Carl Junction approves rezoning, residents press for Gum Road access removal and larger buffer

The Carl Junction Board of Aldermen on final passage approved rezoning roughly 32 acres at Highway 171 and Gum Road from UD (unidentified development) to C-2 commercial, adopting ordinance 25-35 after first and second readings and a hand-to-electronic vote that recorded seven in favor with one absence.

The rezoning followed a conceptual site-plan presentation for a 33-pad commercial/residential development on the parcel. City staff and consultants highlighted a natural drainage draw bisecting the property, a 50-foot elevation drop cited as 945 feet down to 895 feet, and the need for a traffic-impact study and engineered stormwater controls before any construction can proceed. Steve (city staff) said the developer will submit a detailed site plan that must clear engineering and site-plan review before work can begin.

Resident Bill Dooling of 107 Gum Road told the board he and neighbors received the conceptual plan and asked the city to remove an access point from Gum Road, saying, “Any access road punches a hole in that buffer and makes it less effective for noise [and] light.” Dooling also said the southern buffer was drawn at 25 feet and asked that it be increased to 100 feet so the adjacent residence receives the same protection interior-city properties get.

City staff responded that the Gum Road access as drawn does not permit a right turn onto Gum Road and that a traffic-impact study — which staff called mandatory — will determine whether turning lanes or other roadway widening on Highway 171 are required. Staff also described options for using the site's elevation change to locate development below a vegetated retaining wall and to add planted landscape buffers to mitigate noise and visual impacts. Staff said crews will remove invasive and dead trees but hope to retain mature healthy trees where feasible.

Retail Strategies, the city—s outside economic-development contractor referenced by staff, will be informed about the new commercial zoning so they can continue outreach to prospective tenants or developers. Staff said if Retail Strategies does not secure a retail tenant, the city could list the property with commercial real estate brokers or subdivide the parcel to make it more marketable.

No formal site-plan approvals were made at the meeting; councilmembers said resident comments would be attached to the site-plan file and that future approvals will be contingent on the forthcoming traffic study and completed engineering reviews.