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272556 WHITE � CITV CLERK � ��r,�� P�NK � FINANCE G I TY OF SA I NT PAU L Council '"� � CANARY�,-L DEPARTMENT BIUE ,» MAVOR File NO• , � - Council Resolution Presen�t�d By � Referred To Committee: Date Out of Committee By Date IWHEREAS, the Council of the City of St. Paul recognizes the urgency for street and sewer planning for the Highwood area of St. Paul; and i {GTFiEREAS, the District 1 Community Council and the City's Planning Division staff !have prepared a street and sewer plan for the Highwood area; and �WHEREAS, the District 1 Community Council held a public hearing and approved �the Highwood Street and Sewer Plan on November 13, 1978; and !WHEREAS, the Planning Commission of the City of St. Paul reviewed and approved 'the document entitled "Highwood Street and Sewer Plan" on January 26, 1979; ' '�OW, THEREFORE BE IT RESOLVED, that the Council of the City of St. Paul adopts Ithe Highwood Street and Sewer Plan (a copy of which is attached as Exhibit A) , ,as a guide for the future development of Highwood, and i �E IT FURTHER RESOLVED, that ,the City Council directs the Division of Housing ; nd Building Code Enforcement to give special attention to building permits I �issued for the Highwood area to insure compliance with the standards and criteria ' f the River Corridor Critical Area overlay district of the St. Paul Zoning ! _ __ � �rdinance; and be it j {FURTHER RESOLVED, that the City Council directs the Department of Public Works '' Ito begin discussion with the appropriate authorities of the municipality of ' �plewood to insure coordination of planning efforts between the City of St. Paul i nd Ma.plewood to solve the water runoff and erosion problems affecting the Highwood , iarea. ,�:.. ; � �DUNC[LMEN Yeas Nays Requested by Department of: 'Butler In Favor �i Hozza ',Hunt ^/ �Levine _ v __ Against BY — Maddox Showalter Adopte ',by Council: Date _ �� Z � �� Form Approved y Cit Atto ey Certifi ass Council Sefrretary BY %]I y� l�lppr y Mavor: Date �EB 2 6 1q7a Approved by ayor for Submission to Council , •rl B By � Y � �UBLCSHED MAR 3 1� ! I , � � �;1,., �i Z'?�� 3�+' ►�''J'�'�I�� "�1�J L 'C~��G�� -' '�. \� ' '' � C)7�i+I::�4: tJ�E� rTr':il�. CI.'.L''=t COu\�C�L � �� . t� ,',.;1 - � �`:� �- � { '� a� , ; �; t. �, ��' � . 1_ �� Date ...,.�' February 16, 1979 �,��:.._.._...- � � � CQ �>� �':� �i T � � �? � �' 0 � ri � � ; ; �' 4 : �ain� Pau[ Cix;1 Councii . - . � � I I �RO � � COiT1�7'f1'�� OCi Public Works ! '�, Rosalie Butler , cnoifman, makes the folia��iinq � � ', report on C. F. �] Ordinance ; [� Resolution ' ' � � �] �i tt e r , ; . � ; � 1�L� : Hi ghwood Street and Sewer P1 an � � �, � � " At its meeting of February 16, the Public Works Corrrnittee recommended - � approval of the plan. � I , � . ; - ; ; i , , . ; � � � I � i , ,, I ! � - CtTY �-��1LL SE�'ENT�-I FLOJ2 SA1\T PAtii., D•IF\��f:,SOT•1 S�tt�� II ` J �I ' . �, C I T Y O F ��1 I 1T T P.1 I�T. 'Gr��G��L1 i�i.�:. O��FIC�: OF THE 1I�1TOR _i E'I'_ � �,, ..... a��r ciz�: rz�77. GFyOBC'iTs 7..1'PIJtEI� S�1I\T F�LZ,III\�F.SOT1 ��10`V �i.1YOx i(31_'i 2fl8-=I3°3 ; � February 15, 1979 � . � City Council President David Hozza and Members of the City Council 7th Floor City Hall St. Paul , Minnesota 55102 Dear Council Members: i '�, Enclosed is a copy of the Highwoad Street and Sewer P1an as reviewed � and approved by the St. Paul Planning Commission on January 26, 1979. I am recommending approval of the Highwood Plan. The Plan is the product � of a coordinated effort of the District 1 Community Council , Highwood � i ! residents, the Public Works Department and the Planning Division 'of the '� city. After five months of planning meetings, the draft plan was presented at a public hearing and approved by the Community Council on November 13, 1979 , for referral to the City Council . ; Because of the urgent need for a framework for street and sewer planning I in Highwood, I am requesting quick action in transmitting this Plan to you for your review and approval . j i Sincerely, ;,. �`�-L � �.;t�'x�--� " Geo g Latimer ! Mayo i i � Enc. CC: James Bellus i Rose Mix✓ , � �. � � ~ �� c��y of sa�nt pa�l piann�ng comm�ssion resofu�ion �if� nurn�er 7958 da�e January 26, 1979 1 � I WHEREAS the Cit of St. Paul P n 'n , y la ni g Commission realizes the urgency . for street and sewer planning for the Migh�vood area of St. Paul ; and LJHEREAS, the District 1 Community Council he7d a public hearing and approved �, the Highwood Street and Sewer Plan on November 13, 1978; and � , 41HEREAS, the Mayor has requested that the Highwood Street and Sewer Plan be adopted by the Planning Commission by the end of January 1979; and . WHEREAS, the Small Area Neighborhood Committee of the Planning Commission has reviewed and approved the docuraent entitled "Highwood Street and Sewer � Pl an"; 1 NdW, THEREFORE, BE IT RESOLVED, that the Planning Commission approves I the document entitled "Highwood Street and Sewer Plan" as an official Planning Gommission report and directs the Planning Administrator to forward this document to the t�tayor and City Council for their review and action; and � BE IT FURTHER RESOLVED, that the Planning Commission recommends tne City Cauncil give special attention to insuring that building permits are not issued which j could further endanger the delicate slope conditions in Highwood; and BE IT FURTHER RESOLVED, that the Planning Commission recommends that the City Council direct the Fublic 4Jorks Dcpartment to begin discussion with the appro- priate authorities of the municipality of Maplewood to promote coordination in resolving the �evere water runoff problem of the Maplewood-Highwood area. � � , ' m�v�d by Tayl or , � se�a�l�ed by Fi tzGi 6�on in f�v�r 15 . . ' ag.a�r�st� _ _ y rr - ..� �,'IT� ��' �.E'�T_I`;'"� �.�.U'Z. f,�:,;i , j �i �t( y � � ��Flv� �F �'t�t!.� tii�� 'i�tY.�r�CT�1 � . _. �, � �� ', CC '�- l �72- Ss� �, , , , t ,, , ,. � 4 + �,�-.. D a t e �.� .- .,..:� • February 22, 1979 .... . �__ � ' C C� �s� �'�� I i� � � F� � �' C� � � , � � ' '�' O : 5din�t Pctul Cifi;� Cour�cii .�- ; I F� O � � C0�"t1�73l�7�G'� OCl PUBLIC WORKS - I � i ROSALIE BUTLER � ��aifm�n, makes the foltc�riinq � � report on C. F. [� Ordinance � � : ! ! � Resotu�ion � � , , i �� - � O�her � � ; ; ' I ,� � ��E : � � Resolution ratifying assessment for the taking of property �� as listed as easements in connection with the improvement j � of Hillwood Court and Hillwood Drive (p.0: 270810). ; i . ; i _ { ; � i '; - i' 1 I ;' At i ts meeti ng of February 16 the Corr�ni ttee recorr�nended ; '; � that the resolution be withdrawn. 1 � • � � i I i � � ' i � . , , C.[TY � ��'1I..L 5E�'E;�;"CH FL002 S:'�Ii�:T P�UL., D•(I\'\'�5;�"C�1 S�iO� �' I � -- � ,, r . ��. . 7 � � . . . � . ,� . . .. , � - . . . . . i . .� � . . . . . � . � .� - � . . � - � � � . . � . - . . . . � . . . . . _ . , /, � , . ' , . .� . . . , . . �... l , , . . .. . . . .. , . � . . ' � . ' ( . . � � . . .' .. . �� . , . . • - . . . . .. . � � . - . - .. . � . . , � �� .. •� ,��f ' / 1 > �� . � . . .. , . , v � . . . . . . . -. . _ ' ,` . _ . .. . . . . . . . , . . � . . � � . . . . . . � . . , - . ' . / � � � . .� � � . � � . . - � . . . � . ' . . . ,� I � • , ' , , , Fe�r�a�y 22. i9?9 , , . . , � , - _ . , , , . I r _ - . . � • , k , . ' Ms. S�tzau�oe 1►lia�h � , � � . - City A�t�rra�r � , ` Rimit�e� 6+�7; City H�t].S � � _ • ' ,. Dear M�. llin�acb: , , , . ; . � • Fr�teratian o! ,a resol.atl� ree��:ad�.ng C.F, 1!b. ��t��!3t3,� �sing Fita�l. Ordes' ` !'o�r �►s�vea�rta tn' Hiliwood Court At�D iu �ilt�ood �.ivrs ueud.+a� P..O� 270t810 ves req�isted by the Gfey Coun�il at !ts F�br�:'!► 22, >I979 i�tAg. : � . , , � � . , � ' , ' ' � , Ve�yt ts'ttly your�, k.-. - . . . . . � , . . . , � . �. , � . . � ROSe M17E ' � = � � City Clerk ;� ea: Public Worka D�pt.' , ' � � _ , �� F3nancs 1Wpt. , � , ` � r�slach ` � ' , � , � �. , � , �, � , . { . ; ,, �� ,� , : , � ,, , �. r , : , l , - � . . . � , -%. � � J . , I � ' <-� � � l ,. -; , • �; ; � _ ; . {, � , � `. ,t F � , : r , , ' . � Z!'��.� , c � �+� �. � '� , , \ ' � . _ - � - , � . � ' ; ' � I . t . � ' , � , , � , , r . � � ' ' __ ' , � f . .. � � . . . . . / I . . , � � . . . . � � .. � . � , � .. �. . � .. . ' . . . ' . . � , • , , � k , , r . . . . �� . . . . . � . � � . . . 1 � fla�camb�r 14, 197� ' . . � .� ' . � i : , , • . Jemes Bellue � � , . ' 3.ng Ad�nl.ni�trator . � , � ace '8ailding � � . , � - • , ` � , j _ _ i , r S�.r. _ , _ y , � .� , , C�ty Conncil todaq r�eived the draft aop� �f tta�`Higt�od St. a�nd Sa�sr,Pian acctp�ed,a�rd epprov�d b}�th� Dirtrict I C.o�umity Cov�tc32 +md thr �tt�ar Maa f arred to tt�s ,Pl+wni.e� Cor�is�ion far thefr �revia�r $nd tt �s`w2ao agrs� that' mattar �rould bo consid�srad by tha P�ib].ic S�orks Ccra�tttee at Ct� prapa�r time. � ; V�ry trrsly youri, \ � . i � , � p : R�Ne�Mtx, • , , : � � . - City Clark , , . . � . ` , '. /c�r � � : Co�uatl�o�sa B�stler. , ' Chsirperson, Public Works Cae�oittea � , ' Public Works Dapazt�n� � � ' , 1 . � . , � , ;; /cv ' . � ; - � , , : . - . � , i , �� i . ,I , . ; D/ �'R/CT COMMUN/T Y � � COUNC/L � , I '', O ' ' � District 1 Community Councrl I II E 1989 North Park Dri ve � I St. Paul, Minnesota 55119 � 1�' December 4, 1978 � 1 ' i � , � The Honorable George Latimer , � Mayor - City of Saint Paul Saint Paul City Council 347 City Hall � '� Saint Paul , Minnesota 55102 ii i � � ' Dear Mayor Latimer & Council Members: � � � Enclosed is a draft copy of the Highwood Street and Sewer Plan as �� accepted and approved by the District One Corrnnunity Council , November ' 13, 1978. � I ! �� The draft plan is the product of a coordinated effort of the District ' One Community Council , Highwood residents, the Public Works Department and I !i the Planning Division of the City. The planning process began on June 7, � � 1978 with a public orientation meeting at Highwood Hills Elementary School . i ! Subsequently, Highwood was divided into three sub-areas with Community 1i Council Board members and a project planner meeting with resident groups . � � from each of the sub-areas. After five months of planning meetings with residents and city staff, the draft plan was presented at a public i �i hearing and approved by the Community Council for referral to the City j� , Council . ' One thing has become clear through the planning process. The City �j ', of Saint Paul and Maplewood will have to better coordinate their efforts ' i to solve the water run-off and erosion problems affecting Highwood before � any street system will be successful . �, �! We would request quick action and suggest this draft plan be i ! forwarded to the Planning Commission for their review. Because of the I ' irr�nediate development pressures of the Highwood area, we strongly urge !� �� adoption by the City Council by the end of January, 1979. � I � / ' Sincerely, I � �� ; Wi iam Dorgan, resident es J. Be lus � ', D'strict 1 Community Council Planning Administrator � Encl . _ II WD:JB:TZ:mm �� cc: Gary Stout ! ;) l� �� . � ,�, jt - ' , ".', . � � . • � ' • � ' � � � ' HIGHWOOD STREET AND SEWER PLAN I j , ' �`� ��i � -�✓.�� y..��.:.*�.u�o , t�� t !�� , �c� ! s � �- � � � . . Y.l^y '� ;�?,,, . � ' �r �� 4 , � �� ( t.. A STAFF WORKING PAPER � � �=-.,.-� —� �� E-,� � ` ' 78-401—SWP—01 j NOVEMBER 1978 i , i ; . � I NEIGHBORHOOD SECTION i , PLANNING DIVISION ! DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT ' 421 WABASHA� STREET � ST. PAUL, MINNESOTA 55102 l i �; � . . : � � INTRODUCTION I ; The Highwood area of Saint Paul is the last area within ' the City with large tracts of undeveloped residential land. And although many residents of the area would like ! ' to keep Highwood from developing any further, growth is occurring as large vacant parcels are being sold for new � residential construction. In the past these developments have been appearing throughout Highwood without a basic framework or as part of a logical expansion of the � ' existing street system. Consequently, the new areas of development, along with the rapid growth of Maplewood , to the east, have added to the aiready severe water run- off problem of Highwood. I A logical approach to this growth is to provide a street plan which incorporates planning criteria and engineering design. Thus streets may be constructed as needed by ! ' , property owner petition and accompanying utilities may �, be designed and installed with the knowle�ge of the direction and extent of future system expansion require- ments. Of paramount importance is the provision of storm sewers to prevent erosion of this scenic area as j it develops. ' It is the intent of this plan to provide that framework ! for a street and sewer system for Highwood. The plan � is not intended to promote developrr�nt, but rather to ' guide development, when and if it occurs, so as not to �' ', further strain the fragile eco-systems of Highwood. , , . 'i ,I . ' 1 , � � ' ' HISTORY � ! ' The study to develop a street plan for the Highwood � area began around 1971. It was initiated largely in � response to the need for a framework within which needed j . sewers could be placed. This, in turn, was related to a i , number of proposals for new plats in the area. Street � plan proposals were drafted by the Public Works Department i ' and the City Planning Board. 1 ; At the end of September 1974, a series of three public ' meetings were held to get citizen reactions to the plan ; proposa�ls. It was stated at the September meetings that I revisions would be made in response to the corrments, ; which would be reviewed by small groups of affected i residents, and then another public meeting would be held ' to review the revised plan. ; Revisions were made and a draft of the revised map was � , formed. Meetings were held with individual property ! owners but considerable opposition was voiced. The ' proposed public meeting to review the revised plan never took place because of resident opposition. The planning � process essentially came to a stand still at this time ' and little formal communication between the Highwood � � citizens and the City Planning Department took place until early 1978. i . On March 28, 1978 the District 1 Comnunity Council was � informed that the Planninq Divislon, upon request by � the City Council , was beginning a street and sewer � ' study for the Highwood area. ; The Co�nunity Council voted unanimously on April 10, 1978 to become actively involved in the study for ' i ' a street and sewer design in Highwood. The formal ; ' planning effort was resumed on June 7, 1978 with a public orientation meeting at Highwood Elementary School. Over , 50 area residents attended this initial meeting and ' were presented with the citizen participation approach ; to effective planning. ; Because of the complexity of developing a coordinated plan for the entire area, Highwood was divided into j three sub-areas: Area One - north of Burlington Avenue; , Area Two - south o�urT�ngton to Highwood Avenue; ', re7� a '1�iree - Highwood Avenue south to the City limits. ; '� A District 1 Cot�nunity Council Board member met with each area. David Frost worked with Area One, Robert !, Johnson met with Area Two and William Rahm worked with ' Area Three. Each of these groups made their own sub- � area reports. I 2 ��i '� . . �, � ' I ' PLANNING CRITERIA i i � j . � . � . � ' In formulating a street and sewer plan for the Highwood area, a set of planning and design criteria �' were developed to minimize neighborhood problems and ! maximize quality of life. We have followed these j criteria in each of the three sub-areas to promote continuity of design solutions. These criteria are i as follows: I '; � Street Design I ; - No street construction is to take place until the ' affected property owners formally request construction. I - The street plan is intended as a guide for orderly I development. It in no way denies the property owners ' , the privilege of appeal in light of changing circum- stances when actual development takes place. � '' - If one area is developed before an adjacent developable ' property connection, future access (50 ft, right-of- � way) be provided for future connection. I�; ' - Actual street construction need not be straight, but ' rather can follow land contours as desired by the � developer so long as connections are as shown in the ; plan. � - Cul-de-sacs are discouraged because of the problems � ' they create for public safety, emergency vehicles and i public utilities. ' - Cul-de-sacs, where necessary, are as short as possible. j - Through streets are encouraged for ' public safety, public services and neighborhood ; . street design continuity. I - Public access is to be provided to developable land- � locked property. , � - Where possible, access to McKnight is made by collector streets for public safety and traffic control . I - All unused rights-of-way are to be returned to private i ownership or open space, or are to be developed and 1 , designed as natural trails for exclusively pedestrian use. i , - Where possible, the street plan makes use of existing � street fragment and rights-of-way. 3 , , , , � � - The street system is designed to provide the owner of the property with the opportunity for maximum development. I Watershed and Sewer Design -All street planning and citizen participation is to be � � coordinated with the City's Department of Public Works. ' -All street design and improvements are presently ', feasible as determined by the Department of Public ' Works. i � -Where possible, storm water drainage will follow ; street rights-�f-way. -Ponding areas are identified and retained for water runoff. Critical Area Classification % -All platting of streets and housing construction i south of Burlington Road be subject to the Standards � and Criteria of the proposed River Corridor Critical I Area overlay district of the St. Paul zoning � ordinance. i ' i I I , i I 4 � � � . I ' ; � ' � I ' � i � ! i i i � �A #� ' ,f f - j ' � l, 5�:p y I ;,, �.- ��,.. ��' , :��.- � ;; `� ;; � �_ ��... . ��.�� J .• � � " J � I �l .,� � �1 •�" �:' �C\ .� !/ l .. , l - ��.-� /i ..J Sr_ ,. ,' ! I , �� ,� ° �� 1. � � +..'.' 1 1 `j `S 4 •' I � - � ��;�1, �� 'R i \ \ti` x- ` �.� 1� � � � - �, ;� f � � � a�, _ ^k.. �J�. I � , ,�� :� � �,,^�� } } i i � �� Z•' ~ � ; �. .� •. a , •..� , : t � ' �' e- �,♦ . � (�,� ��., ��. S . i �O. � ��x' ' ,jx�/','� r"i, ; ` , ' ,.� ' �• '„�.. I � ' � �A��e � � ".p�.. � • ww i t . �; .� � ', . :. ��'.y •l. . +� . � .� .�� .q�v}�•. � � ��` � �� .�, ,, r -��,,, i , � �,; �i r;•:• �I�. .i�..; , i � - � `•:�� ' �1�' � , �'� ' . � � �� • � : �, �"�'�.r! - ,� . ._. i � : � • , . f � , �� HIGHWOOD STREETAND SEWER PLAN ,''" `i r y`°!• -,c:• ' � EXISTIN6 STREET /��"' ' � � �� ' . I �. ..m.... PROPOSED STREET � . - ' I " � �. ......... PROPOSEDWALKWAYONEXISTING ��`��.. '..:�� '�'- __-�. � .._... � RIGHT OF WAY � . . �K�E :. i w,�.--3-= �\` :, �� . � � ! j ` ` ;.;` - 1`1, , , `;, i ,• >�, ` ,,; � \ ' P � � � �� ! l I � t. I i . �e000��<<�� I ! I , 5 .� - � . ;� I AREA ONE REPORT ; ' . � . � i Planning for Area One began August 3, 1978 and was completed by early October. Using the planning criteria � stated in this plan, the Area One citizen group reached l ' a final consensus. The street proposal is the result of , weekly meetings held since August 3, 1978. � , Lower Afton Road south to Burlington. � The severity of the slope between Lower Afton Road and '; Londin Lane made a connector street engineeringly ' impossible. The proposed loop off of Lower Afton and the cul-de-sac offi of Londin Lane make access to all ! developable land possible (see Map 2). I�I�P #2 j - �� ` ;� � - �; � . �, � �� ._._ . - .� � � , � . '; �� _ , t:i � --�- nxo-- _ ' �/� � •_ .__. . .--- �._,��..� .. __ - , . .._ . -. ,... F,y=......�, ' . -- - '�i// � � — -- `� i � �`� _ =�_� 1, '�/ ' : - T � t � `:,"�` _ � ' • + -, :-- _ . • � �. �� '' � � � �`� • ' . -- � � '...y � � � � ' � I �� a 1 ! "� � � tp1D ,� C) , Y �� .� , � �� '^ , � r ; ; ,, ��s _ .:, � �" '" r, :• �' , s ' 'r . - /.� �,,�. �. y,,,,, v,`, �_ � , r , �; . � , . � � � � j �. . r� � _ wa' . .. �'. '��o �I � � \. .t��.o �_'�'> �//'` ��.�• • � �� • ■ �i � � .� �� ` � � � �:�� . � . ��- - "�.� �. ' �� ' I ', / .snn � - i I� ( �I �.� _.l'� �- ! HIGHWOOD STREET AND SEWER PLAN ' �.. EXISTING STREET ! .�u..n PROPOSED STREET We have attempted to concentrate access to McKnight Road I by using the exlsting collector streets of Lower Afton, ' Londin Lane, Mailand and Burlington. It was necessary to �, plan for a serles of cul-de-sacs to best utilite the { property between Mailand and Burlington if development , does occur and also due to the fact that the land immediately to the west is Boy's Totem Town property. This property will remain as open space and a street � running north-south along its boundary would only serve � ' the property to the east making it infeasible for good ' use (see Map 3 ). � �� 6 i �� \ �� '�� a� ■■ ■• .-�� ■t � � � � ��, �. p #3 1 . � ', � � 1 � ; • � , � � j�' �� _�� .�..,� , �. �� ' .J .t 1 � �"j i I • � ' tw , . `��,� ; , = ;;`� � � ` 'C� ._,; ,-- _�,, � � �t �.�� .. � � � � � � — .. • � ) I i k '•:��n � ' � .. �. . . , � ,� � � � i,� t�o .� ! , � nn�� .ao ; � . . . � .` � .:��Q i' ��' � �� i; I � `�' N � . � � -�� l�� ,, ��'-% J �`,� ��;_� `-, �, � _ � � . ► ;� i ..,.0 1.',�j �Y� � '*„• " ; � ' ' %� �/ � �� '��;� �;��;� _� j�� .., �� , �,�,: � ��. �` � ,_�;� �� .� f f i'1 � . i , ( �' � , -.'. �. ` .r" :..e:� .�� ' � , � � � � �� /' �,, �� , , ��, J ,� ,� . ; �j/ J1 ..... � I l ( , nr l , ( .� , � � G� � - l � � N F� t • r� 1�� . {� � ��z`�� ,/ , \ � ' .� — .— r — � � �� (��i. 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' \ '� , 1 (. , 'X7 _}_ � . / '_ .� . . �-� I '," : '� w. �_` �� i � � � �� i\�A,` .� ,I ,- � _ . �1 1 ,' ,. r.� iy`.r•� � � � . � �, 4"a �,� � � '�\� �1 �_.� � � ^� � d _ n � � �� _ \ • a _ � � �• 1 �, :�. � ��y. � � .. �� . '�� , � . �: ��. \�! / /' ' ,, ��•"�� ,;.:i � � , � % ' .^. ,, ' , � �_..�• `;� 'i=ll �= ('; ';T. . ' �1 .'� �:(�� 7r. �ty < � l.� ! ,� �'. .....,1`•�. �C�+ � . � � '��\ L �\ := . . ... � , ..� • . ., . - T\ ` , � "/� �� . , �,�1•� ..�+ �� !�� 1,� � t "r . � , . �, ,,,;. ,� �,: �;�', +�;,� � �. ; �.�,.+..� � �, • ''_�" . • � • ' � ,'a�, j � , ��,l�� •5 � / , � . � � , �, �.� ` _ �w �i � � �I/ATCMl111D -(/`� � �. �� ,r ��' '� ,� � / � � �< ., �a� .�,►-':; ,;��. �,;�� ; , �,- '�' �� ~ .� � �L_.; ' �i' ''�1,, ,+r.. I . _., �; � �t,,.� � ��r� % � i s � � . ��T' ,:�.. .��('••i � .�; �t- ,!; 1 \ A � / .. . �. .Y� . .� ,. �� ',�r'�'~ / :l� � ,�:. . ;a..,�, . ,r Y. .,:.. � !� i - i I ', 7 i . ' � ' • i � ' ''� � ' The most pressing problem facing Area One was the large amount of land locked property between McKnight Road ' and Totem Town. We believe that this proposal provides �, good access to this property in the least disruptive way , to affected property owners. It shou1d be noted that the easterly north-south proposed street system, follows the ; contour of hte land and the natural ponding areas indi- � ' cated on the Area One map. We have attempted to follow property lines wherever possible while providing maximum ; beneficial use and access for the land. i ,I ; 1 , � ', ; '�, I ( ' i I i � � � � , ; � I � • , : � I ' I AREA TWO REPORT ; ; . i . i ' ' This group was the first to meet of the three sub-area ' groups. At the planning orientation meeting of June 7, 1978, I ' seven residents were selected to represent Area Two. � ' Meetings with this group were held from June 15 through � November 2, 1978. a � ' As different properties were considered, owners of the I , land affected were invited to attend and offer input into the planning process. Problems were identified i ; for discussion and divided by topic into: water runoff, I, sewer and water, land �ocked property, park areas and highway concerns. The plan for Area Two attempts to � resolve these problems wherever possible. ; � ; West of Burlington Road The section of Highwood west of Burlington Road is � characterized by primarily steep Mississippi River bluff. I ' Upon these steep slopes a now unused street system is ' ' located. Such streets as Forest Hill , Glen Road, Mystic ! , and Elmwood are either partially or totally out of use ; for vehicular traffic. Area Two recommends that those j portions of rights-of-way not designated for street ! use be developed into exclusively pedestrian walkways. These walkways are indicated by the dotted paths on the map. 'I, Water runoff and erosion from upper Highwood will only be resolved with an e ffective storm sewer system. The ; City's Public Works Department is presently studying � ; the overall water drainage of the area and hope to provide solutions, ;n coordinntion with the municipality �� of Maplewood, to the severe erosion problems in coordina- ; tion with the proposed street system for Highwood. � ' South of B�r1#ngton to Sprfngside ; This portien of Area Two is made up of numerous indivi- j ; dual properties along the Hadley and Brookline rights-of- I way and a large tract of undeveloped farm land. To I provide future access and public utilities to the many ! land locked properties in thfs area, we suggest that the ' Hadley Street right-of-way be used connecting into a I proposed right-of-way through the undeveloped land east ', of Winthrop. The proposed street would then give access to Brookline as shown on Map 4. � i ' � ' ; I � ; � � 9 � ' . , . ; . ; _• � . � � , �� -�.! .. - T. �� . .:i, MAP �4 • _ �,r�`` � � : . , � , �* .. �, . , ` ,�; ,;. . ; �, � "' /J , � �n�,.�w,ro a�� '•, ;�'�• �'�', .(� . � A �► r . -• � � � , , � , .� . , ; , � -,� �< y .. � ,,��► ,. :.,,,�,,� � `� �� -f�; �C a �_�.*` ' \ . .� � �'�� ._� �' � ��` � � '�l �� ' ii ' • �� l .. � �� ;_ � _�;y ' � ' � �, �;'-� � � � � z �y � �. y ( r � � . i , 3 ` �' � ., � f '��'•�� '� �� .�. ,� � ,/� , �, . � i f �./ � tL, ��'�• / __J'i �; \..��` � � � ., •/' !y�` . �� ' .��': I �� \ � �_y r � •�. � ' (�� / I ...� � j' � i : T �e� �\ i•. F/ ,.r. � ��.A�� / ,:� f- /�. �I � _ `"/ . � . '•• __. • - �`•" �.� '11 \!,\ _ � � _� �� /�.�I.� _ _if �� F ai.e- r r T'�� -i YJ/: _� _ a,��. ' , � 1 � i 11 1� i �_ '� _ ��`,�,"�I � _ . �� . �, '` ,�� . I�. 1 \ ��. ��'� �� ,�•/ ..��i�."1„ _ ; �� v-�` � �. � 7� � ,1i1r � '_ � ��!��A��'`• . ' j�� .� i �, � �� , � f .� � � , •� . �- .,• �/ � ;� j , ��, � �� _ � . `, � � '��'�::, '� ':.;. f�� i . ♦ ,,\ �w`� __� , - , ,�. �� ;�' ��tl�� ! `i � �' �, l,` � � '� — �� ; �F . `' I � . � �� — _,..-�- , � j , ' - _ _� \ � i, ��;./', - - . ._1 � /� �•• • �., . ' � -�H � � � . , � ♦ ��t@P Il ' I , _ _ � �• r�� / ,� ��I' .•I��• . I `\, / •, ' ' � . _ � � �,�V �V� l_� �� .�� '� i / 1 � \ � � 1 I � � �� ,j' �� /; � ° �'%�,:f"�_�'�, � '4' W1��18fi1 �t@N jl 1,• ` - " ! , � �� - ' �i'.e— � . ( �� ■ �: i ', �•1 - � .�:�.. - � x_ ,� '.�� 11 '�: . .� I , '� ,� . �:�r�i .. � _ .� � �� , � �*j�� : � � .�.�� EXISTING STREET uunu■ PROPOSED STREET ; ......... PROPOSED WALKWAY ON EXISTING � ', RIGHT OF WAY I �, Also proposed, if development occurs, is a street I parallel and to the north of Springside providing access , and the potential for development along Springside. This , road would dead-end at the intersection of the former i Shawmut Street. Emergency vehicle access would be made ! available from the end of this road via private road ease- ment to Brookline. This private road easement is too ; narrow to develop into a 50 foot right-of-way, but is is ; anticipated that the families presently using the ease- ment will continue to use it for ready access to their homes. ; i 10 i .' � . � ; i � South of Springside to Valley View Place � This portion of Area Two is characterized by large por- i , tions of undeveloped land between McKnight and Gabriel � ' Road. This area represented the most diversity of opinion. One view wished no plan, another wished only i cul-de-sacs off McKnight with no connection to Gabriel . The proposal in Map 5 represents compromises. To 1 ' provide access from Gabriel Road to McKnight two options ; , were studied. The topography to the north of Matterhorn . proved too severe for a connection, resulting in the loop ; ' configuration. At the south end of Gabriel , however, ,' this connection could be made. � MI�R #5 ��"�` '�'�-`-" �. :!'`�Y' � </ ./�►� „j�.« �(�� ' �' r-;' ,, "''�_ �� '�'`',;"� ' .A.� 7 � :�., � � � �`t ��s %•� �,� ,� �r.T� � .,•��.p. I �'. _ / . ,/ \ i� (� . , � 1tYA , I' - , ' � � i�,_ .�`�,�,, ,.:�, l.�'�`' ��: ;��,�.l.�� r��l�, ,, • V;� �, � � ; � � \,\ .,. .� �- " . 1 � i rr ,� � ; : i' , '��: '� " .�� ' � .�+ ' �� , , _,. , ,� ; �� , �. �,. . �f�� ! � -- , � ,- - -,�� '� � �'�' � � �i�a�ii��►� �� !� ); ' '� ,; ' - � ( i� � �• �.��, , �� _ � � � �'� . j ._ a . �=� -i� � �• . � ��, ttert�an � r . . `\ • 'c"� _ i '�a� -� ��-� ,� ��,'� �� t0,� ' � ' 1■ ■r■ ■�� ' � � �� `� � �`� - � ' � ` ' �� '� � � 3 ! ' ° '� �.��:., T ' . � Wi�liam �eN � �� ; � �;;' � � i , � '�; �'`.' , _ �� — � � ( . � �\ ■ �: i .: ��;�;� ; X -/�� \� �"�,�` -� _. ,::- `� ; • , � � . .� ,��('� #�: �" ;:;:�'., . � ' ,,\'� ��. _ � ��.: , : •:•:•- * i ` ' � :. it . !��, . � �, . . 1 .,1' � ,. i . i � 'a�� '�" � ' � r��i � �*%��,�� ; � _ -� � � ��, r, , ;,._ _ . ,. � > � _ �`�! _ . ;.�, �C , , � _ � , _ ��_-�� ,� �� ,� � . � -� - ;� , � , �� , .� - ! �: .� � � �,, � ��. .rt�� -� ��M i ��, �. ; ' '� ,�+ -... ��, �� _. ;, ' � � � � � � �"; •r• � � � • � '�+ �-i/� ��'�. ( �`> I� � r - �� , � � m� _ ��, . - { . , �, � . . , � _* � , , . _ ,�. � . � .� , . . °:. � : - � -�. ,� ,� •�;� � �- �" � �, �� T �_ � �,, ,. � , ., a �-- i i ,� �� . � . � � � �. �`��`� ` ' -"��t' �` � a .�' --� ,a � ,� �: � � � �� , ;,� �1.` :` � � �.� . . . � .. �� V �i ' �`�A � r �.�._ �}�-- � -�i:+�-�- � f � ' 11 � � � � . �, ; Improvements to lower Gabriel Road will occur independent- ly of this connection and access should only be made ' available when development occurs on the large tract of land along McKnight. The present owners of this tract { can develop two cul-de-sacs on their property, providing , that they allow 50 feet of future access to make the proposed connection. , �, ; i � � ; � ! , i ; �' � - � . I � �; 12 � i i ' AREA THREE REPORT � Meetings to discuss that area in St. Paul south of Highwood Avenue commenced July 12, 1978. Meetings were ' held on approximately eight Wednesdays to discuss and make plans for potential streets and sewers in the area. ! Highwood Avenue South to City Limit This area presents many obstacles to development of a cohesive street and sewer plan due in part to the topo- graphy of the land which is hilly, has steep bluffs or deep ravines. In addition, large plots of land are virtually land-locked and have never been platted. This area also has many platted, but unbuildable streets. Discussion by participating citizens concerning the area ' led to our focus on four areas; (1) the large tract of land at the southwest corner of Highwood Avenue and ' McKnight Road; (2) the land between Boxwood Avenue and ' Marillac Lane and immediately west of Leonard Street; ' (3) land in county ownership south of Carver Avenue; (4) and the proposed Burg Street Addition in extreme ' south Highwood. '! Owners of the land at Highwood and McKnight indicate that no development is being planned at present. Two cul-de-sacs with right-of-way for a, future streeting are � ind9cated on Map 6. Should future development occur in this area, the large ponding area imnediately adjacent to the southwest corner of McKnight Road and Highwood Avenue should be identified and maintained until a storm sewer , system is developed to handle the storm water runoff of the area. �. - ,o. s �/�i #6 `� \ - ` - A - � - "`1_, `• .� \ � :q "f/ i� � a � . . . i. � �t - �> ,� � ,�'. fi�� . " � y_ h • � • � � '�.C,._�� • _\ �4�t�i'�' �._.e ` < •••��. �, ��•�•�. / `� �� .�- �'� ' •::••:�'i• . �. � . � ��i��i�� , . ; ' - ' �f � .��,� .*�•::.: i � •': -�•.`� - �--.'� ,�/ �; \_\\ ' � •• ��, �' � � �1 ,� � � '—� t r,� �,. �r— .. � ,�r. • • �� —�1 - - — - {' � �� .�j'' � i � / C i�� ..I I ,- " ■ � •�� ••', a"'.� � �` i ,��! _ • " - --> :r,� --�•$G� i .� k,'��.�X�� . � _ �` , � - ' / �(/�1 �..,� ( i�' ' � .r w. ' �. ~�'.. ,. . � / , /\ ( - � � � � � • 1 ^ •�-� l I � _ �L � •Y �, � 1' � � �'� / 1 1 1� w'1 r �, .�_'� � _' 1 ". ._ ..F- .� �i ��. /•'^ 1 � I,� '� � - -� , • '�, ', � � _ ( • i 1 �I; I 1�'+,-. - � . . ' � •..- � �� {.j� �, . ��. ' . � - ,\_��1--t�" � \ )c- /�� n v��, ', � `4 � �+Q � - _' _.11. .� �_ _ . . _ -. �_ �,/ �� '.,+ \',�'��_ ^•��C'Y ' _ .� ^'.. � •}• I 1 -� I -13 i � ' � I � � : ', The land between Boxwood Avenue and Marillac Lane is ; , presently platted and awaits development. Entrance to this platting is from Boxwood Avenue and forms a cul-de- , sac with 22 possible home sites. Water and sanitary '� sewer for this development comes from the Leonard Court development on McKnight Road. { �nr �1� �� , ��i ��C� ��,. .