03-17-1997 Planning Packet - Laserfiche WebLink

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March 13,1997 Page 5 #2212 Rebers - Preliminary Subdivision The City’s easement over Outlet D of Sugar Woods says that the City can ’t install a road in Outlet D until a building permit has been issued for Outlet E (in which case only a segment directly behind Outlet E is allowed to be constructed) or on Outlet F, in which case the road may extend the full length of Outlet D. Also, that easement requires that any road built by the C • in Outlet D must have its southern edge abutting (or south of) the south boundary of Out)' : D, to protect the Sugar Woods residential development. De\ elopment only within Outlet E, then, appears to allow the City to construct a 150' segment of frontage road across the north side of Outlet E in Outlet D, but does not apparently trigger or give the City the ability to develop the remaining portions of the frontage road further eastward. And, the easement over Otten ’s Outlet C appears to preclude its development as road until the entire frontage road is built from Brown to Willow. A 150 ’ segment of frontage road at the rear of Outlet E with no clear indication of when that road w ill be completed, may be less than desirable. Access Impact on Development of Outloi E Any business development within Outlet E will tend to be oriented toward the primar)' access to the property. If the City intends to eventually eliminate direct access to current Highway 12 and have alt access directed to a frontage road, as is indicated in the Comprehensive Plan, then a developer of Outlot E might want to orient his building towards the future frontage road. If the City cannot define when that frontage road will be developed, the developer’s only reasonable option is to orient his buildings to the southerly access. It may be possible for certain types of businesses to be oriented such that access could come from either or both north and south directions. The limitations on Outlot E’s access due to the 1995-96 safety improvements would suggest that a rear frontage road access would be of benefit to Outlot E. Since a semaphore currently exists at Willow, it would be appropriate from a traffic flow standpoint to develop the ser\ice road westward from Outlot E to Willow Drive prior to development on Outlot E. » ■ n ji'- # ri ^h Additional Items of Note The City’s intent with this frontage road corridor was originally to have it also serve as a trail corridor, hence a 60' right-of-way width was established rather than the normal 50 ’. A width of 60' was platted in Outlot C of East Willow Woods. However, Outlot D is 60 ’ in width at the west end but tapers to only 40' at its east end. At the east boundary of Outlot E, an additional 7.05' of width is required in order to maintain a 60' width. This additional triangle of right-of-way should be platted at this time, with road/utility/drainage easements granted. The City Engineer has indicated that a drainage and utilities easement over Outlot D should I