hello everybody I'd like to welcome you to the December 14th Planning Commission meeting and can I oh I suppose I should call the meeting to order let's do that and then uh item number two is to approve the agenda could I please get a motion to approve the agenda so move there's a motion is there a second second motion and a second uh any further discussion all in favor say I I I okay let's move down to approve the minutes from September 21st 2023 may I get a motion to approve the minutes make a motion a motion and there's a second um any further discussion all in favor say I I opposed motion carries minutes are approved oh we're going to start the public hearing like right away um let's see where we are here here uh okay uh we're on item number four public hearing for Carl preliminary plat um Aaron Smith community development director you give the presentation first and then we open the public hearing yes I'll give you a full rundown too all right cool ready go all righty thank you chair members of the commission tonight we're reviewing a preliminary plat for Carver Place so first I just want to run through the game plan tonight talk about what we're going to do here together maybe here we go are you good yeah okay so first I'm GNA give uh I'm gonna flip the order actually we're going to do introductions because there's a large a large group of people from the development team so we'll do introductions I'll give a staff presentation at that point I'm going to ask the developer to join our conversation so give some information that I may have missed or other pertinent details about the project feel free to dialogue with them as part of the conversation at that point we'll open it up for full Planning Commission questions so if you have specific questions about the project that's a great time we'll do the public hearing we'll close the public hearing have planning Planning Commission deliberation and then tonight we are looking for an action on preliminary plat for car place I want to start saying this I'm going to say it often rezoning is not required for this project so most development projects that you see we run preliminary plat and rezoning together this is just preliminary plat so it's just one action tonight doesn't change the way I'm going to present the information but just so you know it's just one action so Aron Schmid do you mind going first for introductions yep Aon Schmidt I'm the assistant city engineer I'm I'm jorgan Brandt with C Wilson Architects Steve Dunbar with Ivy properties owner R for the CDA Alison strike deputy director with the CDA Chris Rotel maintenance manager with the CDA welcome all righty so let's dive into number one so tonight we're talking about Carver Place the screen right now shows where the project is outlined so this project is directly south of Carver Crossing near carver station adjacent to Oak Tree which is the the lar development that South and Copper Hills which which is the West development that uh was from is a mamy project so we have residential on most sides with Carver Crossing oak tree Copper Hills and then a little bit of carver station so all of this is important as we start walking through the history it's a big zoomed out viw of some of the work the CDA has been doing in the city of Carver on this site since 2010 so 13 years here of history that we're going to start walking through together so it starts again 2010 the CDA purchased is 36 Acres at the corner of Jonathan Carver Parkway in Ironwood Drive at that time the first iteration of the project was CDA offices City Hall and 60 units of multif family so these are the 36 Acres that they purchased in 2010 so thinking about it now it's projects that we know as carver station Copper Hills Carver Crossing and then this open multif Family site that we're considering tonight for preliminary plat so Carver Place and the future potential site for Carver Oaks which is a project we'll also talk about throughout this presentation 2012 the CDA submitted to the city for single and multi family and the park and ride facility again those projects later become carver station Copper Hills and Carver Crossing 2013 the CDA applied for a PRD so planned residential development which is a zoning process that we run through a lot in Carver most of our residential projects do have that PRD most of our projects are zoned R2 PRD which his project is as well I'm going to walk through some of the specifics of that zoning District in the next slide but just wanting to let you know that this site has been rezoned since 2013 so no rezoning is required tonight at that point the carver station site was also sold to the city of Carver after we received the CAC or the congestion mitigation air quality Grant from the Met Council every time I nail that I feel really proud of myself because it's a strange one and the single family sites celum atomy so this is the area that was considered for the PRD the R2 PRD so all of these units are hooked together in the density requirements for all of the projects so density is spread across the site so it's Copper Hills Carver Crossing Carver Place and Carver Oaks all lead together for the density requirement for that R2 PRD so let's talk some details the PRD was approved November 2013 at that time we were operating under our previous comprehensive plan we so I call it the 2008 comprehensive plan that Plan called for medium density residential on that site at that point it was 4 to8 