AUGUST 4, 2026 PEA RIDGE PLANNING COMMISSION
VILLAGE AT CITY PARK PZD — COMBINED AI-ASSISTED WORKING TRANSCRIPT

SOURCE AND ACCURACY NOTE
This working transcript was created by comparing two independently generated transcripts supplied to PR Neighbors: a Dictationer transcript and a Wayin transcript. The Dictationer version was used as the primary text because it captured substantially more of the meeting. The Wayin version was used to validate timestamps, the sequence of discussion, the 5–1 recommendation vote, and obvious speech-recognition errors.

This is not an official City transcript. Names, addresses, technical terms, statements made away from microphones, and portions with overlapping speech may still contain errors. Bracketed headings were added for navigation and were not spoken during the meeting.

CROSS-CHECKED OUTCOME
- The Village at City Park public hearing began shortly before 00:04:00.
- Planning Commission discussion under old business began at approximately 00:49:15.
- The Commission voted 5–1 to recommend approval to the City Council.
- Commissioner Carolyne Wendel voted no; Commissioner Michael Wilhelm was absent.
- The meeting discussion stated that annexation would be required before the property could be rezoned.

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PUBLIC HEARING AND RESIDENT COMMENTS
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[00:03:48] Next.
[00:03:50] We going to close planning commission We going to open up for public hearings I would remind the audience that each speaker has three minutes Please hold to that We have a lot in the audience tonight that probably have a lot to say
[00:04:02] So please respect their time as well as your own.
[00:04:06] And the first item on the agenda is the Village at City Park.
[00:04:15] If you want to speak, come to the front.
[00:04:17] please state your name and it would be nice if you told your address.
[00:04:22] Hang on, let me get this set up.
[00:04:23] I would like you to hold the microphone, take it out there.
[00:04:25] I can do it.
[00:04:26] Thank you.
[00:04:26] I can do it.
[00:04:28] Craig Hobson, 2289 Hayden Road, 240.
[00:04:32] That's the number of Pea Ridge citizens who signed a petition opposing the PZD.
[00:04:37] Why did they sign it?
[00:04:38] I'm opposed to the PZD for more reasons than time allows, but let me begin with this, the staff report.
[00:04:43] I have concerns with the inconsistencies of the maps in the relationship to the comprehensive land use plan.
[00:04:48] The ten points aren't consistent with the future land use map, much less the accuracy of the statements, without stretching.
[00:04:55] Future land use map and plan do not indicate this location is in our city nor a long-range plan for mixed use.
[00:05:01] This point is debatable, but yet, quote from the staff report,
[00:05:04] this request is consistent with the future land use map which designates this property as mixed use neighborhood.
[00:05:10] Infrastructure.
[00:05:10] I've learned since I've learned the October 2025 city water flow test determined we were flowing at
[00:05:16] 943 gallons per minute. Code says we should be at 1,000 gallons per minute. Would you say we have
[00:05:22] a discrepancy? I understand our fire department carries 3,000 gallons of water with them so they
[00:05:27] don't stress the water lines which are older and smaller. Does it sound like we have a water line
[00:05:32] issue? The ISO, that's the insurance services organization, could and most likely lower our
[00:05:38] score if we don't have our water flow at the right level? Who is going to pay for the financial
[00:05:42] increase of our insurance if that happens? I think you're looking at
[00:05:46] everyone in here who will have to foot that. The fire. With zero lot lines
[00:05:50] and the roads proposed inside the PZD, what would the NFPA and
[00:05:54] the state fire building code say about that? Could there be a problem
[00:05:58] trying to maneuver the fire trucks? If Carol
[00:06:02] Electric can't support the proposed new Walmart at present, how are they going to support
[00:06:06] the PZD and future growth of the area that they're responsible for.
[00:06:10] No time to address the roads.
[00:06:12] On Mayor C's official Pea Ridge website, he says,
[00:06:15] quote, we are home to the Pea Ridge National Military Park.
[00:06:18] Although we have experienced considerable growth,
[00:06:20] we still hold to our rich heritage and history of the area.
[00:06:23] History is not for head knowledge alone.
[00:06:25] History is a teacher, and if we use wisdom and apply the truth lessons,
[00:06:29] we can avoid disaster.
[00:06:31] I would like to conclude by reminding you of the history,
[00:06:34] the Battle of the Pea Ridge.
[00:06:35] Union forces had pushed Confederates south and west of Missouri into
[00:06:39] northwestern Arkansas. On the night of March 6, 1862, Confederate Major General
[00:06:44] Earl Van Dorn and the 16,000-man army set out to counterattack the Union
[00:06:48] position near Pea Ridge. Hoping to move quickly in a fateful decision, Van Dorn
[00:06:54] ordered the supply trains far to the rear. He lost the battle. Why? He outran
[00:06:59] his ammunition and supplies. I have a question. With the inconsistencies of our
[00:07:03] maps, land use, and the multiple questions with our infrastructure,
[00:07:06] water lines, Carroll Electric, et cetera,
[00:07:08] is our city so hell-bent on development that we are outrunning our supplies?
[00:07:13] Are we outrunning our infrastructure, and what will it cost us?
[00:07:16] Can and will we learn from history?
[00:07:18] By the way, Major General Van Doren lost more than the battle.
[00:07:21] He lost all credibility with his troops.
[00:07:24] He was accused of negligence, disregarding his men's welfare,
[00:07:28] and failing to adequately plan his campaign.
[00:07:31] 240 citizens are watching.
[00:07:33] Thank you. Please hold applause and any comments from the gallery please.
[00:07:48] My name is Dean Kolash 2320 Barnes Circle I going to speak with you on the road access and the proposed PZD Access being at the curve of Hayden 265 and Chapman North The curve presents presently is not up to Federal Highway Standards
[00:08:05] You can look at Chapter 7 on the standards book or Arkansas Standards number 1937, number 300 and paragraph 65
[00:08:14] and AR code 27-51-402 requiring 500 foot visibility from cars coming and going.
[00:08:22] That's not happening.
[00:08:24] We are trapped already, accessing Hayden to leave our home,
[00:08:28] and it'll only get worse even with some version of an intersection update.
[00:08:33] But when?
[00:08:35] What is our legitimate detour option since Hickman, which is a dirt road,
[00:08:39] is off in the future to be managed?
[00:08:42] that is one lane at best.
[00:08:45] Our neighbor tried it last week, got a flat tire.
[00:08:48] What's the working plan for the roads?
[00:08:51] What are our priority lists?
[00:08:52] What are the detours for us to use that don't cause damage like the dirt road, Hickman?
[00:08:58] What is our legitimate detour option since Hickman, a dirt road, as I said,
[00:09:02] is far off in the future to be managed and is one lane at best?
[00:09:06] Our neighbors tried it again.
[00:09:08] Oh, I'm repeating.
[00:09:08] What is the working road?
[00:09:09] Sorry.
[00:09:10] Can't use car lock.
[00:09:11] It's an unofficial bypass through Arlington residential subdivision. We all know it will come more of a bypass as we force dense
[00:09:19] Using this direction we live in a road to nowhere
[00:09:23] With no other option than to come out at 265 94 in front of the school zones
[00:09:28] And we know what that's got to be like in another week. What is the current rise in construction cost?
[00:09:33] How well can the city with limited resources?
[00:09:37] estimate the actual cost
[00:09:39] to the taxpayers before going back to the drawing board as we recently heard about a situation in Rogers.
[00:09:46] I find it hard to believe that this proposal will do anything to lessen the impact of traffic in our specific area,
[00:09:53] Pea Ridge or on a larger scale on 72 going into Bentonville, especially with the other ten housing developments in various stages.
[00:10:02] Thank you.
[00:10:09] Good evening, Kimberly Gresham, 2460 Barnes Circle. On the surface, this
[00:10:17] concept of this development is very appealing, but I think there's some
[00:10:21] considerations that need to be taken into your thoughts. First of all, as been
[00:10:27] mentioned before, the road infrastructure. As growth continues on the north and the
[00:10:31] west side of the town, which we know it's going to happen, what's the plan for
[00:10:35] traffic and moving all these people from those areas of town out to the 72 and 94.
[00:10:43] I know there's long-term plans in place but what's the timing of these plans and
[00:10:48] how many more homes are we going to build and develop before those plans are
[00:10:53] completed. So where this development is being proposed at right now the only way
[00:10:59] in and out of it will be on to Easterling Road and the intersection of
[00:11:04] Chapman and Hayden as Dean previously mentioned. There is a blind curve right
[00:11:09] before this intersection. The intersection isn't wide enough to handle commercial
[00:11:14] traffic. Larger delivery vehicles and those pulling trailers today have to
[00:11:19] encroach into the opposite lane in order to pull out onto Hayden. This is going to
[00:11:24] cause a head-on collision and the odds of this occurring increase with the
[00:11:28] increased amount of traffic from this particular development. In a previous
[00:11:34] meeting we mentioned having a traffic study done once school was back in
[00:11:38] session We just asking is this scheduled If so when is that going to be conducted And is this PZD going to be voted on before that traffic study is presented to this committee and or to the city council
[00:11:55] Regarding the city park, it's my understanding that they're to be paved parking spaces added to the west side of the city park to accommodate the new pickleball and basketball courts.
[00:12:05] It just so happens this new parking area will be adjacent to the commercial development being proposed here.
[00:12:11] although the stated intent isn't for these businesses to use this parking area
[00:12:16] let's live in reality and people will use those for that purpose
[00:12:21] so what kind of enforcement is going to be put in place to deter that
[00:12:25] and I feel very strongly that taxpayer funded amenities
[00:12:29] such as the city park should not be used to subsidize these private businesses
[00:12:34] so I appreciate y'all's service to our community
[00:12:37] I know it's a commitment
[00:12:39] thank you for your due diligence
[00:12:40] and considering these points before making a decision on this development.
[00:12:45] Thank you.
[00:12:53] Melanie Hobson, 2289 Hayden Road.
[00:12:56] I'm opposed to the PZD.
[00:12:58] The 2026 community survey by UCA Center for Community and Economic Development
[00:13:04] shows parks and recreation was the second most important topic for the future
[00:13:08] to surveyed Peabree citizens.
[00:13:11] It was second only to the citizens' number one concern for the future,
[00:13:16] managed growth strategic planning.
[00:13:18] It says, quote,
[00:13:20] Respondents identified numerous opportunities to enhance recreation and community amenities.
[00:13:27] None suggested having a mixed-use neighborhood with over 60 residences
[00:13:31] built tightly on 10 acres with commercial and third-story apartments
[00:13:34] looming over our city park as an enhancement concept.
[00:13:38] The petition results opposing this PZD certainly show the current neighboring homeowners do not envision this for their future either.
[00:13:47] Surveyed people described our town's personality as growing, family-friendly, rural, traditional, historic, calm, natural.
[00:13:57] The survey says residents don't mind well-planned growth that preserves a strong commitment to its rural character,
[00:14:04] maintains its small-town living, and calm, natural environment.
[00:14:08] If citizens state one of their favorite things about Pea Ridge is its small town character,
[00:14:14] why are you considering zoning for a higher density development most often found in large
[00:14:20] cities along their commercial corridors that can accommodate such developments?
[00:14:25] It's not a wise decision to approve a PZD on Easterling or next to our city park, one
[00:14:31] of our town's larger green space and park sanctuaries reserved for our citizens' recreational
[00:14:37] uses.
[00:14:38] This PZD would very likely increase motor vehicle traffic accessing the village by using our city parks driveway and parking spaces as an amenity.
[00:14:48] If this weren't the developer's intention, why else would their plan show their commercial spaces next to the park?
[00:14:55] This access is intended for recreational park users, not a PZD.
[00:14:59] With the city park being used, will the city park be used by their construction trucks during three to five years at best building phases?
[00:15:11] Will overnight guests of the PZD residents park overnight in our city park spaces?
[00:15:17] Wouldn't delivery truck drivers choose to drive to the village through the city park for more convenient drop-offs to the commercial side?
[00:15:24] The city park would become an attractive alternative to visit residents, shop or deliver packages
[00:15:31] instead of turning down the one way in and out Chapman Easterling Road route.
[00:15:36] Neither of the sides of this PZD lives up to quote providing housing accessible by an
[00:15:35] road route. Neither of the sides of this PZD lives up to, quote, providing housing accessible by an adequate street system, end quote.
[00:15:46] Our city park was designed for regular park use in its pavilions, playgrounds, walking trails, practice fields, and for community events in its peaceful environment.
[00:15:54] increased non-park vehicle traffic due to this PZD would increase danger for citizens and children
[00:16:03] who should be able to visit the park safely.
[00:16:06] Thank you for considering voting no to this PZD.
[00:16:09] Thank you.
[00:16:19] Can you hear me okay from here?
[00:16:21] You better if you hold it.
[00:16:22] Yeah, you better hold it.
[00:16:24] Good evening. My name is Stephanie Katush. I live at 2533 Turner Way.
[00:16:30] Just as a reminder, over the last two months, we have taken all efforts possible within the time constraints given to speak to direct parties, the mayor, the parks, board members of either,
[00:16:44] and research online, doing our best to try to understand the ins and outs,
[00:16:50] the other pieces that are meshed with all of this,
[00:16:54] because this is not just that NIMBY argument and a not-in-my-backyard argument.
[00:16:59] This does reach widely into our community all the way up to and maybe through our school zones
[00:17:06] that are a safety issue currently for all of our cars and our children trying to cross the street.
[00:17:11] We've had current examples shared with us while we did our petition of
[00:17:15] Near misses and it seems to be increasing just a little bit more every day
[00:17:22] So anyway while we've been trying to do the best we can with understanding the differences and all of the maps that the city shows
[00:17:29] on their website whether they are stagnant or the
[00:17:33] somewhat live version of the GIS map it is
[00:17:38] almost indiscernible most of the time and so that's where we feel the long-range
[00:17:43] plan use for this particular area of the proposed PZD is a debatable point
[00:17:49] because we cannot tell what is accurate and true so we would like to understand
[00:17:54] better where we are at with the updates that have been going into the GIS and
[00:17:59] what is actually the case also down to kind of the administrative or
[00:18:07] transparency issues that have been cropping up along this process. When I
[00:18:13] previously reached out to those in the office some time ago to seek out what is
[00:18:19] the best appropriate date to submit our petition signatures due to the form of
[00:18:24] this protest petition it's less formal than some and so as long as it were to
[00:18:28] be in the hands of the city planner at least by a Thursday prior to the meeting
[00:18:33] that it would be requested for, it most likely would be fine to be included in the packet.
[00:18:38] I did submit it on Thursday in person directly to Nathan as others were out of the office,
[00:18:44] and then I followed it up, as I told him I would, with an email to both boards, the mayor,
[00:18:50] and all of Shane Planner, the clerk, Annette with the paper, and everyone that I could think of
[00:18:57] that needed to see this because I wasn't sure if it would make it to you.
[00:19:01] and unfortunately it did not make it to you in the channels that I thought it would for tonight's inclusion.
[00:19:09] So therefore, I've got Nikki here that she's going to hand out just a few copies that you can share per chunk.
[00:19:15] We do have these in our fingers.
[00:19:17] We have the petition.
[00:19:19] Okay, from what we could see, no, I got no response in my request to confirm receipt.
[00:19:25] We received it on Thursday Okay I did not get confirmation as I asked for so that to me was silence And when the packet that we looked at it was not included in the packet
[00:19:36] So that was where we're basing our concern off of.
[00:19:40] We have all that.
[00:19:41] Okay, well I'm glad to hear that you have it, but closing that communication gap would help calm the concerns that appear to keep arising for us due to misunderstanding or oversight or lack of communication.
[00:19:55] But thank you for clarifying.
[00:19:56] All right, I will move on from that piece.
[00:20:00] Again, back to the staff report that Craig had mentioned earlier,
[00:20:03] there's a handful of things on the first page, even though this is a newer edition,
[00:20:08] that raise question just on technical inconsistencies
[00:20:13] and what does that mean for the long haul,
[00:20:15] let alone for the requirements needed to make the recommendations and the analysis.
[00:20:22] Am I?
[00:20:23] Okay, I've got a few.
[00:20:24] I'm sorry.
[00:20:24] I don't love that.
[00:20:26] Okay.
[00:20:27] My apologies.
[00:20:28] Is this a little better?
[00:20:29] Yeah, just make it brief because we have other people.
[00:20:32] Yep, I'm just about done.
[00:20:34] Thank you.
[00:20:36] So I would ask you to take your time closely with the staff report,
[00:20:41] especially the first page, the list from the comprehensive land use plan,
[00:20:46] saying that it meets most of the requirements.
[00:20:49] From what we could tell, while we may be biased because we are opposed to this,
[00:20:53] I really don't believe there is true meeting of most of those requirements.
[00:20:58] So I ask that you take the time with that.
[00:21:03] And then also there's a question.
[00:21:05] What assurances do we have that this PZD development will not cause similar harm,
[00:21:12] such as what Lexington subdivision has gone through recently with water damage and drainage issues
[00:21:17] and flooding of neighboring properties that live just over the city limit line?
[00:21:20] We, the PZD would have the same engineering firm and developers as well as sitting along those lines and so we just don't want a repeat of history and what assurances is the city prepared to make to enforce the ordinances and rules and restrictions around the work that you do together, how do we make sure that it doesn't repeat.
[00:21:45] Then one, a couple more things and I'll be done.
[00:21:48] Meeting minutes.
[00:21:49] I have looked around at other towns in northwest Arkansas and my sampling of six, it's six out of six.
[00:21:57] They all use transcripts rather than generalized summaries or very short legalese.
[00:22:04] And that makes it very difficult when one is trying to discern information to accurately bring points up to you,
[00:22:11] such as is it in the long-range plan?
[00:22:13] I can't truly know.
[00:22:15] Or annexation pieces.
[00:22:17] I can't find reference back without hours and hours of digging.
[00:22:21] So I ask that you reevaluate that as a whole.
[00:22:24] Then the very last piece is back to some of that concerns that I started with.
[00:22:30] While this is our second public hearing and the signs placed by the city were already in place,
[00:22:37] the newspaper public hearing notice was done,
[00:22:40] there is a third piece that is a certified letter that is supposed to be sent by the developer or applicant.
[00:22:46] and we noticed that it came from the city's letterhead on the envelope on day 15
[00:22:53] and it was not even attempted to have been delivered until the 14th day.
[00:22:57] While this may not be an end-all, be-all cut to restart anything,
[00:23:02] I just want you to be aware that the process is still not smoothed out
[00:23:06] and that raises concerns as well.
[00:23:09] We do have a copy of that if you wish to have reference to the postmark
[00:23:13] and the letterhead on the envelope.
[00:23:16] and I think you've heard everything else from us over the last two sessions and
[00:23:20] we appreciate your time but that should do it for the rest of us if anybody else would like to speak our group is done Thank you Thank you
[00:23:43] Hi, good evening. My name is Aaron Nelson. I live in 1050 Washburn.
[00:23:48] so this is about the PZD
[00:23:51] I just want to be clear about what I'm asking tonight
[00:23:55] I'm not asking you to stop this property from ever being developed per se
[00:23:59] I'm not saying mixed use is automatically bad
[00:24:03] but there might be a lot of good ideas in there
[00:24:06] but what I'm asking is
[00:24:08] hold this application until the city has enough information to fully approve it
[00:24:14] and so earlier
[00:24:16] last week I submitted some written questions before this hearing tonight and the city answered.
[00:24:24] The city confirmed that no maximum number of apartments or total dwelling units is proposed
[00:24:29] for this PZD and the development of that project. The city confirmed that the traffic study has
[00:24:35] not been completed. The city confirmed that water capacity, water pressure,
[00:24:42] fire flow, sewer capacity, stormwater capacity, emergency access, and required
[00:24:47] road and utility improvements will all be determined later at the large scale
[00:24:52] of development stage. The city also confirmed that the final unit count will
[00:24:59] not be known until the later stage. That's kind of an issue actually. The
[00:25:04] question is not whether the property should ever be developed or whether
[00:25:08] mixed use can be beneficial to our community but the question is whether
[00:25:12] the city should approve discretionary zoning framework before the maximum
[00:25:16] intensity, traffic impact, utility capacity, drainage requirements, and necessary road
[00:25:21] improvements are known first. Without a maximum unit count, how can the city
[00:25:28] actually measure the maximum traffic, parking demand, water demand, sewer demand,
[00:25:33] fire flow needs, drainage impact, or road improvements this zoning could allow. So
[00:25:40] I understand that more engineering review happens later, but the city is
[00:25:45] being asked to approve the framework now and determine the actual impact later.
[00:25:50] There's no emergency here that I can see, so the applicant has also said that the
[00:25:56] project is years away from having residents. So I'm asking you to hold this
[00:26:02] application until there is a binding maximum dwelling unit count, a completed
[00:26:07] traffic study, verify water, sewer, and fire flow capacity, and a real drainage
[00:26:13] analysis. A clear determination of the road infrastructure improvements
[00:26:19] required from the developer as well. This is not anti-growth on my behalf. I think
[00:26:25] it's a reasonable request that we complete the evidence first, then vote.
[00:26:29] thank you thank you
[00:26:44] evening everyone Meredith spawn just pick it up off there it just it's it's
[00:26:51] different for everybody's voice thank you just hold it up thank you
[00:26:54] Meredith Spahn, 1817 Woodhoss Circle.
[00:26:57] I've been a resident of Pea Ridge since 2008.
[00:27:00] My husband has been here since before It'll Do was paved.
[00:27:03] So we've been around for a little bit.
[00:27:06] Growth is great.
[00:27:07] It's necessary.
[00:27:08] We were super excited when we got the Walmart.
[00:27:12] Curated, planned growth is even more necessary, though.
[00:27:16] Aside from being a resident for forever I also the mom of a six little boy He was in kindergarten last year We were almost hit on our bikes trying to get to school last year because the traffic
[00:27:28] getting off of Hayden is so bad. He has chosen not to ride his bicycle to school since that day
[00:27:34] because he can't cope with the amount of volume of the traffic trying to get out of Hayden. It's
[00:27:41] difficult at best, at least twice a day. It's dangerous every day because of the traffic.
[00:27:48] One of my neighbors, her little boy was hit coming home from school one day. I don't know
[00:27:54] if he's chosen to ride to school anymore since then. It's dangerous. I would urge that aside
[00:27:59] from a traffic study being done during school in season time, that every one of you just sit
[00:28:04] at the end of Hayden over at the junior high parking lot, if that's what it takes, and just
[00:28:09] watch what it looks like trying to get in and out of that area at school session being in and school
[00:28:15] being out just think of the safety of our residents our little residents we want them to stay in p
[00:28:20] ridge we want them to grow up have families of their own and live here too this is a great concept
[00:28:26] the planned zone development just terrible location so let's just think about our youngings
[00:28:33] and get them in a safe area thanks everyone thank you
[00:28:37] I will not be as technical as everybody else, okay?
[00:28:53] So let's do more from the heart.
[00:28:55] My name is Mike Billington.
[00:28:56] I live at 2485 Barnes Circle.
[00:28:59] The points I really want to make, I've sent a letter or an email to the city council,
[00:29:05] and all of you commissioners.
[00:29:08] So you know what I think there.
[00:29:10] First, I want to thank everybody.
[00:29:12] I want to thank Mayor See, City Council, this commission.
[00:29:16] A lot of good things have been happening in Pea Ridge, Arkansas.
[00:29:19] I'm proud to be a citizen.
[00:29:21] I've been here almost my whole life,
[00:29:23] actually 50 years or 59.
[00:29:26] So, yes, a lot of good things are happening.
[00:29:28] I'm excited with most of the growth, not all of it.
[00:29:33] Honestly, I think this is the first time I've looked at something
[00:29:35] and thought it was a big miss, everything I've seen.
[00:29:40] Now, right, I'm biased because it's one house away,
[00:29:44] but I still think it's a big miss due to what folks have said tonight,
[00:29:48] what I've said in my letter.
[00:29:51] You know, we talk about rural and the values,
[00:29:54] what we want Pea Ridge to be, what we want it to look like,
[00:29:56] and people say rural.
[00:29:57] The mayor says that.
[00:29:58] I'm sure you guys say that.
[00:29:59] Everybody says that.
[00:30:01] And I've heard about green space.
[00:30:03] It's important.
[00:30:03] We've got a park, got a green space.
[00:30:05] A little bit about green space.
[00:30:10] 843-acre park.
[00:30:13] That's awesome, right?
[00:30:14] An 843-acre park.
[00:30:16] You talk about green space.
[00:30:18] You talk about something that, in theory, would bring community relationships with your neighbors.
[00:30:25] It doesn't.
[00:30:26] Central Park, 843 acres.
[00:30:29] Massive green space.
[00:30:31] Do you think people think that's a rural area?
[00:30:34] Do they even know their neighbors?
[00:30:35] I know how I know my neighbors from being in my yard, for helping a neighbor when they need it,
[00:30:43] for mowing an elderly neighbor's yard. You get to know your neighbors out there,
[00:30:48] taking your dogs out, playing with your grandkids when they come over. That's how you get to know
[00:30:53] your neighbors. You don't get to know them by going in and out of a duplex or a townhouse,
[00:31:00] getting in your car and going to work. The royal feel is the yard. It's not the green spray,
[00:31:05] even at the park it's a great great little park that's not it it's in your
[00:31:11] yards it's having that neighborhood
[00:31:13] involvement that's who you're around most of the time to take it to know people as far as
[00:31:17] As far as the development, developers want to make money.
[00:31:23] I see PZD. Sounds really good. It's about making money. It's about the maximum amount of profit from that investment.
[00:31:32] I don't ever anybody to ever think the developer is thinking this is the best
[00:31:39] thing for the residents of Pea Ridge and for the people that are literally
[00:31:42] brought up to that. They're thinking about how to make them much money. I work
[00:31:45] in business. We think about how to make the most money. I also have 400 people
[00:31:51] I'm responsible for that I make decisions on every day and I think about
[00:31:55] what would it be when I make that decision? How would it affect me? So I'll
[00:32:01] leave you with this. As this comes to a vote, City Council, Commissioners, you think about
[00:32:07] if this was one yard over from your yard, how would you feel about it? Thank you. Thank you.
[00:32:25] Hello, everybody. I'm David Gresham. I live at 2460 Barnes Circle.
[00:32:31] I want to challenge y'all to prove me wrong. At about four o'clock today I told
[00:32:38] my wife this cake is already baked. She relayed to me the fourth conversation
[00:32:47] her or I had had with an official here in Pea Ridge on this subject. All polite
[00:32:54] conversations but an objective person would have left all four of those
[00:32:58] encounters feeling like get away old folks progress is coming to Pea Ridge.
[00:33:05] I love what the first man said huge points he made huge points. Today we were
[00:33:14] working in the yard and I was also thinking what I could say today that
[00:33:17] might sound good and I remember that morning that an ambulance here from
[00:33:23] Pea Ridge and some paramedics got me to a hospital in Bentonville really quick
[00:33:27] that morning. It was 5.15 in the morning. Thank God it didn't happen at 8 o'clock in the morning.
[00:33:34] Think about what you're doing. This is y'all's chance to make a good decision for everybody.
[00:33:43] It's been a while since I've read your bios, and I've touched on this last month. My old man made
[00:33:48] not a lot of money, but he supported me as a kid in the building and real estate business. A couple
[00:33:54] y'all have ties to any growth in Pea Ridge helping you with your line of work. That's
[00:34:00] great. I appreciate y'all's service here and what you're trying to do. You pay taxes if
[00:34:04] you're selling real estate. That's a good thing. But like my neighbor, does it work
[00:34:11] for everybody? Thank you.
[00:34:24] Anybody else?
[00:34:34] Hello, I'm Veronica Engen.
[00:34:37] I live at 2480 Barnes Circle.
[00:34:39] My backyard, along with the Gresham's, are on the fence with this development.
[00:34:46] I moved into that development, or into my cul-de-sac, into my neighborhood, 2015.
[00:34:52] I moved from Avoca city rural water not a lot of pressure moved to town I thought oh man this is the life I can take a shower more than five minutes But today it takes a lot longer to take a shower because of the water pressure
[00:35:20] We need our infrastructure. I know y'all are tired of hearing that word.
[00:35:26] But if we don't fix our water system, how are you going to supply 80 homes, 1,000 homes, a Walmart super center, any other business that decides to move into Pea Ridge?
[00:35:44] Right now, we are a bedroom community.
[00:35:46] And I know the only way that we are going to get other businesses into Pea Ridge is to have more people here and to have more tax revenue to spend to get them here.
[00:36:03] But if we can't fix our water and our sewer and our streets, what difference does it make?
[00:36:12] I love being here in Pea Ridge.
[00:36:15] I love the town.
[00:36:16] I love my community that I live in.
[00:36:18] Get out in the street, talk to your neighbors when you're out,
[00:36:22] letting your dog go do his business.
[00:36:26] But I hate coming home in the afternoon sitting on it'll do forever in a line at 420 or 430.
[00:36:36] I hate leaving my house at 630 and trying to get out on the bypass out on 49
[00:36:42] because it's backed up.
[00:36:46] You cannot get out or into Pea Ridge but three different ways.
[00:36:52] And even right now, Bella Vista, the back way, McNeely, is already down to one lane and a stoplight because they're working on their infrastructure.
[00:37:03] What are we going to do?
