PRSR 04-09-2003 ATTACHMENTS - Laserfiche WebLink

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Draft Land Use Plan-March 27, 2003 Highway 10 at the west and east ends of Elk River. Of these areas, the only substantially undeveloped land lies on the north side of Highway 10 between 165th and 171s`Avenues. An important planning issue is providing new areas for this type of development. The proposed Land Use Plan provides for Highway Business commercial growth at the following locations: • New interchange on Highway 169 and County Road 33. • Area around intersection of Highway 10 and 165th Avenue. Highway Business Land Use Objectives The planning process has led to the following objectives for the Highway Business area: • Provide good settings to attract and sustain business. • Attract businesses that provide the goods and services needed by the community. • Provide good connections between highways and commercial areas. • Create a local street system that provides access to commercial areas through designated collectors and arterials. Proposed Highway Business Land Use Description This pattern represents the most intensive form of commercial development. Businesses in this category may be the largest both in terms of size and traffic generation. Market orientation tends to be regional in nature. Development orientation tends to be toward regional highways. This development must be located within the Urban Service Boundary. Examples of Highway Business uses include discount retailers, grocery and general merchandise. Managing this land use may require patience. The new commercial areas at key highway intersections (169/33 and 10/165) do not present immediate development opportunities. Anticipated road improvements combined with continued residential growth should increase potential at these locations. Development of these locations will also depend on the extension of municipal utilities and supporting street systems. The relative lack of large tracts of vacant land for this land use will increase the potential for redevelopment. The continued growth of Elk River creates the demand and capacity to support additional retail and service businesses. Without development sites in Elk River, businesses will locate in adjacent communities to meet this demand. Community Commercial Community Commercial Area Overview The current plan makes limited use of the Community Commercial designation. These areas appear as small pockets of retail development along the highway corridors. The proposed changes in the Highway Business and Old Town land use replace some existing Community Commercial areas. In the proposed Plan, this use will be focused on neighborhood oriented retail areas with no direct connection to the highway corridors. Community Commercial Land Use Objectives The planning process has led to the following objectives for the Community Commercial area: 11