Agenda - Planning Commission - 06/05/2014

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Review File: Rabbit Meadows Sketch Plan 08-32-25-21-0003 Page 2 of 5 Streets: The Sketch Plan indicates that 171st Ave NW would be extended approximately 225 feet and terminate with a new cul-de-sac. The proposed overall length of the cul-de-sac appears to exceed the maximum allowable length of 600 feet as outlined in City Code Section 117-614 Subd. (c)(3), which will require a variance. Staff would be supportive of a variance as it would address existing concerns with maneuverability and lack of turn -around space for snow plow trucks and fire apparatuses in the current hammerhead. The proposed right-of-way appears to meet the minimum standard of sixty- six (66) feet in width with a radius of sixty-five (65) feet on the cul-de-sac bulb. The Preliminary Plat submittal must specify the actual length of the cul-de-sac from the right of way centerline of the nearest intersecting street to the center of right of way of the cul-de-sac bulb. It is the intent and desire to plan for future street connections on adjacent, undeveloped parcels. While there is a single family home on the adjacent parcel to the east, it is a large tract of land (approximately thirty- five [35] acres) that is partially encumbered with wetlands, meaning that any future development there would be along the common boundary line with your plat. Thus, the City would prefer to see a corridor, potentially in the form of a drainage and utility easement, extended from your proposed cul-de-sac to the eastern limits of the Rabbit Meadows plat. This would maintain the potential to provide a future street connection if the adjacent property were ever to develop. Setbacks for the house pad on that lot should be from the corridor boundary rather than the actual property line. Finally, it appears that one of the adjacent properties off 171st Ave is utilizing a portion of the hammerhead to access a detached garage. There should be coordination with this property owner to ensure they still have that access to 171st Ave. Wetlands: Based on the National Wetlands Inventory, there does not appear to be any wetlands on the property. However, the project will be subject to review by the Lower Rum River Water Management Organization (LRRWMO) as it appears that it will disturb an area greater than one (1) acre. You will need to submit a separate permit application to the LRRWMO for review and approval. Please note that as part of the Preliminary Plat submittal, wetlands (if any) will need to be delineated. Stormwater Management: The first one (1) inch of rainfall must be infiltrated on site. The Preliminary Plat submittal will need to address stormwater management for the entire site. Drainage and Utility Easements: All lots shall have a minimum of a ten (10) foot drainage and utility easement adjacent to all road right-of-way and unplatted areas and five (5) feet along all common property lines being platted. All wetlands will also need to be encumbered with drainage and utility easements. Drainage and utility easements shall be shown on the Preliminary Plat. Landscaping: Two trees per dwelling unit are required. Deciduous trees shall be a minimum of one (1) inch caliper and evergreen trees shall be at least five (5) feet in height. A Landscape Plan shall be prepared and submitted with the Preliminary Plat application and the plan shall include: