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09-24-2019 Special Joint Strategic Planning Meeting7 CITY COUNCIL SPECIAL JOINT STRATEGIC PLANNING MEETING WITH PLANNING BOARD 300 WEST CROWELL STREET MONROE, NORTH CAROLINA 28112 SEPTEMBER 24, 2019 — 4:30 P.M. AGENDA www.monroene.or! 1. Transform Monroe -Rewrite to Unified Development Ordinance Update City Council Special Joint Strategic Planning Meeting September 24, 2019 Page 145 CITY OF MONROE SPECIAL JOINT STRATEGIC MEETING MONROE CITY COUNCIL PLANNING BOARD SEPTEMBER 24, 2019 MINUTES The City Council of the City of Monroe, North Carolina, met in a Special Joint Strategic Meeting with the Planning Board of the City of Monroe, North Carolina located at 300 West Crowell Street in Monroe, North Carolina at 4:30 p.m. on September 24, 2019, with Mayor Bobby Kilgore presiding. City Council Mayor Bobby Kilgore, Mayor Pro Tem Gary Anderson, Council Member Present: Surluta Anthony, Council Member Marion Holloway, Council Member Lynn Keziah, Council Member Franco McGee, City Manager E. L. Faison, City Attorney S. Mujeeb Shah -Khan and City Clerk Bridgette Robinson. City Council Council Member Billy Jordan. Absent: Planning Board Chairman Russ Asti, Mary Ann Rasberry (late), Drew Lawrence, Edith Present: Covington, Richard Yercheck, John Ashcraft, John Harris and Renee Hartis. Planning Board Vickie Greene. Absent: Visitors: Assistant City Manager Brian Borne, Bruce Bounds, Lisa Stiwinter, Doug Britt, Ashley Britt and Maryann Brown Pete Hovanec and Anthony Cicero (Intern), Kimley Horn and Associates: Kelley Klepper, Project Manager and James Ehrmann. Item No. 1. Transform Monroe -Rewrite to Unified Development Ordinance Update. Mayor Kilgore called the City Council Special Joint Strategic Meeting of September 24, 2019 to order at 4:32 p.m. A quorum was present. Chairman Russ Asti called this Special Joint Planning Board Meeting to order. A quorum was present. Lisa Stiwinter welcomed everyone to this meeting. She said this is just another meeting to keep everyone in the loop of where we are with the Unified Development Ordinance (UDO) rewrite. She said the focus tonight is going to be mixed -use districts and our proposed districts, what they are and how they work and function. She said Kelley and James from Kimley Horn are here again. ,,. Mr. Kelley Klepper thanked everyone for coming and said he and James are going to tag team tonight. He said there is a lot of information in front of you. He said you actually have a copy of Special Planning Board and City Council Meeting September 24, 2019 Page 146 the PowerPoint presentation in front of you. He said they have made some changes but they will make sure Lisa has a copy. Mr. Klepper said he wanted to talk about the mixed -use code components of the UDO. He provided a background as far as what a mixed -use district is. He said it is a new way of thinking as far as zoning is concerned. Mr. Ehrmann came forward and displayed the current zoning code outline, about 17 sections, and the new proposed UDO outline on the right, about 10 sections. He said tonight they will be discussing Section 5 — Mixed -Used Districts. Mr. Ehrmann said the Forward Monroe Plan designated several mixed -use centers throughout the City. A map was provided which showed all the centers in the City. He said where there is a circled designation is where the Forward Monroe Plan envisions the mixed -use centers occurring, as well as a dynamic mixed -use downtown. He said when we go through this, apply GIS technology and bring up all the different parcels in the City, we get a new glimpse of the different sections of town where we might envision some of these mixed -use centers occurring. Mr. Ehrmann said we have had discussions on several different types of mixed -use centers, including a downtown area and some of the regional and neighborhood -level mixed -use centers that you see on the screen. Mr. Ehrmann said mixed -use is a different way to think about zoning. He said a lot of the (W"' traditional zoning aspects have been separating uses, making sure something is here and something is there. He said mixed -use allows for a more dynamic mix of uses that occur to create environments often times you hear as fun to live, work and play in. He said Kelley will talk a little more about what exactly a mixed -use code entails. Mr. Klepper said a mixed -use code is a form -based code. He said the reason they call it a mixed - use code is because there are traditional form -based codes which give more design development and some things that can be overly complex. He said the last thing you want to do is complicate your code. He said a lot of people hear the term form -based code and automatically get turned off because they think it is something snooty. He said we are not going to go that route. He said mixed -use codes are a little bit more user-friendly, more down-to-earth, because it really is a mixed -use code. He said we are talking about a mix of uses, and a mix of building and design standards. He said at the heart of it, it has a lot of elements of a form -based