Planning Commission Zoning (Sub) Committee

Summary

Meeting Overview

The Zoning Committee met on December 4, 2025, at 1:30 p.m. at the Phoenix Building, 3rd Floor Conference Room. The meeting covered 8 agenda items spanning a range of planning and zoning matters. Of those items, 3 were approved (PLN-MAR-25-00022: Subtext Acquisitions, LLC; PLN-MAR-25-00023: Anderson Village at Great Acres, LLC; and PLN-MAR-25-00019: Anderson Midtown Apartments, LLC), 3 were postponed (PLN-MAR-25-00017: Legacy Trail, LLC; PLN-MAR-25-00015: Ball Homes, Inc.; and PLN-MAR-25-00018: Dailey Homes, LLC), 1 zoning ordinance text amendment (PLN-ZOTA-24-00006: Revisions to Article 23A-10 for the Economic Development (ED) Zone) was also postponed, and 1 item — a Downtown Master Plan Update — was heard as an informational presentation. The committee took 6 votes in total and heard 1 public comment during the course of the meeting. No presiding officer is identified in the available meeting record.

Votes and Decisions

The Commission took action on six items during the December 4, 2025 meeting, with all votes passing or being postponed unanimously.

• PLN-MAR-25-00022 — A zone change for Subtext Acquisitions, LLC from R3 and R1E to B1 was approved unanimously. The motion was made by Commissioner Davis and seconded by Commissioner Nickel. The vote constitutes a recommendation to the commission for the January 29th hearing. 29:12

• PLN-MAR-25-00023 (Zone Change) — A zone change for Anderson Village at Great Acres, LLC from R3 to B3 was approved unanimously. The motion was made by Commissioner McClure and seconded by Commissioner Forrester. 55:30

• PLN-MAR-25-00023 (Variance) — A variance request for Anderson Village at Great Acres, LLC was unanimously postponed. The motion was made by Commissioner McClure and seconded by Commissioner Jonathan Davis. 56:00

• PLN-MAR-25-00019 (Zone Change) — A zone change for Anderson Midtown Apartments, LLC from R3 to R4 was approved unanimously. The motion was made by Commissioner Forrester and seconded by Commissioner Jonathan Davis. 1:10:49

• PLN-MAR-25-00019 (Variances) — Variance requests for Anderson Midtown Apartments, LLC were approved unanimously. The motion was made by Commissioner Forrester and seconded by Commissioner Jonathan Davis. 1:11:19

• PLN-ZOTA-24-00006 — A zoning ordinance text amendment for the Economic Development (ED) zone was unanimously postponed. The motion was made by Commissioner Jonathan Davis and seconded by Commissioner Molly Davis. 1:36:54

No roll call vote breakdowns were recorded for any item. All six actions were decided unanimously.

Public Comment

One member of the public addressed the Commission during the public comment period of the December 4, 2025 meeting.

• Rolanda Woolfolk 28:42 requested a postponement of the hearing. Woolfolk stated that the delay was needed in order for their attorney to properly represent them in the matter.

No other public comments were recorded during this session.

Contested Items

Two items on the December 4, 2025 agenda generated notable disagreement, resulting in postponements for both.

• PLN-MAR-25-00022: Subtext Acquisitions, LLC — This item drew community opposition centered on the scale and impact of the proposed development. Concerns raised by community members prompted revisions to the proposal and ultimately led to a postponement, indicating that the project had not yet reached a form acceptable to those affected by it.

• PLN-ZOTA-24-00006: Economic Development (ED) Zone — This item involved a procedural dispute rather than broad public opposition. The applicant and staff were in ongoing disagreement over the specific language of the proposed zoning text amendment. The unresolved nature of those discussions resulted in a postponement, with both parties needing additional time to reconcile their differences before the item could move forward.

In both cases, the Commission did not reach a final decision, and the matters were deferred for further review.

PLN-MAR-25-00017: LEGACY TRAIL, LLC

0:30

This agenda item (I.a) concerned a petition filed by Legacy Trail, LLC for a zone map amendment at 1170 Newtown Pike. The applicant sought to rezone approximately 12.64 net acres from an Agricultural Urban (A-U) zone to a Corridor Business (B-3) zone.

The item was not heard on its merits at the December 4, 2025 Commission meeting. Daniel was noted as a key speaker in connection with the item. The applicant requested a postponement, and the Commission accommodated that request. No substantive presentation, debate, or public discussion of the rezoning petition took place at this meeting as a result.

• Petition type: Zone map amendment
• Current zoning: Agricultural Urban (A-U)
• Proposed zoning: Corridor Business (B-3)
• Property size: 12.64 net acres
• Location: 1170 Newtown Pike
• Outcome: Postponed at the applicant's request

No concerns, findings, or recommendations regarding the merits of the rezoning were recorded at this time.

PLN-MAR-25-00022: SUBTEXT ACQUISITIONS, LLC

1:05

The Commission took up agenda item I.b, a petition filed by Subtext Acquisitions, LLC, requesting a zone map amendment for approximately 0.51 net acres of property located at 118 Montmullin Street, 121 & 123 Prall Street, and a portion of 545–549 and 553 S. Limestone.

