Agenda - Council - 11/12/2002 - Laserfiche WebLink

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Preliminary Plat Review: Rivenwick 3rd Addition September"~7, 2002, reG'sed November 8, 2002 Page 2 of 4 Density Transitioning: The proposed town_house development will be required to comply with the newly adopted Density Transitioning Ordinance. The developer is proposing to satisfy density-transitioning requirements by the Landscape Buffering option. The Density Transitioning Ordinance states that when an R-2 Medium Residential Development abuts a R-1 Single Family development the developer must provide a 25 foot wide buffer, in common ownership, with a mimmum of 2 over story trees, 2 evergreen trees, and 2 under story trees per I00 feet of property abutting the adjacent R-1 district. In this case, the development would be required to provide 72 trees. An e,,dsting berm is located on the subject property along the common boundary line abutting the single family development. The berm currently contains 344 established over story and under-story trees and will be maintained by the Home Owners Association. The townhouse development significantly exceeds landscape buffeting density-transitioning requirements. Streets: The submitted plan shows that all townhouse units will front onto private streets. The private streets will outlet onto 1384 Avenue, which allows access to Riverdale Drive. In general it appears that the private streets meet City Code requirements regarding length. However, it is unclear which streets will have two guest parking stalls at their terminus. If these streets exceed 200 feet in length (as several do) they must be provided with a vehicle mm-around maneuvering area. Riverdale Drive has been shifted from its current anticipated alignment defined as Outlot G of the Rivenwick subdivision. Riverdale Drive will be an MSA street and must conform to MSA design standards. The proposed plat will accommodate 1 I2 units, which will be serriced by Riverdale Drive connecting to both Garnet Street on the east, and Highway I0 on the west. The connection to U.S. Highway 10 will involve the resignalization of the Highway 10/Ramsey Boulevard intersection. MnDOT has taken the position that any future intersection on Riverdale Dr. must be a minimum of 500 to 660 feet from Highway 10. Since the intersection configuration of an access into the future County Park and the continuation of an frontage road system (Riverdale Dr.) has not been determined, .some reahgnment of the western segment of the road may be required in the future. If such realignment is necessary, a negotiated cost share between the City, County, and Developer might need to be considered. Noise Mitigation: The City received a letter from MnDot noting that the City should take a look at how traffic noise generated from U.S. Highway #10 may affect the proposed townhouse development. Staff engaged the services of SRF Consulting firm to make a recommendation to the City on what measures, if any, need to be taken if noise levels fi-om U.S. Highway #10 exceed MPCA guidelines. SRF has concluded. that no noise mitigation should be required and MPCA is reviewing SKF's conclusion. Grading and Drainage: A preliminary grading and drainage plan has been submitted as sheets 5 and6 of 7. This plan generally collects storm water runoffvia overland flow and storm sewer and: transmit it to two stormwater ponds constructed on the east end of the plat. The plan is generally acceptable contingent upon the following commentS: -103'