test. >> We're good. Hello all. Thanks for joining me. I'd like to call to order the study session here this evening. We have two items for your pleasure. Item number one, DR25166, Banner Gilbert expansion. And uh we'll bring up Miss Nicole. Thank you. >> Thank you, chair, members of the commission. Nicole Russell, senior planner. The application before you for a study session today is the Gilbert uh Banner Gilbert expansion. And this is not the clicker. There we go. The site is located at the southwest corner of Warner Road in Civic Center Drive. Um, this was pre previously sit part of the um town center that included this area as well. Uh back in 2012, they did pull themselves out of that um master site plan in Pad area to establish the medical facility that is there now. Um they did come back in 2012 later in 2012 to be have the design review approval for the existing building. The request is uh the main request is for the design review the site plan landscaping grading and drainage elevations and floor plans lighting colors and materials for the property that is approximately 11 and a half acres. The applicant is requesting CDs at risk which is why I'm bringing this before the commission to make sure that we have the commission's approval before they can go forward with that. Back in 2012, this was the approved development plan for two phases. Phase one has been built. Phase two is actually going to be broken into two phases as a part of the design review application since the new site plan is proposing a 19,000 square foot addition to the existing clinic with a future addition. And this is the site plan showing where they're going to be placing the new spaces, the circulation on the site. Here is the landscaping that is consistent with what is already existing. Here are some of the renderings provided by the applicant. As you can see, the building seamlessly fits into the existing building and the the application, the design review is out for correction right now. There are minor uh changes that will need to be made to the development documents um prior to bringing before the planning commission, but staff has every confidence in the applicant that they will uh make those corrections and this will come before the planning commission in the coming months. And that concludes my presentation and I'm happy to answer any questions. >> Thank you very much, Nicole. [clears throat] Does anyone have any questions or comments they would like to kick things off with? No. Well, you know, and I guess that in the sense of, you know, doing the uh CDs at risk, I think that's their prerogative for me. So, I'm fine. So, unless anyone else has anything. >> All righty then. Thank you for the direction that they can apply for CDs at risk. This will come back before the commission in probably a few months. >> Very much looking forward to it. Thank you Nicole. >> Thank you. [clears throat] >> Okay, on to our next item and the final item on our two item agenda. ST2503 Lucano and Miss Erica Prader. >> Thank you. Good evening, chairman and commissioners. Erikica Prader, Planner One. Uh the requests before you tonight are a series of standard plans by Trioint Homes for the Lucy Tano uh residential subdivision. Um staff are seeking the commission's input on the proposed designs for 76 new single family homes. The subject site is located at the southwest corner of Greenfield and POS roads and is zoned single family 15 and single family 10 with a planned area development overlay and consists of 76 lots. The site is adjacent to Discovery Park to the north, single family residential to the south, the Gilbert Temple to the east, and the EVO Swim School and single family homes to the west. The final plat is currently under review with the town's development engineering staff. These plans are being presented to the commission prior to the final plat approval, allowing staff to approve the standard plans administratively once the development engineering has approved the final plat. Trioint Homes is proposing three singlestory standard plans for the Lucano community. Lot sizes range from 10,000 square feet to 24,000 square feet and home sizes range from approximately 3,525 to 3,665 ft of livable space. Each plan is available in three architectural styles, farmhouse, adobe, and vineyard. [clears throat] Each plan, excuse me, each plan offers three distinct elevations with 360 degree architecture showcasing diverse styles and high quality materials. Each architectural style has four unique color material pallets for a total of 12 colors and material schemes. The first architectural style is the farmhouse and it features steep gable roofs with standing seam metal and concrete tile complemented by board and batten siding, smooth stuckle, brick veneer, recessed window headers, and metal awnings. The second farmhouse option features a side entry layout, um different uh different design of garage doors, a sideiented porch, and decorative shutters. The third farmhouse style option features deeply recessed entryways and a central dormer. The farmhouse style offers four distinct color and material schemes. These pallets feature tones of tan, beige, white, brown, and gray and are paired with a mix of subtle but deep accent colors for visual interest and diversity. The second elevation um we have is the adobe um which features clay tile roofs, smooth stucco, brick veneer, wooden columns, corbals, decorative gable details, wooden trelluses and a decorative chimney cap. The second design is a side entry layout and has a varied garage door design and a wrap brown porch with wooden columns. The third adobe featur uh design feature is um features deeply recessed entryways in a central dormer and wooden trelluses over the windows. The adobe style also provides four unique colors and material schemes um incorporating warm earth tones of beige, white, brown and gray and complemented by rich accent colors. The third and final elevation is the vineyard. Um, this architectural style features a combination of stone veneer, vertical siding, and smooth stucco and is complemented by barge board eaves and gabled roof lines with standing seam metal and concrete tile roofing. The second design has the side entry layout, a varied garage door design, and a wraparound porch with stone veneer columns. And the third and final vineyard design option features deeply recessed entryway, a central dormer, and generous