Agenda - Planning Commission - 01/04/1994

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CASE REQUEST FOR REVISED PRELIMINARY PLAT APPROVAL OF RIVENWICK; CASE 'OF RIVENWICK CORPORATION Background: Rivenwick Corporation has submitted their request for final plat approval of Rivenwick 2nd Addition. This 2nd Addition is platting the remaining residential lots. The proposed final plat varies from the approved preliminary plat for Rivenwick in that the westernmost pan of 137th Avenue has been designed as a cul-de-sac versus a through street to Riverdale Drive N.W. Consequently, it is necessary for the developer to seek approval for a revision to the preliminary plat prior to final plat approval of the 2nd Addition. The following items are enclosed for your information: a) b) c) d) Site location map Approved Preliminary Plat Proposed Revision City Staff Review letter dated December 27, 1993 Observations: With the revision to the street layout, the number of lots in the 2nd Addition would increase from 44 to 45. All of the lots exceed the 12,150 square foot area requirement for the Critical River Corridor. With the exception of Lots 4, 5, and 6 of Block 2, all of the lots meet the 80 foot lot width requirement at the street frontage or building setback line. These deficient lots have 76.1 feet at the building setback line. In lieu of the fact that Lots 4, 5, and 6 exceed the minimum area requirement by 700+ square feet, it is staff's recommendation that a variance to minimum width be granted because with the excess area, a reasonable building pad should be attainable. The revised preliminary plat approval is necessitated by the redesign of 137th Avenue from a through street to a cul-de-sac. Although the proposed cul-de-sac may encourage higher value housing, it will exceed the maximum length for cul-de-sac by over 280 feet, shift traffic to other residential streets, and lengthen the distance for westbound trips significantly. A revised grading and drainage plan based on the proposed revisions to the 2nd Addition has been submitted, which is substantially in accordance with the current approved plan. The trail link on the south end of the 2nd Addition must be paved and linked to the trail segment south of Ironstone Court. The trail connection should be approved by the Anoka County Parks Department. These trail provisions are not eligible as park dedication credit. Park dedication will consist of a cash payment with credit given for the land dedicated in the 1st Addition. In accordance with the policies of the Park and Recreation Commission, the development agreement will require the planting of a tree in each lot. Recommendation: Commission Action: To recommend City Council approval of the proposed revision for cul-de-sacs in the 2nd Addition of Rivenwick will be based on the Commission's discussion. Review Checklist: City Engineer P&Z: 1/4/94