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<br />area, including restaurants, service uses and senior housing. The City will also evaluate <br />the potential use of tax increment financing to assist in implementing redevelopment <br />opportunities. <br /> <br />A new area of commercial growth is proposed north of CSAH 14 and east of CSAH 21, <br />as a retail center for the community. The function of this new commercial area will be <br />complementary to existing businesses and the downtown area, rather than competing for <br />similar business. Expansion of service oriented businesses will be directed to the south <br />along County Road 54. Public utilities will become available to all commercial areas <br />within the next 5 - 10 years, as summarized in Table #8 and illustrated on Figure #12. <br /> <br />Development standards will be established for new businesses and renovations. <br />Adequate lot sizes and structure setbacks will be required in order to provide safe and <br />convenient access and parking. Site buffering and landscaping criteria will also be <br />required, as well as revisions to the City's sign standards to provide for the installation of <br />more attractive and consistent signage in the City. <br /> <br />Industrial Element <br />The purpose of the industrial element is to identify appropriate locations for industrial <br />uses and to accommodate future industrial development opportunities in the City. <br />Industrial development will be located in the eastern part of the City, east of County Road <br />54 and south of CSAH 14. There are several existing businesses in the industrial park, <br />primarily related to manufacturing, building contracting and transportation. <br />Approximately 55 acres of net developable land south of the existing industrial land are <br />available for future industrial development. <br /> <br />The cities of Centerville and Lino Lakes are currently discussing the feasibility of <br />common infrastructure improvements on the easterly edge of the industrial are~ which is <br />also the common boundary of the two cities. In particular, the feasibility of a trunk <br />watennain and extension of 21 st Avenue between CSAH 14 and East Cedar Street is <br /> <br />45 <br />