use of stone veneer on the front. It also has four um distinct colors and materials. Um more soft earth tones of tan, beige, white, brown, and gray, and some deep accent colors for visual variation. staff finds the design, quality, and variety of the proposed standard plans to be outstanding. Um, reflecting thoughtful architecture and a commitment to creating a visually appealing, cohesive neighborhood. These plans incorporate multiple elevations, diverse color palettes, and high quality materials. And we appreciate any feedback or input you may have. >> Thank you. >> Thank you very much. Okay. Anybody have any good input or questions? Commissioner Simon, >> I have just one question. [clears throat] Thank you for the presentation. Um, with regards to the different layouts, it appears when when you say side entry, all the garages are facing this the street and then they're going to have side entry for the front door. So, we're not getting front entry facing forward and and garage on the side. I'm just trying to get my head around orientation of what these are going to look like. >> Yes, thank you, Commissioner Simon. You are correct. So, the um entry will Oops. Sorry. I need this one. My apologies. See if I can get this to work. Did I get it? Okay. So, this is actually the side of the house and this is the front. So, the garage is on the front, but you would pull up say into the driveway here, walk around, come this way, and the front door is over here. Okay. Thank you. I I'm sorry. I'm just Yeah it's an interesting design. I just >> Yeah. >> Thank you. >> Thank you. >> It should also be noted that with along with those characteristics of the side door that uh that these are a lot larger than I thought. I had made the mention that they look smaller, but they're already 5,000 square feet and you can get a basement. So then I said, "Oh, I guess they're not small." Okay. Anyone else? Commissioner Gage. No, I'm sorry. I thought I saw you. >> Okay. I think it looks great. Um, I think you guys did a great job working with them and uh, we'll look forward to, uh, you know, it going through because if I understand correctly, this is going to be an administrative approval assuming a council um, approval of the project. Is that correct? >> Um, Chairman Munt, um, so the final plat does that go to council? Not anymore. >> Correct. So fi the final plat will be approved by our development engineering staff administratively. Once that receives approval then we can approve these standard plans administratively. >> Okay. Yeah. All good with me and no one else has anything else? All right. >> Thank you. >> Very good. Thank you very much. >> Okay. To that lengthy agenda, we are now going to move into item number three which is of course the discussion of a regular meeting agenda. Let's take a look [clears throat] our agenda here. Consent agenda consists of the Holiday and Express um and DR24131 and then the non-consent is Z2512 LDC text amendment international headquarters. So I assume unless does anyone have any reason to move item seven off of consent? Okay. And I don't believe I don't see anyone or have any comment cards. So I don't think we can move the text amendment. So appears uh unless we have more discussion that we'll just leave it as is. Okay. Consider that discussion concluded then and uh I will then adjourn said stunny session at the very early hour and uh we will be back 6:00 p. p.m. sharp for the call to order of the regular meeting. Thank you all very much. All righty, everyone. It's game time. I'd like to call to order the regular meeting. First order of business will be the Pledge of Allegiance. If you would please rise with me. Thank you. Kindly, could I please get a roll call? [snorts] >> Alternate Wang. >> Alternate Lion >> here. >> Commissioner D. Garvina. Commissioner Gage >> here. >> Commissioner Davis >> here. Commissioner Simon >> here. >> Commissioner Anderson >> here. >> Vice Chair Fay >> here. >> Chairman. >> Yeah. >> Chairman, we have a quorum. >> Perfect. Thank you very much. We'll move on to item number four now and have a bit of a discussion on the approval of the agenda. Uh given our discussion was we're going to leave it. I'll entertain a motion. >> Chair, I'll make a motion to approve the agenda as written. >> I'll second that. >> We have a motion. Commissioner Simon, a second from Vice Chair. Please cast your vote. There it is. Carries 70. Okay. Moving into item five, communications from citizens. At this point, members of the public may comment on matters within the jurisdiction of the planning commission. Commission may not discuss items that are not specifically identified on the agenda. Therefore, pursuant to state law, action taken as a result of public comment will be limited to directing staff to study the matter responding to any criticism or scheduling the matter for further consideration. I do not have any yellow cards. Are there any citizens out here in the crowd that wish to speak? Not seeing any. Okay, we will move right along then into item six, a report from council leazison on current events and uh council member Lions. >> Uh just wanted to welcome everybody back from the uh Christmas and holiday break. Uh no other messages at this time. >> Very well. Thank you, sir. Good to be back. Okay. Into the public hearing consent. All items listed below are considered the public hearing consent calendar. The commission may by a single motion approve any number of items where after opening the public hearing, no person requests the item to be removed from the consent calendar. If such a request is made, the commission shall then withdraw the item from the public hearing consent calendar for the purpose of public discussion and separate action. Other items on the agenda may be added to the consent calendar and approved under a single motion. This evening, we have one item on the consent calendar, item 7, DR24131, holiday and express. So we can entertain a motion on the consent calendar. >> Chairman Munt, I move to approve item 7 DR24 attack 131 as written. >> We have approval of the consent calendar. Uh do I have a second? >> I'll second. >> D Commissioner Davis with a second. Please cast your vote. Motion carries seven to zero. Next up, moving into the non-consent. Non-consent public hearing items will be heard at an individual public hearing will be acted upon by the commission by a separate motion. During the public