06/10/1974 Meeting - Laserfiche WebLink

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:\e -- (1300 ) (1346 ) . (1370) (1411) .11 , (1428) l. developments nearby. However, at previous hearing petitioners proposed limiting convenience commercial activities, to. the groUrid'floor of a .three- to five-story bui,lding, indicating locat'ion o.fan..insurance company regional office' iii the balance of the building. He said there was no coimnl tment. 'or iridication by the developer. that the desires of adjacent tenants would be met 'in. what was constructed. Neith'er did he think a regional insurance office would be compatible with existing developments devoted to retirement housing. Dealing with presumed lack of property available in the area ,he said vac.ant or available properties besides those indicated by the p'etitioner could be pointed out. Mr. Saul. reviewed similar previouS requests for commercial zoning of the Hansen property and said that based on testimony presented at this meeting there was nothing that would modify the Commission decision. While this hearing w'as limited to the question of public need, he said, if it was decided to take affirmative action on the rezoning it should be pOinted out that there Wr3reno 'posi tive' findings supporting its conformity to the General Plan, only to support a denial of the zone change. Nor were there findings with regard to comparison of this property with other available properties. Councilman Williams wondered if there was a way of precluding.a three- to five-story structure to house either a regional or local type' commercial facility if C~2. or C-l PD zoning was aoopted. Mr. Saul answered that the City Attorne'y had given some indication that PUD procedures could no.t be used to preclude otherwise permitted uses in a zoning district. PUD procedures had not always been applied that way, he said, but there were conflicting opinio'ns, and on the basis of general C-2 provisions there would be no limitation on building height. He said the C-'lzone would .limit to a greater de'gr'ee the types of convenience commercial us es, but offices were apermi tted us,e. ' However, C-l did r~stric~ building height to ~~ stories, or 30 feet whichever was less. Councilman Murray' asked .where the nearest p'rofessional services 'to "the area under discussion were located, and' how. traffic generated by an apartment complex w.ould compare to that generated by a commercial or professionaldevelbpmEmt.Mr. 'Saul sa:id'th'ere was a medical/clinic complex immediately 'acros's, the s'treet .fro'm Pthe 'IGilbert Center, contiguous to the Sorgenf~ied housing development. Public Works Director said that about the only distinction with re'gard'to traffic would be that' commer'cial peak . loads could be more easily acco'mmodated than 'peak loads ,generated by, the usual' 8 :00' a. m~ / 5 :00 p.m. apartment residents. Commercial traffic, he said" would be more eVenly' distributed throughout the day. ' Councilman Williams' asked Mr. Hans.en whether he in,tendedto build for convenience commercial Uses. or a three- to five-story office building. Mr. Hansen explained that the office structure was contemplated because of interest' 'expressed by an insurance company for offices. However, there was no intention of building a large office complex, he, said, sincerthey were interested in working with the people living in that area who indicated in the survey their opposition to offices. It was intended to develop the property in a way that would be compatible with surroundingresiderl'tlal uses. In response to Councilman Murray's question about the professional development across from..:the Gilbert Center, Mr. Hansen said it comprised a small clinic, one dentist and one doctor, and there were no expansion plans to meet the need expressed by residents of the housing developments. Mr. Moulton noted the lack of other pr~fessional services near the Gilbert Center. He pointed out that there was no access to the Hansen property planned along Jacobs Drive, allowing'safer conditions for pedestrian traffic. Apartment construction there would require access on Jacobs, he said. , , Councilwoman Campbell noted her previous concern that a commercial development would not be too attractive to people living across Jacobs Drive. She-wondered whether there was a small park area planned as seemed to be indicated by sketches shown. Mr. Hansen replied that a two- to three-story building -~, not ailye-story s~ructure was settled upon to comfllement the nearby lED ,building." That type of buildipg, he said, rather than a low spread-out structure would leave open space and accommodate planting~ or other economically feasible landscaping 'under planned'unit development procedures. In response to Councilman Wood, he said there was only 2500 square feet of,space now available in the 140,000 square foot Gilbert Center. Councilman Hershner wondered if commercial zoning along the west side of Highway 99N was to a certain depth . Mr., Saul answered that it averaged about 150 feet with some irregularities. He added that was ohefactbr cited in previous. hearings., the commercial zoning along the highway would back to R-l residential zones without buffering. Mr. Moulton was given the'qpportunity to respond to Mr. Saul's reference to nonconformity of the proposed zoning with the General Plan. He said C-2 zoning on the Hansen property would conform to the General Plan according to the Plan Diagram because there was well under 30 total acres now being built up in that area and the subject property was within the area designated in the Plan for community commercial facilities. It also conformed ,&~ 6/ j"O /74 - 5