[00:37:06] Stop building and let's start working on the things that keep our town going.
[00:37:13] It is not new homes. It is our infrastructure. I like to take a shower, but I don't like to stand there for 20 minutes trying to make sure the soap's washed out of my hair.
[00:37:30] Thank you.
[00:37:43] Anyone else would like to make a public comment on this village of City Park?
[00:38:01] Commission, thanks for hearing from everyone tonight.
[00:38:04] Not going to be a popular opinion that I have.
[00:38:08] Please state your name and address, please.
[00:38:09] Don Draper, 13635 Dove Road, Beery Ridge, Arkansas.
[00:38:13] In support of the
[00:38:16] Reasoning request tonight one. I trust the city is going to manage the process
[00:38:21] relative to water
[00:38:23] Access everything else that you guys will go through when the plaque comes through
[00:38:27] So I support the zoning
[00:38:30] The reality for me, I think really comes back to the concerns that are being voiced about
[00:38:36] Utilities and about infrastructure. We can't address those as a city unless we get commercial development
[00:38:43] I've been in the commercial space. I spent 15 years at Walmart putting Walmart stores all over the US
[00:38:48] The first thing we look at is density how many rooftops in a two or three mile radius
[00:38:54] Exist and do we want to go make that investment as a commercial user all the commercial users look at density So if we want to fix our problems That going to be with a commercial tax base and we not going to get a commercial tax base
[00:39:10] Unless we get density and get rooftops here
[00:39:13] The only thing we're going to do by stalling this out tonight is end up with an R1 or an R2 zoning on that
[00:39:19] Get half the amount of units and chew up twice the amount of land to supply the need that we have today
[00:39:25] we can't stop the growth so we need to facilitate the growth in a smart way and
[00:39:30] density is going to bring in the dollars that we need to fix all the problems so
[00:39:35] I'm at support the project for that reason thanks thank you
[00:39:41] Anyone else for public comment on the Village at City Park?
[00:39:54] We don't have time to speak if you guys have comments.
[00:40:11] My name is Logan Ellis. I'm at 411 South Davis.
[00:40:16] I own the duplexes caddy corner to this development. I don't believe that this area can support a 60 plus unit development.
[00:40:28] and I haven't prepared much to say, but I don't support the PZD,
[00:40:36] and I think it should be thought about carefully.
[00:40:41] That's all I got.
[00:40:43] Thank you.
[00:40:49] If anybody else wants to speak, now's your time.
[00:40:58] Hello, my name is Donovan Tarpley.
[00:41:04] I live at 2413 Graham Lane over by Bob Maloney.
[00:41:08] This does not affect me in any way.
[00:41:11] However, I think that we need to realize that we have the leverage in this community.
[00:41:15] We're one of the fastest growing communities in the nation.
[00:41:18] We have several Fortune 2 companies and Fortune 500 companies in the area that are providing the growth.
[00:41:24] This growth is manufactured through them, not through the amenities that we have here.
[00:41:28] although expansion of amenities here will help that growth.
[00:41:32] Please negotiate hard when you're making these decisions.
[00:41:38] It's for the best interest of the city.
[00:41:40] That's all I have.
[00:41:41] Thank you.
[00:41:56] Anyone else for public comment on Village at City Park?
[00:42:00] No, Village at City Park, I'm sorry.
[00:42:09] Again, now's your time because he's going to close comments.
[00:42:12] Okay. We'll move on to bone properties rezoning.
[00:42:32] Is there any representation here for the bone properties?
[00:42:42] Jake White with Joe White and Associates.
[00:42:49] So this property is roughly four acres located at the southeast corner of excuse me We hoping to rezone the property that currently zoned C1 to C2
[00:43:05] Thanks.
[00:43:10] You're good.
[00:43:12] Thank you.
[00:43:14] Anybody here wants to speak on this rezone?
[00:43:22] Chair Stephanie Sharp.
[00:43:23] Ms. Now's your opportunity.
[00:43:24] Chair Jerry Cook.
[00:43:25] Okay.
[00:43:26] No public comment on that.
[00:43:29] We'll move on to Subdivision Edge Treatment, text amendment.
[00:43:36] I don't think I saw it in there.
[00:43:44] Are you speaking, Keegan?
[00:44:04] It's just a public hearing right now.
[00:44:08] Any public comment on this text amendment for the subdivisions?
[00:44:14] Do you want to give us more background on this?
[00:44:19] Yes.
[00:44:20] I know we've kind of talked about pursuing increased aesthetic appeal or value along the edges of subdivisions on collector and arterial streets at work sessions.
[00:44:34] There's not a prepared ordinance to go with this tonight.
[00:44:37] It's really, if you look under the purpose of the amendment, there's really four options that I'm bringing forward to you guys tonight as planning commissioners to consider providing me a direction to go in drafting an ordinance.
[00:44:53] There are a lot of things to consider based on what the increase in cost would be to development versus what we're going to get out of it.
[00:45:03] So long-term maintenance and things like that.
[00:45:07] So just wanted to be able to start that conversation with you guys tonight, of course, after we hold public hearing.
[00:45:17] Again, anybody have any comments on this?
[00:45:21] It's a public hearing for comments on this.
[00:45:23] Once that session is closed, there won't be public comments.
[00:45:30] Okay.
[00:45:31] We'll move on to the next item is the Table of Uses Text Amendment.
[00:45:35] Keegan, can you give us a brief overview of this?
[00:45:39] Yes, this is one that Michael's been pushing, so he's not here to see it.
[00:45:45] But under our previous use of – or table of uses for our commercial districts,
[00:45:51] we did allow multifamily by right in the C2 zone.
[00:45:56] We also allowed townhomes or row homes permitted by right in C1.
[00:46:03] as we've discussed a lot our commercial districts are very important to securing
[00:46:09] future revenue for the city to pay for all of our city services and
[00:46:13] infrastructure so in an effort to keep those reserved for commercial uses and
[00:46:18] cash registers we are recommending a change in the use table to move
[00:46:24] multifamily from buy right to conditional use in c2 and then townhome
[00:46:30] and row homes from buy right to conditional use in C1.
[00:46:38] Any public comment on this item on the agenda?
[00:46:46] Again, if you want to speak, now's the time.
[00:46:49] I'm just going to close.
[00:46:57] Stephanie Cattouche, 2533 Turner Way.
[00:47:00] Can we get a little zoom in or something to help us understand what it is in case we do have any kind of question?
[00:47:08] We're just not clear on what the wide-reaching end goal with it is.
[00:47:12] if maybe you could say it a little differently for the layperson.
[00:47:16] That's all.
[00:47:17] Yeah.
[00:47:17] So in Arkansas, the way that sales and property taxes work is the majority,
[00:47:25] vast majority of your property taxes go to the school district.
[00:47:29] The city only receives, I think, 5% of the total property tax that's collected.
[00:47:34] Because Pea Ridge is mostly residential,
[00:47:36] we don't get very much funding from residential uses based on that property tax.
[00:47:41] So sales tax becomes the major tax revenue and funder of city services and infrastructure.
[00:47:49] The reason that we are looking to recommending the removal of these residential uses by right in our commercial districts
[00:47:56] is so that land doesn't get eaten up by more residential uses that don't fund city services as efficiently.
[00:48:03] Instead, it's reserving those areas for commercial uses that will generate sales tax,
[00:48:08] that will fund infrastructure improvements, police and fire services, city parks,
[00:48:15] I mean, anything from the city government.
[00:48:17] So that is why we're looking at making that recommendation.
[00:48:23] Yeah, so in some of these C2 areas, you could build three-story apartment buildings,
[00:48:27] and it would be perfectly fine.
[00:48:29] So now we're saying if you do want to do that in a C2, C3, some of those,
[00:48:33] it has to have a conditional permit with it.
[00:48:35] so that way we can see if they're still putting in commercial or whatnot.
[00:48:41] It's not automatic.
[00:48:42] As long as they have the zoning, they can do it.
[00:48:53] Any other public comment on this text amendment?
[00:49:03] Now is your time, once again.
[00:49:05] Let's call.

PLANNING COMMISSION OLD-BUSINESS DISCUSSION
-------------------------------------------

[00:49:15] Okay, we will now close the public hearing,
[00:49:18] and we will open up the Planning Commission.
[00:49:22] The next item on the agenda is Old Business.
[00:49:24] First item is the Village at City Park.
[00:49:26] Jason Eggles, Expedient Civil Engineering, 9200 Suits of Stride
[00:49:39] Can you hold that microphone? You are hard of ear
[00:49:41] Thank you
[00:49:43] My apologies
[00:49:45] Jason Eggles, Expedient Civil Engineering, 9200 Suits of Stride, Bella Vista, Arkansas
[00:49:51] We did the work session. I think we exhausted a lot of the comments that you may have had.
[00:49:58] So I'll entertain any questions you have. I will touch on just a few things that may have been maybe misrepresented or mis-told.
[00:50:08] Something, I think something around was said that we were the developers and the engineers on some failed drainage projects.
[00:50:18] I'm not sure what that information came from, but that was not us. I'm not sure
[00:50:24] who that, what they were referring to.
[00:50:29] I think the developer said it well that it wasn't supported the development. That
[00:50:35] we need tax dollars to improve some of the infrastructure that the city has The only way that going to happen is if we have commercial I want this body to know that as you look at that PZD development
[00:50:49] where it's not the whole thing is not commercial.
[00:50:51] A small fraction of that development is commercial.
[00:50:55] There was also a statement saying we don't know the density.
[00:50:59] We've stated it.
[00:50:59] It was like 7.01 units per acre.
[00:51:02] Yeah, we don't say that it's going to be 20 apartments,
[00:51:05] but it's stated it's a little over seven units per acre. So we have all the single
[00:51:11] family lots so we'll be held to that seven units per acre. There is a parcel
[00:51:17] located east of this development that's zoned R3. It allows 12 so we're less than
[00:51:21] that seven units per acre. I've been told that there are some development there's
[00:51:28] some improvements coming and on the way in the works for both Hickman Drive and
[00:51:33] also possibly at the intersection of Pickens and Hayden.
