7.4. SR 09-18-2017 - Laserfiche WebLink

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September 12, 2017 Page 3 From traffic engineering and transportation planning perspectives, the proposed land use and access to and from the site appear to be appropriate. While the land use is adjacent to townhomes, the residential access and property are separated from Yale Street by its own street and a landscaped median. Residential access is by way of Yale Court, and does not directly conflict with Yale Street traffic. That physical barrier protects residents from direct interaction with the development traffic. The presence of the auto parts store to the north of the proposed site and the existing SuperAmerica gas station to the south of 171st Avenue should provide clues that the area where Casey’s is planning to go is already zoned for Service / Commercial land use. While there is nothing on the Casey’s site now, it is short-sighted to think that the vacant parcel will remain that way forever. Land owners are within their rights to develop on that property, as long as they are within the limits of the land use plan. Therefore, the proposed Casey’s General Store appears to be an appropriate use from a traffic safety and operations standpoint to build on the site. The developers are not requesting direct access onto TH10/169. There is a median to the south of the site, so access on 171st Avenue is a right-in only. There is a median on the west side of Yale Street, so Casey’s traffic will not directly impact the residential area. Further, the intersection of TH10/169 & Yale Street is signalized, which means the traffic access to and from the highway can be better managed. While there may be plans to construct an interchange at the intersection of TH10/169 & 171st Avenue or some other location, it is clear that the framework for development laid out by the FAST Study directs Service/Commercial land use at the Casey’s site, and that the existing infrastructure will be adequate to serve it.