CC - Agendas - City Council - REGULAR - 11/28/2017

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B. LAND USE 8.1 Provide adequate commercial use opportunities that serve the needs of area neighborhoods, industrial operations and their employees, and the commuting public. Increasing residential development creates the need for new commercial development to serve a growing community. Employment centers also need commercial services convenient for employees. Therefore mixing uses by allowing neighborhood-scale retail and services near residential areas and employment centers increases convenience and reduces vehicular trips. Larger commercial centers that may include gas stations are appropriate where good access and visibility are available, such as at intersections along the Airport Connector including those at Glassford Hill Road, at Side Road, and at SR 89. The SW quadrant of the Side Road/Airport Connector intersection might also support a mix of retail and recreational use or employment center. This area is currently zoned RA9 and partially developed as metes and bounds residential; however its close proximity to the Crosswind runway makes the residential zoning and use undesirable. Commercial development would also be appropriate at the future intersections of Glassford Hill Road and proposed Side Road extension and proposed Great Western, as well as at future intersections of other arterial streets. This plan area, with its unique consideration for airport protection and regional industrial opportunities, promotes non-residential uses. Due to the large size and relative blank slate, the commercial designations are intentionally broad. Offices, professional services, mini-storage, hotels and other businesses and multi-family residential should be used to transition single- family neighborhoods into more intensive commercial districts. One should refer to Appendix A when there is a question. 8.2 Support commercial enterprises that capitalize on the scenic values of the area in ways that are appropriately sensitive to the environment. An opportunity exists to feature ASAP's beautiful granite rock landforms, lakes and views into a commercial area that incorporates outdoor recreation. Campgrounds, lodges, hotels and RV parks are among the businesses possible. The conceived multi-purpose center that includes an equestrian element could help set the character and land use patterns in the southern portion of ASAP. Clearly there are many more possibilities here than standard franchise business development. The Phippen Art Museum is an excellent example. Consideration should also be given to recruiting retail businesses that market to outdoor recreationists. 8.3 Support existing and future employment centers given the need for well paying jobs, and the area's suitable terrain and anticipated road system. Employment centers - which include business/office parks, wholesaling and warehouses, and light manufacturing are an important land use component. Moderately intensive in off-site impacts and strong on job creation, such uses provide a very good buffer between the airport's industrial uses and other, less intensive uses beyond. A recent needs survey taken from airport area employers indicates that for several their expansion factors include proximity to employees' homes, land cost, access to highways, infrastructure, and proximity to the airport. Nearly half of the 22 respondents indicated regular use of airfreight services, and the same number indicated frequent-to-daily use of air passenger service. 15