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HomeMy WebLinkAbout07-13-26 Planning Commission MinutesPage 1 of 6/ July 13, 2026 Town of Pulaski Planning Commission Meeting Municipal Building, Council Chambers July 13, 2026 1. Chairman Meyer called the meeting to order at 6:02 p.m. and asked for a roll call. Jeremy Clark- Aye Benjamin Linkous- Aye Kevin Meyer- Aye Terry Hale- Aye Amilyn Turcotte- Aye 2. Review and approval of Minutes a. June 8, 2026 Minutes The motion was made by Mr. Clark and seconded by Mr. Linkous to adopt the minutes as written. The motion passed unanimously. 3. Public Hearing No public hearing was scheduled. 4. Old Business No old business was discussed. 5. New Business a. Case No. PZO-RZ-002 Rezoning Application- 2460 Lee Hwy Mr. Smythers explained that the approximately 4.99-acre property is currently zoned RO (Residential Office) and the applicant is requesting that it be rezoned to B-2 General Business. The intended use of the property is the development of a personal storage/mini-warehouse facility. Mr. Smythers’ report provided to the commission includes the rezoning application and a conceptual site plan. Chairman Meyer asked for questions from the commission; none were initially raised. Chairman Meyer reminded the commission that this is the former medical office building adjacent to the hospital and noted that the surrounding area was rezoned in 2023. Mr. Smythers explained that the Town's GIS mapping has not Page 2 of 6/ July 13, 2026 yet been updated to reflect those previous zoning changes, which is why the map included in the packet still appears outdated. The commission then discussed the zoning classifications of the surrounding properties, particularly the larger adjacent tract. Mr. Smythers confirmed that the surrounding commercial frontage is already zoned B-2, with nearby residential districts including R-3. After reviewing the adjacent zoning, Chairman Meyer concluded that approving the request would not constitute spot zoning, since the property would be consistent with the existing commercial zoning pattern along Lee Highway. The applicant's engineer, representing the property owner, is invited to speak. He explained that the owners have explored multiple potential uses for the building over an extended period, including attempting to recruit another medical practice, but none of those efforts have been successful. As a result, they determined that converting the property into an indoor self-storage facility would be the most viable reuse of the site. He noted that a more detailed site plan would be prepared if the rezoning is approved and clarified that the proposal is for indoor storage only, with no exterior storage planned. Chairman Meyer asked about the project's current level of design. The engineer responded that the project is still in its earliest stages, so many operational details have not yet been finalized. Because of this, he cannot yet provide information such as the total number of storage units or the detailed building layout. Chairman Meyer inquired about anticipated security measures. The engineer stated that access would be restricted to renters and authorized users and indicated that the facility would likely incorporate security features similar to other modern indoor storage facilities, including surveillance cameras and controlled access. He confirmed that the property owner, SHAH Development, intends to own, operate, and maintain the facility rather than leasing it to a third-party operator. Mr. Smythers reiterated that mini-warehouse facilities are already a permitted use by right within the B-2 district, meaning the primary action before the commission is simply whether to rezone the property. Chairman Meyer noted one consideration for the commission: once the property is rezoned to B-2, any future owner could potentially use the property for any other use permitted within that zoning district, not just self-storage. Mr. Smythers acknowledged that a list of permitted B-2 uses had previously been distributed and indicated that commissioners can review those uses before the required public hearing on the rezoning application. With no additional questions, discussion on the application concludes. Page 3 of 6/ July 13, 2026 b. Case No. PZO-SE-001 Special Exception Application- 1113 East Main St. Mr. Smythers explained that the applicant, Good Old Boys Recovery Incorporated, currently operates a similar business on Commerce Street and wishes to expand by establishing another junkyard operation at the East Main Street property. He had previously denied the expansion administratively because the proposed use required approval through the special exception process. The applicant was therefore directed to present the request to the Planning Commission. The property consists of approximately 2.36 acres and is zoned I-2 Industrial. While junkyards are not permitted by right in this district, they are listed as a use that may be approved through a special exception. Because no representative for the applicant was present, the discussion is limited to the commission's initial observations. Mr. Clark immediately stated that he does not believe the Town needs another junkyard. Chairman Meyer expanded on these concerns. He explained that the Town had already worked extensively with this business to help establish its current location and questioned whether another recovery yard is necessary. Additional concerns focus on the proposed site's compatibility with surrounding properties and the potential environmental impacts of storing inoperable vehicles on porous ground. Chairman Meyer specifically worries about leaking automotive fluids contaminating groundwater, particularly given the property's proximity to an existing brownfield project and a nearby creek. Mr. Smythers responded that these concerns will be communicated to the applicant so they can be addressed