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II� <br /> 1180 Lyman Ave. <br /> Cul-de-sac Analysis <br /> October 2,2009 <br /> Page 2 <br /> Cul-de-sac Location Analysis <br /> The cul-de-sac location options considered are shown on the attached Exhibit B. <br /> - Option 1 in Yellow is the existing easement/dedication layout. Note that a portion of the <br /> shared driveway serving 1150 and 1170 is on the 1180 property but not within the <br /> existing cul-de-sac easement; Palmer's driveway also extends into 1180. If the City were <br /> to retain the 1180 property, it would benefit Palmer and his neighbors if the City granted <br /> them driveway easements. However, if the cul-de-sac is ever developed, its currently <br /> designated location would have a substantial impact to the property at 1170 Lyman <br /> owned by Richard Phillips, whose home is the closest to the center of the cul-de-sac at <br /> about 140'. The Palmer home would be about 215' and the Gibson property to the <br /> southwest at 1200 Lyman would be about 200' to the center of the cul-de-sac (See <br /> Exhibit A). Also, the current location would require topographic changes that could have <br /> negative surface drainage impacts on the septic site. (two minuses) <br /> - Option 2 outlined in Blue pushes the cul-de-sac to the northwest so it is completely <br /> within the City parcel (a plus), yielding more negative proximity impacts to Palmer plus <br /> an encroachment very near the corner of the mound site. (two minuses) <br /> - Option 3 highlighted in Pink centers the cul-de-sac on the divergence point of the existing <br /> Palmer driveway with the main road. This has a more negative impact on the 1200 <br /> property, and requires more easement dedication from the 1200 property. It also centers <br /> the cul-de-sac on a 14% slope requiring deeper excavation at the east edge and mare fill <br /> at the west edge (three minuses). <br /> - Option 4 (Preferred) outlined in Red moves the center of the cul-de-sac approximately 40 <br /> feet west from the current easement location. At this location a cul-de-sac would fit better <br /> into the topography and be more equally centered between the three nearby homes. It <br /> would have no greater impact on tree removal than the current location. The cul-de-sac <br /> would likely be at an elevation of 997-998', yielding an approach of 10% grade which <br /> just meets code for this type of road. It would require slightly more future right-of-way <br /> to be dedicated from the 1200 Lyman property than the current configuration. <br /> Additional Right-of-Way to be Dedicated <br /> Exhibit D shows the area that should be retained as a road easement when the property is sold to <br /> Palmer. This area should be adequate to accommodate the grading and drainage needed for <br /> development of the portion of cul-de-sac and road within the 1180 property should the need ever <br /> arise. Further, this area would also be sufficient for future development of a less intrusive <br /> turnaround layout such as a hammerhead. <br /> � <br />