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Memo to Planning Commission/P 01-06 February 27,2001 Page 3 fill will need to occur (please refer to Steve Rohlf's memo). Once the fourth leg of the intersection is constructed, Yale Street will be constructed. This will provide an opportunity for the commercial sites to have entrances from a "frontage road" as opposed to directly from Highway 10. As outlined in the City Engineer's memo, the City would desire a connection of this street to Zane Avenue on the north and to 170th Avenue on the south, thereby creating an opportunity to close additional access points onto Highway 10. The applicant has provided a sketch plan of the connection to 170th Avenue that is acceptable to staff. Park Dedication The Park and Recreation Commission reviewed this proposal at its February 14, 2001 meeting. They recommended cash dedication on both the commercial and residential portions of the project. In addition, they recommended a trail easement along the south side of 171st Avenue, south along Yale Street to 170th Avenue. They also requested a trail easement westerly toward the river. Land Use Amendment In order to create this mixed-use development, the land use must be changed from its current HB (Highway Business) to MR (Medium Density Residential) for that portion of the project where the twin homes are located. Under the Shoreland and Wild & Scenic River requirements, residential uses adjacent to the bluff line of the Mississippi River provide an appropriate transition from the • river to the proposed commercial area adjacent to Highway 10. The commercial portion of the proposal can maintain the current land use designation of Highway Business. Zone Change The request to change the zoning from C3 (Highway Commercial) to PUD (Planned Unit Development) is an appropriate request. The Planned Unit Development District is designed to provide flexibility of land uses and setbacks, as well as limiting the types of uses that would be allowed under the PUD. In addition, design guidelines can be established which would create a cohesive development, blending the residential and commercial uses so that they appear to be part of one project. Uses The applicant at this time has not identified any commercial uses, other than expressing a desire to locate a restaurant on one of the parcels located on the south end of the property. The restaurant would overlook the river and the scenic beauty of the Mississippi River. Other uses consistent with the C3, Highway Commercial District would be appropriate to consider. The Commission may want to consider limiting the number of gas stations to one, as there is a gas station located directly to the east in the southeast corner of the intersection of • 171St and Highway 10. If the Commission agrees that rezoning to Planned Unit S:\PLANNING\MICHMC\PLREPRTS\P01-06.000