Minutes - Planning Commission - 04/04/2002

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the northwest corner of Alpine Dr. and State Hwy. 47. The property is approximately 24.11 acres in size. The property is currently zoned R-3 Urban Residential, which allows for medium density residential development at a density not to exceed 7 units per acre. The preliminary plat reflects a net density (subtracting Alpine Drive and T.H. #47 road right-of-ways and wetlands) of 6.9 units per acre. In accordance with the newly adopted street policy for multiple residential developments and suggestions from City Staff, Planning Commission and City Council, the developer has worked diligently to design the preliminary plat with a combination of public streets and private driveway collectors, two accesses onto Alpine Drive and two accesses to the adjacent property to the west. The City Engineer has reviewed the Grading Plan and made some technical recommendations for the final Grading Plan required at the time of Final Plat approval. The project is subject to the review and permitting process of the Lower Rum River Watershed Management Organization (WMO) and MPCA. The standard drainage and utility easements are proposed around the perimeter of the plat. In accordance with City policy, the wetlands and stormwater ponds are also proposed to be encumbered with drainage easements. The proposed easements for sewer and water extensions comply with the Utility Plan. The extension of sewer and water to the site will have to be coordinated with the development of Sunflower Ridge to the east and the replat of Wildlife Sanctuary to the north. The Landscaping Plan identifies existing tree stands; either the Plan has to be modified to also identify tree removal limits, or an addendum to the Grading Plan will be required to identify both existing tree stands and removal limits. She noted the Park Commission would like a common open space to provide opportunity for passive or active recreational uses by the residents. City Code also requires sidewalks along one side of all non-cul-de-sac streets. The proposed plat identifies a sidewalk along the west side of Germanium Street. A trail, rather than a sidewalk, is proposed along Fluorine Street in lieu of a trail adjacent to T.H. #47, because of the wetland to the north. Therefore, the trail is proposed to follow Fluorine Street and continue to the west through Sunflower Ridge and then north again through Wildlife Sanctuary and eventually back out to #47. It is expected that park dedication will be satisfied with a cash payment. The trails proposed are not trail fee credit eligible and therefore, the standard trail fee will be collected for the plat. Staff recommends approval of the preliminary plat subject to the Staff Review letter March 27, 2002. Citizen Input Bob Solintrop, John Oliver & Associates, explained the plan has been through several revisions. He noted the original plan had 200 units and was rejected. He said there was little room for changes to be made, unless some of the units are removed. He said there are public roads throughout the site and some private roads will be used as driveway collectors. Commissioner Johnson questioned if Mr. Solintrop could comply with the 25-foot setback. Mr. Solintrop explained that may be possible, however, he would lose 15 to 25 feet off the buildings. Planning Commission/April 4, 2002 Page 4 of 14