Planning Commission - Regular Meeting

out in the state of Washington that are sales ongoing and the first one there in Kennewick Washington is a rental community which is single-family rentals not not apartment buildings but single-family homes and it's going really well Sunnyside also we have sales ongoing some upcoming ones and current ones we have about 450 units in Richmond Kentucky spread through three different projects but we've actually broken ground on the first hundred units in that one and that one's being developed currently. Up in Norwalk, Iowa, we have a master plan community, 650 units of a mix of all housing types in that one that we're hopefully going to be breaking ground this fall. In Elizabethtown, Kentucky, another master plan community, same kind of premise there. We're in the works with the city to get the infrastructure in place with that one. We're happy to say there are one in Kansas City, Kansas, is probably break ground this week. It's 120 units. It's a duplex community up along State Avenue, just west of the Speedway, or yeah, just a little bit west of the Speedway, if you're familiar with that area. So we're super excited to get that one going. And then finally, this one that we're working on here in Gardner, that we're happy we're at the final phases of that one. So that's just a little bit of background of us and who we are, and I'll let Matt take it back over. Okay.

So I think most of you have seen the project or as we came through the preliminary development side of it. So most of this presentation is just to kind of illustrate the same ideas we brought forward the first time essentially there. So the process we're into now is the final plat and final development plan approval. Generally speaking, it's 18 acres, 59 total lots or 118 units for density within reason. I guess I'll show that aside here in a bit, but it's a duplex compact as far as your zoning district goes. Your comp plan was a low density residential. So as we came through on that last one, it modified the zoning to allow for the compact duplex in that previous process. Go to the next one. So as we started to talk through and we did that last time, kind of the current zone to go into the RP four, which started to be a needed use as kind of that mix came from the east to the west and then allowing for the single family and the multifamily to the south and west. So the zoning district that was selected during that time was that duplex compact. Due to the fact that we had essentially 10,000 square foot lots, putting the duplex lots on that side of it, and then a few deviations that we requested during the preliminary development plan process that were approved. We have one modification that Jesse will bring up on one of the front areas. Go ahead and go to the next one. Some of the views just out there on the main 167th Street, just an undeveloped area on the north side of the roadway. Obviously, the south side has already started the development with an existing subdivision directly to the south and the newer subdivision to the south and west. And then just another picture as we're sitting kind of on the other side of the street looking back up towards the site that'll be there. One thing to note on that picture as we're there, you'll see the dual power lines we've been working with staff in order to provide additional right-of-way and easements in there for that roadway to be widened in the future for those utility poles to be moved back. And so we've taken into account some future development in the area with the development that we're proposing. As you start to look, this was the preliminary development plan that we presented to you back in January, February, I believe. You can see kind of the detention basin on the southwest side of it with kind of a mixed-use amenity space in the middle where we have trails, gazebos, and some kind of a sports court with a number of landscaping attributes kind of throughout the site. On the south side, you'll see that kind of hatched area representing that right-of-way that's going to be dedicated. And then on the east side, it's also going to be another extension of a roadway to the property to the east should and when that develops. We go down. Then this is our proposed final development plan. So as you see, the representation is very similar to the previous slide, basically matching exactly to what we'd gotten and shown you guys back in the previous preliminary development plan approval. The next slide then will be the final plot that will show essentially the minimum lot width is that 70 foot wide width allowing for a five foot side yard. So it's a 60 foot total buildable width, which is more than adequate to build any of the duplexes that we've provided in that pack that you guys have. Go ahead then. And then what we'll go through is just some representations of elevations. There's a mixture of materials and colors and styles that can be done. If you look into your packet, one of the recommendations of staff that we've agreed to is that the garage doors will have a much more architectural appeal than some of just the flat doors that they've got there. You can kind of flip through these are just kind of some variations and versions of what the homes and types will look like But again in the packet There's a mixture of materials and sample opportunities to make a good variety over the 59 units. That'll give a good Change of pace come as you go through the development on that side of it So with that we'll be here for any questions you have ready Commissioners have questions for the applicant for your staff presentation.

