On the agenda: Carlisle 9/8/2026 — data center (Sep 8)

City of Carlisle

760 W Central Avenue
Carlisle, OH 45005
www.carlisleoh.gov

Work Session – 6:00 PM
Regular Meeting – 7:00 PM

Council Chambers

City Council
d

Tuesday, September 8, 2026

1.

Call to Order/Pledge of Allegiance

2. Roll Call
3. Approval of Minutes
A. Work Session Minutes – August 25, 2026
B. Regular Meeting Minutes – August 25, 2026
4. Public Forum
5. Council Report
6. Mayor’s Report
7.

City Manager’s Report

8. Committee Report
9. Old Business
10. New Business
11. First Readings of Ordinances and Resolutions
12. Second & Third Readings of Ordinances and Resolutions
A. Ordinance 15-26 - Rezoning of Silver Oak Court (second reading)
B. Ordinance 16-26 – Text Amendment (second reading)
13. Executive Session
A. Pursuant to ORC 121.22(G)(1) – To consider the appointment, employment, dismissal,
discipline, promotion, demotion, or compensation of a public employee or official.
14. Adjournment

CITY OF CARLISLE COUNCIL – WORK SESSION MINUTES
TUESDAY AUGUST 25, 2026
CARLISLE COUNCIL CHAMBERS - CARLISLE, OHIO
Mayor Winkler called the Carlisle, Ohio City Council Work Session of Tuesday August 25, 2026, to order
at 6:02 PM in the Council Chambers at the Carlisle City Hall building, 760 W. Central Avenue, Carlisle,
Ohio with the following members in attendance:
Council Attendees:
Mr. Tim Humphries
Mrs. Debbie Kemper
Mr. Michael Kilpatrick
Mr. Randy Winkler, Mayor
Staff members present:

Mrs. Denise Eagle
Mr. Jason Faulkner
Mr. Chris Stivers

Chris Lohr, City Manager
Elayna Myers, Clerk of Council
Alaina Geres, Community Development Director

Discussion Items:
1. 301 Central – Offer on Land
2. Solar Panel Lease Agreement Improvements
a. Escalating Quarterly Payment Amounts
i. Year 1: $5,000 per quarter
1. ii. Year 2: $6,000 per quarter
2. iii. Year 3: $7,500 per quarter
b. +$50,000 milestone payment for completion of
3. Interconnection Agreement
4. Speed Limit Changes Update – Golf Carts
a. Fairview west of Union – Requires Speed Study
b. Union north of Fairview, Park and Beachler
5. Dual Board Membership
Adjournment:
With no further business, Council adjourned the meeting by voice vote.
Meeting adjourned at 6:52 PM.
Date:
Mayor
Attest:
Clerk of Council
Page 1 of 1

City of Carlisle
City Council Regular
Meeting Minutes

Council Chambers
760 W Central Avenue
Carlisle, OH 45005
www.carlisleoh.gov

Tuesday, August 25, 2026

Mayor Randy Winkler called the Carlisle, Ohio City Council Regular Meeting of Tuesday, August
25, 2026, to order in Council Chambers at the Carlisle City Hall building, 760 W. Central Avenue,
Carlisle, Ohio. The meeting was opened at 7:00 PM with the Pledge of Allegiance.
Roll Call:
Mrs. Denise Eagle
Mr. Jason Faulkner
Mr. Tim Humphries
Mrs. Debbie Kemper
Mr. Michael Kilpatrick
Mr. Chris Stivers
Mayor Randy Winkler
Staff members present:

present
present
present
present
present
present
present

Chris Lohr, City Manager
Elayna Myers, Clerk of Council
Alaina Geres, Community Development Director

Approval of Minutes:
The work session minutes of August 11, 2026, were presented to Council for review. Mr. Faulkner made
a motion to approve the minutes, seconded by Mr. Kilpatrick.

Roll Call:
Mr. Faulkner
Mr. Kilpatrick
Mrs. Eagle
Mr. Humphries
Mrs. Kemper
Mr. Stivers
Mayor Winkler

yes
yes
yes
yes
yes
yes
yes

The work session minutes of August 11, 2026, were approved.

The regular meeting minutes of August 11, 2026, were presented to Council for review. Mr. Kilpatrick
made a motion to approve the minutes, seconded by Mrs. Kemper.

City of Carlisle Council Meeting Minutes

Tuesday, August 25, 2026

Roll Call:
Mr. Kilpatrick
Mrs. Kemper
Mrs. Eagle
Mr. Faulkner
Mr. Humphries
Mr. Stivers
Mayor Winkler

yes
yes
yes
yes
yes
yes
yes

The regular meeting minutes of August 11, 2026, were approved.

Public Forum:
During the public forum, residents and property owners discussed the proposed Fox Run
development, with concerns primarily focused on stormwater management and flooding, impacts
to nearby ponds, wells and groundwater, traffic and roadway safety along Jamaica Road, school
capacity, infrastructure needs, retention pond safety, sewer access, and the proposed water
tower. Several speakers requested that outstanding traffic, stormwater, hydrological, and
infrastructure studies be completed and independently reviewed before a final decision is made.
Concerns were also raised regarding the development’s single access point, emergency vehicle
access, the number of additional students the development could bring to Carlisle Local Schools,
and the role of Planning Commission in the approval process. Other speakers expressed support
for responsible, gradual growth, noting the potential benefits of additional housing, infrastructure
investment, and a developer willing to work with the community. The developer addressed several
concerns, explaining that the project remains subject to additional engineering and regulatory
requirements, including stormwater, traffic, sewer, and final development plan approvals. He
stated that retention ponds would be designed beyond the required 100-year storm standard,
offered to maintain a stormwater bond for five years after the roads are turned over to the City,
agreed to additional buffering and fencing in areas of concern, confirmed that the proposed water
tower land would be donated, and indicated that increased setbacks could be accommodated.
Staff also clarified that approval at this stage would not authorize construction and that the
project would still be required to complete additional reviews and return to Planning Commission
for final development plan consideration.

Page 2 of 10

City of Carlisle Council Meeting Minutes

Tuesday, August 25, 2026

Council Reports:
Mr. Humphries:
• Mr. Humphries expressed appreciation that the flashing 20 mph school zone lights have
now been installed, noting that he had advocated for them since first joining Council in
2005.
• Mr. Humphries also recognized the addition of a School Resource Officer, noting that
although the City was among the last in Warren County to implement one, he was pleased
that the position is now in place.
• Mr. Humphries emphasized that some community improvements can take time when
multiple parties are involved and stated that Council will continue working toward
solutions that are in the best interest of the community.
Mr. Stivers:
• Mr. Stivers thanked everyone for attending the meeting.
• Mr. Stivers reminded motorists that passing a school bus with its flashing lights activated is
prohibited, including on a three-lane roadway with a center turn lane.
Mr. Kilpatrick:
• Mr. Kilpatrick discussed the proposed Fox Run development, emphasizing the importance
of relying on accurate information when evaluating the project. He addressed the potential
impact on Carlisle Local Schools, including estimated student enrollment and potential tax
revenue, and noted that the City and Council have remained in communication with school
officials. He also discussed anticipated home prices and questioned whether the proposed
homes would qualify as starter homes, addressed concerns regarding shallow residential
wells and Carlisle’s location over the Great Miami Buried Valley Aquifer, and clarified that
the development remains subject to additional studies and Planning Commission review
before it can proceed.
Mr. Faulkner:
•

•

Mr. Faulkner clarified the preliminary development plan process, explaining that it is
intended to determine whether the City is generally receptive to a proposed development
before the developer completes all required studies and final plans. He noted that the Fox
Run development must still satisfy additional requirements before returning to Planning
Commission for final development plan approval, and that if Planning Commission denies
the final plan, it does not return to Council for approval.
Mr. Faulkner also thanked those in attendance for participating and providing comments.

Mrs. Eagle:
• Mrs. Eagle thanked everyone for attending the meeting.
Page 3 of 10

City of Carlisle Council Meeting Minutes

•

Tuesday, August 25, 2026

Mrs. Eagle encouraged residents to attend Council meetings regularly, noting that doing
so provides an opportunity to hear accurate information directly and stay informed about
City matters rather than relying on information shared on social media.

Mrs. Kemper:
• Mrs. Kemper thanked everyone for attending and providing input on the proposed
development. She emphasized that community safety, schools, and the overall best
interests of Carlisle remain priorities for Council and staff.
• Mrs. Kemper thanked City staff and the Railroad Days Committee for prioritizing
community safety while making decisions regarding the event and weather conditions.
• Mrs. Kemper reminded residents that Food Truck Night will continue Thursday from 5:00
to 8:00 PM.
• Mrs. Kemper announced that Movies in the Park has been rescheduled for October 10 at
9:15 PM.
• Mrs. Kemper announced the Carlisle Cruise-In will be held September 10 from 5:00 to 8:00
PM at Roscoe Roof Park and encouraged residents to participate.
• Mrs. Kemper announced that Trunk or Treat will be held October 25 from 2:00 to 4:00 PM
at the school and recognized the community sponsors supporting the event.
• Mrs. Kemper highlighted the City's expanded online access to Council agendas and
meeting packets, encouraging residents to review meeting information in advance, attend
Council meetings, and become involved in the community.

Mayor’s Report:
•

•

•

•
•

Mayor Winkler thanked everyone for attending and addressed concerns regarding
transparency and allegations made on social media, emphasizing that Council meetings and
City business are conducted openly except when executive sessions are permitted and
necessary.
Mayor Winkler emphasized that Council works to make decisions in the best interests of
the community and stated that he shares residents’ concerns regarding the proposed
development, schools, and stormwater impacts.
Mayor Winkler discussed stormwater and drainage concerns, noting that sediment buildup
in drainage areas can contribute to flooding and that many affected areas are located on
private property. He expressed a desire to continue looking for solutions to improve
drainage within the community.
Mayor Winkler congratulated the Carlisle football teams on their recent successes.
Mayor Winkler recognized Charlene Johnson’s birthday and wished her a happy birthday.

City Manager’s Report:
•

City Manager Lohr announced that the City is recruiting nine members for the Charter
Review Commission, which is expected to meet from January through June or July. He
Page 4 of 10

City of Carlisle Council Meeting Minutes

•

•

•

Tuesday, August 25, 2026

encouraged interested residents to volunteer and noted that any proposed Charter
amendments could appear on the ballot in November of the following year.
City Manager Lohr announced that CSX will perform railroad crossing work at Fairview
Drive and Union Road beginning September 14, with the crossings expected to be closed
for approximately three to four days.
City Manager Lohr thanked everyone who attended Railroad Days and explained that the
festival was closed early due to forecasts for potentially severe weather and concerns for
public safety.
City Manager Lohr reported that vendor fees were refunded following the early closure of
Railroad Days.

Committee Report:
None.

Old Business:
None.

New Business:
None.

First Reading of Ordinances and Resolutions:
A. Ordinance 15-26 - Rezoning of Silver Oak Court (first reading)

Mayor Winkler opened the public hearing for Ordinance 15-26, regarding the proposed rezoning
of Silver Oak Court from B-3 to R-3 and invited public comment.
Mrs. Geres explained that Silver Oak Court is currently zoned B-3 despite being entirely
residential, which could allow certain business uses within the cul-de-sac. She stated that a
resident requested the City consider changing the zoning and that Planning Commission
recommended proceeding with the rezoning to R-3. A Silver Oak Court resident spoke in support
of the rezoning, explaining that the neighborhood has remained residential since the homes were
constructed and that residents want to ensure the cul-de-sac remains residential.
AN ORDINANCE REZONING APPROXIMATELY 1.9 ACRES CONSISTING OF TEN PARCELS
LOCATED AT 101-110 SILVER OAK COURT FROM THE B-3 CENTRAL BUSINESS DISTRICT TO THE
Page 5 of 10

City of Carlisle Council Meeting Minutes

Tuesday, August 25, 2026

R-3 ATTACHED SINGLE-FAMILY/TOWNHOUSE DISTRICT; AND PROVIDING FOR AN
AMENDMENT TO THE OFFICIAL ZONING MAP.
This will be on for a second reading at the September 8, 2026 meeting.
B. Ordinance 16-26 – Text Amendment (first reading)

Mayor Winkler introduced Ordinance 16-26 for its first reading and opened the public hearing
regarding the proposed text amendment, inviting comments in support of or opposition to the
amendment.
Mrs. Geres explained that the proposed text amendment resulted from requests for uses currently
excluded under the City’s definition of a personal service establishment, including a laundromat
and gym. After reviewing the Code and discussing the matter with Planning Commission, the
recommendation was to remove the sentence containing the exclusions, which would allow the
listed uses.
Mayor Winkler invited comments in support of or opposition to the amendment. With no public
comments offered, Mayor Winkler closed the public hearing and noted that Ordinance 16-26 was
on for its first reading.
AN ORDINANCE AMENDING THE CARLISLE PLANNING AND ZONING CODE DEFINITION OF
“SERVICE ESTABLISHMENT, PERSONAL” TO REMOVE CERTAIN EXCLUSIONS FROM THE
DEFINITION.
This will be on for a second reading at the September 8, 2026 meeting.

Second and Third Readings of Ordinances and Resolutions:
A.

Ordinance 13-26 – Comprehensive Plan Update (third reading)

City Manager Lohr stated that the Carlisle Plan 2050 Comprehensive Plan represents the
conclusion of more than a year of work involving community input and collaboration with the
Warren County Regional Planning Commission. He noted that, in addition to zoning and land-use
planning, the update incorporates an updated Parks Master Plan, which had not been revised in
approximately 10 to 15 years. City Manager Lohr thanked Mrs. Geres for her work on the plan and
recognized the residents who participated throughout the planning process. Mrs. Geres noted
that the comprehensive plan is available online for the public to review. Council expressed
appreciation for the work completed by staff and the community and emphasized that the plan is
intended to guide Carlisle’s growth and development toward 2050 and will continue to be
revisited as the community changes.
Page 6 of 10

City of Carlisle Council Meeting Minutes

Tuesday, August 25, 2026

AN ORDINANCE TO ADOPT THE 2026 COMPREHENSIVE PLAN UPDATE.
Mrs. Kemper made a motion to pass Ordinance 13-26, seconded by Mrs. Eagle.
Roll Call:
Mrs. Kemper
Mrs. Eagle
Mr. Faulkner
Mr. Humphries
Mr. Kilpatrick
Mr. Stivers
Mayor Winkler

yes
yes
yes
yes
yes
yes
yes

Ordinance 13-26 was approved.
Mr. Faulkner requested that when legislation references lengthy committee meeting minutes, staff
consider providing those minutes as a separate link or document to make Council packets easier
to navigate electronically.

B. Ordinance 14-26 – Map Rezoning & Preliminary Development Plan (third reading)
City Manager Lohr asked Mrs. Geres to review the changes made to the proposed Fox Run
development in response to Planning Commission concerns. Mrs. Geres explained that the
developer increased lot widths from 55 feet to 60 feet, increased the proposed front setback from
25 feet to 30 feet with a willingness to increase it to 35 feet, and increased side-yard setbacks to
10 feet, providing a minimum of 20 feet between homes. City Manager Lohr reiterated that
approval would not constitute final approval of the development and that a final development plan
would still be required to return to Planning Commission.
Council discussed the development’s sewer connection after learning that a previously anticipated
easement was no longer available. Mrs. Geres explained that the developer had initially
anticipated installing an 18-inch sewer through the neighboring property, which could also have
served future development there. City Manager Lohr stated that an existing eight-inch sewer
main along Jamaica Road may provide another option, with potential improvements to increase its
capacity if necessary.
Council also discussed emergency access and the concern raised regarding having only one
entrance to the development. Mr. Faulkner suggested that an additional connection toward Union
Road or another secondary access point could improve traffic circulation and emergency vehicle
access.
Page 7 of 10

City of Carlisle Council Meeting Minutes

Tuesday, August 25, 2026

Mr. Humphries emphasized that decisions regarding the development must be based upon the
applicable review criteria established in the City’s Code. He referenced a previous development
matter in which a Planning Commission denial was challenged because the decision was not
adequately supported by the required criteria, ultimately resulting in court proceedings. He
cautioned that a denial of the current proposal would similarly need to be supported by the
applicable criteria. Mr. Humphries reiterated that approval at this stage would not constitute final
approval of the development and that the project remains subject to additional review and
requirements.
Council further discussed stormwater concerns, acknowledging both the developer’s
responsibility to adequately control runoff generated by the development and broader drainage
issues affecting Carlisle from water originating upstream and outside the City. Mr. Faulkner stated
that proper engineering could address runoff associated with the development while recognizing
that the City also faces larger, systemic stormwater issues that may require separate solutions.
AN ORDINANCE REZONING APPROXIMATELY 71.014 ACRES IDENTIFIED AS MONTGOMERY
COUNTY PARCEL K50 02510 0002 FROM MIAMI TOWNSHIP AGRICULTURAL DISTRICT TO THE
PLANNED UNIT DEVELOPMENT (PUD) DISTRICT; APPROVING THE PRELIMINARY
DEVELOPMENT PLAN FOR THE FOX RUN PLANNED UNIT DEVELOPMENT; PROVIDING FOR AN
AMENDMENT TO THE OFFICIAL ZONING MAP.
Mr. Faulkner made a motion to approve the ordinance, contrary to the recommendation of
Planning Commission, noting that the developer had addressed his concern regarding lot size.
Mrs. Eagle seconded the motion.
Roll Call:
Mr. Faulkner
Mrs. Eagle
Mr. Humphries
Mrs. Kemper
Mr. Kilpatrick
Mr. Stivers
Mayor Winkler

yes
yes
yes
yes
no
yes*
no

Ordinance 14-26 was approved.
* Mr. Stivers expressed concern that Council was relying on figures and projections that had not
yet been fully confirmed; however, he stated that the development appeared to meet the
applicable requirements and voted yes.

Page 8 of 10

City of Carlisle Council Meeting Minutes

Tuesday, August 25, 2026

C. Resolution 18-26 - Annexation Agreement (third reading)

City Manager Lohr explained that Resolution 18-26 establishes the terms for the potential
annexation of the proposed development property from Miami Township into Carlisle. He stated
that a Type I annexation would fully remove the property from Miami Township and required
negotiation of a revenue-sharing agreement. The agreement provides for an 80/20 split of future
income tax revenue, with 80% going to the City and 20% to Miami Township for a period of 15
years. He noted that Miami Township initially proposed a 50/50 split, but the City negotiated the
80/20 arrangement because Carlisle would be responsible for providing services to the
development.
City Manager Lohr further explained that if the resolution were not approved, a Type I annexation
could not proceed. A Type II annexation could remain an option, but the property would remain
within Miami Township as well as Carlisle, resulting in future property owners being subject to
taxation by both jurisdictions. Council noted that the 80/20 revenue-sharing arrangement would
end after the 15-year period.
A RESOLUTION AUTHORIZING THE CITY MANAGER TO ENTER INTO AN ANNEXATION
AGREEMENT WITH MIAMI TOWNSHIP, MONTGOMERY COUNTY, OHIO, REGARDING THE
ANNEXATION OF APPROXIMATELY 71 ACRES OF PROPERTY LOCATED ON THE EAST SIDE OF
JAMAICA ROAD.
Mrs. Kemper made a motion to approve the resolution, seconded by Mr. Faulkner.
Roll Call:
Mrs. Kemper
Mr. Faulkner
Mrs. Eagle
Mr. Humphries
Mr. Kilpatrick
Mr. Stivers
Mayor Winkler

yes
yes
yes
yes
yes
yes
yes

Resolution 18-26 was approved.

Adjournment
With no further business on the agenda, Mr. Faulkner made a motion to adjourn, seconded by Mrs.
Kemper.

Page 9 of 10

City of Carlisle Council Meeting Minutes

Roll Call:
Mr. Faulkner
Mrs. Kemper
Mrs. Eagle
Mr. Humphries
Mr. Kilpatrick
Mr. Stivers
Mayor Winkler

Tuesday, August 25, 2026

yes
yes
yes
yes
yes
yes
yes

The meeting was adjourned at 8:30 PM.

Date:

Mayor
Attest:
Clerk of Council

Page 10 of 10

Agenda Item Introduction
Council Meeting Date:

August 25, 2026

Prepared By:

Alaina Geres, Community Development Director

Agenda Item:

Ordinance 15-26 – Rezoning of Silver Oak Court

Legislative Title:

AN ORDINANCE REZONING APPROXIMATELY 1.9 ACRES CONSISTING OF TEN PARCELS
LOCATED AT 101-110 SILVER OAK COURT FROM THE B-3 CENTRAL BUSINESS DISTRICT
TO THE R-3 ATTACHED SINGLE-FAMILY/TOWNHOUSE DISTRICT; AND PROVIDING FOR AN
AMENDMENT TO THE OFFICIAL ZONING MAP.

Summary:
This ordinance rezones approximately 1.9 acres consisting of ten residential properties located at 101-110 Silver Oak Court from the B3 Central Business District to the R-3 Attached Single-Family/Townhouse District. Although the properties were developed with
residential homes between 2015 and 2017, the underlying zoning remained B-3, which permits a variety of commercial uses. The
proposed R-3 classification is consistent with the existing residential use of the properties and the adjacent R-3 zoning. The ordinance
also authorizes the Official Zoning Map to be updated to reflect the new zoning classification.
Financial or Budget Considerations:
None.
Recommended Action:
Approval through a three-read process.
Supporting Documents:
Case Summary
June 4, 2026 Planning Commission Minutes

ORDINANCE 15-26
CITY OF CARLISLE, OHIO
AN ORDINANCE REZONING APPROXIMATELY 1.9 ACRES CONSISTING OF TEN
PARCELS LOCATED AT 101-110 SILVER OAK COURT FROM THE B-3 CENTRAL
BUSINESS DISTRICT TO THE R-3 ATTACHED SINGLE-FAMILY/TOWNHOUSE
DISTRICT; AND PROVIDING FOR AN AMENDMENT TO THE OFFICIAL ZONING
MAP.
WHEREAS, Silver Oak Court consists of approximately 1.9 acres containing ten
residential properties located at 101-110 Silver Oak Court, Carlisle, Ohio; and
WHEREAS, the properties are identified as Parcel Nos. 0133276081,
0133276082, 0133276083, 0133276084, 0133276085, 0133276086,
0133276087, 0133276088, 0133276089, and 0133276090; and
WHEREAS, the properties are currently classified as B-3 Central Business
District under the Carlisle Planning and Zoning Code, despite being developed
with residential homes; and
WHEREAS, the R-3 Attached Single-Family/Townhouse District is adjacent to
Silver Oak Court and is intended to provide, preserve, and protect mediumdensity residential areas; and
WHEREAS, the Carlisle Planning Commission initiated the formal zoning
amendment process for Silver Oak Court and subsequently conducted a duly
noticed public hearing regarding the proposed rezoning; and
WHEREAS, City Council has conducted the required public hearing and has
reviewed the proposed zoning amendment, staff report, recommendation of the
Planning Commission, public testimony, and the applicable criteria contained
within Chapter 1256 of the Carlisle Planning and Zoning Code.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
CARLISLE, OHIO THAT:
Section 1:

Council hereby approves the rezoning of approximately 1.9 acres consisting
of the ten parcels located at 101-110 Silver Oak Court and identified as
Parcel Nos. 0133276081, 0133276082, 0133276083, 0133276084,
0133276085, 0133276086, 0133276087, 0133276088, 0133276089, and
0133276090, from the B-3 Central Business District to the R-3 Attached
Single-Family/Townhouse District.

Section 2:

The Official Zoning Map of the City of Carlisle is hereby amended to reflect
the classification of the properties described in Section 1 as R-3 Attached
Single-Family/Townhouse District.

Section 3:

The City Manager and Community Development Director are authorized to
take all actions necessary to implement this Ordinance, including updating
the Official Zoning Map and related City zoning records.

ORDINANCE 15-26
CITY OF CARLISLE, OHIO
Section 4:

This Ordinance shall take effect and be in full force and effect at the earliest
date permitted by law upon its adoption, in accordance with Sections 5.03
and 5.04 of the Charter of the City of Carlisle.
Adopted:_________________________
Mayor: __________________________

Attest: _____________________________
Clerk of Council

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

SILVER OAK COURT REZONING
101-110 SILVER OAK COURT
CARLISLE, OHIO 45005
PARCELS: VARIOUS, SEE BELOW

OVERVIEW
When rezoning Park Drive from B2 to B3, it was brought up that we should consider rezoning Silver
Oak Court too. Silver Oak Court is currently zoned B-3, which legally would allow for the following
uses:
• Administrative, business and/or
• Funeral home
professional office
• Outdoor display/sales
• Bank and other financial institutions
• Personal services
• Medical/dental office
• Gasoline station/pumps (conditionally)
• Retail establishment
• Church
• Restaurant
• School, commercial, business or trade
• Drive-thru (conditionally)
It would be more appropriate for the small cul-de-sac to be zoned residential, and I am requesting the
adjacent zoning, R3.

Silver Oak Court is roughly 1.9 acres consisting of 10 residential homes built in 2015-2017 consisting
of the following parcels: 0133276081, 0133276082, 0133276083, 0133276084, 0133276085,
0133276086, 0133276087, 0133276088, 0133276089, and 0133276090.
Page 1 of 6

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

ZONING
Silver Oak Court is currently zoned B-3 for Central Business.
Adjacent zoning is:
R3 - Attached Single-Family/Townhouse District
B2 – General Business

Chapter 1268.01 – Intent
The purpose of the B-3 Central Business District is to accommodate and encourage further
expansion and renewal in the historical core business area of the community. A variety of business,
institutional, public, quasipublic, cultural, residential and other related uses are encouraged in an
effort to provide the mix of activities necessary to establish a truly urban character.
Chapter 1264.01 – Intent
The R-3 District is established to provide, preserve and protect medium density residential areas for
attached single-family dwellings arranged to provide good building site design and effective open
space in areas adequately served by municipal sewer, water and streets.

Page 2 of 6

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026
FLOODPLAIN DEVELOPMENT

None of the properties are located in the floodplain.

