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traffic control.Lane widths were reviewed and confirmed with the Streets Foreman to ensure adequate space for snow plowing. Traffic analysis projected a peak of 38 vehicles per hour,well under the 100-vehicle threshold that would require a full traffic study.A small 0.13-acre wetland area on-site will be disturbed under Army Corps of Engineers permitting. The HOA covenants were submitted and reviewed by the Law Department. Trash collection will be provided,but street maintenance and snow removal on private roads will be the responsibility of the HOA. The Law Director recommended clearer language in the covenants to ensure future homeowners understand the city's limited responsibilities. The Law Director commended the project as the city's largest residential development in decades,noting it completes an existing neighborhood and aligns with zoning.He emphasized that concerns about cut-through traffic are tied to existing conditions and not caused by the project.He recommended approval of the planned development. A representative from Triban Investments,Hannah Cohan,presented on behalf of the applicant. She introduced the development team, including representatives from Davey Resource Group and Drees Homes. Triban will oversee all infrastructure,utilities,and road construction;Drees will handle home construction upon completion of site work. Cohan noted the final PD plan being presented was substantially consistent with the original response to the city's RFP,which emphasized introducing a variety of new housing types to meet city needs. She confirmed that the plan had not deviated from the initial proposal and that no major changes had been introduced. She acknowledged the thorough staff reviews and thanked city officials for their feedback. She confirmed that additional requested materials—including traffic data and HOA documents—had been submitted.The applicant agreed to make the adjustments to HOA covenants as suggested by the Law Director. No residents came forward to speak during the public comment period. Planning Commission members asked questions about unit count(confirmed at 51),public vs. private park use,ADA compliance, and traffic flow. It was clarified that one park is open to all residents,while the other is for the private HOA. Discussion included public transit access,visibility at the right-in/right-out entrance, and stop sign placement.The HOA structure includes one umbrella association and a smaller sub- association for the private street. The applicant confirmed trash pickup would be city-provided,while private roads and the private park would be maintained by the HOA. Signage for traffic and private property was discussed, and the developer agreed to consider additional markers.Final approval is conditional on HOA document revisions and legal review. 2