[I. CALL TO ORDER]
          [00:00:09]
          22ND, 2020 MEETING OF THE STILLWATER PLANNING COMMISSION. WE HAVE ALL MEMBERS IN 
          [III. APPROVAL OF MINUTES]
ATTENDANCE THIS EVENING. WITH THAT, WE WILL THEN MOVE ON TO APPROVAL OF THE MINUTES FROM LAST MONTH'S MEETING. DO WE HAVE ANY ADDITIONS, CHANGES. MOTIONS. MOTION TO APPROVE THE MINUTES FROM JUNE 24TH, 2026. I HAVE A MOTION TO APPROVE. IS THERE A SECOND? OKAY, I'LL DO IT, I SECOND THAT. AND WE HAVE A SECOND. ALL THOSE IN FAVOR SIGNIFY BY SAYING AYE. AYE. 
          THOSE OPPOSED AND ABSTENTIONS. I ABSTAIN ONE ABSTENTION. OKAY. NEXT UP IS OUR OPEN FORUM. THE OPEN FORUM IS AN OPPORTUNITY FOR ANYONE TO COME FORWARD AND PRESENT SOMETHING OF FIVE MINUTES OR LESS TO THE PLANNING COMMISSION. FOR AN ITEM THAT IS NOT ON THE AGENDA THIS EVENING. 
          SO THAT WOULD BE THE TIME TO COME FORWARD. BUT SEEING NO ONE COMING FORWARD, I WILL CLOSE THE OPEN FORUM. WE HAVE NOTHING ON OUR CONSENT AGENDA, SO WE WILL JUMP RIGHT INTO OUR PUBLIC 
          [2. Case No. CD2026-032: Preliminary Plat Request at 7979 Neal Ave N – (Staff Reviewer: Ben Gutknecht, 651-430-8818, bgutknecht@stillwatermn.gov)]
HEARINGS. FIRST UP IS CASE CD 2026-032 PRELIMINARY PLAT REQUEST AT 7979 NEIL AVENUE NORTH. MR. GUTNICK, THANK YOU, CHAIR, MEMBERS OF THE COMMISSION. GOOD EVENING. I'M ACTUALLY GOING TO BE PRETTY QUICK WITH THIS ONE. IT'S ONE THAT YOU'VE ACTUALLY JUST SEEN. 
          I'M GOING TO PRESENT HERE. SO AS YOU MENTIONED, THIS IS A PRELIMINARY PLAT REQUEST AT 7979 NEIL AVENUE NORTH. IT WAS RECENTLY CHANGED FROM AN A P ZONING DISTRICT TO A SINGLE FAMILY OR TR, I BELIEVE PREVIOUSLY I'LL POP THIS SCREEN UP. YOU HAD ALL REVIEWED AND APPROVED THE PREVIOUS PROPOSAL LABELED UP THERE ON THE UPPER LEFT HAND SIDE, WHICH WAS TAKING ONE LOT AND TURNING IT INTO A TOTAL OF FOUR LOTS WITH A POSSIBLE FUTURE OUTLOT ON THE VERY SOUTH EAST CORNER. NOW, THE CURRENT PROPOSAL BEFORE YOU IS SIMPLY TAKING ONE LOT AND CONVERTING IT INTO THREE LOTS AND REMOVING THAT OPTION TO HAVE THAT OUTLOT IN THE SOUTHWEST CORNER. THE BIGGEST CHANGE HERE WAS THE APPLICANT DIDN'T WANT TO HAVE THIS AWKWARD MIDDLE LOT WITH THE ASSUMPTION THAT. AND THE. THE PURPOSE OF THAT AWKWARD MIDDLE LOT WAS ONE, OBVIOUSLY TO HAVE AN EXTRA PARCEL IN THERE, BUT ALSO SAVE SOME SPACE TO ALLOW FOR A POSSIBLE FUTURE OF WHAT IS CALLED LOT TWO DOWN THERE IN THE SOUTHWEST CORNER. BUT THAT ALL HINGED ON THE PROPERTY OWNER TO THE EAST, DEVELOPING, RATHER THAN WAITING FOR THAT TO HAPPEN AND TRYING TO CREATE LOTS. THAT WOULD BE A LITTLE BIT MORE CONSISTENT WITH WHAT YOU'D SEE IN THE RESIDENTIAL FABRIC OF THIS AREA. THE APPLICANT CAME BACK AFTER RECEIVING APPROVAL FROM CITY COUNCIL. THEY DID DO THAT LAST MONTH. THEY ACTUALLY CAME BACK TO STAFF AND SAID, WE'D LIKE TO CHANGE THIS. WE'D LIKE TO REMOVE THAT LOT AND INSTEAD HAVE JUST THREE LOTS. THIS CONFIGURATION DOES STILL INCLUDE HAVING ACCESS FROM NEIL AVE FOR LOT TWO, WHICH IS CONTINUED TO BE ACCEPTABLE AND PERMISSIBLE AS IT WAS IN THE LAST CONFIGURATION. AND LOT THREE STILL TAKING ACCESS OFF OF WALNUT. ULTIMATELY, STAFF STILL FINDS THIS PARCEL OR THIS PRELIMINARY PLAT TO BE ACCEPTABLE. THE DENSITY IS STILL MET. THE REQUIREMENTS REQUIRED OF THE PROPOSED. THE EXISTING PARCEL ARE NOW CONTINUE TO BE IN COMPLIANCE, JUST LARGER SETBACKS THAN THEY WERE BEFORE. AND THE PROPOSED BUILDING PADS. BOTH ARE IN COMPLIANCE WITH THE THE ZONING DISTRICT THAT IS UNDERLYING THIS PROPERTY. WITH THAT, I WILL STAND FOR ANY QUESTIONS. THE APPLICANT IS HERE SHOULD YOU HAVE ANY QUESTIONS FOR THEM. THANK YOU. DO WE HAVE ANY QUESTIONS FOR STAFF? GREAT. 
          THANK YOU. THE APPLICANT HAVE ANYTHING THAT THEY WISH TO ADD TO THIS ITEM? HAPPY TO ANSWER ANY QUESTIONS BUT OTHERWISE NO. OKAY. SO INDICATING THAT JUST WE'RE HERE TO ANSWER QUESTIONS. 
          WITH THAT I WILL OPEN. DO WE HAVE ANY. I GUESS WE DO HAVE ANY QUESTIONS FOR THE APPLICANT AT THIS POINT. OKAY. WITH THAT I WILL OPEN THE PUBLIC HEARING. ANYONE WISHING TO TESTIFY NOW WOULD BE THE TIME. COME FORWARD TO THE PODIUM AND WE CAN HELP YOU WALK THROUGH THAT. BUT SEEING NO ONE COMING FORWARD TO THE PODIUM TO TESTIFY, I WILL CLOSE THE PUBLIC HEARING. 
          COMMISSIONERS, WHAT DO WE THINK ABOUT THIS ITEM? I WOULD MOVE LET'S SEE. THIS IS PRELIMINARY PLAT SO THAT WE RECOMMEND TO CITY COUNCIL APPROVAL OF THE PRELIMINARY PLAT AS REDESIGNED. 