code. He said mixed -use codes look at the vertical and horizontal mixture of uses. He said you may envision something in your Downtown, such as law offices or restaurants on the first floor and apartments or offices up above. He said you may have those in a block that is an office in one and a multi -family in another. He said what we are trying to do is actually create incentives for that type of development. He said instead of something being a single -shopping center or a single - office type of use, in certain areas we want to try and get that mixture. He said there are a couple of things that happened from that in the sense that a lot of those uses play off of each other anyway so why not put them together. He said people can park once, walk and do multiple things even better. He said if someone can live in the same place where they are going to go to a restaurant, Special Planning Board and City Council Meeting September 24, 2019 Page 147 maybe not all the time but some of the time, you are keeping cars off the street. He said you are encouraging people to walk or to bike, or just relax and stay put instead of having to drive 10 or 20 miles to go from one place to another. He said we are trying to create some sort of nodes or pods that you can do this. He said in some places people may want to make the entire city a form - based code or mixed -use. He said the first thing they tell you is don't do a city-wide form -based code. He said some places may say you can do it but you just have to be creative about it. He said their approach has found that it's better if it is focused in on certain areas. He said instead of it kind of diluting out and being haphazard, let's look at those centers that really make something happen. He said when you start looking at Forward Monroe and where those centers were set up, you might lay the ground work so this works hand and glove and it is perfect for that. Mr. Klepper said when you start looking at conventional zoning, you typically see density, uses, floor area ratios, parking, and setbacks. He said typically there is a minimum setback that says for a commercial shopping center it has to be 50 feet off the back of the road. Or, he said there is a minimum of 2.5 parking spaces per 1,000 square feet of retail space. He said you start seeing things like that. He said what we typically start to look at from a form -based code is that you still have some densities, you still have the overall floor area ratios or how much commercial you can put on that property. But, he said you are really starting to focus in on where the buildings are placed, how they interact with each other, and looking at architectural features. He said what we have talked about a lot of times are active use or pedestrian areas. He said the pedestrian in this case is king. He said we are still designing and working with automobiles; we are not going to get rid of those. He said even with autonomous vehicles, you are still going to have the cars go somewhere for parking. He said instead of having the buildings set way back off of Independence (4W., or some other roads, and all parking up -front, now we are saying let's pull the buildings up a little closer. He said let's make the buildings look a little different. He said when we pull the buildings up, we are not saying that every square inch of that building has to be up on the road. He said there are some ideas and things to make it unique. IM Mr. Klepper said three (3) basic components make up a mixed -use code. He said there is a map which they call a regulating map or implementation map. He said it is a fancy word for a zoning map. He said the map would show where the districts are. He said there will be a table of standards on the map. He said there will be information that Lisa, Keri and Doug can look at and tell someone what they can do and where they have to do it. He said this table is clearly identified, very simple and very easy. He said we do talk about uses, we start to blend some of those, but we are trying to keep it more focused and broad -based at that point. Mr. Ehrmann said the core of basic concepts of the mixed -use districts will be the implementing map with the standards which they hope will provide predictability but at the same time seek those dynamic live, work, and play mixtures that we all want to see in a community. He said in the handouts we talk about the different type of districts that we are developing currently. He said currently there is the thought of doing a Downtown Central with a gateway, and some community corridors where you might have neighborhood -style retail, a regional corridor where you might Special Planning Board and City Council Meeting September 24, 2019 Page 148 have more regional -style development to give you a wider selection of customers and uses, and a medical district around the hospital as designated on Forward Monroe as well. Mr. Ehrmann said some of the core concepts that we will dive a little bit further into tonight on form -based codes are going to include things like building placement. He said traditional