Opinion ID: 1889473
Heading Depth: 1
Heading Rank: 3

Heading: before the city council of the city of jackson, mississippi

Text: IN THE MATTER OF THE REZONING APPLICATION OF H.C. BAILEY COMPANY ZONING CASE NO. 2070 FINDING THAT ZONING SHOULD BE APPROVED H.C. Bailey Company has petitioned the City of Jackson to rezone a large tract of land located on the north side of Lakeland Drive and west of the I-55 West Frontage Road. The subject property is located across Lakeland Drive from St. Dominic Hospital, which is in a Special Use district, and south of the C-3 General Commercial area containing Doctor's Hospital.       The proposed rezoning would not introduce any new zoning classification into the neighborhood. The proposed rezoning would simply be an extension of existing C-3 General Commercial areas.       In that the protestants have complained that the hotel portion of the proposed complex would be four (4) stories high and that the twin office towers would be eight (8) stories high, it is significant to note that there is presently no height restriction on that portion of the subject property zoned R-5 Multi-Family Residential. See Section 602.06.3(6) of the Zoning Ordinance. On that portion of the subject property presently zoned C-3 General Commercial, the maximum height restriction is ten (10) stories, and the Zoning Committee has authority to increase that to fifteen (15) stories. See Section 702.04.2(6) of the Zoning Ordinance. The architectural design of the proposed complex submitted by H.C. Bailey Company shows careful planning and a concern for aesthetics. For example, parking is to be underground, and the main entrance to the hotel will be off the Frontage Road so as to lessen traffic congestion on Lakeland Drive. Moreover, H.C. Bailey and the owners of the subject property have entered into a Protective Covenant Agreement with residents of the Woodland Hills area to the northwest providing for a landscaped 25-foot buffer zone, screening walls, and a maximum height of two (2) stories on the western portion of the subject property. Since there will be no means of access from the proposed complex to the residential areas in Woodland Hills, the proposed rezoning should not increase traffic on the interior residential streets in Woodland Hills. The Jackson City Council recognizes that the proposed development will increase traffic on Lakeland Drive and on the West Frontage Road. However, there is a public need for the proposed development, and the economic and other benefits that will accrue to the City of Jackson from the rezoning of the subject property substantially outweigh the problems which may result from an increase in traffic. Additionally, the question of traffic congestion and the means by which it must be addressed is not before the Zoning Committee, Planning Board or City Council at this time. This matter as well as other questions involving drainage, fire protection, police protection, etc. will be subsequently addressed before the site plan review committee comprised of appropriate engineers and experts in their field. The Jackson City Council has listened with understanding and sympathy to the concerns expressed by residents of the Woodland Hills area in protesting the proposed rezoning. While the Council is conscious of the fact that it has a duty to preserve the tranquility of residential neighborhoods, Jackson City Council finds that the rezoning in the present case would have only minimal impact upon Woodland Hills and that the proposed rezoning would confer substantial public benefit upon the entire City of Jackson. H.C. Bailey Company has met the burden of proof in showing that conditions in the neighborhood of the subject property have changed and that there is a public need for the proposed rezoning. The Zoning Committee and the City Planning Board have recommended that the proposed rezoning be approved. The Jackson City Council, agreeing with this recommendation and finding that the proposed rezoning will be of great benefit to the entire City, accepts the recommendation of the Zoning Committee and the Planning Board and approves the proposed rezoning of the subject property to a classification of C-3 General Commercial for the construction of a hotel, office buildings, and shopping complex. Woodland Hills then appealed to the Circuit Court of the First Judicial District of Hinds County, Honorable Reuben V. Anderson, Circuit Judge, whose order of affirmance entered November 24, 1982, provides in pertinent part: ... . and this Court finding that the rezoning of property is essentially a legislative rather than judicial matter, with limited judicial review, Robinson Industries v. City of Pearl, 335 So.2d 892, 895 (Miss. 1976); Adams v. Reed, 239 Miss. 437, 123 So.2d 606, 609 (1960); and this Court further finding that it should not substitute its judgment for that of the Jackson City Council in regard to the wisdom or soundness of rezoning action, Currie v. Ryan, 243 So.2d 48, 51-52 (Miss. 1971); and this Court further finding that appellee H.C. Bailey Company proved by clear and convincing evidence that there had been substantial change of character in the neighborhood of the subject property and that there was a public need for rezoning, thereby meeting the evidentiary burden enunciated in City of Oxford v. Inman, 405 So.2d 111, 113 (Miss. 1981); and this Court further finding that the rezoning action of the Jackson City Council was not arbitrary, capricious, discriminatory, or unreasonable and was, indeed, supported by substantial evidence under the standard set forth in City of New Albany v. Ray, 417 So.2d 550, 552 (Miss. 1982); and this Court further finding that the assignments of error made by appellant Woodland Hills Conservation Association, Inc., are not well taken; and this Court further finding that the rezoning action of the Jackson City Council should be affirmed, ... . The present appeal has ensued.