Mississippi now.
This project is required to have a sidewalk like any other views you have in the city.
So under your land development regulations, this road would be two travel lanes, determining
the width to figure out.
I call the trail a truck trail?
Yes.
But there has to be one.
The what?
But it has to be one.
We're going to have to track the trailers on down that road as well as all the details.
Yeah.
Yeah, so under your zoning requirements, 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
design speed.
How fast you want the trucks to go.
All your city comprehensive planning ordinances would push us to the narrow one, but I can
talk about the design.
There's some ways we can do to accomplish what we want to do.
And our co-op, our financing system for the state was going to build in the first place.
This is what we've asked for, is a wider medium in pedestrian access on the sides.
So we're not asking to reduce the lane any more than what the state was going to build.
They had requested, however, that in the company that there be a couple left turn lanes into the driveway.
So the state would build a three-lane roadway, and they'd be really wide lanes, and it'd just
be this big strip of asphalt, not dissimilar to Fifth Avenue.
So they'd do five lanes, they'd do three lanes.
So just drop two lanes off of it, and then they'd go find ponds wherever they could
put ponds.
What we're saying is that under the city ordinances, there are actually some good
things that help them.
One, the two travel lanes are required.
Everybody agrees there needs to be two travel lanes.
We're actually suggesting to invert the travel lanes
into a center median,
that all the storm water could be kept
within the right of lane.
And we've got examples of really high-tech things,
but we also have highway examples
that are low-tech to accomplish the same component.
That center median gives you the opportunity
to insert certain lanes in the future,
build them as you need them.
It also gives you the opportunity
because you've got some more breath on the road on the truck's move.
It gets, it gets, meets the truck requirement, but also gets to the west.
The city requirement also is that they'd be curbing in a planter strip.
So, we're working through what that is, that's a requirement
for the adjacent development to build.
You'd like to at least get them locked in on their axle site.
If we get them on the other side of the road, great, get them growing.
And then the city ordinance would be sidewalks on both sides of the street.
Three-quarters of a mile of a sidewalk to two-plane entrances doesn't make a lot of sense.
So we opted for maybe a lesser expensive material, which would be asphalt and would do the bike.
So we're working with the engineers as to which side.
So there will be a new street section that we will present to the Planning Commission as part of the
kind of plaque and part of the site plan that we'll review.
The code allows us to do new street sections,
but it's going to have a combination of trucks,
combination for future grow,
combination for stormwater,
and the combination for bicycle strip disaster.
I'm sure it's on the best of the best
in the design piece, I don't think.
Yeah.
I'm sure a complex like this on new use
so they're going to put the fences up.
Yeah, we have sent them that information.
So on this particular facility, they're going to have a fence along parallel to this brand new road and then the entire perimeter of the site.
So they have their entire, once, they have a guardhouse, which is at the northern entrance.
That's a really wide entrance and then they have a keypad at the southern entrance.
So this will be secured.
They came in, they said we want, we'll do six foot vital coded and we want our two feet of barbed wire.
See that code doesn't allow that.
We're working with them, we're showing them, we've shown them the other things.
They've agreed, at least conceptually agreed to fencing along the front that's not chain link and working on the outer edges.
They're pushing for barbed wire.
they're pushing for chain link, they want it to be HD, all that stuff.
So with this, all this stuff is open, and it's SDI, we might give a waiver for that.
No, we've not put that in there. Under your code, under the fencing requirement,
you can provide a waiver for chain link fence along the front of your zone for industrial use.
The maximum height you're permitted is 60. There's no provision for both.
So we're working with their design team. I know it's going to come up. I told them that that is a code ordinance change if we need to change that.
And they've already been through all those pieces. So their pressure is working on what they need for security-wise.
They're looking at actually at some topsoil. They're looking at burming possibly along that front area.
So a six-foot fence would actually be a taller fence because it burned.
We're working. But I expect that to come back at some point.
