2010-57 REZONING PROPERTY - GRAND OAKS ESTATES, LLC - 2225 SOUTH MT. ZION ROAD

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A straight rezoning could affect the quality of life of area residents. Staff believed a quality planned development would be best for this high potential retail area in the fact that by nature of a planned development, aesthetics are important. Staff wanted to see this area develop in a similar fashion as the Target site which is an aesthetically pleasing development. Staff was also concerned with the resident to the south of the property in that the City had no regulatory control over buffering residential uses that are located in the County. The petitioner proposes to rezone from R-1 Single Family Residence District to PD Planned Development District in order to construct a mixed use development. The petitioner is proposing a Bank Facility on Lot One (1), a three (3) story 100 unit Supportive Living Facility on Lot Two (2), a one (1) story Memory Care Facility on Lot Three (3) and a Storm Water Detention Area on Lot Four(4). The petitioner is also proposing to subdivide the two (2) tracts of land which consist of approximately 9.44 acres into four (4) lots. The developer wishes to subdivide the parcels into four (4) lots as shown on the plat due to independent ownership potential for each facility and certain financing requirements for the various uses. The preliminary plat is attached. The petition was originally heard at the June 3, 2010 Plan Commission meeting and was tabled so that the petitioner and neighboring objectors could meet together to see if some solutions could be made regarding their concerns. City staff met with the petitioner and their engineers regarding the rezoning petition for Grand Oaks Estates prior to the July 1, 2010 meeting. The petitioner and their engineers held a meeting with the concerned neighbors as a group, as well as they met with some of the concerned property owners individually to address their issues. City staff feels the petitioner has taken additional steps to address some of the issues raised by the surrounding property owners. The three main issues of concern raised along with changes proposed by the petitioner are listed below: 1) Concern that the proposed stormwater detention plan is not sufficient. As was noted in the previous Plan Commission meeting the proposed plan meets all City Standards for stormwater detention. The petitioner is working with the neighbors to determine an optimal release rate for all parties involved. 2) Additional traffic congestion generated from the development. Specifically, as it relates to the additional curb cut on Route 121 and the delays from traffic turning into the development. The turning radii have been changed for the Route 121 entrance that will allow for straight, tandem and fire trucks to enter and exit the development with more ease. The north radius was increased from 15 feet to 18.5 feet and the south radius was increased from 15 feet to 40 feet. As was mentioned in the previous Plan Commission meeting IDOT will require further analysis of the entrance if they deem it is necessary. IDOT will only review the plans for approval if the Planned Development is approved by City Council. If IDOT does not approve the curb cut, then the development will not be able to proceed with construction. The supportive living facility is expected to generate very little traffic. The banking facility is