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<br />Memo to Mayor and City Council <br />January 23, 1994 <br /> <br />Page 2 <br /> <br />e <br /> <br />standards to accommodate projected traffic counts and allow for appropriate <br />intersection improvements to occur. <br /> <br />The future alignment of these frontage roads may naturally create areas that <br />will influence the type of land use. The comprehensive plan amendment and <br />rezoning application before the City Council is one example where the <br />anticipated frontage road alignment has created a 3 to 4 acre parcel of <br />property which may warrant a zone change. The location of this property <br />between these two roadways and adjacent to a signalized intersection at <br />Joplin and Highway 10 makes this a logical location for some type of <br />commercial land use. The advantage of the frontage road is a physical <br />boundary is present to define the change in land use, residential to the north <br />and commercial to the south. <br /> <br />C-3 ZONING DISTRICT <br /> <br />e <br /> <br />The one concern staff has with the rezoning request relates to the type of <br />uses that are allowed under the C-3 zoning designation. The C-3 zoning <br />designation allows for a wide range of uses, some of which may not be <br />appropriate for this location nor compatible with the residential area <br />immediately to the north and northwest. A majority of these uses which may <br />create a potential problem are listed as conditional uses and would require <br />Planning Commission and City Council review. Therefore, through this <br />review process the Planning Commission and City Council could attach <br />certain conditions which would make the proposed use compatible with the <br />residential and other surrounding land uses. <br /> <br />As discussed by the Steering Committee, another commercial zoning district <br />may have to be created to provide for a more limited type of commercial <br />district that would have less of an impact on the residential areas. This new <br />district may be referred to as either a neighborhood or community-type <br />commercial with the intent of providing land use opportunities for businesses <br />designed to serve the immediate vicinity, as opposed to regional-type <br />commercial uses (i.e. C-3 district). The subject property before the City <br />Council this evening may in fact be a candidate for such a new district when <br />this particular ordinance is completed. <br /> <br />Please refer to the attached Planning Commission report dated 12/27/94 for <br />additional information on these two applications. <br /> <br />PLANNING COMMISSION RECOMMENDATION <br /> <br />e <br /> <br />The Planning Commission unanimously approved both the land use plan <br />amendment and rezoning requests for the 3-4 acre parcel, however, the <br />Planning Commission was concerned about the broad list of C-3 uses that <br /> <br />council:lua94-13 <br />