          I'LL SECOND, WE HAVE A MOTION AND A SECOND. ANY FURTHER DISCUSSION ON THIS ITEM. I WOULD LIKE TO MAKE A RECOMMENDATION ON A FRIENDLY AMENDMENT. THAT'S A 
          [00:05:07]
RECOMMENDATION TO THE CITY COUNCIL THAT WHEN THIS PARCEL, WHEN THESE TWO PARCELS ARE, ARE, ARE READY FOR ADDRESS, GETTING AN ADDRESS FOR THEM, THAT THEY BOTH BE ADDRESSED ON WALNUT CREEK DRIVE, THAT'S GOING TO BE WHAT'S GOING TO BE THE BEST, YOU KNOW, LINEUP WHEN WE LOOK AT THIS 50 YEARS FROM NOW, WALNUT CREEK DRIVE IS GOING TO GO THROUGH THERE AND IT'S GOING TO LOOK GOOFY IF IT HAS AN ADDRESS ON THE DIFFERENT STREET. AND SO WE SHOULD ADDRESS IT IN SUCH A WAY THAT IT IS FOR WALNUT CREEK DRIVE RATHER THAN FOR WHAT THE OTHER STREET IS. I KNOW THAT THEY'RE HAVING CURRENTLY HAVING THE DRIVEWAY GOING OFF TO THE OTHER TO THE OTHER DIRECTION, BUT I WOULD MAKE THE RECOMMENDATION TO THE CITY COUNCIL THAT THAT THAT WOULD BE A YOU KNOW, THE TROUBLE WITH THAT IS I THINK IT IT. WHILE 50 YEARS FROM NOW, IT MIGHT MAKE PERFECT SENSE AND CERTAINLY THINGS COULD BE RE DONE WHEN THAT WHEN WALNUT CREEK DRIVE IS PUNCHED THROUGH. BUT IN THE MEANTIME, I CAN ONLY IMAGINE THE PROBLEMS WITH DELIVERIES AND FINDING YOUR WAY. IF THE DRIVE. BECAUSE THERE'LL BE A TENDENCY TO THINK THAT. 
          YOU KNOW, IGNORE NEIL AND TRY TO GET INTO LOT TWO FROM WALNUT CREEK DRIVE, WHICH WILL BE IMPOSSIBLE. SO I KNOW WHERE YOU'RE COMING FROM, BUT I WOULD THINK THAT WE SHOULD HOLD THAT IDEA FOR 50 YEARS. WELL, AND, AND, YOU KNOW, KIND OF WHAT I'M LOOKING AT WITH THIS IS THAT WE KIND OF ONLY GET ONE BITE AT THIS APPLE, AND IT'S GOT TO BE DONE. NOW IF WE'RE GOING TO DO IT, YOU KNOW, AND THAT'S GOOD. SO BUT I THINK IT'S IT'S GOING TO BE PROBLEMATIC, YOU KNOW, 40, 50 YEARS FROM NOW. AND THAT'S PART OF WHY WE DO THE ZONING IS AND THE PLANNING IS TO MAKE THINGS ORDERLY MOVING FORWARD. BUT I DON'T THINK THE PLANNING, THAT PRELIMINARY PLAT APPROVAL INCLUDES THINGS LIKE ADDRESSES. I THINK THAT'S A DIFFERENT PROCEDURE, WHICH IS KIND OF WHY IT'S A RECOMMENDATION TO THE COUNCIL THAT WHEN THEY GET TO THE POINT OF ADDRESSING THAT, WE THAT WE WOULD DO THAT. CHAIR COMMISSIONERS, IF YOU DON'T MIND ME INTERRUPTING, SORRY. 
          THE ONLY OTHER THING THAT WE COULD DO IS STILL KEEP IT AS A RECOMMENDATION, MAYBE NOT A CONDITION. AND THEN AT THAT MEETING, WHAT WE WOULD OR AHEAD OF THAT MEETING, WE WOULD WANT TO CONSULT WITH OUR EMERGENCY RESPONSE STAFF JUST BECAUSE THAT'S SOMETHING THAT THEY MAY BE CONCERNED ABOUT. IF THERE ISN'T DIRECT ACCESS AND I AM NOT ON THAT TEAM. SO I'M NOT SURE HOW THEY WOULD FUNCTION. BUT IF THERE ISN'T DIRECT ACCESS FROM WALNUT CREEK DRIVE, THAT IS A LONGER DEAD END THAT THEY WOULD HAVE TO DRIVE THROUGH, RATHER THAN JUST FINDING THAT DRIVEWAY OFF OF NEIL. SO YOU COULD STILL KEEP IT AS A RECOMMENDATION. BUT I THINK WE WOULD CONSULT WITH EMERGENCY RESPONSE STAFF FIRST. THANK YOU. YOU BEAT ME TO MY COMMENT. THAT WOULD BE MY ONE ONLY REQUEST WOULD BE CONSULTING WITH EMERGENCY RESPONSE SERVICES BECAUSE THEY WOULD SET UP. THAT WOULD BE THE PRIMARY PROTOCOL FOR RESPONSE TO MAKE SURE THAT THE ADDRESS DIDN'T COMPLICATE THEIR SYSTEM. SO THANK YOU FOR POINTING THAT OUT. YEAH. HOW ABOUT WE CHECK WITH AMAZON TO. THAT'S FINE WITH ME. WHAT ABOUT THE SECOND WE HAVE A. IF IT'S NOT A CONDITION, IT'S JUST A RECOMMENDATION. RECOMMENDATION. 
          YEAH. OR. YEP. OKAY. OKAY. SO WITH THE RECOMMENDATION OF WALNUT CREEK DRIVE BEING THE ADDRESS, DO WE HAVE FURTHER DISCUSSION ON THIS ITEM? SEEING NONE. ALL THOSE IN FAVOR SIGNIFY BY SAYING AYE. AYE. THOSE OPPOSED. THAT MOTION CARRIES UNANIMOUSLY. GREAT. 