SITE PHOTOS

Page 3 of 6

ZONING REGULATIONS

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

Chapter 1256 – Amendments
1256.01 AUTHORITY FOR AMENDMENTS.
The regulations imposed and the districts created under this Zoning Code may be amended from time
to time by ordinance duly enacted by the Carlisle Council. No such amendment shall be adopted
except in accordance with the procedures specified in this Chapter.
1256.03 INITIATION OF ZONING AMENDMENTS.
Amendments to this Zoning Code shall only be initiated in one of the following ways:
(a) By the filing of an application by all owners or lessees of property or developers with an option or
a signed purchase contract on such property within the area proposed to be changed or affected by
said amendment. If the applicant is not the property owner, the property owner shall sign the
application.
(b) By the adoption of a motion by the Planning Commission.
(c) By the adoption of a resolution by the Carlisle Council.
1256.07 AMENDMENTS INITIATED BY THE PLANNING COMMISSION OR COUNCIL.
After the passage of a motion by the Planning Commission or the passage of a resolution by the
Council, the motion or resolution shall be reviewed and considered by the Planning Commission and
the Council according to the process set forth in this Chapter.
1256.09 PUBLIC HEARING AND NOTICE BY PLANNING COMMISSION.
(a) Upon the receipt of an application or resolution or upon the passage of a motion, the Planning
Commission shall set a date for a public hearing for reviewing the proposed amendment.
(b) Whenever a proposed map amendment rezones ten (10) or fewer parcels, written notification
shall be given by the Planning and Zoning Administrator, by first class mail, to the applicant and to all
owners of property located within 500 feet of the property proposed to be rezoned or redistricted.
Failure of delivery of such notice shall not invalidate any recommendation of the Planning
Commission or any subsequently enacted ordinance.
(c) Notice shall be given in one or more newspapers of general circulation in Carlisle at least ten
(10) days prior to the date of the public hearing.
(d) All notices shall be mailed at least ten (10) days prior to the date of the public hearing.
(e) Notices shall include the time and place of the public hearing, a summary of the proposed
amendment and a statement that the opportunity to be heard will be afforded to any person
interested.
(f) The Commission may recess such hearings from time to time, and, if the time and place of the
continued hearing is publicly announced at the time of the adjournment, no further notice shall be
required.
1256.13 AMENDMENTS TO CHANGE ZONING DISTRICTS OR ZONING CLASSIFICATIONS OF
PROPERTIES.
When a proposed amendment would result in a change of zoning classification of any property, the
Planning Commission and Council should consider whether:
(a) The change in classification would be consistent with the Comprehensive Plan or other adopted
plans and policies.
Page 4 of 6

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

(b) The change in classification would be consistent with the intent and purposes of this Zoning
Code.
(c) The proposed amendment is made necessary because of changed or changing conditions in the
area affected, and if so, the nature of such changed or changing conditions.
(d) The uses that would be permitted on the property if it were reclassified would be compatible with
the uses permitted on other property in the immediate vicinity. The Planning Commission may
suggest conditions and restrictions on the uses that would be permitted on the property if it were
reclassified in order to attain compatibility with the uses permitted on other property in the immediate
vicinity.
(e) The uses that would be permitted on the property if it were reclassified would have an adverse
environmental or health impact on the immediate surrounding area in terms of acceptable air, noise,
light, or water quality standards.
(f) Adequate utility, sewer, and water facilities, and all other needed public services exist or can be
provided to serve the uses that would be permitted on a property if it were reclassified.
(g) The amount of vacant land with the same zoning classification as proposed for the subject
property, particularly in the vicinity of the subject property, and any special circumstances, if any,
make a substantial part of such vacant land unavailable for development.
(h) The proposed amendment would correct an error in the application of this Zoning Code as
applied to the subject property.
1256.15 RECOMMENDATION BY THE PLANNING COMMISSION.
(a) After the conclusion of the public hearing required by this Chapter, the Planning Commission
shall recommend one of the following to Council, in writing, along with the minutes of the hearing:
(1) That the amendment be granted as requested;
(2) That the amendment be granted as modified by the Planning Commission or;
(3) That the amendment be denied.
(b) If the Planning Commission does not make a recommendation on the proposed amendment
within forty-five (45) days after the public hearing, it shall be deemed that the recommendation of the
Planning Commission is that the amendment be denied.
(c) All recommendations shall also be forwarded to the applicant, as applicable.
1256.17 PUBLIC HEARING AND NOTICE BY COUNCIL.
Upon receipt of the recommendation from the Planning Commission, Council shall set a time for a
public hearing on the proposed amendment.
(a) Notice of the public hearing shall be given by Council according to the following:
(1) Notice of the proposed amendment shall be published at least thirty (30) days prior to the date
of the required hearing, in one or more newspapers of general circulation in Carlisle.
(2) If the proposed amendment intends to rezone or redistrict ten (10) or less parcels of land, as
listed on the tax duplicates, written notice of the hearing shall be mailed by the Clerk of Council by
first class mail at least twenty (20) calendar days before the day of the public hearing to all owners of
property within, contiguous to and directly across the street from such area proposed to be rezoned
or redistricted to the address of such owners appearing on the County Auditor's current tax list or the
County Treasurer's mailing list. The failure to deliver the notification, as provided in this section shall
not invalidate any such amendment.
(3) Notices shall include the time and place of the public hearing, a summary of the proposed
amendment and a statement that the opportunity to be heard will be afforded to any person
interested.
Page 5 of 6

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

(b) Council may recess such hearings from time to time, and, if the time and place of the continued
hearing is publicly announced at the time of the adjournment, no further notice shall be required.
(c) During the thirty (30) days prior to the public hearing, the text of the proposed amendment, maps
or plans, if applicable, and the recommendation of the Planning Commission shall be on file for public
examination in the office of the Clerk of Council or in such other office as is designated by Council.
1256.19 ACTION BY COUNCIL.
After the conclusion of the public hearing required in this Chapter, Council shall take the following
action on the proposed amendment.
(a) Council's action shall either:
(1) Adopt the recommendation of the Planning Commission;
(2) Deny the recommendation of the Planning Commission; or
(3) Adopt some modification thereof.
(b) Required Vote for Adoption.
(1) When the Planning Commission recommends approval of a proposed amendment, then no
such amendment shall be adopted unless approved by a majority vote of the membership of Council.
(2) When the Planning Commission recommends disapproval of a proposed amendment then no
such amendment shall be adopted unless approved by a majority vote of the membership of Council.
(c) Any such proposal may be amended prior to the voting thereon by Council without further notice
or postponement if such amendment to the proposal is germane to the subject matter thereof and is
in accordance with the recommendation of the Planning Commission.
(d) If a proposed amendment is not adopted by Council within sixty (60) days after receiving latest
recommendation of the Planning Commission is submitted, such proposed amendment shall be
deemed to have been defeated and denied and shall not thereafter be passed with out additional
proceedings as provided in Sections 1256.03 through 1256.19.
(Ord. 8-13. Passed 5-14-13.)
STAFF RECOMMENDATION
Staff recommends Planning Commission recommend approval of the rezoning request to council for
approval.

Page 6 of 6

PLANNING COMMISSION MEETING MINUTES
THURSDAY, JUNE 4TH, 2026 – 6:00 PM
760 CENTRAL AVENUE, CARLISLE, OHIO
Mr. Rutherford called the Carlisle, Ohio Planning Commission Meeting of Thursday,
June 4th, 2026 to order in Council Chambers at the Carlisle City Hall building, 760
Central Avenue, Carlisle Ohio. The meeting was opened at 6:00 p.m. with the Pledge of
Allegiance.
Roll Call:
Mr. Steve Akers
Mr. Jason Faulkner
Ms. Terri Haddix
Mr. Michael Kilpatrick
Mr. James Rutherford
Mr. Steve Navarra

absent
present
present
present
present
absent

Approval of Minutes- May 7th, 2026
Motion by Mr. Faulkner to approve the May 7th, 2026 minutes as presented, seconded
by Ms. Haddix.
Roll Call:
Mr. Faulkner
Ms. Haddix
Mr. Navarra
Mr. Kilpatrick
Mr. Rutherford
Mr. Navarra

yes
yes
yes
yes
abstain
inaudible

Motion approved for the May 7th, 2026 minutes. Mr. Navarra arrived during the passing
of the minutes at 6:03pm.
Old Business, Comprehensive Plan Update
Ms. Haddix made a motion to recommend the adoption of the comprehensive plan to
council, seconded by Mr. Navarra.
Roll Call:

Planning Commission Meeting Minutes

Ms. Haddix
Mr. Navarra
Mr. Faulkner
Mr. Kilpatrick
Mr. Rutherford

Thursday, June 4, 2026

yes
yes
yes
yes
yes

New Business 645 Central Avenue. Final Plan Development Review
Mrs. Geres said, “Yeah. I'm sorry I missed that. It should actually be 640. 645 is gross
lumber. So, this is across the street. It is 640 Central. And the applicant has applied for
final development plan review for the construction of a 2,112 square foot accessory
building for gross lumber. And the property is 640 central measures a little over an acre.
And the background. He did apply for a permit in September. I denied that because
code states you cannot have an accessory building on a lot without a principal building.
He did appeal that and BZA approved that in November. He came to Planning
commission in January for preliminary plan approval and received that. And so, he's
back for final plan review. It is zoned M1 manufacturing and does back up to R2 single
family and is in a floodplain. So, he will be developing the floodplain standards, and the
first floor of the building is one foot above the base flood elevation. And here's the site
plans. Here's the building elevations site photo. And it does meet all of the code. There
was a chain link fence in the plan without screening, so I brought that up. And so he has
decided to remove the fencing from the plan entirely. And so that won't be an issue any
longer. That means all the lot requirements, setbacks. No parking is proposed there. No
signage. It does meet the street frontage, landscaping. Shelby didn't have any further
comments. I do recommend approval with the removal of the chain link fence from the
plans. And just to note, the floodplain development will require an elevation certificate
from a registered surveyor confirming the one foot above the BFE.”
Mr. Rutherford said, “I'll make a motion to approve.”
Mr. Kilpatrick said, “I'll second that.”
Mr. Faulkner said, “Can I ask a question?”
Mr. Kilpatrick said, “Sure.”
Mr. Faulkner said, “So there was there. He was going to voluntarily fence it, but there
isn't a fencing requirement.”
Mrs. Geres said, “There's none, you don't have to fence it. He was going to fence it, but
because he could not use the chain length, he has decided he may bring it back at a
later point.”
Mr. Faulkner said, “For fencing and we have the screening of the existing tree line there.
Really.”
2

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “So for the screening of the side property line that's abutting the
residential district. Yes, we do have the trees. And then he's also putting in shrubs and
trees for the street frontage landscaping.”
Mr. Faulkner said,” Okay. Thank you.”
Roll Call:
Mr. Faulkner
Ms. Haddix
Mr. Navarra
Mr. Kilpatrick
Mr. Rutherford
Mr. Navarra

yes
yes
yes
yes
yes
yes

New Business, Fox Run Subdivision Rezoning Public Hearing
Mr. Rutherford said, “Moving on to the Fox Run subdivision rezoning public hearing.
Tonight's meeting will be to discuss a request for change of zoning, and classification of
certain parcels in the city of Carlisle. The meeting will follow the requirements of chapter
1256 of the Carlisle Zoning Code. Tonight's meeting, which will include a public hearing,
will be conducted as follows. First, the Commission will hear the presentation from
Carlisle staff, followed by presentation of the applicant and their agents. Commission
members will engage in conversation with both applicant and staff after their
presentations. After the conclusion of the presentations, I will open the public hearing
during the public hearing. Any members of the audience here tonight may address the
Commission with any comments, either in support or opposition of the application. All
speakers must speak into the microphone and give their names and addresses. All
comments should be addressed to the Commission and should be relevant to the
application. Speakers should be clear and concise with their statements and should
avoid repeating comments that have been made by other members of the audience.”
Mr. Stevens said, “Excuse me, could you turn the mics up when you can't hear back
here?”
Mr. Rutherford said, “I can't turn them up.”
Mr. Faulkner said, “Yeah. You need. You need to speak louder.”
Mrs. Geres said, “Your mic.”
Mr. Rutherford said, “Once the public hearing is closed. It will remain closed. And
comments from the audience may only be at the request of the commission, chair or
member. We'll now see the presentation.”
3

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “The applicant has applied for the following. For a new subdivision
called Fox Run located in Miami Township. And this is contingent upon annexation
approval, and they've applied for the PUD rezoning, preliminary plat and preliminary
planned development review. And so, the approval process. We're here at the first one
planning Commission public hearing and preliminary review.”
Ms. Haddix said, “Alaina I'm having a hard time hearing you.”
Mrs. Geres said, “Okay. The next step, which if approved, you'd be making a
recommendation to council. This would go to city council for a public hearing, which
would require 30-day notice. And it would again come back to Planning Commission for
final review. So, I'm just wanting to state this. So, nothing here is final. This is the
preliminary everything's preliminary, it's not final until we get to the final step. And this is
something that we've been working on for almost a year now. With the developer. A lot
of back and forth, a lot of work on this. And the owner of the site is Oakley Farms LLC.
The applicant is Beavercreek Site Management LLC, Engineer's choice one
engineering, and they're proposing 190 buildable lots for homes ranging in size from
1,200ft² to 3,200ft². And here is the location. It is north of the school, north of Indian
Trace on Jamaica Road. And it measures over 71 acres. It is zoned agriculture
currently, and they have requested rezone to a PUD, which we call Planned
Development Overlay district in our code. It is in a floodplain. The FEMA mapping stops
at Indian Trace. So, it will be a requirement of the developer to produce the BFE’s. And
they will need to build according to our floodplain development standards.”
Audience member said, “I'm sorry, I can't hear you. I don't think they're on.”
Mr. Faulkner said, “You're going to have to talk right into it.”
Mrs. Geres said, “Here's the preliminary plat. Here's a typical lot. The minimum lot area
is 7,400ft². Minimum lot width is 55ft. Minimum front yard setback 25ft. Minimum rear
yard setback 30ft. Minimum side yard setback is 7.5ft. So, the density is 2.65 dwellings
per acre. And they're proposing 37.9% open space. And they're proposing to do this in
three phases with the first phase starting in winter of 2027. The last phase ending in
summer of 2031. And what this is subject to change with market demand. And here are
the street and utilities. They are planning to bring the water up Jamaica Road, and the
sewer would run up from Fairview through a utility easement that exists behind the
school, and that also goes up through Indian Trace. They are proposing to donate land
for a water tower in the location of the star. Here are the existing conditions. You will
see the creek running through and the landscaping proposed signage proposed. And
that's the end of my part of the presentation.”
Ms. Haddix said, “So that water tower will take care of the issue with.”

4

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “The water tower will be able to serve this development as well as it
fixes some of the existing pressure conditions that we have currently. And it will set us
up for future development.”
Mr. Rutherford said, “But just to be clear, they are building the water tower? Or we are
building the water tower?”
Mrs. Geres said, “We are building the water tower. They're donating the land.”
Mr. Rutherford said, “Any other questions?”
Mr. Faulkner said, “That would be a great deal if they were building it. Yes. It's like
millions of dollars. Yeah.”
Ms. Haddix said, “This is because the school did not donate that property, right?”
Mr. Kilpatrick said, “No. Not necessarily. It was.”
Ms. Haddix said, “We're talking about the same water tower?”
Mr. Kilpatrick said, “Yeah. The water tower location was a long process of looking at
various locations around the city. And what made sense for the layout of the city and
where the pressure was needed. I think that would be fair to say.”
Mr. Rutherford said, “Any other comments? Are you going to do their presentation
during the public hearing?”
Mrs. Geres said, “Yes.”
Mr. Rutherford said, “Okay.”
Mrs. Geres said, “I think they're up next.”
Mr. Kilpatrick said, “So a question on the floodplain there is the entire property in a
floodplain?”
Mrs. Geres said, “Yes. If you look at the FEMA map, you'll see that where the creek is
essentially it would run where the tree line is there.”
Mr. Kilpatrick said, “Okay.”
Mrs. Geres said, “It forks off there.”
Mr. Kilpatrick said, “So you're saying that basically it follows that waterway up?”
Mrs. Geres said, “Yes.”
5

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “Okay. Thank you.”
Mr. Rutherford said, “All right. We'll now hear presentation from the applicant.”
Mr. Faulkner said, “Talk loudly because you're pointing to the opposite direction.
Everybody else back there.”
Mr. Metzger said, “My name is Paul Metzger, I’m with Arbor Homes, and we're the
proposed builder in the neighborhood. My address is 9050 CenterPoint Drive in
Westchester. So, we're again, the builder proposed builder here. Joe Ferrugia is the
developer with Beavercreek. And then he also has his engineer here who'll be able to
answer any questions, but I'll run through our presentation first. So, Arbor Homes have
built here in the city. We built some homes in Indian Trace two years ago. I think we
built 12 or 13 of them there. So, we were successful in, in the city and, and anxious to
get back here just a little bit about who we are and what we do. We believe that every
family deserves a home that they can call their own. We believe that everyone deserves
the opportunity to accumulate wealth, and buying and building a home is part of that,
and we believe every customer deserves honest and ethical building process. A little
timeline about our homes. We date back to 1994 when we were founded in
Indianapolis. Kind of skip over some of the major things. In 2018, we were acquired by
Clayton Homes, who's also wholly owned by Berkshire Hathaway. So ultimately, we're
Berkshire Hathaway company. In 2021 we came to Ohio. Really started building in
2022. And it built a little over 500 homes. This spring, we got over that number, mostly
in the Dayton market. This high bar is an in-house lumber supplier that we have. An
arrival here is a product that we're not doing here, but it's a more affordable home price
point, but we're not going to be building that in this neighborhood. Again, the concept
plan that she showed earlier, 190 lots, the density of 2.658 per acre, which is relatively
low. Plenty of open space here. There'll be some amenity space as well. Playground
mentioned the water tower and the buffer areas that are planned around the, around the
perimeter of the site. Very similar to what we built in Indian Trace, although our plans
have morphed a little bit in a couple of years. But same product offering would be
offered here. We do start at the 1200 and I think 1,225 square feet is our smallest. It's
important for us to be able to offer that home because sometimes it's the price point that
people can afford and want to buy, given our customers the best option. And we go all
the way up to 3,200 square feet, I don't think we sold any of those small ones in Indian
Trace. It's really what the customers want to buy. So, if someone comes in and wants to
buy that one, that's what we sell. We only sell about 3 to 4% of those across all of our
product lines. So, we wouldn't expect 25% of this neighborhood to be 1,200 square foot
homes, a very small percentage. Again, just various elevations that we have are typical
elevations. These would be vinyl sided homes with we do some level brick on the front
of all the homes. And then depending on the elevation, they can go up and the
customers can also add one thing that we do is allow the customers to pick as many
options as they can and choose what they want to spend the money on. So, we're very
good about selling that.”

6

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Haddix said, “They're really struggling here back there.”
Mr. Metzger said, “ Sure, we really work hard to try to sell structural items first if they
want a basement or if they want taller ceiling levels taller cabinets, those type of things
are easier to do now than later and that they can do things like granite countertops if
they can't afford it when they buy the house, they can do that in five years. Again, it's
really just trying to get people to what they want to pay for and can afford. We selfimpose an anti-monotony standard, which what that does is tries to prevent this from
being a cookie cutter neighborhood. In simple terms, if a house is sold at the dwelling
subject dwelling, the home on either side, the one across the street can't be the same
elevation and can't have the same color scheme. So, it can't be a spruce, you know,
model D and white brick on both sides. Even if we sell another model style, it can't have
white brick or white siding on adjacent homes. So really does a good job of allowing
people to drive in and not see houses that look redundant. 12 option floor plans would
be available. Each of them have multiple elevation styles. Again, talk about the various
other items we offer. All our homes have dimensional shingles as well, which is
considered an upgrade. And then again, my name is Paul Metzger. Brian Hennings is
not here tonight. He had another meeting to come to. So, if any questions, anybody can
reach out to me directly.”
Mr. Rutherford said, “Thank you.”
Mr. Metzger said, “The engineer. Joe, if you want to say anything”
Mr. Farruggia said, “Hi. My name is Joe Ferrugia. Beavercreek Site Management, 7861
East Kemper Road, Cincinnati, Ohio, 45249. We're excited about this development. We
are creating several ponds which will actually build the site up. There is… The floodplain
is in the creek area or the wooded area we're crossing and I believe Three times. The
majority of the trees will stay on the property. There's also a 25-foot tree buffer around
the majority of the property. That'll stay intact. We are working with the city for the water
tower that trying to get that agreement put together and we're donating that land. We
put the infrastructure in, they would come back and then build the, the tower once the
streets are in. And I know there's a water issue, but it'll help not only our development,
but it will help the surrounding area that's struggling with water pressure. So. That's
about what I have, we will do an amenity like a play area, some benches around the
pond, trails near the pond, so it'll be lots of open space. There's 30, almost 35% open
space, about 25 acres, just under 25 acres of open space out of 71 acres. So, it'll give a
nice feeling. You come in off Jamaica, which we would have to do road improvements,
turn lanes on Jamaica. We know that. But when you come off, there's only houses on
one side of the street, they're not right up against Jamaica, so it makes it look a little
nicer entry coming in. And that's my presentation. If you have any questions, I'll be more
than happy to try to answer them.”
Mr. Rutherford said, “Any questions.”
Ms. Haddix said, “It's going to be an HOA?”
7

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “Yes.”
Mr. Faulkner said, “That was my next question because there's a lot of grass there that
doesn't belong to somebody.”
Ms. Haddix said, “So that's why I wanted to know if it's…”
Mr. Farruggia said, “We will have an HOA. This is very similar to a development that
we're doing with our homes in Warren County. So, and we have an HOA there, we have
a bunch of ponds. And it's.”
Mr. Rutherford said, “What's the location of that property?”
Mr. Farruggia said, “That one's on striker Road, Warren County, Hamilton Township.”
Mr. Rutherford said, “Same density?”
Mr. Farruggia said, “It's probably about the same. Yeah.”
Mr. Faulkner said, “Were you involved in the ones that were done in Indian, or was it
Indian trace or Eagle or Timber Ridge? Which one did you say you guys did?”
Mr. Farruggia said, “It was Indian Trace and no, we're not involved in that one. Okay. I
believe that's Jim Gross's.”
Mr. Faulkner said, “Yeah it is.”
Mr. Farruggia said, “Yeah.”
Mr. Faulkner said, “I mean, you guys are racking them and stacking them. I mean, I
can't imagine a 3,200 square foot house on a lot. That's 55 by 135. I mean, that's like
half the lot is the house. I mean, that's the part of this that really concerns me is those
lots are small.”
Mr. Farruggia said, “Well, we're it's there, 15ft apart. The homes are 15ft apart from
each other.”
Mr. Faulkner said, “But I mean, the lot is 55ft wide. I mean, that's it.”
Mr. Farruggia said, “Yeah. But you got to get the lot to where it's affordable. You can't
give them a real large.”
Mr. Rutherford said, “I'm sorry. Everybody gets the same respect. Let's keep the chatter
down. If you have something to say, you'll step forward and say it. But while he's
speaking, we're going to keep the chatter to a minimum.”
8

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Farruggia said, “So anyway, the open we do condense the lots. Yes, you're right.
But then on top of that, we've added a lot of open space and it's usable open space. It's
attractive.”
Mr. Rutherford said, “Is it buildable open space?”
Mr. Farruggia said, “I mean, could you build an amenity building? Yeah, you could, but
you have to have a certain number of lots to justify the expense for the like a pool or
pavilion. But we can do like a really nice play area, like a park grade play area with
benches. Things like that around. So, and we've done this in other developments. It's
used a lot. You know, people like it, it's a usable amenity. And then you also have a
bunch of lots, either backing up the trees along the property line or the, the waterways,
or you're backing up to a water feature. All the, all the ponds will have fountains in it, not
aerators, but fountains. So, and then the entrance will be well landscaped, lighted. And
like I said, it will have turn lanes getting in and out to make it safe.”
Mr. Rutherford said, “And there's going to be or has been done a traffic impact study.”
Mr. Farruggia said, “There. I'm not sure about that.”
Mr. Rutherford said, “I'm sorry. Step to the mic. State your name.”
Mr. Gosling said, “Steve Gosling choice one engineering 6279 tri ridge building. I'm
sorry. Tri Ridge Boulevard, suite 100 Loveland, Ohio, 45140. We took the traffic out
while school was in session, and we we've been working with Montgomery County as
well as city of Carlisle. Shelby Engel in terms of what the scope would need to be for the
traffic study. So, the counts have been done. We sent them through processing. So, the
traffic study is currently in process.”
Mr. Rutherford said, “Sorry. I just think I saw that in the notes earlier and just wanted to
address it while you were speaking of it. Any other questions?”
Mr. Kilpatrick said, “So we've got a lot of single family here. You guys don't do duplexes.
That's something we literally just approved a comprehensive plan that talks about the
lack of said housing units. So, is that something that's not on the table in this
development?”
Mr. Farruggia said, “Not on this development, no.”
Mr. Faulkner said, “So you feel like you. I mean, I get the economics of it, right? You got
to get as many lots as you can. But like, you feel like you've built on all the buildable
land that's there that you can put a house on.”
Mr. Farruggia said, “Well, I mean, you could build where some of the open space is, but
we chose, for instance, the pond, we had a street going, we removed the street actually
9

Planning Commission Meeting Minutes

Thursday, June 4, 2026

just to make it to where we have better quality lots. We're not backing up to each other
as much. So, we have looked at that, you know, we've cut, we dropped the density a
little bit. Not much. I think it was like 4 or 5 lots, but it made the development nicer. It
made the lots more… There's more quality lots in this development.”
Mr. Faulkner said, “What's the what's I'm sorry, what's the entry level price in the current
market? You think?”
Mr. Farruggia said, “I'm going to ask the builder to answer that.”
Mr. Faulkner said, “Okay. Sorry.”
Mr. Farruggia said, “Since he's you know, he's the one selling it.”
Mr. Rutherford said, “If you wouldn't mind stepping back up and speak to that.”
Mr. Metzger said, “Generally speaking, we would be hoping to start below 300,000. And
part of that's, you know, just an entry point. And again, allowing the customers to
choose what they want to add. But right now, our average in the Dayton market is about
360. So again, it's really driven by, by what the customers want to choose and, and put
in their homes.”
Mr. Kilpatrick said, “Now, something you said earlier that was interesting is you have a
model that's about 1,200ft². That's what it starts at, but you don't sell many of those. So,
I'm assuming that's where that would be. The sub two 300 would be that. Okay. And
then maybe you can speak to this a little bit more about the, you know, duplexes
triplexes. That's just not something you guys are into or.”
Mr. Metzger said, “We, we are a single-family home builder.”
Mr. Kilpatrick said, “Okay.”
Mr. Metzger said, “The other product line that I mentioned, and again, we're not bringing
here arrival, that's our intent to try to get to that price point, while giving somebody a
single-family home. We just, we find, at least in our research and based out of
Indianapolis that you know, people would rather own a single-family home than be in a
duplex.”
Mr. Kilpatrick said, “Yeah, I, understand that that, that mentality. Yeah.”
Mr. Faulkner said, “I think you had pictures of other ones. We don't actually have any
elevations though, do we, of the typical product.”
Mr. Rutherford said, “He showed the elevation.”
Mr. Faulkner said, “Did he? Okay. Let's see.”
10

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Faulkner said, “Oh, okay. Okay. Okay.”
Mr. Metzger said, “We have an 80 page book that I can show you 80 pages of
elevations, but these were just kind of some of the highlighted ones.”
Mr. Rutherford said, “Any other questions?”
Mr. Navara said, “Does the 300,000 include the lot cost too?”
Mr. Metzger said, “Yes.”
Ms. Haddix said, “I didn't hear what you said.”
Mr. Rutherford said, “300,000 include the lot cost. All right. You guys can be seated.”
Mr. Farruggia said, “Thank you.”
Mr. Rutherford said, “Alaina, has there been any discussion as far as us supplying water
to that subdivision? You guys, I'm sorry. You said 27 or 29 start date if you want to step
back up. I'm sorry.”
Mr. Kilpatrick said, “27.”
Mr. Farruggia said, “So we would start in 27 and there's a lot of things not just with the
development itself, but there's a sewer line that we're working on engineering to actually
install an 18-inch water main that'll open land up for future development. We're working
with the city on the water tower. Those, those things. So, we got to get a, there's a lot of
stuff that we got to get done before we actually start construction.”
Mr. Rutherford said, “Do you plan to phase this at all?”
Mr. Farruggia said, “Yes. It'll have three phases. Okay. Yeah. There you go. I think the
first phase is around 56 lots. Something in that range.”
Mr. Kilpatrick said, “So I see you're coming off of Jamaica there. Why not a second
entrance off. What's the road above?”
Mrs. Geres said, “There's no road.”
Mr. Farruggia said, “But we are showing two stubs, one to the south and one to the
north for future connection.”
Mr. Kilpatrick said, “Oh, that would be a future. Oh. I'm sorry. Yes, there's a whole other
strip of land up there, I apologize.”

