10-20-1997 Planning Packet - Laserfiche WebLink

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maiy Trail y has The arden ewer. WhUe ed the iff has and/or #2294 LGA Investment Group, 1181 Wildhurst Trail/Garden Lane - Preliminary Subdivision September 11, 1997 Page 2 The proposed rededication of roadway is intended to serve the plat as well as maintain access to the City park lands. It does not appear to limit access to the park or to the Hermesey property to the north, which would likely need to construct a driveway within Garden Lane if that lot is to be developed for residential purposes in the future. The proposed vacation appears appropriate subject to the provision of a parallel roadway that does not limit future access to the north and west. The proposed road, as long as it meets required design parameters (See City Engineer's comments. Exhibit F), appears to accomplish that. However, staff has a number of concerns regarding the proposed cul-de-sac location, as well as the location of the proposed stormwater pond, which may result in changes to the proposed road and therefore the extent of the vacation. See further discussion on this in the subdivision review notes below. II. Subdivision Review Planning Commission reviewed a sketch plan for this property in May 1997, and applicant has made a number of revisions based on Planning Commission comments. The current proposal includes 7 lots averaging just over 1 acre in area. Each lot appears to meet the City ’s minimum 140’ lot width requirement. Lots 1 and 4, Block 2, each contain drainage easements in e.xcess of those perimeter easements normally granted. Applicant must confirm that those two lots contain at least 1.00 acre in addition to the expanded drainage and utility easements. Lots 3 and 4, Block 2 are cul-de-sac lots witli natural walkouts to the rear. Lots 1 and 5, Block 2 are proposed as walkout lots to the side and rear respectively, although on Lot 5 the walkout status is created by filling in the front yard. Lot 2, Block I and Lot 2, Block 2 are proposed as ’’lookout" lots, both being on essentially flat ground. However, Lot 1, Block I is proposed as a walkout lot on property that is essentially flat, and proposes as much as 4-6’ of fill to the front in order to establish that walkout. Stormwater Facilities All lots will be served with new public roads to be constructed by the developer. A significant portion of the new road will have curb and gutter and a storm sewer system that directs virtually all of the road runoff to a stormwater basin to the north, proposed to be located at the upper end of the major ravine that drains eastward to Forest Lake. Also, a significant portion of the watershed draining through the ravine along the south side of Lot 4, Block 2, will be redirected to the north. This will help in alleviating runoff problems experienced by the property owner to the southeast, and will help protect the integrity of Wildhurst Trail.