Agenda - Council - 06/25/2002 - Laserfiche WebLink

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I I I I I I I I I I I I I I I I I I Mr. Iverson stated that there is a conflict of recollection as to what was agreed to regarding reforestation. Case #4: Request for Preliminary Plat Approval of Alpine Meadows; Case of Eighty Seven LLC Principal Planner Trudgeon stated that Eighty Seven LLC has applied for preliminary plat review of a 42-unit townhome development. The property is generally located in the southwest quadrant of T.H. #47 and 153ra Avenue NW and the fee title owner is Blaine Edmundson. The subject property is zoned R-3 Urban Residential which allows up to 7 dwelling units per acre. The property is approximately 8.7 acres in size. When the right-of-way of Alpine Dr. and Hwy. 47 is factored out, the property has 7.1 net acres. The preliminary plat is proposing 42 townhouse units for a net density of 5.91 units per acre. City Ordinances limit the length of a cul-de-sac to 600 feet. City Ordinances also require that the arrangement of streets in new subdivisions shall make provisions for the continuation of existing and future streets into adjoining areas. Between the date of the public hearing (Feb. 7) and the Planning Commission's action on the preliminary plat (April 4), the Developer solicited Council input (Feb. 27) on whether or not the public access should be provided for all the way to the south boundary of the property. Council indicated a desire to plan for a future access to adjacent streets and properties to the south. Based on that information, the developer presented a preliminary plat with a public road all the way to the south boundary that terminates in a temporary cul-de-sac; this is in lieu of a public road extending-600 feet into the property from Alpine Drive NW and then converting to a private road the remainder of the distance to the south boundary of the plat. The Board of Adjustment granted a variance to the 600 foot maximum cul-de-sac length to facilitate continuation of streets to adjoining areas. In accordance with the new private street policy, the preliminary plat shows private driveway collectors serving 16 of the units. The remaining 26 units will have driveways on the public fight- of-way. All of the driveways will be at least 25 feet long, with several being 30 to 40 feet long. A grading plan has been submitted with the prelim/nary plat. Under City Ordinances, all yard grades shall be no flatter than one percent. Grades between one and two percent require a certificate of grading before the units can be fully constructed. The grading plan proposes grades of less than one percent behind Lots 14-22, Block 1 and Lots 9, 10, 13, 14, 17, and 18, Block 2. These grades must be modified to a minimum of one percent. The project is also subject to the review and permitting process of the Lower Rum River Watershed Management Organization (WMO). The Park Commission previously met to discuss the proposed subdivision and are requiring that park dedication fees in the amount of $1700 per unit be collected in lieu of land dedication; that trail fees in the amount of $400 per unit be collected; that the developer indicate an area within the subdivision of common open space that can be used for active or passive recreation, and that the applicant dedicate through a separate recordable document a twenty-foot trail easement parallel with State Hwy. 47. The Planning Commission has recommended preliminary plat approval of Alpine Meadows subject to compliance with the City Staff review letter dated January 31, 2002, Revised March 28, 2002. Councilmember Anderson inquired as to what the tree situation was on the property. City Council/May 14, 2002 Page 16 of 33 -213-