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<br />CC, Elk River Development <br />September 19, 1994 <br /> <br />Page 3 <br /> <br />. <br /> <br />ANALYSIS <br /> <br />At this time, the applicant is requesting approval of the overall development <br />plan and will pursue individual site plan reviews as perspective tenants <br />express interest in the site. Once again, this development plan will set the <br />foundation for future site plan reviews by the Planning Commission and City <br />Council. <br /> <br />Staff has examined the proposed development plan and reviewed the <br />following issues: <br /> <br />. Traffic <br />. Site Plan Design <br />. Proposed Uses/Hours of Operation <br />. Parking and Circulation <br />. Landscaping <br />. Building Elevation/Architecture <br />. Signage <br /> <br />. <br /> <br />Please refer to the attached Planning Commission report for a detailed <br />review of each of these items. <br /> <br />In general, the applicants have done a good job designing the site plan to <br />reduce issues that have been raised in the past regarding buffering to the <br />residential area, traffic on Dodge Street, and identifying compatible uses and <br />hours of operation. Staff believes one of the main issues to be resolved is the <br />traffic circulation problems with Dodge Avenue, Elk Hills Drive, and Dodge <br />Avenue to the south. At the August 29, 1994, City Council meeting, the City <br />Engineer was directed to begin studying necessary road improvements for <br />these identified corridors and extending the boundaries of that study as far <br />south as Main Street and north to 197th Avenue. To accommodate traffic <br />generated by this development as well as the surrounding residential and <br />commercial areas to the south of Elk Hills Drive, it will be important to <br />consider all the options for improving the intersection of Elk Hills Drive and <br />Dodge Avenue to accommodate the long term needs for traffic circulation in <br />this area as development east of Highway 169 continues. <br /> <br />PRELIMINARY PLAT <br /> <br />. <br /> <br />The preliminary plat consists of four (4) commercial lots. The lot lines have <br />been drawn to allow each site to be sold separately to each of the tenants as <br />well as each lot having adequate parking for that particular use. In the PUD <br />(Planned Unit Development) zone, lots sizes are required to be a minimum of <br /> <br />erdev.council <br />