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Planning Commission Report TOLD Development Co. Case#507-97 January 14, 1998 Page 3 intersections of the City in terms of traffic counts, and as such, would be best served by a commercial land use designation. Of the greatest concern, however, is that the development as proposed would involve the removal of four single-family homes. Houses on the west side of Greenwood Drive would then back up to a commercial development instead of more single-family homes, which is the case currently. The developer has made compensatory offers to the adjoining six single-family property owners, of whom four have accepted and now are in support of the project. The impacts of this proposal go beyond the adjoining property owners which necessitates the following review: 1. Buffer. The developer has indicated a strong willingness to work with area residents on making this site as non-intrusive and aesthetically appealing as is possible. It has been proposed that there would be a wide buffer of 75 to 80 feet between the parking area of the Walgreens and the residential properties fronting on Greenwood Drive. While this would be a significant buffer in terms of distance, it would be further enhanced by a number of screening alternatives, such as a residential style privacy fence, berming, or evergreen and deciduous trees planted to separate the commercial use from the residences behind it. 2. Suitability for Residential Development. There is some question whether it is appropriate to allow any additional residential development adjacent to Highway 10. A previous proposal for the vacant parcel called for rental townhomes, which was met with strong neighborhood opposition. The residential goals and policies from the Comprehensive Plan are attached to this report for reference. 3. Value as Commercial Property. After purchasing the property, the City attempted to market its property for a commercial use, but found no interest, presumably due to the access difficulties and size of the parcel. The City-owned property, when combined with the four residential properties on Eastwood Road, would become a viable commercial site with its frontage along the Highway 10 and County Road I, given the premium placed on visibility by high volumes of traffic and the availability of access from arterial roadways. 4. Effect on City's Tax Base. The current taxes generated by the four single-family residential parcels is less than $6,000 annually. The City-owned parcel generates no tax revenue as it is public land. Using data provided by the developer, the taxes expected to be generated by the proposed Walgreens would be substantially higher--$66,000 annually. When looking at the overall picture, the City has a very limited amount of land in commercial zoning or commercial uses (3.9% in 1990), and an extensive amount of land in single family residential (45.1% in 1990). One possible goal of land use planning is to balance the types of land uses to create a sustainable economy and a reasonable level of taxes for services. Commercial uses pay more property taxes than do single family residential developments. Attached to this report are the goals and policies regarding commercial development within the City. 5. Compatibility of Uses; Protection of Residential Neighborhoods. The placement of different uses adjacent to one another may cause impacts and incompatibilities. Commercial uses