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Memo to Planning Commission Page 2 <br /> Highway Commercial Performance Standards <br /> May 28, 1996 <br /> III Staff looked at two options that could be implemented to address the City's <br /> concerns relating highway development and the preservation of Elk River's <br /> semi-rural character and aesthetics. <br /> • Highway corridor overlay zone <br /> • Incorporate design/performance standards into the existing C3 (Highway <br /> Commercial) zone <br /> Highway corridor zone <br /> This option would involve implementing certain design and performance <br /> standards along specific sections of Highways 10 and 169. The underlying <br /> zoning would remain unchanged. The standards in the overlay zone would apply <br /> to commercial, industrial and residential properties. The design standards <br /> might include increased building and parking setbacks, landscaping, building <br /> materials, signage and access management. <br /> Incorporate design/performance standards into existing C3 zoning <br /> district <br /> With this option, the existing C3 zoning district would be amended to <br /> incorporate design and performance standards similar to those that would be <br /> • utilized in the overlay zone option. This option would only apply to the highway <br /> commercial zone, the residential, industrial and business park properties would <br /> not be affected. <br /> Analysis <br /> After reviewing the two options outlined above, the following observation were <br /> made: <br /> • The overlay zone would impact properties that that should not necessarily be <br /> included. Residential properties are covered under the subdivision <br /> regulations and the City could achieve the desired design standards within <br /> subdivision process. <br /> • The business park zoning district, which includes a large portion of Highway <br /> 10 frontage, has performance standards already included that are greater <br /> than the existing C-3 standards. <br /> • The highway commercial zone includes the majority of frontage on east <br /> Highway 10. <br /> • The remaining undeveloped commercial frontage on Highway 169 is zoned <br /> highway commercial or included as part of a PUD. <br /> • The amount of developable industrial zoned property on Highways 10 and <br /> 111 169 is minimal. <br /> s:\planning\scott\hwyperf.doe <br />