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Planning Commission Minutes January 27,2004 Page 6 . . . . . . . . . . . . 6.1. . did not feel banks require highway visibility. Mr. Offerman stated that he had concerns regarding the queuing of traffic at the Holt and Jackson intersection. He stated that he is in favor of the theme of the development and the proposed amenities, but that the traffic issues still need to be addressed. Commissioner Ropp stated that he felt highway visibility may be important for a bank and that everyone likes to have their own bank in town. Ms. McPherson stated that banks could be eliminated from the PUD if the Commission wished to make that recommendation. Commissioner Ropp stated that he was in favor of the concept plan and felt the design was unique. He felt Highway Business was the appropriate use for the property, but that he also had concerns regarding traffic. Commissioner Franz stated that he is also aware of the traffic concerns, even though the draft transportation plan recognizes this area as future highway business. He stated that he could not recommend approval of the request, based on the existing traffic issues. Chair Pederson offered the following comments: The proposed commercial zoning is appropriate. The site design was well thought-out. The traffic would move well with the construction of the frontage road. He was in favor of the site amenities. The Draft Comprehensive Plan identifies the site for commercial use. More commercial areas are needed for the projected 35,000 resident future build out of Elk River. He felt a bank in the proposed location was appropriate, noting that a bank in downtown will need to relocate if the downtown redevelopment project proceeds. There is a need for fine dining and was comfortable with excluding Class II restaurants in the PUD. The overall improved design of the project would be a nice addition to the neighborhood. Funneling traffic off Irving onto Holt makes sense. MOTION BY COMMISSIONER STEVENS AND SECONDED BY CHAIR PEDERSON RECOMMEND APPROVAL OF THE REQUEST BY MORCON REAL ESTATE AND DEVELOPMENT, LLC TO AMEND THE LAND USE FROM MR (MEDIUM DENSITY RESIDENTIAL) TO HB (HIGHWAY BUSINESS), BASED ON THE FACT THAT CONDITIONS HAVE CHANGED TO WARRANT A CHANGE IN THE LAND USE AND THERE ARE NO OTHER COMMERCIAL OPPORTUNITIES ALONG THE HIGHWAY 169 CORRIDOR OF SUBSTANTIAL SIZE TO ADEQUATELY COMPETE WITH ADJACENT SURROUNDING COMMUNITIES' COMMERCIAL SITES. CHAIR PEDERSON SECONDED THE MOTION. THE MOTION FAILED 3-3. Chair Pederson, Commissioner Stevens and Commissioner Ropp voted in favor of the motion. Commissioners Franz, Lemke, and Offerman opposed. Update on 1/20/04 City Council Meeting Commissioner Franz provided an update on the January 20, 2004 City Council meeting.