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Memo to Planning Commission Page 2 May 28, 1996 proposed Lot 1 and an existing billboard along Highway 10. As part of III developing this parcel, the existing billboard will need to be removed per city ordinance (see attachment). Transportation The draft comprehensive transportation plan identifies Jarvis Street as ultimately becoming a minor arterial. It has also been discussed with Mn[DOT that Jarvis and Highway 10 is a likely candidate for a future signal, based on the contributing traffic to Jarvis from the City of Ramsey and the City's proposed plan to extend Jarvis further north to serve the eastern part of Elk River. Based on this minor arterial designation, additional right-of- way has been requested and is reflected on the proposed plat. The one exception to this is additional right-of-way has not been included along the east 17 feet of Outlot A which staff would recommend be included as part of this plat. Also reflected on the plat is 60 feet of right-of-way extending west of Jarvis Street which will act as a frontage road to serve the commercial and industrial areas lying north and west of Highway 10 and Jarvis. The applicant's engineer has indicated that they are in the process of preparing concept plans for the vacant land immediately west of the proposed plat and • will be prepared to present these plans to the Planning Commission Tuesday night. It is anticipated that the concept plans will illustrate a frontage road alignment through the plat supporting the planned right-of-way at this timeas well as a conceptual extension further to the west. Necessary Road Improvements Staff has discussed with both John Weicht and Roger Renner the need to construct 156th Avenue for the entire distance within the plat. This recommendation has consistently been brought forward on previous plats to ensure that roads are constructed to the plat's limits. Although its difficult to predict the exact alignment of the frontage road as it is to serve properties further west of the subject plat, staff believes a defined alignment through the proposed plat needs to be established at this time. Jarvis is also a street which may need further attention along with this plat. As mentioned earlier, the proposed plat is being brought forward to accommodate a large commercial use (90,000 sq. ft. furniture store). Therefore, the increased traffic may necessitate upgrading portions of Jarvis. Currently, Jarvis Street is a 23' - 25' wide rural section road and really inadequate to handle additional commercial traffic. Therefore, staff is recommending that additional improvements be made to Jarvis along with • s:\planning\pc\p96-4.doc