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From YouTube: Planning and Zoning Commission – July 19, 2023
Description
Regular meeting of the City of Asheville Planning & Zoning Commission.
Access the agenda and other meeting materials at the City of Asheville website: https://www.ashevillenc.gov/department/city-clerk/boards-and-commissions/planning-and-zoning-commission/
Participate before and during the meeting on our public engagement hub: https://publicinput.com/G0704
B
Welcome
everyone
to
the
July
10th
meeting
at
the
end
of
the
Planning
and
Zoning
commission
for
the
city
of
Asheville,
Planning
and
Zoning
commission
will
hear
a
public
comment
on
items
which
are
listed
on
the
agenda.
There
are
also
other
ways
to
provide
public
comment
either
by
phone
voicemail
or
by
email.
Nation
is
listed.
If
you
wish.
B
B
C
B
Miss
Ashley:
we
can
do
these
both
at
once
or
do
we
need
to
do
them
individually?
Okay,
all
right,
any
comments,
questions
revisions
on
those.
A
I
would
like
to
note
that
we
didn't
have
a
July
7th
meeting
so
and
I'm
referring
to
the
June
7th
meeting
minutes
for
level
268
Carter
Street.
The
motion
was
made
to
continue
to
July
7
2023
meeting
and
we
did
not
have
that.
So
it
needs
to
be
rescheduled.
A
B
B
D
B
B
D
B
Great
with
those
two
minor
notes,
I'll
make
a
motion
to
approve
the
minutes
from
both
June
7th
and
June.
21St
you'll
have
a
second.
C
C
B
D
He's
you
know
final
decisions
that
have
been
made
and
understand
that
you
all
know
had
a
lot
of
time
to
really
review
them,
but
regardless
of
the
outcome
of
this
evening,
hoping
that
this
could
be
a
really
productive
discussion
between
you
all
and
the
project
team,
to
talk
through
the
merits
of
the
project
and
to
ask
me
questions
and
get
clarification
on
items.
This
presentation
will
be
a
little
bit
lengthier,
given
that
I
want
to
make
sure
everyone's
on
the
same
page,
with
the
information
being
presented.
D
Understanding
of
the
requirements
of
the
Udo
zoning
code-
and
you
know,
through
the
kind
of
the
scale
and
and
impact
of
the
project,
spend
enough
time
to
to
go
through
it.
That
being
said
well
apply
service,
some
some
prettier
pictures
that
the
applicant
provided
and
then
some
boring
texts
that
I
providing
so
without
further
Ado
the
conditional
zoning
petition
for
project
aspire.
D
It
consists
of
these
three
properties
that
are
bounded
by
Woodfin
and
Oak:
Street
College
Street,
Charlotte
Street
on
the
East
Central
Ave
to
the
west,
and
then
the
I-240
East
exit
ramp.
It's
kind
of
located
in
the
northern
section
of
downtown
slightly
slightly
removed
from
the
core
of
the
downtown,
but
still
located
within
the
CBD
zoning
District.
D
You
can
see
the
existing
conditions
here,
a
little
bit
more
so
again,
it's
this
entire
area
that
consists
of
the
current
YMCA,
the
First
Baptist
Church
of
Asheville
and
the
State
Employee
Credit
Union
bank
and
all
the
surface
parking
in
between
is
the
project
site,
which
is
10.5
acres
in
total.
D
Other
aspects
of
the
zoning
include
that
the
site
is
located
in
the
downtown
design
review
overlay.
It
is
outside
of
the
traditional
downtown
core.
D
D
So
some
background
on
the
projects
kind
of
the
highest
high
elevation,
large-scale
view
of
the
project
is
that
in
total,
approximately
1.1
million
square
feet
of
construction
is
proposed
and
at
this
point,
given
the
conceptual
master
plan,
nature
of
the
project,
but
I'll
speak
to
in
a
little
more
detail
momentarily.
There
are
proposed
ranges
of
those
uses.
That
would
be
the
minimums
and
maximums
being
proposed
on
this
site
so
for
residential
it'd
be
a
minimum
of
400
and
a
maximum
of
650
residential
units.
D
Office
uses
between
133
and
250
000
square
feet,
commercial
uses
between
75
and
120
000
square
feet
and
a
hotel
use
between
165
and
300
guest
rooms,
supporting
all
that
are
is
parking
located
mainly
in
two
different
parking
garages
with
between
sixteen
hundred
and
two
thousand
parking
spaces.
