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Planning Commission 471-97: O'Neil Property March 8, 1997 Page 6 includes a r�umber of pol�cies re�arding 6uffering bet�vee� Ia.nd uses. These hav� been included in Appendices 1 and 2. 2. Inconsistencv between Comp Plan and Zoning: The designation for approximately 17 acres of the O'1Veil property is inconsistent with the zonirig in tern�s of use (commercial versus residentiai). According to State law, zoning %akes precedence over comprehensive plan designations. Unless the zoning is changed. from commercial to residential, the most likely use of th� 17 acres is comm�rcial. Tt is to be expected that the property owner wo�ald resist action �o change �he zotung from comrnercial io residential. 3. Suitability for Sin�le F'amily Residential: There is some question whether it is appropriate io put single family residential adjacent �o Highway 10. If a single family residential development were built, it is likeIy that it would be "walled o�' from the highway tocreat� a liveable environment. The result would be bIank face or dead spoi in the middle of the "community center" district and along the highway. 4. Value as Commercia.l PropertX: The O'Neil parcel is prime commercial property with its frontage along the Highway 10, given the pretnium placed on visibility by high volumes of traffic by commercial uses, and the availabiiity of access from an arterial highway and the I-35 corridor. The market for neighborhood or commun[ty retail commercial is weak, as evidenced by the vacancies in the IViounds View Square Shopping Center and Silver View Pla.za and as reported in a rec�nt market stzady by Towle Real Estate for the Highway 10 corridor in Mounds View. This application indicates #hat there is maricet inierest in ihe groperty �or specialty commercial development. Effect on City's Tax Base: ■ If the property were develop�d as single family residential, it would cost the City more in services than it will generate in revenue. If it were developed as commerciat it would generate more revenue than it wilI cost in senrices. � When looking at the overail picture, ihe City has a very limited amount of iand irz commercial zoning or commercial uses (3.9% in 1990), and an extensive amouni of i�nd in single family residential {45.1% in 1990): One possible goal af land use planning is to balance the types of land uses to creat� a sustainable economy and a reasonable level of tax�s for services. Comm�rcial uses gay more property ta�Yes than does single famity residential dev�lopment. Commercial uses which at�ract customers from a wider a.rea than the City's boundaries import dollars, and may cr�at� additional spending at other M[ounds View busines�es such as restaurants. They may prompt additional comm�rcial developtnent which also adds to the tax base.