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Review File: Covenant Meadows <br />Preliminary Plat and Rezoning Review <br />February 24, 2017 <br />Page 3 of 4 <br />Floodplains. There are floodplains within the boundaries of the project <br />area, including both Floodway and Floodfringe. There shall be no fill <br />placed within the Floodway (purple shading). <br />As proposed, the lots are laid out in such a fashion that each of the home <br />sites is located in the upland area of the property. <br />Trott Brook. A portion of the lots will back up to Trott Brook, which is <br />a tributary of the Rum River. Thus, the project is subject to the Scenic <br />River Overlay District, which includes a 100 foot setback from the OHW <br />of Trott Brook and has controlled vegetative cutting standards as well. <br />Additionally, lands within 300 feet of the OHW of Trott Brook are subject <br />to Shoreland Management requirements. <br />17230 <br />Landscaping. A tech report regarding landscaping requirements including <br />Tree Preservation requirements was produced and presented to the City's Environmental Policy Board (EPB). <br />Alterations to the plan set are provided in that report. <br />The Environmental Policy Board (EPB) recommended approval of the landscape and tree preservation plans <br />with revisions as noted in the landscaping tech report. <br />Streets and Access. The Preliminary Plat indicates that 172nd Lane NW will be a new road and will connect <br />to an existing road, Germanium St NW. A second proposed roadway, Iodine St NW will connect to the <br />proposed 172nd Lane NW. Cul-de-sac length is limited to a maximum of 600 feet; the proposed length of the <br />cul-de-sac is in excess of that limit The Applicant is showing a complete cul-de-sac at the termination of 172nd <br />Lane NW; however, the platted right-of-way for 172nd Lane NW does extend to the edge of the plat which <br />would allow for 172nd Lane NW to be extended in the future eventually eliminating its status as a cul-de-sac. <br />Exceeding the allowed length of a cul-de-sac is being requested as a deviation to the City's Code in connection <br />with the Applicants Planned Unit Development (PUD) application. <br />Trails. The Applicant has indicated the intention to include a trail easement between Lots 5 and 6 of Block 1 <br />that would provide the area necessary to eventually construct a trail that would connect to an extension of the <br />Trott Brook Trail at which time the Trott Brook Trail was constructed in this area. After further review and <br />discussion with our review team, it was determined that an eight (8) foot wide bituminous trail should be <br />constructed as a Stage I Improvement provide access now to the land being deeded to the City. That cost can <br />be credited toward the Trail Development Fees that would be due on the plat. It will be required that that <br />proposed trail connection to the road be ADA compliant. <br />Grading and Drainage Plans. Please see Engineering Comments with regard to grading and drainage. <br />Development Fees. Development Fees will be due with the Plat including, but not limited to, Park Dedication, <br />Trail Development, and Stormwater Management. These fees are collected at the time the Final Plat is recorded <br />and at the rate in effect when the plat is recorded. <br />Development Agreement: An executed Development Agreement will be required prior to releasing the plat <br />for recording. <br />