[00:00:02]
[ AGENDA CITY PLANNING COMMISSION City Hall - Council Chambers 6131 Taylorsville Road March 14, 2023 6:00 P.M. ]
I SHALL CALL THE MEETING WITH THE CITY OF HUBER HEIGHTS, PLANNING COMMISSIONER.ORDER SECRETARY, WILL YOU PLEASE CALL THE ROLE MR. CASSIDY? HERE.
I HAVE NO OPENING NOR REMARKS AS ANYBODY ELSE ON THE DIAS GUYS.
UM, THIS IS THE APPROPRIATE TIME FOR ANY CITIZEN'S COMMENTS NOT PERTAINING TO ITEMS ON THE AGENDA.
IN HEARING NONE, WE'LL MOVE ON TO SWEAR TO GO.
WITNESSES, I ANNOUNCE IN ACCORDANCE WITH THE RULES OF THE PLANNING COMMISSION.
ANYONE WHO MAY WISH TO SPEAK OR GIVE TESTIMONY REGARDING THE ITEMS ON THE AGENDA THIS EVENING NEEDS TO BE SWORN IN.
SO I ASK EVERYONE TO STAND, RAISE YOUR RIGHT HAND.
TO THE FOLLOWING OATH, DO YOU HEREBY SWEAR OR AFFIRM ON THE THREAT OF PERJURY TO TELL THE TRUTH, THE WHOLE TRUTH, AND NOTHING BUT THE TRUTH, SO HELP YOU GOD? YES, I DO.
ALSO, WHEN YOU COME UP TO THE SPEAK AT THE PODIUM, PLEASE SIGN IN ON THE SIGN IN SHEET PROVIDED AND GIVE YOUR NAME.
UNDER NEW BUSINESS IS A REZONING, THE APPLICANT RIGHT WAY, OHIO, LLC IS REQUESTING APPROVAL OF A REZONING TO AGRICULTURAL FROM A CAMP FOR A CAMPGROUND IN RESORT PROPERTY IS LOCATED BEHIND AND NORTH OF 81 0 1.
UH, GOOD EVENING, UH, MR. CHAIRPERSON PLANNING COMMISSION.
HE WRITES, SO THE, UH, SITE IN QUESTION IS ESSENTIALLY THE 67 ACRES BEHIND CAMPING WORLD AND LOWE'S.
IN THAT, THAT SHOPPING CENTER, IT'S CURRENTLY ZONED PLANNED COMMERCIAL, EXISTING LAND USES JUST FALLOW LAND.
UH, THERE'S SOME WATER RETENTION, UH, PONDS AND WETLANDS THAT ARE BACK THERE.
UH, THE SURROUNDING ZONING INCLUDES PLANNED COMMERCIAL, PLANNED RESIDENTIAL.
UH, I WON AN AGRICULTURE TO THE WEST.
THE APPLICANT IS RE REQUESTING A REZONING TO AGRICULTURE TO EVENTUALLY DEVELOP A CAMPGROUND IN A PRIVATE RECREATIONAL USE AREA.
UM, PER REC, RECREATIONAL USES ARE A SPECIAL USE PERMIT IN THE, OR A SPECIAL USE IN THE AGRICULTURAL DISTRICT.
SO AT THAT TIME, UH, YOU WILL SEE, UH, THE APPLICANT WILL NEED TO COME BACK TO YOU FOR SPECIAL USE PER APPROVAL IF THIS REZONING MOVES FORWARD.
UM, THIS IS THE, THIS IS CAMPING WORLD RIGHT HERE.
THIS IS THE SHOPPING CENTER, LOWE'S.
UH, THE ACCESS, THERE ARE THREE ACCESS POINTS.
UM, THIS IS THE MAIN ACCESS POINT, UH, HERE.
UH, AND THEN THESE ARE ALL PRIVATE ROADS.
UM, BASICALLY FROM HERE, UH, AND THROUGH THE, THROUGH THE SHOPPING CENTER ARE ALL, UH, SHARED USE EASEMENTS ACROSS, UH, FOR ALL OF THE, ALL OF THE PROPERTIES.
UH, THERE ARE NO PUBLIC ROADS REALLY.
ONCE YOU, UH, ONCE YOU GET PAST, UH, EXECUTIVE, AS I MENTIONED, UH, THE ZONING, UH, IS, UH, INDUSTRIAL TO THE WEST AGRICULTURAL TO THE NORTHWEST PLANNED RESIDENTIAL, UH, TO THE, TO THE NORTH.
UH, THIS IS ALL PLANNED COMMERCIAL, UH, TO THE EAST AND TO THE SOUTH.
SO, THE CITY ACQUIRED THIS SITE IN 2015 THROUGH A, UH, TAX FORECLOSURE PROCESS.
UM, WE HAD IT APPRAISED IN 2017, WHICH INDICATED THE HIGHEST AND BEST USE WAS COMMERCIAL ALONG THE I 70 FRONTAGE, AND THEN POTENTIALLY RESIDENTIAL OR MULTI-FAMILY, OR A RESIDENTIAL INSTITUTIONAL, UH, USE LIKE A, UH, A NURSING HOME OR SOME KIND OF CON CONGREGATE CARE FACILITY.
UM, IN THE, THE BACK OF THE PROPERTY, UM, THE APPRAISAL MENTIONS THE EXISTENCE OF, UM, DRAINAGE AND WETLAND EASEMENTS.
UH, IT ALSO MAKES MENTION THAT THE SITE'S LIKELY TO BE DIFFICULT TO, UH, TO DEVELOP.
IN 2018, UH, THE CITY DID SELL THE FRONTAGE TO, UH, GANDER MOUNTAIN OR NOW CAMPING WORLD.
UM, SINCE THEN, WE'VE HAD A LITTLE INTEREST, UH, IN THAT SITE.
UM, AFTER, UH, HORIZON LINE, IF YOU REMEMBER, IF YOU RECALL THAT PROJECT, UM, OFF OF EXECUTIVE THAT WAS APPROVED BY THIS BODY, UH, NOT APPROVED BY PLANNING COMMISSION.
THEY LOOKED AT THIS SITE FOR MULTI, UH, MULTI-FAMILY RESIDENTIAL, AND IN PASSED ON IT.
UM, THE LAND WOULD'VE BEEN GIVEN TO THEM EFFECTIVELY, UM, AND THEY DIDN'T FEEL THAT IT WAS THE, THE RIGHT SITE.
SO WE HAD ALMOST NO INTEREST, UM, DUE TO VISIBILITY.
UH, AND THEN ALSO DIFFICULTY TO, TO DEVELOP.
UM, THERE HAS BEEN SOME INTEREST IN THE PLANNED RESIDENTIAL TO THE NORTH OF THIS FOR, UH, A NURSING HOME AND CONGREGATE CARE FACILITY.
BUT AGAIN, THE VISIBILITY, UH, FROM EITHER I
[00:05:01]
70 OR FROM, UH, OLD TROY PIKE HAS, HAS LEFT PEOPLE JUST DISINTERESTED.UH, IN ADDITION TO THE, THE ROCK CRUSHING FACILITY, UH, THAT IS ADJACENT TO IT, UM, ON THE, ON THE WEST, IT'S NOT, NOT A GREAT LOCATION FOR, UH, NEW RESIDENTIAL DEVELOPMENT.
SO THE CITY NEGOTIATED A LAND SWAP WITH THE APPLICANT.
UM, HE OWNED 30 ACRES ALONG I 70 JUST NORTH OF, OF WALMART.
SO, UH, WE, WE TRADED, WELL, WE EXCHANGED PROPERTY, UM, THIS FOR, FOR LIKELY BETTER DEVELOPABLE LAND, UM, IN THE FUTURE.
SO AS FAR AS SITE CHARACTERISTICS, ABOUT A THIRD OF THE SITE IS EITHER WETLANDS OR FLOOD PROTECTION.
UM, WE'LL SHOW THAT, UH, MOST OF THE WATER COMES FROM THE NORTH, UH, DRAINS TO THE SOUTH.
THERE IS A FEMA, UM, DAM ON ONE OF THE, UH, ONE OF THE LAKES.
UM, THERE ARE ARE SIGNIFICANT TOPOGRAPHY CHALLENGES.
UM, THE HIGH POINT TO THE LOW POINT IS ABOUT 40 FEET.
UM, THE TOTAL DEVELOPABLE ACREAGE IS AROUND 25 ACRES.
WE THINK THAT THE SITE HAS SOME FAIRLY SHALLOW BEDROCK.
UM, JUST GIVEN THE, WHAT WE KNOW OF THESE SURROUNDING AREAS, WHICH FURTHER LIMITS DEVELOPMENT OPTIONS.
UH, IF YOU LOOK TO SEE WAY THEY BUILT OUT LOWE'S IN THE SHOPPING CENTER, SIGNIFICANT WITH FILL, UH, WAS REQUIRED.
THERE'S PROBABLY A 40 OR 50 FOOT, UH, GRADE CHANGE BETWEEN THE BACK OF THE LOWE'S SITE, UH, TO THE, TO THIS SITE.
UM, SO THIS, UH, SHOWS THE TOPOGRAPHY.
UM, THERE'S A RIDGE LINE THAT COMES UP FROM THE SOUTH TO THIS HILL AREA, AND IT'S ABOUT 50 FEET FROM THE PEAK OF THIS HILL DOWN TO, UH, DOWN TO THE, THE FIRST RETENTION POND, WHICH IS THE WET RETENTION POND.
UH, THEN THERE ARE SOME WETLANDS DOWN HERE, SO YOU CAN SEE ON THE SITE PLAN.
AND ALSO HERE, THE, THE PERIMETER OF THIS AREA IS DEVELOPABLE UP TO ABOUT HERE.
AND THEN YOU CAN SEE THERE'S A, THERE'S A BIG CLIFF BETWEEN THE, THE SHOPPING CENTER AREA DOWN TO THIS SITE THERE.
THIS IS HARD TO SEE FROM THE AERIAL, BUT THERE ARE A COUPLE LITTLE STREAMS THAT FEED INTO THE LARGER, UH, RETENTION BASIN OR DETENTION BASIN.
THERE IS A DAM HERE, WHICH METERS OUT THE, THE FLOW TO THE SOUTH UNDER 75.
AND THEN ULTIMATELY INTO THE, THE, EXCUSE ME, I 70, THEN ULTIMATELY INTO THE GREAT MIAMI RIVER.
THIS IS ALSO, UH, WETLAND RETENTION, A WETLAND EASEMENT HERE.
SO ESSENTIALLY FROM THIS POINT WEST, UH, IS REALLY, IT.
IT'S NOT DEVELOPABLE FROM A CONVENTIONAL STANDPOINT.
WHILE WE'RE NOT HERE TO TALK ABOUT THE SITE PLAN, WE WOULDN'T BE HERE.
BUT FOR THE SITE PLAN, SO IT'S IN YOUR PACKET.
UM, THE APPLICANT IS LOOKING TO DO, UH, A, UH, RECREATION VEHICLE OR A CAMPGROUND AREA.
UM, PROBABLY WORKS WELL WITH THE EXISTING CAMPING WORLD, UM, FACILITY TO THE SOUTH.
UM, ALSO HAS A VARIETY OF, UM, RECREATIONAL USES THAT, THAT HE IS CONTEMPLATING.
UM, FOR THIS SITE, UH, YOU CAN KIND OF SEE THE INITIAL LAYOUT.
UM, IN SPEAKING WITH THE APPLICANT, UH, HE IS STILL IN NEGOTIATIONS, UH, WITH THE ONE OF THE PROPERTY OWNERS TO ENLARGE IN THE SITE TO KIND OF MAKE IT, TO SQUARE IT UP WITH THE, THE, THE TOW OF THE HILL FROM LOWE'S.
UM, THE, THE LOW SITE PROPERTY JUTS OUT INTO, TO THIS AREA, PROBABLY MORE THAN IT NEEDS TO TOO.
SO JUST TO KIND OF PROVIDE SOME DEFENSIBLE SPACE, BUT HE CAN TALK ABOUT THAT.
SO AS FAR AS THE REZONING ANALYSIS, UM, THERE ARE TWO APPLICABLE, UH, CHAPTERS.
CHAPTER 1130 AND CHAPTER 1142.
UH, THE AGRICULTURAL DISTRICT.
THERE ARE REALLY FEW STANDARDS ASSOCIATED WITH JUST A STRAIGHT REZONING, UH, CHAPTER 1130, UH, 0.01 STATES, UH, WHENEVER THE PUBLIC, UH, WHENEVER THE PUBLIC, UH, NECESSITY, CONVENIENCE, GENERAL WELFARE, OR GOOD ZONING PRACTICES REQUIRE THE CITY COUNCIL MAY BY ORDINANCE OR RESOLUTION AMEND OR APPEAL THE REGULATIONS, RESTRICTIONS, BOUNDARIES, OR CLASSIFICATION OF PROPERTY.
UM, SO THAT'S REALLY THE STANDARD FOR, UH, JUST A STRAIGHT REZONING.
UM, AS FAR AS COM CONFORMANCE WITH THE COMPREHENSIVE PLAN, UM, THIS AREA IS IN A GROW AND ENHANCED CHARACTER AREA.
UH, SO THESE ARE AREAS THAT WE WOULD LIKE TO SEE, UH, ADDITIONAL ECONOMIC DEVELOPMENT OR MIXED USAGE SHOULD BE ENCOURAGED.
LOW DENSITY RE RESIDENTIAL DEVELOPMENT SHOULD BE DISCOURAGED.
UH, IT LISTS, UH, A SERIES OF APPROPRIATE LAND USES, UH, OF WHICH THAT ARE APPLICABLE TO THIS WOULD BE THE CONSERVATION, RECREATION, LAND USE, UM, LOW DENSITY
[00:10:01]
AGRICULTURAL AREA OR COMMERCIAL BUSINESS.THIS TYPE OF USE KIND OF FLOWS INTO ACROSS ALL THREE OF, OF THESE, UH, LAND USE CATEGORIES.
SO STAFF FIELDS, UH, THAT THE REZONING FROM PLANNED COMMERCIAL TO AGRICULTURE IS CONSISTENT WITH THE COMPREHENSIVE PLAN.
THERE ARE AGRICULTURALLY ZONED LANDS TO THE WEST OF THE SITE AS WELL AS, UH, INDUSTRIAL.
THE APPLICATION THE APPLICANT IS REQUESTING THIS DISTRICT, UM, THAT IS A SIGNIFICANTLY LESS INTENSE DISTRICT THAN THE EXISTING PLANNED COMMERCIAL DISTRICT.
UM, THERE ARE VERY FEW PERMITTED USES WITHIN THE AGRICULTURAL DISTRICT.
UM, SO WE SEE LITTLE DOWNSIDE TO REZONING THIS LAND TO AGRICULTURE.
IF THE, UH, IF THE CAMPGROUND DOESN'T MOVE FORWARD AND THERE WOULD BE ANOTHER TYPE OF USE, WOULD, WOULD REQUIRE ANOTHER REZONING TO COM BACK TO COMMERCIAL MIXED USE OR, OR WHAT HAVE YOU.
SO WE SEE LITTLE DOWNSIDE IN, UH, IN REZONING THIS TO AGRICULTURE.
THE DETAILS OF THE PROPOSED CAMPGROUND WOULD BE REVIEWED AT THE FUTURE TIME, UH, WHEN THE APPLICANT SUBMITS THE SPECIAL USE APPLICATION TO, UM, TO PLANNING COMMISSION.
SO UNDER THE ZONING CODE, UM, THE PLANNING COMMISSION SHALL RECOMMEND TO COUNSEL THAT THE REQUESTED AMENDMENT BE EITHER GRANTED AS REQUESTED, DENIED, OR GRANTED SUBJECT TO CONDITIONS.
THE QUESTIONS OF ME, MS. VARGO, I, UH, ANY INDICATION WHEN THE APPLICANT MIGHT SUBMIT, UH, PROPOSAL FOR THE CAMPGROUNDS? THIS IS FREE ZONE.
SO, UH, THE APPLICANTS HERE CAN ANSWER THAT IN MORE DETAIL.
WHEN WE CHATTED, UM, HE WAS STILL WORKING WITH THE, UM, OWNER OF THE, THE LOWE'S PROPERTY TO SEE IF THEY COULD ACQUIRE ANY ADDITIONAL PROPERTY TO THE EAST TO MAKE ACCESS TO THE SITE FROM THE NORTH A LITTLE BIT EASIER.
UM, AND I ASSUME ONCE THAT IS EITHER DECIDED, THEN THE, UM, SPECIAL USE APPLICATION WOULD COME FORWARD.
BUT HE IS HERE TO, UH, TO ANSWER THOSE QUESTIONS.
SO IS THIS DEAL FOR THE CAMPGROUND DEPENDENT UPON ATTAINING THAT OTHER LAND? NO, WE CAN, SO WE, UH, IF WE, NO.
SO IF WE MAKE A DECISION TO MAKE IT AGRICULTURAL TONIGHT, IT'S NOT GONNA BE, YOU KNOW, BACK OPEN AGAIN.
IS HE, IS HE PLANNING ON MOVING FORWARD? YES.
IT, IT MAKES THE ALIGNMENT ONTO CHARLES GATE ROAD A LITTLE BIT EASIER.
BUT WE CAN MAKE, WE CAN STILL MAKE THE, THE PRIVATE DRIVE WORK INTO THE SITE, EITHER OFF A WILDCAT OR OFF OF CHARLES GATE.
IF, IF HE DOES OR DOES NOT GET THAT ADDITIONAL PROPERTY, IT'S NOT SUBJECT TO.
MR. CASIE, WOULD THE PRIVATE ROADS THAT ARE GOING THROUGH THE SHOPPING CENTER, POTENTIALLY, IS THERE ANY ABILITY FOR THOSE BUSINESSES OR THAT OWNER TO RESTRICT ACCESS ON THOSE PRIVATE ROADS FOR PARTICULARLY LIKE CLASS A MOTOR HOMES? THE REALLY BIG ONES? NO.
WHEN I READ THE, UH, RESTRICTIVE COVENANTS AND THE, THE ACCESS EASEMENT, IT IS A FREE USE EASEMENT.
THERE ARE NO RESTRICTIONS THAT I SAW.
UM, WHEN I SKIMMED THROUGH THEM.
UH, DOES THIS AFFECT OUR YARD WAY SITE AT ALL? NO, THE YARD WAY SITE IS OFF OF, IS, IS, LEMME GO TO, THIS IS OVER.
THE YARD WAY SITE IS OVER HERE OFF A WILDCAT.
MR. JEFFRIES, AARON DID, DID YOU SAY THAT THEY WERE LOOKING TO BACKFILL BY LOWE'S AND PUSH A ROAD THROUGH WHERE? IT'S BETWEEN LOWE'S AND COAL'S.
I THOUGHT, NO, I THOUGHT THAT WOULD BE CRAZY.
BUT IT LOOKED LIKE YOU SAID THERE WERE THREE ROADS THROUGH AND I WAS MAKING SURE WE WEREN'T.
SO THERE THIS LINE, THERE'S A PRIVATE E THERE'S A, THERE'S A PAPER ROAD, BUT THE, THERE'S ABOUT A 50 OR SO FOOT DROP FROM HERE TO HERE.
UM, SO THESE ARE JUST PAPER ROADS.
SO THEY WOULD BE COMING AROUND IN THE FRONT OF GANDER OR CHARLES GATE.
THE TWO ACCESS POINTS WILL BE, THIS WILL BE THE MAIN ACCESS POINT HERE, POTENTIALLY A SECOND ACCESS POINT TO THE SOUTH.
THAT'S THE CURRENT, UM, THE CURRENT PLANS AS WE MOVE INTO DEVELOPING THIS AREA, SHOULD WE START LOOKING AT THE WILDCAT PORTION ALSO? SO THERE ARE OPPORTUNITIES TO PROBABLY DO AN ACCESS POINT HERE.
UM, CAUSE WE, AT WILDCAT CONNECTED THAT, I MEAN, THAT CAN CONNECT ALL THE WAY OUT TO 40, WHICH WOULD OFFER SOME RELIEF ON TRAFFIC.
UM, I DON'T HAVE A GOOD SITE WHEN I LOOK AT POTENTIAL TRAFFIC, UM, CONNECTIONS AND I DON'T HAVE A GOOD AERIAL.
[00:15:01]
I FORGET THE ROAD.IT'S THE, TO THE ROAD TO THE NORTH, I THINK COMES OVER.
THAT'S WHERE I WOULD MAKE WHICH ISN TOO MUCH FARTHER FROM THAT.
SO IF WE, IT'S NOT, UM, IT JUST IS AN EASIER CONNECTION UNDER OR YEAH.
BUT AS WE DO OTHER DEVELOPMENTS, WOULDN'T WE NORMALLY HAVE ROAD IMPROVEMENTS BE PART OF THE OTHER DEVELOPMENTS THAT COME TO THE AREA FOR FUTURE IMPROVEMENTS, WHICH THIS WOULD BE, TO ME, IT, I MEAN, AT SOME POINT WILDCAT COULD END UP NEEDING DEVELOPED, AND I, I THINK THERE'S OPPORTUNITY THERE.
IF, IF SO, IF THERE IS VERY L IF WE WERE TO REDEVELOP WILDCAT AT, AT SOME FUTURE POINT, I MEANT MORE OF A TRAFFIC RELIEF.
THE ROAD ITSELF, IT'S A NARROW ROAD I KNOW GOING OUT.
YEAH, I THINK MOST OF THAT RIGHT AWAY WOULD PROBABLY COME OFF THE WEST SIDE, MAYBE A LITTLE BIT ON THE EAST.
THIS RETEN, THIS RETAINING POND COMES PRETTY CLOSE UP TO, TO WILDCAT.
WE WOULD NEED TO DO A ROADWAY TAKE OR NEGOTIATE SOMETHING WITH THE PRIVATE, WITH THE PRIVATE LANDOWNERS TO, TO MAKE THAT CONNECTION ONTO, UH, OLD TROY PIKE.
