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be carefully reviewed to prevent the appearance of "strip commercial" ; rather, strive <br /> 410 to maintain a high level of aesthetic quality both visually and structurally. <br /> The southeast corner of U.S. Highway 169 and Main Street has been an area discussed <br /> for future commercial. The amount of land and locational qualities ranks this area as <br /> having strong potential for commercial development. Directly across U.S. Highway 169 <br /> toward the west, commercial development of a lesser intensity would compliment the <br /> surrounding land uses. <br /> U.S. Highway 10 has two distinct corridors, the east and west. The east corridor currently <br /> does not have municipal water and sewer available. However, the Comprehensive <br /> Plan calls for municipal utilities to be extended sometime in the future. The extension of <br /> utilities will be determined based on market demands and financial ability to serve this <br /> area. In the interim, the key for east U.S. Highway 10 will be to limit commercial growth <br /> today allowing future extension of utilities to occur in a cost effective manner. Also, <br /> without city services, land values will be slightly less; therefore, attractive to less intense <br /> uses such as open sales lots, mini storage facilities, etc. When City water and sewer is <br /> eventually extended down this corridor, redevelopment of less intense land uses will <br /> most likely occur. <br /> Conversely, west U.S. Highway 10 was included in the urban service area when the 1988 <br /> Growth Management Plan was adopted. Utilities are incrementally being extended to <br /> serve the western area. The commercial activity along this western corridor is planned <br /> to occur primarily at intersections of local streets with U.S. Highway 10. For example, <br /> Proctor Avenue, Joplin and either Waco or the Zebulon alignment are planned to be <br /> III signalized intersections where commercial activity could be developed with good <br /> accessibility and minimizing impact on surrounding land uses. <br /> Commercial activity along west U.S. Highway 10 will be best characterized as <br /> neighborhood or community oriented. In other words, the larger scale commercial <br /> developments found along U.S. Highway 169 are not intended to occur along west U.S. <br /> Highway 10. The commercial uses are designed to benefit surrounding residential <br /> areas, the business park and office development and convenient service demands of <br /> external traffic. <br /> 4. Business Park <br /> The commercial element of the business park should be limited in area and provide <br /> support services to surrounding businesses. Commercial should be located at <br /> controlled intersections and on the edge or at the entrance to business park <br /> developments. <br /> 5. Neighborhood/Community Commercial <br /> The City is currently lacking a "transitional" commercial district that typically occurs in <br /> areas to serve an immediate neighborhood or a sub-area of the community. This type <br /> of commercial activity could be more compatible than highway commercial with <br /> surrounding land uses. Establishment of a community commercial district should be <br /> considered to diversify commercial opportunities within the community. Once again, <br /> the location of this type of commercial should be located at intersections of collector <br /> • streets minimizing conflicts with surrounding land uses. <br /> 44 <br />