We've told them no barbed wire and maximum 6B.
It's really important for that road, and that's why we're pushing for not having an industrial
access road, they have a real treat. It's really important when that frontage has a nicer
fence, not barbed wire, than where it relates to.
But you also have to take into consideration what they're building, what they're producing.
No.
I mean, they have it, obviously, if they've already planned for a guard shack and a keyed
the entry.
So why would we not entertain allowing them to do that if they put the taller evergreens in front of it, to hide it?
What compromise that we were talking about was for that front and the side, frankly, build
our wire and have the security fence, and basically on the west side of the property,
where it's a quarry and vac.
What is there to burn?
It's a good way of losing some of their soil.
But you can do it.
You can do it.
Yeah.
You can do that in some conditions.
It's landscaping on those sites.
It's a ground-field site, so they have given the voluntary mediation program, and they've
taken all that soil, burning it and capping it in the orchard.
So it's a ground-field site.
We've not seen a landscape plan.
I would just suggest not cutting them off with what they want to do if they can,
if some kind of electrified fence at the top or whatever,
something to keep people from climbing over the fence but putting some kind of
landscaping that covers so that you don't see it.
You've got a a
a bazillion dollar company coming in here.
To me that there's ways to work around this.
We agree we have told them that for example federal government is not allowed
to apply anyone. But I'm talking like the the only thing that's coming to mind
is like cow fence, that's what's coming to my mind, I don't know why. But, yeah, something
just let them have something to wear, they have something nice, and then extra security
measure.
I'm sorry. Whatever.
No,
protect the frontage and then on the back and the west side.
Do whatever.
Well, yeah. I mean, obviously there's a reason.
But that's important. Or, you know, if you say you don't want to know,
we
know that there is no bar bar. That includes...
What does the plant in Mississippi have?
I think the Mississippi is not in jurisdiction.
Well, okay, but that's fine. But is there, I mean, is that why they're trying to push
for the bar bar because they have it down the drain?
The demands that you plant in a zero-off state, zero-off state, literally to the entire plant
is there.
Okay.
So, we have provided trash here with offensively. And we opened the door and said, our biggest
concern, we think the biggest concern of the planning commission and the council
So it's going to be what that frontage is, a $150 million plant,
an international thing, what is that streak going to look like?
That should be our biggest concern.
And if they have recommendations for revisions of the code,
we bring them back to the planning committee.
But it's going to require a coaching.
And we have time because we're talking about at least a year
and a half before they're at that point,
and they'd be putting things in our system.
So I think that's a very reasonable approach and almost putting the ownership on them, save
a cave.
Here's what we don't want.
Here's what we're trying to accomplish.
Tell us what you think.
What would you want, you know, how could you do this and still accomplish it rather
than us kind of coming up with, you know, I think the firm is a great idea right
now, but, you know, if they walk in with something better than the burn, then that's better for
us.
My statement is just be open to whatever they want.
Right.
You know, I mean, yes, it has to have its guidelines.
It has to be within certain state, federal, city regulations.
But just be open.
I mean, they're coming into this very tiny community in the scope of it.
That's awesome.
Right now at Ormless is not having avenue to allow barbed wire.
Well, but if they don't necessarily have to have barbed wire,
but if they feel they need something up there to add a second measure of security,
just be open to what that is and being able to potentially hide it with landscaping.
Because I know that there is a plant with something down in front-royal
or going down to front-royal, I don't know.
what the name of it is. It sits way back off the road, but it's not too hot. It's another
one that's down there. And they have the security type fence. I don't know if it's barbed wire.
I didn't really look that close, but they have all the tall green evergreens in front
of it to hide it. And you can barely see whatever this secure, and it's not barbed
but it's some kind of an electrified, it's an added security measure for that.
So it is, but yeah.
So we're expecting to hear someone's back from, they're going to push and we've used this a lot of time on fencing.
They'll actually have a plan on how to incorporate this with this.
