08-26-2002 Council Packet - Laserfiche WebLink

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Trail alom^ Highway 12: During the process of developing the revised site plan, applicants* engineer noted that placement of a trail in the right-of-way abutting the south lot line would leave existing power poles in the middle of the trail. Staff suggested that the trail be shown south of the power poles for now, and this would need further discussion. There are a number of issues regarding the location of this trail that perhaps should be taken into consideration: - safety aspect of proximity to Highway 12. Any trail along 12 west of Willow Drive should be significantly separated from the traveled right-of-way... - aesthetic impacts - will the trail be better situated from a landscaping perspective if pushed nearer the property? - impact of pedestrian traffic near medical building windows - is there a proximity factor that should be considered? - topographic issues - the trail, if south of the power poles, is almost into the road ditch; staff has had very recent discussions with Hennepin County (in regards to the future turnback of Highway 12) about converting the ditches along the Wiltow-OCB Rd. segment of 12 into storm sewers, which would provide an urban section and allow for a more attractive transition from the Highway to the development along it... Planning Commission should discuss this issue and if possible provide Council with some direction in terms of trail location. Wetland Issue If any new inforr-iation is available prior to the Planning Commission staff will advise you of it. The City Council will have to determine what action is necessary should the site be found to contain wetlands regulated under the WCA rules. Expected worst case is that a small amount of mitigation may be required off-site; best case is that the wetlands will be determined to be non-existent prior to the WCA affective date (i.e. not naturally occurring and possibly created by later grading of the site) and nothing will be required. Staff Recommendation Staff finds that the Revised Concept Plan contains a number of elements which make it superior to the approved plan, primarily in terms of access to Kelley Parkway and site circulation. It appears that all required building and parking setbacks are met with this plan. The orientation of the building toward Kelley Parkway will allow for a more extensive green buffer facing the 12/OCB intersection. Planning Commission should address the **Topics for Discussion** noted above and make recommendations where appropriate. A resolution to amend Resolution No. 4823 will be presented to Council on August 26, referencing the Revised Concept Plan and incorporating any necessary revised conditions. The topics of rezoning, stormwater management, building materials and design, signage, lifting, landscaping, etc. are already dealt with in the Resolution, so probably do not have to be discussed at this time, but will be reviewed at the time final plans are submitted for Develqrment Plan y^proval. #02-2782 rrafcMteial PrapciUct ofOrMa Aiifutt IS, 2002 ragtsars lirt