Agenda - Planning Commission - 04/03/2003

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24 Sketch Plan Review: Alpine Acres March 28, 2003 Page 2 of 4 4. Streets: The sketch plan shows a main. public road going through the center of the development with termihi at Alpine Dr. in the south and Sunfish Lake Blvd. to the west. The sketch plan also shows a public road heading west off of the main public road spine. In the future, this road could be extended to exit onto Sunfish Lake BlYd or terminate in a cul-de-sac. In a previous development proposal for this land, the public road was stopped short of the western boundary due to concerns of the existing neighbors adjacent to the development. The submitted sketch plan shows the road being constructed short of the boundary line. A temporary cul-de-sac will need to be constructed to assist in snow plowing. [t should also be known that some accommodation will need to be made regarding who will pay for the extension of the public road within the subject property if and when the property to the west develops. The sketch plan proposes a number of private roadways. The private loop road on the · eastern side of the plat. is just under 1,200 feet long. The loop road which connects with the main public street around the wetland in the north central part of the plat is 675 feet long. The City's private street regulations require that private streets be limited to a distance of 600 feet. The above mentioned streets must be converted to public streets meeting City standards or be limited to 600 feet and meet the private road standards. There are an additional three private streets shown on the sketch plan. The private road that ends in a cubde-sac and is located in the northern tip of the plat is about 500 feet in length. The private road that ends in cul-de-sac in the southwestern portion of the plat is about 450 feet in ·length. However, this private road has an additional 220 feet of private drive to serve the two new single-family homes. Finally, there is a private road that is located west of and parallel to the main public road spine that is 460 feet in length. All three of these streets appear to be acceptable, but must constructed to a width of 32 feet. In addition, staff would also recommend that the service drive located off of the southern cul-de-sac also be 32 feet wide to accommodate emergency services. All of the remaining private roads function more as service driveways and appear to be less than 200 feet. If any private street is longer than 200 feet, a turn-around provision will need to be constructed. Grading and Drainage: A drainage and grading plan must be submitted at the preliminary plat stage. Based on an inspection of the National Wetland inventory map and the sketch plan, there appears to be several wetlands present in the plat. A permit will need to be obtained from the Lower Rum River Water Management Organization and the MPCA for this development and these wetlands must be delineated. Traffic Generation Analysis: The City will require a traffic analysis at the time of preliminary plat review. -The City will hire a traffic consultant to review the traffic patterns and traffic impact' of the development. The costs of this study will be billed to you. 7~ Utilities and Water Usaae: The development will need to be served by municipal water and sanitary sewer. Neither sanitary sewer nor watermain are immediately available to I I I I I I I I I I I I I ! I I i I I