Commission recommends PCD for Kingdom Ridge parcel on Franklin Road with limits on gas stations and site‑plan oversight

The Planning Commission on Aug. 6 recommended rezoning approximately 14.9 acres along Franklin Road (Parcel B of the Kingdom Ridge area) from PUD to Planned Commercial District (PCD) to allow commercial lots intended for neighborhood services. Staff said the PCD largely follows CH (commercial highway) standards while restricting certain auto‑intensive uses to lots farther from residences and limiting gasoline sales to a single lot.

Richard Donovan, planning staff, summarized changes since the last review: gasoline sales were limited to one of three candidate lots and several uses (tobacco/vape dispensaries, bulk mulch, self‑storage) were excluded. Donovan said the proposed PCD “is consistent with the existing commercial character of the area” and that Type E buffers and street landscaping would help minimize impacts on adjoining residential properties.

Clyde Rountree, engineer for the applicant, and Chris McGuire, representing the applicant, discussed neighborhood outreach and design adjustments. Rountree said the developer met neighbors and had agreed to increase buffering and to maintain a family cemetery on site. Chris McGuire said: “The intention is that the family cemetery will remain on‑site,” and described typical parking/fencing treatments for family burial plots.

Neighbors voiced concerns about rear‑yard views toward future commercial buildings. Alan Corrigan of 139 Conquest Road said the current plan would put the backs of commercial structures directly in view of his front windows and described the change from earlier concepts that had more residential buffer. He said, “I don't like this design at all,” and asked whether additional mitigation could be required.

The commission discussed making site plans for the commercial lots subject to Planning Commission review rather than administrative review. A motion to approve the rezoning subject to staff comments and to require planning commission site‑plan review for all lots passed; recorded votes were Miss Abelwater (Abstain); Miss Savorwater (Aye); Mr. Carroll (Aye); Mr. Prince (Aye); Mr. Rollins (Aye); Mr. Wright (Aye); Chair Halliburton (Aye).

The recommendation will be forwarded to City Council. Staff noted that required details — including buffers, street trees, and potential location adjustments for view mitigation — would be refined at site plan review.