Planning Commission

PLANNING COMMISSION MINUTES February 1, 2024 @ 5:30 p.m. The Planning Commission held a meeting on Thursday February 1, 2024, at 5:30 p.m. in City Hall Council Chambers. Commissioners Present Wendell Miller, Chairperson Don Jacimore, Vice-Chairperson Cody Black John Choate Shirley Hatley Cheryl Monfee Larry Smith Eric Westcott, City Council Liaison Commissioners Absent Justin Cothren Luke Duffield Visitors: City Planner Sara Jondahl, Planner I Victoria Marchant, Welcome Visitors The First Order of Business is a request to review and approve the minutes of the Planning Commission Meeting January 8, 2024. Commissioner Jacimore motioned to approve the minutes as presented. The motion was seconded by Commissioner Choate and passed unanimously. The Second Order of Business is a Minor Plat for the Salter Unit 1 Addition located at 535 N El Paso Ave. Submitted by Barrett and Associates on behalf of Salter Properties, LLC. (ISUB-0124-000465) Planner I Marchant stated that this is the location of an existing vacant structure that is redeveloping. She stated that as part of the properties PUD process they are required to complete a Final Plat. She stated that surrounding properties are zoned PUD, C-2 Highway Commercial, and Prairie Creek Zone. She stated that surrounding uses include vacant properties and a storage building. Planner I Marchant stated that typically this type of incidental subdivision would be approved at the staff level; however, as stated in Article 2.16.6 (2) in the PUD section “The Final Plat application shall be subject to the regulations and requirements of the Russellville Land Subdivision and Development Code.” She stated that the western property line varies slightly from what was approved in their 2017 PUD approval to allow room on the site for a proposed trash enclosure. She stated that according to drawings submitted by Barrett & Associates, this new alignment for Phase I will not interfere with the development plans for Phase I or Phase II and therefore is acceptable. She stated that they have complied with all the requirements for information to be included on the Final Plat as outlined by Section 5.3.1 (1). Staff recommends approval of the Final Plat as a result of the findings below: 1. The Final Plat conforms to the Final Plat requirements outlined in Section 5.4 B of the LSDC; and 2. The Final Plat effectively aligns with and does not negatively impact the previously approved Final Development Plan; and 3. The proposed Construction is the highest and best use of the property. Commissioner Smith asked if they were renovating this building. Planner I Marchant stated that the applicant was renovating the building. Commissioner Choate made a motion to approve the Final Plat as presented. The motion was seconded by Commissioner Black and passed unanimously. The Third Order of Business is Rezoning a property from R-1 to C-2 Highway Commercial located at 1405 E Old Highway 124 and 1479 Sparksford Drive. Submitted by SSB Investments and Alter Trading Corp. (ZONE-0124-000466) City Planner Jondahl stated that this is a rezone application that includes 1405 Old Highway 124 and 1479 Sparksford Drive. She stated that this is an area of mixed development. She stated that in this area you will find several churches, mini storage facilities, hair salons, and residential single family homes. She stated that this area was annexed into the City with an R1 Single Family Zoning Designation June 27, 2002 and is accurately depicted within City Limits. City Planner Jondahl stated that anytime you look at rezoning a property you look at three things. She stated that the first item you look at is Future and Current land uses of the area. She stated that the current uses in this area are mixed between commercial and residential uses. She stated that this area is primarily unchanged since being annexed in 2002. She stated that with surrounding development it would be fair to make the assessment that this area would convert to a commercial neighborhood. She stated that changing the zone to C2 Highway Commercial would be in alignment with the Future Land Uses of the Area. City Planner Jondahl stated that the second item to look at is the ReImagine Russellville 2040 comprehensive plan. She stated that the plan defines the area as “commercial and office developments that are either abutting an arterial corridor or within a transition area.” She stated that with this definition and a mixture of uses, converting these properties to C2 Highway Commercial would be in line with the Comprehensive Plan. City Planner Jondahl stated that the third item to address is the Value or Income potential of the property. She stated that transitioning from R1 Single Family Residential to C2 Highway Commercial would traditionally increase the value of the property. She stated that in this case, both of the properties proposed for the rezone to Highway Commercial have historically been utilized as commercial properties. She stated that neither pre-existing use could be re-established without this zone change. She stated that recent sales of the Old Highway 124 property as commercial that this is not to increase the value or income potential. Forward this application to City Council for approval to rezone the property to C2 Highway Commercial as a result of the findings below: 1. The application is in line with existing and Future Land Uses within the area; and 2. The proposal aligns with ReImagine Russellville 2040 Comprehensive Plan; and 3. The value or income potential of the property should remain the same since previous uses of both properties were commercial. Terry Lay, 1465 Sparksford Drive asked if this would affect his property since they are in the county. City Planner Jondahl stated that it would not affect their property. Commissioner Black made a motion to approve the application. The motion was seconded by Commissioner Jacimore and passed unanimously. Meeting adjourned. ______________________ Chairperson