D
So
a
little
more
detail
about
the
scale
and
size
of
these
buildings.
You
can
see
them
labeled
here.
Building
one
through
five
building,
one
being
proposed
is
the
as
a
six-story
building
that
would
have
the
new
YMCA
building
retail
and
commercial
use,
as
well
as
potentially
residential
uses.
Building
two
is.
B
D
Proposed
Hotel
use
on
College
Street,
mainly
on
College
Street,
also
on
Oak
and
Woodfin
and
Charlotte
streets.
That's
proposed
at
about
20
stories
in
height
building,
three,
which
is
shown
as
one
two
buildings.
It's
labeled
as
one
kind
of
shown
as
two.
It
could
be
any
kind
of
combination
of
those,
but
for
all
intents
and
purposes,
is
a
single
single
building.
As
far
as
use
and
and
scale
goes
in,
these
plans
is
a
six-story
tall
building
with
office
and
Commercial
uses.
D
Building
four
along
mainly
Central
Avenue
is
a
19
story.
Tall
proposed
residential
building
with
commercial
and
then
building
five
kind
of
in
the
background
of
the
site
is
six
stories
tall
with
residential
commercials,
that's
kind
of
the
overall
programming
of
the
site.
You
can
see
the
different
colors
corresponding
to
those
uses
with
the
orange
being
the
residential,
the
red
being
the
ground
floor,
commercial
uses,
blue
for
office
Green
for
YMCA
and
then
purple
for
the
bluish
purple
for
the
hotel.
D
The
project
is
proposed
to
be
constructed
in
phases
so
essentially
phase
one
would
consist
of
the
demolition
of
the
Bank
building
at
at
the
Oak
Street
address,
and
that
would
allow
for
the
construction
of
the
hotel
building
and
the
mixed-use
YMCA
building.
As
soon
as
that,
YMCA
building
is,
is
open
and
operational.
The
existing
YMCA
building
can
be
demolished
at
which
time
the
phase
two
construction
would
would
presumably
begin.
D
It
will
consist
of
possibly
between
100
and
200
residential
units
and
75
000
and
120
000
commercial
square
feet
of
commercial
and
I'll
say
possibly
since
the
applicant
has
indicated
that
that
has
some
flexibility
built
into
it,
where
they're
suggesting
that
that
phase
could
either
have
have
that
residential
use
with
that
minimum
ground
floor,
commercial
or
could
potentially
not
have
residential
and
have
more
commercial
use.
D
Phase
two
located
on
the
western
part
of
the
site
would
have
the
majority
of
the
residential
uses
between
300
and
450
units
office
between
125
and
218,
000
square
feet,
commercial
between
30,
000
and
88
000
square
feet
and
then
parking
between
900
and
1100
spaces,
mainly
located
in
this
proposed
structured
parking
deck.
That
is
wrapped
by
building
number
five.
D
So,
as
hinted
at
and
then
talked
about
a
little
bit
informally
beforehand,
is
this
proposed
review
process
for
this
conditional
zoning
is
something
that's
a
little
bit
unique
in
regards
to
the
projects
that
are
typically
reviewed
by
you
all
and
end
up
going
before
city
council
for
a
conditional
zoning
approval.
D
D
However,
specific
details
about
design,
Heights,
specific
number
of
uses
and
units,
as
you
saw,
would
be
in
ranges
rather
than
specific
numbers,
the
idea
of
which,
being
this
would
allow
some
flexibility,
so
that
I'm,
following
the
presumed
adoption
of
this
conditional
zoning,
the
project
could
return
in
phases
and
be
reviewed
in
more
detail
at
a
later
date
through
the
final
TRC
review
process,
and
each
of
those
phases
would
not
necessarily
have
to
return
the
city
council
for
an
amendment
to
the
conditional
zoning.
D
As
long
as
the
plans
met
the
overall
parameters
established
in
this
conceptual
master
plan
entitlement
process,
it
would
require
a
review
and
approval
by
the
design.
Review
Committee,
as
well
as
a
ministerial
site
plan
review
and
approval
by
the
planning.
Zoning
Commission
and
the
DRC
review,
as
proposed
and
kind
of
requested
it
by
the
applicant
and
detailed
in
the
project.
Conditions
would
be
limited
to
the
design
and
appearance
of
the
proposed
buildings
and
would
not
materially
affect
the
entitlement
conveyed
through
the
conditional
zoning
process.
