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0 By concentrating the commercial at these identified intersections, there is <br /> less of a chance that the residential areas, both north and south of U.S. <br /> Highway 10, will notice much of a traffic impact associated with the <br /> commercial development. The frontage road itself also assists in creating a <br /> strong physical separation between the commercial and residential land uses. <br /> Lastly, buffering with landscaping/fencing or other treatment can add the <br /> final touches in transitioning from a commercial to a single family land use. <br /> C3 ZONING DISTRICT <br /> The request by the applicants is a reasonable request which can be supported <br /> by staff. However, the C3 zoning district is the most intense commercial <br /> district and allows a wide variety of uses. Given the location and overall size <br /> of this commercial area (3 - 4 acres), the ideal commercial zoning would be of <br /> a neighborhood or community-type commercial. Under this scenario, the <br /> allowable uses may not be as wide ranging as they are in the C3, yet allow a <br /> full range of service and limited-type retail activity to serve the immediate <br /> area. The creation of this type of zoning district may be a recommendation <br /> that comes out of the Steering Committee as part of the Comprehensive Plan <br /> update. <br /> II/ AREA TO BE REZONED <br /> The precise legal description of the area to be rezoned has not been <br /> determined because the exact alignment of the frontage road has not been <br /> finalized. However, it is anticipated that the frontage road will not deviate <br /> significantly from the alignment shown on the attached illustration. <br /> RECOMMENDATION <br /> It is recommended that the Planning Commission recommend the following: <br /> A. Approval of the Land Use Plan Amendment from MR (Medium Density <br /> Residential) to HB (Highway Business), and approving the rezoning <br /> from Rlc (Single Family Residential) and R2b (Two Family <br /> Residential) to C3 (Highway Commercial), based on the following: <br /> 1. The proposed frontage road creates a natural area that would be <br /> best used as commercial. <br /> 2. The change in land use and zoning will not have a detrimental <br /> 111 affect on surrounding properties. <br /> s:pc:1ua94-13 <br />