Agenda - Council - 12/11/2007 - Laserfiche WebLink

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Final Plat: GAD's Prairie Staff Review Letter • May 19, 2007 Page 3 of 5 Proposed Helium Street is platted as a public street, with a service road right-of--way of 45 feet instead of the standard 60 feet. However, the paved surface will remain a standard 24 feet.- This is generally acceptable to City .Staff because of the proximity to County right-of--way and the lack of necessity to construct a sidewalk. However, a trail will be required to be located along Nowthen Boulevard. The installation of a temporary cul-de-sac is required on all residential subdivisions, to allow adequate turning provisions for residential, public works, and emergency vehicles. Easements: Drainage and utility easements have been dedicated over all areas held in common ownership. Density Transitioning: The final plat proposes to construct townhomes adjacent to single-family homes, and requires density transitioning. City Code allows a variety of measures to satisfy the density transitioning requirements, including landscaping, berming, and holding in land in common ownership. If landscaping is proposed, then Level 1 transitioning is required. A minimum of six trees for every 100 feet of adjacent property, including two each of evergreens, over-story trees, and ornamental trees, are required along the western boundary of the parcel, for a total of 12 trees to be used for transitioning. It is preferable to use existing vegetation to satisfy • the density transition requirements where feasible. The proposed landscaping satisfies the transitioning requirements. Landscaping: The landscaping plan, dated Apri127, 2007, is acceptable. Tree Preservation-Plan: A revised tree inventory and preservation plan, dated April 27, 2007, has been submitted. The site predominantly consists of Siberian Elms (an invasive species) and Scotch and Norway Pines and most of the existing tree cover is slated for removal. None of the existing tree cover appears to be of any true significance, and in fact, Staff would encourage the removal of the seven Siberian Elms in the southeast corner of the site rather than preserving them. Of .the trees that are to be preserved, the tree save fencing must be located at least at the dripline and absolutely no grading or other land disturbance work shall occur within that area. Staff again wants to reiterate the importance of retaining as much of the vegetation as possible along the western boundary, which will serve as an immediate buffer for the adjacent single family homes. Finally, some trees identified for preservation within the CSAH 5right-of--way may need to be removed to satisfy sight distance requirements (most notably trees 267 and 268). Ground Cover/Irrigation. City Code requires all areas otherwise not improved to be established with sod. Staff is assuming that the development will comply with this requirement. An irrigation system will need to be provided throughout the development where sodded and landscaped areas are established. The proposed irrigation system will need to be reviewed by the City Engineer. The irrigation system will need a dedicated service(s) that must be shown on the • utility plan. Please submit details regarding the utilities for such a system. -331-