11

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Farruggia said, “And this will connect to Indian trace eventually with the stub to the
south.”
Mr. Kilpatrick said, “Oh, okay.”
Mr. Faulkner said, “Yeah, I was actually going to go there too, because I was thinking in
terms of emergency equipment, I mean, because I don't know. Alaina, do you know?
Have we set a precedent in the past for how many entrances, given a certain number of
houses into a subdivision?”
Mrs. Geres said, “We haven't set that. I know Warren County Regional Planning
Commission has they set it at 50 before you need to.”
Mr. Rutherford said, “Yeah. Typically, what I've seen is they will have, whether it's a
phase line or something, they'll have a temporary access for a fire truck, whether it's
grass pave or something like that. They're requiring a second entrance past 50.”
Mr. Farruggia said, “And there's a possibility at the entrance of the subdivision if we
because we have enough room there, we can do an island in the middle of the road. So,
if something does happen, you know, you just use the other side of the island up to a
point. And then once you get to the intersection, you can go either way to get to the
whole development. You know, you could go take, take a left or go straight. It loops, you
know, the whole thing is a loop. So, for emergency purposes, that's good, good
planning.”
Mr. Rutherford said, “Alrighty. Any other questions.”
Mr. Farruggia said, “Thank you.”
Mr. Rutherford said, “Thank you.”
Mr. Faulkner said, “Thank you.”
Mr. Rutherford said, “Before I open this for public comment, I want to stress this is
preliminary. This is the first step that the developer and builder sees if it's feasible to
develop land. This does not mean Carlisle City Council Commission members have
been paid to approve this process. Okay. I've seen the Facebook comments. It's just a
formality that's already been approved. We're not going to address any of that stuff
tonight. I know you guys are all neighboring. It has an impact on you and your view. I
get that and I respect that, but we're going to keep it respectful tonight. We're not
limiting time. Right. Okay. The redundancy of questions and statements, you know,
whether it's your view or the traffic or the schools, don't think that the hands here in the
Carlisle community don't talk to the schools. Okay. There's never been a schoolhouse
built in this school, built anywhere that's had empty classrooms waiting on kids to get
there. Every school figures it out. I've seen the comments. I know you guys are going to
have those comments. We'll absolutely respect those comments, but the redundancy is
12

Planning Commission Meeting Minutes

Thursday, June 4, 2026

just going to take more time and we get it again. This is a preliminary plan to see if the
developer, the land current landowner, can sell it to the developer that can develop it for
the land, for the builder. And if it's feasible, there is nothing concrete here that this is
going through its preliminary approval at this time. I will open the public hearing and
allow comments from the audience regarding the application. As a reminder, all
speakers must speak into the microphone, give their names and addresses for the
record. Once the public hearing is closed, it will remain closed and comments from the
audience may only be at the request of the Commission chair or the member. Again,
step to the microphone. State your name and address and your concerns. Anybody
want to go first? Break the ice. Oh, of course. It'd be my tax thing. My price just went
up.”
Ms. Johnson said, “My name is Charlene Johnson. I live at 10033 Jamaica Road,
Carlisle, Ohio 45005. My biggest concern is my property adjoins this and my property is
lower. I don't want my place to flood. We own four and a half acres across the street,
which is just a wooded area and lot, and then our house is across the street from that,
which is less than two acres. I don't want my place to flood. That's my concern. I've lived
there for 36 years. It's never flooded. The creek goes up and it goes down really quick.
But with that many houses in there, what's going to happen to my property?”
Mr. Rutherford said, “Yeah. I want to explain to you. So, the basins are detention
retention basins. It’s calculated as if that was a farm field. The water goes in; it goes out
at the same rate that it is currently. So, it holds the water. It's made to store the water
and release it at the same rate that it is, if it was just a farm field.”
Ms. Johnson said, “So you're guaranteeing that my place is not going to flood.
Mr. Rutherford said, “The engineers is who guarantees that? I won't guarantee that? No,
there's so much planning and stormwater and EPA and Ohio EPA and federal EPA that
goes into the stormwater management. I mean, I don't think Carlisle does stormwater
management fees, but most big cities do stormwater management fees because there's
developments that didn't take that into consideration, that the cities have to maintain
creeks and rivers that they use that money for. They should use that money for. But
yes, it's a legit concern. Stormwater, obviously, everybody knows it doesn't seem like
we get one-inch rains. We get five-inch rains. Now, usually within 24 hours. We never
get the one inch over four days. It just all at once. It's a legit concern.”
Mr. Kilpatrick said, “Two weeks ago was a mess. Seven inches in seven days. It was
awful. I've never seen it like that.”
Mr. Rutherford said, “It's a legit concern, but I can I can promise you that the proper
engineering choice was no fly by night. The proper engineering as far as stormwater is
absolutely addressed. It's a legit concern.”
Mr. Kilpatrick said, “And you're right up on the curve, right? That's the place I mowed for
you?”
13

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Johnson said, “Correct.”
Mr. Kilpatrick said, “Okay. Yeah. So, I know that really well. Yes.”
Ms. Johnson said, “And it does get wet because of the field next door and.”
Mr. Kilpatrick said, “Yeah. Yeah.”
Ms. Johnson said, “The water comes over sometimes and there's stalks from corn.”
Mr. Kilpatrick said, “Yeah. Yeah. Yeah.”
Mr. Rutherford said, “Is that it?”
Ms. Johnson said, “That's my big concern.”
Mr. Rutherford said, “Thank you ma'am.”
Mr. Kilpatrick said, “Thank you.”
Mr. Rutherford said, “Anybody else?”
Mr. Klein said, “Hello, my name is John Klein. I live at 390 Christina Way. I own the two
properties just south of the future entrance. There's a lot in a house there that I own,
and I was just wondering, how far are these houses be set back from the main Maine,
from Jamaica. And, are you going to put a green screen there behind the houses on the
Cul de sac?”
Mr. Rutherford said, “Okay. You own what property? I'm sorry.”
Mr. Klein said, “There's two, there's a lot here. And another and a house here that I
own.”
Mr. Rutherford said, “Okay. So, you would like what rear yard screening is what you're
asking?”
Mr. Klein said, “Is there going to be is there going to be a green screen across across
here? Well, that's actually showing…”
Mrs. Geres said, “Yeah, yeah, you're right here.”
Mr. Klein said, “You're up here further. Yeah. Okay.”
Mr. Rutherford said, “Okay. So, you're, you're adjacent to the proposed entrance. Okay.
Yeah. You're adjacent to the proposed entrance”.
14

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “So, the screening right here.”
Mr. Klein said, “Is going to be screening there.”
Mr. Rutherford said, “Yes. You mentioned earlier about the Boulevard Possible
Boulevard. Again, we're in preliminary drawings, possible boulevard with I mean, any
road frontage is required to have screening through our code. As far as. Yes. So, if you
drive down say 123 right here, the Eagle Ridge development, you're talking basically
that same instance, you know, that same instance, you know, where their rear yards
faced. 123 there's no screening there. I don't think we have any regulations where we
can make a put in rear yard screening. Correct?”
Mrs. Geres said, “I don't know offhand. I'd have to look. It is a PUD we can allow that.
Yeah.”
Mr. Klein said, “Okay. I mean, we already have screening here anyway.”
Mr. Rutherford said, “Sure yeah.”
Mr. Klein said, “I was just wondering what they're going to put in.”
Mr. Rutherford said, “Sure.”
Mrs. Geres said, “Okay. Where is the existing?”
Mr. Klein said, “I'll have another question later. Thank you.”
Mr. Rutherford said, “Anybody else?”
Ms. Schuler said, “Excuse me. My name is Sherry Schuler, and my father lives at 7130
Farmington Road. So, he would be kind of the top not adjacent to, but, but at the top of
this. So, a couple things one is there's a lot of different people here with us and a lot of
different business names coming out. Can we get kind of a rundown of those again,
who is who I saw, I'm not sure. I'm sorry. Choice one.”
Mr. Gosling said, “Yeah.”
Ms. Schuler said, “And I understand you're with Arthur Holmes. And then there's
another gentleman here. And then I saw Oakley Farms. I don't know what role they
play.”
Mrs. Geres said, “Oakley Farms is the owner of the site.”
Ms. Schuler said, “So they just own the land?”

15

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “They just own the land.”
Ms. Schuler said, “Are they going to play any role in the development?”
Mrs. Geres said, “No.”
Mr. Faulkner said, “They're going to sell, make money. That's what they're just selling
right there.”
Ms. Schuler said, “The other question, can we put the map back up for a second of the
plat. Okay. How close is the top of that going to come to the back of those agricultural
fields on Farmington?”
Mr. Kilpatrick said, “It looks to me like at least a quarter mile. I was wrong about this, but
it's literally this lot right here. Right? And Farmington Road is all the way up there?”
Ms. Schuler said, “It was kind of hard to tell.”
Mr. Kilpatrick said, “At half mile.”
Ms. Haddix said, “Yeah.”
Mr. Rutherford said, “What do you mean? The development's not bordering. All the way
to Farmington Road, if that's what you're asking.”
Ms. Schuler said, “Well, they can't go all the way to Farmington because fields.”
Mr. Rutherford said, “Right.”
Ms. Schuler said, “My question is. So, my dad has his house is a lot and he has a
separate deed for his agricultural field. How close are they going to come? And I know
there's other people here who have the same situation. How close are these?”
Mrs. Geres said, “25-foot buffer.”
Ms. Schuler said, “Going to come to those fields because those fields stay wet in the
back. At least I know some of them do. So again, we have an issue with water. Many of
them have ponds for that very reason.”
Mrs. Geres said, “25-foot buffer right?”
Mr. Farruggia said, “Yes, a 25 foot buffer. Then we have the setback, which is 30ft…”
Ms. Schuler said, “So water again just a concern.”

16

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Water is a huge role in everybody's concern no matter what the
development is. But again.”
Ms. Schuler said, “So is this going to be you said this is a floodplain here these new
homes.”
Mrs. Geres said, “The creek is floodplain.”
Mr. Kilpatrick said, “Yeah. So, the whole property is not a floodplain, but there is
floodplain that runs up through where the green space is.”
Ms. Schuler said, “So they're not going to have to have flood insurance?”
Mr. Kilpatrick said, “Do you envision any of the lots requiring people to have flood
insurance?”
Mr. Gosling said, “I mean, our construct, our design phase, we'll do some studies
because we'll obviously we'll have creek crossings. So, we have some sort of box
culvert. So based off that analysis we'll set our BFE. So we'll be above that. So it
shouldn't they won't have any kind of flood insurance.”
Ms. Schuler said, “And then I just have one other thing I would like council to consider.
Planning Commission. How many homes is enough? Do we have to build a home in
every green space we have?”
Mr. Rutherford said, “Do you agree that there's a housing shortage right now?”
Ms. Schuler said, “Not neccesarily no, I don't.”
Mr. Rutherford said, “Because you have your home bought.”
Ms. Schuler said, “I do, and I'll be selling it before long.”
Mr. Rutherford said, “Yeah. And my kids, my kids and future generations are looking for
housing and there's just not housing available. And one thing.”
Ms. Schuler said, “What happens when we have no more green space?”
Mr. Rutherford said, “So at what point should we consider the last farm developed to be
the last farm? Should it be your house or this development? Every house sitting in
Carlisle was on a farm.”
Ms. Schuler said, “We can debate this to the end of time. I'm just asking you to consider
it.”

17

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “I agree, I agree it is. It is being considered. I write down
everybody's address. I wrote down everybody's address and I will visit.”
Ms. Schuler said, “I feel like you're being very abrasive.”
Mr. Rutherford said, “No, no I'm not. And if I did that, if I come off that way, I'm sorry, but
you also have to consider the future is all I'm asking you.”
Ms. Schuler said, “And I understand.”
Mr. Rutherford said, “And I apologize if I come off that way. Right. Absolutely.
Ms. Schuler said, “And I understand that Oakley Farms has a right to sell their land, but
it seems like we're developing very quickly, one after another, after another, after
another. So, I'm just asking you all to please consider that. Okay.”
Mr. Rutherford said, “Yes. And I apologize if I came off that way.”
Ms. Schuler said, “Thank you.”
Mr. Rutherford said, “You're welcome. Anyone else?”
Mrs. Williams said, “Hi I have a two part question. My name is Barbara Williams. I live at
9996 South Union Road.”
Mr. Rutherford said, “I'm sorry, can we respect the person at the podium?”
Mrs. Williams said, “I hear a lot of talk about creeks, but this map is so small. Can
somebody just show me where these creeks are? I don't I don't see the creeks.”
Mrs. Geres said, “Trying to find the well, the tree line.”
Mr. Kilpatrick said, “Yeah. That's the best to.”
Mrs. Geres said, “See the stars and the tree line.”
Mrs. Williams said, “Okay, so the dark shadows are the creeks.”
Mrs. Geres said, “Yes.”
Mrs. Williams said, “Including at the bottom or the right edge.”
Mrs. Geres said, “Yes.”
Mrs. Williams said, “Okay. How far away is that from Union Road? This map is just not
clear.”
18

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “Big enough?”
Mrs. Geres said, “Yeah. I mean, Union would be over here.”
Mr. Gosling said, “Just go downhill.”
Mrs. Geres said, “Well, right here you could see.”
Mr. Kilpatrick said, “Yeah, it's a ways.”
Mr. Navara said, “I mean…”
Ms. Mitchell said, “I have it pulled up on mine. You want to see it? I also live on Union
Road to the far-right side.”
Mr. Kilpatrick said, “Yeah. That’s Union right there. Right?”
Mr. Faulkner said, “I think Jim Gross's property goes all the way over to Union, doesn't
it?”
Mr. Kilpatrick said, “Union. Yeah. And so, this is this”
Mrs. Geres said, “Right up here, isn't it?”
Mr. Kilpatrick said, “I'd say like.”
Ms. Mitchell said, “Here's Union Road. Okay. And here's the back edge of that elephant.
So, here's my house.”
Mr. Kilpatrick said, “Can I measure distance on a map? Like drop a pin and then drop
another pin.”
Ms. Mitchell said, “Okay. Okay.”
Mrs. Williams said “And then the second part of that question would be, let's talk about
the schools. Seeing a lot of things on social media. I don't have a dog in this fight. My
kids are done with school. My grandkids are coming up. So, I got puppies in the fight.
Tell me about what’s going to happen with the schools, please?”
Mr. Rutherford said, “Well, I can't speak to what the school is going to do, but with every
community that adds houses, they put additions on schools. Yes, they built the school to
the current enrollment. That's exactly what they did. That goes back to my statement.
Nobody ever built a school big enough for future development because it's not
guaranteed. There's not a school district that's done it. There's no empty classroom
sitting in any school.”
19

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Faulkner said, “So a lot of school districts, obviously, they do property taxes. We
actually have one that has a 1% income tax as well. So, if you add 191 homes, you're
going to have a lot of people paying income tax. And the value of the property went up,
which means the property taxes that the school district will collect will be increased. The
revenue that they get will be increased. Thus, they would have more funding to do some
of these things.”
Mr. Kilpatrick said, “Terri, in your research, I believe the research I did during this whole
ballot initiative that there was decreasing enrollment at Carlisle, it wasn't tremendous,
but there has been some decreased enrollment.”
Ms. Haddix said, “I did extensive, as you know, research into the school system and
their enrollment has been steadily going down. It has been for the last 5 or 6 years. So,
you are correct there have a decreasing enrollment in the school system right now.”
Mr. Kilpatrick said, “So I don't mean I don't know exactly the number of kids. I'm sure
there's a statistic for how many homes being built. What number of kids will come. But
in off-the-cuff conversations with the school, it wasn't a, a part of concern for them.”
Ms. Haddix said, “Yes.”
Mr. Dobbins said, “Did you say it was not a concern?
Mr. Kilpatrick said, “It was not a concern for them. Correct”.
Mr. Rutherford said, “Can you please step to the mic? Can you please step to the mic?”
Mr. Dobbins said, Kyle Dobbins 10238 Jamaica. Can you put up the other site plan? I
live right here. Right there. And I for the sake of repeating the water piece. I just want to
go on record to say I've never had a water issue, a flooding issue or anything like that. I
can't control that. I just want to document that, that absolutely. If there is one in the
future.”
Mr. Rutherford said, “It's on record. You're a smart man.”
Mr. Dobbins said, “Just came here to say that. Now, that's the best-case scenario
visually for us. Like what this will do to my property value and a water tower that I would
stare at. And can you tell me where the water tower would be?”
Mr. Kilpatrick said, “It's going to be...”
Mr. Faulkner said, “Northwest side.”
Mrs. Geres said, “Stars.”

20

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Dobbins said, “Okay, that's again better for me. What is Miami Township getting for
this?”
Mrs. Geres said, “We're still working through that.”
Mr. Dobbins said, “My other concern would have been traffic. And I think honestly for
preliminary hearing for approval to not have that is kind of irresponsible. My second is
there's people coming to my property all the time, and that's a problem for nobody
letting me know or asking. I clearly have no trespassing. I mean, if you're coming and
going, I understand you've got a job to do. Let me know. My wife is home alone. I've got
dogs running, and then all of a sudden somebody, I mean, I live.”
Mrs. Geres said, “Do you know who was coming? Is it.”
Mr. Dobbins said, “Surveyors?”
Mrs. Geres said, “Okay.”
Mr. Dobbins said, “And I understand they do have jackets, but it could be.”
Mr. Rutherford said, “Knock on the door.”
Mr. Dobbins said, “Yeah, knock on the door.”
Mr. Faulkner: Yeah. They’re not allowed to trespass, though.
Mr. Rutherford said, “Yeah.”
Mr. Dobbins said, “And I live about 300ft off. So, they're down there. All of a sudden,
they're staring in our window. Not weirdly but…”
Mr. Rutherford said, “How do you know?”
Mr. Dobbins said, “It's a problem? And then when we say, hey, its private property, they
yell at us. We're a contractor. Like they're they have every right to be there. And they
don't. So, people got to do their jobs, I understand, but my family, my wife, it ticked me
off. So, I just want to say that. And then I live right there. So whatever water issues we
have in the future. Yeah. I'm on. I got your face. Yeah. And then the traffic is the biggest
deal to not have that report to come here to add that many homes Central is crazy. I
understand it's, you know, we want to grow, but Carlisle just looks so different over the
last ten years. It's not, but it's just odd looking. And then you add that many more people
are coming and going. Especially where I live down at the bottom. It's already pretty
scary to pull out. I've got kids. I worry about them coming and going all the time. You
had 400 more cars coming and going. And if your studies are during school hours, that's
the least amount of time that you're going to have driving. Why don't you do it around 6
or 7 or 5:00 when everybody's out driving. So.”
21

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Yeah. I don't think the traffic study just targets school traffic. I
mean, it takes in. It's at minimum. I would say it would be 24 hours.”
Mr. Gosling said, “It is 24. And when I said school session, I meant just during the
school year.”
Mr. Dobbins said, “Okay, but I would have had that report done. So, before I'm asking
for approval to go to council.”
Mr. Rutherford said, “Do you have a question for him?”
Ms. Haddix said, “No, I just had a comment. As far as the traffic study goes. This is very
preliminary and it was the same thing when McDonald's put in their… You know, they
didn't have their initial traffic study right at the very.”
Mr. Rutherford said, “Yeah. It's not typical. Preliminary it's not typical to have the traffic
study.”
Ms. Haddix said, “They're not going to go out and spend a fortune doing a traffic study if
we're not going to give them any. So, I this is so preliminary. I don't think that I don't
think there's any. The Council or Planning Commission or anybody's going to approve
anything without a traffic study. Promise you.”
Mr. Dobbins said, “I appreciate the comment. It looks like they've spent a lot of money to
do what they've done. A traffic study would have been just a...”
Ms. Haddix said, “I can I have I know where you're coming from because I live right off
of Union Road right by where the new McDonald's is going in.
Mr. Dobbins said, “Oh then you…”
Ms. Haddix said, “And that was my big concern. Traffic. But, you know, like I said, they
did the traffic study. I've got my fingers crossed. Everything's going to be okay. But they
will they will do one, but not, you know, it's just not done now.”
Mr. Dobbins said, “Then you understand where we're coming from.”
Mr. Rutherford said, “Absolutely.”
Ms. Haddix said, “I understand exactly where you're coming from.”
Mr. Dobbins said, “And I trust you’ll vote that way.”
Mr. Faulkner said, “I would be more concerned if you didn't show up and say anything.
Right? So.”
22

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Dobbins said, “Well, yeah. The flooding was the biggest, but the traffic is crazy
town. So, and then I will say the people in school board members that I spoke to inform
her said we don't have the capacity. And I understand if it's declining, but once you get
past the Covid 20, almost like baby boom, it's you do the math, it's going to increase. So
just on an economic scale. So, thank you guys for the time.”
Mr. Rutherford said, “Thank you.”
Mr. Stevens said, “My name is David Stevens, 7260 Farmington Road. And I don't know
where I'm adjacent to this property, but I believe we come right up to it. My concern is
water level. Also, if they're putting in basements and it's already the. Your. The area
where the storage of the water, the detention retention ponds there's going to have to
be a lot of runoff. And where I know this isn't your cup of tea as far as the runoff and the
water, but please, I don't want that water. My land is dry.”
Mr. Rutherford said, “Sure. Yeah. There's one instance just outside our door here.
There's a house that was built next to this retention next to us, and the developer ended
up buying it back and expanding the basin storage and then fixing the water issue. And
obviously there's been no issue since, but that's just right outside the door here where
they expanded the basin along. 123 seen it was one size 2 or 3 years ago.”
Mr. Faulkner said, “It was a half-acre. Now it's four and a half acres.”
Mr. Rutherford said, “They tripled it. Now, that does go along with you know, they came
to planning commission for another phase of that development that was approved.
That's probably expired now, not speaking officially, but that was approved and they
expanded that basin for that concern.”
Mr. Stevens said, “I know there's a little stream that runs on the other side of my
property just right behind it. And I hope that's not the stream that they're going to run off
for these.”
Mr. Rutherford said, “Stormwater is a huge concern. I mean, obviously concern for the
property owner, but it's also a huge cost to the developer and the engineering and the
builder. I mean, because it doesn't matter. He can develop it. He's just going to pass the
cost on to the builder.”
Mr. Stevens said, “And I believe you have 160 homes there?”
Mrs. Geres said, “190.”
Mr. Stevens said, “190 oh, there's going to be a couple kids there coming to the back of
my property. They're going to be putting up a fence?”
Mr. Rutherford said, “I don't know where your property is, but I, I, I, you know.”
23

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “If he's up on Farmington, Farmington, significantly north of yeah,
just yeah. So, you can see, you can see the, the, on the right picture there, the. The
star. That is the piece of property that's being developed, you can see. Yeah, that's the
property right there. And then if you go to the property line north of that right there, that's
the edge of the property. And then you can see all the farm fields and Farmington’s still
north of that. So, I think it's probably about maybe at least a quarter mile. But I can't tell
you that exactly. Do you own a deep lot? Again, if I could get a better view of this, we
could we could point that out. Exactly.”
Mr. Stevens said, “The question was, will they be putting a fence up around it?”
Mrs. Geres said, “I don’t think that was…”
Mr. Farruggia said, “We have no plans to put a fence, but we do have a 25-foot strip of
land, a green belt around the whole site. And then, you know, you have the set back
from the house to the property line plus the 25 feet So, there's.”
Mrs. Geres said, “The existing trees will remain.”
Mr. Farruggia said, “Yes. We're not taking it. The only trees that we're taking out is
where we have to cross the creek. The other trees will remain. Trees are valuable. We
want to keep them.”
Mr. Dobbins said, “That's all I had.”
Mr. Rutherford said, “Thank you. Sir. Yes, sir. He's got another question.”
Mr. Klein said, “Yeah, I got a couple more questions if you don’t mind. John Klein, 390
Christina Way. You're talking about annexing this property. Is that. Is that. Hopefully, I'll
be using the correct terms. How's that going to affect the people? Like lots next door.
The house next door to that? None. None whatsoever?”
Mr. Faulkner said, “Not unless you want to be annexed too.”
Mr. Klein said, “No. Another thing I want to look at it that lot a lot picture again just with
the house.”
Mrs. Geres said, “This one?”
Mr. Stevens said, “Yeah. Go back. You had it there for a second. Keep going. One
more, one more, one more. Oh, keep going.”
Mrs. Geres said, “Is it going the other way?”
Mr. Stevens said, “Yeah. There you go. But go back.”
24

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “That one.”
Mr. Klein said, “Okay. I just want to see something here. Okay. Thank you. I was
wondering, what's maximum 40-foot width of a house on the lot?”
Mr. Rutherford said, “Could the developer, step back up here, please.”
Mr. Farruggia said, “Yes.”
Mr. Rutherford said, “Seen another comment that we want to get on public record. So,
you extend the water main say from I don't know, is it at the high school right now and
it's extended all the way to your site. Are you going to assess that water main that
you're reimbursed in the future when somebody taps into it?”
Mr. Farruggia said, “So the discussion has at this point is the city would extend the
water on Jamaica up to the tower, and then we take it from there and take it the rest of
the way out.”
Mr. Rutherford said, “Infrastructure.”
Mr. Farruggia said, “Right.”
Mr. Rutherford said, “Okay.”
Mr. Farruggia said, “That's that was our that's the plan.”
Mr. Rutherford said, “Okay.”
Mr. Farruggia said, “And that's a 12-inch main. That's a fairly large main.”
Mr. Rutherford said, “Yeah.”
Mr. Kilpatrick said, “Now, one other question. So, the water is obviously a big topic here.
You're planning on managing all of that with the detention retention.”
Mr. Farruggia said, “The storm water yes. So, when the engineer designs it, you
mentioned it earlier. It's got to get it's going to get approved by your engineer or
Carlisle's engineer or the county or both. But we typically oversize them and we've
actually added another pond, the one pond to the south. That's about eight acres on the
plan, I believe that's correct. But we added the one that's right here. This one here, we
removed the cul de sac street that I told you about earlier. And then we put another
pond in one. It just it's and it's amenity. It looks it looks good. It also protects us, gives
us enough storage. And like you said, it's released. It's a controlled release. It's not just
blasting down the creek.”

25

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “So when you say these ponds, are you envisioning that there will be
water year-round and it will just raise and lower depending on how much they?””
Mr. Farruggia said, “They don't lower much, we seal them. So, we get into. We know the
soils here are granular, so we'll seal the bottom of the pond off. So, it doesn't because it
will drop in the summer months if you don't do that. So, we'll seal the bottom of the
pond. All the ponds will have fountains in them. And it just makes it attractive. A fountain
with a light and you know, you sitting area, the water's movement. So, we have a pond
service that manages the bank. So if they're, you know, in like August, the moss starts,
you know, they spray the moss once a month to keep it clean, attractive.”
Mr. Kilpatrick said, “Keep it looking good.”
Mr. Farruggia said, “Yeah.”
Mr. Rutherford said, “That's all I had.”
Mr. Faulkner said, “I got a question. This is for the builder.”
Mr. Rutherford said, “Can you please step to the mic?”
Mr. Faulkner said, “It's easy. Is it your plan to do basements in all these houses, or are
there any that can't have a basement?”
Mr. Metzger said, “Our base homes are slab on grade. We sell based on what our
customer wants.”
Mr. Faulkner said, “Okay, so the default is on slab?”
Mr. Metzger said, “Yes.”
Mr. Faulkner said, “Okay.”
Mr. Metzger said, “Majority of these homes will likely be slab.”
Mr. Faulkner said, “Okay. All right. I'm glad I asked then. Thank you.”
Mr. Rutherford asked, “Anybody else? (Inaudible) Yes, Ma’am.”
Ms. Hanna said, “Hi. My name is Lisa Hanna. 10084 Jamaica Road.”
Ms. Haddix said, “I can’t hear you.”
Ms. Hanna said, “I'm sorry. Lisa Hanna. 10084 Jamaica Road. Myself. We live right on
Jamaica, right in front of the, I believe, the water tower. So, myself and my in-laws, we
have a few questions, a few concerns, a few requests. First statement would be we
26

Planning Commission Meeting Minutes

Thursday, June 4, 2026

don't have any problems with water right now either. No flooding. We run on wells. How
is that going to affect our water? Are we going to have to tap into this water tower?”
Mr. Kilpatrick said, “No I don't we can't not no.”
Mr. Farruggia said, “You're not required to. But you know, I don't know which.”
Mr. Rutherford said, “If your well goes, you know.”
Mr. Farruggia said, “Water main.”
Ms. Hanna said, “And who would pay for that? Would we?”
Mr. Rutherford said, “If your well was to go dry? I would say I haven't done it recently,
but it's going to be minimum $10,000. Anybody else can speak to that. Come out and
drill a new well.”
Ms. Haddix said, “Michael, you should know.”
Mr. Kilpatrick said, “Driven well around here is around seven.”
Mr. Rutherford said, “Okay. And then tap in fees I can't speak of.”
Mr. Kilpatrick said, “I have done that too.”
Ms. Haddix said, “Should know about that also.”
Mr. Kilpatrick said, “To know it's not going to be a two inch. So, I would say you're
looking at least a couple thousand dollars at minimum five. The city fees for that, I think,
are what, a thousand bucks, at least for residential?”
Mrs. Geres said, “Yeah around there.”
Mr. Kilpatrick said, “And then you've got the boring depends on how far you are things.
So, I mean, yeah, let's say $10,000. We'll leave it, we'll leave it. This the guesstimate
right there, especially if with inflation happening every minute.”
Mrs. Geres said, “But we would ask you to annex in to serve.”
Ms. Hanna said, “Okay. So, I mean I don’t want…”
Mr. Kilpatrick said, “So I think it's important that what she just said. Yes. What she just
what Alaina just said, Mrs. Geres said, is that if you did want to tap into the city water,
they would ask you to annex in at that point. And then you would be responsible to pay
city taxes, fun stuff like that.”

