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Memo to Planning Commission/ZC00-2/LU00-2 <br /> February 29,2000 <br /> Page 3 <br /> • Community Commercial. Given the nature of the development that is likely <br /> to occur on adjacent business park property, the highway visibility and <br /> highway access, and the signalized intersection, a more intense commercial <br /> development intended to serve a broader area of the community is <br /> appropriate for the subject property. <br /> Two of the proposed parcels provide both highway access and high visibility. <br /> Parcel 1 and parcel 2 have frontage on Highway 10, while parcel 3 does not. <br /> Parcels 1 and 2 would provide commercial opportunities with minimal impact <br /> on adjacent properties. <br /> Access <br /> Access to the parcels will be from Business Center Drive; there will be no <br /> direct access from Highway 10 or Waco Street. The Waco Street/Highway 10 <br /> intersection is proposed to be signalized, providing a controlled access to <br /> future developments. <br /> Allowed Uses <br /> The purpose of the Highway Commercial District is to allow commercial, <br /> office and quasi-industrial uses in areas with access to major highways. It is <br /> III <br /> the most intensive commercial district. Uses associated with highway <br /> commercial zoning usually generate a high level of traffic and could have <br /> adverse impacts on adjacent properties. Business Center Drive would provide <br /> a good buffer between future highway commercial uses and the adjacent <br /> business park property. Attached is a copy of permitted and conditional uses <br /> for the Highway Commercial District. <br /> Parcel 3 <br /> Parcel 3 is 3.54 acres located on the south side of Business Center Drive <br /> adjacent to the Sherburne County Government Center. This area has not <br /> been included in previous discussions regarding highway commercial zoning <br /> in this area. Previous discussions included the areas fronting Highway 10 <br /> north of Business Center Drive. Parcel 3 was not included in previous <br /> discussion because staff felt the appropriate zoning for this property is <br /> Business Park. <br /> Business Center Drive forms a physical as well as visual separation between <br /> the parcels fronting Highway 10 and Parcel 3. Because the parcel abuts the <br /> Sherburne County Government Center, traffic generated by highway <br /> commercial uses are likely to have an adverse impact on the Government <br /> • Center. <br /> S:\PLANNING\SCOTT\ZC002.DOC <br />