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<br />e <br /> <br />One of the critical components in planning be the future transportation <br />routes. In this western area, streets such as Joplin, Waco and a frontage <br />road on both the north and south side of U.S. Highway will be critical routes <br />that will have to be properly located and designed. The location and design <br />will need to take into consideration traffic which may be generated from <br />future development in the western area. There are certain engineering <br />design criteria that will have a strong influence on both the street design and <br />location to accommodate the necessary improvements to these future <br />intersections. <br /> <br />The application before the Planning Commission happens to be a result of the <br />frontage road alignment north of Highway 10. This particular frontage road <br />aligns with Joplin Street to the south, provides proper intersection <br />geometries and ties into the existing frontage road towards the west adjacent <br />to Highway 10. The chosen frontage road alignment naturally creates an <br />area approximately 3 - 4 acres in size between the frontage road and <br />Highway 10 that is no longer conducive for single family residential <br />development. Therefore, an application by the affected property owners is <br />coming forward to request consideration for a commercial land use and <br />zoning designation. <br /> <br />ANALYSIS <br /> <br />e <br /> <br />As mentioned earlier, there are two property owners that are directly affected <br />by the frontage road design and as a result, have a " partnership interest" in <br />a change in land use. The property on the east which is currently zoned R2b <br />is owned by Guardian Angels of Elk River. Guardian Angels have an interest <br />in developing that portion of their property lying north of the frontage road <br />as a medium density senior housing project. The project will most likely have <br />a single family influence to provide some compatibility with the single family <br />zoning to the west. The property is currently vacant at this time and may <br />require further zoning considerations, depending upon the actual project. <br /> <br />The property on the west is owned by Tom and Sara Hartman. The <br />Hartman's have been working with a single family residential developer to <br />develop the remaining portion of their property lying north of the future <br />frontage road. The Hartman's have two dwelling units on their property, one <br />of which is their residence and the other closest too Highway 10 is considered <br />rental property. <br /> <br />e <br /> <br />In reviewing the land use and zoning issues within this western area along <br />Highway 10, the implementation of commercial is best utilized at the major <br />intersections (see attached map). The Joplin/Highway 10 and WacolHighway <br />10 intersections are planned to be signalized and capable of handling <br />commercial and business park traffic. <br /> <br />s:pc:lua94-13 <br />