Agenda - Council - 12/18/2001 - Laserfiche WebLink

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Preliminary Plat Review: Birch Hill Lodges Page 2 of 4 December 14, 2001 property to the south. The through street will allow traffic from the Lord of Life property to have access to State Highway #47 via a signalized intersection (Sunwood Drive). This will also provide a benefit to the development in that a second access point is available for emergency purposes. The site plan is proposing private drives from the townhome structures to Cobalt Street. Lots: The sketch plan is showing eight, ten and twelve unit structures that range in size from 8,900 square feet, 10,600 square feet, and 12,512 square feet, respectively. City Code standards for lot sizes in the R-3 district are outdated and difficult to apply to current development trends. However, the minimum amount of area required by the current standards for the types of structures proposed would be 504,000 square feet (6,000 square foot lot area x 84 units). The area of the plat is 613,387 square feet. Screening: The City requires a 15-foot buffer between the existing residential and the proposed multi-family development. The proposed preliminary plat shows an outlot A, which will consist of an extension of Solstice Park and outlot B which will contain a ponding area that will be landscaped according to City Standards. The provided 1.05-acre park and proposed associated landscaping meets screening requirements. Grading and Drainage: Drainage is collected via overland flow and storm sewer to ponds located in two areas. One ponding area is proposed for the northeast comer of the site. This pond will overflow into the wetland located on the north side of SunWood Drive. A second and smaller ponding area is located adjacent to State Highway #47 appro,,dmately 250 feet south of the northwest comer of the site. The outlet from this pond discharges into the storm sewer system for State Highway #47 which ultimately .discharges into a sedimentation pond before overflowing into DNR protected wetland 658W. It will be necessary to obtain a permit from MnDot showing that the post development flow into th/s storm sewer is less than or equal to the predevelopment flow. All ponding areas need to be encumbered with drainage and utility easements. A review of the grading plan shows that Lots 1,4, and 5 of Block 1 and Lots 1,2 and 5 of Block 2 will need to have certificates of grading prior to a certificate of occupancy being issued. This is a requirement for all lots which have any surrounding grade which is flatter than 2% according to the approved grading plan. The certificate of survey must acknowledge that all surrounding grades are a minimum of 1%. In addition, the grading plan should be modified pursuant to the comments below: a) The grading plan should specify the high points between the berm along State Highway #47 and the east ends of Lots 2,3 and 4 of Block 1. -165-