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G ity of Ramsey 15~53 NOWTHEN BOULEVARD N.W., RAMSEY, MINNESOTA 55303 · (612) 427-1410 Ma), 2, 1991 Mr. Gerald Zimmerman, Chairman Planning and Zoning Commission 15153 Nowthen Blvd. N.W. Ramsey, MN 55303 RE: Proposed Revision of River Bluffs Subdivision Preliminm-y Plat Dear Mr. Zimmem~an: I am in receipt of a sketch dated February 12, 1991 entitled "Sketch River Bluffs". The developer of this subdivision has requested that the Planning and Zoning Commission consider aforementioned sketch as an alternative to the one presently approved by the City and the Planning and Zoning Commission dated December 4, 1989. The approved preliminary plat extends Juniper Ridge Drive through the subdivision to connect with Oneida :Street N.W. Six or seven lots are serviced off the 500 foot cul-de-sac tributary to Juniper Ridge Drive. The approved preliminary plat contains a total of 20 lots. The proposed revision would increase the number of lots to 24 and terminate the northern portion of Juniper Ridge Drive inla cul-de-sac approximately 900 feet long. In addition, a secondaw access would be provided to corinect directly into the intersection of 153rd Avenue N.W. and Roanoke Street N.W. I have two major concerns with the proposed revision. First, it creates a cul-de-sac which is 50% in excess of the maximum allowed under our ordinance. There are of course, sound engineering and planning reasons for limiting the length of cut-de-sacs. These reasons include providing better traffic circulation patterns, and enhancing public safety by providing a second outlet to residents for emergency,situations. Through streets also enhance the efficiency and flexibility of utilities which benefit from looping. Such utilities include gas, water, telephone and electrical systems. The second issue concerns having the City follow through in its planning efforts. Previously. the City has made. the developers of Stanhope River Hills and Rum River Estates subdivisions plan for the extension of Juniper Ridge Drive. Both of these developers were made to expend substantial monies to install improvements that anticipated continuation of Juniper Ridge Drive through to the '-.i~ of Oneida Street. Approval of the proposed revisions wastes the dollars expended by these ~;, cvious developers. The developer, indicates that the new proposal will lessen the traffic impacts to the adjacent neighborhood to the north. This contention has merit. However. the traffic volume added ~o Oneida Street N.'C& and 153rd Avenue N.W. west of Roanoke from this subdivision will be quite small. Traffic on 153rd Lane at Roanoke Street can be expected to increase from 2 vehicles per hour to 5 or 6 vehicles per hour. The connection at 153rd Avenue and Roanoke Street would also reduce traffic generation onto Salish Street N.W. Here again, the imeact would be reiafiveh, smal! since it would increase the traffic on Salish at the intersection of 1f3rd Avenue from 8 vehicles r)er hour to i 1 vehicles per hour. In either case. it is fairh' apparent that whatever streets are instaiied