I

Good evening, commissioners. The applicant is requesting approval of a final development plan and final plot for a residential duplex development located north of the intersection of 167th and Poplar Street. If you could click on that screen. Thank you. The Planning Commission first heard this item at your January meeting earlier this year, where the rezoning from RP2 to RP4 was recommended for approval, along with the preliminary development plan and plat. The property boundary extension to the east was meant to be a portion of a street right of way prior to this proposal. The developer is still proposing to use the existing sanitary sewer that runs along it to the east, but it first needs to be tested and accepted by the city. The final development plan layout has not changed from the preliminary development plan and it shows the subdivision will be accessed from 167th Street with two entrances. 25 feet of right-of-way is proposed to be dedicated at the southeast corner to allow access to the eastern property and the additional 10 feet of right-of-way along 167th Street will still be dedicated. along with the other, it's the 10 additional feet. So the site is proposed to be developed as a single phase with 59 compact duplex lots for a total of 118 units. A monument sign is proposed at the Poplar Drive entrance. The landscape plan shows the street trees and buffer plantings along 167th Street and along the trail. Track A to the west will be used for stormwater detention and also contains a walking path which continues into track B with two pavilions and a pickleball court for amenities. For each individual lot, the landscaping beds for each duplex unit will also be extended to meet the driveway and that was agreed to or proposed as part of the deviation request. The final plat shows the proposed lot lines and right of way. The three tracks will be owned by the Homeowners Association, and then the second page of the plot shows track C that extends out to Gardner Road. There are six elevations planned for the development, or six building plans. Three will have single-car garages per duplex unit, and the other three have two-car garages per unit. These elevations on screen don't show it, but staff has worked with the applicant on choosing certain elevation options and details to enhance them as part of the deviation requests. These include adding shutters, increasing the stone and brick on the first floor and adding decorative garage doors as Spencer mentioned. Here are specifically showing the entry and the garage door options And then these architectural details in the extended landscaping bed are included as condition two of the final development plan. Previously, there were six deviations granted as part of the preliminary development plan included in the staff report. And deviation number three is requested to be slightly revised to allow the garage to be up to 64% of the front facade as measured by the width of the building. This increase of 4% from 60 to 64% will allow for two 16-foot-wide garages on a 50-foot-wide building. Staff is supportive of the deviation. Staff finds that with the proposed conditions, the plan reflects generally accepted sound planning and design principles and includes access points for adjacent properties, Minimizes the number of lots accessing arterial streets and collector streets. And is consistent with the approved preliminary development plan and plat. So tonight there are two motions needed. The first is for the final development plan with the four conditions listed. And the second is for the final plat with one recommended condition. The Planning Commission is the decision-making body for both of these items and staff recommends approval of both. Staff's available for any questions.

Do any of the commissioners have questions for the staff? Okay, while a public hearing is not required for this item, is there anyone in the audience who would like to comment on this item? If so, please come forward and state your name and address for the record. After you have spoken, please write your name and address on the sign-in sheet in the back of the room. Individual speakers will have three minutes. A speaker representing a group will be allotted seven minutes. Please address your comments and any questions to the Planning Commission. Saving no one approaching the podium, I'd like to bring this item to the Planning Commission for discussion.

landscaping on the south side of the property you know obviously a lot of power lines there um were the trees chosen to so that they're not just going to grow by the power lines now the city has to pay for more tree clearing maintenance costs for those are those going to be kind of like capped at a certain height

yeah correct so in the south side we're trying to do more of an ornamental type or more of a shrubbery side of it just to create a buffer between 167 and the back of those developments and then we're going to continue to work with staff because there isn't really a answer exactly where that's all going to go so we're going to continue to play the game but yeah no the intent is to keep all the landscaping far enough away that it'll be outside the easement outside the power lines okay i would entertain a motion for this item

I'll move that the Planning Commission approve the final development plan as proposed with revised deviation number three as outlined in the staff report, provided the following conditions are met. Items one through four as stated in the staff report.

Second. Motion made by Commissioner Alucci, seconded by Commissioner Sosa. Any discussion on the motion? All in favor? Aye. The motion passes. The final plat and final development plan is approved. Just the first one. Got ahead of myself. Just the plan. Final plan is approved.

