Agenda - Council - 05/27/1997 - Laserfiche WebLink

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I I I I I I I I I I I I I I I I i I I REQUEST FOR PRELIMINARY PLAT APPROVAL OF APPLE RIDGE; CASE OF GOOD VALUE HOMES By: Zoning Administrator Sylvia Frolik Background: The City has received a request for preliminary plat approval of Apple Ridge from Good Value Homes. The property is located west of T.H.g47 at about 157th and 158th. The following items are enclosed: 1. Site location map 2. Preliminary plat, grading plan, utility plan, and tree preservation plan 3. City Staff Review Letter dated March 26, 1997 4. Ltr from Mn/DOT dated April 17, 1997 5. Planning Commission, Park Commission and City Council meeting minutes dated February 4, February 25, March 4, March 13, March 25, April 1, April 7 Observations: The proposed plat consists of 60 acres. The property is eligible for approximately 180 lots and in response to concerns raised by residents of adjacent rural residential neighborhoods, the Developer has decreased the number of lots to 142. In addition, the ratio of rural to urban lots on the west property boundary is 1 to 1. The ratio of urban to rural lots on the west half of the north plat boundary is 1.5 to 1. The east half of the north boundary abuts 2 extra large rural lots and the urban to rural ratio in this area is 6 to 1. City Code establishes a minimum lot size of 10,800 square feet; the average lot size in Apple Ridge is 15,932 square feet. The average lot size on those lots abutting the rural development to the west and north is 19,665 square feet. The lot widths on the 6 lots along the west plat boundary are the same as the adjacent rural lots. The plat proposes a temporary access onto T.H. #47 and future right-of-way for a service road parallel to T.H. g47. This access would be in place until either the stub streets on the north and/or south plat boundaries are developed as through streets to 156th and/or 160th. The sight distance along T.H. #47 at the temporary access point is relatively good. Mn/DOT's letter of April 17 indicates a preference to develop the plat in accordance with the Hwy. ~7 corridor study with no temporary access onto//47 and developing through streets to 156th and/or 160th at this time. This option would require acquisition of right-of-way which most likely would require condemnation. Mn/DOT states that if the plat is developed with the temporary access onto g47, it will require construction of north and south bound turn lanes on T.H.g47. A storm sewer system has been proposed that would collect nearly all street drainage and transmit it to a sedimentation pond to be constructed in the southwest comer of the plat. The Utility Plan needs to be modified to show pipe sizing, utility depths, and route for extending water and sewer service to the subdivision. It is also the City Engineer's recommendation that the water system have a second source to provide service.