<body><div><figure><img src="https://img.particlenews.com/image.php?type=thumbnail_580x000&amp;url=0aRwbD_0zi3An6300" alt="https://img.particlenews.com/image.php?url=0aRwbD_0zi3An6300" width="1879" height="1278" ><figcaption>Ranchwood South residents view site plan drawings of the proposed Ranchwood Corner development with Yukon Planning Commission members at their March 10th meeting inside the Centennial Building, 12 S 5th. Seated from left are Commissioner Lee Clark, Commissioner Stephen Jones and Chairman Jarrid Wright. (Photo by Conrad Dudderar)</figcaption></figure>Neighboring residents in the Ranchwood South Addition shared their privacy, safety, traffic, and other concerns this week about a proposed mixed-use development near the northeast intersection of Highway 4 (Ranchwood) and E Vandament.The Yukon Planning Commission, at its March 10th meeting, recommended approval of a request for a simplified planned unit development (SPUD) and preliminary plat on a 2.98-acre site at 1225 E Vandament. The application was filed by Nafa Engineering on behalf of the property owner, Mercy Investments of Edmond.The site plan shows 27 townhomes in seven buildings totaling 27,000 square feet, a 4,500 square-foot commercial building and 3,000 square-foot office building.The planning commission’s positive recommendation is due to be considered by the Yukon City Council in April.Yukon Planning Commission Vice-Chairman Jeff Geis opposed rezoning the rear part of the site from C-N (neighborhood commercial) to R-3 (multifamily residential SPUD); he was the only “no” vote among the five commissioners.“I have made no secret about my hesitancy to ever change a commercial zoning to a residential zoning,” Geis said. “Yukon is severely limited in our capabilities for future commercial growth and once we make a decision to zone something residential, the likelihood of that ever returning to something that can provide tax income to the city and to the citizens becomes very remote.”Planning Commission Chairman Jarrid Wright voiced support for the Ranchwood Corner project.“I think it meets a lot of what the Comprehensive Plan asks for with affordable housing, but then also not losing our commercial [frontage],” Wright said. “I think you’re going to find it hard, with the current council that we have, to lose any commercial land up against our main thoroughfares. … We do cherish our tax dollars.”If approved by the city council, the Ranchwood Corner development would surround the Ranchwood Square shopping plaza, along with a vacant building that formerly housed Miller Fit and a building occupied by Little Caesars Pizza.A site plan for the SPUD mixed-used development shows three tracts – one for commercial use (0.52 acres), one for office use (0.43 acres) and one for multi-family use (2.03 acres).This plan shows townhome buildings (R-3 zoning) in the back of the property with the commercial and office buildings (C-N zoning) on the sides in front. Access would be from two existing drives – on Highway 4 (Ranchwood) and E Vandament.People living in single-family homes behind the proposed Ranchwood Corner project expressed fears with Yukon planning commissioners Monday night about how this development may impact them.Ronnie McClure, of Ranchoak Court, lives directly behind an empty lot where the townhouses would be. Voicing fears about increased crime, McClure begged commissioners to deny rezoning to multifamily residential.“I’m concerned that there’s not going to be any kind of divider between my house and what he’s going to develop,” McClure said. “I’m concerned that if it’s a two- or three-story townhome, it’s ‘in and out’ people all the time. They’re not long-term residents, usually. No matter what kind of people we have there, they’re going to be looking into my house. I just don’t feel that’s safe. My property value is going to go down. Increased traffic. Lights from the parking lot are going to be shining in my house, making it bright in my house at night. … I need it dark in my house to sleep.“If there are businesses coming in right there, what hours of night are they going to be delivering goods? … Do I got to hear semi-trucks going through there all-night making noise? I don’t need that. I’m really concerned about property value and the increased traffic. If they do put concrete for parking back there, where is that runoff going to go? Is it going to flood my backyard?”Sharon O’Brien, of Dorchester Court, also has property that backs up to what is now a field in the proposed Ranchwood Corner development. She’s owned her home since 1980.“I already get enough noise from Little Caesars; people going through with their loud music playing and everything,” O’Brien said. “This is not that big of an area. We deal with trash all the time and there’s been several owners of that property. And nobody takes care of it.”If the townhomes are more than one level, O’Brien pointed out the occupants will be able to see into the backyards of the single-family homes behind.