02/14/2007 P&Z Packet - Laserfiche WebLink

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• Comforts of Home page 11 • Consistency With the Comprehensive Plan and Hodgson/Co Rd J Master Plan: As noted early in this report, the Mixed Use description in the Comprehensive Plan includes the performance standards. Several are relevant to transportation issues: 1. The land use and site design must be sensitive to the surrounding land uses in the area, including but not limited to building height, exterior composition, landscaping, and site access. 2. The road network within new development shall promote the safe and convenient traffic movement. The project design must incorporate access management design elements for access to arterial and collector roadways. The Comprehensive Plan also includes the recommendation for Planning District 4 that: 7. When considering new development, the ability of the street system to accommodate additional traffic will be evaluated. The Hodgson/Co Rd J Master Plan designates one full access to Hodgson Road 990± feet north of the Co. Rd. J intersection. No other new accesses are to be allowed, and existing driveways would be eliminated as property develops. The full access would lead to a route through the site, via easements, to a partial access onto Co. Rd. J. These access points and circulation routes are to create a circulation network serving all properties rather than individual driveways onto arterial roads that serve only individual properties. The Master Plan includes the objective that: development shall not create the need for a traffic signal at the new full access, and; one project should not be allowed to use up traffic capacity so that other sites could not develop without creating the need for a traffic signal. These objectives derive from a series of traffic analyses and examination of existing and future land use possibilities. Access management is an important consideration and guided the Hodgson/Co. Rd. J Master Plan transportation analyses. The access locations in the Master Plan took into account existing and future land uses and access needs for the entire study area. The proposal does include the additional right of way needed for Hodgson Road. However, the proposal in not consistent with the Master Plan on other points. The proposal includes no south access route to Co. Rd. J, and it includes a second driveway onto Hodgson that serves only the site. The location of the proposed main access is directly across from the existing garden center rather than in the 990' location. This proposal would not allow for a full intersection without relocating the garden center. Finally, a traffic study of the development application demonstrates roadway system breakdown at the study intersections if full development is realized. That analysis anticipates full development of the study area, including the Comforts of Home proposal. The high traffic generation of the proposal would "use up" traffic capacity of the anticipated roadway system, causing area development to exceed the system's capacity.