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Commercial (C) The Commercial designation provides areas for both service retail, highway- and neighborhood -oriented businesses and retail establishments to develop. This designation includes commercial, office and retail uses and is generally concentrated along key transportation corridors. Except for one existing business in the southeast corner of the city, these areas are served or are intended to be served by urban services including sewer and water. Commercial land uses will occupy a relatively small amount of the City's land area. However, their location and accessibility are critical to providing residents with necessary goods and services. The location of and access to a specific commercial site is directly related to the type and intensity of commercial use that the site can support. The Commercial Land Use classification allows a wide variety of uses including those for convenience -oriented, neighborhood -oriented, highway -oriented and community -oriented markets and consumers. These areas provide a wide range of goods and services to serve many of the shopping needs of people who live or work in the City. A regional -oriented shopping center is not expected to be built in Hugo due to the limited availability of freeway access, and because the City is within the trade area of existing regional centers in other communities. Furthermore, the City of Hugo will prepare design guidelines or ordinances to ensure that quality commercial development is developed at a scale that is compatible with surrounding land uses. Proposed commercial developments must be carefully evaluated in terms of their access, location, size, intensity, traffic generation, context, site plan and building orientation, structural aesthetics, and transition to non-commercial uses in order to protect the health, safety, and general welfare of the surrounding property and the City as a whole. The City of Hugo will prepare design guidelines for new HL 2040 COMPREHENSIVE PLAN UPDATE DRAFT Dec14-17 for review only Minimum Area: One acre for residential service and highway commercial Five acres for neighborhood and community shopping centers Development Area: Small parcels should be consolidated to create parcels large enough to ensure well-planned development to occur City Utilities: Required for all new development Neighborhood Service Commercial • Limited -scale neighborhood centers which offer basic convenience -type goods and services to the immediately surrounding areas in which they are located Types of Development Central Business Commercial • Neighborhood- and community -scale shopping center providing retail goods and/or services General Business Commercial • Neighborhood- and community -scale shopping center providing retail goods and/or services Neighborhood Service Commercial • May be adjacent to low density residential areas • At intersection of streets classified as collectors or arterials Central Business Commercial • Intersections of arterials and major collectors Development Location Criteria • Locations that provide appropriate transitions between the commercial uses and residential neighborhoods General Business Commercial • Intersections of arterials and major collectors • Adjoining other business or industrial areas • Location with effective buffering and careful transition to uses of less intensity commercial development. These guidelines should address building architecture, building size, the area of the proposed development, the total commercial square footage permitted in a single development, etc. Commercial development will be encouraged to be developed in nodes near key intersections. Access and traffic generation characteristics of a proposed development site will be major considerations in determining how a commercially guided site should be zoned. The table below describes the general characteristics of commercial development that may occur in the City. DRAFT Dec14-17 for review only LAND USE A