12-11-08 Planning Comm. Agenda - Laserfiche WebLink

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December 4, 2008 File: 120125E-0240 Honorable Chair and Planning Commission City of Little Canada 515 Little Canada Road East Little Canada, MN 55117-1633 Diu-~iHC ~..assoa.aT.~s TAUT: UAATA RE: TWIN LAKE WOODS -RICE STREET /COUNTRY DRIVE CITY OF LITTLE CANADA Dear Planning Commission: We have reviewed the proposed site layout for the Twin Lake Woods development in the southeast corner of Rice Street and Country Drive. Based upon our review we would offer the following comments for Planning Commission consideration. Access Points Based on the information that is available from the County on the preliminary work completed on the Rice Street corridor study there may be some additional right-of-way taken for the addition of the right turn lane from northbound Rice Street to eastbound Country Drive. In addition, medians will be added at the intersection of Rice Street and Country Drive and access points for any new development on this property would need to be coordinated closely with the City and County. It would be beneficial to align any new access points adjacent to access points with businesses on the opposite sides of each road to minimize requests for possible openings in the medians that are proposed as part of the corridor plan. Based upon our conversations with the County, representatives of the development have had some correspondence with the County in regards to access. Any openings in the proposed medians would need to be approved by the County or right-in /right-out access would be required. The maximum access drive width allowed by City code without special approval is 28 feet face of curb to face of curb. All accesses should meet this requirement or documentation would need to be provided for an increased width. Public Utilities It appears there are sufficient utilities within the area to provide adequate sanitary sewer and water service to the property. Based on the site layout additional watermain may be needed in the site to provide adequate fire protection, however this can be reviewed by the fire chief when detailed plans are submitted. There is some concern with the location of the existing sanitary sewer line running through the property in regards to the proposed location of the buildings and rain garden retention areas. The sewer line scales to within approximately 12 feet of the southeast corner of the proposed Senior Assisted Living building and the Outdoor Space is Ltr-120408-PC 10062 Flanders Court NE, Blaine, MN 55449 -Phone: (763) 780-0450 -Fax: (763) 780-0452