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5 Criteria (per [C 36-7-4-603): <br />1. Comprehensive Plan: <br />Policy Plan: <br />The Comprehensive Plan states satellite commercial developments should be located along major <br />thoroughfares. This site is in compliance with the comprehensive Plan. <br />2. Current conditions and character: <br />There is a large commercial development to the south of the petition area, which is separated by a single <br />residential lot. There is residential zoning and uses to the north along Portage Road. This site is adjacent <br />to an industrial park to the west. <br />3. Most desirable use: <br />Commercial, office and multifamily are all desirable uses for the land. With the demand for these types of <br />services increasing in this part of the City/County, the expansion of the commercially zoned areas will <br />occur as well <br />4. Conservation of property values: <br />This petition may have some negative impacts on the residential property values in the area. With the <br />expansion of commercial areas expected, however, some residential land values may increase as the <br />prospects of commercial development become more likely. <br />5. Responsible development and growth: <br />As demand for commercial and residential services increase, it is responsible to allow the expansion of the <br />zoning so Ion; it is done in an orderly fashion. It would be responsible, in this case, to provide across- <br />access easement to the south in anticipation of future commercial growth, thereby reducing the need for <br />motorists to pull back onto the highway in order to access adjacent commercial uses. <br />Recommendation: <br />Based on information available prior to the public hearing, the staff recommends this petition be sent to the <br />Common Council with a favorable recommendation. <br />Analysis: <br />In the staffs opinion, based on the zoning history of this site and its proximity to a large commercial center <br />to the south, developing this site for the uses intended will provide residents in this part of the County with <br />an expanded range of services. The staff recommends across-access easement to the south in anticipation <br />of future commercial growth in the area. <br />Hilal and Abuhilal <br />APC #2270-04 <br />Page 2; of 2 <br />