Agenda Packets - 1997/04/28 - Laserfiche WebLink

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Planning Case No. 477-97 D.W. Jones PUD Project April 28, 1997 • Page 7 "signature" nature to represent a gateway into the City Center district and commercial core of Mounds View. There is also an overall concern about the amount of density on the site. Staff has proposed three ways of dealing with this issue: Require a design study be done between approval of the concept plan and the development stage plan, as a condition of approval CI Continue the public hearing on this rezoning, and undertake a design study prior to approval of the concept plan, as long as this work can be completed within the 120-day time limit on decisions on rezonings(i.e. submitted by May 16 for consideration on June 9 and 23). Deny the PUD rezoning request, with the direction that a design study be done before the applicants reapply. Access and On-Site Circulation: Circulation on the site between the gas station/fast food restaurant/car wash site, TJB Homes and the proposed office building will be provided by a private access road off of Silver Lake Road and connecting to Highway 10. Three accesses are proposed onto Highway 10: one at the gas station, one serving the sit-down restaurant, and one for the office building. The access currently serving the TJB Homes site would be closed pending a cross-access driveway agreement. Preliminary comments from MnDOT indicate that they would oppose more than three access points onto Highway 10 and would require detailed • drainage information regarding the use of their drainage ditch along Highway 10. There are five access points proposed on Silver Lake Road: three for the senior housing facility, one for the private drive, and one for the gas station/fast food restaurant. Dan Soler, the Ramsey County Traffic Engineer, has stated that one of the access points to the senior housing building should be eliminated to reduce the accesses onto Silver Lake Road to four. Traffic Study: A traffic study prepared by Biko Associates for the applicant estimated that approximately 3,914 daily trips to this site would occur on the average weekday. During the peak hours, more than 50 percent of the convenience store/gas station trips would be pass-by, or impulse trips. These are people who are already on Highway 10 (or any of the roads) for other reasons, destined for a different location. The study estimated that the level of service (LOS) for the Highway 10/ Silver Lake Road intersection will not decrease as a result of this development being built. The current level of service is level C. Dan Soler, Ramsey County Traffic Engineer, concurred that this development would not negatively impact the level of service at the intersection. There probably would be stacking of vehicles on Silver Lake Road during peak periods that would block the first driveway into the gas station, but that is not uncommon nor unexpected. He has indicated that he did not have a concern with the stacking on Silver Lake Road. (Refer to the attached letter from Dan Soler.) Drainage Plan: From the contours on the site plan dated 4/22/97, the current drainage and water run-off flows primarily into the wetland with lesser amounts flowing into the Highway 10 ditch. • Two NURP ponds are proposed on the site although no calculations have been provided to determine the expected drainage volume nor capacity of the ponds, nor has an analysis be done on