6.3.- 6.6. SR 02-09-2004 - Laserfiche WebLink

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Memo to Mayor and City Council/Morcon February 9, 2004 Page g Grading, Drainage, Utility and Traffic Grading, drainage, utility and traffic issues are addressed in the City Engineer's memo. At the request of the City, the applicant completed a traffic study for this project. The results of that study are included in the packet. There are two small wetlands that will be impacted by this development. The applicant will have to receive all appropriate wetland permits prior to beginning grading. Preliminary Plat The proposed preliminary plat includes 7 lots. All of the lots are at least one acre in size or larger. For comparison, the minimum lot size in the Highway Commercial District is 1 acre. The lot sizes range from 1.02 acres to 3.73 acres. The right-of-way for Holt Street will be platted. Hok Street will function as a service road along Highway 169. It will connect with the existing Hok Street at 194th Avenue and be extended to intersect with 197th Avenue at the north end of the project. The Park and Recreation Commission recommended cash for the park dedication requirement. Planning Commission Meeting At the Planning Commission meeting held on January 27~ 6 residents spoke at the public hearing. Their concerns focused on traffic impacts on the neighborhood, the Jackson/Hok intersection and the 197~/Hok intersection. There were also comments about MNDOT's plan for the 19~/Highway 169 interchange and how it would affect this project. The Commission discussed project generated traffic impacts and MNDOT's plan for the 197~/Highway 169 interchange. Three Commissioners thought that traffic issues and MNDOT's plan needed further evaluation. The majority of the Commission liked the concept of the PUD. The Commission voted 3 to 3 on a motion to recommend approval of the proposed land use amendment. The motion failed due to a tie vote. The Commission did not vote on the rezoning, conditional use permit or the preliminary plat. Recommendation The Planning Commission forwarded the proposed land use amendment, zone change, conditional use permit and preliminary plat to the Council without a recommendation. It is staff's analysis that this project is technically sound, and given the uncertainty of any MNDOT plans, should be approved. The City Council, in it review of the Draft Comprehensive Plan, has lamented the lack of areas for commercial development. This is an opportunity to provide for that development. The traffic study indicates that neither intersection fails during the P.M. peak hour. Traffic congestion is often an issue of perception. The applicant has designed the project such that there are no direct impacts to the adjacent residential neighborhood. S:kPLANNING\Case Files\2003\P 03-16 Elk Ridge Center\P03-16CC2-9.doc