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<br />\d/d -C\.9J <br /> <br />MEMO <br /> <br />Date: <br /> <br />December 2,1998 <br /> <br />From: <br /> <br />Kim Lee, City Planner <br /> <br />Debra Bloom, Engineering~ <br /> <br />PUD Concept Development Plan For Senior Housing/ Church <br />2561 Victoria Street North <br /> <br />To: <br /> <br />RE: <br /> <br />We have had an opportunity to review the PUD concept development plan for the construction of a senior <br />housing facility at 2561 Victoria Street. This site is located on Bennett Lake, which is one of our community's <br />significant natural and recreational resources. Our concerns for this site are re~ated to visual and environment <br />impacts to the park and lake. Since Bennett Lake drains directly into Lake Owasso, we are also concerned with <br />how this development may impact that basin. We would like to work with you on making this project the best <br />proposal possible and have the following engineering related comments: <br /> <br />Site Plan <br />1. The Ramsey County right- of- way guidelines require the dedication of an additional 10 feet of right- of- way <br />along Victoria Street. This will impact the proposed site plan. Please revise the plans to take into account <br />this additional right- of- way. <br />2. Parcels A and B should be platted to address potential ownership issues. The right- of- way mentioned in <br />(1) should be dedicated on this plat. <br />3. There is a sidewalk along Victoria Street that stops at the south line of Parcel A. This should be extended to <br />the south line of Parcel B. The extended trail should be 8 feet wide and bituminous. We also request that <br />the developer explore upgrading the existing sidewalk to meet the same standards of the extended trail. <br />4. F or safety reasons, the proposed sidewalk behind the building should have a railing in the area where the <br />steep slope is proposed. <br />5. The drive lane in front of the Existing Church building is 50 feet wide. This is twice as wide as the drive lane <br />necessary for two- way traffic. It appears that reducing this lane would direct traffic flow more efficiently. <br />Please revise plans. <br /> <br />Grading Plan <br />1. Is it possible to re-design the building or site layout in such a way to better complement the area and take <br />advantage of the site characteristics? Retaining walls are utilized extensively throughout the site. The <br />plans provided do not include details on the walls, so it is difficult to assess the height of the walls and their <br />visual impacts. The cross section provided does give some insight into the change in elevation across one <br />section of the site, but it would be helpful to know more about all the proposed retaining walls in order to <br />determine the visual impacts throughout the site. <br />2. The slope behind the building exceeds a ratio of 3: 1. This is the maximum for slope maintenance and <br />stability. Please revise the plans so that this threshold is not exceeded in this area. <br />3. Please label top and bottom of wall elevations. Please provide information on the type of material for the <br />proposed walls. Walls over 4 feet in height must be designed by a registered professional engineer and <br />should have a fence at the top. <br />4. The slopes in the parking areas are very steep in places. The proposed southerly drive out to Victoria has a <br />grade of 12%. Please reassess the parking lot design to see if tiered parking rows can reduce these grades. <br />5. Please show the grading limits on the grading plan. There are areas that will be disturbed for the <br />installation of walls. paths, and building construction that do not show the proposed contours. Please <br />revise the grading plan to show all disturbed areas. <br />6. There are two retention ponds proposed along Victoria. These ponds should meet NURP standards to <br />protect Lake Owasso and the wetland basins east of Victoria. They do not appear to meet the minimum <br />