27

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “But I think not speaking out of turn, there are things we can
change that you can be a non-city resident user and your fees go up and your water
rate goes up beyond being annexed. I mean that's all things again here we're learning
progress and growth. Okay. That's what we're here for. It's not saying that you're going
to dehydrate because you live in Miami Township. That's something that again we're
looking at comprehensive plan. We're looking through codes. It's all antiquated. It's it, it
happens in other cities. You're just a non-city resident user.”
Mr. Kilpatrick said, “And what I would say is what I know about the aquifer is that the
aquifer starts about 30ft down. And it's a heck of a lot of water.”
Mr. Rutherford said, “It's not going anywhere.”
Mr. Kilpatrick said, “It's not going anywhere. The fire station had an 80 gallon a minute.
Well, until they capped that are well over on Chamberlain is 110 gallons a minute. So,
the fact I don't think it's going to affect your water at all. Can we write something into the
PUD about this?”
Mr. Rutherford said, “You could. I mean, they could just simply take care of it through
code or just even come to us or council. I mean, it's something again, when you get
these outlying, annexing properties, you can't tell the people that didn't annex in. We're
not going to service you.”
Mr. Kilpatrick said, “Well, and I don't it's not fair. If this was to affect your thing, that you
wouldn't. Because again, it should not affect you guys, in my opinion.”
Ms. Hanna said, “Right, I don’t want to pay $10,000.”
Mr. Rutherford said, “You know, we.”
Ms. Hanna said, “A well is fine.”
Mr. Rutherford said, “I mean, we hear of the data centers, you know, obviously I'm
thumbs down on every one of those. I mean, they do go in and dry town. I mean, we've
all seen videos where they've went in and dried towns up. I mean. You know, me
personally, I know a lot about the aquifer here. Nestlé came in and at one point owned
what is now Refresco. Nestlé owned them for a little bit, and I've watched specials
where Nestlé will come into small towns and dry the water up, you know, selling bottled
water and move on, you know. Luckily, they weren't here long enough, but it's definitely
a concern. Stormwater drinking water obviously go hand in hand. If you don't have
stormwater, you're not going to have drinking water. And again, holding it, getting the
sediment out of it, releasing it at a controlled rate. It's no different than if the farm field
was there. I know it's really hard to wrap your head around, but it is engineering 101.”
Ms. Hanna said, “Okay. Yes. And I don't have a lot of knowledge on it. And I'd be open
to, you know.”
28

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “And we're not saying that, you know, in the future, you know, this
development goes in and you have an impact. You know, it'll be worked out with the
developer, the builder, the engineering. I mean, all that stuff is right. It's not non-typical.”
Ms. Hanna said, “I mean, like.”
Mr. Rutherford said, “This guy's not in business and got gray hair because he runs from
every development, he does, you know what I mean?”
Ms. Hanna said, “Yeah. I just like to make, you know, make sure that this all
addressed.”
Mr. Rutherford said, “These are legitimate concerns.”
Ms. Hanna said, “Addressed and that before anything happens that we, you know,
maybe talk about how we could, you know, figure something out there. Another concern
that we have, I mean, we would just really love to keep the country green space along
the road where like these first few houses are coming in. If there's any way that we
could not have those, maybe have one of your ponds there or something to keep the
green space on the road to where we're not having houses backed right up to my inlaw’s house.”
Mr. Rutherford said, “Are you talking about the two parcels just up from the entrance?”
Ms. Hanna said, “Yeah, right from the one, two, three, four, like five houses right there,
4 or 5 houses that, you know, we would just love to, to keep that a green space. And we
would also love to have, I guess when you guys are talking about green screen is, are
you talking about tree line? Is that what you mean when you say green screen?”
Mr. Farruggia said, “Most of the property has a tree line around it. But where you're
talking about, I think we do show landscaping. I would put landscaping there.”
Ms. Hanna said, “We would love to have a tree line around that right there.”
Mr. Farruggia said, “Right there we show.”
Mr. Rutherford said, “Yeah, this goes in back to the preliminary thing. This is all stuff we
appreciate you guys coming out, I honestly do. We obviously want your input. This is all
stuff that we can control once we go into final development.”
Mr. Farruggia said, “And we would we would do landscaping along that property line. I
think it's good for you.”
Ms. Hanna said, “Right, right. Yeah. Okay. I think that's all we wanted to bring up at this
time. Thank you.”
29

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Thank you.”
Mr. Griffin said,” Hello, I'm Greg Griffin, 6100 Diamond Mill Road. I do own the farm on
the corner of Jamaica and Farmington. So just up from this currently farming this farm,
this farm, this farm, this farm, that farm, and the two farms up here.”
Mr. Rutherford said, “Wow.”
Mr. Griffin said, “So I've made peace with the fact that me and my kids aren't going to
make our living farming here forever. And I understand that development or the term
progress can mean a lot to different people. I do think the fact that we're reaching up
five farms north, five farms north to pick this one out doesn't really even make sense.
So, as you go downhill, you've got the two farms of Jims, you've got the Dobbins farm
and you've got two farms, but that's owned by Ron Shoemaker. So, when you say
you're going to reach out and do this one, how do you know about the effects
downstream? And I understand your engineering comment when you made a comment
about how the engineering down here failed, right? So, I mean, it's hard for us to just sit
here and take it, you know, engineering, you know, in this scenario, if the engineering
fails, there's no backup. I don't see much. Maybe a little backup here where we can
expand this. Take out the playground and get some more and get some more storm
sewer relief on the back side. So, these lots back up to if you can go back to the one
with the tree lines on it. So. Oh, does that work. So, this is a headlands of what would
become a name a name creek downstream. So, we're crossing I don't know if this
stream's name is it Kyle? Is it Kyle I don't remember. Let's try around here. So, we're
crossing a waterway here. We're crossing one here. So, this particular waterway comes
down. And it's a shame that the that the letters only reach out 500ft because the people
that are really affected are the ones further down union when all this stuff converges
and crosses underneath Union Road. So just in the last and even in the last 3 or 4
weeks, people had water in their yards, water over top of the road. So, I mean to say
that you're going to guarantee with some engineering, that's not going to affect. How do
you know what it's going to affect when you're going to go in here and put housing in
here? And then what's to keep these people from saying, you know what, we've been
waiting on time to build nice houses for 40 years. I think Jim's owned this farm for
coming up on 40 years. You know what? Let's just put some cheaper ones in because
they already got cheaper ones up here. So, this okay in this project reaching out farther
out and it doesn't even make sense to me how you can reach out and grab that from
Miami Township anyways, but reach out and grab that before the other ones closer to
town are developed. How does that make sense?”
Mr. Rutherford said, “Because they're not for sale.”
Mr. Griffin said, “Well, okay, so then, so then my question is why aren't they for sale? Or
why aren't they developed now? Because there's able developers owning the one. If the
need is there then why not go ahead and do it now?”

30

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “I can't speak to the property owner.”
Mr. Griffin said, “Well, I think that's a question that needs asked.”
Ms. Haddix said, “You can't make somebody sell their property.”
Mr. Griffin said, “Yeah. But when you've got you've got space available on Eagle Ridge,
and you've got space available on Indian trace. Why? I don't understand why you would
reach out above that to take this one out. I don't farm this particular farm, so that doesn't
affect me. You're going to affect the runoff and the speed. Yeah. It's going to get back to
the lots on it. So, this stream is the headwaters of what converges down lower. I mean,
unless all these houses are sloped to the road, there's going to be faster runoff to that
creek. It's going to be faster. You're going to have something they're going to they're
going to bring groundwater up to the surface and put it back into this. You can't change
what falls. All you can do is move it. You can move it. So, when this one down here
failed was it was because…”
Mr. Rutherford said, “The basin was either too close or not big enough, and it was
addressed immediately.”
Mr. Griffin said, “Yeah, immediately. It's kind of if your basements flooded, I don't think
you'd call it immediately.”
Mr. Rutherford said, “If you sold it for $400,000 and you had to buy it back, I think it was
pretty immediate.”
Mr. Griffin said, “Well.”
Mr. Rutherford said, “And then spend another however many hundred thousand.
Mr. Griffin said, “I just think this is a much this doing this home this out here Carlisle's
enjoyed tempered growth from you know I'm not saying everybody's going to live in
Eagle Ridge. I don't live in a subdivision like that. But you know, when you're going to
reach out and start and putting these more cookie cutter style houses out, I mean,
you're going to you're going to set the precedents for what's further down because at
what point do you just say, well, you know what? We'll take a little bit less and you go
ahead and put these smaller houses in or put or put smaller lot sizes in. I mean, I just
think you're this decision is going to change. Carlisle. It's going to change it more than
just putting this taking this farm out of production. It's going to change it more than that.
It has to.”
Mr. Rutherford said, “Is that farmed currently?”
Mr. Griffin said, “It is. Yeah. Sure. So right now, that's you know, that farm doesn't
generate a lot of tax revenue, but it also doesn't use any services whatsoever. Maybe
the occasional farm field fire. I can think of three in my 45 years that were very small
31

Planning Commission Meeting Minutes

Thursday, June 4, 2026

where the fire department comes out, you know, this vacant farm is sending a check to
the school. Miami Township, Montgomery County Library, the Metro Parks, the
Montgomery County Conservancy district. So yeah, it's not a huge amount of money,
but it does pay a bill and require virtually no services. So, when you start calling it
vacant land that's not vacant, it's farm ground. So.”
Mr. Rutherford said, “I Appreciate your passion.”
Mr. Griffin said, “I appreciate your thoughts on it's a lot bigger than just one subdivision.”
Mr. Rutherford said, “Any other comments?
Ms. Mitchell said, “Hi, I'm Missy Mitchell. I live at 10171 South Union Road. My property
is going to be on the far back side. I know that the school situation seems to be
minimized here. Will the income generated from these properties be sufficient to pay for
the expansion. Or are we going to expect taxpayers to help offset that?”
Mr. Rutherford said, “I don't think we're minimizing anything as far as a school impact,
but I can't speak on the finances of the school.”
Ms. Haddix said, “I could if you wanted me to.”
Mr. Rutherford said, “Sure she asked.”
Ms. Haddix said, “I don't want to go there, do I?”
Mr. Kilpatrick said, “You can address it at least somewhat. Yeah. Yeah, I would go
there. Yeah.”
Ms. Haddix said, “I am very familiar with the budget of the school. I've met with the
superintendent who's now gone. I've met with the treasurer, met with school board
members over the very issue of the amount of money that Carlisle School system
currently is in possession of. You're not talking about Franklin, who's in a in a, you
know.”
Mr. Rutherford said, “A mess, just say mess.”
Ms. Haddix said, “A mess, a crisis. You're talking about a school district that, as of 18
months ago, had almost $11 million in unencumbered funds. So, I, you know, I just to
me, it's, it's kind of a hot button issue with me because being somebody that is almost
70 years old, retired and paying my retirement to the schools because that's the way
this income tax works. I just, I did a lot of research on it and, and A, they are in good
shape financially. B, this trend in Carlisle is the schools are losing enrollment. I'm sure
with the new subdivision there are going to be new students, but I don't think of all the
water I get, the traffic I get, but I really don't think this is going to be a big burden on the
school system. And I would say that anybody that would try to convince you of that is
32

Planning Commission Meeting Minutes

Thursday, June 4, 2026

being disingenuous at best. That's my opinion. So, and that's based on the research
that I've done.”
Ms. Mitchell said, “Okay. Fair. I just worry about overcrowded classrooms in the event
that there is a time period that say, we do get to a point where we don't have the
capacity for them, then we're looking at temporary classrooms, trailers increased, you
know, teacher to student ratios decreased access to different programs. And then of
course, the taxpayer burden for development. But if the school has that kind of money,
good for Carlisle. Some additional, I know that the traffic impact study hasn't been
completed yet, but are we looking at the possibility of like the need for traffic signals,
turn lanes widening the road over there?”
Mr. Rutherford said, “He spoke on it. The road widening and turn lanes.”
Ms. Mitchell said, “Okay.”
Mr. Rutherford said, “He did mention.”
Mr. Kilpatrick said, “But no, no traffic signals.”
Mr. Farruggia said, “Well, unless it warrants it, right?”
Mr. Gosling* said, “We're still very early on in the stage of the traffic effects like so.
Ms. Mitchell said, “And who would pay for those improvements?”
Mr. Rutherford said, “It would be on the developer, depending on what the study comes
back.”
Ms. Mitchell said, “Okay. And then how will police, fire and EMS services be impacted?
Have we evaluated that?”
Mrs. Geres said, “Well, the city will serve it.”
Mr. Kilpatrick said, “Yeah. They will have fire hydrants. Yeah. It's new construction.”
Mr. Faulkner said, “Increased income tax would help pay for the police department.
GEMS, GEMS has property levy, property tax levy. So, the increased property tax
would help supplement that. And that would be true of fire as well.”
Mr. Rutherford said, “You're not helping our cause any because of taxes because we all
have taxes.”
Mr. Faulkner said, “I don't like to.”
Mr. Rutherford said, “We just pay more taxes is what you're saying.”
33

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Faulkner said, “That's the sad truth about it is, is that.”
Mr. Rutherford said, “I just.”
Mr. Faulkner said, “Is that if you want stuff, everybody says they want the community to
have more amenities, more stuff. It's income tax that pays for that. So if you get more
folks coming in who pay it, then I don't have to go ask all the folks that are already here
for more of it. That's.”
Ms. Haddix said, “And I wanted to add with what I was talking to you about the schools.
When these when this subdivision. If it goes in, it's not like school lets out in June and
then it starts in September. And now we have 300 more kids that are going to Carlisle.
You're talking about, you know, they're going to sell a house here, sell a house here. It's
going to be it’s not going to be like the school is going to be bombarded.”
Ms. Mitchell said, “It'll be phased in.”
Mr. Kilpatrick said, “Yeah.”
Ms. Haddix said, “And you're like I said, and they do. Every single person that lives in
the school district pays the 1% in school district income tax, which is separate from your
city taxes, generates a lot of money.”
Mr. Kilpatrick said, “And for every I just looked it up online. For every 100 new houses,
you're looking at 20 to 40 new students. Yeah. So, I mean, if it's 200 houses, we're
looking at a maximum of maximum 80 new students spread across 190. Yeah. So, if
you're looking again, if it was 200, you're looking at maybe 80. So, we're looking at 75
students max. So that would be an interesting thing to have a conversation with the new
superintendent just to get kind of their official capacity report of how many more kids
they could fit in if they had to. I think that would probably bring some ease to this.”
Ms. Mitchell said, “Okay. Do you happen to know what our current response times are
for emergency services? And if there is any anticipated impact on emergency service
impact time after development, any of those?”
Mrs. Geres said, “I don't have that.”
Mr. Kilpatrick said, “We do not have that now.”
Ms. Haddix said, “I don't know, but I can tell you with the new firehouse here. So how far
that would be what.”
Mr. Faulkner said, “NFPA standard for volunteer fire departments? About ten minutes.
And they won't have any trouble continuing to do that.”

34

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Haddix said, “And this is staffed with paramedics 24/7. And they're generally out of
there within 1 or 2 minutes.”
Ms. Mitchell said, “Okay, do we…”
Ms. Haddix said, “Now, Firemen I do not know.”
Ms. Mitchell said, “Do we anticipate that there will be any needs for any additional
personnel, fire, police or?”
Mr. Kilpatrick said, “With new houses budgets will go up, which means that we will
probably add additional staff if it warrants it. But that would be it. I can't speak to that
because that's going to be our chief. That's going to be what, Mr. Rogers.”
Mr. Faulkner said, “You were just giving me a hard time about talking about taxes. I was
going to say, and you just did it.”
Mr. Rutherford said, “We're all sick of it. 40% of our income.”
Ms. Mitchell said, “Alright, so taxes would also fund that as well?”
Mr. Kilpatrick said, “Yeah, and I don't have the statistics on what an average house
brings in in Carlisle, but it's 1.5% for income tax. So, if a house brings in $100,000, that
means $1,500 per house is going towards that income tax going to the city. But then
there's property taxes on top of that.”
Ms. Haddix said, “And then your school tax on top of that.”
Mr. Kilpatrick said, “Exactly.”
Ms. Haddix said, “So if you, if you live over, let's say you buy a house in this new
subdivision, if you make $100,000 and your husband makes $100,000. Your house is
paying $2,000 to school every year. Yeah. Just so you know.”
Mr. Rutherford said, “We're all aware.”
Ms. Mitchell said, “And unfortunately, my property where it's at is Montgomery County.”
Mr. Rutherford: So even worse.
Ms. Mitchell said, “I'm one of four houses.”
Ms. Haddix said, “You've got the Montgomery County taxes and the school tax.”
Ms. Mitchell said, “Yeah. Not a great situation.”

35

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “And just to be clear, because there are some instances when
cities annex property like this that the taxes and the kids would go to Miami Township.
That's not the case here.”
Mr. Kilpatrick said, “Well, there's different ways you can annex, and it hasn't been
finalized. So, I would hate to speak out of turn on that. But the goal is that, yes, that
would not be the case, that everything would come to Carlisle and be into Carlisle. Is
that where you're going. Sorry. I just wanted.”
Ms. Haddix said, “Michael, would this be a. Would this be a TIF?”
Mr. Faulkner said, “This is the plan. Is.”
Mrs. Geres said, “That is what we're planning.”
Ms. Haddix said, “It is going to be a TIF?”
Mr. Kilpatrick said, “Yeah.”
Mr. Rutherford said, “Just more taxes. It's nothing to worry about.”
Mr. Faulkner said, “For those of you that were asking about like, effect on the school, if
you want something to Google later to maintain your property or I'm sorry, your
population rate, you have to have 2.1 births per individual. Across the nation, we are
about one and a half. There's only one state at 2.0. So the United States, unless we
keep having importing folks in, unless we keep doing that, the birth rate is actually
dropping.”
Mr. Kilpatrick said, “So you're saying we don't need these houses.”
Mr. Faulkner said, “Cross the country, do what?”
Mr. Kilpatrick said, “You're saying we don't need these houses?”
Mr. Faulkner said, “I'm saying that that the number of kids is, is not reproducing as fast
as it once did. Yeah.”
Ms. Mitchell said, “And I know of one kind of talked about the sewer and the water has
an actual environmental impact study been completed.”
Mr. Rutherford said, “That will all be considered in the drawings.”
Ms. Mitchell said, “Okay. But nothing.”
Mr. Rutherford said, “But again, this is very preliminary. I can't speak for how much
they've spent for it, but I mean, to get to this point is a significant amount of money to be
36

Planning Commission Meeting Minutes

Thursday, June 4, 2026

preliminary, but that's part of doing business. I'm not saying, oh, boho me, I'm just
saying that it's to the point where they think it's feasible.”
Ms. Mitchell said, “Okay. And then are there any plans for any future phases beyond
what is here or outside of this project.”
Mr. Rutherford said, “If the property comes available.”
Mr. Kilpatrick said, “I mean, there's roads looking dead end roads there that look like
they want to go somewhere. So, I'm assuming that's the plan. That's the plan that they
would eventually add to this.”
Ms. Mitchell said, “Okay, I think that's all I have.”
Mr. Rutherford said, “Alright. Thank you.”
Ms. Mitchell said, “Thanks.”
Mr. Rutherford said, “Anyone else? Absolutely. Step back to the mic. Step back to the
mic, please. Just for the recording. Yeah.
Mr. Griffin said, “I'll be fast. Is there is there any math stats on. Do our houses actually
progress for the budget, for the for the municipality, for the city. So, you know, does the
increased tax revenue offset the cost of it? Is there any math facts on that or anything
like that? One more quick question. You talk about what the developer is going to pay
for, but then at some point it becomes the city's responsibility to maintain that. Correct?”
Mr. Rutherford said, “Yeah.”
Mr. Griffin said, “Right.”
Mr. Rutherford said, “That's any subdivision.”
Mr. Griffin said, “Like if there's, you know, for every five houses that equals this much
more of a budget surplus, or is it actually a deficit? And then how does Franklin get in
trouble? How did Franklin get in trouble?”
Mr. Kilpatrick said, “Well, Franklin got in trouble with the school system, not the
schools.”
Mr. Rutherford said, “Without a budget.”
Ms. Haddix said, “It's called spending money that you don't have.”
Mr. Rutherford said, “They'll just get more from us. It's no big deal.”

37

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “But I don't…Speaking to the budget part. I mean, we've talked about
it slightly in budget meetings, but it's not something that we've fully discussed.”
Mr. Faulkner said, “Well, one of the one of the items discussed is turning this into using
tax increment financing, which is a fancy word for basically collecting property tax for
the affected properties in order to finance future infrastructure needs. That was done
with Timber Ridge. Eagle Ridge, Sunbury, what's the fourth one? We have four
subdivisions. They've done.”
Mrs. Geres said, “Waterbury?”
Mr. Kilpatrick said, “Waterbury, yes.”
Mr. Faulkner said, “And that's the idea with this one. So, there would be funds to take
care of future infrastructure needs over the next 30 years.”
Mr. Rutherford said, “Anyone else?”
Mr. Lucas said, “My name is Peter Lucas. 10095 Jamaica Road. Just a couple
questions. I do want to reiterate a comment about the concern about the lot size. And
do you have any more information why it's being annexed into Carlisle versus being
developed through Miami Township? Is there a benefit?”
Mr. Rutherford said, “I'd say it's utilities outreach, utilities for Miami Township. They
wouldn't run the water main, you know, all the way the sewer main, the water main.”
Mr. Faulkner said, “That's pretty good fire run too from Miamisburg.”
Mrs. Geres said, “Yeah. They weren't comfortable serving it for fire and police because
of the distance.”
Mr. Kilpatrick said, “Response time would be too high.”
Mr. Lucas said, “So that's the main benefit of annexing into Carlisle from a safety
standpoint I guess?”
Mrs. Geres said, “The utilities and the safety.”
Mr. Kilpatrick said, “Yeah and water.”
Mr. Lucas said, “A lot of the questions have already been answered. Inside the
subdivision. Will there be sidewalks? I guess it's hard to see on the plan sheets.”
Mrs. Geres said, “Yes.”

38

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Lucas said, “Okay. And then I do have a concern about the water tower location. I
want to put that on record. We are just across the street on Jamaica Road one house
north of the entrance to the planned development.”
Mr. Rutherford said, “I want to speak to that while you spoke, while you spoke of it,
because it says water Tower. Now obviously we're pretty flat and I can't speak to this is
the case, but it doesn't mean it has to be an elevated water tower.”
Mr. Lucas said, “Well, that was my next one, so we don't know. Obviously, we don't
know the style, the height, if it's a bell.”
Mr. Rutherford said, “Exactly it could be it could be storage with the booster. We're not
speaking of any of that. Obviously, nobody wants to see an elevated water tower. Yeah.
And it's not like cities do it because they cost less. It's actually more.”
Mr. Lucas said, “Right. But I just want to bring up the concern.”
Mr. Rutherford said, “It's a concern.”
Mr. Lucas said, “And I don't pay Carlisle City tax. What is…”
Mr. Kilpatrick said, “You’re in the township.”
Mr. Lucas said, “Township. Yeah. I pay a high property tax. I'd rather.”
Mr. Rutherford said, “You're higher than Carlisle.”
Mr. Lucas said, “But what is this city tax rate?”
Mr. Kilpatrick said, “1.5”
Mr. Lucas said, “And then that's in addition to the school district tax that everybody
pays.”
Mr. Faulkner said, “Yeah. That's 1%. Right?”
Mr. Kilpatrick said, “And it's in addition to the property taxes. In addition to the
government tax pay to the government.”
Mr. Lucas said, “And then a safety concern. So, we grew up well, our kids grew up in
the area and you're having a lot of homes in this area. And we're not we're only about
less than a half mile from the school district, and there's sidewalks to the school district
and through it. But once you leave the that new subdivision, you know, there's no
sidewalks there that go along Jamaica Road. So, question if there's been any thought,
concern about if I've got another 80 kids potentially instead of riding the bus to school,

39

Planning Commission Meeting Minutes

Thursday, June 4, 2026

you know, sitting there, could they walk to school in five minutes? So, I'd like to bring
that up as a point to talk to your developer.”
Ms. Haddix said, “It's part of one.”
Mr. Rutherford said, “Of our big sticking points in our comprehensive plan is
connectivity. Connectivity. Master mobility is really what it's called. And the goal is to be
able to walk anywhere. Okay. And that was in the new comprehensive plan.”
Mr. Lucas said, “All right. So right now, it's you know, it's not right now.”
Mr. Rutherford said, “It's not it's not right. It's not a requirement, say, of the developer.
But that doesn't mean the city doesn't. I mean, the biggest thing is right away property
acquisition, the cost of the concretes minimal. But see we'd have to go acquire the right
of way.”
Mr. Kilpatrick said, “Yeah, we are. We do have money set aside this year for a study on
sidewalks and connectivity, and we've already done some we've had some meetings
and stuff about that already. So, it's a huge passion of mine. It's high on our list of things
that we talked about, our latest council retreat. And so, it's something we're desperately
looking at right now. So yes, thank you for bringing that up.”
Mr. Lucas said, “And the next steps after this, you kind of went through it briefly. Will the
plans be shared with the public? What we saw tonight is great, but you can't read it, you
can't see it. You can't think about it as the term, I guess. Could that be shared to the
residents?”
Mr. Kilpatrick said, “This is all public record.”
Mr. Lucas said, “Okay.”
Mr. Rutherford said, “You can request it. You can come to every public meeting.”
Mr. Lucas said, “Okay. That's what I was wondering.”
Mr. Rutherford said, “Absolutely.”
Mr. Lucas said, “We just come down here and request the information?”
Mrs. Geres said, “Yeah, you can do that. You can call me or email me. Alaina Geres,
community Development Director.”
Mr. Lucas said, “Okay.”
Mrs. Geres said, “My email is on the website. If you want to email me, I can send you
the plans.”
40

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Lucas said, “Okay, and then if you would just real briefly describe are all the
comments that are addressed here. Are they written? Responded to?”
Mr. Rutherford said, “I'm sorry. Can you repeat that?”
Mr. Lucas said, “The comments that are presented tonight. Do you respond to those in
writing?”
Mr. Rutherford said, “No, they're just on the record. They're just.”
Mr. Lucas said, “Yeah, no response is required. Okay.”
Mr. Rutherford said, “Now you're using this forum as the debate. I guess you could say
your concerns.”
Mr. Lucas said, “At a later time where.”
Mrs. Geres said, “This will go to council. We'll have another public hearing at council.”
Mr. Lucas said, “Okay. So that's the next steps would go to council.”
Mrs. Geres said, “Yes.”
Mr. Lucas said, “Okay.”
Mr. Rutherford said, “And then comes back to Planning Commission. “
Mr. Lucas said, “All right. I think everything else I had has been addressed. All right.”
Mr. Rutherford said, “Thank you very much.
Mr. Johnson said, “Hello, my name is Brandon Johnson. I live at 7572 Farmington
Road. Which is the plot right north, right in the middle. I have two questions. So, the first
is, is there any consideration or any sort of protection related to potential construction
runoff to soil quality? Is there anything being done to kind of study the soil quality before
and after to make sure that there's no reduction in soil quality? Yeah. Any plan for that?”
Mr. Gosling said, “When we get to the point where we'll have a geotech involved and do
the geotech study and we'll get to the construction design. Why should we have a plan?
So stormwater protection plan to destroy any runoff or sediment that might have
escaped during construction.”
Mr. Johnson said, “Who pays for that study?”
Mr. Gosling said, “The developer.”
41

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Johnson said, “Okay. Is there any plans to. Make sure that study is independent? If
it's being paid for by the developer?”
Mr. Rutherford said, “It is independent. It's he's the one developer's choice one.”
Mr. Johnson said, “Well if the developer is the one paying then it’s not independent
right?”
Mr. Rutherford said, “It's all reviewed. You just don't go get a sweat. It's it's. Am I
speaking out of turn? I mean, it's all either county.”
Mrs. Geres said, “It'll be reviewed by our city engineer.”
Mr. Rutherford said, “It's. It's reviewed by another firm. It's not just them saying, hey, this
is going to be good. It is reviewed by does have redundant.”
Mr. Lucas said, “It’s reviewed by another firm or by the city?”
Mrs. Geres said, “Well, the city contracts with a firm for our engineering. And Shelby
Engle is our city engineer that we contract for her services. She will review it.”
Mr. Lucas said, “Okay, so we pay somebody to check the study. Okay. And then the
second question is I'm a little younger, so I have a little bit different view on this. Is there
any consideration to potentially encouraging a housing development that's actually
affordable? Because I'm 32. I don't know anybody. My age group that's going to spend
$360,000 for an HOA house. So, I know somebody mentioned before that this would
help the housing shortage, right. Which I guess it would in the abstract, but in reality,
these aren't houses that are going to be bought by people that are, you know, working
class.”
Mr. Rutherford said, “Just getting married and don't have a family. It's not a young family
entry point.”
Mr. Lucas said, “It’s not going to be a person that's got a job and a wife that's, that's
buying these. It's going to be people who have means to buy $360,000 house because
for reference, on a 30-year loan, if you can get a $70,000 down payment, that's a
$2,500 a month house payment for 30 years. Right? So that's not that's not affordable
housing. So, I'm wondering if there's any consideration to how this kind of fits into that
and providing affordable housing for the community.”
Mr. Rutherford said, “Yeah. As a city, we can't set what they sell them for, you know
what I mean? Sure. I mean, I get your point. You know, the person that's going to buy
this house might have bought their house for $120,000, and they're going to sell theirs
for 320,000 and move into this one. Only have $30,000 mortgage. That's just where
we're at right now. I don't have an explanation for it.”
42

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Lucas said, “Well, we see a lot of land mass that's being used here to remediate
water issues, right? So that's going to drive up costs. We're talking about things like
playgrounds and HOA'S and things like that. That's driving up costs for a more
expensive housing development. So, I think this is kind of incompatible with any sort of
affordable housing that we'd see elsewhere in Carlisle. So, I don't really think it's just the
sign of the times that we have to build a $360,000 house to impact the housing
shortage. So, I think that should be taken into consideration. Right.”
Mr. Kilpatrick said, “I absolutely hear what you're saying on that. And that's why I really
would love to see some duplexes triplexes, especially since our comprehensive plan
specifically called that out as something lacking from our community. So, I mean, that's
just my opinion on that. I mean, obviously I also have a, as a farmer, I have a huge
challenge seeing 80 acres leave farming. I mean, 3 to 4 acres a minute leaves farming
for development forever. And so that's why, you know, that's really on my you know,
weighing on me as well. So, I think that's those are kind of two close issues as well. Is
yeah, these houses are not like my first house I bought in Germantown was $117,500 .I
remember that. And you know, now since then, we've obviously been a few years.
We're in a different point. But yeah, you're not going to get a young married couple to be
able to pick up one of these houses unless they have some significant savings or
aspects of things going on. So yeah, good, good points and I understand where you're
coming from.”
Mr. Lucas said, “Thanks.”
Mr. Rutherford said, “Thank you. Any other questions? Alrighty at this time I am closing
the public hearing floor is now open to the Commission for discussion about this
application. To ask questions to either the applicant or the staff.”
Mr. Faulkner said, “Are there any questions left?”
Mr. Rutherford said, “I think we've done pretty well discussing.”
Mr. Faulkner said, “But my biggest concern is the density.”
Mr. Rutherford said, “Do we know comparable to, say, what the subdivision is behind
dairy Queen density wise is compared to our latest subdivision. Like what's the density
of Jim Gross's? Did he do the second phase? He just did the initial.
Mrs. Geres said, “He's only yeah, he's only done the first phase. Not offhand. No. I
know it is more dense.”
Mr. Kilpatrick said, “I'm going to pull up GIS.”
Mrs. Geres said, “I think they're 15,000 zero square foot lots.”

