04/14/2004 P&Z Packet - Laserfiche WebLink

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• • • Oakwood View page 6 The subdivision ordinance requires that final plat approval be obtained before utilities can be constructed. However, utility service already exists, serving the existing church. Because of this, the relocation can occur without final platting the entire site. The City Engineer's report is attached. Grading and Stormwater Management: Four wetlands exist on the site. The plans include no filling of wetlands. Several stormwater ponds will be constructed. Drainage and utility easements will cover all wetlands and ponds. The subdivision ordinance requires that water courses must be protected by easement that will include at a minimum a ten (10) foot buffer extending outward from the delineated wetland boundary or the water course ordinary high water level. Lots with easements protecting water courses shall have sufficient dimensions and area outside the water course easement to meet or exceed the minimum lot area and width specified in the zoning chapter for the district in which the lots are located. Two "ponding and flowage" easements exist on the site. The plan proposes to vacate both. An easement vacation requires a public hearing at the City Council and two readings of an ordinance. The vacation hearing will occur when the project goes to the City Council for consideration. These are not P & Z action issues. The Rice Creek Watershed District granted conditional approval to the project. Because the plan was revised, we will require RCWD approval of the revised plan prior to City approval of the final plat. The City has not received geotechnical information on existing groundwater levels and soils. This must be determined in order to compare lowest floor elevations and soil suitability for construction. This must be ascertained prior to City Council consideration of the application. Streets, Access: The Anoka County Highway Dept. has informed us that no additional right of way is necessary for Ash St. (CSAH 32). Typically, the County's policy is to require dedication of additional right of way to total 60' from centerline. The road is 100' wide (50' from centerline). Anoka and Ramsey Counties have agreed to a 100' right of way on this road to minimize impacts on existing homes. Driveway to Group Residence: On the south, the plan proposes a driveway off the church entry drive to serve the group residence. This driveway is five feet from the property line, the minimum required distance, and it must be paved with curb. There also must be a shared driveway easement to allow the new lot to use the existing driveway. This will be a condition of approval. The driveway was revised since the initial plan to address access concerns. Oakwood Lane Extension: On the north, the proposal includes extending Oakwood Lane to provide access to the ten residential lots. This will exceed the 500' maximum cul de sac length allowed by the street standards, Sec. 302 of the City Code.