1993-04-22 Engineer Review
MEYER-ROHLIN, INC.
ENGINEERS-LAND SURVEYORS 1111 Hwy. 25 N., Buffalo, Minn.55313 Phone 612-682-1781
MEMORANDUM
TO:
FROM:
DATE:
RE:
Commission, c/o Ann Culley
Hardwood Pond
Addition
FILE NO: E-9301-GEN
BACKGROUND
The concept plan for the Hardwood Ponds development was presented
and approved in 1987 with the subsequent development of the
Hardwood Ponds Addition in the spring of 1988. The Hardwood Pond
2nd Addition is essentially a completion of the Hardwood Ponds
development as per the original concept plan.
ANALYSIS
The current zoning ordinance was passed in September, 1988, and
some discrepancies are resulting between this preliminary plat,
based upon the original concept plan, and the current ordinance.
Minimum lot size in the R-3 zoning is 12,500 sf. It would appear,
based upon the preliminary dimensions, that lots 13 and 14, block
1 and lots 1, 2, 3, 8, 11 and 12, block 2 fall short of this
minimum lot size. These should be verified and corrected when the
final plat dimensions are computed.
The current zoning ordinance requires all cul-de-sacs to have
50-foot radii, whereas the preliminary plat proposes 55-foot
radii. This could be adjusted in the final computations as the
abutting lots appear to be of ample size to accept this
adjustment.
It is our understanding that the developer will be requesting the
city to install the utilities through the 429 Improvement
Statute. If this is the case, drainage calculations will
determine the extent of any drainage easement ( detention pond
area) that may be needed in the area of lots 11 and 12, block 1.
Thore P. Meyer, Professional Engineer Robert Rohlin, Licensed Land Surveyor
Memorandum
Page 2
Drainage arrows should be shown as to rear lot drainage,
particularly along the north side of the plat. Current drainage
arrows indicate surface drainage into the school property. This
should be contained upon the plat with drainage along the rear
lot line to the east and west.
RECOMMENDATIONS
As the proposed Hardwood Pond Second Addition plat is in general
conformance to the original concept plan and Hardwood Pond
Addi tion, we would recommend the approval of the Hardwood Pond
Second Addition, subject to the following:
- Adjustments of lot sizes to conform to zoning ordinance
- Adjustment of cul-de-sac radius
- Revise on-lot drainage pattern to contain surface water on plat
- Request by developer for street and utility improvement through
the 429 Improvement Statute
- Completion of a development contract controlling development
activity in the plat areas
- Comments and recommendations of other city staff
- Comments and recommendations of County Engineer (re: Co. Rd.
35)
- Approval of sanitary sewer extensions by MPCA
cc: Linda Houghton
Mike Couri
Bob Braun