5.8. PCSR 09-28-2004 - Laserfiche WebLink

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Memo to Planning Commission/P 04-20 September 28,2004 Page 2 U.S. Bank site. These sites are predominantly hard surface; the remainder of the site is the bluff adjacent to the Mississippi River. Analysis Approval of the preliminary plat request would allow construction of a mixed-use building as part of the Downtown Revitalisation Project. This mixed-used building will include owner- occupied condominiums above first floor commercial. There will also be an underground parking facility under the building. The recently adopted Downtown District establishes permitted and conditional uses and design standards. Staff will be responsible for reviewing the design of the structure for consistency with the newly adopted design standards. However,if staff does not believe the standards have been met, review by the Planning Commission and City Council will be required. The Downtown District does not establish minimum lot areas or setbacks for uses in order to promote the zero setback construction of traditional downtown areas. Transportation The proposed Revitalization Project will utilize existing streets for transportation purposes. One access point into the proposed underground parking structure is located along the westerly edge of the site. Within the last year the City implemented improvements to the Parrish Avenue/Main Street intersection to construct medians to provide clear direction for vehicle operators in order to identify left turn and right turn areas. Included in this improvement project was the construction of a median at the east end of the site. It has been observed by some that due to this lack of a free right turn to the Parrish Avenue bridge, traffic has a tendency to backup at increased levels during certain times of the day. Staff looked at a right turn option in this area, however, there would be a loss of parking for the new commercial development. A marketing consultant has indicated that this loss of parking would be detrimental to the viability of the proposed commercial development. If appropriate, the Commission may choose to comment on the requirement for a right turn area on Main Street to Parrish Avenue. Grading, Drainage and Utilities The City Engineer addresses grading, drainage and utilities in his attached memo. Park Dedication The Parks and Recreation Commission is still considering park dedication for this development. The Commission in all likelihood will recommend the acceptance of cash, however, the developer has indicated a desire to dedicate Outlot A to the City for park dedication purposes. A financial analysis of this request is being prepared for consideration by the Parks and Recreation Commission at their October 13, 2004 meeting. S:\PLANNING\Case Files\2004\P 04-20 Bluff Block\9 28 04 pc memo.doc