Josephine commission approves rezoning and two code changes, tables preliminary‑engineering amendment

The City of Josephine Planning and Zoning Commission on Oct. 16 approved a rezoning request for a 1.335‑acre parcel at 126 Main Street and recommended several city‑initiated amendments to the zoning and subdivision codes, while tabling one amendment for additional staff work.

Rezoning at 126 Main Street

Staff described the applicant’s request to change two platted single‑family lots (about 1.335 acres) at 126 Main Street from Single‑Family‑1 to General Commercial. Staff said the Future Land Use Plan designates the area as City Center and recommended approval. Applicant Mr. Shearhart was present to answer questions; he said conversations with adjacent property owners and the possibility of a multi‑parcel development were ongoing. A commissioner moved to approve the rezoning (case Z25‑001); the motion was seconded and approved by voice vote.

Preliminary engineering at preliminary plat (CA25‑0002‑A) — tabled

Staff proposed an amendment to subdivision code chapter 10 to allow the city engineer to accept preliminary engineering plans at the time of a preliminary plat submittal rather than requiring full detailed engineering sets up front. Staff said the change would make nonresidential development review less risky for developers, allow the planning staff and engineer to screen feasibility more quickly, and preserve the requirement for final detailed engineering before construction. Commissioners raised questions about timelines, whether preliminary plats should have an expiration, and whether the process should treat residential and nonresidential submissions differently. A commissioner moved to table CA25‑0002‑A to next month so staff can revisit separating commercial and residential processes and address timing concerns; the motion passed.

Code cleanup: repeal of supermajority overrule requirement (CA25‑0002‑B)

Staff said state law had repealed enabling legislation that allowed a three‑quarter City Council majority to overrule a Planning and Zoning Commission denial, leaving only a simple‑majority path. Because the existing city code conflicts with state law, staff presented a housekeeping amendment to remove the obsolete subsection. The commission moved to recommend approval of CA25‑0002‑B; the motion passed.

Use chart amendment: require special use permits for select auto‑related uses (CA25‑0002‑C)

Staff also proposed changes to the permitted‑use chart for the General Commercial district to remove certain auto‑related uses from "by‑right" status and require specific use permits, giving the commission and council discretion to consider location and compatibility. Staff said the change is intended to encourage restaurants and retail in the City Center and limit further proliferation of service stations. The amendment affects four properties with existing auto‑related uses; those uses would become legal nonconforming and could be rebuilt in limited circumstances. Property owner Firoz attended and asked whether he would retain the right to rebuild if his station were damaged; staff said they will consult the city attorney and confirm protections for existing owners as ordinance language is drafted. The commission voted to recommend CA25‑0002‑C as presented.

Next steps

All recommended amendments will go to City Council for consideration. The preliminary‑engineering amendment was continued to the next Planning and Zoning meeting so staff can return with proposed revisions and legal clarifications.