PC 07/13/77 - Laserfiche WebLink

Chairman Butler indicated he was delighted to see financial institutions locating in the downtown area. Commissioner Wood told the representatives of Citizens Savings and Loan the City appreciated their confidence. PUD-77-3, Morrison Homes, Inc. - Review of negative declaration for a project to construct a 78-unit planned unit development at the site located between Hopyard Road and Valley Avenue. Application to rezone a 10-acre site located between Hopyard Road and Valley Avenue behind the Alpha Beta Shopping Center and including both sides of the future Northway Road, and a 4.1 acre site located on the northeast corner of Black Avenue and Hopyard Road from the RM-1500 and RM-2500 Districts to the PUD (High Density Residential) District. Morrison Homes is further seeking approval of a development plan for the 10-acre site which would contain duplex units. Secretary Harris stated that the intent of the developer is to rezone two separate pieces of property. The reason for this is because development proposed for the 10 ac. site at Valley and Northway would not be in conform- ity with the density designation of the General Plan for that property. The applicant's proposal shows the parcel on Black, which if added to the other site, would qualify this application for the required General Plan density designation. He then provided the Planning Commissions with a brief descrip- tion of the General Plan density designation for the Medium and High Density Residential categories. Another point of consideration would be whether the development plan is consistent with the General Plan, or any specific plan for the area. City Attorney, Ken Scheidig then voiced opinions of his interpretation of the application. Mr. Scheidig's position was that before rezoning of the property can take place, it would be necessary to amend the General Plan to coincide with the requested zoning. He stated that the PUD ordinance does not preclude any- one from filing a single PUD application for two or more non-contiguous pro- perties but he believed that such a procedure violated the intent of the PUD ordinance. The Planning Commission was asked to consider its PUD approval of Valley Memorial Hospital on Santa Rita Road and questions of contiguity raised there. Mr. Scheidig indicated that there was no guarantee that the Black Avenue property would be zoned at a higher density to make up for the deficiency in density at the Valley Avenue site. His major concern was the impact of the proposed density transfer request upon the present and future general plan consistency determinations by the Planning Commission. The proposed project yields only 7.5 dwelling units per acre, while being in a high density (15 units to the gross acre) category on the General Plan. His concern is that if a developer is allowed to develop property in one General Plan density cateogry by using the density on property in another area, this would circumvent the density ranges of the General Plan. There would be nothing to present another developer from proposing exactly the same type of arrangement. Eventually, by the use of this approach, the goals of the General Plan would be affected. Additionally, the non-contiguous phase development proposed would need City Council permission. It was his opinion that if the Planning Commission allowed the application, as is, it -5-