11/25/2002 Council Packet - Laserfiche WebLink

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Spirit Hills. Page 9 of 12 standpoint, staff is of the opinion that the development will compatibly coexist with adjoining residential areas. As stated above, commercial development will generate additional traffic. However, it is important to insure that the additional traffic can be accommodated by the surrounding infrastructure. The proposed development and associated Ware Road extension will introduce new or additional vehicle tuming movements than what is currently present. As such, the new right -in right -out intersection of Ware Road and the existing Ware Road Birch Street intersections will need to be improved to accommodate these movements. As pointed out in the traffic study, City staff review, and Anoka County review, turn lanes will be required in these locations. The introduction of turn lanes will allow for turning movements to be accommodated outside of the through traffic lanes. The proposed development will also have an additional impact on the Birch /Hodgson Road intersection. As noted in the review, the intersection is currently operating at an unacceptable level and will continue to do so until such time as turn lane and signalization improvements are constructed. The improvement of this intersection has been discussed between the City and Anoka County for several years. It appears that at this time, even with city consent, the project is approximately two to three years away. As previously stated, the County has submitted a concept plan that addresses the necessary developer improvements and the signalization of the intersection. This design is more in line with the City's vision of the roadway improvements in this area. The County has stated that the cost of turn lane improvements would need to be borne by the developers involved, noting however that they would discuss cost participation for the traffic signals. In addition to the requirements related to turn lane construction, the developer has agreed to secure up to 50% of the costs associated with the signalization of the intersection. While this does not immediately address the improvement of the intersection, it does provide the City with a greater opportunity to correct the existing poor situation in a more timely manner. It is staff's intent to continue to work with the Spirit Hills developer, the potential Miller Farm development and Anoka County to get to provide these improvements well before they would be completed by Anoka County. Based on these reasons staff is recommending approval of Ordinance 08 -02 and Resolution 02 -88 subject to the conditions therein and based on the following findings: Rezoning The Zoning Ordinance states that the Planning and Zoning Board and City Council shall consider possible adverse effects of the proposed amendment. Its judgement shall be based upon, but not limited to, the following factors: