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

Home

Preliminary Plat and Site Plan Reivew Rivenwick 4th March 5, 2004, revised April 9, 2004 Page 6 of 8 should be noted there must be a minimum of seven and one half feet of cover over the top of the sewer. Easements must be dedicated over all public sewer, water, and storm sewer pipes. An existing pond is located on the property and is covered by a drainage and utility easement. The easement will need to be vacated and a new drainage and utility easement platted that incorporates the new drainage pond area. 17. Density Transitioning. The subject property is located adjacent to an existing townhouse development, Rivenwick 3r'~ Addition, which is zoned R-2. City Code does not require density transitioning when a' property is zoned R-2 and abuts a property that will be developed at a R-3 density (7-15 units per acre). It should be noted that the subject property is boarded to the south and east by Riverdale Drive, a MSA street with an 80 foot right-of-way, and U.S. Highway #10 to the north. 18. Landscaping. The total area of the site is 910,840 square feet, which includes 399,457 square feet of impervious area and 332,148 square feet of pervious area. When the canopy cover formula is applied, it results in the need for a minimum of 146,145 square feet of crown cover throughout the site (ratio of impervious area to total area multiplied by the pervious area). A combination of overstory trees, ornamental trees, and shrubs shall be utilized to fulfill the landscaping requirements. However, no less than 25% coniferous trees and no less than 25% deciduous trees shall be utilized to satisfy the planting requirements. Furthermore, no more than 25% of the overall required canopy cover square footage shall be fulfilled with shrubs and ornamental trees. The revised landscaping plan, dated April 1, 2004, indicates that a total of 636 trees will be installed (468 overstory and 168 ornamental trees). Additionally, the plan includes the typical shrub plantings around the buildings. The plantings will exceed the minimum canopy cover requirements. All species indicated in the species palette are either acceptable or preferred as outlined in the Ramsey Tree Book and all species meet the size requirements. The concentration of evergreen trees along Highway 10 should provide some buffering to noise and dust that traffic may generate. Also, the species indicated for this area do have some resistance to salt spray which may be a factor during the winter months. There are a couple of points of concern regarding the general location of street trees. First, no trees can be planted within thirty~five (35) feet of the back of curb of any intersecting street. It appears that many of the "corner" trees on the plan are close to the minimum distance of thirty-five (35) feet from the back of curb. This is something that will require attention in the field when the trees are installed. Additionally, no tree shall be planted within fifteen (15) feet of a hydrant. If a conflict does exist, the spacing of the trees may need to be adjusted or an individual tree(s) may need to be eliminated from the planting schedule. If the latter is necessary, the City must be informed of which tree(s) is being eliminated and the reasoning for its elimination. 19. Tree Preservation. There are roughly fifteen (15) trees on this site, generally located along Highway 10. They consist of two species, Elm and Ash, and most range in size between four (4) and twelve (12) inches in diameter. In multi-t~qmily residential districts, if trees in excess of sixty percent (60%) are removed due to construction, they shall be replaced on a basis consistent with the planting requirements for the applicable zoning district. The plantings included in the landscaping plan are sufficient to satisfy this requirement. 20. Ground Cover/Irrigation. City Code requires all areas otherwise not improved to be established with sod. Start' is assuming that the development will comply with this requirement. An irrigation system will need to be