8.5. & 8.6. & 8.7. SR 05-15-1995

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Anderson, ZC 8: LUA Page 4 June 28, 1994 ,~ Until these two components are fully studied, staff feels it is premature to consider amending the land use plan map and rezoning of this parcel without the benefit of this comprehensive study. RECOMMENDATION Before any rezoning or land use amendment is approved, one of two findings must be made: 1. There was an error in the original zoning designation, or 2. The times and conditions have changed such that the original designation is no longer valid. It is premature to argue either finding until the study of the Growth Management Plan is completed. Therefore, staff is recommending the land use plan amendment and rezoning request by Dennis Anderson be denied based on the following reasons: 1. The Growth Management Plan Goals and Policies state that commercial development should be located to strengthen the ~~ downtown area and strip or scattered commercial site along major roadways be avoided. 2. The proposed rezoning would allow potential intensive commercial activities immediately adjacent to existing residential areas. Without a natural buffer or physical separation, the compatibility of highway business and low density residential is questionable in this location. 3. The need for additional highway commercial within the Highway 169 corridor, as well as the possibility of a neighborhood commercial designation are .currently being studied with the updating of the City's Growth Management Plan. Therefore, a decision on the appropriateness of commercial in the subject area should be delayed until the updated comprehensive study is completed. 4. The traffic issues, such as the lack of a signalized intersection at the corner of 197th and Highway 169, and the lack of direct access to .Highway 169, along with the inability to utilize a frontage road concept for this site led to concerns as to how commercial traffic will integrate with the residential neighborhood. • anderson.pc