1998 Planning Commission Packets

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, , - - , - _ __ - - _ - - < . - . --_, °' - _ _ � -_- -- __ _ — _ , ,.. -_- . -- -= �- ---� --> � -- � - . _ ___ _ ---- - -=- � -- - -- - , .:� :. Planning Commission Resolution No. 536-98 April l, 1998 Page 2 WHEREAS, the SRF study indicated that development potential of the property located at 2625 Highway 10 would be enhanced if combined with adjacent properties; and; WHEREAS, the Planning Commission makes the following findings that the proposed amendment is consistent with the general land use goals and policies contained in the Comprehensive Plan as follows: Goal 1. Develop a cohesive land use pattern which ensures compatibility and functional relafionships among acriviries and uses. The change from high density and low density residential to neighborhood commercial will allow for the commercial development of the northeast corner of the Highway 10 and County Road I intersection, an intersection that already supports three corners of higher intensity commercial uses--a Hardees Restaurant and the Moundsview Square Shopping Center, a SuperAmerica gas sta.tion and convenience store, and a Burger King Restaurant. Given the high traffic counts at this intersection, it would seem more appropriate to use the land for commercial rather than residential development. The proposed amendment is in keeping with the community goal of limiting commercial development to the Highway 10 corridor. The neighborhood commercial designation is the least common designation used in the comprehensive plan, representing less than one-quarter of one percent of the properties in the City. The proposed use would be set back approximately 130 feet from neighboring residential properties and separated by a minimum 70 feet of greenspace and other physical buffering. The neighborhood commercial designation, as opposed to the more intensive highway commercial designation, would in itself be a buffer to the adjoining residential properties. Goal 2. Maintain and, where necessary, upg�rade land uses and environmental quality. The policy under this goal directs attention to protecting integrated use districts (residential neighborhoods, commercial centers, industrial parks) from penetration by through traffic. By virtue of its proximity to Highway 10 and County Road I, the residential district already experiences a penetration of through traffic. Redeveloping the subject properties for a commercial use will add to the existing traffic in this residential district. The tradeoff, however, is that Eastwood Road would no longer feed into the Highway 10 / County Road I intersection thus eliminating a notable point of conflict and with the addition of a right turn lane onto Highway 10 from westbound County Road I, the overall functioning of the intersection will be significantly improved. Goal 3. Preserve ancl protect property values.