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#12-92000003 <br />P&Z11/15/12 <br />Page2of3 <br />zoningdesignation.Thefacilityhasoperatedasanonconformingstructure <br />sinceannexation.Theapplicantisseekingthisrezoningasameansto <br />alleviateadegreeofnonconformity.Ifgranted,thisrezoningwouldrender <br />thebuildingaconforminguseinthegeneralcommercialzone,minimizeoff- <br />streetparkingissues,andenhanceaestheticsatthemajorintersectionof <br />SpencerHighwayandUnderwoodRoad. <br />Inconsideringthisrequest,Staffreviewedthefollowingelementsofthe <br />ComprehensivePlan: <br />LandUse <br />–TheCity’sexistingLandUsePlan,whichisinabubbleformat, <br />indicatesthisareadevelopingwithresidentialuse(LowDensity <br />Residential).ConformanceofazoningrequestwiththeLandUsePlanis <br />oneconsiderationamongseveralcriteriatobeconsideredinapprovingor <br />denyingarezoningapplication.Othercriteriamayinclude: <br />Characterofthesurroundingandadjacentareas; <br />Existinguseofnearbyproperties,andextenttowhichalanduse <br />classificationwouldbeinharmonywithsuchexistingusesorthe <br />anticipateduseoftheproperties; <br />Suitabilityofthepropertyfortheusestowhichwouldbepermissible, <br />consideringdensity,accessandcirculation,adequacyofpublicfacilities <br />andservices,andotherconsiderations; <br />Extenttowhichthedesignateduseofthepropertywouldharmthevalue <br />ofadjacentlanduseclassifications; <br />Extenttowhichtheproposedusedesignationwouldadverselyaffectthe <br />capacityorsafetyofthatportionoftheroadnetworkinfluencedbythe <br />use; <br />Extenttowhichtheproposedusedesignationwouldpermitexcessiveair <br />pollution,waterpollution,noisepollution,orotherenvironmentalharm <br />onadjacentlandusedesignations;and, <br />Thegain,ifany,tothepublichealth,safety,andwelfareduetothe <br />existenceofthelandusedesignation. <br />Transportation <br />–Thetractinquestionhasprimaryaccessalong <br />UnderwoodRoad.SpencerHighwayandUnderwoodRoad,arterialswitha <br />100’right-of-wayshouldaccommodatetheadditionaltrafficgeneratedby <br />anyadditionaldevelopment.Theothertwoundevelopedlotshaveanaccess <br />alongAndricksRoad,alocalresidentialstreet,wheretrafficshallbe <br />restrictedforemployeesonly.Commercialvehicularcirculationorany <br />loading/unloadingandshipping/receivingoperationswouldbeprohibited <br />duringdevelopmentsiteplanreview.Duetotheadjacentresidentialdistrict, <br />landscaping/screeningtechniquesshallbeenforcedforbufferingresidential <br />propertiestothewestandsouthofthesubjectproperty. <br /> <br />