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average property tax per unit is $1,200 annually, the net new property taxes would be approximately $38,400. (By way of comparison, six new single family homes valued at $130,000 would generate approximately $17,000 annually in net new property taxes.) 4.4 Land Use/Zoning Impacts. If the Comprehensive Plan land use designation for these seven parcels is changed from Medium Density Residential to Limited Business, rezoning of the property to B1, Limited Business, would be forthcoming. A recently passed State law requires consistency between the comprehensive plan land use designations and the zoning of the property by the end of 1998. If there is an inconsistency, the comprehensive plan's land use designation prevails. For this reason, the proposed change in the comprehensive plan land use designation is a de facto rezoning. Even if the applicant did not pursue a rezoning of the property, it would automatically convert to a B1 zoning district on January 1, 1999. Permitted uses in a 81 zoning district include the medical and dental services, offices (business and professional), hospitals, sanitoriums, rest homes, private clubs or lodges, beauty parlors, greenhouses, and lawn and garden centers. Conditional uses include, but are not limited to, motels and hotels if adjacent to a federal or state highway, mortuaries, research and development establishments, churches, public and private colleges and schools, furniture stores if more than 40,000 square feet in size, gift stores, dog kennels, manufacture of electronic medical instruments and integrated microcircuit computer chips, schools of music and dance, mail order sales and limited production, day care centers, veterinary clinics, and parking to accommodate uses in contiguous business districts. Required building/structure setbacks for a B 1 zoning district include a minimum front yard setback of 30 feet, a minimum side yard setback of 10 feet, and a minimum year yard setback of 20 feet. Off-street parking areas can be within five feet of side property lines and within ten feet of the rear property line adjacent to a residential area. Building height is limited to three stories, unless the building itself is within 150 feet of a residential building. In this case, the building height is the average height of existing residential buildings within 150 feet of the commercial building. If the property were developed with a use permitted in this zoning district, the existing buffer between these properties and the residential properties to the east could be reduced to a ten foot buffer strip with vegetation and/or screening no less than 6.5 feet in height (Section 1005.01 (I) of the City Code). The flexibility allowed in redeveloping the site as a planned unit development would be lost. 5.0 STAFF COMMENT 5.1 In reviewing this request, staff has made the following findings: PF#2978 - (01/14/98) - Page 9 of 11