Minutes - Planning Commission - 03/03/2005

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t~sc designation fi'om R-1 Rural Developing to Low Density Residential on the property generally west o1' Nowthcn Boulevard south of Trot Brook. The amendment to the Comprehensive Plan, along with a subdivision request, would allow the applicant to develop the property with single- family horn. es served by sanitary sewer and municipal water. Associate Planner Geisler advised that Oakwood Land Development is proposing to create 235 urban single-family lots on 179 acres west of Nowthen Blvd. and south of Trott Brook. The property is currently located in the R-1 Rural Developing district. Development of the property wilh urban services depends on the outcome of the current Comprehensive Plan amendment being processed to consider extension of urban services to the north of the current Metropolitan Urban Service Area boundary. If the property is approved for development with urban services, tl~c net density allowed under R-1 is three units per acre. The sketch plan reflects a gross density of 1.3 units per acre. All of the proposed lots appear to meet urban single-family standards for lot width, size, and frontage on a public road; net density and lot standards will be verified as a part ol~ thc preliminary plat review. Associate Planner Geisler noted there are substantial wetlands on the proposed plat that will need to bc delineated and encumbered with drainage and utility easements on the preliminary and final plats. Thc grading and drainage plan will have to be reviewed and approved by the Lower Rum Rivet' Water Management Organization (LRRWMO). Trott Brook is a designated tributary of the Rum R i vcr, and is subject to Scenic River and Shoreland Management requirements, specifically a 100-t¥ol setback for all homes from the OHW of Trott Brook. Staff has sent the sketch plan to thc DNR. Associate Planner Geisler explained that because the project proposes to develop more than 80 acres of agricultural, naturally vegetated, and forested land, environmental review is required. An f';nvironmental Assessment Worksheet (EAW) will be required as a part of the preliminary plat submJltal. Current City Code requires density transitioning between the project area and adjacent rural size lots. A Tree Preservation Plan will be required at the time of preliminary plat review and approval. Associate Planner Geisler advised that a traffic generation analysis will also be required at the time o£ preliminary plat review. The sketch plan proposes to provide public access from Nowthcn Blvd. and 168th Avenue from the east, and Garnet Street from the south. The City's Comprehensive Plan proposes the extension of 167th Avenue as a collector street through this subdivision. The submitted sketch plan is not consistent with this plan. If this sketch plan is to be approved, an adequate alternative location for this East /West collector roadway must be designated and approved by the City. Associate Planner Geisler explained the proposed plat will be reviewed for park dedication requirements by the Park Commission at their March meeting. She noted the Park and Trail Plan shows trails through the subject property, both south of Trott Brook and along Nowthen [~oulcvard. Planning Commission/March 3, 2005 Page 11 of 22