Planning Commission - Regular Meeting

[Music] [Music] [Music] [Music] Good evening. I'd like to call this uh

the meeting of the Beduka Planning Commission for July the No, excuse me, for August the 4th together. If you would join me in the pledge by standing. I pledge of allegiance to the flag of the United States of America and to the republic for which it stands. One nation under God, indivisible, with liberty and justice for all. Mr. Summers, would you call the role, please? Commissioner Benberry, here. Commissioner Griffin, here. Commissioner Heath here. Commissioner Kaylor. Commissioner Rhodess here. Chairman Wade here.

Commissioner Rhodess, I believe you have the motion for minutes. I believe I do. I move that the reading of the minutes for July 7th, 2025 be waved and the minutes of the said meeting as prepared by staff be approved as written. Second. Moved and seconded. Hopefully you all have had a chance to review the minutes. Are there any questions, comments, additions, deletions? Hearing none. Mr. Summers, would you call the role, please? Commissioner Rhodess, I. Commissioner Benberry, I. Commissioner Griffin, I. Commissioner Heath, I. Chairman Wade,

I All right. We have no uh urban renewal new petitions. We have no planning commission continued petitions. We do have three new petitions for the Paduka Planning Commission and we will start off with 1541 Olivet Church Road and Mr. Summers, would you give the staff report on that?

Thank you, Mr. Chairman. This is for a 20,480 ft parcel to be zoned initially the R4 highdensity residential zone. This piece of property has had first reading of annexation into the city of Peduk on July 8th, 2025. Currently, the site has a 281 square foot real estate office located there. The R4 zone would allow the real estate office to continue without it becoming a nonconformity in conformance with the city of Paduka comprehensive plan which states continue to explore zoning strategies and provisions for overcoming nonconformities that can stand in the way of beneficial beneficial use and reuse of property including infill development and redevelopment activity. The city zoning classification that touches this lot is the R1 lowdensity residential zone, but that is primarily for the country club. Therefore, a transition point should be made to begin to include land uses of the highest and best use um due the high traffic counts on Bllandonville Road while keeping character with the pastoral lots and character of the neighborhood surrounding the country club. An R4 zone would provide this buffer. Traffic counts range between 8,34 vehicles a day in 2022 near Mayfield Metropolis Road and 10,76 vehicles a day in 2024 near North Friendship Road along Highway 62. And the closest traffic counts are 1,625 a day and 2024 in Oliver Church Road at Circle Lake Drive. The uh city of Paduka comp plan and the board of commissioners priorities support the initial R4 zoning

designation. Two goals of the comp plan are consistent character of land use within areas intended for t for for particular character types from rural and suburban through or autoor oriented and urban along the community character spectrum and an ongoing focus on boosting the area's livability for current and prospective residents by offering desired retail and service uses, parks and recreation offerings and other leisure opportunities and amenities in appropriate locations and designed for quality and residential com compatibility. The city of Paduca uh board of commissioners priority includes growth, meaning that the city should annex properties that further the city's uh best interest. The purpose of the R4 zone is to combine residential and business uses in such a manner that will buffer lowdensity residential property from high density and commercial uses. The introduction of the R4 zone on this particular parcel would be keeping and with the spirit and and intent of the zone. So, Mr. Chairman, I would like to turn it back over to you for any questions and for you to open the public hearing.

All right. Being that this is an initial zoning request for a property to be annexed, there is a public hearing that is involved. And Commissioner Heath, I believe you have the motions related to that. I do. I move that this commission open the public hearing for case zone 2025-0100 pertaining to 1541 Olivet Church Road. Second. Moved and seconded. All in favor? Mr. Summers, would you call the role, please? Commissioner Heath, I. Commissioner Rhodess, I. Commissioner Benberry, I. Commissioner Griffin, I. Chairman Wade,

I So, we are in public hearing. I would ask anybody who would have any comments or questions uh or hopefully not questions, but comments regarding that to approach the podium and identify yourself. And in identifying yourself, we would ask for your your name as well as your address.

Good evening, commissioners. My name is Patrick Lipford. Address 1551 Olivet Church Road, Paduka. I've lived there for more than 30 years, and we currently operate a stable in our backyard. Our stable is predominantly used to teach young ladies how to ride horses with us being uh an equestrian facility teaching young ladies. We're concerned with an R4 because it changes us or our adjacent property from rural residential. Now, Mr. Hack has been a good neighbor to my knowledge, but we are concerned about the future should the property change hands. If it's R4, some other businessmen change the nature and character of these parcels. So, I am objecting to it and do appreciate your time and consideration. Thank you very much.

