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Home My WebLink About11-04-2024November 4, 2024 5:30 p.m. Paducah City Hall Commission Chambers Attendees: Joe Benberry, Micky Carman, Trey Griffin, Gayle Kaler, Vice-Chair David Morrison, Allan Rhodes, Chairman Bob Wade Absent: Staff: Carol Gault, Planning Director; Joshua P. Sommer, Planner III; Paul Bradford, Legal Counsel Guests: Nathan Strickland, Jeff Parker, Tyler Parker, Dawn Arnold, Alexis Marrs, Patrick Perry, Charles Ransler, Gail Ransler, Brad Faber, Sara Gibson, Katie Gibson Chairman Wade called the regular meeting of the Paducah Planning Commission/ URCDA to order at 5:30 PM. The Pledge of Allegiance was recited. Chairman Wade stated that 3654 Drury Lane had been pulled from the agenda and no action would be taken. The roll was taken. Commissioner Carman offered: I move that the reading of the minutes for September 5, 2024 be waived and that the minutes of said meeting, as prepared by staff, be approved as written. Commissioner Kaler seconded. No corrections were requested. Chairman Wade called for the vote. 7 Ayes (Benberry, Carman, Griffin, Kaler, Morrison, Rhodes, Wade), 0 Nays URCDA New Petitions Planning Commission Continued Petitions Case # ZON2024-0005 837 & 857 McGuire Avenue Zone change from R-4 to M-1. No changes. Was left on the table. Mr. Sommer stated it would roll off the agenda after tonight. Planning Commission New Petitions Case # ZON2024-0006 510 North 4th Street Rezoning from R-4 to B-3. Mr. Sommer presented the staff report. He stated the purpose of the rezoning was for a potential coffeeshop or restaurant to compliment the forthcoming hotel. Staff is supportive of the rezoning due to the reduction of setbacks if a B-1 Zone was applied. This would make the lot have 50.93% less buildable area. Also, residential development would not be conducive due to the high traffic and noise volumes. The lot is too small for most R-4 Zone uses. Staff stated there had been changes of an economic, physical or social nature and cited developments thereof. Commissioner Griffin offered: I move that this Commission recommend approval to the Board of Commissioners and adopt a resolution recommending approval thereof of the requested map amendment from R-4 High Density Residential Zone to B-3 General Business Zone for property located at 510 North 4th Street. I further move this Commission adopt the following findings of fact in support of said recommendation: The existing R-4 Zone is inappropriate for this lot. The size and shape of the lot is not conducive to residential land uses. The size and shape of the lot is not conducive to other principally permitted uses in the R-4 Zone. The site is located between two major arterials. Vehicular traffic and associated noise are not conducive to any residential land use or other principal use in the R-4 Zone. Major changes of an economic, physical or social nature have occurred in the area. The Holiday Inn, Troutt General Store and The Respite were all constructed since the last Comprehensive Plan was adopted. It is reasonable to expect the general area to develop into commercial uses over time as opposed to residential uses. Two major arterials form the north and south boundaries of the site. The site is adjacent to the B-3 Zone on the eastern edge, therefore spot zoning is negated. The site is intended to provide support services to the new hotel across North Loop Road. Any new business would also provide food or services to the existing surrounding land uses such as the existing Holiday Inn and the commercial strip center next door. Only two single-family homes are adjacent to the site. The B-3 Zone has no yard setbacks as opposed to the B-1 Zone. If the B-1 Zone were applied, the building land area would decrease by 50.93%. Since the lot is small and irregularly shaped, the B-3 Zone would help maximize the usage of the lot. The requirements to change the zone classification as outlined in KRS 100.213 (a) and (b) have been met. Commissioner Rhodes seconded. Chairman Wade then opened the public hearing. Mr. Patrick Perry, 509 North 4th Street, spoke. For full disclosure, he is the Vice-Chairman of the Board of Adjustment. He stated there was a transportation study was conducted which may have a potential round-a-bout. He stated traffic may extend down Harrison Street. Additional traffic bump-outs were constructed at 4th Street and Kentucky Avenue. Discussion was made about the landscaping ordinance that had not been adopted yet by the Board of Commissioners. Chairman Wade asked if we had a tree ordinance that would apply. Honorable counsel Paul Bradford stated that new provisions have not been enacted yet. Mr. Sommer stated that new trees would have to be planted in accordance with the current landscaping ordinance. Jeff Parker, Petitioner, stated the tree was on City right-of-way. Hearing no further public comment, Chairman Wade closed the