          THANK YOU. CONGRATULATIONS. WITH THAT. WE DON'T HAVE ANY UNFINISHED BUSINESS, BUT WE DO 
          [3. Zoning Code Update Discussion – Zoning Districts]
HAVE NEW BUSINESS, WHICH IS THE ZONING CODE UPDATE DISCUSSION. MR. ZIMMERMAN. THANK YOU, CHAIR COMMISSIONERS, WE'RE KIND OF IN THIS PATTERN NOW PROBABLY FOR A WHILE, WHERE WE'LL ALTERNATE A LITTLE BIT OF COMP PLAN WORK, A LITTLE BIT OF ZONING CODE UPDATE, AND JUST KIND OF AS WORK EBBS AND FLOWS WILL KIND OF BE HOPPING BACK AND FORTH. SO WE WILL KEEP YOU ON YOUR TOES. JUST TO RECAP FOR EVERYONE, SINCE WE'RE NOT TALKING ABOUT THIS REGULARLY, YOU ALL ARE AWARE THE ZONING CODE UPDATE PROCESS WAS STARTED BACK IN THE SPRING OF 24. AND THEN FOR A VARIETY OF REASONS, IT STALLED AND THEN KIND OF STARTED. BUT THEN WE DID KIND OF REBOOT IT EARLIER THIS YEAR, AND WE HAD A MEETING WHERE WE KIND OF REVISITED WHAT THE PROJECT GOALS WERE. I'M NOT GOING TO GO OVER THEM, BUT YOU SEE THEM HERE ON THE SCREEN, A LOT OF CODE CLEANUP, MAKING IT MORE MODERN, SIMPLE REORGANIZATION, ADDING SOME THINGS THAT ARE MISSING, ETC. JUST A REMINDER, THIS PROJECT INCLUDES BOTH ZONING AND SUBDIVISION. MOST OF THE WORK IS IN ZONING CHAPTER, BUT THERE ARE SOME SUBDIVISION UPDATES THAT WILL EVENTUALLY GET TO AS WELL. AT OUR LAST MEETING, WE TALKED ABOUT IT. WE KIND OF 
          [00:10:03]
TALKED ABOUT THE ORGANIZATION, AND NOW WE'RE GOING TO DIVE INTO KIND OF NEXT TOPIC. WHEN WE DID THE AUDIT, ONE OF THE TOP THINGS THAT WE NOTED WAS THE NEED TO REDUCE THE NUMBER OF ZONING DISTRICTS THAT ARE CURRENTLY IN THE CODE. SO WE'RE GOING TO START WITH THAT. AND REALLY, THAT SETS THE STAGE FOR ALL THE OTHER A LOT OF THE OTHER WORK THAT WILL BE NECESSARY TO DO IN THE ZONING CHAPTER. WHEN WE LOOKED BACK THE 1980 CODE, THERE WERE EIGHT ZONING DISTRICTS DEFINED. WHEN WE LOOK AT THE CODE TODAY, WE HAVE 26 DIFFERENT ZONING DISTRICTS, AS WELL AS SIX OVERLAY DISTRICTS, WHICH IS A REALLY HIGH NUMBER, YOU KNOW, HAVING WORKED THROUGHOUT THE METRO AREA. IN FACT, THE MIDWEST, IT'S A LOT MORE DISTRICTS THAN MOST COMMUNITIES HAVE. AND THAT JUST CREATES A LOT OF CHALLENGES. FOR ONE THING, IT MAKES IT JUST A LOT MORE COMPLICATED TO, TO TRACK AND UNDERSTAND THE REGULATIONS, NOT ONLY FOR DEVELOPERS OR MEMBERS OF THE PUBLIC, BUT EVEN FOR STAFF TO KIND OF KEEP THOSE STRAIGHT AND BE ABLE TO MAKE REFERENCES QUICKLY. AS YOU'LL SEE, A LOT OF THESE DISTRICTS OR A HANDFUL OF THEM ARE KIND OF CUSTOM SPIN OFF DISTRICTS THAT WERE REALLY PART OF THE PUD PROCESS. WE'LL TALK ABOUT THIS A BIT MORE, BUT THAT'S NOT VERY COMMON. AND I THINK WE CAN DO SOME CLEANUP JUST BY KIND OF DEALING WITH THOSE SEPARATELY, BUT THAT WOULD REDUCE THE NUMBER AS WELL. SO SO TAKING THOSE PODS AND KIND OF DOING THOSE REGULATIONS OUTSIDE OF OUR KIND OF BASIC ZONING DISTRICTS WOULD REALLY HELP, WOULD HELP THE PROCESS. HAVING THOSE PUD DISTRICTS IN THERE JUST CREATES COMPLICATIONS, AS WE'VE SEEN IN SOME OTHER LOCATIONS. PEOPLE THEN HAVE THE OPTION TO REZONE TO ONE OF THESE SPECIAL DISTRICTS WHERE IT'S REALLY NOT HOW THEY WERE INTENDED TO BE USED. THEY WERE INTENDED TO BE FOR A CERTAIN DEVELOPMENT, A CERTAIN SET OF CIRCUMSTANCES. AND WHEN IT BECOMES A DISTRICT, THAT'S JUST ONE OF OUR MANY DISTRICTS. PEOPLE KIND OF WANT TO GRAB IT AND USE IT. AND THAT'S THAT REALLY MAKES IT MORE COMPLICATED. THIS IS THE TABLE OF OUR OF OUR 26 ZONING DISTRICTS. YOU CAN SEE THE ONES THAT ARE THOSE KIND OF PUD INSPIRED ONES HIGHLIGHTED IN YELLOW, BUT YOU CAN SEE THE FULL RANGE. WE, WE DID SOME BACKGROUND WORK WITH OUR GIS STAFF. AND SOME OF THESE, YOU KNOW, LITERALLY ARE ONE PARCEL OR TWO PARCELS, WHICH SEEMS A LITTLE RIDICULOUS TO HAVE A WHOLE ZONING DISTRICT WITH ALL THE REGULATIONS, HAVE IT APPLIED TO JUST ONE OR EVEN A HANDFUL OF PARCELS. THAT'S TYPICALLY NOT HOW YOU'D HANDLE THIS. SO SOME OF THESE THINGS ARE KIND OF HAVE BEEN NOTING FOR A WHILE ARE PROBABLY DUE TO BE PHASED OUT, BUT YOU CAN SEE WHAT WE HAVE. AND WE DID THROW IN KIND OF A, A PURPOSE OR DESCRIPTION, JUST SO YOU CAN KIND OF GET A FEEL FOR WHAT THESE SEEM TO BE HAVE BEEN INTENDED FOR. AND THEN ON THE RIGHT HAND SIDE, KIND OF THE LAND USE DESIGNATION IN OUR COMPREHENSIVE PLAN LAND USE MAP, JUST TO KIND OF BEGIN TO MATCH UP WHAT SOME OF THOSE LAND USE DESIGNATIONS. AND YOU CAN SEE THERE'S A LOT OF OVERLAP, A NUMBER OF LOW DENSITY DISTRICTS, A NUMBER OF LOW MEDIUM DENSITY DISTRICTS. SO JUST INDICATING THERE MAY BE OPPORTUNITIES TO KIND OF CONSOLIDATE AND KEEP SIMILAR THINGS TOGETHER. SO AS STAFF, WE TOOK THE FIRST STEP OF SAYING, IF WE COULD REINVENT THIS AND SIMPLIFY AND MAKE IT MORE STRAIGHTFORWARD, WHAT COULD THAT LOOK LIKE? AND WE ACTUALLY GOT IT DOWN TO 14 DISTRICTS, AND WE THINK THAT DOES A PRETTY GOOD JOB OF COVERING THE RANGE OF DEVELOPMENT THAT WE NEED. YOU KNOW, AND IF YOU LOOK AT THIS BREAKOUT, THERE'S SIX RESIDENTIAL DISTRICTS, THREE MIXED USE DISTRICTS, AND THEN FIVE OTHER KIND OF A RANDOM COLLECTION OF COMMERCIAL AND INSTITUTIONAL OPEN SPACE, ETC. AND THIS IS A NUMBER THAT'S A LOT MORE IN LINE WITH WHAT OTHER COMMUNITIES IN THE METRO AREA HAVE. YOU'LL SEE THERE'S KIND OF THE GRAY BOXES THERE. 
          THEY DON'T SHOW UP TOO WELL ON THE SCREEN, BUT RESIDENTIAL A, RESIDENTIAL, B, C, AND D, THOSE ARE ESSENTIALLY WHAT WE NOW HAVE AS OUR RA RB. WE HAVE KIND OF A MEDIUM DENSITY AND A HIGH DENSITY RESIDENTIAL. SO THOSE ARE KIND OF SITTING HERE IN SOME FASHION. I THINK THEY'D NEED SOME MORE CREATIVE NAMES. AS WE TALKED ABOUT AT OUR LAST MEETING, WE TALKED ABOUT COMP PLAN, HAVING LAND USE CATEGORIES OR ZONING DISTRICTS THAT ARE EITHER NAMED AFTER HOUSING TYPES. SO A SINGLE FAMILY DISTRICT OR BY DENSITY OR LOW DENSITY DISTRICT USING THOSE SORTS OF NAMES IS REALLY PRETTY LIMITING AND NOT VERY USEFUL. A IF YOU'RE USING A HOUSING TYPE THAT STARTS TO SAY LIKE A SINGLE FAMILY DISTRICT IS FOR SINGLE FAMILY HOMES, IT KIND OF GETS RID OF THAT OPPORTUNITY, AS WE TALKED ABOUT, TO MIX IN SOME DUPLEXES, MAYBE SOME OTHER KIND OF CREATIVE HOUSING TYPES, WHICH WOULD BE A MORE WELL-ROUNDED ZONING DISTRICT. MOVING AWAY FROM THAT SINGLE USE ZONING DESIGNATION IF YOU'RE LABELING IT BY DENSITY. WE'VE ALSO TALKED ABOUT THE PROBLEM. PEOPLE DON'T HAVE A GOOD SENSE OF WHAT DENSITY IS. AND SO YOU THROW A NUMBER ON THERE AND THEY DON'T REALLY UNDERSTAND WHAT THAT LOOKS LIKE. THEY GET LATCHED ON TO THE NUMBERS. AND SO A LOT OF OTHER COMMUNITIES NOW ARE MOVING TOWARDS MORE CREATIVE NAMES FOR THESE, WHETHER IT'S, YOU KNOW, VILLAGE RESIDENTIAL OR COMMUNITY RESIDENTIAL OR FINDING SOME WAY TO KIND OF CAPTURE THE CHARACTER OF THAT DISTRICT AS IT'S INTENDED TO BE USED RATHER THAN, YOU KNOW, FOCUSING ON A HOUSING TYPE OR A DENSITY CLASSIFICATION. THOSE ARE DETAILS WE CAN GET TO IF THIS CONTINUES ALONG THIS LINE. 
          BUT THIS IS THE KIND OF THE WAY WE ENVISION OUR ZONING DISTRICTS BEING CONSOLIDATED AND KIND OF SIMPLIFIED. WHAT THIS DOES IS TAKES THOSE THOSE DISTRICTS INSPIRED BY THOSE 
          [00:15:03]
PUDS, I THINK THERE'S EIGHT OF THEM AND PULLS THOSE OUT AND DEALS WITH THEM SEPARATELY. WE HAVE THIS KIND OF CONVERSION TABLE FOR THE MOST PART. IT'S A PRETTY GOOD CONVERSION, YOU KNOW, EXISTING ON THE LEFT. AND WHAT WOULD THOSE ROLL INTO IF YOU KIND OF SIMPLIFIED THEM ON THE RIGHT. AND I THINK THERE'S A LOT OF DETAIL THAT WE COULD GO INTO IF WE CONTINUE DOWN THIS PATH. THE QUESTION OBVIOUSLY IS, WHAT DO YOU DO WITH ALL THOSE PUD DISTRICTS? BECAUSE THE COVE, TRADITIONAL, COVE COTTAGE COTTAGE, RESIDENTIAL, ETC. THOSE HAVE SOME DIFFERENT REGULATIONS. AND WHAT A BASE DISTRICT LIKE A RESIDENTIAL A DISTRICT MIGHT HAVE. AND WE DID DO A LITTLE BIT OF TALKING WITH OUR CITY ATTORNEY ABOUT HOW YOU COULD DO THIS. SO I JUST WANT TO SIDETRACK FOR A MOMENT AND HAVE A QUICK CONVERSATION ABOUT PUDS. 
          YOU ALL RECALL A PUD IS JUST KIND OF A UNIQUE APPLICATION TO A BASE ZONING DISTRICT. YOU TAKE A BASE ZONING DISTRICT AND YOU ALLOW SOME FLEXIBILITY. YOU MAYBE CHANGE SOME STANDARDS. 
          MAYBE IT'S AROUND THE ALLOWED SETBACKS OR THE HEIGHT, THE NUMBER OF BUILDINGS ON A LOT. 
          AND YOU KIND OF CODIFY WHAT REGULATIONS ARE FOR THAT SPECIFIC DEVELOPMENT. WE HAVE IN OUR LIST IN THE CODE RIGHT NOW OR IN OUR IN OUR NATION CITIES ARCHIVES, ABOUT 86 PUD APPROVALS, WHICH SEEMS LIKE A LOT, BUT OVER HALF OF THOSE ARE SIMPLY AMENDMENTS OR NEW ADDITIONS TO EXISTING PUDS. SO WHEN YOU KIND OF BOIL THOSE DOWN, THERE'S ONLY, YOU KNOW, 30 TO 40 DIFFERENT PUDS THAT ARE OUT THERE. AND SOME ARE VERY SMALL, JUST A HANDFUL OF PARCELS, SOME ARE LARGER. IF YOU LOOK AT MILLBROOK, OBVIOUSLY IT'S A LARGE PORTION OF THE CITY, VARIOUS ADDITIONS, BUT IT'S ALL PART OF ONE BASE PUD. ONE THING THAT WE DON'T DO HERE THAT MANY OTHER CITIES DO IS MAP THOSE PUDS. IF YOU LOOKED AT A ZONING MAP NOW, YOU WOULD HAVE NO IDEA WHICH PARCELS OR WHICH DEVELOPMENTS WERE PART OF A PUD. AND KIND OF THE SPECIAL RULES APPLY AND WHICH ONES ARE MAYBE JUST YOUR BASE ZONING DISTRICTS. SO WE THINK THAT'S ANOTHER THING THAT AS WE MOVE FORWARD, WE SHOULD DO. SO YOU CAN LOOK AT THE MAP AND SEE THOSE. IF WE HAVE THESE PUD DISTRICTS AND WE CAN KIND OF ROLL THEM BACK INTO THE BASE DISTRICTS, THE THE CITY APPROVALS, WHETHER IT'S AROUND SETBACKS, NUMBER OF STRUCTURES, ALL THAT STILL EXISTS IN A WAY OTHER CITIES HAVE DEALT WITH. THIS IS TO ISSUE A PERMIT WHICH JUST CAPTURES ALL OF THOSE AND MAKES IT VERY EASY FOR PEOPLE TO REFERENCE QUICKLY. HERE'S AN EXAMPLE OF OF A MAP WITH THE ZONING MAP, BUT IT HAS ALL THE PUDS LABELED ON IT. YOU SEE THOSE DARK BLACK LINES. SO FOR EXAMPLE, IF YOU LOOK KIND OF IN THE MIDDLE LOWER PART, THOSE THOSE RED PARCELS, THERE'S THE NUMBER 110. AND JUST TO THE LEFT OF IT IS JUST SOME YELLOW PARCELS. THOSE ARE ALL COMMERCIAL DEVELOPMENTS. THE ONE ON THE LEFT IS JUST STRAIGHT COMMERCIAL ZONING. YOU LOOK ACROSS THE STREET AND THE AREA LABELED 110, THERE'S A PUD THERE AND IT'S A COMMERCIAL PUD, BUT IT HAS SOME OTHER ADDITIONAL REGULATIONS. SO YOU, YOU KNOW, YOU KNOW THAT. AND YOU'D GO TO LOOK AT THE PUD PERMIT FOR 110. IT WOULD TELL YOU EXACTLY WHAT MIGHT BE DIFFERENT. MAYBE THE SETBACKS WERE CHANGED. MAYBE THE HEIGHT IS ALLOWED TO BE DIFFERENT THERE. SIMILARLY, YOU KNOW, SOME OF THE LIGHT GRAY AREAS. 
          NUMBER 25, THERE IS A LIGHT INDUSTRIAL. SO THE UNDERLYING BASE INDUSTRIAL REGULATIONS APPLY. BUT IN THAT ONE THERE'S A NUMBER OF INDIVIDUAL BUILDINGS. SO THE PUD WAS CREATED TO CREATE KIND OF A CAMPUS ENVIRONMENT THERE. AND YOU COULD LOOK, OH, PUD PERMIT 25. AND THAT'S WHAT WE HAVE. AND SO THE PUD PERMITS ARE REALLY DOCUMENTS THAT LIST. 
