04-02-1997 - Laserfiche WebLink

Home Browse Search

Planning Case No. 477-97 D.W. Jones PUD Project April 2, 1997 • Page 4 .It is evident the larger tract of land in the southeast corner of Silver Lake Road and Highway 10 has a highest and best use which is oriented for some type of mixed-use development that may include one or more of the following: 1) some type of more intensive commercial development, k-ated in the immediate southeast corner of Silver Lake Road and Highway 10, maximizing the exposure and excellent access to this site; 2) a low-rise office and/or medical/professional building that would be oriented for either a single tenant or multiple tenants; 3) some type of destination-oriented commercial service facility (or facilities) such as light auto repair, a mortuary, a bank, etc; and 4) a higher density residential project or partially-or fully-assisted senior housing complex. Not all of these uses could be built on this property because the site isn't large enough, but a combination of two or three is definitely possible. We need to stress that the most valuable piece of undeveloped land in the entire study area is the immediate southeast corner of Silver Lake Road and Highway 10. This part of the subject site should be oriented for commercial business that relies on 'impulse"traffic, rather than destination- oriented traffic. • The second study was a market analysis done for the applicant by Biko Associates on the gas station use. This study was distributed to you at your last meeting. It calculates that the five gas stations on Highway 10 are capturing 36% of the household and through-traffic markets for gasoline sales, based on a series of assumptions noted on page 2-3 of the report. It concludes that the market saturation by existing retailers is fairly low, and there is sufficient market to support an additional gas station. Unresolved Issues Land Use/Community Desires. To be approved, this proposal will require a rezoning from the current B-2 designation to a Planned Unit Development (PUD). It is our understanding, based on the Planning Commission discussion at the last meeting, that there are concerns with the gas station/convenience market/car wash use in this proposal. This use is consistent with the Towle Report and the market analysis submitted by the applicant. Staff does not have the expertise to critique the marketing study. We would comment, however, that the market for satisfying the desires of motorists traveling on Highway 10 for gasoline is probably not the full 28,500 through trips carried by this roadway. We would expect that any gas station between the beginning and end point of the motorist's commute is a possible source of satisfying that motorist's demand for gasoline. There may still be unsatisfied market demand after taking this larger market into account, but an analysis which deals with this issue would be helpful. • The point at which to deal with whether or not a use is appropriate in a community is at the rezoning stage. The current B-2 zoning on the property does not allow for gas stations,