Loading...
HomeMy WebLinkAboutMinutes__________________________________ Plan Commission Minutes 1 March 5, 2024 PLAN COMMISSION MINUTES March 5, 2024 PRESENT: Ed Bowen, Mamadou Coulibaly, Margy Davey, Council Member Esslinger, Kristopher Ulrich, Kathleen Propp, Meredith Scheuermann, John Kiefer, Thomas Perry EXCUSED: Karl Loewenstein, DJ Nichols STAFF: Mark Lyons, Planning Services Manager; Justin Gierach, Engineering Division Manager; Brian Slusarek, Planner; Jeff Nau, Planner; Kelly Nieforth, Community Development Director Chairperson Perry called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. The minutes of February 20, 2024 were approved as presented. (Kiefer/Ulrich) Mr. Coulibaly arrived at 4:03pm. I. STREET RIGHT-OF-WAY DEDICATIONS FOR OLIVIA ROAD AND OLIVER AVENUE CONNECTING TO LAKE BUTTE DES MORTS DRIVE Site Inspections Report: Mr. Bowen, Ms. Scheuermann, Mr. Kiefer, and Mr. Perry reported visiting the site. Staff report accepted as part of the record. The applicant requests the dedications of two public rights-of-way connecting to Lake Butte des Morts Drive. Mr. Nau presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. Red Earth LLC received General Development Plan (GDP) approval by the Common Council on April 11, 2023 (Resolution 23-173) for a 6-phase, 522-unit multi-family residential development. That was followed by Specific Implementation Plan approval for Phase I which includes 80 residential units and a clubhouse, which was approved by the Common Council on December 12, 2023 (Resolution 23-649). Phase 1 will create a 4.76-acre lot and two right-of-way connections to Lake Butte des Morts Drive. Item II will be the Lake Butte des Morts Development Plat which essentially surrounds all of Phase 1. The Comprehensive Plan’s land use recommendation for the site is Mixed Use which is consistent with the proposed multi-family development. __________________________________ Plan Commission Minutes 2 March 5, 2024 Two right-of-way dedications are being proposed; Olivia Road and Oliver Avenue, both west of and connecting to Lake Butte des Morts Drive. Olivia Road is located approximately 4,700 feet (0.9 miles) south of Ryf Road. Olivia Road is proposed to be a 60-foot right-of-way which is consistent with the City’s Subdivision Regulations for local-classed streets. The street extends westerly approximately 150 feet coming to a temporary end. Oliver Avenue begins nearly 870 feet south of Olivia Road connecting to Lake Butte des Morts Drive. Similar to Olivia Road, Oliver Avenue will be a 60-foot right-of way which will head westerly approximately 120 feet. The distance between both streets meets the minimum intersection separation requirement of 125 feet on local-classed streets. Extensions of both rights-of-way and addition of third road are shown on the Lake Butte des Morts Development preliminary Plat (Item II). This will create a looped roadway with two connections to Lake Butte des Morts Drive. The proposed street layout will adequately serve the proposed development as phases are developed. The dedications are included on a draft Certified Survey Map (CSM) under review by staff. Once City staff approves the CSM it will be recorded at the Winnebago County Register of Deeds. The dedication will become official upon approval by the Common Council. Staff recommends acceptance of the right-of-way dedications for Olivia Road and Oliver Avenue as proposed. Mr. Perry opened up technical questions to staff. Ms. Davey wondered if the post office has seen the names. Mr. Nau stated they have, as well as the Winnebago County Highway Department. They did not have any concerns. The only stipulation in the municipal code is if a street chooses to be east-west it has an Avenue designation, and north-south has a Street designation. Code does not address any other suffixes, such as Road, Boulevard, or Way. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Mr. Perry asked if other members of the public wished to speak. Mr. Perry closed public comments. There was no closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Esslinger. Mr. Perry asked if there was any discussion on the motion. Motion carried 9-0. __________________________________ Plan Commission Minutes 3 March 5, 2024 II. PRELIMINARY PLAT FOR THE CREATION OF AN 8-LOT MULTI-FAMILY RESIDENTIAL SUBDIVISION AT THE WEST 2400-3500 BLOCKS OF LAKE BUTTE DES MORTS DRIVE (LAKE BUTTE DES MORTS DEVELOPMENT) Site Inspections Report: Mr. Bowen, Ms. Scheuermann, Mr. Ulrich, Mr. Kiefer, and Mr. Perry reported visiting the site. Staff report accepted as part of the record. The applicant is requesting approval of a preliminary plat containing 8 multi-family residential lots and street dedications identified as Lake Butte des Morts Development. Mr. Nau presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The area of this request includes several undeveloped/unplatted parcels totaling 66.9 acres generally located west of Lake Butte des Morts Drive. The property is zoned Neighborhood Mixed Use with Planned Development Overlay (NMU-PD). Red Earth LLC received General Development