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f . <br />9.. <br />10. <br />11. <br />12. <br />Condition #4 of Sugar Woods Final Plat Approval Resolution No. 2653 requires <br />that the frontage road be installed at the time of the development of Outlets E <br />or F. Sugar Woods Preliminar)^ Plat Approval Resolution No. 2554 states that <br />Outlet D is to be fully developed at the time of development of the commercial <br />corridor. <br />Outlet C of East Willow Woods was subsequently platted, providing a corridor <br />connecting from the west boundaiy of Sugar Woods, westward to Willow Drive <br />for future frontage road. <br />The City road and utility casements over Outlot C, East Willow Woods <br />and Outlot D, Sugar Woods (each of which remains in ownership of the <br />respective developers) grant the City a right to build a road within those Outlets <br />subject to specific conditions and limitations. The easement conditions indicate <br />that development only within Outlot E merely allows the City to construct a 150' <br />segment of frontage road across the north side of Outlot E in Outlot D, but does <br />not necessarily allow development of the remaining portions of the frontage road <br />further eastward. The easement over East Willow Woods Outlot C appears to <br />preclude its development as road until the entire frontage road is built from <br />Brown to Willow. A 150' segment of frontage road constructed at the rear of <br />Outlot E with no connection to Brown Road or Willow Drive and with <br />no clear indication of when that road will be completed, is undesirable. <br />Factors which support the need for frontage road access to Outlot E and denial <br />of direct access of Outlot E to Highway 12 include the following: <br />a. The potential traffic volume impacts of Highway 12 relocation (per the <br />'Alternate 6 North' plan as embraced by the Long Lake and Orono Councils) on <br />the current Highway 12 corridor are indicated in Mn/DOT's October 1996 T.H. <br />12 Corridor Proposal Report. Mn/DOT projects that "through" traffic would use <br />the new bypass, and total trafiic volume on the current corridor will experience <br />a commensurate decline. Current 1995 ADT for Hwy 12 through Long Lake is <br />about 23,000. Under the 'no-build' option, this will increase to 25,000+ by 2015 <br />Page 3 of 8 <br />A