-J 1 -!� MAP� '#7 \ � ��,� ; . . - I , ) \�`,` �,. ,�1� ��,,, � ■ � , , 1 � � �► _ '' = � �� . . � t ,�;�,w .,�� , � ., , . � .,. � � . ; , .�. . .� . �, `� �., t�,�-�.___.. • ;\,..�--- _ C l � ` ` � � `, �\ � � � , �ti i ( � ''� , �_,,�`� � ,� ` ._ � ,; � . �,�� :,�, � � � '�� : "' 7 � �• � , , � s ,,�p.. , •�,� � "!� � �?, . �� \� � . , - ; � ` , 1 .r . �r► � .. �r-rt=____ . �� \ � � ` , a .�'\.��``; _ , ` �_\`,� �` I � � �� .�, ; .� :�; ' . . ,�. ;, �.- �;� � ' �;a ',�� .�� , � - r —i� .- -- �. l � , t' ,,� � ( .l �, � { , 1� �,1� �. \-T�•-= !� ,\:� �'� . . } ... t �_ t 1•' . . j Most of the land immediately south of Carver Avenue is in j individual , large 1ot, private ownership. The exception � is the large tract of land which has been acquired by i Ramsey County and is known as Fish Creek. This area will ' ' eventually be developed as a regional park or recreation � area. � . ' The Burg Street development in the southern part of Highwood is now in the planning stage. There is no sani- ; tary sewer or city water system in this area so develop- j ment will use wells and drain fields. See Map 8. ; ' i i, Much of the land between the bluffs and Point Douglas ' Road is part of the steep slope preservation program �, , started by Ramsey County. Because of the topography of ' this land it is not sultable for development. It is felt, however, that any ex9sting paths or trails could be used ' as part of a hiking trail system for tM s area. , � 14 i - .i�' � � . ; � �� , , . 1.. �� . ,�..1�. �'C�`�. y�-.� " ^_i•y��l...�.��{�!-�.!1��/ �. M�1p #8 � � '� ' ��' �� x'�� .� �t� ��. ,�� '"� �t � � ,�� ', , � �. , , '��- . , � ' _ � �::�',`• ��- � X,(�� i� � �� , �) ' � � . � ,�; , �� . � ��. ��..� a f � �, � ' �, •� . ' 1 � � � 1 �� '�� , � � �� . '� � I NOaTN 1 � �� `1 '.� 1 . � 1 i . � , .� \ �, �'\ � ,t'. � -;. I �� '� ` � � � �� ` �' ��' ' � . STAa � � � �1'� \, \ ;� ��' ', \`. j�� 1 ��) { � ', �" )\ `,, ', . . � ��.�. '�S �� '� �,�,', � .\\ � � TEE�� i �� t ,� � ��4,f '_�,��. ; il 5 �1'� . 1 '�, .��. ,I f� ',j`\, " • \� ��T . - � i��` , � � ' ,' �11 `1 . �' 1 r y \ \ , . � , � � + ' � � � �� ';- � , � � i :1 �', �' 1 � ' . � �� } 1:- � ��\ � ii . . , �L� � , !1\ � ,,, , ,• r. - ��' I� ; � � 4' � '� '��o. ' i 1 •� 1� �, ° ''� ''' � \ \1'` ' 1 �� , i � �. , �' � ��. � � �� ; �� Y': ; �, �� 1; � ., ,, � , � � , , , i , � � � , , � �- � . , � - �i�� , ' '� ,� � �,,, .�;� � 1�1{ 1• �� 1 I \�`� � + / ,1, ,l1 �, • wur fti � �, / '.'1� •` 1 `� � , .� ;• 1\ \ �� 1 1 � ' �i � I ,� 1 1� . 'I, . 1 � `1 �J �1 1 1�1' \ \ �. II �\� V� � , ' ,1�1`�� ,P �,')��1\ \ � . � 1�� `11 1 1`\ y�` \� \ � '� v\\\ � `,\ \ � \, ', 1 ' 111� ` 1 � � ��., 1\ � . � ,�1� . . I' ..'11911 1:, � i �rs�!. :�?..:,,• �`: \� �, �i.�� , �. � ,. �� ` , �,; �. .� • ��,11 , � ; --� .� � � �,�� i • � ` �1 ` �� , •• �:� 1'�`1�1� ;^ 1' �; \ • � � �\ .� �, .. ' . .. � �1...1� \ , \ �I ' ' 1, �I . '.� �1 � � .. \\ \ . , 1• I , i '�;`.f/~ • �� \ ,11 N. , 1 � �� ` � ' ' Due to the noted limitations concerning the topography of ' this area, development has been rather slow. These developments now under consideration tend, for the most part, to lend themse1ves to the overall development of the area. When these larger developments are complete, � most of the available development type land will have , been used. Individual , lot-by-lot development will I continue. � '. i , , , i ; 15 � '� , i i I - ; Also recommended by Area Three, in coordination with the i ' River Corridor Study, is that no road connection be made ' between Red Rock Road and Highway 61 . Such a connection would prove disruptive to the existing street plan and have an adverse affect on the ad�acent resident9al '' neighborhoods. Two problems concerning this area need continuing study. The first of these fs the lack of sanitary sewers and � ' city water supply. With low density housing the problem is not acute. However, as more homes are built and more wells drilled and drain fields placed, well contamination may be cause for future concern. Concurrently, fire ' protection, due to an inadequate water supply may also be cause for concern. � Secondly, and at this time of more concern, is the need ! for comprehensive storm sewer planning. Since much of this area is steeply graded it suffers from potential washout whenever there is a heavy rainfall . Complaints concerning this problem have already been heard and will continue. � , ,. � I i I ; �, t i ' 16 ; ! ! CREDITS ( ' I D I T i am organ, res ent C UNITY COUNCIL I E ave rost, a rman A TWO Robert Johnson, Cha rman � A A THREE �--� . �W am a m, C a rman ; C NI N on a er C K o Jack Davis N omas a n, anner- n- arge ', ' Dan Killian, Intern Jeff Fenske, Intern � i I i I, � 17 _: ; < � ,,,; � { �� «. � � � s;: �i� ��- � � �� u . ,,�i� �, , : i : � � � ,,,,� � � �� ,i� + ��' � �� F "� � �� ' � Z ,q � - f. `}. � � � �; � .i ,.. ,� � �.� , ,� , �{ . : �� • �.. � �� , �� .. . <. �� +• ^. � � .� ., .� , _ '4'.� _ .,:. � , � . . ,. - = . _�� . ... -� '.;;€ � �i '.�� '�� . . " . . . . .: = ` ' . . . ' :. .. � . �� .' # .. � � .� . . �� . �. . .� � . l . � ' - �...�, , . `^, u..'� , '�� f � .. ' . `" . - .� ' ��:�' ..� , � . .,. M,w•n, � ^ . `. '� . .� . � ... _ � � . � ..w+�` . - � . �.. ; y � � q . ��1V '�_ i..� �a �. ---� � . � � - . .. � " N tt ��,. ' '. : ' ',� `: � .... ,• ,k � -' .� .� . > , � � �� ~ � �, � � � +�.- �� , - � __ � * � �_� �,y � � , „ �, , y *� �..3 `7� y .4 ,. �. ,i ..' , o-_ ° � 4 . � ' ��- � �.:. `, ::_ .. . :; i ' ,. k � j'� i - � a �'. �'`� ` �� « �`a � , � �� < � �� -,� � "� �` � �� , � :� � SF �`=` t� � � � � �h�':. �:a �� :; .�'�� V4r' � �'x�. _� � � ri �� p � s ,, a � � �°•':r " �� r�� s � ��7 k .�� ,.a, � �'" >� „ �� "�° : ��'F� _ ._x s.�a �' � '�,� �' _,�. r�` �-3°'', - ��w�� u �a� �'��4�' t�;� *� .�.+ :,t�: r� .� � '�3y sY �}� � t'3 � �v�� ` "a�`^'�."^._ � 2^`=jk 3aact 3•� 6�� . _^��`�J; � ; �:, � f. . . g _ , ,-, � . . . . . . , _ �... � , :, _„ , .k:�._ ,:.; M�� - �.� . ' �: . � � _ { , � , i _ _ , . ._ FH � HIGHWOOD STREET AND SEWER PLAN ' , A �TAFF WORKING PAPER 79-401-SWP-01 ' JANUARY 1979 � ' � ' 1 � ' ' ' , NEIGHBORHOOD SECTION PLANNING DIVISION � DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT 25 WEST FOURTH STREET ST. PAUL, MINNESOTA 55102 � ' 1 1 , INTRODUCTION ' ' The Highwood area of Saint Pau1 is the last area within the City with large tracts of undeveloped residential � land. And although many residents of the area would like to keep Highwood from developing any further, growth is occurring as large vacant parcels are being sold for new residential construction. In the past these developments ' have been appearing throughout �ighwood without a basic framework or as part of a logical expansion of the existing street system. Consequently, the new areas of � development, along with the rapid growth of Maplewood to the east, have added to the already severe water run- off problem of Highwood. , A logical approach to this growth is to provide a street plan which incorporates planning criteria and engineering design. Thus streets may be constructed as needed by � property owner petition and accompanying utilities may be designed and installed with the knowledge of the direction and extent of future system expansion require- , ments. Of paramount importance is the provision of storm sewers to prevent erosion of this scenic area as it develops. , It is the intent of this plan to provide that framework for a street and sewer system for Highwood. The plan is not intended to insist upon development, but rather to ' guide development, when and if it occurs, so as not to further strain the fragile eco-systems of Highwood. ' ' � 1 1 1 1 i , HISTORY ' ' The study to develop a street plan for the Highwood ' area �began around 1971. It was initiated largely in response to the need for�a framework within which needed sewers could be placed. This, in turn, was related to a � number of proposals for new plats in the area. Street plan proposals were drafted by the Public Works Department and the City Planning Board. ' At the end of September 1974, a series of three public meetings were held to get