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Memo To Planning Commission/P 97-20 January 27, 1998 Page 2 The property has a variety of natural characteristics ranging from low 410 wetland areas to very pronounced ridge which is forested with mature hardwoods. The property also has County Ditch No. 31, which winds its way through the eastern third of the property. Also, Northern States Power has some large overhead wires which traverse the extreme northern portion of the property almost parallel to County Road No. 33. The easement for the power lines is approximately 240 feet wide. There is currently an existing home located near the central portion of the plat. Lot 4, Block 1, is the lot that would support the existing home. Roads As mentioned, the plat would be accessed from County Road No. 33. The proposed road would extend into the property approximately 2,200 feet before terminating at the southern boundary of the plat. Obviously, this road exceeds the City's maximum length for a cul-de-sac (700 feet), however, it is intended that this road will continue south through the adjacent property and connect up with a short segment of street that was built off of County Road No. 1 at approximately the 217th Avenue alignment. Therefore, since this road is planned to be continued with a future development, an exception can be granted for the maximum cul-de-sac length. • The plat has also been sent to Sherburne County for their comments. The developer is planning on building a right turn lane into the project for eastbound traffic on County Road 33. The appropriate permits from Sherburne County Highway Department will be required prior to construction. The new road that will serve the lots within the plat crosses a short segment of wetland which will require the appropriate approvals from the wetland agencies. Preliminary review by the Tech Panel has supported the crossing of the wetland; however, the comment period is still open until February 9th. As the road continues south through the development, it rises sharply with grades of approximately 7 to 8 percent up along the ridge line. Although these grades are rather steep, they are within the City's ordinance which calls for a maximum on local residential streets of 8 percent. Constructing the street will obviously require lowering of the ridge line and grading adjacent to the street to match the existing contours. At the southern end of the street a temporary cul-de-sac will be required to allow vehicles to turn around. S \\elkriver\sys\shrdoc\planning\pc\p97-20.doc