codes are focused on setbacks ---it has to be at least 20 feet back and 10 feet from the rear. He said building placement is going to talk more about providing a sliding scale of where these buildings can be placed, trying to get them further up towards the sidewalk, and creating more inviting pedestrian experiences for everyone. He said when you combine this with a parking placement standard as well and walking about in certain districts, it may not make sense to have a large parking lot in front of the building. He said maybe have these in the back or on the side. He said all of these decisions are going to be kind of based upon what we are looking at, what is on the Lground and what we want to see as a community. Mr. Ehrmann said we looked at these districts and developed these standards and talked about building form and how it relates to the street and the pedestrian experience. He said they are going to go through and develop those standards to develop a feel and unique character that we would like to see. Mr. Ehrmann said instead of having a lot of separated uses that are kind of dry and closes at 5:00 pm, you might have some more dynamic uses, more exciting things going on in town. He said this is something that you would like to see out of a form -based code in a mixed -use center. Mr. Ehrmann said bringing buildings closer to the street, creating a walkable experience for the pedestrians, creating a safer environment and being mindful about where we place parking. He said bicyclists will be taken into consideration as well. Mr. Ehrmann said the goal for this is talking about, not only horizontal mixtures of uses but also those vertical mixture of uses as well, getting back to a lot of things we saw in communities growing up. There might be shops on the bottom with pedestrian housing on top. He said these are a lot of things the mixed -use centers and the form -based codes are going to address. Mr. Klepper said with our conventional zoning codes we typically don't think about the roadways themselves. He said we start from the back of the sidewalk or the right-of-way and then move backwards. He said this is one of the focuses of conventional code. He said the code is really saying what is going on in that individual lot and how does it relate to the sidewalk and the street. He said there is a context that does with the street -types as well. He said if it is something like Independence vs. some of these other streets, there are different standards that we start to take into consideration. He said we are not going to have a mixed -use, multi -family building on the corner of a six (6) lane road right up front. He said when we are developing the codes, we are looking at the streets, the access, and the neighborhood as a whole ---not just the individual use itself. He said that is a big part of this because everything interacts at the end of the day. He said you think about the building interacting with the sidewalk which interacts with the street. He said by the way, we Special Planning Board and City Council Meeting September 24, 2019 Page 149 have street trees, landscaping, shade structures and signage. He said all of these things kind of come together. He said we want to make sure we are focusing in on some of that. Mr. Ehrmann said one of the concepts that helps them develop that thought process is the building height and how we approach building heights. He said traditionally what you might have seen in a lot of codes is talking about height in terms of feet. He said a lot of times when we are talking about mixed -use centers a better way to define those is actually dividing buildings with stories. He said there is still some sort of foot scale associated with how high a story can be but what you get to see is a lot more creative uses of those buildings. He said you might see some sort of habitable space on the roofs and how you can define how those all work together. He said that is one of the core concepts that we have. Mr. Ehrmann said a second concept that we have in the form -based codes that you often see is building placement. He said we have discussed this a little bit and it is not only about setbacks, it's how the building addresses the street, how it addresses the public realm and making sure that it is an inviting pedestrian experience. He said there are a few different concepts and phrases that you will see with building placement. He said some of those might be things such as a build -to percentage, which may be how much the building has to actually abut the sidewalk before you can come back a little bit to allow possibly something like a sidewalk cafe or an active use area or pedestrian area. He said we might also talk about the linear building width. He said this achieves a similar concept to something like a setback but it really is kind of addressing different things. He said we are trying to address that public realm. (4m., Mr. Klepper said typically what you see with conventional districts are 25-foot setback. He said this means that every portion of that building is supposed to be set back 