public hearing. Commissioner Rhodes asked if turn lanes were being considered for the hotel. Mr. Sommer stated the hotelier had been in contact with District One Highways. Commissioner Rhodes asked about crosswalks. Mr. Sommer stated that would be in the State’s purview. No further questions were asked. Chairman Wade called for the vote. 7 Ayes (Benberry, Carman, Griffin, Kaler, Morrison, Rhodes, Wade), 0 Nays Case # PLN2024-0022 2855 Broadway Campus sign for Broadway Church of Christ. Mr. Sommer presented the staff report. He stated the Broadway Church of Christ would like to install a campus sign. It would include wayfinding language and be nine square feet. It would be located off the Jefferson Street side of the church at the end of the sidewalk. Commissioner Kaler offered: I move that this Commission approve a nine square foot campus sign to be located on the campus of the Broadway Church of Christ at 2855 Broadway. Vice-Chair Morrison seconded. Chairman Wade then invited the Petitioner to speak. No questions were asked. Chairman Wade called for the vote. 7 Ayes (Benberry, Carman, Griffin, Kaler, Morrison, Rhodes, Wade), 0 Nays Case # ZONE2024-0007 519 North 3rd Street Rezoning from R-4 to B-3. Mr. Sommer presented the staff report. He stated the purpose of the rezoning was for a new hotel and went over historic commercial uses. He described the new hotel. The B-3 Zone would allow the hotel as a principally permitted use as opposed to a conditional use. The property has been historically utilized as s commercial use, from the parking lot of the Lourdes hospital to the demolished nursing home. Mr. Sommer stated the rezoning would be in compliance with the City of Paducah Comprehensive Plan. Commissioner Rhodes offered: I move that this Commission recommend approval to the Board of Commissioners and adopt a resolution recommending approval thereof of the requested map amendment from R-4 High Density Residential Zone to B-3 General Business Zone for property located at 519 North 3rd Street. I further move this Commission adopt the following findings of fact in support of said recommendation: The proposed B-3 Zone would be in compliance with the City of Paducah Comprehensive Plan. The lot is shown as commercial on the Future Land Use Map. The Holiday Inn, located across Executive Boulevard, was rezoned from R-4 to B-3, thereby setting a historical precedence for this type of rezoning in 2015 or 2016. Visitors to the hotel can quickly and easily access downtown Paducah and the Lowertown Historic District by vehicular means or on foot. The new hotel would strengthen the City’s Convention Center by providing additional rooms for larger conventions. The Convention Center is approximately 521 feet away. The site is adjacent to the B-3 Zone on three sides, therefore spot zoning is negated. The new hotel would help to spur other investment in the immediate area and in the larger downtown area. This site has historically been utilized as a commercial use, beginning with the Lourdes hospital complex in the 1970s. Commissioner Benberry seconded. Chairman Wade then opened the public hearing. Mr. Patrick Perry, 509 North 4th Street, spoke. For full disclosure, he is the Vice-Chairman of the Board of Adjustment. He if zoning extends to the center of the street. Mr. Sommer stated typically yes. Mr. Perry stated he was not against the hotel development or the prior rezoning case. Vice-Chair Morrison asked Mr. Perry if he was referring to information on the state’s website. Mr. Perry stated it was on the City’s website about the round-a-bout. Hearing no further public comment, Chairman Wade closed the public hearing. No further questions were asked. Chairman Wade called for the vote. 7 Ayes (Benberry, Carman, Griffin, Kaler, Morrison, Rhodes, Wade), 0 Nays Case # ZON2024-0007 2800 Jefferson Street and 2807 Broadway Rezoning from R-1 to R-3 and approval of a bed and breakfast/ short-term rental therewith. Mr. Sommer presented the staff report. He stated the petition has two parts. The first is for the rezoning. R-3 Zone touches the site to the north, therefore; the proposed R-3 Zone would be an extension of the existing zone. Mr. Sommer stated the reason for the rezoning was for a short-term rental or bed & breakfast. Staff is supportive of the zone change, particularly due to location, larger traffic volumes and B-1 Zoning being located across North 28th Street. Staff is further supportive of the conditional use petition at 2807 Broadway. The house has four rentable bedrooms and was built in 1929. An innkeeper would like on the site. The site can accommodate approximately 16 vehicles between two parking areas. The location is not within a residential subdivision. There is no specific demographic targeted by the Petitioner. Commissioner Benberry offered: I move that this Commission recommend approval to the Board of Commissioners and adopt a resolution recommending