05/12/2004 P&Z Packet - Laserfiche WebLink

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Engineering Review Page 4 April 8, 2004 .Fox Den Acres City of Lino Lakes, Minnesota ° d. The following storm sewer structures do not have enough cover: 3, 4, 22, and 23. Streets and Trails 1. Access to this property is proposed from only one location, from Fox Road just east of its intersection with Deerwood Lane. This essentially results in a very large "cul -de -sac" or single point access for the entire Development. The extension of Fox Road through the property considers further extension to the north in the future. However, it is unknown at this time when and if such a second access into the site would happen. Traffic levels of service, safety, and impacts to existing streets and intersections shall be addressed to the City's satisfaction. Comments regarding the Traffic Study are provided further in this report. 2. A park and trail loop are proposed in the northeast corner of the property (Parcel B). The City's Comprehensive Plan provides for a regional trail linkage between Reshanau Lake Estates and Birch Park in this area. It is recommended that provisions for the trail link be investigated further as part of this Development. 3. The street layout as proposed on the Preliminary Plat appears to attempt to limit impacts to existing wetlands. However, some filling of wetlands is proposed, and mitigation will be required. As previously mentioned, the Plans shall be subject to the review and approval of the Rice Creek Watershed District in accordance with the Wetland Conservation Act. 4. Further details regarding the streets and trails shall be provided on the Plans, including a typical street section, pavement section required, street widths, radii, type of curb, etc., all in accordance with City of Lino Lakes standards. As mentioned in comments under Utilities, a Detail Sheet that includes all applicable City standard plates and additional requirements of the City must be provided. 5. "Islands" are shown in the center of the proposed cul -de -sacs. Such islands shall be permitted only if allowed by the City. Construction details (turf, landscaping, etc.), and long term maintenance responsibilities shall be addressed by the Developer with the City. 6. The cul -de -sac at the north end of the subdivision on Fox Road is not drawn per City engineering standards (92' diameter). However, it is recognized that this cul -de -sac may be considered temporary, pending extension of Fox Road to the north at a later date. The cul -de -sac as proposed may therefore be considered acceptable. In addition, as previously mentioned, a temporary cul -de- sac at the end of Fox Hollow may be appropriate since the properties (Lots 23 -27) are outside of the MUSA boundary. Utility Plan 1. It is proposed to connect sanitary sewer to an existing 10 -inch sanitary sewer stub that extends easterly from the intersection of Fox Road and Deerwood Drive. The rim elevation for MH 18 appears to be incorrect.