25-feet, no encroachments, no appendages or anything else. He said we are trying to go away from that and say, part of that has to be closer, but some of it can be kind of recessed at that point. He said you also don't get the standard, box types of buildings. He said you start seeing a little bit more unique, inviting buildings along the way as well. Mr. Ehrmann said another aspect with form -based codes is discussions on architectural standards as well. He said every community is different but this is always something that we have to weigh out as we go into a different community. He said a lot of the concepts remain the same. He said with these architectural standards you will often see is discussions of transparency or fenestration, which talks about the percentage of doors and windows on a building, and that correlates to blank wall areas on buildings as well. He said if you are a planner or architect and you are walking around town and you see a building with a very large blank wall, you think that is a boring building to look at. He said this all goes back to that concept of making things visually appealing. He said we can code things in these mixed -use areas and mixed -use districts to address and alleviate some of those architectural -style concerns that we see communities have often. Mr. Klepper said what they are trying to say if a building is fronting a public street, even though it may not be the front of the building, we want it to look like there is something going on there. Mr. Klepper said the term public realm is literally from the back of the sidewalk across the street to the other sidewalk itself. He said once a building area starts moving back, that is when we get Special Planning Board and City Council Meeting September 24, 2019 Page 150 into those private realm standards. He said we ask how wide are the sidewalks, is it a multi -use trail, what about street trees, what about on -street parking, what about travel lanes and how does it interface with those buildings again? He said if it is a corridor lot, how is it interfacing with between the sides of those buildings and the two (2) streets themselves? He said this is what we are talking about when we get into the public realm components. He said some of this is going to require that the City actually change some of their engineering standards. He said we are not talking about a lot of change but some sidewalks may start to get wider. He said we may start looking at certain areas having more street trees or different widths of the landscaped area between the back of the curb and the sidewalk itself. He said we also look at those areas that we have between the sidewalk and the street, what is that safe feeling that people have when they are walking. He said the last thing you want to do is have cars whizzing by at 50 MPH and you have a 3-foot piece of grass between you and those cars. He said if you do not feel comfortable on that street, you are not going to use it. He said if you are not walking down that street, what is going on with the building. Mr. Ehrmann said the other concept we need to talk about is Building Form Standards. He said this is where we get into some of those design standards that we alluded to before. He said using terms like siting or building placement, frontage types, where the parking can be located, how we address the streets with sidewalks, landscaping, and architecture. He said a lot of form -based codes are going to try and create that open environment to make people want to walk down the street. He said we want to utilize those buildings, we don't want things sitting vacant, and we don't want cars whizzing by at 50 MPH with skinny sidewalks, etc. He said the code really, when set up correctly, is going to take care of a lot of those instances and worries and alleviate those concerns as well. Mr. Klepper said one of the things that you are going to see in these mixed -use areas is that parking is not going to be in the front. He said there are a few districts that say some parking is probably okay but we really prefer to see the parking on the sides or rear of the building. He said we understand that we cannot put everything in the back. Mr. Klepper said we are looking at building placement, parking placement and building form, so now Lisa, Doug and Keri get to be a little busier in certain areas. He said they will be coming to everyone with a little bit more information as part of these developments are coming forward. He 4 said at the end of the day, they will be showing you a map showing a specific mixed -use area and the standards and showing how they will be applied. He said you will be seeing a lot more information coming out with these projects. Mr. Klepper said once we get back into the conventional code, there are still the conventional standards. He said you have to be very careful not to mix and match those mixed -use areas and the conventional. He said the map has to be very clear, which they are working on. He said the map has to be very precise and we are working with City staff on the GIS bases so that it is a parcel