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Plans for Glenbrook LLC to build 51,000 square feet of office space for a medical clinic include allowing access to the area from Nebraska Parkway — one of the main topics of discussion during a public hearing before the Lincoln-Lancaster County Planning Commission.

Whether the proposal — which includes requests for a zoning change, use permit and comprehensive plan amendment — moves on to the City Council for a vote remains to be seen.

After nearly two hours of testimony Wednesday, the planning commission recommended approval of the zoning, permit and plan amendment on a 4-3 vote. But moving the proposal forward to the City Council takes five affirmative votes, and because two commissioners were absent Wednesday, they’ll take another vote at the Oct. 2 meeting.

Although much of the discussion focused on allowing access to the medical clinic from Nebraska Parkway, city officials learned through this proposal that the decision to allow access remains under the purview of the state.

But city planners oppose it because, they say, the roadway has for the past 40 years been an expressway and their policies don’t allow driveway access off of it for that reason, despite two exceptions. City policy requires street access to be at least a half-mile apart.

“Access is unwise and not in keeping with the long character of trying to develop an expressway within the community. An expressway is a very different kind of street than an arterial,� City Planner Steve Henrichsen said. 

Developers argue that semitrailer traffic has been reduced since the opening of the South Beltway and that allowing such access is an “innovative solution for a complicated property.�

“Innovation often requires us to be the first to implement new solutions,� said David Clausen, associate general counsel for U.S. Property, a commercial property development company. “We shouldn’t let fear of the unfamiliar prevent us from embracing smart, forward-thinking urban design.�

For example, he said, the roundabout at 14th and Superior streets was new at the time but now roundabouts operate safely throughout the city.

Despite the debate, it turns out that although ownership of the portion of the Nebraska Highway 2 within city limits — now called Nebraska Parkway — transferred from the state to the city when the South Beltway opened, access rights remained with the state.

The state, though it initially denied the request, changed its mind.

The city did not, and it still has control over whether to allow the zoning change, comprehensive plan amendment and whether to issue a use permit that would allow waivers to various setbacks.

City officials recommend denial of those requests, in part because of access off of Nebraska Parkway, which would be a right-hand turn lane with a deceleration lane into the property from the westbound lanes just west of the 70th Street intersection. Developers also would create a right-hand turn lane from 70th Street. The city would oppose access to the property from 70th Street.

But planners also say residential development, as the comprehensive plan calls for, is a better use of the land.

Henrichsen said a residential development would have access from 69th Street, which is part of the Southfork neighborhood. He said residential development in the area would require less grading, and said the proximity to Nebraska Parkway hasn’t deterred other residential developments.

But Rob Otte, senior general counsel with U.S. Property, said they’ve tried to interest builders in residential developments in the area to no avail, largely because of traffic and noise.

“I’ve met personally with some builders,� he said. “There is not a builder that would take that site.�

Henrichsen also argued there is sufficient space available for commercial development, and in recent years many commercial sites have been developed as residential areas because of lack of demand.

Clausen said their proposal is a “targeted development� to increase access to health care in Lincoln and Henrichsen’s argument is concerning.

“This statement sends a chilling message to the business community, one that is detrimental to our city’s economic future,� he said. “In a state and a city that desperately needs development dollars for job creation and broadening the tax base, we should be fostering an environment that welcomes investment and not discouraging it.�

Developers have worked extensively with the Southfork Neighborhood Association, which was most concerned about increased traffic, and supports the development. Developers have agreed upon an extensive set of covenants, which include restrictions on various issues such as buffers, landscaping, retail uses and integrating solar energy.

But other residents in other neighborhoods, including those in the Country Meadows Neighborhood Association, oppose the development. They are concerned with increased traffic in the area, light and noise and more commercial development encroaching on residential neighborhoods in the area.

“Public safety is the concern we have at Country Meadows,� said resident Jeff Woita, who said the speed limit should be lowered. “It’s a dangerous intersection. It’s almost like an autobahn.�

Commissioner Dick Campbell made a motion to approve the requests, saying he can’t see another solution for that property.

“I came in ready to deny this thing,� he said, but changed his mind. “I think the turn lane theory they’re proposing makes the most sense for traffic in that entire intersection area.�

Commissioner Maribel Cruz said the city and county have a comprehensive plan for a reason, and expert staff making recommendations that are best for the entire city.

Cruz, Gloria Eddins and Brett Ebert voted against recommending approval. Campbell, Cristy Joy, Rich Rodenburg and Lorenzo Ball voted for it.