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Council Meeting Minutes April 28, 1987 Page 7 1 Leonard indicated the decision has been made that Long Lake Road area is pretty well developed and projections are good ones and New Brighton can live with the 50-foot width for a long time. Leonard further stated the concern of traffic volumes was presented to the County by the Council last Fall and that various agencies, locations, and days were involved in the actual study. Pepin asked if any study had been done on property value; Proper stated no study had been made. Pepin believes it is a major con- sideration of homeowners along the project; doesn't see how it can increase the value whether or not the right-of-way is used. LeFevere understands that no additional property would be taken outside the right-of-way; if the city did take property, the city would compensate the homeowner. Special assessments are valid only to the extent they are covered by an enhancement in market value; the expectation is that the installation of concrete curb, gutter, sidewalk, storm sewer, etc. will increase fair market value along Long Lake Road. As a general rule, LeFevere advised upgradings are generally sustained in court as increasing market value. Norell gave Schmidt information from "Transportation and Traffic Engineering Handbook" regarding the impact of increased traffic on market value. I Pepin asked to go on record that he would advocate a reduced pro- ject and suggested perhaps the city can get by with something else. Holly Vilderbach, 1176 Long Lake Road, stated sidewalk is right on the edge of her property and asked why the 6-foot boulevard was needed. Leonard responded when a sidewalk is constructed adjacent to the right-of-way line, the County attempts to keep it as close to the right-of-way line as possible; regarding the boulevard, an 8-foot boulevard is recommended because the County feels the separation of the vehicle and pedestrian is important and, in addition, the footage allows for sufficient space for snow storage and the four- foot wide signs. Vilderbach believes the sidewalks are needed, but not of the size and proportion of the proposed design. Eugene Haas, 1144 Long Lake Road, would like to see the sidewalk placed beside the curb and asked whose responsibility it is to have a 30-year old tree removed from the right-of-way; Leonard stated removal of the trees will be done by the contractor. 1 In response to Haas's concern about his driveway, Leonard stated if it is part of the turnaround or if the house is that close to the right-of-way line, the County can accommodate for the wider than 18-22 foot maximum driveway in this case; Leonard indicated the maximum driveway is designed to eliminate cars entering/exit- ing the roadway at an angle.