03-27-1997 - Laserfiche WebLink

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As a result, two separate areas are currently feasible for redevelopment in the study area. The first is located on the southwest side of Highway 10 on the southeast quadrant of Silver Lake Road and Highway 10, and the second is located on the northwest corner of Eastwood Road and Highway 10. In regard to the former, it is our opinion that this large contiguous land area can be divided into three different sections because of its physical characteristics and the TJB Homebuilders structure. The first is a large parcel of land which stretches from the southeast corner of Silver Lake Road and Highway 10 to the edge of the wetland area and the TJB Homebuilders property. The second is the wetland area itself, and the third is the small site fronting Highway 10 which is directly southeast of TJB Homebuilders. (See the land area breakdown and the 65Subject Area Vacant Land Sites - Suggested" chart on pages 18 and 19.) From all of the above information and analyses, and considering the physical, political, environmental and socioeconomic factors affecting the subject area, 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, located in 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-cider d: commercial service facility (or facilities) such as light auto repair, a mortuary, a bank, enc.; 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 the most 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. Due to the inability to build on or around the wetland area, we suggest this part of the subject property to be some type of public park or be incorporated into a private development as an amenity feature. We also suggest making walking trails around this area a;.d creatin park or picnic area which would benefit the existing senior housing facility and the surrounding residential property on the west side of the subject area. The third vacant site on the southwest side of Highway 10 is found on the southeast side of the TJB Homebuilders property. We have been told this site does have buildable soils, and a portion of the wetland area could be used as green space and setback area for any development of this small parcel. However, the uses of this site are limited because of its smaller size. While many traffic-intensive commercial sites (such as a fast food restaurant or a gas station) do not need a very large structure, other site requirements such as parking or drive-through facilities dictate the need for a larger site size than this parcel offers. As a result, this small site is best suited for a smaller office building like the TJB Homebuilders structure next door, or a light auto repair facility that creates much less traffic and requires much less parking. Access to this parcel is also an issue, and it would most likely have to come directly off Highway 10 from the southbound • lanes only.