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3 <br /> • median will provide the necessary geometric design of the intersection to <br /> match with Orono Parkway as it intersects with Joplin from the east. <br /> Another element of 183rd Avenue as it extends from Joplin to Sandpiper <br /> Estates is the apparent need for a sidewalk. This segment of 183rd is the <br /> "bottleneck" for all traffic leaving Sandpiper Estates and the townhouse <br /> project gaining access to Joplin Street. In order to accommodate safe <br /> pedestrian traffic in the area, it is recommended a sidewalk be installed <br /> along the south side of 183rd from Joplin to the beginning of Sandpiper <br /> Estates. <br /> Elk River Municipal Utilities has expressed some concern with extending <br /> utilities throughout this development. In order to allow flexibility in <br /> installing utilities it has been suggested that Lot 65 be encumbered with a <br /> drainage and utility easement over its entirety. <br /> CONDITIONAL USE PERMIT <br /> The conditional use permit is the mechanism to review this project as a <br /> Planned Unit Development. The following are some general comments <br /> followed by specific/detailed observations regarding the development plans: <br /> • Density - The density of this project is 5.8 units per acre, excluding the <br /> storm drainage pond and 4.3 units per acre including the pond <br /> area. These densities are similar to Harold Gramstad's project <br /> just north of Meadowvale Road. The distance between each unit <br /> varies between a minimum of twenty feet (which could occur in <br /> a typical residential development) up to seventy feet. The <br /> distance between units is slightly more spacious on the east half <br /> of the project. However, the western loop (Lots 41-58) has very <br /> little variation in the separation between buildings, therefore, it <br /> is recommended that one building within this loop be removed to <br /> allow better spacing. <br /> Roads - The roads are proposed to be constructed at a width of 26 feet. <br /> These roads will be private and maintained by the association. <br /> All utilities within the project, however, will be public. The <br /> roads will be bounded with a surmountable concrete curb and <br /> gutter including the off-street parking area. Because of the <br /> narrow road, on-street parking will be prohibited, therefore, 32 <br /> designated parking stalls will be provided for guest parking. <br /> Twinhomes - Each of the units are proposed to be a slab on grade unit with <br /> • approximately 1072 square feet of livable space. Garages are <br /> approximately 520 square feet which is an average sized two car <br /> s:planning:pc:p94-13 <br />