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Home My WebLink About1729-ZP DATE: August 16, 2004 TO: Planning Commission and City Council FROM: Stephen C. Richardson, Planning Manager SUBJECT: Consider a request for a zone change from A-R (Agricultural-Residential) District to GC-MD-2 (General Commercial-Multiple Family Dwelling-2) District and a specific use permit to allow a credit union. FILE: 1729-Z/P STAFF REPORT The Planning Manager recommends approval of this request. Mid-County Teachers Credit Union (MCT), the property owner, is requesting a zone change from A-R to GC-MD-2 and a specific use permit to allow the construction of a 5,968 sq. ft. credit union. MCT owns an 8.7 acre tract of land in the 3200 block of N. Major Drive. The credit union would be built on a 1.3 acre tract of land. In addition to this structure, plans call for the eventual development of three other commercial pad sites of approximately one acre in size and a 4.35 acre site for a future strip center. Specific use permits would be required for any additional development on the remainder of the property. The application states that A it is MCT=s intention to develop the property in such a manner as to limit and control the future utilization of the property to businesses which would be attractive in their services and products offered to area residents and which would not be economically detrimental to the area=s home values or offensive in their products or services.@ The application lists a number of business activities that would be acceptable to the MCT in developing the property. Such uses include: a pharmacy, nursery/child care center, day school, restaurant/delicatessen, general retail stores (including clothing, sporting goods, bookstores, toys/hobbies and general merchandising), realtors, pet store, home furnishings/decorative services, professional services and low-rise commercial office building. The Comprehensive Plan designates this area as a Neighborhood Growth Unit. As such, commercial development would occur at the intersections of major thoroughfares. In 2000, a zone change request for this property was denied by City Council. The applicant was requesting GC-MD and wanted to construct a self-storage facility. The justification for the denial was that it was not in conformance with the Comprehensive Plan. However, in 2002, the Planning Commission and City Council approved a zone change to GC-MD and GC-MD-2 for 2,000 feet of frontage along Major, south of Folsom. While strip commercial should be STAFF REPORT continued avoided, it could be argued that the precedent has been set for commercial development along the frontage of this section of Major Drive. As there is single family development south of the subject property, commercial development would extend no further. The next property zoned commercial is approximately 680' south of the subject property. Exhibits are attached. PUBLIC NOTIFICATION Notices mailed to property owners 4 . Responses in Favor . Responses in Opposition . LEGAL DESCRIPTION FOR ORDINANCE PURPOSES - SPECIFIC USE PERMIT ANALYSIS CONDITIONS FOR APPROVAL OF SPECIFIC USE PERMIT (SECTION 30-26.E, ZONING ORDINANCE) Application Application is in is not in Comments Compliance Compliance Attached CONDITIONS: 1. That the specific use will be compatible with and not injurious to the use and enjoyment of other property, nor significantly diminish or impair property values within the immediate vicinity; X X 2. That the establishment of the specific use will not impede the normal and orderly development and improvement of surrounding vacant property; X 3. That adequate utilities, access roads, drainage and other necessary supporting facilities have been or will be provided; X 4. The design, location and arrangement of all driveways and parking spaces provides for the safe and convenient movement of vehicular and pedestrian traffic without adversely affecting the general public or adjacent developments; X 5. That adequate nuisance prevention measures have been or will be taken to prevent or control offensive odor, fumes, dust, noise and vibration; X 6. That directional lighting will be provided so as not to disturb or adversely affect neighboring properties; X 7. That there are sufficient landscaping and screening to insure harmony and compatibility with adjacent property; and X 8. That the proposed use is in accordance with the Comprehensive Plan. X X ANALYSIS continued This application is in conformance with seven of the eight conditions necessary for approval. Comments on Conditions 1 and 8 follow: 1. MCT Credit Union states that it will have control over the development of the remainder of the property and it will only lease to uses that are compatible with itself and the surrounding neighborhood. Since the zone change request is for GC-MD-2, City Council will have the ultimate control over the development of the property. 8. The Comprehensive Plan designates the subject property as a Neighborhood Growth Unit. As such, commercial development is confined to the intersections of major thoroughfares. However, it could be argued that due to past zone change approvals, a precedent has been set to allow commercial development along this section of Major Drive. GENERAL INFORMATION/PUBLIC UTILITIES APPLICANT: S.L.I. Group, Inc. PROPERTY OWNER: MCT Credit Union LOCATION: 3200 block of N. Major Drive EXISTING ZONING: A-R (Agricultural-Residential) District PROPERTY SIZE: Zone change - 8.70 acres SUP - 1.296 acres EXISTING LAND USES: Vacant FLOOD HAZARD ZONE: A X @ - Areas determined to be outside 500-year floodplain SURROUNDING LAND USES: SURROUNDING ZONING: NORTH: Vacant GC-MD (General Commercial-Multiple Family Dwelling), GC-MD-2 (General Commercial-Multiple Family Dwelling-2), RS (Residential Single Family Dwelling) District EAST: Residential, vacant RS SOUTH: Residential, vacant RS WEST: Vacant Outside city limits COMPREHENSIVE PLAN: Neighborhood Growth Unit GENERAL INFORMATION/PUBLIC UTILITIES continued OTHER PHYSICAL FEATURES: None STREETS: Major Drive - major arterial with 5 lanes undivided DRAINAGE: Open ditch WATER: 24" water line SANITARY SEWER SERVICE: 54" sanitary sewer line FIRE PROTECTION: Fire protection is provided by Station #8, 6297 Highway 105 and Station #9, 7010 Gladys. ADEQUACY OF SERVICE: Services are adequate.