approval thereof of the requested map amendment from R-1 Low Density Residential Zone to R-3 Medium Density Residential Zone for property located at 2800 Jefferson Street and 2807 Broadway. I further move this Commission adopt the following findings of fact in support of said recommendation: The two lots proposed to be rezoned are the only single-family homes east of the Broadway Church of Christ in this block. The Broadway Church of Christ would serve as a buffer between these two lots and single-family homes to the west. These lots are located on major collector streets, namely North 28th Street, Broadway and Jefferson Street. The site is across the street from the Jefferson Street-Fountain Avenue Historic District. The area has relatively high traffic counts, as opposed to local collector streets. North 28th Street had a traffic count of 11,999 vehicles a day in 2021, Jefferson Street had 6,681 vehicles a day in 2023 and Broadway had 6,531 vehicles a day in 2021. The R-3 Medium Density Residential Zone is located adjacent to this site, therefore spot zoning would be negated. The location of these two lots; by way and nature of the adjacent multi-family complex, Baptist Health and Broadway Church of Christ would be more conducive to a higher-intensity use than single-family residential use. The petitioner’s proposal maintains the historic character of the home, while providing guests an opportunity to stay in a central location for longer periods of time than a special event short-term rental. B-1 Zoning is located across North 28th Street wherein retail, restaurant, bank, office and like uses could located as principally permitted uses. The R-1 Zone is typically found in areas that has a higher density of homes and lots. This site is not in a residential subdivision. I further move that this Commission approve the conditional use request for a short-term rental or bed & breakfast to be located in the R-3 Medium Density Residential Zone at 2807 Broadway. I further move that the approval be based on the following findings of fact: The site has convenient ingress and egress to North 28th Street and Broadway, both of which are major collector streets. The site has convenient ingress and egress to Jefferson Street, another major collector street. The site is not within a residential subdivision. The site is on the edge of the existing Low-Density Residential Zone. The Broadway Church of Christ would buffer the site from the single-family homes further down Broadway. Baptist Health hospital and two churches are located in the immediate vicinity of the site, which minimizes an entirely residential character. The number of guests will be limited to no more than eight at a time, not including children under 12. The site is centrally located within the City of Paducah, giving guests easy access to shopping, dining and entertainment in the downtown area, southside Paducah and at the Regional Trade Center. The site is across North 28th Street from the Jefferson Street-Fountain Avenue Historic District. Other City of Paducah historic districts are nearby, affording guests a unique cultural experience. The driveways contain sufficient parking for up to 16 vehicles between the two parking areas. Vice-Chair Morrison seconded. Chairman Wade then opened the public hearing. Mr. Charles Ransler, 2830 Broadway, spoke. He stated a bed & breakfast would not be objectionable, but asked if multi-family could then be located on the site. Mr. Sommer stated a conditional use permit would be needed from the Board of Adjustment. He further stated the principally permitted uses are the same, but the R-3 Zone provides for more conditional uses under the purview of the Board of Adjustment. Mrs. Gail Ransler, 2830 Broadway, spoke. She asked if there would be signage. Mr. Brad Faber, owner, stated any sign would be in conformance with the zoning ordinance. Mr. Sommer stated no electronic message signs would be permitted. Hearing no further public comment, Chairman Wade closed the public hearing. Commissioner Kaler asked if there would be a sign on Jefferson Street. Mr. Faber stated they had not thought through the sign yet. Commissioner Kaler asked if guests would go to the Jefferson Street entrance. Mr. Faber stated that was the original intent. Mr. Sommer stated if there was a sign on Jefferson Street, it could be no larger than six square feet. Commissioner Rhodes asked where the innkeeper was mentioned in the staff report. Mr. Sommer it was on the conditional use portion. Commissioner Kaler stated the Jefferson Street Association was formed to keep Jefferson Street residential. She asked how the rezoning would affect the Jefferson Street Association. Mr. Bradford stated that R-3 is a residential zone. Commissioner Kaler asked if the use was similar to the Women’s Club. Discussion was made to the Women’s Club activities. Commissioner Benberry asked why both properties were