D
So
now
can
I
get
a
little
more
in
the
nuts
and
bolts
of
of
the
zoning,
just
mainly
based
around
the
CBD
form
code
district,
with
some
overlay
for
the
hotel
overlay
District
that
modifies
some
of
the
zoning,
but
essentially
in
in
the
CBD.
There
are
really
no
density
or
structure,
size,
impervious
surface
lot,
size
or
width
requirements.
D
There
are
minimum
and
maximum
setbacks
in
the
front
of
zero
feet,
except
you
know
where
buildings
meet
the
sidewalks
and
create
an
urban
streetscape.
The
project
is
requesting
a
modification
for
that
front.
Yard
setback,
but
their
intent
really
is
to
have
buildings
front
on
the
sidewalk
and
be
connected
to
those
streetscape
amenities
regarding
a
step
back
of
buildings.
So
what
is
required
is
a
minimum
10
foot
deep
step
back
at
the
street
Wall
height
along
at
least
two-thirds
of
the
building's
facade.
D
So
basically,
what
that
means
is
that
at
a
certain
height
at
the
front
of
the
building,
you
have
to
kind
of
Step
the
building
back
at
least
10
feet
so
that
there's
some
relief
at
the
ground
floor
visually.
This
require
this
requirement
applies
to
rights
of
ways
less
than
75
feet
wide,
so
would
actually
only
apply
to
building
number
four,
the
large
Residential
Building
on
Central
Avenue.
D
The
project
is
Seeking
a
modification
for
that
requirement
to
provide
a
five
foot
wide
step
back
instead
of
the
required
10
foot
wide
step
back.
Other
requirements
are
for
buildings
that
are
explicitly
taller
than
75
feet
in
height.
In
that
a
side
step
back
that
equals
half
of
the
width
of
the
facade
is
required
and
the
project
is
Seeking
a
modification
for
that
zoning
requirement.
D
Furthermore,
for
floors
above
75
feet
in
height
the
maximum
horizontal
wall
dimension
in
any
Dimension,
any
direction
is
limited
to
145
feet.
The
project
is
Seeking,
a
modification
for
that
maximum
horizontal
wall
dimension
for
floors
above
75
feet
in
height,
but
not
to
exceed
the
following.
So
those
are
enumerated
and
range
between
240
feet
to
280
feet
in
in
length.
So
that's
about
100
feet
over
the
maximum,
currently
Allowed
by
right
in
the
CBD
district.
D
D
Street
buffer
is
required
for
vehicle
use
areas
in
parking,
lots
that
are
within
50
feet
of
the
edge
of
the
street
and
over
4
000
square
feet
in
size
tree
canopy
preservation
requirements
are
required.
Still
the
site
is
located
in
the
downtown
resource
area
and
the
project
is
Class
A.
Those
requirements
can
be
met
in
the
future
phases
of
the
project
through
a
combination
of
existing
tree
preservation,
new
tree
plantings
or
a
payment
in
fee
of
loom.
D
So,
regarding
the
transportation
elements
of
the
project,
something
that
staff
and
the
project
team
have
worked
really
closely
on
in
conjunction
with
staff
from
the
Transportation
Department
as
well,
to
try
to
maximize
the
ability
of
the
project
to
enhance
the
the
bike
and
pedestrian
networks
around
the
area.
There
are
existing
sidewalks
around
the
around
the
site.
They
are
somewhat
not
someone
minimal
as
existing
today.
D
Some
are
certainly
not
as
wide
as
as
the
required
10
foot
wide
minimum
for
new
projects,
so
this
project
would
seek
to
enhance
that
streetscape
and
the
sidewalk
widths
around
the
project
site.
D
So
I'll
start
with
kind
of
talking
about
the
sidewalk
elements
and
then
move
on
to
the
bike
facilities,
so
Charlotte
Charlotte
Street
that
fronts,
the
project
on
the
East
is
proposed
to
have
an
11
foot
wide
sidewalk
with
tree
grates
integrated
into
the
sidewalk
College
Street,
which
is
along
the
southern
portion
of
the
site
for
a
relatively
short
distance
of
the
project.
D
He's
proposed
at
14
feet
wide
with
tree
grates,
as
well
as
an
eight
foot,
wide
bus,
stop
area
Oak
and
Woodfin
Street,
which
is
probably
the
longest
length
Frontage
along
the
the
project,
is
proposed
in
a
way
that
continues
the
existing
character
of
that
street,
which
has
a
relatively
wide
around
about
seven
feet
wide
planting
strip.