Thank you. Anyone else? All right. Could you read the motion to um close the public hearing? Just do this. Yes. I move that the commission close the public hearing for case zone 2025-0100 pertaining to 1541 Olivet Church Road. Second. Moved and seconded. Mr. Summers, would you call the role on that, please? Commissioner Heath, I. Commissioner Rhodess, I. Commissioner Benberry, I. Commissioner Griffin, I. Chairman Wade,

I. All right. Our next item would be to introduce the motion

of the property. I move that the commission recommend approval to the board of commissions to adopt a resolution recommending approval of the requested initial zoning of R4 highdensity residential zone for property located at 1541 Olivet Church Road. I further move this commission adopt the following findings of fact in support of the said recommendation. Number one, Olivet Church Road provides a discernable boundary between the residential properties to the east and proposed R4 R4 zone to the west. The location would be a transition spot between the pastorial residential lots and land uses that are of higher and better use than residential. The city of Padika comprehensive plan supports the R4 zone and two goals in the land use section. Number four, a priority of the board of commissioners in growth is growth. Number five, the spirit and the intent of the R4 zone would be fulfilling by providing buffer between a commercial use and a lowdensity housing. Number six, the traffic counts range from 8,304 vehicles a day in 2022 near Mayfield Metropolis Road and 10,76 vehicles a day in 2024 near North Friendship Road along Highway 62. The closest traffic counts are 1,625 vehicles a day and that's on 2024 on Olivet Church Road at Circle Lake Drive. Number seven, no highintensity commercial development could be developed on the lot in the future which would help protect the overall character of the neighborhood.

Okay. Motion on the floor for Is there a second? Second. All right. Any comments, questions? from uh the commission

hearing. None. Mr. Summers, would you call the role, please, on this motion? Commissioner Heath, I. Commissioner Rhodess, I. Commissioner Benberry, I. Commissioner Griffin, I. Chairman Wade, I All right. Uh, next up would be the lot next door which would be 6615 Glamville Road. Mr. Summers, would you proceed with the staff report on that?

Thank you, Mr. Chairman. This is a 18,030 ft parcel. It is currently vacant at this time and it is had its first reading of annexation on July 8th, 2025 as well. This particular parcel is also um is also asking to be R4 highdensity residential as an initial zone and the R4 zone would would allow all types of residential uses single family, two family, multifamily and uses such as uh churches, professional offices, daycarees, and potentially nursing homes. The petitioner is not envisioning a highdensity type of development in the future but more low packed low impact land use. Uh as I mentioned in the previous case, the lot that u or the zoning that touches the lot next door is R1 lowdensity residential at the country club. However, this would also create a transition point to the properties further to the west. The traffic counts remain the same for both properties as mentioned and both the city of Paduka comprehensive plan and the board of commissioners priorities support the initial R4 zoning designation. The same two goals that were for mentioned in the previous case still apply to this piece of property and also the board of commissioners priority of growth uh applies to this property as well. And as mentioned previously, the purpose of the R4 zone is to combine residential and business uses in such a manner that it will buffer lowdensity residential property from high density and commercial uses. The introduction of R4 on this parcel would be keeping with the spirit and intent of the zone. So, Mr. Chairman, I will turn it back over to you for any questions and to open the public hearing.

Commissioner Griffith, I believe you have the motions on this one. I move that this commission open the public hearing for case Z2025-01 pertaining to 6615 Bllandville Road second moved and seconded. Mr. Summers, would you call the role on that? Commissioner Griffin I. Commissioner Heath I. Commissioner Rhodess I. Commissioner Benberry I. Chairman Wade

I. So we are in public hearing for this. Uh would ask anyone who has any comments or um positive or negative to approach the podium identify yourself in regard to 6615 Blville Road. Yes sir.

Good evening. My name is Thomas Lipford. I live at 51 Yeah. 1551 Olivet Church Road. This parcel that we are talking about is further west than the corner lot of 51 1541 all church. My concern with this parcel is how valleyish it is. It's going to be a lot of work to make it buildable. On top of that, according to the state highway department, there's not an access point to this parcel except through the current par the current access that is closer to the stop sign on 62 pretty much right where these two parcels are divided. Uh it it's just that's my only concern is how they going to get access to it because the next driveway down where your annexation signs were posted, the one further west was actually posted on the neighboring property uh about 40 ft past the property line. So the if you if you you got a picture an aerial shot, you'll see all of a church, you'll see a black top entrance into Mr. Hack's property where his building's sitting. And then you'll see another black top entrance into a square concrete slab. That driveway is the neighboring property owned by the elders. And that's where I'm saying that sign was misplaced. And and it happens. I mean the pin the property pin has been located but it was under 4 ft of weeds. So you know that that's my concern. You know how are we going to get access to that property cuz the state's not going to allow another driveway to be put in.

