Minutes - Planning Commission - 05/01/2001

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developed as Low Density Urban Residential. The property contains 31.42 acres with 15.14 acres being reserved as Outlot A. 12.96 acres of Outlot A is classified as wetlands. The sketch plan shows a gross density of 1.18 units per acre. When Outlot A (which includes the wetlands) are factored out, the net density for the whole development is 2.27 units per acre. Most of the lots appear to meet the minimum standard for lot area and lot width at the front setback line. Staff had asked for clarification of the lot width of Lot 2, Block 3 as it appears to be slightly deficient of the 80' lot width requirement. The development will gain primary access from St. Francis Boulevard (State Highway #47). Staff has reviewed secondary accesses and recommended that the developer construct a connection to 157t~ Lane NW to the north. As this route will go through some undeveloped land before it reaches the Apple Ridge/River Pines subdivision, the City and the Developer would have to coordinate the route with the landowners. Staff has been reviewing the possibility of an access road within this subdivision that would be parallel with Highway #47. It is staff's understanding that MnDOT will prefer that the 157th Lane access be closed once a connection is constructed to the land to the south. During the platting process of Apple Ridge lying north of this subdivision, two outlots were platted along the Highway #47 frontage. One outlot lies north of 157th Lane and would connect to a full access location at 160th Lane. The other outlot lies south of 157th Lane with the potential to connect a similar frontage road to 156th Lane. Adoption of the subdivision as it is currently laid out will prevent the City from constructing a frontage road as originally conceived. However, the dedicated Apple Ridge outlot could still accommodate trail access along T.H. #47. The recently adopted sidewalk ordinance calls for a sidewalk to be installed on all roads except cul-de-sacs. Sidewalks as well as all utilities shall be constructed on the stub streets. Staff recommended that the developer be required to construct a bituminous path from the subdivision north along T.H. #47 to Elmcrest Park. The trail fees will be credited for the portion of the trail constructed outside the boundaries of the subdivision. The Park Commission will be meeting on May 10, 2001 to discuss trail and park dedication further. Grading and drainage, traffic generation reports, site improvements, etc., will be addressed in detail as part of the preliminary plat and rezoning process. It was also noted that the concept plan does not show drainage ponds to handle the treatment of runoff prior to discharge into wetlands and/or the City storm sewer system. The development may need to be altered to accommodate that need. Mike Gair, reviewed the layout of the development and explained that the reason for the design was to preserve the trees and wetlands on the site. All the lots meet the 80 foot width requirement, and lot area requirements. They are willing to provide the right of way within the ownership of the property for the extension to 157th Lane, but would need City support with extending that roadway. Chairperson Nixt inquired as to who would own outlot A. Mr. Gair replied that the developer would retain Outlot A, because there are portions of Outlot A that are upland and could be somewhat developed in the future. Chairperson Nixt inquired as to what the intention was as far as constructing the roadway to 157th Lane at the time development is initiated. Planning Commission/May 1, 2001 Page 8 of 14