          WHAT'S YOUR BASE ZONING? WHO'S THE OWNER? WHAT WERE ALL THE RULES THAT WERE APPLIED? AND YOU KNOW, IT'S STUFF THAT COMES RIGHT OUT OF THE CITY APPROVALS, WHETHER IT'S THE RESOLUTION OR SOMETHING ELSE, THE DEVELOPMENT AGREEMENT, AND YOU HAVE THAT CODIFIED. SO TALKING WITH THE CITY ATTORNEY, THERE'S AN OPPORTUNITY FOR US TO GO BACK. AND AS WE KIND OF SIMPLIFY THESE ZONING DISTRICTS, WHEREVER THEY ARE, WHEREVER THERE ARE THESE ONE OFF DISTRICTS, CAPTURE THAT INFORMATION IN A PUD PERMIT, MAP IT, AND THEN IT WILL SIMPLIFY OUR ZONING MAP, MAKE IT CLEARER FOR PEOPLE WHO ARE COMING IN, MAYBE WANTING TO DO SOMETHING, BUILD, REDEVELOP WITHIN THOSE PUD AREAS, AND THEN HAVE THAT AS A REALLY VERY ACCESSIBLE WAY FOR PEOPLE TO, TO ACCESS. IF WE LIKE, THE WAY THAT THIS IS GOING AND KIND OF THIS DIRECTION OF SIMPLIFYING, THERE'S A COUPLE NEXT STEPS THAT WE AS STAFF WOULD DO IS KIND OF LOOK AT THAT CONVERSION FROM EXISTING TO TO PROPOSED. FOR THE MOST PART, IT WORKS REALLY WELL, BUT WE'D HAVE TO KIND OF GO DISTRICT BY DISTRICT AND SEE WHERE THERE MIGHT BE SOME ADJUSTMENTS WE'D HAVE TO MAKE. THERE MAY BE SOME ONE OFF REZONINGS WE'D HAVE TO DO AFTER WE DID THAT, OR IN CONJUNCTION WITH THAT, START BUILDING NEW USE TABLES. THAT WOULD BE THE NEXT STEP TO REALLY SIMPLIFY. IF YOU'VE LOOKED AT OUR PAGE AFTER PAGE AFTER PAGE OF USES, WHAT'S ALLOWED, WHAT DISTRICT LANGUAGE IS OLD? THERE'S A LOT OF REPETITION. THERE ARE THINGS THAT ARE MISSING. WE CLEAN THAT UP TO MATCH THE NEW ZONING DISTRICTS, AND THEN START LOOKING AT THE LOT AND SITE REGULATIONS TO SEE WHERE WE COULD CONSOLIDATE. WE ACTUALLY TOOK A FIRST STAB AT THIS. THIS IS TINY AND IT'S THERE FOR A REASON. THIS IS JUST OUR EXISTING RESIDENTIAL ZONING DISTRICTS ACROSS THE TOP AND DOWN. THAT LEFT HAND SIDE IS ALL THE DIFFERENT STANDARDS FOR LOTS AND SITES. AND OVER TIME, THERE HAVE BEEN A LOT OF DIFFERENT LANGUAGES FOR DIFFERENT TYPES OF SETBACKS, SLIGHTLY DIFFERENT DEFINITIONS. 
          [00:20:04]
SOME DISTRICTS REGULATE SOME THINGS AND NOT OTHERS. SO IF YOU MAP IT ALL OUT, THESE ARE ALL THE REGULATIONS AROUND JUST OUR RESIDENTIAL DISTRICTS. IF YOU PULL OUT THOSE KIND OF PUD DISTRICTS AND START CONSOLIDATING AND SIMPLIFYING, WE PUT ALL OF THE RESIDENTIAL DISTRICTS INTO ONE TABLE AND IT LOOKS LIKE THIS. THIS IS EVERYTHING FROM THAT LAST TABLE, BUT CONSOLIDATED AND SIMPLIFIED. THIS IS MUCH EASIER FOR PEOPLE TO LOOK AT UNDERSTAND REFERENCE. 
          SO THAT'S THE DIRECTION THAT WE'D BE GOING. YOU'D HAVE A SIMILAR ONE FOR YOUR COMMERCIAL DISTRICTS AND MAYBE YOUR OTHER DISTRICTS. BUT THIS IS WHAT AS ZONING DISTRICTS, ZONING CODES ACROSS THE METRO AREA ARE BEING UPDATED TO. THIS IS WHAT PEOPLE ARE WORKING FOR. SIMPLE, CLEAR, CONSOLIDATED. AND I THINK THIS IS WHERE WE CAN GET TO FOR FOR STILLWATER AS WE MOVE FORWARD. 
          SO WANTED TO GIVE YOU THAT OVERVIEW IN TERMS OF WHAT WE'RE THINKING, WHERE WE'RE POTENTIALLY HEADING AS WE WORK ON GETTING DOWN TO A LIST OF DISTRICTS THAT'S MORE IN THIS RANGE. HAPPY TO TALK THROUGH HOW THAT MIGHT HAPPEN. QUESTIONS AROUND KIND OF PUDS, AND THEN TAKE ANY FEEDBACK IN TERMS OF WHERE YOU THINK STAFF NEEDS TO BE GOING WITH THIS. 
          AGAIN, TRYING TO GET THE AGREEMENT BIG PICTURE WHERE WE'RE WHERE WE'RE HEADED. AND IF THAT HAPPENS, WE CAN GET BUY IN. THEN WE'LL START DIVING INTO SOME OF THE DETAILS AND BRINGING IT BACK TO YOU KIND OF IN SMALLER CHUNKS. SO PAUSE THERE AND EAGER TO HEAR WHAT YOUR THOUGHTS ARE. GREAT. DO WE HAVE ANY QUESTIONS FOR STAFF OR START THE DISCUSSION? COULD YOU SPEND A LITTLE TIME DESCRIBING RESIDENTIAL DISTRICT C AND D, THE I MEAN, I THINK I UNDERSTAND A AND B, BUT I WAS FLOUNDERING WHEN I GOT TO C AND D. YEAH. SO RIGHT NOW BASICALLY THE CONVERSION WOULD BE A POTENTIAL D IS ROUGHLY THE EQUIVALENT OF OUR HIGH DENSITY RESIDENTIAL DISTRICT. TODAY. THERE ARE ONLY TWO PROPERTIES CURRENTLY THAT ARE ZONED FOR THAT HIGH DENSITY. ONE IS I DON'T REMEMBER THE NAME OF IT, BUT THE CONDO BUILDING JUST TO THE EAST OF THE REC CENTER, KIND OF ON THAT SAME BLOCK OFF OF, I THINK, WASHINGTON AND ORLEANS. AND THE OTHER ONE IS RIVERTOWN COMMONS DOWNTOWN. THOSE ARE THE ONLY ONES THAT ARE AT A DENSITY THAT TRIGGERS. IT'S TRIGGERED AND IT FITS INTO THAT CATEGORY. SO THAT WOULD BE THE NATURAL KIND OF CONVERSION. WE MAY ADJUST THAT THRESHOLD OF DENSITY TO FIGURE OUT, MAYBE THERE ARE A COUPLE OTHER BUILDINGS THAT FIT IN THERE OR JUST HAVE THAT AVAILABLE FOR IF WE DO HIGHER DENSITY RESIDENTIAL DEVELOPMENT DOWN THE ROAD, THE RESIDENTIAL C IS BASICALLY THE EQUIVALENT OF THE MEDIUM DENSITY RESIDENTIAL TODAY. SO WHETHER THAT'S DEVELOPMENTS WHERE THERE ARE TOWNHOMES, SO THERE'S SLIGHTLY MORE CONDENSED, THAT DENSITY IS HIGHER OR SOME SMALLER APARTMENT BUILDINGS. IF YOU LOOK UNDER ZONING MAP, YOU KNOW SOME OF THE KIND OF LIGHTER BROWN CATEGORIES IN OUR ZONING MAP NOW WOULD BE THE EQUIVALENT OF THAT RESIDENTIAL C. SO WHATEVER WE END UP CALLING IT, THAT'S BASICALLY WHAT IT IS, SOMETHING MORE THAN JUST SINGLE FAMILY DUPLEX, MAYBE EVEN TRIPLEX, BUT THAT KIND OF MEDIUM DENSITY. ANY OTHER QUESTIONS? ONE, I DON'T ENVY YOU THIS. THIS IS QUITE A GORDIAN'S KNOT THAT YOU'RE TRYING TO UNWIND. VERY SMALL NITPICK, BUT IT COMES UP ALL THE TIME. IF WE COULD CHANGE THE NAME OF AGRICULTURAL PRESERVE. THANK YOU. AS EVERY EVERY TIME IT COMES UP, PEOPLE YELL AT US ABOUT TAKING AWAY FARMLAND AND. YEAH, ABSOLUTELY. 