units per acre so medium density that was the requirement you needed to either be at minimum four units per acre maximum eight units per acre taking out infrastructure and the carver station site 27 acres are made for residential development so again say it with me Copper Hills Carver Crossing Carver Place Carver Oaks those four projects fall within that 27 acre area so if you take 27 * 4 to get the bottom range of that density it's 109 units if you take 27 Acres * 8 you get 218 which is the max of that four to eight units per acre you take Copper Hills the first phase of the development out you take off 47 units that's what phase one Copper Hills was changing the range of the site with that minimum and maximum for to 62 at the lowest that we would need to have to hit that density maximum 171 Carver Crossing was the next site introduced which was 68 units so you take that out of the density equation 103 units remain so the project that we're considering tonight is Carver Place and the CDA is actively working on Carver Oaks which is slated to be a 43 unit senior facility which Alison I might ask you to give a little update on when you come up so right now we're thinking about Carver Place Carver Oaks we're anticipating at a future date hopefully soon to get 43 additional units for seniors on that site which would bring us to that total of 218 so in total it's Copper Hills plus Carver Crossing plus Carver Place Plus Carver Oaks you get to that eight units per acre that falls within our medium density residential from the 2008 comp plan all good okay that's a lot of numbers No not tonight all so looking that looking at that on the screen it's those 47 Copper Hills Lots 608 Carver Crossing 103 remain on this lot that we're talking about tonight some other projects that you'll see in there so the pi which is public or institutional just North that's carver station the P that's directly west of the 103 that's Olsen Park which met the Parkland dedication requirement for the PRD so how does that follow with our comp plan we've done an update since then so we continue to have the property guided for medium density so that stayed consistent from the 2008 plan to the 2018 update so it still Falls medium density this project still Falls within our range checks out for a comp plan so we hit that Medium density so back into our timeline let's see where was I I think I was in 2014 so the CDA sells 2.1 Acres uh to Ron Clark which becomes Carver Crossing in 2015 that's when the approvals went through 2016 is when Carver Crossing was constructed by Ron Clark that project is owned and operated by Steven Scott management so a different construction and owner on this property will be done by the CDA 2019 the CDA submitted a concept plan for Carver Place the CDA in the city then held an open house at Carver Crossing so we were in the community space at Carver Crossing we invited residents uh within that building and then we did a really large mailing to Residents along JCP asking them to come in share feedback take a look at that project so was in 2019 the Planning Commission reviewed the concept plan city council did as well the project paused due to funding restrictions so we've had this project came in for concept plan in 2019 we've known that the CD is continuing to work on it we've continued conversations with them we've processed a few other requests to the city council in 2021 the city council as part of the Strategic plan requested that the city hold a housing Workshop so we partnered with the CDA we presented information on what it meant for a product to be affordable so we all had shared language around what affordable meant it's not the same from person to person it largely depends on your lifestyle your situation we learned also a lot about the numbers that we needed to hit for affordable housing how we could partner together 2021 the housing action plan was also adopted in 2022 we knew that the CDA continued to work on this project so in January the Planning Commission reviewed what we called the CDA project preview so we wanted to make sure that you were still thinking about it wanted you to know that we were continuing to work on it so we did the project preview February the city council did the same and then in 2023 in June the CDA in City uh held an open house on the property that Carver Place will be located so it was a really hot day it was very sunny so we all were standing out there with large boards we invited people from Carver Crossing oak tree Copper Hills to Come Share feedback learn more about the project uh overall I think it was a really great open house we met a lot of people in Carver Crossing uh one resounding thing is that someone asked if it could just be a pool instead which I had to say no nice but no but it was so hot that night that it was like yes let's make it a pool right now and then in 2023 obviously we're here tonight the CDA made an application for preliminary plat so tonight Planning Commission review December 14th 2023 we're anticipating city council review of the same action January 14th 2024 o that's the first time I've said that out loud I think so if you're interested in keep is it the 14th or is it the 15th darn it it's the 15th so it's the 3D Monday yes that's what I think throws it off Erin confirm that for me give me the date 15th is a Monday okay 16th January 16th 16th 16th uh so if you want to stay engaged with the project that will be the next time that it's