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One of the critical components in planning be the future transportation • <br /> routes. In this western area, streets such as Joplin, Waco and a frontage <br /> road on both the north and south side of U.S. Highway will be critical routes <br /> that will have to be properly located and designed. The location and design <br /> will need to take into consideration traffic which may be generated from <br /> future development in the western area. There are certain engineering <br /> design criteria that will have a strong influence on both the street design and <br /> location to accommodate the necessary improvements to these future <br /> intersections. <br /> The application before the Planning Commission happens to be a result of the <br /> frontage road alignment north of Highway 10. This particular frontage road <br /> aligns with Joplin Street to the south, provides proper intersection <br /> geometrics and ties into the existing frontage road towards the west adjacent <br /> to Highway 10. The chosen frontage road alignment naturally creates an <br /> area approximately 3 - 4 acres in size between the frontage road and <br /> Highway 10 that is no longer conducive for single family residential <br /> development. Therefore, an application by the affected property owners is <br /> coming forward to request consideration for a commercial land use and <br /> zoning designation. <br /> ANALYSIS • <br /> As mentioned earlier, there are two property owners that are directly affected <br /> by the frontage road design and as a result, have a " partnership interest" in <br /> a change in land use. The property on the east which is currently zoned R2b <br /> is owned by Guardian Angels of Elk River. Guardian Angels have an interest <br /> in developing that portion of their property lying north of the frontage road <br /> as a medium densi v senior housing project. The project will most likely have <br /> a single family influence to provide some compatibility with the single family <br /> zoning to the west. The property is currently vacant at this time and may <br /> require further zoning considerations, depending upon the actual project. <br /> The property on the west is owned by Tom and Sara Hartman. The <br /> Hartman's have been working with a single family residential developer to <br /> develop the remaining portion of their property lying north of the future <br /> frontage road. The Hartman's have two dwelling units on their property, one <br /> of which is their residence and the other closest too Highway 10 is considered <br /> rental property. <br /> In reviewing the land use and zoning issues within this western area along <br /> Highway 10, the implementation of commercial is best utilized at the major <br /> intersections (see attached map). The Joplin/Highway 10 and Waco/Highway • <br /> 10 intersections are planned to be signalized and capable of handling <br /> commercial and business park traffic. <br /> s:pc:1ua94-13 <br />