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Record of Proceedings

Winchester-Clark County Planning Commission Meeting - December 12, 2025

Board of Commissioners Meetings — Friday, December 12, 2025
BodyWinchester, Kentucky
SessionBoard of Commissioners Meetings
DateFriday, December 12, 2025
StatusFILED
Video Record
0:00 / 2:34:33

Original source
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0:18

Also, Commissioners, make sure when you speak to the mic to hold it pretty close to your so they don't hear it.

0:25

We are recording on both these ends.

0:26

Are you ready?

0:34

Good evening, everybody.

0:43

And first of all, thank God at Travis McLean and Scott Owen belonging to members of Central Baptist for allowing us to use the sanctuary for our meeting tonight to accommodate everybody.

0:52

We welcome you here.

1:00

I might give the commission a few minutes to look over if they seek it earlier in the evening.

1:11

Mr.

1:12

Chairman.

1:15

Mr.

1:15

Chairman, I'd like to make a motion to approve minutes as well.

1:23

And a second commissioner Taylor.

1:25

Is there any further discussion on minutes?

1:28

Any corrections, any discussion?

1:31

Seeing nine hearing nine on paper yet?

1:35

Any opposed nay?

1:37

Motion passes.

1:44

Secretary Kent Matthews for explanation.

1:50

Yes, you should have received the financial reports in an email previous to the meeting and requesting appearment on the following accounts.

2:06

Ron Regni Engineering for three months, $750 and KAP for our insurance.

2:28

No questions on entertainment motion on the financial report.

2:32

Motion to approve.

2:35

Commissioner Mesley.

2:44

Commissioner Mayberg.

2:45

Any other discussion on the financial report?

2:48

Any questions?

2:50

Seeing none hearing all in favor, yay.

2:52

Yes.

2:53

Any opposed nay?

2:56

Motion passes.

2:58

Our next item of business, is there anyone here that would like to speak to something that is not on the agenda tonight?

3:04

Anybody that wishes to speak for something not on the agenda.

3:13

Okay, I see none this time.

3:17

Mr.

3:17

Chairman, I'd like to ask if the whole commission would agree to table number or letter C until January.

3:30

I have a motion from Commissioner Bush, table item number C to the January meeting.

3:41

Second.

3:42

And then second from Commissioner.

3:46

Is there any discussion on that?

3:54

Seeing not hearing nine, all in favor yay.

3:58

Any opposed nay?

4:01

Motion passed.

4:03

Bobby, tonight for specific.

4:06

I don't know if we're going to be here tonight and have a four number seat, but should we ask to see if you would like to leave?

4:12

Yeah.

4:12

So item number C, I'll read it to you.

4:19

Review and proposed text amendment to Article 6.12 of the Winchester Park County zoning ordinance regarding first floor residential units within the V2 Downtown Business District is District Historical Open Landry.

4:42

No one.

4:45

Okay.

4:45

Do we have a motion to take for this issue until January meeting and have a second?

4:50

Is there any other discussion?

4:56

See no discussion on paper yet?

5:00

Any opposed naight?

5:02

Motion passed.

5:10

I'd like to have our attorney, Mr.

5:12

Bobby Gillett to explain the procedures for the night.

5:17

Thank you, Mr.

5:18

Chairman.

5:20

For those of you who don't know me, which is probably most my name is Bobby Gulf, and I'm the attorney for the Planning Commission.

5:28

The two matters on for tonight, both the item A and item B are requests to rezone property.

Discussion Breakdown — Share of Meeting
Land Use Planning█████████████████████████████████████████████58%
Parks and Recreation████████████████21%
Transportation Safety█████7%
Economic Development█████6%
Procedural████5%
Water And Wastewater Management██2%
Community Engagement█1%
Summary of Proceedings

Winchester-Clark County Planning Commission Meeting - December 12, 2025

The Winchester-Clark County Planning Commission met on December 12, 2025, at Central Baptist Church. The primary agenda items included a highly debated rezoning request for a 29.67-acre property at 2020 Bypass Road and 722 Colby Road (the Traveling Trail site) from Professional Office (P1) to General Business (B4), a rezoning and consolidation plat for a residential lot behind 2417 Open Tour Road, tabling of a text amendment, and approval of the 2026 meeting calendar.

Consent Calendar

  • Minutes: Motion to approve minutes of previous meeting (Commissioner, seconded by Commissioner Taylor). Passed unanimously.
  • Financial Reports: Motion to approve financial reports, including $750 for Ron Regni Engineering and KAP insurance (Commissioner Mesley, seconded by Commissioner Mayberg). Passed unanimously.

Public Comments & Testimony

  • Regarding Item A (Colby Road/Bypass rezoning):

    • John Walker (204 Chardonnay Court): Argued that the comprehensive plan identifies the property as a park (public/semi-public) and that Clark County's park acreage is 55% below the national average (likely even lower due to lost trails). He cited goals to preserve natural areas, double park acres, and enhance pedestrian networks. He questioned whether public money from the hospital's original purchase should benefit the community.
    • Greg Thompson (510 Colby Road): Expressed urgent concerns about pedestrian safety on Colby Road, citing a near-head-on collision on May 17, 2025, involving a 14-year-old pedestrian. Requested sidewalk installation connecting Bristol Place to any new development.
    • Danny Crew (408 Willow Brook Road): Raised concerns about increased stormwater runoff from the proposed large parking lot. Noted that his home (in a flood zone) has experienced increased flooding since 1997 and that developers must not increase water levels on neighboring properties.
    • Dave Diedrich (255 Bloom Avenue): Opposed rezoning because of daily use of the Traveling Trail with his dog and fears of increased traffic on Colby Road and Bloom Avenue.
    • Bonda (address not given, but lives adjacent to property): Opposed rezoning because the proposed development directly abuts her single-family home – a situation unique in Clark County (big-box retail across from a residence). Highlighted existing traffic accidents (mailbox destroyed, fire hydrant hit) and argued that turn lanes would worsen safety. Criticized Greater Clark Foundation (GCF) for selling to a developer.
    • Heather Penachett (3575 Old Boonesboro Road): Expressed strong support for the zoning change, noting the current P1 zoning already allows intensive development (multi-family, offices). Stressed that the bypass is the retail hub, and this development would relieve congestion near Walmart and Kroger. She argued multi-family housing would be worse for the corner.
    • Joel Watt (723 Colby Road): Opposed, citing mailbox destroyed three times, numerous accidents, and fear that development will kill people on narrow Colby Road.
    • Paul (610 Colby Road): Opposed, describing brutal traffic conditions, lack of sidewalks, and the Traveling Trail's value for walkers (kids, parents, dogs). Disputed access claims: said the Colby Road gate is always closed. Flooded twice at their previous home – argued development will worsen runoff.
    • Cassie Greed (339 West Washington Street): Opposed because the Traveling Trail is the only safe place to walk her anxious rescue dog (people drive from Lexington to use it). Noted lack of sidewalks on that side of town.
    • Karen Fuller (Mel Papa Drive): Raised transparency concerns: requested board members with familial or business ties to GCF recuse themselves. Noted daycare uses the trail.
    • Wendy Berriman (Second Lake View Drive): Opposed, arguing the proposed 300 retail jobs are low-wage and often unfilled. Cited eight stoplights on the bypass already. Challenged GCF to donate the land for a park instead of selling.
    • Pegger Swanson (9-year-old, Ninear Glenn Avenue): Opposed, stating the trail is used for walking dogs and exercise, and that nature should not be replaced with pavement and stores.
    • Brad Condley (370 Jackson Ferry): Opposed, noting Clark County lacks green space and that the property contains a 300-year-old pin oak. Urged the commission to prioritize green space over another shopping center.
    • Laura Carpenter (2416 Ironworks Road): Opposed, sharing personal story of healing after losing her arm to cancer by walking the Traveling Trail. Argued green space becomes more valuable over time and another grocery store is not needed on that stretch.
    • Speaker (address 23 Carbon Money): Opposed, warning that destroying the trail is permanent and that Winchester's charm lies in its small-town green space.
    • Becky Alexander (Bay Berry Lane): Opposed, noting the applicant has built in larger cities; Winchester is about charm, style, and beauty – not big-box retail.
    • McKinney Farrell (County School board member): Opposed, urging protection of green space. Noted people come from Lexington and Nicholasville to use the trail for anxious rescue dogs.
    • Laura Connolly (Two Mile Road): Opposed, moved from Florida concrete jungle, valued green space for pollinators and free public access.
    • Teresa Barpark (Stirbridge Fine): Opposed, presented tourism materials promoting the Traveling Trail, questioning why it would be eliminated.
    • Nancy Kane (Locust Drive): Lifelong resident, opposed. Emphasized Colby Road cannot handle more traffic and that Publix could be built elsewhere.