          AND THESE ARE NAMES WE PLUGGED IN AND WE'LL HAVE A WHOLE DISCUSSION TO ZOOM IN. BUT POINT WELL TAKEN. FIRST OF ALL, THANKS FOR BRINGING THIS UP AGAIN. I DO SUPPORT THE SIMPLIFICATION BOTH FOR STAFF AND FOR RESIDENTS, A BONUS ALL AROUND. I ALSO LIKE THE NAMING FOR RESIDENTIAL A, B AND C AND D. THE QUESTION I HAVE IS WHAT ARE WHAT ARE THE UNINTENDED NEGATIVE CONSEQUENCES OF GETTING RID OF SOME OF THESE DISTRICTS? AND I'M NOT TALKING ABOUT THE TRANSITION DIFFICULTIES BECAUSE OBVIOUSLY THERE'LL BE A TRANSITION. BUT, YOU KNOW, IN FIVE YEARS AFTER WE'VE REDUCED THE NUMBER, ARE THERE SOME NEGATIVE CONSEQUENCES THAT WE'RE GOING TO HAVE TO DEAL WITH, EITHER AS A CITY OR PLANNING COMMISSIONER OR OTHERWISE? YEAH. SO SO GOING BACK AGAIN, SO YOU LOOK IN THE LEFT HAND SIDE, THESE ARE THE CURRENT DISTRICTS AND THE ONES THAT WERE CONSOLIDATING OR MAYBE GETTING RID OF. SO ARE ONES THAT ARE ALREADY KIND OF WE'RE HEADING THAT DIRECTION ANYWAY. SO WE HAVE THE BUSINESS PARK, COMMERCIAL OFFICE AND INDUSTRIAL. WE ALREADY ARE INTENDING. THE LAND USE PLAN GUIDES A LOT OF THOSE TO BE MORE OF THE COMMUNITY MIXED USE. THAT'S WHAT THE LAND USE DESIGNATION IS. WE HAVEN'T COME UP WITH THAT ZONING DISTRICT YET, BUT I THINK IT'S BEEN TALKED ABOUT A FEW YEARS AGO, AND THAT'S WHERE THAT WOULD HEAD. WE HAVE ALREADY SEEN SUCH A MIXING OF THAT OF THOSE TWO ZONING DISTRICTS, AND THE DIFFERENT THINGS KEEP BEING ADDED, WHETHER IT'S MORE RECREATION USES OR OFFICE USES OR OTHER THINGS THAT WE DON'T REALLY NEED TO HAVE. THIS DISTINCTION OF BUSINESS PARK, OFFICE, BUSINESS, PARK, COMMERCIAL. AGAIN, CONVERTING THAT TO MORE OF A FLEXIBLE, ALL ENCOMPASSING MIXED USE DISTRICT. 
          [00:25:02]
YOU DON'T HAVE TO HAVE THIS BREAKDOWN. I THINK IT'S PROBABLY VALUABLE TO KEEP THAT BUSINESS PARK INDUSTRIAL, BUT MAYBE WE JUST CALL IT A BUSINESS PARK BECAUSE WE DO HAVE SOME OF THAT LIGHT INDUSTRIAL WAREHOUSE AND OTHER THINGS THAT ARE STILL USEFUL TO HAVE IN THE CITY, AND THEY'RE NOT GOING TO GO AWAY, BUT BEING REALLY CLEAR ABOUT THOSE TYPES OF USES AND STOP THE BLENDING AMONG ALL THE DIFFERENT BUSINESS PARK, OTHER OTHER DISTRICTS. I KNOW WE'VE TALKED ABOUT GOING AWAY, THE, THE CAMPUS RESEARCH DISTRICT, WHICH IS I DON'T EVEN KNOW IF THERE ARE ANY. THERE MAY BE A HANDFUL OF PARCELS LEFT, BUT AGAIN, THOSE CAN BE WRAPPED UP INTO SOMETHING LIKE A COMMUNITY MIXED USE, WHICH OFFER MORE FLEXIBILITY AND STILL ALLOW THOSE SORTS OF KIND OF OFFICE AND RESEARCH BUILDINGS TO BE TO BE CAPTURED. FOR THE PUBLIC WORKS FACILITY OF A WHOLE DISTRICT DEDICATED TO A PUBLIC WORKS FACILITY, WHICH IS ONE PARCEL AND ONE CAMPUS. IT'S REALLY JUST A GOVERNMENT INSTITUTIONAL USE THAT CAN BE WRAPPED UP INTO THAT DISTRICT, AS LONG AS YOU'RE ALLOWING A WIDE VARIETY OF GOVERNMENT OR CIVIC USES WITHIN THAT DISTRICT, THERE'S NO REASON TO HAVE A WHOLE SEPARATE DISTRICT JUST DEVOTED TO IT. AND THEN AGAIN, ALL THE DIFFERENT PUD ONES, THEY'RE NOT THEY'RE NOT GOING TO GO AWAY, BUT THEY'LL BE LESS PROMINENT BECAUSE THEY'LL JUST BE KIND OF CAPTURED IN TERMS OF THE PUD. I MEAN, I KNOW AS A NEWER STAFF, I GET VERY CONFUSED BETWEEN COVE TRADITIONAL, TRADITIONAL COVE COTTAGE, COTTAGE, COVE TOWN, IT'S I CAN'T KEEP IT STRAIGHT. I DON'T KNOW, BEN'S BEEN HERE LONGER THAN I HAVE. I KNOW WE STILL GET TRIPPED UP IN OUR CONVERSATIONS. SO AS LONG AS WE ARE KEEPING ALL OF THE THE CRITICAL ELEMENTS, SIMPLIFYING AND JUST GETTING THOSE OFF THE BOOKS AND KIND OF HAVING THEM LIVE A LITTLE BIT SEPARATELY, I THINK IS GOING TO BE HELPFUL. SO IT SOUNDS LIKE WE EXPECT MINIMAL LONGER TERM UNINTENDED NEGATIVE CONSEQUENCES. IS THAT ACCURATE? IT IS. AND I THINK I MEAN, THIS IS ALSO MOVING THE WAY THAT AGAIN, NOT TRYING TO SAY WHAT EVERYONE ELSE IS DOING IS IS RIGHT. AND BUT THE TREND HAS BEEN WITH OTHER COMMUNITIES TO, TO MAKE MORE GENERAL, BROAD, FLEXIBLE ZONING DISTRICTS, INSTEAD OF HAVING SO MANY TARGETED, VERY SPECIFIC ZONING DISTRICTS BECAUSE YOU'VE SEEN IT HERE, WHEN SOMEONE WANTS SOMETHING THAT'S SLIGHTLY DIFFERENT, THEN THEY'RE ASKING TO REZONE SPECIFIC PARCELS, WHICH IS YOU START HAVING CONVERSATIONS AROUND SPOT ZONING, AND IT SHOULD BE BROAD ENOUGH TO ALLOW YOU TO DO MOST OF THE THINGS THAT FIT THE CHARACTER OF WHAT THAT DISTRICT IS INTENDED TO DO. 
