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Elk River Development Page 4 <br /> August 23, 1994 <br /> • Visually, as illustrated in the landscape plan, this site can be buffered <br /> from the residential area. The two areas which are more difficult to <br /> control is traffic on Dodge Avenue and hours of operation. In terms of <br /> traffic, the auto repair and restaurant generate the highest number of <br /> vehicle trips per 1,000 square feet of building area. Therefore, these two <br /> uses have been shifted to the southern portion of the site where <br /> customers will use the southern access and not travel further north on <br /> Dodge Avenue. This will certainly assist in reducing the mixing of <br /> commercial and residential traffic on Dodge Avenue. <br /> In terms of hours of operation, the previous approval limited business <br /> hours to 9 a.m. to 10 p.m. The developers have not identified whether <br /> these hours are acceptable or not. <br /> • Parking and Circulation <br /> Two access drives off of Dodge Avenue serve the development. The <br /> northerly access aligns with 189th Avenue, creating a typical <br /> intersection condition. This allows for safe turning movements to occur <br /> and in the event stop signs are to be installed, a typical four-way stop <br /> • could be created. <br /> The southerly access should be the most commonly used access drive to <br /> the site. Therefore, the location of this driveway is critical to reduce <br /> commercial traffic from infringing upon the residential area. It is <br /> recommended the southerly access be shifted to a location south of the <br /> first home that fronts onto Dodge Avenue. The realignment of this <br /> driveway will depend upon the improvements and any realignment to <br /> Dodge Avenue. <br /> The proposed development has adequate parking to meet City <br /> requirements. If additional parking is necessary, there are <br /> opportunities on site to add parking stalls. <br /> • Landscaping <br /> The proposed landscape plan includes a variety of plant material <br /> throughout the development. Large groupings of shrubs, overstory and <br /> conifers are concentrated within the fifty (50) foot buffer area along the <br /> east side of the site. This buffer area also has a berm that is <br /> approximately five to six (5-6) feet above Dodge Avenue and varying <br /> IIIbetween six and ten (6-10) feet above the parking lot to the west. <br /> erdevel.doc <br />