reviewed uh by the city council is January 16th okay so remember the concept plan that you reviewed July 18th 2019 it's changed a little bit I wanted to get it back in in front of you so you could remember what we were talking about uh for a while we thought that the building was going to be one so it was going to be General occupancy on the South Side uh the senior section on the west side of the site was shared spaces uh due to some funding restrictions we're just moving forward with Carver Place which is the 60 General occupancy units uh with an anticipated arrival of Carver Oaks the senior product so with that there are some significant changes to the site that I want to point out specifically just so so that we can track that this was the version that came before you in July 2019 and there are significant changes to what we're reviewing tonight for preliminary plat so the two biggest changes cover Oaks uh not in uh not included on this application and then on the conso plan that you first reviewed there was some parking and an underground access to the garage that was on the south east corner uh I want to say that it all worked out to be the way it was supposed to be we got some feedback from Oak Tree residents people saying I'm going to have headlights in my house all of the time with people turning into that garage so due to the changes of just Carver Place moving forward and Carver Oaks changing a little bit the building shifted so no no longer will access to the parking garage impact any cop any oak tree residence and if vehicles are moving that way that building will shield headlights going into oak tree so unfortunate that the building can't come in as one the shared Community spaces were really inspiring I thought it would be a really interesting product but I think that this works out a little bit better for those oak tree neighbors that had some concerns about Headlights so things to note about this cars will route towards residential will not route towards residential homes with the updated layout there's a second access off Heartwell Drive which has been contemplated since 2012 and then there's some updates to the shared landscape space between Carver Crossing and Carver Place so it's anticipated right now there are some Community Gardens there right now that will be impacted from construction of this project they're going to be re relocated additional Gardens will be added so this space looks just a little bit different than it did in the original and then the gardens have been added since so we will preserve those as part of the project they'll just move a little bit quick question Aaron yeah it originally was it always two bedrooms or did we increase to three bedrooms also two bedrooms you go back a slide uhuh it had one two bedroom and Studio oh yeah so now it's it's true one bedroom true true one bedroom two bedroom and three bedroom so I have some layouts of the uh building Alison if I'm speaking out a turn correct me but I think it just changed oh they're on oh good one so cover Oaks cover Place always one two okay got it good catch Christ you are so good at details all righty so there's the site plan without any call outs so the general layout of the site uh the carb replace building and then the future your senior building for Carver Oaks yeah yeah for sure so the button is here okay so uh as part of this as part of the preliminary plat there is an introduction now of a lot line so before it was just one building going on one parcel since we're moving forward with a two project we need to create a lot line that allows for the development of the two projects to happen separately so as part of the plat we create a lot line that allows for the two projects to develop on the screen now is the preliminary plat the document that the Planning Commission reviews uh for General compliance with our city code and that PRD that was adopted in 2013 so right now we're talking about lot one black one which will be car replace and then we'll hold Outlaw a for a future Carver Oaks project so again preliminary that really technical document uh not something that you usually want to show a friend to say look at this cool thing we're working on together but this records things like property lines easements access points Etc so let's start talking about Carver Place in the building specifically so this will be the view from Carver Crossing so this is the North Face of the building so you'll see three-story building similar to Carver Crossing U materials for the site I want to hear that think that we maybe have some samples here tonight that correct okay I just happened to bring them because I wanted to look at the Colors oh good well I'm going to ask I'll we share them publicly that's okay um primarily the project is uh LP siding and Hardy Board so a nice uh construction material that withstands all types of weather and is long lasting so sample of what the building will look like you can see in this uh there's uh generous Landscaping those Community Gardens start to come into Focus as you see some of these different angles of the project so let's get down to some of the details replaces 60 units in total there are 15 one-bedroom 32 bedroom and 15 3bedroom in total there are 95 parking stalls 70 underground 25 surface level there's indoor and outdoor bike storage and adaa accessibility throughout the entire building so let's think about that PRD that was approved in 2013 so these are the bulk