02/14/2007 P&Z Packet - Laserfiche WebLink

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Comforts of Home page 10 Utilities: As identified in the Hodgson/Co. Rd. J Master Plan, existing water and sanitary sewer infrastructure is insufficient in the area. The proposal does resolve these issues to a great degree. The design utilizes an existing public easement and the developer would purchase an additional easement from two adjacent properties in order to connect to existing water and sanitary sewer pipes in Woodridge Lane. The water would loop to the Raven's Hollow development north of the site. A lift station would be constructed for sanitary sewer on the site. The Rohavic Oaks neighborhood is guided to continue as an unsewered area. Bringing utilities through that area raises greater challenges as we have heard little interest from the residents in getting utility service. This connection to the existing Woodridge Lane water and sewer pipes would resolve some important utility challenges for the area. The City Engineer's review is attached. Wetlands and Stormwater Management: A small wetland of about '/z acre exists in the northwest part of the site. Our subdivision ordinance requires a drainage and utility easement that extends 10' beyond the delineated wetland edge to provide a buffer (Sec. 1007 -4, par. 9). The trail and other elements near the wetland do not allow for this easement. There are several issues regarding the design of the proposed stormwater facilities. One pond lies within the area to be dedicated for right of way for Hodgson Road. Another has a 100 -year high water elevation that would flood the loading dock area of the supermarket. The City requires low floor elevations of buildings to be at least two feet above high water elevations of ponds. Several ponds have high water elevations that would not meet this requirement relative to the existing homes to the west and north. A rain garden is designed directly above the proposed sanitary sewer lift station. This is not workable. The City Engineer's review is attached. Traffic, Access, Circulation, Right of Way: Access to the site is proposed at two locations. The main access driveway would be about 1170'± north of Co. Rd. J., or about 150'± south of the north edge of the property. A second driveway is proposed 550'± to the south. • Right Of Way: Additional right of way would be dedicated for Hodgson Road comprising approximately 1.3 acres. It appears that this would be sufficient for future roadway needs. This would need to be reviewed with Anoka County prior to final plat approval. •