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-2 - residential development as allowed in the C4, P and CD Districts. The only exception to this is at the terminus of Louise Street where lots are zoned low-density residential. The neighborhood to the north, Washington Square, is an older single-family residential area. This neighborhood is stable and is an area where substantial revitalization and home ownership is increasing. As one of the first Neighborhood Integrity Program areas, the City has designated this neighborhood for special rehabilitation loans, home improvement rebates, and the focus of neighborhood improvement programs aimed at funding street, sidewalk, curb, street lights and neighborhood entryway projects. The south side of Civic Center Drive has a different development pattern from the north side of the street. A relatively small group of homes are sandwiched between the Civic Center Plaza parking lot to the east, Bristol Street, high-density residential development and commercial development to the west and Civic Center Drive to the north. This entire area is in a transition from residential to commercial office. Most of this area is already zoned for commercial development. The CD and P zoned properties on the north side and the C4, CD and P properties on the south side create land use conflicts with adjoining residential uses which must be dealt with if any positive change in development patterns is to occur. Additionally, the neighborhoods are also impacted by commuter traffic using local streets, lack of neighborhood identification and poor aesthetic amenities on neighborhood boundary areas. Also on the boundary of the neighborhoods exist deteriorating properties that are zoned and generally planned for commercial development, but have not been developed because of the developments potential intrusion on the adjacent residential areas. ZONING PATTERNS Zoning along this section of Civic Center Drive varies from property to proerrty and reflects a piecemeal approach to planning. Rezonings from residential to C4 (Shopping Center), R2 (duplex -residential), CD and P (mixed use - either office or high-density residential) occurred over the years. This small area should not have been rezoned with the different types of districts and development standards that now exist. The varying setbacks, different sign regulations from parcel to parcel, varying degrees of City review over development proposals (CD requires site plan and architectural review by Planning Commission, C4 District requires a variance to develop, P and R2 Districts have no review) promote inconsistent development patterns and no control over potentially incompatible uses. It is, therefore, recommended that sections along the corridor be zoned with a single designation to bring consistency to the area and a_future standardized development potential. Development standards can then be applied which are consistent with good planning areawide. L i U ."Ij p