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1^'It <br />Zoning File #1619 <br />February 14, 1991 <br />Page 4 <br />However, this upgrade will not necessarily meet the intent <br />of the City's access requirements, since no cul-de-sac is yet <br />provided and the Engineer and Public Works Director feel that as <br />a minimum, a temporary cul-de-sac should be constructed by the <br />applicants so that reasonable maintenance and emergency access <br />can be obtained for this area. The problem becomes where such a <br />temporary cul-de-sac should be located. If it is located within <br />the property boundaries, it is likely that at least one <br />drainfield site will be wiped out, and applicant will lose at <br />least one lot. A logical place for a temporary cul-de-sac would <br />be at the point where applicants' driveway enters the private <br />driveway easement road; but this location is on a neighboring <br />property which applicant doesn't control. <br />Staff has sketched a number of options for cul-de-sac <br />locations, each of which has a significant effect on the <br />subdivision, or on neighboring properties (see Exhibits H-3, 4 <br />5). <br />One additional issue for discussion is the curve radius of <br />the existing road. As Lyman Avenue heads north, the existing <br />curve radius is about 200-225', not meeting the 275' radius <br />required by the subdivision code. The City Engineer has advised <br />that, if a variance were granted to allow this radius, the street <br />would have to be posted with a 25 mile per hour speed limit. The <br />reunifications of requiring the 275' radius to be met is that the <br />easterly drainfield site on Lot 4 will be encroached upon and it <br />likely will eliminate that site, leaving Lot 4 unbuildable. The <br />site evaluator is currently aware of the possible alignment <br />change and is checking to see whether the system can be shifted <br />to accommodate that realignment. <br />Access To Lots <br />Subdivision Code Section 11.31, Subdivision 5 (B) states <br />that lots shall not derive access exclusively from an arterial <br />roadway. The word arterial is key, in that Lyman Avenue would be <br />defined as a local street rather man an arterial roadway, and <br />there is no other specific standard in the code that access must <br />be directly to a local street. Section 11.32 requires that new <br />roadways must be constructed, or existing private or public <br />roadways must be improved, to provide adequate access to a <br />subdivision.