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Memo to Planning Commission/ZC 00-6/LU 00-7 November 21,2000 Page 3 • allowed in the C3 district). Highway commercial uses in general are not compatible with uses allowed in an agricultural district, which is what the surrounding properties are zoned. Compatibility with Comprehensive Plan The Comprehensive Plan states that highway commercial uses should not be extended north past 197th Avenue. Since the adoption of comprehensive plan there have not been any changes significant enough to warrant extending the highway commercial district north. This parcel is an isolated piece of property almost 3 miles north of 197th Avenue. Recommendation Staff recommends the Planning Commission recommend denial of this request for a zone change from Al (Agricultural Conservation) to C3 (Highway Commercial) and a land use change from A (Agricultural) to HB (Highway Business) based on the following findings: 1. The Comprehensive Plan outlined the extension of the Highway Commercial District along Highway 169 up to, but not north of, 197th Avenue. This property is almost 3 miles north of 197th Avenue. The IIIconditions have not changed to warrant the proposed land use plan amendment and zone change. 2. Access to the site is restricted. Access to the site is via a gravel private drive, which is not appropriate for highway commercial property. 3. The surrounding properties are all zoned agricultural and highway commercial uses are not compatible with agricultural uses. An option the applicant may want to consider is operating the business as a home occupation or amending the Agricultural Conservation District to allow this type of use. The applicant could apply for a conditional use permit to operate the landscape business as a conditional home occupation if he lived on the property. Property zoned agricultural or rural residential would be the most appropriate. • S:\PLAN N I NG\S COTT\ZC00-6.DOC