06-10-1997 Council Agenda - Laserfiche WebLink

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ANALYSIS Comprehensive Plan Amendment. The property in question has been guided and zoned for industrial use since the City's first Comprehensive Plan in 1979. Although some industrial development has occurred in the area, access and soil conditions have limited widespread expansion of the industrial park. As a result, the City purchased and developed Pioneer Park to the south of this parcel, and residential development has filled the area south of Allan Avenue and east of DeSoto Street. In addition, the City has maintained the residential designation for properties along the west side of Centerville Road, permitting many of them to expand the residential use of their properties. From a functional standpoint, utilities are already installed in the Allan Avenue right of way. The City Engineer will comment on the adequacy of the utility capacity. The proposed development would be expected to generate approximately 900 vehicle trips per day for both phases, with about ten percent of those trips (90) occurring in the peak afternoon hour. By contrast, an industrial development might be expected to generate approximately 1,000 trips per day, twenty percent of those (200) during the afternoon peak hour. As a result, the proposed development would not be expected to adversely impact public services and facilities in the area. With regard to land use compatibility, the proposed development would fit well with the residential uses to the east and west, as well as the park use to the south. The primary conflict would be with the industrial uses to the north and north west. These facilities were developed with the expectation that the site in question would be industrial as well. As a result, screening and buffering were not considered to be critical requirements on those parcels. To assure that the proposed development results in a quiet, quality neighborhood without the potential disruptions of industrial areas, we would recommend a significant effort at screening is made a part of the PUD for this development. The Comprehensive Plan calls for particular care in assuring that potential conflicts such as this one are dealt with through adequate buffering. A concern which industrial development often has with nearby residential neighborhoods is that the lights, noise, and activity common to industrial development results in complaints from the new residential area. Screening with landscaping and buffering should be built into the project to accommodate both the residential and the industrial land uses. Rezoning. The proposed zoning district would be R -2, Medium Density Residential. This district allows medium density townhouses up to eight units per acre. Upon approval of the Comprehensive Plan amendment, the rezoning to R -2 may be made. 2 Page 6