Plan (GDP) approval by the Common Council on April 11, 2023 (Resolution 23-173) for a 6-phase, 522-unit multi-family residential development. Phase 1 will split 4.76 acres of land including two right-of-way connections to Lake Butte des Morts Drive via Certified Survey Map (Item I). The Lake Butte des Morts Development Plat which surrounds Phase 1 subdivides the area into an additional eight lots and creates a looped public road right-of-way for Phases 2 through 6. The Comprehensive Plan’s land use recommendation for the site is Mixed Use which is consistent with the proposed multi-family development. The area is surrounded by vacant/undeveloped land to the north and south, U.S. Highway 45 to the east, and Lake Butte des Morts and the WIOUWASH State Recreation Trail to the west. There are also several single-family uses southwest of the subject site, west of the trail. The proposed lot sizes range greatly from 1.2 acres (Lot 8) to 17.0 acres (Lot 2). All of the proposed lots exceed the minimum area and dimensional requirements of the NMU Zoning District in regard to width (40 feet minimum), depth (100 feet minimum), and area (1,200 square feet per dwelling unit minimum). The proposed 442 dwelling units for Phases 2 through 6 on the 64.7-acre area (after deduction of the right-of-way) results in a unit density of approximately 6.8 units per acre (one unit per 6,373 square feet) which is considered low. Lots 1 through 5 are impacted by wetlands covering much of the Lots’ areas. The wetland areas have been mapped and are included on the preliminary plat. The wetland areas will not be disturbed during development. The plat will extend the 60-foot rights-of-way of both Oliver Avenue and Olivia Road westerly. A loop will be created with a north-south segment to be named Blair Boulevard. This will provide __________________________________ Plan Commission Minutes 4 March 5, 2024 public access to all phases of the proposed development. The total length of the dedication is approximately 1,600 feet or 0.3 miles. City Police and Fire Departments have reviewed the preliminary plat and have not indicated any issues. Both departments do not anticipate problems servicing the proposed development. The Oshkosh Area School District has been notified of the proposed subdivision and has not responded with concerns about being able to accommodate a potential increase in student population. The Department of Public Works has reviewed availability of City utilities to serve the development and reported that City water and sanitary are available from Lake Butte des Morts Drive. Storm water management will be located within the developable area of the site, outside of any mapped wetlands. Civil plans including water, grading and drainage, sanitary sewer, paving, storm water, terrace tree, and street lighting will be submitted with the final plat. The developer has been working with City Staff to start preliminary design of civil plans and ensure they meet code requirements. The Subdivision Regulations require land dedication in the amount of 900 square feet per each dwelling unit developed within the plat created by the plat. This equates to 397,800 square feet (9.13 acres) of land dedication based on the proposed 442 units. The Common Council may, in- lieu-of land dedication, accept parkland fees in the amount of $165 per dwelling unit at final plat acceptance for a total of $72,930. An additional $13,200 can be collected with the mapping of Phase I created by Certified Survey Map. Additional parkland fees of $165 per unit would be collected at building permit issuance as each phase develops. The Park’s Comprehensive Outdoor Recreation Plan does recommend a community park northwest of USH 45. However, these parks are generally sized at 15 to 30 acres. Planning staff had discussions with the Parks Director and determined it would be best if the City accepted fees in-lieu of in this case to allow the City to pool money and purchase an adequate-sized tract of land in this area. This recommendation was presented to the Advisory Parks Board at their February 12, 2024 meeting. The Board concurred with this assessment and will make a recommendation to the Common Council to accept fees in-lieu of land dedication. Staff recommends approval of the 8-lot Preliminary Plat as proposed. Mr. Perry opened up technical questions to staff. Ms. Propp wanted to review where the wetlands are. Mr. Nau showed where the wetland area is, using the maps. Ms. Scheuermann wanted to know if parkland dedication was discussed in the past. She also wanted to know if there was a timeline for a park in the area. __________________________________ Plan Commission Minutes 5 March 5, 2024 Mr. Lyons stated it is done during the platting process. Parkland dedication would have been approximately 10-acres in this case, which would not be big enough to meet the needs of all of the residents in the area. The area north of Ryf Road is a growth area for single family residential in the city. To accommodate the whole area, not just the apartments, there is a need for a community park in this area. Parks