Planning Commission

Planning Commission Minutes September 16, 2024 The City of Yukon Planning Commission held a Meeting on September 16, 2024 at 7:00 p.m. in the Centennial Building at 12 South 5th St. ROLL CALL: (Present) Jarrid Wright, Chairman Jeff Geis, Vice-Chairman Lee Clark, Commissioner Steven Jones, Commissioner Craig Nuckols, Commissioner (Absent) None OTHERS PRESENT: Jessica Bloye, City Planner with J&A Danielle O’Neal, Assistant Planning Director Mitchell Hort, Acting City Manager & Dev Serv Director Roger Rinehart, City Attorney INVOCATION: Vice-Chairman Geis FLAG SALUTE: Chairman Wright 1.ITEM: APPROVAL OF MINUTES OF THE AUGUST 12, 2024 SPECIAL MEETING Motion: Motion to approve August Special Meeting minutes made by Commissioner Clark. Seconded by: Commissioner Jones The Vote: Ayes: Wright, Nuckols, Jones, Geis, Clark Nays: none Vote: 5-0 Motion Carried PLANNING COMMISSION MINUTES 2.ITEM: APPROVAL OF MINUTES OF THE AUGUST 12, 2024 REGULAR MEETING Motion: Motion to approve August Regular meeting minutes made by Commissioner Clark. Seconded by: Commissioner Jones The Vote: Ayes: Wright, Nuckols, Jones, Geis, Clark Nays: none Vote: 5-0 Motion Carried 3. ITEM: VISITORS 4. ITEM: PC:2024-22 TO HEAR A REQUEST BY PURVI PATEL OF WALLACE DESIGN FOR A FINAL PLAT OF WESTPORT OFFICE PARK AT 907 WESTPORT BLVD. Discussion: Purvi Patel spoke on behalf of Wallace Design Collective. The request is for only a final plat so that development can occur. The preliminary design has the buildings being approximately 22 feet tall and the required Northern setback would then be 45 feet. With the landscape buffer the buildings are currently being proposed at around 60 feet from the property line. The applicant did reach out to the surrounding neighbors as an additional notification. Amy Walters asked a question regarding setbacks and zoning. She spoke about a previous Planning Commission case from 2019 that was near the Westport Development where setbacks were increased. Ms. Walters asked for the same courtesy on this piece of land. Chairman Wright asked for some clarification on the location of the property. Further discussion was held regarding a request to increase the setback to 100 feet from the property line as well as about the site proof screening. Mitchell Hort answered questions about the Westport Development and clarified that particular area is within a TIF District that was hoped to become a big box store type of development. The additional setbacks were put in place due to the topography changes, floodplain in the area as well as to help create a buffer between any potential big box store and the residents of that area. The zoning nor the code was changed at that time. The arrangement was a part of the TIF District agreement. Further discussion was held regarding clarification of the TIF District area and what was required at that time. PLANNING COMMISSION MINUTES  Discussion was held regarding the height and setbacks of buildings. Bonnie Opitz asked a question regarding where the easement and setbacks would start. Motion: Vice-Chairman Geis made the following motion: “In the case of the final plat application by Wallace Design Collective, on behalf of Bryant Steven Ventures, LLC, we have read the staff report and received testimony at the public hearing. We find ourselves in agreement with the staff findings cited in the Staff Report. I move that this item be recommended for approval.” Seconded by: Commissioner Clark The Vote: Ayes: Wright, Nuckols, Jones, Geis, Clark Nays: none Vote: 5-0 Motion Carried 5.ITEM: PC2024-18 TO HEAR A REQUEST BY CANNON STORAGE TO VACATE A PUD AND RETURN TO CG, COMMERCIAL GENERAL ZONING. Discussion: Gary Leese and David Cannon spoke about the rezoning request. They explained they are wanting to vacate the current PUD and only have a base zoning of CG. Mr. Leese is asking the rezoning to place a mini-storage facility on the property. Vice-Chairman Geis asked what the reason was the property was originally had a PUD on the property. Mr. Leese explained it was supposed to be a multi-use or office use. Chairman Wright asked staff about when the code was changed with respect of this properties PUD being approved. Danielle O’Neal explained that despite the code updates, the PUD document would be the controlling document for this property. There was discussion regarding the entrance locations as well as a proposed cul-de-sac at the end of Industrial Drive. Motion: Commissioner Clark made the following motion: “In the case of the C-G rezone application by Cannon Storage Systems, Inc., we have read the staff report and received testimony at the public hearing. We find ourselves in agreement with the staff findings cited in the Staff Report. I move that this item be recommended for approval.” PLANNING COMMISSION MINUTES  Seconded by: Commissioner Nuckols The Vote: Ayes: Wright, Nuckols, Jones, Geis, Clark Nays: none Vote: 5-0 Motion Carried 6.ITEM: PC2024-20 TO HEAR A REQUEST BY CRABTREE HOMES FOR A REZONING FROM CO, COMMERICAL OFFICE TO A SPUD WITH (R-2 RESIDENTIAL MEDIUM DENSITY ZONING AS BASE) AT 1100 & 1108 CAMEO DRIVE. Discussion: Tommy Crabtree with Crabtree Homes spoke about the rezoning request. He explained that the request was to rezone to a SPUD with an R-2 base zoning in order to place approximately 14 townhome units on the property. Mr. Crabtree showed some examples of the exterior of the units. He further explained that these units are expected to be owner occupied units with an HOA and covenants and restrictions in place. Commissioner Jones asked where parking would be located. Mr. Crabtree explained that each unit would have a drive and a single car garage. There is also some additional parking in the center of the development. Commissioner Nuckols asked if the applicant was over any sort of density requirement. Jessica Bloye explained that would have to be looked up within the code. The current comprehensive plan the applicant does exceed the density expectations. However, they do believe this is an appropriate land use for the property. Ms. Bloye