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CCP 10-18-1994
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CCP 10-18-1994
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<br />, <br /> Arden Hills Business Park PUD Page 3 <br />. LOCATION <br /> The location of the subject property is illustrated on Figure I. As Figure 1 shows, the property is <br /> bordered on the south by I~94, on the west by I-35W, on the north by T.H. 96 and on the east by <br /> Round Lake. Just beyond Round Lake to the east is US Highway 10. Consequently, the site is <br /> virtually surrounded by major, limited access roadways. <br /> On the positive side, the proximity to these major roadways provides excellent visibility. However, <br /> the fact that virtually the entire boundary of the site is along controlled access roadways greatly <br /> restricts access to the site. This may, in fact, be the greatest single constraint to respond to in <br /> efficiently developing the property. <br /> PROPERTY DESCRIPTION <br /> The property included in this proposed PUD consists of the majority of the land identified as the <br /> "primary" portion of the NE 35W & 694 Study. That study contains a very good and complete <br /> summary of site features and characteristics, as well as development opportunities and constraints. <br /> This report will not attempt to duplicate or repeat that information. Rather, this narrative focuses <br /> on the approach to development that this developer proposes and those issues and features that are <br /> key to the success of that approach. <br /> The property under consideration for this PUD is shaded on Figure 2. It includes a 6.8 acre parcel <br /> adjacent to the southeast corner ofI-35W and.T.H. 96 at the northern end of the site. The main <br /> portion of the property is in the northeast comer ofI-35W and I~94. This area contains 69.9 acres. <br />. To the east of this large parcel is an 18.8 acre parcel. It is projected that this site will be developed <br /> as a later phase. These three areas total 95.5 acres. <br /> Figure 2 also shows the existing ownership and platting patterns on the property. The northern <br /> portion of the site contains large rectangular parcels backing up to Round Lake. They gain access <br /> from the service road along I-35W. On the southern end the service road ends in a cul-ile-sac. A <br /> series of seventeen lots are platted with planned access on a curved street. This subdivision appears <br /> totally out of context, with little apparent consideration for fitting into the surrounding 1rea, or <br /> compatibility with adjacent parcels. <br /> ACCESS AND CIRCULATION <br /> The proposed access to serve this PUD is shown on Figure 3. Consistent with the findings and <br /> recommendations of the traffic study conducted as part of the City's study, the principal access to <br /> the site will be via T .H. 96. The service road will be redesigned to move the curb cut further east <br /> to increase the distance from the on and off ramps to I-35W. <br /> Round Lake Road West is the east frontage road for I-35W. This frontage road will be improved to <br /> upgrade its capacity. Figure 3 shows a future extension of the service road along I~94 to connect <br /> with Old Highway 10. For the initial stages of development, access will be limited to the north <br /> connection to T.H. 96. <br /> There will be internal roadways within the park that will provide alternative access to parcels, but, <br /> from a basic access perspective, the service road will function as a long cul-ile-sac, until the ultimate <br />. connection to old Highway 10. The capacity limitations of the access on T.H. 96 restrict the amount <br /> of traffic that the development can be allowed to generate. In particular, the percentage of office use <br /> ---.- <br />
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