We always want to make sure that the public frontage is because, again, this amount of
investment that the state and the city of Maine have to make, the other side is going
to apply.
And we want to be sure that what comes in next is even better than what we want.
We're going to
be very, very compromised with the land.
Yeah, I mean I don't know what you guys have written to me. I've said I've been with them when they turned on the barbed wire.
Like I said, we want to protect the cottage. We want to protect and make sure that we consistent.
Whatever you want to do, left side or the back side, we're open to.
And I still believe me.
I just had to voice my opinion on the open.
Well there you go.
But that's how we secure it, because somebody can go and load up one of those train cars with explosives and have to go off at Union Station.
Don't give these guys the behind the scenes.
No, I'm just saying, I'm just saying.
These don't need to be that secure.
This particular group is very pragmatic.
They hear those things and they, they're mine.
It'll come up in the meeting.
That's just for nobody else.
Going back to the ordinance, I don't have clear direction on the planning commission's
thought on height.
We could establish a maximum height and based off of the little sketch that I've got 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.
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?
Don't have that.
Yeah, they'll be FAA components.
Okay.
This is not the stack.
The stack is going to be considerably higher than this.
The stack meets you 25.
Up to you 25.
Okay.
And meet the federal air quality requirement.
Okay, but still, they've got to do something for air travel.
And the air guard were required to insert an air pack.
Exactly.
Well, OK.
Oh, so.
I see 131 of them, too.
Yeah, right.
It'll get some really cool lift over there.
That's how it was being displayed here for many times.
We'll go from 25 to 225.
OK.
You won't know, though, that way.
So the stack, though, I'm glad you mentioned that,
because I was thinking that the waiver, the administrative
were covered the whole extent of even the stack.
The stack is exempt from height, bell freeze, spires,
those sorts of things. It's the non-happier one.
Okay. So if they had a, because we had
asked them on the stack, it could be structurally
they have a box all the way around at the post, and on
the factory area they could have told us, they could have been a bunch of pipes
tubes on the top. That may be exempt from the under our site.
But when we looked at it, and you can't quite see it all here, but in the little diagram
they have on their site plan, here are all these little floors, and in the little section
there's a little office up there, and there are places that people have to get to
and part of their daily routine they would be into. So they may not be
conditioned space, but their space counts as a floor. So we've removed floors
because in an industrial, like the warehouse space is going to have a 60 foot, 60 feet to the top of the roof.
It'll have a clear space, probably 50 feet, and it may be one foot.
In the stack, they're going to have, let's say, 25 floors, but they're all miscellaneous, a little tiny.
So in the industrial and manufacturing floors, it doesn't translate well,
as it would for an office park or the office buildings, housing, those sorts of things.
So in this one we've just termed it as height.
90 feet is the maximum height that we've shown or has been shown throughout the land development regulation.
So that's where I started it there.
That's where the 90 comes from.
The maximum that we've shown.
I don't see any prohibitions within any of the other language in the codes, set a height limit for the city.
I don't think this room is going to be empty.
I think you're going to have people that are against the actual gas line coming in here.
and you're going to have people that are very concerned about the environmental error from it.
More openings if there is to discretion, I think there's more opportunity that there is for a challenge.
I would like, if we're going to do this, you know what's different between 19 and 100,
when it comes down to it, when a district is only to itself.
So we increase that by right.
There is no discretion anymore.
The second plane comes in to the building permit.
We check the box and we go on with the flight.
Otherwise, they're going to be looking, frankly, at me saying,
discretion, and I don't have the public here saying,
well, what do you choose?
Why should you be the one to decide?
And frankly, I'm only to take that position.
Why?
We're here.
We're going to customize this whole STI thing.
They need 120.
220. It shows a good faith compromise, frankly. If we have to go up to them and say, you know what, we don't like the fence, it sucks.
So we compromise here, so you don't have to go through a discretionary waiver process, but work with us on another topic.
