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Memo to the Planning CommissionYP97-3 Page 2 <br />April 22, 1997 <br /> <br />then be included in the lot area. However, the wetland area will need to be <br />encumbered with a drainage and utility easement for both drainage purposes <br />and protection of the wetland. Lot 2 also has a man-made pond immediately <br />northwest of the existing home. This pond will also need to be encumbered <br />with a drainage and utihty easement. <br /> <br />207th Avenue <br /> <br />The dedication of the right-of-way for 207th Avenue would allow the <br />construction of a new pubhc street to serve the three lots. As typically <br />requested, 207th Avenue will have to be constructed to the east edge of the <br />plat where a cul-de-sac will need to be provided allowing vehicles (i.e. school <br />buses) to turn around. One of the issues staff has discussed with the <br />applicant is the geometrics of 207t~ as it connects with County Road No. 1. <br />The street construction will have to meet County Road No. I at a 90 degree <br />angle with an acceptable tangent section extending east from County Road <br />No. 1. It is unclear at this time if the appropriate design can be <br />accommodated within the 66' wide right-of-way. It may be necessary to <br />widen this right-of-way shghtly to accommodate the appropriate design of <br />207th as it meets County Road No. 1. <br /> <br />207th Avenue will be built to a rural section which will include bituminous <br />curbs with a sodded boulevard area. <br /> <br />Driveway Access <br /> <br />Lots 2 and 3 will have access to the homes off of 207t~ Avenue. However, the <br />applicant has indicated that access to Lot i would be very difficult off 207th, <br />given the dramatic grade change. Therefore, the necessary approvals from <br />Sherburne County will need to be received allowing access off County Road <br />No. 1 for Lot 1. If the County does not allow access off County Road No. 1, <br />staff would recommend the driveway access to Lot i be as far east of County <br />Road No. I as possible. This will allow for maximum separation from the <br />intersection before beginning the driveway. <br /> <br />Overall Concept Plan <br /> <br />The applicant has been working on plans to develop the rest of the property <br />at a later date. The concept plan includes extending the road northeast along <br />the east side of Lot 3, following a natural wooded ridge line serving a variety <br />of lots. Although the concept is not being considered at this time, it is worth <br />recognizing the future plans as they relate to the proposed plat. The <br />Planning Commission will have the opportunity to review these additional <br />plats when they are submitted. <br /> <br />XXelkriver\sysXshrdocXplanningXpcXp97-1.doc <br /> <br /> <br />