Agenda - Council - 04/13/2004 - Laserfiche WebLink

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The proposed development is meeting the off-street parking, open space, townhouse size, and architectural standard requirements established in City Code. The proposed common open space area will contain a pergola, park benches, and tables. Ryland is entertaining the idea of installing a community pool as part of future phases if the future residents desire such an amenity. The City received a letter from MnDot on March 4, 2004 that states the City is responsible for assessing the noise situation when a residential development is located adjacent to a state highway. Staff engaged the services of SRF to complete a noise mitigation analysis. The study stated that in order to meet MPCA's daytime decibel standards a 15 foot high barrier would need to be constructed. It should be noted that MPCA establishes standards for outside noise levels, however they have not established standards addressing appropriate indoor noise decibels. Ryland homes will be installing STC 30 windows and additional insulation in to the walls to address noise mitigation within the interior of the units. The City Council discussed the SRF sound mitigation analysis study at a work session held on March 30, 2004. The City Council was somewhat hesitate to exceed MPCA'S decibel standards, however tlxere was some concern with the aesthetic appeal of constructing a 15 foot high sound wall running 1300 feet in length. Staff was directed to look at alternatives to address sound mitigation along Highway #10 with SRF and how the alternatives coincide with MPCA's standards. Staff and Tom Hillstrom, from SRF, discussed the possibility of providing a fence along the proposed retaining walls since these areas are located adjacent to the actual units and outline the proposed ponding areas along Highway 10. Staff also asked Mrl Hillstrom to review the proposed landscaping to determine if the vegetation provides any reduction in noise decibels. The revised noise mitigation analysis shows that providing a 6 foot barrier along the retaining walls reduces the noise levels by up to three decibels but still exceeds MPCA's daytime standards. Providing an 8 foot barrier reduces the noise by up to 5 decibels but slightly exceeds MPCA's standards. Lastly, SRF reviewed a 10 foot barrier within the subject area which resulted in noise reduction of up to 8 decibels and 2 of the 5 receptors measured 1 decibel below MPCA's standards. Mr. Hillstrom also reviewed the proposed landscape plan and provided his opinion regarding what et'feet the landscaping has on noise mitigation. Tom states that while the landscaping plan will not substantially lower decibel levels, vegetation has an affect on the perception of traffic noise by removing the visual cue to annoyance in addition to increased privacy and aesthetics. The City Council should discuss what type of sound mitigation the developer should be responsible for installing. It is staffs opinion that the developer should provide either an 8 foot or l 0 tbot privacy fence along the proposed retaining wall areas and adjacent to condominium unit 48. The proposed landscaping plan is providing an extensive number of evergreens and staff believes this will provide some additional noise relief to future residents. Staff would recommend the City require the developer to install a fair amount of 10 to 12 foot tall trees within the Highway 10 corridor instead of the 6 foot tall trees required in the landscaping section of City Code. Staff engaged the services of SRF to complete a traffic generation analysis and it has been determined that this project will not have a significant impact on the regional traffic patterns. MnDot stated in their March 4, 2004 letter they would like a right turn lane eastbound installed along Highway 10.