5.2 PCSR 07-26-1994 - Laserfiche WebLink

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Country Ridge, LUA and ZC Page 2 July 26, 1994 • Joplin Street and north to the Orono Parkway extension. The applicant indicated that they would like to rezone the property to R3 (Townhouse/Multi Family Residential) to allow for the development of attached single family units (townhomes). The applicant is suggesting that the townhomes would act as a buffer between the single family to the south and development north of Orono Parkway. ANALYSIS In July of 1990, the consulting firm of BRW submitted a Focus Area Study to the City illustrating potential land uses and a circulation plan for the entire western area between Highway 10 and County Road No. 30. This Focus Area Study included a mixture of land uses such as commercial, business park, single family, and multi-family residential. Generally speaking, the City's Comprehensive Land Use Plan and zoning maps are consistent with the land use projections illustrated in the Focus Area Study. It should be pointed out that in preparing the Focus Area Study, some liberty was taken in realigning Joplin Street extension through the County • Fairgrounds property and matching up with US Highway 10 east of the existing Cenex Station. This concept looks good on paper, however, the reality is that Joplin Street is not planned to impact the County Fairground property. Furthermore, Joplin Street will match in with US Highway 10 on the west side of the Cenex Station at a location that will eventually be signalized and provide adequate access on the north side of US Highway 10. The purpose in pointing out the traffic circulation changes that have taken place impacts the intended land uses. With the realignment of Joplin Street and some of the other proposed streets in the Focus Area Study, the intended land use proposals will have to be modified accordingly. The R3 (Townhouse/Multi Family Residential) zoning designation proposed by the applicant would allow a variety of uses including townhouses and multi family dwellings up to twelve (12) units per structure. Once again, the concept for using the R3 zone as a buffer between the single family and future development north of Orono Parkway satisfies some basic planning principles of transitioning land uses from less to more intense uses. However, there still appears to be some confusion and uncertainty on how the property north of Orono Parkway is going to be developed. Clearly, the land use plan designation of LI (Light Industrial) and zoning of PUD (Planned Unit Development) compliments the concept of a business • park. However, until the rezoning to BP (Business Park) takes place, there will continue to be the belief that a commercial use is allowed within this 1ua94-6.pc