Agenda - Planning Commission - 11/07/2002

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! I I I I I I i I I I I I Preliminary Plat Review: October 31, 2002 Page 3 of 5 Wildlife Sanctuary 3~ Addition Error in 872/874 contour near Lot 3, Block 4. All tip-rap to be Class III. Missing contours on Lots 2 and 3, BloCk 4. Missing 876 contour on Lots 5 and 6, Block 4. Provide a table indicating house style, front and rear grades, garage elevation, etc. Missing 880 contour for Block 4 in front of houses on Lots 9-11. Incorrect 876 contour near LOts 1'-3, Block 5. Justification for Iow floor elevations for Block 5 Will-be required as a condition of the LRRWMO Permit. Additional information is required along the Western boundary. Contour information is required 100 .feet beyond the boundaries of the plat.~ Easements. Although the standard I0 foot drainage and utility easements (5 feet on common property lines) are not reflected on the preliminary plat drawing, the legend addresses them and it is assumed that they will be shown on the final plat. The wetlands have been appropriately delineated and should be encumbered with drainage 'and Utility easements on the final plat. All utilities are to be protected with a minimum 20 foot drainage and utility easement, This provision is subject to change depending on the depth of the utilities. Utilities. The development will be served by municipal water and sanitary sewer. A review of the Preliminary Utility Plan has been made with the following comments: · The future sanitary trunk sewer should be installed and bulkheaded through the lots in Block 4. · The eight inch watermain, along the north side of Alpine Drive should be extended from Junkite Street to the western boundary of the plat. · Hydrants and valves need to be shown on the Preliminary Utility Plan.. · The sizes of the storm sewers must be provided along with calCulations for the 10 year and 100 year storm event. · Staff recommends that the storm sewer draining the Junkite Street cul-de-sac be routed to the intersection with 155~ Lane. The outlet from. Pond A should then be redirected to its northwest comer to minimize short circuiting and thereby maximize its pollutant removal efficiency. The relocated pipe will require less maintenance and will likely be' less costly. Density Transitioning. The proposed plat is considered low density residential and is bounded on the east by SunfloWer Ridge, a medium density townhome development; no density transitioning would be required on the east boundary. The property to the north is also being developed with Iow density single family urban lots and no transitioning would be required on that boundary. The property to the west consists of3 rural lots that are also in the Metropolitan Urban Service Area and eligible for redevelopment with single family homes at urban densities. The City has been provided with a "West Boundary Tree InventorY"that identifies the quantity, size and species of trees located on the west boundary of the plat. At 57