Good evening everyone. I'll call to order the April administrative meeting of
 the planning commission. Tammy, would you call the roll to get started?
 Let's see. We have
 uh all right Dave Bush. Here. David Henry. I'm here. Um, Edward Olme. There's Jeff Morris.
 Here. Um, Gregory Clements. Here. Julie Thomas. Here. Here. Scott Barracks. Here. And trying
 to find right right now is absent. So we have seven people that is in person quorum. Thank you. So
 under administrative business, the first item is the CEO prioritization list. So can you give
 any updates on that this month? We don't really. Um, I think some of the things are embedded in
 the packet for more along the lines of some track changes identified by staff. And you're going to
 see also a little bit of a landscape chapter amendment. And we're working on impervious cover.
 So we haven't changed anything in here yet, but you'll be introduced to it tonight. So all right.
 It sounds good. The second item under administrative business is a CDO map error
 at 3,800 west constitution. I somehow, um, we had in 2022 rezoned, um, a cook property on liberty
 drive or no constitution of constitution drives out of a PUD and had made it light industrial.
 That was even mine. Um, and we just, someone had called in for an appraisal or something. And
 we realized it was an error in that just didn't get switched or something with the CDO. So we're
 just going to take that. I think to the, I'll take it to you guys. I think next to standard
 work session, get that amendment. Okay. Okay. Thanks for being on that team.
 So moving on to unfinished business, we have, uh, SIA-22-7, how long do you think it's?
 Yeah, there's the two of them together. And it's also SIA-22-9. Um,
 you all heard this at the regular session, um, last month. And I included in the packet,
 kind of a summary from what was discussed. And since then, we have not heard a keep from
 the developer. Uh, we will, I'll be checking back in with them, you know, this next week to see if
 I need to update the packet or the report. But I have no updates on this one. Does anyone have
 any questions on how it feels? I think I don't have any. I just have a couple. Uh,
 and I brought this up at the last meeting. There are some things that can be approved by the plan
 commission and some things that, some things that do not require the commissioners to approve.
 This is one of those things that's approved by the plan commission. Correct. It would be very
 helpful, particularly for some of us who are, don't understand the what levels yet, if you would
 put
 it right there in the beginning of the packet. You know, like you say, this goes to the commissioners
 for approval, or you can just say, this is for plan commission approval. I can see that. Like a
 sentence, just a sentence. There's really only like two things. It will be, well, yeah, I hear
 your point. Yeah. Rezones, text amendments. So in the petition, you're saying the beginning of the
 petition. I don't care where it is, but it should just be right up front. That's the sentence or
 half a sentence to say. Because there's a list in the petition about where things have gone
 and where they're going. We do have a little box in our rules procedure that might actually be in
 the CDO now. It kind of says where things end up. But in petitions themselves, you often will see
 where this event, like if it's been for an interview. So you could say in the future,
 okay, added there, right? Sure. On this chart, you know, in the box, we added by authority
 there. And if it's planned commission, it could be planned commission. If it's commissioners,
 it can be commissioners. Yeah, final authority. I think it was pretty common in the past to have
 it in the first sentence where it either said approval or recommendation. I haven't seen it
 so much. And these reports, we didn't ever do these really before, other than it was a reduction.
 And I think, Jeff, too, what you're thinking about too is I know at Platte, almost all of
 our packets always have, because the Platte, it's like a 50/50 on stuff that gets approved,
 that gets a motion of approval or motion of recommendation. And so they even just having,
 you know, add one more cell to your little spreadsheet shape. Okay. You know, where it
 just says, it's a recommendation versus a final. So what's obvious to you is not necessarily
 obvious
 to some of us. Any other questions for Tammy on Holland Fields? Okay, moving on to new business,
 we have business and accounting development. So this is a text amendment that we identified
 working through impervious cover.
 Last month we did at the Board of Zoning and Appeals several variances for impervious cover.
