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<br />Analysis <br /> <br />The three properties are currendy zoned R1a and are outside the Urban Service Area. To <br />development these properties as commercial would require an amendment to the <br />Comprehensive Plan to include the properties in the Urban Service Area and change the <br />land use designation from Rural Residential to Highway Business, and a rezoning to C3 or <br />PUD. <br /> <br />The properties are wooded residential lots. Each lot is about 3 acres in size; the total area of <br />the three lots is 8.83 acres. The lots have frontage and access from 197th Avenue and are <br />bounded on the north by a 240 foot wide power line easement. Adjacent land uses include <br />single family residential to the north and east, convenience store to the south and Highway <br />169 to the west. The NRI identified this area as part of a Class C woodland. <br /> <br />In their IRC study, MnDot has identified the Highway 169/ 197th intersection as a future <br />interchange. The Plude property will be the property most affected by a future interchange. <br />The final design of the interchange and the amount of land needed for that interchange has <br />not been defined. <br /> <br />Sewer and water are available. They would have to be extended north along Evans Street and <br />across 197th Avenue. There is capacity available for these properties. <br /> <br />As part of the comprehensive planning process done in 1995 and again in 2004, the city <br />looked at expanding the Urban Service Area. The Council made a decision in both cases not <br />to include these properties in the Urban Service Area. <br /> <br />The following is a summary of what staff believes are the advantages and disadvantages of <br />commercial zoning: <br /> <br />Positives <br /> <br />. Sewer and water can be provided to the properties <br />. Highway 169 frontage and proximity to existing commercial uses <br />. Access can align with the 197th Ave./Evans St. intersection <br />. Powerline easement can provide buffer with residences to the north <br />. Value and marketability of property increases if commercial <br /> <br />Negatives <br /> <br />. Impacts on adjacent residential properties - traffic, lighting, noise, visual impacts <br />. Unknown impacts ofHwy 169/197th Ave. interchange <br />. Increase traffic on 197th Ave. <br />. Eliminate trees <br />