considered for the zone change. Mr. Sommer stated both were needed to touch the R-3 Zone so there would not be spot zoning. Commissioner Benberry asked if the property owner of 2800 Jefferson Street had requested rezoning. Mr. Sommer stated they did and were made a part of the petition. Mrs. Sara Gibson, Real Estate Agent for the property, spoke. She stated that 2800 Jefferson Street was a key piece needed for the rezoning. She stated there would not be signage on Jefferson Street. Commissioner Kaler asked about property ownership. Mrs. Gibson stated there would be two different property owners. Chairman Wade asked if a conditional use was being considered for 2800 Jefferson Street. Mr. Sommer stated it was just for 2807 Broadway. Commissioner Benberry asked if the sale of the property was conditional on the rezoning. Ms. Katie Gibson, Real Estate Agent for the property, spoke. She stated a contract was in place, but the property must be rezoned to R-3. No further questions were asked. Chairman Wade called for the vote. 4 Ayes (Carman, Griffin, Morrison, Wade), 3 Nays (Benberry, Kaler, Rhodes) Case # VAC2024-0004 519 North 3rd Street Closure of a portion of North 3rd Street. Mr. Sommer presented the staff report. He stated part of North 3rd Street between Harrison Street and Executive Boulevard is proposed to be closed for the new hotel development as a parking area. The proposed area is approximately 24,126 square feet. A plat has not been prepared at this time, however; staff is comfortable moving forward as the City owns both sides of the street, namely the hotel site and the floodwall. After a plat is produced, Chairman Wade’s signature will be obtained. Commissioner Carman offered: I move that this Commission adopt a resolution forwarding a positive recommendation to the Board of Commissioners to vacate and close approximately 24,126 square feet of North 3rd Street between Harrison Street and Executive Boulevard. Commissioner Kaler seconded. Chairman Wade then opened the public hearing. Hearing no public comment, Chairman Wade closed the public hearing. Commissioner Rhodes asked how City appurtenances would be affected. Mr. Sommer stated conversations had been occurring between the Planning and Engineering Departments and all City infrastructure (the lift station and generator) would remain on City ROW. No further questions were asked. Chairman Wade called for the vote. 7 Ayes (Benberry, Carman, Griffin, Kaler, Morrison, Rhodes, Wade), 0 Nays Case # ZON2024-0009 4051 & 4155 Olivet Church Road Rezoning from R-1 to M-1. Mr. Sommer presented the staff report. He stated the purpose of the rezoning was for future development of the area. It is highly unlikely that the site would be utilized for single-family or two-family development. Based on traffic counts and location, the M-1 Zone would be more appropriate for the site. The location of the site near exit 3 makes it attractive to commercial or industrial developers, as opposed to residential developers. Major changes of an economic, physical and social nature have happened and will continue to happen in the area. Mr. Sommer cited Amazon, the Triple Rail Megasite, the truck maintenance facility, the solvent facility and multi-family units. Vice-Chair Morrison offered: I move that this Commission recommend approval to the Board of Commissioners and adopt a resolution recommending approval thereof of the requested map amendment from R-1 Low Density Residential Zone to M-1 Light Industrial Zone for property located at 4051 & 4155 Olivet Church Road. I further move this Commission adopt the following findings of fact in support of said recommendation: The most recent traffic count was 4,977 vehicles a day in 2022. Due to location and traffic counts, the R-1 Low Density Residential Zone is inappropriate for this site. The M-1 Light Industrial Zone is appropriate for this site. New developments have and are being constructed in the immediate vicinity which would cause these properties to be more conducive to industrial or commercial development. The site is adjacent to the M-1 Zone on the south side, therefore spot zoning is negated. New development on this site would help to further spur development in the vicinity on underutilized parcels. Major changes of an economic, physical and social changes have happened and will happen in the general vicinity. The site is adjacent to the Industrial Park West, which could lead to ancillary industrial development, which has happened nearby at 5510 Cairo Road. Commissioner Benberry seconded. Chairman Wade then opened the public hearing. Hearing no further public comment, Chairman Wade closed the public hearing. No questions were asked. Chairman Wade called for the vote. 7 Ayes (Benberry, Carman, Griffin, Kaler, Morrison, Rhodes, Wade), 0 Nays Other Business Adjournment Chairman Wade adjourned the meeting at 6:27 PM. Respectfully submitted by Joshua P. Sommer, AICP