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FINDINGS . 1. The commercial area is growing on a parcel-by-parcel basis with no clear indication as to what the total results might be in the future. 2. Based upon similar situations noted elsewhere, there is a strong probabilily that the total area development will be less than desirable to both the Communily and the land owners involved. The primary danger is that of new, higher qualily developments to the east and north which could be severe competition in future years. Hence, it is in the best interests of both the Communily and the properly owners involved to establish some suitable long-range goals for proper and competitive development,. 3. The survey has revealed the following negative development conditions: a) The general appearance of the area is not up to present day standards. Proper landscaping is probably the most needed feature. Structural design is only "average" and there is little to make a lasting impressian upon customers or the general pL.blici the area lacks an architectural "mage." At present, development is a dbconnected patchwork of rather plain buildings and parking areas. Power lines, vacant areas, open storage, obsolete buildings and sheds, and other features also detract from the appearance of the areCl. b) The area lacks a sense of unilyi individual merchants in such areas must rely upon their individual promotional efforts and reputation without the added benefit of area identification. For example, individual merchants in Southdale can obtain business from the customer attracting power of the area identification and amenities offered in a unified center. c) Future traffic volumes on Counly Road E will be much greater. The road will eventually require at least four moving lanes to accommodate the volume potential. Access drives off Count}. Road E for each development could lead to a traffic congestion and hazardous situation detrimental to the public and the commercial interests. . d) As the area develops, provision must be made for pedestrian circulation. While customer interchange will be limited due to the nature of the district, there are various reasons why pedestrian circulation must be considered an important factor. Such reasons include non-business traffic, school children, local-non-business pedestrians, a unily design feature, and others. e) An "average" environment will not be adequate to attract high qualily developments that may othelWise find the area quite atlTactive due to its central location and generally good transportation access. Hence, there may be a tendency for later developments to be of even less desirable qualily.