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Memo to Planning Commission/ZC 03-04/LU 03-02 July 22,2003 Page 4 • Analysis In reviewing the request for the land use and zone change,the Planning Commission should consider whether conditions have changed to warrant the request and whether or not the zone change would have adverse impacts on adjacent properties. The purpose of the C3 District is "to recognize the need for commercial establishments on or serving with immediate access to major highways. Permitted land uses should take advantage of the highway access in a manner which other business districts are not afforded. In addition to retail and commercial uses, quasi-industrial, and wholesale enterprises that do not meet an industrial setting and have considerable customer contact are acceptable in the highway commercial district." Since the 1994 and 1995 requests, a signal has been installed at 197th Avenue,providing safe access to the highway. The available commercial sites noted in previous staff reports have been developed. The attached map illustrates the remaining commercial sites within the City of Elk River. Most of these sites are 1 - 4 acres in area and do not lend themselves to medium size retail developments which may choose to locate elsewhere. The subject property has good highway visibility and,with a frontage road through the development, could see traffic impacts to the Brentwood neighborhood reduced. There does however, remain the issue of the two single-family homes directly adjacent to the subject property. There is, however,mature vegetation along and within Block 3 of • Ridgewood East 3rd Addition. Should this vegetation be maintained and enhanced,the single-family homes could be effectively buffered from any commercial development. Utilities can be extended to the site without requiring the non-sewered neighborhoods of Ridgewood East 3rd and Brentwood to hook up to the same. The Commission should note, however,that Ridgewood East 3rd Addition is located within the Urban Service District. Recommendation Staff recommends that the Planning Commission recommend approval of the request to amend the Land Use Plan for the subject property to Highway Business and to change the zoning from Single-Family Residential to Highway Commercial, based on the fact that conditions have changed to warrant a change in the land use and there are no other commercial opportunities along the Highway 169 corridor of substantial size to adequately compete with adjacent surrounding communities'commercial sites. • S:\PLANNING\Case Files\2003\ZC 03-04 Dennis Anderson\7-22 PC memo.doc