03-09-26 Planning Commission Meeting Packet

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Page: 3  A southbound right turn lane is shown on the plans at the intersection with 50th Street with the street width and right-of-way width expanded as required. 4. Secondary access to the site is required for residential units exceeding 30 homes. Secondary access will be accomplished through a connection to Linden Avenue in the Sanctuary subdivision. 5. Phasing Plan. The development phasing will require the secondary connection to Linden Avenue to be operational before the 31st building permit will be issued. Watermain looping is also required and must be taken into consideration in the phasing of the improvements. The Preliminary Plat narrative currently indicates that the subdivision will be constructed as a single Phase. 6. Construction Access. Access for the grading, streets and utilities should be prohibited from Linden Avenue to avoid construction traffic through the existing Sanctuary subdivision, until such time that the subdivision streets have been paved. 7. Pedestrian facilities: Segments of a bituminous trail currently exist along 50th Street N. alternating from the north to south side of the road. As traffic continues to increase on 50th Street it is critical for the city to create a continuous bituminous trail along 50th Street, from Stillwater Boulevard (CSAH 14) to Lake Elmo Avenue. As part of the Granvia Preserve Subdivision improvements, a bituminous trail will be constructed along 50th Street to improve pedestrian safety and work toward future trail connectivity. The trail will be constructed along the north boulevard, connecting to the existing trail at Tamarack Farms and extending west across the proposed Granvia Preserve subdivision up to approximately the gas main easement. A new mid-block pedestrian crossing will be constructed as the trail approaches the existing pond encroachment to direct to the trail to south side of the boulevard, and connecting to the existing trail on the south side of 50th Street at the Tana Ridge subdivision.  Design details for the pedestrian crossing will be further reviewed as part of the final construction plans. 8. A residential street cul-de-sac is shown in the northwest part of the subdivision and the right-of- way extends to the westerly plat limits for future connection as required. The design of the temporary cul-de-sac will be further reviewed as part of the final construction plans. As currently shown, the temporary cul-de-sac, boulevard and utility easement significantly encroach the building pad for Lot 1, Block 4. The lot encroachment/impact should be considered long-term as the construction plans are evaluated for this area. 9. All streets must be designed to meet the City’s Engineering Design Standards including right-of- way width, street pavement width, cul-de-sac radii(s), cross slopes, boulevard grades, curb designs and drainage systems, and utility easement layout and grades. The Preliminary Plans show city standard public streets at 28-ft. wide within 60-ft right-of-way as required. 10. The Typical Street Section must be revised to show boulevard trees 8-ft. back of curb when there is no sidewalk/trail. Due to trail width, relocate boulevard trees on trail side to 4-ft back of curb to maintain 3-ft. clear zone between tree and trail. Revise all landscape plans accordingly. 11. Surmountable concrete curb and gutter shall be installed along the frontage of properties with future driveways and B618 curb installed along entrance roadways and non-lot frontage areas. The site plans must be revised to replace B612 with B618 curb. 12. Street intersections must connect at 90 degrees and maintain 50 feet of tangent with maximum slopes of 2.5%. Residential maximum longitudinal grade is 6%. All cul-de-sacs shall be signed “No parking” throughout. 13. City design standards require a six (6) foot sidewalk along all residential streets. The Preliminary Plat submittal seeks flexibility to install an 8-ft bituminous trail in place of the sidewalk. 14. Trail Requirements. The Open Space PUD ordinance requires a trail system to be established equal in length to the sum of the centerline length of all public roads within the development. The Sketch plan provides this trail as required; however, it is being proposed instead of the required sidewalk.