Agenda - Planning Commission - 02/01/2007

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Preliminary Plat: Pine Prairie January 26, 2007 Page 3 of6 Access and Streets: The plat proposes to gain access off of County Road 5 (Nowthen Boulevard). The Anoka County Highway Department is currently reviewing the request for access, as proposed by the plat. Any approvals will be contingent upon addressing the access and traffic concerns from Anoka County. Comments from Anoka County are anticipated regarding the County's access spacing guidelines and requirements for the construction of turn lanes on the County Road. Helium Street is proposed to be platted as a public street. Approximately half of the length of street is proposed with a right-of-way of 45 feet instead of the standard 60 feet to accommodate the unique shape of tlle parcel. This concession will require City Council approval. Also, attention must be given to the headlight conflict that may arise with Helium Street and Nowthen Boulevard. Additional landscaping, existing tree preservation, and/or berming will be required between these two streets to mitigate the potential conflict. The present tree preservation plan does not propose tree preservation in this area. All developments require one public street and adequate turning provision on the cul-de-sac. A standard, temporary cul-de-sac is proposed which appears to meet the turning radius requirements. This will need to be signed as a future through street. All existing intersections surrounding the property should be added to the plans. Trail & Sidewalk: A 10- foot, bituminous trail is proposed along the eastern edge of the property. The City typically requires the trail to be located entirely on the property outside of the right-of-way, unless special circumstances are determined by City Council to warrant locating on public property. Similar to the reduced width of the right of way for Helium Street, staff feels the unique shape of the parcel warrants this consideration. Sidewalks are required on one side of all public streets. However, due to the proximity of the trail to the proposed Helium Street, staff believes it is reasonable to waive this requirement. Traffic Generation Analysis: A traffic study has been conducted as part of the earlier GAD's Prairie development which was proposed for this parcel. The Pine Prairie development proposes an increase of two units (from seven to nine) and the difference in style of the proposed units. This plat is anticipated to generate approximately 59 additional trips per day which will be directed onto CSAH 5. The traffic generation analysis conducted for this project calls for the installation of a stop sign at Nowthen and proposed Helium Street, and concluded that no other improvements are needed to provide acceptable traffic operations. The analysis further noted that by year 2026 there will be capacity constraints on CSAH 5 and TH 47 with current lanes and traffic control. Consideration should be given to increasing CSAH 5 and TH 47 to four lane facilities as far to the north as Sunwood Drive. ' Easements: Drainage and utility easements are required over all areas held in common ownership. All of Lot 10 is proposed to be encumbered with drainage and utility easements. Landscaping: The following comments are offered regarding the landscaping plan, dated December 20, 2006: . Using the canopy cover formula, a minimum of 19,040 square feet of canopy cover must be installed to comply with the landscaping requirements (exclusive of any plantings 27