09/23/2002 Council Packet - Laserfiche WebLink

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Spirit Hills. Page 5 of 9 turn lane on southbound Ware Road, and extension of Ware Road to CSAH 49 (Hodgson Road), a Level of Service (LOS) A can be maintained at the Ware /CSAH 10 intersection. The analysis further indicates that the intersection of CSAH 49 (Hodgson Road) and CSAH 10 (Birch Street) will continue to operate at an unacceptable LOS regardless of the proposed development. Improvement of this intersection will be dependent 011 reconstruction by Anoka County. It is anticipated that this will be a 2004 or 2005 project. Additionally, staff has investigated the possibility of restriping the Hodgson/Birch Street intersection to allow an additional southbound through lane. Anoka County has stated that this cannot be accommodated with the existing pavement configuration. Lighting: A plan has been submitted for review. The ordinance provides for maximum lighting levels of one -foot candle at the street and 0.4 when casting light onto a residential property. Glare can be an issue from fixtures even if foot -candle measurements are met. Because of proximity to residential uses the type of fixture will be critical. The ordinance requires that light sources be hooded or controlled. The fixture proposed is a decorative, round cutoff luminaries that has the option of a solid dome or a glow dome. Staff believes all of the lights should include a solid dome. The submitted plan does show a combination of domes. No specific lighting type has been provided for under the canopy. Lighting under the canopy shall be designed with completely recessed lighting and no lighting on the canopy sides. Grading and Drainage: The submitted erosion and grading plan is subject to review and approval by the City Engineer. The City Engineer's comments, dated July 3, 2002, are attached. Utilities: The submitted utility plan is subject to review and approval by the City Engineer. The City Engineer's comments, dated July 3, 2002, are attached. Easements: All standard easements are to be dedicated with the fmal plat. There is an existing drainage and utility easement to be vacated that was previously platted with the Spirit Hills subdivision; this shall be completed prior to issuance of a building permit. Park Dedication: Park dedication has not previously been satisfied on this parcel. As a result, the proposed final plat will be subject to park dedication requirements. For commercial development, a park dedication requirement of $2,175.00 per acre is required. The plat includes 3.75 acres, which requires a park dedication of $8,156.25 to be paid prior to recording the final plat. Proposed Use: The development is intended to be used for Retail and Service uses consistent with the GB, General Business District. Three uses proposed on the plan include a Day Care Facility, Motor Fuel Station (Convenience Store) and Bank with Drive -Thru, which require a Conditional Use Permit. Approval of these uses are included as part of the PDO approval but are identified here for clarity in what will be permitted. The Planning and Zoning Board shall recommend a conditional use permit and the Council shall order the issuance of such permit only if it finds that such use at the proposed location: