Agenda - Planning Commission - 08/02/2007

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speculative multi-tenant retail proposed does not allow for a clear analysis of the impacts to the traffic levels and patterns. The Community's expenditures for new or additional services required by the proposed land use will be recovered if the proposal goes forward. Any utility extension would be funded solely by the developer. It is not anticipated that a change from Places to Work to Places to Shop would have a significant impact, given the relatively small size of the property. Environmentally sensitive resources should be known and development shall be so regulated as to minimize risk of environmental damage to these areas. There are no significant natural resources on this property. The potential of the parcel containing a greenway corridor or open space area should be reviewed and if present. appropriate preservation strategies shall be employed. This is a redevelopment project; therefore there are no preservation strategies to be employed. Sewer and water capacity is adequate to service the proposed development. There is adequate capacity to service the proposed development. The type of density transition that will be utilized as part of the land use shall be identified and approved by the City Council. Density transitioning is not applicable, as the properties immediately to the north, south, and west are industrial in nature. The property immediately across Sunfish Lake Boulevard is zoned B-1 Business and R-2 Medium Density Residential. Recommendation: The City Council met on October 24, 2006 and discussed the concept for re-guiding the subject property. The primary items discussed were: the appropriateness of retail versus industrial in the short-term; and concern over the access issues specific to a commercial user at this site, given the County's plans to install raised medians on both Sunfish Lake Boulevard and Bunker Lake Boulevard. The Planning Commission met on November 2, 2006 and discussed the concept for the re- guiding of the subject property. The following items were discussed: lighting on the site potentially conflicting with the residential uses across the street; concern over re-zoning to change the character of this site to a strip mall type development; the opposition of a gas station use at this sit~; and concerns with the volume of traffic that comes with retail-type uses. The minutes from both meetings are included in your packet. Multi-tenant retail relies heavily on drive-by traffic. The success of this type of commercial is challenged by the inability to adequately control access on County roads, as we have seen on the comer of Sunfish Lake Boulevard and Highway #10 and the intersection of Bunker Lake 54