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Sketch Plan Review: Rivenwick Village <br />October 3 l, 2003 <br />Page 3 of 5 <br /> <br />The proposed setback and street deviations will be discussed with the Planning Commission <br />and City Council. <br /> <br />Open Space: The R-3 District requires each townhouse development to provide at least 40 % <br />open space area for future resident enjoyment. Qualifying areas include gassed lawns, <br />landscape areas, gardens, natural areas, landscape rock, mulch, wetlands, and ponding areas. <br />City Code also states that of the 40% .open space area 10% must be dedicated as an <br />identifiable common area. The development is providing a community pool and courtyard <br />area. Open space area requirements will be reviewed and verit'ied during preliminary, plat <br />review. <br /> <br />Access and Streets: The submitted plan shows that all townhouse units will front onto <br />private streets. The central spine through the development is being shown as a private street. <br />City Code requires at least one main thorouo~rfare through the development and such <br />thoroughfare must be dedicated as a public street. The public street should connect to <br />Riverdale Drive at two locations. <br /> <br />As mentioned above, several private streets are over 2'00 feet in length and will require <br />vehicle turnarounds. Staff is recommending that public streets be incorporated throughout the <br />development. Staff and the developer should continue to. discuss street design within the <br />development. City Code permits private streets subject to the following provisions: 200-300 <br />feet in length with turning provisions installed, over 300 feet with a cul~de-sac and 32 feet in <br />width. The Home Owners Association Covenants should plainly point out that private streets <br />are not eligible for conversion to public streets at a future date. <br /> <br />The proposed plat will accommodate 278 un/ts, which will be serviced by Riverdale Drive. <br />Riverdale Drive is an MSA road and will connect to 138th Avenue and also Garnet Street <br />near the east end of the plat and Highway #10 west of the subdivision. <br /> <br />Grading and Drainage: A grading plan is not required to be submitted for sketch plan <br />review. General items that will be required on the grading plan include: <br /> <br />· Soil boring locations with a report outlining soil types and depth to groundwater <br /> <br />A drainage area map showing the acreage of each drainage sub area must be <br />submitted. Calculations must be submitted showing the pre-development and post <br />development runoff rates in CFS for the 10 year and 100 year storm events. A <br />permit must be obtained from the Lower Rum River Water Management <br />Organization. <br /> <br />· The plan must show size and type of each storm sewer pipe. <br /> <br />· The overflow from the detention pond should be separated from the inlet to <br /> minumize short-circuiting and maximize pollutant removal efficiencies. <br /> <br />101 <br /> <br /> <br />