pm_030508 - Laserfiche WebLink

Home

Planning Commission Meeting Minutes – Wednesday, March 05, 2008 Page 3 this time on property contaminants and conditions until the applicant completes Phase I and Phase II environmental studies; grant cycles for environmental clean-up funding and procedural requirements of such applications; and differentiation and preferences of a professional office campus rather than a corporate campus as an alternative scenario. Mr. Paschke noted the need to retain flexibility in the concepts should a corporate user not be found, and other office uses that may meet market demands, and require building square footage, footprint and height adjustments accordingly, while remaining within Twin Lakes Urban Design Principles and with similar impacts. Further discussion included differences in trail and sidewalk locations and construction materials (i.e., bituminous versus concrete) and types of users for each or both. City Engineer Deb Bloom addressed the City’s Pathway Master Plan developed in the 1990’s based on accommodating pedestrians, and the changes in types of uses in current practice, creating a need for multi-mod transportations and regional connections. Ms. Bloom advised that the County Road C sidewalk and pathway system was a common consideration with newly constructed pedestrian amenities. Craig Vaughn, City Traffic Consultant with SRF was present to address questions on the traffic study, and options and recommendations for Twin Lakes Parkway. Mr. Vaughn reviewed three (3) different configurations, from the least impact to the full impact of future development in the Twin Lakes Redevelopment Area and impacts to the entire development, the immediate McGough development, internal impacts as well as to adjacent roadways and neighborhoods. Ms. Bloom clarified that Twin Lakes Parkway was not platted at this time, but was reserved by ordinance and right-of-way map designation. Ms. Bloom also noted that there were sixteen (16) construction projects incorporated in the Alternative Urban Area Review (AUAR), but due to this specific land use request, staff and consultants had reviewed internal and external needs and ramifications. Staff provided a bench handout, attached hereto and made a part thereof, addressing and clarifying recommendations in Section 9.2 and 11.2 of the project report dated March 5, 2008. Staff recommended that the construction of the roadway network was critical to minimize impacts to the existing roadway network and surrounding neighborhoods through establishment of grades from a comprehensive approach so the first development didn’t dictate future development, and to allow streets, utilities and drainage to work together cohesively by establishing the elevation of the road in relationship to the surrounding development and not negatively impact future sidewalks, streets, utility construction, environmental clean –up and adjacent redevelopment. In the staff revised recommendations for Section 9.2 of the report, the Design Review Committee (DRC) recommended that improvements to the internal roadway network incorporate Configuration 2, as follows: ? Construction of Twin Lakes Parkway from Cleveland Avenue to Prior Avenue concurrently with the McGough permit being issued for redevelopment to implement the road network and address DRC concerns about emergency vehicle access, subdivision code compliance, safety and traffic impacts to surrounding neighborhoods, in addition to ensuring that the decisions of one developer would not impact the ability of other property owners to redevelop. Specific recommendations predicated on the overall transportation system plan recommended for implementation concurrently with the McGough redevelopment approval were specifically outlined in Section 11.2 as follows: ? Internal roadway configuration #2: building Twin Lakes parkway from Cleveland Avenue to Prior Avenue, including constructing Mount Ridge Road from Twin Lakes Parkway to County Road C-2 and improving Prior Avenue from Twin Lakes Parkway to County Road C, with the internal intersections linking Prior Avenue to Mount Ridge Road assumed as roundabouts; and considered to be an interim condition. ? Construction of a dedicated westbound right-turn lane (with turn lane storage) at Cleveland Avenue and County Road C