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

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Planning & Zoning Board January 4, 2007 Page 2 Mr. Smyser explained the Comprehensive Land Use Amendment being proposed, which would include development objectives in the study. Board Members questioned the location of the traffic signal area now considered by the county. Mr. Smyser explained that possibly in the future they would allow a signal further south. Ms. Carolyn Krall of Landform pointed out that there is a list of criteria that must warrant a signal to be allowed at any location. Mr. Michael Grochala, Community Development Director, noted that the city should consider whether or not they want an additional traffic signal. Mr. Nelson asked if the access point was moved north 180 feet, could the "future" road remain a driveway until a road becomes necessary. Staff replied no. Staff pointed out that the existing owner could sell right -of -way to allow them to improve and expand their existing business. Mr. Grochala pointed out that ultimately Hodgson Road will become a four -lane divided highway. Ms. Krall described that the proposed access locations were derived according to the desires of the city council and benefit to the area properties. She reminded the board that one benefit of a master plan is to predetermine the location of roads to ensure that they will work best for all developable properties. Board members agreed that they should not make a decision based on a signal that may not occur. Mr. Root expressed that they should fit in the right amount of potential development but allow for the existing businesses to remain to exist. He said the goal should not be to cram as much development in as possible. Mr. Laden asked, according to the latest traffic study, if a big box user would be allowed without a signal. Mr. Smyser replied that a large grocery store would override the traffic limit Mr. Jim Studenski, City Engineer, pointed out that this area could not handle full development of commercial in the study area. Mr. Grochala pointed out that one of the hurdles was to figure out a balance between the east and west side to develop. Mr. Smyser stated that this neighborhood was guided to be a neighborhood district. Ms. Krall explained that the Comprehensive Plan Amendment would: 1) guide both sides of Hodgson Road for mixed use, which reinforces what they've been hearing from the community and allows for greater flexibility; 2) determine locations of roads, sewer, water & infrastructure; 3) set some quality guidelines, including standards to create a unique area with character, that are supported by community. Mr. Nelson asked staff if a signal would be warranted once the development is at full buildout. Mr. Smyser stated that full development itself would not warrant a light. Mr. DRAFT MINUTES • • •