5.8 PCSR 12-01-1994 - Laserfiche WebLink

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Anderson, ZC & LUi Page 3 June 28, 1994 • subject property has been zoned single family residential and residents in the area have purchased property with the understanding that it would develop as residential. A C3 zoning designation may be too intense of a land use to adequately blend with the surrounding low density residential. TRAFFIC Another major issue to consider before rezoning this site is traffic. It is anticipated that the major access to this site will be from 197th Avenue, which intersects with Highway 169. This intersection is currently not signalized and is not planned to be signalized, which will make travel to and from this site very difficult. It is also anticipated that the commercial traffic generated from this site could impact neighboring residential streets. Lack of direct access to Highway 169, coupled with the inability to utilize a frontage road concept for this site, leads to serious questions as to how commercial and residential traffic would integrate. The Elk Park Center and Hillside Commercial subdivision both have a frontage road concept which will direct traffic away from residential areas. However, the subject site without direct access to Highway 169 will generate additional traffic to the residential streets. • GROWTH MANAGEMENT PLAN The Growth Management Plan (adopted in 1988) identified the area on the east side of Highway 169 between 193rd and 197th as having the potential for commercial uses, however, the subject property was identified for medium density residential. One of the goals of the Growth Management Plan was to limit strip or scattered commercial operations along the City's major roadways. The subject site is physically separated from any planned or developed commercial property and would conflict with that goal. The Growth Management Plan is currently in the process of being updated by the City. One of the components of this review will be to analyze the need for future highway commercial growth areas and determine if the existing supply of highway commercial property is adequate to serve the City's future needs. A second component of the study will deal with the possibility of creating a neighborhood commercial zoning district designed to provide convenience and service establishments for the residential neighborhoods. Attached is a copy of page V13 of the existing Growth Management Plan in which the neighborhood commercial zoning district concept and the possible future need for this type of zoning designation is discussed. • anderson.pc