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<br />Land Use Amendments <br />January 17, 1994 <br /> <br />Page 4 <br /> <br />e <br /> <br />CONCLUSION <br /> <br />Staffs review of the requested land use plan changes has been based on the <br />request to change the land use to commercial and has no direct ties to a <br />specific tenant, such as Menards. Regardless of who the tenants may be, the <br />real question is whether the City wants to introduce large scale highway <br />commercial at a large scale to the west Highway 10 corridor, or continue on <br />course to implement the concept of a business/industrial park. <br /> <br />As mentioned before, development of a business park is a long term <br />commitment. Initially, the activity is not as brisk nor flashy as commercial <br />but over time provides the proper ingredient for a healthy business <br />environment. Therefore, staff believes the concept of a business park as <br />presented by BRW and adopted by the City Council in 1990, is still a valid <br />and appropriate land use for the west Highway 10 corridor. With the <br />extension of City water and sewer to the eastern limits of this growth area, <br />the City now has the opportunity to allow the business park concept to move <br />forward. <br /> <br />e <br /> <br />Therefore, staff is recommending the land use plan amendments by Marv <br />Prochaska (Case No. LUA 93-1) and County Ridge Partnerships (Case No. <br />LUA 93-2) be denied based on the following: <br /> <br />1. Growth Management Plan's goals and policies states that commercial <br />development should be located to strengthen the downtown area and <br />strip or scattered commercial along major roadways should be avoided. <br /> <br />2. The Focus Area Study has set the foundation for a business park <br />concept along with supporting commercial (not Highway Business) <br />activity. This study involved a consensus of several people and <br />established a vision for the community to develop a strong industrial <br />tax base and employment base. <br /> <br />3. Commercial development opportunities currently exist along Highway <br />169 corridor, which should remain as the focus for commercial <br />development continuing to serve the community and regional needs. <br />This will strengthen the City's position as destination shopping for <br />residents throughout the trade area. <br /> <br />4. Supplementing industrial zoned property with commercial without <br />replacing industrial elsewhere in the community contributes further to <br />the depleting industrial inventory for development purposes. <br /> <br />e <br /> <br />5. <br /> <br />HB (Highway Business) land use designation will allow commercial <br />