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"The Glenwood Collector shall be designed to avoid breaking up <br /> large and existing properties, improve the intersection alignment of <br /> the Laurel Hill- Glenwood overpass, and maintain safe sight <br /> distance. It shill serve as the primary access to future residential <br /> development south of the floating node, but terminate and diffuse <br /> into other roads serving the area." Laurel Hill Plan, p. 16 <br /> (emphasis supplied). <br /> The master plan for Son Blaze complies in all respects, not only with <br /> language of the Refinement Plan, but also with the spirit, intent and purpose of <br /> treating the Valley Area and East Area as separate and distinct. The Glenwood <br /> Collector (Brackenfern Road) is designed to terminate and diffuse to the extent <br /> city connectivity, secondary access and emergency access constraints will <br /> permit. It diffuses from higher volume at the I -5 interchange, to medium <br /> volume as it enters the PUD, then reduces again to low volume residential fed <br /> only by two small access lanes. All traffic of the East Area, (including that of <br /> Phase 4 of which most is actually in the Valley area by definition), is carefully <br /> planned to flow northerly on Brackenfern Road. <br /> Accordingly, Applicant proposes a phasing schedule commencing in the <br /> Valley Area while awaiting physical construction of the Glenwood Collector area <br /> from I -5 to the northerly border of Son Blaze Village. Applicant must <br /> necessarily assume that processing this Tentative PUD application to final PUD <br /> and final Subdivision will absorb most of 1999 and the early months of 2000. <br /> Assuming early 2000 as the commencement date, Applicant proposes the <br /> following for the Valley Area, being limited to Phases I, II and III: <br /> Phase 1 Infrastructure Completion date: October 1, 2001; substantial <br /> Build -out Completion: 2003 <br /> Phase 2 Infrastructure Completion date: October 1, 2001; substantial <br /> Build -out Completion: 2005 <br /> Phase 3 Infrastructure Completion date: October 1, 2002; substantial <br /> Build -out Completion: 2005 <br /> Staff has advised Applicant that in order to commence Phase I, it will be <br /> necessary to install at a minimum a 20 foot width paved surface being <br /> Brackenfern Road to intersect with Riverview Street at its terminus with the <br /> PUD at its southwest corner in order to meet code access requirements. <br /> Accordingly, Applicant will plat and complete the infrastructure improvements <br /> of Phase 2 at the same time as Phase 7. <br /> Applicant is committed to platting and completing the infrastructure of <br /> Phase 5 in order to satisfy the objective condition of having the Glenwood <br /> Collector (Brackenfern Road) physically installed at the earliest possible date. <br /> Although the plans for the installation of the Glenwood Collector from I -5 to the <br />