CUZ RIGHT NOW, OTHER THAN CHARLES GATE AND THE ROAD TO THE NORTH, THERE ARE NO PUBLIC CONNECTIONS ONTO, UH, OLD TROY PIKE FROM 70 UP TO CHARLES GATE.
AND THEN I GUESS FROM A REVENUE STANDPOINT, AND I DON'T KNOW IF WE'RE ALLOWED TO TALK ABOUT THAT OR NOT, BUT WOULD THIS FALL UNDER LIKE, HOSPITALITY TAXES, LIKE HOTELS AND REVENUE TO THE CITY? OR WHAT MEANS? I'M JUST THINKING, YOU KNOW, LIKE YOU MENTIONED THE CLASS A MOTOR HOMES, WHICH I MEAN, YOU'RE TALKING HEAVY TRUCKS AND TRAILERS GOING OVER THE, THE, THE EASEMENTS THERE.
PLUS THEN OUR ROADWAYS WOULD ASSUME THERE'S SOME KIND OF REVENUE COMING IN SOMEWHERE.
YEAH, I DON'T, NOT IN PROPERTY.
I DON'T, I DON'T KNOW THE ANSWER TO THAT QUESTION.
IF, UH, IF CAMPGROUND FACILITIES LIKE THIS, THE K O A THAT'S, UH, TO THE E OR TO THE WEST, AND THEN THE ENON PROPERTY TO THE EAST, I DON'T KNOW IF THOSE FALL UNDER THE HOTEL MOTEL TAX.
I CAN, I CAN INVESTIGATE THAT FOR YOU, BUT I DON'T KNOW OFF THE TOP OF MY HEAD.
BECAUSE I MEAN, I CAN JUST SUBMIT THAT THAT'S PART OF THE REASON WE DID THE AGGREGATED, YOU KNOW, TRASH CONTRACTS WAS TO HAVE LESS BIG TRUCKS ON THE ROAD INSTEAD OF HAVING TWO COMPANIES IN THE CITY.
AND I KNOW WE'RE NOT GONNA HAVE THAT LEVEL OF TRUCK TRAFFIC, I'M SURE, BUT YEAH, MOST OF THAT TRAFFIC IS GONNA BE HEAVIER TRAFFIC.
I I THINK MOST OF IT'S PASSING BY ALREADY, UM, ON, ON 70.
ON OUR ROADS THAT WE GOTTA FIX.
AND THEN I GUESS, YEAH, IF THERE'S ANY OTHER, YOU KNOW, NEED SAME, SAME CONCEPT ON THE EASEMENT OF WHOEVER'S RESPONSIBLE FOR THE ROADS INTERNALLY THAT'S BEING USED, UH, I WOULD ASSUME THAT'S GONNA BE A QUESTION IN THERE, BUT GANDER'S GOT A LOT OF STUFF COMING IN AND OUT ALREADY TOO, I'M SURE.
THAT, THAT, THAT'S A HEAVILY, HEAVILY UTILIZED, UH, FACILITY RIGHT HERE.
MS. BOGO, UH, JUST REMIND ME TO THE, THE PROPERTY TO THE WEST OF WILDCAT ROAD.
IS, IS THAT AN ACTIVE, UM, I DON'T KNOW, GRAVEL OR YEAH, WHATEVER THEY DO OUT THERE.
TH THIS IS ALL ACTIVE MATERIAL AND IT SEEMS, I READ SOME TIME AGO THAT IT WAS GOING TO BE ACTIVE FOR A NUMBER OF YEARS.
I, I THINK IT WILL BE JUST LOOKING AT THE, THE TOPOGRAPHY AND, UM, THEY HAVEN'T REALLY EXTRACTED A LOT OF ME OF, OF MATERIAL.
LOOKS TO ME LIKE THEY DO MOSTLY SORTING AND CRUSHING HERE, BUT, UM, KNOWING GRAVEL PITS AND, AND QUARRIES, THEY'VE, THEY'VE GOT A LOT OF LIGHT.
THEY'VE GOT A LOT OF TIME LEFT ON THIS SITE.
ANY OTHER QUESTIONS FOR STAFF? THANK YOU, SIR.
WE'LL OPEN IT UP TO THE PUBLIC.
ANYONE WISHING TO SPEAK FOR THE APPLICANT? MY NAME'S MIKE STAFFORD.
I'M THE GUY THAT WANTS TO PUT THE CAMPGROUND THERE.
UH, I REALLY DON'T HAVE A WHOLE LOT OF COMMENTS HERE.
I WOULD, UH, ANSWER ANY QUESTIONS THAT ANYBODY WOULD HAVE.
I THOUGHT I CAN TRY TO ANSWER ANY QUESTIONS FOR THE APPLICANT.
UM, THIS MIGHT BE IRRELEVANT THIS EARLY IN THE STAGE.
UM, YOU KNOW, SOME CAMPGROUNDS HAVE LONG-TERM STAY.
WOULD THIS CAMPGROUND BE SOMETHING THAT COULD BE UTILIZED FOR CAMPERS TO HAVE LONG-TERM STAY OVER PERIODS OF MONTHS OR, UH, WE INTEND TO CLOSE OBVIOUSLY FOR NOVEMBER, DECEMBER, JANUARY AND FEBRUARY AND EVERYBODY WOULD HAVE TO LEAVE.
UM, IT'S REALLY NOT THE INTENTION, UM, ALTHOUGH I'VE BEEN TOLD BY SOME PEOPLE THAT THERE WILL BE PEOPLE THAT ACTUALLY LIVE IN HUBER HEIGHTS THAT'LL ACTUALLY WANT TO PUT A CAMPGROUND OVER HERE, A, A CAMPER
[00:20:01]
BECAUSE, UM, THEY WANT TO UTILIZE THE FACILITIES, YOU KNOW, THAT WE'RE AMEN.OF THESE WE'RE GONNA PUT IN AND IT'S JUST CLOSE.
UH, SO WOULD YOU, WOULD YOU REQUIRE THE CAMPERS TO BE REMOVED DURING THE CLOSED PERIOD OR WOULD THEY CONTINUE TO RENT THOSE SPOTS AND LEAVE THE ABSOLUTELY, BECAUSE WE WE'RE NOT GONNA LEAVE ANYTHING OPEN FOR, UM, ELECTRIC AND EVERYTHING WE SHUT DOWN.
SO WE'VE WINTERIZED THINGS AND GO, YEAH.
ANY OTHER MR. JEFFERS? YEAH, JUST IN GENERAL, ANY IDEA ON MAX CAPACITY? WELL, WE WANTED TO START WITH ABOUT 150 SITES.
UM, AND DEPENDING ON HOW IT GOES AND WHERE WE, WE'D LIKE TO MOVE INTO ABOUT 250.
WELL, IT WAS GONNA BE THOUSAND.
IS IT A FRANCHISE? NO, IT, UH, I INTENDED TO DO THOUSAND TREES, UM, BECAUSE I, I, THAT'S MY GOAL IS TO PUT A THOUSAND TREES AND KEEP IT ON THIS PROPERTY.
BUT, UH, WE WERE GONNA DO A FRANCHISE NOW WITH JELLYSTONE UHHUH
IT'S, IT'LL, IT WILL END UP BEING LIKE, UH, UH, CAMP JELLYSTONE, HUBER HEIGHTS OR CAMP JELLYSTONE, NORTH DAYTON OR SOMETHING.
THAT'S WHAT THEY REQUIRE AS PART OF THEIR FRANCHISE.
I CAN'T, THEY WON'T ALLOW YOU TO PUT VARIOUS NAMES.
IF I'D HAVE GONE AS AN INDEPENDENT, IT WAS GONNA BE CALLED THOUSAND TREES.
JUST OUTTA CURIOSITY, DO YOU ANTICIPATE TO HAVE ANY PERMANENT STRUCTURES, LIKE CABINS OR ANYTHING LIKE THAT? YEAH, WE'LL PROBABLY HAVE AT LEAST, UH, 10 OR 12 CABINS.
UH, THAT'S PART OF JELLY STONE'S REQUIREMENT.
THEY, THEY ARE, UM, THEY WANT, UH, SOME CABINS, SOME PRIMITIVE WHERE YOU ACTUALLY HAVE TENTS AND, BUT THE MOST OF IT WILL BE RV AND CAMPER.
I WOULD THINK THAT THE CURRENT LENGTH OF STAY REGULATIONS WOULD PROBABLY APPLY TO THOSE CABINS AS WELL, PROBABLY BASED ON THE HOSPITALITY REGULATIONS THAT ARE IN THE, THE CODE.
SO THAT'S MORE OF A COMMENT THAN A QUESTION.
FROM A WASTEWATER PERSPECTIVE, DO YOU ANTICIPATE THIS TO BE HOOKED UP TO CITY UTILITIES OR WILL THIS GO INTO SORT OF A CATCH TANK AND THEN BE PUMPED OUT LATER ALL INTO THE CITY? UTILITIES? THAT'S ALL MY QUESTIONS.
ANY OTHER QUESTIONS FOR THE APPLICANT? THANK YOU, SIR.
IS THERE ANYONE ELSE WISHING TO SPEAK ON THIS ZONING CASE? OKAY, HEARING NO OTHER, WE'LL SHUT IT OFF TO THE PUBLIC.
UM, ANYBODY GOT ANY OTHER QUESTIONS FOR STAFF OR COMMENTS? WELL, I HAVE A COMMENT.
UH, I WAS VERY IMPRESSED WITH THE, UH, APPRAISAL.
AND AFTER HAVING READ THROUGH THE WHOLE THING, I THINK THIS IS ABOUT THE ONLY THING THAT THAT LAND IS GOOD FOR, BECAUSE IT HAS A LOT OF ISSUES THAT YOU DON'T REALIZE ARE THERE WHEN YOU'RE DRIVING BY THERE.
BUT ONCE THE APPRAISER POINTED THEM OUT, I THINK THIS IS THE IDEAL SITUATION.
AND, UH, I'M, I WOULD LOVE TO HAVE CAMPGROUNDS THERE, JUST LET YOU KNOW HOW, HOW I FEEL ABOUT IT,
AND IT'S MOSTLY FOR THAT REASON.
I MEAN, I THINK THAT'S A, UH, THE LOCATION OF THE LAND IS PERFECT FOR A LOT, LOT OF THINGS, BUT SIMPLY BECAUSE OF THE, OF THE CONDITION, I, I DON'T THINK THAT IT WOULD WORK FOR ANYTHING ELSE.
JUST A COMMENT FOR COUNSEL WHEN THE DISCUSSION COMES ALONG, IF THEY WANT TO LOOK AT THE WILDCAT DISCUSSION JUST AS PART OF IT NOW, SO WE DON'T LOOK BACK LATER AND SAY, WE SHOULD HAVE AT LEAST THOUGHT ABOUT IT.
AND I'LL GET WITH, UH, WITH RUSS AND WE'LL LOOK AT THE, UH, THE RIGHT OF WAY, THE CURRENT RIGHT OF WAY SITUATION.
AND IF WE NEED TO TO DO MAKE A, AN EXTRACTION AS PART OF, UM, THIS REZONING, WE'LL, WE'LL WORK WITH THE APPLICANT ON THAT.
I MEAN, I THINK THE, THE CHAMBERS OR THE CHARLES GATE ACCESS IS GONNA BE HELPFUL ON SOME RELIEF THERE, BUT IF WE EVER HAVE A NEED OR THE ABILITY TO LOOK AT WILDCAT, I THINK IT'S GOT SOME OPPORTUNITY THERE TOO.
MY, MY GUESS IS THAT THE RIGHT OF WAY IS, IS FINE GIVEN THAT IT USED TO RUN NORTH AND SOUTH BEFORE 70.
UM, BUT WE'LL, WE'LL DOUBLE CHECK.
JUST THE WIDTH OF IT WOULD BE IN QUESTION.
I MEAN, IT'S EVEN THE PAVED AREAS OF WILDCATS, NOT, NOT A LOT THERE.
SO IS THERE A MOTION TO APPROVE THE REQUEST BY THE APPLICANT RIGHT
[00:25:01]
WAY, OHIO LLC REQUESTING APPROVAL OF RE OF A REZONING TO A AGRICULTURAL FOR CAMPGROUND AND RESORT PROPERTY IS LOCATED AT BEHIND AND NORTH OF 81 0 1 OLD TROY PIKE, UH, RZ 2303 IN ACCORDANCE WITH THE RECOMMENDATIONS OF STAFF'S MEMORANDUM DATED MARCH 9TH, 2023 IN THE PLANNING COMMISSION'S DECISION RECORD ATTACHED THERE TOO.SECRETARY, YOU PLEASE CALL THE ROLL.
WHAT'S NEXT FOR THE APPLICANT? SO, UH, WE'LL BE IN TOUCH WITH THE APPLICANT.
WE WILL TRANSFER THE, WE WILL TRANSMIT THIS CASE TO COUNSEL TO BE, UH, PROBABLY HEARD IN APRIL.
NEXT ITEM UNDER A NEW BUSINESS IS A BASIC DEVELOPMENT PLAN.
THE APPLICANT, UH, SKILL AND GOLD REAL ESTATE DEVELOPMENT IS REQUESTING APPROVAL OF A REZONING FROM P E P PLANNED EMPLOYMENT PARK TO PC PLAN, COMMERCIAL, AND A BASIC DEVELOPMENT PLAN FOR A RESTAURANT AND CONVENIENCE STORE, INCLUDING FUELING SERVICES, FOOD SALES, AND DRIVE THROUGH PROPERTY IS LOCATED AT THE SOUTHEAST CORNER OF BRANT PIKE AND EXECUTIVE BOULEVARD, RZ BDP 2304.
SO THE, UH, THE SITE, SO THERE ARE SORT OF TWO THINGS GOING ON HERE.
ONE IS THE REZONING OF THE OVERALL PAR TWO PARCELS, ONE OF WHICH THE CITY OWNS.
THE OTHER IS UNDER OPTION WITH THE, WITH THE APPLICANT.
UM, AND THEN THE BASIC DEVELOPMENT PLAN FOR A SMALLER AREA.
UH, JUST GETTING SETTLED HERE.
SO THE OVERALL SITE THAT WILL BE REZONED IS JUST UNDER, UH, 10 ACRES, 9.59 ACRES.
IT'S CURRENTLY ZONED PLANNED EMPLOYMENT PARK.
UM, THE EXISTING LAND USE IS AGRICULTURE.
THE SURROUNDING ZONING IS P E P AND AGRICULTURAL.
SO, AS YOU MENTIONED, THE APPLICANT IS REQUESTING APPROVAL OF THE REZONING TO PLAN COMMERCIAL DEF AND BASIC DEVELOPMENT PLAN APPROVAL TO CONSTRUCT A 6,138 SQUARE FOOT SHEETZ RESTAURANT CONVENIENCE STORE WITHIN FUELING CENTER.
UM, IT'S LARGE CHUNK IS OWNED BY THE CITY.
THIS IS PRIVATELY HELD UNDER OPTION WITH THE, WITH THE APPLICANT.
UH, SO WE'RE REZONING THIS ENTIRE PIECE.
UH, THIS IS, UH, THE, THE ZONING MAP.
SO WE HAVE, UM, R ONE IN AGRICULTURE.
THIS IS TA UH, CARRIAGE HILL, UH, METRO PARK.
UH, THIS IS THE OLD LAYMAN FARM.
THE CITY OWNS ALL OF THE, ALL OF THIS LAND.
UM, THIS WILL BE A DEVELOPMENT, UM, PROJECT COMING FORWARD IN THE NEXT, UH, MONTH OR SO, AT LEAST I KEEP TELLING YOU THAT.
UM, AND THEN THIS IS THE, UH, THE MEYER HERE TO, UH, TO THE SOUTH.
SO THE CITY ACQUIRED THE FARM IN 2019, AND WE HAVE, UH, EXECUTED TWO DEVELOPMENT AGREEMENTS ON THAT SITE SO FAR.
UH, ONE WITH HORIZON LINE, UM, WHICH WILL, WILL BE, AGAIN, A MIXED USE DEVELOPMENT, UH, NORTH OF EXECUTIVE BOULEVARD.
AND THEN SKILL AND GOLD, WHICH IS, UM, INCLUDES THE SHEETS CON, UH, CONVENIENCE STORE, AND THEN A LARGE, UH, STORM WATER DETENTION BASIN.
SO THIS IS THE AREA THAT WILL, THAT THE BASIC DEVELOPMENT PLAN WILL APPLY TO.
IT'S ESSENTIALLY, UH, ALL OF THE LANDS NORTH OF THE CREEK.
WE'RE FACILITATING THIS DEVELOPMENT BY SELLING THIS PIECE OF PROPERTY OUTLINED ROUGHLY THIS PIECE OF PROPERTY OUTLINED IN RED.
UH, IT'S A LITTLE OVER, UH, AN ACRE, UM, THAT WILL BE, UH, SOLD.
WE ARE GONNA RETAIN THE OWNERSHIP OF WHAT WILL BE THE, THE LARGE RE, UH, STORM WATER RETENTION BASIN THAT WILL SERVICE BOTH, UH, THE SHEETS PROJECT.
IT WILL ALSO SERVE, UH, A PORTION OF THE NEEDS FOR THE DEVELOPMENT, UH, TO THE NORTH.
THIS IS THE PROPOSED SITE PLAN.
UH, THIS IS THE RETENTION BASIN AREA.
UH, SO AS FAR AS THE SITE CHARACTERISTICS, IT'S GENERALLY FLAT USED FOR AGRICULTURE.
THERE'S A DELINEATED STREAM, UM, WHICH MEANS IT'S A PROTECTED STREAM, UH, THAT FLOWS
[00:30:01]
INTO THE METRO PARKS, EVENTUALLY INTO A DRY LAKE RUN CREEK.UM, THERE IS AN INTENTIONALLY LARGE, UH, STORMWATER DETENTION BASIN THAT'S PLANNED ON THE REMAINDER OF THAT PROPERTY.
UM, THAT WILL REDUCE THE FLOW INTO DRY RLIC RUN, UM, CREEK.
RIGHT NOW, SHEETS WILL USE APPROXIMATELY 30% OF THE CAPACITY.
THE, THE REMAINING CAPACITY WILL BE USED FOR THE HORIZON LINE PROJECT, UH, TO THE NORTH.
SO BASICALLY, WHATEVER SHEETS ISN'T USING THE, UH, THE DEVELOPMENT TO THE NORTH WILL WILL USE THAT AND BE ABLE TO REDUCE SOME OF THEIR ONSITE STORAGE, UH, A LITTLE BIT.
BUT, UM, WE ARE TRYING TO REDUCE AS MUCH FLOW INTO DRY LIQUID RUN AS WE, AS WE CAN.
SO THE DEVELOPMENT IS NEARLY IDENTICAL, UM, TO THE STORE THAT WAS APPROVED DOWN THE STREET, UH, ON OLD TROY PIKE.
UM, THE SIZE, THE ELEVATION AND SIGNAGE ARE ALMOST IDENTICAL.
UM, A FEW DIFFERENCES, UH, BECAUSE THE SITE'S A LITTLE BIT IS CONFIGURED SLIGHTLY DIFFERENT.
UM, THIS SITE HAS FOUR FUELING ISLANDS.
UM, THE OLD TROY PIKE SITE WAS APPROVED FOR THREE FUELING ISLANDS.
THIS HAS 73, OR EXCUSE ME, 17 DRIVE-THROUGH STACKING SPACES.
UM, THE LAST ONE, I BELIEVE HAD, UM, NINE FI FIVE GIVEN, DEPENDING ON WHERE YOU CUT IT, BECAUSE REMEMBER, THERE WAS A, A DRIVE LANE THAT BISECTED THE ORDER BOARDS FROM THE PICKUP WINDOW.
THIS DOESN'T HAVE THAT, UH, THERE ARE 42 PROPOSED PARKING SPACES.
UH, AND THIS SITE HAS HONESTLY BETTER INTERNAL TRAFFIC FLOW THAN THE, THAN THE BROAD REACH, UH, SITE.
UM, THIS IS THE, THE STACKING AND ORDERING FOR THE DRIVE-THROUGH, WHICH IS, IS TO THE SOUTH.
THERE WILL BE, UM, AN ENTRANCE, A LEFT IN AND A RIGHT OUT, UH, OFF OF BRA PIKE.
UH, THERE WILL BE A FULL INTERCHANGE LEFT, RIGHT, UM, AT, UH, EXECUTIVE, UM, PARKING AROUND THE PERIMETER OF THE BUILDING A LITTLE BIT, UH, HERE TO THE SOUTH.
ENCLOSED DUMPSTER STORAGE, UM, ELEVATIONS, LIKE I SAID, ELEVATIONS MATERIALS ARE ALMOST IDENTICAL TO, UH, WHAT WAS APPROVED PREVIOUSLY.
SO THIS IS THE, UH, THE BUILDING, UH, LOOKING FROM EXECUTIVE.
THIS IS THE FRONT OF THE BUILDING.
UH, THIS WOULD BE THE, UH, THE RIGHT OF THE BUILDING, UH, FULL MASONARY.
UM, THIS IS THE REAR OF THE BUILDING, BUILDING THE, THE DRIVE-THROUGH, UH, LANES.
THE WALL SIGNS THAT ARE BEING SHOWN ON THE ELEVATIONS ARE, UH, CLOSE TO IDENTICAL.
UM, WE'LL GET INTO THOSE DURING THE DETAIL DEVELOPMENT PLAN.
BUT, UM, CLOSE TO IDENTICAL IS WHAT WAS APPROVED, UM, ON OLD TROY PIKE.
SO, AS FAR AS THE REZONING, UH, ANALYSIS, UM, THERE ARE SIX CHAPTERS THAT, UH, APPLY TO THIS PARTICULAR PROJECT.
I'M NOT GONNA HIT EVERYONE IN DETAIL.
I'M GONNA HIT THE HIGH POINTS.
I HIT ALL THE DETAILS IN THE STAFF REPORT, BUT FOR THIS, I'LL HIT THE, UH, THE HIGH POINTS.
UM, SO AS I MENTIONED, THE APPLICANT IS, UH, WANTS TO REZONE THE PROPERTY TO PLAN COMMERCIAL FROM PLANNED EMPLOYMENT.
UM, PARK, UM, THESE PARCELS ARE SOME OF THE MANY SITES ALONG EXECUTIVE BOULEVARD, WHERE THE ZONING IS BEING, IS TRANSITIONING FROM PLANNED EMPLOYMENT TO EITHER PLANNED COMMERCIAL OR PLANNED MIXED USE.
UM, AS FAR AS CONFORMANCE WITH THE COMPREHENSIVE PLAN, THIS IS ALSO A GROW, UH, AND ENHANCED CHARACTER, UH, AREA.
UH, AND ONE OF THE APPROPRIATE LAND USES, UH, LISTED IN THIS AREA ARE COMMERCIAL BUSINESSES.
THERE ARE SEVERAL, UH, CURRENT AND PLANNED COMMERCIAL OR RETAIL ESTABLISHMENTS THAT ARE ALONG.
UH, EXECUTIVE BOULEVARD STAFF DEALS AT THIS CORNER LOT, UH, IS WELL SUITED FOR COMMERCIAL RETAIL, UH, REDEVELOPMENT, UH, AND STAFF FEELS AT THE REZONING FROM PLANNED EMPLOYMENT PARK TO PLANNED COMMERCIAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN.
ANY QUESTIONS ABOUT THE REZONING BEFORE I JUMP INTO THE BASIC DEVELOPMENT PLAN? NO, SIR.
OH, I'M SORRY, MR. TARES, UH, ONE, AND IT MIGHT ACTUALLY JUST TIE INTO THE, THE RE THE PLAN, BUT YOU MENTIONED THE BASIN, THE, UH, RETENTION BASIN.
SO DID I HEAR YOU CORRECT THAT THE CITY'S GONNA RETAIN OWNERSHIP, WHICH MEANS WE OWN RESPONSIBILITY OF THAT FOR THE FUTURE.
SO WE WERE GONNA WORK OUT A, UH, AN AGREEMENT WITH, UM, BOTH SKILL AND GOLD AS WELL AS HORIZON LINE AS FAR AS THE COST SHARE ON WHO, WHO'S PAYING FOR THE CONSTRUCTION AND THE MAINTENANCE ON THAT.
WHICH WOULD 100% GO TO THEM, NOT THE CITY, CORRECT? WHAT DO YOU MEAN? THAT THEY, THOSE TWO PARTIES WOULD BE RESPONSIBLE FOR THE COST CONSTRUCTION AND OWNERSHIP OF
[00:35:01]
THE BASIN, NOT THE CITY.SO THE APPLICANT IS CONSTRUCTING, UM, A, UH, 6,138 SQUARE FOOT RESTAURANT CONVENIENCE STORE, AND THE FUELING ISLAND CENTER.
UH, LIKE I SAID, THE BUILDING, UH, ELEVATIONS AND WALL SIGNS ARE NEARLY IDENTICAL TO THE SITE THAT, UH, AT THE BROADREACH DEVELOPMENT, THEY HAVE SUBMITTED ALL OF THE NECESSARY PLANS AND STUDIES FOR, UH, BASIC DEVELOPMENT PLAN REVIEW.
SO, AS FAR AS CONFORMANCE WITH THE, THE VARIOUS CHAPTERS, UM, CONFORMANCE WITH THE PLANNED COMMERCIAL OR THE, UH, PLAN COMMERCIAL DISTRICT REQUIREMENTS, SO THE USE, UH, IS PERMITTED.
RETAIL USES AND BILLING STATIONS ARE PRINCIPALLY PERMITTED IN THE DISTRICT.
UH, THE DEVELOPMENT MEETS ALL OF THE PARKING AND BUILDING SETBACKS, AS WELL AS THE YARD REQUIREMENTS.
UM, STREET TREES AREN'T ILLUSTRATED ON THE PLAN, UM, BUT STREET TREES WILL NEED TO BE PLACED, UH, 40 FOOT ON THE CENTER.
UM, SO 10 STREET TREES ARE GONNA BE REQUIRED ALONG GRANT PIKE.
UH, AND, UH, ANOTHER 10, UH, ON EXECUTIVE, UH, BOULEVARD.
UH, THERE ARE PERIMETER PARKING LOT TREES THAT ARE, UH, ARE HERE.
UM, BUT WE WANT TO SEE ADDITIONAL, UH, STREET TREES ALONG THE SIDEWALK AREA, UM, TO PROVIDE SOME, UH, TO BREAKING UP THE MASS, AS WELL AS, UH, PROVIDING SOME, UH, PEDESTRIAN COMFORT, UH, ALONG, UH, GRANT PIKE AND, UH, AS WELL AS EXECUTIVE.
SO A LIGHTING PLAN WAS NOT SUBMITTED, BUT WILL BE REVIEWED AS PART OF THE DETAILED DEVELOPMENT PLAN.
UM, THE ELEVATIONS APPEAR TO MEET ALL OF THE EXTERIOR MATERIAL REQUIREMENTS OF THE PLANNED, UH, COMMERCIAL DISTRICT.
UH, AND THEN ALL UTILITIES WILL BE BELOW GROUND AS FAR AS PARKING AND LOADING, OOPS, SORRY.
THE, UH, BASIC DEVELOPMENT PLAN ILLUSTRATES 42 PARKING SPACES AND 16, UH, STACKING SPACES.
THAT'S A MIS THAT SHOULD BE 17 STACKING SPACES.
UH, A FINAL DETERMINATION WILL BE MADE AS FAR AS THE, UH, ACTUAL PARKING REQUIREMENTS BASED ON THE PROGRAMMING ON THE INSIDE OF THE BUILDING.
THE, UH, UM, BROADREACH SITE REQUIRED 49 SPACES, SO IT'S GONNA BE CLOSE, CLOSE TO THAT.
UM, THE LANDSCAPING PLAN THAT WAS SUBMITTED, UM, DOES APPEAR TO MEET THE, THE LANDSCAPING REQUIREMENTS, BUT WILL BE, UH, VERIFIED AS PART OF THE DETAILED DEVELOPMENT PLAN SUBMISSIONS.
THE BUILDING SIGNS, AS I MENTIONED, ARE VERY SIMILAR TO THOSE THAT WERE APPROVED.
UM, PREVIOUSLY, UM, THERE WAS, THERE WAS ONE MONUMENT SIGN LOCATION THAT WAS INDICATED ON THE SITE PLAN.
HOWEVER, THERE ARE, UH, NO SIGNED DETAILS, UH, WITH THAT SUBMISSION.
AGAIN, ANOTHER DETAILED DEVELOPMENT PLAN, UM, ITEM.
SO GOING DOWN THE STANDARDS FOR APPROVAL, UM, ITEM A IS WHETHER OR NOT IT'S CONSISTENT WITH OUR THOROUGHFARE AND COMPREHENSIVE DEVELOPMENT PLANS.
STAFF FUELS THAT, THAT IT IS CONSISTENT WITH THE DEVELOPMENT, UH, THE COMPREHENSIVE PLAN AND OUR THOROUGHFARE PLANS.
UM, ITEM B IS WHETHER THIS PROJECT COULD BE SUBSTANTIALLY COMPLETED IN A REASONABLE TIME PERIOD.
UM, THERE'S NO SCHEDULE OF DEVELOPMENT THAT'S BEEN, BEEN SUBMITTED.
HOWEVER, WE HAVE NO CONCERNS THAT THE DEVELOPER, UH, AND THE, UH, AND THE SHEETS CORPORATION WILL HAVE ANY DIFFICULTY, UM, FINANCING OR CONSTRUCTING, UH, THIS, THIS PROJECT IN A REASONABLE TIME.
ITEM C IS, UH, A LITTLE BIT MORE DETAILED.
UM, IT'S, WE, UH, STANDARD IS WEATHER.
IT IS ACCESSIBLE FROM PUBLIC ROADS THAT ARE ADEQUATE TO CARRY THE TRAFFIC, UM, THAT SHALL BE IMPOSED UPON THEM.
UM, SO THE TRAFFIC STUDY THAT WAS SUBMITTED, UM, SHOWS THAT THERE WILL BE, UM, ON A WEEKDAY PEAK HOURLY, UH, TRIPS, THERE'LL BE 506, ROUGHLY 500 6:00 AM TRIPS AND 430 PM TRIPS.
WHAT'S IMPORTANT TO NOTE IS THAT 76% OF THESE ARE PASSED BY TRIPS, WHICH MEANS THAT THEY'RE GOING BY REGARDLESS IF, UH, SHEETZ IS HERE OR NOT.
SO, OF THOSE TRIPS THAT WILL BE, UH, COMING TO THIS, UH, TO THIS SITE, 76 ARE ALREADY TRAVELING UP AND DOWN EITHER BRANT PIKE OR EXECUTIVE.
UM, THE NET PEAK HOUR TRIPS THAT ARE GENERATED BY THIS DEVELOPMENT ARE A HUNDRED, ARE ESTIMATED TO BE 122 IN THE MORNING AND 109, UH, IN THE EVENING.
UM, THE STUDY DOES INDICATE DROP LANE, UH, DROP LANE ON, UH, BRANT PAGAN'S WARRANTED FOR DECELERATION RIGHT TURN INTO THE, UH, SITE, UH, AND THEN LEFT
[00:40:01]
TURN LANES ON NORTHBOUND BRANT PIKER REQUIRED, AS WELL AS, UH, WESTBOUND EXECUTIVE BOULEVARD.THOSE LEFT TURN LANES, AS THEY WERE ORIGINALLY DESIGNED, ARE GOING TO SIGNIFICANTLY IMPACT THAT LANDSCAPING MEDIANS.
UM, THE CITY ENGINEER AND I DISCUSSED THIS TODAY.
UM, IN FACT, I JUST, I GAVE THE APPLICANTS SOME REVISED, UH, MEASUREMENTS.
WE THINK THAT THOSE LANES CAN BE SIGNIFICANTLY REDUCED IN, IN SIZE, PARTICULARLY THE EXECUTIVE, THE WESTBOUND EXECUTIVE LANE.
UM, I HAVE A GRAPHIC I SHOULD SWITCH TO IT.
UM, BUT RIGHT NOW THE STACKING SPACE ON EXECUTIVE IS 165 FEET, UH, ALONG WITH A 50 FOOT TAPER.
UM, THAT'S SIGNIFICANTLY LARGER THAN IT, THAN IT NEEDS TO BE.
UM, WE ARE SUGGESTING THAT THE STACKING LANE, UH, GO TO 80 FEET ON EXECUTIVE, WHICH HOLDS ABOUT FOUR TO FIVE CARS.
UH, THE NORTHBOUND, UM, BRAT PIKE STACKING, UH, OR LEFT TURN LANE SHOULD BE, UH, THE STACKING AREA SHOULD GO FROM 165 TO A HUNDRED FEET WITH A 50 FOOT TAPER.
UH, AND THEN THE SOUTHBOUND TURN, RIGHT TURN IN LANE CAN SHRINK FROM, UM, 165 FEET DOWN TO 75 FEET.
UM, THESE ARE KIND OF THE, I'LL CALL 'EM THE ENTRY LEVEL, LIKE WHEN YOU LOOK AT THE TRAFFIC MANUAL, THIS IS KIND OF THE STANDARD STACKING, UH, LANES.
UM, WE JUST THINK FOR THIS SITE, PARTICULARLY EXECUTIVE BOULEVARD AND PARTICULARLY FOR THE SOUTHBOUND, UM, RAMP PIKE, THAT THEY'RE TOO LONG AND SO THAT THEY CAN BE SIGNIFICANTLY, UH, REDUCED.
REGARDLESS, UH, WE'RE GONNA WORK WITH THE APPLICANT TO MAKE SURE THAT, UM, ANY ALT THAT ARE NECESSARY TO THESE, UH, THE MEDIAN ISLANDS ARE SOMEHOW, UM, ADDRESSED THROUGH ADDITIONAL LANDSCAPING OR SOME OTHER DECORATIVE MEASURES SO THAT WE STILL MAINTAIN ATTRACTIVE GATEWAY FEATURES, UH, GOING NORTH ON BRAND OR, UH, WESTBOUND INTO, UH, EXECUTIVE BOULEVARD.
ITEM D IS WHETHER OR NOT THERE'S GONNA BE UNDUE BURDEN ON PUBLIC SERVICES SUCH AS UTILITY, FIRE AND POLICE PROTECTION.
WE DON'T BELIEVE THAT THE THIS WILL, THIS, UH, DEVELOPMENT WILL CAUSE ANY UNDUE BURDEN ON PUBLIC SERVICES.
WE HAVE ADEQUATE UTILITIES AND STREET CAPACITY, UH, AND WE ARE UNAWARE OF ANY POLICING CONCERNS THAT HAVE EVER BEEN ADDRESSED OR HAVE EVER BEEN RAISED.
UM, ITEM E RE RE UH, RELATES TO PROPOSED COVENANTS.
AT THE MOMENT, THERE ARE NO COVENANTS OR EVEN EASEMENTS THAT ARE BEING PROPOSED.
UH, THERE WILL LIKELY BE, UH, THAT WILL BE CARRIED OVER INTO THE LEGISLATION.
UH, DEPENDING ON THE CONDITIONS THAT PLANNING COMMISSION, UM, IMPOSES, UH, STAFF IS RECOMMENDING A NUMBER OF CONDITIONS AS PART OF THE, THE, UM, APPROVAL.
UM, SO THAT WILL BE THEN MEMORIALIZED IN THE P U D LEGISLATION THAT WOULD BE FORWARDED TO CITY COUNCIL FOR, UH, REVIEW AND APPROVAL.
SO ITEM F IS, UH, LANDSCAPING AND IMPROVEMENTS, UM, AND REALLY JUST THE GENERAL LAYOUT OF, OF THE SITE.
SO WE BELIEVE THAT THE, THE SITE, UH, IS GENERALLY WELL ARRANGED, UM, AND INTERNAL CIRCULATION IS EFFICIENT, UM, AND COMPATIBLE WITH THE, THE INTENDED USE OF THE RESTAURANT CONVENIENCE STORE AND FUELING STATION.
IT'S GOT BETTER FLOW AND CIRCULATION THAN, THAN THE BRAND, OR EXCUSE ME, THAN THE BROAD REACH, UH, SITE PROBABLY DOES.
HOWEVER, UM, THERE, WHILE THE APPLICANT IS PLANNING TO RELOCATE THE EXISTING SIDEWALK ON BRANT, THERE ARE NO SIDEWALKS THAT WERE INDICATED ON THE PLAN ALONG EXECUTIVE BOULEVARD.
UM, WE RECOMMEND SIDEWALKS ACROSS THE ENTIRE FRONTAGE, UH, OF EXECUTIVE BOULEVARD.
UH, AT THE VERY LEAST, UM, ALONG THE APPLICANT'S FRONTAGE, STAFF'S PREFERENCE IS THAT THE, UH, SIDEWALKS EXTEND ACROSS, UH, INTO THAT STORMWATER BASIN.
IF WE ARE SIGNIFICANTLY INCREASING THE RESIDENTIAL DENSITY NORTH OF EXECUTIVE, WE WANT, WE DON'T WANT PEOPLE WALKING THROUGH THE MUD, UH, OR IN THE MIDDLE OF THE STREET.
UH, SO, LIKE I SAID, STAFF'S RECOMMENDATION IS THAT THEY, WHOOPS, IS THAT WE EXTEND SIDEWALKS FROM THE INTERSECTION OF BRAND EXECUTIVE ALL THE WAY ACROSS, AT LEAST AROUND TO HERE.
I THINK THERE WILL BE SOME ENGINEERING CHALLENGES, UH, AT THIS END.
WE'LL WORK THROUGH THAT, BUT AT THE VERY MINIMUM, WE NEED TO GRAB THIS INTERSECTION.
UM, UH, AND ALONG THAT FRONT STANDARD G IS WHETHER THE, UH, THE SITE SHALL
[00:45:01]
PRESERVE THE NATURAL FEATURES SUCH AS WATER COURSES, TREES, AND ROCK OUT CROPS TO THE DEGREE POSSIBLE SO THAT THEY CAN ENHANCE THE OVERALL DESIGN OF THE P U D.UH, THERE ARE A FEW SIGNIFICANT TREES OUT THERE.
UM, AND SO WHAT WE ARE SUGGESTING IS THAT THE APPLICANT LOCATE AND IDENTIFY WITHIN 40 FEET OF, OF THE EXECUTIVE BOULEVARD RIGHT OF WAY, CUZ IT LOOKS, APPEARS TO ME THAT THAT'S REALLY THE SIDE THAT THEY ARE THERE ON, UH, IS, IS WITHIN ABOUT 40 FEET OF, UM, THE, THE RIGHT OF WAY.
ANY, UH, TREATED IS GREATER THAN FOUR INCH IN DIAMETER.
UH, INCORPORATE THAT INTO THE SITE PLAN, INTO THE LANDSCAPING PLAN AS AS MUCH AS PRACTICAL, UH, AND THEN ALSO DEVELOP A TREE PROTECTION PLAN SO THOSE TREES AREN'T DAMAGED DURING CONSTRUCTION.
UH, THAT'S ONE THING THAT WE WANT TO SEE WITH THE, UH, SUBMISSION OF THE DETAILED DEVELOPMENT PLAN.
ITEM H IS THAT THE SITE IS DESIGNED TO TAKE ADVANTAGE OF THE EXISTING LAND CONTOURS IN ORDER TO PROVO TO PROVIDE SATISFACTORY ROAD, UH, GRADIENTS AND SUITABLE BUILDING LOTS.
UH, THE SITE'S GONNA BE GRADED IN A MANNER THAT THAT DOES REDUCE OR ELIMINATES, UH, FLOODING TO THE ADJACENT LOTS.
RIGHT NOW IT JUST SHEETS DRAINS INTO THE CREEK, UM, THAT WILL ALL BE CAPTURED, STORED, AND THEN METERED OUT FROM THE, UM, UH, RETENTION BASIN, WHICH, UH, SHOULD SIGNIFICANTLY REDUCE DOWNSTREAM.
UH, AND THEN LA ONE OF THE LAST IS THAT, UH, REGARDS REGARDING, UH, UNDERGROUND UTILITIES.
ALL THE UTILITIES WILL BE PLACED, UH, UNDERGROUND, I GUESS NOT LAST STANDARD I IS THAT THE SITE'S NOT GOING TO CRE CREATE, UH, EXCESSIVE ADDITIONAL REQUIREMENTS AT THE PUBLIC COST.
WE DON'T BELIEVE THAT THERE, UH, WILL BE ANY ADDITIONAL PUBLIC SERVICES REQUIRED TO SUPPORT THIS DEVELOPMENT.
UH, AND THEN THE SITE NOT INVOLVE ANY USES THAT, UH, OR PROCESSES OR ACTIVITIES THAT, UM, REALLY HARM ADJACENT PROPERTY OWNERS OR THE, OR THE NATURAL ENVIRONMENT.
SO ALL THE PROPOSED USES ARE CONSISTENT WITH THE PLANNED COMMERCIAL DISTRICT, UH, ZONING, UH, THAT'S BEING REQUESTED BY THE APPLICANT.
UM, THE TRAFFIC STUDY DOES SHOW THAT, UM, THAT LEFT TURN LANES ARE WARRANTED, BUT IT, BUT THERE WILL, THIS SITE IS NOT GOING TO GENERATE AN EXCESSIVE, UH, AMOUNT OF TRAFFIC, UH, ALL LIGHTING AND GLARE AND NOISE.
PARTICULARLY I'D GET CONCERNED ABOUT THE, UH, THE, UH, ORDER BOARDS, UM, WILL BE REVIEWED, UM, WITH THE DETAILED DEVELOPMENT PLAN APPLICATION.
HOWEVER, THERE REALLY ISN'T THERE.
THE WAY THEY'RE, UH, ARRANGED WILL BE, UH, FACING AWAY FROM ANY RESIDENTIAL, UM, DEVELOPMENTS.
SO THIS IS LESS OF A, A CONCERN.
LASTLY, UH, IS WHETHER THE, UH, REZONING AND THE BASIC DEVELOPMENT PLAN IN THE P U D UH, ARE, UH, SHALL NOT AFFECT ADVERSELY AFFECT THE PUBLIC, UH, PEACE, HEALTH, MORAL SAFETY, OR WELFARE.
UH, WE BELIEVE THAT THIS REZONING IS CONSISTENT AND I MUST HAVE GOTTEN DISTRACTED CUZ I DIDN'T FINISH MY THOUGHT.
BUT
AS FAR AS ADDITIONAL COMMENT, FIRE AT THIS POINT HAS NO, UH, ISSUES WITH THE PROPOSAL.
THEY MADE A, A COMMENT ABOUT THE HEIGHT OF THE, UH, CANOPY, WHICH IS A STANDARD, UH, COMMENT, UH, TURNING RADIUSES THAT WERE, UH, ILLUSTRATED, UH, SEEMED TO, UH, TO, UH, UM, ACCOMMODATE OUR APPARATUS.
UM, WE HAD SEEN A COUPLE, UM, SITE PLANS PRIOR.
UH, THE APPLICANTS REVISED THE BASIC DEVELOPMENT PLAN TO REFLECT THE CHANGES THAT THE ENGINEER, UH, HAD REQUESTED.
UH, AND THEN WE'RE GONNA WORK WITH THEM ON THE, THE STACKING LENGTHS OF THE, UH, TURN, UH, OF THE LEFT-HAND TURN AREAS AS WELL AS ANY IMPACT AND MITIGATE ANY IMPACTS THAT THAT MAY HAVE ON THE, UH, DECORATIVE, UH, MEDIANS.
SO STAFF IS SUPPORTIVE OF THE REZONING FROM PLAN EMPLOYMENT PARK TO PLAN COMMERCIAL.
IT'S, UH, OUR OPINION THAT THE REQUIREMENTS OF SECTION 1170 1.06 CAN BE MET.
UH, WE RECOMMEND APPROVAL OF THE REZONING AND BASIC DEVELOPMENT PLAN WITH THE FOLLOWING CONDITIONS.
NUMBER ONE IS THAT SIDEWALKS BE PROVIDED ALONG THE LENGTH OF EXECUTIVE BOULEVARD, INCLUDING THE FRONTAGE OF THE STORMWATER MANAGEMENT BASIN, OR AT A MINIMUM BE REQUIRED ALONG EXECUTIVE BOULEVARD, UH, UH, ALONG THE APPLICANT'S, UH, FRONTAGE.
NUMBER TWO, THAT THE APPLICANT SHALL LOCATE AND IDENTIFY ALL EXISTING TREES WITHIN 40 FEET OF THE RIGHT OF WAY OF EXECUTIVE BOULEVARD AND BRANT PIKE THAT HAVE A FOUR INCH OR GREATER DIAMETER AT BREAST HEIGHT.
AND INCORPORATE THOSE TREES INTO A LANDSCAPING PLAN, UH, AS APPROPRIATE SUBJECT TO APPROVAL AS PART OF THAT DETAILED DEVELOPMENT PLAN.
[00:50:01]
THE APPLICANT SHALL ALSO DEVELOP A PLAN TO PROTECT THOSE KEY TREES DURING CONSTRUCTION.NUMBER THREE, THAT THE APPLICANT SHALL MITIGATE THE VISUAL IMPACT TO THE CHANGES OF THE DECORATIVE MEDIANS ON BRANT PIKE AND EXECUTIVE BOULEVARD THROUGH ADDITIONAL LANDSCAPING DESIGN TREATMENTS.
SUBJECT TO, UH, PLANNING COMMISSION APPROVAL DURING THE DETAILED DEVELOPMENT PLAN APPROVAL PHASE NUMBER FOUR, THE STREET TREES BE PROVIDED ALONG EXECUTIVE BOULEVARD AND BRANT PIKE AND PLACED AT A MINIMUM SPACING OF 40 FEET ON CENTER.
UH, AND LA UH, NUMBER FIVE SIGN SHALL MEET THE REQUIREMENTS OF CHAPTER 1189, UH, UNLESS OTHERWISE APPROVED BY THE PLANNING COMMISSION DURING THE DETAILED DEVELOPMENT, UM, PLAN.
AND THEN LASTLY, BECAUSE WE'RE RUNNING INTO THIS ISSUE IN SOME OTHER PER, UH, PLANT COMMERCIAL DISTRICTS THAT THE PERMITTED USES SHALL BE THAT THOSE ARE OF THOSE USES THAT ARE PERMITTED IN 1170 6.01 WITH THE EXCEPTION OF VEHICLE SALES RENTAL OR SERVICE SWEEPSTAKES, CAFES, SHORT TERM LENDERS SUCH AS PAYDAY LENDERS OR LOANS AGAINST AUTO TITLES, UH, DRY CLEANERS, UH, OUTDOOR SALES AND STORAGE, AND LESS APPROVED BY THE PLANNING COMMISSION, UM, AS PART OF THE, WE WOULD ASSUME, AS PART OF THE DETAILED DEVELOPMENT PLAN.
ANY QUESTIONS OF ME? ANY QUESTIONS FOR STAFF MR. JEFFRIES? SO, UM, FIRST ON THE SIDEWALKS DO, ARE WE LOOKING AT A SPECIFIC WIDTH? I KNOW WE JUST RECENTLY TALKED ABOUT LOOKING AT OUR SIDEWALK, UH, PLANS FOR THE NEW COMPREHENSIVE PLAN.
SO, SO RIGHT NOW, UM, LET ME GET TO THE, I'LL JUST START WITH HERE.
WE WOULD REQUIRE FIVE FEET SIDE, UH, YEAH, FIVE FOOT SIDEWALKS ALONG BRANT AND EXECUTIVE.
UM, THAT'S WHAT WE WOULD PROPOSE AND RE AND, UH, REQUIRE, UM, FOR THE APPLICANT TO THE NORTH, WE, AT THAT SUCH TIME, WE WANT TO CARRY THAT 10 FOOT SIDEWALK THAT WAS APPROVED, UM, AT THE NEUBAUER PROPERTY ACROSS, UM, TO THE NORTH.
BUT WE DON'T FEEL THAT THAT WIDTH OF A SIDEWALK IS NECESSARY, UH, ON THE SOUTH SIDE OF EXECUTIVE.
AND THEN I WOULD JUST ADD THAT IN NUMBER ONE ON THE DECISION RECORD, WHERE THE, THE, AT A MINIMUM SIDEWALK SHALL BE REQUIRED ALONG THEIR FRONTAGE.
I WOULD JUST STICK TO THE PART UP UNTIL THAT, THAT IT GOES ALONG THE WHOLE FRONTAGE OF THE PLAN PROJECT, WHICH IS TO THE BASIN.
I WOULD PREFER, UM, I'VE JUST SEEN TOO MANY WHERE THERE'S A PATCH HERE AND A PATCH THERE.
SIDEWALKS THAT ARE PUT OFF AS LONG AS POSSIBLE.
I JUST, I THINK, LET ME GET TO A BETTER SITE PLAN HERE.
UM, THIS WILL WORK, WE WILL DO THAT AS MUCH AS PRACTICAL.
I THINK WE MAY RUN INTO SOME CHALLENGES DOWN WHERE THIS, THERE'S A EXISTING, UM, STORMWATER EASEMENT THAT COMES ACROSS TO THE SOUTH.
I'M NOT SURE THERE'S ENOUGH WIDTH, BUT SOMEWHERE IN HERE WE WILL, WE'LL MAKE AMENDS, WE'LL MAKE ACCOMMODATIONS FOR IT.
BUT WHAT I DON'T WANT TO SEE IS JUST, YOU KNOW, THE, THAT WHAT'S REQUIRED IS THE, THE HANDICAP ACCESS RAMP AND A LITTLE FIVE FOOT NUB THAT JUST SITS THERE AND NOBODY UNDERSTANDS WHY IT'S THERE.
WELL, AND, AND WE'VE HAD THE EXTENSION OF THE SIDEWALKS FROM THE ROADS DOWN TO CHUMPS.
NOW, SO AS WE MOVE DOWN THE ROAD, I THINK WE SHOULD TRY TO MOVE THE SIDEWALKS AS WELL.
AND I KNOW THERE'S GONNA BE AN AREA WHERE IT'S GONNA BE TIGHT AT, AT A POINT.
UM, BUT IF WE'RE GONNA CONTINUE TO EXPAND THE USES IN THE AREA PLUS THE RESIDENTIAL FOOT TRAFFIC, YOU KNOW, WE'LL HAVE PEOPLE ON THIS SIDE OF EXECUTIVE NOT NEED TO GO BACK AND FORTH IF THEY'RE GOING DOWN EXECUTIVE, IF THEY'RE OUT ON BIKES OR, YOU KNOW, WALKING OR WHATEVER THE CASE MAY BE, YOU KNOW? CORRECT.
SO WE OWN, I MEAN, THIS IS ALL, MOST OF THIS IS ALL OF OURS.
SO I THINK WHERE WE WOULD HAVE CHALLENGES, AT LEAST INITIALLY IS RIGHT IN THIS AREA.
UH, I DON'T THINK WE'LL HAVE ANY CHALLENGES HERE.
SO DO WE NEED TO AMEND THE, YOUR PLANNING? YOUR, UH, YEAH, I THINK YOU JUST, I THINK WE JUST ELIMINATE THAT LAST SENTENCE.
CAN YOU SAY, ELIMINATE THE WHOLE SENTENCE, THE LAST, THE LAST SENTENCE OF COMMISSION OF CONDITION NUMBER ONE? MY SUGGESTION WAS GOING TO ELIMINATE AT A MINIMUM.
SO IT WOULD JUST SAY SIDEWALK SHALL BE PROVIDED ALONG THE LENGTH OF EXECUTIVE BOULEVARD.
SO START OUT THAT SIDEWALKS WILL BE REQUIRED.
SCRATCH, TAKE, JUST SIDEWALK SHOULD BE.
[00:55:07]
ANY OTHER QUESTIONS? MS. BARGO? GO AHEAD.UM, ON BRENT PIKE, THERE, THERE ARE TWO INGRESS AND EGRESS INTO THIS PROPERTY, CORRECT? ONE ON BR PIKE AND ONE ON EXECUTIVE.
THE ONE ON, ON, UH, BR PIKE, IF, IF YOU'RE GOING NORTH, YOU'RE GONNA HAVE TO TURN A LEFT.
IS THERE, UM, UH, A MEDIAN THERE NOW? THERE IS.
UM, SO THE MEDIAN NOW EXTENDS ABOUT RIGHT HERE OR SO ISH, MAYBE A LITTLE FURTHER.
SO THE MEDIAN WILL HAVE TO COME BACK A LITTLE BIT.
WHAT, UM, WE ARE SUGGESTING IS THAT, UH, IT DOESN'T NEED TO BE AS LONG.
THE, THE, THE LEFT TURN LANE, THE STACKING LANE ON NORTHBOUND BRANCH, UM, DOESN'T NEED TO BE AS LONG AS ORIGINALLY ENVISIONED.
SO WE'LL HAVE LESS IMPACT TO THE MEDIAN, THE EXISTING MEDIAN.
THERE WILL BE SOME IMPACT TO THAT EXISTING MEDIAN, I BELIEVE.
UH, WE'RE TRYING TO, UM, REDUCE THAT AS, AS MUCH AS POSSIBLE.
SO WHAT WILL THEY DO ABOUT IT? WELL, SO THE, SO WHAT WE WILL, WE'LL WORK WITH THE APPLICANT ON, UH, REDESIGNING A NEW, A DECORATIVE, A DECORATIVE MEDIAN THAT WHAT WE DON'T WANT IS JUST THAT WHERE IT TAPERS OFF JUST TO CUT OFF AND LOOK LIKE IT'S AN AFTERTHOUGHT.
SO WHAT WE WILL DO IS CREATE THE, UH, THE, THE REMAIN NEAR THE REMAINDER OF THE MEDIAN, UM, WOULD BE, UH, LANDSCAPED.
UM, SO IT, SO IT'S ATTRACTIVE.
IT'LL JUST BE A LITTLE BIT SMALLER.
WE DON'T KNOW YET, UM, WHAT THAT LOOKS LIKE, BUT THERE WILL BE IMPACT TO THOSE, BOTH OF THOSE MEDIANS.
ONE OF THE THINGS THAT I'M TRYING TO REMEMBER, IT SEEMS TO ME LIKE WHEN WE WERE TALKING ABOUT THAT WHOLE AREA, THE, THE MUSIC DISTRICT, WHAT DO YOU CALL IT, THE ENTERTAINMENT DISTRICT MM-HMM.
IS THAT CORRECT? SO AT, ON THE, AT THE LAST, BUT THE LAST REZONING FOR THE BASIC DEVELOPMENT PLAN FOR THE NEUBAUER SITE, UM, THEY PROPOSED FOR THEIR PROPERTY THAT THERE WOULD BE NO AUTO USES ON THAT SITE.
SO NO CONVENIENCE STORES, NO GAS STATIONS.
WE PLANNED TO WORK WITH THE DEVELOPER AT THE TOP, AT THE NORTH PART TO CARRY A LOT OF THAT SAME PROHIBITION OF HEAVY AUTO ORIENTED USES LIKE THAT.
UM, UH, ON THE NORTH SITE COUNCIL APPROVED A DEVELOPMENT AGREEMENT TO SELL THIS, THIS, UH, LAND KNOWING THAT IT WAS GOING TO BE A SHEETZ RESTAURANT CONVENIENCE STORE AND FUELING STATION.
THERE IS AN AGREEMENT TO SELL THE LAND TO SHEET SHEETZ? WE HAVE NOT SOLD IT YET.
UM, YOU KNOW, THERE ARE TWO GAS STATIONS, JUST THE MEYERS AND THE ONE RIGHT, RIGHT BESIDE IT ALREADY IN THAT SAME AREA.
AND THERE'S GONNA BE A NEED AND THERE'S GONNA BE ANOTHER ONE.
LET'S GET BACK TO THE APPLICANT CAN TALK ABOUT THE, THE MARKET NEED TO THAT.
UM, GET BACK TO WHAT YOU JUST SAID.
COUNCIL AGREED TO SELL THE LAND TO THEM.
IF IT'S REZONED, WELL IT NEEDS TO BE REZONED.
BUT THE DEVELOPMENT AGREEMENT THAT WAS SIGNED, THAT WAS AGREED, THAT WAS, UM, APPROVED BY COUNCIL IS SPECIFIC FOR THIS PARTICULAR PARCEL HERE, UM, FOR THIS DEVELOPMENT.
SO COUNSEL IS FULLY AWARE OF, IS THAT WRITTEN IN STONE? YES.
I MEAN THAT, I'M, I'M JUST TRYING TO GET MY HEAD AROUND WHERE WE ARE WITH THIS PROJECT.
YES, IT IS, IT IS WRITTEN IN STONE, SO WE DON'T HAVE A CHOICE ABOUT WHETHER OR NOT THEY CAN GO THERE, THERE, THAT'S ALREADY BEEN DECIDED.
I, I WOULD, I WOULD PUT IT THIS WAY.
I THINK COUNSEL HAS, HAS MADE, MADE THEIR INTENTION KNOWN BY APPROVING A DEVELOPMENT AGREEMENT THAT SELLS THE PROPERTY TO SHEETS.
SO AARON, ON THE SIDEWALKS, I, I REALLY THINK THAT BASED ON THE COMPREHENSIVE PLAN THAT WE TALKED ABOUT, MULTIMODAL AND THE BIKE TRAIL EVENTUALLY GOING ON SORT OF THE OPPOSITE SIDE OF, UH, BRANT PIKE HERE, I, I REALLY WOULD LIKE TO SEE
[01:00:01]
THE SIDEWALKS ADHERE TO THAT NEW STANDARD.AND THAT'S AROUND THE WHOLE PIECE OF PROPERTY BECAUSE I DO THINK THAT EVENTUALLY WHEN THAT BIKE TRAIL GOES IN, THIS IS GOING TO BE A STOPPING POINT FOR A FAIR AMOUNT OF PEOPLE ON THAT LOOP.
UM, ON THE SITE PLAN, UH, TITLE SHEET 3.0, ITEM NUMBER 23, THAT'S THE PROPOSAL.
BRING THAT LEFT TURN LANE BACK, UH, TO CUT OUT THAT MEDIAN.
I AM CONCERNED ABOUT THE NUMBER OF STACKING AND QUEUING THAT YOU'RE GONNA BE ABLE TO HAVE IN THE CURRENT PROPOSAL BECAUSE AS YOU COME OFF I 70 HERE, PEOPLE ARE GONNA HAVE TO BE CUTTING ACROSS TWO LANES TO STACK.
AND BASED ON THE SOUTHBOUND TRAFFIC THERE, I I REALLY THINK YOU'RE GONNA NEED SIX TO EIGHT, MAYBE EVEN MORE QUEUING SPOTS THERE IN ORDER TO MAKE THAT LEFT TURN LANE.
UH, SO I THINK THAT THAT MEDIAN'S GONNA GET REALLY TIGHT AS IT BUTTS UP AGAINST THE MEYER ENTRY POINT THERE, ESPECIALLY ON A MUSIC NIGHT.
SO I, I DO HAVE CONCERN THAT, THAT THERE JUST MAY NOT BE ENOUGH SPACE.
SO WHAT IF ALL LEFT TERMS WENT THROUGH THE LIGHT? I'M SO SORRY.
PUT ALL LEFT TERMS. THE TRAFFIC LIGHT WE DID AT THE BROAD PROJECT, THAT'S WHAT WE DID.
THAT'S WHY WE HAVE A NEW LIGHT.
SO RIGHT NOW IT'S, UM, PROPOSED AT, UM, 165 FEET, UM, ALONG WITH A 50 FOOT TAPER LANE.
165 FEET IS, UM, ROUGHLY EIGHT CARS.
UM, DEPENDING ON HOW CLOSE THEY, THEY BUNCH UP TOGETHER, BUT IT'S, IT'S BETWEEN SEVEN AND EIGHT CARS, UM, ALONG WITH THE, THE ADDITIONAL 50 FEET, WHICH IS ABOUT ONE, ONE AND A HALF.
UH, SO DEPENDING ON HOW QUICKLY THEY, THEY THEY CAN GET IN.
I MEAN, WHEN, WHEN I TALKED TO THE CITY ENGINEER TODAY, UM, WE'RE GONNA, THE ONLY ONE THAT THAT I'M CONCERNED ABOUT, ABOUT CUTTING BACK IS THIS NORTHBOUND BRAND.
I THINK THEY MIGHT BE PROPOSING THE RIGHT LENGTH MM-HMM.
UM, BUT I DON'T, I WANT US TO LOOK AT IT.
I I I, I DON'T WANNA BOX THIS IN AND SAY IT'S GOT, IT'S GONNA HAVE TO BE 165 FEET CUZ WE DON'T WANT TO CAUSE ANY PROBLEMS ON NORTHBOUND RAMP PIKE.
UH, I JUST WANT TO TAKE ANOTHER LOOK WITH THEM AND THE TRAFFIC ENGINEERS AND THAT DOESN'T NEED TO BE CITED DURING THIS BASIC DEVELOPMENT PLAN, UM, PROCESS.
UM, WE CERTAINLY THINK THAT THIS SOUTHBOUND LANE, THIS DECELERATION LANE IS WAY TOO LONG.
UM, THE, MY GUT TELLS ME THAT, UH, THIS WESTBOUND EXECUTIVE IS, IS WAY TOO LONG AND SIGNIFICANTLY CUTS IN BECAUSE THAT MEDIAN RIGHT NOW, THIS DECORATIVE MEDIAN COMES OUT TO BE ABOUT RIGHT HERE.
AND IT CUTS IT THREE QUARTERS OF THE LENGTH OUT.
UM, THIS IS THE ONE THAT I'M MOST CONCERNED ABOUT.
UM, THE REALLY NICE DECORATIVE FEATURE OF THE BRANT PIKE ME, UH, MEDIAN FEATURE IS DOWN HERE.
UM, BUT WE WANT TO, WE'RE GONNA TAKE A SECOND LOOK AT THAT.
I DON'T DISAGREE WITH YOU THAT THERE, UM, I DON'T DISAGREE YOU AT ALL TO BE MINDFUL OF THE NORTHBOUND TRAFFIC TURNING LEFT, UM, THERE'S A SWEET SPOT THERE AND UM, WE NEED TO FIGURE THAT OUT.
BECAUSE IT'S ONLY GONNA TAKE ONE GUY TOWING A BOAT OR A CAMPER AS WE JUST TALKED ABOUT THE CAMPGROUND TO, YOU KNOW, STACK A COUPLE OF THOSE AND THEN ALL OF A SUDDEN ALL THAT SPACE IS GONE.
AND, AND THE OTHER THING IS, IF WE CAN, WE'VE HAD CONVERSATIONS ABOUT WORKING WITH GOOGLE, UM, ON THIS IS IF WE CAN START TO GET THE SEMI-TRUCK TRAFFIC TO, TO USE THIS A LITTLE BIT LESS, THAT ALSO HELPS.
BUT IF, IF YOU'RE A WESTBOUND TRUCKER, THIS IS THE FIRST PLACE YOU'RE GONNA GET OFF.
WHAT, WHAT DO YOU MEAN USE IT LESS? YEAH.
IF THEY'RE, YOU MEAN TO USE THIS GAS STATION OR TO PARK IT, USE THIS, UH, ENTRANCE LESS AS YOU GO FOR, FOR ALL OF THE PUSH INTO THE NEXT, NEXT TO COME DOWN TROY BIKE.
WELL WE LIVE HERE, WE CAN TELL YOU HOW THAT'S GONNA WORK.
THERE'S NOT AS MUCH TRUCK TRAFFIC, ESPECIALLY WITH, YOU KNOW, DAYTON FREIGHT AND A COUPLE OTHERS MOVING OUT.
UM, THIS, THIS REALLY ISN'T THE I 70 INDUSTRIAL PARK THAT THIS WAS ENVISIONED TO BE ANY LONGER.
UM, BUT WE ARE CON WE ARE COGNIZANT OF, OF THIS PARTICULAR LEFT HAND TURN.
SO THE, THE, THE STACKING SITUATION THAT WE'RE TALKING ABOUT, THAT'S SOMETHING THAT CAN BE DISCUSSED LATER OR IS THIS SOMETHING THAT WE NEED TO, TO MAKE SURE WE TAKE OFF THE TABLE AND NOT AGREE TO AS, AS PLANNED RIGHT NOW? NO, THIS CAN BE DIS THIS WILL BE DISCUSSED LATER.
UH, CUZ IT'S, IT'S FULLY WITHIN THE RIGHT OF WAY.
[01:05:01]
SO THIS WILL BE A DISCUSSION BETWEEN OUR ENGINEER, THEIR ENGINEER.MR. JEFFRIES, IF, IF WE'RE HAVING DISCUSSIONS ABOUT THE STACKING AND TRYING TO FIT THE CUT AND ALL THAT.
WHY AREN'T WE DOING IT THE SAME WAY WE DID OVER AT THE BROADREACH DEVELOPMENT, WHERE WE PUSHED ALL LEFT TURN TRAFFIC TO THE TRAFFIC LIGHT AND HAD A RIGHT IN, RIGHT OUT AS FAR AS THE SECONDARY ENTRANCE THERE ON BRANT PIKE, TAKE AWAY THE LEFT TURN OFF OF BRANT, PUSH IT THROUGH THE LIGHT.
SO WE HAD, UH, WE HAD LOOKED AT THAT, UH, AS, AS WELL, UM, REQUIRING ONLY RIGHT IN, RIGHT OUT.
UM, THAT WAS NOT SOMETHING THAT THE APPLICANT WAS WILLING, I SHOULDN'T SAY IT THIS WAY, THE APP, THE SHEET'S NEEDS OR SIG SIGNIFICANTLY WOULD DESIRE.
AND WHEN WE LOOKED AT THE TRAFFIC STUDY, UM, WE DON'T THINK THE IMPACT IS GOING TO BE AS BIG AS WE INITIALLY HAD THOUGHT.
I I, I, I GET IT ISN'T WHAT THEY WOULD DESIRE AND, AND NO OFFENSE, BUT I, I DON'T DESIRE THREE CONSECUTIVE GAS STATION PARCELS ALSO, BUT I KNOW IT'S GONNA HAPPEN, SO WE JUST WANNA MAKE IT RIGHT.
AND THEN ON THE, THE PORK CHOP CONCRETE CURBS THERE, WHETHER IT'S GOT THE LEFT IN OR NOT, UM, IS THERE A STANDARD, ANYTHING WE NEED TO LOOK AT AS FAR AS PAINTING THE, THE OUTSIDE OF THOSE CURBS? CAUSE I'VE SEEN SOME WHERE IT'S GRAY CONCRETE ON GRAY CONCRETE, AND IF SOMEBODY'S TRYING TO TURN LEFT, THEY CAN'T QUITE SEE THAT THERE'S A BIG CHUNK OF CONCRETE IN THERE.
IF THEY'RE NOT ATTENTIVE, WE CAN WORK WITH THEM ON, I DON'T KNOW.
NOT JUST THEM, I'M SAYING, I'M SAYING THROUGHOUT THE CITY.
CAUSE IT IS SOMETHING I'VE NOTICED IN, IN, IN SOME AREAS WHERE IT'S NOT THAT VISIBLE THAT YOU ARE DRIVING INTO SOMETHING THAT IS RESTRICTIVE.
EV EVERYBODY DOES IT A LITTLE BIT DIFFERENT.
SOME, SOME PUT THE PHOTO FLAGS ON THERE.
SOME, SOME PUT, UH, SOME PAINT THE CURBS, SOME HAVE ROLL CURBS SO THAT WIND, THE TRUCK DOES DECIDE TO TURN LEFT, IT DOESN'T RIP OFF THE AXLE.
UM, OR, OR SEVERELY DAMAGE THE, UH, THE TURN, THE, THE CURVE ITSELF.
I MEAN, KNOWING THAT WE'RE ABOUT TO GET A FOURTH GAS STATION IN THIS MIX, ALSO ON THE OTHER SIDE OF THE STREET.
I MEAN, I THINK A LOT OF YOUR RIGHT TURN TRAFFIC IS GONNA HAVE AN OPPORTUNITY TO GO THERE IF THEY'RE NOT COMING HERE AS A DESTINATION, OBVIOUSLY BASED ON THE DIFFERENCE IN THE FOOD, BUT RIGHT.
BUT I PERSONALLY WOULD FEEL LESS CONCERNED ABOUT THAT TRAFFIC BACKING UP THERE IF WE PUT THE LEFT TURN THROUGH THE TRAFFIC LIGHT.
AND AGAIN, IT'S THE SAME EXACT CONCEPT THAT WE HAD ON HOW TO FIGURE OUT THE BROAD REACH DEVELOPMENT UP HERE AT TROY PIKE.
I MEAN, IF YOU'RE A SHEETZ PURIST AND YOU'RE GOING THERE FOR RIGHT.
WHATEVER THE, THE FOOD YOU'RE GONNA COME HERE IF YOU ARE GAS IS ON THE OTHER SIDE.
IF YOU'RE FOOD AGNOSTIC, YOU'LL, YOU'LL GO TO THE THREE THAT ARE SOUTH OF HERE.
MR. CASSIDY, DID YOU HAVE SOMETHING ELSE TO ADD? YEAH, I JUST WANTED TO ALSO MENTION AARON, THAT, YOU KNOW, AS THE DEVELOPMENT HAPPENS ALONG EXECUTIVE BOULEVARD ON THE NORTH SIDE OF HIS PROPERTY, THE RIGHT HAND TURN LANE THAT'S GONNA START THE STACK AND QUEUE.
AND I THINK YOU'RE GONNA RUN INTO PROBLEMS WITH THAT NORTHERN EDGE BASED ON THE LEFT TURN TRAFFIC THAT'S COMING IN FROM THE NORTHERN EDGE.
I THINK I, I DON'T KNOW WHO MAKES THIS DECISION, BUT I THINK THAT MIDDLE LANE THAT'S LEFT TURN ONLY RIGHT NOW, THEY'RE ON EXECUTIVE BOULEVARD THAT'S GOING NORTH.
IF THERE'S A WAY TO MAKE THAT A DUAL TURN LANE EITHER LEFT OR RIGHT, THAT WOULD PROBABLY HELP TO EASE SOME OF THOSE CONCERNS AS THAT DEVELOPMENT GOES FORWARD.
ESPECIALLY ON TRAFFIC NIGHT, ESPECIALLY.
WITH THE ROADS NIGHT, MUSIC NIGHTS.
SO TRAFFIC, THEN JUST A COMMENT, IT'S NOT REALLY A QUESTION, BUT IT'S JUST SOMETHING TO KEEP IN MIND.
BECAUSE I DO THINK IT WOULD, IT WOULD STACK REALLY AGGRESSIVELY THERE AND YOU'D HAVE A, A BIG PROBLEM, SO, OKAY.
WE'LL, WE'LL CHAT AFTERWARDS ABOUT THAT, CUZ OKAY.
MS. VAGO, UM, AARON, WHO HAS CONTROL OF THE TRAFFIC LIGHTS IS THIS, UH, HOW, NOW, LET ME RE REPHRASE THAT.
HOW FAR NORTH DOES THE STATE HAVE CONTROL OF OUR, OF OUR TRAFFIC LIGHTS? SO THEY ONLY CONTROL THE, UM, THE, THE TRAFFIC LIGHTS ON THE IMMEDIATE, UM, ON THE BRIDGE AND THE IMMEDIATE, UM, UH, INTERCHANGE ITSELF, ONCE YOU'RE PAST THE INTERCHANGE, THEY'RE OURS.
I'VE BEEN CUSSING A LONG TIME.
MS. THOMAS, I JUST HAVE A COMMENT.
UM, AND IT GOES BACK TO JIM'S AND YOUR COMMENT ABOUT THE DESIRE OF WHAT SHEETS IS LOOKING FOR.
UM, WE LIVE IN THIS COMMUNITY.
WE DRIVE THIS COMMUNITY EVERY DAY.
IF, AND I CAN APPRECIATE WHAT THEY WANT AND WHAT THEY DESIRE.
BRANT PIKE USED TO BE AN EASIER ROAD TO TRAVEL.
UM, AND NOW THAT WE ARE INCREASING ALL THE AMENITIES OVER ON OLD TROY, PEOPLE ARE NOW TAKING GRANT PIKE.
SO FROM THAT STANDPOINT, I REALLY HOPE THE CITY TAKES THAT INTO CONSIDERATION WHAT THEY'RE PROPOSING.
UM, YOU KNOW, AS EVEN ON A SATURDAY MORNING, IT, YOU KNOW, WHERE IT USED TO TAKE ME 20 MINUTES, YOU KNOW, 10 MINUTES TO GET FROM ONE INTO TOWN ANOTHER, IT'S NOW 30 TO 35 MINUTES JUST BECAUSE OF ALL THE TRAFFIC.
[01:10:01]
A LOT OF TR THERE'S A LOT OF TRUCK TRAFFIC THAT COMES OUT OF FEDEX YEP.THAT GETS, YOU KNOW, BECAUSE THEY NEED TO GO 70, UH, EAST.
SO, YOU KNOW, I CAN APPRECIATE WHAT THEY WANT AND WHAT THEY DESIRE, BUT I THINK AT THE END OF THE DAY, THE CITY NEEDS TO MAKE A DECISION ON WHAT'S BEST FOR THE COMMUNITY AND FOR THE PEOPLE WHO LIVE HERE.
ANY OTHER QUESTIONS FOR STAFF? UH, MR. JEFFRIES? UM, SO QUESTION MORE FOR CLARIFICATION, I GUESS.
SO THIS ONE IS BIGGER DRIVE THROUGH STACKING AND EXTRA FUELING ISLAND, BUT FEWER PARKING SPACES THAN THE OLD TROY PIKE LOCATION? YEAH.
I MEAN, I THINK THE, THE, THE REASON THE OLD TROY PIKE, UM, HAD A LOT MORE STAFF, UH, MORE PARKING WAS, IF YOU RECALL, THERE WAS GOING TO BE A, UM, UH, CAR WASH.
I THINK THIS IS MORE THAN ADEQUATE.
UM, AND THEN I HAD, I THOUGHT I HAD ONE MORE, AND I, I GUESS AS WE'RE LOOKING AT THE MEDIANS ON BRT PIKE, THERE, YOU CAN GO BACK TO THAT.
SO THE ONE THAT'S APPROACHING EXECUTIVE WHERE IT'S YELLOW ON THERE RIGHT NOW, IS, I, I CAN'T REMEMBER, IS THAT HOLD ON.
A GREEN SPACE MEDIAN RIGHT NOW WITH LANDSCAPING STUFF IN THERE.
SO THE, THE LANDSCAPING IS, IS REALLY KIND OF SOUTH OF THE CREEK.
UM, THERE IS A LITTLE BIT OF, I MEAN, THERE'S A, THERE'S A STRIP OF MOW GRASS, BUT NOT MUCH.
SO IF THERE'S A LEFT TURN OPTION OFF OF BRANT PIKE, I I WOULD, I THINK WE SHOULD CONSIDER WHAT IT TAKES TO PUT A MEDIAN IN, IN FRONT OF IT SO PEOPLE AREN'T AUTOMATICALLY JUMPING INTO THE LEFT TURN LANE IN SHEETS AND RUNNING IT ALL THE WAY DOWN TO EXECUTIVE.
UH, IF IT'S JUST PAINTED YELLOW LINES, WE'VE SEEN PEOPLE DRIVE, WE KNOW WHAT THEY'LL DO.
I WOULD PREFER TO JUST TAKE AWAY THE LEFT TURN OPTION, BUT IF WE'RE GONNA HAVE IT, THEN I THINK WE SHOULD CONSIDER, YOU HAD ONE OF THE SLIDES THAT ACTUALLY SHOWED THE YELLOW ON, ON THE ROAD.
YEAH, I KNOW WHERE YOU'RE GOING.
SO YOU'RE TALKING ABOUT THIS? YEAH.
WHERE IF IT'S JUST PAINTED RIGHT NOW? YEAH.
I CAN SEE PEOPLE HITTING THAT LEFT LANE ALL THE WAY BACK HERE.
AND THAT'S THEIR THROUGH LANE ALL THE WAY THROUGH WHERE IF WE'RE TRYING TO ACTUALLY BREAK UP TRAFFIC, THIS ISN'T THEIR PROBLEM, BUT I THINK IT IS SOMETHING THAT IF WE'RE GONNA HAVE LEFT TURN TRAFFIC IN, UH, SO WE COULD, IF WE'RE, ESPECIALLY IF WE'RE TALKING ABOUT TAKING OUT LANDSCAPING AND, AND ALL THAT, I DON'T, I DON'T KNOW WHAT KIND OF ROOM WE HAVE THERE.
THERE WOULD STILL BE TWO TH THROUGH LANES TO THE NORTH AND TWO THROUGH LANES TO THE SOUTH.
OH, I, I YOU'RE SAYING I'M NOT DOUBTING THAT.
I'M JUST SAYING THAT PEOPLE ARE GONNA JUMP IN THE LEFT LANE AND RUN IT STRAIGHT THROUGH MM-HMM.
I WOULD PREFER JUST TAKE AWAY THE LEFT TURN OPTION PERSONALLY AND CONSIDER RIGHT IN RIGHT OUT.
I WOULD SAY THE SAME ABOUT THE OTHER GAS STATION THAT'S COMING ON THE OTHER SIDE OF THE STREET TOO, BUT I DON'T THINK WE'RE GONNA GET TO SEE THAT ONE.
YEAH, THAT'S JUST THE, THE OTHER ONE I'M WORRIED ABOUT.
IT'S PRETTY BLIND COMING OUT FROM UNDER THAT OVERPASS ON THE OTHER SIDE OF THE ROAD.
ANY QUESTIONS OF ME? ANY OTHER QUESTIONS? THANK YOU, SIR.
YOU SHALL OPEN IT UP TO THE PUBLIC.
ANYONE WISHING TO SPEAK FOR THE APPLICANT? THANK YOU, AARON.
I'M WITH SKILLING GOLD DEVELOPMENT THAT'S OUT OF, UH, COLUMBUS, OHIO, 42 70 MORSE ROAD WITH ME TODAY.
I HAVE JOSH LONG FROM SESSO ENGINEERING, UH, AND AMAND FROM THE SHEETZ TEAM.
UM, THEY CAN ATTEST TO, UM, YOU KNOW, THE TRAFFIC CIVIL AND ENGINEERING SIDE OF THINGS, AS WELL AS ANY SHEETS RELATED, UH, OPERATIONS.
UH, AS YOU KNOW, WE, UH, HAVE A SITE, UH, ITCHING TO BREAK GROUND ON OVER THERE, UM, ON TAYLORSVILLE, UH, ROAD.
UM, WE'RE EXCITED FOR THAT TO, TO START SO YOU CAN SEE EXACTLY HOW, HOW GREAT OF A PRODUCT SHEETS IS, UH, AND, AND HOW BEAUTIFUL OF OF A BUILDING IT IS.
IT'S REALLY GREAT MATERIALS AND, UM, YOU KNOW, ALL THE COMMUNITIES WE'VE BEEN IN SO FAR, THEY'VE HAD GREAT RECEPTIONS ONCE, ONCE WE'RE UP AND RUNNING, SO WE'RE REALLY EXCITED FOR THAT TO HAPPEN.
UM, YOU KNOW, IN TERMS OF THIS SITE, UH, YOU KNOW, I THINK AARON DID A GREAT JOB PRESENTING, UM, YOU KNOW, ON, ON THE COMPLEXITIES OF IT.
WE'VE BEEN WORKING WITH AARON AND, AND CITY ENGINEER AT LENGTH, UH, FOR MONTHS ON THIS, UH,
[01:15:01]
TWEAKING AND ADJUSTING TO, TO WHAT WE THINK, UH, BASED ON TRAFFIC STUDIES, BASED ON COMP PLANS AND, AND WHAT THE CITY'S ASPIRATIONS ARE.UH, YOU KNOW, IT'S REALLY THOUGHTFUL SITE LAYOUT JUST TO TOUCH ON A NUMBER OF THINGS.
UM, YOU KNOW, I WON'T GIVE YOU GUYS THE FULL SHEETS DOWNLOAD, UM, BUT I THINK THERE ARE A, A FEW COMPONENTS I WANT TO REITERATE.
UM, YOU KNOW, SHEETS, UH, SHEETS REALLY GOT, IT'S, IT'S FOOTING IN THE REST RESTAURANT INDUSTRY OUT OF PENNSYLVANIA, NOT THE OIL FIELDS OUTTA TEXAS.
SO, YOU KNOW, THE PEOPLE THAT ARE COMING BACK TO SHEETS ARE COMING BACK BECAUSE THE FOOD TASTES GOOD, NOT CUZ THE GASOLINE TASTES GOOD.
UM, AND I SAY THAT, UM, AS TO DIFFERENTIATE OURSELVES A LITTLE BIT.
YOU KNOW, WE'RE NOT ANOTHER GAS STATION COMING ON THE BLOCK.
WE HAVE A, A REAL ACTIVE, YOU KNOW, UH, FAN BASE BEHIND US THAT THAT'S THERE FOR THE ME TO ORDER FOOD, THE FRESH FOOD THAT'S DELIVERED THERE EVERY DAY.
UM, SHEETS IS A 24 7 OPERATION, JUST TO REMIND YOU GUYS.
UM, AND WITH THAT, THAT MEANS WE EMPLOY 30 TO 35 FULL-TIME EMPLOYEES AT THIS LOCATION.
AND THAT'S, THAT'S NOT A NEGLIGIBLE, UH, YOU KNOW, AMOUNT OF EMPLOYMENT AND, AND INCOME THAT THAT COMES TO, UH, A RATHER SMALL SITE.
UM, YOU KNOW, IN TERMS OF THE SITE SPECIFICS, YOU KNOW, JUST TO POINT OUT A, A COUPLE THINGS IN REGARDS TO TRAFFIC AS WELL, UM, SHEETS AND, AND BACKED BY OUR TRAFFIC STUDIES, WHICH, WHICH WE'VE SUBMITTED AND WORKED EXTENSIVELY ON, WE ARE BY ALL MEANS A TRAFFIC CAPTURE, NOT A TRAFFIC GENERATOR.
AND I, I THANK AARON FOR, FOR, UH, POINTING OUT, YOU KNOW, THE, THE AMOUNT OF CAP, UH, PASSERBY TRAFFIC WE'RE CAPTURING.
UM, YOU KNOW, WE DON'T COME TO A SITE WITH THE HOPES OF GENERATING MORE TRAFFIC.
WE COME TO A SITE BECAUSE IT ALREADY HAS GOOD TRAFFIC, UH, AND, AND WE WANT TO CAPTURE IT AND WE WANT TO CAPTURE THE MOST APPROPRIATELY.
SO OUR TRAFFIC STUDIES REALLY LOOK INTO, UM, THE LENGTHS OF THE TURN LANES, UH, THE ACCESS, UH, EVERYTHING FROM THE SIGNAL TIMING.
UM, IT'S, IT'S VERY THOROUGH AND IN DEPTH.
UM, YOU KNOW, IF YOU NOTICE THE ACCESS POINTS ARE AS FAR AWAY FROM THE INTERSECTION AS POSSIBLE THAT OUR PROPERTY LINE WILL ALLOW FOR THAT FACILITATES FOR THE MOST STACKING AND CIRCULATION AS POSSIBLE.
UH, I THINK, UH, A TERM DESIRE, YOU KNOW, WAS ALSO MISCONSTRUED HERE IN REGARDS TO THE ACCESS OFF THE BRANCH PIKE.
UM, I THINK WHEN WE SAY DESIRE, WE ARE ASKING FOR A LEFT TURN IN THERE BECAUSE FACILITATES A MUCH SMOOTHER FLOW OF TRAFFIC AND TAKES A LOT OF PRESSURE OFF THE SIGNAL.
IF YOU THINK ABOUT IF THAT WAS JUST MADE A RIGHT IN RIGHT OUT, THAT MEANS ANYONE GETTING OFF THE HIGHWAY GOING NORTHBOUND WOULD HAVE TO UTILIZE THE LIGHT TO TURN LEFT AND THEN WOULD HAVE TO MAKE ANOTHER LEFT ON, UM, EXECUTIVE BOULEVARD GOING SOUTHBOUND.
SO YOU CAN IMAGINE THE STACKING GOING SOUTHBOUND ON EXECUTIVE BOULEVARD WOULD ACTUALLY BE QUITE A LOT.
UM, AND THAT WOULD CAUSE IN, IN OUR OPINION, ON A TRAFFIC ENGINEER'S OPINIONS, WAY MORE OF A TRAFFIC MESS, UH, THAN AS PROPOSED BY HAVING A LEFT IN ON GRANT PIKE AND THE OPPORTUNITY FOR PEOPLE TO TURN LEFT AT THE INTERSECTION IF THE, THE STACKING IS TOO MUCH, UH, AT THE LOWER ACCESS POINT THAT REALLY DISPERSES THE WAY TRAFFIC IS, IS, UM, GOES INTO THE SITE.
SO THAT WAS REALLY THE MAIN, UH, PURPOSE OF PROPOSING A LEFT IN AT BRAND PIKE.
UM, YOU KNOW, IT'S, IT, IT WASN'T, UM, FOR ANY OTHER, YOU KNOW, DESIRE, I GUESS I'LL PUT IT, IT WAS THE, FROM A TRAFFIC ENGINEER AND VOLUME STANDPOINT, THE WHAT WE BELIEVE TO BE THE MOST CORRECT WAY TO DO THAT.
UM, YOU KNOW, WHEN WE COME TO A SITE, WE TRY TO UNDERSTAND AS BEST WE CAN THE, THE FABRIC AND THE CONTEXT OF THE AREA, AND WE TRY TO BE GOOD NEIGHBORS AND SEE HOW WE CAN CONTRIBUTE.
UH, AND I THINK THE BEST WAY WE'RE ABLE TO DO THAT HERE IS THROUGH THE, THE DETENTION POND.
YOU KNOW, IT WAS ASKED OF US, SINCE WE ARE LIKELY TO BE THE FIRST ONES TO COME IN OUT OF ALL THE DEVELOPMENT COMING HERE, UM, IF WE WOULD CONSTRUCT IT, AND, AND SHEETZ HAS AGREED TO, TO CONSTRUCT THE POND, UH, AND UTILIZE, UH, LESS THAN 30% OF IT, UH, FOR THEIR OWN, FOR THEIR OWN BENEFIT.
UM, ALL THAT WE ARE ASKING IS THAT WE ARE ABLE TO USE THE DIRT, THE FILL FROM THE EXCAVATION TO, TO EVEN OUR, EVEN OUT OUR SITE APPROPRIATELY.
UM, SO THAT WAS, UH, I THINK A MECHANISM OF US TO SHOW IN GOOD FAITH WE'RE, WE'RE REALLY TRYING TO COME HERE AND, AND, AND DO WHAT'S RIGHT, UH, FOR THE REGION, FOR THE AREA.
