04-14-1997 Council Packet - Laserfiche WebLink

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April 10,1997 Page 2 #2212 Rcbers - Preliminary Subdivision (Outlets E and F) abutting Highway 12. These two parcels were platted as outlets, rather than as buildable lots, because Mr. Rebers at that time wished to delay decisions regarding future access to the commercial property until such time that it was developed. The Sugar Woods plat conformed to the comprehensive plan by creating Outlet D, a short segment of the future east/west frontage road. Outlet D, however, only provides a corridor from the west boundary of Sugar Woods to the northwest comer of Outlet F. The intent was that at some future time when Outlet F is developed, the remaining frontage road segment eastward to Brown Road would be defined and platted. Outlet D was platted because the City needed a corridor that would traverse the Wear property located between Outlets E and F. Outlet C of East Willow Woods was subsequently platted, providing a corridor connecting from Outlet E of Sugar Woods, westward to Willow Drive for future frontage road. Access is the primary issue with conversion of Sugar Woods Outlet E to buildable lot status. Other issues related to any forthcoming specific proposal for development of Outlet E (applicant notes a bank will be proposed for this site) would be addressed during a commercial site plan review before the Planning Commission and Council, prior to issuance of building permits. It should be noted that Outlet E meets the minimum lot area and width standards for a building site in the B-1 District, hence the only variances which might be needed for its development would be related to specific building and site layout issues. Summary of Access Issues The following issues related to access were identified for discussion by Planning Commission: 1. Given the e.xpected future relocation of Highway 12 in the next 5-10 years, will traffic on the current route be reduced to a level that might eliminate the need for the frontage road? 2. How do the 1995-1996 safety improvements to Highway 12 impact access to Outlot E? Is a shared access with the adjacent Wear property desirable or appropriate? 3. What factors should trigger construction of the frontage road? Should conversion of Outlot E to buildable status be the trigger for construction of the frontage road? Or, should Outlot E be allowed to develop with its only access directly to Highway 12? Highway 12 Relocation Impacts The potential traffic volume impacts of Highway 12 relocation (per the 'Alternate 6 North' plan as embraced by the Long Lake and Orono Councils) on the current corridor are indicated in Mn/DOTs October 1996 T.H. 12 Corridor Proposal Report (Exhibit M). Mn/DOT projects that "through" traffic would use the new bypass, and total traffic volume on the current corridor will experience a