03/08/2006 P&Z Packet - Laserfiche WebLink

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• • • Pheasant Stroll Estates page 3 The applicants propose a temporary private access to CR J which then would be removed in the future when the new public street is built. The private drive would connect to the new public street near the northwest corner of the site. Two problems arise with the proposal. First, it would be difficult to get the "temporary" access removed and connect with the new public street. Residents of the townhome neighborhood likely would oppose removing an existing driveway access and connecting to a public street. Once an access exists, and the entire neighborhood is built and populated while that access exists, it is very difficult to remove it. In addition, we have experienced many occasions where residents oppose a new connection to an abutting development after they are accustomed to isolation. The second problem is that the proposed design puts all of a new street entirely on another property. This would mean that the property owner to the west would bear the entire loss of land to the road. It is typical to align roads on property lines, with half the right of way dedicated from development on each side. It is possible that the site could access directly onto Ware Road. However, the questions of connecting to a future public road on the west side, and right of way for this road, are not completely addressed by this option. The proposal does include additional right of way dedication for CR J. It also includes land for the future realignment of Ware Rd. The goal there is for the City to be able to align Ware Rd. with the existing Mackubin St. in Shoreview to create a four -way intersection rather than the existing off set situation. The proposed design does not take into account the larger public interests in access management. Staff does not support the proposed design. Utilities: Municipal utilities comprise the other vital infrastructure element in the 49/J planning study. Water must be looped through the area. Water trunk lines terminate in the southern ends of Ware Rd. on the east side and Woodridge Lane on the west. Long water trunks without looping may not provide adequate pressure. The proposed design of Pheasant Stroll Estates includes a utility corridor connecting to the water and sanitary sewer trunks existing in Ware Road. We do not yet know if the water service is adequate to support this development. A test is scheduled by the Public Works Dept. A sanitary sewer trunk also exists in Ware Road. However, it is very shallow. The 49/J study has taught us that a lift station likely will be needed for the area. Whether this will flow to Ware Road or north to another connection point needs to be determined. Stormwater Management, Wetlands: The north east portion of the site includes 1.8 acres of a larger wetland complex that extends across properties to the north. A mitigation plan will be needed if wetlands are filled. The square buffer easement shown