 This month we have like another seven of them ready to go. We are wanting to do a text amendment
 to sort of change the standard. We've reached out to the drainage board, then we worked with the
 stormwater program manager and Jackie and I put together a text amendment. And it looks a little
 bit like this. So in each residentially zoned two pager, other than HD, we did not use this for
 identity. It's already such a small lot. But on the second page of those two pagers, we have
 amended the subscript number two, and it says CD chapter 813 for exceptions. And this is associated
 with both maximum impervious cover and maximum impervious cover for development within a critical
 watershed. So there are two standards. These each have a secondary subscript and scrolling
 through all the pages when it's coming up, getting to chapter 813. All right. So what we have is
 this
 is the text that we're proposing. It is basically smoothing driveways. There's page 48 of their
 first
 packet. So this is something that you might want to read through. And we also have included
 one figure here to describe the parking space would work and also kind of another way of how we
 would
 be calculating impervious cover. Everything like outlined in yellow, including this little circle
 drives, swingable parking lot, those all get counted. What doesn't get counted is the driveway
 to access the house. And then some of the details they bear were like, we're not going to count
 driveways specifically if they're going through non-governable areas. So right of way, setbacks,
 flagpole lots, if it's an easement, like if you have an easement running through your property,
 we're not going to count that against you. Because we just, it's not sustainable for staff to keep
 bringing all of these impervious variances. Most of them are getting, well, I can't say most are
 getting approved yet, but it's, we're not trying to not have variances for every single petition,
 like every single review. We do see that there might be structures or more compact development
 that could be encouraged. The driveways on the report that we had for the ORC seemed to be a
 problem. So that's what this one is. Does anyone have any questions? Yes.
 I don't understand the significance, so maybe I should ask March 11, 2014, what is the significance
 of that date? That's when we had our last set of aerials that we can prove it.
 So that's where our aerials are. So if somebody asked you that question. I can look and see
 visually if you have an existing driveway. There might be a couple that we missed and you can
 maybe petition that. But is there something, is that why it's a magical date?
 That's when our last aerials were run. I think our aerials might have gone through just in 2025,
 already this year. I don't have a published date. But I don't think the flyover has happened yet
 this year. Or if it did, it happened like last week or two weeks ago. But we were getting
 inquiries about the weather. It feels like we've been getting, we've had aerials
 through every year, even on contracts. So these were last year's aerials, basically, in 2024.
 I actually mentioned if we should try to use 2025 and preemptively see
 John Baten knows when those happen. I see what you're saying.
 We don't know what the quality of those are going to be. One year, I remember,
 we had terrible quality ones that weren't right. I don't think they are, and so we'll look at this.
 Yeah, yeah. Okay. And that's a good set. Okay.
 Thank you, Jamie. So moving on to the second item, the urban sliding
 scale subdivision preliminary utilities and street tree waiver.
 So the urban subdivision, it's one lot here that's turning into a few lots.
 They are requesting a utility waiver for this existing line. There was some robust
 session at the Black Committee last week. It was just last Thursday. So this packet was published
 and then Black Committee happened. This report's going to get updated with the Black Committee
 finding their recommendation, I think was a no recommendation. And then this one also ran into
 a street tree waiver. Yeah, so they're doing, they're asking for a street tree waiver.
 I will tell you that both of the subdivisions that you're kind of getting introduced to tonight
 were guinea pigs for our new work, you know, CDO. And we did identify that we have some text that
 we're needing to correct in street trees for subdivisions. And you'll see that here just a
 little bit tonight. This is what the plat looks like. It's a new plot. A lot of you were at that
 black committee. It's a big, it's a bigger group now. So we can get a report on why they said no
 recommendation, just like we see with the RIC or whatever. Okay. Yeah. There will be a little
 paragraph in the staff report. This is like what was going on. And I think a recommendation will
 be updated in time for the regular session. Yeah. Okay. Perfect. Thank you.
 Okay. Moving on to the third item, the five-place sliding scale subdivision,
 preliminary flat root replay current. Great. So that did these two lots here
 and they're wanting it to be three lots. This one
 has, this one is also getting a little bit dinged for those street trees.
 It is unclear yet. We're still doing some information gathering. Again,
 the flat committee was just on Thursday. So we're trying to like get more information about their
 street trees. If they can count this like row down here, if they're outside the right of way.
 And then it looks like maybe five trees might be required here. I'm not sure if they're going to
 be requesting a street tree waiver yet or not. I'll have that updated by the next packet. And then
 they also had a load with labor. This is what the flat looks like. We did have a very robust
 discussion again about access to lot one. Yeah, because the driveway is here and it will have to
 skirt around the sinkhole. This is 21 feet. Staff had made a recommendation but it should
 be a shared driveway. Staff packet, I'm not sure if it's changing yet or not. We're still
 information gathering on some things. That was all I had to say on that one. Oh, and there will be
 a
 correction to the traffic count. So this is something new. When we have a road with labor,
 they're needing to do their average daily count and submit that to us to see if it
 qualifies for the waiver. In which case it looks like this one's going to but
 there's an error and that's when it will be updated. Any questions for staff on this one?
 We're moving on to the fourth item, North Park PUD outline plan, amendment six.
 So this is amendment number six to the entirety of the North Park PUD. This would include 46
 partials at a total of 470 acres spanning multiple sections including Township and Richland Township.
 This does a mass overhaul of the north park PUD which does the creation of new districts
 one of which would allow one of which would be the government center that would allow
 a new Monroe County justice facility. Does anybody have any questions on this one?
 Moving right along the back. Yeah also maybe I'm not sure if we can take these three high
 ones together. Absolutely put them together but I've had to do some reports.
 There's going to be updates to these reports basically
 four county staff members five county staff members met on site at Highland Park Estates this
 morning.
 Did a full walkthrough. We're kind of reviewing their as-built. The outcome of that meeting is
 that basically they're going to do their darnedest to make corrections out there by August 20th of
 this summer and hopefully like be able to get some acceptance. It's going to take a lot of work
 with
 the neighbors out there because of driveway corrections but yeah a lot of the highway
 department out there they support the efforts what's happening. I don't know if I have any other
 main
 highlights to this. We had seen it they had been introduced to it back in January
 but it's real. You guys are introduced to it back in January and then we we did approve
 our own practice dates phase five which had a condition of approval and which I have in
 our report and there is just favorite implement that eventually talking about when these get
 completed. So we're bringing this back again for performance period extension date which
 is looking like it'll be August 25th 2025.
 Thank you Ms. Christian. Hey if not can we take items keep an eye on the Freeman
 field subdivision? Okay well so Freeman fields um I don't think anything happened
 and the transfer of ownership out here looks like we're going to see some movement on getting this
 one completed um and looking like they're going to be doing that in 2030. This is Jackie's report
 it has got a lot of details in it you might want to read it um I think it was in the newspaper
 recently as well so this just um let me carry on is this the one by uh people yes the point
 yeah yeah off the Strain Bridge it's exciting yes Barry. It's been there for a long time
 yeah it's been running it's got well did you see the price point right on the homes
 yeah that can be affordable. I think it's um it's are there flooding concerns there are there any
 it's high and dry um we're not sure like what their detention basements look like
 oh those people as built might need correction okay got it because I imagine that something drawn
 up
 that month ago so okay that and our records are fully okay like got it it's there's a there's a
 whole lot of back history and a lot of back history you're gonna be a problem with the
 the uh line of credit no I think they put up a bump or whatever they put up it's not gonna be a
 problem no they reposted I think it's good they're yeah I'm just really wanting to make this bill
 oh for sure for sure yeah um and then I made a cheat sheet for the last thing from tonight
 more people here than myself so if you haven't asked that um let me open up part number two yeah
 all right we'll figure out we'll share one
 this is a new CD oh god you guys are gonna be full of like 500 page documents you felt the reading
 so it's gonna throw like so these I identified all of these are what I feel like are the highlights
 of you're gonna see a lot of little like that's right like it's all little corrections throughout
 the CDO a lot of it is just where our consultants made links to those things and that made it look
 a little sloppy um something um and I will also say that we're gonna try to in the next packet
 when you see this part two I'm hoping that we have the CDO numbering matching the packet numbering
 right now they're like four pages off which was totally annoying so when you're if you're wanting
 to get a preview of all these texts amendments um look at the CDO document number not the PDF
 number but I'm going to try to get those linked up for the next packet um page
 oh is it going to tell me 11 or 15 is is is this going to be loaded as a
 document under the CDO website um that would be easiest thing is it if like a red line version
 of this yes I mean this is the red line version right of the data dropped into the CDO
 yeah website then
 I don't envy us all I know this is a lot difficult and yeah push comes to shove these little timing
 yes um you know alignments throughout they can pay for it so then it so we so we this had been
 in there at one point and then it was gone and added it back in so that anytime we make a revision
 we can have a quick reference of what chapters were impacted so this is coming back um
 added links on page 19 the two pagers look like a lot is is happening and they're um
 Jackie worked really hard on the two pagers because a lot of our way our ordinance works that if we
 have the main use table and our ordinance says that that's what rings true and that's what we
 would use if there's a discrepancy we use the big use table um we were finding some discrepancies
 in our two pagers so we this is cleaning up the two pagers to make it correspond to the use table
 and then we also had again some of the like subscript those little superscript number
 superscript numbers yes um we're not aligning something happened and a lot got jogged jogged
 around so that's what's going on with the two pagers but it's always great to have a second
 set of eyes there so your eyes all your eyes okay can i interject real quick tamer you've had that
 um that if there's a mistake that um the overarching document the large scale one
 is the dominant thing that you go by not the two pagers the big use table big use table yeah yes
 the use is that documented somewhere yes it is it is codified codified it's codified in here okay
 that's that's why i'm asking just because i that's great if planning is operating that way but also
 it's in there yeah we ensure to have a safety in case there was conflict there so yeah no so
 this is streaming um thank you margaret i think your book anything else skipping around
 this is the use table yeah so the use table we're going to get all of these
 the links are going to be up here and then this will be the reference number so the main link to
 get to the section where all standards are for the uses that's that is happening um page 88 we
 start
 seeing some you know things that got basically relocated or alphabetized within the standards
 so there wasn't a text change if it was just moving it around um oh this is interesting
 we forgot
 142
 we forgot to add this language in this was this is a pretty important one for
 people who own multiple lots if they can't meet their setbacks they can join those together for
 planning ends up like this and it just somehow didn't make it in here and we merged it
 adding it that back in verbatim
 these format changes chapter 18 adding definition labels we had a Scrivener's error for the eco
 set back it was it was showing up as two different things um so we went with the one that was
 actually
 intended to be so page 253 of the packet um it's 200 feet from normal elevation for like mineral
 and then something okay and here's a bigger one that i would like for you guys to be reading
 because it's relevant to the two subdivisions that you guys heard this evening we have a text
 amendment to the preservation of natural features and amenities um we just had i didn't put my eyes
 on this one good enough for the street trees but we have cleaned up the language here so that
 areas that are in more rural parts of our county are not required to put into street trees but they
 could do instead a supplemental tree preservation area on their property yeah it's what was there
 before we tried to clean up the language and then it got a little sloppy and it was unclear and
 thanks to ann for doing all our research and then residential sex accessory structure we just um
 through review of those i think we're advising they only need a plot plan not a certified plot
 plan so that's changing um we just changed two definitions that are mentioned in here the planning
 director gets mentioned in different ways throughout the ordinance so we're just including
 all of them are stated as planning director and then yeah so those are yeah this little cheat sheet
 should help if you're wanting to go through and really like look into the nitty-gritty of the
 ordinance changes that we're suggesting but the main like text amendment probably is street trees
 i would say and then adding back well impervious covers in a separate text amendment that will
 yeah yeah it's it we left it at its own thing because it might get it's a little more complex
 i want to give it some freedom to change or get delayed or rereviewed by drink where it's needed
 so yes you have the 40-foot increment increments still left on the street tree thing
 and previously we were 45 feet no it was it was well so we've always had for commercial site plans
 that are developing we've always had a 35 foot every every 35 feet for commercial development
 in the subdivision control ordinance it was 40 feet and so we brought back 40 feet from before
 because all the planners know it we just know subdivisions one tree every 40 feet okay
 i'm just bringing that up because i it's different that was my mistake of misremembering from
 yeah black committee but we talked about 35 or 40 so yeah it's in here where we did just strike
 the 35 i think where was it yeah i up here no it was not mentioned here but we can see the 40 feet
 and green yeah so that is yeah i will be more comfortable okay sorry i remember this 35 45
 about 35 40 so oh it has for both commercial and residential 40 foot yeah for subdivisions
