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• Bluebill Ponds July 10, 2000 page 2 This site requires careful consideration because of its location relative to existing, pending, and future development. Access to Main St. is one issue, but the City must also consider traffic circulation on this site and surrounding sites in the future. The existing Mar Don Acres neighborhood and the developing Highland Meadows projects both relate directly to Bluebill Ponds. In addition, the City must consider the potential for development to the immediate west and east of Bluebill Ponds. This project is a good example of how land use planning and transportation planning are closely related, not separate processes. Lots, Blocks The plat complies with the maximum block length standard of 1500 feet. The submitted information indicates that lot areas shown on the plat do not include wetlands or ponds. All lot areas would then comply with the required minimum area of 10,800 sf of buildable land per lot in the R -1 zone. All lots meet the minimum width and depth requirements, of 80 ft. and 135 ft., respectively. The double frontage lots on Main St. meet the 145 ft. depth requirement, and all corner lots meet the 100 ft. width standard. Transportation, Roads, Access, Circulation The proposed roads provide access to Main St. and internal circulation on the site. Two roads, Street A and Woodduck Lane, provide for future connection to other sites. Cul de sacs will be required at the ends of "Street A" and "Woodduck Lane." As noted in his memo (comment #24), the City Engineer is comfortable with having the cul de sacs completely within the proposed rights of way. The cul de sacs will be smaller than is typical, but because of the short length of the cul de sacs, we do not anticipate a problem for emergency vehicles. We have received a petition for public improvements that would include roadways and public utilities within the site. The City Council acted on June 12 (Resolution 00 -33) to direct staff to prepare a feasibility study under the 429 assessment and public improvement process. Main St. Access: The major issue on this plat has been access to Main St. (CSAH 14). Anoka County and the City recently completed an access management study. Eventually, Main St. probably will have a median separating eastbound and westbound traffic. The access study recommends full access intersections with a spacing of one -half mile. Wood Duck Trail is the designated location for a full access intersection. Bluebill Lane will be a limited access intersection, which means it will be a right - in/right -out only intersection, where vehicles will not be able to take left turns and cross the median. The Bluebill Ponds development, with 77 lots, would be ill- served with a limited access intersection. In addition, the City should be looking to provide circulation in the area. Ultimately, there will be 150+ dwelling units in Highland Meadows developments. A