07-28-2004 Council Agenda - Laserfiche WebLink

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oward R. Green Co May 7, 2004 File: 803950J Honorable Chair and Planning Commission City of Little Canada 515 Little Canada Road E Little Canada, MN 55117 -1633 RE: GERVAIS HILLS DEVELOPMENT CITY OF LITTLE CANADA Dear Planning Commission Members: rpany As requested, we have reviewed the submittal package for the proposed Gervais Hills development, located between State Trunk Highway (TH) 36 and County Road (CR) B -2 south of Lark Gervais. The proposed development would combine two existing lots to create a 12 -lot subdivision. Stevens Engineering and Cornerstone Land Surveying, Inc., prepared the submittal documents, which are dated April 26, 2004, and April 19, 2004. The submittal includes a preliminary plat, grading plan, and utility plan. Based upon our review and conversations with the Public Works Director, we would offer the following comments: Preliminary Plat 1. Two edge of flag lines are shown outlining the existing drainage ditch from TH 36 to the storm culvert under CR B -2. It is unclear what these edge of flag lines represent; i.e., wetland boundary, edge of existing drainage and utility easement, or other. Verification should be provided that no wetlands exist within this drainage way that would need to be mitigated at a 2:1 replacement. 2. We also question whether there is an existing State, County, or City drainage and utility easement encompassing the existing drainage channel. Currently none are shown. 3. The southernmost 40 feet of the proposed plat is not labeled as an outlot or street or highway right -of -way. Clarification should be made as to its designation. Preliminary Plan 1. The grading plan indicates that the existing drainage channel will be eliminated and replaced with a series of storm water ponds. Drainage calculations will need to be submitted to verify that drainage characteristics through the development remain unchanged. This would include verification of flows from the existing stormwater pipes from TH 36. The existing storm pipe configuration from the proposed street to pond 1 results in a short- circuiting of the pond, which will eliminate or reduce the effective treatment of stormwater for sediment and nutrient removal. We would require that the distance between the inlet and the pond outlet be increased to provide for a normal pond function. The Watershed will also need to review the grading plan and stormwater calculations and approve each prior to any development. 0: \PROD \803950) \Ltr - 050704 - Planning Com.doc 2550 University Avenue West • Suite 400N • St. Paul, MN 55114 • 651/644 -4389 fax 651/644 -9446 toll free 888/368 -4389