Planning Commission - Regular Meeting

state all really old questions. You going to leave early now? Everything for a long time people knowing who they're dealing with, right? Like

we had those those uh those names. I mean, we I think the newest one was a 2019 American Bank and Trust in Cook. You know, I think so before that. So, gone by, you know, people get used to the new day. It's all still community banks.

Bank of America came in or something. Is this good?

This is our single time of the year. hear back from Byron on that changes.

Had two before lunch and uh I know heard from maybe I've guess when we call the meeting to order David will come and sit down possibly refrigerator cooler water Still ready.

Call the meeting to order. Are there any public comments? There none. Are there any changes to the agenda? No changes. All right, then we'll move to old business.

We have one old business item. It's a request by HER Properties LLC for final plat approval for Brookside Farms 2C conservation subdivision on about 28.67 acres at an unadressed property on Amber's Way zoned RS20 in Ward 6. This application was deferred by the applicant last month to work through some connections to the north and staff concerns have been addressed and there's no remaining comments for this consent everybody. Okay, consent. Uh, new business item number one.

New business item number one is request by SB Barton Village LLC for preliminary plat approval for Barton Village commercial roads, a four lot subdivision on about 21.8 87 acres at unressed property on South Hartman Drive. It's zoned Barton Village North Pacific Plane in Ward 3. This plot was approved by planning commission at the December 2025 meeting. Since then, coordination with staff has resulted in the southern portion of Water Oak Road needing to be changed from a private to a public road. This flat amendment is making that change and staff has no open comments. Number two. New vis number two is a request by Horizon Development for preliminary plat approval for Bethlehem Road subdivision, a 178 lot conservation subdivision on about 111 acres at 225, an unadressed property on Bethlehem Road. It's zoned RS20 in Ward 5. Since your report was sent out on Friday, we have received two variance requests that have been successfully applied for. So, we have written a supplemental report to give you an update on those. Those are in your packet just in a separate sheet. There are some minor note corrections that are needed. And then there's two variances as well. Require a minimum 10 foot side setback to allow for adequate parking space. They are proposing alternative side setbacks of five feet on lots with side loaded garages on the side that does not have the garage. Reducing the setback on the side that does not have the driveway does not conflict with the intent of the increased setbacks to accommodate the parking and staff supports this variance for the lots with side loaded units. Variance number two, 10% of the site needs to be usable open space types. The trails and adjacent land to those trails do not meet the open space requirements.

Those are shown on this exhibit in blue. We do have greenway trails as an open space type, but they're not proposing those. They're just providing walking trails that don't meet those. These are 5 foot wide. We'd have to have 10 foot wide trails for greenways, and they'd have to connect to a larger system, so they don't count as those. And the lanes around them would also not qualify under our open space ordinance. the walking trails is a beneficial open space use that could be granted through a variance. So, we would not want that to count for more up to more than two acres of usable open space given the length of the trails. And then the remaining of the space in blue is kind of hard to justify as a usable open space. However, there are preserved slopes on the left, sorry, the west side. If you look at this exhibit, that's in orange. That's part of their conservation open space requirement, which is separate from the usable open space. However, that can be counted towards the usable open space if it is made accessible. If you put a trail through that system of slopes, then we think that could qualify for the usable open space, which would get them to the required amount along with their variance. So, staff does support this variant with the inclusion of the nature trail through the steep slopes on the west side of the site connecting from Bethlehem Road to the two greens on that side of the site. This item was removed from the agenda last month by staff and will need to be voted on this month unless the applicant takes further action to defer it.

Okay. So question, how does requiring that trail get documented such that it is enforcable? Sure. So for that it would be a condition with your variance. You're really considering the other trails throughout the the site because those don't meet any of the requirements. We're fine counting those trails for up to two acres of that. So it would just be part of your motion for granting the variance. Motion has to have stipulations you're saying. Okay, good. Anybody want to speak to this item, questions, comments? Someone speak office. Oh, I'm sorry. Oh, I'm sorry. I didn't see you. That's confirmed.

Yeah, thank you. Hal Bone, proposed developer for uh this development. Uh just a clear a question of clarification. So, the trails uh the plat has expired in the midst of construction. So now we're, you know, resubmitting asking for uh this new approval. Uh so the trails are all new. Certainly didn't budget for that uh finance that. Uh so I just for clarification purposes, are these trails just like wood chips, green uh green space trails, or are they hard surfaces that you know they're looking for like concrete or asphalt or something like that? the Are you referring to the trails that uh we're proposing to add in? If so, those could be just a either a mulch or dirt trail through the steep slopes. The ones that you've proposed, I believe, are paved is what what's been shown.