regulations that were were required you'll see that uh Carver Place meets all of them without with ease so there aren't any that are closer that require VAR uh variation so there's not an amendment to the PRD required something I want to call out is that our city code calls for 60 parking stalls for this building and they're offering 95 so a generous amount above what is required with those 70 especially being underground in 25 surface level again just another view of the building so we can start thinking about it in relation to the rest of the community I already started thinking about layouts so uh the bottom is obviously the parking garage something to note is that the trash enclosure is within the garage so we don't need to think about things uh like a garbage truck being in your backyard at 400 a.m. coming to get trash from a facility also makes it uh we have some pretty specific requirements for trash enclosure so this makes it pretty easy for us and then the top is the first level of the building you'll see that there's a community room Fitness a few a conference room a few offices Lobby and mail and then trash and elevator so uh when comes up I'm going to ask that you share some information about how the building is staffed cda's involvement in the building but in general a couple office spaces there for staff of the CDA and then the third and fourth floor so you can see a mix of the one two three bedroom if you see on um there's like The Unit 32 type A so those are the accessible units so throughout there's accessibility throughout the entire building and then some examples of what the floor planes look like for the units so they are uh chryst like you mentioned asking this question about the studio they are true one bedroom units so each unit has laundry and then uh the one-bedroom has one bathroom where the two-bedroom units start to have two so again all units with laundry this is an example of the two-bedroom unit and three so they range in size the one-bedroom is about 7 700 squ feet up to 12200 square feet for the three-bedroom a view of the building so top is North so if you're standing at Carver Crossing looking South that's the view the second is if you're standing at Oak Tree looking North so two different views of the building a landscape plan uh so in general the project meets the requirements of the city code in total there's 248 plantings that are proposed throughout the site so I want to call out um I've had some inner turmoil about the landscape plan so they submitted this plan um there are some trees that are proposed on the south side of the project that fall within a drainage and utility easement not something that we typically allow we like to have access through all drainage and utility easements so I said take those trees out they're in a drainage and utility easement they shouldn't be there and then over this past weekend I was thinking about it and I think those trees are important so I asked the development team quick this week if we could go back to the original plan so introducing the trees back on the south side I think it's more important to have the oak tree folks have some delineation of their property with that Landscaping instead of sticking to the drainage and utility no tree requirement So the plan in the packet was the landscape plan without the trees I asked the developer to go back to the version with the trees or the version on the screen that's also reflected in the site plan so if you see a difference between that go for the one with more trees so thinking about that line of trees between Carver Place and oak tree it's a mix of overstory and coniferous trees so it's Scotch pine River Birch Black Hill spruce Linden adjacent to Oak Tree so you'll see a mix of overstory and pine trees that will create that landscape buffer something else that we like to think about is lighting so this shows the all the all of the lights that will be on the project and where the light will spill it's measured in foot candle which is a really technical measure of light but the yellow line there is the property line so you can see that no light will spill from the site into the oak tree development so again the preliminary plot that we're looking at tonight is just this technical document but it's important to understand the whole story the building the history how we got here um I was joking before that Cindy and Jim could probably give the history better than I could because you were in these seats in 2015 when a lot of these meetings happened but hopefully The Abridged version was okay too so a couple more project details that might be important to you park dedication is required for this project since we don't have a park planned in this area we're taking fee in Le of land so park dedication right now is $470 per unit so in total it's about $244,000 that will come into the city for Park dedication a traffic study was completed in 2012 so that information has been affirmed by Bolton and M so we were able to take the traffic study that was approved in 2012 and say does this still hold up what does this look like and it checked out that all of the assumptions that were made then hold true the nice thing about this project coming when it did uh some of these projects went in before Ironwood and J CP were fully built out so we were making a lot of assumptions and we were saying this will work when these streets are fully built out we're at that point now the streets