[0:12] Okay, we are good to go.

[0:15] All right, this is the Board of Zoning

[0:16] Appeals, uh August 12th, 2026. Uh we'll

[0:20] start with the call to order.

[0:22] » Yes, Mr. Ailor.

[0:23] » Here.

[0:24] » Ms. McCoy.

[0:25] » Here.

[0:26] » And Ms. Arnold.

[0:27] » Here.

[0:28] » Next item is uh appointment of

[0:31] the replacement vice chair, and I'm

[0:32] going to move that we uh table that till

[0:35] next meeting.

[0:37] » I'll second.

[0:38] » Second.

[0:41] » Ms. McCoy.

[0:41] » Yes.

[0:42] » Ms. Arnold.

[0:43] » Yes.

[0:43] » And Mr. Ailor.

[0:44] » Yes.

[0:49] » All right, next we have the approval of

[0:51] the minutes uh for the May 13th, 2026

[0:54] meeting.

[0:55] Um

[0:56] I'll go ahead and move to approve those

[0:58] minutes.

[0:59] » Second.

[1:02] » Mr. Ailor.

[1:03] » Oh, yes.

[1:05] » Ms. McCoy.

[1:06] » Yes.

[1:06] » And Ms. Arnold.

[1:07] » Abstain.

[1:13] » All right.

[1:19] All right, uh next we'll move to

[1:21] communication uh by the village.

[1:24] » Yep, I will give a brief update here.

[1:27] Um

[1:28] Just wanted to thank everybody for being

[1:29] here. This is our first BZA meeting

[1:31] since May

[1:33] of 2026. Um

[1:35] I want to also introduce our newest

[1:37] employee here. This is Cameron Davis. He

[1:39] is our official code enforcement

[1:41] officer. Uh just hired. Uh and started

[1:44] on on Monday.

[1:46] Um he'll be enforcing um the upcoming

[1:49] property exterior property maintenance

[1:50] code that the village has has passed. Um

[1:53] so we're getting him used to everything

[1:55] and getting him on onboarding and the

[1:57] training underway this week.

[1:59] Uh so we'll we'll try to have them on

[2:01] and just wanted to introduce him to the

[2:03] board. So.

[2:04] » Welcome.

[2:06] » Um other than that

[2:09] as far as um next month goes at next BZA

[2:14] meeting, we are anticipating one

[2:16] application for the September meeting.

[2:18] Um it it could be related to a uh fence

[2:22] on a corner lot property.

[2:24] Um as of now we've not received that

[2:26] application, but we are anticipating

[2:27] that. Um

[2:29] Additionally, we will have

[2:31] two new members joining the board next

[2:33] month. Um and we'll officially be up to

[2:36] a a full five members, which is great.

[2:38] So.

[2:39] Um

[2:40] that is all that I have at this time.

[2:43] » Thank you. Uh and now we'll move on to

[2:45] public comments. We'll open up uh public

[2:47] comment for anybody who has any comments

[2:49] unrelated to the application on

[2:51] tonight's agenda.

[2:55] Seeing none, we'll move on to old

[2:56] business, uh which there is none, so

[2:58] we'll move on to uh new business. And so

[3:01] we're going to

[3:03] start with the public hearing uh for CU

[3:06] 26-1.

[3:09] » Yep, so this is for anybody that would

[3:11] like to speak on tonight's

[3:13] uh application regarding the conditional

[3:15] use.

[3:16] Um we will have a separate time for Mr.

[3:18] Bidi to approach uh the board if if you

[3:21] have any questions. Um but this is for

[3:23] anybody that would like to speak at this

[3:25] time.

[3:31] » If anyone's here that has thoughts about

[3:33] the um item that we're going to be

[3:34] discussing tonight, now is the time.

[3:39] » Okay, seeing none, uh at this point I'm

[3:42] going to recuse myself um from the

[3:45] consideration of the application, and

[3:47] I'm will hand it off to somebody else

[3:49] who wants to

[3:50] go through this.

[3:51] » Yeah, I can I can an update on on the

[3:53] application tonight. So,

[3:55] um let's see here.

[4:08] All right. So, tonight's application is

[4:10] for a request for conditional use.

[4:13] Uh the properties under consideration

[4:15] tonight are along West South Avenue

[4:18] uh in the RS3 Old Town Residential

[4:21] District. Uh they are two joining vacant

[4:24] parcels.

[4:25] Um

[4:27] um and the applicant is requesting

[4:29] conditional use uh in order to construct

[4:32] a two-family residence, uh otherwise

[4:33] known as duplex.

[4:35] These are listed as a conditional use in

[4:38] the RS3. So, although they're not

[4:40] permitted outright, um that is the

[4:42] purpose of the BZA process here tonight

[4:44] is uh to hear the conditional use

[4:46] request um

[4:47] and to decide on that.

