Agenda - Planning Commission - 06/25/2003 - Special Meeting

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Preliminary Plat Review: Town Center Gardens May 30, 2003, Revised June 23, 2003 Page 2 of 4 Outtots: The preliminary plat shows four outlots. Outlots A and B are contained within the development and will not be developed as residential units in the future. Outlot A will be used to provide access to the City wellhouse and Outlot B will be used as open space as part of the entrance into the development. Outlots C and D are being held for future development. City Ordinances require applicants show future development plans for outlots so that that the City can determine that the area will be adequately served by public infrastructure. Please provide staff a sketch of what is anticipated to be developed in the outlots. Streets: The development is served by a combination of public and private streets and driveway collectors Streets A, B, and C are proposed to be public streets. The private streets serve the majority of the town_home units. The plat is showing on access onto County, Road 56. This access will need to receive an access permit from Anoka County. [t is anticipated that improvements within the County fight-of-way near the proposed accesses (such turn lanes and raised medians for fight-in and right-out turning movements) will need to be constructed by you, the developer Grading~ Drainage, and Utilit-v Plans: You have submitted revised drainage, utility, and grading plans based on comments from plans 'reviewed before the June 5, 2003 meeting. The City Engineering Department is still reviewing the revisions and will report on the plans at the Planning Commission meeting of June 25, 2003. Wetlands: There is a DNR protected wetland on the property. Review of a wetland delineation report will need to be conducted by. the Anoka Soil Conservation District The Lower Rum River Watershed Management Organization will need to review the development for impacts to the wetland. Traffic Generation Analysis: A traffic generation analysis has been completed for the Town Center Gardens development. The analysis assumed a full build-out of the parcel with similar townhome units (a total of 329 units) and an access onto 149th A,ze. at the Peridot St. intersection. The traffic generation analysis determined that all of the k~y intersections would operate at an acceptable level. However, it should be pointed out that the analysis was conducted with the assumption that raised medians would restrict turning movements at Street C and Hwy. 116 and at Street A and Ramsey Blvd. (right in and right out). These assumptions are based on Anoka County Highway Department spacing guidelines. The costs for the construction of the improvements be borne by the developer(s) whose subdivisions is responsible for the needed road improvements. Park Dedication: The development will be reviewed at a future Park Commission meeting. The Park and Recreation Commission can recommend that a cash fee or land dedication take place to take care of park dedication requirements. The 2003 Park Dedication rate is $1,800 per unit. It should be noted that the rate in effect at the time the subdivision receives final plat approval will be required. 14