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CASE # 3 REQUEST iFOR REVISED PRELIMINARY PLAT OF CHESTNUT HILL; CASE OF JOHN PETERSON, GOOD VALUE HOMES By: Zoning Administrator Sylvia Frolik Background: On May 22, 1990,~ the Ramsey City Council granted preliminary plat approval to Chestnut Hill. The final phase ofiChestnut Hill included an extension of 145th Lane to the west that would turn north and connect .io the future Sunwood Drive. The extension of 145th Lane included crossing a wetland. On May 17, 1994, the developer submitted a request for revised preliminary plat to end the western portion of 145th Lane as a cul-de-sac with no extension running north to Sunwood Drive. : The following items are enclosed for your information: a) b) c) d) Site location map ExCerpt from approved preliminary plat for subject area Proposed revised preiminary for final phase of Chestnut Hill City Staff review letter dated June 1, 1994 Observations: Since preliminary l~lat approval in 1990, wetland regulations have become more stringent and it is no longer possible to construct roads through wetlands, even with mitigation, if there is an alternative route. I.~ this particular case, the alternative would be to end 145th Lane with a cul-de- sac before it reaches the wetland in the northwest corner of the plat. As proposed, the cul-de-sac length does not exCb-..~l the 600 foot maximum. This final phase of. Chestnut Hill was originally approved for 17 lots with 145th Lane consmacted as a through street.! Under the cul-de-sac design, the developer is proposing a park area, an outlot and 11 residential 10ts, for an overall decrease of 6 lots. However, the developer gained 2 lots by a redesign of Chestnot Hill 4th Addition. Therefore, the total number of lots in the plat will be 96 or 4 less than origin[ally approved. However, there is the potential to regain 2 lots with the resubdivision of O0tlot A provided the developer can acquire the adjacent property to the north to help meet minimu~ area requirements. In this case, the total number of lots actually developed will be 98 or 2 less~than the approved 100. Although dead-ending the western portion of 145th Lane with a cul-de-sac will eliminate the means for a conne~ction north to Sunwood Drive in this vicinity, the developer did provide a northerly extension~fof Tungsten Street N.W. in the replat of Chestnut Hill 4th Addition that could accommodate an exXension north to connect with Sunwood Drive and it is only 650-700 feet east of the originally propdsed connection. Recommendation: City Staff recomme,nds revised preliminary plat approval of Chesnut Hill to design the western end of 145th Lane N.V¢i as a cul-de-sac. Commission Action: .' Motion to recommend that City Council grant revised preliminary plat approval to Chestnut Hill. Review Checklist: City Engineer Steve Jankowski PC: 6/6/94