base. He said we will know exactly if your parcel is in a mixed -use district or not. He said if it is, what is it? He said we are creating a data base that will be very easily used by City Staff. He said we are actually color coordinating the standards in the codes. He said if you see the blue on the Special Planning Board and City Council Meeting September 24, 2019 Page 151 map for the Downtown Mixed -Use, the information that is in the code will be in the same color blue. Mr. Klepper asked if there were any questions. Council Member Lynn Keziah said there is a lot of that going on in Mint Hill. He said they have buildings on the front and parking in the back. He said the Harris Teeter Center is in the back but Publix across the street has their building front and center. Mr. Klepper said it can be done very easily. He said there are about 300+ communities across the country and there are more every day that are going to a mixed -use code or a form -base code. Council Member Franco McGee said it seems to be going on in South Charlotte with all the redevelopment. He said it is very pedestrian -friendly, very nice. Mr. Klepper said we actually are seeing an increase in property values with that as well. Mr. Klepper said they were now going to focus in on the Downtown Central Mixed -Use area. Mr. Ehrmann presented a map of the Downtown Central and the Downtown Gateway. He said the dark blue represents one district and the lighter blue represents another district. He said both of these districts will have different types of standards. He said you might want to see buildings a little closer to the sidewalks and more dense -type development in the core of the Downtown. He said as you spread out and come away from the Downtown Central business district, maybe the buildings start to recede a little bit off, maybe more green space, maybe more parks and maybe more incentives to do things like urban open space areas for people to enjoy. He said these are all things they have taken into consideration when we talk about the standards, the height and how much of the building has to cover a lot. He said those are a lot of things they are thinking through now in terms of setting up those district standards. He said this is a good illustration of what the map could look like and the parcels that would apply to that map as well. Mr. Klepper said knowing that you will have the Downtown Central and Gateway area, he asked how many pages of code do you think there would be at this point? He said there are only three (3) but this does not include parking and signage. He said with the map, this is all you will need to know about development in that area. Council Member McGee said there have been a lot of ambiguous issues that people have had with 4 the codes and interpreting the codes. He asked if the new codes would be cut and dry. Mr. Klepper said his interpretation is that building placement in the Downtown Central front or street side is 0- 5 feet. He said that is what you have to work with. He said the side is 0-20 feet. He is not saying that everybody has to be the same but you have the ability to be a little flexible. He said there will be some people who will want to do something different. He said there is a design alternative process which is a variance process. Mr. Klepper said there are three (3) types of landscaping that can be provided: a green, a common or a square. He said we actually define what they are and give visual images of the typical size, the placement and what those look like in general. 4W Mr. Klepper said for architectural standards there is a 30% transparency for each story of the building. He said we are not going by straight height anymore for a story. He said a first story is Special Planning Board and City Council Meeting September 24, 2019 Page 152 12-15 feet. He said people may hear 35 or 36 feet for a building height and think it is three (3) stories. He said it would be two (2) stories because modern construction, especially in commercial or office, is about a 15-feet first floor and then you are getting 10-12 feet above. He said you can vary the heights of the stories depending on the types of use. He said if we are encouraging mixed - use, we realize that first floor is going to be certain general range and if you go residential vs. office, they are going to be a little different. He said you have to look at what is that actual, habitable space that people can occupy. Council Member McGee asked about incentives to try and get more mixed -use in a certain area and if we are going to have the same type of businesses in one area. Mr. Klepper said we are hesitant because market will dictate a lot of times. He said what we start getting into is the allowance of restaurant plus office, etc., so that somebody would not be delegated to a certain area to do an office. He said when we are talking about Downtown or some of the other areas, the incentives are there to do some, but we are not going to say that we already have three (3) doctor offices so we cannot do that. He said he did not think the City Attorney would