Planning Commission Meeting - January 21, 2022

The Kearney Planning Commission met on January 21, 2022, at 9:00 AM in City Council Chambers. The meeting focused on a series of applications related to the redevelopment of the former William Estates property into the William Grace Estates subdivision, a 9-lot, 18-unit duplex development on 2116 and 2202 East 34th Street. All items were approved, with one commissioner voting against the revised planned development plan due to concerns about setback deviations and access points.

Consent Calendar

• Approval of Minutes: The commission unanimously approved the minutes of the December 17, 2021 meeting (9-0).
• Subdivision Vacation No. 2020-05 – William Estates: The application to vacate Lots 1 and 2, Block 1, including all platted easements, was approved unanimously (9-0).

Discussion Items

• Preliminary Plat No. 2022-01 – William Grace Estates: Applicant Jacob Ryder (Olsson, representing B & G Investments LLC) presented a revised plan to subdivide the property into nine lots (instead of two) to accommodate duplexes. Each duplex would be on its own lot, with 18 separate units. The plan includes two duplex types: four smaller one-bedroom units (parks two cars each) and five larger two-bedroom units (parks three cars each). The development will have a private 24-foot-wide internal street, with access from East 34th Street via three driveways (two for lots 1 and 9, and one shared for the remaining lots). The applicant requested several deviations from standard zoning requirements: reduced rear yard setbacks (20 feet instead of 25) for five lots, reduced front yard setbacks (20 feet instead of 25) for four lots, reduced street side yard setbacks (20 feet) for three lots, and reduced minimum lot sizes for lots 2 and 8 (5,524 and 5,525 square feet, respectively, versus the typical ~6,000 square feet). Staff recommended approval, noting the deviations are consistent with the Planned Development overlay district’s intent for flexibility and increased density. A commissioner expressed concerns about the three separate driveways onto 34th Street and the high number of setback deviations (13 out of 34 potential setbacks), arguing that such deviations could set a precedent. Another commissioner supported the project as a good example of infill density. The public hearing was opened and closed with no public testimony. The preliminary plat was approved 9-0.
• Final Plat No. 2022-01 – William Grace Estates: The final plat, which establishes the nine lots, was approved unanimously (9-0) after a brief public hearing with no testimony.
• Revised Planned Development Plan No. 2020-04: The revised development plan, incorporating the same deviations as the preliminary plat, was approved 8-1. Commissioner Malone voted no, citing concerns about the number of deviations and the potential for future owners to sell individual lots, complicating enforcement. The plan includes an increase in standards: a 6-foot white vinyl privacy fence around the perimeter (west, north, and east sides) and preservation of existing mature trees plus new front-yard trees. The applicant noted that the three driveways onto 34th Street were already approved in the previous 2020 plan and are retained for phasing convenience.

Key Outcomes

• Subdivision Vacation No. 2020-05: Approved unanimously.
• Preliminary Plat No. 2022-01: Approved unanimously (9-0).
• Final Plat No. 2022-01: Approved unanimously (9-0).
• Revised Planned Development Plan No. 2020-04: Approved 8-1 (Commissioner Malone dissenting).
• Subcommittee on Off-Street Parking: The commission agreed to form a subcommittee to review off-street parking requirements. Commissioner McGuinness volunteered to serve; two additional volunteers are needed.
• Adjournment: The meeting was adjourned after reports.