Planning commission approves JY Construction office and shop on Yoder Road with parking and paving waivers

Jerry Yoder, owner of JY Construction, told the Reno County Planning Commission on March 19 that his business — which builds post‑frame buildings, stud‑wall garages and barndominiums — operates from a home office and would use a proposed 30‑by‑40 sales office with an attached 50‑by‑80 shop for drafting, sales and short‑term storage of equipment and leftover lumber.

Yoder said the property under contract consists of roughly five acres on the west side of South Yoder Road about 2,200 feet north of East Red Rock Road, and that the building is proposed on the north half of the parcel to avoid a distribution gas line and a steep slope on the south half.

“Most of our work is done at our clients’ location,” Yoder said, describing an operation with one to three employees and “no manufacturing” planned on site. He asked the commission to allow asphalt millings or flint rock rather than full concrete or asphalt for driveway surfacing and requested waivers for the county’s required number of parking stalls and for a loading space.

Mark Wnuk, Reno County planner, reviewed the staff report and recommended approval based on the nine factors listed in the report and nine conditions of approval. Wnuk told commissioners that the property is zoned R‑1 and that the county’s performance standards and setback rules apply; he noted regulations would typically require 18 parking stalls but that Yoder proposed eight stalls in front of the office and three behind the shop. Wnuk also said soil testing and environmental review will determine the final location and type of on‑site wastewater system and recommended flexibility to shift the building if necessary to accommodate wastewater placement.

A neighbor, Ron Nelson, spoke during public comment to ask about a narrow sliver of land that might affect his property line; staff advised him to check deeds or have a survey to resolve the boundary question.

After brief deliberation, a commissioner moved to approve case 26‑01 — described in the motion as a request by Leroy Keim with agent Jerry Yoder for a conditional use permit to establish a construction contractor sales office and equipment storage building on two R‑1 parcels — and to grant waivers from Article 10‑101 (parking count), Article 10‑105.1 (paving requirement) and Article 11‑101 (loading space). The motion was seconded and carried on a roll call vote: Mays Yes; Graham Yes; Schroeder Yes; Nelson Yes; Macklin Yes; Martin Yes; Garrison Yes.

The approval is subject to the staff‑recommended conditions, including developing the parcel consistent with the plan of operation, shielding any lighting so it is not directed onto adjacent property, limiting outside display under performance‑standard rules, installing the eight front parking stalls and three rear employee stalls shown on the site plan, and complying with all applicable federal, state and local regulations. The staff report and the commission’s motion also preserve the requirement that any future expansion involving on‑site construction would require a separate conditional use permit.

Next steps: the Planning Commission’s recommendation will be forwarded to the Reno County Commissioners after the protest period expires; parties wishing to require a supermajority County Commissioner decision may file a protest petition pursuant to KSA 12‑757 at the Reno County Clerk within 14 days of the Planning Commission decision.