Okay. Uh honestly, until just a second ago, I never have even seen uh these trails on the steep slope side. So, so that's new to me. again additional additional expense. Uh these on the the I only I've seen these that are shown on the on the plat. Um so those are the ones that I specifically were requesting to be uh not paved.

Uh Kevin Gangar civil site design group engineer for the project for how um Josh if I could just clarify. So I think certain is very willing to do the uh nature trail along the steep slopes. Um, thank you uh for help on that. Uh, then the second uh kind of a clarification question, I'm sorry, Mr. Chairman. Um, is uh because the blue doesn't meet I think your kind of requirements. You're saying we could use up to two acres of that and between the two acres of that plus the steep slopes, we'd get to the number. Therefore, would would we only do pave trails to the two acres of the blue that we're counting and then kind of eliminate the rest of the trails that are on this plan? Is that other than what we have to have for crosswalks and things like that?

Yeah. I mean, all the trails in the blue I would imagine would be paved, but if you want to propose them as not paved, you you can. It's right. Just whatever parts that count for the two acres we'd have to pave. Right. So that' be all the trails that you're trolling there would count towards those two acres. Yes. The blue is a lot more than two acres. Right. But the rest of the blues, that's what we're saying would not qualify as trails to the parts that don't qualify. what you're showing right now. Okay. Okay. All right. Thank you. If they were to put like pocket parks in the blue, would that help them meet the the green space requirement?

Yeah, absolutely. So, if they make more of the blue count towards any of the usable open space types, like they have the green spots already are areas they're planning to meet the the green open space type. So, if they made more of the blue area meet that, that would certainly help meet those qualifications. Yes. And just for my clarification, maybe theirs, too. Uh, if we were to put, you know, benches or maybe a pavilion or something like that along that trail, would that increase their usability, the remainder of the blue space?

It could. So, how we typically calculate trails, we take the length of the trail and then we multiply it by 20 foot easement, access easement that runs along those typically. And that's how we calculate a area for the trails. Typically all that other area that's currently in the blue that's more than what we would typically count for that. Um again they're asking for a variance so you know they can ask for whatever and you can can consider it. Um but what we were comfortable giving them was the two acres given the length of the trail plus the additional trail in the the steep slope section on the west as an addition uh to meet those requirements. Okay. Thank you. All right. Any other questions, comments? Okay, it's on the agenda.

Businessem number three. New business item number three is a request by Clayton Properties Group, Inc. for final plat approval for the preserve at Bell Point phase 2, a 127 lot conservation subdivision on about 6.6 6 acres at an unadressed property on Fiona Drive zoned RS12 PUD in W 6. Uh minor corrections are needed and they need to um the open space one that is on this plat needs to be combined with the open space to the south which has already been platted. Um that's just a correction and we have no further comments.

So it's eligible for consent. Is that

very good? Okay. Number four. Number four is a request by Joe Adams for preliminary site plan approval for Dutch Brothers, a non-residential development on about 0.78 acres at 506 South Cumberland Street. It's zoned interchange commercial in Ward 3. uh to give you an update on this project. Since our report was uh written, they have agreed to update their plans uh to meet the requirements for the foundation plantings and the drive-through canopy. So variances number three and four in your report are no longer needed. So they only need variances number one and two, which we'll go through now. Variance number one's for transparency. A minimum of 20% transparency is needed on office facing a public street. They have this on the south side, but not the east side facing 231. They're providing 12% uh facing 231. This building does fail to meet that 20% requirement measured on the face of the facade. However, a covered outdoor patio area attached to the building is being provided. And if you count that towards the openings facing 231, they would easily meet the 20% required. This occupiable space is where the public will patron the building and counting the openings to this unenclosed part of the structure meets the intent of the transparency requirements just in a different way than the code it accounted for. So staff supports this variance with the inclusion of the covered outdoor patio area. Variance number two is for a primary pedestrian entrance needing facing a street. This building is not intended to allow the public in just staff. Similar to variance number one, the building is not providing the pedestrian entrance facing a street. However, they are providing this covered patio space and this is where the the public will be entering and interacting with the building. So we do think that is meeting the intent of the uh requirement just in a different way. of staff supports this variance with the inclusion of that outdoor patio area.

