04-14-1997 Council Packet - Laserfiche WebLink

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April 10, 1997 Page 3 #2212 Rebers - Preliminary Subdivision commensurate decline. Current 1995 ADT for Hwy 12 through Long Lake is about 23,000. Under the 'no-build' option, this will increase to 25,000+ by 2015 with a three-fold increase in traffic on County Road 6. Under 'Alternate 6 North'. Highway 12 traffic will decrease to 14,600 at Brovvm Road by 2015. However, an ADT of 14,600 is still significant traffic volume, and generally a daily traffic volume above 10,000 warrants a limited access 4-lane roadway, with service roads for access to adjacent properties. A second factor impacting traffic in this area will be the relocation of the South Brown Road intersection westward to be directly across from North Brown Road. This is expected to be a semaphored intersection which will provide signalized access. Impact of Recent Highway 12 and Brown Road Safety Improvements The medians and turn lanes established with the 1995-96 Highway 12 safety improvements define specific entry locations that preclude direct access to the applicant's parcel by eastbound traffic. The nearest indirect access would be through the easterly curb cut of the Orono Shopping Center, then cutting through the shopping center parking lot near the gas pumps. The 1995-96 Mn/DOT safety improvement plans anticipate a future curb cut for Outlot E, which due to median locations would be limited to a westbound right-in/right-out access (see Exhibit L). It is not appropriate to allow Outlot E's traffic to cut across the already limited Orono Shopping Center site. A shared curb-cut between the two sites would still be a right-in, right-out only. It is unlikely the medians would be eliminated or moved upon completion of the Highway 12 bypass. It is not appropriate to force eastbound traffic to and fiom Outlot E to have to make U-tums on Highway 12 to gain access to the property. Establisiiment of a new use that would force traffic to make U-tums on Highway 12 at this location would lead to an unsafe condition that does not fiirther the health, safety and welfare of the public. Comprehensive Plan Amendment No. 2 specifically addresses road improvements needed prior to development of the commercial corridor: "Prior to the development of the commercial portion of this property, the existing intersection at Brown Road and Highway 12 shall be improved so that safety concerns associated with the current use and future increased use of this intersection are addressed. Configuration of the frontage road and North Brown Road would be detemiined at the time of development." Orono's 1994-95 reconstmetion of Brown Road alleviated alignment concerns with the 12/Brown intersection. Brown Road will not, however, be the preferred location for frontage road access until a semaphore is installed.