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By providing a balance of commercial zoning areas, the City will better achieve its goal of <br />providing commercial development and activity which is viable and responsive to the needs of <br />the community and surrounding market area. <br />Goal C: Develop a cohesive land use pattern which ensures compatibility and functional <br />relationships among activities. <br />Application <br />An application of this goal is to create a land use plan which ensures that future land uses along <br />Rice Street complement one another. Current land use patterns conflict in certain areas. An <br />example of conflict would be the residential areas which are adjacent to commercial <br />development without adequate screening of conflicting activities. This also relates back to the <br />previous goal of clustering intensive commercial land uses together as well as less intensive uses <br />together. <br />Goal D: Spot or uncoordinated linear commercial development shall be discouraged in favor of <br />a unified development pattern. <br />Application <br />Linear development patterns result in an over - reliance on automobile use. While it is <br />acknowledged that the automobile will be the (almost) exclusive method of access to the district, <br />the lack of interrelated commercial uses actually discourages cross customer traffic. This means <br />that when a particular customer can conveniently patronize two or more commercial services <br />without having to drive from parking lot to parking lot, commercial traffic is significantly <br />enhanced. <br />Shopping Center development (as well as traditional downtown commercial centers) are the best <br />illustrations of this concept. Shopping centers thrive because the inconvenience of multiple <br />automobile trips is eliminated. The shopping areas of Rice Street should function as a unified <br />"shopping center ", whether or not the various shops are under the same, or different, <br />management. To facilitate this, private interconnections (both vehicular and pedestrian) should <br />be required where public street connections are not in place, or not viable. Zoning regulations <br />can be developed which address these types of connections. <br />Goal E: Preserve and protect property values. <br />Application <br />To the extent that the effects of new projects can be measured, those that enhance property <br />values are clearly preferred. It is the basis of this Chapter that adherence to the various Goals <br />and Policies serves to assure the accomplishment of this Goal. <br />2 <br />