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Community Development Director Gladhill agreed there are impacts with the southern outlet and <br />the Highway 10 Access Planning Study will provide viable options once the City's has a Land <br />Use Plan surrounding that. He stated there are too many differing opinions on what that <br />opportunity is, there is no consensus, but may be more consensus by the end of July when the <br />Study is completed. He suggested Village Bank address phasing the plat and the resulting impact <br />on the investment they would put into Rivlyn Avenue. <br />Randy Diers, President of Village Bank, stated they appreciate the massive scope of the <br />redevelopment and focus of the Highway 10 Access Planning Study to eliminate over 200 access <br />points along Highway 10. Unfortunately, it falls during a time they are platting this 5.7 acre site. <br />Mr. Diers stated they believe the extension of the southern Rivlyn Avenue is the best use for their <br />property, as it opens seven lots with access through an outlot onto the Mississippi River. He <br />stated these lots will be popular during this economic recovery and the highest and best use of the <br />site. Mr. Deers stated nice homes will be built, establishing a good tax base. He noted Rivlyn <br />Avenue will be extended with a cul -de -sac and Outlot C will extend the bicycle path. This <br />pushes the frontage road to the north. Mr. Diers stated they are new to this process and <br />understand it hits at a time when Highway 10 is at the forefront of the City's plan. As the land <br />owner, they want to move through this process as expeditiously as possible as the economy is <br />improving. He stated phasing would be difficult because a prospective homeowner will want to <br />know the road alignment prior to making an investment. In addition, they will be significant lots. <br />Commissioner Bauer stated concerns relate to the length of the cul -de -sac and whether an <br />extension to Rivlyn Avenue could eliminate the cul -de -sac concern. <br />Mr. Deers stated the southern route is impactful to this site with a residential use so they hope for <br />the northern service road option that would provide access to the industrial area more efficiently <br />and still accomplish the goal of eliminating Highway 10 access points. <br />Commissioner Bauer asked about the zoning. <br />Community Development Director Gladhill indicated the parcel owned by Village Bank is <br />almost entirely E -1 Employment with a sliver piece of Single Family Residential on the opposite <br />side of the future Mississippi River Trail. <br />Commissioner Bauer stated maybe Outlot A should be zoned E -1. He supported starting a <br />rezoning process because it would be necessary before the lots can be sold for residential. <br />Community Development Director Gladhill agreed it makes sense to have those lots zoned <br />Residential but the frontage road remains to be resolved. He stated there are comments on both <br />sides of which alternative is best so the City is awaiting the outcome of the Study. He stated staff <br />will do their best to keep the process moving forward, but it will be tight because the City is also <br />considering significant Comprehensive Plan amendments at peak times. Community <br />Development Director Gladhill explained the Study was commissioned by the Department of <br />Transportation so ultimately it will be their Study. It was funded partially by Anoka County and <br />Planning Commission /June 5, 2014 <br />Page 13 of 16 <br />