 but commercial will remain 35 yes if they're yeah doing then the development okay yeah
 to do street dreams yeah can i kind of pose a question and i'm in my mind i'm kind of utilizing
 its administrative session for how i define those administrative sessions but on this topic because
 we discussed it briefly at black committee last week so i spent the weekend meditating on this
 a little bit is there any and you know forestry is my specialty for treats any type of trees um
 i freely think about trees often um but is there any thought from my intervention on the whole
 about
 if this concept is being had in a rural setting where we're trading one street tree for one
 preservation tree of maybe an already forest setting is there any thoughts about instead of
 going one for one and doing a square footage computation or a maybe even a decimal of an
 acreage computation where and i'm thinking from a surveyor's perspective um where instead of saying
 hey i don't want to plant 25 trees along my street side i instead let's say it's a 20th of an acre
 instead of planting 20 trees i'm preserving an acre of forest here or it's a 50th of an acre
 that's just i'm kind of i'm doing some forest inventory thoughts i'm trying to come up with how
 what would be an accurate definition for that and i just visualize from a surveyor's perspective it'd
 be easier than to you're delineating this forest pocket as opposed to going out and finding those
 particular trees and then from i think of it secondly a lot of times we see these preservation
 aspects being done on slopes and drainage concepts and i would much rather see a preservation
 of this whole drainage hole for this slope as opposed to these four trees on this slope so
 i don't know i'm kind of opening it up for discussion don't mind generally i can see what
 you're saying i think my concern with any of this whether it be one for one or for area based which
 i can see why that would make more sense is ensuring that there's some sort of conservation
 easement placed over that area but we don't we have no mechanism for checking except overhead
 right you know our our aerial photos a year later now we think the best guess is to let
 it something sure you know so that's that's the concern is that we don't lose an easement
 but i don't know how we even patrol that which i don't think and that was actually i guess i
 didn't mention that too that is a thought that i also had about from the patrolling it and i'm
 going to say you know desk chair armchair patrolling it you could patrol area via
 ortho images yeah by you know and can quickly measure and get an idea oh yeah according to
 the ortho image it looks like this canopy still exists but you can't count individual trees right
 and then beyond that you know i mean i have a section of my yard i'm only on an acre i have a
 section of the yard that's so thick with maple trees that i could consider that you know i can
 say there's 10 trees there but it's only 10 square feet you know so you know how are you defining
 the
 i'm also seeing from the environmental benefits that the street tree provides well so water aspects
 and the air quality aspects is if we put a square footage on that we're really preserving you know
 we have dense forest we have sparse forest so yeah and i'm and while i do see value in street trees
 i don't see value in street trees in rural areas because they cause you know much more
 infrastructure damage show and um you know and that's not the character i mean that's the
 primary consideration you know that my novice way of looking at it is when you're out driving in
 the
 countryside not having trees enables you to see traffic around the corner so to speak um i i don't
 think the county should be looking like a municipality with street-lined uh roadways i
 just don't know that doesn't hold true of course if there's a junkyard there or a portable toilet
 business for example you know that uh some screening needs to be done for that but street
 trees along country roads doesn't seem like that is an efficient i think it's a burden to property
 owners and to businesses but i that's just my novice way of thinking about it i like what you
 said about you know that area i know i have a big area that's undergone some radical deforestation
 because the emerald ash borer you know but still that forest area is something that i have a goal
 to repopulate but i don't have street trees you know i don't know it's the perfect because you
 brought up canopy so it's purpose so what is it the canopy i mean is it the type of tree that
 provides the canopy verse i mean i think street trees i think you know uh ornamental type trees
 right it isn't volume of the canopy that has your attention there i mean yes by larger volume
 canopies you're getting larger environmental benefits from the you know granted one of the
 biggest impacts and we talked about the briefly plat is that you know from an urban standpoint
 the street tree helps negate some of your heat sink components of the roadways and there's
 added values that we're not losing by removing them from the roadside itself
 however in the urban area i think you already have so many other you know oftentimes you already
 have
 natural tree lines being created so for me it's more of like we have this opportunity of rather
 than just not only saying 10 for 10 trees preserving and conservationally sticking to a forest
 setting
 or a group of land as opposed to just saying 10 individual trees sorry so like is it the volume
