Agenda - Planning Commission - 04/01/1997

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Preliminary Plat P, eview: Apple Ridge March 28, 1997 Page 2 of 3 future service road along T.H. ~47 is constructed to funnel traffic to 156th or 160th. The sight distance along T.H. g47 is relatively good at this proposed access point. MnDOT has been asked to comment on the proposed access. Access to C.S.A.H. #5 is provided by the extensions of 157th Lane and 158th Lane to the east. A traffic impact analysis dated March 24, 1997 has been prepared by Bolten and Menk. The analysis anticipates the development will generate 1346 trips per weekday when fully developed. Additional traffic will be generated on local streets. On 157th Lane east of C.S.A.H. #$, 181 additional trips can be anticipated. On 160th Lane, Sodium Street north of 158th Lane, and on 158th Lane west of Radium Street, an additional 66 trips per day can be expected. The report also notes that 24 trips per day from the Hall's Dover Acres subdivision will be diverted through the Apple Ridge subdivision. Streets: Thee streets are proposed to be developed to City standards and none of the cul-de- sacs exceed:the 600 foot maximum length restriction. Transportation Impacts: In November 1995, the City Council approved the establishment of a Transgortat~on Impact Fee. That fee has been set at $500 per lot. It is anticipated that this impact !fee will be utilized for improvements to the T.H. #47 corridor. Lots Sizes iand Dimensions: The minimum lot size in the urban district is 10,800 square feet; the average lot size in Apple Ridge is 15,932 square feet. The average lot size on those lots abutting the rural development to the west and north is ~9,665 square feet. The lot widths or depths on the 6 lots along the west plat boundary are the same as the adjacent rural lots. The rmmmum lot width is 80 feet; ali of the lots are at least 85 feet wide and some widths go up to 100 and 200 feet plus. Wetland: Except for Wetland 733W wkich touches the southern edge of the plat boundary, there are nO areas within the plat that are identified as wetland on the National Wetland Inventory maps. This wetland must be delineated and protected with a drainage and utility easement. Drainage_ ]Easements: The standard drainage and utility easements have been provided around the perimeter of each of the lots. The wetland in the southwest corner of the plat should be delineated as a drainage and utility easement on the final plat also. 10. Drainage: 'Plan Sheet C-3 dated March I 1, 1997 contains both the grading and drainage plan for the proplosed subdivision. A storm sewer system has been proposed that would collect all street drainage (except 300 feet of 157th Lane adjacent to T.H. #47) and transmit it to a sedimentation pond to be constructed in the southwestern corner of the plat. This pond would contain up to a 1 O-year storm without discharge. Larger storm events would overflow through a swale along the southern plat boundaries a distance of approximately 600 feet to Wetland 733. Yard drains would provide a positive outlet for two isolated depressions which are located near the northwestern corner of the plat.