06/14/2006 P&Z Packet - Laserfiche WebLink

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• • Pheasant Stroll Estates page 5 This has a significant affect on the site layout: it pushes the internal road into Lot 1, and eliminates several units elsewhere in the plan. The proposed plat does include land for the future realignment of Ware Rd. The goal there is for the City to be able to align Ware Rd. with the existing Mackubin St. in Shoreview in the future to create a four -way intersection rather than the existing off set situation. However, a setback of 40 is needed from Ware rather than 30 feet, which would affect the layout by moving units west by 10 feet. Staff discussed the shortcomings of the proposed site design with the applicant. The applicants chose not to provide for a public street for access to Co. Rd. J. Utilities: Municipal utilities comprise the other vital infrastructure element in the 49/J planning study. The proposed design of Pheasant Stroll Estates includes a utility corridor connecting to the water and sanitary sewer trunks existing in Ware Road. The infrastructure plan must be completed to determine how the larger area can be served. Water must be looped through the area. Water trunk lines terminate in the southern ends of Ware Rd. on the east side and Woodridge Lane on the west. Long water trunks without looping may not provide adequate service. The water trunk in Ware Road could provide adequate water service for this proposed development. A sanitary sewer trunk also exists in Ware Road. However, it is very shallow. The 49/J study has taught us that a lift station likely will be needed for the area. Whether this will flow to Ware Road or north to another connection point needs to be determined. Stormwater Management, Wetlands: The north east portion of the site includes 1.8 acres of a larger wetland complex that extends across properties to the north. The Rice Creek Watershed District has confirmed the wetland delineation. The square buffer easement shown on the plans would need revision. The City supports surface filtration and other means of treating runoff, though the proposed design may need some revisions. Landscaping: We require landscaping along collector and arterial roads in new subdivisions to buffer homes form the roads. Park Dedication: Park dedication would be cash: $2075 per new dwelling unit. ENVIRONMENTAL BOARD The Environmental Board reviewed the application on February 22. The comments are attached.