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Memo to Planning Commission Page 4 <br /> May 23, 1995 <br /> • traffic throughout this development will occur from County Road 1 and <br /> County Road 77 utilizing Upland Avenue, Rush Drive and 195th Drive. <br /> As Terry Maurer points out in his memo, 195th Drive and Upland <br /> Avenue will need to be slightly larger than a typical residential street to <br /> accommodate the expected vehicle trips on these segments of roadway. <br /> The balance of the development consists of curvilinear streets, essentially <br /> following the existing grades as much as possible to minimize extensive <br /> grading which requires removing trees. The project also has several cul- <br /> de-sacs extending to adjacent high points. As mentioned earlier, the plat <br /> provides for additional access to the vacant forty acres immediately to the <br /> southeast. These roads will eventually connect with a street system and <br /> provide an alternative access from Proctor Avenue to the entire <br /> development. <br /> • 193rd Avenue - Currently 193rd is an unimproved gravel road. For the <br /> most part, the property lying south 193rd is a large wetland basin and <br /> essentially undevelopable. Staff has discussed a couple of options which <br /> may be considered for 193rd. The first is to upgrade 193rd with an <br /> improved pave section. However, there may be few parcels to assess. <br /> Another option would be to no longer use 193rd for vehicle access, but <br /> convert this corridor into a trail corridor which would connect with the <br /> • City's primary trail corridor along the west edge of the proposed <br /> development. Both of these options should be evaluated before a final <br /> decision is made. <br /> Park and Recreation Commission Recommendation <br /> Early on in the process the developer elected to meet with the Park and <br /> Recreation Commission to determine their needs so the plat could be <br /> designed accordingly. Attached are minutes from previous Park and <br /> Recreation meetings where the subject development was discussed. The Park <br /> and Recreation Commission's final recommendations are included on the May <br /> 10, 1995 minutes. <br /> Staff concurs with the Park and Recreation Commission's recommendation <br /> with the exception of the recommendation regarding sidewalks. This <br /> particular development has been designed with a series of local streets that <br /> are typically found within a residential development. There are no streets <br /> within the development that will achieve the classification of a collector <br /> which typically have sidewalks associated with their construction. It has <br /> been the past practice to not require sidewalks along local streets, however, <br /> this issue has recently received a lot of attention. This similar discussion <br /> • took place when Hillside Estates 3rd and 4th Additions were reviewed by the <br /> Planning Commission and City Council. Within that particular development, <br /> s:planning:pc:P95-2 <br />