Planning commission backs Northwest Gateway plan and PUD, while residents press traffic and buffer concerns

The Marion County Planning & Zoning Commission voted to recommend approval of a comprehensive‑plan amendment (26SO7) and the associated PUD rezoning after a lengthy presentation from staff and extended public comment.

Chris Rising of Growth Services described the proposal as a mixed‑use PUD that would convert a 31.4‑acre parcel to Employment Center and envelop a 105‑acre development area. The PUD concept proposes 535 residential units, hotel, office, retail and restaurants and just over 1,000,000 square feet of nonresidential space in the PUD; staff emphasized the PUD imposes lower practical maximums than theoretical floor‑area‑ratio calculations. Rising said Marion County Utilities confirmed water and sewer capacity and that the project's traffic study does not show system failures attributable solely to the project. He also said the project's buildout and access depend on the planned I‑75 interchange and associated extensions of 49th Street, with traffic engineering projecting a 2035 buildout horizon.

Several nearby residents urged stronger protections. Dr. Evelyn Kelly, whose family has owned property since 1966, asked about traffic, noise, lighting, drainage and loss of mature trees that line the parcel. Natalie Kelly described recent congestion on 44th Avenue and the way navigation apps route traffic off I‑75, saying ‘‘Waze takes people off the interstate… and this is prior to all this.'' Tom Burke and Wayne King pressed for clearer access point locations and stronger buffers (King asked for a type‑C buffer with a wall to protect horses on adjacent parcels). Applicant representative Jimmy Gooding said the project is tied to the interchange work and is not expected to materially affect traffic before completion of the interchange; he also argued preserving existing tree lines where feasible may be preferable to installing new walls.

After questions about buffers, final uses and timing, commissioners moved to recommend approval of the future land‑use map amendment and the PUD rezoning with staff‑recommended conditions; both motions passed by voice vote. The staff record requires a final PD master plan and subsequent development plans that will specify buffering and use details when brought back for administrative review and later for BCC consideration.