05-19-1997 Planning Packet - Laserfiche WebLink

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#2239 - Sketch Plan May 16, 1997 Page 2 existing Garden Lane right-of-way dedicated in 1921. Staff has reviewed the proposed location of the access and finds no problem with sight distance. Garden Lane was dedicated at a 60' width. The two propose road extensions meet the code required minimum 50' width and 100' diameter cul-de- sas. All lots have conforming access. Lot 2 and possibly Lots 5 and 6 will require lot width variances due their cul-de-sac orientation. All lots meet the minimum 1 acre requirement as shown, although this does not account for any stormwater or other easements w hich might be needed. The proposed access from Tonkaview eliminates a number of problems inherent in past proposals that attempted to access from Wildhurst Trail. The topography favors access to Tonkaview. Review Comments 1.Drainage/Grading Plan. Referring to Exhibit A, there are two major drainageways within the property. There is a major ravine that intersects the north end of the property, in proposed Lot 2. The City will require a drainage easement over this ravine, encompassing approximately the northerly 2/3 of Lot 2. Per Section 10.55, Subdivision 15 (A) (2), "For properties served by municipal sanitary sewer, the minimum lot area may be divided by Flood Fringe lands provided at least one-half acre of land not within the protected area is included in one contiguous parcel and both municipal sewer and legal access is available to that building site without encroachment on the protected area." In the final plat. Lot 2 must be assured of Vi acre d»" contiguous building site to the east of the ravine and the access drive must not encroach the ravine area. A major portion of this property drains to the south and east through proposed Lots 7 and 6 to a less dramatic ravine area that drains under Wildhurst Trail and eventually to the lake. There is concern about erosion on the east side of Wildhurst Trail due to stormwater flows, and the neighboring property owner west of Wildhurst has, with the City's blessing, constructed a minimal ponding area to reduce the flow rates which were threatening his driveway access. Both drainageways have a high potential for erosion. The City Engineer is recommending that a majority of the drainage to the southerly ravine be diverted to the north. The City will require storm water ponding to control the runoff rates as well as provide for runoff quality enhancement. Because the site topography does not lend itself to ponding meeting NURP criteria, off-site ponding dowTistream has been called for in the City's Comprehensive Stormwater Plan which is presently being prepared. This off-site ponding vvill likely occur downstream near Wildhurst Trail and be constructed by the City, and the developer should be responsible for reimbursement of these costs. On-site grading and drainage plans must be submitted to the Minnehaha Creek Watershed District for their review at the time the preliminary plan is submitted to the City. Grading 1