UH, YOU KNOW, ANOTHER COMPONENT THAT WAS ASKED OF US WAS TO, UM, YOU KNOW, DESIGN AND ALLOW AN EASEMENT FOR A SANITARY LINE FOR ANY DEVELOPMENT THAT HAPPENS SOUTH OF US.
SO, UM, YOU KNOW, I, I KNOW THERE'S SOME PROPOSED USES SOUTH OF US OTHER COMMERCIAL USES, BUT THE ONLY WAY FOR THEM TO CONNECT TO SANITARY, IT'S THROUGH OUR SITE, UH, WHICH WE'VE, WE'VE ALREADY DESIGNED FOR, UM, YOU KNOW, WORK WITH CITY, UH, STAFF TO, TO BEST INCORPORATE THAT.
[01:20:01]
BUT JUST ANOTHER MEASURE OF HOW WE'RE TRYING TO BE GOOD NEIGHBORS, UH, AND HELP THE SURROUNDING AREA.SO, UM, YOU KNOW, I THINK FOR THE MOST PART WE'RE HERE TO ANSWER QUESTIONS.
I JUST WANTED TO POINT OUT THOSE, THOSE FEW CAVEATS.
UM, YOU KNOW, EVERYTHING IN TERMS OF TRAFFIC HERE THAT'S BEEN SUGGESTED AGAIN, IS, IS REALLY BACKED BY AN IN-DEPTH TRAFFIC STUDY THAT'S, THAT'S REVIEWED BY THE CITY ENGINEER.
THEY HAD SUGGESTIONS, UH, YOU KNOW, AT, AT SOME POINT.
UM, YOU KNOW, I THINK WE INITIALLY CAME AND PROPOSED FOR A FULL ACCESS OFF BRAND PIKE, WHICH MEANS PEOPLE COULD TURN LEFT GOING NORTH.
IT WAS ASKED OF US TO REDUCE THAT.
UM, SO WE THOUGHT THIS WAS A GREAT COMPROMISE, AGAIN FOR THE REASONS I SAID TO DISPERSE TRAFFIC.
SO JUST WANT TO TOUCH ON A FEW OF THOSE POINTS.
UM, AND AT THIS POINT, YOU KNOW, WE'RE HAPPY TO ANSWER ANY OTHER QUESTIONS YOU GUYS MAY HAVE ANY QUESTIONS FOR THE APPLICANT? UH, CLARIFICATION, DID YOU SAY THAT YOU WILL NOT BE ALLOWED TO TURN LEFT GOING NORTH OR YOU WILL NO, YOU ON, YOU CANNOT TURN LEFT GOING OUT OF THE, OF THE PROPERTY.
SO IF YOU WANNA GO NORTH OUT OF THE PROPERTY, YOU'LL HAVE TO EXIT EXECUTIVE BOULEVARD.
I DO WANNA MAKE ONE COMMENT THAT I'M GONNA SHUT UP.
UM, UM, THE ALL THAT IS SO NICE,
IT LOOKS EVEN BETTER IN PERSON.
IT'LL BE UP BEFORE YOU KNOW IT, YOU'D BE SURPRISED HOW QUICK THE CONSTRUCTION GOES.
AND, UH, I JUST ALL I CAN SAY AS WELL WHEN I TURN TO THAT PAGE.
AND THE INSIDE IS ALSO, YOU KNOW, THE INTERIOR DESIGN IS VERY THOUGHTFUL AS WELL.
UM, SO EXCITED, EXCITED FOR THAT ONE TO BE UP AND RUNNING FOR YOU GUYS TO SEE JESSE.
JUST TO COMMENT REALLY QUICKLY, YOU'VE MENTIONED THAT YOU WANTED TO KNOW, YOU KNOW, SORT OF ABOUT HUBER HEIGHTS AND WHAT ARE WE DOING, WHERE ARE WE GOING? WHAT'S THE FABRIC OF THE COMMUNITY? I WOULD JUST INVITE YOUR ATTENTION TO THE FROM BUSINESS MODEL PERSPECTIVE AND THE COMPREHENSIVE PLAN THE, THE CITY HAS PUT TOGETHER ON PAGE 65, YOU'RE GONNA SEE HOW CLOSE THAT THE PROPOSED BIKE LOOP IS GONNA HAVE IS GONNA COME TO YOUR LOCATION.
SO WHEN WE TALKED ABOUT THE SIDEWALKS SORT OF BEING EXPANDED, THAT CAN BE FOUND ON PAGE 37 OF THAT PLAN.
AND YOU'LL KIND OF SEE THE DIRECTION THAT WE'RE GOING TO BE A MORE MULTI-MODAL COMMUNITY MM-HMM.
AND SO I DO THINK FROM A BUSINESS MODEL PERSPECTIVE, IF YOU MAKE THE INVESTMENT IN THOSE SIDEWALKS, YOU'RE GOING TO GET THE RETURN ON THAT INVESTMENT, UH, CONSIDERABLY BASED ON THE TYPE OF FOOT TRAFFIC, BIKE TRAFFIC, UH, ALL SORTS OF THINGS THAT ARE GONNA BE HAPPENING THERE IN ADDITION TO PROBABLY SOME OF THE FOOT TRAFFIC THAT'S GONNA COME DOWN THROUGH THE ADDITIONAL DEVELOPMENT THAT'S GONNA BE HAPPENING NORTH OF YOU.
SO JUST, UH, A COMMENT, REALLY NOT A QUESTION.
AND, AND WE'RE HAPPY TO IMPLEMENT THE SIDEWALKS, UM, AS WELL AS THE OTHER CONDITIONS, YOU KNOW, AARON'S OUTLINED FOR US.
I THINK THOSE ARE ALL COMPLETELY REASONABLE AND WE WILL BE DOING THAT.
IS THERE ANYONE ELSE WISHING TO SPEAK ON THIS ZONING CASE? OKAY, WE'LL CLOSE THE PUBLIC PORTION HERE.
DID YOU WANNA MENTION THE LETTER? OH YEAH, I'M SORRY.
UM, SOMEWHERE WE DO HAVE A LETTER OF OPPOSITION, UM, THAT WE RECEIVED TODAY, UH, AN EMAIL OF OPPOSITION.
UM, AND THAT IS PRINTED OUT, UH, IN FRONT OF YOU.
SO I THINK WE ALL HAVE READ THE, UH, THE LETTER THEN FROM MS. TERRY LUER MOTION.
IS THERE RE UH, IS THERE A MOTION FOR THE REQUEST BY THE APPLICANTK GOLD REAL ESTATE DEVELOPMENT REQUESTING APPROVAL RE REZONING FROM A P E P PLAN, EMPLOYMENT PARK TO PC PLAN, COMMERCIAL, AND A BASIC DEVELOPMENT PLAN FOR A RESTAURANT AND CONVENIENCE STORE, INCLUDING FUELING SERVICES, FOOD SALES, AND DRIVE-THROUGH PROPERTY IS LOCATED AT 82 45 BRANT PIKE, R Z B DP 2304.
IN ACCORDANCE WITH THE RECOMMENDATIONS OF STAFF'S MEMORANDUM DATED MARCH 9TH, 2023 AND THE PLANNING COMMISSION'S DECISION, THE AMENDED PLANNING COMMISSION COMMISSION
[01:25:01]
DECISION RECORD ATTACHED THERE TOO.IS THERE A SECOND? SECOND BY MR. JEFFRIES.
SECRETARY, PLEASE CALL THE ROLL.
WHAT'S NEXT FOR THE APPLICANT? UH, SO WE WILL GET WITH THE APPLICANT TO DISCUSS, UM, SOME OF THE MEDIAN ISSUES THAT CAME UP, UM, AND HAVE THEM RE REVISE THE, UM, REVISE APPROPRIATELY.
WE WILL THEN MOVE THIS TO COUNCIL PROBABLY TO THE, UH, APRIL 26TH, SEVENTH MEETING.
UH, AND, BUT WE'LL BE IN TOUCH.
NEXT ITEM ON THE AGENDA IS ADDITIONAL BUSINESS, AN INFORMAL REVIEW, BASIC AND DETAILED DEVELOPMENT PLAN FOR THE FLYING ACE BRT PIKE, MR. CRE.
SO I'M JUST GOING TO SET THE STAGE AND THEN THE APPLICANT, UH, CAN, UH, THE REPRESENTATIVES OF FLYING ACES CAN, UM, CAN TAKE OVER.
SO, UM, WE HAVE, UH, HAD SOME, UM, BRIEF DISCUSSIONS WITH, UM, WITH THE APPLICANT, UH, OF POTENTIAL APPLICANT, UH, FOR FLYING ACES FOR THE FORMER FIFTH THIRD, UM, SITE ON RAMP PIKE.
UM, THEY HAVE, UH, INTEREST IN PURCHASING TO OF, OF THAT SITE TO COM CONSTRUCT AN ADDITIONAL, UH, FLYING ACES, UH, CAR WASH.
UM, THE GENERAL SITE LAYOUT YOU CAN SEE, YOU CAN SEE HERE, UM, WITH THE, UH, ENTRANCE.
SO THE, UH, THE ENTRANCE, UH, HERE.
UM, THE ONE UNIQUE THING ABOUT, SO TWO THINGS.
ONE, UM, THE APPLICANT BELIEVES, AND, AND WE AGREE, WE AS STAFF, BOTH, UH, BY MYSELF AS THE PLANNER AND THE CITY ENGINEER, UH, THAT A SECOND FACILITY LIKE THIS WILL SIGNIFICANTLY REDUCE THE USE UTILIZATION OF THE, UH, MERRILY, UH, WAY FLYING ACES.
SO IT'LL, IT'LL BETTER SPLIT THE, THE TRIP GENERATION FOR THOSE WHO HAVE SUBSCRIPTIONS BETWEEN THESE TWO FACILITIES.
UH, UH, YOU HAVE IN YOUR PACKET, UM, SOME OF THE TRIP GENERATION DATA OF WHO, UH, GOES THERE, WHERE THEY'RE COMING FROM.
UH, AND THEN WAS ALSO A CASE STUDY FOR A VERY SIMILAR SITUATION, UM, IN COLUMBUS WHERE THEY HAD A SITE THAT WAS CAUSING SIGNIFICANT ISSUES A COUPLE TIMES A YEAR.
TYPICALLY THE WARM MONTH OR THE WARM DAY RIGHT AFTER A SNOW WITH HEAVY SALT, UM, JUST LIKE WE'VE EXPERIENCED, UH, DOWN THE STREET.
UM, WITH THE ADDITION OF THAT SECOND FACILITY, ABOUT A MILE, MILE AND A HALF, UM, IT REALLY, UM, METERED OUT THE, THE USAGE AND BALANCED IT BETWEEN THE TWO SITES.
SO THEY DIDN'T HAVE THOSE, THOSE HIGH PEAK U U UTILIZATION DAYS, UH, WHICH TEND TO CAUSE ALL OF THE PROBLEMS. UM, THE OTHER, UH, DIFFERENCE BETWEEN THIS SITE, SIGNIFICANT DIFFERENCE BETWEEN THIS SITE AND THE MERRILY WAY, UM, FACILITY IS THIS SITE ONE CAN ACCOMMODATE SIGNIFICANTLY MORE STACKING OF VEHICLES THAN WHAT IS CURRENTLY, UH, AT THE MERRILY WAY.
IT ALSO HAS THE ABILITY TO STACK BACK INTO THE, UH, THE WALMART PARKING LOT, UH, AREA BECAUSE THERE ARE ACCESS AGREEMENTS.
SO WE WON'T HAVE ANY OR, OR EXTREMELY LITTLE, UH, BACKUPS INTO THE, THE PUBLIC RIGHT OF WAY.
UM, AND THEY'LL TALK ABOUT THIS, THEY HAVE A FACILITY IN INGLEWOOD OFF OF 48 THAT CAN STACK INTO THE MEYER PARKING LOT FOR THOSE, UH, THOSE HIGH USAGE DAYS.
SO, UM, I DIDN'T INTEND FOR ME TO TALK SO MUCH, SO I'M GONNA BE QUIET.
UH, AND THEN THE, UH, THE FLYING, UH, ACES APPLICANTS CAN COME IN AND SORT OF PITCH WHAT THEY'RE THINKING AND GET YOUR, UH, GET YOUR THOUGHTS ON, ON THIS INFORMAL REVIEW BEFORE THEY SUBMIT, UM, IN THE NEAR FUTURE.
ONE LAST THING THOUGH, I WILL SAY TO STAFF, STAFF IS SUPPORTIVE OF A SECOND FACILITY AT THIS LOCATION BECAUSE WE DO THINK IT WILL CUT DOWN, UH, ON THOSE HIGH PEAK USE, UH, UTILIZATION DAYS ON, UH, MERRILEE, UH, AND SIGNIFICANTLY REDUCE THOSE TRAFFIC IMPACTS ON MERRILEE AND OLD TROY PIKE.
[01:30:02]
HI, THANKS FOR HAVING US TONIGHT.I'M JOHN RAUCH, UM, CEO OF EXPRESS WASH CONCEPTS.
WE OPERATE, STARTED FLYING ACE ABOUT, UH, SIX YEARS AGO, AND, UH, WE OPERATE 14 FLYING ACES IN KIND OF THE WESTERN SIDE OF THE STATE HERE.
UH, WE ACTUALLY OPERATE ABOUT 82 CAR WASHES ACROSS THE STATE.
UH, MUMU CAR WASHES OUR COLUMBUS BRAND THAT WE STARTED IN 2008.
WE'VE SEEN HOW BAD WE ARE ON DAYS LIKE TODAY WHEN THE SUN POPS OUT AND YOUR CAR IS COMPLETELY SALTY AND EVERYONE WANTS TO GET A CAR WASH.
SO IN STUDYING KIND OF OUR PATTERNS AND TRAFFIC, WE'VE, WE'VE FIGURED OUT THAT WE CAN DO SOME SOMEWHAT CRAZY STUFF, BUILD A MILE AND A HALF FROM AN EXISTING LOCATION.
UH, WHEN WE CAME INTO HUBER, WE, WE, WE REALLY, UH, WERE SHOCKED AT HOW WELL WE WERE RECEIVED ON MERRILY WAY THAT, THAT, THAT SITE HAS BEEN A, A BLESSING TO US, REALLY, REALLY GREAT SITE.
UM, AND I KNOW WE'RE A PAIN A COUPLE DAYS A YEAR, UM, AND AT MCDONALD'S, IF YOU DON'T KNOW, IS THE, IS THE BUSIEST MCDONALD'S IN THE STATE OF OHIO.
SO ADDING THEIR SUCCESS WITH OUR SUCCESS IS A PAIN TO THE CITY, ESPECIALLY A COUPLE DAYS A YEAR.
SO WE HAD THE SAME SITUATION IN COLUMBUS.
UH, OUR VERY FIRST STORE WE EVER BUILT.
UM, WE DECIDED TO BUILD ANOTHER LOCATION ABOUT A MILE AND A HALF ON, IN THE SAME KIND OF EAST SIDE OF COLUMBUS.
AND WHAT WE FOUND WAS IT JUST KNOCKED THE PEAKS OFF OF OUR STACK ISSUES THAT WE HAD ON THESE BUSY DAYS.
YOU WANT OH, JUST CLICK BACK, BACK AND FORWARD OR? YEAH.
I'LL, I'LL, I'M GONNA MESS THIS UP, BUT I'LL SHOW YOU SOME STUFF.
SO WE USE IT, WE USE A, UH, A PRETTY COOL, SNEAKY SCARY THING CALLED PLACER AI THAT WATCHES CELL PHONE TRAFFIC AND IT, IT, THE, THE ALGORITHMS BASICALLY WATCH ANYONE THAT DOESN'T TURN THAT LOCATOR THING OFF ON YOUR CELL PHONE.
SO WE SEE THE BASIS OF WHERE OUR TRAFFIC'S COMING FROM AND THEN WE NORMALIZE IT AGAINST WHAT WE KNOW OUR ACTUAL VOLUMES ARE.
BUT THE INTERESTING THING IS YOU CAN SEE WHERE OUR CUSTOMERS COME FROM, YOU CAN SEE THE TIMES THEY COME, AND THEN WE CAN KIND OF STUDY AND, AND HELP WITH SOME SITE SELECTION AND HOW WE CAN EASE SITUATIONS LIKE THIS.
I KNOW THE CITY'S ALSO GOING TO BE PUTTING IN ANOTHER RIGHT IN LANE AT MERRILY WADES ALSO TO HELP KIND OF LOOSEN THINGS UP THERE AS WELL.
BUT THIS SITE WE DEFINITELY FEEL, UH, A WE CAN PULL OFF SOME OF THAT TOP TRAFFIC AND I THINK IN EVERY DAY WE CAN LOOSEN UP SOME TRAFFIC ON MARYLEE WAY BECAUSE WE'LL PROBABLY GET, YOU KNOW, AROUND A 25%, UM, IZATION OF OUR EXISTING SITE THAT WILL HELP WITH THE TRAFFIC DOWN THE STREET.
SO, I MEAN, THAT, THAT'S OUR IDEA IN A NUTSHELL.
UM, THIS SITE'S VERY EXPENSIVE.
WE WANTED TO TRY TO REUSE AS MUCH OF THE SITE AS POSSIBLE, SO WE WANTED TO PLANT THE CAR WASH BASICALLY ON TOP OF WHERE THE EXISTING FIFTH THIRD BUILDING IS.
WE WOULDN'T NEED ANY NEW ACCESS POINTS.
UM, AND THEN OBVIOUSLY WE HAVE THAT INTERESTING IDEA WHERE WE CAN STOP OUR ENTRANCE TRAFFIC OFF OF THE, UH, MAIN ACCESS ROAD AND BRING 'EM BACK AROUND TO THE BACK OF WALMART AND GIVE US TONS OF STACKING.
SO THIS SITE HERE, I THINK IN THE, IN OUR, I'LL SAY OUR 360 DAY HAS ABOUT ANOTHER EIGHT TO 10 STACKING POINTS I THINK THEN OUR MERRILY WASTE SITE HAS.
AND THEN ON ON, ON THE CRAZY DAYS WHEN WE ARE A LITTLE ANNOYING, WE CAN GO ALL THE WAY BACK INTO THE WALMART PARKING LOT AND WE COULD PUT ANOTHER 20 OR 30 CARS INTO IT THAN WE HAVE CURRENTLY.
SO IT SHOULD BE VERY, VERY HELPFUL.
WE SHOULD BE ABLE TO EASILY MAINTAIN KEEPING OFF A BRAND PIKE FOR SURE, BUT ALSO EVEN THAT ACCESS POINT COMING BACK INTO WALMART.
SO THAT'S OUR CRAZY IDEA FOR THE DAY.
AND THE COUNCIL DID NOT SELL US THIS LAND AND THEN COME TO YOU BACKWARDS, SO TOO SOON.
SO YEAH, I PLEASE HIT ME WITH ANYTHING YOU GOT.
DO YOU WANT TO SHOW THAT SLIDE? TALK ABOUT, YEAH.
SO BASICALLY WE'RE KIND OF BUILDING A CASE STUDY AROUND OUR, OUR LOCATIONS HERE.
AND THEN THIS IS THE INTERESTING THING THAT WE SAW HAPPEN HERE.
SO YOU CAN SEE THAT LINE RIGHT THERE IS WHEN WE OPENED THAT SECOND LOCATION UP THAT WAS ABOUT A MILE AND A HALF AWAY FROM OUR NUMBER ONE LOCATION, THIS IS OUR MOU EAST BROAD AND OUR MOU EAST MAIN STREET LOCATION, YOU CAN SEE WHERE WE CHOPPED ALL THOSE TOP POINTS OFF OF OUR HEAVY TRAFFIC HITS DIRECTLY AFTER OPENING THAT SITE.
SO PRETTY GOOD DATA TO SHOW, LIKE WHEN YOU DO CANNIBALIZE STRATEGICALLY, YOU KNOCK
[01:35:01]
OFF A LOT OF THOSE BIG VOLUME TIMES.SO THAT'S A PRETTY GOOD CASE STUDY FOR THIS.
I THINK THAT'S ALL WE GOT, RIGHT? YEAH.
I HAD A QUESTION ON, UH, THE DRAWINGS THAT WE HAVE ON PAGE TWO AND THREE, I GUESS.
YEAH, TWO AND THREE WHERE IT LOOKS LIKE IT CAN BE REDIRECTING THAT ONE THE TRAFFIC OUT INTO THE WALMART PARKING LOT.
HOW ARE YOU GUYS GONNA DETERMINE WHEN TO DO THAT? IS IT BASED ON SPECIFIC DATA OF CERTAIN DAYS OR WE'RE NOT GONNA LEAVE IT UP TO THE BUSY TEENAGER TO DECIDE TO GO OUT AND PUT A CONE OUT? RIGHT.
WELL, WE, WE ARE, WE'RE WE, OUR MANAGERS TRAINED FOR THIS, SO WE'LL HAVE TRAFFIC PATTERNS AND, AND THEY ARE PRETTY GOOD ABOUT THIS, SO ON.
AND THIS IS, UH, YOU KNOW, THIS YEAR WE WERE PROBABLY ANNOYING OVER THERE MAYBE FIVE, SIX DAYS.
IT'S NOT BEEN AS BAD AS, I MEAN OBVIOUSLY WINTER WAS, WAS DOWN, BUT WE KNOW WHEN WE GET INTO THESE HEAVY VOLUMES TO HAVE A ADVERSE TR YOU KNOW, HAVE A TRAFFIC FLOW CHANGE.
SO YES, THE SITE MANAGER WILL BE REQUIRED TO DO THAT.
IF WE SEE WE'RE GETTING OUT IN THE STACK, WE'LL THROW CONE OUT THERE AND BRING PEOPLE AROUND AND, AND STAFF IT AS WELL, NOT JUST A CONE.
