CCP 10-18-1994 - Laserfiche WebLink

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