          COMMISSIONERS. AN EXAMPLE I THINK OF IS I DON'T RECALL WHICH DISTRICT IT IS. IT'S ONE OF THE COVE DISTRICTS, BUT IT DOES NOT ALLOW FOR SHEDS. YOU GET AN ATTACHED GARAGE AND THAT IS IT. AND SO THAT IS SOMETHING THAT COULD DEFINITELY BE COVERED AS A PUD, WHICH IT ALSO IS. BUT NO ONE COMING INTO STILLWATER WOULD. IT IS UNLIKELY THAT ANYONE COMING INTO STILLWATER LOOKING TO DEVELOP WOULD WANT TO USE THAT ZONING DISTRICT IN THE FUTURE, BECAUSE IT IS HYPER SPECIFIC TO THAT DEVELOPMENT. IT IS ONE OF THE COVE DISTRICTS, BECAUSE THAT'S ONE OF THE ONES THAT I WAS PLAYING WITH WHEN I WAS TRYING TO GET MY HEAD AROUND THIS. ONE THING I FORGOT TO MENTION THE VISUAL YOU SHOWED. I LOVE THAT THE SORRY THAT THIS ONE. YEAH. AND I'M PRETTY SURE I USED TO WORK IN EITHER 56 OR 86. I CAN'T QUITE TELL WHAT THE ROAD IS THERE, BUT UNITEDHEALTH WAS THERE FOR A WHILE. SO YEAH. I HAVE A QUESTION. I'M NOT SURE HOW TO FORMULATE THIS QUESTION, BUT I'M TRYING TO THINK ABOUT IT SINCE I READ IT. SO IF WE'RE MOVING TO A, B, C, AND D AND SOMETHING WAS IN A DIFFERENT DISTRICT BEFORE, AND NOW THEY ARE COMING TO US BECAUSE MAYBE THEY NEED A VARIANCE OR THEY THERE'S ANOTHER THING THAT THE PLANNING COMMISSION NEEDS TO SEE. HOW ARE WE, WHAT DOCUMENTS ARE WE GOING TO LOOK AT AND WHAT WOULD THAT LOOK LIKE POST-TRANSITION. ARE WE GOING TO SEE THE PUD? ARE WE GOING TO LOOK AT THE HISTORICAL PIECE? WHAT DO YOU ENVISION THERE? SO IF IF SOMETHING IS IN A PUD NOW, IT WILL STAY IN A PUD. IT'S JUST HOW WE HOW WE SHOW IT ON THE MAP WOULD BE A LITTLE BIT DIFFERENT. AND HOW WE KIND OF REFERENCE WHAT THE SPECIAL RULES ARE MIGHT BE ACTUALLY MUCH EASIER TO DO. SO I WOULD SAY FOR THAT PIECE, IF SOMEONE COMES TO US IN THE FUTURE, THE RULES WON'T HAVE CHANGED, BUT THEY'LL BE EASIER FOR US TO UNDERSTAND IF WE'RE THINKING, WHAT IF WE'RE SWITCHING, YOU KNOW, A ROLLING SOMETHING UP AND IT BECOMES A DIFFERENT ZONING DISTRICT? IT'LL BE OUR INTENTION, EVERY INTENTION BEFOREHAND TO BE LOOKING AT CIRCUMSTANCES WHERE. WE WOULD BE MAKING EVERY EFFORT TO ONLY LOOSEN THE RESTRICTIONS, TO MAKE THINGS NOT THE LOWEST COMMON DENOMINATOR, BUT COMMON DENOMINATOR. IF SOMETHING DOESN'T FIT, IT PROBABLY ALREADY DOESN'T FIT THE DISTRICT. AND SO WE'LL ONLY BE MAYBE BE MORE ACCOMMODATING, BUT THERE MAY BE A FEW SITUATIONS WHERE, YOU KNOW, IT'S ALREADY THE SETBACKS, ESPECIALLY IN THE OLDER PARTS OF STILLWATER. WE KNOW THERE'S SITUATIONS WHERE IT WAS BUILT BEFORE ZONING OR OLD ZONING CODES. IF IT'S OUT OF WHACK THERE, IT MAY STILL BE OUT OF WHACK. OR MAYBE WE'RE ACCOMMODATING IT, BUT THAT WOULDN'T CHANGE. AND ALSO, I'LL TALK WITH THE CITY ATTORNEY, OTHER CITIES WHO HAVE MADE THIS SWITCH. SOMETIMES WE'LL PUT IN A PIECE IN THEIR IN THEIR ZONING CODE, WHICH BASICALLY 
          [00:30:03]
CALLS OUT ANYTHING THAT EXISTS LEGALLY TODAY. AND IF YOU CHANGE THE RULES, IT CAN CONTINUE TO EXIST AND YOU KIND OF RETAIN SOME OF THOSE RIGHTS. SO WE HAVE KIND OF THAT COVERING OUR BASES. IF THERE'S SOMETHING THAT WE MISS AFTER ALL OF THE RESEARCH WE DO AND THE ANALYSIS THAT THAT CLAUSE IN THE ZONING CODE WOULD BASICALLY ENSURE THAT IF IT WAS LEGAL THEN AND IT WAS ALLOWED BY CODE, IT COULD CONTINUE. UNLESS THERE'S A BUT THEY CAN'T. 
          OH, I MEAN, THEY CAN'T ALWAYS CONTINUE IF THERE'S A FIRE AND THEY DON'T REBUILD AND STUFF LIKE THAT. RIGHT. YEAH. DO WE KNOW I MEAN, I KNOW THIS IS NOT ESPECIALLY RELEVANT, BUT I'M JUST CURIOUS HOW IT IS THAT WE GOT OURSELVES INTO THIS SITUATION WHERE, YOU KNOW, THE P ALL THE PUD DISTRICTS WERE SOMEHOW CODIFIED. I DON'T KNOW, I THINK THE FIRST ONES WHERE THEY HAD THE NEW ZONING DISTRICTS WERE KIND OF IN THE LIBERTY LEGENDS ERA. I THINK THAT'S WHEN WE STARTED CREATING THESE, THESE ONE OFF DISTRICTS, YOU KNOW, THESE ONES THAT ARE THAT ARE IN YELLOW. LOOKING BACK, THAT SEEMS TO BE WHEN YOU LOOK AT STATE STATUTES AROUND PUDS, THERE'S VERY LITTLE DIRECTION ON HOW TO USE THEM. IT DOES SPECIFICALLY SAY YOU CAN APPROVE A PUD THROUGH A CONDITIONAL USE PERMIT. WE DON'T DO THAT. BUT ONLY A HANDFUL OF OTHER CITIES DO THAT. MOST CITIES GO THE ROUTE OF USING IT AS AN OVERLAY ON TOP OF WHATEVER THE UNDERLYING ZONING IS. THAT'S THE ROUTE THAT I KIND OF AM PUSHING US TOWARDS. BUT FOR SOME REASON, WHEN WE CREATED THESE, AND MAYBE IT WAS BECAUSE, YOU KNOW, LIBERTY LEGENDS, LARGE NEW NEO TRADITIONAL DEVELOPMENTS, AND WE WANTED TO REALLY CODIFY THAT. 