is currently updating the Comprehensive Outdoor Recreation Plan (CORP). Once that is completed, Council has approved us to have a consultant do an impact fee study. This is because one of the issues we have is our land dedication, and our fee in-lieu of, barely cover land acquisition cost. That leaves nothing for any actual park development. Council wants to see what it would take to appropriately develop our park system based on the needs of our community. Having land for a park is great, but unless you have the money to build the park you are not impacting the area or accomplishing the goal. Mr. Kiefer wanted to know if sidewalks are required. Mr. Lyons stated there would be internal sidewalks. He thinks, along Lake Butte des Morts Drive, there will need to be grading done so sidewalks can be put in when appropriate. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Dan O’Callaghan is appearing on behalf of the applicant, Red Earth LLC. Jake and Brian Buswell are with him and they are all available to answer any questions. Mr. Perry asked if other members of the public wished to speak. Jim Erdman, 2492 Hickory Lane in Oshkosh, also chairs the Town of Oshkosh Board. There were previous meetings here with a lot of opposition to this whole project in this wetland area, but that has passed. This whole project is going to be very stark. It is in the middle of a wetland area. It is going to be a distraction for the US 41/45 interchange. The project is sitting at a watershed that goes back many miles, a lot of farm land, goes up, and this is the outfall. The outfall is a fishing and wildlife area. Where in this project is the public going to have any access to the wetland outfall or watershed outfall, to put a canoe in or something. Mr. Perry closed public comments. There was no closing statement from the applicant. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Kiefer. Mr. Perry asked if there was any discussion on the motion. Motion carried 9-0 __________________________________ Plan Commission Minutes 6 March 5, 2024 III. SPECIFIC IMPLEMENTATION PLAN FOR ALL REMAINING PHASES OF A MULT-FAMILY DEVELOPMENT AT THE WEST 3400 BLOCK OF LAKE BUTTE DES MORTS DRIVE Site Inspections Report: Mr. Bowen, Ms. Scheuermann, Mr. Ulrich, Mr. Kiefer, and Mr. Perry reported visiting the site. Staff report accepted as part of the record. The applicant requests a Specific Implementation Plan (SIP) amendment for all remaining phases of the Lake Butte des Morts multi-family development. Mr. Slusarek presented the items and reviewed the site and surrounding area as well as the land use and zoning classifications in this area. The subject area consists of five lots totaling 72.50 acres of predominantly vacant land on the west side of Lake Butte des Morts Drive and east of Lake Butte des Morts. There was prior approval for a General Development Plan (GDP) and Specific Implementation Plan (SIP) for Phase I of the proposed multi-family development. Phase I included two 40-unit apartment buildings, and a clubhouse. The applicant is now requesting Specific Implementation Plan approval for all remaining phases of the multi-family development. The remaining phases include five 82-unit apartment buildings, and eight 4-unit townhomes, totaling 442 units. The proposed additional 442 dwelling units results in a total of 522 dwelling units for the entire development, matching the approved number of dwelling units approved for the GDP. The plan shows a mix of surface and underground parking, as well as garage parking for the townhomes. The total number of parking stalls (804) for the entire site is slightly less than the approved number of parking stalls for the GDP (867), but exceeds the minimum parking requirement for all phases. A BSM will be needed for reduced front setback for buildings and parking areas from the new public street right-of-way looping through the development. Staff does not have concerns with the reduced setback as the new right-of-way will only be utilized to access buildings within this multi-family development. A BSM is also needed for reduced side and rear yard setbacks from the newly created lot lines of the proposed plat. Staff is supportive of 0’side and rear yard setbacks from the newly created internal lot lines as buildings and parking areas will exceed setback requirements from the exterior property lines and it aids in the phased approach of the overall development. The plan includes two dog parks. Proposed fencing for the dog parks will be 4’ tall black chain link. Code prohibits chain link fencing in front yard areas. The fencing is shown at a 0’ setback from the newly created right-of-way. Staff is supportive of a BSM to allow chain link fencing in the front yard, with a minimum setback of 10’. Staff is recommending a condition that all fencing within 10’ of the front property line be decorative fencing (example: wrought iron). This would be consistent with dog park fencing of previously approved multi-family development (Mill on Main). __________________________________ Plan Commission Minutes 7 March 5, 2024 The remaining phases