  • Regarding Item B (Open Tour Road rezoning): No public comments offered.

Discussion Items

  • Item A: Rezoning 29.67 acres (2020 Bypass Road/722 Colby Road) from P1 to B4

    • Staff Report (Rob Jeffries): The property is currently zoned P1 (Professional Office) and is designated Public/Semi-Public on the 2024 Future Land Use Map (this designation first appeared in 2004). Prior comprehensive plans (1990, 1997) showed commercial and professional office. The hospital intended to relocate there in 1997 but never did. The applicant (STL Development) proposes an anchor grocery store, five outparcels, and two larger lots. Staff noted that the current P1 zoning already allows many uses (multi-family, offices, etc.) without public hearing. If the development plan meets requirements, staff could approve it without commission action under updated subdivision regulations.
    • Applicant's Presentation (John Romp, representing Greater Clark Foundation and STL Development): Argued the property is the epicenter of commercial development on the bypass – ideal for infill development per the comprehensive plan. The P1 zoning is inappropriate: no professional office development has occurred in 30 years. The property cannot be held for public use without government purchase (a taking). Rezoning would generate substantial tax revenue (currently nonprofit-owned, no property tax) and 300+ new jobs with $15 million annual payroll. A traffic study has been submitted to KYTC, and the developer is willing to add turn lanes that will also benefit existing development. Stormwater will be detained/retained per law – no increase to neighbors. The Traveling Trail was always intended to be temporary (documented as such in newspaper articles from 2007-2008). GCF remains committed to other green spaces (Legacy Grove Park). The developer is a national firm with a track record.
    • Planning Commissioner Questions/Clarifications:
      • Commissioner Bush asked about traffic, water runoff, and entrances. Mr. Romp clarified KYTC will approve final traffic improvements; stormwater must not increase runoff on neighbors. Mr. Jeffries clarified the development plan is not yet KYTC-approved.
      • Mr. Romp corrected that the proposed entrance on Colby Road is not existing but mirrors the entrance across the street.
      • Staff clarified the difference between current P1 uses and proposed B4 uses.
    • Motion to Approve (Commissioner Bush): Forward a recommendation to the government body to approve the zone map amendment from P1 to B4, based on findings that the property is on the main commercial thoroughfare, the 2024 Future Land Use Map designation (Public/Semi-Public from 2004) does not reflect the original commercial intent, the hospital never relocated, and the existing P1 zoning is inappropriate. Seconded. Motion passed (voice vote: all in favor).

  • Item C: Text Amendment (Article 6.12 – First Floor Residential Units in V2 Downtown Business District) – Tabled to January 2026 meeting without discussion (motion to table, seconded, passed).

