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. . . Planning Commission Minutes July 22, 2003 Page 4 Dale Miller, 11795 196th Avenue, stated that when he purchased his property, he asked Mr. Anderson what Oudot A would be used for and was told that part of it would be developed as single family and part of it would be a park. John Polden, 11751196th Avenue, stated that the Commission also needs to take into consideration that there is a school in the neighborhood which is part of the Solid Rock Church. John Annen, 11966 195th Circle, stated that he felt Elk River does not need to create more minimum wage jobs by the commercial development of Oudot A. Jay Johnson of Dynamics Design & Land Co., representing the landowner, stated that Mr. Dennis Anderson is proposing a high quality development for the site. He stated that the potential buyer Marcon, will provide a quality development and that Mr. Dave Pertl of Morcon will be able to address the issues with traffic and access. Mr. Johnson stated that he feels the product will be pleasing to the public and will fit the updated Comprehensive Plan. There being no further public comment, Chair Pederson closed the public hearing. Commissioner Anderson stated that he felt it makes sense to rezone the property to commercial and that he felt a project could be done in a tasteful manner. He stated that the City has no control over traffic on Highway 169 and that the traffic will only continue to increase. He stated that development of the site may actually improve the noise situation from the highway. Commissioner Anderson stated that the gravel mining is moving northward and that the area just north of Brentwood will eventually be complete and is slated for redevelopment. He noted that although he feels the area should be commercial, he felt it would be irresponsible to support the request until the Comprehensive Plan update is completed. Commissioner Ropp concurred with Commissioner Anderson's comments and stated he was not in favor of the land use amendment and rezoning at this time. Commissioner Offerman stated that he felt a traffic study of the area is needed to determine how the area would be impacted by MNDo T's proposal. He stated he did not feel the property should be zoned single family residential. He felt with proper planning, a good commercial project could be designed. Commissioner Lemke stated that he supports the commercial land use amendment and he does not feel the residential zoning is appropriate. Commissioner Lemke stated his primary concern is a lack of a transportation plan and he feels that more study is needed. Chair Pederson stated that he feels a commercial use for the site is appropriate given the high visibility from Highway 169. He explained that there were a number of open meetings for the update of the Comprehensive Plan. He noted that a number of residents in the five work groups at these meetings felt there was a need for additional commercial property in the City. Locations suggested for commercial development included the area south of 197th Avenue along the west side of Highway 169. He stated that no one knows when MNDoT may implement their plan for an overpass at 197m Avenue. He stated that the build-out of Elk River is proposed to be 35,000 - 36,000 people and that more commercial property is needed to support a population of that size. Chair Pederson felt that a frontage road along Highway 169 would help to address some of the traffic concerns of the Brentwood