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HomeMy WebLinkAboutZ-4676 Staff AnalysisJune 24, 1986 Item No. 5 - Z-4676 Owner: Professional Land Company Applicant: Same Location: Baseline Road and Hilaro Springs Road, SE Corner Request: Rezone from "R-2" to "C-3" Purpose: Shopping Center Size: 9.35 acres Existing Use: Vacant and Single Family SURROUNDING LAND USE AND ZONING: North - Single Family and Commercial, Zoned "R-2 South - Single Family, Zoned "R-2" East - Single Family and Church, Zoned "R-2" West - Single Family, Public and Industrial, Zoned "R-2" PLANNING CONSIDERATIONS 1. The proposal before the Planning Commission is to rezone approximately 9.4 acres to "C-3" for a shopping center. The specifics of the development are unknown at this time because no plan has been submitted. The property is located at the southeast corner of Hilaro Springs Road and Baseline with frontage along both streets. The immediate area is zoned "R-2" with a large number of nonconforming uses, especially along the north side of Baseline Road. There is a commercial center located at the northwest corner of Scott Hamilton (Hilaro Springs) and Baseline that has several different uses in it. To the east of Scott Hamilton, there is what could be described as a commercial strip on the north side of Baseline. South of Baseline the major uses include a school, church, multifamily project and a mobile home park. At the southeast corner of Hilaro Springs and Baseline there is a vacant service station with a used car lot, and further to the south on Hilaro Springs there are several nonresidential uses. There are still a number of single family residences in the neighborhood which are well maintained for the most part. June 24, 1986 Item No. 5 - Continued 2. The site is primarily vacant with several single family structures along the Hilaro Springs Road side. 3. The [Master Street Plan identifies Baseline Road as a principal arterial and Hilaro Springs as a minor arterial, so dedication of additional right-of-way will be required because a survey reflects a 60 -foot rights-of-way for both roads. Because of being located at an intersection, the amount of right-of-way will have to be determined by the City Engineering staff. 4. There have been no adverse comments received from the reviewing agencies as of this writing. 5. There are no legal issues. 6. The property was annexed into the City in April 1985 as part of the referendum area. There is no documented neighborhood position on the site. 7. The location in question is part of the Geyer Springs East District Plan which was recently adopted by the City. The Land Use Plan recognizes the existing commercial uses on the north side of Baseline Road, but does not recommend increasing the amount of commercial land to include the southeast corner of Hilaro Springs Road and Baseline. The Plan suggests a mix of residential uses for the property and staff supports that type of development pattern versus nonresidential. The immediate area south of Baseline Road has a number of single family residences and a "C-3" rezoning could have an impact on those locations. Because of this development pattern, it appears that the site is better suited for a low to medium density multifamily project. STAFF RECOMMENDATION: Staff recommends denial of the "C-3" rezoning. PLANNING COMMISSION: The applicant, Bob Moore, was present. There were no objectors. Staff modified its position and recommended approval of "C-2" for approximately the northern one-half of the site. Mr. Moore said that he was one of the developers of the project and that they own the entire 9.3 acres. He `hen described the proposal and indicated that "C-2" reclassification was acceptable. John Ayers, architect for the project, then addressed the Commission. He discussed the proposed shoPpirlg center and said that "C-2" was a June 24, 1986 Item No. 5 - Continued reasonable rezoning for the development. There was a long discussion about the area and the site. Mr. Morgan agreed to amending the request to "C-2." The Commission voted on "C-2" rezoning as amended. The vote: 7 ayes, 0 noes, 3 absent and 1 open position. 1. meeting Date: July 15, 1986 2. Case No.: Z-4676 3. e e t: Rezone from R-2 to C-3 4. LD--at-on: Baseline Road and Hilaro Springs Road, SE Corner 5.e A Lica t: Professional Land Company/Same 6. Existing Sta s: Vacant and Single Family 7. ro ❑ ed e: Shopping Center 8. gaff Recommendatio11: Because of the Planning Commission's action, staff now supports a C-2 rezoning for the entire 9.35 acres 9. P an i o i io at'o : Approval of C-2 as amended. The applicant agreed to amending the application at the time of the hearing. 10.R_ ecQmmenr�ati� _ Fo rrwardCd W th: 7 Ayes, 0 Noes, 3 Absent and 1 Open Position 11. b'ectors: None