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Memo to the Planning Commission <br />April 25, 1995 <br />Page 6 <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 />u <br />s:planning:pc:lua95-4 <br />