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Planning Commission Meeting Minutes – Wednesday, May 07, 2008 Page 6 case for a change in designation; recognizing that the Comprehensive Plan served as a “guide” for land use planning. Mr. Fifield advised Commissioners that tonight’s discussion had identified the need for the Steering Committee to clarify their intent for each designation so as not to diminish the importance of one or the other. Mr. Paschke noted the previous regional nature and past use of Har Mar Shopping Center, ownership change implications; market place and economic trends; context of its location immediately adjacent to residential areas; public comment and sentiment impacting future land use designation; and the many complexities when considering land use designations. Tower Place was the next discussion, with Mr. Fifield likening the land use designation of Business Park to that of Center Pointe and the new Gateway area south of County Road B-2 on the west side of I-35W. Mr. Fifield and Commissioners discussed its orientation toward Oak Crest Avenue due to grade and rail line issues; preference for the employment-oriented business use aspiring to office, warehouse, showroom and light industrial, but keeping away from more intense manufacturing uses; and more business- related than retail-related uses. Mr. Fifield noted that a major community asset was its tremendously strong employment base, not only for the community, but for the region; and encouraged the need to continue supporting that diverse employment setting through encouraging strong reinvestment in properties. Twin Lakes Redevelopment Area Mr. Fifield advised that the goal was to better facilitate a buffer to transition between single-family residential neighborhoods and business uses through a variety of alternatives and mixed uses, while providing for some flexibility to better attract both business and residential uses. Mr. Fifield noted the need to work with redevelopers who expressed a willingness to invest within the limitations of a polluted site, and while recognizing the Master Plan and design guidelines established, as well as the AUAR framework. Commissioner Doherty endorsed a mixed-use approach in this area, and not a designated use per parcel. Mr. Fifield concurred and noted that consideration had been given to a variety of land use alternatives that dealt specifically with how the area might be organized to have it more narrowly defined – to a broader set of land uses – with the Steering Committee having a strong consensus for the mixed-use approach. Mr. Fifield opined that if the property were defined and enough tools available to strike a balance between flexibility and that definition, it would facilitate development. Discussion included distinctions between Business Park and Community Mixed Use designations with the new designation providing for a mix of housing and employment opportunities for living/working in a common setting, and providing a broader range of investment opportunities within a more reasonable timeframe. Mr. Fifield advised that it would be his recommendation that the Twin Lakes Master Plan not be formally incorporated into the Comprehensive Plan, while still being recognized as a guide for redevelopment of the area. Commissioner Boerigter questioned whether the Community Mixed Use designation was exclusive to the Twin Lakes area, with Mr. Fifield responding affirmatively, noting that discussions were continuing on identifying any other areas that may be application for that designation. Commissioner Bakeman noted that the Twin Lakes area also included high-density residential, not all Community Mixed Use designations, allowing for a buffer.