are fully built out that traffic study still holds true so no concerns about increased traffic to our system utilities were constructed at that time for full buildout so we've always been thinking about that 218 number for the site so sewer pipes were sized for that water pipes were sized for that likely even larger than that because that's who we are as people and Engineers you go as big as you can so utilities were constructed for full for full buildout so capacity is available and the building is fully sprinkled so the fire department has reviewed it's a fully sprinkled building so if something were to happen a sprinkler system would get on pretty quickly for the whole site thinking about how this uh project gets into our larger trail system this Trail already exists with Carver Crossing but through the parking lot and some sidewalks Carver Place also connects into our larger system you can see on the north south it connects right into that gcp trail so people living here have full access to our trail system to get to know our city and our community and all the places you can go on our wonderful trail system this project has been reviewed by City several City departments planning engineering legal fire Administration and then this project additionally required a couple other jurisdictions so Carver County Public Works since the project is adjacent to a county road that triggers the county to also review the project and the Carver County water management organization or the ccwo they will provide provide a permit for water on this site so we're working with those two groups to make sure that everything meets their standards as well so tonight a public hearing is required since we're going through a preliminary plat process notice was mailed to Property Owners within 350 ft of the entire property which is set by State Statute there's roughly 65 homes and all homes within Carver Crossing so 65 single family homes 68 apartment units notice was run in the chasa herald on December 4th 2023 and notice of the public hearing was posted at Carver City Hall so where we're at now uh we have been through the staff presentation Alison others if you don't mind coming up here if you want to give us any information that I missed we can start asking some questions of the CDA and start our conversation together you can use that microphone if you turn it on you got it hello Commissioners thank you for having me tonight I'm Alison St deputy director um well maybe one little fun update that I think Aon was alluding to earlier just in regards to Carver Oaks um Minnesota housing recommended that project for funding approval at their board meeting today so we will not be too far behind with what we will call phase two of the development or the senior um project so that's exciting news congratulations thank you um does anybody have any specific questions did you want to provide any additional education about affordable housing because we talk about the 60% Ami um and what kind of housing is available sure in cver and then Carver County um well specific to cver place so all the units will um every all households will be add or below 60% area median income um and then we further income Target uh specific some households at 50% of Ami there will be seven units of section 811 um in that building and so section 811 targets households where the head coer spous are between 18 and 61 um disabled and then um some other criteria about their um previous housing situation um and those units are subsidized so that targets like extremely low-income households um and then we'll have seven units that are for high priority homeless households so that will also Target 30% of Ami households and those households come off of the coordinated entry list um and I'm happy to explain about coordinated entry if you want to know more but that's getting really into the weeds um no I don't it's it's homeless households so all high priority homeless households um it's up for all homeless families um so and then the service provider for those seven High prity homeless households will be the Scott cover Dakota cap agency um um and the section 811 units we partner with uh DHS and then Mental Health Resources is the service provider for those units um and then we obviously accept housing choice vouches for all of the CDA owned properties so right now the CDA is at about 723 I think between 7 700 and 800 units um already scattered throughout the county they're all affordable or subsidized um and some of you may be familiar with our newest building in wakia Trails Edge South that just opened last December it's just been opened for about a year so very similar to cover place we basically using the same floor plans a lot of the same materials um it's just that cver placees a little more complex in the funding sources um it has 10 different funding sources so as a little bit more challenging um not quite as straightforward as Trails Edge but certainly we're super excited about it um and then you want to just to know more specifically about the county in general how does it help bring the county up to reaching affordable housing like the county and the city because the city has that in their plan also I don't know off the top of my head I what the city of Carver what your target numbers are through the Met Council I do okay I knew she would well cindia so she prompted me with some this information so in our comp plan uh it calls for 435 units at or below 