Agenda - Council - 05/12/2015 - Laserfiche WebLink

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Review File: Final Plat Review May 7, 2015 Ridgepoint Page 2of 6 grading plan, it is not possible to calculate Net Density. The proposed gross density calculation is 1.79 units per acre. However, the Comprehensive Plan requires a minimum of three (3) units per acre throughout the sewered area of the community. As long as the average density meets or exceeds this density threshold over the entire sewered area, this threshold is met. This proposal would not Please provide this calculation. Final Plat: The Applicant is requesting Preliminary Plat review for seven (7) single family residential lots that would be located immediately east of Rivlyn Avenue and will extend the Rivlyn Avenue cul-de-sac to serve as access for the seven (7) proposed lots. This will result in the cul-de-sac total length over the 600 feet limit as required by City Code Section 117-614 Subd. (c)(3). The Planning Commission previously adopted Resolution #14-07-135 granting a Variance to Maximum Cul-De-Sac length. The lot layouts generally meet the R-1 Residential District (MUSA) requirements in terms of lot size and placement on the lots. Corrections will be required to setbacks, but it appears that all lots would be able to meet all setbacks with the proper floor plan. Four (4) outlots are proposed as part of the Preliminary Plat review. Outlot A is located at the far northeast corner of the plat and will have access to Highway 10 NW. This lot is proposed to retain the existing E-1 Employment District zoning classification and would be anticipated for future redevelopment opportunities or connection to existing uses. The existing commercial structure on Outlot A is proposed to be removed. Outlot A will not have access to Rivlyn Avenue. Outlot B is proposed to serve as deeded river access for Lots 1-7 and is located between Lots 1 and 2. It shall be made clear to future property owners that the Mississippi River Trail shall not be used for motor vehicles to access Outlot B. Outlot C would be created for the Mississippi River Trail corridor. Finally, Outlot D is created as a remnant piece due to the configuration of the proposed lots and could be combined with adjacent redevelopment. Portions of Lots 1-4 are located within the Mississippi River Corridor Critical Area (MRCCA) boundary. While a portion of theselots are within this boundary, the proposed structures are located outside of the boundary and the size of the lot will not exceed impervious surface limits of the Critical Area. Streets: The proposed plat would extend existing Rivlyn Avenue nearly 300 additional feet. When measuring lengths of cul- de-sacs, the point of origin is the first point of multiple access points to the street. In this case, the point of origin is the intersection of Tungsten Street and Riverdale Drive. The existing measurement from the point of origin to the terminus of Rivlyn Drive is approximately 930 feet. The total length of a single access point road with the proposed plat would be 1,281 feet. The length of the cul-de-sac exceeds the 600 feet maximum length. The proposed right-of-way meets the minimum standard of sixty (60) feet in width and a radius of sixty (60) feet for cul-de-sacs. There are limited opportunities for additional connections to public streets to remove the dead end/cul-de-sac condition. Additionally, the surrounding built environment limits future connection options. Highway 10 Access Planning Study: The Minnesota Department of Transportation (Mn/DOT) has initiated the Highway 10 Access Planning Study that has potential implications to this request. two (2) proposed alternatives to create a local road connection that would allow for the removal of private direct access onto the trunk highway system (U.S. Highway 10). One of the proposed alternatives would require that the current proposal be redesigned. Continued on next page.