43

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “I’m going to be honest with you guys. When I got this agenda sent
to me, my first thing went to obviously density. That's obviously here 7.5ft side yard. It's,
you know, I mean, there's some cities doing all the way down to five. Okay. And then
you think of a 30 foot setback. Can I even get two passenger vehicles nose to tail in the
in the driveway, you know, but unfortunately, you know, if the code allows it and we do
our due diligence. I'm not saying that we're saying yes or anything like that. Again,
reminder this is preliminary, but these are all factors that we can take.”
Mr. Kilpatrick said, “80. Yeah. 80 by 160.”
Mr. Faulkner said, “Didn't want to sorry.”
Mr. Rutherford said, “ Is Timber Ridge 80 by 160?”
Mr. Kilpatrick said, “50 I think. Yeah.”
Mr. Rutherford said, “50?”
Mr. Kilpatrick said, “Yeah.”
Mr. Faulker said, “They were anywhere from a quarter to a.”
Mrs. Geres said, “Yeah, Timber ridge is 60 by 156.”
Mr. Kilpatrick said, “So I think if you go over. Yeah, yeah.”
Mr. Faulker said, “Across the street from us. Sorry James, I interrupted you Sorry.”
Mr. Kilpatrick said, “So technically the same size and they just laid out there's laid out
longer and thinner I think is what it is.”
Mr. Rutherford said, “They're narrower. What'd you say they were?”
Mr. Kilpatrick said, “So there are 80 by 160. And these are 55 by 135.”
Audience member said, “Love your neighbor.”
Mr. Faulkner said, “So they're a little they're a little shorter and definitely narrower.
Yeah. Yeah. And they're narrower than Jim Gross's development.”
Mrs. Geres said, “Yeah.”
Mr. Faulkner said, “He's got some basements in there, but not all, I think. Right. Yeah.”
Mrs. Geres said, “Right.”

44

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Anything else? The letter that we got from the one the people that
were concerned that just goes on record, right? Because they're out of town.”
Mr. Kilpatrick said, “Do you need to read that. Or is it? You're right. It's not just on the
record.”
Mrs. Geres said, “Yeah, just for the record, we did receive a letter of opposition from
Benjamin and Anne Britton, and that was supplied to the Planning Commission.”
Mr. Faulkner said, “Did they give us their address?”
Mr. Kilpatrick said, “Yes.10231 Jamaica Road. Okay. They're almost directly across
from the entrance.”
Mr. Rutherford said, “Anything else? Alrighty. Now the applicant stepped to the podium.
Please. Do you have any additional comments or questions?”
Mr. Farruggia said, “I don't. I would answer any questions that you give me, but No. I
think this is a high-quality development. I think it's going to be nice for everyone, the
homeowners, the, the city. I might, I might bring up like the width of the lots. So, the
wider the lot, the more street infrastructure we have to put in causes lot to get more
expensive. Even if they build a smaller, you know, 40-foot, 35-foot house, the lot cost
goes up and then the houses get even harder to afford. So that's why we like to do, you
know, a lot of open space, usable open space and condense the lots. That's the
reasoning.”
Mrs. Geres said, “Have you done a development with these side yard setbacks. Is there
one existing that we can look at.”
Mr. Farruggia said, “Yes. I've done yeah, the one in Warren County.”
Mrs. Geres said, “The striker is 7.5ft?”
Mr. Farruggia said, “Seven and a half. Yeah. Minimum seven and a half. Might even be
it might be five.”
Mrs. Geres said, “Okay.”
Mr. Farruggia said, “But we've done several and we've done that one has some ponds
in it, but we did one out in Claremont County. Those lots are 57, 55, and 57. Those are
five-foot sides, lots of ponds, lots of green space, kind of like this. They're either backing
up the trees or they're backing up the water and it's done. Done well also. And you
know, those are close to 500 now $500,000.”
Mr. Rutherford said, “Thank you.”

45

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Farruggia said, “Thank you.”
Mr. Rutherford said, “Anyone want to make a motion?”
Ms. Haddix said, “For what?
Mr. Rutherford said, “Preliminary approving the preliminary plat preliminary
development plan review for Fox run.”
Mrs. Geres said, “And for the rezoning, recommending the rezoning to council for
approval.”
Mr. Faulkner said, “Are we just voting on the rezoning or the preliminary?”
Mrs. Geres said, “All three.”
Mr. Rutherford said, “All three.”
Mrs. Geres said, “So if you want to do a combined motion, that's fine. If you want to do
them separate.”
Mr. Rutherford said, “You want to do them separate?”
Mr. Faulkner said, “No, I'm just asking. So, your motion was to do all.”
Ms. Haddix said, “It doesn't matter to me.”
Mr. Rutherford said, “So, three?”
Ms. Haddix said, “It's going to come back to Planning Commission after it goes to
council.”
Mr. Rutherford said, “So and that's another thing is your elected officials obviously have
another public hearing, 30 days.”
Mrs. Geres said, “It's 30 days’ notice. I don't know that we'll be bringing it back in 30
days. We need to work through the annexation first.”
Mr. Kilpatrick said, “So the rezoning is the aspect of us going from agricultural to
residential. The preliminary plat would be approving the preliminary design that they
have given us, and the preliminary development plan review is just the whole layout.
How is that separate than the preliminary.”
Mrs. Geres said, “The plat is more it’s just the replating the lots. And then the
development plan is you're looking at more of the design. And the houses you're going
to be looking at the the elevations for the plan review.”
46

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “Okay, I'd prefer it to be separate but.”
Mr. Rutherford said, “Okay, we'll do go by. We'll rezoning of from agriculture to PUD.
Anybody want to make a motion to approve that?”
Ms. Haddix made a motion to recommend approval of the rezoning from
agriculture to PUD to council, seconded by Mr. Faulker.
Roll Call:
Ms. Haddix
Mr. Faulkner
Mr. Kilpatrick
Mr. Rutherford
Mr. Navarra

yes
yes
no
yes
yes

Motion passed to recommend approval of the rezoning to council.
Mr. Rutherford made a motion to recommend approval of the preliminary plat for
Fox Run Subdivision to council, seconded by Ms. Haddix
Roll Call:
Mr. Rutherford
Ms. Haddix
Mr. Faulkner
Mr. Kilpatrick
Mr. Navarra

yes
yes
no
no
abstain

Motion didn’t pass.
Mr. Rutherford made a motion to recommend approval the preliminary plan for
Fox Run Subdivision to council, seconded by Ms. Haddix.
Roll Call:
Mr. Rutherford
Ms. Haddix
Mr. Faulkner
Mr. Kilpatrick
Mr. Navarra

yes
yes
no
no
no

Motion didn’t pass.

47

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Next item on our agenda is the text amendment to allow laundromats in B2.
Mrs. Geres said, “So amendments to our zoning code can be brought forth either by
filing an application, a motion of planning commission or resolution of the council. And
so, I am requesting if you'll consider us to make some changes here. And I was
approached by someone that would like to bring a laundromat to Carlisle. And after
reviewing the code, I've realized that they have zoned out laundromats. They’ve actually
zoned out laundromats and gyms. So, I was joking with James earlier. We they don't,
you know, we can't get clean and fit here in Carlisle. So, I would like you to consider if
we could remove where it says this term does not include if we could remove
laundromat. I feel like I can make the case that laundromat is a personal service and
that it would be permitted.”
Mr. Kilpatrick said, “I mean, I guess my question is, why can't we have a photocopy
center?”
Mrs. Geres said, “That’s my question too a portrait studio, photocopy center.”
Mr. Kilpatrick said, “Repair shop for household items. What's going to happen when I
get my appliances broken? Where am I going to send it?”
Mr. Faulkner said, “I don't get why did that ever get zoned out? Like I don't even
understand.”
Mrs. Geres said, “I don't understand it at all. I was hoping someone had some history of
it.”
Mr. Kilpatrick said, “Well, our code is a disaster to begin with. Can we just remove the
whole sentence?”
Mrs. Geres said, “I'm fine with that.”
Mr. Kilpatrick said, “Okay. Can we. Yeah. Do we make a motion?”
Mrs. Geres said, “So what we're making a motion is that we'll take this down the
process. Because I will have to do, we'll have to do another public hearing. I'll have to
do notices, but what will start it to make a motion that you're comfortable with us
changing it.”
Mr. Kilpatrick said, “Oh no, this is a…”
Mrs. Geres said, “That’s the second one on.”
Mr. Kilpatrick said, “That. This is a different one we're looking at.”
Mrs. Geres said, “That's next.”
48

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “That's next. We're just working on this right now.”
Mr. Faulkner said, “Yeah. I mean.”
Mr. Navarra said, “Okay.”
Mr. Faulkner said, “I would be in favor of changing this. Like do your public hearing
whatever. Yeah.”
Mrs. Geres said, “So is that a motion?”
Mr. Faulkner made a motion to start the process for a text amendment to remove
the following language from the ‘Service establishment, personal’ definition [as
shown below], seconded by Mr. Kilpatrick.
(161) Service establishment, personal. An establishment providing services that are of
a recurring and personal nature to individuals. This term includes, but is not limited to, a
barber shop, beauty salon, shoe repair shop, seamstress, tailor, fortune teller, tanning
salon, massage establishment, body piercing establishment or tattoo establishment.
This term does not include a portrait studio, dry cleaning establishment, laundromat,
photocopy center, health club or repair shop for household items.
Roll Call:
Mr. Faulkner
Mr. Kilpatrick
Ms. Haddix
Mr. Rutherford
Mr. Navarra

yes
yes
yes
yes
yes

Motion passed to start the formal public process for a text amendment.
New Business - Rezoning of Silver Oak Court
Mrs. Geres said, “So it's zoned commercial right now, and it is a residential Cul de sac.”
Mr. Kilpatrick said, “Should not be commercial.”
Mr. Rutherford said, “What about our code was bad or something?”
Mr. Faulkner said, “I'm assuming that they did that long ago thinking that was going to
be
commercial before it turned into all the houses.”

49

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Haddix said, “That's my house. The third one on the left. And I was told that they
were going to put businesses there and nobody wanted to do it.”
Mr. Faulkner said, “Well, if we don't change this, you still can.”
Ms. Haddix said, “No. Well, no, because Associates bought the property and put ten
houses on there, but they never changed the zoning. Because my house…”
Mr. Kilpatrick said, “Yeah, they wouldn't spend the money to pay the.”
Ms. Haddix said, “Yeah. So my house is zoned for commercial.”
Mr. Rutherford said, “No is that the reason?”
Mr. Kilpatrick said, “The Morriss’ they're not cheap either.”
Mr. Faulkner said, “Is staff is staff is recommending this?”
Ms. Haddix said, “Yes.”
Mr. Kilpatrick made a motion to start the process for a zoning amendment for the
rezoning of Silver Oak Court from B3 to R2, seconded by Mr. Rutherford.
Roll Call:
Mr. Kilpatrick
Mr. Rutherford
Mr. Faulkner
Ms. Haddix
Mr. Navarra

yes
yes
yes
abstain
yes

Motion passed to start the formal public process for a zoning map amendment of
rezoning of Silver Oak Court from B3 to R2.
Mr. Kilpatrick said, “You don't want a funeral home down there?”
Mrs. Geres said, “So I will bring that to the next meeting.”
Ms. Haddix made a motion to adjourn the meeting.
All those in favor said aye.
The meeting was adjourned at 7:47

50

Agenda Item Introduction
Council Meeting Date:

August 25, 2026

Prepared By:

Alaina Geres, Community Development Director

Agenda Item:

Ordinance 16-26 – Text Amendment

Legislative Title:

AN ORDINANCE AMENDING THE CARLISLE PLANNING AND ZONING CODE DEFINITION OF
“SERVICE ESTABLISHMENT, PERSONAL” TO REMOVE CERTAIN EXCLUSIONS FROM THE
DEFINITION.

Summary:
This ordinance amends the Carlisle Planning and Zoning Code definition of “Service establishment, personal” by removing language
that specifically excludes portrait studios, dry cleaning establishments, laundromats, photocopy centers, health clubs, and repair shops
for household items. The amendment will allow these uses to be considered personal service establishments where such uses are
permitted under the Zoning Code. Planning Commission unanimously voted on June 4, 2026, to initiate the formal text amendment
process.
Financial or Budget Considerations:
None.
Recommended Action:
Approval through a three read process.
Supporting Documents:
Case Summary
June 4, 2026 Planning Commission Minutes

ORDINANCE 16-26
CITY OF CARLISLE, OHIO
AN ORDINANCE AMENDING THE CARLISLE PLANNING AND ZONING CODE
DEFINITION OF “SERVICE ESTABLISHMENT, PERSONAL” TO REMOVE CERTAIN
EXCLUSIONS FROM THE DEFINITION.
WHEREAS, the Carlisle Planning and Zoning Code defines “Service
establishment, personal” as an establishment providing services that are of a
recurring and personal nature to individuals; and
WHEREAS, the current definition specifically excludes portrait studios, dry
cleaning establishments, laundromats, photocopy centers, health clubs, and
repair shops for household items from the definition of “Service establishment,
personal”; and
WHEREAS, during its June 4, 2026 meeting, the Carlisle Planning Commission
discussed the existing exclusions and determined that the listed uses may
reasonably be considered personal service establishments; and
WHEREAS, the Carlisle Planning Commission unanimously approved a motion
to initiate the formal text amendment process to remove the exclusionary
language from the definition of “Service establishment, personal”; and
WHEREAS, the required public hearing and notice procedures for the proposed
text amendment have been completed in accordance with the Carlisle Planning
and Zoning Code; and
WHEREAS, City Council has reviewed the proposed text amendment, the
recommendation of the Planning Commission, public testimony, and the
applicable provisions of the Carlisle Planning and Zoning Code.
NOW, THEREFORE, BE IT ORDAINED BY THE COUNCIL OF THE CITY OF
CARLISLE, OHIO THAT:
Section 1:

The definition of “Service establishment, personal” within the Carlisle
Planning and Zoning Code is hereby amended by deleting the following
sentence in its entirety: “This term does not include a portrait studio, dry
cleaning establishment, laundromat, photocopy center, health club or repair
shop for household items.”

Section 2:

Following the amendment provided for in Section 1, the definition shall read
as follows: “Service establishment, personal.” An establishment providing
services that are of a recurring and personal nature to individuals. This term
includes, but is not limited to, a barber shop, beauty salon, shoe repair shop,
seamstress, tailor, fortune teller, tanning salon, massage establishment,
body piercing establishment or tattoo establishment.

Section 3:

All other provisions of the Carlisle Planning and Zoning Code not specifically
amended by this Ordinance shall remain unchanged and in full force and
effect.

ORDINANCE 16-26
CITY OF CARLISLE, OHIO
SECTION 4: The City Manager and Community Development Director are authorized to
take all actions necessary to implement this Ordinance, including updating
the Official Zoning Map and related City zoning records.
Section 5:

This Ordinance shall take effect and be in full force and effect at the earliest
date permitted by law upon its adoption, in accordance with Sections 5.03
and 5.04 of the Charter of the City of Carlisle.
Adopted:_________________________
Mayor: __________________________

Attest: _____________________________
Clerk of Council

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

SERVICE ESTABLISHMENT, PERSONAL – TEXT AMENDMENT

OVERVIEW
I had received an inquiry for zoning for a laundromat and a gym from two different individuals. When
researching the code, I realized that we have these uses, as well as a few more zoned out in our
definition of Service establishment, personal:
161) Service establishment, personal. An establishment providing services that are of a recurring
and personal nature to individuals. This term includes, but is not limited to, a barber shop, beauty
salon, shoe repair shop, seamstress, tailor, fortune teller, tanning salon, massage establishment,
body piercing establishment or tattoo establishment. This term does not include a portrait studio, dry
cleaning establishment, laundromat, photocopy center, health club or repair shop for household
items.
At the June 4, 2026 Planning Commission meeting, I requested that the commission make a motion
to amend the text to allow for laundromats, and the Planning Commission voted to strike the entire
sentence: This term does not include a portrait studio, dry cleaning establishment, laundromat,
photocopy center, health club or repair shop for household items, which would then allow for those
uses in the City of Carlisle.
ZONING REGULATIONS
Chapter 1256 – Amendments
1256.01 AUTHORITY FOR AMENDMENTS.
The regulations imposed and the districts created under this Zoning Code may be amended from time
to time by ordinance duly enacted by the Carlisle Council. No such amendment shall be adopted
except in accordance with the procedures specified in this Chapter.
1256.03 INITIATION OF ZONING AMENDMENTS.
Amendments to this Zoning Code shall only be initiated in one of the following ways:
(a) By the filing of an application by all owners or lessees of property or developers with an option or
a signed purchase contract on such property within the area proposed to be changed or affected by
said amendment. If the applicant is not the property owner, the property owner shall sign the
application.
(b) By the adoption of a motion by the Planning Commission.
(c) By the adoption of a resolution by the Carlisle Council.
1256.07 AMENDMENTS INITIATED BY THE PLANNING COMMISSION OR COUNCIL.

Page 1 of 3

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

After the passage of a motion by the Planning Commission or the passage of a resolution by the
Council, the motion or resolution shall be reviewed and considered by the Planning Commission and
the Council according to the process set forth in this Chapter.
1256.09 PUBLIC HEARING AND NOTICE BY PLANNING COMMISSION.
(a) Upon the receipt of an application or resolution or upon the passage of a motion, the Planning
Commission shall set a date for a public hearing for reviewing the proposed amendment.
(b) Whenever a proposed map amendment rezones ten (10) or fewer parcels, written notification
shall be given by the Planning and Zoning Administrator, by first class mail, to the applicant and to all
owners of property located within 500 feet of the property proposed to be rezoned or redistricted.
Failure of delivery of such notice shall not invalidate any recommendation of the Planning
Commission or any subsequently enacted ordinance.
(c) Notice shall be given in one or more newspapers of general circulation in Carlisle at least ten
(10) days prior to the date of the public hearing.
(d) All notices shall be mailed at least ten (10) days prior to the date of the public hearing.
(e) Notices shall include the time and place of the public hearing, a summary of the proposed
amendment and a statement that the opportunity to be heard will be afforded to any person
interested.
(f) The Commission may recess such hearings from time to time, and, if the time and place of the
continued hearing is publicly announced at the time of the adjournment, no further notice shall be
required.
1256.11 AMENDMENTS TO TEXT.
When a proposed amendment would result in a change in the text of this Zoning Code but would not
result in a change of zoning classification of any property on the zoning map, the Planning
Commission and Council shall consider the following items when formulating its decisions:
(a) Whether such change is consistent with the intent and purposes of this Zoning Code;
(b) Which areas are most likely to be directly affected by such change and in what way they will be
affected and;
(c) Whether the proposed amendment is made necessary because of changed or changing
conditions in the areas of zoning districts affected or in Carlisle generally, and, if so, the nature of
such changed or changing conditions.
1256.15 RECOMMENDATION BY THE PLANNING COMMISSION.
(a) After the conclusion of the public hearing required by this Chapter, the Planning Commission
shall recommend one of the following to Council, in writing, along with the minutes of the hearing:
(1) That the amendment be granted as requested;
(2) That the amendment be granted as modified by the Planning Commission or;
(3) That the amendment be denied.
(b) If the Planning Commission does not make a recommendation on the proposed amendment
within forty-five (45) days after the public hearing, it shall be deemed that the recommendation of the
Planning Commission is that the amendment be denied.
(c) All recommendations shall also be forwarded to the applicant, as applicable.
1256.17 PUBLIC HEARING AND NOTICE BY COUNCIL.
Upon receipt of the recommendation from the Planning Commission, Council shall set a time for a
public hearing on the proposed amendment.
(a) Notice of the public hearing shall be given by Council according to the following:
Page 2 of 3

CASE SUMMARY TO THE CARLISLE PLANNING COMMISSION
For Meeting of Thursday, July 9, 2026

(1) Notice of the proposed amendment shall be published at least thirty (30) days prior to the date
of the required hearing, in one or more newspapers of general circulation in Carlisle.
(2) If the proposed amendment intends to rezone or redistrict ten (10) or less parcels of land, as
listed on the tax duplicates, written notice of the hearing shall be mailed by the Clerk of Council by
first class mail at least twenty (20) calendar days before the day of the public hearing to all owners of
property within, contiguous to and directly across the street from such area proposed to be rezoned
or redistricted to the address of such owners appearing on the County Auditor's current tax list or the
County Treasurer's mailing list. The failure to deliver the notification, as provided in this section shall
not invalidate any such amendment.
(3) Notices shall include the time and place of the public hearing, a summary of the proposed
amendment and a statement that the opportunity to be heard will be afforded to any person
interested.
(b) Council may recess such hearings from time to time, and, if the time and place of the continued
hearing is publicly announced at the time of the adjournment, no further notice shall be required.
(c) During the thirty (30) days prior to the public hearing, the text of the proposed amendment, maps
or plans, if applicable, and the recommendation of the Planning Commission shall be on file for public
examination in the office of the Clerk of Council or in such other office as is designated by Council.
1256.19 ACTION BY COUNCIL.
After the conclusion of the public hearing required in this Chapter, Council shall take the following
action on the proposed amendment.
(a) Council's action shall either:
(1) Adopt the recommendation of the Planning Commission;
(2) Deny the recommendation of the Planning Commission; or
(3) Adopt some modification thereof.
(b) Required Vote for Adoption.
(1) When the Planning Commission recommends approval of a proposed amendment, then no
such amendment shall be adopted unless approved by a majority vote of the membership of Council.
(2) When the Planning Commission recommends disapproval of a proposed amendment then no
such amendment shall be adopted unless approved by a majority vote of the membership of Council.
(c) Any such proposal may be amended prior to the voting thereon by Council without further notice
or postponement if such amendment to the proposal is germane to the subject matter thereof and is
in accordance with the recommendation of the Planning Commission.
(d) If a proposed amendment is not adopted by Council within sixty (60) days after receiving latest
recommendation of the Planning Commission is submitted, such proposed amendment shall be
deemed to have been defeated and denied and shall not thereafter be passed with out additional
proceedings as provided in Sections 1256.03 through 1256.19.
(Ord. 8-13. Passed 5-14-13.)
STAFF RECOMMENDATION
Staff recommends Planning Commission recommend approval of the text amendment, as presented,
to council for approval.

Page 3 of 3

PLANNING COMMISSION MEETING MINUTES
THURSDAY, JUNE 4TH, 2026 – 6:00 PM
760 CENTRAL AVENUE, CARLISLE, OHIO
Mr. Rutherford called the Carlisle, Ohio Planning Commission Meeting of Thursday,
June 4th, 2026 to order in Council Chambers at the Carlisle City Hall building, 760
Central Avenue, Carlisle Ohio. The meeting was opened at 6:00 p.m. with the Pledge of
Allegiance.
Roll Call:
Mr. Steve Akers
Mr. Jason Faulkner
Ms. Terri Haddix
Mr. Michael Kilpatrick
Mr. James Rutherford
Mr. Steve Navarra

absent
present
present
present
present
absent

Approval of Minutes- May 7th, 2026
Motion by Mr. Faulkner to approve the May 7th, 2026 minutes as presented, seconded
by Ms. Haddix.
Roll Call:
Mr. Faulkner
Ms. Haddix
Mr. Navarra
Mr. Kilpatrick
Mr. Rutherford
Mr. Navarra

yes
yes
yes
yes
abstain
inaudible

Motion approved for the May 7th, 2026 minutes. Mr. Navarra arrived during the passing
of the minutes at 6:03pm.
Old Business, Comprehensive Plan Update
Ms. Haddix made a motion to recommend the adoption of the comprehensive plan to
council, seconded by Mr. Navarra.
Roll Call:

Planning Commission Meeting Minutes

Ms. Haddix
Mr. Navarra
Mr. Faulkner
Mr. Kilpatrick
Mr. Rutherford

Thursday, June 4, 2026

yes
yes
yes
yes
yes

New Business 645 Central Avenue. Final Plan Development Review
Mrs. Geres said, “Yeah. I'm sorry I missed that. It should actually be 640. 645 is gross
lumber. So, this is across the street. It is 640 Central. And the applicant has applied for
final development plan review for the construction of a 2,112 square foot accessory
building for gross lumber. And the property is 640 central measures a little over an acre.
And the background. He did apply for a permit in September. I denied that because
code states you cannot have an accessory building on a lot without a principal building.
He did appeal that and BZA approved that in November. He came to Planning
commission in January for preliminary plan approval and received that. And so, he's
back for final plan review. It is zoned M1 manufacturing and does back up to R2 single
family and is in a floodplain. So, he will be developing the floodplain standards, and the
first floor of the building is one foot above the base flood elevation. And here's the site
plans. Here's the building elevations site photo. And it does meet all of the code. There
was a chain link fence in the plan without screening, so I brought that up. And so he has
decided to remove the fencing from the plan entirely. And so that won't be an issue any
longer. That means all the lot requirements, setbacks. No parking is proposed there. No
signage. It does meet the street frontage, landscaping. Shelby didn't have any further
comments. I do recommend approval with the removal of the chain link fence from the
plans. And just to note, the floodplain development will require an elevation certificate
from a registered surveyor confirming the one foot above the BFE.”
Mr. Rutherford said, “I'll make a motion to approve.”
Mr. Kilpatrick said, “I'll second that.”
Mr. Faulkner said, “Can I ask a question?”
Mr. Kilpatrick said, “Sure.”
Mr. Faulkner said, “So there was there. He was going to voluntarily fence it, but there
isn't a fencing requirement.”
Mrs. Geres said, “There's none, you don't have to fence it. He was going to fence it, but
because he could not use the chain length, he has decided he may bring it back at a
later point.”
Mr. Faulkner said, “For fencing and we have the screening of the existing tree line there.
Really.”
2

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “So for the screening of the side property line that's abutting the
residential district. Yes, we do have the trees. And then he's also putting in shrubs and
trees for the street frontage landscaping.”
Mr. Faulkner said,” Okay. Thank you.”
Roll Call:
Mr. Faulkner
Ms. Haddix
Mr. Navarra
Mr. Kilpatrick
Mr. Rutherford
Mr. Navarra

yes
yes
yes
yes
yes
yes

New Business, Fox Run Subdivision Rezoning Public Hearing
Mr. Rutherford said, “Moving on to the Fox Run subdivision rezoning public hearing.
Tonight's meeting will be to discuss a request for change of zoning, and classification of
certain parcels in the city of Carlisle. The meeting will follow the requirements of chapter
1256 of the Carlisle Zoning Code. Tonight's meeting, which will include a public hearing,
will be conducted as follows. First, the Commission will hear the presentation from
Carlisle staff, followed by presentation of the applicant and their agents. Commission
members will engage in conversation with both applicant and staff after their
presentations. After the conclusion of the presentations, I will open the public hearing
during the public hearing. Any members of the audience here tonight may address the
Commission with any comments, either in support or opposition of the application. All
speakers must speak into the microphone and give their names and addresses. All
comments should be addressed to the Commission and should be relevant to the
application. Speakers should be clear and concise with their statements and should
avoid repeating comments that have been made by other members of the audience.”
Mr. Stevens said, “Excuse me, could you turn the mics up when you can't hear back
here?”
Mr. Rutherford said, “I can't turn them up.”
Mr. Faulkner said, “Yeah. You need. You need to speak louder.”
Mrs. Geres said, “Your mic.”
Mr. Rutherford said, “Once the public hearing is closed. It will remain closed. And
comments from the audience may only be at the request of the commission, chair or
member. We'll now see the presentation.”
3

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “The applicant has applied for the following. For a new subdivision
called Fox Run located in Miami Township. And this is contingent upon annexation
approval, and they've applied for the PUD rezoning, preliminary plat and preliminary
planned development review. And so, the approval process. We're here at the first one
planning Commission public hearing and preliminary review.”
Ms. Haddix said, “Alaina I'm having a hard time hearing you.”
Mrs. Geres said, “Okay. The next step, which if approved, you'd be making a
recommendation to council. This would go to city council for a public hearing, which
would require 30-day notice. And it would again come back to Planning Commission for
final review. So, I'm just wanting to state this. So, nothing here is final. This is the
preliminary everything's preliminary, it's not final until we get to the final step. And this is
something that we've been working on for almost a year now. With the developer. A lot
of back and forth, a lot of work on this. And the owner of the site is Oakley Farms LLC.
The applicant is Beavercreek Site Management LLC, Engineer's choice one
engineering, and they're proposing 190 buildable lots for homes ranging in size from
1,200ft² to 3,200ft². And here is the location. It is north of the school, north of Indian
Trace on Jamaica Road. And it measures over 71 acres. It is zoned agriculture
currently, and they have requested rezone to a PUD, which we call Planned
Development Overlay district in our code. It is in a floodplain. The FEMA mapping stops
at Indian Trace. So, it will be a requirement of the developer to produce the BFE’s. And
they will need to build according to our floodplain development standards.”
Audience member said, “I'm sorry, I can't hear you. I don't think they're on.”
Mr. Faulkner said, “You're going to have to talk right into it.”
Mrs. Geres said, “Here's the preliminary plat. Here's a typical lot. The minimum lot area
is 7,400ft². Minimum lot width is 55ft. Minimum front yard setback 25ft. Minimum rear
yard setback 30ft. Minimum side yard setback is 7.5ft. So, the density is 2.65 dwellings
per acre. And they're proposing 37.9% open space. And they're proposing to do this in
three phases with the first phase starting in winter of 2027. The last phase ending in
summer of 2031. And what this is subject to change with market demand. And here are
the street and utilities. They are planning to bring the water up Jamaica Road, and the
sewer would run up from Fairview through a utility easement that exists behind the
school, and that also goes up through Indian Trace. They are proposing to donate land
for a water tower in the location of the star. Here are the existing conditions. You will
see the creek running through and the landscaping proposed signage proposed. And
that's the end of my part of the presentation.”
Ms. Haddix said, “So that water tower will take care of the issue with.”

