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#04-2971 3220-3240 Watertown Road February 12,2004 Page 2 Grading, Driveway Plan The proposed driveway is located along the base of the slope within Outlot A and Lot 1. It is proposed at a width of 16' from Watertown Road to where itT’s off to serve Lot 2, then reduces to 12' as it heads northward through Lot 1 . The driveway is completely outside the 0-75' hardcover zone until it reaches the midpoint of Lot 2 where it curves left to cross the creek. The driveway as designed will constitute approximately 2100 s.f. of hardcover in the 0-75' zone, or approximately 3% of the 0-75' zone adjacent to either side of the creek. The culvert has been designed to meet all stormwater demands. City Engineer Tom Kellogg has indicated the top surface of the driveway crossing should be lowered from elevation 973.0' to 972' to allow for an open channel overflow that will be 2' lower than the lowest floor of the upstream residences (974* min.). Kellogg has indicated the culvert should be an arch RCP to allow this reduction in height A final driveway plan and profile will be required prior to its construction. The driveway will be approximately 1000' in length, and the Fire Marshal will be reviewing the dii vew ay plan to ensure it meets emergency access needs. If the paved width needs to be expanded slightly the percentage of hardcover may increase to 4% or 5% of the 0-75' zones; however, it appears the driveway would still remain out of the 0-75' zone except for the crossing point. Drainage, Stormwater Management At the January PC meeting the adjoining neighbors to the east warned the developer that substantial runoff flows westward from their properties onto the site. Ttie applicant is advised to incorporate swales as necessary along the driveway to accommodate this drainage. Because the property includes a significant length of creek which flows to Lake Minnetonka, the City Engineer has suggested the incorporation of vegetative buffets for stormwater treatment, The ^licanthas proposed a 35' buffer adjacent to either side of the creek, which will be subject to a buffer easement BuUdabiiity of Steep Slope on Lot 1 The topography of the site indicates a steep hill at the south end of Lot 1, and the proposed driveway will skirt the base of this hill. Neighbors have expressed a concern whether this area mi^tbe buildable. The slope is approximately 40% in some areas, and portions of it may meet the definition of abluff, which would be unbuildable area. Staff would recommend that the area southeast of the creek within Lot 1 with slopes of 18% or greater be deemed as non-buildable. Summary of Issues for Discussion Please again review the memo and exhibits of January 14. The following items are potential issues for discussion: 1 . Width variance for Lot I - hardship is site topography.