Want to speak to this item?

Good morning. My name is Scott Fel. I'm the civil engineer for this project. I just wanted to introduce myself and um happy to answer any questions you guys have about Dutch Pros. Very good. Thank you. Thoughts, questions? All right. on the agenda

number five. New business item number five. Five is a request by Cedar City Hospitality LLC for preliminary site plan approval for Townplay Suites, a non-residential development on about 1.99 acres at 10, excuse me, 1002 Cumberland Center Boulevard, zoned interchange commercial in W 2. There's minor note corrections are needed and the planting schedule on the landscape plan needs to be updated to reflect the added trees, shrubs to the plan. This is um a minor note correction and it can be consent.

Are you okay? Consent

number six. New business item number six is a request by Bob and Blair Zanker for preliminary site plan approval for Taco Bar Restaurant, a non-residential development on about6 acres at 118 and 120 East Market Street and 16 116 and 120 North College Street zoned downtown mixed use in Ward 3. This project was presented to the historic zoning commission and it was determined that the site plan would need planning commission approval. So that's why it's here today. The design of the balcony and rear portion of the lot have been reviewed by staff and no comments remain for that. A question was raised earlier this week and it's in your staff report that um whether or not they were going to do some facade improvements to the building itself. Um we've talked through those modifications. um a conversation has been had with the architect and the applicant. It would be only a signage change that would be handled through the historic zoning commission. So, it wouldn't need planning commission review. So, all of their planning commission review items have been reviewed and addressed and there's no comments.

Good. New business item number seven is a request by PFRF Hangar Properties for preliminary site plan approval for PFRF Hangar lot number four Westside Lebanon Airport, a non-residential development on about 86 acres at 400 Aviation Way. It's zoned RD9 in Ward 4. No remaining comments everybody. Okay, good. Eight and nine. New business items number eight and nine. Request by Carol Holmes for future land use plan amendment approval from interchange commercial to commercial mixed use and reszoning approval for about 22 acres at 653 highway 109 south from interchange commercial to Wilson Farms South Quad Hybrid Spacific Plane in Ward 4. This is request to reszone the subject property from interchange commercial to a hybrid specific plan. This would allow up to 382 multif family units and some commercial uses. The reference zoning district being called out is commercial mixeduse and a future land use plan amendment has been requested to support that request. The commercial use categories that are being proposed in this SP are financial consultive and administrative services, food and beverage services, general business and communication services, general personal services, general retail trade, medical services, and gym fitness center. We have put together a summary of the changes from the commercial mixeduse district that they're proposing within their SP. As far as standards that are being increased for transparency on secondary facads, they're proposing a 7% transparency requirement. We currently do not have any transparency requirement on secondary facads. So any requirement here would be an improvement. For multif family buildings greater than

eight units, they're requiring a minimum of 12 a.5% commercial first floor space for any building. Requiring commercial here prevents just an completely residential development being built within a commercial district. A typical range for a development of this size would be about 10 to 15% of the first floor. They're right in the middle of that. There is an adjacent residential development already that has no commercial component, so you could consider increasing that percentage to accommodate for that. As far as decreasing standards, they do have a few that are decreasing as well. The number of units per building has been increased from an 8-unit maximum to a 175 unit maximum. This is a significant increase. The commercial mixeduse district is intended to create a walkable mixeduse neighborhood with buildings that are scaled appropriately. Increasing the number of units per building greatly impacts the intended scale of buildings for this district. For build two lines, they've increased this from a 20 foot to a 30 foot. This also decreases the walkability pushing buildings further away from the pedestrian sidewalks. And the third one is building frontage. This is the width of the building has been increased from 100 ft wide to a maximum of 600 ft 15 feet wide being allowed. This increases the length uh that pedestrians have to travel to be able to get to the other side of the building. Again, decreasing the pedestrian friendly scale of buildings in this district that is intended within the commercial mixeduse district. We ran this through our zoning annexation uh score that we trained on last month. This ended up scoring a 53 out of 100 as a total score. Uh just give you some insight as to why that is. The proposed development provides a mixeduse development which is generally sought after by the city and is expected to provide a positive financial impact. But the design standards in the SP have been changed to no longer properly serve the goals of this development type. Additionally, the specific location is not ideal for this type of development given its surroundings nor well suited for the intensity of development given the existing conditions in the area.