  • Item B: Rezoning and Consolidation Plat (0.763 acres at 2417 Open Tour Road, parcels 3A, 4A, 5A from A1 to R1C)

    • Staff Report (Rob Jeffries): The three back parcels were originally intended to be consolidated with adjoining parcels (noted on 1999 plat) but never were. The property owner purchased the front parcel (with landscape business) and back parcels. He requests rezoning to R1C (single-family residential) and consolidation of 0.763 acres to build a residence behind his business. Access via a 12-foot easement to Open Tour Road.
    • Applicant's Attorney (Mr. Gallage): Explained the history: James Vaughan created 11 lots for large backyards; only one was sold. Owner wants to live on-site to watch over his expanding landscape business. The change to R1C conforms with adjoining residential zoning. No increase in density.
    • Motion to Approve Rezoning (Commissioner): Forward recommendation to approve the zone map amendment based on the 2024 Comprehensive Plan's future land use classification (single-family residential). Seconded. Passed unanimously.
    • Motion to Approve Consolidation Plat (Commissioner): Approve the record plat consolidating parcels, with the 12-foot access easement. Seconded. Passed unanimously.

  • 2026 Meeting Calendar: Approved as presented (dates listed: 1st Monday of each month, with November on 10th). Motion by Commissioner, seconded. Passed.

Key Outcomes

  • Item A (Colby Road Bypass rezoning): The Planning Commission voted to recommend approval of the zone map amendment (P1 to B4) for 29.67 acres at 2020 Bypass Road and 722 Colby Road. The final decision rests with the applicable government body (city or fiscal court).
  • Item B (Open Tour Road rezoning): The Commission voted to recommend approval of the rezoning from A1 to R1C for 0.763 acres (parcels 3A, 4A, 5A) and approved the consolidation plat with a 12-foot access easement.
  • Item C (Text Amendment): Tabled to the January 2026 meeting to allow downtown business owners more time for review.
  • 2026 Meeting Calendar: Approved and adopted.

Meeting Transcript

Also, Commissioners, make sure when you speak to the mic to hold it pretty close to your so they don't hear it. We are recording on both these ends. Are you ready? Good evening, everybody. And first of all, thank God at Travis McLean and Scott Owen belonging to members of Central Baptist for allowing us to use the sanctuary for our meeting tonight to accommodate everybody. We welcome you here. I might give the commission a few minutes to look over if they seek it earlier in the evening. Mr. Chairman. Mr. Chairman, I'd like to make a motion to approve minutes as well. And a second commissioner Taylor. Is there any further discussion on minutes? Any corrections, any discussion? Seeing nine hearing nine on paper yet? Any opposed nay? Motion passes. Secretary Kent Matthews for explanation. Yes, you should have received the financial reports in an email previous to the meeting and requesting appearment on the following accounts. Ron Regni Engineering for three months, $750 and KAP for our insurance. No questions on entertainment motion on the financial report. Motion to approve. Commissioner Mesley. Commissioner Mayberg. Any other discussion on the financial report? Any questions? Seeing none hearing all in favor, yay. Yes. Any opposed nay? Motion passes. Our next item of business, is there anyone here that would like to speak to something that is not on the agenda tonight? Anybody that wishes to speak for something not on the agenda. Okay, I see none this time. Mr. Chairman, I'd like to ask if the whole commission would agree to table number or letter C until January. I have a motion from Commissioner Bush, table item number C to the January meeting. Second. And then second from Commissioner. Is there any discussion on that? Seeing not hearing nine, all in favor yay. Any opposed nay? Motion passed. Bobby, tonight for specific. I don't know if we're going to be here tonight and have a four number seat, but should we ask to see if you would like to leave? Yeah. So item number C, I'll read it to you. Review and proposed text amendment to Article 6.12 of the Winchester Park County zoning ordinance regarding first floor residential units within the V2 Downtown Business District is District Historical Open Landry. No one. Okay. Do we have a motion to take for this issue until January meeting and have a second?

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