4

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “The water tower will be able to serve this development as well as it
fixes some of the existing pressure conditions that we have currently. And it will set us
up for future development.”
Mr. Rutherford said, “But just to be clear, they are building the water tower? Or we are
building the water tower?”
Mrs. Geres said, “We are building the water tower. They're donating the land.”
Mr. Rutherford said, “Any other questions?”
Mr. Faulkner said, “That would be a great deal if they were building it. Yes. It's like
millions of dollars. Yeah.”
Ms. Haddix said, “This is because the school did not donate that property, right?”
Mr. Kilpatrick said, “No. Not necessarily. It was.”
Ms. Haddix said, “We're talking about the same water tower?”
Mr. Kilpatrick said, “Yeah. The water tower location was a long process of looking at
various locations around the city. And what made sense for the layout of the city and
where the pressure was needed. I think that would be fair to say.”
Mr. Rutherford said, “Any other comments? Are you going to do their presentation
during the public hearing?”
Mrs. Geres said, “Yes.”
Mr. Rutherford said, “Okay.”
Mrs. Geres said, “I think they're up next.”
Mr. Kilpatrick said, “So a question on the floodplain there is the entire property in a
floodplain?”
Mrs. Geres said, “Yes. If you look at the FEMA map, you'll see that where the creek is
essentially it would run where the tree line is there.”
Mr. Kilpatrick said, “Okay.”
Mrs. Geres said, “It forks off there.”
Mr. Kilpatrick said, “So you're saying that basically it follows that waterway up?”
Mrs. Geres said, “Yes.”
5

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “Okay. Thank you.”
Mr. Rutherford said, “All right. We'll now hear presentation from the applicant.”
Mr. Faulkner said, “Talk loudly because you're pointing to the opposite direction.
Everybody else back there.”
Mr. Metzger said, “My name is Paul Metzger, I’m with Arbor Homes, and we're the
proposed builder in the neighborhood. My address is 9050 CenterPoint Drive in
Westchester. So, we're again, the builder proposed builder here. Joe Ferrugia is the
developer with Beavercreek. And then he also has his engineer here who'll be able to
answer any questions, but I'll run through our presentation first. So, Arbor Homes have
built here in the city. We built some homes in Indian Trace two years ago. I think we
built 12 or 13 of them there. So, we were successful in, in the city and, and anxious to
get back here just a little bit about who we are and what we do. We believe that every
family deserves a home that they can call their own. We believe that everyone deserves
the opportunity to accumulate wealth, and buying and building a home is part of that,
and we believe every customer deserves honest and ethical building process. A little
timeline about our homes. We date back to 1994 when we were founded in
Indianapolis. Kind of skip over some of the major things. In 2018, we were acquired by
Clayton Homes, who's also wholly owned by Berkshire Hathaway. So ultimately, we're
Berkshire Hathaway company. In 2021 we came to Ohio. Really started building in
2022. And it built a little over 500 homes. This spring, we got over that number, mostly
in the Dayton market. This high bar is an in-house lumber supplier that we have. An
arrival here is a product that we're not doing here, but it's a more affordable home price
point, but we're not going to be building that in this neighborhood. Again, the concept
plan that she showed earlier, 190 lots, the density of 2.658 per acre, which is relatively
low. Plenty of open space here. There'll be some amenity space as well. Playground
mentioned the water tower and the buffer areas that are planned around the, around the
perimeter of the site. Very similar to what we built in Indian Trace, although our plans
have morphed a little bit in a couple of years. But same product offering would be
offered here. We do start at the 1200 and I think 1,225 square feet is our smallest. It's
important for us to be able to offer that home because sometimes it's the price point that
people can afford and want to buy, given our customers the best option. And we go all
the way up to 3,200 square feet, I don't think we sold any of those small ones in Indian
Trace. It's really what the customers want to buy. So, if someone comes in and wants to
buy that one, that's what we sell. We only sell about 3 to 4% of those across all of our
product lines. So, we wouldn't expect 25% of this neighborhood to be 1,200 square foot
homes, a very small percentage. Again, just various elevations that we have are typical
elevations. These would be vinyl sided homes with we do some level brick on the front
of all the homes. And then depending on the elevation, they can go up and the
customers can also add one thing that we do is allow the customers to pick as many
options as they can and choose what they want to spend the money on. So, we're very
good about selling that.”

6

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Haddix said, “They're really struggling here back there.”
Mr. Metzger said, “ Sure, we really work hard to try to sell structural items first if they
want a basement or if they want taller ceiling levels taller cabinets, those type of things
are easier to do now than later and that they can do things like granite countertops if
they can't afford it when they buy the house, they can do that in five years. Again, it's
really just trying to get people to what they want to pay for and can afford. We selfimpose an anti-monotony standard, which what that does is tries to prevent this from
being a cookie cutter neighborhood. In simple terms, if a house is sold at the dwelling
subject dwelling, the home on either side, the one across the street can't be the same
elevation and can't have the same color scheme. So, it can't be a spruce, you know,
model D and white brick on both sides. Even if we sell another model style, it can't have
white brick or white siding on adjacent homes. So really does a good job of allowing
people to drive in and not see houses that look redundant. 12 option floor plans would
be available. Each of them have multiple elevation styles. Again, talk about the various
other items we offer. All our homes have dimensional shingles as well, which is
considered an upgrade. And then again, my name is Paul Metzger. Brian Hennings is
not here tonight. He had another meeting to come to. So, if any questions, anybody can
reach out to me directly.”
Mr. Rutherford said, “Thank you.”
Mr. Metzger said, “The engineer. Joe, if you want to say anything”
Mr. Farruggia said, “Hi. My name is Joe Ferrugia. Beavercreek Site Management, 7861
East Kemper Road, Cincinnati, Ohio, 45249. We're excited about this development. We
are creating several ponds which will actually build the site up. There is… The floodplain
is in the creek area or the wooded area we're crossing and I believe Three times. The
majority of the trees will stay on the property. There's also a 25-foot tree buffer around
the majority of the property. That'll stay intact. We are working with the city for the water
tower that trying to get that agreement put together and we're donating that land. We
put the infrastructure in, they would come back and then build the, the tower once the
streets are in. And I know there's a water issue, but it'll help not only our development,
but it will help the surrounding area that's struggling with water pressure. So. That's
about what I have, we will do an amenity like a play area, some benches around the
pond, trails near the pond, so it'll be lots of open space. There's 30, almost 35% open
space, about 25 acres, just under 25 acres of open space out of 71 acres. So, it'll give a
nice feeling. You come in off Jamaica, which we would have to do road improvements,
turn lanes on Jamaica. We know that. But when you come off, there's only houses on
one side of the street, they're not right up against Jamaica, so it makes it look a little
nicer entry coming in. And that's my presentation. If you have any questions, I'll be more
than happy to try to answer them.”
Mr. Rutherford said, “Any questions.”
Ms. Haddix said, “It's going to be an HOA?”
7

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “Yes.”
Mr. Faulkner said, “That was my next question because there's a lot of grass there that
doesn't belong to somebody.”
Ms. Haddix said, “So that's why I wanted to know if it's…”
Mr. Farruggia said, “We will have an HOA. This is very similar to a development that
we're doing with our homes in Warren County. So, and we have an HOA there, we have
a bunch of ponds. And it's.”
Mr. Rutherford said, “What's the location of that property?”
Mr. Farruggia said, “That one's on striker Road, Warren County, Hamilton Township.”
Mr. Rutherford said, “Same density?”
Mr. Farruggia said, “It's probably about the same. Yeah.”
Mr. Faulkner said, “Were you involved in the ones that were done in Indian, or was it
Indian trace or Eagle or Timber Ridge? Which one did you say you guys did?”
Mr. Farruggia said, “It was Indian Trace and no, we're not involved in that one. Okay. I
believe that's Jim Gross's.”
Mr. Faulkner said, “Yeah it is.”
Mr. Farruggia said, “Yeah.”
Mr. Faulkner said, “I mean, you guys are racking them and stacking them. I mean, I
can't imagine a 3,200 square foot house on a lot. That's 55 by 135. I mean, that's like
half the lot is the house. I mean, that's the part of this that really concerns me is those
lots are small.”
Mr. Farruggia said, “Well, we're it's there, 15ft apart. The homes are 15ft apart from
each other.”
Mr. Faulkner said, “But I mean, the lot is 55ft wide. I mean, that's it.”
Mr. Farruggia said, “Yeah. But you got to get the lot to where it's affordable. You can't
give them a real large.”
Mr. Rutherford said, “I'm sorry. Everybody gets the same respect. Let's keep the chatter
down. If you have something to say, you'll step forward and say it. But while he's
speaking, we're going to keep the chatter to a minimum.”
8

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Farruggia said, “So anyway, the open we do condense the lots. Yes, you're right.
But then on top of that, we've added a lot of open space and it's usable open space. It's
attractive.”
Mr. Rutherford said, “Is it buildable open space?”
Mr. Farruggia said, “I mean, could you build an amenity building? Yeah, you could, but
you have to have a certain number of lots to justify the expense for the like a pool or
pavilion. But we can do like a really nice play area, like a park grade play area with
benches. Things like that around. So, and we've done this in other developments. It's
used a lot. You know, people like it, it's a usable amenity. And then you also have a
bunch of lots, either backing up the trees along the property line or the, the waterways,
or you're backing up to a water feature. All the, all the ponds will have fountains in it, not
aerators, but fountains. So, and then the entrance will be well landscaped, lighted. And
like I said, it will have turn lanes getting in and out to make it safe.”
Mr. Rutherford said, “And there's going to be or has been done a traffic impact study.”
Mr. Farruggia said, “There. I'm not sure about that.”
Mr. Rutherford said, “I'm sorry. Step to the mic. State your name.”
Mr. Gosling said, “Steve Gosling choice one engineering 6279 tri ridge building. I'm
sorry. Tri Ridge Boulevard, suite 100 Loveland, Ohio, 45140. We took the traffic out
while school was in session, and we we've been working with Montgomery County as
well as city of Carlisle. Shelby Engel in terms of what the scope would need to be for the
traffic study. So, the counts have been done. We sent them through processing. So, the
traffic study is currently in process.”
Mr. Rutherford said, “Sorry. I just think I saw that in the notes earlier and just wanted to
address it while you were speaking of it. Any other questions?”
Mr. Kilpatrick said, “So we've got a lot of single family here. You guys don't do duplexes.
That's something we literally just approved a comprehensive plan that talks about the
lack of said housing units. So, is that something that's not on the table in this
development?”
Mr. Farruggia said, “Not on this development, no.”
Mr. Faulkner said, “So you feel like you. I mean, I get the economics of it, right? You got
to get as many lots as you can. But like, you feel like you've built on all the buildable
land that's there that you can put a house on.”
Mr. Farruggia said, “Well, I mean, you could build where some of the open space is, but
we chose, for instance, the pond, we had a street going, we removed the street actually
9

Planning Commission Meeting Minutes

Thursday, June 4, 2026

just to make it to where we have better quality lots. We're not backing up to each other
as much. So, we have looked at that, you know, we've cut, we dropped the density a
little bit. Not much. I think it was like 4 or 5 lots, but it made the development nicer. It
made the lots more… There's more quality lots in this development.”
Mr. Faulkner said, “What's the what's I'm sorry, what's the entry level price in the current
market? You think?”
Mr. Farruggia said, “I'm going to ask the builder to answer that.”
Mr. Faulkner said, “Okay. Sorry.”
Mr. Farruggia said, “Since he's you know, he's the one selling it.”
Mr. Rutherford said, “If you wouldn't mind stepping back up and speak to that.”
Mr. Metzger said, “Generally speaking, we would be hoping to start below 300,000. And
part of that's, you know, just an entry point. And again, allowing the customers to
choose what they want to add. But right now, our average in the Dayton market is about
360. So again, it's really driven by, by what the customers want to choose and, and put
in their homes.”
Mr. Kilpatrick said, “Now, something you said earlier that was interesting is you have a
model that's about 1,200ft². That's what it starts at, but you don't sell many of those. So,
I'm assuming that's where that would be. The sub two 300 would be that. Okay. And
then maybe you can speak to this a little bit more about the, you know, duplexes
triplexes. That's just not something you guys are into or.”
Mr. Metzger said, “We, we are a single-family home builder.”
Mr. Kilpatrick said, “Okay.”
Mr. Metzger said, “The other product line that I mentioned, and again, we're not bringing
here arrival, that's our intent to try to get to that price point, while giving somebody a
single-family home. We just, we find, at least in our research and based out of
Indianapolis that you know, people would rather own a single-family home than be in a
duplex.”
Mr. Kilpatrick said, “Yeah, I, understand that that, that mentality. Yeah.”
Mr. Faulkner said, “I think you had pictures of other ones. We don't actually have any
elevations though, do we, of the typical product.”
Mr. Rutherford said, “He showed the elevation.”
Mr. Faulkner said, “Did he? Okay. Let's see.”
10

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Faulkner said, “Oh, okay. Okay. Okay.”
Mr. Metzger said, “We have an 80 page book that I can show you 80 pages of
elevations, but these were just kind of some of the highlighted ones.”
Mr. Rutherford said, “Any other questions?”
Mr. Navara said, “Does the 300,000 include the lot cost too?”
Mr. Metzger said, “Yes.”
Ms. Haddix said, “I didn't hear what you said.”
Mr. Rutherford said, “300,000 include the lot cost. All right. You guys can be seated.”
Mr. Farruggia said, “Thank you.”
Mr. Rutherford said, “Alaina, has there been any discussion as far as us supplying water
to that subdivision? You guys, I'm sorry. You said 27 or 29 start date if you want to step
back up. I'm sorry.”
Mr. Kilpatrick said, “27.”
Mr. Farruggia said, “So we would start in 27 and there's a lot of things not just with the
development itself, but there's a sewer line that we're working on engineering to actually
install an 18-inch water main that'll open land up for future development. We're working
with the city on the water tower. Those, those things. So, we got to get a, there's a lot of
stuff that we got to get done before we actually start construction.”
Mr. Rutherford said, “Do you plan to phase this at all?”
Mr. Farruggia said, “Yes. It'll have three phases. Okay. Yeah. There you go. I think the
first phase is around 56 lots. Something in that range.”
Mr. Kilpatrick said, “So I see you're coming off of Jamaica there. Why not a second
entrance off. What's the road above?”
Mrs. Geres said, “There's no road.”
Mr. Farruggia said, “But we are showing two stubs, one to the south and one to the
north for future connection.”
Mr. Kilpatrick said, “Oh, that would be a future. Oh. I'm sorry. Yes, there's a whole other
strip of land up there, I apologize.”

11

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Farruggia said, “And this will connect to Indian trace eventually with the stub to the
south.”
Mr. Kilpatrick said, “Oh, okay.”
Mr. Faulkner said, “Yeah, I was actually going to go there too, because I was thinking in
terms of emergency equipment, I mean, because I don't know. Alaina, do you know?
Have we set a precedent in the past for how many entrances, given a certain number of
houses into a subdivision?”
Mrs. Geres said, “We haven't set that. I know Warren County Regional Planning
Commission has they set it at 50 before you need to.”
Mr. Rutherford said, “Yeah. Typically, what I've seen is they will have, whether it's a
phase line or something, they'll have a temporary access for a fire truck, whether it's
grass pave or something like that. They're requiring a second entrance past 50.”
Mr. Farruggia said, “And there's a possibility at the entrance of the subdivision if we
because we have enough room there, we can do an island in the middle of the road. So,
if something does happen, you know, you just use the other side of the island up to a
point. And then once you get to the intersection, you can go either way to get to the
whole development. You know, you could go take, take a left or go straight. It loops, you
know, the whole thing is a loop. So, for emergency purposes, that's good, good
planning.”
Mr. Rutherford said, “Alrighty. Any other questions.”
Mr. Farruggia said, “Thank you.”
Mr. Rutherford said, “Thank you.”
Mr. Faulkner said, “Thank you.”
Mr. Rutherford said, “Before I open this for public comment, I want to stress this is
preliminary. This is the first step that the developer and builder sees if it's feasible to
develop land. This does not mean Carlisle City Council Commission members have
been paid to approve this process. Okay. I've seen the Facebook comments. It's just a
formality that's already been approved. We're not going to address any of that stuff
tonight. I know you guys are all neighboring. It has an impact on you and your view. I
get that and I respect that, but we're going to keep it respectful tonight. We're not
limiting time. Right. Okay. The redundancy of questions and statements, you know,
whether it's your view or the traffic or the schools, don't think that the hands here in the
Carlisle community don't talk to the schools. Okay. There's never been a schoolhouse
built in this school, built anywhere that's had empty classrooms waiting on kids to get
there. Every school figures it out. I've seen the comments. I know you guys are going to
have those comments. We'll absolutely respect those comments, but the redundancy is
12

Planning Commission Meeting Minutes

Thursday, June 4, 2026

just going to take more time and we get it again. This is a preliminary plan to see if the
developer, the land current landowner, can sell it to the developer that can develop it for
the land, for the builder. And if it's feasible, there is nothing concrete here that this is
going through its preliminary approval at this time. I will open the public hearing and
allow comments from the audience regarding the application. As a reminder, all
speakers must speak into the microphone, give their names and addresses for the
record. Once the public hearing is closed, it will remain closed and comments from the
audience may only be at the request of the Commission chair or the member. Again,
step to the microphone. State your name and address and your concerns. Anybody
want to go first? Break the ice. Oh, of course. It'd be my tax thing. My price just went
up.”
Ms. Johnson said, “My name is Charlene Johnson. I live at 10033 Jamaica Road,
Carlisle, Ohio 45005. My biggest concern is my property adjoins this and my property is
lower. I don't want my place to flood. We own four and a half acres across the street,
which is just a wooded area and lot, and then our house is across the street from that,
which is less than two acres. I don't want my place to flood. That's my concern. I've lived
there for 36 years. It's never flooded. The creek goes up and it goes down really quick.
But with that many houses in there, what's going to happen to my property?”
Mr. Rutherford said, “Yeah. I want to explain to you. So, the basins are detention
retention basins. It’s calculated as if that was a farm field. The water goes in; it goes out
at the same rate that it is currently. So, it holds the water. It's made to store the water
and release it at the same rate that it is, if it was just a farm field.”
Ms. Johnson said, “So you're guaranteeing that my place is not going to flood.
Mr. Rutherford said, “The engineers is who guarantees that? I won't guarantee that? No,
there's so much planning and stormwater and EPA and Ohio EPA and federal EPA that
goes into the stormwater management. I mean, I don't think Carlisle does stormwater
management fees, but most big cities do stormwater management fees because there's
developments that didn't take that into consideration, that the cities have to maintain
creeks and rivers that they use that money for. They should use that money for. But
yes, it's a legit concern. Stormwater, obviously, everybody knows it doesn't seem like
we get one-inch rains. We get five-inch rains. Now, usually within 24 hours. We never
get the one inch over four days. It just all at once. It's a legit concern.”
Mr. Kilpatrick said, “Two weeks ago was a mess. Seven inches in seven days. It was
awful. I've never seen it like that.”
Mr. Rutherford said, “It's a legit concern, but I can I can promise you that the proper
engineering choice was no fly by night. The proper engineering as far as stormwater is
absolutely addressed. It's a legit concern.”
Mr. Kilpatrick said, “And you're right up on the curve, right? That's the place I mowed for
you?”
13

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Johnson said, “Correct.”
Mr. Kilpatrick said, “Okay. Yeah. So, I know that really well. Yes.”
Ms. Johnson said, “And it does get wet because of the field next door and.”
Mr. Kilpatrick said, “Yeah. Yeah.”
Ms. Johnson said, “The water comes over sometimes and there's stalks from corn.”
Mr. Kilpatrick said, “Yeah. Yeah. Yeah.”
Mr. Rutherford said, “Is that it?”
Ms. Johnson said, “That's my big concern.”
Mr. Rutherford said, “Thank you ma'am.”
Mr. Kilpatrick said, “Thank you.”
Mr. Rutherford said, “Anybody else?”
Mr. Klein said, “Hello, my name is John Klein. I live at 390 Christina Way. I own the two
properties just south of the future entrance. There's a lot in a house there that I own,
and I was just wondering, how far are these houses be set back from the main Maine,
from Jamaica. And, are you going to put a green screen there behind the houses on the
Cul de sac?”
Mr. Rutherford said, “Okay. You own what property? I'm sorry.”
Mr. Klein said, “There's two, there's a lot here. And another and a house here that I
own.”
Mr. Rutherford said, “Okay. So, you would like what rear yard screening is what you're
asking?”
Mr. Klein said, “Is there going to be is there going to be a green screen across across
here? Well, that's actually showing…”
Mrs. Geres said, “Yeah, yeah, you're right here.”
Mr. Klein said, “You're up here further. Yeah. Okay.”
Mr. Rutherford said, “Okay. So, you're, you're adjacent to the proposed entrance. Okay.
Yeah. You're adjacent to the proposed entrance”.
14

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “So, the screening right here.”
Mr. Klein said, “Is going to be screening there.”
Mr. Rutherford said, “Yes. You mentioned earlier about the Boulevard Possible
Boulevard. Again, we're in preliminary drawings, possible boulevard with I mean, any
road frontage is required to have screening through our code. As far as. Yes. So, if you
drive down say 123 right here, the Eagle Ridge development, you're talking basically
that same instance, you know, that same instance, you know, where their rear yards
faced. 123 there's no screening there. I don't think we have any regulations where we
can make a put in rear yard screening. Correct?”
Mrs. Geres said, “I don't know offhand. I'd have to look. It is a PUD we can allow that.
Yeah.”
Mr. Klein said, “Okay. I mean, we already have screening here anyway.”
Mr. Rutherford said, “Sure yeah.”
Mr. Klein said, “I was just wondering what they're going to put in.”
Mr. Rutherford said, “Sure.”
Mrs. Geres said, “Okay. Where is the existing?”
Mr. Klein said, “I'll have another question later. Thank you.”
Mr. Rutherford said, “Anybody else?”
Ms. Schuler said, “Excuse me. My name is Sherry Schuler, and my father lives at 7130
Farmington Road. So, he would be kind of the top not adjacent to, but, but at the top of
this. So, a couple things one is there's a lot of different people here with us and a lot of
different business names coming out. Can we get kind of a rundown of those again,
who is who I saw, I'm not sure. I'm sorry. Choice one.”
Mr. Gosling said, “Yeah.”
Ms. Schuler said, “And I understand you're with Arthur Holmes. And then there's
another gentleman here. And then I saw Oakley Farms. I don't know what role they
play.”
Mrs. Geres said, “Oakley Farms is the owner of the site.”
Ms. Schuler said, “So they just own the land?”

15

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mrs. Geres said, “They just own the land.”
Ms. Schuler said, “Are they going to play any role in the development?”
Mrs. Geres said, “No.”
Mr. Faulkner said, “They're going to sell, make money. That's what they're just selling
right there.”
Ms. Schuler said, “The other question, can we put the map back up for a second of the
plat. Okay. How close is the top of that going to come to the back of those agricultural
fields on Farmington?”
Mr. Kilpatrick said, “It looks to me like at least a quarter mile. I was wrong about this, but
it's literally this lot right here. Right? And Farmington Road is all the way up there?”
Ms. Schuler said, “It was kind of hard to tell.”
Mr. Kilpatrick said, “At half mile.”
Ms. Haddix said, “Yeah.”
Mr. Rutherford said, “What do you mean? The development's not bordering. All the way
to Farmington Road, if that's what you're asking.”
Ms. Schuler said, “Well, they can't go all the way to Farmington because fields.”
Mr. Rutherford said, “Right.”
Ms. Schuler said, “My question is. So, my dad has his house is a lot and he has a
separate deed for his agricultural field. How close are they going to come? And I know
there's other people here who have the same situation. How close are these?”
Mrs. Geres said, “25-foot buffer.”
Ms. Schuler said, “Going to come to those fields because those fields stay wet in the
back. At least I know some of them do. So again, we have an issue with water. Many of
them have ponds for that very reason.”
Mrs. Geres said, “25-foot buffer right?”
Mr. Farruggia said, “Yes, a 25 foot buffer. Then we have the setback, which is 30ft…”
Ms. Schuler said, “So water again just a concern.”

16

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Water is a huge role in everybody's concern no matter what the
development is. But again.”
Ms. Schuler said, “So is this going to be you said this is a floodplain here these new
homes.”
Mrs. Geres said, “The creek is floodplain.”
Mr. Kilpatrick said, “Yeah. So, the whole property is not a floodplain, but there is
floodplain that runs up through where the green space is.”
Ms. Schuler said, “So they're not going to have to have flood insurance?”
Mr. Kilpatrick said, “Do you envision any of the lots requiring people to have flood
insurance?”
Mr. Gosling said, “I mean, our construct, our design phase, we'll do some studies
because we'll obviously we'll have creek crossings. So, we have some sort of box
culvert. So based off that analysis we'll set our BFE. So we'll be above that. So it
shouldn't they won't have any kind of flood insurance.”
Ms. Schuler said, “And then I just have one other thing I would like council to consider.
Planning Commission. How many homes is enough? Do we have to build a home in
every green space we have?”
Mr. Rutherford said, “Do you agree that there's a housing shortage right now?”
Ms. Schuler said, “Not neccesarily no, I don't.”
Mr. Rutherford said, “Because you have your home bought.”
Ms. Schuler said, “I do, and I'll be selling it before long.”
Mr. Rutherford said, “Yeah. And my kids, my kids and future generations are looking for
housing and there's just not housing available. And one thing.”
Ms. Schuler said, “What happens when we have no more green space?”
Mr. Rutherford said, “So at what point should we consider the last farm developed to be
the last farm? Should it be your house or this development? Every house sitting in
Carlisle was on a farm.”
Ms. Schuler said, “We can debate this to the end of time. I'm just asking you to consider
it.”

17

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “I agree, I agree it is. It is being considered. I write down
everybody's address. I wrote down everybody's address and I will visit.”
Ms. Schuler said, “I feel like you're being very abrasive.”
Mr. Rutherford said, “No, no I'm not. And if I did that, if I come off that way, I'm sorry, but
you also have to consider the future is all I'm asking you.”
Ms. Schuler said, “And I understand.”
Mr. Rutherford said, “And I apologize if I come off that way. Right. Absolutely.
Ms. Schuler said, “And I understand that Oakley Farms has a right to sell their land, but
it seems like we're developing very quickly, one after another, after another, after
another. So, I'm just asking you all to please consider that. Okay.”
Mr. Rutherford said, “Yes. And I apologize if I came off that way.”
Ms. Schuler said, “Thank you.”
Mr. Rutherford said, “You're welcome. Anyone else?”
Mrs. Williams said, “Hi I have a two part question. My name is Barbara Williams. I live at
9996 South Union Road.”
Mr. Rutherford said, “I'm sorry, can we respect the person at the podium?”
Mrs. Williams said, “I hear a lot of talk about creeks, but this map is so small. Can
somebody just show me where these creeks are? I don't I don't see the creeks.”
Mrs. Geres said, “Trying to find the well, the tree line.”
Mr. Kilpatrick said, “Yeah. That's the best to.”
Mrs. Geres said, “See the stars and the tree line.”
Mrs. Williams said, “Okay, so the dark shadows are the creeks.”
Mrs. Geres said, “Yes.”
Mrs. Williams said, “Including at the bottom or the right edge.”
Mrs. Geres said, “Yes.”
Mrs. Williams said, “Okay. How far away is that from Union Road? This map is just not
clear.”
18

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “Big enough?”
Mrs. Geres said, “Yeah. I mean, Union would be over here.”
Mr. Gosling said, “Just go downhill.”
Mrs. Geres said, “Well, right here you could see.”
Mr. Kilpatrick said, “Yeah, it's a ways.”
Mr. Navara said, “I mean…”
Ms. Mitchell said, “I have it pulled up on mine. You want to see it? I also live on Union
Road to the far-right side.”
Mr. Kilpatrick said, “Yeah. That’s Union right there. Right?”
Mr. Faulkner said, “I think Jim Gross's property goes all the way over to Union, doesn't
it?”
Mr. Kilpatrick said, “Union. Yeah. And so, this is this”
Mrs. Geres said, “Right up here, isn't it?”
Mr. Kilpatrick said, “I'd say like.”
Ms. Mitchell said, “Here's Union Road. Okay. And here's the back edge of that elephant.
So, here's my house.”
Mr. Kilpatrick said, “Can I measure distance on a map? Like drop a pin and then drop
another pin.”
Ms. Mitchell said, “Okay. Okay.”
Mrs. Williams said “And then the second part of that question would be, let's talk about
the schools. Seeing a lot of things on social media. I don't have a dog in this fight. My
kids are done with school. My grandkids are coming up. So, I got puppies in the fight.
Tell me about what’s going to happen with the schools, please?”
Mr. Rutherford said, “Well, I can't speak to what the school is going to do, but with every
community that adds houses, they put additions on schools. Yes, they built the school to
the current enrollment. That's exactly what they did. That goes back to my statement.
Nobody ever built a school big enough for future development because it's not
guaranteed. There's not a school district that's done it. There's no empty classroom
sitting in any school.”
19

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Faulkner said, “So a lot of school districts, obviously, they do property taxes. We
actually have one that has a 1% income tax as well. So, if you add 191 homes, you're
going to have a lot of people paying income tax. And the value of the property went up,
which means the property taxes that the school district will collect will be increased. The
revenue that they get will be increased. Thus, they would have more funding to do some
of these things.”
Mr. Kilpatrick said, “Terri, in your research, I believe the research I did during this whole
ballot initiative that there was decreasing enrollment at Carlisle, it wasn't tremendous,
but there has been some decreased enrollment.”
Ms. Haddix said, “I did extensive, as you know, research into the school system and
their enrollment has been steadily going down. It has been for the last 5 or 6 years. So,
you are correct there have a decreasing enrollment in the school system right now.”
Mr. Kilpatrick said, “So I don't mean I don't know exactly the number of kids. I'm sure
there's a statistic for how many homes being built. What number of kids will come. But
in off-the-cuff conversations with the school, it wasn't a, a part of concern for them.”
Ms. Haddix said, “Yes.”
Mr. Dobbins said, “Did you say it was not a concern?
Mr. Kilpatrick said, “It was not a concern for them. Correct”.
Mr. Rutherford said, “Can you please step to the mic? Can you please step to the mic?”
Mr. Dobbins said, Kyle Dobbins 10238 Jamaica. Can you put up the other site plan? I
live right here. Right there. And I for the sake of repeating the water piece. I just want to
go on record to say I've never had a water issue, a flooding issue or anything like that. I
can't control that. I just want to document that, that absolutely. If there is one in the
future.”
Mr. Rutherford said, “It's on record. You're a smart man.”
Mr. Dobbins said, “Just came here to say that. Now, that's the best-case scenario
visually for us. Like what this will do to my property value and a water tower that I would
stare at. And can you tell me where the water tower would be?”
Mr. Kilpatrick said, “It's going to be...”
Mr. Faulkner said, “Northwest side.”
Mrs. Geres said, “Stars.”