There have been no ancillary benefits identified with this application. So staff opposes this request due the incompatibility of both the building standards for a walkable mixeduse development and with the location where it is being proposed and no anorary benefits have been uh provided to compensate for these shortcomings. They want to speak by Rush Design representing Gordon Carol, Carol Homes, Carol Realtors. Um, unless you specifically ask me to, I'll because this is the preliminary meeting, I'll I'll give you a brief history and request that we be put on the agenda to get to the next meeting where we can talk about the um specific staff comments. If you remember, we've been we've been we started this a little over a year ago with the remainder of Wilson Farms under a text SP through feedback we received from the staff. We changed it and a couple of times actually and the last time we we actually have come through this body once before we were prepared to proceed to planning commission when we got some additional comments about the future land use plan which we addressed.

So and unless there are specific comments the staff made that you would like us to try to address it in this meeting. I think you should. Okay.

Because the whole idea of the this meeting is so that people understand what's going on have a week to prepare to take action. Well, I can summarize with a comment that actually the staff made where they recognize there are no additional comments to address. They simply do not recommend it be approved. We understand that. Uh but this meeting is not where that decision is made. Josh, would you mind pulling the comments back up? I'll I'll ignore the increasing standards. I don't think that's an issue. Um the developer's general intent here is to provide something unique. Uh this there is there are no dwelling units in the city of Lebanon quite like these. It's to um provide an architectural design that's urban-like um interior entry, higher level, higher income residents. Um, thank you. But now I need to go back. Um, all comments related to the length of the building, the um, and the number of units, I think, are covered with that general description. If there's something specific you want me to cover, I'll be glad to attempt to do it. I just don't want to belabor the point. the build two line. You know, there's some topography issues there along um along that road and the name is escaping me at the moment. Um though, if if 10 feet is a is a big issue, we perhaps pull back to the 20. Um, the overarching point with regard to what I what I've sensed all along is that Lebanon would rather this be commercial, fully commercial, and I understand that, but I think it's important to point out that the property

has been marketed as commercial for more than a decade with no takers. So, M. Carol is attempting to do something with it. And keep in mind that Wilson Farms has brought in some commercial already, the Walmart, which is a pretty significant, I would think, benefit to the city of Lebanon from a tax perspective. Add the out partials that'll come along with it and the additional property he owns that he fully intends to be commercial. That's a quick extemporaneous addressing. If there's anything specific you'd like me to cover, I'll attempt it. the the walkway that's already there and that he plans to u include with this uh to connect to the one with the the apartments that are currently there. Will that have an access to walk to the Walmart property to where they can you know walkable Walmart

the sidewalks? Yes. Other thoughts. Okay. On the agenda.

Thank you. All right. 10 or 11. New business items number 10 and 11 are request by Deborah Ba for future land use plan amendment approval from residential two units per acre to residential public institutional and reszoning approval for about82 acres at 690 Franklin Road from RD9 to the Bow Aviation Youth Education Center text specific plan in Ward 4. This is a request to reszone the subject property from RD9 to the text specific plan for an aviation youth education center is using a base zoning of the RPI district. So it's residential public institutional. This request is accompanied by a future land use plan amendment from residential two units per acre to the residential public institutional. This request is to replicate the uses of the aviation hall of fame and museum across the street with one additional use overnight room and board for aviation camps. The existing house here will remain and serve this purpose. So they are their uses permitted are food and beverage services, uh mu museum, aviation hall of fame, uh event and meeting space, and then the overnight room and board for aviation camps has been added. And for all other requirements, it's whatever is required under the RPI zoning district for any of the specific uh zoning regulations. We did um put this through the zoning

and annexation scoring sheet. As you can see in your packet, it has a score of 43. This request is compatible with the surrounding area. It is located across Franklin Road from the proposed Aviation Hall of Fame and Museum and is in close proximity to the airport itself. The proposed use will provide a unique educational experience in Lebanon. The existing residential structure will serve as an educational center and accommodations for overnight youth camps. As a nonprofit organization, this project will generate minimal financial benefits to the city and that is reflected in the financial impact analysis. Staff recommends support of this request and the proposed use is unique in n in nature and compatible with the surrounding area and provides educational benefits to the community.

Anybody want to speak? Questions, thoughts for Okay. On the agenda, any staff comments? We are adjourned. You people come talking.

No training for the moment. You know everything.

Just ask, right? He'll tell you. That's fine. Good. Good. Good. How's Christine doing? Let's go. Okay. Get out of here. I didn't realize her parents didn't like