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that detailed designs would come later to meet the city's strict standards, likely involving a combination of detention and groundwater recharge.Members then asked about the restoration of the Biddulph House. It was confirmed that the developer would purchase the property,restore the historic home using private funds (with no city money involved), and sell it as a single- family residence. The house already had a Certificate of Appropriateness from the Landmarks Commission, and a lot split would be required as part of the process. Several commissioners asked for clarification on the purpose of preliminary plan approval and the overall process timeline. Staff explained that the preliminary approval simply allows the developer to move forward with detailed engineering and design work but does not guarantee final approval.The project would go through roughly ten total steps, including multiple reviews by the Planning Commission, City Council committees, and the Landmarks Commission. Questions were also raised about protecting the tree canopy;the engineer noted that a full tree inventory,removal, and replanting plan would be required later in the process. Members asked who would be responsible for sidewalks and larger traffic improvements.It was clarified that sidewalks within the development were the applicant's responsibility,while city infrastructure—such as Butternut Ridge sidewalks and traffic management—fell under the city's jurisdiction. The planning director confirmed that all notification requirements had been met in accordance with city law, and that any expanded notification would require legislative change by Council.Discussion then turned to the lack of storm sewers along Butternut Ridge. Staff explained that although the development must not worsen existing drainage issues,the city could potentially direct new tax revenue from the project toward storm sewer improvements in the corridor. Commissioners also asked about the planned development(PD)zoning process. Staff clarified that the preliminary plan and rezoning would move forward together—the plan showing exactly what could be built if the rezoning were approved,rather than rezoning in a vacuum.Finally, commissioners confirmed that the reoriented front-facing home would remain part of the overall development under the homeowners association,not split off as a separate parcel, and asked about pricing. The developer responded that homes were projected to sell between approximately $425,000 and$500,000,varying with upgrades, and that the total investment in the community would be around$20 million. The developer emphasized that the plan's current density was the result of scaling back from an initial higher concept while maintaining financial feasibility and compliance with city objectives. Mr.David made a motion to recommend approval to City Council;25896 Butternut Ridge Rd. with the conditions that the Biddulph house be segregated in its own parcel and restored and preserved according to the landmarks commission,that the rezoning is approved and that the homeowners association documents be submitted for review and approved by the law department. Commission members discussed the proposal at length, acknowledging the residents' concerns while weighing their own responsibilities at the preliminary stage. Several commissioners stated that they clearly heard the objections regarding traffic, drainage, and the historic nature of the area,but emphasized that many of those issues—such as storm sewers, sidewalks,and road 4