Minutes - Planning Commission - 04/04/2002

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Compliance with the City Staff review letter dated January 31, 2002, Revised March 28, 2002, with modifications to point 4 to include language regarding a variance in lieu of a private street The applicant receiving a variance to the front yard setback A revised street design will be provided Variance is approved for the length of the road. Motion Carried. Voting Yes: Chairperson Nixt, Commissioners Johnson, Kociscak, Brauer, Reeve, Sweet, and Watson. Voting No: None. Absent: None. Case #6: Request for Sketch Plan Review of Sunflower Ridge; Case of Oakwood Land Development Presentation Community Development Director Frolik explained Oakwood Land Development has applied for sketch plan review of a townhome development proposed to be named Sunflower Ridge. The property is generally located north of Alpine Drive and west of T.H. #47. The property is currently zoned B-1 and B-2 Business. The 2001 Comprehensive Plan identifies the subject property for development with low density residential uses. City Council recently approved a 2002 Amendment to the Comprehensive Plan that changes the preferred land use from low density residential to medium density residential. If the Metropolitan Council approves the amendment to the Comprehensive Plan, a rezoning of the property from B-1 Business to R-3 Urban Residential will be required to develop the property with residential uses at a net density not to exceed 7 units per acre. The property is approximately 18.8 acres in size. She explained the sketch plan is proposing 131 units, which equates to a gross density of 7 units per acre. The maximum number of units allowed will be calculated on a net density of land area exclusive of wetlands and major roads. There appear to be wetlands present on the property; the number of units will have to be reduced in order to comply with the net density maximum. The total density attainable may also be impacted by the site plan review. Interpretation of lot size requirements in the current R-3 Urban Residential standards require a total lot area of 690,000 square feet for the 131 units proposed; the parcel is 871,200 square feet in area. In accordance with the new private street policy, the sketch plan is proposing a main public street through the project area that also connects with proposed streets in Evergreen Point to the east and the replat of Wildlife Sanctuary to the north. There are private driveway collectors completing the road system through the plat. Staff is suggesting that the plan be revised to provide for a future road connection to the west, reorient buildings to reduce the number of driveways on public streets, look for ways to eliminate cut-through traffic wherever possible. Sidewalks will be required along one side of the public streets. A detailed drainage and grading plan will be addressed during the preliminary plat and site plan process. The project is also subject to the review and permitting process of the Lower Rum River Watershed Management Organization (WMO) and MPCA. She said Staff is requesting that there be an area of common open space that can be used for active or passive recreation within the neighborhood. As a guideline for minimum green Planning Commission/April 4, 2002 Page 9 of 14