05-13-2004 Planning Comm. Agenda

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Howard R, Green Company April 8, 2004 File: 803950)-0325 Honorable Chair and Planning Commission City of Little Canada 515 Little Canada Road Little Canada, MN 55116 RE: HIDDEN ACRES SUBDIVISION ADDITIONAL COMMENTS Dear Planning Commission Members: After completing the initial review of the preliminary plat for the Hidden Acres subdivision several resident concerns were expressed with the development's impact on the existing vegetation (trees) in the area, traffic volumes on Yorkton Ridge, and storm water and runoff issues. I completed a site visit with the City Administrator and also had a meeting with Mr. Howe to discuss the following issues. The residents along Yorkton Way have expressed concern regarding the Swale along the north property line of the proposed plat. They feel that significant erosion concerns exist with construction of a Swale along this back lot line due to the soil types. They are also concerned about the loss of the trees within the proposed 20-foot drainage and utility easement in which the Swale would be constructed. It should first be noted that the preliminary plat has no information on the Swale dimensions or depth at this time. There are several similar swales that exist throughout the City and the erosion concerns can be addressed thru seeding and temporary sediment control measures. The loss of the trees is a more difficult situation. The proposed plat does not indicate the extent of the trees within the area and it is difficult at this time to determine the exact boundaries of the plat in the field. The trees along the north line do appear to be mostly on the development property, and therefore it would be within the normal rights of the property owner to remove the trees. However, by modifying the grades of the proposed yards the developer may be able to eliminate the backyard swale thereby saving the trees. I indicated to Mr. Howe that if he could direct a majority of Lots 1, 2, and 3 to the street, including the runoff from the proposed new buildings, that the swale would not be needed along the north property line. The residents have also expressed concern regarding the increased traffic that will be directed down Yorkton Ridge as a result of the street connection. An option that I discussed with Mr. Howe was to construct a connection street utilizing the existing 30- feet of Nadeau Avenue right-of-way over to Condit Street. An additional 20 feet of right- of-way will need to be obtained from the property at 2883 Condit Street to the north of C:\WINDOWS\Temporary Internet Files\OLKF1A3\Ltr-040804-Ping. Comm..doc