          BUT REALLY YOU NEED TO DO ONE OR THE OTHER, EITHER CREATE A DISTRICT AND JUST HAVE THE RULES THERE, OR DO THE PUD, WHICH IS AN OVERLAY ON SOME UNDERLYING DISTRICT. BUT WE DID BOTH. WE CREATED A DISTRICT AND WE MADE IT. IT'S, IT'S PUD AND IT'S ITS OWN DISTRICT. AND SO IT'S BEING REDUNDANT. SO THAT'S WHAT WE'RE GOING TO TRY TO KIND OF GET RID OF THAT. YOU DON'T HAVE TO DO THAT. AND IT JUST ADDS ALL THESE OTHER COMPLICATIONS. SO I DON'T KNOW WHY. BUT ONCE WE STARTED IT, I THINK IT JUST KIND OF CONTINUED OVER THE LAST FEW DECADES. 
          COMMISSIONERS, SOME USELESS TRIVIA FOR YOU. BUT SETTLERS, GLEN IS THE REASON WHY WE HAVE COVE TOWNHOUSE AND COVE RESIDENTIAL BECAUSE BEFORE IT WAS SETTLERS GLEN, IT WAS CALLED COVE OF STILLWATER. AND THEN DURING THE PROCESS, THEY CHANGED IT TO SETTLERS. GLEN. 
          OKAY. THEY CREATED THE ZONING DISTRICT AT THE SAME TIME AS THE DEVELOPMENT CHANGED THE NAME OF THE DEVELOPMENT AT THE END, YOU DIDN'T NEED TO KNOW THAT, BUT NOW YOU DO. I ALWAYS THOUGHT THAT WAS LIKE IN REFERENCE TO CUL DE SACS, FOR SOME REASON THAT IT WAS JUST A. 
          BUT OBVIOUSLY NOT. SO MY QUESTION HAS TO DO WITH THE HIGHWAY MIXED USE, AND I KNOW WE WERE TALKING MAINLY RESIDENTIAL, BUT THE DIFFERENCE BETWEEN THE HIGHWAY MIXED USE AND THE COMMUNITY MIXED USE. YEAH. AND ESPECIALLY ON THIS ONE HERE, I THINK WHEN THE HIGHWAY MIXED USE WAS HASN'T BEEN INSTITUTED VERY WIDELY YET, BUT I THINK THE IDEA WAS KIND OF THAT WAS GOING TO BE THE HIGHWAY 36 CORRIDOR. SO LOOKING BACK IN, IN THE RECORD OF WHEN CENTRAL COMMONS WAS CREATED, THAT'S WHEN THAT HIGHWAY MIXED USE DISTRICT WAS CREATED. AND WELL, IT'S ACTUALLY IN THE IT'S IN THE 2040 PLAN. RIGHT? RIGHT. THE PLAN WAS THE CENTRAL COMMONS WAS KIND OF IN THE WORKS AS THAT PLAN WAS BEING ROLLED OUT. AND IT HAS HIGHWAY, I THINK EITHER HIGHWAY OR MIXED USE FOR THAT WHOLE STRETCH OF OF 36 WHEN CENTRAL COMMONS WAS ACTUALLY APPROVED AND THE NEW ZONING DISTRICT WAS APPROVED AT THAT TIME, STAFF TOLD COUNCIL MAYBE TWO DIFFERENT MIXED USE DISTRICTS, ONE FOR CENTRAL COMMONS AND ANYTHING ELSE THAT'S KIND OF HIGHWAY ORIENTED. AND THEY TALKED ABOUT YOU HAD A WORK SESSION AND SORT OF ANYONE WAS ON THAT WITH THE COUNCIL TALKING ABOUT A COMMUNITY MIXED USE FOR A GOOD STRETCH OF THE AREA NORTH OF 36. AND THE IDEA THERE IS YOU'D ALLOW MAYBE NOT AS MUCH HEIGHT. YOU'D ALLOW MAYBE MORE SMALL SCALE USES COMPARED TO KIND OF THE THE LARGER, I DON'T WANT TO SAY BIG BOX, BUT LARGER RETAIL AND THE BIG APARTMENT BUILDINGS, WHICH IS WHERE CENTRAL COMMONS IS. SO AT LEAST AT THAT POINT, THERE WAS ENVISIONING TWO DIFFERENT ZONING DISTRICTS BECAUSE THEY'D SERVE SLIGHTLY DIFFERENT PURPOSES. I WOULD SAY AS WE GET INTO OUR COMP PLAN AND WE COME UP WITH THAT SMALL AREA PLAN FOR THE HIGHWAY 36 CORRIDOR, WE MAY DECIDE IN THE END THEY CAN BE THE SAME DISTRICT, AND WE CAN CREATE REGULATIONS THAT WOULD BRANCH BOTH. BUT TO BE SAFE WITH OUR PAST CONVERSATIONS THAT HERE WE'RE SAYING TWO TWO DIFFERENT MIXED USE DISTRICTS. BUT YOU KNOW, THEY'RE RELATED, BUT MAYBE HAVE SOME DIFFERENT REGULATIONS. WE CAN SEE WHERE THAT GOES. OKAY, SO THAT'S YOUR PUD ON BOTH OF THEM TOO. OKAY. OR A FEW, RIGHT? YEAH. OKAY. ANY OTHER QUESTIONS OR. I MEAN, AND I SHOULD HAVE PUT AT THE BEGINNING OF MY COMMENTS EVEN THAT THIS LOOKS REALLY GOOD. AND I'M VERY APPRECIATIVE OF THE, OF THE 
          [00:35:04]
CLEANUP THAT AND THE WORK THAT'S GONE INTO DOING THAT. SO OBVIOUSLY, THERE'S LOTS OF STEPS TO GO THROUGH AND WE BRING THIS BACK TO YOU MULTIPLE TIMES AS WE WORK THROUGH IT. 
          BUT THIS IS A GOOD WE FEEL LIKE WE'RE ON THE RIGHT DIRECTION. WE CAN START BUILDING SOME OTHER PIECES BECAUSE ULTIMATELY WE'LL LOOK AT CHUNKS AND THEN LOOK AT IT AS A WHOLE. IT ALL HAS TO FIT TOGETHER. SO IF WE'RE ON THE RIGHT TRACK WITH THIS, WE CAN START CREATING THOSE USE TABLES, YOU KNOW, GETTING TO A POINT WHERE WE CAN SHOW YOU HOW WE'RE GETTING TO THIS SORT OF LOT AND SITE STANDARD, BECAUSE WE'LL HAVE QUESTIONS AROUND LIKE, LOOK, THERE'S FIVE FEET OF DIFFERENCE BETWEEN THE DISTRICTS THAT USED TO BE HERE AND THE ONE WE'RE PROPOSING AND WE'LL HAVE TO TALK ABOUT, DO WE THINK THAT'S THE RIGHT? CAN WE SHIFT TO FIVE FEET? BUT THOSE ARE THE REALLY DETAILED THINGS THAT AS, AS PLANNING AND ZONING NERDS WE CAN TALK ABOUT FOR THE MONTHS TO COME. AWESOME. HOPE I'M NOT INSULTING YOU BY SAYING YOU'RE PLANNING AND ZONING NERDS. THAT'S A BADGE OF HONOR COMING FROM STAFF. YEAH. YES. 
          WONDERFUL. YEAH. I THINK THIS IS GREAT. GREAT, GOOD. YEP. GOOD. ALL RIGHT. THANKS. OKAY. 
          AND WITH THAT LOOKING, HERE WE ARE AT THE END. DO WE HAVE ANY STAFF UPDATES OF ANY SORT? WE DO NOT. THANK YOU CHAIR. OKAY, COOL. SEEING NOTHING ELSE ON
* This transcript was compiled from uncorrected Closed Captioning.