Agenda - Planning Commission - 07/10/2014

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Review File: Rabbit Meadows Preliminary Plat and Variance 08-32-25-21-0003 Page 2 of 5 for consideration at a future Planning Commission meeting (if the latter is pursued, note that any recommendation and/or action would be contingent upon successfully obtaining said variance). • Add the names and addresses of the owner and subdivider of the land as well as the current zoning classifications for tracts of land within and abutting the Plat to sheet P1. • Street name(s), permanent buildings and structures, easements and section lines must be identified within the plat and within 100 feet of the plat boundaries. • Drainage and Utility easements must be shown on each lot on the Preliminary Plat. Utilities: All lots will be served by individual, on -site sewer systems and private wells. The area appears to consist of soils in the Nymore family, which should be sufficient to support individual septic systems. Prior to consideration by the City Council, soil boring tests should be conducted and supplied to verify that there are adequate soils to support individual septic systems. Drainage and Utility easements must be included on the Preliminary Plat sheet as well. Streets: The Preliminary Plat indicates that 171st Ave NW would be extended 226 feet and terminate with a new cul-de-sac. The proposed overall length of the cul-de-sac is 751 feet, which exceeds the maximum allowable length of 600 feet as outlined in City Code Section 117-614 Subd. (c)(3). An application for a variance to cul-de-sac length has been submitted in conjunction with the Preliminary Plat. Staff is supportive of the variance as it would address existing concerns with maneuverability and lack of turn- around space for snow plow trucks and fire apparatuses in the current hammerhead. The proposed right- of-way appears to meet the minimum standard of sixty-six (66) feet in width with a radius of sixty-five (65) feet on the cul-de-sac bulb. The Preliminary Plat submittal must specify the actual length of the cul-de-sac from the right of way centerline of the nearest intersecting street (Rabbit Street) to the center of right of way of the cul-de-sac bulb. As noted above, the Preliminary Plat did incorporate a corridor from the cul-de-sac to the eastern limit of the Plat that would serve as a potential future street connection if the adjacent property were ever to develop. The Preliminary Plat should be revised to clearly show this corridor as a drainage and utility easement (minimum width of sixty-six [66] feet). Finally, it appears that one of the adjacent properties off 171st Ave is utilizing a portion of the hammerhead to access a detached garage. Sheet G1 notes that the bituminous surface of this `T' will be removed. There should be coordination with this adjacent property owner to ensure they still have that access off 171' Ave. Notes should be added to Sheet G1 to address this issue and to inform any contractor of the need to ensure equivalent access for this adjacent property is provided. Wetlands: Based on the National Wetlands Inventory, there does not appear to be any wetlands on the property. However, the project will be subject to review by the Lower Rum River Water Management Organization (LRRWMO) as it appears that it will disturb an area greater than one (1) acre. You will need to submit a separate permit application to the LRRWMO for review and approval and provide a copy of the approved permit to the City prior to recording of the Plat. Stormwater Management: The first one (1) inch of rainfall must be infiltrated on site. The Preliminary Plat submittal included a grading plan as well as stormwater calculations. The Engineering Department is currently reviewing these plans and will provide a detailed report upon completion of that review as an addendum to this Staff Review Letter. Drainage and Utility Easements: All lots shall have a minimum of a ten (10) foot drainage and utility easement adjacent to all road right-of-way and unplatted areas and five (5) feet along all common property