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Memo to the Planning Commission Page 6 <br /> April 25, 1995 <br /> Uses <br /> • • The proposed uses appear to be a large general retail business along with <br /> a freestanding gas/service station. The general retail may be appropriate; <br /> however, outdoor storage, displays, and open outdoor areas may present a <br /> detriment upon surrounding land uses. Furthermore, limiting the hours <br /> of operation may be a consideration for development. <br /> • The gas station/convenience store may not be appropriate at its proposed <br /> location. Lights, traffic and hours of operation will directly impact the <br /> home north of 197th. <br /> Analysis <br /> The proposed land use plan amendment and rezoning requested by Dennis <br /> Anderson has arguments which support the change to commercial as well as <br /> leaving the land use something other than commercial. Some of the positive <br /> results of commercial include: <br /> • The property is relatively void of any natural or major wooded areas <br /> allowing commercial development to occur without impacting these <br /> sensitive areas. <br /> • The property is within the current urban service area. <br /> • • Access off of 197th which connects to Highway 169. <br /> • The property has excellent visibility from Highway 169. <br /> • Although surrounded by residential zoning, only seven homes are <br /> adjacent to or immediately across the street from the proposed <br /> development. <br /> • Commercial development contributes handsomely to the City tax base. <br /> • If the project consisted of a "major tenant' (i.e. Big Box Retailer) it would <br /> strengthen Highway 169's commercial corridor. <br /> On the other side, there are also negatives to commercial beginning with: <br /> • It is currently zoned Rlc with a residential land use, leading the residents <br /> in Brentwood and surrounding residential area to believe the property <br /> would be developed as some residential use. <br /> • Road improvements would have to made to accommodate the proposed <br /> development. Some of those improvements may impact existing <br /> residential homes and quality of life for residents. <br /> • The proposed project of approximately 120,000 square feet may be too <br /> intense for this particular property given its proximity to residential <br /> neighborhoods. <br /> • <br /> s:planning:pc:1ua95-4 <br />