citizen reactions to the plan proposals. It was stated at the September meetings that � � revisions would be made in response to the comments, which would be reviewed by small groups of affected residents, and then another public meeting would be held , to review the revised plan. Revisions were made and a draft of the revised map was � formed. Meetings were held with individual property owners but considerable opposition was voiced. The proposed public meeting to review the revised plan never took place because of resident opposition. The planning ' process essentially came to a stand still at that time and little formal communication between the Highwood citizens and the City Planning Department took place ' until early 1978. On March 28, 1978 the District 1 Co�nunity Council was informed that the Planning Division, upon request by ' the City Council , was beginning a street and sewer study for the Highwood area. The Community Council voted unanimously on April 10, 1978 ' to become actively involved in the study for ' a street and sewer design in Highwood. The formal ' planning effort was resumed on June 7, 1978 with a public orientation meeting at Highwood Elementary School . Over 50 area residents attended this initial meeting and were presented with the citizen participation approach ' to effective planning. � Because of the complexity of developing a coordinated � plan for the entire area, Highwood was divided into three sub-areas: Area One - north of Burlington Avenue; Area Two - south o�ur�ngton to Highwood Avenue; , rea �ree - Highwood Avenue south to the City limits. A District 1 Cor�nunity Council Board member met with each area. David Frost worked with Area One, Robert , Johnson met with Area Two and William Rahm worked with Area Three. Each of these groups made their own sub- area reports. , 2 t ' PLANNING CRITERIA , ' In formulating a street and sewer p1�an` for the Highwood area, a set of planning and design criteria ' were developed to minimize neighborhood problems and maximize quality of life. 'The three sub-area groups have followed these cwiteria to promote continuity ' of design solutions. These criteria are as follows: Street Design � - No street construction is to take place until the affected property owners formally request construction. � - The street plan is intended as a guide for orderly development. It in no way denies the property owners the privilege of appeal in light of changing circum- , stances when actual development takes place. - If one area is developed before an adjacent developable 1 property connection. future access (50 ft, right-of- waY) is to be provided for future connection. ' - Actual street construction need not be straight, but rather can follow land contours as desired by the developer so long as connections are as shown in the plan. ' - Cul-de-sacs are discouraged because of the problems they create for public safety, emergency vehicles and , public utilities. - Cul-de-sacs, where necessary, are as short as possible. , - Through streets are encouraged for public safety, public services and neighborhood street design continuity. , - Public access is to be provided to developable land- locked property. , - Where possible, access to McKnight is made by collector streets for public safety and traffic control . , - All unused rights-of-way are to be returned to private ownership or open space, or are to be developed and designed as natural trails for exclusively pedestrian ' use. - Where possible, the street plan makes use of existing 1 street fragment and rights-of-way. � 3 1 , - ' - The street system is designed to provide the owner of the property with the opportunity for development ' of the maximum amount of land. Watershed and Sewer Design . -All street planning is to be coordinated with the , City's Department of Public Wor.ks. , -All street design and improvements are presently , feasible as determined by the Department of Public Works. � -Where possible, storm water drainage will follow street rights-of-way, -Ponding areas are identified and retained for water ' runoff. Critical Area Classification ' -All platting of streets and housing construction ' south of Burlington Road be subject to the Standards and Criteria of the proposed River Corridor Critical Area overlay district of the St. Paul zoning ordinance. ' ' 1 , � , , , � 4 � ' , ' MAP #1 � __. , r� i-- �U,_;SG,I�� . . \ ��i�4 i "'��i,��f iiwa. � - i � � ( � - - , ��;�- .�. � �,� � �`�,� � �, . tl"�_ , �A 7��. �� •�r�� '`- ♦ . . \ ..� �•.. ' � \ f,�L� !J .1 _ l �\ \. �}��j - _fi p\ : �, ,�_ r� r •� Y- � � �� •.�. � \ C � ti y r r ��\ ti �„�.�. A ,`Q T� i7 ��. ��-.. t a _..,� . � � .�� _" 1 - ...,t �` :_�� : � �� '� ' , � � "�FF V \� % '.\ � � � ��a� � i ,�- ,� , ,.� � , ; �•• - � �_r1 i;.� ; ti ti ••• ; +� ' ,�: '�. , , , "r � , : � +a, ±��`q :♦ '� ' rRr � ,�� ,3 u«P:'�.'�'� 1 � • ,�F , i � . � '.�✓,. ,a� .r. ...:1.., .;, . :.'.'. , .� r� ..y..... . �j'. .:- ; � ''.. ' .T�, �F.Mqy��YM ' � �'� ' • . .• . ! � 4 � ♦ • .f qMx ''�:: i� ,�. •\ � 6 � � �� ;� n �� r \ .�j�^1�._.�., ��:,.: o' ' � ,�� a� -_I: �� (� ,ti�� ., r . � �}'�.� � _ __ � )�i � � ., HIGHWOOD STREET AND SEWER � ' �" , . � � 3<:�;i — EXISTING STREET , �, t ' ` • 'i ' �� PROPOSED STREET � �,,.. • ''' '' ' . , •; qw� - - ,. •••• PROPOSED WALKWAY ON EXISTING � �` , . RIGHT OF WAY '� ' ' PONDING AREA 1`' �, � � � , • - ;'X �'f' �• ' t f' � �..t; '+� +; rv s� `` )'.1:�� -tir �,`, �' .�..� ..f 1 � , - �� :• ',� .�;,�..--�:�.>:�� i;4�,,�"`�r.>,�i . � � � � ��.�1„��'� I 7� M11 V °' �� .:.7;' .. .�`„ ' � � � ` ��`� � �� `� _ � : .,� �, ; .. 1 _ , � �.��.::�=�.W , 5 ' AREA ONE REPORT ' . 1 Planning for Area One began August 3, 1978 and was completed by early October. Using the planning criteria ' stated in this plan, the Area One citizen group reached a final consensus. The street proposal is the result of weekly meetings held since August 3, 1978. Lower Afton Road south to Burlington. t The severity of the slope between Lower Afton Road and � Londin Lane made a connector street impossible to construct. The proposed loop off of Lower Afton and the cul-de-sac off of Londin Lane make access to all developable land possible (see Map 2). � MAP #2 � _ / `l ` ,' ,� .� • , '., ,�\ ._._ %,. � ti a„' ` �� ( / ' � {� _ , ` ` ' , . � _ --- � --- -- _ ,. --- /% _>.. — _ _� _,� �.,_ ___ __� _ . . ,��r _ `� _ __ �`.� T : � � ' ' . � = �. .�� -, � �., ' — � � �`' • ' . "_ � , t .�, � 1 _ � � • 3 rwo '� > > - � � �pO '� n ' �r *r. �� • - f �� '^ . � �� ' .`�`' � �� ` +, • � �'� ,h I �� '� • /� ' � . �� / • � � /� _,� � � = j: . ... ,`i ■ ��ry' 16� ' \: �t�i.p �� ``/,� ,��•�• . w ■� ,., . � �' ..'. � . . . � � �� i � , _,�� il . � ;� ' � - �a._..:,.._.: " �.. �. •� ` .: � ` ,� .� � � ; � �, f,. �� ' HIGHWOOD STREET AND SEWER PLAN �.. EXISTING STREET ' .�e+n,n. PROPOSED STREET _ _ __ , ______ _ _ _ ----- ___ ___ __ The Area One group attempted to concentrate access to McKnight Road by using the existing collector streets of lower Afton, londin Lane, Mailand and Burlington. It was necessary to plan for a series of cul-de-sacs � to best utilize the property between Mailand and Burlington if development does occur and also due to the fact that the land immediately to the west is Boy's � Totem Town property. This property will remain as open space and a street running north-south along its boundary would only serve the property to the east t making it infeasible for good use (see Map 3). 6 � ' ` f ��s � �. a� �■ •�-�• ■�: � #3 � �� ■ � ;'', . . :�-- -- �__ - - MAP ,� , ' � i � f.• .��,� .,..�� ,� � ' �'' ' `, �� .J .P - • �'j i ;'�' r :p ., ; `�•,', ; �: ; i • .�: ` ,�. �;�:,�-• � ' . .` �„ -; � 1 t .r, ,� � j _ .. . _-�� . , , _ � . � k�f J • . I �{ ��' � � , ' i� I ' / • "� 4 =p I � � /�i / �//.�� T i ,� ',� Qsrf� !OD • , �� '�t��.Q // 1 • • � �jj ��J�l ' �' �,�. �� I�� % �. ,- ��.�o�--�� . ,�, �, , � C. - `,�' i�, � �-_ .�ro `�, � -�"�°�G . ' F -->•. t ' , 1 l� �, C. ; � )/ �1 �i,..� � - , , % :/l;' � ' �, ' � / ,'� .��\1 �.�� /�/" /� c. � --�r� � � ,' ' 1 � � ( �� ` �rs ��" ��.� �. -� 1 , �� , �� '' �� , � � �- - a, �,�, , .• ""' ' n �� ,� �� , ) , , •• �:�� . � ,�, � , � ./ .�� ( �``� " "�- a � � ..;), �1� ;��\J'' / , ....+ -;-- ,J-- < <- _ _ ` (: �.� ,; � �� , °`( .�1. :� .� ... ( ;�.%_ , � f � �- �� \• ` �\ r ' .,� . � �.�`� \ �r, - M . :...`/,. l, �•. o� �. �,�l..+-�- _ i�..:w ,� , ,l• � �l �d.,� �,� �Y°'�.\� �. 11�� , ' . I' ;l�. � ;�j� V� `..,. I � \ 1 � � ' �, � �� - �' . �v � ` �� ; � . \ 1 � - �\e\ � ' , ' ., .F, •y` t,` '�,'.. �: .�� l '!"1 I� `` 1 7�. ^1' .�`� , lr�• • � / �'1_•�_ ,•' ' � � �''��` �j f�,. �' ~ � � 7 1 � � . •,'.��; 'i'� •,�` „_��,e.a ��.iy_�t�. ,•�� ♦' .��rt n , .l I f \� — t - - - � • K � � , �� ,�� :�" ;, `� p��p '� .� ..: � � . .., .,1 � � ,<v - . . . ' � , � / F � F '` •�� \ \ , .� �... �� ';�i :�;; I ', + ' -'C�''�:•�iy,�,� � < . . ��, s , �. � � :�. , �, , , � .. ;W , :��. . � __ , ..,. ; l. .r � � ��_ � - - � :� � � - � .. � ,, 1 � ., _, �., , ,o `:�� • .�'k .i ' ��. � ; � , . ;� � �: � : �, � ,��, �. � • � ,t�.� �,�=�; � :— _ . , � ;:;� _ ;.�� «�, .,�.:A._.� _ ��,: � ({• � ��•YYI� YYf ` � � � j.a � .�. ��' ,1 \1 1.. 1 � M � � d �_ . ;�� i'- � �:�.«. y � , ` ,��Irt `� a � � „ - .,��.'�� , --,_ -, ' ' � � /` �!•. \,1•�• �\�`)I tl.J, 1 -1 'I T I .1�— � I � � / ��.�1. ` ��.� I - � � ' -.. � �..�- +� - .:�;�,.:. � �� . �� ,.<< � �� i;, ,,:'� `,, '�� , �' :, �'� , ,:� , t. � � � .-'_�;, ,, ,�.,\;�. � ,,.�, .*t,,: A ; . �; .� ,,�� ,,�r. , �rl, ,�� ; � 1 . � 1 1.d:� �l�� , . � �; , �'. � Y,�i,. � _ �� w;� ; - _:a �\, ..��` _ , - � �,� �, �,; �� .n�r.iauwD �� .. ' � � , �. � �,r ;��• � ;�` � �� . �� ` `^��, � � � �� '" '/ � �( � "% ��/ ''y `�-� �,j � �i� I .` �l l; �-�.��1`�-/,)�� `..�" ,�,�.. � ,�-%�`i�"�i�• ,�,•. .�.\r}� /� .:� � ,', , i i ( �•• /'. �_i,'�'� � �. �l �'�♦ , , �\�y � `� A /.L. � . . � �'' �� '�, \ J � �.�:�yi. •/.�i.l �l •..I'/_ „b"��_. / 'l ;� .��:. . +R-._. . ' , . , 7 , , _ _ � The most pressing problem facing Area One was the large amount of land locked property between McKnight Road , and Totem Town. We belteve that this proposal provides good access to thfs property in the least disruptive way to affected property owners. It should be noted that the easterly north-south proposed street system, follows the 1 contour of hte land and the natural ponding areas indi- cated on the Area One map. We have attempted to follow property lines wherever possible while providing maximum � beneficlal use and access for the land. ' � � ' , , 1 , � , � , 8 , IAREA TWO REPORT � � This group was �h� first of the three sub-area groups to meet. At the planning orientation meeting of June 7, 1978, seven residents were selected to represent Area Two. Meetings with this group were held from June 15 through INovember 2, 1978. As different properties were considered, owners of the � land affected were invited to attend and offer input into the planning procPSS. Problems were identified for discussion and divided by topic into: water runoff, � sewer and water, land `�oeked property, park areas and highway concerns. The plan for Area Two attempts to resolve these problems wherever possible. � West of Burlington Road The section of Highwood west of Burlington Road is ' characterized by primarily steep Mississippi River bluff. Upon these steep slopes a now unused street system is located. Such streets as Forest Hill , Glen Road, Mystic ' and Elmwood are either partially or totally out of use for vehicular traffic. Area Two recommends that those portions of rights-of-way not designated for street use be developed into �xclusfvely pedestrian walkways. These ' walkways are indicated by the dotted paths on the map. Water runoff and erosion from upper Highwood will only ' be resolved with an e ffective storm sewer system. The City's Public Works Department is presently studying the overall water drainage of the area and hope to , provide solutions, in coordfna�tion with the municipality of Maplewood, to the severe erosion problems in coordina- tion with the proposed street system for Highwood. , South of 6urlington to Springside Th1s portdon o� Area Two is made up of numerous indivi- I dual properttes along the Hadley and Brookline rights-of- way and a large tract of undeveloped farm land. To provide future access and public utfltties to the many ' land locked properties fn thfs area, we suggest that the Had1ey �treet right-of-way be used connecting into a proposed right-of-way through the undeveloped land east of Winthrop. The proposed street would then give access � to Brookline as shown on Map 4. � , , 9 , ' MAP #4 ��,�.. , .s .,, , d ` - ,�� , 4 � + .:i. �' _ � ,\ �r . ,w- .�� . 1 ,� . - ,� ,,t' � �rur:nauro a�� (( � ��1 '�� ; ., 4 ,�� ' .: . �i 1 � ��i .,, , �� .��'..v/ i�/� \' . .r'�� ,��l��'�': f �/ • � � ��• .r �� y - .�. :� � � . t? � , '�% �. � _ ,4 V �,�, ; � ,� -'�'� i�� ."��' � �- � .jC� ,' �'�is" �3 " ,'`' � ' / �~ / ,�'� � �� , I� � I �.' ` � ". �, a . . - ' � , � r^- ' � ' .'. '. �.�- t �, t � % � �' :�' ••. / '1�,.. ��,..*� � > ' ;y �� : ��j „�t �1� � � �a y � ��, � � � ��M1 . �1 �. �. �� : ��..,` �.t. ..� , .� ) �. t � ? �- .il� 'f, _ �' -1� ., (� r,a.c�, �� ""`.v .r.�� ' _ � - ; �' � ��t.. i�' C�,. '� C .,01 "'� ��i� . , �'�1'�,� ' 1 '� "1� _ �� '' � , �`` l '� " . ��,, . . . :,-_ �� i ,�., - :.�\'' , _ �1�� •1;'�"`�f��;�.!�� ' ��. �r! '�< �; , �' � , .`�• -, ,,,� 1f �" , 1 � .. . Nr � �.i+ /' '* ,�� \ ' �. .� i� "� . . �� ' ,� �� ' �. ,�v-;, , ' 7.��. .'; �� ---. � ,� .,,•, �- ; ,�: � �� /�f�� ; - `,\ „�� --� , � r i� 4; ,;� ;�i� � /��Il��, � � _ `}:-��"!'� l,' �.�=, .� !i-- ; I � , � . ` � - �� _ �.•�� - �'';;� � � �• r'. �, / tter^or� _.r.�. t�� , � ''� ■ ' , ✓� � .,',, .� � � , __.:.�. ? r"_ _� �� •�� -� � �\ ;�I� , � .� :. ��■ ■��' . , , � , � ` ) � �_� � i , i i - ., r . { _ � � �.� �� ' ° '��,;�� , �' . ��• Wi�liam TieN ,' �,,' _ , � � +�• � ;' �;�,.-- � . . �i �I a ■ li: _. .�., .,, ; , ;,:;:;. + �,; ��' �.i�� -� . . . ,: ;�- �; � ,_s,:•�:� -� �� : -��\ � �,� , . ��i�!M� ��. � ' ..� EXISTING STREET ' ,..��. PROPOSED STREET ......... PROPOSED WALKWAY ON EXISTING RIGHT OF WAY ' Also proposed. is a street parallel and to the north of Springside providing access and the potential for ' development along Springside. This road would dead- end at the intersection of the former Shawmut Street and the existing alley right-of-way. Emergency ' vehicle access would be made available from the end of this road via private road easement to Brookline. This private road easement is too narrow to develop ' into a 50 foot right-of-way at this time, but it is anticipated that the families presently using the easement will continue to use it for ready access to their homes. ' , 10 ' , ' , South of Springside to Vaaley View Place ' This portion of Area Two is characteri2ed by large por- tions of undeveloped land between McKnight and Gabriel Road. This area represented the most diversity of ' opinion. One vlew wished no plan, another wished only cul-de-sacs off McKnight with no connection to Gabriel . The proposal in Map 5 represents compromises. To provide access from Gabriel Road to McKnight two options ' were studied. The topography to the north of Matterhorn proved too severe for a connection, resulting in the loop configuration. At the south end of Gabriel , however, , this connection could be made. MAP #5 � ,'i'L� " �Y• "�i ,;�'`�v � _ ,.�� '-�� ,�,� '. .�.,�:, �i� �.� � .: '�, _ ' 'r "1 .,.. ' � �,a�� '� _.� ��j�,�; ,a, � + � :� �4E,�� .� h � �_ ' �� i� 'f � - _ . � i�� !�� - ,,:i 'l��'�' - ��,�.i��r , ,, rr��'�, ,, _- '��; �� , ,- . �� ,� � � �� . �.� �.- �� . - .:,•; �v:,� '� ��. �� f�� ' ' _ �_ -/, �.;,Itii' ;:i� ��ll�� '' t�:� � � �� ' -�� '�� - % .:�. � � �� a� '�`, �: �_.. • , �-, - ��'�:� -i� ;'-� ', , � tterl�an ' '" , r '��;' .�';,: � " �`' ,,. .� �� - � ;' ' �;�� ;�'`�� , �0 � � �� ■ ■��" 3 i � �.,, • �� ` � i : � ' c� , �� ` ,� /° �;�'�"•i'� �� .�. '' ' � Wi�liam fieN . - ;�';� - , � ' � � P�ND Il��;, �l `: , ;��.. \ � � . ♦ ��.� � i ^ � � _ � � , ` : . . AR. ,�, ` ,;�. ��,. .�� ►�� *�: r �;� •.•r• - � �� , � �- �� ,,,,,, . , �.. . . . .. ,, � � k`, '':'. ,t, , °;,j,, � \ ' ,,��_� . � � �,e �� i��1� ��,�, �� •:�,� . . . - - � - , � - �' � - ' ; `- . ;.`�\ \`C •� � 1 � . �.. _�� ! - � .� � , - ,� 1.. J . ��- • ,� � ,� ' . ^�� • ' � ..� . 1 �' ,� � �', ��. :� �� ! �1� ��M ,, , ;; -.�� _... � , � .,, �. , � �.� � / 'r' \ � 9 , `/i� ��=I/�f�.+ ` -`� ,I� = r .. 