Lennox planning commission recommends rezoning of Cleveland Avenue parcel to R-2 after flood, traffic concerns

The Lennox Planning Commission voted to recommend that the City Council rezone a parcel on Cleveland Avenue from agricultural to R-2 (residential, which permits multifamily uses), after a public hearing in which nearby landowners raised concerns about floodplain mapping, drainage tile and traffic.

The recommendation followed public comment from several adjacent property owners and a developer representative. James Gibbon, who said he farmed the area for about 50 years, told commissioners the land at issue is tied to a family parcel and urged caution: "Please, don't be in a hurry to make this decision until you have all your facts," Gibbon said, adding he and his family own nearby pasture and are concerned about impacts on farming and access.

Betsy Hills, who identified herself as an adjacent landowner and the granddaughter of the family that held the property, said the site and surrounding fields are within a FEMA floodplain and that subsurface tile drains connect multiple parcels. She told the commission she expects the city and developer to ensure the tile and drainage are preserved or repaired and said she will require an easement if rezoning cuts off access to pasture across Long Creek: "This tile needs to be fully functional with the city and the developer," Hills said. "This is a necessary easement."

Other residents raised traffic, safety and infrastructure concerns. Ralph Trollson said Cleveland Avenue and the intersection at Lehi are already hazardous and questioned placing multifamily housing at the far west edge of town: "I just don't understand why we're trying to put a multifamily housing on the furthest end of town," he said, citing previous flooding that left his home landlocked. Linda Troelsen said heavy truck traffic associated with nearby Quaker manufacturing makes the corner dangerous for schoolchildren and other drivers.

A representative for the prospective buyer, Joshua Chase of Locksmith Development Corporation, spoke in favor of the rezoning and told commissioners the request aligns with the comprehensive plan's goals to attract new residential growth. "It aligns well with the comprehensive plan's goals to attract new residential growth in Lennox," Chase said.

Planning staff told the commission the parcel was annexed a few years ago and the city has no specific future land‑use designation for the site, which leaves rezoning possible. Staff also noted the city's comprehensive plan and a recent housing study encouraged residential growth and identified demand for additional rental units. Commissioners and staff emphasized that approving a zoning change would not approve any specific site plan or building permits; future development would require engineering submittals, stormwater management plans (BMPs) and additional review.

Commission discussion acknowledged the community concerns but also noted controls within the zoning code, including density limits and conditional/permitted-use standards for R-2 zones. One commissioner said, "We're not approving any plans for any buildings. It's a rezoning of a property that someone wants to buy that was available," and that subsequent steps — preliminary plans, engineering reviews and city council consideration — would address utilities, traffic and drainage.

After discussion, a commissioner moved to recommend approval to the City Council; the motion was seconded and carried. The commission's action is a recommendation; the final decision rests with the Lennox City Council.

Clarifying details raised during the hearing included: adjacent owners' assertion that the parcel is about "approximately 26 acres" (as stated by a commenter), that parts of the site and adjacent fields lie within FEMA floodplain mapping (commenters referenced 2024 FEMA maps), that tile drains connect multiple properties and tie into Long Creek, and that residents seek a necessary easement to maintain access to pasture on the creek's far side if development alters access.

The commission's recommendation triggers the next steps in the land‑use process: city council consideration, formal ordinance readings if the council accepts the recommendation, and then standard engineering and subdivision reviews if development is proposed. Planning staff said any future site work must include engineered stormwater mitigation so runoff from the site is not increased compared with existing conditions.

Votes at a glance: the Planning Commission moved, seconded and voted to recommend the rezoning application be approved and forwarded to the City Council; the record shows the motion carried (vote tally not specified in the transcript).

This discussion and recommendation occurred during the planning commission public hearing portion of the meeting; commissioners closed public comment before moving to their deliberations and vote.