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E. CITY OF APPLY VALLEY LAND USE STUDY UDY (information taken from Land Use <br /> Study Final Staff Report May 17, 1989) <br /> THE PROJECT <br /> The Staff Report consists of recommendations to the Planning Commission and City <br /> Council regarding the conflicts along the city's 415 acre corridor between Pennock Avenue on the <br /> west and Garrett Avenue on the east. <br /> The study of potential land uses within the corridor included a review of the soils, <br /> vegetation, utilities, street systems, topography, existing land use, zoning, and comprehensive plan <br /> designations. <br /> Within the 415 acres of the corridor, Apple Valley identified 10 separate areas where the <br /> zoning and the comprehensive plan were not consistent. <br /> As is the case for Mounds View, the residential districts in Apple Valley included some <br /> type of detailed landscaping and buffering along the corridor right-of-way to reduce sight and <br /> sound of the freeway and to create a more appealing entrance into the community. <br /> II) <br /> THE BENEFITS <br /> • If allowed to developed to the fullest extent of the zoning code, over 250,000 square feet <br /> of retail and/or limited business office space could be developed within the corridor. <br /> • It is anticipated that any of the three proposals (comprehensive plan, or zoning as per staff <br /> recommendations) would generate between $53 million and $58 million in new <br /> development. <br /> • Utilizing the largest development amount, it is estimated that approximately $1.5 million in <br /> new property taxes would be districted to the School District, whereas approximately <br /> $375,000 (25%) would be distributed to the County for its services. The remaining <br /> $300,000 (21%) would be distributed to the City to pay for the services it provides. <br /> • School district statistics illustrate that with higher income apartment and commercial <br /> development, the school district does not receive many new school children. It does, <br /> however, continue to receive 54% of the new taxes generated. <br /> • Future lands uses included 30% of the vacant land will be used for single family <br /> development, 32% of the area would be developed for townhouses or lower density <br /> townhouse projects, and 17% of the site would be developed as higher density apartment • <br /> 13 <br />