Agenda - Planning Commission - 03/03/2005

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Oa/vwood Land Development: St. Anthony Gun Club December 29, 2004 2of4 Grading and Drainage Plans: Grading and drainage plans will need to be provided during the preliminary plat process. A permit 1:¥om the Lower Rum River Water Management Organization will be required. Wetlands: A substantial portion of the property is wetland. Wetlands will need to be delineated on the preliminary and final plat and encumbered with a drainage and utility easement. The sketch plan also reflects that the proposed road design will require filling .36 acres of wetlands. T-he Wetland Conservation Act requires that any wetland filling go through a sequencing process, with wetland avoidance as the most desirable outcome. The Developer will need to present alternatives to the proposed wetland filling. The Lower Rum River Water Management Organization is responsible for the administration Of the Wetland Conservation Act. The City is anticipating adopting a wetland buffer ordinance early in 2005. City staff is requesting that the developer give some consideration to implementing a wetland buffer standard where applicable throughout the plat. Density Transition: Currently, City Code requires density transitioning between the proposed single-family urban lots and the surrounding single-family rural lots. City Code establishes several options to achieve the transitioning through landscaping, existing topographical features, or matching densities on common boundaries. The attainment of required density transitioning must be identified on the preliminary plat submittal. Access to Lots: The proposed plat includes 3 accesses from Variolite Street, which is acceptable to the City. The road design will also include extension of Traprock Street from the south into the plat,; this is in compliance with City Code requirements for through streets connecting neighborhoods. Also in accordance with City Code, a public road is proposed to be extended to the east property line of the plat. In the event that the road is not extended east beyond the plat because of the presence of wetlands, it is recommended that this. segment of right-of-way be platted as outlot. The most souther-ly east/west road should be aligned to facilitate an.orderly intersection if 159th is extended from the west to fie into Variolite Street at some point in the future. Utilities: All lots are proposed to be served by municipal sewer and water, which would require City Council approval of the Comprehensive Plan amendment currently under consideration. You have submitted a request tbr feasibility study to determine the feasibility of providing muni, cipal sewer and water to the subject property; this request is under consideration by the City Council, and must be approved prior to the approval of this plat. Traffic Generation Report: The City Charter requires the generation of a traffic analysis i'eport. City Staff will utilize the services of a consultant to prepare the report and the expenses incurred will be charged to the plat application escrow fund. This report must be available at the time of preliminary plat review. 18