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9.Existing Land Use <br />The Plan area consists of a variety of land uses including an aging retail strip center, vacant open <br />space, and well used, but aging multi-family apartments, all with few or no connections to each <br />other and the surrounding neighborhoods. (Refer to Appendix B, Existing Land Use Map) <br />The existing study area land uses include the following: <br />Description of Land Use Total % of total # units Units Value <br />Acres Per SF 2004 <br />4.24 4.1% 5 7,709 $2,064,000 <br />Retail <br />4.31 4.1% 12 3,723 $3,185,000 <br />Office <br />Single Family Detached 53.41 51.1% 141 1,322 $29,898,900 <br />Single Family Attached 3.17 3.0% 17 1,108 $3,116,800 <br />Apartments 4.11 3.9% 101 827 $5,252,000 <br />2.4 2.3% 17,244 $427.900 <br />Church <br />9.1 8.7% 152,381 $4,049,100 <br />Armory <br />2.4 2.3% 1 14,656 $476,000 <br />Other (Vacant, Open Space & <br />Industrial) <br />21.47 20.5% <br />Right of Way <br />Total 104.61 100% 284 451,757 $48,469,700 <br />10.Comprehensive Plan Designations and Zoning <br />The Comprehensive Plan designation is the future use of the land identified and planned for by <br />the City. The zoning is the use allowed by the City’s ordinances currently. The zoning and <br />comprehensive plan designations do not always match. However, they serve as a guide for <br />development now and in the future. <br />The study area includes a mix of Business as well as Low and High Density Residential <br />Comprehensive Plan Designations. The Business area consists of the properties along Rice <br />Street. The High Density Residential designation, which allows up to 36 units per acre, is a total <br />of 4 acres which includes the 56 units of the McCarrons Apartments on McCarrons Boulevard, <br />the 34 units of the Hilltop Apartments on Elmer, and 11 units on McCarron Street. The total of <br />101 units of apartments creates a density of 25 units per acre. The development site (185 N. <br />McCarrons) has a comprehensive plan designation of high density residential while the Church <br />site is property recognized with a Church designation and the Armory site has a Comprehensive <br />Plan park and open space designation. <br />By comparison, the zoning includes approximately 14 acres of business zoning; 6.3 acres of <br />multi family residential zoning and 63 acres of single family residential zoning. In addition, there <br />are 21 % of land within right –of-ways and ponding areas. <br />DRAFT MAY 18, 2004 8 <br /> <br />