High-density residential threat raises concerns of planners

Valerie Miller

Friday, Aug. 13, 1999 | 11:35 a.m.

A land company was given approval by the Henderson Planning Commission Thursday to amend zoning for future commercial development but was ordered to prepare a new plan for any residential development.

The new plan was ordered out of concern that high-density residential development would affect quality of life in the area and overburden schools.

The Victory Valley Land Co. was given approval to reconfigure the boundaries of residential and commercial zoning on 140 acres on the northeast corner of Stephanie Street and Wigwam Parkway in the Gibson Springs area.

Thursday's approval by planners was a modification of a comprehensive plan amendment and zone change originally approved by the City Council in May.

But this time around the proposal to include 48.5 acres of residential land situated close to 87 acres of commercial property raised more than a few eyebrows on the commission.

"Anytime I see a parcel of high-density residential on 50 acres, it gets my attention," commission Vice-Chairman George Bochanis said. "I guess I am pretty uncomfortable with putting 50 acres of commercial against 50 acres of apartments with nothing transitional between the two uses."

The commission raised concerns about buffering for the future residential neighborhood as well as its effect on traffic and schools.

"Nobody on this board is comfortable with 700 or 800 apartments in that particular area," commission Chairwoman JoAnn Huffaker said. "This will be particularly oppressive on the schools that exist there."

Commissioner Dale Lay considered delaying a decision on the project because of concerns about what allowing the high-density residential could lead to in the future.

"I don't want to see something like a New York City housing project here in 10 to 15 years," Lay said.

A compromise on the item was reached when Bochanis suggested adding as a condition of approval that the applicant must come before the panel again with a complete comprehensive plan before any residential development takes place.

The plan would have to show the location and number of housing units for the entire residential parcel.