01-27-2004 PC MIN - Laserfiche WebLink

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. . . Planning Commission Minutes January 27, 2004 Page 3 Mr. Pertl introduced Marie Cote, Traffic Engineer. Ms. Cote reviewed the existing conditions Qevels of service) at key intersections. She discussed traffic forecasts with a 3.5% growth rate, noting that 572 trips per day are proposed to be generated by the proposed development. Ms. Cote explained that the year 2006 build conditions include additional site access locations, the extension of Holt Street north along the east side of the proposed development, and the realignment of 197th Avenue/Irving Street, with the Holt Street extension as the south approach. She noted that the analysis of the proposed level of service indicates that all intersections are within the acceptable range including peak hours. Ms. Cote stated that MnDOT's Corridor Management Plan includes the upgrade of Highway 169 through Elk River to a freeway facility. Recommendations also include a future interchange at 169/Jackson Street/197m Avenue intersections. She noted that future studies will be conducted and that MnDOT maintains that it is too early for official comment on the project. Ms. Cote concluded that based on the study, all key intersections will continue to operate at acceptable levels of service and that the proposed development does not adversely affect the surrounding roadway network. She noted that an interchange at 169/197m Avenue does have some minor impacts to the development, but that MnDOT felt they have made a reasonable attempt to provide a workable solution. Mr. Pertl introduced Daniel Green, Architect for the project who provided an overview of the proposed site layout, landscaping design, and architectural character. He noted that the Morcon will be providing long-term ownership and management of the project. Commissioner Stevens asked how much the berm would be cut down at the southeast boundary. Mr. Green stated that most of the berm would need to be maintained. He explained where trees and green space would be left. Commissioner Offerman asked what would happen if MnDOT built a split diamond interchange at 197th Avenue. Mr. Green stated that there would need to be some realignment of the road and that the north site (bankd) would likely be consumed by the interchange project. Ms. Cote noted that MnDOT has approved the location of Holt Street and that the intersection location at 197th Avenue does work. Ms. McPherson presented the staff report at this time. She stated that Morcon is requesting a land use amendment to Highway Business, a rezoning to Planned Unit Development (PUD), a conditional use permit for a PUD, and prelimin:uy plat approval for seven lots for Elk Ridge Center. The property is 18 acres in area and is located in the southwest comer of the intersection of 197th Avenue and Highway 169. Ms. McPherson reviewed the existing site conditions and surrounding uses, noting that the natural low spot on the property will be utilized for storm water detention. She stated that the property has not been assessed for sewer and water. Ms. McPherson reviewed the land use amendment and rezoning requests She explained that traffic issues for this site have changed and that the property has good highway visibility. She stated that utilities can be extended to serve the site without impacting the neighboring residential areas. Issues associated with the conditional use permit request were reviewed by Ms. McPherson including: components of the PUD, layout of the buildings, streets and parking, landscaping