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: i . � s �_s ��� J __--=- _ - -- : _� � �g � i�..� : . _ .� � �- ; <br />Planning Commission Report <br />TOLD Development Co. Case # �07-97 <br />January 14, 1998 <br />Page 3 <br />homes, which is the case cunently. <br />1. Buf%r. The developer has indicated a strong willingness to work with area residents on <br />making this site as non-intrusive and aesthetically appealing as is possible. It has been proposed <br />that there would be a wide buffer of 75 to 80 feet between the parking area of the Walgreens and <br />the residential properties fronting on Greenwood Drive. While this would be a significant buffer <br />in terms of distance, it would be further enhanced by a number of screening alternatives, such as a <br />residential style privacy fence, berming, or evergreen and deciduous trees planted to separate the <br />commercial use from the residences behind it. <br />2. Suitability for Residential Development. There is some question whether it is appropriate <br />to allow any additional residential development adjacent to Highway 10. A previous proposal for <br />the vacant parcel called for rental townhomes, which was met with strong neighborhood <br />opposition. The residential goals and policies from the Comprehensive Plan are attached to this <br />report for reference. <br />3. Value �s Commercial Property. After purchasing the property, the City attempted to market <br />its property for a commercial use, but found no interest, presumably due to the access difficulties <br />and size of the parcel. The City-owned property, when combined with the four residential <br />properties on Eastwood Road, would become a viable commercial site with its frontage along the <br />Highway 10 and County Road I, given the premium placed on visibility by high volumes of traffic <br />and the availability of access from arterial roadways. <br />4. Effect on City's Tag Base. The cunent taxes generated by the four single-family residential <br />parcels is less than $6,000 annually. The City-owned parcel generates no tax revenue as it is <br />public land. Using data provided by the developer, the taxes expected to be generated by the <br />proposed Walgreens would be substantially higher--$66,000 annually. When looking at the <br />overall picture, the City has a very limited amount of land in commercial zoning or commercial <br />uses (3.9% in 1990), and an extensive amount of land in single family residential (45.1% in 1990). <br />One possible goal of land use planning is to balance the types of land uses to create a sustainable <br />economy and a reasonable level of taxes for services. Commercial uses pay more property taxes <br />than do single family residential developments. Attached to this report are the goals and policies <br />regarding commercial development within the City. <br />5. Compatibility of Uses; Protection of Residential Neighborhoodse The placement of <br />dif�erent uses adjacent to one another may cause impacts and incompatibilities. Commercial uses <br />are often seen as creating compatibility problems for adjacent residential neighborhoods. The <br />applicant has made some changes to the initial design to address the concerns expressed by nearby <br />residents about buffering and the impact of the proposed use on the single family homes east of <br />the property. <br />The Comprehensive Plan is one of the fundamental policy documents used by cities to envision <br />their desired future. The Comprehensive Plan is a series of choices, and these choices have social, <br />