02-10-00 Planning Comm. Agenda - Laserfiche WebLink

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1^EB-04-2000 1007 F82 GREEN CO. 651 644 2349 P.04/05 Howard R. Green Company CONSUlr71NG ENGINEERS February 3, 2000 File; 808390)-0240 Honorable Chairman and Piannimg Commission City of Little Canada 515 Little Canada Road East Little Canada, MN 55117-1633 RE: PARK PLACE CONCEPT PLAN boar Commissioners: As requested we have reviewed the concept plan submitted for Park Place by Masterpiece Horses. Based upon our review we would offer the following comments: 1. The driveways for units 5.6, 7$ and 9-10, all rUn together at the curb line of the street In othe^ words, there w111 be a driveway over 110 feet long. It will be vary diftlcult to piow snow in this area or place other utilities such as cable TV or electric, which requires !unction boxes behind the curb. An attempt should be made to get these three units so that their driveways do not meet at the curb line and there is space for snow storage and utility facilities. 2. We would recommend an easement be placed adjacent to the cul-d®-sac outside the driveway areas for snow storage. !f there is ever heavy snow fail through winter months this would prpvide the Public Works bepartment a place to store excessive snow rather then hauling i4 from the cul-de-sac due to the number of driveways. 3. Who-e the cul-de-sac meets Lithe Canada Road it is approximately 70-feet wide. The throat of the cut-desac should be narrowed substantially at this point by extending the curb lines and putting in a sharper radius on the west side of the cul•de-saC. ° Q. The eroposed pathway that leads from the cul-de-sac northward to the park area should be 10-feat in width rather than the 5 that is proposed. If this is to be a public pathway, it should also be placed in an outlok which can be dedicated to the City. 5. Unit 15-11i driveway is very close to the intersection .of Little Canada Road at4 of Jackson Street. An attempt should be made to resituate this unit sc that this driveway is further north from the Little Canada Road intersection. 6. Unit 17-18 and 19-20 again have their driveways converge at the edge of the road. Also both of their driveways are at a skewed angle with the road. These units should be adjusted slightly so that the driveways do not meet at the edge of Jackson Street and also the drive.vaye ehould be turned to moot ao eiooo to 00 dogreco es pe6siblt at the curb Ifna. '1 t5a same Is true about the angle of the driveway for unit 20-21. 7. The plan Indicates that the new cul•de-sac radius of the pavement will be 40-feet. The standard pavement radius would be 45-feet. The question is whether 40-feet provides enough for a snowplow to tum around without a backing motion. 8. The plan shows 5-feet of the Jackson Street right-of-way to be vacated. It is not clear Pram the d-swings why this is proposed or whetrier or not it should be allowed. 0:1PROJ1000390J10240UV 2a~o0 chahman,doc 1325 EnOryy Park Drtve . St. POUI, MN 65108 . 8511844-4389 fexe511H44-8446 t011•fiaq 888/308-0369 Page 4