The most notable topic of the meeting was the approval of ordinance number 2024-49, a zoning map amendment for the Clark property. The 10.31-acre site, located south of Perk Road and east of Michigan Avenue, will transition from agricultural zoning to R1B single-family residential. The staff supported the amendment, explaining that the development is consistent with the surrounding area and would not adversely impact city facilities. The Planning Commission also endorsed the proposal, despite concerns raised by residents about potential traffic issues.

Jesse Anderson, representing the applicant, confirmed that the project aligns with the city’s future land use plan, which allows a maximum density of four dwelling units per acre. Anderson assured the commission that any traffic impacts would be evaluated during the subdivision construction plan process, emphasizing the need to meet level-of-service standards. He highlighted that concurrency and associated impact fees would be required to address offsite issues, potentially including road expansions if necessary.

During the public comment period, Sam Dues, a resident of Michigan Estates, voiced his concerns about existing traffic congestion. Dues pointed out that the current zoning already permits more development than what exists, and he worried that further density would exacerbate traffic problems. He emphasized that during peak hours, it becomes challenging to exit the neighborhood due to heavy traffic, stating, “It does not pass the eye test,” and underscoring the strain on the two-lane road serving the area.

In response to Dues’ comments, Anderson reiterated that the development would adhere to the established future land use plan and that any traffic impacts would be assessed and mitigated during subsequent planning stages. Despite these reassurances, a commissioner expressed frustration about the ongoing traffic issues in the area, acknowledging the residents’ concerns but noting that the development proposal met all zoning requirements.

The project is expected to take 12 to 15 months to complete, contingent upon the approval of preliminary subdivision and construction plans. The discussion also touched on the status of nearby roads, including Feric Road and potential connections to Orange Avenue. Staff confirmed that improvements to adjacent roadways would be required to meet city standards if the zoning amendment were approved.

In addition to the Clark property decision, the Planning Commission discussed several other significant items. Tisha Manning, the zoning manager for Community Development, presented an amendment to the Land Development code regarding mini warehouse and storage facilities. The amendment aimed to reorganize existing regulations, defining permissible and prohibited uses, height standards, maximum sizes of units, visibility regulations for rollup doors from public right-of-ways, and design standards for building facades.

A key aspect of the amendment was the introduction of primary and secondary uses, allowing for two-story buildings with potential commercial facilities on the ground floor. Manning emphasized the importance of limiting curb cuts to enhance access and safety around these facilities. The ordinance also aimed to ensure that warehouse doors would not dominate building facades and included specific design elements to maintain the character of the area.

The commission also addressed a zoning map amendment for the Nova Road subdivision, covering 3,038 acres. The current zoning is R1 single-family, and the applicant requested a change to R1B single-family dwelling. This proposal was deemed compatible with the surrounding area and was recommended for approval by the staff. The applicant, John Adams, confirmed that this subdivision would have a connection to existing neighborhoods and mentioned coordination with the school board for future planning. The commission unanimously approved the zoning map amendment for Nova Road.

Lastly, the commission considered a conditional use permit for the Assembly of God Church, which requested approval for a new facility. The church intends to reduce capacity while expanding its facilities. Staff recommended approval with specific conditions regarding seating capacity and student enrollment limits. The commission voted unanimously to approve the conditional use permit with the conditions set forth by the staff.