09-15-1997 Planning Packet - Laserfiche WebLink

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1 #2294 LGA Investment Group, 1181 Wildhurst Trail'Garden Lane - Preliminar> Subdivision September 11, 1997 Page 3 The proposed stormwater facilities will provide a general benefit to the neighborhood by reducing the rates of flow which impact downhill properties via thr two major ravines. However, staff has great reservations regarding placement of the stormwater pond within the upper reaches of the ravine. Although the Cit> Engineer's comments during the sketch plan review may have suggested some runoff rate control facilities at the head of the ra\ ine, staff did not e.xpect that the southerly leg of the ravine would be turned into a stormwater pond. The unique natural features of this ravine within a mature maple/basswood'oak woods make it a much more fragile environment than the similar v oods west of Garden Lane where the stormwater pond was initially proposed (See Exhibit E). It appears to staff that the pond was relocated specifically in response to City policies and Code requirements which generally do not allow lot area credit for areas within drainage easements (Section 11.41, Subd. B(4)). The area of proposed Lot 1, Block 1 would have been only 1/2 acre under the initial plan. Lot Standards Each of the proposed lots is subject to the normal 35' front and side street, 30' rear, and 10' side setback requirements of the LR-IB district. Subject to certain lots being shown to meet lot area standards, each lot appears to have suitable area for construction of a single family residence meeting setback requirements. Note that Lots 2, 3. 4 and 5, Block 2 and the rear 1/4 of Lot 2, Block 1, are all in the shoreland, mainly in the 500-1,000' setback zone. Portions of those lots in the 500-1.000' zone will be limited to 35% hardcover. The easterly 1/3 of Lots 3 and 4, Block 2 would be limited to 30% hardcover. It is anticipated that there will be no need for any hardcover variances to build on these lots. The northerly ravine area within the property boundaries is not in the designated Shoreland district. City Engineer's Comments The City Engineer has reviewed the preliminary plat proposal and made a number of comments regarding utilities, streets, grading, drainage and easements, and has estimated the cost of road, sewer, storm sewer, and stormwater pond construction for purposes of a financial guarantee to be posted as part of the developer's agreement. To summarize the Engineer's comments; 1.Sanitary sewer will be extended by the developer to the site from Wildhurst Trail. Final plans will need to show surface locations and elevations. Due to the steep bank, it may be necessaiy to put sewer down the center of Wildhurst rather than on the shoulder. 2.Applicant must confirm that the streets meet the design, speed and radius standards and a typical section included on plans. The City should determine