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4. Provision of sewer and water to the subject site will create <br /> a "domino" effect and make commercial and industrial <br /> development in the area much more marketable. This concept is <br /> endorsed by the Lino Lakes EDAAB. <br /> 5 . The provision of sewer and water to the proposed plat will <br /> also bring utility availability to the commercial and <br /> industrial zoned areas around the I-35/County Road 14 <br /> interchange. This area of the City becomes more marketable <br /> for economic development. This development and utility <br /> concept has bee endorsed by the EDAAB. <br /> 6. The applicant has worked closely with the area property owners <br /> to assemble land and gain consensus with a regard to the <br /> development concept. <br /> Currently, the City' s consulting engineer, TKDA, is preparing an <br /> area-wide utility feasibility plan that would encompass the I-35E <br /> interchange area and the proposed Clearwater Creek plat. This <br /> utility feasibility study is anticipated to be completed by the end <br /> of October. We would suggest that it would be premature to <br /> consider the requested rezoning without the availability of the <br /> utility study. Once the study is received, the findings as to the <br /> plat' s impacts on community utilities can be made. <br /> Traffic Generation. In August of this year, the City' s consulting <br /> engineer, SEH, reviewed the Clearwater Creek concept plan (Exhibit <br /> D) in regard to traffic related issues. In review of the five <br /> phase, 456 lot development proposal , it was estimated that: <br /> 0 2 , 950 trips per day would utilize County Road 84 south to the <br /> County Road J interchange. <br /> 0 Almost 1, 600 trips per day will utilize County Road 14 to the <br /> north. <br /> 0 150 trips will travel east to Elm Crest Avenue to either the <br /> east side of Bald Eagle Lake or Bald Eagle Boulevard. <br /> The review concluded that traffic , volumes generated by the <br /> development will not create significant traffic problems . <br /> While the proposed preliminary plat constitutes only the first <br /> phase of the development under review by the consulting engineer, <br /> it can be concluded that traffic generated by the proposed use is <br /> within the capabilities of streets which serve the subject <br /> property. <br /> SEH is currently studying the Otter Lake Road corridor to offer <br /> le� recommendation as to street improvement and future connection with <br /> County Road 14 . This study is also anticipated to be completed by <br /> 5 <br />