Agenda - Council - 01/25/2005 - Laserfiche WebLink

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The subdivision is showing a public street servicing the units. City Code restricts cul-de-sac (or dead end streets) to 600 feet; the proposed~ public street exceeds this requirement. The project is being proposed as a PUD and deviations arc'permitted and therefore the cul-de-sac length will need to be addressed as part of the P.UD agreement. The. sketch plan is providing for a connection to the adjacent property to the south as required by City Code. There is a substantial wetland on the proposed plat that will need to be' delineated and encumbered with drainage and utility easements on the preliminary and final, plats. A detailed grading and drainage plan will be reViewed as part of the preliminary plat submittal. The subdivision will be subject to permitting by the Lower Rum River Watershed Management Organization. The Planning Commission reviewed the sketch plan at their January 6, 2004 meeting. Although sketch plan's are not subject to an official PUblic hearing, Chairperson Nixt allowed comments from residents in attendance. Several residents stated their opposition regarding the proposed development. The Planning Commission unanimously denied the sketch plan based on concerns with the proposed density, wetland/topography challenges, and lack of compliance with the PUD guidelines. It should be mentioned that subsequent to the Planning Commission meeting, staff received a revised sketch plan showing 24 units Compared to the previously proposed 28 units. Recommendation: As mentioned above, the Planning Commissionrdenied the sketch plan. However, City COde states that an applicant has the right to request that the City Council review a sketch plan. The applicant is exercising this option and is requesting input from the City Council. The intent of sketch plans are to merely get a conceptual look at a proposed subdivision. The details related to compliance with PUD guidelines (i.e. open space), setbacks, and architectural standards are reviewed in great detail during preliminary plat review. Often times the comprehensive preliminary plat and site plan reView process results in adjustments to the number and location of the units and streets. : Staff recognizes that the Planning Commission and area residents have concerns related to this development and that there are details to work through. However, with that said, it is staff's opinion that the proposed single unit townhomes and the proposed 3.4 units per acre density is an appropriate use of the subject property] FUrthermore, City Code establishes that low density twonhome developments not exceed 4 units/acre is an .acceptable land use in the R-1 District. ' Therefore, staff recommends that the City Council direct the applicant to proceed to preliminary plat and begin working through City Code requirements.