Planning commission opposes rezoning of 933 West Jackson Street, cites floodplain and split-zone concerns

The Planning Commission on March 1 sent an unfavorable recommendation to city council on a proposal to rezone 933 West Jackson Street, a split-zone property owned by Drew and Courtney Clardy, citing persistent floodplain and access concerns.

Commissioners debated a revised concept from the applicants to rezone about 5.27 acres from I1 (light industrial) to R3 (medium-density residential) while leaving about 5.88 acres as industrial. Megan Melson of St. John Engineering, who represented the applicants, told the commission the applicants reduced the rezoning area after council feedback and described a 50-foot access easement and a conceptual plan for eight duplex units.

Resident Mr. Glover, who lives nearby, urged the commission to consider repeated flooding on Jackson Street and said the neighborhood lacks duplexes that front the street. "I can assure you there's some water issues in that area," he said, describing roads blocked by floodwaters in years past.

Staff and commissioners pressed the applicants on grading, FEMA elevation and on-site stormwater handling. Tom (planning staff) summarized technical constraints and said the whole site lies within the 100-year floodplain: "That whole area does flood," he said, adding that mitigation is possible but could require expensive remedies and careful engineering. Melson described use of raised building pads and the potential need for a Letter of Map Revision from FEMA after site-specific engineering.

Commissioners also flagged split-zoning policy and frontage requirements. A staff report and discussion noted split zones can be legal but are generally avoided and that subdivision or step processes are typical ways to resolve split-zone situations.

After extended discussion about flood risk, frontage and the feasibility of mitigation, a commissioner moved an unfavorable recommendation. The roll call returned seven yes votes, one no; the commission forwarded the rezoning to city council with an unfavorable recommendation.

The city council will now receive the commission's unfavorable recommendation; staff and the applicants indicated further engineering and subdivision work would be required before any development could proceed.