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Memo to Mayor and City Council/ZC00-2/LU00-2 <br />March 20, 2000 <br />Page 3 <br /> <br />intended to provide commercial opportunities that typically require highway <br />access and high visibility. The uses allowed under the Highway Business <br />land use designation tend to serve a broader area than those allowed under <br />Community Commercial. Given the nature of the development that is likely <br />to occur on adjacent business park property, the highway visibility and <br />highway access, and the signalized intersection, a more intense commercial <br />development intended to serve a broader area of the community is <br />appropriate for the subject property. <br /> <br />Two of the proposed parcels provide both highway access and high visibility. <br />Parcel 1 and parcel 2 have frontage on Highway 10, while parcel 3 does not. <br />Parcels 1 and 2 would provide commercial opportunities with minimal impact <br />on adjacent properties. <br /> <br />Access <br /> <br />Access to the parcels will be from Business Center Drive; there will be no <br />direct access from Highway 10 or Waco Street. The Waco Street/Highway 10 <br />intersection is proposed to be signalized, providing a controlled access to <br />future developments. <br /> <br />Allowed Uses <br /> <br />The purpose of the Highway Commercial District is to allow commercial, <br />office and quasi-industrial uses in areas with access to major highways. It is <br />the most intensive commercial district. Uses associated with highway <br />commercial zoning usually generate a high level of traffic and could have <br />adverse impacts on adjacent properties. Business Center Drive would provide <br />a good buffer between future highway commercial uses and the adjacent <br />business park property. Attached is a copy of permitted and conditional uses <br />for the Highway Commercial District. <br /> <br />Parcel 3 <br /> <br />Parcel 3 is 3.54 acres located on the south side of Business Center Drive <br />adjacent to the Sherburne County Government Center. This area has not <br />been included in previous discussions regarding highway commercial zoning <br />in this area. Previous discussions included the areas fronting Highway 10 <br />north of Business Center Drive. Parcel 3 was not included in previous <br />discussion because staff felt the appropriate zoning for this property is <br />Business Park. <br /> <br />Business Center Drive forms a physical as well as visual separation between <br />the parcels fronting Highway 10 and Parcel 3. Because the parcel abuts the <br /> <br />S:\PLANNING\SCOTT\ZC002CC.DOC <br /> <br /> <br />