Finally, motion to apply. Is that a recommendation or are we actually approving it? You are approving the plat and only recommending the

the dedication of right-of-way and easements to council.

We're going to approve the plan.

We're approving the plan.

It's still on the floor with no votes, so feel free to amend.

I'll amend my motion to approve the plan and recommend the dedication of right-of-way and easements.

Second. Motion made by Commissioner Jim and seconded by Commissioner Sosa. All in favor?

Aye.

Motion passes 4-0. The next item on the agenda is a revised final development plan for New Life Christian Academy. Does an applicant have a presentation?

Good afternoon. Can you hear me? Yes. I'm Will Dubois with Davidson Architecture and Engineering, and I'm representing the applicant NLCA, or New Life Christian Academy. I'll keep it pretty simple. These are revisions. This and the next one are going to be very similar, but this is an application to revise the approved development plan, and really it's about changing the fence type. So we are looking to go just at the playground from an ornamental fence to a chain link fence. It'll be a black vinyl coated chain link. So not some kind of rusty old fence, but a really nice looking black vinyl coated fence. There's some reasons for this. It allows for better visibility for teachers watching children. It has a little bit of give for kids playing along the fence line. And it also is a little bit harder to climb than an ornamental that has some rails that would provide a foothold or some clear handholds. No fence is, of course, perfect for climbing. But it's, I'm told from the industry, a little bit better. This is considered what would be the best standard for fences for playground areas. And in fact, the new elementary school The public one will be having chain link fence there. This is kind of because we're technically a commercial zone. We have to get a variance. If it was the original RUR zoning, that wouldn't apply. But since it was also rezoned, this is a reason for requesting this variance or revision to the development plan. Don't want to overcomplicate things. We're trying to get the fence that we feel is best use for the children here. And staff, we've been working with them. I really appreciate them helping keep us on track. We're trying to get this in. The one at New Life, I know the names are similar, before the school year starts. So we appreciate everyone's time. And I'm happy to answer any questions. And we feel like staff has a great presentation, has been working with us really well on this.

Thank you.

Thanks.

Do any of the commissioners have questions for the applicant before we hear from staff? Okay, would staff please give their presentation?

Good evening. All right, item two, New Life Christian Academy. This development was approved by the Planning Commission back in November 18th of 2025 for a private school down on 191st Street. There are no major changes really from the approved plans. They haven't started construction, so you'll see in my staff recommendation, we had kept the original conditions of approval from back when we did approve this. Again, there's no changes with the exception of the deviation request to allow for a PVC coated fence in a commercial zoned area for their playground. This slide shows the location of where they're proposing the fence. It's along the east side of phase one of the school. And then they also show basically some landscaping on the south side, basically facing the road, 191st Street. The deviation request is from Section 17.08040B, 4D2C, screens and fencing. Basically, again, P all forms of chain link fence or not allowed in commercially zone districts is basically what this section of the code says. And again the design standard for remote fence within the commercial district is to provide a positive visual appearance for the realm in this circumstance the playground is interior to the site and it's located behind the front building line. of the school at full build out the playground will be sandwiched between two buildings two structures uh the proposed fence is approximately also 900 and also will have some landscaping in front of it to shield it from the public realm the staff there's staff recommendation That concludes my presentation.

Do any of the commissioners have questions for staff? No. While public hearing is not required for this item, is there anyone who would like to make, who would like to comment on this item? Seeing no one approaching the podium, I'd like to bring the item to the Planning Commission for discussion. I have nothing.

okay i didn't i don't i was just i was just looking up the we're talking about the fence i was hoping to see a picture of the new fence but i didn't look it up okay i would entertain a motion for this item

I move that the Planning Commission approve the revised final development plan with the deviations outlined in the staff report subject to the following conditions that were part of the original final development plan. Approval continuing to apply. Items one through four is stated in the staff report.

Second.

Motion made by Commissioner Alucci, seconded by Commissioner Juneman. All in favor? Aye. Motion passes 4-0. The last item on the agenda is the revised final development plan for the New Life Church. Does the applicant have the presentation?

