Agenda - Council - 06/08/2004 - Laserfiche WebLink

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Preliminary Plat and 51itc Plan Review Rivenwick 4d~ June 4, 2004 Page 4 of 5 t'~ect) green space are~. The preliminary piat is showing one common open space area that is 1 acre (43, 560 square ['eeo in size; this meets thc cor, m:~on open space area requirement. The common open space area will be completed with a pergola, park be~;ch.es and tables. This common area does not need to include a tot lot as there is a nice acti ~ e park located i~ mlcdiately adjacent to the subject project. Access and Streets. 'l'he submitted pla~ shows that most units will front onto private streets. The Home Owners Association Covenants must i~lairfly point out that private streets are not eligible for conversion to public streets at a t'umre date.~l'hc pmpo:;ed plat will accommodate 140 units, which will be serviced by Rivcrdalc Drive. Riw~rdale Drive is mt MSA road and will connect to 138th Avenue and also Garnet Street near thc east end o f thc plat and Highu ay ~:] 10 west of the subdivision. Grading anti l),'ainage: The revised ?ding plan will be reviewed as part of the final plat. Noise Mitigation: Thc revised preliminary plat is providing an eight foot fence and an eight foot berm along Trunk Highway 10. ~l'he 16 foot high barrier provides sound mitigation in compliance with the daytime noise decibels establi~.hed by MPCA. Traffic Generation Analysis: SV.F ,~,a~'~ retained to do a traffic generation analysis for this project. This project docs not have a significant imi,act on the regional traffic patterns. SRF was also asked to evaluate the impact of making the intersection of Riverdale Drive and Garnett Street an all way stop intersection. This will not signilicantly increase the travel time fbr vehicles using Riverdale Drive. It will provide a safe crossing l"or residents i.o go to and ti:om R [w:rdale Park. MnDot/ Highway 1t} hnprovements: In their letter dated March 4, 2004, MI]Dot will be requiring the installation of a right t t~m lane eastbou~ ~d along Highway 10. Enviromnental Review: Thc dcvelopmer~t does not exceed the mandatory environmental review threshold and therefore no mandated environmental t-eview is required by the State. Drainage and Utility Easements: Eascrnvnts are being addressed as part of final plat approval. Density Transitioning. The subject t,ro[->erty is located adjacent to an existing townhouse development, Rivenwick Y"l Addition, which is zo~ed R-2. City Code does not require density transitioning when a property is zoned I{-2 and abms a prol~erty that will be developed at a R-3 density (7-15 units per acre). R should bc noted that thc subject property is boarded to the south and east by Riverdale Drive, a MSA street with an 80 lbot right-~ ['-way, and l J.S. ! lighway #10 to the north. Landscaping. The final landscape plm~ is i)eing reviewed as part of final plat. Tree Prescrvatim~. 'l'i~c tree pt:rsevera~ior, plan has been reviewed and is acceptable. Ground Cover/Irrigation. City Code ~'equires all areas otherwise not improved to be established with sod. Staff is assuming that thc development wil! comply with this requirement. An irrigation system will need to be provided throughout tltc development 'vhcm sodded and landscaped areas are established. The proposed irrigation system will t~cect to bt: rcvie,~ed ~y the City Engineer. The irrigation system will need a dedicated service(s) that must bc s;hown on the utility plan.