Agenda - Planning Commission - 12/01/2016

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Review File: Woodlands 4th Addition Preliminary Plat, Cul-de-sac Length Variance and Lot Depth variance. November 23, 2016 Page 4 of S The Landscape Plan is generally acceptable. However,we would like to work with you to focus at least one (1) of the two (2) required front yard trees to be located within the boulevard (between the sidewalk and back of curb or,for those areas with no sidewalk,within ten[10] feet of the back of curb)to create a street tree presence. Street trees shall only consist of deciduous species. Any changes to the species shall receive approval by the City prior to installation. The Environmental Policy Board(EPB) reviewed the Landscape and Tree Preservation Plans at its meeting on November 21St and recommended approval of both contingent upon compliance with this review letter. Density Transitioning:As proposed,the development is subject to the density transitioning standards found in City Code Section 117-110. It appears that the wetland area in the rear of each of the proposed lots creates a natural buffer of more than 300 feet between the existing homes in the R-1 Residential (Rural Developing) district. This would satisfy the density transitioning requirements. Streets and Access.The Preliminary Plat indicates that 159th Avenue NW would be extended to the south to serve the thirteen (13) lots. Cul-de-sac length is limited to a maximum of 600 feet;the proposed length of the cul-de-sac is an additional 400 feet onto the existing 900 foot existing cul-de-sac. The Applicant has submitted an application for a variance to cul-de-sac length. If the variance request is not approved,the Preliminary Plat will need to be revised to reflect a cul-de-sac length of not more than 600 feet or 159th Avenue NW will need to be extended to Alpine Drive,or Ramsey Boulevard NW. The connection to either of these roadways would result in significant wetland impacts. Staff is supportive of the cul-de-sac length variance as proposed. Trails. The plans currently do not show a trail access to the existing boardwalk located to the east of lots 1-7 (inclusive). The City currently holds,and the plans show,a sizeable drainage and utility easement between lots 1 and 2 of Block 1 where a trail could be constructed that would provide a pedestrian connection to the boardwalk to the east. Staff suggests the addition of a paved trail between Lots 1 and 2 of Block 1 to connect to the existing trail to the east of Lots 1-6 (inclusive) of Block 1. Grading and Drainage Plans. A permit from the LRRWMO will be required. Please also see review comments from the Engineering Division. Development Fees.Development Fees will be due with the Plat including,but not limited to,Park Dedication, Trail Development,and Stormwater Management.These fees are collected at the time the Final Plat is recorded and at the rate in effect when the plat is recorded. Development Agreement:An executed Development Agreement will be required prior to releasing the plat for recording. Cul-De-Sac Length Variance Review The Applicant is currently proposing a cul-de-sac that would measure approximately 1,300 feet in total length. Currently 900 feet of a cul-de-sac road exists and the Applicant is proposing to add an additional approximately 400 feet of roadway to that cul-de-sac. City Code Section 117-614 Subd. (C)(3) limits the length of cul-de-sacs to 600 feet. The existing 159th Avenue NW that terminates into a cul-de-sac had an approved variance for a temporary cul-de-sac until which time that this proposed addition were constructed. 159th Avenue NW if extended to