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Anderson, ZC <br />June 2S, 1994 <br /> <br />Page 3 <br /> <br />subject property has been zoned single family residential and residents in the <br />area have purchased property with the understanding that it would develop <br />as residential. A C3 zoning designation may be too intense of a land use to <br />adequately blend with the surrounding tow density residential. <br /> <br />TRAFFIC <br /> <br />Another major issue to consider before rezoning this site is traffic. It is <br />anticipated that the major access to this site will be from 197th Avenue, <br />which intersects with Highway 169. This intersection is currently not <br />signalized and is not planned to be signalized, which will make travel to and <br />from this site very difficult. It is also anticipated that the commercial traffic <br />generated from this site could impact neighboring residential streets. Lack of <br />direct access to Highway 169, coupled with the inability to utilize a frontage <br />road concept for this site, leads to serious questions as to how commercial and <br />residential traffic would integrate. The Elk Park Center and Hillside <br />Commercial subdivision both have a frontage road concept which will direct <br />traffic away from residential areas. However, the subject site without direct <br />access to Highway 169 will generate additional traffic to the residential <br />streets. <br /> <br />GROWTH MANAGEMENT PLAN <br /> <br />The Growth Management Plan (adopted in 1988) identified the area on the <br />east side of Highway 169 between 193rd and 197th as having the potential <br />for commercial uses, however, the subject property was identified for medium <br />density residential. One of the goals of the Growth Management Plan was to <br />limit strip or scattered commercial operations along the City's major <br />roadways. The subject site is physically separated from any planned or <br />developed commercial property and would conflict with that goal. <br /> <br />The Growth Management Plan is currently in the process of being updated by <br />the City. One of the components of this review will be to analyze the need for <br />future highway commercial growth areas and determine if the existing <br />supply of highway commercial property is adequate to serve the City's future <br />needs. A second component of the study will deal with the possibility of <br />creating a neighborhood commercial zoning district designed to provide <br />convenience and service establishments for the residential neighborhoods. <br />Attached is a copy of page V13 of the existing Growth Management Plan in <br />which the neighborhood commercial zoning district concept and the possible <br />future need for this type of zoning designation is discussed. <br /> <br />anderson.pc <br /> <br /> <br />