“The businesses that are out there on Ranchwood are enough,” she opined.TIGHT AREAClayton Fowlie, of Dorchester Court, referred to safety issues since the property is near schools and other concerns about noise and light pollution.“Who really wants to live staring in the back of a shopping center?” Fowlie said. “We’re trying to squeeze so many houses in areas … it seems to me there’s other places to put housing.“Take a look at that area and see how tight it is, and just envision some townhouses there. I can’t imagine who would want to rent there, unless it’s temporarily, to look in back of a shopping center.”Melissa Rousey, of Garden Grove, strongly opposes three-story townhouses behind her backyard and her property value decreasing.“I don’t want additional critters that come from apartment complexes,” Rousey added. “I’m going to call it that, because that’s what it appears to be. Yes, we don’t want it.”Austin Henley, of Garden Grove, shared another concern about existing sewage problems in his neighborhood.“Whenever you’re adding townhouses or whatever, it’s just going to amplify that,” Henley said.Steven Williams, of Garden Grove, said traffic already is a huge issue in his subdivision.“You start stacking more and more people in a small area, there’s going to be more and more traffic going through the neighborhood,” he said. “Safety’s an issue, traffic’s an issue. It’s just not the right move.”After hearing concerns from these and several other Ranchwood South residents, Chairman Wright added conditions to his motion for SPUD approval that would require increased landscaping for the entire site, a tree buffer on the residential side and a perpetual maintenance plan exceeding city code.Project engineer Riz Najmi pointed out this site could already be developed as a strip mall under the existing commercial zoning designation. The applicant thought it would be better to provide a transition with multi-family dwellings between the single-family homes in back and commercial in front.Addressing the neighbors’ worries, Najmi emphasized the new development will meet all city landscaping requirements and have “ample separation” between the houses and the buildings.He added there will be “no spillover lighting” that shined toward the concerned residents.Najmi pointed out that multi-family dwellings create substantially less traffic, noise and light than commercial properties.He noted the owner will properly maintain the development, making a vast improvement to current conditions there: “They’ll be no rodents, no pests. The garbage will be taken care of. It will be a well-maintained property.”Najmi also said sanitary sewer connections could be designed to be on all sides of the property so the load will not be increased in the adjacent neighborhood.“I think overall, from what it currently allows to what we are proposing, is a betterment for that site,” he said, pointing out all buildings will have brick exterior.A SPUD justification letter prepared by Nafa Engineering reads:“The SPUD application for rezoning at the NE intersection of Highway 4 and E Vandament Avenue is a strategic initiative that supports the City of Yukon’s long-term growth and development goals. It promotes a harmonious blend of residential and commercial spaces, enhancing the overall livability and economic vitality of the community.”Yukon Planning Commissioners Lee Clark previously lived in a home behind a field with trees that since was developed with duplexes near the Walmart Neighborhood Market. He advised the concerned Ranchwood South neighbors:“You guys have lived where you’re living a long time, and there’s been nothing behind your house the whole time you’ve been there – maybe before the commercial property that’s there now,” Clark said. “So, you know the ‘clock’s ticking’ the whole time you’re there. And that time may be coming that you don’t get to have nothing behind your house anymore. That’s maybe the sad truth.”</div></body>

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Neighboring residents in the Ranchwood South Addition shared their privacy, safety, traffic, and other concerns this week about a proposed mixed-use development near the northeast intersection of Highway 4 (Ranchwood) and E Vandament. The Yukon Planning Commission, at its March 10th meeting, recommended approval of a request for a simplified...

Mixed-use development eyed near corner

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Neighboring residents in the Ranchwood South Addition shared their privacy, safety, traffic, and other concerns this week about a proposed mixed-use develo

Mixed-use development eyed near corner

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