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Memo to City Council Page 3 May 15, 1995 PLANNING COMtiIISSION RECOMMENDATION • The Planning Commission felt the proposed development was too intense, created a traffic problem, and had a direct impact on the surrounding residential area. These concerns, along with comments presented by residents and findings outlined in staff s memo, were the basis for denying the land use plan amendment and rezoning request. Prior to this recommendation, Commissioner Kreger suggested tabling the application and having the applicant meet with the residents to modify the proposed plan. Commissioner Kreger offered a list of suggestions in revising the plans, however, this suggestion was not supported by the Planning Commission (please refer to the Planning Commission minutes for further details). STAFF CONCLUSIONS After reviewing and giving full consideration of the land use plan amendment and rezoning, staff submits the following conclusions: • The proposed development has characteristics of a regional retail business and is therefore, too intense for this particular parcel. This type of development would better serve the community in another location where making infrastructure • improvements will create less of an impact on surrounding properties and/or necessary improvements may be planned for sometime in the future. • The proposed rezoning and land use plan change would impact the character and integrity of surrounding residential areas. • The necessary transportation improvements, including a frontage road extending north of 193rd to the development, would be detrimental to the four single family homes along Holt and others in the general vicinity. • An alternative development for Outlot A with land use other than commercial may not require a frontage road and be more compatible with the.surrounding area. • The Steering Committee has not yet identified the commercial and industrial growth areas and, therefore, this proposal may be inconsistent with the comprehensive plan's goals and policies. • The subject property is separated by an existing residential area from the commercial corridor south of 193rd; therefore, the rezoning and comprehensive plan amendment to commercial would not be a logical extension of the regional-type commercial developments that are occurring south of 193rd Avenue. • s:counctlaua95-4