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regional shopping center area is provided by County Road B-2. The City will consider vacating ftontage road right-of-way (estimated 2.0 acres) if appropriate. The City is working with the Minnesota Department of Transportation to redesign and improve access to the area from Highway 280. Developers are also encouraged to explore ways to maximize accessibility to the site. The north 20 acres of the site are currently vacant. The south 14 acres are currently occupied by 12 single family dwellings, A single family dwelling exists on the site to be acquired. The developer would be responsible for the demolition of the structures. City staff estimates that the cost of demolition would approximately equal $104,000, As can be seen on Map 3, the topography is generally flat on the north portion of the site while south portion of the site is more rolling with some moderate slopes. An approximate 1. 1 acre wetland exists in the east central portion of the site. This wetland is a DNR protected wetland which is subject to city's wetland protection ordinance. 1990 traffic volumes adjacent to the site were 90,000 ADT on I35W, 118,000 ADT on Highway 36,6900 ADT on Terminal Road/County Road B-2, and 4750 ADT on Long Lake Road. Estimated 2010 traffic volumes adjacent to the site are 121, 900 ADT on I35W, 139,700 ADT on Highway 36, 10,600 ADT on Terminal Road/County Road B- 2,and 8600 on Long Lake Road. C. Comprehensive Plan Designation The city's comprehensive plan designates the site for business development. The plan also identifies the site as a possible location for a business park or campus. A business park could include a mix of uses including office, limited retail and wholesale sales; limited warehouses and assembly; and research and development firms. The City is not interest~d in "bi~ box retail" uses, D. Zoning The site is zoned B-6 office park district. Permitted uses include business and professional offices, medical and dental clinics, hotels and motels, hospitals, research, design development firms, and banks and other financial institutions. Uses by special use permit include health clubs, restaurants, retail sales, and daycare if ancillary to a permitted use, In the 1980's, the City carefully studied the future development goals for the 35W Corridor. The City created the B-6 Office Park Zoning District specifically for the area. The City's goals were to encourage intense development through standards which set a minimum floor area ratio rather than a maximum floor area ratio, and through the elimination of building height restrictions. At the same time, the City required quality design, building materials, and landscaping, The City continues to have these goals for the area while understanding that a more mixed use business park may be dictated by current RFP35J36 2 Nov. 29, 1994