[4:49] So, uh

[4:50] getting a little bit more specific into

[4:52] the

[4:53] uh application,

[4:56] the applicant uh has provided some some

[4:58] illustrations um

[5:01] of potential options for what that site

[5:04] could eventually look like. Um we've

[5:05] [snorts] had

[5:07] multiple conversations with Mr. Beatty

[5:09] in the past just regarding the the

[5:11] zoning setback requirements, lot

[5:13] coverage requirements, um

[5:16] lot widths, and

[5:18] uh as well as parking requirements uh

[5:20] for a duplex structure. Um the main

[5:22] reason

[5:24] um

[5:25] why the applicant is requesting the

[5:27] conditional use

[5:29] uh is because

[5:30] currently the way that the two parcels

[5:32] sit, um they are too small individually

[5:36] to create a duplex structure, but uh if

[5:38] the applicant were to combine the two

[5:40] parcels into one new lot, um he would

[5:42] have enough square footage to construct

[5:45] a duplex. So, in the RS3 specifically,

[5:48] uh the minimum lot size required for a

[5:51] duplex structure is 8,000 square feet.

[5:55] But, if the applicant were to combine

[5:57] these two lots, which which he would

[5:58] plan on doing,

[6:01] the new lot would be

[6:02] close to 12,000 square feet. So, almost,

[6:04] you know,

[6:05] 30 33% more than what's required.

[6:10] So, yeah.

[6:11] Going more into the

[6:13] other zoning requirements,

[6:15] the minimum lot width for a duplex

[6:18] structure

[6:19] is 50 feet.

[6:21] If you were to combine these two lots,

[6:23] you'd get 90 feet of frontage along West

[6:26] South Avenue.

[6:28] So, that would be 40 feet more than

[6:29] what's required.

[6:31] And then also, the applicant is

[6:32] proposing that each

[6:35] each residential unit within the duplex

[6:37] would be roughly

[6:40] 1,568 square feet.

[6:43] And only 800 square feet is actually

[6:45] required per residential unit in a

[6:48] duplex. So, he'd almost be doubling

[6:52] you know, what's required by code

[6:54] per residential unit.

[6:58] So,

[6:59] in terms of the surrounding area that

[7:01] this property

[7:04] is located near,

[7:06] there are other instances of duplex

[7:08] structures in the RS3 district.

[7:11] And, you know, looking back through old

[7:13] old BZA

[7:15] hearings and applications,

[7:18] conditional uses for a duplex that have

[7:20] been approved in the past.

[7:22] And then also, directly across the

[7:23] street from this property

[7:26] is a

[7:27] is a multi-family

[7:29] structure. It has eight units. I looked

[7:32] it up earlier today. This was built

[7:34] back in the '70s. So, you know, either

[7:37] the zoning didn't exist at that time, or

[7:39] the zoning has changed over time, but it

[7:41] it still staff still feels like a duplex

[7:45] within this area is in character with

[7:48] with the RS3 district.

[7:51] So, we uh we do recommend

[7:54] um if the if the board chooses to to

[7:56] grant the conditional use, staff would

[7:58] just recommend to just add a few

[8:00] conditions at the end.

[8:02] Um

[8:03] you know, just just clearly articulating

[8:05] that you know

[8:07] the two parcels

[8:08] have to be combined in order for this to

[8:10] work. Um also that

[8:14] you know, the applicant will continue

[8:15] working with the village to obtain all

[8:17] the necessary zoning permits and um

[8:21] that will that we will also apply the

[8:23] the new uh

[8:25] chapter 1178 architecture standards that

[8:28] were passed uh by council in the summer.

[8:31] So,

[8:32] those are some of the the

[8:33] recommendations that that we might

[8:36] that we would recommend the board to

[8:37] consider um

[8:39] if if they were to grant the conditional

[8:41] use application.

[8:43] So,

[8:44] that's kind of all I have, but I'm happy

[8:45] to answer any questions and and um

[8:48] Mr. Reed, if you if you do want to

[8:50] present anything or say anything at this

[8:52] time, you're more than welcome to.

[8:53] » Um not really. It's kind of

[8:55] straightforward.

[8:56] Um you know, I'm happy to answer any

[8:57] questions that might arise.

[9:00] » Well, I think that a question that comes

[9:01] to my mind is I think that um when

[9:04] you're

[9:06] trying to deviate from the zoning, um we

[9:09] have to consider the overall look,

[9:11] character, and feel of the neighborhood

[9:13] and it should at a minimum stay with it

[9:15] if not elevate it. And I think what

[9:17] you're doing here is is you know, you're

[9:19] exceeding what we're looking for in a

[9:21] duplex and you are. So, I'm you know, if

[9:24] I'm we're looking at a conditional use,

[9:25] that would be a reason to to be

[9:27] favorable for it. So, we're looking at a

[9:29] nice structure that's going to elevate

[9:32] the area, particularly in Old Town.

