Agenda - 10-09-2007-6f - Laserfiche WebLink

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Attachment 4 19 Efland-Cheeks Highway.70 Corridor Zoning Overlay District (ECOD) Staff Responses to Comments and Questions made by the BOCC and Planning Board at the August 27, 2007 Quarterly Public Hearing 1. Comment: Allowing non-residential uses along the entire corridor introduces uncertainty. Why was a 40% limit on non-residential uses along the corridor chosen? The effect on residential uses that remain must be considered. Staff Response: The Highway 70 corridor is located in a 10-Year Transition area which is targeted for, and historically has been comprised of, higher density and intensity of land uses. Indeed, the existing land use pattern along the corridor is one of residential uses intermixed with a variety of commercial uses.. Staff and the EMSAP Implementation Focus Group (IFG) recognize that the proposed zoning overlay district will further intermix residential and non-residential uses along the corridor. It has been a desire of the IFG to allow individuals to work within the concept of a free market economic system to choose locations viable for lower- impact non-residential uses while mitigating the effect of those non- residential uses on adjacent and nearby residential uses. Staff and the IFG believe that the standards contained within the proposed ECOD effectively mitigate impacts within an area of the county that is targeted for small-scale economic development. 2. Comment: The restriction on chain link fencing seems overly restrictive. Staff Response: Staff has evaluated this portion of the proposed text and is recommending the following change: - Within the pre-designated commercial area, vinyl-coated chain link fencing would be permitted for non-residential uses. Outside of the pre-designated commercial area but within the ECOD boundary, chain link fencing for non-residential uses would not be allowed. Our professional opinion is that wide-spread use of galvanized steel chain link fencing detracts significantly from the visual aesthetics of an area and could detract from the promotion of economic development investment by low-impact businesses. Chain link fencing should not be permitted outside of the pre-designated commercial area in order to promote and protect the visual character of the corridor. Within the pre-designated commercial area, we are recommending the potential use of vinyl-coated chain link fencing in an attempt to balance aesthetic aspects with the potential need for cost-effective fencing.