#15 - Inwood 8th Add Prelim Plat, PUD & Comp Plan Amend

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Page: 2 SITE PLANS, TRAFFIC AND ACCESS MANAGEMENT 1. Access Management for East Parcel. The east parcel is allowed a single access location to 5th Street as shown at the Inwood Circle intersection and is required to have a secondary access location along Island Trail as shown. 2. Access Management for West Parcel. The west parcel may have a single new access location along Island Trail, aligned with the Island Trail access location for the east parcel. 3. Secondary access for the proposed 123-unit apartment building is required per Fire Code. The secondary access must connect to the shared driveway for Outlot A of the Inwood 6th Addition as shown. A shared driveway easement has been created for this connection as part of the Inwood 6th Addition. The access design should be improved to encourage equal distribution of traffic to the 5th Street and Island Trail access locations. 4. Turn lanes must be added along Island Trail for both the east and west access locations, each having more than 35 new units. The west parcel has 131 units, or 3.7 times the City standard practice and the east parcel has 140 units, or 4.0 times the City standard practice. Turn lanes were not installed as part of the original Island Trail construction since the two parcels, that are now proposed for subdivision, were proposed as Outlots as part of the Inwood Preliminary Plat approval. Therefore, the approved Inwood Preliminary Plat/Plans did not include the preliminary plan submittal information needed for City review, and no defined access location was proposed. 5. Right-of-way dedication. No additional right-of-way dedication is required along 5th Street. Additional right-of-way dedication is required along Island Trail to accommodate the required turn lanes at the new proposed site accesses. The Site Plans adjacent to the right-of-way will need to be revised accordingly to adjust setbacks. 6. The layout proposes a pedestrian crossing at the new street access location and Island Trail. The City recognizes the benefit for pedestrian connectivity for the high-density subdivision, however the crossing may act as a mid-block crossing along a City collector roadway and may create a potentially unsafe crosswalk. Any crosswalk at this location must be subject to the design and approval of the City’s transportation engineer. The Preliminary Plans must be revised accordingly once the design is completed by the City.  It is recommended that a sidewalk connection be added to the apartment building to help justify the crosswalk. 7. A phasing plan must be added to the plan set to demonstrate phasing for subdivision access, street construction, water and sewer utilities, and stormwater management. The phasing plan must provide secondary access for both the east and west parcels at 30 or greater units (per Fire Code adopted by the City). 8. Small dry/utility corridor preservation. The Preliminary Plat/Plans must be revised to preserve the existing 10-ft. small/dry utility corridor along 5th Street North and Island Trail. The small/dry utility corridor layout must be revised to include these corridors along all existing right-of-way frontage, and all site plans must be revised to eliminate all encroachments.  Revise storm sewer layout along the frontage of Lots 6 and 7, Block 6; along the frontage of Lot 1, Block 4; and along the frontage of Lots 13-16. Storm sewer and structures must be at least 10-feet from right-of-way line and may only cross the small/dry utility corridor perpendicular.  Building locations remain too close to 5th Street in the vicinity of the right turn lane. Increase building setbacks for Lots 18-24, Lots 22-25, and Lots 26-30 such that ALL subdivision work can be completed internal to the site without impacts to the public right-of-way or small/dry utility corridor. All grading operations shall match existing conditions at a point 10-ft. internal from the public right-of-way. The existing trees and street light were placed as part of the 5th Street design standards and should not be relocated.