They're too close to each other. So that that's my only complaint there. You know wanted y'all to be aware of the drainage issues and the driveway ability issues. Okay. So, thank you. Anyone else? It's kind of an easy access. Okay. Mr. Hack, would you come if you're going to offer that in because we're taking basically taking testimony. Got it. Thank you.

I'm Darren Hack. I'm part owner of 1541 Olivet Church Road. There is an easement that comes off of the main entrance that we're using that goes across our lot and accesses that, but we have no intentions of building on anyway. There's a power line that goes across the lot that serves his house that I can't get moved anyway. So, there's nothing no intent, you know, unless there's no intent to do anything. So, anyway, that's the way that is. Okay. Thank you. Where where's the ement? I didn't understand where he said it. I don't It doesn't show up on here. That's I was just curious. Yeah.

Anyone else? All right. Uh Mr. Griffin, would you Yes, sir. be immenable to closing the public hearing. I move that this commission close the public hearing for case Z2025 0101 pertaining to 6615 blind boy. Second. Moved and seconded. If no discussion, Mr. Summers, would you call the role, please? Commissioner Griffin, I. Commissioner Heath, I. Commissioner Rhodess, I. Commissioner Benberry, I. Chairman Wade,

I Commissioner Griffin, do you have the motion on the recommendation?

Yes, sir. I move that this commission recommend approval to the board of commissioners and adopt a resolution resolution recommending approval thereof of the requested initial zoning of R4 highdensity residential zone for property located at 6615 road. I further move this commission adopt the following findings of fact in support of said recommendation. One, Alba Church Road provides a discernable boundary between residential properties to the east and the proposed R4 zone to the west. Two, the lo, this location would be a transition spot between the pastoral residential lots and land uses that are of higher and better use than residential. Three, the city of Paduka comprehensive plan supports the R4 zone in two goals in the land use section. Four, the priority of the board of commissioners is growth. Five, the spirit and intent of the R4 zone would would be fulfilled by providing a buffer between potential low impact commercial uses and low density housing. Six traffic counts range from 8,34 vehicles of a day in 2,22 near Mayfield Metropolis Road and 10,76 vehicles a day in 2024 near North Friendship Road along 62. The closest traffic counts are 1625 vehicle today in 2024 on Olive Church Road and Circle Lake Drive. Seven, no highdensity commercial development could

be developed on the lot in the future, which would help protect the overall character of the neighborhood. Second. Moved and seconded. Are there any questions, staff, or comments about what is in front of us? All right, let's have a vote then. Mr. Summers, Commissioner Griffin, I. Commissioner Heath, I. Commissioner Rhodess, I. Commissioner Benberry, here. I, Chairman Wade, I glad you're here.

Thank you. All right. Our next case involves a another reasonzoning request. Uh, this one at 1118 North 8th Street. Mr. Summers. Huh? Thank you, Mr. Summers. Would you do the staff report on that?

Thank you, Mr. Chairman. Um, one thing that the uh, petitioner did bring to my attention on this particular case is that the PVA still had Van Key properties as the owner when uh, the deed just hasn't been recorded yet. So, uh, Miss Megan Davis has bought the properties. She is the property owner. Uh, this is a proposed resoning from R4 highdensity residential to M1 light industrial zone. There was a 868 ft single family home on the lot that was raised in September of 1998. The petitioner request the planning commission uh to change the zone from R4 to M1 light industrial zone. The intended purpose of the parcel is to create a layown yard and storage area for construction equipment and vehicles. The parcel is centrally located and offers visibility from the street. And so a second phase of improvements could involve development of flex space. A flex space development would offer a small office and garage for lease which could serve various types of small businesses. The second phase of improvements would be future potential use and thus would depend on the demand for flex space by the broader market. The site is adjacent to the M1 zoning on the south and west. Therefore, it would not be a spot zoning, but a continuation thereof in this particular lot is 18,800 square ft. The R4 highdensity residential zone uh is inappropriate for this lot. North 8th Street is a minor arterial that forms the southern boundary of the site. Therefore, traffic and vehicular noise could potentially be problematic for any residential structures. The traffic counts for 3,564

