Agenda - Planning Commission - 05/02/2002

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Preliminary Plat Review~ Evergreen Point Townhomes April 26, 2002 Page 2 of 6 Streets: In accordance with the City's newly adopted townhome street policy, there is at least one main public street proposed to service the plat. The plat has been designed with a combination of public streets and private driveway collectors, two accesses onto Alpine Drive, and two accesses to the adjacent property to the west. The most westerly access onto Alpine aligns with Germanium Street on the south side of Alpine. The most easterly access onto Alpine is 320 feet fi-om the intersection of T.H. ff47 and: Alpine Drive, which exceeds Mn/DOT's recommendation of 250 feet from T.H. ~-47. Alpine-is a Municipal State Aid (MSA) road and any work on an MSA route must meet State A/d rules and policies. There are private driveway, collectors extending off' of tl~e public streets.that accommodate 7.2 of the 108 driveways. High densities of driveways make it difficult for snow storage. On the final plat, the noah/south public street on the east should be named Fluorine Street NW, the noah/south public street on the west should be Germanium Street NW as noted, the most northerly public street extension to the west should be 154th Lane NW. A copy of the sketch plan was forwarded to Mn/DOT and a response was received on March 2l, 2002. They are suggesting consideration of installation of turn lanes and/or bypass lanes on T.H. ~47 and )3pine Drive intersection. This intersection already has full turn lanes on T.H. ~-47. The streets a. b. plan should be modified as follows: Concrete curb is required to be installed on the north side of Alpine Dr. The plan should be revised to meet the City regulations that require a 50-foot tangent between reverse curves. c. 32 feet is standard road width required by the City. The plan should be modified to reflect this standard. d. Temporary cul-de-sacs must be provided until connections are.made to future streets. e. Ail private streets longer than 3'00 feet must have a 32-foot street width. f. Vertical curve information must be Provided for all public and private roads and approved b~y the City Engineer. g. B612 concrete curb is required on all private streets. h. B618 concrete curb is required ali public streets. Private street "E" does not meet the 75° angle requirement. DriVeway of Lot 5, Block 3 is too close to the intersection. Lot Areas: The City Code standards for lot sizes in the R-3 District are outdated and difficult to apply to current development trends. However, the minimum amount of area required by the. current standards for the types of structures proposed would be 672,000 square feet. The I I I I I I I I I I .I