03-09-00 Planning Comm. Agenda - Laserfiche WebLink

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Howard R. Green Company CONSULTING ENGINEERS February 3, 2000 File: 808390)-0240 Honorable Chairman and Planning Commission City of Little Canada 515 Little Canada Road East Little Canada, MN 55117-1633 RE: PARK PLACE CONCEPT PLAN Dear Commissioners: As requested we have reviewed the concept plan submitted for Park Place by Masterpiece Homes. Based upon our review we would offer the following comments: 1. The driveways for units 5-6, 7-8 and 9-10, all run together at the curb line of the street. In other words, there will be a driveway over 110 feet long. It will be very difficult to plow snow in this area or place other utilities such as cable TV or electric, which requires junction 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 b2 placed adjacent to ttre cul-de-sac outside the driveway areas for snow storage. If there is ever heavy snow fall through winter months this would provide the Public Works Department a place to store excessive snow rather than hauling it from the cul-de-sac due to the number of driveways. 3. Where the cul-de-sac meets Little Canada Road it is approximately 70-feet wide. The throat of the cul-de-sac 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. 4. The proposed pathway that leads from the cul-de-sac northward to the park area should be 10-feet in width rather than the 5 that is proposed. If this is to be a public pathway, it should also be placed in an outlot which can be dedicated to the City. 5. Unit 15-16 driveway is very close to the intersection of Little Canada Road off of Jackson Street. An attempt should be made to resituate this unit so 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 driveways should be turned tc meet as close to 90 degrees as possible at the curb line. The same is true about the angle of the driveway for unit 20-21. 7. The plan indicates that the neva cul-de-sac radius of the pavement will be 40-feet. The standard pavement radius would be 45-feet. Che question is whether 40-feet provides enough for a sno~vpiow to turn 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 from the drawings why this is proposed or whether or not it should be allowed. O:\PROJ\808390)\0240Utr 2-3-00 chairman.doc Page 7 1326 Energy Park Drive . St. Paul, Mt 151/644-9446 toll free 888/368.4389