Agenda - Council - 02/25/1997 - Laserfiche WebLink

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cost of extending the trunk sewer and water elements is likely to exceed the $233,424.00 generated from the standard trunk charge on the 144 units. Staff is recommending that the Developer be required to contribute all costs in excess of the standard trunk charges. A comprehensive grading and drainage plan needs to be submitted at the time preliminary plat approval is requested. This plan should include area surrounding the plat to the extent that it must clearly show that drainage from adjacent lands will not be adversely affected by the grading of the subject property..Further, the City would take this opportunity to examine possible improvements to drainage of adjacent parcels. Drainage from newly created public streets must receive water quality treatment prior to discharge into public waters. There are two potential locations for the discharge of stormwater from this development. County Ditch #3, which drains to the Rum River, is located approximately 350 feet north of the northern boundary of the plat. Wetland 733W is located on the southern boundary of the plat. This wetland has no outlet and the Developer must demonstrate that discharge to this wetland will not significantly alter the hydrology of this wetland system. Additionally, all wetlands on the property will need 'to be delineated and the development must comply with the Wetland Conservation Act. At a traffic generation rate of ten vehicle trips per lot, this development will generate 1,440 vehicle trips per day. Two sketch plans have been prepared with the most recent being labeled as Alternate #1, which is under active consideration by the Developer. This sketch plan provides for street connection at 157th Lane and 158th Lane in the adjacent Hall's Dover Addition. It also provides for a frontage road along T.H.#47 with an access at some point onto T.H.#47. An additionai access point between 160th Lane and 156th Lane is not consistent with the adopted corridor study for T.H. g47 which is a component of the City's Comprehensive Plan. An access to T.H. #47 would provide a substantial amount of traffic relief to the adjacent existing development. Mn/DOT will be asked to comment on this aspect of the proposal, particularly the adequacy of the sight distance at the location chosen for the access onto T.H. #47. The proposed frontage road along with stub streets to the north and south boundaries of the plat do provide for future compliance with the T.H. g47 corridor plan which would allow for future elimination of the access shown on the sketch. Staff feels it essential that a traffic analysis be submitted as a part of the preliminary plat process. The subject property is in the Oak Recreation District. With respect to park dedication requirements on the plat, the Park and Recreation Commission reviewed the sketch plan on February t3. They are considering two tracks: 1) determining where and how a neighborhood park within the plat would meet Apple Ridge's recreation and open space needs; or 2) utilizing a cash payment from Apple Ridge to purchase land for a community park in Oak Recreation District. Recommendation: The Planning Commission has recommended that the Developer proceed to prepare a preliminary plat taking into consideration the comments expressed by that Commission and area residents. City Staff recommends that the Developer be directed to proceed to apply for preliminary plat approval with a u'affic analysis report and Mn/DOT's review of the access onto T.H. #47 as required components of the application. Council Action: Motion to: Direct Good Value Homes to proceed to the preliminary plat stage for Apple Ridge with certain traffic generation and access issues to be specifically addressed in the submittal. Review Checklist: CC: City Administrator 2/25/97 I I ! I I I I I I I I I i I I I I I I