Agenda - Council - 01/14/2003 - Laserfiche WebLink

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PrelLm/nary Plat Review: Rivenwick 3rd Addition September 27, 2002, revised November 8, 2002, revised January 10, 2003 Page 2 of 4 Density Transitioning: The proposed townhouSe development will be required to comply with the newly adopted Density Transitioning Ordinance. The-developer is proposing to satisfy density- transitioning requirements by the Landscape Buffering option, The Density Transitioning Ordinance states that when an R-2 MediUm Residential Development abuts a R-1 Single Family development the developer must provide a 25 foot wide buffer, in common ownership, with a minimum of 2 over story trees, 2 evergreen trees, and 2 under story trees per 100 feet of property abutting the .adjacent R-1 district. In this case, the development would be requ/red to provide 72 trees. An existing berm is located on the subject property along the common boundary line abutt/ng the single family development. The berm currently contains 344 established over story and under story trees and Will be maintained by the Home Owners Association. The townhouse development significantly exceeds landscape bUffering densityZ transitioning requirements. · -Internal Streets:'The submitted plan shows that all townhouse units will' front onto private streets. The' private streets, will outlet onto 138~ Avenue, which allows access to Riverdale Drive. In general it appears that the private streets meet City Code requirements regarding length. However, it is-unclear which streets will have two guest parking stalls at their terminus. If these streets exceed 200 feet in length (as several do) they must be provided with a vehicle turn-around maneuvering area. The southerly extension of Ramsey Blvd. (the 390 foot north/south street) on. the west end of the plat may require more than 80 feet of right-of-way since it must. be able to accommodate the ultimate intersection design. The developer must tie in the subject property with the right-of-way of Ramsey Blvd. on the north side'of Highway #10 before the actual right-of-way width dedication can be determined. Riverdale Drive: The proposed plat will accommodate 112 units and staff is recommending that R_iverdale Drive which services all of these units have two connections to the existing street system. One of the connections would be at Garnet Street to the east, and the second would be a connection t° the southern extension of Ramsey Blvd. on the west. The Ramsey Blvd. connection would require that the ex/sting three legged intersection of Highway #10 and RamSey Blvd. be resignalized as a four legged intersection. It is estimated that this resi gnalization will cost $150, 000 - $200,000. The connection of Riverdale Drive at Kamey Blvd. is problematic in another respect. R/verdale Drive has been planned as a southern frontage road for Highway #10~ which will eventually span the east/west length of the City- and therefore should' be designed to be easilY extended westward at some point in the future, tVInDot has commented that the intersections between Highway-#10 and R/verdale Drive have a separation of at least 550 to 600 feet to: minimize lane changing traffic conflicts. The Developers property extends only 350 south of Highway #10 and the land'to the south is held in trust as County Park Land. At the present time it is not possible to retocatethe Ri~erdale Drive south to achiexte the designed separation between Highway #10. and Riverdale Drive. However this relocation, may be possible in the future. Staff is recommending that the road' be constructed as proposed in the preliminary-plat, at' this time. This alignment would not be problematic to MnDot since there would be no second intersection (only a' bend in the. mad), it could be relocated 200 feet south without affecting any of the residential lots within the RJvenwick 3rd subdivision. The cost of the road relocation has been estimated at $180,000. I ! i I I I I I I I !