include a connection to the Wiouwash Trail. Staff is recommending a condition that the trail connection be approved by Winnebago County. The landscape plan includes a variety of deciduous, ornamental and evergreen trees, and shrubs. Combined plantings for the remaining phases exceed the minimum amount required. The applicant is providing increased planting size for deciduous trees to 2.5” caliper, where code requires 1 ¼” diameter at planting. They are also providing increased evergreen tree height to 6’ and 8’, where code requires 4’ tall at planting. Some of the trees will be placed within the newly created public right-of-way. Staff is supportive of a BSM to allow the proposed landscaping within the public right-of-way as this new road will function similar to an internal driveway access, which would typically allow for landscaping. Building elevation plans were submitted for the 82-unit apartments. The proposed buildings are clad with a mix of composite siding, brick, and stone. The total area devoted to windows and doors exceeds the 20% minimum requirement for street-facing elevations with 24.6% on the east elevations facing the street. The heights of the proposed buildings are shown at 52 feet, exceeding the 35-foot maximum height permitted in the NMU District. This height is consistent with the approved apartment buildings for Phase 1. Staff is in support of a BSM to exceed the maximum height due to the site’s isolation from other developments and the increased setbacks. The applicant has also exceeded the required total landscaping points for the site and has doubled the planting size for deciduous and evergreen trees to improve the appearance of the site and mitigate impacts on the surrounding area. The overall impervious surface ratio for the site of 10% for the remaining phases is well under the maximum of 50%, which also serves to offset the BSM request. The applicant is also exceeding multi-family design standards by utilizing a substantial proportion of Class I materials (brick, stone, and glass), totaling 41.5% - 45% per facade. The proposed townhome elevations meet design standards requirements by providing façade articulation including projections and recesses, and exceeding the street-facing window requirement of 20%, with 38% provided. A BSM is needed as the main entry to the townhomes will be on the side façade, where code requires the primary building entrance to be on the front façade facing the street. Staff does not have concerns with the requested BSM as front-loaded garages and ground-floor windows provide a residential street-facing appearance. Staff recommends approval of the Specific Implementation Plan with the findings and conditions listed in the staff report. Mr. Lyons stated a neighborhood meeting was held on February 22, 2024 to discuss plans for all remaining phases. Eight neighbors attended the meeting and voiced concerns related to the landscaping. This is why the applicant has upped the size of the landscaping, so it has more of an immediate visual impact. Also looking at species appropriate for Wisconsin, and working with the Fox-Wolf Watershed Alliance on landscaping that may help with what they are doing. There were some good takeaways about how landscaping can play a part in this project. __________________________________ Plan Commission Minutes 8 March 5, 2024 Mr. Perry opened up technical questions to staff. Ms. Propp wondered if there is a required deadline to finish building each phase of the project. Mr. Lyons stated SIPs do not have an expiration date, or timeline requirement. Once you have land use approval it stays with the project, as long as the submitted plan does not change. Ms. Scheuermann had questions about overall parking, and bicycle parking requirements. Mr. Lyons stated most of the parking is underground. They meet the code requirements for parking. Prior to 2017 there were no bike parking requirements. Twenty stalls are the maximum required for bicycles. Mr. Perry opened the public hearing and asked if the applicant wanted to make any statements. Dan O’Callaghan is appearing on behalf of the applicant, Red Earth LLC. They are excited to start the first phase of development this spring. It will still proceed as a phased project. It is about a 12 to 18 month construction cycle for each phase. The development team will look to see how the units are being absorbed in the marketplace before starting construction of the next phase. There is no plan to change any of the architecture or any of the site plans. There was good engaging conversation at the neighborhood meeting on 2/22/24. Great suggestions came out of that meeting. One resident suggested interacting with the Fox-Wolf Watershed Alliance to get some recommendations on native plantings that we could incorporate into the planting beds. The town chair noted he is concerned with water quality ands we are too. We believe the project delivers an enhancement to the area. Right now it is a farm field with no controls on water runoff. Now that it is being developed, we are subject to DNR requirements for installing infrastructure