[9:34] So, and it looks like you're going to

[9:35] have a lot of green space around it, and

[9:37] I like that. And I assume that other

[9:39] structures in that area also have

[9:41] yardage and green space and

[9:43] » Yes, the maximum lot coverage in that

[9:45] district is

[9:47] 35%

[9:49] and he's he's staying well well below

[9:51] that. He's around

[9:53] just based on the different options

[9:57] around 26%. He's he's staying well under

[9:59] the maximum lot coverage that's required

[10:02] or the minimum.

[10:04] And that's ultimately what I was saying.

[10:06] » I have a question. So, at this time you

[10:09] would you're not clear if you're going

[10:11] to do option one or option two if this

[10:13] was to be granted.

[10:14] » That's correct.

[10:15] » Um, where would the cars be parked if

[10:18] you didn't have garages?

[10:20] » In the driveway.

[10:21] » Just in a

[10:22] just like a single car driveway?

[10:24] » That's correct.

[10:25] » Okay.

[10:25] » Most people on South Avenue

[10:29] » That's right. Yeah.

[10:31] Yeah.

[10:31] » So, they asked me to

[10:33] install a driveway, so

[10:35] » Okay.

[10:36] » Yeah, until the minimum parking

[10:38] requirements are the same per

[10:40] residential unit. Just two off-street

[10:42] off-street spaces they're required. So,

[10:44] you know, as long as

[10:46] four spots are accounted for across the

[10:48] plan.

[10:49] » And the residents living around this um

[10:52] potential um duplex were obviously

[10:55] notified, I would imagine.

[10:56] » Yep. Yep.

[10:58] Neighbor notices were sent out prior to

[10:59] the meeting.

[11:01] Ultimately, the reason why I chose to go

[11:03] from single family to duplex because

[11:06] technically like being common through

[11:09] the two lots technically could have a

[11:11] single family and a single family.

[11:12] » Mhm.

[11:13] » But then aesthetically, you're like

[11:15] right up 5 ft and you're touching each

[11:17] other. So, I thought for the

[11:19] neighborhood aesthetics, it'd be nicer

[11:21] to have more green space, more livable

[11:23] space.

[11:25] And also next to that multi-family,

[11:27] there is a duplex as well like almost

[11:30] directly across from South Avenue.

[11:35] » When I assume that's why the the duplex

[11:37] is allowed with a conditional use

[11:39] because it can be done in a certain way,

[11:40] too. Yeah.

[11:42] To fit into the neighborhood.

[11:44] Uh and I appreciate staff's

[11:45] recommendations that um it will have to

[11:47] align with the architectural design

[11:49] standards for the area.

[11:50] Um so

[11:52] » Yeah, and all of that will be reviewed

[11:55] with a zoning permit application. You

[11:57] know, we'll do the zoning permit

[11:59] first and then

[12:01] any building permits will be obtained

[12:03] through the West Jefferson office.

[12:06] » Okay.

[12:17] Do you lead us now to go through

[12:18] fact-finding even though you approved

[12:23] » All right. So, if you guys are done

[12:24] going over the questions, you can you

[12:25] can move along to the the finding of

[12:27] facts.

[12:29] » I speak for the neighborhood through

[12:30] those minutes.

[12:32] Based on your previous minutes.

[12:33] » Yeah.

[12:34] » Yeah.

[12:35] » Sure.

[12:36] » There's only three of them, so that's

[12:38] better than the variance.

[12:39] » So, my question would be since Mr. Ayler

[12:41] recused himself,

[12:43] we still have a quorum.

[12:46] As long as you and I both vote the same

[12:48] way.

[12:48] » Okay.

[12:49] » If we vote opposite ways, that would be

[12:51] hard and we might have to revisit it in

[12:53] the same way.

[12:54] Okay.

[12:57] Okay. So, we now are going to go um with

[13:01] the deliberation um for the application

[13:05] of

[13:07] CU-26-1.

[13:10] And we're going to go through the

[13:12] ordinances. So, the first one is

[13:14] 1138.06C3A.

[13:18] Um the first thing to consider, the

[13:19] proposed use is a conditional use of the

[13:21] zoning district and uh applicable

[13:23] development standards

[13:25] established in the zoning ordinance are

[13:27] met.

[13:32] Any discussion with that?

[13:33] » No, as so indicated by staff, I believe

[13:35] them.

[13:37] » So, I would

[13:39] agree with that.

[13:41] And then moving on from that is

[13:43] 113806C3B.

[13:46] The proposed development is in accord

[13:48] with appropriate plans for the area.

[13:52] » Agreed.

[13:53] » I would agree.

[13:57] And the next one is 113806C3C.

[14:01] The proposed development will be in

[14:03] keeping with existing land use character

[14:06] and physical development potential of

[14:08] the area.