That's just fine.
So I'll be back.
You can come back very few days.
Okay, so hi. I can establish maximum height of 125 feet.
There are going to be two places in the code. I'll show you the next place we'll put that.
And then on the comfort level, would you keep the option for deviations about that?
Completely from the text.
It's 125.
It's 115.
Yeah, it's, they've provided a diagram which says 114.83 feet.
I'm not quite sure where they've taken the dimension from.
I hate for the architect to come in and say that it's 115 feet, but we had to do a three-foot
parapet.
Well, we looked at the mitigation, and then finally suggested them, you know what, we
did this, try to keep it at whatever.
Well, it was 125, so we didn't have to go through this.
It's crazy.
We just think the more stuff that's done in our right opens us up to less.
So I really don't think that, I don't think this is a bad view.
I don't think it's going to be raised in residence that are here.
I think it's going to be, this room is not going to be empty anymore.
I agree with you.
It's just that any time someone says a deviation or an administrative deviation,
the perception is that we made some sort of concession to them when we don't really have them.
Two extensions already opened up.
Now, just, I mean, it's just literally Thursday and this came out, I can tell you, but it's a church,
we've gone forth or whatever, what's the environment like that?
What are they made of?
What are they produced?
How high are they going to be?
Is there going to be black smoke coming out?
I mean, is there going to be just
increasing of a rate?
Okay.
Another issue that they have identified, which makes perfect sense, is lighting. So, under 19a, we have lighting requirements.
They really focus more towards streetscapes and small blocks. It makes sense that you'd have the streetlights you see here.
But on this type of facility, there are OSHA requirements and security requirements. That trucking area, that large parking lot, are semi-trucks that are going to be coming in 24-7.
They need to have lighting.
Under your general code requirements, your previous code requirements,
there's actually a height requirement and some light style requirements that exist.
I pulled that code forward.
So it's actually in here.
So if it's a standalone district, you can have a lighting.
We added a simple phrase.
It says the lighting style, standard Chevy consistent with the architecture style of the principal building.
The industrial building is going to be industrial.
The maximum height of on-site freestanding lights shall not exceed 40 feet.
So this is what is identified in our current codes.
But is that the standard for parking lots?
When you see a mall, those big lights in a mall, that's 40 feet.
Probably the light post probably at Wyase and at Martins and those things are probably at 30 to 40 feet.
With the LED lights down, they're not as tall, which is less than true to the men outside
of the site.
It's not actually required.
You can probably live with a 14-foot fan of the LED.
Here's a more light.
Great.
I mean, I just wanted to make sure that's because it says, shall not exceed 40 feet.
So I just wanted to make sure that that would be where I'm mistaking.
And we also put in here, because this is the new other portion of the code, all outdoor
lighting shall be downward directed and shielded as to prevent other parcels from being directly
eliminated.
And again, the more up-to-date lighting standards, if you can see it from somewhere else and it's
washing over the property, you're paying for something you're not paying for, so we're
seeing that.
Are they going to wash the buildings at night with lights at the counter?
We don't know.
Some of these places do have them.
We don't know.
because they have not gotten that far along.
We don't know.
We also...
But we've also identified here that
where outdoor lighting is provided, the maximum incidental
light spillage onto adjacent non-SDI parcels
It shall be .2 foot candles as measured at 8 feet above average grade at the property line receiving parcel.
So this is more descriptive than what we currently have anywhere in our code.
But they're going to do a study and show where all the light passes.
And if you had a .2 foot candle at the edge of the property, it wouldn't be enough light for the light to decide it.
And that's what that show.
And you can see there, on these plans, there are several hundred feet.
The Garn House, the entry, is 119 feet from the street.
And the parking lots are being opened.
But that's a pretty good distance.
So I'm in the city putting lights along the road.
That's a discussion.
It is a requirement of our code to have lighting on the street.
But again, it's a matter of the state's allocated a certain amount of money.
