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<br />Elk River Development <br />August 23, 1994 <br /> <br />Page 4 <br /> <br />. <br /> <br />Visually, as illustrated in the landscape plan, this site can be buffered <br />from the residential area. The two areas which are more difficult to <br />control is traffic on Dodge Avenue and hours of operation. In terms of <br />traffic, the auto repair and restaurant generate the highest number of <br />vehicle trips per 1,000 square feet of building area. Therefore, these two <br />uses have been shifted to the southern portion of the site where <br />customers will use the southern access and not travel further north on <br />Dodge Avenue. This will certainly assist in reducing the mixing of <br />commercial and residential traffic on Dodge Avenue. <br /> <br />In terms of hours of operation, the previous approval limited business <br />hours to 9 a.m. to 10 p.m. The developers have not identified whether <br />these hou:rs are acceptable or not. <br /> <br />. <br /> <br />Parkine: and Circulation <br /> <br />. <br /> <br />Two access drives off of Dodge Avenue serve the development. The <br />northerly access aligns with 189th Avenue, creating a typical <br />intersection condition. This allows for safe turning movements to occur <br />and in the event stop signs are to be installed, a typical four-way stop <br />could be created. <br /> <br />The southerly access should be the most commonly used access drive to <br />the site. Therefore, the location of this driveway is critical to reduce <br />commercial traffic from infringing upon the residential area. It is <br />recommended the southerly access be shifted to a location south of the <br />first home that fronts onto Dodge Avenue. The realignment of this <br />driveway will depend upon the improvements and any realignment to <br />Dodge Avenue. <br /> <br />The proposed development has adequate parking to <br />requirements. If additional parking is necessary, <br />opportunities on site to add parking stalls. <br /> <br />meet City <br />there are <br /> <br />. <br /> <br />Landscaoine: <br /> <br />. <br /> <br />The proposed landscape plan includes a variety of plant material <br />throughout the development. Large groupings of shrubs, overstory and <br />conifers are concentrated within the fifty (50) foot buffer area along the <br />east side of the site. This buffer area also has a berm that is <br />approximately five to six (5-6) feet above Dodge Avenue and varying <br />between six and ten (6-10) feet above the parking lot to the west. <br /> <br />erdevel.doc <br />