if the application proceeds further. With no additional discussion, the commission moved on to the next agenda item. c. Case No. PZO-RZ-003 Rezoning Application- 1120 Lee Hwy Mr. Smythers explained that the applicant, Richard Shoman, is requesting that the approximately 2.13-acre property be rezoned from RO (Residential Office) to B-2 General Business. The purpose of the request is to bring the property's zoning into compliance with its existing use as a building trade services business, which is currently operating from the site. He provided additional background, explaining that the Town has recently implemented a new business license review process requiring zoning approval Page 4 of 6/ July 13, 2026 before new business licenses are issued. This proactive review allows staff to identify zoning conflicts before businesses begin operating. As part of this process, this property was identified as having a zoning mismatch. Mr. Smythers also noted that the Town's code enforcement officer had previously addressed complaints involving inoperable vehicles stored on the property, although those violations have since been corrected. Chairman Meyer asked when the revised business license review process was implemented. Mr. Smythers explained that the procedures were updated after assuming zoning responsibilities and now require sign-offs from the Economic Development office, the Building and Zoning Administrator, and the Finance Department. Chairman Mayer expressed support for the revised process, noting that it helps identify potential zoning issues before they become larger problems. Mr. Smythers then highlighted an important provision of the B-2 zoning district relating to outdoor storage. The ordinance prohibits the outdoor storage or accumulation of materials unless those areas are screened from public view. He explained that if the rezoning is approved, the applicant would eventually be required to install screening around the outdoor storage area where equipment is currently kept. This addressed one of the principal issues with the property's current operation, as lawn care equipment is presently stored in an open rear parking area. Chairman Meyer noted having recently driven by the property and confirmed that the previously reported inoperable vehicles are no longer present. Mr. Smythers agreed, stating that the issue has been resolved. He also explained that the applicant had asked whether simply installing screening would resolve the problem, but was informed that screening alone would not correct the underlying issue because the property's current zoning does not permit the existing business use. Rezoning is therefore necessary to bring the operation into compliance. As discussion continues, Chairman Meyer noted that residentially zoned properties remain across Route 11 from the site and questioned some inconsistencies shown on the Town's zoning maps, observing that portions of the surrounding area still appear to be designated as older residential districts such as R-4 or R-5, suggesting that some mapping records or GIS information may not yet reflect previous zoning changes. 1 1 On August 8, 2026, Chairman Meyer requested a clarification to a paragraph discussing the zoning of residential properties across Route 11 from a property that had previously been under consideration. He explained that the intent of the comment was to point out that although those properties are used residentially, they are zoned the same as the zoning being requested for the subject property, which was relevant to the argument that the request would not constitute spot zoning. Page 5 of 6/ July 13, 2026 Mr. Smythers explained that the Pulaski County GIS still displays the Town's older zoning map, including obsolete zoning classifications such as R-4 and R-5. The Town's own GIS system is generally the most current source, although it has not yet been updated to reflect a few recent rezoning actions, including the previously discussed 177-acre rezoning. Chairman Meyer also mentioned uncertainty about the zoning of several wooded parcels near the Meadowview Apartments, noting that in at least one instance they had to consult the County's mapping to better understand the property's designation. Chairman Meyer then shifted the discussion back to the application itself, observing that the proposal represents an example of an individual attempting to establish a business in a building that had remained vacant for a very long time, estimated to be at least 30 to 35 years. Mr. Smythers agreed but pointed out that the applicant failed to verify that the intended business use was permitted under the existing zoning before beginning operations. Mr. Smythers further noted that the applicant's letter acknowledges the situation and explained that the business is currently operating illegally because it has already begun operating from the property without the necessary rezoning. The applicant has been instructed to cease and desist operations, and staff advised that the Town has the authority to pursue enforcement action if compliance is not achieved. After confirming there are no additional questions regarding any of the three zoning cases discussed during the meeting, the commission proceeds to determine whether they should move forward. The motion was made by Mr. Clark and seconded by Mr. Hale to move the three cases to a Public Hearing at the next meeting on August 10, 2026. Jeremy Clark- Aye Benjamin Linkous- Aye Kevin Meyer- Aye Terry Hale- Aye Amilyn Turcotte- Aye 6. Other Business No other business was discussed. 7. Commissioner Comments No comments were given. 8. Reminder of Next meeting a. Monday, August 10, 2026 at 6:00 p.m. 9. Adjournment Page 6 of 6/ July 13, 2026 The motion was made by Mr. Clark and seconded by Mr. Hale to adjourn the meeting at 06:21 p.m. Kevin Meyer Chairman ATTEST ______________________________ Olivia C. Hale Clerk of Council