20

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Dobbins said, “Okay, that's again better for me. What is Miami Township getting for
this?”
Mrs. Geres said, “We're still working through that.”
Mr. Dobbins said, “My other concern would have been traffic. And I think honestly for
preliminary hearing for approval to not have that is kind of irresponsible. My second is
there's people coming to my property all the time, and that's a problem for nobody
letting me know or asking. I clearly have no trespassing. I mean, if you're coming and
going, I understand you've got a job to do. Let me know. My wife is home alone. I've got
dogs running, and then all of a sudden somebody, I mean, I live.”
Mrs. Geres said, “Do you know who was coming? Is it.”
Mr. Dobbins said, “Surveyors?”
Mrs. Geres said, “Okay.”
Mr. Dobbins said, “And I understand they do have jackets, but it could be.”
Mr. Rutherford said, “Knock on the door.”
Mr. Dobbins said, “Yeah, knock on the door.”
Mr. Faulkner: Yeah. They’re not allowed to trespass, though.
Mr. Rutherford said, “Yeah.”
Mr. Dobbins said, “And I live about 300ft off. So, they're down there. All of a sudden,
they're staring in our window. Not weirdly but…”
Mr. Rutherford said, “How do you know?”
Mr. Dobbins said, “It's a problem? And then when we say, hey, its private property, they
yell at us. We're a contractor. Like they're they have every right to be there. And they
don't. So, people got to do their jobs, I understand, but my family, my wife, it ticked me
off. So, I just want to say that. And then I live right there. So whatever water issues we
have in the future. Yeah. I'm on. I got your face. Yeah. And then the traffic is the biggest
deal to not have that report to come here to add that many homes Central is crazy. I
understand it's, you know, we want to grow, but Carlisle just looks so different over the
last ten years. It's not, but it's just odd looking. And then you add that many more people
are coming and going. Especially where I live down at the bottom. It's already pretty
scary to pull out. I've got kids. I worry about them coming and going all the time. You
had 400 more cars coming and going. And if your studies are during school hours, that's
the least amount of time that you're going to have driving. Why don't you do it around 6
or 7 or 5:00 when everybody's out driving. So.”
21

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Yeah. I don't think the traffic study just targets school traffic. I
mean, it takes in. It's at minimum. I would say it would be 24 hours.”
Mr. Gosling said, “It is 24. And when I said school session, I meant just during the
school year.”
Mr. Dobbins said, “Okay, but I would have had that report done. So, before I'm asking
for approval to go to council.”
Mr. Rutherford said, “Do you have a question for him?”
Ms. Haddix said, “No, I just had a comment. As far as the traffic study goes. This is very
preliminary and it was the same thing when McDonald's put in their… You know, they
didn't have their initial traffic study right at the very.”
Mr. Rutherford said, “Yeah. It's not typical. Preliminary it's not typical to have the traffic
study.”
Ms. Haddix said, “They're not going to go out and spend a fortune doing a traffic study if
we're not going to give them any. So, I this is so preliminary. I don't think that I don't
think there's any. The Council or Planning Commission or anybody's going to approve
anything without a traffic study. Promise you.”
Mr. Dobbins said, “I appreciate the comment. It looks like they've spent a lot of money to
do what they've done. A traffic study would have been just a...”
Ms. Haddix said, “I can I have I know where you're coming from because I live right off
of Union Road right by where the new McDonald's is going in.
Mr. Dobbins said, “Oh then you…”
Ms. Haddix said, “And that was my big concern. Traffic. But, you know, like I said, they
did the traffic study. I've got my fingers crossed. Everything's going to be okay. But they
will they will do one, but not, you know, it's just not done now.”
Mr. Dobbins said, “Then you understand where we're coming from.”
Mr. Rutherford said, “Absolutely.”
Ms. Haddix said, “I understand exactly where you're coming from.”
Mr. Dobbins said, “And I trust you’ll vote that way.”
Mr. Faulkner said, “I would be more concerned if you didn't show up and say anything.
Right? So.”
22

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Dobbins said, “Well, yeah. The flooding was the biggest, but the traffic is crazy
town. So, and then I will say the people in school board members that I spoke to inform
her said we don't have the capacity. And I understand if it's declining, but once you get
past the Covid 20, almost like baby boom, it's you do the math, it's going to increase. So
just on an economic scale. So, thank you guys for the time.”
Mr. Rutherford said, “Thank you.”
Mr. Stevens said, “My name is David Stevens, 7260 Farmington Road. And I don't know
where I'm adjacent to this property, but I believe we come right up to it. My concern is
water level. Also, if they're putting in basements and it's already the. Your. The area
where the storage of the water, the detention retention ponds there's going to have to
be a lot of runoff. And where I know this isn't your cup of tea as far as the runoff and the
water, but please, I don't want that water. My land is dry.”
Mr. Rutherford said, “Sure. Yeah. There's one instance just outside our door here.
There's a house that was built next to this retention next to us, and the developer ended
up buying it back and expanding the basin storage and then fixing the water issue. And
obviously there's been no issue since, but that's just right outside the door here where
they expanded the basin along. 123 seen it was one size 2 or 3 years ago.”
Mr. Faulkner said, “It was a half-acre. Now it's four and a half acres.”
Mr. Rutherford said, “They tripled it. Now, that does go along with you know, they came
to planning commission for another phase of that development that was approved.
That's probably expired now, not speaking officially, but that was approved and they
expanded that basin for that concern.”
Mr. Stevens said, “I know there's a little stream that runs on the other side of my
property just right behind it. And I hope that's not the stream that they're going to run off
for these.”
Mr. Rutherford said, “Stormwater is a huge concern. I mean, obviously concern for the
property owner, but it's also a huge cost to the developer and the engineering and the
builder. I mean, because it doesn't matter. He can develop it. He's just going to pass the
cost on to the builder.”
Mr. Stevens said, “And I believe you have 160 homes there?”
Mrs. Geres said, “190.”
Mr. Stevens said, “190 oh, there's going to be a couple kids there coming to the back of
my property. They're going to be putting up a fence?”
Mr. Rutherford said, “I don't know where your property is, but I, I, I, you know.”
23

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “If he's up on Farmington, Farmington, significantly north of yeah,
just yeah. So, you can see, you can see the, the, on the right picture there, the. The
star. That is the piece of property that's being developed, you can see. Yeah, that's the
property right there. And then if you go to the property line north of that right there, that's
the edge of the property. And then you can see all the farm fields and Farmington’s still
north of that. So, I think it's probably about maybe at least a quarter mile. But I can't tell
you that exactly. Do you own a deep lot? Again, if I could get a better view of this, we
could we could point that out. Exactly.”
Mr. Stevens said, “The question was, will they be putting a fence up around it?”
Mrs. Geres said, “I don’t think that was…”
Mr. Farruggia said, “We have no plans to put a fence, but we do have a 25-foot strip of
land, a green belt around the whole site. And then, you know, you have the set back
from the house to the property line plus the 25 feet So, there's.”
Mrs. Geres said, “The existing trees will remain.”
Mr. Farruggia said, “Yes. We're not taking it. The only trees that we're taking out is
where we have to cross the creek. The other trees will remain. Trees are valuable. We
want to keep them.”
Mr. Dobbins said, “That's all I had.”
Mr. Rutherford said, “Thank you. Sir. Yes, sir. He's got another question.”
Mr. Klein said, “Yeah, I got a couple more questions if you don’t mind. John Klein, 390
Christina Way. You're talking about annexing this property. Is that. Is that. Hopefully, I'll
be using the correct terms. How's that going to affect the people? Like lots next door.
The house next door to that? None. None whatsoever?”
Mr. Faulkner said, “Not unless you want to be annexed too.”
Mr. Klein said, “No. Another thing I want to look at it that lot a lot picture again just with
the house.”
Mrs. Geres said, “This one?”
Mr. Stevens said, “Yeah. Go back. You had it there for a second. Keep going. One
more, one more, one more. Oh, keep going.”
Mrs. Geres said, “Is it going the other way?”
Mr. Stevens said, “Yeah. There you go. But go back.”
24

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “That one.”
Mr. Klein said, “Okay. I just want to see something here. Okay. Thank you. I was
wondering, what's maximum 40-foot width of a house on the lot?”
Mr. Rutherford said, “Could the developer, step back up here, please.”
Mr. Farruggia said, “Yes.”
Mr. Rutherford said, “Seen another comment that we want to get on public record. So,
you extend the water main say from I don't know, is it at the high school right now and
it's extended all the way to your site. Are you going to assess that water main that
you're reimbursed in the future when somebody taps into it?”
Mr. Farruggia said, “So the discussion has at this point is the city would extend the
water on Jamaica up to the tower, and then we take it from there and take it the rest of
the way out.”
Mr. Rutherford said, “Infrastructure.”
Mr. Farruggia said, “Right.”
Mr. Rutherford said, “Okay.”
Mr. Farruggia said, “That's that was our that's the plan.”
Mr. Rutherford said, “Okay.”
Mr. Farruggia said, “And that's a 12-inch main. That's a fairly large main.”
Mr. Rutherford said, “Yeah.”
Mr. Kilpatrick said, “Now, one other question. So, the water is obviously a big topic here.
You're planning on managing all of that with the detention retention.”
Mr. Farruggia said, “The storm water yes. So, when the engineer designs it, you
mentioned it earlier. It's got to get it's going to get approved by your engineer or
Carlisle's engineer or the county or both. But we typically oversize them and we've
actually added another pond, the one pond to the south. That's about eight acres on the
plan, I believe that's correct. But we added the one that's right here. This one here, we
removed the cul de sac street that I told you about earlier. And then we put another
pond in one. It just it's and it's amenity. It looks it looks good. It also protects us, gives
us enough storage. And like you said, it's released. It's a controlled release. It's not just
blasting down the creek.”

25

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “So when you say these ponds, are you envisioning that there will be
water year-round and it will just raise and lower depending on how much they?””
Mr. Farruggia said, “They don't lower much, we seal them. So, we get into. We know the
soils here are granular, so we'll seal the bottom of the pond off. So, it doesn't because it
will drop in the summer months if you don't do that. So, we'll seal the bottom of the
pond. All the ponds will have fountains in them. And it just makes it attractive. A fountain
with a light and you know, you sitting area, the water's movement. So, we have a pond
service that manages the bank. So if they're, you know, in like August, the moss starts,
you know, they spray the moss once a month to keep it clean, attractive.”
Mr. Kilpatrick said, “Keep it looking good.”
Mr. Farruggia said, “Yeah.”
Mr. Rutherford said, “That's all I had.”
Mr. Faulkner said, “I got a question. This is for the builder.”
Mr. Rutherford said, “Can you please step to the mic?”
Mr. Faulkner said, “It's easy. Is it your plan to do basements in all these houses, or are
there any that can't have a basement?”
Mr. Metzger said, “Our base homes are slab on grade. We sell based on what our
customer wants.”
Mr. Faulkner said, “Okay, so the default is on slab?”
Mr. Metzger said, “Yes.”
Mr. Faulkner said, “Okay.”
Mr. Metzger said, “Majority of these homes will likely be slab.”
Mr. Faulkner said, “Okay. All right. I'm glad I asked then. Thank you.”
Mr. Rutherford asked, “Anybody else? (Inaudible) Yes, Ma’am.”
Ms. Hanna said, “Hi. My name is Lisa Hanna. 10084 Jamaica Road.”
Ms. Haddix said, “I can’t hear you.”
Ms. Hanna said, “I'm sorry. Lisa Hanna. 10084 Jamaica Road. Myself. We live right on
Jamaica, right in front of the, I believe, the water tower. So, myself and my in-laws, we
have a few questions, a few concerns, a few requests. First statement would be we
26

Planning Commission Meeting Minutes

Thursday, June 4, 2026

don't have any problems with water right now either. No flooding. We run on wells. How
is that going to affect our water? Are we going to have to tap into this water tower?”
Mr. Kilpatrick said, “No I don't we can't not no.”
Mr. Farruggia said, “You're not required to. But you know, I don't know which.”
Mr. Rutherford said, “If your well goes, you know.”
Mr. Farruggia said, “Water main.”
Ms. Hanna said, “And who would pay for that? Would we?”
Mr. Rutherford said, “If your well was to go dry? I would say I haven't done it recently,
but it's going to be minimum $10,000. Anybody else can speak to that. Come out and
drill a new well.”
Ms. Haddix said, “Michael, you should know.”
Mr. Kilpatrick said, “Driven well around here is around seven.”
Mr. Rutherford said, “Okay. And then tap in fees I can't speak of.”
Mr. Kilpatrick said, “I have done that too.”
Ms. Haddix said, “Should know about that also.”
Mr. Kilpatrick said, “To know it's not going to be a two inch. So, I would say you're
looking at least a couple thousand dollars at minimum five. The city fees for that, I think,
are what, a thousand bucks, at least for residential?”
Mrs. Geres said, “Yeah around there.”
Mr. Kilpatrick said, “And then you've got the boring depends on how far you are things.
So, I mean, yeah, let's say $10,000. We'll leave it, we'll leave it. This the guesstimate
right there, especially if with inflation happening every minute.”
Mrs. Geres said, “But we would ask you to annex in to serve.”
Ms. Hanna said, “Okay. So, I mean I don’t want…”
Mr. Kilpatrick said, “So I think it's important that what she just said. Yes. What she just
what Alaina just said, Mrs. Geres said, is that if you did want to tap into the city water,
they would ask you to annex in at that point. And then you would be responsible to pay
city taxes, fun stuff like that.”

27

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “But I think not speaking out of turn, there are things we can
change that you can be a non-city resident user and your fees go up and your water
rate goes up beyond being annexed. I mean that's all things again here we're learning
progress and growth. Okay. That's what we're here for. It's not saying that you're going
to dehydrate because you live in Miami Township. That's something that again we're
looking at comprehensive plan. We're looking through codes. It's all antiquated. It's it, it
happens in other cities. You're just a non-city resident user.”
Mr. Kilpatrick said, “And what I would say is what I know about the aquifer is that the
aquifer starts about 30ft down. And it's a heck of a lot of water.”
Mr. Rutherford said, “It's not going anywhere.”
Mr. Kilpatrick said, “It's not going anywhere. The fire station had an 80 gallon a minute.
Well, until they capped that are well over on Chamberlain is 110 gallons a minute. So,
the fact I don't think it's going to affect your water at all. Can we write something into the
PUD about this?”
Mr. Rutherford said, “You could. I mean, they could just simply take care of it through
code or just even come to us or council. I mean, it's something again, when you get
these outlying, annexing properties, you can't tell the people that didn't annex in. We're
not going to service you.”
Mr. Kilpatrick said, “Well, and I don't it's not fair. If this was to affect your thing, that you
wouldn't. Because again, it should not affect you guys, in my opinion.”
Ms. Hanna said, “Right, I don’t want to pay $10,000.”
Mr. Rutherford said, “You know, we.”
Ms. Hanna said, “A well is fine.”
Mr. Rutherford said, “I mean, we hear of the data centers, you know, obviously I'm
thumbs down on every one of those. I mean, they do go in and dry town. I mean, we've
all seen videos where they've went in and dried towns up. I mean. You know, me
personally, I know a lot about the aquifer here. Nestlé came in and at one point owned
what is now Refresco. Nestlé owned them for a little bit, and I've watched specials
where Nestlé will come into small towns and dry the water up, you know, selling bottled
water and move on, you know. Luckily, they weren't here long enough, but it's definitely
a concern. Stormwater drinking water obviously go hand in hand. If you don't have
stormwater, you're not going to have drinking water. And again, holding it, getting the
sediment out of it, releasing it at a controlled rate. It's no different than if the farm field
was there. I know it's really hard to wrap your head around, but it is engineering 101.”
Ms. Hanna said, “Okay. Yes. And I don't have a lot of knowledge on it. And I'd be open
to, you know.”
28

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “And we're not saying that, you know, in the future, you know, this
development goes in and you have an impact. You know, it'll be worked out with the
developer, the builder, the engineering. I mean, all that stuff is right. It's not non-typical.”
Ms. Hanna said, “I mean, like.”
Mr. Rutherford said, “This guy's not in business and got gray hair because he runs from
every development, he does, you know what I mean?”
Ms. Hanna said, “Yeah. I just like to make, you know, make sure that this all
addressed.”
Mr. Rutherford said, “These are legitimate concerns.”
Ms. Hanna said, “Addressed and that before anything happens that we, you know,
maybe talk about how we could, you know, figure something out there. Another concern
that we have, I mean, we would just really love to keep the country green space along
the road where like these first few houses are coming in. If there's any way that we
could not have those, maybe have one of your ponds there or something to keep the
green space on the road to where we're not having houses backed right up to my inlaw’s house.”
Mr. Rutherford said, “Are you talking about the two parcels just up from the entrance?”
Ms. Hanna said, “Yeah, right from the one, two, three, four, like five houses right there,
4 or 5 houses that, you know, we would just love to, to keep that a green space. And we
would also love to have, I guess when you guys are talking about green screen is, are
you talking about tree line? Is that what you mean when you say green screen?”
Mr. Farruggia said, “Most of the property has a tree line around it. But where you're
talking about, I think we do show landscaping. I would put landscaping there.”
Ms. Hanna said, “We would love to have a tree line around that right there.”
Mr. Farruggia said, “Right there we show.”
Mr. Rutherford said, “Yeah, this goes in back to the preliminary thing. This is all stuff we
appreciate you guys coming out, I honestly do. We obviously want your input. This is all
stuff that we can control once we go into final development.”
Mr. Farruggia said, “And we would we would do landscaping along that property line. I
think it's good for you.”
Ms. Hanna said, “Right, right. Yeah. Okay. I think that's all we wanted to bring up at this
time. Thank you.”
29

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Thank you.”
Mr. Griffin said,” Hello, I'm Greg Griffin, 6100 Diamond Mill Road. I do own the farm on
the corner of Jamaica and Farmington. So just up from this currently farming this farm,
this farm, this farm, this farm, that farm, and the two farms up here.”
Mr. Rutherford said, “Wow.”
Mr. Griffin said, “So I've made peace with the fact that me and my kids aren't going to
make our living farming here forever. And I understand that development or the term
progress can mean a lot to different people. I do think the fact that we're reaching up
five farms north, five farms north to pick this one out doesn't really even make sense.
So, as you go downhill, you've got the two farms of Jims, you've got the Dobbins farm
and you've got two farms, but that's owned by Ron Shoemaker. So, when you say
you're going to reach out and do this one, how do you know about the effects
downstream? And I understand your engineering comment when you made a comment
about how the engineering down here failed, right? So, I mean, it's hard for us to just sit
here and take it, you know, engineering, you know, in this scenario, if the engineering
fails, there's no backup. I don't see much. Maybe a little backup here where we can
expand this. Take out the playground and get some more and get some more storm
sewer relief on the back side. So, these lots back up to if you can go back to the one
with the tree lines on it. So. Oh, does that work. So, this is a headlands of what would
become a name a name creek downstream. So, we're crossing I don't know if this
stream's name is it Kyle? Is it Kyle I don't remember. Let's try around here. So, we're
crossing a waterway here. We're crossing one here. So, this particular waterway comes
down. And it's a shame that the that the letters only reach out 500ft because the people
that are really affected are the ones further down union when all this stuff converges
and crosses underneath Union Road. So just in the last and even in the last 3 or 4
weeks, people had water in their yards, water over top of the road. So, I mean to say
that you're going to guarantee with some engineering, that's not going to affect. How do
you know what it's going to affect when you're going to go in here and put housing in
here? And then what's to keep these people from saying, you know what, we've been
waiting on time to build nice houses for 40 years. I think Jim's owned this farm for
coming up on 40 years. You know what? Let's just put some cheaper ones in because
they already got cheaper ones up here. So, this okay in this project reaching out farther
out and it doesn't even make sense to me how you can reach out and grab that from
Miami Township anyways, but reach out and grab that before the other ones closer to
town are developed. How does that make sense?”
Mr. Rutherford said, “Because they're not for sale.”
Mr. Griffin said, “Well, okay, so then, so then my question is why aren't they for sale? Or
why aren't they developed now? Because there's able developers owning the one. If the
need is there then why not go ahead and do it now?”

30

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “I can't speak to the property owner.”
Mr. Griffin said, “Well, I think that's a question that needs asked.”
Ms. Haddix said, “You can't make somebody sell their property.”
Mr. Griffin said, “Yeah. But when you've got you've got space available on Eagle Ridge,
and you've got space available on Indian trace. Why? I don't understand why you would
reach out above that to take this one out. I don't farm this particular farm, so that doesn't
affect me. You're going to affect the runoff and the speed. Yeah. It's going to get back to
the lots on it. So, this stream is the headwaters of what converges down lower. I mean,
unless all these houses are sloped to the road, there's going to be faster runoff to that
creek. It's going to be faster. You're going to have something they're going to they're
going to bring groundwater up to the surface and put it back into this. You can't change
what falls. All you can do is move it. You can move it. So, when this one down here
failed was it was because…”
Mr. Rutherford said, “The basin was either too close or not big enough, and it was
addressed immediately.”
Mr. Griffin said, “Yeah, immediately. It's kind of if your basements flooded, I don't think
you'd call it immediately.”
Mr. Rutherford said, “If you sold it for $400,000 and you had to buy it back, I think it was
pretty immediate.”
Mr. Griffin said, “Well.”
Mr. Rutherford said, “And then spend another however many hundred thousand.
Mr. Griffin said, “I just think this is a much this doing this home this out here Carlisle's
enjoyed tempered growth from you know I'm not saying everybody's going to live in
Eagle Ridge. I don't live in a subdivision like that. But you know, when you're going to
reach out and start and putting these more cookie cutter style houses out, I mean,
you're going to you're going to set the precedents for what's further down because at
what point do you just say, well, you know what? We'll take a little bit less and you go
ahead and put these smaller houses in or put or put smaller lot sizes in. I mean, I just
think you're this decision is going to change. Carlisle. It's going to change it more than
just putting this taking this farm out of production. It's going to change it more than that.
It has to.”
Mr. Rutherford said, “Is that farmed currently?”
Mr. Griffin said, “It is. Yeah. Sure. So right now, that's you know, that farm doesn't
generate a lot of tax revenue, but it also doesn't use any services whatsoever. Maybe
the occasional farm field fire. I can think of three in my 45 years that were very small
31

Planning Commission Meeting Minutes

Thursday, June 4, 2026

where the fire department comes out, you know, this vacant farm is sending a check to
the school. Miami Township, Montgomery County Library, the Metro Parks, the
Montgomery County Conservancy district. So yeah, it's not a huge amount of money,
but it does pay a bill and require virtually no services. So, when you start calling it
vacant land that's not vacant, it's farm ground. So.”
Mr. Rutherford said, “I Appreciate your passion.”
Mr. Griffin said, “I appreciate your thoughts on it's a lot bigger than just one subdivision.”
Mr. Rutherford said, “Any other comments?
Ms. Mitchell said, “Hi, I'm Missy Mitchell. I live at 10171 South Union Road. My property
is going to be on the far back side. I know that the school situation seems to be
minimized here. Will the income generated from these properties be sufficient to pay for
the expansion. Or are we going to expect taxpayers to help offset that?”
Mr. Rutherford said, “I don't think we're minimizing anything as far as a school impact,
but I can't speak on the finances of the school.”
Ms. Haddix said, “I could if you wanted me to.”
Mr. Rutherford said, “Sure she asked.”
Ms. Haddix said, “I don't want to go there, do I?”
Mr. Kilpatrick said, “You can address it at least somewhat. Yeah. Yeah, I would go
there. Yeah.”
Ms. Haddix said, “I am very familiar with the budget of the school. I've met with the
superintendent who's now gone. I've met with the treasurer, met with school board
members over the very issue of the amount of money that Carlisle School system
currently is in possession of. You're not talking about Franklin, who's in a in a, you
know.”
Mr. Rutherford said, “A mess, just say mess.”
Ms. Haddix said, “A mess, a crisis. You're talking about a school district that, as of 18
months ago, had almost $11 million in unencumbered funds. So, I, you know, I just to
me, it's, it's kind of a hot button issue with me because being somebody that is almost
70 years old, retired and paying my retirement to the schools because that's the way
this income tax works. I just, I did a lot of research on it and, and A, they are in good
shape financially. B, this trend in Carlisle is the schools are losing enrollment. I'm sure
with the new subdivision there are going to be new students, but I don't think of all the
water I get, the traffic I get, but I really don't think this is going to be a big burden on the
school system. And I would say that anybody that would try to convince you of that is
32

Planning Commission Meeting Minutes

Thursday, June 4, 2026

being disingenuous at best. That's my opinion. So, and that's based on the research
that I've done.”
Ms. Mitchell said, “Okay. Fair. I just worry about overcrowded classrooms in the event
that there is a time period that say, we do get to a point where we don't have the
capacity for them, then we're looking at temporary classrooms, trailers increased, you
know, teacher to student ratios decreased access to different programs. And then of
course, the taxpayer burden for development. But if the school has that kind of money,
good for Carlisle. Some additional, I know that the traffic impact study hasn't been
completed yet, but are we looking at the possibility of like the need for traffic signals,
turn lanes widening the road over there?”
Mr. Rutherford said, “He spoke on it. The road widening and turn lanes.”
Ms. Mitchell said, “Okay.”
Mr. Rutherford said, “He did mention.”
Mr. Kilpatrick said, “But no, no traffic signals.”
Mr. Farruggia said, “Well, unless it warrants it, right?”
Mr. Gosling* said, “We're still very early on in the stage of the traffic effects like so.
Ms. Mitchell said, “And who would pay for those improvements?”
Mr. Rutherford said, “It would be on the developer, depending on what the study comes
back.”
Ms. Mitchell said, “Okay. And then how will police, fire and EMS services be impacted?
Have we evaluated that?”
Mrs. Geres said, “Well, the city will serve it.”
Mr. Kilpatrick said, “Yeah. They will have fire hydrants. Yeah. It's new construction.”
Mr. Faulkner said, “Increased income tax would help pay for the police department.
GEMS, GEMS has property levy, property tax levy. So, the increased property tax
would help supplement that. And that would be true of fire as well.”
Mr. Rutherford said, “You're not helping our cause any because of taxes because we all
have taxes.”
Mr. Faulkner said, “I don't like to.”
Mr. Rutherford said, “We just pay more taxes is what you're saying.”
33

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Faulkner said, “That's the sad truth about it is, is that.”
Mr. Rutherford said, “I just.”
Mr. Faulkner said, “Is that if you want stuff, everybody says they want the community to
have more amenities, more stuff. It's income tax that pays for that. So if you get more
folks coming in who pay it, then I don't have to go ask all the folks that are already here
for more of it. That's.”
Ms. Haddix said, “And I wanted to add with what I was talking to you about the schools.
When these when this subdivision. If it goes in, it's not like school lets out in June and
then it starts in September. And now we have 300 more kids that are going to Carlisle.
You're talking about, you know, they're going to sell a house here, sell a house here. It's
going to be it’s not going to be like the school is going to be bombarded.”
Ms. Mitchell said, “It'll be phased in.”
Mr. Kilpatrick said, “Yeah.”
Ms. Haddix said, “And you're like I said, and they do. Every single person that lives in
the school district pays the 1% in school district income tax, which is separate from your
city taxes, generates a lot of money.”
Mr. Kilpatrick said, “And for every I just looked it up online. For every 100 new houses,
you're looking at 20 to 40 new students. Yeah. So, I mean, if it's 200 houses, we're
looking at a maximum of maximum 80 new students spread across 190. Yeah. So, if
you're looking again, if it was 200, you're looking at maybe 80. So, we're looking at 75
students max. So that would be an interesting thing to have a conversation with the new
superintendent just to get kind of their official capacity report of how many more kids
they could fit in if they had to. I think that would probably bring some ease to this.”
Ms. Mitchell said, “Okay. Do you happen to know what our current response times are
for emergency services? And if there is any anticipated impact on emergency service
impact time after development, any of those?”
Mrs. Geres said, “I don't have that.”
Mr. Kilpatrick said, “We do not have that now.”
Ms. Haddix said, “I don't know, but I can tell you with the new firehouse here. So how far
that would be what.”
Mr. Faulkner said, “NFPA standard for volunteer fire departments? About ten minutes.
And they won't have any trouble continuing to do that.”