So
this
project
would
maintain
that
character,
which
is
found
Elsewhere
on
the
street
and
on
the
other
side
of
the
street,
and
have
a
wider
sidewalk
bin.
D
D
I'll
note
that
the
sidewalks
and
proposed
bike
facilities
would
be
mostly
located
in
the
right-of-way
in
the
event
that
some
of
them,
some
of
the
sidewalks,
are
on
private
property.
The
applicant
is
proposing
that
you
know
buildings
would
extend
perhaps
over
the
sidewalk,
where
it
is
on
private
property,
but
above
a
minimal,
clear
Zone
as
specified
in
building
codes,
and
they
may
also
have
basements
below
up
to
the
property
line,
but
that
is
a
way
to
kind
of
maximize
the
buildable
area
of
the
site,
while
also
providing
these
these
wider
amenities,
as
well.
D
D
Essentially,
these
are
elements
that
that
are
protected
by
by
a
curb
or
other
barriers,
they're
integrated
into
the
into
the
sidewalk
in
streetscape
they're,
not
they're,
not
on
on
Street
facilities,
so
they
have
they're
more
substantial
in
simply
adding
a
painted
Lane
to
the
street.
These
would
likely
sit
between
the
street
and
the
sidewalk.
D
Essentially,
these
are
at
a
minimum
width
of
five
feet
with
a
six
foot
wide
typical
width
and
they
exist
along
Charlotte
and
college
streets.
So
it
would
help
to
bridge
some
of
those
gaps
that
exist
currently
where
we
have
bike
Lanes
north
of
I-240,
on
Charlotte,
Street
and
also
west
of
the
project
site
passed
that
roundabout
on
College
Street,
where
bike
Lanes
begin
again.
So
this
would
propose
to
kind
of
fill
in
that
that
missing
L-shaped
Gap
in
that
Network
as
you
enter,
the
city's
downtown,
both
Charlton
College
streets
are
served
by
bus
transit.
D
There's
a
bus
stop
on
College
Street
near
the
corner
of
Oak
Street,
with
a
very
minimal
bus
shelter,
as
well
as
a
bus,
stop
on
Charlotte
Street
near
the
corner
of
I-240
I-240's
East
off
ramp.
That
has
no
shelter
the
project
proposes
to
improve
both
of
these
Transit
stops
to
bus
shelters
to
be
designed
based
on
the
standard
City
specifications.
D
And
then
some
of
these
items
delve
more
into
the
project
conditions
that
have
been
agreed
to
by
the
by
the
applicants
so
but
a
lot
of
that
kind
of
flushes
out
some
of
the
detail
that
the
project
is
proposing,
one
of
which
is
a
standard
condition
regarding
the
traffic
impact
analysis,
that's
required
to
be
conducted
for
a
project
of
the
scale
and
done
through
the
ncdot
process,
where
the
project
shall
Implement
those
recommendations
identified.
D
So
those
are
things
like
if
they
need
to
re-time
a
traffic
signal
or
add
a
traffic
signal
or
a
turn
lane
a
fairly
typical,
mostly
vehicular,
based
approaches
to
traffic.
However,
the
applicants
agreed
to
some
additional
conditions
that
would
help
to
address
items
regarding
pedestrian
delivery.
D
You
know
TDM
approaches
to
to
parking
the
first
one
being
trying
to
mitigate
the
potential
for
impacts
with
the
various
curb
Cuts
being
proposed
for
the
entire
master
plan,
to
make
sure
that
there
are
no
significant,
backups
or
degradation
of
intersections.
That
would
that
would
negatively
impact
the
surrounding
area
or
the
project
itself.
D
The
consideration
of
a
freight
and
Service
delivery,
access
to
minimized,
impacts
to
adjacent
roadways.
So
a
way
for
you
know,
delivery
to
happen
in
a
way
that
that
is
the
most
efficient
and
least
impactful
to
the
ceramic
roadways
and
and
not
cause
any
backing
up
along
any
of
the
streets.
D
The
consideration
of
a
transportation
demand
management
and
parking
management
plan
to
discourage
single
occupancy
vehicle
usage
and
a
further
evaluation
of
improvements
to
The
Pedestrian
connectivity
Network,
including
the
considerations
of
new
crosswalks
as
necessary
as
I,
think
as
the
design
gets
further
evolved
and
the
buildings
move
forward
into
the
new
into
the
next
phase
of
review,
a
better
understanding
of
where
entrances
are
where
pedestrian
desire
lines
would
be.