60% Ami which this project hits we're current ly at 108 total in the city of Carver so with Carver Place we'll get to 168 of our goal of 435 um and it obviously will give you a good bump in your housing performance score too with theil yes you are correct um so I mean overall I I think just in general there's just I mean we see it all the time with the waiting list that we have and the calls that we get there just truly is a need for affordable and subsidized housing um what I will say is so the county or I'm sorry the CDA we are partnering with Carver County Public Health right now to split the cost to do an updated housing and um housing needs analysis for the entire County so Maxville did a countywide housing study in 2014 with a breakdown by for each City and then in 2017 we partnered with another organization and they did a um affordable housing update by City And The we really did that to help the cities with your 2040 comp plans and so now we're partnering with public health to do an updated housing needs analysis and we're hoping to have a draft of that by February March um and my intention will be to come back in front of the city councils once th that housing study is done just to kind of present an update of what the county needs really look like and then um speak individually to each City because again there will be a breakdown by city in that plan or in that um report Carver Crossing had pretty strict rules for for residents are going to be the same case here for are you referring to the screening criteria close screening uh having guests you know Jim can you pull your microphone closer to you thank you uh having guests stay police records I believe so yes we will have have screening criteria just like we do at all of our other properties um Minnesota housing gets a little bit of a say in some of that because of the funding so um in addition to our screening criteria this project will have a tenant selection plan just like Caro Crossing has that will outline um anything from like screening and then the income piece because you have to also income qualify for the um project um and then we have policies in our resident handbook about you know how often you like who's considered a guest and how often can you have a guest stay over um and outlining all of our rules it's it it will be the same handbook we have in place for all of our properties right now minus you know any nuances specific that might be specific to the funding how we got funded in some of mhf's requirements and and this building will be managed like like Harbor Crossing 247 so this building will be managed by the CDA we manage all of our properties um so during probably the first 12 months or lease up um we will have somebody probably on site between five and eight hours a day five days a week um and then once the building is leased up we will more than likely have somebody on site between um five and eight hours three days a week what do you have any idea what the history is with Carver Crossing I mean those of us who were at the first meeting we you know we heard how housing prices were going to drop which obviously hasn't happened um but crime statistics and so on has there been any I mean as far as I know as a resident of Carver there hasn't been any big crime issues has there been been anything as significant you know to my knowledge there has not and what I would say is probably not not more so than any other of your single family home neighborhoods in the city of for I'll share the same message from the city anecdotally there has not been an increase I did a quick check of some records for 2013 um Carver Crossing does not stick out as an anomaly for any reason based on number of calls the fact is it's 68 housing units close together so if you look at any other neighborhood that has 68 houses in it it's just that it's closer together but no significant increase due to that specific project um you know maybe just to reiterate one of the things I remember talking about at the city council meeting for carber Crossings um whereas a single family homeowner you cannot screen out or make a single family homeowner sell their home we have mechanisms in place to screen out and or enforce our lease and make people leave if there are issues I'll also add that you don't get to choose who your neighbor is yes when you live in a single family home so the concerns that were presented in 2015 at the end of the world was have they have not come to fruition no they have not I think cover crings is a beaming example of quite frankly the exact exact opposite of what the neighbors were concerned about uh just as a comment my wife and I walked the site this is this afternoon and I think you need more bike bike racks so Carver Crossings for Carver Crossings yeah they are that's owned by Ron Clark but to relay the message we are meeting I think your requirement is one for every so 60 units we have to have 30 bike racks we will have 30 bike racks most of ours will be in the garage but we do meet that requirement there were a lot on the ground yeah and maybe that's just lazy kids which wouldn't be surprising anyone else have questions for Alison so this point do you want to open the public hearing we can keep asking questions just so we don't have a while of just sitting here waiting sure let's do that okay we'll now open the public hearing all of those wishing to address Planning Commission should come forward State their name and address for the record please limit your comments to five minutes or less after all comments are received the public hearing will be closed no further comments on this issue will be received at this meeting comments anyone anybody live in Carver I do yeah we can keep the public hearing open too as we start going through some questions as well okay questions I mean I'm pretty familiar with this project it's been a long time coming yeah has I'm glad to see it I have a lot line question yeah it's just going there because the two buildings aren't getting built at the same time correct yeah just because of how it's funded our how our um the person who's funding like we can't have a shared lot okay and our city code calls for one principal structure per lot so we couldn't leave it as one and then propose two buildings on it so if they would have been connected still it would be one lot correct we we've been through several versions of it too was like could we connect the building could we do a zero lot line construct half now and half later but that made my building official like shudder so I think the end result is going to work out best for all parties involved I think our general contractor probably agreed on that one too it was a fun idea it was fun from people who don't really have to think about these things we're like we think it's a great idea why can't it work it's a really long walkway yeah yeah uh do we just wait I I would say since there are no members of the public in the room right now and and the meeting's been going for 36 minutes correct there's no one on the zoom either so I would say if you'd like to move forward closing the public hearing you're more than welcome to do so I'll also just note I didn't receive any corresponden email Mail Call Etc so I haven't heard from any of the residents that were noticed about the project okay uh in this case because we have uh nobody from the public here nobody on the zoom um we and we've been discussing the project for over 35 minutes um uh I'm going to ask for the following a motion to close the public hearing is there a motion to close public hearing make a motion Mary makes a motion to close second I'll second Jim seconds uh any further discussion seeing none all those in favor say I I I and opposed motion carries public hearing is now closed um do we does anybody want to discuss this any further before we go to the motion uh for approval of the preliminary plan okay could I get a motion to recommend approval of the preliminary plat for Carver Place I will make a motion to recommend the approval of the preliminary plat for car replace thank you Christa is there a second second thank you Mary there's a motion in a second uh to recommend approval um of the py plant for Carver Place is there any further discussion none all in favor say I I I and opposed the motion is carried very good thank you so very much for coming it's good to see you again Allison yeah you too okay shall we move down to some new business got any new business not to I have a question yeah what are we doing with reeds open spot so typical uh interviews for open vacancies come in March so that will be part of the Planning Commission process in March so we're down to one alternate correct Mary is our one alternate yes okay then um any other new business here okay how about some old business old business okay Communications uh we have an application for Timber Creek 5th that will come before the Planning Commission this winter so that'll be the final phase of Lenard's project oh that seemed to go fast to me it really really did it went really fast uh we'll start thinking about Carver Oaks so we'll give you an update as we start thinking about that project as well and then I know this will thrill you all but since this project is through this process we can start our work on Zone and code updates again but besides that happy holidays all thank you how many housing permits were there in 20123 uh we're at like the upper 80s okay oh I want to give one more can I keep going sure go ahead uh we're working with the school dist District on a transportation facility or a bus garage so that project will start coming before you as well a lot of processes need to happen so they're looking to Annex a portion of Joe Wicken Houser's property near Fleet Farm and Lake View so city council will take some actions before this group starts to see it but you might start to see some of that information pop up on city council agendas um okay I have one thing that I should have asked earlier when is this project slated to to begin after s Council approval if it's approved sorry I I was that went in and out of my head you know um that's okay right now we are anticipating closing on April 1st and breaking ground on May 1st great okay thank you so much so the Planning Commission will see a final plat request for this project as well so we have uh should the project can to con continue to move forward we'll see final plat as well okay how long does it take to build a building that size 12 months 12 months was the answer if you need a microphone version it's this room is hard yeah okay any other Communications well I'd just like to tell everybody I hope you have a wonderful holiday and we'll see you next year um may I get a motion uh to adjourn I'll make that motion there a motion to adjourn is there a second I'll second motion to adjourn and a second all in favor say I I I and opposed motion carries we're adjourned