[00:51:39] I won't say what those specific are because it's secondhand information for me,
[00:51:45] but I hear that that's in the works.
[00:51:48] I did have some stuff to hand out.
[00:51:50] I don't know if this was the most recent one that the developer handed to me tonight.
[00:51:56] It was just a little input survey that he had done.
[00:52:03] I want to pass these down.
[00:52:09] If you want to pass those down, I'll let you all look at those.
[00:52:28] One thing I will point out about the petition.
[00:52:33] which some of you may have reviewed all those names.
[00:52:36] I've done some research, and Shane, you can correct me if I'm wrong.
[00:52:39] I'm relying on Internet information.
[00:52:43] The state law says with rezonings that for them to sign that petition,
[00:52:48] they have to be in the immediate area.
[00:52:50] If you look through some of those items on that petition,
[00:52:53] they're located on Leetown Road over west of town off of Ittle Dew.
[00:52:58] I'm not saying that 50% of them are.
[00:53:00] I'm just letting you know that some of those are outside the area.
[00:53:03] I know this is the city of Pea Ridge, but per state law, for a petition to be valid,
[00:53:10] those names are not qualified for the list.
[00:53:14] Now, Shane, you can correct me if I'm wrong.
[00:53:16] I'm not sure what you're referencing.
[00:53:19] A petition for referendum may have those types of requirements.
[00:53:24] In this instance, we just have a group of citizens that wanted to submit a petition
[00:53:29] to show their support against it being approved in this instance.
[00:53:35] And so there are no requirements in that instance.
[00:53:39] I'm guessing you're referring to a referendum.
[00:53:42] That's not what we're dealing with here.
[00:53:44] It was with reference to a rezone.
[00:53:46] This is a rezone, is it not?
[00:53:48] It is, but in this instance,
[00:53:50] they're welcome to submit their petition
[00:53:52] and have people sign it by citizens of Pea Ridge.
[00:53:55] There are no requirements, of which I'm aware,
[00:53:59] in this circumstance, that requires them to be close to the development.
[00:54:04] Okay.
[00:54:06] Let me just collect my thoughts here, guys.
[00:54:17] Please don't laugh.
[00:54:18] I didn't laugh when you guys were up here.
[00:54:21] Please have the courtesy to allow me to speak.
[00:54:29] I do know that I looked at the land use map and it shows it as mixed use This project fits the bill for mixed use There may be some inconsistencies but the one that was approved
[00:54:45] and if you're latest in Kiggin, you can correct me if I'm wrong,
[00:54:48] but in mixed use, it is a combination of single family, multifamily,
[00:54:54] and commercial is my understanding.
[00:54:57] So that does fit the bill for what you guys decided on.
[00:55:01] And the public was probably notified when that land use plan was first put out.
[00:55:08] If the residents didn't come and speak at that time,
[00:55:12] that was their time to come and speak against that mixed use at that time.
[00:55:17] But the land use plan is what the planners use to determine whether a development fits a particular area.
[00:55:25] Am I correct, Keegan?
[00:55:29] That's correct.
[00:55:30] Okay.
[00:55:31] We think this is a great idea to encourage commercial with the city park.
[00:55:39] There was another statement about traffic intermingling with the park.
[00:55:44] That's not the case.
[00:55:45] It will be foot traffic and bicycle traffic only that will cross that eastern boundary.
[00:55:55] With that, I'll answer any questions you may have.
[00:56:01] I do reserve the developers may want to speak if they do.
[00:56:08] Do you want to speak first before we answer questions?
[00:56:14] I haven't met any of you.
[00:56:16] You've met my husband, David Kwai.
[00:56:18] We live in Rogers.
[00:56:20] And there's just a couple things that...
[00:56:21] Would you state your name?
[00:56:22] Sorry, Ginger Kwai.
[00:56:23] Ginger.
[00:56:27] And like many people who have spoken at the meeting today,
[00:56:30] I'm not a developer. I'm a mother. I'm a wife.
[00:56:34] And I want to live in a community like this.
[00:56:37] That's what stemmed this whole conversation was a farmer came to us and said, what about this?
[00:56:42] And we said, we want to be a part of that.
[00:56:44] So what can we do to help develop something like this?
[00:56:47] So, you know, I stopped and I was fixing dinner tonight.
[00:56:52] And we had wild salmon.
[00:56:54] We had tomatoes, squash, asparagus.
[00:56:57] all of it including the salmon I bought at the Rogers Farmer's Market
[00:57:00] Saturday morning
[00:57:01] so the salmon farmer
[00:57:05] she's a young lady who goes every year to her family
[00:57:09] lives in Alaska
[00:57:09] she fishes for salmon, freezes it, ships it back
[00:57:13] and sells it at the Rogers Farmer's Market
[00:57:15] I've asked her if this goes through
[00:57:18] would you put salmon in our farmer's market
[00:57:22] and that actually
[00:57:23] I'm sorry I'm nervous
[00:57:26] there's Brady
[00:57:29] he runs the Bramansky Chicken
[00:57:31] and he has chicken, beef and pork
[00:57:33] I talk to him every week at the farmer's market
[00:57:35] he's another supplier for meat
[00:57:37] and I just want this to be something
[00:57:40] that you don't have to punt on Saturday morning
[00:57:42] you can stop by the farmer's market on your way home
[00:57:45] grab your missing vegetables
[00:57:47] because I always forget tomatoes
[00:57:49] I always forget lettuce
[00:57:50] we throw burgers on the grill
[00:57:51] all of that will be accessible
[00:57:53] walkable to the neighborhood
[00:57:55] along with coffee shops. And so you know one of the things that was said was that
[00:58:04] it's all about making money. For us it's not. It's about a community. Why we're
[00:58:10] trying to put as many houses on this as we are, most of it is because we want to
[00:58:15] make sure different levels of economic accessibility goes to these people. So
[00:58:19] whether you can afford a larger 2,500 square-foot home or you need a 900
[00:58:24] square foot townhouse.
[00:58:26] We want everybody in our community for this to be accessible at all socioeconomic backgrounds and not just the large estate type plots
[00:58:38] So it's really a passion between myself, my husband,
[00:58:42] Tad, who has all the farming experience,
[00:58:46] is we want to give something to the community
[00:58:48] that we would want to live in.
[00:58:52] Thank you.
[00:58:53] Sorry about that.
[00:58:54] Thank you.
[00:58:57] Is there any further questions you may have?
[00:59:05] Kegan, I was wondering, I think it was at that work session we were talking about
[00:59:22] the one-way road on the south end,
[00:59:26] and somebody brought up that due to the fire trucks or the fire department,
[00:59:32] we had to have a 26-foot-wide roadway.
[00:59:36] Is that – because I was thinking about it afterward,
[00:59:39] and the car street, the new car street is 20 feet wide,
[00:59:41] so I wasn't sure where the 26-foot number came from.
[00:59:46] John, correct me if I'm wrong, but it's 20 foot wide for access.
[00:59:49] You need 26 feet at a fire hydrant or at a three-story plus building.
[00:59:55] Okay.
[00:59:57] That's what I was going to say.
[01:00:02] And then regarding the secondhand rumor-ish of Hickman improvements,
[01:00:08] do you know anything about that?
[01:00:11] I think we discussed previously Hickman is on the impact fee list,
[01:00:16] so its improvements will be funded by impact fees from development that is adjacent to it.
[01:00:22] So that is how Hickman is intended to be funded.
[01:00:28] But this isn't adjacent to Hickman, so at least the impact fees from this wouldn't be going directly to that.
[01:00:34] Shane, I might throw that one to you.
[01:00:38] Is it directly abutting or having an entrance or exit?
[01:00:43] I'm not sure. We'd probably have to go back and look at the ordinance specific language.
[01:00:51] Okay.
[01:00:53] Adjoining sounds awfully strict to me.
[01:00:55] Yeah.
[01:00:57] I think it can be a broader brush.
[01:01:02] Okay.
[01:01:04] So there's a fair possibility that this development will contribute impact fees to Hickman.
[01:01:10] And those are collected in the form of fees during the building permitting process.
[01:01:17] Could fees be earmarked for a particular project?
[01:01:21] They would have to go to the project that it impacts.
[01:01:27] Impact fees are tied to a capital plan,
[01:01:30] and they have to be spent on the capital plan to which they're tied.
[01:01:34] and for an example
[01:01:37] impact fees designated for Hickman
[01:01:40] cannot be used for a project
[01:01:43] on the east side of town
[01:01:44] because those impacts are not relative to
[01:01:48] what's going on east of town and vice versa
[01:01:51] east of town projects or development
[01:01:54] impact fees cannot pay for projects on the west side of town
[01:01:58] there's a proximity notion
[01:02:00] I have a question for the developer.
[01:02:08] I was looking at the, I guess it's the green space map,
[01:02:13] and I believe, correct me if I'm wrong,
[01:02:16] we required 20% green space for the PZD.
[01:02:19] Is the retention pond or detention pond,
[01:02:24] is that included in that 20%?
[01:02:26] I believe it is.
[01:02:32] Kevin, can you correct me if I'm wrong?
[01:02:35] Yes.
[01:02:36] We did adopt an ordinance regarding preliminary plats and subdivisions that are developed by right.
[01:02:45] in that applicability it could not count but under the PZD ordinance it can.
[01:02:53] And in this situation this is supposed to be a retention pond that has a fountain in it
[01:02:59] and if I'm not mistaken it's also supposed to be stocked and used as a public use to use it as public space
[01:03:08] not just to hold storm water and then let it be an eyesore.
[01:03:13] It's actually supposed to be able to be used recreationally.
[01:03:16] Correct.
[01:03:16] And then also for water quality standards too.
[01:03:19] We can use that retention pond for that as well.
