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. . . (15) Protect low density neighborhoods from encroachment or intrusion or incompatible higher use types and by adequate buffering and separation from other residential as well as non- residential use categories. (17) Commercial-General Policy: Ensure that all service and commercial uses are adequately screened or buffered from any adjacent residential development. (18) Discourage premature commercial development and intrusion of commercial land uses in residential districts. When shown to be necessary, commercial uses are to be located only at one intersection of collector or arterial roadways. (81) "...these commercial centers will be integrated, wherever possible, with adjacent land uses based on the transition concept. The land use plan also utilizes physical barriers, such as railroad tracks, wetlands, and major roads in order to segregate commercial centers from less intense low density residential uses. (137) District 1 Recommendations - Adopt and enforce stricter performance standards for commercial, industrial, manufactured housing development in order to minimize conflicts between incompatible land uses. Same for District 2 (143) Same for District 9 (183) Land Use Transition The intensity of land uses should decrease as one moves away from high intensity regions of the City. In Oakdale, such a relation should occur around industrial, and commercial areas to avoid conflicts between adjacent land uses. The elimination and prevention of compatibility problems between residential-commercial/industrial and residential-agricultural development is of primary concern. Furthermore, some operational and aesthetic conflicts between urban and rural uses have caused noise, odor, and appearance issues which can be avoided in the future through the proper transition of land uses, and the utilization of physical barriers. As stated in the Policy Plan, transitions between distinctly differing types of land uses should be accomplished so that conflicts are minimized. Typically, land use conflicts may be minimized through the use of physical barriers, distances, screens, and/or proper physical orientation oflots and buildings. MAHTOMEDI 1995-2020 PLAN (8) Downtown and commercial - Encourage development of prime retail and service uses which are compatible with adjacent properties and which serve the community. STILLWATER TOWNSHIP PLAN Commercial Development Goal: Minimum conflict with surrounding land use. Policy: Require that commercial development is properly landscaped and screening provided to minimize conflict with adjacent non-commercial land use. Roseville Shopping Center District Study Phase I Report Page 21