Hello, me again. Similar situation over at New Life. Development plan a little bit older. This is currently the building that New Life Christian Academy is operating out of. And so for the same reasons, they'd like to have the fence. New Life also operates a lot of children oriented programs like Vacation Bible School. And so for those reasons, not just for NLCA, but they're seeking to have this fence for those reasons as well. Same reasons as before. Kind of similar, not right up against the main road. Adding some landscaping here to help screen it. And you've seen the fence. It's a fence. Thank you.

Commissioners, have any questions for the applicant? Nope.

Yeah, this is item three, New Life Church, and again, revised final development plan. This original final development plan was approved back in February 25th of 2020. There are no major changes to the proposed plan, with the exception, of course, the deviation request before you tonight. And I think Will already explained kind of everything about the fence and what they're requesting. On this one, the fence is being proposed to go on the west side of the existing church facility. And what we requested was that they add a little bit extra landscaping. This development site is zoned ACP, Activity Center Planned District, ACP2, sorry. As part of their original approved plan, they had to go through quite extensive landscaping around that church. Again, we just wanted to kind of beef it up a little bit to hide the chain link fence from the public realm. And this is the same deviation request as what was before you. And staff did not have big issue with it. It is a little closer to 188th Street, but we did get them to add some landscaping in front of that on the south side. And the reason why we don't have all the original conditions this site is developed, so they've met all their conditions.

Commissioners have questions for staff? Okay. Again, while public hearing is not required, is there anyone in the audience who would like to comment on this item? Seeing no one approaching the podium, I'd like to bring this item to the Planning Commission for discussion. Discussion with the commissioners. Okay.

I entertain a motion for this item.

Motion made by Commissioner German, seconded by Commissioner Lucci. All in favor.

All right.

Motion passes for zero. The last item in the agenda is the election of a new vice chairman. Staff, please provide an update. Sure.

You may have heard that Chairman Holmes has resigned. His job responsibilities changed and he was needing to not only travel more, but it sounds like relocate. So he has resigned and is effective this meeting. And that means that Vice Chairman Berg succeeds him as chairman. Chairman Berg, you will serve out the remainder of the term until our next election in January, and whomever is elected as vice chairman will serve until the next election in January. We did place it on tonight's agenda, even though there are two of the commission members absent, so you could decide to just postpone and vote for a vice chairman at the next meeting if you would prefer. We have the... already advertised to for applicants to fill the unexpired term of commissioner combs which runs through january of 2029 so whoever is appointed by city council will serve out a partial term And also, if you know anyone interested, please pass the information on for Chairman. They're not knocking down the door, I'm sorry. With that, I will turn it back over to Chairman Berg.

So at this point, we can open the floor for nominations or volunteers, or we can wait until next month based on two absences. Commissioners being absent from the session. Does anyone want to make a nomination?

Okay, and I would like to nominate Commissioner Joe Oluchi to vice. Okay. I already served five years, so I'm ready.

Oluchi?

So motion to elect Commissioner Alucci as vice chairman made by Commissioner Sosa, seconded by Commissioner Juneman. All in favor? Aye. Motion passes 4-0. And staff, do we have discussion items?

We have no other items. We do have most likely two applications for the August meeting. One is a very large mixed-use developer, so stay tuned. Where at? The 175th and I-35 interchange. Okay.

Restaurant?

And it's 200 and some acres to 14 acres. So there would be restaurants, hospitality, a college, if you will. It's not a obviously a four year college, but and then some event venues.

Isn't isn't that already slated that might be the wrong word for the south side they were going to put a hotel and a daycare and some business there around the gas station this is actually in the northeast corner so the opposite side okay

they are going through the state for funding opportunities. So that's what may or may not end up with you all in August.

That would be nice. Do you know if we have any applicants for planning commission?

As of Friday, we had no new applicants. However, we will go back and hold people's

application resume for a year so they do have that opportunity to do that i've been talking to residents hey you know great opportunity i mean i love it there's a lady that i know that she's she's gonna find that's right

It's like a high school dance.

Ah, brings back bad memories.

Okay. If there's no further business, is there a motion to adjourn the meeting? So moved. Second. Motion to adjourn by Commissioner Uniman, seconded by Commissioner Lelouchi. All in favor? Aye.