allow us to do that. Planning Board Member Edith Covington asked if daycare centers would be allowed in the Downtown Central or Downtown Gateway area. Mr. Ehrmann said there would be a couple of different types of situations. He said you may have a daycare center, a neighborhood child care center or a family care facility that you can do outside your house. He said a daycare center would be allowed in a Community Corridor or in one of the Traditional Districts as well. He said these are things that have not been entirely vetted yet, so as we go through the review process, the use would be privy to any type of approval by the Planning Board or City Council. (40., Council Member Keziah asked if Baxter would epitomize what he is talking about. Mr. Klepper said Baxter is a good one. Planning Board Member Richard Yercheck said Birkdale. Mr. Klepper said Birkdale is a little more high -end. He said there is a lot going on right now that is meeting the standard. Council Member Keziah said the City is looking into making Franklin and Jefferson Streets two- way streets rather than one-way streets. Mr. Klepper said he is a huge fan of two-way streets. He said he has dealt with one-way streets and they don't serve a great purpose. He said two-way streets slow down traffic and prevent people from speeding down the corridor. He said they are actually doing one-way to two-way conversions in a lot of small communities right now. Lisa Stiwinter said the word "incentives" came up and we did not touch on this yet. She said through the mixed -use districts we are going to be proposing some incentives. She said we haven't vetted what those exact incentives are going to be because what we want to try and do in some of the mixed -use areas is steer or incentivize master plan developments. She said not just single - uses, but a master plan development that has a mix of commercial and residential uses. Mr. Klepper said typically what we see are some level of incentives, whether it is for historic building re -use or streetscape incentives, and if someone is willing to go in and improve the street 4 in the public realm above and beyond the minimum standards. He said it is the same thing with greenspace. He said if someone is willing to create some pocket parks or parklets that are open to the public, then why not let somebody get the benefit of that. He said typically everybody has got Special Planning Board and City Council Meeting September 24, 2019 Page 153 to do the minimum standard, but if you are willing to do this, then you can start getting additional building height, additional signage, relief on parking or some other type of incentives where there 4 is more square footage of the building on that site than normally would be allowed. He said in some places you can get density bonuses as well. He said it may go from three (3) dwelling units per acre to five (5) dwelling units per acre if they are doing certain things. He said there are certain standards and certain amounts that you will have to provide in order to offset those. Council Member Lynn Keziah asked what are the standards on materials. Mr. Klepper said they have actually discussed this with staff. He said there will be a specific section talking about the materials and also getting into the [could not hear] designs. He said some places say that if you have a chain restaurant it cannot be the same design replicated. He said there will be a list of materials to choose from. He said this is where they get into architectural components, whether it's arches or windows or certain types of doors. He said it works better if we provide a list of 8, 9 or 10 types of things, elements that have to be on the building. He said you would achieve getting the bonus by hitting 6 of 10 or 7 of 10. He said someone will be allowed to pick and choose from that list. Mr. Ehrmann said it is part of the challenge of a code such as this. He said it is not trying to play an architect but providing skilled people a playground or a sandbox that they can build those great developments in. Gary Anderson asked about ways to incentivize work force housing. Mr. Klepper said this is something we need to talk about with staff. He said if you are willing to provide a certain percentage of work force housing, meaning a certain threshold of value, or if you are targeting Area Medium Income (AMI) or are providing certain size units, typically what happens is you get an additional density bonus. He said some places will say if you are willing to hit 60% AMI and that the AMI for Monroe is $100,000 and you are making $60,000, and you are providing a certain number of units or certain size units that meet those standards, then you get a 1.4 or 1.5 dwelling unit bonus at that point. He said they have actually seen places that said for every work force unit that you provide, you get two (2) by -right market rates as a bonus. He said another community that they have been working with actually said if you are willing to hit that 80% mark at 750 square feet, we are going to count that as half a dwelling unit. He said in some places