CUZ THEY'LL, THE TRAFFIC WILL, THEY'LL DRIVE OVER CONES.
AND THEN WHERE THE STACKING IS CURRENTLY ON THE PICTURE IN THE WALMART PARKING LOT.
ARE WE HAVING TO DO WORK OF PUSHING THOSE, UH, ISLANDS TOWARDS WALMART AT ALL OR DO WE HAVE ROOM RIGHT NOW FOR THREE LANES OF TRAFFIC RIGHT THERE? I THINK I, I DIDN'T GO MEASURE, BUT I BELIEVE IT'S, IT, WE HAVE ROOM FOR THREE LANES.
YEAH, WE HAVEN'T MEASURED IT YET EITHER.
AND YEAH, CUZ CAUSE I DON'T THINK WE DO, BUT I MEAN IT'LL BE TIGHT.
BUT I, AND I, I THINK PERSONALLY JUST THE LOCATION AGAIN, I MEAN I LET PEOPLE COME INTO HUBER A LOT AND SAY WE WERE BLOWN AWAY BY THE BUSINESS.
SO YOU MENTIONED THE MCDONALD'S.
I THINK LOWE'S IS THE SAME THING.
YOU HEAR IT OVER AND OVER WHEN BUSINESSES COME HERE AND YOU GOT A BIG DRAW THERE TOO WITH IT.
WALMART IS RIGHT THERE, SO IT'S ANOTHER, IT'S ON THE WAY TO SOMETHING ELSE I'M ALREADY DOING MM-HMM.
IT'S A, A BUILT-IN DESTINATION ROUTE AS WELL.
THAT'S WHY I HAD THE CONCERNS.
SO YEAH, I THINK IT'S A GOOD IDEA AND I'M HAPPY TO SEE IT OVER THERE AND I'M MORE LIKELY TO GO TO THAT ONE THAN THE OTHER ONE.
I'M MORE LIKELY TO BE A MEMBER BECAUSE OF THIS ONE.
BUT I THINK THAT THE STACKING COULD, COULD BE AN ISSUE MORE FREQUENTLY THAN THOUGHT.
WE, WE, WE HAVE A WEIRD PHENOMENON.
LIKE IN MAY WE'LL HAVE A SATURDAY WHERE HUBER HEIGHTS AND ENGLEWOOD WILL WASH 1400 CARS IN A DAY EACH AND THE SAME DAY IN THE WINTERTIME WHERE THE MOST NUISANCE OF A BUSINESS THERE IS.
SO IT'S, IT'S WEIRD HOW THAT VOLUME JUST COMES AND HITS US EVERYONE IN THE WEIGHT.
WE HAVE TO BE VERY COGNIZANT OF IT.
WE TRAIN TRAFFIC WISE ON THIS TO, TO SHOOT PEOPLE OFF.
IT, IT IS, IT'S, IT'S A WEIRD THING.
MOST OF THE TIME WE'RE A PRETTY GOOD NEIGHBOR OVER THERE.
I MEAN, EVEN TODAY I DON'T, I I DIDN'T LOOK AT THE CAMERAS TODAY OR TO SEE HOW WE WERE TODAY, BUT I BELIEVE WE WERE NOT A NUISANCE TODAY.
AND I THINK WE STILL MAY HAVE WASHED EIGHT, 900 CARS OVER THERE TODAY, BUT THIS SITE HERE HAS GOT A LOT MORE FLEXIBILITY, A LOT MORE OPENNESS TO IT.
I THINK WE CAN BE A LOT BETTER HERE.
AND AGAIN, I THINK FROM THE GREATER GOOD OF THINGS, WE CAN DEFINITELY SOFTEN THE MERRILY WADE ISSUES.
AND THEN DO WE NEED TO DO ANYTHING AS FAR AS SIGNAGE? BECAUSE I, I CAN'T, CAN'T PEOPLE PULL INTO BOB EVANS AND CUT THROUGH TO THAT OPENING RIGHT THERE? YEAH.
SO DO WE NEED TO HAVE SOME KIND OF RESTRICTED SIGNAGE AROUND THAT DIRECTING PEOPLE? THEY, THEY SHOULDN'T WANT TO BECAUSE YOU WOULDN'T WANNA LEAVE BOB EVANS.
SO WE CAN RE-SIGN THAT, THAT BOTTOM LOWER PORTION THERE TO HELP SAVE US.
WE'RE I, I THINK TO GET INTO BOB EVANS, YOU EITHER COME IN WHERE THE, THE NORTH SOUTH ARROWS ARE AND OR DOWN AT THE BOTTOM WHERE YOU, YOU'VE GOT 'EM STACKED THERE.
THAT'S THAT'S THEIR ONLY ENTRANCE INTO BOB EVANS, CORRECT.
YEAH, WE'RE GONNA HAVE TO DO SOME TRAFFIC.
THAT'S THAT STA YES, THAT'S THAT STAFF GUY AGAIN THERE THAT YES.
I DON'T THINK, YEAH, MAKE SURE THEY DON'T GET BLOCKED OUT.
AND, AND YOU MAY HAVE ENOUGH WIDTH FOR THREE LANES OF TRAFFIC IF PEOPLE USE THE LANES, BUT IF THEY AREN'T STRIPED AND INDICATED AND, AND STUCK THERE AGAIN WE'VE, WE'D WATCH PEOPLE DRIVE AROUND THE CITY.
SO I WOULD PLAN ON THE POSSIBILITY OF THOSE ISLANDS NEEDING RELOCATED.
PROBABLY, UH, IT, IT'S GONNA SURPRISE ME IF IT DOESN'T.
AND THEN I KNOW WE HAD TALKED ABOUT THAT, UH, UNKEPT, KIND OF THE PRESERVATION AREA.
AARON, I DON'T KNOW IF WE TALK ABOUT THAT IN THIS CASE OR JUST AT ANOTHER TIME.
I KNOW WE BROUGHT THAT THE ONE THAT'S RIGHT NEXT TO IT.
I'D IMAGINE YOU GUYS PROBABLY WOULD PREFER IT'S CLEANED UP WITH BETTER VISIBILITY OF YOUR SITE ANYWAY WITH, SO I DON'T KNOW IF WE NEED TO LOOK AT THAT.
YOU TALKING ABOUT THE DETENTION BASIN OR LIKE YEAH, IT'S JUST OVERGROWN NOW.
IT WAS GOOD INTENTION OF A CONSERVATION AREA A LONG TIME AGO, BUT NOW IT'S JUST OVERGROWTH, IT'S A TRASH COLLECTOR FROM THE PARKING
[01:40:01]
LOT.SO THERE'S A NUMBER OF THESE WHERE WE HAVE, THERE WERE GOOD INTENTIONS AND THEY'VE TURNED, THEY'VE, THEY'VE NOT BEEN MAINTAINED BECAUSE I, I'M NOT SURE PEOPLE KNEW THEY NEEDED TO MAINTAIN THEM OR FELT THAT THEY WEREN'T SUPPOSED TO.
UM, AND SO YEAH, THEY'VE JUST BECOME O OVERGROWN.
THEY'RE PROBABLY CAUSING MORE PROBLEMS THAN RIGHT.
SO THEY NEED TO BE NOT ELIMINATED.
THEY JUST NEED TO BE MAINTAINED.
YOU KNOW, A LOT OF THOSE ARE LIKE LAND TRADES THAT, THAT THE CONSERVATION AREA WAS IN ONE PLACE WHERE THEY WANTED TO BUILD AND, BUT SO THEY MOVED IT TO WALMART AREA SO THAT THEY COULD BUILD OVER THERE.
AND THERE'S A STREAM THAT FLOWS THROUGH HERE.
UM, AND I'M NOT SURE HOW BACKED UP IT GETS BECAUSE I DOUBT THE PIPING HAS BEEN MAINTAINED OR CLEANED OUT.
UM, SO THAT'S SOMETHING WE'RE GONNA WANT TO LOOK AT.
SO IS, IS THAT AREA PART OF THIS PARCEL OR IS THAT SEPARATED? I DON'T RECALL OFF THE TOP OF MY HEAD.
SO ONE WAY TO COME BACK FOR THE DETAILED SIDE OF THE, I GUESS WE PROBABLY NEED TO FIGURE THAT OUT AND ADDRESS IT THEN.
SO WHEN WE GET A FORMAL APPLICATION, AS IN GOING FORWARD WITH THE, WITH THE BASIC DEVELOPMENT PLAN, WE'LL WE'LL ADDRESS ALL, WE JUST HAVEN'T DONE THAT YET.
I JUST WANTED THIS BODY TO BE AWARE OF THE CONVERSATION.
ANY INITIAL THOUGHTS THAT YOU'VE HAD ON THE, ON THE LAYOUT? THE, UM, THE, THE SITE DESIGN, THE STACKING, GIVEN HOW VISIBLE THE MERRILY WASTE SITE HAS BEEN? I DIDN'T WANT TO JUST SPRING THIS ON YOU.
RIGHT? YEAH, WE DEFINITELY HEARD THE CONCERNS AND WE WANTED TO MAKE SURE WE ADDRESSED THEM AND, AND, AND THOUGHT ABOUT THIS.
IT'S, I MEAN IT'S, AND IT'S PRETTY MUCH THE REASON WE'RE HERE JUST TO TRY TO ALLEVIATE BARELY WAY.
ARE YOU GUYS MARRIED TO THAT CEDAR HILL DRIVE ENTRANCE? I, INSTEAD OF, OF JUST MAKING THE WRAP AROUND THE DEFAULT? I DON'T KNOW THAT WE CAN TAKE IT OFF BECAUSE IT'S A CROSS ACCESS EASEMENT TO BOB EVANS AND I KNOW THEY WOULD NEVER GO FOR US REMOVING THAT.
AND AGAIN, 98% OF THE TIME WE WILL NEVER BE STACKED TO THAT TRIPLE STACK PIECE.
SO WE NEED TO BE CONSCIOUS OF THOSE DAYS AND WORK WITH BOB EVANS TO TRY TO BE NICE TO HIM.
MAYBE WE'LL INCREASE THEIR BUSINESS CAUSE WE'LL GET SOME VISIBILITY TO, TO THEM TOO.
BUT THAT, THAT'LL BE A HARD ONE CUZ THAT'S THE CROSS ACCESS EASEMENT TO THEM.
GO MS. VAGO, I HAVE TWO QUESTIONS.
THE BANK BUILDING THAT'S THERE NOW THAT WILL BE RAISED CORRECT? TOTALLY GONE.
JUST THE YES, WE WANT TO, WE WANT TO BUILD ON TOP OF THE PAD OF WHERE IT WAS THEN.
KEEP THE EXISTING PAVEMENT, STORM STRUCTURES, UTILITY CONNECTIONS, ALL THAT.
I KIND OF HAD FIGURED THAT OUT, BUT I JUST WANTED TO CLARIFY.
UH, THE OTHER THING, HAVE YOU, HOW FIRM ARE YOU WITH YOU WITH WALMART'S COMMITMENT TO ALLOW YOU TO USE THEIR PARKING LOT? WE KNOW WE HAVE A CROSS ACCESS EASEMENT THAT HAS NO RESTRICTIONS ON IT.
SO EFFECTIVELY PEOPLE CAN USE IT AND, AND I, I DON'T KNOW IF WE CAN BLOCK IT FOR ANY LONG PERIOD OF TIME, SO WE NEED TO WORK THROUGH THAT.
BUT I THINK WE'RE, I THINK OUR PLAN IS OKAY, WELL THEY'RE OKAY TO BLOCK TRUCKS FROM PARKING THERE.
WHAT WOULD BE THE DIFFERENCE? WELL WE HAVE A, WE HAVE A UNRESTRICTED CROSS EASEMENT, WHAT WE FOUND IN THE TIDAL WORK, UHHUH
SO I MEAN EFFECTIVELY CAN USE ALL THE ACCESS ALL AROUND THROUGH THIS THING TO, TO GO THROUGH THE WALMART PARKING LOT.
THERE'S NO RESTRICTIONS ON LIKE STOPPING OR ANY WAIT TIMES OR ANYTHING LIKE THAT ON IT.
YEAH, WE NEED TO BE A GOOD NEIGHBOR TO WALMART AND HAVE A CHAT WITH THEM ABOUT THIS AND SHOW 'EM, SHARE THE PLAN, BUT THEY REALLY DON'T HAVE ANY, THE WAY THAT THEA'S WRITTEN.
THERE'S NO RESTRICTION AGAINST US USING IT.
YOU MENTIONED THE 25% CAMEL CANNIBALIZATION OF YOUR EXISTING BUSINESS.
WHEN YOU BUILD THAT INTO THE PROJECTIONS FOR YOUR PEAK TIMES FOR THIS NEW LOCATION, I MEAN, HOW MANY PEAK DAYS ARE YOU THINKING ARE GONNA AVERAGE IN A GIVEN YEAR AT THIS LOCATION? YOU KNOW, IT'S SO WEATHER DEPENDENT, YOU KNOW.
I UNDERSTAND, BUT IS THERE AN AVERAGE THAT YOU YEAH, I MEAN CAN MODEL FROM LESS THAN 10.
AND ON A PEAK DAY, WHAT'S YOUR MAXIMUM STACKING THAT YOU WOULD ENVISION FOR THIS SITE ON A PEAK DAY? DEPENDING, WE, WE MAY, WE MAY, I DON'T THINK WE'LL GET PAST 40 TO 50 CARS.
I MEAN, THE WAIT TIMES GET SO LONG THAT I DON'T THINK PEOPLE ARE GONNA SIT AND WAIT AN HOUR.
SO, AND WE'VE GOT, I DON'T KNOW WHAT, WHAT'S THAT ONE SHOWING 49? YEAH.
SO THAT COULD BE OUR VERY HEAVIEST PEAK.
HOW MANY IS THIS? 49? LONG TIME.
SO YOU'RE TALKING ABOUT, YOU KNOW, LET'S CALL IT 10 DAYS ROUGHLY, WHERE YOU WOULD BE CLOSING OFF THE, THE CEDAR HILL DRIVE ENTRY POINT.
YOU WOULD ALSO HAVE TO CLOSE OFF THE EXIT.
[01:45:01]
UH, I WOULD ASSUME AT THAT POINT BECAUSE IF YOU HAD ANY LEVEL OF STACKING BEYOND THE, THE THREE ROWS YOU HAVE THERE, YOU'RE GONNA BE BLOCKING THE EXIT ANYWAY.AND I HAVE A FEELING THAT THAT WOULD REALLY DISRUPT THE TRAFFIC PATTERNS TO EXIT THAT WAY ANYWAY.
UH, DURING THOSE PEAK PERIODS.
I HAVE A LOT OF CONCERNS AROUND THIS CEDAR HILL DRIVE ENTRY AND EXIT POINT BECAUSE I KNOW HOW IT, HOW IT GOES WHEN IT'S, WHEN THERE'S NO WEIGHT, IT'S NO BIG DEAL, BUT WHEN IT'S BAD, IT GETS REALLY BAD.
THIS IS ALREADY A VERY BUSY INTERSECTION TO BEGIN WITH.
UH, I I HAVE A LOT OF CONCERNS ABOUT THAT ENTRY AND ACCESS POINT AND I HAVE A LOT OF CONCERNS ABOUT, UH, THE ABILITY TO CLOSE IT DOWN QUICKLY AND TO REROUTE TRAFFIC.
THE OTHER CONCERN I HAVE IS YOU CAN LOOK ON GOOGLE MAPS.
THOSE ISLANDS IN THE WALMART PARKING LOT ARE NOT GONNA BE SUFFICIENT TO HAVE THREE ROWS OF TRAFFIC.
UM, THEY'RE GONNA HAVE TO BE MOVED.
THERE'S, THERE'S GONNA BE NO WAY AROUND IT.
SO THOSE ARE THE CONCERNS I HAD WHEN THIS FIRST WAS MENTIONED.
I THINK AT THE LAST MEETING I HAD ANTICIPATED THIS TO LOOK MORE LIKE YOUR INGLEWOOD LOCATION WHERE IT STACKS UP INTO THE MEYER PARKING LOT.
THIS TO ME, UH, PRODUCES A LOT OF CHALLENGES AROUND THAT PARTICULAR INTERSECTION WITH THAT CEDAR HILL DRIVE ENTRY AND EXIT POINT.
SO FOR THOSE REASONS, IF WE DON'T HAVE A REALLY GOOD PLAN AROUND BLOCKING ACCESS AND, AND MANAGING THE ACCESS THERE, I, THIS WOULD BE A DIFFICULT VOTE FOR ME.
SO TO TO EASE YOUR MIND A LITTLE BIT, WE WOULD BE HAPPY TO WRITE IT INTO THE ZONING THAT WE ARE RESPONSIBLE FOR THIS.
WE'VE DONE THIS IN GROVE CITY, OHIO, THE SAME EXACT SCENARIO LIKE THIS WHERE WE'RE RESPONSIBLE FOR OUR TRAFFIC MANAGEMENT ON A REDIRECT LIKE THIS.
SO IF WE NEEDED, IF WE NEED TO DO THAT TO EASE YOUR CONCERNS, LIKE WE'RE OKAY TAKING RESPONSIBILITY FOR THAT.
AND I THINK I, WE CAN CAN FIND WHAT WE WROTE IN THAT ZONING TEXT, BUT, BUT A VERY SIMILAR SITUATION TO THIS.
WE HAVE A NORMAL DAY OPERATION WHERE WE ARE JUST THE BOTTOM, THE, THE TRIPLE STACK AND THEN WE GET AN NAUGHTY DAY LIKE THIS.
SO, UM, I DON'T KNOW, WE'D, IT'D BE AN INTERESTING DISCUSSION WITH WALMART ON CUTTING INTO THEIR NO, IT'S INTO THEIR, UH, IS IT FEASIBLE TO JUST ACQUIRE ENOUGH OF THAT PA THAT PAVEMENT FOR A LANE THAT, CUZ I, WHAT I CAN, I CAN SEE THE PROBLEM BEING, WELL SOMEDAY I GO THERE AND IT'S WALMART TRAFFIC, SOMEDAY IT'S FLYING ACE TRAFFIC.
AND IF I'M GOING TO WALMART, I DON'T KNOW WHICH PILE OF TRAFFIC I'M RUNNING INTO.
IF THERE'S NO CLEANING DELINEATION, LIKE I SAID, I THINK IT'S A GOOD SIDE.
I THINK YOU'RE GONNA GET TRAFFIC.
IT JUST, IF WE HAVE, WELL TRAFFIC'S ONE DAY, ONE WAY 10 DAYS A YEAR AND ONE WAY THE OTHER DAYS OUT OF THE YEAR, I, I COULD SEE HAVING A LACK OF A CLEAR DELINEATION OF THE TRAFFIC FLOW, UH, FOR THE NON-CAR WASH CUSTOMERS BEING A CHALLENGE.
CAUSE YOU HAVE TRUCKS GO, SEMI TRUCKS GO THROUGH THAT ROAD ALSO.
AND, AND WE'RE KIND OF US AND BOB EVANS IN THE MIDDLE OF THE, OF THE, OF THE PIE.
THE OTHER ACCESS POINT, I DON'T KNOW.
WE, WE, WE, WE, THIS IS SUCH AN UNLIKELY SCENARIO, HONESTLY.
WE'D HAVE TO, WE'D HAVE TO SEE WHAT WALMART'S WHAT THEIR THOUGHTS WERE.
THE OTHER THING IS BRING THE TRAFFIC AND JUST AND CONE OFF LIKE WE HAVE AT OUR MIAMISBURG LOCATIONS, THE WORST WE HAVE.
AND WE ACTUALLY GO AND WE WEED CARS THROUGH THIS SECONDARY PARKING LOT WE'VE NEGOTIATED WITH THE LANDLORD TO GIVE US, SO WE PUT OUT A HUNDRED CONES.
IT LOOKS LIKE YOUR CONCERT'S REALLY LET OUT.
WHICH, THAT'S WHAT I THINK YOU'RE PROBABLY GONNA HAVE TO DO ON THESE DAYS IS CONE THAT TRAFFIC LANE AGAIN, BACK TO DELINEATING THE LANE.
I I THINK YEAH, I MEAN THERE THAT'S, THAT'S MY CONCERN ABOUT IT.
MAY AND MAYBE IF WE COULD GET A, IF WE COULD GET SOME TYPE OF EASEMENT WITH WALMART, WE COULD CREATE A A, A STACKING LANE TO THE EAST OF THOSE ISLANDS AND JUST RUN 'EM STRAIGHT DOWN, YOU KNOW, COME THERE IN THE MORNING BEFORE ANYBODY'S THERE.
AND I THINK IF YOU PUT AN APPROXIMATE WEIGHT FROM THIS POINT, SIGN UP THERE, PEOPLE ARE GONNA TURN THAT'LL SHOOT 'EM OFF.
I THINK IT'S REALLY IMPORTANT THAT YOU HAVE SOMETHING FINALIZED WITH WALMART BEFORE YOU COME BACK TO US.
THE OTHER, THE OTHER CHALLENGE IS THAT, UH, THAT ACCESS IS ALSO A BUS ROUTE.
UM, AND SO WE NEED TO MAKE SURE THAT THAT BUS ROUTE IS MAINTAINED AS WELL TOO.
WHICH AGAIN, IF WE JUST TAKE A LANE, PULL THE MEDIANS FORWARD, PUT ONE LANE ON THE OTHER SIDE THAT TAKES CARE OF THE BUS ROUTE, TAKES CARE OF THE TRAFFIC.
SO IF IT'S, IF IT'S DOABLE AND, AND I AGREE IT'S NOT LIKELY, I MEAN PE I'M NOT GONNA WAIT AN HOUR FOR A CAR WASH
THAT'S WHY I SAID, I MEAN IF YOU'VE GOT 30 CARS STACKED INSIDE AND THERE'S A SIGN THAT SAYS, WAIT FROM THIS POINT 35 MINUTES, PEOPLE ARE GONNA GO DO SOMETHING ELSE AND COME BACK.
