In a recent city council meeting, officials discussed a proposed master plan application for a commercial development at the northeast corner of Baseline Road and Day Creek Marketplace. This preliminary hearing allows the council to provide initial feedback to the applicant before they proceed further in the planning process.

City staff presented the proposal, which includes deviations from existing development standards, specifically regarding building frontage, ground floor transparency, and floor area ratio. The staff emphasized that while the master plan is a tool for comprehensive planning, it does not grant variances from the general plan's objectives and policies.

The proposed site, approximately 32 acres, is currently vacant and was previously part of a larger shopping center approved in 2015. The applicant aims to establish a drive-through facility, which has faced challenges in attracting tenants due to changing market conditions exacerbated by the COVID-19 pandemic. The last tenant approached in early 2020 was unable to proceed, leading to ongoing difficulties in finding a suitable occupant for the site.

Council members raised concerns about the implications of the proposed deviations, noting that they could limit economic development, job growth, and housing opportunities. Staff highlighted that the requested changes might lead to underutilization of the land and a lack of pedestrian-friendly design, which is a key goal of the city’s general plan.

The applicant, represented by Mark Barajas, argued that the current form-based code restrictions make it challenging to attract tenants, as many potential businesses are now seeking smaller footprints due to shifts in consumer behavior. He warned that if the proposed master plan does not move forward, the site may remain vacant indefinitely.

The council's feedback will guide the applicant's next steps, but no formal approval was granted during this hearing. The discussion underscored the balance between adhering to development standards and fostering economic growth in the community.