that will manage that storm water on site. We have infiltration requirements to filter the sediment before any water is discharged from the site into the city’s regional facilities. We believe the development of the site will actually improve the situation in the area with the unregulated farm runoff. Agricultural runoff is one of the larger contributors to the detrimental water quality in that watershed we believe. There will be five to six distinct phases of construction over the next six to eight years. They will be incorporating additional bike parking in the basement parking garages. That will be in addition to the 27 bike parking spaces noted in the staff report. Mr. Perry asked if other members of the public wished to speak. Rob Vacheresse, of 2807 Sunset Point Lane in the Town of Oshkosh, has been here since pretty much this whole thing from the beginning until it went down to three stories and then back up again to four stories. I have just observed a couple of different things, like in one of the Plan Commission meetings a person on the Plan Commission stood up and said I don’t believe it is up to the Plan Commission to tell the builder what to build. Well, if that’s not the case why do we need a Plan Commission. You are telling me that I can come into Oshkosh, buy a lot, and build a 10-story house on it because I’m the builder. That’s the way I am looking at this. Then we had another Plan Commission member say I don’t care if they build it five stories high. To me that just don’t make sense. What do you care about then if you are a member of the Plan Commission. So, __________________________________ Plan Commission Minutes 9 March 5, 2024 it’s a free for all, I don’t care, so why don’t you guys go to five stories (addressing the applicant’s representative), one of the commission members said you can do that, so why wouldn’t you do it. It’d be even more cost effective. This whole thing has been surrounded by a cloud since the day you brought it out. We were given notice at the last minute. You’ve been dealing with these guys for a couple years. I believe the lawyer said to my wife, well this isn’t fair you guys had five minutes to get up there and talk and we only get five minutes for one person. Through this whole thing all the public comment took five to six hours; that doesn’t compare to two years. These guys said it is not cost effective. They own the company that’s going to supply the lumber; they own the land; they’re building with their own builders. They’re not hiring anybody from Oshkosh except maybe for site preparation. What are we getting out of it. Are you guys because I’m not in the city, thank God. They’re getting the money and their cost price on lumber. I’m sure numbers are magic. You can make them appear any way you want to. You can make a hundred dollars look like ten dollars or vice versa, that’s easy to do. Anybody that’s an accountant does it every day. Where is the public park. Don’t these developments have to have something for the public. My understanding, these guys are giving Oshkosh eighty some thousand dollars for what would be needed for the public park, and if that didn’t happen they would have to adjust their plans to make it fit by losing those seven or eight acres of land. Thomas Sowell once said anyone can be elected to a position. What it takes at the end of the day, to stay in that position, is the guts and the courage to do the right thing. Jim Erdman, 2492 Hickory Lane in Oshkosh, also chairs the Town of Oshkosh Board. The height is an issue, it is stark. Two US highways, 41 & 45, with the interchange and off ramp here, the height does make a difference. The grade is about 15’ above the wetlands right now, and that is why you will be able to put underground parking in. The peaks of the roofs will be about 80’ above the surrounding wetland areas. This is close to the interchange. Worked in the fall, for three days, on a neighboring property removing dead ash trees. It was an education. That 45 south bound ramp has trucks throttling down, and it’s a roar. I don’t think DOT is going to build you a wall (addressing the applicant’s representative) to buffer that noise. It is also a distraction when you are driving on these interchanges, and all of a sudden there’s this thing sticking up 80’ out of the marsh or whatever. Where is the public access to that creek. Where is the access from the Wiouwash to get a canoe in. There should be access on this property someplace to Butte des Morts. Put the park here not a couple miles away. We should reconsider this a little bit. Mr. Perry closed public comments, and asked the applicant if they wanted to make a closing statement. Mr. O’Callaghan stated we believe the plans we’ve presented in this SIP are consistent with the GDP that’s been approved. I understand the town chair is concerned about the development being a distraction along the freeway. We do not share that concern. There’s certainly plenty of development up and down the freeway corridor, so we don’t think this will present any safety concerns or distractions for motorists. There is