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<br />. <br /> <br />. <br /> <br />. <br /> <br />Planning Commission Minutes <br />August 25, 1992 <br /> <br />Page 10 <br /> <br />the future, if needed. Any other alignment would create conflicting <br />traffic movements. Mr. Maurer also addressed the number of accesses to <br />the proposed development site off of Jackson Avenue. He stated that <br />the developer is proposing four, however, staff is recommending that <br />only two remain. Mr. Maurer went on to address the traffic study. He <br />stated that if this property were fully developed as proposed, it would <br />generate roughly 22,000 additional vehicle trips per day. Mr. Maurer <br />summarized four recommendations in regard to the traffic study: <br /> <br />1. That the intersection of Freeport Avenue and School street be <br />signalized when Freeport is extended through this project. <br /> <br />2. That the signal at Highway 169 and school Street provide for left <br />turn movements onto the highway. <br /> <br />3. That bypass lanes or a four-lane highway be constructed on Jackson <br />Avenue and School Street. <br /> <br />4. That a four-way intersection is created at Jackson Avenue and <br />Highland Road, that Jackson remain the thru street with stop signs <br />being placed on Highland and Freeport into the development. <br /> <br />UTILITIES Mr. Maurer stated that a feasibility study was conducted <br />on this site. The study found that sanitary sewer was available <br />through the intercepter located south of School Street. This sewer <br />could be extended north to service this site and then cross Highway 169 <br />to service property east of that Highway. The issue of water to serve <br />this site was more difficult due to a change in elevation and the <br />pressure needed to serve this site. The Feasibility Study indicated <br />that a new well and tower to serve both the east and west sides of <br />Highway 169 would be needed. <br /> <br />STORM DRAINAGE Mr. Maurer stated that a regional pond for storm <br />water retention is planned to be located on the east side of Highway <br />169. Staff recommends using a sedimentation pond prior to the run-off <br />reaching the regional pond. <br /> <br />ENVIRONMENTAL Steve Rohlf stated that an Environmental Assessment <br />Worksheet is mandatory for this project and that once the information <br />is gathered and reviewed by the appropriate agencies, the City Council <br />will determine whether or not an Environmental Impact Statement is <br />required. Mr. Rohlf also stated that an Indirect source Permit (ISP) <br />is required by MPCA. This permit addresses the amount of traffic and <br />noise as well as air quality due to this development. The ISP process <br />will take approximately 6 to 9 months to complete. <br /> <br />LANDSCAPING Bill Weber, City Planning Consultant, stated that his <br />firm had reviewed the site plan for internal circulation, signage, <br />lighting, landscaping, setbacks, etc. A landscape architect from their <br />firm has specifically reviewed the landscape plan proposed by the <br />developer and was suggesting some changes including buffering of the <br />commercial use from the residential properties to the west, increased <br />setbacks from Jackson Avenue in order to accommodate a berm with <br />plantings to facilitate the buffering, visual affects along Highway 169 <br />