06-08-26 Planning Commission Meeting Packet

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Page: 2 SITE PLANS, TRAFFIC AND ACCESS MANAGEMENT 1. Access Management. The Preliminary Plans propose public roadway access at three locations as required, including access to 10th Street (CSAH 10), Inwood Avenue (CSAH 13), and 5th Street (designated Municipal State Aid route).  Irene Avenue and 10th Street (CSAH 10) Intersection. A ¾ intersection with limited turning movements, including right-in/right-out and left-in has been shown on the Preliminary Plans as required. Plan revisions may be required as part of the Construction Plans and Final Plat application to address intersection revisions per Washington County review comments. A County roadway access permit will be required as part of this Project.  9th Street and Inwood Avenue (CSAH 13). A ¾ intersection with limited turning movements, including right-in/right-out and left-in has been shown on the Preliminary Plans as required. Plan revisions may be required as part of the Construction Plans and Final Plat application to address intersection revisions per Washington County review comments. A County roadway access permit will be required as part of this Project.  As part of the final construction plans, all County roadway and right-of-way improvements must be incorporated into the plans for City review and approval. 2. County Road Right-of-way dedication. Washington County has confirmed (per letter dated March 6, 2026) that no additional right-of-way dedication will be required along the full length of Inwood Avenue (CSAH 13) and 10th Street (CSAH 10). 3. City Street Turn Lane Improvements/Intersection Geometrics. Dedicated turn lanes have been shown on the Preliminary Plans as required and as follows:  A right turn lane along Irene Avenue at 5th Street.  A right-out only on Irene Avenue at 10th Street.  A right-out only on 9th Street at Inwood Avenue.  The 9th Street approach to Inwood Avenue provides additional right-of-way and lane width as required for a future signalized intersection that may allow for a dedicated right-turn lane and a through/left lane at the traffic signal. 4. Driveway Access Management. The Preliminary Plans show proposed driveway locations for each Lot. A minimum 150-ft centerline offset between driveways has been shown as required. Revisions to the driveway locations may be needed as the construction plans are finalized. The Lot 1, Block 1, and Lot 2, Block 2 driveways are located fully outside of the Irene Avenue turn lane tapers as required. 5. Public Streets. Irene Avenue and 9th Street will be public streets and must meet the City’s Engineering Design Standards including right-of-way width (60-feet) and pavement width (28-feet). As commercial access roadways, pavement markings have been incorporated into the Preliminary Plans as required, including centerline, fog line and turn lane striping. Both streets have been posted no parking along both sides of the street. All street intersections must be at 90 degrees and maintain 50-ft of tangent with maximum longitudinal slopes of 2.5%. 6. Pedestrian Connectivity. Sidewalk/trail improvements have been incorporated as required by the City. Trail revisions may be needed along Inwood Avenue and 10th Street as part of the construction plans and Final Plat application. 7. Dedicated drainage and utility easements, minimum 10-feet wide, have been shown along all public roadway frontage, including 5th Street, Inwood Avenue, 10th Street, 9th Street, and Irene Avenue. All easement areas must be free from all encroachments other than those approved by the City Engineer and upon execution of an easement encroachment agreement. Prohibited encroachments include, but are not limited to trees, structures, landscaping, fences, retaining walls, storm sewer running parallel with the easement, stormwater basins and BMPs, and grading that exceeds 4:1.