02-17-2004 Planning Packet - Laserfiche WebLink

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§04-2971 3220-3240 WaUrtownRoMi Ftbniary 12.2004 Pa|e2 Grading, Driveway Plan The proposed drivewayis located along the base of theslopewithinOutlol A andLot 1. It is proposed at a width of 16 ’ from Watertown Road to where ilT’s off to serve Lot 2, then reduces to 12' as it heads northward through Lot 1 . The dri vew ay is completely outside the 0-75 ’ hardLover 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 cul veil 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 ‘ mm.). Kellogg has indicated the culvert should be on arch RCP to allow this reducuon in height A final dnveway plan and profile will be required prior to its construction. The driveway will be approximately 1000 ’ in length, and the Fire Marshal will be review ing the driveway plan to ensure it meets emergency access needs. If the paved width needs to be expanded slightly the percentage of hardcover may increase to 49b 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. The 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 vegctaii ve buffers for stormwater treatment. The applicant has proposed a 35 ’ buffer adjacent to either side of the creek, which will be subject to a buffer casement. BuildablUty of Steep Slope on Lot 1 The topography of the site indicates a s>tccp hill at the south endof Lot 1, and the proposed driveway will skirt the oase of this hill. Neighbors have expressed a concern w hether this area mJght be buildablc. The slope is approximately 40% in some arras, and portions of it may meet the definition of a bluff, which would be unbuildable area. Staff would recommend that the area southeast of the creek w iihinLol 1 with slopes of 18% or greater be deemed as non-buildable. Summary of Issues for Discussion Please again review the memo andcxhibils of January 14. The following items are potential issues for discussion: Width vanance for Lot i • hardship is site topography. Siam