where they have impact fees, they waive the impact fees on those. He said they say that typically it is two (2) (, parking spaces per unit, we will drop that down to one (1) as the minimum standard. He said it only counts as half a dwelling unit. He said somebody is able to develop two (2) units for the price of one (1). He said a 750 square foot unit or a smaller unit is not using the same amount of water, the same amount of transportation, the same amount of services as a 2,000 square foot unit. Mr. Klepper said this is something they can work with staff on to come up with what is that "sweet spot" that the community really wants to see. He said this works perfectly in the mixed -used areas, as well as other targeted areas that we want to look at. Council Member McGee asked how will this information get to developers. Mr. Klepper said that is something that needs to be worked with staff. He said it will be set up in American Legal and Special Planning Board and City Council Meeting September 24, 2019 Page 154 there will also be hard copies and digital copies. He said a lot of places do not put these on their website because of the Americans with Disability Act (ADA) challenges. Mr. Klepper said we can talk about specific districts and nuances between the various districts themselves. He said the next presentation will be parking and signage. Planning Board Member Drew Lawrence asked about the Monroe Bypass and when development along the corridors will come into play. Mr. Klepper said he is surprised there is not more development in that area now. He said when you look at what is going on in the Charlotte -Metro area, it is expanding out 60-80 miles plus from the outside boundaries of Charlotte. He said he is surprised that you are not seeing more development in those areas. Lisa Stiwinter said we are having meetings now on development. 4r Mr. Klepper said they are working on an expedited schedule with staff to wrap up the entire code He said they have been talking to staff about when they will do the final roll -out. He said it will be everything from the traditional districts to the mixed -use districts to design development standards, your architectural features, parking, signage, and all in some form of a draft. Planning Board Member Drew Lawrence asked when this would be. Mr. Klepper said they promised Lisa the fourth quarter 2019 or first quarter 2020 at the latest, depending on how quickly they can get certain things done with staff and getting it through the Planning Board and City Council. Doug Britt said the zoning map has to be done after that. Chairman Russ Asti asked Lisa Stiwinter if this type of development is envisioned for the Concord (40., Avenue redevelopment area. Lisa said since that is anew overlay district area that was just drafted, we have asked the consultants not to touch it. Planning Board Member Drew Lawrence said to Mr. Klepper that he likes the idea of incentives. He said it makes good sense and that might produce a better product. Mr. Klepper said the good thing about it is, yes it is a code, yes it is something that is going to be adopted, but it also encourages staff to start reaching out to some of the development communities. He said staff should ask if the code will work, can you fit what we are talking about in certain locations. He said it comes down to the folks that are doing the development: (1) are the incentives there that they like, that they can work with, if not, what are those incentives and (2) take a year on the code 4 and figure out if it is working the way you want it to work, if not, pull back on the incentives a little and change them up. He said you are not going to get this 100%; there are going to be some minor adjustments. Lisa Stiwinter said we will be ending the rewrite of the UDO and start the zoning map process. She asked Mr. Klepper to remind her and everyone how that will be handled. Mr. Klepper said we have been working with the City and we have all of your parcels in the GIS format. He said we will be looking at everybody's current zoning so we will be creating a database. City Attorney Mujeeb Shah -Khan asked the Mayor and Council Member Holloway to agree among yourselves who will make the motion to adjourn the Council and second the motion. He Special Planning Board and City Council Meeting September 24, 2019 Page 155 A 0 4 L said he recommended that you go ahead and adjourn since you are down to two (2) members of the Council. He said he understands that the Planning Board has lost its quorum. There being no further business, Mayor Kilgore moved to adjourn the City Council Special Strategic Meeting with the Planning Board of September 24, 2019 at 5:22 p.m. Council Member Holloway seconded the motion, which passed unanimously with the following votes: AYES: Council Members Anthony, Holloway, Keziah, McGee, Mayor Pro Tem Anderson and Mayor Kilgore NAYS: None Bobby G. ilgore, Mayor Attest: BridgAte H. Robinson, City Clerk Minutes transcribed by Administrative Assistant H Maryann Brown Special Planning Board and City Council Meeting September 24, 2019 Page 156