a required trail connection to the Wiouwash Trail, discussed in the staff report. As far as providing further improvements to Lake Butte des Morts, it is just not permitted because of the wetland designation for the area. We couldn’t improve that if we wanted to, so we are limited in that regard. __________________________________ Plan Commission Minutes 10 March 5, 2024 Ms. Propp said it may be helpful to talk to the Watershed Alliance about the watershed, fish spawning, and such. She wanted to know the timeline for the development of Phase I and II. Mr. O’Callaghan stated the tentative plan is to begin construction of the next phase a year from now, before Phase I is complete. It depends on the particular market we are in. We anticipate strong interest in the type of housing that’s being proposed here. Mr. Ulrich wondered if there have been any conversations with the DOT when it comes to any kind of sound wall or sound proofing. Mr. O’Callaghan stated they do not expect DOT to come in and build a sound wall. Jake Bruswell stated there have been no direct talks with DOT. We do high quality buildings with really good windows, Anderson, not cheap vinyl. That’ll help a little bit with the noise. We understand the noise could be a complaint, and will talk to the tenants before leasing about it. Mr. Ulrich had questions about the underground parking, and what measures will be taken to ensure no flooding occurs. Mr. Bruswell stated four feet of topsoil above fifty feet of hard dense red clay. We’ve talked to our engineer, ISG, multiple times and we had Intech do our soil borings. I have full confidence they have engineered the site to prevent that (flooding) from happening. Getting the garage floors to an appropriate grade, slopping it correctly, adding an extra base below the ground garage foundation of gravel and sand, and adding drain tile are all things they will do. Mr. Bowen wondered if the connection to the Wiouwash Trail connects to the sidewalk off Oliver Avenue. Mr. Lyons stated there is a sidewalk along the south side of the parking lot that connects to the trail. Mr. Perry wondered if the connection to the Wiouwash Trail will be regulated by the county and possibly the DOR. That was confirmed by Mr. Bruswell. Mr. Perry suggested they contact the group called Butterfly Gardens of Wisconsin. There is a local chapter in Appleton. There is a lot of milkweed along that trail, and maybe the group would have suggestions for additional habitat in that particular area. Motion by Propp to adopt the findings and recommendation as stated in the staff report. Seconded by Scheuermann. Mr. Perry asked if there was any discussion on the motion. Mr. Esslinger wanted to comment on statements made by the public. In regards to the story height changes, that has gone through a couple different Councils with new members. I made the __________________________________ Plan Commission Minutes 11 March 5, 2024 statement regarding five stories, but no here, at the Council meeting. My opinion is this thing is in the middle of pretty much nowhere, and so three four five stories means little. The people who are building this have done this in many different places and they know what they are doing. They know what their profit margins are and this is what they are comfortable doing. Of course, they are going to make money. As someone who has lived in this community for fifty-nine years, and as a realtor, I can tell you that the housing stock in Oshkosh is in a really bad state. I believe in some way, shape, or form this will alleviate some of the housing problems we have. I am completely in favor of this and wish the developer the best of luck. I have complete confidence they know what they’re doing; they’ve run the numbers; I’m sure the numbers are accurate. I don’t think they’re trying to pull the wool over anyone’s eyes. I do not know these developers; I have never met them. We are not doing something under the table or illegal. Ms. Propp stated she is giving up opposition at this point. I still think it is going to seem stark initially but I’m hoping it’ll be as nice as the developer says. We do need housing of all kinds, and I am going to vote in favor of this. Mr. Perry stated in the past he has not been in support of this project in all phases until now. My support for the project now stems from, once Phase I is built, my biggest fear being it will not be built all the way (all phases). I want to see the whole thing go through. There’s vested interest not only for myself and my neighbors, but I believe the entire City. It makes sense to continue to support the rest of the phases to make sure this project is a success. Mr. Coulibaly expressed concerns about the noise, and want the builders to make good note of it. I have lived by highways and railroad tracks, and they are not the same. Does not want this development to get the reputation of having noise that is unbearable. Motion carried 9-0 There being no further business, the meeting adjourned at approximately 5:11 pm. (Kiefer/Propp) Respectfully Submitted, Mark Lyons Planning Services Manager ML/km