The Regional Planning Agency staff is recommending denial for a rezoning request by the developer of the St. Elmo Publix despite a new approach for the controversial project.

The staff said the plan still does not meet the aim of an urban format, but is still dominated by a large parking lot.

The case goes back before the Planning Commission on Monday at 1 p.m. at the County Courthouse.

The original request was for a change from Urban General Commerical (UGC_ to Commercial 2.

The new approach is to stay within UGC but get a variance for the 36,000-square-foot grocery on four acres.

The RPA staff said:

THE APPLICANT PRESENTS AN ALTERNATIVE THAT COMPLIES WITH THE STATED INTENT, GOALS & GENERAL STANDARDS OF THE UGC ZONE

The applicable intent statements of the UGC (Urban General Commercial Zone) are as

follows. Explanations for why the proposed alternative does not meet the intent

follow each statement and are in bold.

1) To promote traditional urban development, with multi-story buildings built

close to the sidewalk and a mix of uses within each site and within individual

buildings all within a walkable environment.

The proposed project:

a) Does not have a traditional urban development form;

b) Is not multi-story; and

c) Does not include a mix of uses within individual buildings and the

only two buildings shown on the revised site plan are both

indicated to be retail.

2) The UGC Urban General Commercial Zone may be appropriate in other

locations outside the urban area if the existing development patterns are

urban or if a more traditional urban form is recommended in the adopted

plan for that area.

Although the existing development patterns in the area are suburban, the

adopted South Broad Redevelopment Plan recommends a more traditional

urban development pattern as new development occurs.

3) To promote higher density development that supports transit and

multimodal transportation including automobile, bicycle, and pedestrian

traffic. The intent is to reduce the need for parking as these urban areas are

generally service by a well-connected street grid and transit system.

Long stretches of surface parking fronting South Broad Street and St. Elmo

Avenue are not conducive to pedestrian traffic. The proposed site plan is

dominated by over 150 parking spaces. This parking dominates all of the

St. Elmo Avenue frontage and the majority of the South Broad Street

frontage.

? Yes ? No ? N/A THE PHYSICAL CONDITIONS OF THE PROPERTY, SUCH AS STEEP SLOPES, DRAINAGE,

EASEMENTS OR SMALL OR IRREGULAR LOT SHAPE MAKE COMPLIANCE TO THIS

REQUIREMENT IMPOSSIBLE.

This is a large site. With 3.93 acres (or over 170,000 sq. ft.), redevelopment of this

site with an urban development pattern is possible.

The elevation change on the subject property is only 10 feet across more than 400

feet near the northern end of the property (where the grocery store is proposed to

be located) resulting in a slope of only 2.5%. The elevation change at the southern

end of the property results in only a 4.6 % slope.



STAFF RECOMMENDATION

The proposed alternative does not comply with the stated intent of the South Broad Redevelopment Plan or the UGC Zone, both of which recommend urban development patterns. The physical conditions of the property do not make compliance to the specific requirements impossible. The site is large and has a low slope percentage.

Deny the deviation request for building mass and setback requirements of the UGC Zone is based on the criteria as defined in Section 38-208(4).