Agenda - Planning Commission - 07/10/2014

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Review File: Preliminary Plat Review (July 3, 2014) Ridgepointe Page 9 of 10 at an approved alternative, and the trail project proceeded utilizing the existing easement. The Property Owner was notified and approved the removal of certain structures necessary to commence the project. The proposed Preliminary Plat does preserve an adequate corridor for trail purposes. However, the proposed Preliminary Plat does propose to introduce fill to create buildable pad sites. It is anticipated that this will create significant grade differentials between the proposed lot grades and the elevation of the Mississippi River Trail. This will likely result in the need of some sort of retaining wall. Details will be reviewed with the Final Plat. Staff has identified this as a potential area of concern that may impact the layout and number of lots proposed, depending on the outcome of the development of the final grading plan. The preliminary grading plan does take this improvement into account. Development Agreement: A Development Agreement shall be required outlining Stage I and Stage II Improvements (public improvements such as streets, trails, and utilities), performance sureties, inspection fees, process, and timelines. A preliminary draft will be included with Preliminary Plat review with the City Council. Request for Assessment Agreement. The Applicant has indicated that they would desire to request that the Stage I and Stage II Improvements be constructed as a City Improvement Project and assessed back to the benefitted properties. Staff has discussed the scenario with the City Attorney, the City Engineer, and Finance Director. An Assessment Agreement shall be required as part of the Development Agreement noted above. Details of this Assessment Agreement shall be included as part of the Preliminary Plat review. Please note that although reviewed along parallel with the Preliminary and Final Plat approvals, the Assessment Agreement request carries a slightly separate process. Construction Plans shall already be required as part of Final Plat review. Following approval of these plans with Final Plat, the City must advertise for bids, hold a sealed bid opening, and then consider accepting or rejecting submitted bids. This process will extend the normal review process as opposed to the Developer constructing the Stage I and Stage II Improvements themselves. The Applicant is responsible for submitting a written request to the City formally petitioning for this process. Grading, Drainage, and Utility Plans. The City Engineer is in the process of completing review of drainage, grading, and utility plans. This review will be complete prior to City Council review. Any recommendation of the Planning Commission is contingent upon review by the City Engineer.