08/02/2018 EDAC Packet - Laserfiche WebLink

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The proposed development shows two new accesses on Hodgson Road and a future access on County Road J as anticipated in the Master Plan. The project includes a loop road that creates a public street connection from the northern access to County Road J when the adjacent land develops. Staff recommends that this internal loop road be a 32- foot wide street. The typical City right-of-way in the City is 60 feet. If the developer wishes to provide a reduced right-of-way, they will need to show that sidewalks can be incorporated. Roads will also need to be wider at the approach to Hodgson to allow for left and right thru-turn lanes. The street serving the townhomes could be allowed as a 26- foot wide private drive. The plans should be revised to ensure that these internal streets/drives meet at 90 degrees for public safety and sight visibility. Parking is permitted on one side of the public street, but is not permitted on the private drive within the townhome area. The applicant must ensure a minimum of 22 feet between the townhome garage and the adjacent sidewalk to ensure adequate vehicle space in the driveway without spilling into the street or sidewalk areas. Generally, the City requires a 6-foot boulevard between the street and the sidewalk to ensure adequate space for vegetation to grow. Staff will work with the applicant on the final design. The plans also provide additional right-of-way for Hodgson Road improvements. The Comprehensive Plan identifies the Hodgson/County Road J intersection as a congested area of concern with the existing traffic volumes. The applicant will need to complete a traffic study prior to submittal of a preliminary plat. Anoka County is analyzing the corridor to determine the final alignment. The applicant should work with the City and County to ensure that right-of-way dedication for Hodgson is consistent with County plans. The concept plan is generally consistent with the plan for this area, but the applicant must work with the City to finalize the design. The City Engineer's memo is attached and it notes several items that must be addressed if this project proceeds. Parks, Trails and Open Space The Draft 2040 Comprehensive Plan shows the continuation of the off -road trail constructed on the property to the west being extended through the site to Hodgson Road where it will connect to an on -road trail that will be constructed with this project. The Master Plan redevelopment requirements note that an "enhancement corridor" is identified on the site in the Parks, Natural Open Space / Greenways and Trail system plan. The plan also notes that there should be a focal point greenspace where the trail enters the site. The concept plan provided does not show a trail connection from this location. The plans do show a trail along Hodgson Road, consistent with the Master Plan and Comprehensive Plan, and sidewalks within the project. A private amenity space for development residents, including a club house with recreation space is also provided. 71