Harold Yellin on behalf of Gladys Gill and Joyce Durrence is requesting a zoning map amendment for 0 Ft. Argyle Road (PIN 21034 01008) to rezone the parcel from A-1 (Agricultural) to B-C (Community-Business) in the front portion of the property, I-L-T (Light Industrial Transition) in the middle of the parcel, and I-L (Light - Industrial) to the rear of the property. The parcel consists of 323.13 acres.

• The proposed B-C zoning portion, located to the front of the parcel, would be 58.84 acres or 2,563,070 square feet. The upland portion would be 36.64 acres or 1,596,038 square feet. The wetland portion would be 22.20 acres or 967,032 square feet.

• The proposed I-L-T zoning portion, located to the middle of the parcel, would be 108.64 acres or 4,732,358 square feet. The upland portion would be 67.79 acres or 2,952,932 square feet. The wetland portion would be 40.85 acres or 1,779,426 square feet.

• The proposed I-L zoning portion, located to the rear of the parcel, would be 155.64 acres or 6,779,678 square feet. The upland portion would be 118.44 acres or 5,159,246 square feet. The wetland portion would be 37.20 acres or 1,620,432 square feet.

The area has traditionally been rural in use with large lot sizes. The surrounding parcels near 0 Fort Argyle Road have been rezoned to I-L, I-H and B-C with some parcels remaining A-1 and R-A. The applicant’s proposal would result in a significant change to the development pattern in the area. The development of 58.84 acres of commercially zoned property (B-C), 108.64 acres of I-L-T, and 155.64 acres of I-L zoned properties would create impacts that the petitioner will need to address prior to returning to the Planning Commission for a master plan approval prior to the site development approval. The intensity of the uses is expected to continue to increase in this area which has largely been rural for many years. The existing large tracts of undeveloped land lend to the likelihood that the redevelopment of these tracts would be of a scale that is not typical in this area. The proposed transition of three zoning classifications is a way to mitigate the uses so as not to have the B-C section transition directly into I-L. Instead, there would be a I-L-T district in the middle of the parcel to provide a gap from the heavier industrial uses.

On May 24, 2022, the Planning Commission recommended approval of the zoning map amendment for 0 Ft. Argyle Road (PIN 21034 01008) to rezone the parcel from A-1 (Agricultural) to B-C (Community-Business) in the front portion of the property, I-L-T (Light Industrial Transition) in the middle of the parcel, and I-L (Light – Industrial) to the rear of the property under the following conditions:

1. 1. A master plan shall be required to come back to the Metropolitan Planning Commission prior to a site development plan approval. 
2. 2. A 100-foot densely landscaped buffer around the Residentially zoned properties.