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I I I I I I I I '1 I I I I i I I CASE REQUEST FOR PRELIMINARY PLAT APPROVAL OF SUNFISH SQUARE; CASE OF JACK MENKVELD, NORTH SUBURBAN DEVELOPMENT By: Zoning Administrator Sylvia Frolik Background: Jack Menkveld of North Suburban Development is requesting preliminary plat approval of Sunfish Square. The plat consists of approximately 40 acres on the northeast comer of the intersection of County Road gl 16 (Industry Avenue) and County Road #57 (Sunfish Lake Blvd.). The current proposal is to develop the property with 69 single family residential lots, reserve 8.7 acres for future development with multi-family units and 1.2 acres for commercial business. Observations: On May 14, 1993, the City received an application for sketch plan approval of Sunfish Square. On June 1, 1993, the Planning and Zoning Commission reviewed the sketch plan and made recommendations for plat modifications pertaining to street alignments to lessen the impact of urban densities on the existing rural subdivision to the north, Hunter's Hill. On June 10, 1993, the Park and Recreation Commission conducted a preliminary review of the proposed plat. At that time, the consensus was that a majority of park dedication would be satisfied with a cash contribution. The Commission also made recommendations for pedestrian transportation routes (sidewalks) along County Roads #57 and #116, Vanadium Street and 142nd Avenue. It is anticipated that when the Park Commission reviews the preliminary plat at their regular meeting in October, these recommendations for sidewalks will change somewhat based on modifications to street alignments subsequent to the sketch plan review, comments contained in the City Staff review letter dated September 30, and anticipated comments from the Anoka County Highway Department. If sidewalks are finally determined to be a requirement of the plat, they are not eligible for park dedication credit because they are transportational in nature and not identified in the City's Comprehensive Park and Trail Plan. All of the single family residential lots and the commercial lot meet the minimum area and dimension requirements. In accordance with the recommendations of the Planning and Zoning Commission and Staff, 142nd Avenue has been designed as a through street into Cedar Hills 2nd Addition and access from the plat is provided to both County Road #116 and County Road #57. None of the cul-de- sacs exceed the maximum length of 600 feet. Within the City Staff review letter, the City Engineer also recommends that access to the multi-family lot be provided from interior streets versus the County roads. It is anticipated that the County Highway Department will have the same comments, which should be available at the meeting on October 5. The City Staff Review letter also points out some drainage plan modifications that will be required. In accordance with City Code and the policies of the Park and Recreation Commission, the developer must submit a landscape plan that includes a tree preservation plan and provisions for the planting of one two-inch diameter tree on each of the lots. City Staff is also recommending that the