04/30/2008 Env Bd Packet - Laserfiche WebLink

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• • Pine Glen page 3 Access and Circulation: Access to the site is provided via a public street entering the site east from Lake Drive. The location of the street does not immediately create a direct intersection with a street traveling west of Lake Drive. This is a situation that will need to be remedied in the future. The applicant has shown on the plat a ghost plat indicating that Vicky Lane could be re- routed south to align itself with the proposed Street A of Pine Glen. Though this is probably not the final alignment this road will take, it does demonstrate the intent of the city and the potential to align the intersection. This will need to be enforced on the property adjacent to the west side of Lake Drive at such time that it is developed. Secondary access to the site is provided immediately through the existing Lois Lane. This is intended to provide an immediate secondary access to eliminate the development of an overly long cul -de -sac situation. This is a sound planning fundamental and has been the direction of the Planning and Zoning Board and the City Council. This is clearly designed to be a secondary access point and will allow the current residents of Lois Lane another access as well. Future access points have been planned both to the north through James Street and to the south through the undeveloped right of way of Dupont Avenue. A temporary cul -de -sac will be required on the southern terminus of what is currently labeled Street B. The southern access to Dupont Avenue is being planned to allow the property owners to the south the potential to divide their lots in the future. Many things would need to occur in order for this to happen. It would require that utilities be hooked up to the existing homes as well as the future homes; and a street would need to be built at the expense of the property owners completely within the Dupont Avenue right of way or their private property and in accordance with the requirements of the utility line easement. Beyond the typical platting request and a rezoning, there would also need to be a comprehensive plan amendment to allow the area to be sewered and MUSA would need to be allocated. Lake Drive will need to be expanded in the future to adequately handle traffic, the timing of this expansion is not known at this time; however, the full right of way dedication (60 feet from centerline) is being required at this time to accommodate those improvements. The City Engineer has reviewed the traffic analysis submitted by the applicant and had determined that it adequately addresses the traffic concerns for the project. The recommendations that a northern right turn lane and a southern left turn or bypass lane be added are acceptable. The Anoka County Highway department has not commented on the project at this time. Utilities: The City Engineer has reviewed the project and the comments are attached. Those comments will be addressed as part of the final plat, development agreement, and building permit review processes. • Appropriate drainage and utility easements will need to be shown on both the commercial and residential lots on the final plats for all phases.