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Memo to the Planning Commission/ZC 96-615 Page 2 August 27, 1996 • Overview In order to control the spread of strip commercial development along this portion of Highway 10, the City is considering rezoning certain properties to light industrial and single family residential. In doing this, the City would be able to concentrate commercial development at the Jarvis Street/Highway 10 intersection, be able to provide some supplemental land available for industrial development outside the urban service area, provide for some open space at the Elk River and Ramsey boundary and reduce the number of split zoned parcels. By concentrating commercial development around the Jarvis Street/Highway 10 intersection a commercial node can be created and limit the possibility of strip commercial development. The transportation plan calls for Jarvis Street to be a minor arterial and the Jarvis Street/ Highway 10 intersection to be signalized. Improvements to Jarvis Street and the extension of 156 Avenue, both east and west of Jarvis, are currently being considered. These factors, along with the proposed Furniture and Things commercial development on the northwest corner of the intersection, will provide for some solid commercial development opportunities in the proposed C3 zone. • There are three parcels on the northwest side of Highway 10 that because of their current uses will retain the existing C3 zoning. The City recently approved a conditional use permit for Highway 10 Used Auto Sales which is located on one of the parcels. Shimers Produce Market is located on the other two parcels. Both of these uses are allowed in the C3 zone and not allowed in the I1 zone. In order to avoid creating non-conforming uses, it is not proposed that the C3 zoning of these parcels be changed at this time. However, in order to reflect the long range land use plan for those three lots, it is proposed to change the land use plan classification to LI (Light Industrial). The supply of available industrial land within the urban service area, excluding the business park zone, is close to being exhausted. The proposed expansion of light industrial land would accommodate industrial development opportunities along east Highway 10. This area along Highway 10 would be a logical extension of the existing light industrial zoning along the railroad tracks. The properties would be easily accessed from the existing service road on the south side of the highway or the planned extension of 156th Avenue on the north. Rezoning the property south of the Tailwinds Trailer property to residential would provide for some open space between the commercial property in Elk River and the commercial property in Ramsey. This break in the commercial • development would provide a point of separation between Elk River and s:\planning\scott\zc96-15.doc