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CCP 04-27-1987
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CCP 04-27-1987
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<br /> . <br /> COMt~ ENT S <br /> . l. The present zoning and the Comprehensive Plan designation indicate <br /> the City's desire for office development. This is because office <br /> use is considered a more compatible neighbor for residences due to <br /> the limited nighttime and weedend impact of offices. At the present <br /> time, there is no interest for office development on the site since <br /> the office market in the area is generally soft. Whether the site <br /> will ever attract high-quality office development despite its <br /> relative isolation and its relationship to the arsenal's vehicle <br /> storage area is a debatable question. <br /> While interest for office development has been absent, strong <br /> interest has been shown for retail 'commercial development of the <br /> site during the past year. The applicant's Comprehansive Plan <br /> Statement indicates that convenience retail demand has increased <br /> significantly in the past 10 years as single-family development has <br /> expanded in the northern portion of the City. This is undoubtedly <br /> true. However, the primary factors that caused the site to be <br /> designated for office use related to land use compatibility, and <br /> those factors have not changed. <br /> 2. Convenience retail/service centers located .at the fringe of residential <br /> neighborhoods and adjacent to major thoroughfares is a relatively <br /> common land use pattern. Arden Hills, however, has, by policy and <br /> practice, concentrated commercial development in the City to avoid <br /> compatibility problems with residential neighborhoods. <br /> . 3. The City has expressed a desire to achieve development on the site <br /> which is visually compatible with adjacent residential uses and <br /> addresses problems of physical relationships. The proposed development <br /> plan, although preliminary, concentrates parking at the north side <br /> of the site, offers single-story buildings of sloped-roof design,' <br /> and provides vegetative screening along the south property line. <br /> In terms of visual compatibility, the proposed retail/service <br /> development would be similar to an office development. In fact, <br /> many of the tenants of the center might be of an office nature. <br /> The nighttime and weekend impact of the retail/service center is <br /> considered the primary unresolved issue. <br /> 4. Since traffic is consistently of concern, a brief comparison of the <br /> traffic generation characteristics of office and a retail center is <br /> warranted. Based on the Trip Generation Manual of the Institute of <br /> Traffic Engineers, a small-scale retail/service center will generate <br /> 5 to 6 times as much traffic per 1000 square feet of floor space as <br /> general offices will. However, a significant percentage of traffic <br /> to and from the retail/service center is syphoned from traffic <br /> already on adjacent streets. Furthermore, the retail/service <br /> traffic tends to be distributed over more hours of the day, rather <br /> than concentrated during peak hours like office traffic. The net <br /> result is that a retail/service center will generate many more <br /> trips than an office development, but an office development will <br /> . have a greater impact on peak hour traffic (morning, noon, and <br /> evening) . <br /> llnno CASE #87-04 <br /> PAGE 2 <br /> .'____._'__r__ ---.~A'.,-.__ <br />
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