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Kwik Trip – 159th Street <br />Page 4 <br />intersections of arterials and major collectors, and requires a location with effective <br />buffering and careful transition to uses of less intensity. The site exhibits <br />characteristics that would create greater demand for land guided for commercial <br />development. <br /> <br />4. A demonstration by the applicant that the proposed amendment has merit beyond the <br />interests of the proponent. <br /> <br />Allowing Parcel 1 to be guided COM will create continuity with the adjoining Parcel <br />2 and allow for the road to create a quality buffer to the Low Density Residential uses <br />to the east. <br /> <br />5. The possible impacts of the amendment on all specific elements of the Comprehensive <br />Plan as may be applicable, including but not limited to: <br /> <br /> a. Transportation Plan; <br /> <br />Based on trip generation calculations for the existing and proposed land <br />use, the change in land use will not adversely impact the transportation <br />system. <br /> <br /> b. Sanitary sewer flows and water supply; <br /> <br />The applicant is proposing a land use change from Low Density <br />Residential to Commercial. Staff has reviewed sewer flows generated and <br />have determined there is an increase in sewer flows generated from the <br />proposed land use change. The increase is nominal, and the City’s sanitary <br />sewer system can accommodate the additional flow. The change is land <br />use does not have a system impact. This change will require a <br />comprehensive plan amendment, however early indications are that due to <br />the minor nature of the proposed change, and these amendments would be <br />reviewed by MCES staff administratively. <br /> <br /> c. Parks and Open Space; <br /> <br />This development is in Neighborhood Park Service Area 10 which <br />includes Oneka Lake Park, Bernin Park, and the Oneka Lake Boat <br />Launch. The surrounding properties are a mix of commercial and low <br />density residential. The proposed amendment would change the <br />designation of the property from LD to COM, which does not increase the <br />need for a park in the area. The proposed amendment does not have an <br />impact on the Regional Parks System. <br /> <br /> d. Capital Improvement Program (CIP). <br /> <br />There are no public streets in the proposed project. In addition, the <br />applicant would be responsible for the full cost of the infrastructure