The petition sought to rezone the subject parcels from a Single Family Residential (R-1E) zone and Planned Neighborhood Residential (R-3) zone to a Neighborhood Business (B-1) zone. Key speakers on this item included Jeremy and Nick Nicholson, who participated in the presentation and discussion of the request.

The item was brought before the Commission as a discussion matter, with the presentation covering the nature of the proposed rezoning and its implications for the affected properties. The Commission considered the request, which involved consolidating parcels under two different existing residential zoning designations into a single Neighborhood Business classification.

The Commission ultimately approved the petition.

PLN-MAR-25-00023: ANDERSON VILLAGE AT GREAT ACRES, LLC

30:47

The Commission took up a petition for a zone map amendment affecting property located at 2788 Ruby River Drive. The applicant, Anderson Village at Great Acres, LLC, requested a rezoning of 0.658 net acres from a Planned Neighborhood Residential (R-3) zone to a Corridor Business (B-3) zone.

Key speakers on this item included Jeremy Young and Dick Murphy. The item was presented and discussed before the Commission as a formal discussion item.

The Commission approved the zone map amendment request.

*Note: Detailed presentation content, specific arguments, and any concerns raised during deliberation are not available in the provided source materials beyond what is summarized above. Readers seeking the full discussion are encouraged to view the meeting recording beginning at timestamp 30:47.*

PLN-MAR-25-00015: BALL HOMES, INC.

This agenda item concerned a petition for a zone map amendment submitted by Ball Homes, Inc. for property located at 451 Chilesburg Road. The request sought to rezone approximately 12.35 net acres from an Agricultural Rural (A-R) zone to an Expansion Area Residential (EAR-2) zone.

The item was listed as a discussion item on the agenda. No key speakers were recorded in the available data, and no detailed account of presentations, debates, or specific concerns raised during the meeting is available from the provided materials.

The Commission ultimately postponed this agenda item. No further details regarding the reason for postponement or a scheduled return date are reflected in the available data.

PLN-MAR-25-00018: DAILEY HOMES, LLC

This agenda item concerned a petition submitted by Dailey Homes, LLC for a zone map amendment affecting property located at 2914 Clays Mill Road. The request sought to rezone approximately 3.267 net acres from a Single Family Residential (R-1B) zone to a Mixed Low Density Residential (R-2) zone.

The item was listed as a discussion item under agenda identifier II.b. No detailed transcript timestamp data is available for this item, and no specific speakers, presentations, or debates are recorded in the available meeting data.

The Commission's action on this item was a postponement; no final decision on the rezoning petition was reached at the December 4, 2025 meeting.

PLN-MAR-25-00019: ANDERSON MIDTOWN APARTMENTS, LLC

56:35

The Commission took up agenda item II.c, a petition for a zone map amendment affecting property located at 401 Woodland Avenue. The request sought to rezone 0.585 net acres from a Planned Neighborhood Residential (R-3) zone to a Medium Density Residential (R-4) zone, submitted by Anderson Midtown Apartments, LLC.

Key speakers on this item included Jeremy Young and Dick Murphy. The discussion centered on the proposed rezoning and its implications for the subject parcel.

The Commission ultimately approved the zone map amendment.

*Note: Additional detail on the specific arguments presented, concerns raised, and the full deliberation on this item was not available in the source data beyond what is summarized above. Readers seeking a fuller account of the discussion are encouraged to consult the meeting video beginning at timestamp 56:35.*

PLN-ZOTA-24-00006: Revisions to Article 23A-10 for the Economic Development (ED) Zone

1:14:28

The Commission took up agenda item III.a, a proposed text amendment to modify Article 23A-10 governing the Economic Development (ED) zone, case number PLN-ZOTA-24-00006.

Key speakers on this item included Andrew and Brandon Gross. The discussion centered on a text amendment intended to revise the regulations applicable to the Economic Development (ED) zone. At the time of the meeting, the applicant and staff were still in the process of finalizing the specific language for the proposed amendment.

No substantive debate or formal presentation of revised language took place during this agenda item, as the underlying work between the applicant and staff had not yet been completed to a point where the Commission could meaningfully review or act upon the proposal.

• Item type: Text amendment (discussion item)
• Status: The item was postponed, pending completion of the language being developed collaboratively by the applicant and staff.

No final recommendations, votes, or conditions were issued at this meeting. The item is expected to return before the Commission once the amendment language has been finalized.

DOWNTOWN MASTER PLAN UPDATE

1:37:42

Under agenda item IV.a, the Division of Planning provided a brief informational update on the ongoing Downtown Master Plan planning process. Boyd served as the key speaker for this presentation.

The update was informational in nature, offering the Commission a progress report on where the Downtown Master Plan process currently stands. No vote or formal action was taken as a result of this agenda item.

No additional details regarding specific milestones reached, upcoming phases, concerns raised, or debate among commissioners are reflected in the available record for this item.