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<br />convenience shopping alternative for adjacent neighbors. By locating convenience <br />type services closer to neighborhoods, vehicle trips that would otherwise by destined <br />for the intense commercial uses along Highway 169, are reduced and residents <br />benefIt by a higher quality of life do to less time coping with trafflc. <br /> <br />Highway Business <br />The Highway Business land use is the most intensive form of commercial <br />development in Elk River. Businesses in this category may be the largest both in <br />terms of size and trafflc generation. Market orientation tends to be regional in <br />nature. Development orientation tends to be toward regional highways. Future <br />Highway Business developments should be located within the Urban Service <br />Boundary and adjacent to regional highways. Examples of Highway Business uses <br />include discount retailers, grocery and general merchandise. <br /> <br />The Highway Business land use follows the Highway 169 and Highway 10 corridors. <br />On 169, the majority of land adjacent to the highway between the Highway 10 <br />interchange and 197th Avenue is guided for Highway Business. On Highway 10, <br />the Highway Business area extends from the 169 interchange to 165th Avenue. A <br />small area of Highway Business use exists along Highway 10 at the west and east <br />ends of Elk River. Of these areas, the only substantially undeveloped land lies <br />on the north side of Highway 10 between 165th and 171st Avenues. <br /> <br />An important planning issue is providing new areas to accommodate increased <br />demand for retail services. The proposed Land Use Plan provides for future <br />Highway Business commercial growth at the following locations: <br /> <br />· New interchange on Highway 169 and County Road 33. <br /> <br />· Area around intersection of Highway 10 and 165th Avenue. <br /> <br />Commercial Reserve <br />This land useidentifIes areas held in reserve for future commercial development. <br />The only areas designated for this use lie adajcent to Highway 169 and Highway <br />10 outside of the Urban Service Area. These locations are well suited to <br />development for highway business uses. Municipal utilities are not available to <br />support immediate development in this area. Also, the Comprehensive Plan seeks <br />to guide development in vacant land already served by utilities before opening <br />new areas for growth. The reserve status allows planning to facilitate the desired <br />form of development in the future. <br /> <br />Ught Industrial <br />The Light Industrial category includes industrial uses that are lower in intensity <br />of activity. These uses limit the potential for adverse impacts on adjacent land <br />uses due to factors such as noise and odor. Examples of Light Industrial uses <br />include offIces, enclosed storage and warehousing, research laboratories and light <br />manufacturing. <br /> <br />The Land Use Plan designates the following areas for Light Industrial land use: <br /> <br />'E1J; .J Building the Future - A Comprehensive Plan for Elk River <br />ltiver <br /> <br />Land Use <br /> <br /> <br />Cobarn's Superstore is an example <br />of a highway business use that is <br />regionally oriented. <br /> <br />5+11 <br />