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Planning Commission Meeting Notes July 12, 2005 Page 3 ------------- Commissioner Stevens asked if blocks 4 and 5 could be interrupted in the middle with a trail corridor. He felt that the blocks were quite long and that a trail corridor would provide pedestrian access mid-block. Commissioner Lemke indicated he felt the density level was ridiculous and that it was too dense. Discussion ensued regarding the level of density of the existing zoning (2 ½ acre minimum) and the total number of lots that could be constructed under the R1d Urban Single Family Residential designation. It was noted that under the R1d, the largest single family zoning district, 570 lots could be constructed on this site. Commissioner Offerman stated that the school site won’t take care of kids from the development and that the school site should not be the only reason to allow a significant change in density by bringing this parcel into the Urban Service District. He stated that there are significant transportation issues and that the Council is ignoring the recommendations of the Transportation Plan by focusing on only one east-west corridor. In addition, the County is failing to acknowledge the urban density of the City of Elk River and by constructing a rural section road in this area, is constructing a road which will be inadequate from the start. Chair Anderson stated that the City needs to look at transportation issues before approving any additional density in the eastern area. He stated he felt it would be irresponsible to approve this project without other road corridors in place. Those other road corridors would be Elk Hills Drive and 193 Avenue. rd Commissioner Westgaard stated that he could not swallow the density and felt that the site was significantly more dense than he would be comfortable approving. The Commission went on to discuss the merits of bringing any of the parcels east of County Road 40 into the Urban Service District, considering the significant level of density increases that would occur, even with single family developments only. Ms. McPherson reminded the Commission that they are to providing comments on the concept layout and that the property owner has the right to request a land use amendment to be brought into the Urban Service District. At that time, it would be appropriate for the Planning Commission to make a recommendation whether the site should be in or out of the Urban Service District. Having no other comments regarding the concept plan, the Commission moved on to the next item. 4. Review Concept Plan for Gateway Business Center Director of Planning McPherson reviewed the concept plans for the Gateway Business Center. This area is bounded by Highway 10 on the west, 171 Avenue on the north, 165 stth Avenue on the south, and the Burlington Northern Railroad tracks on the east. The City owns 60 net developable acres in the center. Ms. McPherson reviewed the ownership of the adjacent parcels. She provided an overview of the City Council/EDA discussion of July 11 regarding the same issue. The City will be th developing a new zoning district entitled “Gateway Business Center” which will allow for a more restrictive series of commercial uses and allow for business park design standards with limited outdoor storage for industrial users.