Richmond Planning and Zoning Meeting - April 15, 2026

The Richmond City Planning and Zoning Commission met on April 15, 2026, to consider a zone map amendment for property on Amber Way, a home occupation permit draft, and a director's report. The meeting included a public hearing on the zone change, which resulted in a 3-3 tie vote, sending the matter to the Board of Commissioners without a recommendation. The home occupation permit draft was approved unanimously.

Consent Calendar

• Approval of March 18, 2026 Minutes: Unanimously approved (Commissioner De Grant, Short, Miller, Miles, Estell voted yes; Commissioner Perkins abstained).

Public Comments & Testimony

• Mark Meek (103 Castlewood Drive): Opposed the zone change, expressing concerns about traffic, potential for apartments or hotels, and the impact on the neighborhood's character. He noted that the terrain would be costly to develop and that the buffer zone might be insufficient.
• Jennifer Lemieux (117 Castlewood Drive): Opposed, citing traffic congestion, safety issues, and the lack of a specific plan for the property. She emphasized that the zone change would allow any B3 use without control.
• Janice Barton (1084 Amberley Way): Opposed, referencing a KDOT traffic study that found current delays 'acceptable' but residents disagree. She worried about opening Pandora's box without a specific plan.
• Patty Curry (149 Castlewood Drive): Opposed, highlighting traffic and safety concerns, including panhandlers and the difficulty of exiting the subdivision.
• Paul Aragon (142 Castlewood Drive): Opposed, questioning the buffer size and potential for rezoning to R3 (residential) later. He feared decreased property values and increased crime.
• Jason Webster (112 Castlewood Drive): Opposed, pleading for the commission to protect the neighborhood's safety and sense of community.
• Carmen Legends (100 Castlewood Drive): Opposed, arguing that a hotel would overlook backyards and that the area already has too many hotels.
• Charles (113 Castlewood Drive): Opposed, providing history of the property's zoning changes and asserting that a B3 transition is inappropriate next to R1 residential.

Discussion Items

• Zone Map Amendment for Amber Way (PVA 0042-042A-0000):
  • Applicant's Position (Preston Worley, representing Richmond Place LLC): Requested a zone change from B1/P1 (cross-zoned) to B3, arguing that the current zoning is inappropriate and underutilized. He stated that the property has been vacant for years and that B3 is consistent with the comprehensive plan, which encourages infill development along the I-75 corridor. He noted that no specific use is proposed, and future development plans would require commission approval. He emphasized that apartments are no longer permitted in B3.
  • Commissioner Questions: Commissioner Miller expressed concern that B3 is too intense for the area, given traffic and the proximity to residential neighborhoods. Commissioner Perkins noted topographic challenges. Others pointed out that B3 already abuts the property on the north side.
  • Rebuttal: Worley reiterated that the zone change would extend the existing B3 corridor and that buffers and landscaping would be required. He argued that traffic issues are a state responsibility and that the property is large enough to mitigate impacts.
• Home Occupation Permit Draft:
  • Staff Update (Kevin): The draft was revised to remove the 25% floor area limit for Type II home occupations, and the employment limit was changed from one to two persons. No public comments were received.
  • Commission Discussion: Commissioner Miller raised concerns about inspections and enforcement, suggesting periodic renewals. Staff noted that code enforcement and business licensing can address compliance, and that restrictive covenants often prevent home occupations. The parking requirement (two off-street spaces for customers) was discussed as a challenge for many lots.
  • Outcome: The draft was approved unanimously (6-0).
• Director's Report:
  • New tablets will be provided for paperless meetings; training will be offered.
  • KLC training status: All commissioners except Commissioner Francis have completed or are signed up.
  • Discussion on walking trails and recreation requirements in subdivisions: Commissioner Miller expressed concern about maintenance of trails by HOAs. Staff suggested removing mandatory recreation requirements for R2 but keeping them for R3, and will send proposed changes to commissioners for feedback.

Key Outcomes

• Zone Map Amendment (Amber Way): Motion to deny failed on a 3-3 tie (Commissioner De Grant, Miles, Estell voted no; Commissioner Short, Miller, Perkins voted yes). The item will proceed to the Board of Commissioners without a recommendation from the Planning Commission.
• Home Occupation Permit Draft: Approved unanimously (6-0).
• Directives: Staff will provide commissioners with a list of proposed changes to recreation requirements and will send information on new tablets and training.