Holiday planning commission recommends denying rezone of three Highland Drive parcels

The Holiday City Planning Commission on Tuesday heard staff, the applicant and more than a half-dozen neighbors before voting to forward a negative recommendation to city council on a proposal to rezone three parcels on South Highland Drive from R-2 (two-family residential) to Professional Office (PO).

City staff opened the continued public hearing by saying the application covers three parcels totaling roughly 0.36 acres (county records list 15,681 square feet; the recorded plat lists about 16,000). The applicant asked for PO zoning to allow a small local architect’s office on the front parcel and to preserve or adapt the rear house, which the applicant said may also be considered for historical designation. The staff report referenced the Highland Drive Small Area Master Plan (2017) and noted that the PO zone includes standards intended to buffer residential properties; the staff recommendation was to forward a positive recommendation to city council.

Neighbors who spoke and several emailed commenters told commissioners they oppose the rezoning. "We want to keep our neighborhood residential," said Doug Wolf, who identified himself as acting president of the Cottonwood Glen HOA. Ellen Mitchell, who lives at 4553 South Highland Drive, told the commission, "We do not want to have a business directly in front of us," and cited concerns about added traffic, noise and vehicle pollution for a senior community behind the parcel. Multiple speakers also questioned the adequacy of the neighborhood meeting notice; the applicant told commissioners that 4–5 people attended the required meeting and that the applicant followed the city mailing list used for notices.

Commissioners debated the proposal’s context. Several members described the parcel as a "spot zone" in the middle of established residential development and said the timing and location made them wary of changing the long-standing residential pattern. Other commissioners said that Highland Drive already contains a mix of uses and that the PO zone’s buffering, lighting and screening standards could allow a low-impact office while protecting adjacent homes. Staff explained PO standards cited in the staff report, including a typical front setback of 10 feet in PO versus 25 feet in the R-2 zone, increased rear setbacks (from 20 to 30 feet), and a maximum building height in PO of 40 feet (compared with about 35 feet in R-2), plus requirements for screening of parking and refuse and full-cutoff lighting to prevent light intrusion.

After discussion, Commissioner Prince moved to forward a recommendation to city council to deny the rezone application filed by Jamie Walker and property owner David George for 4545, 4555 and 4559 South Highland Drive; Commissioner Fond seconded. The roll-call vote recorded Behrend: Nay; Gaughan: Nay; Prince: Aye; Faunt: Aye; Tiffany: Nay; Cunningham: Aye; Chair Roach: Aye. The motion passed, and the commission will forward its negative recommendation along with meeting minutes and public comments to city council, which holds the final authority to approve or deny the zoning change.

The commission also approved minutes from prior meetings (including a correction noting who opened the June 24 meeting) before adjourning. The rezone request will next appear on the city council agenda where members of the public may again comment and where the council will make the final decision.