[01:03:33] So just looking through some of the comments that are earlier,
[01:03:36] and you've probably addressed them in the past,
[01:03:38] but just for those who may be listening for the first time,
[01:03:40] a lot of comment about bringing trucks through the city park to get to the property.
[01:03:46] Do you have a plan to fence off the edge so they're not allowed to do that,
[01:03:51] or how do we feel we're going to go about that?
[01:03:54] Well, there is a street that's stubbed there, but we do show, like,
[01:03:58] because that's for future connectivity.
[01:04:01] That's not to say today it's going to go there,
[01:04:02] and it's actually to the parcel north of the park.
[01:04:05] Correct.
[01:04:06] More for construction when it's going up.
[01:04:08] But that'll still have one of those reflective barricades, say, and end of road.
[01:04:15] And then there is a barbed wire fence, I believe, if I'm not mistaken, currently.
[01:04:19] More than likely, I would have to talk to the development team,
[01:04:23] but more likely they would be replaced with some sort of fencing,
[01:04:26] probably not a six-foot privacy fence, but something to impede traffic across the green space.
[01:04:32] Correct.
[01:04:32] So the point I'm more trying to get at is if we're going to have to level,
[01:04:36] if we're going to have to move dirt.
[01:04:37] The city park road isn't going to be used for any of that transportation.
[01:04:41] It'll be done.
[01:04:42] Construction traffic is not there.
[01:04:44] No, it'll come from, I imagine, Easterling.
[01:04:47] Yeah, okay.
[01:04:48] And if I were a dump truck driver, I would venture to say
[01:04:52] I want to come down Hickman and not that intersection.
[01:04:56] Not to be there, because it might be difficult for them to get out themselves
[01:04:59] during construction.
[01:05:02] There were some comments about phasing on this.
[01:05:05] Can you address that?
[01:05:11] I'll let the developer.
[01:05:20] The question was about phasing.
[01:05:24] Tad Peterson, 2313 Abbot Lane.
[01:05:27] Yeah, I thought in one of your...
[01:05:30] So one of the papers you didn't state what the phasing was
[01:05:33] and he was asking if you could speak more to that.
[01:05:35] about how this would be phased?
[01:05:38] So the plan is to, obviously, we'll do all of our horizontal first, clearly,
[01:05:44] and then we will start with commercial and then move into the single family.
[01:05:51] So two phases, really.
[01:05:52] So when you said core zone, what did you say the first?
[01:05:56] I missed that.
[01:05:57] Horizontal.
[01:05:58] Or horizontal, I'm sorry.
[01:05:59] So underground and streets and whatnot.
[01:06:01] Okay.
[01:06:01] But the idea is to build the commercial spaces and then move into the single family.
[01:06:08] Okay.
[01:06:14] So all the infrastructure streets water sewer will be constructed now What that first phrase
[01:06:21] It's only the building.
[01:06:22] Stormwater runoff and all that will be up.
[01:06:24] All that's going to be built now.
[01:06:24] Obviously, yes.
[01:06:25] Okay.
[01:06:26] It would be required anyway.
[01:06:29] It would.
[01:06:29] Yes.
[01:06:29] so in doing some preparation for this discussion
[01:06:36] I did speak to our fire department crew
[01:06:41] our chief
[01:06:42] and we discussed safety
[01:06:47] and his comments to me were that they did not feel
[01:06:52] that there was any safety issues
[01:06:55] that would go along with this development
[01:06:59] so it gave me a good feeling about that.
[01:07:04] I mean, as he stated, the amount of traffic that comes through there,
[01:07:09] you know, the traffic on those roads, and this was my observation as well.
[01:07:14] I mean, anybody who lives in Pea Ridge for very long
[01:07:17] doesn't have to go sit in the junior high parking lot at those times of day.
[01:07:21] We've sat in the traffic, so we're aware of that traffic just as well,
[01:07:25] and it's not any fun.
[01:07:26] But the traffic that also comes into Pea Ridge and comes down to 65, Hayden, or goes on 94, Pickens,
[01:07:37] you know, I would venture to guess that 70% of that traffic doesn't live in Pea Ridge.
[01:07:44] That traffic comes from Seligman, Washburn, southwest Missouri, Eureka Springs, Rogers, Bentonville, wherever you want.
[01:07:54] those cars go to Branson they go everywhere else so a lot of our traffic
[01:08:00] that we have in the city of peerage isn't from the people that live here
[01:08:03] well that traffic is traffic that moves through here or goes somewhere else and
[01:08:10] unfortunately for them to get to where they need to be they go through these
[01:08:14] roads same way the 72 highway and like somebody mentioned that they hate
[01:08:19] getting out at 630 onto, I'm assuming, 630 in the morning onto I-49 because traffic's backed up.
[01:08:26] That's not all just because people live in Pea Ridge.
[01:08:29] I mean, people come from all southwest Missouri.
[01:08:33] Like I said, people come from, unfortunately, all the parts of Cassville, Missouri,
[01:08:38] and they are getting on that interstate on I-49 at that time of the morning,
[01:08:43] like the rest of us that live here would be doing.
[01:08:45] so this traffic problem doesn't just come from the people that live in the
[01:08:50] city it comes from a lot of places and and I mean a lot and the traffic counts
[01:08:56] pretty much support that as we stated before we we didn't do the traffic say I
[01:09:02] think we say that no exception because it wouldn't be valid at this time the
[01:09:05] school is not yet it's going to be put in and more likely we'll end up doing
[01:09:10] the traffic study I guarantee you will probably do one because it's needed with
[01:09:15] the um developing when it comes through for the plot the water um there was a lady that made a
[01:09:22] comment about the water and i don't think i got her name proper down so um but if somebody's having
[01:09:29] water to the point it takes them 20 minutes to be able to rinse the soap off of them they better be
[01:09:32] getting with the water department they got a problem um and i'm not sure it's the city's water
[01:09:37] problem but we i do know that the city has approved and is working on putting in another water tower
[01:09:45] And it should be started this year.
[01:09:47] Correct me if I'm wrong on that.
[01:09:50] Where's our water guys' mic?
[01:09:52] Will the water tower get started this year?
[01:09:56] Yes, ma'am, it should.
[01:09:57] We're working through funding right now, and then it will be held up to have the water department.
[01:10:01] Okay.
[01:10:03] Am I correct in saying if somebody takes 20 minutes to wash soap off of them that they need to get with the water department If they having pressure issues they need to come back to the water office Okay Okay So I would suggest that to have that looked at immediately
[01:10:20] Before we move on to the next one, just to stick on that,
[01:10:23] with our water capacity right now, what percent would we say the capacity is at?
[01:10:27] And then with those improvements that are coming in in the very near future,
[01:10:30] how much is that going to be expanded upon?
[01:10:33] It's really hard to determine that without seeing any kind of a plan as to the actual lay of the water line and what's going to be required for the settlement.
[01:10:41] We're not seeing any detail.
[01:10:44] Correct. So it's not specifically to this subdivision, but just for kind of the city of Pea Ridge in general, where our water is at capacity with our current infrastructure.
[01:10:52] And I know we're making improvements for, you know, another water tower. We have lift stations and things that are already getting funding.
[01:10:58] So where are we at now? How close are we to hitting that level where there's a concern?
[01:11:03] And then once that stuff goes in, I know I've seen the numbers on it, but I don't have it off the top of my head.
[01:11:10] Can you give a rough estimate there just for the people that do have concerns with the water?
[01:11:15] We're probably about 70% with our water capacity. That's why the Department has pushed us to put up this tower so we can get ahead of it.
[01:11:22] Okay, so just because he wasn't at the microphone and people may be listening.
[01:11:40] No, no, you're fine.
[01:11:41] So he mentioned there's about 70% currently.
[01:11:44] Obviously, we still have a lot coming online, but it's going to be extended past that to be ready for it.
[01:11:52] So, okay.
[01:11:53] Thank you.
[01:11:55] And so my point for the water tower was there is water capacity that they have addressed
[01:12:01] and not anything to do with what's happening here, but just what's happening all over the city.
[01:12:09] And then, of course, the sewer as well.
[01:12:13] It was addressed at the last meeting that this will be going directly to the plant,
[01:12:19] and it won't be going to the lift stations that are in the process of being upgraded now.
[01:12:23] It will go directly to the plant.
[01:12:25] So that was another concern that somebody spoke on or more than one person spoke on.
[01:12:32] The stormwater, somebody who addressed me concerning stormwater,
[01:12:39] and runoff and then not so much runoff,
[01:12:42] but what's happening to the neighboring property.
[01:12:49] And with our drainage study that has to be done with all these,
[01:12:55] they are to address those, and they are to,
[01:12:59] the one that leaves the property is not supposed to leave the water in more volume,
[01:13:03] more faster than what is currently leaving.
[01:13:06] Can I say that that never happens?
[01:13:08] No.
[01:13:08] I've seen evidence that we've had some problems with that.
[01:13:11] But I will say that that's set forth in the city in what's required for them to develop that.
[01:13:20] And if it doesn't, then it needs to be addressed at the level of the city at the time of the problem,
[01:13:27] hopefully before the development is finished and not after the development is finished.
[01:13:32] If there is a problem with the calculations, we should have developers that's looking over that.
[01:13:39] personally, myself, I have asked if we could not maybe get
[01:13:43] a full-time engineer for the city so that we're not relying on hiring somebody
[01:13:47] to look over plans. That hasn't come to fruition and I don't know if there's support at the
[01:13:51] city level for that, but having watched
[01:13:55] and seen this, I have proactively asked that we could
[01:13:59] move to having a city full engineer to help address these things I know that we had some problems on on developments recently so I obviously am not the stormwater police and I not an engineer and I can you know say that it
[01:14:16] going to get built out like it said it's built out. But there are procedures in place and
[01:14:21] to tell somebody they can't build because they may have stormwater issues would not
[01:14:26] be appropriate. So I would trust that
[01:14:30] the process is hopefully being worked on
[01:14:34] and is being built properly and if not that those issues are being
[01:14:38] addressed in a very timely manner.
