COM 0526.002 2010-2012 - Laserfiche WebLink

Home

project site fronts Nichols Road, a private roadway with an approximate 20 -foot wide pavement width with rough gravel. In order to establish commercial uses on the property, Nichols Road must be improved to commercial standards, which require a 60 -foot right - of -way with curb, gutters and sidewalk. The Department of Transportation prohibits ingress and egress from Highway 11. Thus, the proposed commercial use cannot be accommodated at this time unless significant improvements are made to that portion of Nichols Road fronting the property. Further, and most importantly, the request is inconsistent with the General Plan LUPAG map, which shows the property as situated in the Low Density Urban area. The Land Use Pattern Allocation Guide (LUPAG) Map component of the General Plan provides a graphic depiction of the spatial relationships among various land uses and the expressed policy statements of the document itself and establishes the basic land use pattern for areas within the County. While this designation would allow neighborhood and convenience type commercial uses in the Neighborhood Commercial (CN) zoned district, the CV designation is more appropriate in the Medium Density Urban or Urban Expansion designated areas. Thus, to establish the automobile repair shop in a CV zoned district, it would be necessary to obtain a concurrent General Plan Amendment and Change of Zone. However, the Director is not in favor of a General Plan Amendment to accommodate the proposed use. Although there are commercial uses in close proximity to the project area, immediately surrounding properties are in single - family uses. While this request is determined to be within the confines of the Preliminary Village Center boundary depicted for Mountain View in the Puna CDP, it would nevertheless add commercial uses in extremely close proximity to existing residential uses in the immediately adjacent area. Under Section 5.5.2 Criteria for Proposed Locations and Boundaries, the Puna CDP defines three types of centers — regional, community, and neighborhood — differing in sizes /ranges according to their intended functions, and suggests locations for the various village centers. The subject property is located in the Mountain View Community Village Center in Figure 5 -5 of the Puna CDP. Spanning approximately 85 acres, the -4-