PC Minutes 8/29/07 DRAFT

ITEM NO. 7:        REVISED SOUTHERN DEVELOPMENT PLAN (MJL)

Consider approval of the Revised Southern Development Plan.

STAFF PRESENTATION

Mary Miller presented the item on behalf of Michelle Leininger who could not be present for the meeting.

Commissioner Harkins said that the draft plan references T2025 and wondered if it could include any future transportation plans (T2030).

Mr. McCullough was not opposed to that.

Commissioner Harris inquired if the area of the map that may change to medium density included the Snodgrass property.

Ms. Miller replied, correct.

Mr. McCullough said that Chapter 14 Specific Plan states that more specifics apply annual review and would amend the map.

Commissioner Harkins asked if the hierarchy plans needed language stating which one superseded the other.

Mr. McCullough said that Chapter 14 referenced those maps.

PUBLIC COMMENT

Jane Eldredge, attorney representing the Snodgrass family, said that the current zoning showed RM12 to the North. She requested that the Snodgrass property be shown as medium-density and change the written description.

Commissioner Harris thought the green area of the map could be a pedestrian connection like a public park.

Mr. McCullough did not think that the opportunity would be lost to use that space as a park, whether it was medium or low density it would still be a possibility.

Bonnie Johnson, President of the Indian Hills Neighborhood Association, said that the medium density referred to on the North was zoned RM12 but that it was a mix of duplexes and single family homes. Before the new zoning code was adopted the neighborhood wanted to rezone the property to duplex zoning to head off the argument of the area to the N being RM12. When they instigated that the zoning code changed and the new zoning code did not have a duplex zoning. The fill on the property was done under the county regulations. The neighborhood had concerns about the fill because it drains to the neighborhood and might back up to our neighborhood. There neighborhood was much more comfortable with low-density and was consistent with the area. She inquired about the Traditional Neighborhood Design being an option if someone wanted to use it and felt that getting all of the designs to work together would be difficult. She was disappointed that there was not more public involvement.

Commissioner Harris asked if Ms. Johnson’s neighborhood was involved formally in the planning process.

Ms. Johnson said that the Comprehensive Plan Committee meetings were held during the day.

Jeanne Ellermier, one of the original Indian Hills Neighborhood Association organizers, had tried to meet with the Snodgrass family without success. She was appreciative of the Comprehensive Plan Committee allowing the neighborhood to discuss issues at their meeting. She had concerns about drainage, flooding, and traffic pressures. She said that the Snodgrass property had been filled up with water for years and that the floodplain acted as a dam between water from the north and south.

Ms. Eldredge said the buildings on the north side of the Snodgrass property were duplexes and triplexes. She stated that the Snodgrass’ have not caused the neighborhood traffic and have been good neighbors. She also said that it was not appropriate and economically feasible to have single-family facing medium-density.

Marilyn Bittenbender, attorney representing clients who live in the area, stated that the neighbors have paid into several benefit districts that have never happened. She said that this plan was a positive step.

Commissioner Jennings said that Comprehensive Plan Committee spent a fair amount of time on the Snodgrass property. He stated that 90% of the development plan had already been developed. He went on to say that it would be a difficult location for single-family homes with roads. He had a hard time imagining single-family homes backed up to the traffic and thought it would be a bad location for single-family homes. He understood the neighborhood would like lower density but there are traffic issues. The access was not great and would lend itself to a smaller building, not a strip mall.

Commissioner Eichhorn said there was opportunity for 31^st Street to be a boulevard.

Commissioner Moore asked if part of the hold up on the intersection of 31^st & Louisiana was that it was not within city limits and should it be something that TAC looks at.

Ms. Stogsdill replied, yes.

Commissioner Finkeldei said that it was certainly something that TAC could talk about. 31^st had been talked about and the County was certainly interested in doing something with the intersection. Putting stoplights at that intersection would be expensive but putting development at that intersection might move that along.

Commissioner Moore said that the area was impacted by roads, floodplain, and duplex/triplex/section 8 and makes the Snodgrass property less likely as single-family.

Commissioner Harkins stated that 31^st & Louisiana was impacted by the amount of traffic on Louisiana.

Commissioner Harris said she would like see more detail included on the plan and to consider pedestrians, parks, and drainage.

Mr. McCullough said that there were options to develop in problem prone areas like this one.

Commissioner Harris inquired about the issue of valves being shut and then water backing up.

Mr. McCullough said he was not familiar with local issues.

Commissioner Harris wanted to know if that could be addressed on the plan.

Mr. McCullough said that decisions are based on lists when plans are looked at.

Commissioner Eichhorn stated that the City just spent money to purchase homes that were prone to flooding. He had concerns about Naismith Valley Park flooding and wanted to know if they should designate local areas that they know will flood and give them special consideration.

Mr. McCullough said that was a question of how detailed they would want to get with the nodal plans. He said that there was a application that prompted the revision of something that was already in place.

Commissioner Jennings said that development would involve evaluation of drainage impacts.

Mr. McCullough said he was not sure of the history and the filling of the property over the years but it would require a proper drainage study. He said that on projects where water problems are known they look to correct those and that sometimes development can fix drainage problems.

Commissioner Harris asked about commercial development south of the South Lawrence Trafficway and what would prevent a developer from putting something commercial there.

Commissioner Moore said that site would be difficult.

Commissioner Jennings stated that it did not seem like a good place for someone to live.

Commissioner Harris asked Commissioner Jennings if he envisioned that large piece of land to be a hotel, car dealership, etc.

Commissioner Jennings replied, yes, it would probably have to have some sort of auto related use. There was not connectivity at all and was fairly isolated.

Commissioner Harris said that it seemed that that use would make more sense than a large retail use and she would feel more comfortable if it were labeled as such. She also stated that on the plan she noticed that the SLT was referred to as a future road and she wanted to know if it could be called a potential future road.

Commissioner Finkeldei said that all of the plan had potential land use. He did not favor the detailed plan because he did not know what would go there in the future and what will come 10 years from now. He did not want to spend Staff resources and time coming up with details for things that might change in the future. The plan was based on assumptions that could be wrong, but it is what they have to work with. He felt it was a great step forward and thought they should push forward with what they had and it was certainly better than what they have on the books today.

Commissioner Harkins said the plan represented progress and also felt that the Snodgrass property should be medium density.

Commissioner Eichhorn took a straw poll and all Commissioners said they would be in favor except Commissioner Harris.

ACTION TAKEN

Motioned by Commissioner Finkeldei, seconded by Commissioner Harkins to recommend approval of the revised Southern Development Plan with the following two changes; the addition of a reference to T2030 and subsequent transportation plans and changing the maps on pages 21 and 22 related to the Snodgrass property to medium-density residential, also making the corresponding change on page 18 in the descriptions, and forward to the City and County Commissions for approval.

Motion carried 8-1, with Commissioner Harris in opposition. Student Commissioner Robb voted in the affirmative.

Commissioner Harris asked if the South Lawrence Trafficway shown would affect how someone could develop where 42^nd Street would be.

Mr. McCullough said the Exchange rezoning does recognize the alignment shown and he would anticipate that it would be eligible for development.