vehicles a day in 2023. And of course, North 8 Street links downtown to uh Brookport Bridge and there on to Brookport, Illinois. The future land use map shows this parcel to be neighborhood conservation. Therefore, staff's recommendation is to reszone the lot to M1, which is not in conformance with the comprehensive plan. The planning commission must find one or more of the following in conformance with KRS 100.213, 213 that the existing zoning classification given to the property is inappropriate and that the appro the proposed zoning classification is appropriate and that there have been major changes of an economic, physical or social nature within the area involved which were not anticipated in the adopted comp plan which have substantially alter altered the basic character of the area. The existing zoning classification R4 is inappropriate for the following reasons. There is no residential development at all on this block. North H Street generates traffic and noise which is not conducive to residential development. The traffic counts were 3,564 vehicles a day in 2023. Industrial uses are located directly west and south of the site, including lumber yards with access via train, industrial door manufacturing, and wrecked vehicular storage for parts sales. An adult use is located 245 ft west of the site, which is would be taxing on residential development. A gravel parking lot is adjacent to the site on the west, which is not conducive to any type of buffering between this

lot and industrial uses. And the large treatment tank for the JSA is located just a/4 mile away. And of course, that is one of the most noxious uses that could be imagined. For the reasons above, KRS 100.213A is met. This area of Paduka is transitional in nature. The area to the east is very low density for two blocks and then it turns into a church to the east and then the site itself and then it turns into a uh more heavily industrialized corridor which runs all the way to the Brookport Bridge. The areas south, southeast, southwest, and west of the site are industrial in nature. So, Mr. Chairman, I would like to turn it back over to you for the public hearing and answer any questions that anyone may have.

All right. Thank you, Commissioner Benberry, I believe. No. Yes. Yes. Yes. I move that this commission open the public hearing for case Z2025-00003 pertaining to 1118 North H Street. Second. Moved and seconded. Any discussion? Mr. Summers, would you call the role, please? Commissioner Blueberry. Yeah. I. Commissioner Griffin. I. Commissioner Heath. I. Commissioner Rhodess. I. Chairman Wade.

I. So, we are in public hearing for this option for this item. Does anyone have any comments? Please approach the podium. Seeing none, Mr. Benberry, would you read the next item? I move this commission close the public hearing for case Z N20 2025-00003 pertaining to 1118 North A Street. Is there a second? Second. Moved and seconded. Mr. Summers, would you call the role on that, please? Commissioner Benberry. I. Commissioner Griffin, I. Commissioner Heath, I. Commissioner Rhodess, I. Chairman Wade,

I All right. And now we'll have the actual motion for action. Mr. Ben or Commissioner Benbury,

I move this commission recommend approval to the board of commissioner and adopt a resolution recommending approval thereof of the requested map amended from R4 highdensity residential zone to M1 light industrial zone for property located at 1118 North A Street. I further move this commission adopt the following findings of fact and support of said recommendations. The existing R4 zone is inappropriate for this lot. North A street, a minor arter arterial arterial forms the southern boundary of the site. The site is adjacent to M1 zone on the south and west. Therefore, spot zoning is negated. The site is intended to provide a layown yard for vehicles and equipment which is the exact same land used next door. The equipment to change the requirement to change the zone classification as outlined in KRS 100.213A have been met. North A Street generates traffic and noise which is not conducive to residential development. The traffic counts were 3564 vehicles a day in 2023. Industrial uses are located south and west of the site. This is a transitional area of the city of Paduca with a church and Anderson Court providing a buffer from the industrial character of the remainder of North A Street and land uses not conducive to residential development are located nearby such as adult uses a lumber yard and sewer facilities. Thank you. So moved. Is there a second?

Second. Moved and seconded. All right. Any comments or questions of staff? You left off the junkyard. There's a junkyard next to two. That's the automation. Yeah, it was not in a motion, but it's in what he read. Yes, he read that. Something like that. But that's He's correct. It's on the founding fact, but um do you want that to be included? No. No. Okay, just just checking. Any other comments, questions? Hearing none. Mr. Summers, would you call the role, please? I have a second.

Commissioner Benberry. We didn't have a second, I don't think. I thought we did have a second. Uh, I got Commissioner Griffin seconded. Oh, okay. Sorry. Throw me off. My hair is terrible. What? I didn't hear Please continue. Commissioner Benberry, I. Commissioner Griffin, I go. Commissioner Heath, I. Commissioner Rhodess, I. Chairman Wade, I. Any other business to come before? No, sir.

All right. Hearing none, we will be adjourned at 5:59. And I will note that our next meeting due the Labor Day holiday will not be on Monday the 1st. It will be on Thursday, September the 4th. And therefore we are journ [Music] [Music] [Music]