34

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Haddix said, “And this is staffed with paramedics 24/7. And they're generally out of
there within 1 or 2 minutes.”
Ms. Mitchell said, “Okay, do we…”
Ms. Haddix said, “Now, Firemen I do not know.”
Ms. Mitchell said, “Do we anticipate that there will be any needs for any additional
personnel, fire, police or?”
Mr. Kilpatrick said, “With new houses budgets will go up, which means that we will
probably add additional staff if it warrants it. But that would be it. I can't speak to that
because that's going to be our chief. That's going to be what, Mr. Rogers.”
Mr. Faulkner said, “You were just giving me a hard time about talking about taxes. I was
going to say, and you just did it.”
Mr. Rutherford said, “We're all sick of it. 40% of our income.”
Ms. Mitchell said, “Alright, so taxes would also fund that as well?”
Mr. Kilpatrick said, “Yeah, and I don't have the statistics on what an average house
brings in in Carlisle, but it's 1.5% for income tax. So, if a house brings in $100,000, that
means $1,500 per house is going towards that income tax going to the city. But then
there's property taxes on top of that.”
Ms. Haddix said, “And then your school tax on top of that.”
Mr. Kilpatrick said, “Exactly.”
Ms. Haddix said, “So if you, if you live over, let's say you buy a house in this new
subdivision, if you make $100,000 and your husband makes $100,000. Your house is
paying $2,000 to school every year. Yeah. Just so you know.”
Mr. Rutherford said, “We're all aware.”
Ms. Mitchell said, “And unfortunately, my property where it's at is Montgomery County.”
Mr. Rutherford: So even worse.
Ms. Mitchell said, “I'm one of four houses.”
Ms. Haddix said, “You've got the Montgomery County taxes and the school tax.”
Ms. Mitchell said, “Yeah. Not a great situation.”

35

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “And just to be clear, because there are some instances when
cities annex property like this that the taxes and the kids would go to Miami Township.
That's not the case here.”
Mr. Kilpatrick said, “Well, there's different ways you can annex, and it hasn't been
finalized. So, I would hate to speak out of turn on that. But the goal is that, yes, that
would not be the case, that everything would come to Carlisle and be into Carlisle. Is
that where you're going. Sorry. I just wanted.”
Ms. Haddix said, “Michael, would this be a. Would this be a TIF?”
Mr. Faulkner said, “This is the plan. Is.”
Mrs. Geres said, “That is what we're planning.”
Ms. Haddix said, “It is going to be a TIF?”
Mr. Kilpatrick said, “Yeah.”
Mr. Rutherford said, “Just more taxes. It's nothing to worry about.”
Mr. Faulkner said, “For those of you that were asking about like, effect on the school, if
you want something to Google later to maintain your property or I'm sorry, your
population rate, you have to have 2.1 births per individual. Across the nation, we are
about one and a half. There's only one state at 2.0. So the United States, unless we
keep having importing folks in, unless we keep doing that, the birth rate is actually
dropping.”
Mr. Kilpatrick said, “So you're saying we don't need these houses.”
Mr. Faulkner said, “Cross the country, do what?”
Mr. Kilpatrick said, “You're saying we don't need these houses?”
Mr. Faulkner said, “I'm saying that that the number of kids is, is not reproducing as fast
as it once did. Yeah.”
Ms. Mitchell said, “And I know of one kind of talked about the sewer and the water has
an actual environmental impact study been completed.”
Mr. Rutherford said, “That will all be considered in the drawings.”
Ms. Mitchell said, “Okay. But nothing.”
Mr. Rutherford said, “But again, this is very preliminary. I can't speak for how much
they've spent for it, but I mean, to get to this point is a significant amount of money to be
36

Planning Commission Meeting Minutes

Thursday, June 4, 2026

preliminary, but that's part of doing business. I'm not saying, oh, boho me, I'm just
saying that it's to the point where they think it's feasible.”
Ms. Mitchell said, “Okay. And then are there any plans for any future phases beyond
what is here or outside of this project.”
Mr. Rutherford said, “If the property comes available.”
Mr. Kilpatrick said, “I mean, there's roads looking dead end roads there that look like
they want to go somewhere. So, I'm assuming that's the plan. That's the plan that they
would eventually add to this.”
Ms. Mitchell said, “Okay, I think that's all I have.”
Mr. Rutherford said, “Alright. Thank you.”
Ms. Mitchell said, “Thanks.”
Mr. Rutherford said, “Anyone else? Absolutely. Step back to the mic. Step back to the
mic, please. Just for the recording. Yeah.
Mr. Griffin said, “I'll be fast. Is there is there any math stats on. Do our houses actually
progress for the budget, for the for the municipality, for the city. So, you know, does the
increased tax revenue offset the cost of it? Is there any math facts on that or anything
like that? One more quick question. You talk about what the developer is going to pay
for, but then at some point it becomes the city's responsibility to maintain that. Correct?”
Mr. Rutherford said, “Yeah.”
Mr. Griffin said, “Right.”
Mr. Rutherford said, “That's any subdivision.”
Mr. Griffin said, “Like if there's, you know, for every five houses that equals this much
more of a budget surplus, or is it actually a deficit? And then how does Franklin get in
trouble? How did Franklin get in trouble?”
Mr. Kilpatrick said, “Well, Franklin got in trouble with the school system, not the
schools.”
Mr. Rutherford said, “Without a budget.”
Ms. Haddix said, “It's called spending money that you don't have.”
Mr. Rutherford said, “They'll just get more from us. It's no big deal.”

37

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “But I don't…Speaking to the budget part. I mean, we've talked about
it slightly in budget meetings, but it's not something that we've fully discussed.”
Mr. Faulkner said, “Well, one of the one of the items discussed is turning this into using
tax increment financing, which is a fancy word for basically collecting property tax for
the affected properties in order to finance future infrastructure needs. That was done
with Timber Ridge. Eagle Ridge, Sunbury, what's the fourth one? We have four
subdivisions. They've done.”
Mrs. Geres said, “Waterbury?”
Mr. Kilpatrick said, “Waterbury, yes.”
Mr. Faulkner said, “And that's the idea with this one. So, there would be funds to take
care of future infrastructure needs over the next 30 years.”
Mr. Rutherford said, “Anyone else?”
Mr. Lucas said, “My name is Peter Lucas. 10095 Jamaica Road. Just a couple
questions. I do want to reiterate a comment about the concern about the lot size. And
do you have any more information why it's being annexed into Carlisle versus being
developed through Miami Township? Is there a benefit?”
Mr. Rutherford said, “I'd say it's utilities outreach, utilities for Miami Township. They
wouldn't run the water main, you know, all the way the sewer main, the water main.”
Mr. Faulkner said, “That's pretty good fire run too from Miamisburg.”
Mrs. Geres said, “Yeah. They weren't comfortable serving it for fire and police because
of the distance.”
Mr. Kilpatrick said, “Response time would be too high.”
Mr. Lucas said, “So that's the main benefit of annexing into Carlisle from a safety
standpoint I guess?”
Mrs. Geres said, “The utilities and the safety.”
Mr. Kilpatrick said, “Yeah and water.”
Mr. Lucas said, “A lot of the questions have already been answered. Inside the
subdivision. Will there be sidewalks? I guess it's hard to see on the plan sheets.”
Mrs. Geres said, “Yes.”

38

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Lucas said, “Okay. And then I do have a concern about the water tower location. I
want to put that on record. We are just across the street on Jamaica Road one house
north of the entrance to the planned development.”
Mr. Rutherford said, “I want to speak to that while you spoke, while you spoke of it,
because it says water Tower. Now obviously we're pretty flat and I can't speak to this is
the case, but it doesn't mean it has to be an elevated water tower.”
Mr. Lucas said, “Well, that was my next one, so we don't know. Obviously, we don't
know the style, the height, if it's a bell.”
Mr. Rutherford said, “Exactly it could be it could be storage with the booster. We're not
speaking of any of that. Obviously, nobody wants to see an elevated water tower. Yeah.
And it's not like cities do it because they cost less. It's actually more.”
Mr. Lucas said, “Right. But I just want to bring up the concern.”
Mr. Rutherford said, “It's a concern.”
Mr. Lucas said, “And I don't pay Carlisle City tax. What is…”
Mr. Kilpatrick said, “You’re in the township.”
Mr. Lucas said, “Township. Yeah. I pay a high property tax. I'd rather.”
Mr. Rutherford said, “You're higher than Carlisle.”
Mr. Lucas said, “But what is this city tax rate?”
Mr. Kilpatrick said, “1.5”
Mr. Lucas said, “And then that's in addition to the school district tax that everybody
pays.”
Mr. Faulkner said, “Yeah. That's 1%. Right?”
Mr. Kilpatrick said, “And it's in addition to the property taxes. In addition to the
government tax pay to the government.”
Mr. Lucas said, “And then a safety concern. So, we grew up well, our kids grew up in
the area and you're having a lot of homes in this area. And we're not we're only about
less than a half mile from the school district, and there's sidewalks to the school district
and through it. But once you leave the that new subdivision, you know, there's no
sidewalks there that go along Jamaica Road. So, question if there's been any thought,
concern about if I've got another 80 kids potentially instead of riding the bus to school,

39

Planning Commission Meeting Minutes

Thursday, June 4, 2026

you know, sitting there, could they walk to school in five minutes? So, I'd like to bring
that up as a point to talk to your developer.”
Ms. Haddix said, “It's part of one.”
Mr. Rutherford said, “Of our big sticking points in our comprehensive plan is
connectivity. Connectivity. Master mobility is really what it's called. And the goal is to be
able to walk anywhere. Okay. And that was in the new comprehensive plan.”
Mr. Lucas said, “All right. So right now, it's you know, it's not right now.”
Mr. Rutherford said, “It's not it's not right. It's not a requirement, say, of the developer.
But that doesn't mean the city doesn't. I mean, the biggest thing is right away property
acquisition, the cost of the concretes minimal. But see we'd have to go acquire the right
of way.”
Mr. Kilpatrick said, “Yeah, we are. We do have money set aside this year for a study on
sidewalks and connectivity, and we've already done some we've had some meetings
and stuff about that already. So, it's a huge passion of mine. It's high on our list of things
that we talked about, our latest council retreat. And so, it's something we're desperately
looking at right now. So yes, thank you for bringing that up.”
Mr. Lucas said, “And the next steps after this, you kind of went through it briefly. Will the
plans be shared with the public? What we saw tonight is great, but you can't read it, you
can't see it. You can't think about it as the term, I guess. Could that be shared to the
residents?”
Mr. Kilpatrick said, “This is all public record.”
Mr. Lucas said, “Okay.”
Mr. Rutherford said, “You can request it. You can come to every public meeting.”
Mr. Lucas said, “Okay. That's what I was wondering.”
Mr. Rutherford said, “Absolutely.”
Mr. Lucas said, “We just come down here and request the information?”
Mrs. Geres said, “Yeah, you can do that. You can call me or email me. Alaina Geres,
community Development Director.”
Mr. Lucas said, “Okay.”
Mrs. Geres said, “My email is on the website. If you want to email me, I can send you
the plans.”
40

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Lucas said, “Okay, and then if you would just real briefly describe are all the
comments that are addressed here. Are they written? Responded to?”
Mr. Rutherford said, “I'm sorry. Can you repeat that?”
Mr. Lucas said, “The comments that are presented tonight. Do you respond to those in
writing?”
Mr. Rutherford said, “No, they're just on the record. They're just.”
Mr. Lucas said, “Yeah, no response is required. Okay.”
Mr. Rutherford said, “Now you're using this forum as the debate. I guess you could say
your concerns.”
Mr. Lucas said, “At a later time where.”
Mrs. Geres said, “This will go to council. We'll have another public hearing at council.”
Mr. Lucas said, “Okay. So that's the next steps would go to council.”
Mrs. Geres said, “Yes.”
Mr. Lucas said, “Okay.”
Mr. Rutherford said, “And then comes back to Planning Commission. “
Mr. Lucas said, “All right. I think everything else I had has been addressed. All right.”
Mr. Rutherford said, “Thank you very much.
Mr. Johnson said, “Hello, my name is Brandon Johnson. I live at 7572 Farmington
Road. Which is the plot right north, right in the middle. I have two questions. So, the first
is, is there any consideration or any sort of protection related to potential construction
runoff to soil quality? Is there anything being done to kind of study the soil quality before
and after to make sure that there's no reduction in soil quality? Yeah. Any plan for that?”
Mr. Gosling said, “When we get to the point where we'll have a geotech involved and do
the geotech study and we'll get to the construction design. Why should we have a plan?
So stormwater protection plan to destroy any runoff or sediment that might have
escaped during construction.”
Mr. Johnson said, “Who pays for that study?”
Mr. Gosling said, “The developer.”
41

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Johnson said, “Okay. Is there any plans to. Make sure that study is independent? If
it's being paid for by the developer?”
Mr. Rutherford said, “It is independent. It's he's the one developer's choice one.”
Mr. Johnson said, “Well if the developer is the one paying then it’s not independent
right?”
Mr. Rutherford said, “It's all reviewed. You just don't go get a sweat. It's it's. Am I
speaking out of turn? I mean, it's all either county.”
Mrs. Geres said, “It'll be reviewed by our city engineer.”
Mr. Rutherford said, “It's. It's reviewed by another firm. It's not just them saying, hey, this
is going to be good. It is reviewed by does have redundant.”
Mr. Lucas said, “It’s reviewed by another firm or by the city?”
Mrs. Geres said, “Well, the city contracts with a firm for our engineering. And Shelby
Engle is our city engineer that we contract for her services. She will review it.”
Mr. Lucas said, “Okay, so we pay somebody to check the study. Okay. And then the
second question is I'm a little younger, so I have a little bit different view on this. Is there
any consideration to potentially encouraging a housing development that's actually
affordable? Because I'm 32. I don't know anybody. My age group that's going to spend
$360,000 for an HOA house. So, I know somebody mentioned before that this would
help the housing shortage, right. Which I guess it would in the abstract, but in reality,
these aren't houses that are going to be bought by people that are, you know, working
class.”
Mr. Rutherford said, “Just getting married and don't have a family. It's not a young family
entry point.”
Mr. Lucas said, “It’s not going to be a person that's got a job and a wife that's, that's
buying these. It's going to be people who have means to buy $360,000 house because
for reference, on a 30-year loan, if you can get a $70,000 down payment, that's a
$2,500 a month house payment for 30 years. Right? So that's not that's not affordable
housing. So, I'm wondering if there's any consideration to how this kind of fits into that
and providing affordable housing for the community.”
Mr. Rutherford said, “Yeah. As a city, we can't set what they sell them for, you know
what I mean? Sure. I mean, I get your point. You know, the person that's going to buy
this house might have bought their house for $120,000, and they're going to sell theirs
for 320,000 and move into this one. Only have $30,000 mortgage. That's just where
we're at right now. I don't have an explanation for it.”
42

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Lucas said, “Well, we see a lot of land mass that's being used here to remediate
water issues, right? So that's going to drive up costs. We're talking about things like
playgrounds and HOA'S and things like that. That's driving up costs for a more
expensive housing development. So, I think this is kind of incompatible with any sort of
affordable housing that we'd see elsewhere in Carlisle. So, I don't really think it's just the
sign of the times that we have to build a $360,000 house to impact the housing
shortage. So, I think that should be taken into consideration. Right.”
Mr. Kilpatrick said, “I absolutely hear what you're saying on that. And that's why I really
would love to see some duplexes triplexes, especially since our comprehensive plan
specifically called that out as something lacking from our community. So, I mean, that's
just my opinion on that. I mean, obviously I also have a, as a farmer, I have a huge
challenge seeing 80 acres leave farming. I mean, 3 to 4 acres a minute leaves farming
for development forever. And so that's why, you know, that's really on my you know,
weighing on me as well. So, I think that's those are kind of two close issues as well. Is
yeah, these houses are not like my first house I bought in Germantown was $117,500 .I
remember that. And you know, now since then, we've obviously been a few years.
We're in a different point. But yeah, you're not going to get a young married couple to be
able to pick up one of these houses unless they have some significant savings or
aspects of things going on. So yeah, good, good points and I understand where you're
coming from.”
Mr. Lucas said, “Thanks.”
Mr. Rutherford said, “Thank you. Any other questions? Alrighty at this time I am closing
the public hearing floor is now open to the Commission for discussion about this
application. To ask questions to either the applicant or the staff.”
Mr. Faulkner said, “Are there any questions left?”
Mr. Rutherford said, “I think we've done pretty well discussing.”
Mr. Faulkner said, “But my biggest concern is the density.”
Mr. Rutherford said, “Do we know comparable to, say, what the subdivision is behind
dairy Queen density wise is compared to our latest subdivision. Like what's the density
of Jim Gross's? Did he do the second phase? He just did the initial.
Mrs. Geres said, “He's only yeah, he's only done the first phase. Not offhand. No. I
know it is more dense.”
Mr. Kilpatrick said, “I'm going to pull up GIS.”
Mrs. Geres said, “I think they're 15,000 zero square foot lots.”

43

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “I’m going to be honest with you guys. When I got this agenda sent
to me, my first thing went to obviously density. That's obviously here 7.5ft side yard. It's,
you know, I mean, there's some cities doing all the way down to five. Okay. And then
you think of a 30 foot setback. Can I even get two passenger vehicles nose to tail in the
in the driveway, you know, but unfortunately, you know, if the code allows it and we do
our due diligence. I'm not saying that we're saying yes or anything like that. Again,
reminder this is preliminary, but these are all factors that we can take.”
Mr. Kilpatrick said, “80. Yeah. 80 by 160.”
Mr. Faulkner said, “Didn't want to sorry.”
Mr. Rutherford said, “ Is Timber Ridge 80 by 160?”
Mr. Kilpatrick said, “50 I think. Yeah.”
Mr. Rutherford said, “50?”
Mr. Kilpatrick said, “Yeah.”
Mr. Faulker said, “They were anywhere from a quarter to a.”
Mrs. Geres said, “Yeah, Timber ridge is 60 by 156.”
Mr. Kilpatrick said, “So I think if you go over. Yeah, yeah.”
Mr. Faulker said, “Across the street from us. Sorry James, I interrupted you Sorry.”
Mr. Kilpatrick said, “So technically the same size and they just laid out there's laid out
longer and thinner I think is what it is.”
Mr. Rutherford said, “They're narrower. What'd you say they were?”
Mr. Kilpatrick said, “So there are 80 by 160. And these are 55 by 135.”
Audience member said, “Love your neighbor.”
Mr. Faulkner said, “So they're a little they're a little shorter and definitely narrower.
Yeah. Yeah. And they're narrower than Jim Gross's development.”
Mrs. Geres said, “Yeah.”
Mr. Faulkner said, “He's got some basements in there, but not all, I think. Right. Yeah.”
Mrs. Geres said, “Right.”

44

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Rutherford said, “Anything else? The letter that we got from the one the people that
were concerned that just goes on record, right? Because they're out of town.”
Mr. Kilpatrick said, “Do you need to read that. Or is it? You're right. It's not just on the
record.”
Mrs. Geres said, “Yeah, just for the record, we did receive a letter of opposition from
Benjamin and Anne Britton, and that was supplied to the Planning Commission.”
Mr. Faulkner said, “Did they give us their address?”
Mr. Kilpatrick said, “Yes.10231 Jamaica Road. Okay. They're almost directly across
from the entrance.”
Mr. Rutherford said, “Anything else? Alrighty. Now the applicant stepped to the podium.
Please. Do you have any additional comments or questions?”
Mr. Farruggia said, “I don't. I would answer any questions that you give me, but No. I
think this is a high-quality development. I think it's going to be nice for everyone, the
homeowners, the, the city. I might, I might bring up like the width of the lots. So, the
wider the lot, the more street infrastructure we have to put in causes lot to get more
expensive. Even if they build a smaller, you know, 40-foot, 35-foot house, the lot cost
goes up and then the houses get even harder to afford. So that's why we like to do, you
know, a lot of open space, usable open space and condense the lots. That's the
reasoning.”
Mrs. Geres said, “Have you done a development with these side yard setbacks. Is there
one existing that we can look at.”
Mr. Farruggia said, “Yes. I've done yeah, the one in Warren County.”
Mrs. Geres said, “The striker is 7.5ft?”
Mr. Farruggia said, “Seven and a half. Yeah. Minimum seven and a half. Might even be
it might be five.”
Mrs. Geres said, “Okay.”
Mr. Farruggia said, “But we've done several and we've done that one has some ponds
in it, but we did one out in Claremont County. Those lots are 57, 55, and 57. Those are
five-foot sides, lots of ponds, lots of green space, kind of like this. They're either backing
up the trees or they're backing up the water and it's done. Done well also. And you
know, those are close to 500 now $500,000.”
Mr. Rutherford said, “Thank you.”

45

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Farruggia said, “Thank you.”
Mr. Rutherford said, “Anyone want to make a motion?”
Ms. Haddix said, “For what?
Mr. Rutherford said, “Preliminary approving the preliminary plat preliminary
development plan review for Fox run.”
Mrs. Geres said, “And for the rezoning, recommending the rezoning to council for
approval.”
Mr. Faulkner said, “Are we just voting on the rezoning or the preliminary?”
Mrs. Geres said, “All three.”
Mr. Rutherford said, “All three.”
Mrs. Geres said, “So if you want to do a combined motion, that's fine. If you want to do
them separate.”
Mr. Rutherford said, “You want to do them separate?”
Mr. Faulkner said, “No, I'm just asking. So, your motion was to do all.”
Ms. Haddix said, “It doesn't matter to me.”
Mr. Rutherford said, “So, three?”
Ms. Haddix said, “It's going to come back to Planning Commission after it goes to
council.”
Mr. Rutherford said, “So and that's another thing is your elected officials obviously have
another public hearing, 30 days.”
Mrs. Geres said, “It's 30 days’ notice. I don't know that we'll be bringing it back in 30
days. We need to work through the annexation first.”
Mr. Kilpatrick said, “So the rezoning is the aspect of us going from agricultural to
residential. The preliminary plat would be approving the preliminary design that they
have given us, and the preliminary development plan review is just the whole layout.
How is that separate than the preliminary.”
Mrs. Geres said, “The plat is more it’s just the replating the lots. And then the
development plan is you're looking at more of the design. And the houses you're going
to be looking at the the elevations for the plan review.”
46

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “Okay, I'd prefer it to be separate but.”
Mr. Rutherford said, “Okay, we'll do go by. We'll rezoning of from agriculture to PUD.
Anybody want to make a motion to approve that?”
Ms. Haddix made a motion to recommend approval of the rezoning from
agriculture to PUD to council, seconded by Mr. Faulker.
Roll Call:
Ms. Haddix
Mr. Faulkner
Mr. Kilpatrick
Mr. Rutherford
Mr. Navarra

yes
yes
no
yes
yes

Motion passed to recommend approval of the rezoning to council.
Mr. Rutherford made a motion to recommend approval of the preliminary plat for
Fox Run Subdivision to council, seconded by Ms. Haddix
Roll Call:
Mr. Rutherford
Ms. Haddix
Mr. Faulkner
Mr. Kilpatrick
Mr. Navarra

yes
yes
no
no
abstain

Motion didn’t pass.
Mr. Rutherford made a motion to recommend approval the preliminary plan for
Fox Run Subdivision to council, seconded by Ms. Haddix.
Roll Call:
Mr. Rutherford
Ms. Haddix
Mr. Faulkner
Mr. Kilpatrick
Mr. Navarra

yes
yes
no
no
no

Motion didn’t pass.

47

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Next item on our agenda is the text amendment to allow laundromats in B2.
Mrs. Geres said, “So amendments to our zoning code can be brought forth either by
filing an application, a motion of planning commission or resolution of the council. And
so, I am requesting if you'll consider us to make some changes here. And I was
approached by someone that would like to bring a laundromat to Carlisle. And after
reviewing the code, I've realized that they have zoned out laundromats. They’ve actually
zoned out laundromats and gyms. So, I was joking with James earlier. We they don't,
you know, we can't get clean and fit here in Carlisle. So, I would like you to consider if
we could remove where it says this term does not include if we could remove
laundromat. I feel like I can make the case that laundromat is a personal service and
that it would be permitted.”
Mr. Kilpatrick said, “I mean, I guess my question is, why can't we have a photocopy
center?”
Mrs. Geres said, “That’s my question too a portrait studio, photocopy center.”
Mr. Kilpatrick said, “Repair shop for household items. What's going to happen when I
get my appliances broken? Where am I going to send it?”
Mr. Faulkner said, “I don't get why did that ever get zoned out? Like I don't even
understand.”
Mrs. Geres said, “I don't understand it at all. I was hoping someone had some history of
it.”
Mr. Kilpatrick said, “Well, our code is a disaster to begin with. Can we just remove the
whole sentence?”
Mrs. Geres said, “I'm fine with that.”
Mr. Kilpatrick said, “Okay. Can we. Yeah. Do we make a motion?”
Mrs. Geres said, “So what we're making a motion is that we'll take this down the
process. Because I will have to do, we'll have to do another public hearing. I'll have to
do notices, but what will start it to make a motion that you're comfortable with us
changing it.”
Mr. Kilpatrick said, “Oh no, this is a…”
Mrs. Geres said, “That’s the second one on.”
Mr. Kilpatrick said, “That. This is a different one we're looking at.”
Mrs. Geres said, “That's next.”
48

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Mr. Kilpatrick said, “That's next. We're just working on this right now.”
Mr. Faulkner said, “Yeah. I mean.”
Mr. Navarra said, “Okay.”
Mr. Faulkner said, “I would be in favor of changing this. Like do your public hearing
whatever. Yeah.”
Mrs. Geres said, “So is that a motion?”
Mr. Faulkner made a motion to start the process for a text amendment to remove
the following language from the ‘Service establishment, personal’ definition [as
shown below], seconded by Mr. Kilpatrick.
(161) Service establishment, personal. An establishment providing services that are of
a recurring and personal nature to individuals. This term includes, but is not limited to, a
barber shop, beauty salon, shoe repair shop, seamstress, tailor, fortune teller, tanning
salon, massage establishment, body piercing establishment or tattoo establishment.
This term does not include a portrait studio, dry cleaning establishment, laundromat,
photocopy center, health club or repair shop for household items.
Roll Call:
Mr. Faulkner
Mr. Kilpatrick
Ms. Haddix
Mr. Rutherford
Mr. Navarra

yes
yes
yes
yes
yes

Motion passed to start the formal public process for a text amendment.
New Business - Rezoning of Silver Oak Court
Mrs. Geres said, “So it's zoned commercial right now, and it is a residential Cul de sac.”
Mr. Kilpatrick said, “Should not be commercial.”
Mr. Rutherford said, “What about our code was bad or something?”
Mr. Faulkner said, “I'm assuming that they did that long ago thinking that was going to
be
commercial before it turned into all the houses.”

49

Planning Commission Meeting Minutes

Thursday, June 4, 2026

Ms. Haddix said, “That's my house. The third one on the left. And I was told that they
were going to put businesses there and nobody wanted to do it.”
Mr. Faulkner said, “Well, if we don't change this, you still can.”
Ms. Haddix said, “No. Well, no, because Associates bought the property and put ten
houses on there, but they never changed the zoning. Because my house…”
Mr. Kilpatrick said, “Yeah, they wouldn't spend the money to pay the.”
Ms. Haddix said, “Yeah. So my house is zoned for commercial.”
Mr. Rutherford said, “No is that the reason?”
Mr. Kilpatrick said, “The Morriss’ they're not cheap either.”
Mr. Faulkner said, “Is staff is staff is recommending this?”
Ms. Haddix said, “Yes.”
Mr. Kilpatrick made a motion to start the process for a zoning amendment for the
rezoning of Silver Oak Court from B3 to R2, seconded by Mr. Rutherford.
Roll Call:
Mr. Kilpatrick
Mr. Rutherford
Mr. Faulkner
Ms. Haddix
Mr. Navarra

yes
yes
yes
abstain
yes

Motion passed to start the formal public process for a zoning map amendment of
rezoning of Silver Oak Court from B3 to R2.
Mr. Kilpatrick said, “You don't want a funeral home down there?”
Mrs. Geres said, “So I will bring that to the next meeting.”
Ms. Haddix made a motion to adjourn the meeting.
All those in favor said aye.
The meeting was adjourned at 7:47

50