Planning Commission Zoning (Sub) Committee

Summary

Meeting Overview

The Zoning Committee met on September 3, 2026, at 1:30 p.m. ET at the Phoenix Building, 3rd Floor Conference Room. The committee considered six agenda items during the meeting, including three informational presentations on specific properties and two informational updates on zoning regulations, as well as one regulatory matter that came to a vote. The committee took two motions and votes and heard one public comment during the session. One item—PLN-ZOTA-26-00007 regarding Attended Donation Center Regulations—was approved by the committee. The remaining five items, including presentations on UP Campus Student Living, LLC (PLN-MAR-26-00019), Turner Property 4, LLC (PLN-MAR-26-00020), Regency Holdings Three, LLC (PLN-MAR-26-00021), an update to industrial zones (PLN-ZOTA-26-00009), and an update to downtown zones (PLN-ZOTA-26-00010), were presented for informational purposes.

Votes and Decisions

The Commission took action on two items during the September 3, 2026 meeting:

Downtown Zoning Ordinance Text Amendment – Postponement 1:45:06

Commissioner McClure moved to postpone the downtown Zoning Ordinance Text Amendment, with a second from Commissioner Molly Davis. The motion passed by roll-call vote with 4 ayes and 2 nays. The item was postponed.

Attended Donation Centre Regulations – Approval 2:05:34

The Commission voted on approval of the Attended Donation Centre Regulations, identified as PLN ZOTO 26-7. Commissioner Forster moved for approval, seconded by Mr. Wilson. The motion passed unanimously.

Public Comment

Paula Singer addressed the Commission regarding plans for Cardinal Valley, specifically raising concerns about a potential attended donation center in the area 1:58:04. Singer emphasized the importance of maintaining the retail component currently operating in Cardinal Valley, expressing worry that an attended donation center could replace the existing retail store. She highlighted the value of the retail operation to the local community.

Contested Items

Downtown Zoning Ordinance Text Amendment

The Commission engaged in heated discussion regarding a proposed amendment to the downtown zoning ordinance. The primary point of contention centered on building height minimums and their potential effects on small businesses and downtown development.

The disagreement focused on how height restrictions would impact the ability of smaller enterprises to operate and develop within the downtown area, as well as broader implications for the district's growth and character. However, the specific positions taken by individual commissioners, the names of speakers, and the final outcome of the vote or decision are not documented in the available meeting records.

PLN-MAR-26-00019: UP CAMPUS STUDENT LIVING, LLC

This agenda item addressed a petition for a zone map amendment submitted by UP Campus Student Living, LLC. The proposal seeks to rezone 1.134 net acres from Medium Density Residential and Professional Office zones to a Downtown Frame Business zone.

No transcript timestamp information was available for this item. The meeting treated this matter as informational in nature, and no key speakers were identified in the meeting record.

The outcome of this agenda item was informational, indicating the Commission received information about the petition without taking formal action at this time.

PLN-MAR-26-00020: TURNER PROPERTY 4, LLC

This agenda item addressed a petition for a zone map amendment affecting approximately 2.394 net acres. The proposed change would reclassify the property from Neighborhood Business and Wholesale and Warehouse Business zones to an Industrial Redevelopment Planned Unit Development zone.

No transcript timestamp information was available for this item. The meeting record indicates this item was presented as informational in nature, though specific details regarding speakers, presentations, or discussion points were not documented in the available materials.

PLN-MAR-26-00021: REGENCY HOLDINGS THREE, LLC

This agenda item addressed a petition for a zone map amendment submitted by Regency Holdings Three, LLC. The proposal seeks to rezone 1.185 net acres from Single-Family Residential to Neighborhood Business zone. The petition also includes requests for variances and a conditional use permit.

No transcript timestamp information was available for this item, and no key speakers were identified in the meeting record.

The Commission treated this item as informational, meaning it was presented for information purposes without a final vote or decision rendered during this meeting.

PLN-ZOTA-26-00009: UPDATE TO INDUSTRIAL ZONES

This agenda item presented an update to Articles 8-21, 8-22, and 8-23 of the Zoning Ordinance, designed to modernize regulations for three industrial zone classifications: Wholesale and Warehouse Business, Light Industrial, and Heavy Industrial zones.

The item was presented as informational in nature. No specific speakers were identified in the meeting record, and no transcript timestamp was available for locating discussion of this item in the meeting video.

The proposed ordinance updates aim to bring the industrial zoning provisions into alignment with current development practices and community needs. The modifications address the three primary industrial zone categories that regulate different intensities and types of industrial activity within the jurisdiction.

No specific concerns, debate points, or discussion details were recorded for this agenda item. The outcome was informational, indicating the Commission received the presentation without taking formal action at this time.

PLN-ZOTA-26-00010: UPDATE TO DOWNTOWN ZONES

This agenda item presented an amendment to Articles 8-17, 8-18, and 8-19 of the Zoning Ordinance designed to modernize the downtown zoning categories and implement the adopted Downtown Area Master Plan.

The item was presented for informational purposes at the Commission meeting on September 3, 2026. No specific transcript timestamp is available for this discussion.

The proposed amendments address updates to the zoning framework governing the downtown area, aligning the ordinance with the previously adopted Downtown Area Master Plan to ensure consistency between planning policy and zoning regulations.

PLN-ZOTA-26-00007: ATTENDED DONATION CENTER REGULATIONS

1:48:27

The Commission considered a text amendment to add a new definition for attended donation centers and to allow their use as a principal use in certain zones.

Presenters and Discussion

Daniel, Lauren Nichols, and TJ Morrison were the key speakers on this agenda item. The amendment proposed regulatory language to establish attended donation centers as a defined use within the zoning code and to permit them as a principal use in specified zones.

Outcome

The Commission approved the ordinance.