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.. :omprehensive Plan See 4 http://www.fbgtx.org!eompplan/plan4.ht might incJude a convenience store, a dry cleaners, video store, and other convenience goods and personal services. 3. Commercial Strips. Commercial strips that have extensive street fTontage, other than in the CBD, should be of sufficient depth to allow access to and egress ftom intersecting streets in order to minimize the number of driveways and to prevent the need for cars to back into traffic. Heavy commercial uses, such as machine shops and automobile repair shops, should be located on thoroughfares away from prime retail locations. They should be located adjacent to industrial areas unless there is a distinct relationship to other uses that demands proximity to those uses. A gas station, which may also include a convenience store, would be a heavy commercial use that could be located in a neighborhood or community shopping center. INDUSTRIAL All industry should take advantage of highway access as much as possible. Transition between industrial and nearby residential areas should be accomplished by the scaling down of activity within the industrial district through the use of screening, landscaping, preservation of natural open space, setbacks, and design compatibility, including consideration of building height, bulk, and lot coverage. IndustTial uses should minimize impacts on nearby or adjacent residential areas by avoiding the placement of loading zones, vehicle maintenance w.ens, and outside storage on the side of the residential areas. Truck tratnc should be routed to avoid residential areas as much as possible. Industrial and heavy commercial uses should not be located at the end of collector streets that serve or pass through residential areas. In the event that a truck route is built around Fredericksburg, land adjacent to it would be most suited to heavy commercial uses and industrial parks. FUTURE LAND USE FUTURE LAND USE DESIGNATIONS The Future Land Use Map shows the desired and anticipated development pattern ",;thin the extent of the 1995 extraterritorial jurisdiction (Map IV -1). It reflects that fact that, although certain trends will prevail, those trends can be influenced through local actions. The residential land use requirements for approximately 7,000 additional people in the planning area, which extends beyond the 1995 ETJ, are approximately 1,000 acres and about 3,000 dwelling units by the year 2020. This projected growth is an increase of approximately 50 percent in the planning area and comparable to the amount of residential acreage cWTently inside the city limits. Although not all of this grO\vth will occur within the incorporated area, all of it will surely impact the City. Much more than the projected 1,000 acres ofresidcntial development are shown on the Future Land Use 1vIap in order to indicate where the potential growth areas are for the various land uses. This approach was taken show options for the housing market while trying to convey some sense of the extent of growth over the next 2S years. Parks are designated in accordance with the location criteria to serve the residential areas Wld to take advantage of floodplain open space and other environmentally constrained land as much as possible. In no way do park designations imply the taking of private property without just compensation. New parks can be obtained through the subdivision process. InfiH parks can be obtained through donations and acquisition. RetaiJ commercial development is designated in accordance with the location criteria to serve the residential development. Office is mixed with retail in the future land use designations; but the location 4 of5 2/1/2005 2:45 P.