[01:14:42] Karen, I just for the benefit of the public you can remind
[01:14:46] the public that the city just adopted new stormwater standards, fairly rigorous
[01:14:50] standards within the last two years.
[01:14:53] so as Shane stated
[01:14:55] there has been
[01:14:57] and some of the older subdivisions fell under
[01:15:00] different
[01:15:01] parameters than what we have now
[01:15:04] but we did adopt
[01:15:05] more stringent stormwater
[01:15:08] thank you Shane
[01:15:09] it's similar to other municipalities
[01:15:12] from what I've seen
[01:15:13] I will add to
[01:15:15] I did kind of a
[01:15:17] preliminary drainage analysis
[01:15:19] just to ensure that we had the volume
[01:15:20] in the area and it proved that it did
[01:15:23] and I happened to look and see that the city added some curb along Chapman and some stormboxes,
[01:15:29] and it looks like they added some of that stormwater coming off of Tyler Estates into Cato Estates.
[01:15:34] So that may have finally been going towards this development,
[01:15:37] but now it appears that one of the yards, the rear yards of those north lots are heading on to us.
[01:15:45] Thank you.
[01:15:48] Let's see.
[01:15:48] I know there has been some discussion about the intersections of Pickens and Hayden Road.
[01:15:57] I have no knowledge of anything further except the discussions that anybody who's been to any of the meetings have had
[01:16:06] and that that is being looked at and is fairly certain to come.
[01:16:14] But, again, I'm not on the city council.
[01:16:17] We have a couple of men here, but I can't speak to that except to say if it doesn't happen,
[01:16:27] we're going to have more problems not just from this development because traffic.
[01:16:31] I know what's building out in southwest Missouri.
[01:16:33] I know what's building up toward Washburn.
[01:16:34] I know what comes through because I have friends that live in that direction,
[01:16:37] and I have friends that are moving in that direction.
[01:16:39] That traffic's going to continue to come through there.
[01:16:40] There's a building there not.
[01:16:42] So something has to happen at that intersection,
[01:16:45] and I feel fairly certain that there's going to have to be some movement on that.
[01:16:49] But, again, I'm not on the city council,
[01:16:52] but I also know that I can't hold somebody hostage for something that is a city problem
[01:16:58] and that the city needs to take care of.
[01:17:08] I want to address a little bit about the process
[01:17:13] and Keegan I'm going to direct this to you
[01:17:16] the process of
[01:17:21] staff reporting
[01:17:22] so that
[01:17:24] everyone knows it is looked at
[01:17:27] by department heads that means
[01:17:29] the water sewer
[01:17:30] that means the
[01:17:32] fire department
[01:17:34] chief Hahn the police department
[01:17:37] active transportation
[01:17:40] streets
[01:17:42] parks, and so when staff reports come in, those are all taken into consideration by those department heads. Am I correct?
[01:17:52] We've had several discussions regarding this proposal. One of the things that we did at the beginning of the year was adopt a new submittal schedule, give it
[01:18:02] given the complex nature of PZDs
[01:18:05] to allow for additional meetings and discussion time.
[01:18:09] That's also done on our side of staff.
[01:18:12] We spend more time talking about PZDs than we do any other development type
[01:18:16] just because of their complex nature.
[01:18:19] So if there are any red flags or comments that need to be addressed,
[01:18:24] those are either submitted early on in the review process to the development team
[01:18:29] so that they can change their plans to meet city codes or regulations,
[01:18:35] or they would show up in the staff recommendation for either an amendment to the PZD
[01:18:40] or just as a recommendation for denial.
[01:18:44] So that's kind of in a nutshell, very briefly, how we kind of look at stuff like this.
[01:18:53] Okay.
[01:18:53] And if people in the public as well as planning commissioners have questions about stuff that they are looking through, assessing, whatever, are you available for somebody to ask you questions?
[01:19:12] Yeah, all of our contact information is on the city website.
[01:19:15] You can call the city's main line as well, and that can be directed to any of our staff members, including myself.
[01:19:20] Our emails are out there as well.
[01:19:21] we are a small and nimble staff so
[01:19:24] we do ask for patience in any kind of responses
[01:19:27] but we do our best to
[01:19:28] get back to everyone that we can.
[01:19:31] So if somebody has questions
[01:19:33] as to the process or as
[01:19:35] to
[01:19:35] the
[01:19:38] maps
[01:19:39] you are available to clarify that? Correct.
[01:19:43] Okay. Also
[01:19:44] do we have somebody that's working
[01:19:47] on the GIS on a full
[01:19:49] time basis? We do. And are those
[01:19:51] things being updated for people in the public to be able to look at and to see?
[01:19:56] Yes, our GIS map is the most up-to-date.
[01:19:58] You'll see rezonings get added almost as soon as the meeting is done with city council approval.
[01:20:06] How accurate are those?
[01:20:07] I mean, I'm assuming since we have a professional person doing this that they should be updated and be accurate.
[01:20:12] Our zoning map is the official zoning map of the city of Pea Ridge by ordinance.
[01:20:17] And the land use plan is the one that was adopted by council last year.
[01:20:21] Okay, and the land use map was one that we held a massive amount of public meetings,
[01:20:27] and we actually had a large number of the public in this room looking at those maps.
[01:20:33] Correct.
[01:20:33] We did public meetings for that last year,
[01:20:36] and then obviously went to planning commission work session,
[01:20:40] and then city council and city council work session as well.
[01:20:43] Okay.
[01:20:49] It was mentioned that the minutes for our meetings were difficult to follow.
[01:20:56] I'm not sure I understood.
[01:20:58] Can you tell me what the difference is?
[01:20:59] Because this is obviously your area of expertise.
[01:21:03] So can you tell me what seems to be the problems?
[01:21:07] Our minutes are done both at the planning commission and council level
[01:21:12] in accordance with state requirements.
[01:21:15] I do know some cities utilize either AI technology
[01:21:18] or have larger staff than we do to be able to do verbatim minutes.
[01:21:23] Okay.
[01:21:24] I have done verbatim minutes at other posts in my career's past,
[01:21:28] and they are incredibly staff time-consuming.
[01:21:31] And as a department of just one person,
[01:21:34] we've elected to just follow minimum state requirements.
[01:21:38] I add something relevant to this There was a state law passed requiring the audio recordings So with the availability of those as a practical matter I not sure that verbatim would be required
[01:21:59] So the audio recordings are also available,
[01:22:02] and I know that we've had some say that they had a little bit of difficulty with our audio system,
[01:22:08] and I know I personally ask if we can get that in the budget to help work on that.
[01:22:14] Yeah, and we're working on updates to our website just based on some community feedback.
[01:22:18] I'm trying to make it a little more user-friendly.
[01:22:20] We are working on getting the audio files to be hosted on the website.
[01:22:25] The file sizes are ginormous, and so we're running into a little bit of difficulty with that,
[01:22:29] but we're going to see what we can do with that.
[01:22:31] Okay, thank you.
[01:22:41] Keegan, one more question.
[01:22:43] it's been mentioned a little bit that even in the comprehensive future land use map
[01:22:48] that this didn't align with what was on there.
[01:22:51] I see that it's currently addressed as a mixed use neighborhood
[01:22:55] is what we have on our future land use.
[01:22:57] Can you just go over real quickly what that entails?
[01:22:59] Yeah, let me actually pull up the description for that.
[01:23:13] So mixed-use neighborhood, MUN, and I'll just go ahead and read this.
[01:23:29] Mixed-use neighborhood areas include a mix of single and context-appropriate multi-unit housing types
[01:23:35] and neighborhood commercial uses that provide services for residents.
[01:23:39] design standards are utilized to ensure compatibility between uses.
[01:23:45] Thanks.
[01:23:49] And based on this long-range map, this does meet what our long-range map has indicated.
[01:23:55] Yeah, so the proposal for the PZD does include single-family.
[01:24:00] It does include multi-unit housing types, and then it's also proposing commercial as well.
[01:24:06] they have and since we've seen this in the very beginning they have altered their design
[01:24:12] to increase the distance between the existing neighborhoods and the larger scale
[01:24:18] mixed use buildings to help create that compatibility buffer they're going to put a
[01:24:26] green screen and fencing along that southern property boundary as well so they're i feel
[01:24:33] that they have met the intent of the MUN land use category.
[01:24:38] Okay.
[01:24:44] And so at this point, I mean, this is obviously not a popularity contest.
[01:24:50] This is actually what is allowed and what is a buy right,
[01:24:54] if it's not buy right in the zone,
[01:24:57] but it's by right on land to be able to use or to develop your land if you own it.
[01:25:05] It is allowed, and as a city, we are not to say you cannot develop your land
[01:25:15] if it meets all the codes we have set in the city and all the parameters that they follow.
[01:25:21] understanding that PZD is not a zone that we have set exact parameters that's why
[01:25:29] it's a PZD instead of an exact set of parameters that they have to follow but
[01:25:36] they do have the right to develop their property well remember this this
[01:25:41] Commission will utilize all of the resources that the city is invested into planning So you going to look at our future land use map our comprehensive plan our parks and open space master plan
[01:25:55] the geography and topography of the surrounding area,
[01:26:00] all of our GIS resources that have different layers and different geographical features on it.
[01:26:07] You're going to use our city ordinances.
[01:26:09] all of these things are going to inform your decision tonight including public
[01:26:13] comments that we've received tonight and via email or mail I'm not sure I think
[01:26:17] some of you may have received some some mailed comments as well so all of those
[01:26:21] things together are going to be what's this commission we use to make a
[01:26:25] decision on a rezone and then in article 14 or title 14 you have your approval
[01:26:33] criteria that you also use in making this decision so you have a lot of
[01:26:38] different resources in front of you to inform your decision and that work was
[01:26:44] done previously so that when requests come before you for a rezone whether
[01:26:50] it's PZD or just a straight rezone like an R1 or R2 you have something to fall
[01:26:57] back on to make that decision you're not just arbitrarily making decisions of
[01:27:01] zoning without any sort of supporting resources or documents.
