Agenda - Council - 08/26/2014 - Laserfiche WebLink

Home

Review File: Rabbit Meadows Preliminary Plat and Variance 08-32-25-21-0003 Page 2 of 4 Streets: The Final Plat results in 171st Ave NW being extended 226 feet and terminating with a new cul- de-sac. The Planning Commission approved a variance to cul-de-sac length to allow for a total length of 751 feet from Rabbit Street. The proposed right-of-way is sixty-six (66) feet in width with a radius of sixty- five (65) feet on the cul-de-sac bulb, both of which comply with City Code. 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 Final Plat has been revised to clearly show this corridor as a drainage and utility easement with a width of sixty-six (66) feet. The Development Agreement will specify that the setback on Lot 2 shall be from the edge of this easement rather than the northern property line to eliminate potential future lawful non - conformities. Finally, it appears that one of the adjacent properties off 171st Ave is utilizing a portion of the hammerhead to access a detached garage. There should be coordination with this adjacent property owner to ensure they still have that access off 171st Ave. Notes have been added to Sheet GI to leave the southern portion of the hammerhead to serve as an apron for the adjacent property owner. 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. Please see the Engineering Department Technical Review for additional comments. 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 lines being platted. All wetlands and/or stormwater retention ponds also need to be encumbered with drainage and utility easements. The Final Plat provides the necessary easements. Landscaping: Two trees per dwelling unit are required. Deciduous trees shall be a minimum of one (1) inch caliper and evergreen trees shall be at least five (5) feet in height. A Landscape Plan has been submitted that shows two (2) trees per lot. Please note that the plantings must be within the front yard of each lot. The Landscape Plan shall be updated as follows: • Either revise the planting detail as noted below or incorporate the City's tree planting detail: o Planting depth shall be such that the 1 t set of primary roots is at finished grade o Only prune out dead/broken/deformed branches at time of installation o Removal of upper portion of wire basket and burlap after being placed in planting hole if using B & B stock. O 2-4 inches of wood chip mulch shall be included around all trees. Mulch shall not be piled against the trunk of trees. Tree Preservation: At least forty percent (40%) of the inches of existing significant tree DBH must be preserved on the overall site. A detailed tree inventory, prepared by an ISA Certified Arborist or SAF Certified Forester, is required for all significant trees (defined below). The inventory can be limited to just those trees within the limits of construction. The tree preservation plan shall include the following: