Johnstown planning commission tables amendment to expand light-manufacturing uses after traffic and access concerns

The Johnstown Planning and Zoning Commission on the stated meeting reviewed a proposed text amendment to Section 1159, the city's light-manufacturing zoning code, that would expand permitted uses to parcels with frontage on certain streets and would explicitly add Endeavor Court and Sportsman's Club Road to that list. After extended discussion about traffic impacts, setbacks and curb-cut limits, the commission voted to table the item and asked staff and the consultant to rework key access and curb-cut language before returning the draft.

The amendment aims to modernize the light-manufacturing district and reduce case-by-case zoning approvals for industrial businesses. "The whole point of light manufacturing obviously is to bring in more income to the city," a staff presenter said while describing how the update would remove red tape and allow existing businesses to expand. Property representatives said excluding Sportsman's Club would preclude nearby parcels from benefiting. "We are wanting Sportsman's Club included," Justin Fox, speaking for property owner Rodney Johnson, told the commission.

Commissioners focused on how the new language would affect nearby residential lots and the traffic load at the Commerce Boulevard/US-62 intersection. They noted code provisions flagged in the draft, including a 40-foot rear-setback in specified circumstances and a required 25-foot landscape buffer with canopy and understory planting to create a visual screen between light-manufacturing parcels and adjacent non-industrial residential lots. Commissioners also highlighted a safety-related restriction in the draft that would keep paint and powder-coating operations at least 100 feet from residential property lines.

A substantial portion of the discussion examined access management. The draft currently references minimum spacing between curb cuts (120 feet) and limits the width of access drives (about 35 feet). Consultant Chris of NKSK advised the commission that the city can limit the number of curb cuts through zoning language or require a connected internal road network. "I would just think about what's kind of the number of curb cuts that make sense based on existing parcels and try to limit it," Chris said, urging specific drafting to avoid ad hoc approvals creating multiple curb cuts along the corridor.

Commissioners also clarified that traffic studies are typically paid for by project proponents and reviewed by the city's engineer; mitigation requirements must be proportional to project impacts rather than used to solve preexisting background conditions. Commissioners asked staff whether the amendments would rezone land; staff replied the change would not rezone parcels but would add named streets to the set of locations where expanded entitlements apply.

After discussion and public comment, Commissioner Mark Zolinski moved to table Item 5 (Section 1159, light manufacturing) so staff and the consultant can draft clearer language on curb cuts, access and any parcel-specific protections; the motion passed unanimously in recorded roll-call votes. The commission directed staff to return with revised code language and options for limiting curb cuts or otherwise coordinating access before recommending the amendment to city council.

The commission will take up the revised draft at a future meeting; in the meantime staff said they will prepare alternative wording and measurements for the commission to review.