It's
going
to
be
really
critical
to
the
success
of
the
projects.
D
Many
folks
will
be
Crossing,
Oak
and
Woodfin
Street
to
get
into
the
downtown
core
and
and
trying
to
design
this
bike
connection
pedestrian
Connections
in
a
way
that
facilitates
a
safe
Crossing
of
that
roadway
would
be
an
important
consideration
of
that
and
some
of
the
final
conditions.
These
are
more
related
to
things
that
the
project
is
providing
and
kind
of,
I
guess
proffering
for
lack
of
a
better
word,
one
of
which
is
a
minimum
of
20
of
the
residential
units
in
both
phases
to
be
designated
affordable
to
those
earning
at
or
below
80
Ami.
D
As
noted
on
the
Project's
master
plan,
conceptual
drawings
approximately
well,
there
are
ground
floor,
commercial
and
Retail
uses
proposed,
and
these
would
be
a
minimum
of
75
percent
for
the
majority
of
the
buildings.
It's
further
further
detailed
in
the
actual
project
conditions
document
that
about
50
would
apply
to
the
hotel
building
on
the
public
Street
facing
ground
floor
facades
for
each
of
those
buildings
in
that
vehicle
access
and
service
areas
are
excluded
from
that
total.
D
That
is,
for
the
most
part
above
and
beyond,
what's
required
in
in
the
CBD
code
for
non-hotel
buildings,
it's
something
that
the
project
team
has
been
proposing,
and
this
is
a
way
to
kind
of
codify
those.
Those
suggestions
and
understanding
that
that
kind
of
activation
and
activity
at
the
ground
floor
of
these
buildings
is
is
a
huge
value
to
the
city
and
the
residents
so
that
that's
what
that
is
trying
to
address.
D
At
the
time
of
the
adoption
of
the
conditional
zoning,
the
project
will
will
use
best
efforts
to
utilize
green
storm
water
infrastructure
devices
and
thus
could
include
items
such
as
rain,
Gardens,
green
roofs,
bio
squales,
to
manage
the
storm
water
quality
before
it
ends
up
in
the
in
the
storm
water
system.
D
D
They
include
modifications
to
the
front
yard
setback
for
buildings,
the
required
10
foot,
wide
step
back
for
the
building
on
Central
Avenue,
but
with
a
minimum
five
foot
wide
step
back
the
floor
plates
that
would
be
in
excess
of
the
maximum
40
of
the
lot
area
so
essentially
take
the
entire
site
and
above
75
feet
in
height.
Basically,
40
of
the
site
can't
be
buildings
above
75
feet
in
height,
I,
think
some
of
that
calculation
is
still
TBD
from
the
the
applicant
team,
but
that
is
a
modification
be
requested
in
case.
D
D
Essentially,
this
language
could
be
could
be
modified
to
be
a
little
more
clear,
but
essentially,
what's
being
shown
is
the
required
code
and
then
the
underlying
portion
is
talking
about
the
part
that's
being
modified,
so
typically
for
hotels
that
are
wider
than
50
feet
and
the
CBD
half
of
the
street
facing
facade
is
required
to
be
set
aside
as
a
separate
occupiable
storefront
between
15
at
least
15
feet,
deep
on
average
of
20
feet
deep
with
a
separate
public
entrance.
So
these
are
separate
uses
like
a
separate
store
or
restaurant.
D
D
To
note
that
the
exception
would
apply
to
Charlotte
Street,
which
may
have
an
active
facade
design
in
lieu
of
the
what's
being
called
the
liner
or
the
ground
floor
use,
which
is
really
a
function
of
limited
depths
of
the
parking
structure
behind
it
also
notice
the
projects
Hotel
does
not
use
the
full
area
of
the
hotel
overlay
district
and
that
the
guidelines
above
apply
to
the
hotel
use
only
because
that
might
be
cleaned
up
at
some
point.
But
that
kind
of
helps
explain
the
impetus
for
those
two
technical
modifications.
D
Overall,
the
project
is
consistent
with
the
future
land
use
designation
of
of
downtown,
which
you
know,
talks
a
lot
about
a
lot
of
different
things
or
really
the
idea
being
that
new
development
revitalizes
the
edges
of
downtown
and
and
connects
to
the
core
within
field
development,
which
this
project
is
seeking
to
do.
