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Memo to Planning Commission/ZC 98-4 April 28, 1998 Page 2 0 business park area would use the current County Road No. 13 alignment north of County Road No.12 to a possible cul-de-sac which would serve three of the four new lots in this business park area. This cul-de-sac is immediately opposite 5th Street and south of the single family homes which are west of County Road No. 13. There could be one additional new lot along with the existing industrial business (Industrial Hardfacing) north of the cul- de-sac which would involve traffic passing by the single family homes to gain access to those sites. Access to the site is an issue staff has been reviewing as we learn more about the subject area. Certainly, the impact to the residential area immediately to the west will be of concern, so considerations will need to be taken to minimize this. However, under the current conditions, the single family homes are fronting onto an existing County road. If the City was not proposing to reroute County Road No. 13 further to the east, the current alignment of County Road No. 13 would have to be upgraded to accommodate the additional traffic funneling down from the northeast part of town to the intersection at County Road No. 12. All of this traffic would be passing by the single family homes. With the realignment of County Road No. 13, a significant number of vehicles will be routed east of the single family homes. • Long Term Plan As discussed at the last Planning Commission meeting, there is a tight mix of land uses within this general area. Everything from single family residential to highway commercial, multi-family and industrial exists within a very short distance. Certainly, there is nothing wrong with achieving land use patterns of this nature as long as appropriate transition (buffer) areas are accomplished. The one area which seems to raise the most concern is between 5th Street on the north, Highway 169 on the west, County Road No. 12 on the east, and County Road No. 13 on the south. This area includes the existing single family homes, apartments, Ron's Foods and the City's former liquor store site. Although it is difficult to pinpoint what exactly may happen in the future, the changes in the vicinity of this area suggest that there may be some type of redevelopment in the future. Under that scenario, the proposed business park zoning would be an acceptable complimentary use. Recommendation It is recommended the Planning Commission recommend approval of the requested rezoning from R1c (Single Family Residential) to BP (Business Park) based on the following findings: • f:\shrdoc\planning\pc\zc98-4.doc