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

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Observations: As previously mentioned, the subject property is approximately 51.91 acres in size. The portion of subject property that is being developed is now approximately 23.12 net acres. Outlots C and D will be for future development. The preliminary plat is proposing to develop a total of 156 townhomes; 6 eight-unit buildings (back to back), 3 eight-unit buildings (rowhouse style), 7 six- unit buildings (rowhouse style), and 7 six-unit building (new urbanist style). The townhomes will be subject to a site plan review for all other aspects of the proposal including but not limited to architectural standards, off-street parking, structure setbacks, and landscaping. The results of the site plan review may impact the actual number of townhomes to be developed on the property. The subject property is zoned R-2 Medium Density Residential which allows for townhome developments up to 7 units per net acre. The net area. (exclusive of wetlands in the development portion and major road right-of-way) of the development is 23.12 acres in size, which results in a net density of 6.75 units per acre. The proposed development complies with City Code. The applicant has submitted revised drainage, utility, and grading plans based on City Engineering Department comments presented prior to the June 5, 2003 meeting. Staff is still in the process of reviewing these revisions and will present a verbal report at the meeting. The development is served by a combination of public and private streets and. driveway collectors. Streets A, B, C, and D as shown on the plat are proposed to be public streets. The private streets will be driveway collectors and will serve the majority of the townhome units. The plat is showing on access onto County Road 56. This access will need to receive an access permit from Anoka County. It is anticipated that improvements within the County right-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 the developer. A traffic generation analysis has been completed for the development of Town Center Gardens and finds that at full build out of the development, traffic patterns will still operate at an acceptable level assuming the access improvements are done on the County roads. A tree survey was submitted along with the landscaping plans. The survey indicates that there are roughly 120 existing trees on the site. However, after visiting the site, it was clear there was a. large area of the land covered by young elms and other vegetation that was not noted on the plan. The survey also shows that all existing trees are being removed to facilitate this' development. As noted in the Staff Review Letter, in Staff's opinion there are several areas that some significant trees may be saved. Staff will be meeting with the applicant to determine the feasibility to preserve these areas. The Park and Recreation Commission will be reviewing the plat at a future meeting and will be making a recommendation for park dedication and trail fees. 2