Agenda - Planning Commission - 07/10/2006

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Preliminary Plat: Amber Ridge 2~d Addition June 29, 2006 2 of 4 Traffic Analysis: The traffic generation for a single family residence is 10 vehicle trips per day. Therefore, this development is anticipated to generate a total of 50 trips per day. Traffic from this development is anticipated to primarily utilize the TH 47 corridor. There is a study of this corridor, as recent as May of 2005, analyzing the level of service on TH 47 at the intersections including Alpine Drive, Sunwood Drive CSAH 5, and CR 116. All of the above intersections, excepting the intersection at CR 116, performed at acceptable levels. This study included traffic anticipated to be generated from the Estates of Silver Oaks development, which will add an additional 92 single family homes. The CR 116 intersection has approaches which experience level of service F with current traffic volumes. A highway improvement project is currently underway which will add a dedicated right turn lane for the westbound leg of this intersection. The City is also participating in a joint study with the City of Anoka and Anoka County to address the necessary long term improvements for the TH 47 corridor. Noise Mitigation: In the past, MnDOT has indicated that residential land use may not be compatible with highway impacts, notably potential noise complaints. MnDOT policy prohibits the expenditure of highway funds for noise mitigation measures. The plat lies adjacent to T.H #47 and has been forwarded to Mn/DOT for review. No comments have been received to date. Drainage and Grading Plan: A preliminary grading plan has been prepared by LSJ Engineering Inc. In general, the extended segment of Argon Street and the front halves of the five additional residences are proposed to drain to the existing sedimentation pond located on Outlet A of the Amber Ridge subdivision. The rear halves of lots 4 and 5 drain along the east property, line of the plat and southward onto the City property to the south. The rear halves of lots 1, 2 and 3 drain along the east property lIne and drain into lot 14 and 15 of the adjacent Rivers Bend subdivision. This proposed, rear yard drainage is not acceptable. An alternate plan should be developed which also facilitates the drainage of the lot immediately north of this plat either through the cormection of the existing rear yard catch basin or its abandonment. Staff offers the folloudng additional comments; · The invert elevation of the storm sewer pipes to be installed should be labeled on the plan. · Drainage and utility easements should be shown on the plan, The easements should be cf sufficient width to cover drainage swales. · Spot elevations should be placed at lot corners and at centerline swales at property lines. · Overland grades must be a minimum of 1%. Lots which have grades flatter than 2% will require a certificate of grading prior to the issuance of an occupancy permit. · A table specifying house type, garage elevation, minimum floor elevation, lowest floor opening elevation street centerline ~ade and back and front yard slopes need to be added to this plan. · A permit from the Lower Rum River Water Management Organization will be required. 10