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MEMORANDUM To: City Council From: Planning Commission Date: September 17, 2015 Re: Future Development at"New" Highway 371/CSAH 11 Intersection With the realignment of Highway 371 now a reality; the Planning Commission has been discussing potential development scenarios for the "new" Highway 371 corridor—specifically at each of the quadrants of the Highway 371/CSAH 11 interchange. The purpose of this memorandum is to provide the council with a general overview of the discussion that has taken place at the Planning Commission regarding future land use at the new intersection. Northeast Quadrant: There is no planned access for this quadrant. The Planning Commission recommends the area remain undeveloped—potentially rezoned to "Agricultural" since it is adjacent to the "fire tower property" (zoned "Recreational") to the east and "Forest Management" property located to the north. Although the future land use map identifies this area as "Commercial," the Planning Commission views this quadrant as the least likely to develop at this time. Southeast Quadrant:The current zoning for the southeast quadrant is "Agriculture." The property does not have direct access to Highway 371 but will have access via the new service drive that is to be constructed to access the wastewater ponds. This property, like the "northeast quadrant," is relatively disconnected and is not ideal for development at this time.The future land use map identifies this area as "Urban Rural Transition" and "Agriculture." Southwest Quadrant:The southwest quadrant of the Highway 371/CSAH 11 intersection is currently zoned "Agriculture." Although there is no direct access planned to Highway 371; the Planning Commission anticipates development pressure for this quadrant because of its accessibility via CSAH 11 and because it is on the "correct" side of the highway for a sewer/water extension. The comprehensive plan identifies this area as"Urban Rural Transition." This Planning Commission views development of this quadrant as "plausible." Northwest Quadrant:This quadrant is currently zoned "Commercial." The future land use map also identifies the property as "Commercial." The property is accessible via CSAH 11. Like the southwest quadrant, this area is also on the "correct" side of the highway for potential sewer/water extension. The Planning Commission also views the development potential of this quadrant as "plausible."