 of the canopy or is it a number of trees that are smaller that are i mean if it's about the canopy
 it's one thing it's about the root system of holding the slope there it's a different question
 which might you know indicate why we want certain trees in certain places for slope retention right
 things growing right that's what mentally i was trying to come up with what is a valuable number
 and i was doing some various i don't know if you guys are familiar with the green grid stocking
 chart but there's using basal area and comparing it to trees per acre and trying to figure out
 what is the optimal growth curve for these trees where we would sit at across the landscape on an
 average what is our optimal environmental benefit that we're yielding based on the
 acreage we're preserving in comparison to one street tree so that's where i was trying to
 but it's i also didn't want to keep going down and spend hours coming up with these numbers then
 pose it to you guys you're like now we've like one for one you know what me doing yeah thanks for
 yes i think about our storms are coming in and how many of those are lying across world roads
 tomorrow evening uh you know i um i see the point there as long as it's as long as it's easy for
 staff to calculate i think that's the key is like coming up with something that just makes sense
 that's you know in no way that property owners can understand that staff can easily you know look
 at
 an aerial and go yeah we'll call this easement whatever and you know as long as it's that i mean
 i know that it's the calculations you're thinking of are are very well thought out in terms of
 whether they contribute how do they help right but for the lay person for the resident and and even
 just for staff for being able to do this quickly we just need an easy way to translate that well
 and that's why my thought was that one if you're not you know one tree can't equal x square footage
 and that is a you know that is the variable that is put in the packet but this has to be delineated
 on the plat anyhow so the lay person is already required to be working with a surveyor unless
 there are surveyors themselves i guess that to delineate this in the plat and so in my mind this
 is also making the surveyor's job easier when we have you know whoever the surveyor sitting here
 you sell them okay well you were required to have 10 trees here but now instead you need this much
 acreage set aside that survey yeah well then kind of basing off the judgment of the room i may go
 ahead i'm sorry i may go ahead and just put some stuff that i had already started working together
 and maybe i'll try and work with tammy and we can edit the packet for two weeks from now and
 you guys can when we only so we got a published packet so okay so before the end of the week i
 will get with you tammy but uh okay but my only guidance is keep it simpler yeah don't don't make
 it so complicated now this goes hence hurting all what you're trying to explain right i i agree
 with
 what you just said and i think we had this discussion during plat and i and i fully support
 the idea of having a great conversion uh i was thinking about this over the weekend and my
 my particular property if i were to replace street trees uh they have to be on the right way which
 means it puts it in my front pastures and so every 35 to 45 feet i'd be planting a tree along there
 and you end up with what a bunch of row of trees that's going to adversely impact the growth of
 the pasture land and yet what i did long before any of this was uh i wanted to kind of uh restore
 some benefit to the areas along the west fork at clear creek where it runs the north side of my
 property so i essentially built a riparian reserve down there and planted lower growth
 canopy trees and understory trees and such and it ended up being about
 two acres out of the 17 acres total so i i get what you're saying and i think it makes perfect
 sense for people who don't necessarily want to have trees out in the front of their property
 off the right away in their in their yard or the pasture or whatever then they can dedicate a
 an aerial uh a number of uh acres or acres or whatever or units uh divisions of an acre
 that that would be a quick conversion that you could say okay this is going to be the reserve
 from now on and that could be your um your conservation set aside so to speak
 we're not not falling i will um make an appointment yeah flesh it out
 oh we finally try to find a time for that but no it's not right
 thank you edward for bringing those thoughts forward so any other questions on any of the other
 potential senior revisions just excited about that because that uh i know that some property
 owners will really burden by some of the street trees and this really goes a long way to solving
 that i think that's great i get a consensus this is for the rural areas a whole set of criteria
 still divisions if you're next to one of our greenways right and urbanizing yeah you know
 right yeah this is just rule yes so cool it's our last agenda item anything else right here
 scorch wow i know i think that's it just unless you want to like you know crash jackie's uh
 citizens academy until eight o'clock yeah it doesn't know to show up till eight o'clock that night
 he's going to show up at seven thirty and watch the highway department
 do we have a motion for adjournment
 everybody it's fine
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