AND THIS, THIS SCENARIO DOESN'T HAPPEN ALL DAY EITHER ON, EVEN ON A BANNER DAY.
THIS IS YOUR 11:00 AM TILL TWO AND THEN MAYBE A HIT IN THE AFTERNOON WHERE WE GET,
[01:50:01]
YOU KNOW, INUNDATED TO BOB EVANSON HIT WALMART AND THEN THEY'RE READY TO GO.REMIND ME, WHAT, WHAT IS YOUR FLOW RATE THROUGH? YEAH, SO TUNNEL.
SO THESE TUNNELS RUN ABOUT 110 CARS PER HOUR IN VOLUME.
IF YOU HAVEN'T BEEN TO ONE, WE ONLY USE ABOUT 20 GALLONS OF WATER.
UM, I'LL, WE USE RECLAIM TO, TO WASH MOST OF THE CAR, SOME FRESH WATER UP FRONT.
UM, IT'S ABOUT A, THIS LAND IS EXTREMELY EXPENSIVE.
UH, IT'S ABOUT A THREE AND A HALF TO 4 MILLION INVESTMENT HERE INTO THE, IN THE CITY AS WELL.
WE HAVE, UH, OUR SITE MANAGERS ARE MAKING SOMEWHERE AROUND 75 TO 85,000 A YEAR.
SO IT'S A GOOD CAREER SYSTEM MANAGERS 45 TO 55.
AND THEN WE START OUT AT 4 14, 75 AN HOUR.
SO IT'S A GOOD JOB FOR A YOUNG PERSON TO COME IN AND WE ACTUALLY GROW GREAT YOUNG PEOPLE BECAUSE YOU GET PRODUCTION MECHANICAL, SOME CUSTOMER SERVICES, SOME COOL STUFF YOU GET TO DO WORKING AT THE CAR WASH, GET TO SING.
WHAT ARE YOUR HOURS OF OPERATION? EIGHT TO EIGHT.
MONDAY THROUGH SATURDAY AND NINE TO SIX ON SUNDAYS.
ANY OTHER QUESTIONS? IF YOU WANNA LEARN SOMETHING ABOUT CARWASH, YOU MIGHT AS WELL ASK ME NOW.
ALRIGHT, SO, UH, JUST TO BE CLEAR, I'M HEARING CONCERNS ABOUT, UM, STACKING ALONG BETWEEN ALONG THE, THE WALMART, UH, PERIMETER THERE, UH, AND THEN HOW WE HANDLE THE UM, UM, CEDAR HILL INTERSECTION.
I JUST NO, YOU DON'T HAVE TO TALK.
YEAH, I'M MIKE ANDERSON WITH, UH, VAN A ENGINEERING.
I'M THE SITE CIVIL ON THIS, UM, HERE IN YOUR CONCERNS AND STUFF ABOUT THE WALMART, UM, STACKING LANE, THE WIDTH AND STUFF THERE WITH THREE TRAVEL LANES AND STUFF.
WE'RE DEFINITELY GONNA HAVE TO LOOK AT THAT.
WE'RE GONNA HAVE TO COMMUNICATE SOME STUFF TO WALMART, MAKE SURE THAT WE'RE, LIKE JOHN SAID, YOU KNOW, BEING A GOOD NEIGHBOR AND THAT WE'RE TAKING A LOOK AT THAT.
I THINK, YOU KNOW, LOOKING AT THIS PLAN RIGHT NOW, THE WAY THIS STACKS UP, OUR DRIVE BACK AND FORTH, YOU KNOW, FROM CEDAR HILL TO BOB EVANS IS ESSENTIALLY CLOSED OFF WITH THE SCENARIO RIGHT NOW.
SO THERE'S ALSO THE POSSIBILITY THAT IF MAYBE WALMART DOESN'T WANT TO PLAY OR WE DON'T WANT TO MESS WITH THAT PROPERTY, THAT THAT NORTH SOUTH LANE COULD BE DOUBLE STACKED.
YOU KNOW, YOU COULD JUST TURN RIGHT INTO THAT AND THERE COULD BE TWO LANES OF TRAFFIC HEADED TO THE CAR WASH WITHOUT STACKING ON THE WALMART PROPERTY.
CUZ YOU'RE JUST GONNA COME DOWN AND MAKE A RIGHT TURN INTO THE WASH THAT WAY AS WELL.
SO YOU'RE, YOU'RE TALKING DOUBLE STACKING THAT, BLOCKING THE EXIT.
WELL, BASICALLY THEN YOUR BOB EVIDENCE IS COMING OUT THERE AT THE BOTTOM.
UNDER THIS SCENARIO, YOU'RE, YOU'RE BLOCKING THAT EXIT ALREADY WITH THE TRAFFIC COMING IN.
ALL YOUR EXITING TRAFFIC FROM THE WASH HAS TO COME OUT AND GO BACK INTO THE WALMART PARKING LOT.
SO THERE IS THE POSSIBILITY THAT YOU COULD DOUBLE STACK THAT LANE THERE TO STAY OFF OF THE WALMART.
YOU MAY EVEN, WE'D HAVE TO LOOK AT IT.
YOU'RE PROBABLY GONNA GET AT LEAST A COMPARABLE AMOUNT OF STACK IF YOU GO, IF YOU GO TO THE UH, YEAH, GO BACK ONE.
BUT I WOULD SAY THE, THE YEAH ON A, YOU'RE SAYING JUST COME IN HERE AND OPEN UP THE DOUBLE.
WHICH IS, WHICH IS FINE UNTIL IT BACKS UP.
ONE, ONE DAY IS TOO MANY DAYS ON THAT ONE.
I MEAN, IF IT, AND AGAIN, I KNOW IT'S NOT PROBABLE RIGHT.
UNLESS WE'RE TURNING AWAY CARS, RIGHT.
BECAUSE WE CAN'T BACK UP THAT INTERSECTION FOR A MINUTE.
IT'S ABOUT THE SAME 39, IT'S 49 CARS.
THIS IS I WHAT WE DO IN INGLEWOOD AND WHAT WE DO IT MIND USE BREAK IS IS CODE THIS THING OFF ALL THROUGH HERE, KEEP THIS LANE OPEN.
WE WOULD STACK HAVE A PERSON HERE TO WALK, WALK SOME TRAFFIC AND THEN WHEN THIS GETS OPENED UP, WE'LL LET THE CARS PASS.
THAT'S WE'VE DOUBLE STACK THAT STACKED IT.
YEAH, BUT THAT'S THE TURN IN LANES TO THE GROCERY SIDE RIGHT THERE.
OH, YOU'RE SAYING, OH, WHEN THEY COMING IN HERE, THAT'S THE YEAH.
IT'S, THAT'S, I MEAN IF WE COULD, IF WE TAKE AWAY THE STRIPE PARKING ON THAT SIDE AND MAKE THOSE LANES, EVERYTHING FITS, I THINK, AND THAT'S, AND WE GET WALMART.
AND, AND THEY'RE NOT PARKING THAT FAR OUT.
I MEAN NO, I THINK THIS IS ONE OF THE ORIGINAL WALMARTS THAT WANTED AS MUCH PARKING AS YOU COULD POSSIBLY PUT IN.
THEY'RE NOT BUILDING LOTS THIS BIG ANYMORE.
[01:55:01]
SO YEAH.I I WOULD THINK, I THINK IT'S WORTH THE DISCUSSION WITH THEM TO GET IT THE POSSIBILITY STACKED THIS WAY.
WE'LL HAVE TO, LIKE I SAID, WE'LL HAVE TO KIND OF EXPAND OUR, OUR LOOK.
YEAH, WE'RE NOT DOING THAT BECAUSE WE'LL HAVE TO PRESENT SOMETHING PROBABLY ON WALMART IN SOME FASHION AS TO WHAT WE'RE DOING.
YOU'LL TAKE CARE OF THEIR NEEDED LOT REPAIR IN THAT SPACE.
ANY QUESTIONS FOR THESE GUYS BEFORE THEY'RE OUT? ALL RIGHT.
NO, I, I'D SAY I, I APPRECIATE 'EM LOOKING AT A SECOND LOCATION.
I MEAN OBVIOUSLY THEY'RE, THEY'RE IN IT TO, TO MAKE BUSINESS FOR THEMSELVES AS WELL, BUT IT'S, IT'S I THINK A MUCH BETTER LOCATION PERSONALLY, OVERALL.
AND IF IT TAKES AWAY TRAFFIC ON MERRILEE, THAT'S A HUGE HELP.
DEFINITELY SOME ROOM TO BREED OVER HERE.
WE DIDN'T THINK THAT WE GOT SOMETHING TO DEAL ON THAT.
AND IT WAS ON THAT, YOU KNOW, TUCKED INTO A, YOU KNOW, DEAD AND MO IT WAS, WE NEVER REALLY WOULD'VE DREAMED THAT THAT MCDONALD'S I THINK IS A BIG DRIVER FOR US.
AND TEXAS ROADHOUSE ANOTHER ONE OF THE COMPANIES THAT SAID THEY WERE BLOWN AWAY BY THE BUSINESS IN EUROPE.
IT'S WHEN THEY HAD TO DO THE EXPANSION HERE RECENTLY.
NEXT ITEM ON THE AGENDA IS APPROVAL OF MINUTES.
THE PLANNING COMMISSION FEBRUARY 28TH, 2023 MINUTES ARE UP FOR APPROVAL.
ANY OBJECTIONS, NOT HEARING ANY, THOSE WILL BE APPROVED.
UM, REPORTS AND CALENDAR REVIEW.
WELL, UM, THE, THE MARCH 28TH CASE, UH, CALENDAR WAS GOING TO INCLUDE, UH, FLYING ACES.
UM, WE'LL I'LL BE TOUCHING BASE WITH THEM TOMORROW TO SEE IF THAT'S ACTUALLY THE CASE.
UH, IT MAY GET PUSHED TO, UH, THE 11TH, BUT THIS WAS THE, THEY, THEY SUBMITTED THEIR APPLICATION ON TIME.
UM, BUT WE'LL, WE'LL SEE WHAT THEY WANT TO DO AS FAR AS MAKING THE, THE CHANGES THAT, UH, THAT YOU'RE SUGGESTING.
AND WHO'S THAT? FLYING ACES, THESE GUYS CODE.
SO ON ON THAT, AARON, I KNOW WHEN YOU HAD KIND OF PREPPED US THAT THEY WERE COMING, YOU SAID THEY'D GIVEN YOU A COUPLE DIFFERENT DRAWINGS AND YOU WENT BACK, WEREN'T TOO CRAZY ABOUT THE PATTERN AND DESIGN.
DOES, IS THIS AN IMPROVEMENT ON, ON SOME OF THAT? OR IS THIS ALONG THE LINES OF WHAT YOU GUYS HAVE BEEN LOOKING AT? SO, SO WE SAW ONE DRAWING, UM, THAT, SO WHAT THEY FOCUSED ON IN THE DRAWING OF THIS COUNTRY, THEY GAVE US TWO.
UM, AND IT WAS REALLY ALL ABOUT STACKING.
UM, WHAT, WHAT, SO WE'VE TALKED TO TWO, TWO, UM, CAR WASHES OR FOLKS FLYING ACES HAS GONE AS FAR AS ANYBODY HAS.
UM, MY, OUR INITIAL CONVERSATION WITH THEM WAS, ONE, TRAFFIC IS, IS IS IMPORTANT.
TWO, UH, I'M NOT SUPER EXCITED ABOUT THE VACUUM PUMPS, UM, BEING ON RAMP HEIGHT AND THAT BEING THE DOMINANT FEATURE THAT YOU SEE.
UM, THE LAST GROUP WAS WILLING TO MOVE, MOVE THAT, ALTHOUGH THEY'VE NOT PUSHED ANYTHING FORWARD, SO, AND I DON'T THINK THAT, UH, THEY'RE GONNA COME FORWARD.
UM, WHAT THEY, WHAT THIS GROUP FLYING ACES HAS, UH, TOLD US IS THEY WOULD, WOULD THEY REALLY WANT TO REUSE THAT PAD BECAUSE OF HOW MUCH THEY'RE PAYING FOR THIS SITE? AND THEY'RE WILLING TO DO PRETTY MUCH ANY KIND OF LANDSCAPING THAT WE WOULD LIKE SO THAT THEY DON'T HAVE TO MOVE THE, UH, THE BUILDING OFF THE PAD.
SO THAT, WELL, I HAVEN'T SEEN ANY OTHER REVISIONS SINCE THEN.
UM, AND I TOLD 'EM NOT TO SPEND ANY TIME ON REVISIONS UNTIL YOU, THEY GET YOUR FEET BACK.
THIS LOCATION TOO, IT SETS DOWN.
IT'S, IT'S ABOUT SIX FEET BELOW GRADE.
I MEAN, I THINK I'D BE FINE WITH LANDSCAPE COVER.
I MEAN, IT'S BETTER THAN THE EMPTY BUILDING THAT'S THERE NOW.
AND LIKE YOU SAID, BEING SET DOWN, I MEAN, YOU'RE GONNA BE LOOKING OVER THE TOPS ANYWAY.
AND I THINK, YOU KNOW, RIGHT NOW THEY, THEY PLAY MUSIC AND UH, IN THE VACUUM PUMPS, AT LEAST THE ONE THAT I DROVE BY THE OTHER DAY.
SO WE MAY WANT TO HAVE SOME CONVERSATIONS ABOUT THAT.
UM, I'M NOT SURE THAT YOU NEED THAT.
PLUS THE SE, ALTHOUGH THE, THE VACUUM, IT'S A CENTRAL VACUUM SYSTEM.
UH, IT'S NOT NEARLY AS LOUD AS I EXPECTED IT TO BE.
UM, I JUST DIDN'T THINK IT WAS THE, THE ARCHITECTURAL IMPRESSION AND THE VISUAL IMPRESSION YOU WANT TO SEE.
BUT YEAH, IT'S, IT'S SIX FEET BELOW RAN, SO I THINK WE CAN, WE CAN SOFTEN IT UP WITH, UH, WITH LANDSCAPING.
AND THEN DO WE NEED TO, I GUESS I DIDN'T
[02:00:01]
THINK TO ASK WHILE THEY WERE HERE, BUT SOMETHING WE MIGHT WANT TO ASK ABOUT IS THE, THE NUMBER OF VACUUM SPACES OF WHAT IS IN HERE VERSUS HOW DO WE KNOW WHAT IS NEEDED IF THEY'RE ABLE TO STACK THAT MANY VEHICLES AND YOU'RE, YOU'RE GETTING CARS THROUGH FASTER THAN PEOPLE ARE VACUUMING.AND OBVIOUSLY NOT EVERY CAR IS STOPPED INTO VACUUM, BUT IF, IF THEY START CRANKING THROUGH, DO WE HAVE AN ISSUE THERE? SO, BUT YOU KNOW WHAT, ON MERRI LEE WAY, I NOTICED ON, EVEN ON THE DAYS WHEN THEY'RE WAY BACKED UP TO TEXAS ROADHOUSE OR WHEREVER THEY TAKE THEM, UM, THAT THE VACUUM, THERE'S, THERE'RE ALWAYS SPACES THERE.
THEY'RE NOT, THEY'RE NOT ALWAYS AS FULL AS THE CAR WASH PEOPLE.
THEY DIDN'T MENTION IT HERE, BUT I BELIEVE WHAT THEY, IF I RECALL CORRECTLY, THEY SAID THAT, UM, 60, I BELIEVE 60 OR 70%, MAYBE IT WAS 70% OF THEIR CUSTOMERS ARE SUBSCRIPTION BASED.
UM, AND SO I DO THINK A SECOND LOCATION WOULD DRAMATICALLY IMPROVE THAT, THE TRAFFIC ISSUES AT MARYLAND WAY.
BUT I THINK THEY WILL PICK UP BASED ON THE FACT THAT PEOPLE GO TO WALMART REGULARLY ALREADY THAT AREN'T AT THE OTHER LOCATION.
AND IF YOU LOOK AT THEIR CUSTOMER BASE BASED ON THE PLACER AI DATA, IT'S RIGHT IN THE MIDDLE OF THESE TWO SITES.
SO THEY'LL JUST, THEY'LL, THEY SHOULD SPLIT 50 50 GIVE OR TAKE.
DO YOU THINK THEY'RE UNDERESTIMATED DEMAND THOUGH? I THINK IT'LL BE MORE SUCCESSFUL THAN THEY ACTUALLY THINK IT'S GOING TO BE.
ESPECIALLY IF 40 CARS BACK IS ONLY A HALF AN HOUR WAIT.
I DIDN'T REALIZE THEY COULD PUSH THROUGH 120 CARS AN HOUR.
HEY, I SAW THOSE LINES OUT THERE AND I THOUGHT, OH, NOBODY'S GONNA WAIT THAT LONG.
BUT THEN, WELL, IT'S 30 MINUTES PEOPLE, ONCE YOU'RE ALREADY THERE, INSTEAD OF COMING BACK, YOU'LL HAVE SOME I'M, I WILL.
MY MOM WOULD, I DEPENDS ON HOW DIRTY MY CAR IS.
SO THAT'S ALL I HAVE FOR, UM, THINGS THAT I KNOW THAT ARE COMING FORWARD.
WE'RE HAVING SOME CONVERSATIONS WITH A COUPLE MORE GAS STATIONS.
UM, AND CAN CAN WE TALK ABOUT THAT
I MEAN, WE, DIFFERENT BRAND, BUT IT'S ANOTHER, ANOTHER, UH, BRAND, ANOTHER FOOD SELLER.
THAT'S THE, THAT'S THE, THE THREE OF 'EM OUT THERE NOW.
SO, UM, THEY'RE, THEY'RE LOOKING AT, UH, TWO, TWO GENERAL AREAS.
ONE OFF A BRAND, ONE OFF OLD TROY PIKE AS WELL.
SO WE WILL, WE WILL SEE, CAN WE TALK ABOUT A PROXIMITY ZONING CODE ABOUT THESE GAS STATIONS? I MEAN, LIKE THIS ONE WE'VE GOT THREE PARCELS IN A ROW.
FOUR WITHIN CONNECTIVITY OF EACH OTHER, PLUS WHATEVER'S COMING ON THE OTHER SIDE OF THE HIGHWAY.
I MEAN, WE'RE NOT GETTING NET REVENUE TO THE CITY BY SELLING ANY MORE GAS.
WE MIGHT BE PICKING OUT 10% OR MAYBE 15, BUT IT, THE REVENUE ISN'T AND WE CAN, WE CAN TALK OFFLINE.
I JUST, YEAH, I, WE'VE BROUGHT IT UP BEFORE ABOUT A DISCUSSION.
I'VE TALKED TO SOME OTHER PEOPLE AND I KNOW SOME CITIES HAVE CODES WHERE YOU CAN'T HAVE MORE THAN TWO AT AN INTERSECTION AND THEY HAVE TO BE CATA CORNER ACROSS FROM EACH OTHER.
THEY CAN'T BE ON THE SAME SIDE OF THE ROAD.
AND I DON'T KNOW WHY WE ARE JUST WAITING UNTIL ALL OF OUR GAS STATIONS ARE FILLED BEFORE WE TALK ABOUT IT.
UH, BUT I WILL TELL YOU ONE THING IS THAT BUSINESSES WANT TO LOCATE WHERE THEIR SAME KIND OF BUSINESS IS.
IF THERE'S A COURSE THEY WANNA BE NEAR THERE.
IF THERE'S A COOKIE STORE, THEY WANNA BE NEAR THAT.
IF THERE'S A PIZZA PLACE, THEY WANNA BE NEAR THERE.
AND I KNOW WHENEVER WE DENY ANYTHING, WE'RE TOLD, WELL, THEY MIGHT SUE US.
I KNOW DUNKING DONUTS SUCCESSFULLY WAS TURNED DOWN BY THE CITY OF VANDELLIA BECAUSE THEY DIDN'T WANT TO OVERTAKE WHAT ARE THEY ALREADY HAD AS FAR AS A COMMUNITY BUSINESS.
AND I DON'T KNOW THAT THEY GOT SUED, BUT THEY DIDN'T GET A DUNCAN.
AND EVERY TIME WE SAY, WELL, WE SHOULD PRE CONSIDER IT'S, WELL, WE MIGHT GET SUED.
I KNOW OTHER CITIES THAT GET THAT SAME DEAL AND THEY SEEM TO WIN.
YOU'RE NOT, WE CAN TALK OFF ON, YOU'RE NOT GONNA GET SUED FOR THAT.
I'LL TELL YOU, WE'RE AN INGREDIENT.
GET SUED,
YEAH, BUT I MEAN, YOU'RE RIGHT.
THERE ARE LIKE BUSINESSES WHEN MIAMI VALLEY HOSPITAL PUTS, UH, AN EMERGENCY FACILITY, KETTERING DOES THE SAME OR VICE VERSA.
WHAT'S GOING ON WITH WHAT'S GOING ON WITH ROYAL KING? UH, NOT AT THIS MOMENT.
I HAVE NOT HEARD ANY UPDATES, SO I DON'T KNOW THAT TO, IT DOES NOT APPEAR THAT THEY HAVE CLOSED ON THE REAL ESTATE.
UM, AND UH, AND THEY HAVE NOT SUB THEY STILL NEED TO SUBDIVIDE THE PROPERTY THAT'S NOT BEEN SUBDIVIDED YET.
UM, SO I, I, AT THIS POINT, I'M NOT SURE WHAT'S GOING ON.
THANKS FOR BEING OUR AUDIENCE.
ANYBODY ELSE GOT ANYTHING TO BRING UP FOR THIS WONDERFUL PLANNING COMMISSION? THANK YOU ALL FOR ATTENDING THIS EVENING AND HAVE A GOOD EVENING.