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Memo to Planning Commission/P 02-18 August 27,2002 Page 3 • Layout Streets As part of this plat 193'Avenue will be extended from Ogden Street to the west boundary of the plat.The main access into the project will be Rawlins Street,off of 193rd Avenue.A traffic circle is proposed at the intersection of Rawlins Street and 193'Avenue. Rawlins Street will be the backbone of the street system in this plat, extending north through the center of the plat from 193rd Avenue. Two cul de sacs, 195th and 197th Court intersect with Rawlins Street and 196th Avenue runs west from Rawlins Street to the west boundary of the plat. Temporary cul de sacs with be constructed at the west end of 193rd Avenue and the west end of 196th Avenue.These two streets will be extended into the property west of this plat when it is developed. The streets will be constructed to typical rural standards with bituminous curb and gutter. The 2.5 acre exception to this plat,located on the west side of the project,has access via an existing easement that runs along the west boundary of the plat.This easement will allow that property owner to have access to his lot across Outlot F from 193' Avenue. Street right-of-way will be included from Rawlins Street to the east boundary of the 2.5 acre exception. This will allow a street to be extended into the property should the property owner decide to develop his property in the future. In the southeast corner of the plat, specific rights-of-way should be dedicated for 193rd • Avenue, the Burlington Northern/Santa Fe Railroad and County Road 33. The plat as proposed does not include these rights-of-way. Sidewalks will be installed along the north side of 193rd Avenue from Ogden Street to the west boundary of the plat,the east side of Rawlins Street from 193rd Avenue to 196th Avenue and on 196th Avenue from Rawlins Street to the west boundary of the plat. Lots The developer is proposing 33 lots.They will range in size from 14,414 square feet(.33 acres) to 21,764 square feet (.49 acres).All of the lots except one have direct access to open space. There is one lot that fronts on Ogden Street that contains an existing home. This lot is physically separated from the other lots in this cluster development by about 1/4 mile. Outlots Eight outlots are proposed as part of this plat. Outlots A through F are included as part of the open space requirements. Outlot H is the traffic circle island and Outlot I is a cul de sac island. Outlots C and D include significant wetlands. Outlot E includes the septic system. The six outlots included as part of the preserved open space total 35.55 acres (60% of the eligible land in the plat). A Northern Natural Gas Company Pipeline easement, approximately 80 feet wide,extends across Outlots D and E and runs parallel to the railroad • tracks. There is also a 100 foot wide U.P.A power line easement that extends across the southern portion of Outlot F and the northern portion of Outlot D. S:\PLANNING\Case Files\P 02-18 Windsor Oaks\P01-18pc8-27.doc