D
Also
that
you
know
residential
areas
benefit
by
having
full-time
residents
that
the
downtown
population
growing
is
a
benefit
to
the
city
and
to
the
downtown
downtown,
is
sustainable
and
resilient
a
place
to
work,
relax
and
visit
among
a
vibrant
and
engaging
Urban
environment
that
the
downtown
is
a
hub
of
the
city's
transit
system.
Supports
this
pedestrian
and
bicycle
facilities
should
be
a
priority.
D
D
A
lot
of
elements
talked
about
items
that
we're
discussing
tonight,
such
as
the
ability
to
create
a
high
quality
public
Realm,
looking
at
the
reduction
of
interior
Street
widths,
improving
the
gateway
to
downtown
via
Charlotte
Street,
with
this
project
inviting
people
into
the
site
and
through
it,
instead
of
just
around
it
celebrating
The
Eclectic
nature
of
the
First
Baptist
Church
and
incorporating
that
into
the
design
of
the
new
buildings
and
some
massing
considerations
that
the
project
has
has
responded
to,
such
as
flipping
flipping
the
step
back
on
the
upper
stories
of
the
tallest
buildings.
D
The
project
was
also
informally
reviewed
by
the
multimodal
Transportation
Commission
on
April
26th.
We're
different
opportunities
to
enhance
the
multimetal
connections
through
the
area
of
downtown
were
discussed,
including
elements
such
as
sidewalks
bike
facilities
and
enhanced
Transit
service
project
was
informally
reviewed
at
the
downtown
Commission
meeting
on
May
12th.
D
The
project
was
reviewed
and
approved
with
conditions
at
the
May
18th
design.
Review
Committee
I
do
want
to
have
those
conditions
available
to
relate
to
you
all
they.
They
varied
between
design,
oriented,
site-oriented
and
other
aspects
of
the
project.
So
thinking
about
different
architectural
precedence
in
the
area
of
this
this
area
of
downtown
and
that
the
project
could
include
a
broad
range
of
architectural
Styles
and
responses.
D
Thinking
about
how
the
project
could
exceed
the
minimum
Udo
requirements
for
sidewalk
widths
such
as
such,
as
is
being
proposed
currently
that
the
projects
should
prioritize
green
storm
water
infrastructure,
which
the
projects
states
that
they
they
would
like
to
do
and
look
for
opportunities
to
do
so.
But
the
project
protects
as
many
trees
as
possible
and
that
future
plannings
exceed
the
size
and
number
as
required
in
the
Udo,
that
the
project
considers
the
building's
pedestrian
scale
articulation
and
engagement
along
Central
Ave,
College,
Street
and
Charlotte
Street
estimated.
D
And
that
is
where
we
have
kind
of
that
that
ramp
right
turn
as
we're
heading
down,
Charlotte
Street
and
turning
right
on
the
College
Street.
If
that
ever
were
to
be
modified
or
removed
or
turned
into
just
a
regular
intersection.
D
As
mentioned
earlier,
staff
is
generally
supportive
of
the
project,
but
recommends
a
continuance
at
this
time
in
order
to
work
with
the
applicant
team
to
address
an
outstanding
concerns,
some
of
which
have
been
you
know
better
address
like
the
streetscape,
some
of
which
still
remain,
such
as
the
building
massing,
the
technical
modifications
being
requested
and
the
project
conditions
document,
and,
as
also
mentioned
earlier,
just
given
the
timing
of
the
project
and
the
time
of
review
that
you've
had
with
this
information
recommended
continuance
seems
like
the
fair
option,
giving
the
scope
and
scale
of
this
proposed
project.
D
And
that
concludes
my
presentation
on
the
god.
The
answer
any
questions-
applicants
like
I
mentioned
is
also
here
with
us
this
evening
and
is
able
to
provide
more
information
than
I
that
I
might
be
able
to
as
well.
B
Thank
you
very
much
Mr
Palmquist.
That
was
definitely
a
thorough
and
detailed
review
of
project.
Any
comments
or
immediate
questions.
I
guess
from
the
commission.
C
Yes,
thank
you
and
I
know.
There's
been
a
lot
of
work
hours
from
you
and
the
planning
team
on
this.
So
thank
you
for
that.
Oh
I
got
three
quick
comments.
The
first
one
is
I've
mentioned
this
before
I
know,
fee
and
Lou
for
tree
plantings.
I
would
like
I
know
it's
not
right
now,
but
in
the
future.
When
that
does
come
up,
we
use
that
option.