Planning Commission Minutes 2005 11 10

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Planning Commission Meeting Minutes NOVEMBER 10, 2005 Page 9 of 12  Centennial Valley covers approximately 900 acres generally in the McCaslin corridor and includes a mix of residential and commercial planning areas.  In addition to establishing land uses, the GDP and the development agreements associated with the GDP establish the total amount of retail and office commercial development that could be built and the total amount of residential units.  Much of the land has been developed, including all of the residential parcels. What remains largely is the build out of the Business Park on the west side of McCaslin.  The requested amendment pertains to property located at the northwest corner of McCaslin and Centennial Parkway (Cherry), which is the former State Farm auto claims center.  Koelbel and Company have the land under contract for purchase and they are requesting the property be changed from strictly an office commercial zoning to also allow a mix of retail commercial uses.  Koelbel and Company are proposing an amendment to the Development Agreement which would transfer commercial SF from other property they own within the GDP area to the State Farm parcel. The density would come from Parcel L1, which is directly to the south and includes one vacant lot as well as Lowe’s, Carrabba’s, Chili’s, etc.  The proposal to change the land use from residential to commercial is consistent with the 2005 Comprehensive Plan, which designates this parcel as a community commercial land use. From a more generalized land use perspective, staff believes the site is a logical location for retail, given the location at a major street intersection.  Staff has had discussions related to the appropriateness of auto related uses at this location, given that it serves as the entrance to the Business Park. In discussing the issue with the applicant, it is staffs recommendation to not allow auto sales or service, but that a fueling station might be allowed, if reviewed and approved through the standard PUD process.  A possible concern that has arisen with the potential change in land use relates to traffic impacts. Traffic volumes associated with some retail commercial uses could be significantly higher than what the site generated with auto insurance claims.  During the review of the application, the Public Works Department staff has expressed concern with the functional design and safety of the access points off of McCaslin as well as Centennial Parkway. The staff report discusses specific issues, including staffs concern that the left turns out of the site onto Centennial may require modifications to the landscape median to the west to provide adequate visibility.  Staff believes with appropriate design modifications that those issues can be resolved. Staff is recommending a condition be added to the approval that makes it clear that at the time of change in use, the City has the ability to review additional information related to the design of site access and require modifications as deemed necessary to promote public safety.