Planning commission approves Woodgate Subdivision preliminary plat and 50-foot lot-width variance over a resident objection

Richmond City Planning & Zoning Commission on a motion approved the preliminary plat for Woodgate Subdivision and granted a variance to reduce minimum lot width at the street from 60 feet to 50 feet, with staff approval.

The project presenter, Kendall Wise of Vantage Engineering, told commissioners the site covers about 207 acres and the developer proposes 362 single-family lots, an overall density of roughly 1.7 units per acre — well below the maximum allowed under the R‑1B zoning. “The area of the property, the farm itself is 207 acres. We're proposing 362 single family lots,” Wise said, adding that most lots would meet the R‑1B minimum lot area even with the narrower street-front widths.

A resident speaking for the adjacent Old Town Branch Estates neighborhood urged the commission to deny the variance and to defer approval until the city finalizes policy on detention basins and maintenance responsibility. Scott (last name not specified in the transcript), identified as representing Old Town Branch Estates, cited KRS 100.243 and argued the variance could affect public safety, neighborhood character and increase traffic. “Based on that, the developer's request stems from an effort to increase the lot numbers ... we believe the commission is fully justified in denying that variance request,” he said.

City staff and the applicant responded to traffic and stormwater concerns. A staff member, Kevin (last name not specified), said state work on turn lanes and a roundabout at Barnes Mill is currently “in design” and noted those projects can be delayed; Kevin also clarified that detention and hydrology design would come through the construction‑document process and that the development would require an independent detention system under current regulations: “Detention base and hydrology would occur during the construction document process,” he said.

Wise described the project layout: roughly 73 acres (about 35 percent) proposed as undeveloped woodland preserve or open space, more than 15 acres of common area (7.3 percent of the site), and shared walking trails and park-like amenities. He said the variance to 50-foot lot widths reduces the development footprint, street lengths and infrastructure to be maintained. “By reducing the lot width, it reduces the length of the streets we have to build. It reduces the amount of infrastructure that has to be maintained in the future,” Wise said.

Commissioners discussed phasing (the preliminary plat is drawn in 10 sheets), traffic study scope and sequencing of construction relative to state road improvements. The applicant said the traffic study (prepared by Vision Engineering in 2024 with a 2025 update) assumed a higher unit count used in earlier proposals and that the current proposal should not change the level of service at major intersections identified in the study.

The commission approved the preliminary plat and variance with staff approval. Recorded votes were: Commissioner DeGrant — yes; Commissioner Francis — yes; Commissioner Short — yes; Commissioner Miller — yes; Commissioner Perkins — no; Commissioner Miles — yes; Commissioner Estelle — yes. The motion passed with six votes in favor and one opposed. The motion on the record asked for staff approval of final technical revisions.

The public opposed immediate approval of the variance and asked the commission to delay the plat until the city finalizes detention-basin policy and responsibility for ongoing maintenance. Staff said detention sizing and detailed design will be reviewed before construction and that the current regulations require the development to provide an independent detention system.

The commission's action approves the preliminary plat subject to staff review of technical items; it does not guarantee any future construction schedule for phases or the timing of state road improvements.

The commission also recorded the project as proposing a woodland preserve designation distinct from HOA-maintained common areas; whether portions would be placed in a conservation easement was noted as undecided.

Votes at a glance: preliminary plat for Woodgate Subdivision (213/207 acres as presented) — motion to approve preliminary plat and grant variance to reduce lot width from 60 to 50 feet, with staff approval — outcome: approved (6–1).