1 � : :� . . � _ , .� •� . � �� -,�, , - , � � � -� • �", t .;;. �' ''`_:_-f±�,,' I �'!rlr� r,'!,,,..� � _ I, ; � .� '�'� , ,'''�; � ', •/ , � �` ' �!. x . I, \ ti\t� \ .,�� 1�'��' �� ti. �•'/ �� 1. �J ,. „1. � ��..��`• ,� `\/ ` \*_ _ '�/.•�� i I � i Y � .�� .� ,. .�� , 1 i..a, . . � , 11 � , Improvements to lower Gabriel Road will occur ` independently of this connection and access should only be made avai7able when development occurs on ' the large tract of land along McKnight. The present owners of this tract can develop two cul-de-sacs on their property, providing that they allow 50 feet width of future access to �iake the proposed , connection. , , � ' ' ' , ' � � , 1 1 12 1 � AREA THREE REPORT � ' � Meetangs to discuss that area n St. Paul south of Highwood Avenue commenced July 12, 1978. Meetings were held on approximately eight Wednesdays to discuss and ' ' make plans for potential streets and sewers in the area. Highwood Avenue South to City Limit ' This area presents many obstacles to development of a cohesive street and sewer plan due in part to the topo- graphy of the land which is hilly, has steep bluffs or , deep ravines. In addition, large plots of land are virtually land-locked and have never heen platted. This area also has many platted, but unbuildable streets. , Discussion by participating citizens concerning the area led to our focus on four areas; (1 ) the large tract of � land at the southwest corner of Highwaod Avenue and • McKnight Road; (2) the land between Boxwood Avenue and Marillac Lane and immediately west of Leonard Street. (3) land in county ownership south of Carver Avenue; , (4) and the proposed Burg Street Addition in extreme south Highwood. , Owners of the land at Highwood and McKnight indicate that no development is being planned at present. Two cul-de-sacs with right-of-way for a future streeting are , indicated on Map 6. The intent of this plan is to insure a connection between Highwood Avenue and Winthrop to the south. The actual placement of this connection should be determined at the time development is requested by the ' . property owners. Should future development occur in this area, the large ponding area immediately adjacent �� ' `s, MAP #6 � .,��" - " ��:� ��• _ �g' , �;- ' , , . . ,. �� , � ( NDING�, ,t � .�_' '';, ;� ^-- +:`� � ` �*�;�� EA� �1; � �' -` �' ;,��`-✓'� '•;:•:•:•:•••• , , . ___�[[��\ ......, ...... k,.� �� ,� �� I .� •♦�� f I�� ,� �� `�_ --" �� _ �'� :;:. ! .�� .-�'i�� -'' .. ,,% , �� , .�..��/ "�' i�' �w , �) \\.� `\--'I'f/-_. , �.'i � / �� - �^ , Y �1 i/t\ � �j i ! '• .• �. . " ■ .- , � � ' " - �, ��.' / �� I '� _�_ . .. �'�.. \`' ,,\'` /1 /„ // I I �' ■ I - 1 � ��\ �� 7' '..� '- - 1� �, \�� ,-�.,' �. �' � ' �� i; i � � � , ',Y .�; "' -� ,;,� i �',, .'��L! - ' `�� '' �. , ` /i ,; ),, t � .r-"1 �,\ .�; � _ -- - -F- _ �.. A 1� � I,� . , \f � ,�_� 1• �' i 1 y; �. �;••� �� , _ � �� l.��' �� . . `" 1 `\ � °I" g \_�-�-�-� _ ��.- fl �'iQUrT� � `� � ��[ �. - _ -��1.-�y � {{ . . _ ��i�..�-�-�, - ��l" J"r;1: , _ .\ i.. 'f' � ' k x / , �13 � ' hwood , to the southwest corner of McKnight Road and Hig Avenue should be identified and maintained. The land between Boxwood Avenue and Marillac Lane is ' presently platted and awaits development. Entrance to � this platting is from Boxwood Avenue and forms a cul-de- ' sac wlth 22 posslble home sftes. Water and sanitary sewer for this development comes from the Leonard Court development on McKnfght Road. °.� ,,�, •°`�`- � � ,�s � MAP #7 1 �"�� \\�" ,�� ,� , .. .-� i - .' � �;�; ��\, '., , �� , , �� . _ � � . �.. .. - 1 r t ,�`i'.,w ,:1 '`.v. , , . � o� � � �, .\ � ' . � .. ' \ . � . . ` � '� ��, ��---�;_" �1-�r�-- _ �__ � � � �1 � � � ` ' �� , �, _ � � ti•i � .' —i.�{ '1\:,�� \.�i � 3 . � . �;, � 1\� �� _ � � �::M,o ,� J . 1 ♦ � \� �� . ';aN��. � (1'1 » \ ` � -_'_ 4�\/ �.\ ' . ' � � '1�� .� . �f� � �\� � j_ i � \•�`•/� ` •� �`\�� I � � � ' „ti.;ti� . . 1•. _� - ' - .,; ��8 � 8 1'a f 1� "� t` , ,\ �•� .'T_ —7� . �� ` � ' ' � � ��:--T �-'�• � ��'i I �}_ `�, ; �.. � 1�. �,1� • �' -• \ . . _ ... . _Z�_ . Most of the land inenediately south of Carver Avenue is in ' individual , large 1ot, private ownership. The exception is the large tract of land which has been acquired by Ramsey County and is known as Fish Creek. This area will ' eventually be developed as a regional park or recreation area. The Burg Street development in the southern part of ' Highwood is now in the planning stage. There is no sani- tary sewer or city water system in this area so develop- ment will use wells and drain fields. See Map 8. � Much of the land between the bluffs and Point Douglas, ' Road is pnrt of the steep slope preservation program '; started by Ramsey County. Because of the topography df this land 1t is not suftable for development. It is felt, , however, that any existing paths or trails could be used as part of a hiking tra11 system for this area. ' ' 1� ' ' , A `.` � —... _ r �( /-:��1,;i � � .. _\� 1'.'nV, ,,�I' •��"� M ` . ��.•�.r(1��r!1 i s I r � -�.�•�1 ,' ' ,. �'�.��` `� ' �I =�.1-�—i. � M AP #8 �� _ J`' E .. , � ' � •,� .; � . ,.. �f� 1 � �,. ,�r:� � � � " �1',Y� �, •,'` , '1 / . � ' � •a 1 �' ,� � � . . , '�� F� ��1 � � , � �� K�y"� �q �i 1 � ��' �,;�, �� , �� , . � 1` � � , . - ,� ) �' � �� , , � , � t � �� ';, '� � I ; � �� " �� . � �; A� � q 1 � •�, �_ .�._ , � �� ,�� . SS�'� � �`1 ��''� •� ��i�� ' � ,. ,; � �� ' �- �� .� ,1�� ' � � � tEE'� U •;�� , ' , t '� � - A `'�'� ' ,j a �, � i; j,\: � ,� 1��:�� \ � t � ��►�,� 1 ,` ' "°' �i I��}� � '� �� _ , , ' '�' G`� 11 ,1 . I .� , + 4�� } \� \j, �' . I 1�� '', � � :, . ;.. - �' �\1 t ,'; ;:� % , 11, \ , a` ; ` � • '} I{ '\ . , b. '\ � I \I ' �� I� � \ I � I ',� , \1 �1 � � 1 f \ � 1 ' ` �� , �� y ��I ,, � ��. � � � �� ,� � '. �, �` �� ; , �, .� i�� ' ' �.� � ��, , �'��,, ' ��'��-` �. � �, 1� � ' � � , � 1 .,� �� ,t�, � �!. � � , �i + � � �� _�� - , . ; �' � �� =1 � � '� � � �� MktY 6 . � �� 1��1� ��. � � � � � ' ,� . 1 "� `�1 , ( ,• �I 11 � 1' 11 . � �� • '� �' .� 11, 1 1 11\ ' �Ay� �•1\�1. �� I \ • �� ',�� \ .\. � �' � �� v �', � ' ' ' �� '� V ��`.' �\'. � ��''1'� �, ,' \ . �; 1� ��'� �!..�:,�?,:., . � � ��," � ��,. �,'�,`� �� , `�, `' �) '\1\; � �.� i ' ' �... +j��,' , ��'i 11, 1` �, ';;'��.. �' �` \ . � � , � . � ... � , ��.':�� A � � , „ � � \ - �� • I _�' ,.. ... . �� '�� .�� '� �� , '�;�'r 1 ' 11'�. ` � � _ 1 of Due to the noted limitations concerning the topography ' this area, development has been rather slow. These developments now under consideration tend, for the most part, to lend themse1ves to the overall development of the area. When these larger developments are complete, 1 most of the available development type land will have been used. Tndivfdual , lot-by-lot development will continue. i 1 ' 15 i , . 1 Also recommended by Area Three, in coordination with the ' River Corridor Study, ts that no road connection be made between Red Rock Road and Highway 61 . Such a connection would prove disrupttve to the existing street plan and , have an adverse aPfect on the ad�acent residentfal neighborhoods. Two problems concerning this area need continuing study. ' The first of these is the 1ack of sanitary sewers and city water supply. With 1ow density housing the problem is not acute. However, as more homes are built and more , wells drfilled and drain fields placed, well contamination may be cause for future concern. Concurrently, fire protection, due to an inadequate water supply may also be , cause for concern. Secondly, and at thfs time of more concern, is the need for comprehensive storm sewer planning. Since much of , this area ts steeply graded it suffers from potential washout whenever there is a heavy rainfall . Complaints concerning this problem have already been heard and will , continue. , , � � , � ' � , 16 ' ' CREDITS � , DISTRICT am organ, res ent ' COMMUNITY COUNCIL Toni Baker, Comnunity Organizer RE NE Dave rost, C a rman ' AREA TWO Robert Johnson, Chairman AREA TNREE William Rahm, Chairman ' D IN ST I N ND ames . e us, , ann ng m n strator POLICY DIRECTION � RESEARCH ND PL NNING omas Za n, anner- n-C arge Ed Tio, Public Works, Technician IV � Jack Davis, Public Works, Technician IV , ' , ' � � � � ' ' , 17 � �