02/12/1997 P&Z Minutes - Laserfiche WebLink

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• • Planning & Zoning Board February 12, 1997 Page 11 Chair Schaps called a break at 8:16 p.m. and reconvened the meeting at 8:28 p.m. B. 97 -2 Public Hearing - Century Farms Development - MUSA Amendment - North Side of Lilac Street Chair Schaps declared the public hearing open at 8:24 p.m. Mr. Brixius stated that Mr. Gary Uhde has submitted a request to amend the City's Comprehensive Plan to include the Behms Century Farms subdivision within the MUSA. The request is for 48.4 net acres of land north of Lilac Street between Sunset Road and Fourth Avenue. The area is zoned R -1. Preliminary plat approval has been given for the first three phases of development which is 51 acres or 105 single family lots. In 1995, the Metropolitan Council approved a MUSA land exchange resulting in the addition of 25 acres of MUSA of the Behms project, and Phase 1 was developed. The balance of the Century Farms land has not been included in MUSA. The application for MUSA expansion would allow platting of the two other phases of development. When the MUSA expansion request was made in 1995, the 99 gross acres were identified as a growth area to be included in MUSA in the future. At the time of the Phase 1 MUSA expansion, the Metropolitan Council noted concern about traffic volumes and the capacity of the intersection at I -35W and County Road 23. A traffic study has determined that currently the northbound ramp heading into the City is already operating at a deficient level of service. Any additional development under current conditions would result in a level of service rating of F for the functioning of that intersection, which is substandard. Mr. Brixius stated that the City has not prepared an analysis or submitted an improvement plan on the intersection to the Council. The City's transportation engineer has identified the need for the ramps to be signalized at I -35W and County Road 23. This is a need that will have to be addressed if the Town Center area is going to continue to grow. Until the City Council has the opportunity to make a determination on the expenditure, the development is premature. Mr. Johnson stated that the signals would have to be approved by Mn /DOT and Anoka County. He asked if any problems are anticipated. Mr. Ahrens stated that the ramps and bridge are under state jurisdiction, and County Road 23 is under Anoka County jurisdiction. Installing the signals is a matter of funding from the state and county, and this intersection would be a low priority. The traffic volume of the intersection must meet warrants to warrant a signal. It is the traffic engineer's opinion that it meets those warrants. A signal justification report can be submitted, and then it becomes a funding issue. Mr. Johnson stated that there is the potential for a string of traffic signals with the 0 ramps and access to the Town Center and middle school.