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Memo to Plamung Commission <br />May 23, 1995 <br />Page 4 <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 />r 1 <br />lJ <br />s:planning:pc:P95-2 <br />