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Memo to the Planning Commission/P97-3 Page 2 <br /> April 22, 1997 <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 utility easement. <br /> 207th Avenue <br /> The dedication of the right-of-way for 207th Avenue would allow the <br /> construction of a new public 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 207th as it connects with County Road No. 1. <br /> The street construction will have to meet County Road No. 1 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 slightly to accommodate the appropriate design of <br /> 207th as it meets County Road No. 1. <br /> 207th Avenue will be built to a rural section which will include bituminous <br /> IIIcurbs with a sodded boulevard area. <br /> Driveway Access <br /> Lots 2 and 3 will have access to the homes off of 207th Avenue. However, the <br /> applicant has indicated that access to Lot 1 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 1 be as far east of County <br /> Road No. 1 as possible. This will allow for maximum separation from the <br /> intersection before beginning the driveway. <br /> Overall Concept Plan <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 /> \\elkriver\sys\shrdoc\planning\pc\p97-1.doc <br />