Laserfiche WebLink
CASE <br /> <br />REQUEST FOR PRELIMINARY APPROVAL OF APPLE RIDGE; <br />CASE OF GOOD VALUE HOMES <br /> By: Zoning Administrator Sylvia Frolik <br /> <br />Background: <br /> <br />The City has received a request for preliminary plat approval of Apple Ridge from Good Value <br />Homes. The Property is located west of T.H. g47 at about 157th and 158th. The following items <br />are enclosed: <br /> <br />a) ~ Site location map <br />b) Site Plan <br />c) City Staff review letter <br /> <br />Observations: <br /> <br />The proposedl.plat consists of 60 acres proposed to be subdivided into 142 single family urban <br />residential lot3 to be served by City sewer and water. Certain residents are of the opinion that not <br />all of the subject property is in the Metropolitan Urban Service Area (MUSA). City staff is of <br />the opinion that the entirety of the property is in the M'USA and City Council has directed the <br />City Attorney to review this issue and advise accordingly. In addition, residents have also raised <br />the issue that perhaps the subject property was never properly rezoned to R-1 Urban Residential <br />fo/lowing its inclusion in the MUSA. Accordingly, the Developer has initiated a rezoning <br />application. <br /> <br />The subject property is eligible for approximately 180 lots and in response to concerns raised by <br />residents of adjacent rural residential neighborhoods, the developer has decreased the number of <br />lots proposed J[o 142. In addition, the ratio of rural to urban lots on the west property boundary is <br />1 to 1. The ralio of urban to rural lots on the west half of the north plat boundary is 1.5 to 1. The <br />east half of the north plat boundary abuts 2 extra large rural lots and the urban to rural ratio in <br />this area is 6 to 1. <br /> <br />The plat is proposed to be served by a temporary access onto T.H. #47. This access would be in <br />place until eider the stub streets on the north and south plat boundaries are developed as through <br />streets to 156~ and 160th and/or the area reserved for a future service road along T.H. g47 is <br />consmacted to,funnel traffic to 156th or 160th. The sight distance along T.H. ~b47 is relatively <br />good. Access to C.S.A.H. #5 is provided by extensions of 157th and 158th to the east. In <br />accordance with the comments at the sketch plan review stage, the Developer has provided the <br />City with a traffic impact analysis. The analysis anticipates the development will generate 1,346 <br />trips per weekday when fully developed. One hundred eighty-one additional trips can be <br />anticipated on!:157th Lane; an additional 66 trips per day can be expected on 160th Lane, Sodium <br />Street north of 158th Lane, and on 158th Lane west of Radium Street. The report also notes that <br /> <br /> <br />