Planning Commission approves zone change to R‑1‑12 and open space for Rocky Point Circle parcel, with conditions

The Planning Commission recommended approval of Zone Change Z-25-06 to rezone roughly 5.51 acres at Rocky Point Circle and Arizona Drive from C-3 commercial to R‑1‑12 residential and open space, subject to the findings in the staff report.

Staff described the request as a change that would convert about 4.45 acres to R‑1‑12 and about 0.97 acres to open space to enable a single-family residential subdivision with nine lots shown on a preliminary plat submitted alongside the zone-change request. The applicant also asked the city to include a special agreement allowing the property to revert to C-3 if a future preliminary plat is denied; staff told commissioners the agreement would be considered separately by City Council.

Public comment at the hearing raised repeated concerns about access, existing drainage and stormwater on 1900 East, steep hillside conditions, the scale and visibility of retaining walls and potential rockfall or erosion during construction. Resident Randy Roberts said he and neighbors have invested in retaining walls and other measures to manage runoff and asked how new development would affect those existing protections. Staff explained that general-plan and zone-change hearings do not resolve engineering details, and that ingress/egress, stormwater and grading would be reviewed during later site-plan and plat approvals; staff also said future applications would include public notice.

Applicant Adam Allen of American Land Consulting told the commission the plan includes sandstone-style, natural rock retaining walls and that the design team intends to dedicate steep, nonbuildable areas as open space to reduce disturbance. He said trees, riprap and designated no-disturb zones were proposed to preserve the hillside’s character. "That's what we've discussed with Hillside," Allen said.

Commission debate acknowledged the Hillside Review Board minutes attached to the staff report and focused on how to preserve the slope, reduce visual impacts of walls and limit stormwater effects on homes below. Commissioner Anderson made a motion to recommend approval of Z-25-06; Commissioner Tupelo seconded. The motion passed on roll-call vote recorded in the transcript and the matter will go to City Council for final action and for separate consideration of the proposed special agreement and preliminary plat.