Agenda - Planning Commission - 02/03/2005

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Presentation Associate Planner Wald advised that Shade Tree Communities, LLC applied .for sketch plan review to create a residential Planned Unit Development. (PUD) subdivision consisting of single family and detached townhom¢ units on the property generally located west of Potassium Street and east of Nowthen Blvd. (county Road 5)~. Associate Planner Wald explained that the subject property is 28 acres in size and zoned Single Family. She stated City Code restricts density to three' units per acre or up to four units per. acre through a PUD. She indicated tlie sko~tch Plan is proposing to plat the property into 10 single family lots and 28 detached townhome units for a density of 2.8 units per ac. re. She noted single family lots are permitted within the R~I iDistriCt and townhome units are permitted through a PUD. She stated the subject proPerty will need t° be rezoned to PUD. Associate Planner Wald stated the sketch Plan is proposing to gain access from PotasSium Street and Radium Street. She advised that the subdivision is complying with City Code by connecting to Radium Street, which is located w~th~n anexisting residential neighborhood. She added that the City has also received a sketch plan application for the development of the property located to the east of the subject property; Rum RiYer Meadows. She noted it is important to coordinate street layout and connections between Shade Tree Cottages, Rum River Meadows, and the existing neighborhood to the north. She s~ted it is staff's opinion that the street layout should be revised to provide a more direct RadiLtm Street connection from the north connecting to Potassium Street. She added it is staff's UnderStanding that the sketch plan is in the process of being revised to address staff's cOncerns. Associate PIanner Wald explained that Potassium 'Street is currently an unimproved public street, and it is the City's desire to upgrade gravel streets wheneVer possible and therefore discussions have been initiated regarding .the City participating in the cost to complete the street improvement project. ~: Associate Planner Wald stated that along t~he northern plat boundary line, the subject property is located next to single family lots that,are located outside of the Metropolitan Urban Service Area ' (MUSA) and therefore the plat Will be subject, to density transitioning. She indicated that City Code allows the City t° determine the proPer buffer level for PUD developments. She stated the sketch plan is providing 100 feetl between the rear lot line of the existing single family homes and the detached townhome units. She added that the' preliminary plat should comply with vegetation requirements established in the Density Transition ordinance. Associate Planner Wald noted 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. She stated a detailed grading and drainage plan will be reviewed as part of the preliminary plat submittal. She indicated the subdivision will be subject tO permitting by the Lower Rum River Watershed Management OrganizatiOn, adding that the proposed plat will be reviewed for park dedication requirements by the Park Commission at their January meetingl Planning CommissiOn/January 6, 2005 page I1 of 21 Pll