We're trying to maximize every aspect of it.
There's some of the frontage requirements, some of the plans requirements.
Some of it would be on the other side of the fence.
We're going to develop everybody on the road.
We've got the state highway department.
And now we're trying to thread the needle.
Let's say we don't want your crappy tent on the road.
What's something different?
Like Fifth Avenue,
Prince of runway.
We're trying to right-size it. Again, if we can get the clear space for our truck to get in,
and we could do it on an 11.5 foot or 12 foot length, at 6 inches or it's actually a foot of asphalt
for both lanes, a three-quarters of a mile, that's a significant cost. So, we have an advantage
of infiltrating. We've got our nose under the tank, and we're trying to make sure that
money spent where it makes the most sense and filled out. I would expect on this that
lighting is definitely going to be requested at sections.
And it would make sense. I mean,
you've been around the city. It makes sense with these 24-hour traffic. And they're not
at least, I can't understand where I was talking about.
Yeah, that was a question. It was a task nothing to do with the code that we're looking
The state's done a preliminary traffic study. There are some turn lane improvements that
they're going to do as part of this project.
I guess this type of work, or that shift work?
Yes, the shift work, and then they've got approximately 80 trucks a day of material coming in.
But shift, so there would be traffic down?
They potentially have three shifts for the site.
So, right now, there's the one way out, and there's the emergency access of a grantee smith.
I told the developer, and everybody's clear that before additional development occurs here,
it's secondary access.
I see what you're talking about, sorry.
But we've identified it.
It's some distance.
The state did a preliminary.
I don't have the report here, but they did a preliminary about what they thought the term was.
Well, their projecting is the shift change out of the plan, down to the street, out to about nine and all the way.
But you won't know, around two, there's always a problem.
Are they going to go out to the old route nine and the new route nine?
Old route nine and then they have to go down to the planned exit.
under building use. So, this will come through the
site plan process. Under 19A, under your
use list, there are conditional uses. It's not clear how you get to the conditional use.
like heavy industrial and SDI is it conditionally permitted but you have to go through a conditionally
used process. So we reference back to the 5.7.
A conditionally used shall be administered
by the Solidarity Review Committee. Adverse ruralage shall be appealed to the ZA.
Conditionally used shall be granted as the following conditions are met.
These will not materially endanger the public health safety.
A constitutive nuisance is located where proposed and developed according to the
plans, information submitted and approved, use without substantial injury of the value
of joining properties, the location and character of development according to the plans, and
information approved will be in harmony with the approximate plan uses and consistent with
the purposes of the district, and use compliance with the specific requirements set forth in
municipal awarding, in a special exception.
One of the things that we do not have in this provision that we found is that
under the chart for allowable uses under 19a, for STI, things like heavy industrial,
which this is, is a conditional use, none of it might be
as strange.
I don't understand that.
We didn't have that as part of this public hearing at section of code.
So we put in the reference back to what the process is.
On the parking standards,
we've identified for parking standards,
and this is for all of the S.D. Districts. All parking, including open parking areas,
covered parking area, garages, low-inducing areas, shall be matched from the front end
by street screen or landscape buffer. So we took out some convoluted language in here.
It's essentially telling you to do a landscape buffer.
Parking shall be internally accessed
by private driveways such as railways, rear lanes, such are available. I think
On this one, they had a draft where I think we want to add the text here in reference to internal drives.
So again, for these types of uses, we're focusing on parking.
Parking should be internally accessed. So we're not having multiple driveway cuts.
It's focused on the driveways or it's coming off of alleyways.
for special
districts that are outside a community unit type.
That's this particular type.
Open parking areas may be allowed unmasked on the frontage
if perimeter landscaping and screening is provided
or through an administrative waiver as described in section 1.5.
So on a plant like this where they have a lot of frontage along the front line
and a lot of things that are going to happen there,
the encouragement is to provide perimeter landscaping.
