The Planning Commission approved a Planned Unit Development called Canopy Cottages on Morris Avenue and granted related variances, aiming to create small‑lot cottage homes as a transition between commercial frontage and adjacent single‑family neighborhoods.

What was proposed: Derek Gibson, the property owner, and Jake Chavis of Odyssey Engineering presented a plan for 43 cottage lots on about 6.03 acres (applicant materials variously referenced 43 lots and a 5‑plus acre site). The project includes amenities a community garden, dog park, wet pond with gazebo, trail features and off‑site improvements including full curb, gutter and a 5‑foot sidewalk toward Highway 71 along Morris Avenue; the applicant said they will fund Morris Avenue improvements.

Variances and votes: The developer requested three variances: allow a PUD under the 10‑acre minimum, count garage spaces toward off‑street parking, and reduce minimum house width from 24 to 20 feet. The commission approved the variances 6–1. A waiver of required street stub‑outs to the east, north and west was forwarded to City Council for approval (commission vote on waiver 7–0). Commissioners subsequently approved the PUD with a 6–1 vote.

Staff comments and conditions: Planning staff asked for site‑specific covenants addressing maintenance of amenities, clarified that townhome lots would be individually platted, and advised that a preliminary plat is required before grading or building permits may be issued. Fire and building staff discussed side‑setback and cladding requirements for combustible materials; applicant representatives said overhangs would maintain the required clearances and the project team agreed to coordinate materials to meet fire/development standards.

Context and next steps: The commission's approvals permit the project to move forward to the City Council for ordinance preparation and later preliminary‑plat and permitting work conditioned on staff revisions and the finalization of covenants, signage details and road‑improvement plans. The applicant agreed to provide revised covenants and coordination on materials and utilities.