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Potential conflict between residential and non-residential uses must be <br />considered. The petitioners have addressed this through the special use <br />rezoning process that has been pursued including with it the concept plan, the <br />excluded -uses, meeting with area residents, and the possibility of further <br />conditions that may be added through the public process. <br /> <br />There are other issues which have not been properly addressed. The main one is <br />the road network. Area roads have already been identified for improvement <br />and either residential or non-residential development will increase that need. <br />Based on the traffic analysis, the non-residential use of this property will have a <br />greater negative effect on the roads both in amount and type of traffic. <br />Conditions addressing this issue must be considered if this rezoning is to be <br />approved. <br /> <br />CONCLUSION <br /> <br />The Planning Staff feels that the most proper use of this property is non- <br />residential. The Rocky River would then be the major boundary between <br />residential areas and non-residential except on the northern part of this <br />property. That part would rely on the existing screening and buffering <br />requirements of the Zoning Ordinance to address the transition, or on conditions <br />agreed to as part of this rezoning. <br /> <br />The rezoning of this property would not conform to the Western Area Plan. <br />Staff recommends, based on our analysis that conditions and assumptions in that <br />area have changed, that the plan be amended before this rezoning is approved or <br />simultaneous to iL Recommended changes to the plan are attached to this <br />report. <br /> <br /> <br />