[01:27:06] There may be an E if you could share a little bit.
[01:27:10] One last, I'll read the first four, and then we'll scroll to the next page.
[01:27:16] But they are consistency of the proposal with the comprehensive plan,
[01:27:20] consistency of the proposal with the purpose of these regulations,
[01:27:24] compatibility of the proposal with the zoning, uses and character of surrounding area,
[01:27:29] suitability of the subject property for the uses to which it has been restricted
[01:27:34] without the proposed zoning map amendment.
[01:27:37] The extent to which approval of the proposed rezoning will detrimentally affect nearby property,
[01:27:43] including, but not limited to, any impact on property value, traffic, drainage, visual impairment, odor, noise,
[01:27:50] light, vibration, hours of operation, and any restriction to the normal and customary use of the affected property.
[01:27:57] Length of time the subject property has remained vacant as zoned,
[01:28:01] as well as its zoning at the time of purchase by the applicant,
[01:28:05] and impact of the proposed development on community facilities and services,
[01:28:10] including those related to utility streets, drainage, parks, open space, fire, police, and emergency medical services.
[01:28:19] Okay.
[01:28:20] Can you also discuss the intent of parks and how we are to help improve our parks and improve the use of our parks?
[01:28:32] What the intended design for improving the use of parks is, please.
[01:28:44] I'll reference my stuff.
[01:28:46] I'm sorry.
[01:28:47] So I don't pull it out of nowhere.
[01:28:50] The open space and parks master plan is what informs the future planning for our parks.
[01:29:02] One of the goals was to maximize the economic potential of Pea Ridge's parks and open spaces
[01:29:08] by positioning them as key tourism destinations,
[01:29:12] supporting local businesses near parks,
[01:29:14] and promoting health-focused amenities and programs.
[01:29:17] and then there's another strategy that talks about encouraging the establishment of neighborhood scale retail spaces
[01:29:24] food trucks and pop-up services transforming parks into vibrant community hubs that support both recreation and commerce
[01:29:32] and then from a philosophical standpoint our city parks are assets that the city spent a lot of money maintaining improving supporting And our return on investment for our parks is really how many people can enjoy them and use them
[01:29:53] And the more people that we can get to our city parks, the better these parks function
[01:29:58] and the more recreational outcomes and uses we get from them as well.
[01:30:03] So that's another consideration.
[01:30:07] So it is not the intent of the parks, city parks, to leave it as a very quiet, non-used piece of property.
[01:30:21] They do want to drive people to it.
[01:30:23] They do want to increase the use of the parks, multiple people, more people,
[01:30:29] allow those people to go out there, stay out there for a while,
[01:30:32] I mean, not just go out, walk, leave the park, but maybe to actually use and function the park.
[01:30:38] And hopefully this park will be able to be revitalized somewhat.
[01:30:44] Yeah, I mean, if we don't have people using our parks, then why do we have them?
[01:30:50] So we get more people using them, more residents using them.
[01:30:56] There will be more opportunities for activating those parks, for bringing in different events that we wouldn't have otherwise had an opportunity for.
[01:31:07] I know that we've done some things out at the parks, such as an exercise.
[01:31:13] I don't know what they're called, but that, and we had an amphitheater put out there.
[01:31:19] Has that driven more people to the parks?
[01:31:21] I guess, Caleb, I'm asking you that question.
[01:31:22] Yes.
[01:31:23] So last year, in this work, we were only projecting to the 300,000.
[01:31:34] So it is being used.
[01:31:36] And for those who didn't hear, Caleb said that, Caleb's our parks director,
[01:31:42] said that as a community we have burned 624,000 calories at the exercise equipment install at the park
[01:31:50] when our projection was only 300,000.
[01:31:55] Okay, very good.
[01:31:57] Can I speak to the park?
[01:31:59] We're past our time. I'm sorry.
[01:32:02] I actually know that there's one panel without that.
[01:32:05] I'm sorry, yeah.
[01:32:07] What again?
[01:32:11] I have a question.
[01:32:13] I'm not sure if this is possible or legal,
[01:32:16] but since sales tax is so crucial to developing infrastructure,
[01:32:22] could the sales tax of this development be earmarked for specific improvements?
[01:32:27] It cannot, no.
[01:32:28] Now, there is a proposal, Issue 3, I believe, that's going to be on the ballot this November
[01:32:35] that would empower cities to do that,
[01:32:39] but under Arkansas state law we are prohibited from doing that.
[01:32:44] There's an issue up for vote this year that would allow that?
[01:32:48] It would allow us to, most other states, I think 48 other states actually allow you to do what's known as a TIF district tax increment financing.
[01:32:59] What you're talking about is very similar to that.
[01:33:01] It is not legal under Arkansas state statute right now.
[01:33:05] And then another developer, and it's been discussed before, you mentioned the traffic study.
[01:33:11] It doesn't sound like that's a requirement though.
[01:33:14] If, I mean, could this be approved under the condition
[01:33:19] that that's a requirement?
[01:33:20] It cannot.
[01:33:22] We are, it is illegal to approve a rezone
[01:33:23] with conditions attached.
[01:33:25] So that's why we.
[01:33:27] Mary Platt.
[01:33:27] Yes.
[01:33:29] So with PZDs what we typically see are the studies done
[01:33:32] for utilities and traffic with the large scale development.
[01:33:36] Because at that time, that is the point in the process
[01:33:41] and we can make requirements of improvements.
[01:33:44] It is prohibited under, I think, case law from attaching conditions to a rezoning case.
[01:33:53] And so I guess as a reminder that this is a rezone.
[01:33:58] This is not the large-scale development piece of this.
[01:34:01] This is still just the rezone,
[01:34:04] and there's a lot of work that yet has to go into the large-scale development such as those things.
[01:34:09] I know I've been kind of commenting on the layout,
[01:34:12] but I know that's not what's being voted on today.
[01:34:14] It's just the rezone portion.
[01:34:17] Yeah, and to go a little further with the infrastructure piece,
[01:34:21] if the studies come back and show that the infrastructure is not there,
[01:34:25] then they either can't build it because the infrastructure is not there
[01:34:29] or they have to do the upgrades.
[01:34:32] So those are the two options.
[01:34:34] Is there any delay if the traffic study comes back and they can't support it?
[01:34:39] Is there any delay in rezoning it again?
[01:34:44] I know if something is denied, there's a six-month delay period.
[01:34:49] No, there wouldn't be.
[01:34:50] Okay.
[01:34:50] Yeah.
[01:34:50] I'll just remind you that this isn't traditional by right zoning this is the
[01:34:58] PZD and the site plan is tied to the zoning so whatever gets approved they're
[01:35:07] tied to that plan and they cannot change it without coming back to this body and
[01:35:13] going back through the zoning yep with new public hearings and the whole
[01:35:17] shabang.
[01:35:19] What can change
[01:35:20] between now and the preliminary plat?
[01:35:24] Almost
[01:35:24] nothing.
[01:35:26] This becomes the ordinance governing
[01:35:29] the property if it gets approved.
[01:35:31] Okay.
[01:35:37] Of course, we'll still have to meet
[01:35:39] all city standards for subdivision
[01:35:41] and development.
[01:35:42] That's required to develop the property.
[01:35:44] The PZD does not exempt anything
[01:35:46] or allow any changes to lighting, landscaping, drainage, engineering, stormwater, water, sewer, infrastructure.
[01:35:55] All of those are still required as for any other development.
[01:36:00] So if the retention bond had to be bigger, that would be something that could be changed?
[01:36:07] Mm-hmm.
[01:36:16] The one thing I will say is that this is definitely a different look than the same developments or two that we have seen for the last several years coming into the city.
[01:36:33] the people who have addressed me
[01:36:36] or reached out to me
[01:36:39] that wanted to talk about it
[01:36:43] a large number of people told me
[01:36:45] including a 77 year old lady that lives in town
[01:36:48] who said this is something that I would like to live in
[01:36:52] because at some point I'm not going to be able to take care of my yard
[01:36:55] I'm not going to be able to take care of my place
[01:36:57] and I would be able to move into something like this
[01:37:00] and that kind of gave me a little bit different perspective on it.
[01:37:05] So I have had, on both sides, of course, support and not.
[01:37:10] And again, like I said, to me it's not a popularity contest.
[01:37:14] It's what is allowed and what we've set up and what rules we should follow.
[01:37:20] But I did take into account what somebody like that said to me because that not your average person And she lives in a neighborhood in town and she wants to stay in Pea Ridge
[01:37:33] and she has grandkids that live here.
[01:37:35] And so, like I said, it did give me a little bit of a different perspective.

MOTION AND VOTE
---------------

[01:37:44] I don't know that I have other comments at this time.
[01:37:46] and if nobody else does, I'm going to make the motion that we recommend this to council
[01:37:55] because it will have to be annexed into the city before it can actually be rezoned.
[01:38:02] And at this point, it is not annexed into the city.
[01:38:09] I will second that motion.
[01:38:13] Who is the second?
[01:38:16] We have a motion by Sherman, second by Rooney to approve item one under old business, the
[01:38:29] TZD Village at City Park.
[01:38:33] Rooney?
[01:38:34] Yes.
[01:38:35] Sherman?
[01:38:35] Yes.
[01:38:36] Wilhelm?
[01:38:39] Wendel?
[01:38:40] No.
[01:38:42] Arriola?
[01:38:43] Yes.
[01:38:45] Stokes?
[01:38:46] Yes.
[01:38:46] and Harris. Yes.
[01:38:50] Motion to recommend
[01:38:50] approval passes five in favor
[01:38:53] with one opposed.
[01:38:55] Thank you. Have a good evening folks.

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END OF VILLAGE AT CITY PARK PZD ITEM

Prepared by PR Neighbors from the two supplied AI transcripts. Verify important quotations against the meeting video or an official City recording before relying on them.