hearings, anyone wishing to comment in support or in opposition to a public hearing item may do so. If you wish to comment on a public hearing item, you must fill out a public comment form indicating the item number on which you wish to be heard. Once the hearing is closed, there will be no further public comment unless requested by a prestigious member of this commission. On our non-consent calendar this evening, we have item number 8 Z2512 LDC text amendment international headquarters and we will see the presentation of Miss Nicole Russell. Take it away. >> Thank you, chair, members of the commission. Nicole Russell, senior planner. Back in October, the commission may remember initiating the text amendment for the international headquarters. This is a bill that was approved by the legislature last year um that requires municipalities between 200,000 and 500,000 residents to allow ancillary uses including hotel and multifamily as part of an international headquarters campus. >> [snorts] >> This also would include um complimentary retail and restaurant use uses. Since uh since the time that it was initiated, staff has um composed a an ordinance um that could be added to the LDC with town council approval. We have added uh definitions based on the state statute. We have also added the international headquarters campus to the the use regulations table in two places. Both the international headquarters campus as well as the hotels and commercial lodging to accommodate the ancillary uses for the international headquarters. We also added the L39. This is where we have additional regulations that is put on the um hotel portion of the use table and it makes reference to the new section where staff has defined the purpose, the eligibility as well as the processing of applications, the development standards. Uh the ancillary uses and complimentary uses would still need to go through the the design review process for approval. The use itself would be allowed as long as it meets the parameters of this section which is based on the legislative bill. And that's really all I have for you. I'm happy to answer any questions, but staff is recommending that the commission forwards on a positive recommendation to the town council. >> All right. Thank you very much. Does anyone have any comments or questions? Nicole, this is a matter of state law. We really don't have a choice here, do we? >> Chair Mont, Vice Chair Fay, that is correct. This is all the town cities and towns um in this in the state have to comply with the international headquarters if they meet the parameters set in the bill. >> And the parameters are essentially the size of your town, right? >> That is correct. >> Very well. Then, anyone else? Okay. Well, in that case then I will uh I can see that we would I guess open up the public hearing. I don't have any comment cards. I will open up and ask if there's anyone here who wish to speak in favor of or in opposition to this item. Scanning the crowd. I don't see anyone. So I will then close the public hearing and bring it up to the dis for additional discussion or a motion if one were so inclined. Chairman Mont. Seeing no additional comments or discussion, I move to approve item 8 Z25 TAC12 the land development code amendment. >> We have a motion for approval. Do we have a second? >> Second. >> Commissioner Simon on the second. Please cast your vote. Look at that. 70 carries. Thank you all very much. Expeditiously moving right along into the administrative items which are for the commission. Discussion and action is of the discretion of the majority of the commission regarding public input requests on any administrative items. Persons wishing to speak on an administrative item should complete a public comment form indicating the item number on which you wish to address. The commission may or may not accept public comment. Only item on here currently is item nine, planning commission meeting minutes to consider the approval of the minutes of the study session and regular meeting from way back last year in December 3rd, 2025. As I'm sure we've all diligently reviewed these within our packets, does anyone have anything they need to bring up or else we can motion? >> Chairman Muntz, I'd move to approve item nine, the minutes from the December 3rd meeting. >> Thank you, sir. We have a motion for approval of the minutes uh from the vice chair. Do I have a second? >> Second. Second from Commissioner Davis. If you would please cast your vote. Motion carries 70. Communications. We do not have an executive session. So I will move to item 10, which is a report from chairman and members of the commission on current events. Who's got something exciting? Well, I happen to have a special guest here today. >> How's Green Bay doing? >> They uh they're in the playoffs coming in on a four-game skid, so it's >> I guess exciting. I don't know. But uh yeah, I have a guest here today. My daughter is in the crowd and it's it's hard to pick her out because it's very well uh attended meeting here in the early part of 2026. But, uh, I just want to acknowledge that, uh, it's fun to have young people, especially those we love and cherish, to come in and to see us. And, uh, even though the commissioners and the town are like family to me, it still is great to have my real family come and see all the, uh, great work on what is likely to be the easiest meeting we do this year. So, thanks for coming, sweetie. Okay. Anyone else? No. All right. Veronica, do you have anything uh, from the planning services manager? >> Thank you, Mr. chairman. Uh, no I don't other than to wish everybody a happy new year and thank you for another year of service for us here and then we'd also like to welcome your daughter as well. We're always happy to uh include young people in our process. >> Awesome. All right. Thank you very much. Well then, given that I am not an authoritarian, I will seek a motion for adjournment. >> I'll make a motion to adjurnn. >> Commissioner Gage on the motion to adjurnn with a second from the vice chair. Please cast your vote for adjournment. >> I got to get it out there fast in case they move on without me. >> Motion carries 61. The loan to center commissioner Simon. Why she wishing to stay? Don't we all? Thank you. Meeting adjourned. >> You just want to be like me. [laughter] >> We will not adjourn. You know what we should try sometime? >> I'll vote no. >> Do the vote on the [music]