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: : _ .-. .. �:-;�.::� I Flanning Co�unission 47Ia97: O'Neil Property March 8, J.997 Page 7 The Comprehensive Plan does not address enterta.inment uses as a category of commercial uses. Entertainment uses may have the potential for creating additional spending, more so than neighborhood or community retail businesses. � if this groperiy is used for single family residential development, there is no othez° property in terms of location and size that could be switched from residential to corrimercial to compensate. There will b� a net loss in commercial land in the City, which creates consequences for the overall tax base for financing city ��rvices. Appendix 3 includes goals and policies from the 1979 Comprehensive Plan regard°u�g cotnmercial deveiopment and the City's tax base. 6. Compatibilitv of Uses• Protection of Residential Nei borhoods: The placement of different uses adjaceni to ane another may cause impacts and °u�compatibilities. Commercial uses are often seen as creating compatibility problems for adjaceni xesidential neighborhoods. Appendices I and 2 include goals and policies from the 1979 Comprehensive Plan regarding compatibility between uses and residential nei�I�h��rhoods. The applicant has rnade a number of changes to the initial design to address the concerns expressed by nearby residents about buffering and the impact of the proposed uses on the single family homes south oithe O'Neil property. All of the access points onto County Road H2 have been removed. The higher intensity commercial (entertainment) use was originally located against the south property line, and fihe office uses along the east side of the wetland. (The applicant intended for the theater buildin� itself to provide the needed "barrie�' between the single family residential neighborhood and the commercial activity.) The proposal be£ore Pianning Com�nission puts the low intensity office uses atong the south edge ofthe O'IVeiI property, creating a"barrie�" between the adjaceni single fanuly neighborhood and the higher intensity commercial use which is now oriented taward Highway 10. Additional buffer between the commercia.I development and the residential neighborhoad is provided by an approximately 50-foot strip of undeveloped land abutting County Road H2 which will eiiher be left in its natura,l wooded state, or Iandscaped, as the community desires. (There is an additional 15 %et in the right-of way which is not paved, and has natural vegetation.) Sta�f feels tha# this proposal presenis a number of economic benefits to ihe community, and is a better use of this property than its currenfi desi�nation or its currer�t zoning as ton� as potential impacts or� ti�e adjacent residential neighborhood are addressed and mitigated. How the applicant is proposing to deal with these impacis is discussed in more detail under the rezonir�g request. The Comprehensive Plan is one of the fundam�ntal policy documents used by cities to envision their desir�d iuiure. The comprehensive plan is a series of choices, and these chaices have social, economic and environmental cons�quences. �x the area oi Iand use, the plan is often used to b�lance betwe�n communiiy desires and the market piace, which for the most part initiates,