01-10-2005 Council Packet - Laserfiche WebLink

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#04-3016 “Crecksldc In Orono” January 7,200S Page 4 Walking Trail and Bridge. A walking trail, graded and surfaced with wood chips, is proposed bct\vccn Lots 2 and 3 from the cul-dc- sac to the existing wood footbridge over the creek, and tlien following generally the existing infonnal path southeasterly to the Luce Line. The bridge is in poor condition and should be repaired or replaced, subject to permits by the appropriate agencies. A portion ofthc proposed trail between Lots 2 and 3 is designed at a 2.5:1 slope (40%) and as designed is not easily walkablc. This should be reviewed by the applicant and revised accordingly. Private Road. The private road has been redesigned as required, such that the portion within the 40' conidor leading to Brown Road (Tract G) is 24' in width, and the portion within the plat is 28'. Due to topographic limitations, the private road will use curb and gutter for its entire length to channel stonnwater to the NURP pond. The road is centered within the 40' Tract G corridor, with the parallel McCuskey 1 O' mad easement being used primarily as boulevard. Wlrile the location of the road and cul-de-sac have not changed since preliminary plat, the proposed cul- de-sac has been significantly lowered in elevation. The original plans indicated original grade of approx. 968' at the cul-de-sac would be lowered to 959.7', or about an 8' depression. The current plans show lowering to 955.2', or a total cut of about 12'-13' deep. The grading plan indicates tliat all 7 lots will be ‘custom graded’, i.e. building pads will not be graded in until the home is designed. It seems likely that once the cul-de-sac is established 1 2'-13' below existing grade, additional grading may occur within individual lots that will reduce ihc general topography to only 4'-8' above the cul-de-sac street level. A result is that main fioor and garage levels for Lots 1 -2-3 and 5 will still range from 5' to 7' above the road, with driveways in .some cases being very steep. Status of Road Easements. Applicant has provided a Road, Drainage and Utilities Easement over the 40' corridor (Tract G) leading from the plat to Brown Road. This easement is our standard private road easement, which has been granted by the owner of Tract G (Dunn). The 40' Tract G casement abuts an additional 1 O' road ea.scment that exists along the north 1 O' of the plat of Kallcstad Acres, granting the City “an ca.scment for ingress, egress, access, road and utilities purposes and uses". Staff has concluded that this easement was intended to provide the additional 1 O' to make up a total 50' access corridor to the applicant’s property for future development. However, the actual proposed road is being located completely within Tract G and using the additional 1 O' only as boulevard, in order to result in the least impact to the neighbors to the south. I laaiMiiBBari-iBfci