The primary landscaping requirement is one tree every 70 feet plus bushes and ground cover up to 50% on a 10-foot stretch.
If they have that, they don't have to specifically put things around the parking area.
On the outside edge, we're done.
A similar requirement. This is similar to the language that was utilized for rockwell storage.
And you could see they actually used more trees than it was required back then.
That's the necessary need. It's going to be a big tree, but it is landscape.
We did not touch the landscape standards. That's consistent.
So this talks about the buffer, how that gets built.
Under special districts, there's no provision for signage.
We reviewed the signage code, and we made the following recommendation.
that all these businesses should be allowed to address signage.
This is all out of 19A.
If they have awnings, they can put awning signage on their awnings.
If they have a band sign, which is above the first floor of a building,
this is the band.
They can put a sign.
We also identify that they can put a monument sign,
and we're identifying per entrance.
So for this particular site, this allows more flexibility to them.
Normally, they'd be allowed one monument sign, but these types of plants generally would
have one entrance.
It tells people where to go, go enter, drop off.
They could do name plate sign, which would be on the building.
We also are adding, because there is no sign that under 19A that can go above the first floor
on a building, a large building.
So we've identified a wall sign.
A wall sign would be like what you see at home too soon.
That allows, for this size of the building, it's a fairly large size.
They have the capability of putting it on the size of the building.
And they can distribute that on multiple signs, but we know that signing is just going to be something they want.
We have this under our requirements, the building itself and the property itself will all be this.
It's in the future, it's possible that this becomes a business industrial plan and there's
directional signage that would occur, there's intersection off-site, but we have provisions
in the code for those types of signs.
Table 22, special business district standards does not change.
23A, SDI standards, these are for the standards within an urban area, these did not change.
So, if you look at the front setbacks, they have maximum front setbacks.
23B STI standards.
These are all new.
So, we took the A standards and we essentially modified it so that all the front setbacks
and rear setbacks, it's a bit of building to the street.
We're requiring them to push back.
So, we have 30-foot minimums on all of these.
This particular site plan is over 100 feet from the property line to any of the structure.
But it would allow them to put a guard house up close to the property line.
If they wanted to put stuff close to the property line, they could, but generally, they're going to be sent.
We've knocked out all of the abilities for encroachments and awnings and all of that.
It doesn't exist for this use.
On the principal buildings, we've knocked out storeys because again, those pieces.
is we will adjust the eave to parapet to 125 feet or through waiver. We consistent with
the changes that we just did on the actual text.
Plot width is a standalone district
so that's not applicable. Plot coverage is building under our code. It's not parking
areas, it's not store-mortar areas, it's not utility areas. These are buildings. So it's 60% max.
They've provided us a lot of information because we wanted to make sure we could test all of this.
On this particular site for phase one, 79% of the site is going to be.
They have 10% of the site's asphalt.
Buildings are 7%. They have some concreants.
Unpaid areas, all of them, about 4%.
They gave us a preliminary sketch of what these two possibly could look like on the site.
And again, they're well under 60% for a building cover.
So when 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 shows.
And the parking and trash and storage and all those are permitted in all the layers.
This is an urban environment we would not require.
We would restrict it in front areas.
But in this particular condition, you remember we have some buffering requirements that exist.
It's okay.
We're grading the edge, securing the edge, and then Nick can do whatever they decide to do.
Any
other questions or comments from the planning commission?
We'll
close the public hearing and entertain a motion to recommend the Code Amendment to City Council for the Ranson Municipal Code.
Chapter 19A, Smart Code, Article 3.9, Special Districts, Article 6.1, Special Districts SDB and SDI,
I and Article 6, Tables 22 and 23 of the rest of the list.
There's much more in the second.
All in favor, say aye.
Aye.
Any opposed?
Thank you very much for the discussion.
Thank you very much, commissioners.
If you have any questions about any of the stuff coming through,
then we're going to move quickly.
Email me, follow me.
