O-2007-1501-N5 R06-004 - Laserfiche WebLink

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#R 06-004 P&Z 12/14/06 Page 2 of 4 Analvsis: The applicant seeks to rezone this property from High Density Residential (R-3) and Large Lot Residential (LL) to General Connnercial (GC) for connnercial/retail purposes. In considering this request, Staff reviewed the following Comprehensive Plan elements: Land Use, Thoroughfare System, Utility Infrastructure, and Economic Development. The specific issues considered are as follows: Land Use -- Review of the City's Land Use Plan shows the subject tract developing as low density residential, however, connnercial uses are shown at the intersection of Spencer Highway and Bay Area Boulevard (Sens Road), where the properties in all directions are zoned General Connnercial (GC). Land uses along major thoroughfares indicate that the area is intended for connnercial developments. The City has been consistent in providing General Connnercial (GC) uses along major roads within the City limits. However, the following aspects shall be considered for a rezone request: · Ability of infrastructure to support the permitted use · Impact on the value and practicality of the surrounding land uses · Conformance of a zoning request with the land use plan · Character of the surrounding and adjacent areas · Suitability of the property for the uses which would be permissible, considering density, access and circulation, and adequacy of public facilities and services · The extent to which the proposed use designation would adversely affect the capacity or safety of that portion of the road · The extent to which the proposed use designation would create excessive air pollution, water pollution, noise pollution, or other environmental harm to adjacent properties · The gain, if any, to the public heahh, safety, and welfare of the City Transportation - The tracts in question will have access along Spencer Highway. An arterial with a 100' right-of-way, may acconnnodate the additional traffic generated by future commercial developments. However, controlled access management techniques shall be adopted, e.g. limited number of driveways and posting of signs to avoid any traffic conflict. A Traffic Impact Analysis study shall be required for proposed developments at this intersection. Sens Road widening will have an impact on the future developments and flow of traffic at this intersection.