12-11-08 Planning Comm. Agenda - Laserfiche WebLink

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Planning Commission December 4, 2008 Page Two proposed directly over the existing sewer line. Without topographic information on the plan it is unknown what depth the sanitary sewer will be at from the finished ground elevation. However, if excavation of the sewer were necessary for repair, it appears there would be disturbance to improvements proposed. Improvements should be moved away from the sanitary sewer line to the extent possible and/or the need for excavation accounted for in the design of the improvements and an agreement on payment of any future disturbance restoration costs. No grading information is provided on the site plan so it is impossible to determine what separation would exist between the bottom of the rain garden /retention areas and the sanitary sewer, but these practices are typically designed to infiltrate water and infiltration of ground water into the sewer is not allowed. The City should review the conditions of these lines to ensure that steps are taken as part of the development to protect water from infiltrating into these sanitary sewer lines or manholes. Possible measures that may need to be taken by the developer could include lining of the main line sewer and manhole structures. Wetlands The Ramsey Washington Metro Watershed District is the Local Government Unit that is responsible for implementing the Wetland Conservation Act and other wetland regulations. With the proposed disturbance being over 1-acre a permit from the Watershed will be required for the development and therefore the City can be reasonably assured that all wetland regulations will be required to be followed. Based on our knowledge of watershed rules the wetland /pond to the east of the site is classified as a Management C wetland which would require a 25 foot average no disturb buffer from the wetland edge and a minimum buffer of 12.5 feet. The wetland boundary would need to be approved by the Watershed and any disturbance to the wetland would need to be mitigated or a de minimis determination applied for and approved. Other It appears that the development proposal includes the construction of a new fast food building at the intersection of Rice Street and Country Drive, however the building does not appear to be entirely within the property. A clarification should be made as to the extent of the improvements. The parking stalls being provided appear to meet the City's width and depth requirements along with drive aisles within the parking areas. The City Planner should review the actual number of stalls and the adequacy of the shared parking use. Several retaining walls appear to be proposed within the property. No topographic information is shown on the plan so the height of the walls is not known at this time. The applicant should be aware that any wall over 4 feet in height would be required to be designed by a professional engineer and signed plans received. ur-lzoaoa-Pc 10062 Flanders Court NE, Blaine, MN 55449 -Phone: (763) 780-0450 -Fax: (763) 780-0452