We can set up time to go through.
There's a lot of information coming forward with this and we're happy to get you up to
the end of all of this.
Thank you very much.
Thank you.
One more item on our agenda, the emergency utilities water booster station.
So, as you heard, utility companies are going to have to do some improvements to support this.
and JUI has submitted for a site plan rather to show that they're going to be putting a booster station over at Brown Center.
It's the site where Chick-fil-A is, more or less, but the area that's not built to right south of Chick-fil-A.
There are some technical items that still need to be resolved.
Those items include a copy of the easement agreement between JUI and the owner, ISTAR.
We are also waiting for a survey to demonstrate the location of the booster.
Now, I included a map where more or less it shows you the location where it's going,
but they're completing a survey by a surveyor, so we'll have that soon.
We're also requesting for the booster to have an address,
so they're also working through those avenues now to make sure that it's addressed.
With that being said, I'd like for you to take a look at the survey that they have included,
The booster station is actually going to be surrounded.
It's going to be a building structure, so it's going to look like a small house.
We're also going to be adding some landscaping because the location of it is going to be really close to Route 9.
So we've asked them to soften the edges by landscaping.
So, this is coming to you because the parcel on the zoning requires the planning commission
make the decision whether or not to public hearing for this.
This is in an established subdivision utility project, so that's the first to make sure
that it's happening, not to public hearing.
I mean, if this was under 19A, they had rezoned the spark code,
be able to run this through as a site plan.
If there's any questions of this, I mean, we've provided them a sketch
about what this little building could look like.
They liked it and they're going to build its normal house
on this other road.
And the booster station what this will do,
it will actually provide additional pressure
to not only this commercial subdivision, but for X crossing.
The pipe work, you've probably seen them coming down, milled,
filter it, and we'll cross through, and it's all part of this.
Okay, so what do we have to do with the person?
I mean,
no.
Okay, any questions or comments from the commission?
Is there a motion to approve the site plan for the juxtaposition utility
water booster station?
There's a motion.
Is there a second? Second?
There is a aye. Aye.
Any opposed? Okay.
Thanks very much.
It's like four announcements for the next Planning Commission meeting is tentatively scheduled for Monday, August 7.
Any other announcements?
I'll add that. I added a timeline to the handouts that I gave you today.
Okay.
Next planning commission, we're going to have also a public hearing, and that's going to be for the rezoning and the land development and the cloud.
We've also received a request from Dayline Poles for a draft development agreement from Byron Rod.
They have a draft development agreement at any time they can come in with provisions of that.
It could be at the next planning commission, it could be later on, so you're aware that's out there.
So the next meeting will show up in the pack-out launch, huh?
All right.
Give me a pack-out dinner.
Well, we'll send that out.
I will try to get the...
We have gone through and we've provided staff comments on the land development plan and the zoning application.
It's part of the 3 or 4 documents we've identified that it was in the draft agreement, but we'll
see.
Be prepared.
We'll see how that comes out.
Spring pizza to the next one, okay?
We'll bring it.
We'll be sure we get the land development plan and plan and zoning application
out for Jefferson Orchards.
Out to everybody ahead of time if you have questions.
Please do that.
I'll help, I think, at the meeting, and we'll prepare you all if there's an audience here.
Thank you. I just want to make sure we have a structure with these guys.
I just want to make sure that these guys are good at making something that's for a long time around.
So let's make sure that we're flexible. We don't have a multi-billion-dollar company run over.
It's like a Korean eater.
So that's a point that's, there's some balance.
The stuff we can get if we've been basically
running the seventh month process, there's some stuff we can get
and there's some stuff that we, you know,
they spend $600,000 on a site selector.
We're talking about spending 10% of that on something
that's going to affect our community for the next 100 years.
All right.
Anything else?
If not, is there a motion to adjourn?
Okay.
Okay, a second.
All in favor?
Aye.
Those.
Mike, are you hurt?