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approximately 210 additionally trips per day on Townline Road, <br />c. It is not feasible to construct an intersection with stoplights at Highway 12 and <br />County Road 29, that would also serve two-way Townline Road traffic, without <br />replacing the existing railroad bridge over Townline Road. <br />No Reconnection from County Road 6 to Highway 12 <br />a. If Townline Road was reopened at Highway 12 to recreate the connection from <br />County Road 6 to Highway 12, the traffic level on Townline Road would increase to <br />at least the 1999 level of 1,000 trips per day. With the general increase in traffic on <br />County Road 6, and the installation of a semaphore at the Highway 12 /County Road <br />29 intersection, the level of traffic could increase well beyond the 1,000 trips per day. <br />Cost For Road Im(»ovements <br />a. Attached is a memo from Greg Gappa explaining the condition of Townline Road, the <br />current level of maintenance provided, and probable improvements necessary. The <br />memo does not anticipate a major reconstruction of the road. It would not be <br />anticipated that Orono would assess any of the costs of the road improvements to <br />Orono property owners. The City of Independence has a practice of assessing <br />property owners for road improvement costs. <br />b. There has been discussion about doing as much of the road improvement work as <br />possible in-house, to reduce the costs. <br />c. The developer of the Mediiu development has committed to providing up to $5,000 <br />per unit toward the development ’s share of the road improvement costs. <br />Density and Visual Impact <br />a. The density of the development is substantially out of character with the S-acre <br />density in Orono and the 2.5-acre density in Independence. The property was <br />downzoned fiom Commercial zoning to the Residential zoning >^en the property ’s <br />access to Highway 12 was eliminated. The higher residential density was provided to <br />compensate for the loss of the commercial zoning, and to reflect the proximity to the <br />highway attd railroad. <br />b. The greatest impact, particularly visual impact, is on the property directly adjacent to <br />the development. The visual impact on the properties farther to the south is related to <br />the long view of undeveloped land they currently have, particularly of the land fiuthest <br />to the east. <br />c. The landscaping plan does not include screening of the development fiom the <br />properties to the south. <br />n^' > a-i i nm naniSrax n nrrni^anria inrnira