[14:12] » As long as it's approved with your

[14:13] recommendations, agreed?

[14:16] » And I would agree with that, too. And

[14:17] then as if it were to be approved, then

[14:21] they would have to go through um P&Z?

[14:24] » No, this would just be handled through a

[14:26] zoning permit.

[14:27] » Zoning permit, okay.

[14:28] » No different than you know, if a new

[14:30] single family home were being proposed.

[14:33] » Okay.

[14:35] And then the next one to discuss would

[14:36] be 113806C5A.

[14:40] » You don't have to read those cuz

[14:42] » I don't

[14:44] » It's kind of the way the code's written,

[14:45] those are basically just the exact

[14:46] opposite statements of what

[14:48] » I got you. If we were going to

[14:49] » Yeah,

[14:50] so you don't have to go through those,

[14:52] but um

[14:58] It's basically just saying

[15:00] It's not a conditional use permit. It's

[15:02] not in line with the

[15:04] » So, So, all that we need to discuss were

[15:06] these first three ordinances?

[15:07] » Yep.

[15:08] » Okay.

[15:09] » Yeah, the conditional use one is a

[15:10] little shorter than this.

[15:11] » Okay.

[15:12] » It's a variance. It's not like a

[15:13] variance.

[15:13] » Okay.

[15:15] Wonderful.

[15:18] So, then we would just do the findings

[15:20] of acts.

[15:21] » Yes.

[15:22] » Okay.

[15:24] » So, this just takes a little time for

[15:26] those in the audience cuz we're typing

[15:27] it up so that we can read it.

[15:30] Um and then we agree that it's accurate

[15:31] and then we vote. Is that how it

[15:33] happens?

[15:34] » Yes.

[15:34] » Okay.

[15:35] Yeah.

[15:36] » Call and I just voted too.

[15:37] » Okay.

[16:02] » [snorts]

[16:55] » So, we can hear.

[17:00] » We don't necessarily have her do this,

[17:02] but

[17:02] we can if if you guys want to.

[17:11] » Okay.

[17:25] » And here we'll go on to

[17:28] the three

[17:30] vote points.

[17:50] » [cough]

[17:50] [clears throat]

[18:12] » So, I would like to ask um

[18:15] to approve the finding of facts. A

[18:17] motion to approve the finding of facts.

[18:19] » Motion to approve the finding of facts.

[18:23] » And Miss McCoy, you'll have to second.

[18:25] » Second. To approve.

[18:28] » All right.

[18:29] Miss Arnold?

[18:30] » Yes.

[18:30] » And Miss McCoy?

[18:31] » Yes.

[18:36] » All right. Findings of facts are

[18:37] approved. Two votes

[18:40] to zero.

[18:41] And we can move on to the

[18:44] actual application CU 26-1.

[18:47] » [snorts]

[18:56] » And this is um since we approved the

[18:58] finding of facts, this is um where I

[19:00] would request a motion.

[19:01] » Yeah. So, and just

[19:03] » No more discussion.

[19:04] » Right. And just to clarify, this is this

[19:06] is specifically for the use itself. So,

[19:09] we're not You you aren't approving the

[19:11] design or

[19:12] any of that. All of the setbacks

[19:15] and zoning requirements and design will

[19:17] be approved

[19:19] administratively through the zoning

[19:20] staff through zoning permit.

[19:22] This is just for the use.

[19:25] » Okay.

[19:26] Um

[19:27] that being said, I would like to request

[19:29] a motion to approve um the conditional

[19:32] use for CU-26-1

[19:36] with the um recommendations of the

[19:39] planning staff. The approval to be

[19:41] contingent that the two parcels be

[19:42] combined prior to issuance of any

[19:44] permits. The proposed dwelling meets the

[19:47] requirements of chapter 1170

[19:49] architectural and site design.

[19:51] And all applicable zoning and building

[19:53] permits shall be obtained prior to start

[19:56] of construction. So, I would request a

[19:58] motion to approve the conditional use

[20:00] with those recommendations.

[20:02] » Motion to approve the conditional use of

[20:05] CU-26-1

[20:07] um

[20:08] as stated.

[20:09] » [laughter]

[20:14] » I think you need a second.

[20:15] » A second.

[20:17] » Ms. McCoy?

[20:18] » Yes.

[20:18] » And Ms. Rule?

[20:19] » Yes.

[20:20] » Okay.

[20:22] Conditional use application CU-26-1

[20:25] is approved with the stated conditions a

[20:27] vote of two to zero.

[20:30] » Okay.

[20:30] » And that's it.

[20:33] Just uh just need a motion to adjourn

[20:35] and a second.

[20:35] » Motion to adjourn. I second.

[20:37] » All right. We are adjourned.

Plain City Board of Zoning Appeals Meeting 08.12.2026

Transcript