explained that should this be approved that everything would comply with the current code unless it is specified within the SPUD document. Chairman Wright asked if the applicant wanted to place a commercial sign here then would it have to comply with the commercial zoning requirements for signs unless it is specified within the SPUD. Danielle O’Neal explained that with the base zoning going to R-2 with this request, then it would have to meet R-2 unless it is specified within the SPUD. Vice-Chairman Geis expressed some concern about taking commercial land away and changing it to residential. Melissa Barlow expressed concern about effects to property value, the potential of the buildings being 2-story and having a multi-family unit behind their property. PLANNING COMMISSION MINUTES  Daryl Manning expressed concern about having the density abut their property, having a 2-story building abutting their backyard and their privacy. Ed Eubanks expressed concern about the density of the townhomes versus having a commercial property in that area. Chairman Wright explained how the current comprehensive plan shows the need for more commercial property while also showing the need for affordable housing. Mr. Wright further expressed that this is a difficult issue to address. Elaine Wagner expressed concern of the 2-stories and being able to look into other backyards. Shannon Nichols asked about these being affordable housing or not. Ms. Nichols expressed concern about the location of the open / common areas. Tommy Crabtree explained the location of the common areas as well as explained the general thoughts of what the value of these homes would be as compared to the surrounding area. He further explained that as the population is aging and as the younger population is looking for smaller homes to own, these are hard to come by in the Yukon area. Kenneth Floyd asked about height restrictions, setbacks of what these units would be. He further expressed concern about the density and having 2- story units next to single story homes. Emily Manning expressed concern over the potential future value of the homes and who would be taking care of the property down the road. Elaine Wagner asked to see the plat that was being looked at. *The plat was put up and further conversation occurred regarding the location and the plat. * Sondra Remer expressed concern about looking at townhomes and bringing down property values. Shannon Nichols asked what would be within the common areas. Ms. Nichols expressed concern about the parking should the townhomes be built. Tommy Crabtree explained that there would be an HOA that would be responsible for the upkeep of the entire area. The HOA would have their own covenants and restrictions. Mr. Crabtree explained these would be mainly 3 bedroom units. He further explained that each unit would have a driveway and garage for parking and there would be additional parking in the center of the development. PLANNING COMMISSION MINUTES  Melissa Barlow asked if there would be anything about the potential that all of the units couldn’t be bought up by a single entity then rented out individually and explained that should also be taken into consideration. Elaine Wagner asked about the size of each of the lots. Commissioner Jones explained that he liked the design and believes we need something like this within Yukon but is concerned about the density as well as taking away commercial property. Vice-Chairman Geis explained this is bittersweet because of the quality and appearance would be good for Yukon, but the taking away of commercial property is a concern. Commissioner Nuckols explained that he had a couple of neighbors call that expressed the concern of taking away commercial property, the density as well as the units being 2-story. The neighbors asked Commissioner Nuckols to take that into consideration. Commissioner Clark asked if there was anything that could be done to help ease the concerns while still moving forward, perhaps additional screening. Ed Eubanks explained that he wasn’t sure that using the trees as buffers may not offer the height, then there are the potential maintenance issues with the trees (limbs falling, etc.). There was discussion about the type of recommendation as well as the next steps. The applicant needs to provide some further information as well as amend the documents to conform to the current code regulations. Motion: Vice-Chairman Geis made the following motion: “In the case of the R-2 SPUD application by Crabtree Homes, we have read the staff report and received testimony at the public hearing. We find ourselves in agreement with the staff findings cited in the Staff Report. I move that no action be taken on this item until the applicant can resubmit with the requested corrections noted above.” Seconded by: Commissioner Jones The Vote: Ayes: Wright, Nuckols, Jones, Geis, Clark Nays: none Vote: 5-0 Motion Carried PLANNING COMMISSION MINUTES 7.ITEM: PC2024-21 TO HEAR A REQUEST BY CRABTREE HOMES FOR A PRELIMINARY PLAT FOR 1100 & 1108 CAMEO DRIVE. Discussion: Chairman Wright asked what would need to happen with this item. Danielle O’Neal explained that they could take no action on this as well since there are still items that need to be addressed. They could ask for public input or have discussion about this item if they chose to do so. The preliminary plat is tied to the SPUD (the previous item). Motion: Commissioner Clark made the following motion: “In the case of the preliminary plat application by Crabtree Homes, we have read the staff report and received testimony at the public hearing. We find ourselves in agreement with the staff findings cited in the Staff Report. I move that no action be taken on this item until the applicant can resubmit with the requested corrections noted above.” Seconded by: Commissioner Nuckols The Vote: Ayes: Wright, Nuckols, Jones, Geis, Clark Nays: none Vote: 5-0 Motion Carried 8.ITEM: NEW BUSINESS - NONE 9.ITEM: OPEN DISCUSSION - NONE 9.ITEM: ADJOURNMENT – NEXT MEETING OCTOBER 14, 2024 PLANNING COMMISSION MINUTES